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Cpl Greens P1/FP-AG 970909 AGENDA II.QUEST FORM ~j~ CI'' CO0~CI~ MEE?ING: September 9, 1997 Consider approval of the CopPell. Greens, Phase One, Final Plat and Site Plan, to allow the development of 120 lOts of the proposed 217-1ot residential subdivision located along the west side of Denton Tap Road, approximately 800 feet north of the 121 Bypass. SUBMITTED BY: Gary L. Sieb TI~: Director of Planning and Coz~unity Services STAFF RECOt~ENDS: Al~roval X Denial STAFF COte~NTS: Date of P&Z Meeting: August 21, 1997 Decision of P&Z Commission: Approved (6-0) with Commissioners Redford, Cruse, Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None opposed. Commissioner Jones resigned from the Commission. Approval subject to Engineering comments (attached to Staff Report) and the following recommended conditions: 1. The property owner must resolve which electric company will serve the subdivision. 2. The City will not accept right-of-way dedication on Denton Tap Road until the Texas-New Mexico power lines are either removed or placed underground. 3. The TU Electric power-lines must be placed underground. 4. Eliminate the use of the term zero side of a home from the homeowners association document. 5. The homeowners association document must be approved by the City Attorney. 6. Substitute plant materials listed on the City's approved plant palette for the following plant materials: a. Soft-leaf Yucca b. Red Yucca c. Virginia Creeper d. Blue Rug Juniper BY CITY COC CIk CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE: COPPELL GREENS, PHASE ONE, FINAL PLAT AND SITE PLAN P & Z HEARING DATE: August 21, 1997 C.C. HEARING DATE: September 9, 1997 LOCATION: Along the west side of Denton Tap Road, approximately 800 feet north of the 121 Bypass. SIZE OF AREA: 35.882 acres; 120 residential lots CURRENT ZONING: PD-SF-7 REQUEST: Development of 120 lots of the proposed 217-1ot residential subdivision. APPLICANT: Owner: Engineer: Argus Development Co. Dowdey, Anderson & Associates, Inc. 6400 Uptown Blvd. NE, Ste. 200W 5225 Village Creek Drive, Ste. 200 Alburquerque, NM 87110 Plano, TX 75093 (505) 889-3061 (972) 931-0694 HISTORY: On June 11, 1996 the Coppell City Council approved the rezoning of this property from Light Industrial and Highway Commercial zoning to a residential planned development. The preliminary plat was approved on October 8, 1996. City Council did not grant the Planning and Zoning Commission to be the authority responsible for the approval of the Final Plat for Coppell Greens. TRANSPORTATION: Denton Tap Road is shown on the thoroughfare plan as a P6D, six-lane divided roadway within a 110 foot wide right-of-way. The road currently consists of a 2-lane asphalt section within a 90' to 100' wide right-of-way. The 121 Bypass will be built to freeway standards with access roads in 450 feet of right-of-way. Item # 14 SURROUNDING LAND USE & ZONING: North - vacant; City of Lewisville "LI" Light Industrial South - vacant; "HC" Highway Commercial East - vacant; City of Lewisville "LI" Light Industrial & "GB" General Business West - vacant; "LI" Light Industrial COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for medium-density residential use. DISCUSSION: The submitted final plat is showing a slight variation from the initial approval, with regards to lot layout, lot quantity, configuration of common areas, and the addition of Dalmalley Lane. The developer will plat a total of 222 residential lots, of which 120 are being platted this first phase. The approved planned development showed a total of 226 residential lots for this subdivision. As long as the developer does not exceed the total number of lots approved for the planned development and the modifications are minor, staff is comfortable accepting the plat. The only notable deviation from the approved planned development pertains to the subdivision screening wall and entry feature. The ordinance for Coppell Greens shows a serpentine stone wall and a distinctive subdivision entry sign with a water feature. The submitted plan only shows a typical landscaped subdivision entry considerably different from what was approved. Staff is of the opinion that either the existing landscape plans needs to be modified to reflect what was approved or the planned development should be amended. Staff has a major concern that the developer has not made a determination with regards to which electric company will serve this residential subdivision. Currently, along the eastern side of Denton Tap Road right- of-way Denton County Electric Cooperative maintains a three phase overhead lines and along the western side of the Denton Tap Road right- of-way TU Electric operates single phase overhead power lines. Until recently, the Texas-New Mexico Power Company had single phase overhead power lines paralleling those of TU Electric. In the hopes of gaining the Vistas of Coppell account, the Texas-New Mexico Power Company upgraded its lines from single phase to three-phase and relocated these further west at the edge of the future Denton Tap Road right-of-way. Currently, this three phase line is located on Coppell Greens property without a proper easement. The Texas-New Mexico Power Company did not obtain the Vistas of Coppell account, therefore, they will not be serving the Coppell area. To further complicate matters, the City does not have a franchise agreement with either Texas-New Mexico Power Company or Denton County Electric Cooperative. From staff perspective, the City should not accept right-of-way dedication on Item # 14 Denton Tap Road until the Texas-New Mexico's power lines are removed or placed underground. As to the TU Electric's power lines, they too should be placed underground, which TU has agreed to do. An issue raised during the Development Review process pertained to the cul-de-sac lots, especially at Turnberry Lane. Staff was of the opinion that the lots had too little frontage to install a 12 foot wide driveway, along with the necessary water meters, GTE pedestals, TU boxes, street lights and fire hydrants. The applicant has submitted a detail plan showing this information. Upon review, staff has determined that placing the houses further back on the lot as an attempt to increase the number of the lots around the cul-de-sac is not a workable solution. The lengths of the driveways are extended, thus increasing the total pavement coverage. Staff is of the opinion that the cul-de-sac radius should be increased from 50 feet to 70 feet and a landscaped island be placed at the center. This would increase the street frontage of each home, decrease the length of the driveways, and provide more room in the front yard to accomodate utilities. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends approval of the final plat and site plan subject to the following conditions being met: 1. Modify existing landscape plan to reflect what was approved with the planned development or amend the planned development. 2. Provide a detail screening wall and subdivision entry sign elevation. 3. The property owner must resolve which electric company will serve the subdivision. 4. The City should not accept right-of-way dedication on Denton Tap Road until the Texas-New Mexico power lines are either removed or placed underground. 5. The TU Electric power lines must be placed underground. 6. Increase cul-de-sac radius on Turnberry lane from 50 feet to 70 feet and provide a landscape island at the center. 7. Eliminate the use of the term zero side of a home from the homeowners association document. 8. The homeowners association document must be approved by the City Attorney. Item # 14 9. Substitute plant materials listed on the City's approved plant palette for the following plant materials: a. Soft-leaf Yucca b. Red Yucca c. Virginia Creeper d. Blue Rug Juniper 10. Compliance with Engineering comments. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) Final Plat 2) Landscape Plan 3) Turnberry Lane cul-de-sac sketch 4) Departmental Comments Item # 14 DEVELOPMENT REVIEW COMM 2 819 ENGINEERING COMMENI ITEM: Coppell Greens, P~e ~e, ~ ~ ~ S~e ~, ~ ~w the ~e~pm~ of 120 ~ of ~e pm~sed 217-~t ~~ su~n ~ed ~ng the we~ ~ of ~n T~ R~, ~p~~~ 8~ fe~ north of the 121 ~s, ~ the ~e~ of ~w~, ~on ~ ~soc~es. DRC DA~: J~y 31, 1~7 ~ Au~ 7, 1997 CO,ACT: M~ M~, P.E., ~~ ~ En~eer 0~3679) COMMENT STA~S: v~r ~ vv ~n~ r ~VISED AFTER P&Z 1. As per the comments made during the planned developmem process, there is an existing pond on the property therefore the appropriate permits need to be filed with the federal governmem i.e.E.P.A. 404 permit. 2. Appears it will be difficult to provide access to Lots 31-35 Block C on Turnberry. Please provide additional detail.