Enclaves/FP-CS 941020WPC - PARKWAY DEVELOPMENT CORPORATION
Mr. Gary L. Sieb, A.I.C.P.
Director of Planning and Community Services
City of Coppell
255 Parkway Blvd.
Coppell, Texas 75019
NOV 2 1994
Subject: Preliminary Plat - Enclaves on the Parkway
Dear Gary:
In view of the action that was taking by the Planning and Zoning Commission on October
20, and following our discussions subsequent to that meeting, I believe the best course
of action is to recast the entire scenario so that all parties involved have a clearer
understanding of all of the issues.
Based on the feedback that we received from yourself, Ken Griffin, commission members,
and other city staff members, we believe that the land plan presented last week was
acceptable in practical terms but was denied based upon the adjacent canal and the
problem that it currently pose for the city.
The proposal outlined herein is meant to accomplish the following objectives:
1. Allow the platting and development of the subject tract
according to the plan that was presented on October 20.
To allocate the burden of improving and maintaining the
adjacent canal on an equable basis.
3. To contribute towards the construction of a final link of the city park system.
e
To eliminate the unsightly and dangerous condition that the canal currently
presents.
Based on the plan that was presented on October 20, I would like to propose the
following for the consideration by the city:
(214) 840-0953 3960 BROADWAY. SUITE 125, LB 19 GARLAND, TEXAS 75043
Mr. Gary L. Sieb, A.I.C.P.
October 28, 1994
Page Two
That the adjacent 2.729 acre tract which consists of the canal
area that is currently owned by the RTC be conveyed to
either the Homeowner's Association for Enclaves on the
Parkway or to a separate private entity that is unrelated to the
city.
That the city enter into an agreement for the construction and
maintenance of improvements along the canal on the
following basis:
Ao
For those areas marked as "A" on the attached
exhibit, Enclaves on the Parkway would
construction a six foot sidewalk, irrigation,
establish grass and plant trees. A milsap stone
"hard edge" would also be constructed which
would extend approximately 18" below the water
surface and 18" above the water surface (three
foot wall).
Bo
The City of Coppell would provide for
construction of a milsap stone wall along those
areas marked as "B", as well as establish grass
and do any further improvements that the city
deems necessary or desirable.
Enclaves on the Parkway would provide excavation work and design work for con-
struction at it's own expense.
A separate issue which could be addressed conveniently is that of the
area between the existing Pecan Hollow and Parkview subdivisions
(marked as 'C'). The City of Coppell (through funds that are currently
allocated in the public works drainage budget), could construct a storm
sewer and establish grass in that area marked as 'C".
(214) 840-0953 3960 BROADWAY, SUITE 125, LB 19 GARLAND, TEXAS 75043
Mr. Gary L. Sieb, A.I.C.P.
October 28, 1994
Page Three
Based on preliminary discussions with Mr. Ken Griffin, it appears that there are separate
funds that are segregated under the public works budget which would take care of the
improvements contemplated in area "C". It is my understanding that these funds are
sourced separately from the $600,000 CIP budget.
After all of the construction is complete, we would propose that the city agree to maintain
all of the water body and all of those areas marked as "B' and 'C". The Homeowners
Association for Enclaves on the Parkway would maintain everything in area "A", including
the milsap stone wall and those other areas that would normally be included such as the
landscaping and screening along Parkway Boulevard and the common area that is
proposed in the center island of proposed Woodard Drive.
The table below summarizes how the costs would be allocated, based on cost estimates
provided by Dowdy, Anderson that are consistent with previous submittals.
IN $ (DEVELOPER) (CITY) (CITY)
"A" "B" 'C"
MILSAP STONE 43,200 50,000 0
'6LSIDEWALK ,',i 12,720 0 0
5' METAL FENCING .-~ 0
0
CHANNEL EXCAVATION 16,200 0 0
DISPOSAL OF VEGETATION 14,700 0 0
HYDRO MULCH " Y' 3,358 0 0
IRRIGATION ~ .'/'9,540 0 0
o o
TOTAL 141,354 50,000 45,150
(214) 840-0953 3960 BROADWAY, SUITE 125, LB 19 GARLAND, TEXAS 75043
Mr. Gary L. Sieb, A.I.C.P.
October 28, 1994
Page Four
We respectfully request that the city continue to consider our request that the park fee
of $26,985 be either waived in view of the improvements that we would be making in area
"A", or that we make actual payment to the city and have these funds allocated directly
for payment of the improvement in area "A'. While there is no question that these
improvements help the marketability of the subdivision, they also provide a vital link in the
walkway which connects a large part of the city to the park. As discussed last week, we
are not earning any premium for these improvements, and the cost of making these
improvements is offset by the higher lot prices that we can achieve. We would be forced
to consider lesser improvements to area 'A" if the city would prefer to demand that the
park fee be paid and not applied to the improvements.
We would like to proceed on the basis outlined above and respectfully request your
support in processing this proposal in the most efficient and practical manner possible.
If there are items that we need to address pertaining to the lot layout and street
configuration itseff, please let me know and we will reconfigure our plat in order to meet
all technical requirements and will have these revisions submitted immediately.
Thank you for the time that you have taken with this project to date and I look forward to
reaching a mutually beneficial resolution.
Kind regards,
David R. Blom
President
DRB/ndr
cc: Mr. Ken Griffin, w/attachments
Mr. Jim Witt, w/attachments
(214) 840-0953 3960 BROADWAY, SUITE 125, LB 19 GARLAND, TEXAS 75043
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CITY OF COPPELL
LINEAR PARK IMPROVEMENTS
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AREAS "A" & "B"
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CITY OF COPPELL
STORM DRAINAGE IMPROVEMENTS
AREA "C"
CHANNEL IMPROVEMENTS
ADJACENT TO
The Enclaves on the Parkway
NOVEMBER 2, 1994
MU.SAP STONE: 18" above water surface, 18" below water surface, 12" gase
($4000 per l,f.)
a) Area adjacent to The Enclaves:
1080 LF ~ $40.O0/LF = $43,200.00
b) Area adjacent to Park-view Addition:
715 LF ~ S40.O0/LF = S25,600.00
c) Area adjacent to Pecan Hollow Addition:
535 LF ~ $40.00/?..F = $21,400.00
Six foot wide sidewalk adjacent to The Enclaves:
1060 LF (~ $12.00/LF = $12,720.00
Five foot high decorative metal fence:
1042 LF ~ S20,O0/LF -- $20,840.00
Channel Excavation (48' wide top, 3:1 side slopes, 8' deep):
8100 CY ~ $2.00/CY -- $16,200.00
Disposal of unusable vegetation:
4200 CY / 10 CY / truck x $35.00/truck = $14,700.00
I-IYDROMULCH FINISI~D SURFACE:
a). Adjacent to The Enclaves:
30 ftx 1060 ftx $0,04/SF -- $1272.00
b) Adjacem to Parlcview Addition / Pecan Hollow Addition:
[(30 fl x 1165 ft) + (40 fl x 430 ft)] x $O.04/sf = $2086.00
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10.
I. rrigation adjacent to The Enclaves:
30 ft x 1060 ftx $0.30/sf = $9540.00
caliper trees ~ 65 ft O.C. adjacent w The Enclaves:
1060 LF/65 ft + ! tree = 17 Trees ~ $200.00 ea. = $3400.00
Sixty (60) inch storm sewer (between Park-view Addition and Pecan Hollow Addition):
430 LF ~ $105.00 = $45,150.00
Engineering, Survc-ying, Conshuction Management, Landscape Architect:
173,958 X 0.10 = $17,396.00
TOTAL ALL ITEMS:
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