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Forest Cove/PP,FP-AG 970311 (2) AGENDA REQUEST FORM ETIN : March 11, 1997 I~ CAPTION: Consider approval of the Forest Cove Estates. Preliminary Plat, to allow the development of a SS-lot single family residential subdivision on 26.65 acres of property, located along the south side of Sandy Lake Road between Coppell Road and Whispering Hills Drive. SUBMITTED BY: Gary L. Sieb TITLE: Director of Planning and Community Services STAFF RECOMMENDS: Approval 'X Denial STAFF COMMENTB: Date of P&Z Meeting: February 20, 1997 Decision of P&Z Commission: Approval(5-1) with Commissioners Mabry, Lowry, Wheeler, Cruse and DeFilippo voting in favor. Commissioner Jones opposed. Commissioner McCaffrey was absent. Approval subject to the Engineering comments and the following conditions: (1) The Planning Department will recommend to Council that certain alleys be waived in Block E, Lots 1-4, 43 & 44 and in Block A, Lots 1-5. (2) The Homeowners Association Agreement will be available for the City Attorney's review prior to Final Plat submission. (3) Supply a letter from Lone Star Gas Pipeline allowing pavement to be placed on top of their 50'-wide easement. (4) Adjust ~he Landscape/Irrigation Plan to reflect the 30' TU Electric easement along Sandy Lake Road, as well as the Common Areas 1-3. Ag emia Requ~--t Form - Revi~M 1/97 Documont Name aaburypp.PZ CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE: FOREST COVE ESTATES, PRELIMINARY PLAT P & Z HEARING DATE: February 20, 1997 C.C. HEARING DATE: March 11, 1997 LOCATION: Along the south side of Sandy Lake Road between Coppell Road and Whispering Hills Drive. SIZE OF AREA: 26.65 acres; 88 residential lots CURRENT ZONING: SF-7 (Single Family-7) REQUEST: Preliminary Plat approval. APPLICANT: Applicant: Representative: WODTO, Inc. Carter & Burgess, Inc. 1660 S. Stemmons Frwy., Ste. 280 7950 Elmbrook Dr., Ste. 250 Lewisville, TX 75061 Dallas, TX 75247 (972) 221-1199 (214) 638-0145 HISTORY: No platting history, although a 9.5-acre parcel directly to the east of this tract was denied plat approval by the Planning and Zoning Commission in November. TRANSPORTATION: Sandy Lake Road is a two-lane asphalt road within a variable- width right-of-way, shown on the thoroughfare plan as a C4D, four-lane divided collector street to be built within a l l0'-wide right-of-way. Coppell Road is shown as a C2U, but is currently a two lane asphalt road contained within a 60'-wide right-of-way. Item # 13 SURROUNDING LAND USE & ZONING: North - Summer Place subdivision and Cottonwood Estates; "PD-148 and SF-12", A residential Planned Development and Single Family-12 zoning; South - Devonshire residential subdivision; "SF-7" Single Family-7 zoning; East - vacant; "SF-7" zoning; West - Shadow Wood Estates; "PD-100, SF-9" Planned Development, Single Family-9 zoning. COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for residential uses. DISCUSSION: During the Development Review Process, staff raised a number of issues regarding to this residential subdivision which were not addressed in this submittal. The City requested that the applicant consider the following items: 1) The realignment of Whispering Hills Drive with Summer Place Drive to the north of Sandy Lake Road to ensure that both streets would have access to the future opening when Sandy Lake Road is improved. 2) Provide a street connection to Devonshire residential subdivision at Lot 12, Block E. The City required the Devonshire developer to provide access to this parcel of land, resulting in the loss of a residential lot. If the developer of Forest Cove does not provide a tie-in, the most direct access from Devonshire to Sandy Lake Road will be the alley. 3) Illustrate on the Landscape/Irrigation Plan the elevations of the brick masonry screening wall along Coppell Road intended to screen the rear yards of the single-family lots, as well as the required living screen for the side yards of the single family lots and for the Forest Ridge cul-de-sac which approaches Coppell Road. 4) Illustrate on the Landscape/Irrigation plan the elevations of the pedestrian and bicycle access at Forest Ridge cul-de-sac to the south, along the east side of Coppell Road extending to Wilson Elementary School. This would involve the reworking of the drainage ditch along Coppell Road. 5) Supply a letter from Lone Star Gas Pipeline allowing pavement to be placed on top of their 50'-wide easement. Item # 13 6) Adjust the Landscape/Irrigation Plan to reflect the 30' TU Electric easement along Sandy Lake Road, as well as the Common Areas 1 through 3. When the docket copies of this application were submitted for inclusion in the Commission packet, very few changes were made from the original submittal. RF_,CO~ATION TO THE PLANNING AND ZONING COMMISSION: We are very disappointed that the applicant largely ignored staff comments, and have no choice but to recommend denial of the preliminary plat. Not only does this submittal not meet minimum subdivision requirements, but also more careful planning needs to be conducted to ensure a well thought-out result occurs on the two adjoining parcels controlled by this developer (Georgian Place and Forest Cove Estates). In addition, it is suggested the applicant consider PD zoning on both parcels for other reasons, including a more clearly defined product, the assurance which a comprehensive development plan would give our citizens, and greater flexibility of design to accommodate front-entry garages without alleys, among other benefits. After the Pl~nnlng Commi~ion recommended approval of this plat with no fewer than 12 conditions, the applicant met with the plonnir~g staff and indicated that the majority of conditions would be complied with before Council submittal He has complied and staff recommends approval, subject to the limited conditions left to be addressed. Because this is a Preliminary Plat, we have every confidence that aH conditions will be complied with prior to final submittal. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request ATTACHMENTS: 1) Preliminary Plat 2) Landscape Plan 3) Irrigation Plan 4) Departmental Comments Item # 13 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: Forest Cove Estates. Preliminary Plat. to allow the development of a 88-lot single family residential subdivision on 26. 65 acres of property, located at the southwest comer of Sandy Lake Road and Whispering Hills Drive, approximately 2000' west of Denton Tap Road, at the request of Carter & Burgess, Inc. DRC DATE: January 30, 1997 and February 6, 1997 CONTACT: Mike Martin, E.I.T., Assistant City Engineer 004-3679) COMMENT STATUS: PRELIMINARY 1. Provide a letter from Lone Star Gas allowing pavement to be placed on top of their easement and to allow for City utilities to cross the easement. 2 Pedestrian & bicycle access needs to be provided to the south to Wilson Elementary School along Coppell Road. This would require reworking the drainage ditch along Coppell Road.