Heartz Road/PP-CS 881215 (2)CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Date: December 15, 1988
PLANNING DEPARTMENT
RE: Case #: Heartz Road Addition - Preliminary Plat
LOCATION:
Located between Parkway Boulevard and Sandy Lake Road,
approximately 1,400 feet east of Denton Tap Road.
APPLICANT:
ABQ Development Company
SUMMARY:
Applicant is requesting approval of a preliminary
plat for Heartz Road. Two (2) variances are being
requested at this time. They are as follows:
A)
B)
Request for a centerline radius of 209
feet. (Subdivision Ordinance requires a
minimum radius of 425 feet for any street
within the City).
Half-street for portion of Heartz Road,
which fronts along the Perkins Tract.
ALTERNATIVES: 1)
Approve the preliminary plat, with the condition
that easements will be provided for sanitary
sewer lines that cross Parkway Boulevard to the
east of the intersection of Heartz Road.
Deny the preliminary plat.
ATTACHMENTS:
HRTZFINL.STR
Preliminary Plat
Letter requesting variances
DRC comments
dp Jerry Parch Consulting Engineers
December 1, 1988
Ms. Taryon Bowman
Planning & Zoning Coordinator
City of Coppell
P 0 Box 478
Coppell, Texas 75019
214/462-0022
JP No. 88009; Haartz Road Preliminary
Plat; Coppe11, Texas
Dear Taryon:
Enclosed are six prints of the Preliminary Plat of Heartz Road
from Sandy Lake Road to Parkway Boulevard and two prints each of
the Water and Sewer Plan, Drainage Plan, and the Conceptual
Landscape Plan showing proposed facilities in the Heartz Road
Right-of-Way. Also enclosed is a copy of a letter report to Mr.
Jay Chester of ABQ Development Corporation dated November 17,
1988, giving the results of a study prepared by our firm of
sanitary sewer facilities in the platted section of Heartz Road.
An exhibit showing the sanitary sewer service area is attached
with the aforementioned letter report.
This letter and the enclosed drawings are submitted to the City
in response to comments on the original submittal that were
provided at the Development Review Committee meeting on October
25, 1988. Following is a summary of the major issues and our
responses.
West half of the pr. Dosed Right-of-Way for 621 feet
north of Sandy Lake Road.
The centerline of Heartz Road north of Sandy Lake Road
coincides with the east property line of the Town
Center Site. Survey studies have determined that a
strip of land of unknown ownership lies between the
Parks of Coppell Joint Venture II property and the Ruth
Perkins property north of Sandy Lake Road. This strip
of land constitutes most of the remaining 30 feet of
Right-of-Way required for Heartz Road in this area.
The balance of the eastern half of the Right-of-Way
between Sandy Lake Road and the ABQ property must be
obtained from the Perkins tract.
320 Vv'estway Place, Suite 501 · Arlington, Texas 76018 · Metro (8! 7) 467-2418 · (817) 465-0259
Ms. Taryon Bowman
JP No. 88009
December 1, 1988
Page 2 of 4
ABQ Development has requested the Coppe11 office of
Ticor Title to research title to this strip of land
north of Sandy Lake Road and to establish current
ownership of the Perkins tract. A copy of the letter
report received from Ticor Title is attached to this
letter.
ABQ Development and the Parks of Coppe11 Joint Venture
II (PCJV II) have committed financial resources to
construct Heartz Road where the proposed roadway is
located on their respective properties. Since only
one-half of the roadway Right-of-Way is located within
the ownership of either PCJV II or ABQ for 621 feet
north of Sandy Lake Road, and since no legal
authorization has been secured to construct any
improvements outside of the limits of PCJV II or ABQ
property, a variance to construct only the west half of
Heartz Road is requested in this area. ABQ and PCJV II
will provide sanitary sewer, water and storm drainage
facilities in the proposed half street section. In
addition, if either the property owner or the City of
Coppell will agree to pay for construction of the west
half of the roadway adjacent to the Perkins tract, ABQ
will provide engineering to design the full roadway
section in this area.
2. 209 feet centerline radius South Of Parkway Boulevard
Development Review Committee comments indicate that the
Subdivision Ordinance requires a minimum radius of 425
feet for any street within the City. This minimum
radius is based on a design speed of 30 m.p.h. Many
streets, however, have centerlines with a radius
considerably less than 425 feet.
A variance is requested to permit a 209 foot centerline
radius in Heartz Road south of Parkway Boulevard in
order that the roadway centerline may coincide with the
property line between the PCJV II and ABQ properties.
Technical justification for this request is based on
the location of the radius in question and traffic flow
in the proposed intersection.
All traffic on proposed Heartz Road just south of
Parkway Boulevard will be in a "Stopping" or
"Accelerating Condition". No through traffic will
occur since Heartz Road will not be continued north of
Parkway Boulevard. Therefore vehicle speed in the
proposed 209 foot radius curve should be substantially
Ms. Taryon Bowman
JP No. 88009
December 1, 1988
Page 3 of 4
less than the design speed typically used for collector
or even local streets since the location of this curve
is at an intersection where traffic is required to come
to a complete stop or execute a 90 degree turn upon
entering or leaving the 209 foot radius curve.
sanitary Sewer Capacity
We have prepared an analysis of the sanitary sewer
facilities in Heartz Road north of Sandy Lake Road in
the Right-of-Way being platted. A copy of our letter
report and exhibit showing the sanitary sewer service
area is enclosed.
The results of our study indicate that the capacity of
the existing eight-inch sanitary sewer from
approximately 1000 feet north of Sandy Lake Road to
Parkway Boulevard is deficient with a fully developed
service area. We have sized a parallel sewer pipe for
this area such that the total capacity of both pipes
exceeds the design loadings. Conceptual design of the
parallel sanitary sewer facilities has been added to
the Water and Sanitary Sewer Plan enclosed. Please
review this study and advise us whether the parallel
sewer facilities are acceptable as shown so that we may
proceed with the final design.
Water
Twelve-inch valves have been added to the proposed
water main at 600 feet intervals. Five hydrants have
also been added at 300 foot maximum spacing.
Compliance with other comments regarding required easements,
construction details, brick pavers at Parkway Boulevard , etc.
will be addressed in preparation of the Final Plat and
construction plans. Analysis of the linear park channel will
also be addressed in the design phase.
I trust that the information presented herein satisfys the
concerns of the Development Review Committee and will permit the
Preliminary Plat approval process to proceed.
It is our understanding that this Preliminary Plat will be on the
Planning & Zoning Commission agenda on December 15, 1988.
Ms. Taryon Bowman
JP No. 88009
December 1, 1988
Page 4 of 4
If you need any additional information, please call. Thank you.
Sincerely,~
erry Parche', P.E.
JP: ch
Enclosures: Six copies of Heartz Road-Preliminary Plat As Revised
Two copies Water and Sanitary Sewer Plan As Revised
Two copies Drainage Plan As Revised
Two Copies Conceptual Landscape Plan As Revised
Copy of Sanitary Sewer Report & Exhibit Dated
November 17, 1988
Copy of Letter from Ticor Tittle Dated November 8,
1988 w/attachments
cc= Mr. Jay Chester, P.E./ABQ Development Corporation
Mr. Mike Allen/Parks of Coppell Joint Venture II w/encl.
GINN, INC. CONSULTING ENGINEERS
December 12, 1988
Taryon Bowman
City of Coppell
P.O. Box 478
Coppell, TX 75019
Re:
Heartz Road
Preliminary Plat
DRC - Engineering
Dear Taryon:
We have reviewed the above referenced subject and offer the
following comments.
We have no objections to the variance request for a
centerline radius of 209 feet based on our review of the
plans and the items noted in their letter of December 1,
1988.
The Water, Sewer and Drainage plans can be addressed during
the construction plan review process and any issues resolved
at the time of final plat submittal.
On a related matter, the applicant should pursue contacting the
property owner of record, shown on the above preliminary plat to
be Ms. Ruth Perkins, to request either purchasing or voluntary
dedication to the City for the remaining 30' right-of-way needed
at the south end of this plat. This effort could involve lengthy
negotiations between the applicant and the property owner so in
anticipation of this and in an effort to alleviate a potential
half-street issue, we bring this observation forward at this time
for everyone's consideration. For a 37' wide street, width
proposed for Heartz Road, a half street would not be adequate in
width to safely handle the traffic.
Sincerely, ~
Kevin PeifX~r, P.E.
cc: File 88305
Jerry Parche, P.E. - Jerry Parche Consulting Engineers
17103 Preston Road · Suite 100 · LB 118 · Dallas, Texas 75248 · Phone 214/248-4900