Heartz Road/PP-CS 881209
p Jerry Parch% Consulting Engineers
December 8, 1988
Ms. Taryon Bowman
Planning & Zoning Coordinator
City of Coppell
P O Box 478
Coppell, Texas 75019
214/462-0022
RE:
JP No. 88009; Heartz Road
Preliminary Plat; Coppe11, Texas
Dear Taryon:
Development Review Committee comments, regarding the proposed
Preliminary Plat of Heartz Road from Sandy Lake Road to Parkway
Boulevard have been received. Many of the comments have been
addressed and the plans have been remedied in order to comply
with the comments. Variances are requested, however, for two
remaining issues. On behalf of the applicants, ABQ Development
and Parks of Coppell Joint Venture II, this letter is submitted
to the City to provide information and justification in support
of the variances requested.
The Preliminary Plat of Heartz Road provides for a 60 foot Right-
of-Way extending from the existing Heartz Road - Sandy Lake Road
intersection on the south end to Parkway Boulevard on the north
end. A median opening has been constructed in Parkway Boulevard
for the planned Heartz Road intersection. Proposed pavement
width in Heartz Road is 45 feet. Pavement width in existing
Heartz Road south of Sandy Lake Road is 37 feet.
Following is a summary of the plat issues under discussion.
Below each issue, information is presented for review by the
Planning & Zoning Commission and the City Council in their
consideration of the variances requested.
1. Dedication of only 30 feet of 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 (817) 467-2418 · (817) 465-0259
Ms. Taryon Bowman
JP No. 88009
December 8, 1988
Page 2 of 3
ABQ Development and the Parks of Coppell Joint Venture II
(PCJV II) have committed to construct Heartz Road where the
proposed roadway is located on their respective properties.
This constitutes approximately 904 of the total pavement
between Sandy Lake Road and Parkway Boulevard. However,
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 22.5 feet of pavement
within the available Right-of-Way is requested for
approximately 621 feet north of Sandy Lake Road. ABQ and
PCJV II will provide sanitary sewer, water and storm
drainage facilities in this area.
The proposed pavement width of 22.5 feet for 621 feet north
of Sandy Lake Road is sufficient to permit two way traffic
in this area. This pavement width is similar to the
existing two-way stretch of Parkway Boulevard east of City
Hall. By comparison, the proposed width exceeds the
existing pavement width in Lodge Road by four feet. Unlike
Lodge Road, however, parking can be prohibited in Heartz
Road where the pavement width is 22.5 feet in order to
facilitate continuous traffic movement in this area.
e
209 feet centerline radius south of Parkway Boulevard
Development Review Committee comments indicate that the
Subdivision Ordinance requires a minimum radius of 425 feet.
This minimum radius is based on a design speed of 30 m.p.h.
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 and utilize the
existing median opening in Parkway Boulevard. Technical
justification for this request is based on the location of
the radius in question and traffic flow in the proposed
intersection.
Ail 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 less than the design speed typically used
for through traffic. The minimum radius for horizontal
curvature developed for a 30 m.p.h, design speed is
therefore not applicable in this situation.
Ms. Taryon Bowman
JP No. 88009
December 8, 1988
Page 3 of 3
Approval of this Preliminary Plat of Heartz Road will permit us
to proceed with preparation of Construction Plans and a Final
Plat for Right-of-Way dedication. If necessary, further
discussions regarding design of specific improvements within the
Right-of-Way can be pursued at that time.
Sincerely,
P.E.
JP:ch
cc:
Mr. Jay Chester, P.E./ABQ Development Corporation
Mr. Mike Allen/Parks of Coppell Joint Venture II