Jefferson/PP-CS 940504May 4, 1994
THE NELS.~N CO...RI~.,ORATION
LANDSCA"E ARCHIT'CTURE · CONSTRUCTION
Mr. Gary Sieb
Directory of Planning
City of Coppell
255 Parkway Boulevard
Coppell, Texas 75019
RE: Jefferson at Riverchase Preliminary Plat
Dear Gary:
We are submitting herewith our corrected drawings on the above referenced property. Also,
attached is the list of comments that we compiled from the Development Review Committee
meeting of April 28, 1994. The purpose of this letter is to clarify our respo~e to those
comments not specifically addressed on the corrected drawings.' ~
DeShazo, Tang and Associates has been retained for a traffic impact analysis. We have
provided a second point of access, and the traffic study will address the deceleration lane,
left turn lane,and the impact of access control gates.
We are currently researching the force main at the north end of this site in order to
resolve potential conflicts.
o
It is our intention to reclaim the floodplain on the perimeter of the site. Finish floor
elevations have been shown 2' above the FEMA base flood elevation. Final elevations
are subject to change based on a detail study in conformance with City of Coppell and
FEMA regulations.
We are currently working on obtaining easements for grading and drainage (and possibly
right-of-way) from the golf course.
5. We will equip the automatic gates with the opticom emergency access system.
6. We will request variances from the Zoning Ordinance on the following items.
a. Section 19 - "MF-2"' 19-9 Refuse Facilities
In lieu of the required dumpsters, we will request a variance allowing trash pick
up at each unit with an on-site trash compactor.
· THE NELSON CORPORATION
Mr. Gary Sieb
May 4, 1994
Page 2 of 2
b. Section 33 - Screening Standards: 33-1 (1)
The residentially zoned property adjacem to this site is a golf course. Therefore,
we will request a variance from the screening requiremem between this site and
the golf course.
If you have any questions or require additional information, please do not hesitate to call.
Sincerely,
THE NELSON CORPORATION
Landscape Architect
enclosures
CC:
Bobby Page, Guy Brignon - JPI
Mark Serold - Fusch-Serold
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THE NELSON CORPORATioN
JEFFERSON @ RIVERCHASE
City of Coppell
STAFF COMMENTS
DRC 4/28/94
Ken Griffin, City Engineer:
City is requesting a Traffic Impact Analysis (TIA) as they did for the Multi-
family development across MacArthur Boulevard. The limits of the TIA are from
Belt Line Road to Sandy Lake Road. (The TIA from across MacArthur showed
a 6% increase, 77 car queuing, and City is asking for a dual turning lane to be
constructed on Belt Line) Deshazo-Starek did the traffic study.
A deceleration lane is required. The length is to be determined by TIA (100'
stacking and 100' transition was noted as somewhat typical). TIA shall address
if left turn lane in median should be lengthened.
3. Exit lane requires a dimension.
Subject to the TIA, the need for a second point of access is anticipated (right in
and right out movement - no median break required).
The inlet shown on the MacArthur median at the north end of our site is
erroneous.
6. Minimum sidewalk width in the parkway is 5' not 4'.
A "normal" 30' golf course easement, limiting the liability of the golf course, is
not required on this site.
o
Floodplain elevation is 444.5 to 445. No parking, fences, or structures will be
allowed in the floodplain. Show minimum finished floor on all structures
adjacent to floodplain. (2' minimum above 100-year flood). Place standard
floodplain note on plat.
*9.
A variance from the required solid screening wall adjacent to the golf course will
require Board of Adjustment approval.
10. Off-site drainage easements will be required from the golf course.
11.
Access control gates could cause stacking problem. Address the gates in the
traffic study.
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THE NELSON CORPORA'I'.~,N
B.
Ce
Kemp Spears, T.U. Electric:
1. He will require easements and load requirements.
Will Nabors, Lone Starr Gas:
1. No comments - contact him to coordinate gas requirements.
Troy Glidewell, Fire Marshall:
1. They require the opticom access system on the gates.
2. He wants the second point of access reghrdless of TIA.
3. Buildings over 10,000 s.f. require fire sprinklers per 1991 U.B.C.
Travis Crump, Building Inspections:
*1.
3.
4.
5.
The dumpster requirements of the MF-2 district apply unless a variance is
requested from the board of adjustment. Door pickup with a compactor requires
a variance.
Change zoning label to MF-2.
Show covered parking on the plat.
Final plat must show all utility easements.
Building separation between Buildings 24 and 25 must be 11' without windows,
15' with windows. Label the dimension.
No improvements in the floodplain.
Minimum size of planting island is 10' x 20' some scale less, plat and landscape
plan do not match. Correct as necessary. (i.e. east of Buildings 19 and 20)
8. Place Landscape Architects seal on planting plan.
Ray Gonzales, Public Works:
1. This plat is subject to current park land dedication/fee requirements.
dwelling units or $1,285/dwelling unit.
2. Show entry features in conformance with the streetscape plan.
3. Recommends separate irrigation meters to save on sewage charges.
1 acre/100
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THE NELSON CORPORAT.-~N
Final landscape and irrigation plans must be a part of the submittal for public
improvements (deceleration lane and left turn lane).
Gary Sieb, Director of Planning:
1. The correct zoning on the golf course is SUP SF-12.
*2. Any reduction of parking requirements or the 60' setback will require a variance
by the Board of Adjustment.
3. Stucco is not allowed in the City of Coppell. The Building Standards Committee
may be able to grant an exception, but it is highly unlikely.
*4. The Board of-Adjustment requires that a request be submitted by the fn'st Friday
of the month at Building Inspections. Hearing will be held on the first Thursday
of the following month.
TIA is not required by ordinance. To satisfy the staff request, a completed report
must be submitted by May 1 lth.
Since multi-family projects are controversial, Gary recommends showing as much
architectural information as possible (i.e. building elevations, materials, etc.)
We are required to meet the standards of the recently adopted subdivision
ordinance and floodplain ordinance.
* Required variance approval from Board of Adjustment.
CC:
Bobby Page/Guy Brignon/Heather Finlay - JPI
Mark Serold/James Nunez Fusch-Serold
Mike Clark/Dana Brown - The Nelson Corporation
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COPPELL PUBLIC WORKS
MEMORANDUM
DATE:
TO:
FROM:
RE:
April 28, 1994
Gary Sieb, Director of Planning & Community Services
Steven G. Goram, Director of Public Works
Jefferson @ Riverchase, Preliminary Plat Addition
Plan Review Comments
o
Parkland dedication ordinance will be in effect for this
project. One acre per 100 dwelling units or $1,285.00 per
dwelling unit in lieu of parkland dedication.
Entry improvements along MacArthur Blvd. will comply with the
Streetscape Plan.
Drainage structure at north end of project will have a
possible conflict with force main.
Meter vaults not allowed under concrete and must be in
separate easement or in right-of-way.
Developer may desire separate irrigation meters for billing
purposes.
Landscape and irrigation plans need to be a part of the
proposed construction plans and must be signed by a licensed
landscape architect.
SGG/bc
cc: Kenneth Griffin, Assistant City Manager/City Engineer
Central File
JEFFER.SG