Magnolia Park/PP-CS 951117Coppell, Texas 75019
P.O. Box 478
Col:~l~l, Texas 75019
214-462-0022
November 17, 1995
Coppeil 200 LV.
101 W. Rennet Road,//170
Richardson, TX 75082
RE: Mamaolia Park. Prelimlnarv Plat
Dear Madam/Sir:
This letter is to inform you that your request for approval of Magnolia Park, Preliminary Plat,
located west of Denton Tap Road, north of Denton Creek, was recommended for approval by
the Coppell Planning and Zoning Commission on Thursday, November 16, 1995. The following
conditions apply:
(1)
(2)
(3)
(4)
(5)
(6)
Provide a restriction or clarification regarding the fencing of the rear line of Lot
7, Block B;
provide building lines with 15' setbac~ on standard comer lots, however, where
staff deems lots to be key lots, double-front setbacks will be required;
an alley along the north side of Lot 47, Block E, needs to be provided;
a park plan needs to be provided with the Final Plat;
work with staff regarding the access to the property to the west regarding time
line and use, and
observe the following Engineering comments:
· Consideration of additional access from the alley to the street between
Lots 19 & 41, Block E.
· Provision of a metes and bounds description of all common areas on the
final plat.
· As per the Subdivision Ordinance, the minimum street right-of-way for a
residential street is 50 feet. Therefore, a variance should be requested to
the Subdivision Ordinance on the face of the plat.
· The location of the entrance roadway into the development is shown to be
in the floodplain. This needs to be addressed through either a flood study
to remove it from the floodplain or by filling the roadway area and
removing an equal amount of fill from the site. Any improvements placed
in the floodplain of the proposed park land will require a flood study.
Contact the Engineering Department concerning this issue and about the
configuration.
· There is a concern regarding the ingress and egress to this development
which may require some or all of the following items: acceleration lane;
deceleration lane; widen/nE of Denton Tap Road to provide a left mm lane
/ into ~e developm
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Sincerely - ur. ma/of th/s ~-'---~; _~..present at ti,;. L'''''r' l-~ec..em~ in
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: MAGNOLIA PARK (Formerly "Coppell 200
South)
P & Z HEARING DATE: November 16, 1995
C. C. HEARING DATE: December 12, 1995
LOCATION:
West of Denton Tap Road, just north of Denton Creek
STag- OF AREA: ac ; 117 lots
CURRENT
ZONING:
Planned Development 133-Highway Commercial, Floodplain, SF-9, SF-12
REQUEST:
Approval of Preliminary Plat
APPLICANT:
HISTORY:
Owner:
Coppell 200 J.V.
101 W. Renner Rd., # 170
Richardson, TX 75082
(214) 907-1907
Engineer:
Dowdey, Anderson & Associates, Inc.
16250 Dallas Parkway, #100
Dallas, TX 75248
(214) 931-0694
PD-133, formerly known as "Coppell 200 South Addition" was approved
by Coppell City Council on August 9, 1994. There has been no previous
platting history.
TRANSPORTATION:
Denton Tap Road is a P6D, six lane divided (120 foot r.o.w.);
currently a two lane roadway; the 121 Bypass will be built to
Freeway standards with access roads in 450 feet of r.o.w.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
vacant; HC
Andrew Brown Park; TC
vacant; LI and C
vacant; R
Item # 9
COMPREHENSIVE PLAN:
The Plan indicates open space and mixed use with
commercial development as most appropriate here.
DISCUSSION:
The landscape plans show a decorative fence along the rear line of
Lot 7, Block B. The fence consists of T-high brick columns and
6'-high wrought iron. Unless a provision on the plat or in the
deed restrictions prevents it, the purchaser of that lot will be able
to build an T-high board-on-board fence immediately adjacent to
the developer's fence and totally destroy its visual impact.
Section 32 of the zoning ordinance stipulates that, on comer lots,
the front yard setback shall be observed along the frontage of both
intersecting streets, and that both street exposures shall be treated
as front yards, except where one street exposure is designated as
a side yard by a building line shown on a plat approved by the
Planning and Zoning Commission. There is no apparent limit to
the height of the side yard fence; however, the proposed deed
restrictions prohibit fences beyond a platted building line. PD-133
authorizes a 15' side yard adjacent to a side street, but there are
no true side streets within the subdivision. All streets have houses
fronting them.
Along the alley between Lots 8 and 41 of Block E, there are a
total of 18 lots. The alley length is about 2250 feet. Providing an
alley entrance along the north side of Lot 47 would accomplish
three things. It would shorten the alley length by 400 feet, it
would provide an additional buffer between LOt 47 and future
Highway 121, and it would satisfy a condition of the PD. Also,
Lot 21 of Block A has insufficient lot depth.
RECO~ATION:
Staff recommends approval of the preliminary plat with the
following conditions:
Provide a restriction regarding the fencing of the rear line
of Lot 7, Block B.
Reduce the widths of interior lots' sufficiently to provide
comer lots with a minimum width of 97 feet in Block B,
and a minimum width of 87 feet in Block A, for Lot 12 of
Block C, and for Lot 41 of Block E.
Provide building lines with equal setbacks on both street
frontages of comer lots, since most of the comer lots are
sufficiently oversized.
Provide an alley along the north side of Lot 47, Block E.
Item # 9
Reconfigure Lot 21 of Block A to provide a lot depth of
110 feet measured from the center of the front lot line to
the Center of the rear lot line.
Recognize and adhere to the park improvement agreements
initially granted to Lincoln Properties and later adopted by
Magnolia and finally agreed to by Ron Fraze (copy
attached).
7. Observe the following Engineering Comments:
a. You need to consider additional access from the alley
to the street between Lots 19 & 41, Block E.
b. You should provide a metes and bounds description of
all common areas on the final plat.
c. As per the Subdivision Ordinance, the minimum street
right-of-way for a residential street is 50 feet. Therefore,
you should request a variance to the Subdivision Ordinance
on the face of the plat.
d. The location of the entrance roadway into the
development is shown to be in the floodplain. This needs
to be addressed through either a flood study to remove it
from the floodplain or by filling the roadway area and
removing an equal amount of fill from the site. Any
improvements placed in the floodplain of the proposed park
land will require a flood study. Contact the Engineering
Department concerning this issue and about the
configuration.
e. There is a concern regarding the ingress and egress to
this development which may require some or all of the
following items: acceleration lane; deceleration lane;
widening of Denton Tap Road to provide a left turn lane
into the development; and a traffic signal. The acceleration
and deceleration lane will require the dedication of an
additional twelve (12) feet of right-of-way along Denton
Tap Road.
f. The installation of the sewer system needs to be
coordinated with Centex, formerly Vista Properties, in
regards to the location of the sewer line proposed to go
through this development.
g. The proposed water and sewer lines extended to the
west property line between lots 7 & 8, Block E should be
sized to adequately handle the off-site area and have a
minimum of 9 feet separation.
h. Please contact the Engineering Department regarding
the radius proposed for the sanitary sewer lines.
1) Approve the suggested Preliminary Plat
2) Disapprove the Preliminary Plat
3) Modify the Preliminary Plat
A/TACI-IN~NTS:
1) Preliminary Plat
2) Landscape Plan
3) PD-FP Development Agreement
4) Departmental Comments
Item # 9
PD-FP DEVELOPMENT AGREEMENT
When the original Lincoln Property zoning was approved, certain conditions
were agreed to regarding the PD-FP tract (approximately 30 acres). When
Magnolia rezoned the property three years later, these same conditions
were reiterated. The conditions:
Approximate Cost:
-One picnic shelter
Six picnic tables ($375.00)
Six forged cooking grills ($400.00)
Ten trash cans ($60.00)
Six (10-12' high) antique fixture poles.
plus 34 Jogging trail fixtures
One jogging trail (crushed stone)
~welve exercise stations
Twenty acres of seeded Bermuda grass
One hundred shade trees (2-3' caliper)
Temporary irrigation to get plants started
Sixty ornemental trees (8' height average) (incl.
One pedestrian bridge (subject to CORPS & FEMA approval)
Clean-up and clearing
Erosion control
Appearance grading
Electricity and water to shelter
$20,000
2,250
2,400
600
34,000
27,000
8,000
55,000
23,000
17,000
in trees a~ove)
42,000
15,000
20,0O0
15,000
2,800
contingent/
8284,050
28,405
$312,455 +
DEVELOPMENT REVIEW COMMITI I 019
ENGINEERING COMMENTS
ITEM: Maenolia Park (formerly, ~Coppell 200 South") Pret_imim~,~ P~_~. to
allow the development of a ll7-lot residential ~n located on the
west side of Denton Tap Road between Denton Creek and the future
S.H. 121 Bypass, at the request of Dowdey, Anderson and Associates,
lltc.
DRC DATE: October 26, 1995 and November 2, 1995
CONTACT: Ken Griffin, P.E., Assistant City Manager/City Engineer 004-3679)
COMMENT STATUS: .m'~' .o..._..~.~.. ,~.~T , ,~..~ ~,,~ /FINAL ~T~o~~r
Preliminary Plat Comments:
1. You need to consider additional access from the alley to the street between Lots 19 & 41,
Block E.
2. You should provide a metes and bounds description of all common areas on the final plat.
3. As per the Subdivision Ordinance, the minimum street right-of-way for a residential street
is 50 feet. Therefore, you should request a variance to the Subdivision Ordinance on the
face of the plat.
4. The location of the entrance roadway into the development is shown to be in the floodplain.
This needs to be addressed through either a flood study to remove it from the floodplain or
by filling the roadway area and removing an equal amount of fill from the site. Any
improvements placed in the floodplain of the proposed parkland will require a flood study.
Contact the Engineering Department concerning this issue and about the configuration.
5. There is a concern regarding the ingress and egress to this development which may require
some or all of the following items: acceleration lane; deceleration lane; widening of Denton
Tap Road to provide a left turn lane into the development; and a traffic signal. The
acceleration and deceleration lane will require the dedication of an additional twelve (12) feet
of right-of-way along Denton Tap Road.
Preliminary Water, Sewer and Storm Drain Plans Comments:
1. The installation of the sewer system needs to be coordinated with Centex, formerly Vista
Properties, in regards to the location of the sewer line proposed to go through this
development.
2. The proposed water and sewer lines extended to the west property line between lots 7 & 8,
Block E should be sized to adequately handle the off-site area and have a minimum of 9 feet
separation.
3. Please contact the Engineering Department regarding the radius proposed for the sanitary
sewer lines.
MAGNOLIA PARK
Magnolia Park (formerly known as "Coppell 200 South Addition") was approved by
City Council on Aug. 9, 1994.
This is a planned development has over 87 acres. The proposed preliminary plat is
showing a total of 117 residential lots of which 21 lots are SF-12 lots and 96 lots are
SF-9 lots.
There are approximately 26 acres of floodplain that will be used as a park site and 10
acres of highway commercial.
On the Floodplain portion of plat, the Commission needs to be aware that the
applicant needs to adhere to the park improvement agreements initially granted to
Lincoln Properties and later adopted by Magnolia and finally agreed to by Ron Fraze.
While, on the Highway Commercial portion there are no plans to development the
land at this time.
The first item, I would like to bring to your attention is the decorative fence along
the rear line of Lot 7, Block B. (Show the overhead)
The fence is a 6 feet wrought iron fence with 7 feet high brick columns.
Unless a provision on the plat or in the deed restrictions prevents it, the purchaser of
Lot 7 will be able to build an 8 foot high board-on-board fence immediately adjacent
to the developer's fence and to~lly destroy the visual appearance.
The second item, I would like to focus on are the comer lots throughout the
subdivision.
Section 32-2-1 of the zoning ordinance, clearly states that on comer lots "front yard
setback will be observed along the frontage of both intersecting streets".
Section 32-3-1 of the zoning ordinance states that "street exposures should be
treated as front yards on all lots, except where one street exposure is designated
as a side yard by a building line shown on a plat approved by the Pl~nnlng &
Zoning Comml.qsion.
There are no height restrictions with regards to a side yard fence; however, the
proposed deed restrictions prohibit fences beyond a platted building line.
PD-133 authorizes a 15 feet side yard adjacent to a side street, but there are no tree
side streets within the subdivision. All streets have houses fronting them.
Staff position, is if the applicant reduces the widths of interior lots, the applicant
could provide the front yard setbacks on both street frontages of comer lots.
Infact, staff is recommending a minimum width of 97 feet for comer lots in Block B,
and a minimum width of 87 feet in Block A, for Lot 12 of Block C, and for Lot 41
of Block E.
The reason staff is making this recommendation is because we feel the developer
would be enhancing the visual appeal of residential subdivision by providing building
lines with equal setbacks on both street frontages of corner lots.
The purpose is to achieve uniformity of open space, and by doing so, the developer,
in our view would be strengthening the quality and character of the residential
community.
For your information, the applicant has provided alley entrance along the north side
of Lot 47, Block E.
There are a number of Engineering issues that still need to be resolved.
-I would like to highlight just a few: - -~.~
- the~id~f-the entrance street (should be 50' instead of 35')
-the location of the entrance roadway is in a floodplain,
-the ingress and egress to this development is of concern
-water and sewer issues need to be settled.
Lastly, staff would like to request that some access be provided to the west of the
subdivision. --7 ~
f ds ' o ' p .
C.J.'s Grill
Staff is requesting the Planning & Zoning Commission to keep the Public Hearing.
open till the December 2t[, 1994 meeting. The City and applicant are in c ¢[ibc 5
The City With A
Beautiful
Future
P. O. Box 478
Coppell, Texas 75019
214 - 462-0022
FAX 214 - 393-0948
August 10, 1994
Coppell 200 loint Venture
101 Renner Road, Suite 170
Richardson, TX 75082
RE: pD-133 - C00_Dell 200 South Addition
Dear Sirs:
This letter is to inform you that your request to appwve PD-133 - C _oppe_ ll 200 South Addition,
to change the zoning from LI and HC to PD, HC and FI> on property located west of Denton
Tap Road; approximately 800 feet north of Denton Creek, was approved by the Coppell City
Council on Tuesday, August 9, 1994. The following conditions apply:
1. There be a minimum 30' front-yard setback;
2. there be a minimum 110' lot depth;
3. there be 35 % lot coverage;
4. swing-entry garages for front-entry lots;
5. the Homeowners' Association will be responsible for maintaining common areas;
6. a foot bridge be added to the park land area;
7. the "average" size of lot be changed to "minimum";
8. the minimum lot width be 70 feet and the average be 75 feet in Section A;
9. a detailed site plan be submitted when the Preliminary Plat is submitted for
approval;
10. alleys as shown on plan;
11. lot 51 be eliminated and alley be connected to the street;
12. the developer will work with the City in order that a grant could be pursued for
the donation of the park site and improvements proposed;
13. the developer will provide for the establishment of bermuda turf grass in the park
site;
14. the developer will provide a plan for what automated irrigation will be installed
at or near the playground proposed;
15. any playground specifications would need to be coordinated with the Parks and
Recreation Division and would be accessible to challenged individuals;
16. the developer will work with the City to provide additional access .along the
Denton Tap Road Bridge as it is widened, should the pedestrian/bike bridge not
be approved across Denton Creek, as proposed;
17. the developer will provide aeration fountains within the two (2) lakes proposed;
and
18. the developer will work with staff and the Parks and Recreation Board to finalize
improvements to the proposed park site.