Park Place/PP-CS 891006UNIVEST DEVELOPMENT COMPANY
October 6, 1989
Mr. Alan D. Ratliff
City Manager
City of Coppell
P. O. Box 478
Coppell, Texas 75019
Re: P,reliminary Plat Submissiop.
Park Place Addition
Dear Mr. Ratliff:
On September 19, 1989 the undersigned wrote a letter itemizing 3 requested
variances relating to set backs for the referenced plat. The city staff has requested
that I write this letter to provide a more complete explanation as to why we are
requesting these variances. Therefore, I submit the following:
1. Front yard set back of 25' instead of the ordinance provision for 30' - The last
platted section of Northlake Woodlands, Creekview, and Park Meadow Sections I and II
have all had a 25' front yard. In addition, the recently platted Woods of Coppell
addition has either applied, or is about to apply, for a 25' front yard. The proposed
plat is for a subdivision for custom homes comparable to those above listed.
Builders and home buyers feel the 25' front yard maintains an acceptable street
appearance and provides a more functional back yard to the homeowner, especially
in this price range where owners often want a swimming pool. Simply stated, people
would rather have the space in their back yards where they live rather in the front
yard.
There are several lots on the plat where a 30' building line would create an
uncomfortably tight building area, i. e. Lots 8-10 of Block A and Lots 5-16 of Block C.
Here the 25: set back ~s critical, we would want to maintair~ a' uniform appearance
throughout the subdivision.
2. Side yard set back of 7' instead of the ordinance provision for 8' - This
variance is critical to the economic viability of this subdivision. I first must explain
that our decision to take the business risk of this development is predicated on
meeting what we perceive to be a serious shortage in available lots for custom homes
in the $150,000-$200,000 price range.
By mid-1990 those existing subdivisions which have been serving that market;
being Northlake Woodlands (outside of levy district), the Meadows, Park Meadow, and
the Villages of Cottonwood Creek (custom) will have virtually no lots remaining.
Creekview is essentially over $200,000 and only about 30 of lots in the Woods of
Coppell are priced to permit homes under $200,000. Therefore the prospective new
home buyer in Coppell will soon be forced to choose between a custom home over
$200,000 and a home constructed by more volume oriented builders which is
generally under $135,000.
UNIVEST FINANCIAL CORP. · ALLEN EQUITIES INC.
12770 COlT RD. · SUITE 1215 · DALLAS, TEXAS 75251 · 214/233-5771
This is not good for the new home buyer, the custom builders, or for the
community. In 1989 this mid range custom home market will account for
approximately 40% of all the new homes built in Coppell.
The economics of our development require 90 lots of the proposed size if we are
to be able to price our lots to meet the targeted market. It is critical the homes
constructed have the "Northlake Woodlands appearance." In order to get the
required number of lots, we had to use 71'-73' widths. The typical non-creek lot
building plans used by the custom builders range from 55'-60' in width, with most
being 57' or wider. In order to provide architectural flexibility to the builders, this
dictates a 7' side set back. In our opinion the 2' difference in separation between
houses will not be noticeable. Subdivisions such as Park Meadow, Highland Meadow,
Highland Oaks, and Parkwood have only a 5' side set back.
3. Side .yard .set b~tc!: of i0' instead cf dqe ordinance provision for 15' on io,~s
which side against a masonry screening wall - Lots 1 and 17 in Block A, Lots 4 and 26
in Block B, and Lot 31 in Block C are lots whi. ch side to the masonry screening walls
proposed along Sandy Lake and Heartz. -The normal corner lot side setback of 15',
which is designed to facilitate traffic visibility at residential intersections, does not
seem to apply in these cases. The required screening walls along these major streets
will block any visibility beyond that already afforded by the required intersection
visibility set backs at those locations. We could see no purpose in having a 15' void
between the house and the wall, especially in light of our need reserving all of the
available width possible for the building areas as explained above.
On Septeml
related to future
design. The star:
time; therefore I
~er 29, 1989 I wrote another letter requesting a possible variance
median breaks when Sandy Lake Road is constructed to its ultimate
has advised me that this situation is too premature to address at this
retract that variance request.
Sincerely,
Univest Development Company
Michael R. Allen, President
cc: Dan DO v,-dey
AR/NEW/ABQ/10.6.89