Town C AddL2/SP-CS 96050805×08×96 15:58 NICHOLS JACKSON DILLARD HAGER... a CITY OF COPPELL N0.666 P002×00~
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RObeRT L. OILLARO fll
ROBERT ~. ~GER
~R O. ~1~
OA~D M. ~F. RIdAhl
NICHOLS, 1ACKSON, DILLARD, HAOER & SMITH, L.L.P.
Allor~ys & Com~selors ~t Law 1~0 l~ol~
(214) 965-9t~0
F~x (214) 96~-0010
H. LOUI~ N~CHOL$
May 8, 1996
VIA FACSI~ 304-3623
Mr. Jim Witt
City Manager
City of Coppell
255 Parkway Boulevard
P.O. Box 478
Coppell, Texas 75019
RE: Town Center Shopping Perimeter Landscaping
Dear Jim:
Pursuant to your request, the undersigned provides the following opinion relating to
whether the perimeter landscaping requirements of the Comprehensive Zoning Ord/nance
of the City of Coppell apply to the proposed lots to be platted in the Town Center
Shopping.
Section 34-1-8 of the Comprehensive Zoning Ordinance of the City of Coppell
provide the minimum landscaping for off-street parking a.ud vehicular use areas. Subsection
C of that sect/on provides the perimeter landscaping requirements. Subsection 2 of that
subsection provides all off-street parking, loading, driveways and vehicular use areas shall
be separated from alley fights-of-way and other property by a perimeter landscape area.
Accessways to non-residential alleys and between lots may be permitted through ali
perimeter lamhcape areas. Thc maximum width of accc.ssways shall Dc twcnty-five (25) foot.
All off-street parking and loading areas shall be separated from alley rights-of-way and other
property by a perimeter landscape area of at least ten (10) feet in width. All driveways and
vehicular use areas shall be separatcd from alley r/ghts-of-way by a perimeter landscape area
of at least ten (10) feet in width. Shared driveways less than twenty-seven (27) feet wide,
and of which at least forty-five (45) percent of its width is shared by an adjoining property
owner must have a landscape area of at least ten (10) feet in width provided on each side
of the driveway pavemenL
AG~
..... ~ ~ ~1~¥ Ue CUPPELL NO.666
Mr. Jim Witt
May 8, 1996
Page -2-
Essentially, you ask whether the lot lines of the proposed lots are subject to the
perimeter landscape requirements. Section 34-1-8 requires all off-street parking, loading,
driveways and vehicular use areas to be separated from alley rights-of-way and other
property by a perimeter landscape area. Thus each of the proposed lots must be separated
by a landscape screen or barrier meeting the requixementz described above even if the .lot
line traverses a shared driveway. Section 34-1-8(C)(2)(c) requires a perimeter landscape
~ea of at least ten (10) feet in width -nless the shared driveway is less than twenty-seven
(27) feet ia width and at least forty-five (45) percent of its width is shared by aa adjoiaiag
property ovmer in which ca~ the landscape area must be at least ten (10) feet in width on
e~h_side of the driveway pavement. Acc~y~ between the lots however is Permitted
through all perimeter landscape areas. Therefore, the proposed lot lines wMch traverse
shared driveways are subject to the perimeter landscaping requirements except those areas
which are accessways between the lots.
In s-mmv,,3,, the proposed lots of the Town Center Shopping are subject to the
perimeter landscaping requirements. A lot line which transverses a shared driveway, is
subject to a landscape area of at least ten (10) feet in width on each side of the driveway
pavement. Only accessways between the lots are exempt [rom the perimeter landscape
requirements.
Thank you for your attention to this matter. If you have any questions in this regard,
please do not hesitate to contact me.
Vev/truly yours,
NICHOLS, JACKSON, DILLARD,
HAGER & SMITH, LLP.
PGS/tfl
By:
l~eter G. Smitl~
AGC, O~B
NICHOLS, JACKSON, DILLARD, HAGER & SMITH, L.L.R