Town Oak Ctr/PP,FP-CS 840302REAL ESTATE INVESTMENTS
March 2, 1984
Chairman, City of Coppell
Board of Adjustments
City of Coppell, Texas
RE: TownOaks Centre
Minyard's Properties and Univest Development Corporation
Gentlemen:
Univest Development Corporation hereby requests a variance to the zoning
regulation Section 23, item 23.4, second paragraph, wherein the ordinance
requires a 10' setback from the property line to an adjacent parking lot.
This request for variance comes as a result of a number of factors which
have been discussed with your city staff in detail. The site plan for
this project was established approximately eight months ago utilizing the
zoning regulations in effect at that time which did not require the 10'
setback. At this time our architects were not aware of a pending revision
to the City of Coppell Zoning Ordinance and were therefore instructed to
proceed with structural and architectual construction documents with the
program and parking requirements meeting City code. The building plans
and final site plan were substantially complete prior to the change in the
City zoning ordinance.
Upon submittal to the City Planning Commission, on February 23, 1984, we
were made aware of the noncompliance with the 10' setback. Univest has
subsequently met with City staff to identify a means of compromise since,
strict compliance with the new regulation would necessitate a complete re-
design of site plan, structural, architectual and civil engineering plans.
The accompanying plans delineate our best effort to accommodate the maxi-
mum landscaped green space between the proposed right-of-way line and the
edge of parking areas. The total linear fOotage along Denton Tap Raod and
Sandy Lake Road is 743 feet. The total area required by City regulation
would therefore be 7,430 square feet (10' x 743 1.f.). The total square
footage between the right-of-way line and the parking lot as we have pro-
posed it, will equal to 4,281 square feet or 56.6% of the requirement.
This design is the maximum amount of area that can be provided adjacent
to roadways. You will note that in no instances do we have less than 3
feet separating the curb line of parking lot from'the property line which
will preclude any overhang of vehicles into the R.O.W.
6350 LBJ FREEWAY / SUITE 228 / DALLAS, TEXAS 75240 / PHONE (214) 233-5771
Chairman, Board of Adjustments
City of Coppell
March 2, 1984
Page -2-
To offset th~ under compliance with the 10' setback requirement, Univest
would submit the following for your consideration. The total area required
under the present City ordinance for landscaping on this site is 12,922
square feet or 5% of the site less building area. The plan as shown delin-
eates 24,401 square feet or 9.6% to planted greenspace not including any
paved walkways or arcades. (Planted spaces are delineated in green on the
accompanying plan.) This represents 189% of the City requirement for land-
scaped area within the site.
There appears to be some confusion in the new ordinance whether the 10'
greenspace setback is in addition to or included in the 5% onsite landscape
requirement. However, if the 13? setback plus the 5% landscape area is the
proper interpretation, that would require 20,352 square feet and our overall
plan exceeds the potential requirement by 4,049 square feet. We also believe
the attempt of this landscape plan to maintain a significant number of oak
trees which this plan proposes would also justify your consideration of our
variance request.
In summary, we feel we have made a good faith effort to comply with the in-
tent of the present City ordinance. We feel any additional alterations
would necessitate a redesign of the buildings which would be impractical at
this point. We feel the plan as proposed substantially complies with recom-
mendations of your City staff in reaching a compromise on this issue. We ask
your consideration of this request for variance so that further action of the
City Council can be initiated and construction can commence at the earliest
possible time.
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