Hidden Valley-CS030918CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Hidden Valley Addition, Preliminary Plat
P Z HEARING DATE: September 18, 2003
C.C. HEARING DATE: October 14, 2003
STAFF REP.: Gary L. Sieb, Planning Director
LOCATION: Along the southerly extension of Hidden Valley Road
SIZE OF AREA: 7.3 acres of property
CURRENT ZONING: PD- 106 -SF -9 (Planned Development -106, Single Family -9)
REQUEST: To allow a 16 -lot single- family subdivision.
APPLICANT: Street Real Estate LTD dba Geometric Land Group
John Speanburg
1660 S. Stemmons Freeway, Suite 295
Lewisville, TX. 75067
(972) 745-7307
FAX: (972) 745 -7118
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Engineer;
Dowdey, Anderson and Assoc., Inc.
Scott Caruthers
5225 Village Creek Drive, Suite 200
Plano, TX. 75093
(972) 931-0694
FAX: (972) 931 -9538
Item #8
HISTORY:
This property has a zoning history that goes back to the late 1980's.
A single family Planned Development was granted on the land in
1989 and had a provision that allowed a maximum of 16 residential
lots (even though the plan drawing submitted with the application
showed 14 lots —a note on the PD stated a maximum of 16 lots
could be developed). That PD is presently undeveloped, and the
current applicant wishes to proceed with development allowed
during the PD hearing process conducted in 1989.
TRANSPORTATION: There are no major or secondary thoroughfares in the area. This
subdivision would be an extension of an existing residential street,
Hidden Valley Drive. Residential streets have a r -o -w of 50 feet and
a street width of 27 feet, with curb /gutter and sidewalks.
SURROUNDING LAND USE ZONING:
COMPREHENSIVE PLAN: The 1996 Comprehensive Master Plan shows the property
as suitable for low density residential uses.
DISCUSSION: This property was zoned as a 16 -lot residential Planned Development in
1989. There are currently five houses within the area —the land seller's
home, which is within the PD, and will be torn down, and four additional
homes built in the late `80's (outside the boundaries of the Planned
Development zoning), which will remain. The current plan closely
approximates the original approval and basically adds only an "eyebrow"
on the west side to get a more efficient lot pattern. The completed project
will include a concrete street extending from the asphalt end of Hidden
Valley Drive, curb /gutter and sidewalks throughout the subdivision, with
the exception of the lots at the northwest corner of the property referenced
above as being outside the PD boundaries. Lot sizes within the
development will range from slightly over 12,000 square -feet up to and
exceeding 20,000 feet. There are sanitary, drainage and utility easement
issues to be resolved, and they are addressed in the conditions section of
this Staff Report. There are also tree mitigation concerns that must be
addressed before development can occur on the site and again, they are
addressed in the staff conditions recommendation. Because this is a
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North- single family residences; SF -9
South single family residences; SF -12
East- single family residences; SF -12
West- single family development and church: SF -9 and C, Commercial
Item #8
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preliminary plat application, it is anticipated that a number of our staff
concerns will be addressed prior to submission of the Final Plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of this application, subject to the
following conditions:
ALTERNATIVES
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Preliminary Plat Document
2) 9 -10 -03 e -mail
1) Sidewalks will be required throughout this subdivision
but do not apply to Lots 1 and 2 of Block B nor Lot 1 of
Block A.
2) Hidden Valley Drive will be constructed to current City
standards, and a detail of the transition from the existing
Hidden Valley Drive into this subdivision is needed.
3) Tree mitigation calculations indicate a $12,800 tree
reparation fee (see 9 -10 -03 e -mail from John Elias,
attached) is required.
4) Utility easements need to be approved by utility
companies.
Item #8
Gary Sieb Hidden Valley Addition Tree Retribution Park Dev. Fees Page 1
From: John Elias
To: Gary Sieb
Date: 9/10/03 3:56PM
Subject: Hidden Valley Addition Tree Retribution Park Dev. Fees
Gary,
I spoke with Bill Leeming today, the following is the agreed upon tree retributions numbers:
Total trees on site
Total trees to be removed
Total trees preserved
Gross Retribution
Preservation Credit (553/889 =62% x 336 =208)
889 (DBH)
336 (DBH)
553 (DBH)
336 (DBH)
-208 (DBH)
Net Retribution 128 (DBH)
A contribution to the City of Coppell Reforestation and Natural Areas fund in the amount of $12,800 will
be required.
Park Development fees:
16 lots x $1285 $20,560.00
If you have any questions, or need more information let me know.
John Elias
Parks Department
5115