Hidden Valley-CS061019CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No. PD- 106R -SF -9, Hidden Valley, Lot 6, Block C
P &Z HEARING DATE October 19, 2006
C C HEARING DATE November 14, 2006
STAFF REP Gary L Sieb, Director of Planning
LOCATION 479 Hidden Valley Drive
SIZE OF AREA One single- family lot of approximately 17,878 square feet
CURRENT ZONING PD- 106 -SF -9 (Planned Development -106 Single Family -9)
REQUEST To allow a pool and deck to be constructed along the rear property
line, providing a variance to the required 5 -foot setback.
APPLICANT
HISTORY
J Tobin and L Ashley Cupstid
479 Hidden Valley Drive
Coppell, Texas 75019
(972) 462-8588
Fax (972) 401 -5624
There has been no recent development history on the subject tract
other than a final subdivision plat, which was approved in the
spring of 2004 That plat reflected a total of 16 single family lots
ranging in size from 12,000 to over 20,000 square feet.
TRANSPORTATION Hidden Valley Drive is a local, 27 foot wide, concrete -paved street
contained within a 50 -foot right -of -way
ITEM i l Page l of 3
SURROUNDING LAND USE ZONING
North Developing single family lots, PD -I09 (SF9)
South Single family development, SF -12
East Developed single family residences, SF -12
West Vacant single family lots, PD -109 (SF -9)
COMPREHENSIVE PLAN The Coppell Comprehensive Plan shows the property as suitable
for single family residences
DISCUSSION A large, two -story single family residence has recently been constructed on a lot
of approximately 17,000 square feet in the Hidden Valley subdivision. The
footprint of the house basically used up the majority of the buildable site After
completion, the owners desired to construct a swimming pool on the remainder
of the lot, but found less than adequate space with which to build the pool
envisioned, and provide the required setbacks To gain enough space to
construct a pool and an attendant deck area, an application has been filed to
modify the required setback and amend the PD to allow construction.
Specifically, the applicant wishes to amend the side yard setback restriction of
five feet, and construct a swimming pool and deck on the property line At first
blush, this request appears to be excessive However, because of an existing
sewer /drainage easement (allowing no permanent structures) that separates this
property from its southern neighbor by 20 feet, there is adequate open area
between the two properties to negate this concern In addition, with the
cooperation of the southern neighbor, this applicant has agreed to plant heavy
landscaping on that owner's land to screen pool activities from the neighbor
That 20 -foot open area coupled with the desire to landscape the easement
warrants staff support. Staff recommends this applicant submit a landscape plan
for the easement area to insure adequate screening would be provided as part of
this development.
Included with this staff report is an e -mail from the property owner to the south
(who is most affected by this development) stating agreement with the request.
That support is conditioned upon adequate landscaping being provided within
the easement area, maximum slopes, suggests certain plant materials that might
be included in the open space to adequately screen the pool area, and the
assurance of proper drainage of the development.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION
Staff is recommending APPROVAL of this request, subject to the following
conditions
1 Provision of a landscape plan that complies with the Plant Palette prior
to Council deliberation.
2 Insure pool and any decking is at least one foot off the rear property line
3 Clarification of fencing across easement (wood, iron, or combination)
4 Acknowledgement that proposed fencing across easements is subject to
removal at discretion of easement entity
ITEM 11 Page 2 of 3
ATTACHMENTS
5 Contact Greg Johnson at (972) 216 -8926 to discuss proximity of
proposed pool to existing TXU facilities.
ALTERNATIVES
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date
1) Letter from applicant dated Sept. 18, 2006, explaining reason for request
2) Site plan and photos of surrounding environment
3) Pool plan
4) Drawing of proposed wood deck
5) E -mail from adjacent neighbor dated Oct. 10, 2006, in support of request
6) Departmental comments (Building Inspection, Engineering)
ITEM 11 Page 3 of 3
T HE C I T Y OF
COPPELL
Address
Pro iectID
PD -06 -0050
479 Hidden Valley Dr
CITY OF COPPELL
2nd DRC REPORT
Project Name Pd- 106r -sf -9, Hidden Valley
T H E C 1 T Y OF
1 of 1
Agency Comments
Engineering 1 No permanent structures are allowed in the Drainage Easement.
Building Inspection 1 Inspection will need sealed engineered drawings in order to permit.
COPPELL
Project Type Re- Zoning PD
Application Date 9/20/2006
Case Manager Gary Sieb
Project Description zoning change request from PD- 106 -SF -9 (Planned Development -106 Single Family -9) to PD- 106R -SF -9 (Planned
Development 106- Single Family -9 Revised) to allow for a pool and deck to be constructed along the rear property line
providing a variance to the required 5 -foot setback