CC approval on 3/9/04AGENDA REQUEST FORM
COPPELL
DEPT: Planning
DATE: March 9, 2004
ITEM #: 14
ITEM CAPTION:
Consider approval of the Hidden Valley, Final Plat, to allow a 16-lot single-family subdivision on 7.3 acres of
property zoned PD-106-SF-9, located along the southerly extension of Hidden Valley Road.
GOAL(S):
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
Motion to Approve subject to
conditions 1,2, 3 4, 5 & 7 below.
M - Faught
- York
ote - 6-0-1
Suhy filed a Conflict of Interest
Affidavit and abstained from the
vote. - ='~,
February 19, 2004
Approved (5-0) with Commissioners Milosevich, Kittrell, Halsey,
Borchgardt and Foreman voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1) Sidewalks will be required throughout this subdivision but do not apply to Lot I of
Block A, nor to Lots I and 2 of Block B.
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) This property generates a $20,560 Park Development fee and a $12,800 tree
reparation fee (see 9-10-03 e-mail from John Elias, attached).
4) Utility easements need to be approved by utility companies.
5) Discuss and determine City utility service needs with our Engineering Department.
7) Add 15-foot fence line note to Lot 1, Block C.
Staff recommends approval.
Agenda Rcquest Form - Revised 02/04 Document Name: ~4Hidden Valley FPI-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Hidden Valley Addition Final Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
February 19, 2004
March 9, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the southerly extension of Hidden Valley Drive
SIZE OF AREA:
6.98 acres of property for development of a 16-lot subdivision.
CURRENT ZONiNG:
PD- 106-SF-9 (Plaimed Development- 106, Single Family-9)
REQUEST:
Final Plat approval to allow a 16-lot single-family subdivision.
APPLICANT:
Page 1 of 3
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
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 zoning classification was
granted on the land in 1989 and had a provision allowing 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 m~developed, and the current applicant wishes to proceed
with development allowed during the PD hearing process conducted
in 1989. On October 14, 2003, Council approved a preliminary plat
that reflected a 16-lot subdivision pattern allowed by the Planned
Development district.
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:
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)
COMPREHENSIVE PLAN:
The 1996 Comprehensive Master Plan shows the property
as suitable for low-density residential uses.
DISCUSSION:
Page 2 of 3
As stated in the Staff Report prepared for the preliminary plat application
filed in October: "...this property was zoned as a 16-lot residential
Planned Development in 1989. There currently exists 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
Item #8
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". In addition,
Park Development fees in the amount of $20,560 are also a requirement
for development of these sixteen lots.
All of these issues are being addressed at the present time and are reflected
in our conditional approval of this Final Plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this application, subject to the
following conditions:
1) Sidewalks will be required throughout this subdivision
but do not apply to Lot 1 of Block A nor to Lots 1 and 2
of Block B.
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) This property generates a $20,560 Park Development
fee and a $12,800 tree reparation fee (see 9-10-03 e-
mail from John Elias, attached).
4) Utility easements need to be approved by utility
companies.
5) Discuss and determine City utility service needs with
our Engineering Department.
6) Final Plat needs to reflect Lots l&2, Block B of Phillips
Addition II.
7) Add 15-foot fence line note to Lot 1, Block C.
ALTERNATIVES
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Final Plat
2) 9-10-03 e-mail from John Elias
Page 3 of 3
Item #8
M I
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~,e~ -_t_~c~de~n V~all~ey A~d_diti.?n Tree Retribution & Park Dev Fees Page 1
From:
To:
Date:
Subject:
John Elias
Gary Sieb
9/10~03 356PM
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 = $20,56000
If you have any questions, or need more information let me know.
John Elias
Parks Department
5115