Item 9A
Department of Planning & Development Services
S T A F F R E P O R T
August 25, 2015
CASE NO: ZA15-079
PROJECT: Preliminary Plat for Shady Lane
EXECUTIVE
SUMMARY:
Hat Creek Development is requesting approval of a Preliminary Plat for Shady Lane to
develop fifteen (15) residential lots and three (3) open space lots on property described
as Tracts 5C1, 5E1, 5E and 5D2C, Samuel Freeman Survey, Abstract No. 525, City of
Southlake, Tarrant County, Texas and located at 853, 909, 1001 and 1015 Shady Ln.,
Southlake, Texas. Current Zoning: “SF-1A” Single Family Residential District. SPIN
Neighborhood # 4.
REQUEST
DETAILS:
The applicant is requesting approval of a Preliminary Plat for Shady Lane to develop
fifteen (15) residential lots and three (3) open space lots on approximately 20.5 acres.
The proposed gross density is 0.73 units per acre and the net density is 0.79 units per
acre. A Preliminary Plat for Shady Lane (ZA15-044) proposing seventeen (17)
residential lots and no open space lots with a gross density of 0.83 units per acres and
a net density of 0.899 units per acre was approved by the Planning and Zoning
Commission on May 21, 2015 and by City Council on June 2, 2015.
A Site Data Summary Chart for the proposed Preliminary Plat is below.
Residential Open Space Gross Gross Net Open Open
LotsLots AreaDensityDensitySpaceSpace %
15 3 20.496 ac. 0.73 0.79 du/ac. 0.422 ac. 2.06%
du/ac.
VARIANCES
REQUESTED:
The Preliminary Plat complies with all of the regulations in the “SF-1A” zoning district. The
following variances to Subdivision Ordinance No. 483, as amended, are requested:
1. Double fronted residential lots are not allowed per Subdivision Ordinance No.
483, as amended, Section 8.01.C. The applicant is requesting a variance to
allow Lots 2, 3 and 15 to be double fronted lots as shown.
2. Subdivision Ordinance No. 483, as amended, Section 5.03.I states that cul-de-
sacs should not be less than 150 feet in length. The applicant is requesting a
variance to allow a cul-de-sac length of approximately 120’ as shown.
3. Subdivision Ordinance No. 483, as amended, Section 5.06, requires a
minimum four (4) foot wide sidewalk on both sides of all public and private
Case No.
ZA15-079
streets. The applicant is proposing no sidewalk along Shady Lane due to
physical constraints.
ACTION NEEDED: Consider approval of a Preliminary Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to PowerPoint presentation
(D) Plat Review Summary No. 3, dated August 25, 2015
(E) Surrounding Property Owners Map and Responses
for Commission and Council Members Only
(F) Full Size Plans ()
STAFF CONTACT:
Ken Baker (817)748-8067
Richard Schell (817)748-8602
Case No.
ZA15-079
BACKGROUND INFORMATION
OWNER/
APPLICANT:
Hat Creek Development
PROPERTY LOCATION:
853, 909, 1001 and 1015 Shady Ln.
PROPERTY
DESCRIPTION:
Tracts 5C1, 5E1, 5E and 5D2C, Samuel Freeman Survey, Abstract No. 525
LAND USE CATEGORY:
Low Density Residential
CURRENT ZONING:
“SF-1A” Single Family Residential District
HISTORY:
- The propertywas annexed into the City in 1956, 1966 and 1988 and given the
“AG” Agricultural District zoning designation.
- The “SF-1A” Single Family Residential zoning designation was placed on the
property with the adoption of Zoning Ordinance No. 480 in September of 1989.
- The existing home at 909 Shady Ln. was constructed in 1973 (Source: City
Building Permit).
- The existing home at 853 Shady Ln. was constructed in 1979 (Source: City
Building Permit).
- A motion to approve a Zoning Change and Development Plan (ZA14-144) for
Shady Lane from “SF-1A” Single Family Residential District to “R-PUD”
Residential Planned Unit Development District that proposed eighteen
residential lots and three open space lots received a 3-3 vote by the Planning
and Zoning Commission on February 5, 2015. A subsequent motion to deny
the item also received a 3-3 vote.
- A motion to deny a Zoning Change and Development Plan for Shady Lane
from “SF-1A” Single Family Residential District to “R-PUD” Residential Planned
Unit Development District that proposed seventeen residential lots and three
open space lots was approved (6-1) by the City Council on May 19, 2015.
- A Preliminary Plat for Shady Lane (ZA15-044) proposing seventeen (17)
residential lots was approved by City Council on June 2, 2015.
SOUTHLAKE 2030 PLAN:
Consolidated Future Land Use Plan
The site is designated “Low Density Residential”, which specifies single family
detached dwellings at a net density of one or fewer dwelling units per acre. The
proposed residential development is consistent with this designation.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows Shady Ln. to be a local
residential street with 50’ of right of way. Adequate right of way is shown to be
dedicated on the plans.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows a >8’ Multi-Use Trail
extending from Shady Lane through the Corps of Engineers property to the
Grapevine city limit. No trail connection through the property to the Grapevine
city limit is required or proposed. Subdivision Ordinance No. 483, as amended
requires 4’ sidewalks along all local residential streets. The 4’ sidewalks are
proposed along all internal streets. A variance has been requested to not
provide the 4’ sidewalk along Shady Ln. due to physical constraints.
Case No. Attachment A
ZA15-079 Page 1
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The Preliminary Plat proposes one street with access onto Shady Lane, which
is a local residential street. Traffic Counts are not included for local residential
streets in the City of Southlake Traffic Count Report.
Traffic Impact
AM-AM-PM-PM-
Use Lots Vtpd*
IN OUT IN OUT
Single Family Residential 15 144 3 9 10 6
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
WATER & SEWER:
The property will be served by an existing 8” water line and a 6” sewer line in
Shady Ln.
TREE PRESERVATION:
Based on the previously submitted Tree Conservation Analysis, there is
approximately 63% tree cover on the site. Tree Preservation Ordinance No.
585-D requires a minimum of 40% of the existing canopy to be preserved. The
applicant is proposing to preserve approximately 68% of the existing tree
cover.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting was not held for the Preliminary Plat case.
PLANNING AND ZONING
COMMISSION ACTION:
August 20, 2015; Approved (5-0) specifically noting the approval of the
variances; number one with respect to the double fronted residential lots,
number two with respect to the cul-de-sac and also the third variance request
allowing the sidewalks not to be put in, making the motion subject to the staff
report dated August 20, 2015 and Revised Plat Review Summary No. 2 dated
August 20, 2015.
STAFF COMMENTS:
Attached is Plat Review Summary No. 3, dated August 25, 2015.
Case No. Attachment A
ZA15-079 Page 2
.
Case No. Attachment B
ZA15-044 Page 1
PRELIMINARY PLAT
Case No. Attachment C
ZA15-079 Page 1
OPEN SPACE MANAGEMENT PLAN
Case No. Attachment C
ZA15-079 Page 2
PLAT REVIEW SUMMARY
ZA15-079Three08/25/15
Case No.: Review No.: Date of Review:
Preliminary Plat – Shady Lane
Project Name:
APPLICANT: Kosse Maykus SURVEYOR: Roger Hart
Hat Creek Development Roger Hart
P.O. Box 92747 6080 S. Hulen St.
Southlake, TX 76092 Fort Worth, TX 76132
Phone: (817) 329-3111 Phone: (817) 294-4490
E-mail: kosse@maykus.com E-mail: roger@areasurveying.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/20/15 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
RICHARD SCHELL AT (817) 748-8602.
1. Correct the Quantitative Land Use Schedule to show the correct percent open space (2.06%).
2. Correct the owners on the Preliminary Plat to show Hat Creek Development as the current owner.
3. Double fronted residential lots are not allowed per Subdivision Ordinance No. 483, as amended,
Section 8.01.C. Approval of a variance with the revised Preliminary Plat will be required to allow Lots
2, 3, and 15 as shown. A variance has been requested. Please add a note on the plat designating that
the front yard will be on the internal street and not onShady Ln. Staff also recommends adding a note
prohibiting driveways onto Shady Lane.
4. Subdivision Ordinance No. 483, as amended, Section 5.03.I states that cul-de-sacs should not be less
than 150 feet in length. Approval of a variance with the revised Preliminary Plat will be required to
allow the cul-de-sac length as shown. A variance has been requested.
5. Subdivision Ordinance No. 483, as amended, Section 5.06, requires a minimum four (4) foot wide
sidewalk on both sides of all public and private streets. The applicant is requesting a variance to
propose no sidewalk along Shady Lane due to physical constraints.
6. Show the 100-Year flood plain in a Drainage Easement with bearings and dimensions on the Final
Plat.
7. The property will be served by an existing 8” water line and a 6” sewer line in Shady Ln. Show the
correct sizes of existing water and sewer lines that are in Shady Lane on the utility plan.
* Add the flowage easement note below to the Final Plat.
Case No. Attachment D
ZA15-079 Page 1
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. A Tree Conservation Plan was submitted but does not fully comply with the Tree Conservation Plan
submittal of information that is required to be provided on the plan. The plan does not show the full
extent of existing trees on the site; and there is no survey data included that tells the diameter,
species, and numbers that correspond with where the trees are located on the site and on the plan.
Existing trees that are not delineated on the plan include existing trees not within the Non-Disturbance
Zone on Lot 1; the backs of Lot 3 and Lot 4; along the north property line; and north of the existing
house within the proposed south right-of-way cul-d-sac.
Note #6 on the Tree Conservation Plan says “All trees within the Building Pads are Marginal. The
ability to preserve these trees shall be contingent on the design plan for the house. For clarity, these
have not been shown.” This note makes sense for the area of the hose pads but what about the areas
outside of the house pads on Lots 6 – 15? Since the lots are heavily vegetated individual tree surveys
would need to be provided when each house is built and any trees located outside of the established
building pad would be required to be mitigated if altered. As long as the removal of existing tree cover
does not exceed 60%, it may be advantageous to designate the area between the right-of-way and No
Disturbance Area on Lots 6 – 15 and Marginal tree removal. The existing trees within the house pad
areas on Lots 2 – 6 do need to be shown on the plans so they may be clearly identified on the site.
2. Why are existing trees shown to be removed along the right-of-way of Shady Lane, within the open
space areas of Lots A and B, and at the back of Lot 2? There should not be any extensive grading or
utility installation within these areas.
* The proposed Existing Tree Cover Preservation complies with the Existing Tree Cover Perseveration
Regulations of the Tree Preservation Ordinance. Sixty-three percent (63%) of existing tree cover is on
the site. Forty percent (40%) of that tree cover is required to be preserved. Sixty-eight percent (68%) is
proposed to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
Case No. Attachment D
ZA15-079 Page 2
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on Minimum percentage of the
the entire site existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public
rights-of-way as approved by City Council.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Please provide Preliminary Water, Sewer and Drainage Plans as required by the plat application.
* Minimum finish floor elevations will need to be shown on the final plat for all lots encumbered by
floodplain. Minimum finish floor elevation is 2-ft above base flood elevation of the FEMA 100-yr
storm event.
* Any structures that encroach into the USACE “flowage easement” will require acknowledgement
from the USACE in the form of a letter.
NFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the
Case No. Attachment D
ZA15-079 Page 3
Public Works Administration Department for review. Please allow 15 business days for review.
The plans shall conform to the most recent construction plan checklist, standard details and
general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-
construction, construction and post-construction erosion control measures.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Proposed street names need to be approved by the City of Southlake prior to final plat. Submit
proposed names and alternate names as soon as possible.
Provide utility plan to indicate location of fire hydrants.
FIRE LANE COMMENTS:
Fire apparatus access, the public street, needs to be designed and maintained to support the imposed
loads of fire apparatus (minimum of 80,000 lbs GVW). Fire access roads must be at least 31 ft. back
of curb to back of curb. (Standard street width)
Cul-de-Sacs must have a 30 foot inside turn radius, and a 50 foot pavement radius (100 foot
pavement diameter) for an approved turnaround for emergency vehicles. Adequate right of way (60’
radius - 120’ diameter) is shown to be dedicated on the plat.
FIRE HYDRANT COMMENTS:
Hydrants maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-sprinkled homes.
(Hydrants do not meet distance requirements on plans)
intersecting streets
Hydrants are required at and at intermediate locations between as prescribed
above, measured as the hose would be laid (Hydrants not provided at entrances off of Shady Lane
into the new street).
Community Service/Parks Department Review
Peter Kao
Construction Manager
Case No. Attachment D
ZA15-079 Page 4
817-748-8607
pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee
payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further
details.
Land/park dedication requirements:
Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park
land for every forty (40) dwelling units.
If fee payment is approved by City Council in lieu of land dedication, residential park dedication fees in the
amount of $3000 per dwelling unit x 14 new dwelling units= $42,000 will be required. $3000 credit was
included for the one existing dwelling. Fees will be collected with the approved developer’s agreement or prior
to any permit being issued.
Pathway Comments:
There does not appear to have adequate R.O.W. width at south cul-de-sac for a sidewalk along Shady Lane
and one around cul-de-sac. Should provide pathways consistent with Southlake Master Pathways Plan.
Should provide pedestrian access from each building to Trail System or sidewalk connections and between
buildings. Should provide 4ft+ concrete sidewalks on both sides of all public and private streets consistent
with Article V Street and Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas
accessibility requirements.
General Informational Comments
* The existing fence on Shady Ln. appears to be in the right of way dedication area. If the fence is to
remain, approval a right of way encroachment agreement will be required.
* The flowage easement note will be required on the Final Plat.
* All mechanical equipment must be screened of view from right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected development plan and other required plans must
be submitted for approval and all required fees must be paid. This may include but not be limited to
the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related
Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA15-079 Page 5
Case No. Attachment D
ZA15-079 Page 6
SURROUNDING PROPERTY OWNERS
Shady Lane
SPO Owner Zoning Physical Address Acreage Response
#
1. Grapevine, City Of SF1-A 1015 SHADY LN 0.64 NR
2. Johnson, Patricia Etal SF1-A 1001 SHADY LN 7.98 NR
3. Nerney, Brian SF1-A 853 SHADY LN 8.69 NR
4. U S A SF1-A SHADY LN 16.98 NR
5. Lehmann, Jean E Etvir Paul A SF20A 1100 SHADY LN 0.67 NR
6. Trautman, Barbara Etvir Thomas SF20A 1104 SHADY LN 0.46 NR
7. Lotter, Debora & Bruce SF20A 1108 SHADY LN 0.46 NR
8. Stewart, Charlie III & Linda S SF20A 1112 SHADY LN 0.48 NR
9. Armstrong, Sammy Etux Belinda SF1-A 1012 SHADY LN 1.34 F
10.Norman, Daniel Jr Etux Kimberl SF20A 2212 YEARGAIN CT 0.50 NR
11.Jameson, Mark J Etux Nicole SF20A 2216 YEARGAIN CT 0.72 NR
12.Segrest, Eugene Etux Celeste SF20A 2208 YEARGAIN CT 0.47 F
13.Moyer, Judy I SF1-A 1010 SHADY LN 0.79 NR
14.McAllister, Marianne SF1-A 1008 SHADY LN 0.74 NR
15.Wright, Judy A SF1-A 1004 SHADY LN 0.78 NR
16.Johnson, Patricia SF1-A 909 SHADY LN 0.51 NR
17.Smith, Eric SF1-A 906 SHADY LN 0.72 NR
18.Smith, Eric SF1-A 900 SHADY LN 0.90 NR
19.Schreiner, Robert L Etux Ann SF1-A 2444 RAINTREE DR 0.26 NR
20.Gibson, Jed C Etux Michele M SF1-A 2420 RAINTREE DR 0.67 NR
21.Archer, Michael Joe Etux Wilma SF1-A 813 SHADY LN 2.29 F
22.Azamar, Peter SF1-A 760 SHADY LN 0.34 NR
Case No. Attachment E
ZA15-079 Page 1
23.Azamar, Peter SF1-A 780 SHADY LN 0.55 NR
24.Azamar, Peter SF1-A 770 SHADY LN 0.35 NR
25.Azamar, Peter SF1-A 800 SHADY LN 1.45 NR
26.Southlake, City Of SF1-A 850 SHADY LN 0.49 NR
27.Southlake, City Of SF1-A 870 SHADY LN 0.83 NR
28.Azamar, Peter SF1-A 810 SHADY LN 0.69 NR
29.Novakovic, Roberta SF1-A 2480 RAINTREE DR 2.13 NR
30.Johnson, Elizabeth B Etvir C SF1-A 2460 RAINTREE DR 0.97 NR
31.Schreiner, Robert Lewis SF1-A 2440 RAINTREE DR 1.09 NR
32.Gibson, Jed C Etux Michele M SF1-A 2420 RAINTREE DR 1.56 NR
33.Archer, Michael Joe Etux Wilma SF1-A 813 SHADY LN 1.07 F
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent:
Thirty-three (33)
Responses received within 200’:
Three (3) – Attached – Three in favor
Responses received from Grapevine:
Three (3) – Attached – One in favor and two opposed
Case No. Attachment E
ZA15-079 Page 2
Responses received within 200’
Case No. Attachment E
ZA15-079 Page 3
Case No. Attachment E
ZA15-079 Page 4
Case No. Attachment E
ZA15-079 Page 5
Responses received from Grapevine
Case No. Attachment E
ZA15-079 Page 6
Case No. Attachment E
ZA15-079 Page 7
Case No. Attachment E
ZA15-079 Page 8