Item 7B
Department of Planning & Development Services
S T A F F R E P O R T
January 26, 2016
CASE NO: ZA15-105
PROJECT: Zoning Change & Development Plan for Glenmore
EXECUTIVE
SUMMARY:
On behalf of James and Diane Stacy, Fountain Five Zero Two Trust, Crestone Group,
st
Ltd., Dowdey, Anderson and Associates, Inc. and Toll Brothers, Inc. are requesting 1
reading approval of a Zoning Change and Development Plan for Glenmore on property
described as Lot 1R1 and 2, Block 1, Owens Addition, an addition to the City of
Southlake, Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, and
3J1A, Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas located at
800 W. Southlake Blvd., 250 Shady Oaks Dr. and 980, 1000, 1100, 1110, and 1120 W.
Southlake Blvd., Southlake, Texas. Current Zoning: “AG” Agriculutural District and
“SF-1A” Single Family Residential District . Requested Zoning: “R-PUD” Residential
.
Planned Unit Development District. SPIN Neighborhood # 6
REQUEST
st
DETAILS:
The applicant is requsting 1 reading approval of a Zoning Change and Development
Plan from “AG” Agricultural District and “SF-1A” Single Family Residential District to
“R-PUD” Residential Planned Unit Development for Glenmore, a residential subdivision
consisting of 54 residential lots and 10 open space lots on approximately 49.588 acres.
This proposal does not comply with the Low Density Residential designation in in the
2030 Land Use Plan, which requires a net density of one or fewer dwelling units per
acre, so a Comprehensive Land Use Plan amendment from Low Density Residential to
Medium Density Residential is also being requested under case number CP15-002.
The net density proposed is approximately 1.28 du/ac and the proposed gross density
is approximately 1.09 du/ac.
Site Data Summary
November 5, 2015 January 21, 2016
Number of Residential Lots 54 54
Number of Open Space Lots 10 10
Gross Acreage 49.59 49.59
Gross Density 1.09 du/acre 1.09 du/acre
Net Acreage 42.24 42.24
Net Density 1.28 du/acre 1.28 du/acre
Open Space Acreage 6.8 7.7
Open Space Percentage 13.8% 15.9%
The Development Plan shows two street connections – one to W. Southlake Blvd. and
one to Shady Oaks Dr. The street connection on W. Southklake Blvd. is located at a
Case No.
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full median opening with left turn lanes. The street connection on Shady Oaks Dr. will
line up with the driveway for The Marq. The Executive Summary from the Traffic
Impact Analysis and a link to the entire TIA is included in Attachment C of this report.
There are currently five homes on the property plus several accessory buildings. All of
the homes and accessory buildings are to be removed except for the home and
accessory buildings on the property currently addressed as 980 and 1000 W.
Southlake Blvd.
The R-PUD district will follow the uses and regulations in the “SF-1A” Single Family
Residential District except as noted in the table below:
Development Regulations (Compared to SF-1A Base Zoning)
SF-1A Proposed R-PUD
Front Yard 40’
40’
nd
Setback 20’ for 2 front yard on corner lots
Side Yard
20’ 20’
Setback
Rear Yard
40’ 40’
Setback
Maximum Lot 30% on lots < 27,500 sq. ft.
20%
Coverage 25% on lots ≥ 27,500 sq. ft.
Minimum Lot 43,560 sq. ft. 21,780 sq. ft.
Area (1 acre) (½ acre)
112’
Lot Width 100’
95’ for eyebrow and cul-de-sac lots
Lot Depth 125’ 125’
Maximum
1.0 du/acre 1.10 du/acre
Gross Density
Maximum
35’ and 2 ½ stories 35’ and 2 ½ stories
Height
This item was tabled at the November 5, 2015 Planning and Zoning Commission
meeting to the November 19, 2015 meeting and subsequently tabled to the January 7,
2016 and January 21, 2016 meetings. The applicant revised the plans to relocate the
two lots that were in the floodplain area and to show the entire floodplain area as open
space. As a result, the open space area has increased from approximately 6.8 acres to
7.7 acres and the open space percentage has increased from approximately 13.8% to
15.9%. The average lot size decreased from approximately 28,700 square feet to
approximately 28,014 square feet. Also, the R-PUD regulations were revised to
exclude private stables, including boarding of horses and the keeping of other grazing
animals, and carports as permitted uses. The Planning and Zoning Commission
approved a motion to the deny the item (5-0) on January 21, 2016.
VARIANCE
REQUEST:
Driveway Ordinance No. 634, as amended, Section 5.1 requires a minimum
distance from a residential driveway to an intersection of fifty (50) feet. The
applicant is requesting a variance to allow the proposed street intersection on
Shady Oaks Dr. to be located approximately ten (10) feet from the existing driveway
to the north.
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st
ACTION NEEDED: Consider 1 reading approval of a Zoning Change and Development Plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to PowerPoint
(D) SPIN Meeting Report
(E) Revised Development Plan Review Summary No. 4, dated January 21,
2016
(F) Surrounding Property Owners Map and Responses
(G) Ordinance No. 480-707
for Commission and Council Members Only
(H) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817)748-8072
Richard Schell (817)748-8602
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BACKGROUND INFORMATION
APPLICANT:
Dowdey, Anderson and Associates, Inc. and Toll Brothers, Inc.
OWNERS:
James and Diane Stacy, Fountain Five Zero Two Trust, Crestone Group, Ltd.
PROPERTY LOCATION:
Generally located north of W. Southlake Blvd. and west of Shady Oaks Dr.
PROPERTY
DESCRIPTION:
Lot 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake,
Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, and
3J1A, Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas
located at 800 W. Southlake Blvd., 250 Shady Oaks Dr. and 980, 1000, 1100,
1110, and 1120 W. Southlake Blvd., Southlake, Texas
LAND USE CATEGORY:
Low Density Residential (Medium Density Residential proposed)
CURRENT ZONING:
“AG” Agricultural District and “SF-1A” Single Family Residential District
REQUESTED ZONING:
“R-PUD” Residential Planned Unit Development District
HISTORY:
- The propertywas annexed into the City in 1956 and given the “AG”
Agricultural District zoning designation.
- A preliminary plat (ZA93-020) for Lot 1, Block 1, Owens Addition was
approved June 1, 1993.
- A final plat (ZA93-021) for Lot 1, Block 1, Owens Addition was approved June
1, 1993.
- A plat revision (ZA98-039) for Lots 1R and 2, Block 1, Owens Addition was
approved May 19, 1998.
- A Land Use Plan amendment, Zoning Change and Development Plan (ZA13-
092) for Glenmore that proposed sixty-one (61) residential lots and four (4)
open space lots on approximately 39.512 acres were withdrawn at the August
7, 2014 Planning and Zoning Commission meeting at the applicant’s request.
- A Zoning Change and Concept Plan (ZA14-111) for Glenmore from “AG”
Agricultural District to “SF-1A” Single Family Residential District and a
Preliminary Plat (ZA14-112) for Glenmore on Lot 1R1, Block 1, Owens
Addition, consisting of 16 residential lots and 3 open space lots on
approximately 19.519 acres, were approved January 20, 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 not consistent with this
designation. An application for a Comprehensive Land Use Plan
Amendment to Medium Density Residential has been submitted (CP15-
002).
Mobility & Master Thoroughfare Plan
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The Mobility and Master Thoroughfare Plan shows W. Southlake Blvd. to be a
Farm-to-Market road with 130’ of right of way and Shady Oaks Dr.to be a two
lane undivided collector with 60’ 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 shows the existing 6’ sidewalk along the north side
of Southlake Blvd. A <8’ sidewalk is shown on the Pathways Plan for Shady
Oaks Dr. and a 4’ sidewalk is shown along that property boundary.
Major Corridors Urban Design Plan
The property is in the “Estate Residential” zone in the Major Corridors Urban
Design Plan. The following recommendations pertain to the “Estate
Residential” zone in the plan.
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The development shows one street access onto W. Southlake Blvd and one
street access to Shady Oaks Dr. W. Southlake Blvd is currently a six lane
divided arterial and Shady Oaks Dr. is currently a two lane undivided collector.
The traffic counts for these roadways are below.
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W. Southlake Blvd.
(between Shady Oaks Dr. & Southridge Lakes Pkwy.)
24hr East Bound (27,262) West Bound (23,647)
Peak AM (3,016) Peak AM (1,416)
AM
7:00 AM – 8:00 AM 11:15 AM – 12:15 PM
Peak PM (1,818) Peak PM (2,725)
PM
3:15 PM– 4:15 PM 5:00 PM – 6:00 PM
Shady Oaks Dr.
(between E. Highland St. & Dove Rd.)
24hr North Bound (2,104) South Bound (2,015)
AM Peak AM (335) 7:30 – 8:30 AM Peak AM (196) 7:45 – 8:45 AM
PM Peak PM (202) 3:00 – 4:00 PM Peak PM (266) 3:45 – 4:45 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
AM-AM-PM-PM-
Use Lots Vtpd*
IN OUT IN OUT
Single Family Residential (210) 54 517 11 31 35 20
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour of generator on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
WATER & SEWER:
The property will be served by an existing 20” water line in W. Southlake Blvd.
and an existing 12” water line in Shady Oaks Dr. Sanitary sewer for the
development is proposed to connect to an existing 8” sewer line that runs north
and south along the western property line.
TREE PRESERVATION:
The Tree Preservation Plan shows that there is approximately 21% existing
tree cover on the site. If the case was a request for a straight zoning change,
Tree Preservation Ordinance No. 585-D would require that a minimum of 60%
of the existing canopy be preserved. For property sought to be zoned R-PUD,
the City Council shall consider the application for a Tree Conservation Analysis
or Plan in conjunction with the corresponding development application. The
applicant is proposing to preserve approximately 54.52% of the existing trees
cover.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting for this project was held by the applicant on August 11, 2015.
A SPIN Report is included as Attachment D of this Staff Report.
PLANNING AND ZONING
COMMISSION ACTION:
November 5, 2015; a motion to table the item to the November 19, 2015
meeting was approved (4-0).
November 19, 2015; a motion to table the item to the January 7, 2016 meeting
was approved (7-0).
January 7, 2016; administratively tabled on consent to the January 21, 2016 (6-
0).
January 7, 2016; administratively tabled on consent to the January 21, 2016 (6-
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0).
January 21, 2016; a motion to deny the item was approved (5-0).
STAFF COMMENTS:
Attached is Revised Development Plan Review Summary No. 4, dated January
21, 2016.
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R-PUD Regulations
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PREVIOUS DEVELOPMENT PLAN
REVISED DEVELOPMENT PLAN
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EXECUTIVE SUMMARY FROM TRAFFIC IMPACT ANALYSIS
LINK TO TRAFFIC IMPACT ANALYSIS
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Consultant’s Review of Traffic Impact Analysis
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DeShazo Group Response to Consultant’s Review
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ZA15-105Four01/21/16
Case No.: Revised Review No.: Date of Review:
Development Plan - Glenmore
Project Name:
APPLICANT: Traci Shannon Yost Kilmer ENGINEER: Same
Dowdey, Anderson & Associates, Inc.
5225 Village Creek Dr. Suite 200
Plano, TX 75093
Phone: (972) 931-0694
E-mail: tskilmer@daa-civil.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/06/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF DEVELOPMENT 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. A Preliminary Plat that conforms to the R-PUD district zoning must be processed and approved
and then a Final Plat (or Plat Revision) processed and recorded prior to the conveyance of any lots
or the issuance of any building permits. Portions of the property are already platted as Lots 1R1
and 2, Block 1, Owens Addition, so a Plat Revision or a Plat Vacation must be processed and
recorded prior to approval and recording of a Final Plat.
all
2. Please be aware that plans and exhibits submitted with an application for an R-PUD Residential
Planned Unit Development District zoning are approved as part of the R-PUD zoning ordinance
and that changes to the plans after Council approval will require re-approval of an R-PUD Zoning
Change and Development Plan.
3. Please make the following changes to the Development Plan:
a. Show, label and dimension the width of any easements on or adjacent to the site, if any.
4. Please be aware that the R-PUD regulations as presented allow all accessory uses that are
permitted in the SF-1A zoning district, including private stables in areas other than the Agricultural
District for the keeping of grazing animals. The SF-1A district also allows family or servants
quarters with approval by the Zoning Board of Adjustment. Please revise the R-PUD regulations to
exclude any uses that are not intended to be allowed and, if necessary, specify which uses are
allowed on which lots. The SF-1A district also includes additional regulations regarding the size, lot
coverage and design of accessory buildings. If necessary, please revise the R-PUD regulations, to
TheR-PUD regulations have been
modify any SF-1A regulations that may not be desirable.
revised to exclude private stables, including boarding of horses and the keeping of other
grazing animals, and carports as permitted uses.
Please provide an exhibit
5.
6. Please make the following changes to the color Landscape and Screening Plan (Sheet L1):
a. The trees shown on the plan do not match the trees shown on the Tree Conservation Plan
Plan. Please revise the plan so that it matches the Tree Conservation Plan with regard to
existing trees to remain.
7. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. A 6’ existing sidewalk is shown on the Pathways Plan
Case No. Attachment E
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along Southlake Blvd. An 8’ multi-use trail is not required along Southlake Blvd., so change the
label and symbol to show the existing 6’ sidewalk unless an 8’ trail will be provided. A <8’ sidewalk
is shown on the Pathways Plan for Shady Oaks Dr. and a 4’ sidewalk is shown along that property
boundary. For portions of the sidewalk that are not in the right of way, please provide a pedestrian
access easement.
8. Please make the following changes regarding fencing:
a. Properties within Corridor Overlay Zone see Ord. 480-S § 43.9.c.1(f) for design criteria. All
architectural fencing that runs parallel to Southlake Blvd. must be constructed of masonry,
wrought iron or living plant materials. It shall not run in a straight line without being offset
by a minimum of 6’ every 60’. It shall be located no closer to the right of way than one half
the width of the required bufferyard. The wall that is shown on the plans is not articulated.
It is just some masonry walls in front of another masonry wall that has some ornamental
metal sections. An R-PUD regulation has been added to allow the walls as shown on the
plans. The forward unconnected walls would meet the articulation requirement if they were
connected to the wall along the rear of the residential lots. The wall exhibits shown in the
R-PUD regulations are misleading because they show an articulated masonry and
ornamental metal wall with unconnected masonry walls in front of it. Please clearly state
that the masonry and ornamental metal wall that abuts the residential lots will not be
articulated and that the exhibits are only intended to show the unconnected walls forward
of the wall behind it.
9. An encroachment agreement will be required for the wall in the right of way on the north side of
Street C.
10. Subdivision Ordinance No. 483, as amended, Sections 8.01 E and F, pertaining to buffer lots
adjacent to any property that is currently zoned and platted residential and contains lots one acre
or larger or any property shown on the approved Land Use Plan to be designated for lots of one
acre or larger in size, requires a minimum width of 125’ measured at the common lot line with to
the adjacent property. Lot 8, Block A does not meet this requirement. The common lot line with the
property to the west on Ginger Ct. measures approximately 35’ in length. An R-PUD regulation has
been added to allow Lot 8, Block A to be configured as shown.
11. Provide a preliminary grading plan showing existing and proposed finished grades of the site with
contour intervals not exceeding two (2) feet. Label spot elevations at all critical points, including
but not limited to edges of pavement, curb returns, building corners, drainage paths, etc. Include
directional flow arrows in all flow lines, and all existing drainage structures labeled with size, type
and flow line elevation. Also show centerline of water courses and existing drainage easements.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. On the Tree Survey / Tree Conservation Plan show all proposed utilities and assess the trees that will
be altered due to the installation of the utilities. If an existing tree is shown to be preserved and it is
altered for any reason, it will be required to be mitigated.
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* The existing tree cover calculations indicate that there is 21% of existing tree cove on the site. Under
straight zoning 60% of that existing tree cover is required to be preserved. The development is
proposed to be zoned R-PUD and the applicant is proposing to preserve 54.52%% of the existing
trees cover.
* 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 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.
For property sought to be zoned for the Downtown zoning district or a planned development zoning
district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit
Development, or Employment Center zoning district, the City Council shall consider the application for
a Conservation Analysis or Plan in conjunction with the corresponding development application (as
established in Table 1.0). The Planning and Zoning Commission shall review the application and
make a recommendation to the City Council regarding the application. The City Council shall approve
the Plan or Analysis if the Council finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas
from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage
creek;
v. maximizes the preservation of existing protected trees along rural roadways and other streets
as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* 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
Case No. Attachment E
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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.
LANDSCAPE COMMENTS:
1. Existing tree credits are proposed to be taken for required canopy trees in the south bufferyard.
Only existing trees which are within fifty feet (50’) of the property line where the bufferyard is located
and have a minimum of fifty percent (50%) of the drip line within the bufferyard shall be granted credits
toward reducing the required bufferyard plantings. Credits shall only be granted if the tree/s are in
healthy condition and all requirements of the Tree Preservation Ordinance have been met as
determined at the time of inspection for acceptance of the development.
OTHER COMMENTS:
1. The Landscape and Screening Plan, and the Tree Conservation Plan need to be updated to match the
other development and preliminary civil plans. The Lot numbers do not match.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. There are no changes to the Traffic Impact Analysis. Comments dated October 7, 2015 by Lee
Engineering and comment responses dated November 11, 2015 by DeShazo Group have been
included in this review.
3. Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit
application prior to site plan approval to insure approval of driveway.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can
be found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
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* Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
* Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added
to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a
person of the responsibility of complying with all other applicable laws, including, but not limited to,
Section 11.086, Texas Water Code.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER AND SEWER COMMENTS:
* Minimum size for water lines and sanitary sewer mains are 8”. Sanitary sewer service lines shall
connect to public sanitary sewer system built to City standards.
* Water lines cannot cross property lines without being in an easement or right of way.
* The size of the water service tap must match the size of the meter. There are no reducers allowed
before the meter on the public side. A one inch meter must have a one inch tap, etc.
* Water meters and fire hydrants shall be located in an easement or right of way.
* Sanitary sewers and water lines in easements or right of way shall be constructed to City
standards.
DRAINAGE COMMENTS:
1. A drainage study of stream BB-8 must accompany the submittal of Civil Construction Plans. The
study shall include:
Hydrologic and hydraulic models for the determination of the 100-year water surface elevation
and include the FM 1709 box culverts.
Model shall include upper reaches of stream BB-8 near Lot 9.
Model shall include tailwater impacts to the downstream pond system.
Changes to watershed timing due to development.
Detention pond calculations and routine.
Recommendations for mitigation of changes to the watershed.
NOTE: The City was recently informed by the North Central Texas Council of Governments that
Halff Associates, Inc. has completed a drainage study of stream BB-8 which extends the limits of
detailed study to a point north of FM 1709. The preliminary study will be provided to the City in
March 2016.
2. Finish floor elevations of Lots 8 and 9 shall be 2’ above the 100-year water surface elevation of stream
BB-8.
3. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement.
4. Civil construction plans shall include capacity of existing drainage swale between Southridge Lakes
and Glenmore.
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5. Civil construction plans shall include grading plan of existing drainage swale between Southridge
Lakes and Glenmore.
6. Western drainage easement of Lot 48 on Blanco Circle currently contains a storm drain line which
discharges onto Glenmore. Civil construction plans shall include capacity calculations of existing
drainage swale and design for conveying runoff into the existing drainage easement on the west.
7. Differences between pre- and post- development runoff shall be captured in proposed detention
ponds. Proposed detention ponds shall control the discharge of the 2, 10 and 100- year storm events.
Access easements are needed for maintenance of detention ponds.
8. Verify size, shape, and/or location of the detention ponds (as depicted on the concept plan). Any
changes to size, shape, and/or location of the proposed ponds may require a revision to the concept
plan and may need to be approved by the Planning and Zoning Commission and the City Council.
9. Proposed driveway culvert on Shady Oaks Drive must be sized by an engineer and submitted for
approval to the City Engineer.
Storm Water Pollution Prevention Plan per TXR150000 shall be submitted by second review of
10.
Civil Construction Plans.
This plan must include all required elements in Part III, Section F of the
permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for
completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer
System. It is highly recommended the project manager provide a series of maps for complex projects,
including one map showing controls during mass grading and infrastructure, one map showing
controls during vertical construction, and one map showing final stabilization (may be but not always
equitable to the landscape plan). Please include timelines in relation to the project activities for
installation and removal of controls.
* Calculations will be required to verify capacity of proposed curb inlets.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards.
The proposed flume will not be allowed.
* Property drains into a Critical Drainage Structure #20 and requires a fee to be paid prior to
beginning construction ($214.29/Acre).
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the
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
* A geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
*
Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a
registered engineer in the State of Texas. Retaining walls shall require a permit from the Building
Inspections Department prior to construction.
Case No. Attachment E
ZA15-105 Page 6
* Access permit is required prior to construction on FM 1709. Permit approval is required before
beginning construction. Submit application and plans directly to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City’s sewer, water or storm sewer system.
* 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.
* Informational comments
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Subdivision street names are to be approved by the City prior to final plat. Submit proposed
names and alternate names as soon as possible.
“No Parking” signs would need to be installed around perimeter of the street adjacent to Open
Space Lots 2X and 4X to allow for emergency access. An R-PUD regulation has been added.
Relocate the fire hydrant in the cul-de-sac on “Street D” to be at the furthest point to the south to
eliminate a dead end water line that has no capability to be blown off for flushing purposes.
Community Service/Parks Department Review
Peter Kao
Construction Manager
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 54 dwelling units= $162,000.00. $3000 credit will be given for the five
existing dwellings =$15,000.00. Total park dedication due is $147,000.00.
Case No. Attachment E
ZA15-105 Page 7
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access to trail system or sidewalks. 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. Please show all sidewalks including those required by home
builders. Any pathways in dedicated parkland areas should be a minimum of 5ft wide.
ADA ramps and median pedestrian crossing openings are missing. Ramps, crossings, and sidewalks are
missing at cul-de-sac loops. Pathways should be 5ft wide. Show how sidewalks tie into existing sidewalks on
FM1709.
Provide detail for the pond outfall structure with silt collection basin per Public Works recommendations.
Street C connection to Shady Oaks - verify alignment with entry into Marq across street. Trees along Shady
Oaks are under overhead utilities.
General Informational Comments
* A SPIN meeting for this project was held August 11, 2015.
* The common open space within a R-PUD development must comprise not less than 10% of the
gross area within the R-PUD development. The areas in retention and detention ponds of drainage
easements in excess of 25% of the required open space area cannot be counted toward the open
space requirement. The proposed plan shows 10.9% open space excluding the entirety of the two
open space lots with retention/detention ponds.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* 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 site plan, landscape plan, irrigation plan,
and building 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.
* A permit from TxDOT must be obtained prior to any curb cut along F.M. 1709.
* Denotes Informational Comment
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Major Corridors Urban Design Plan Recommendations
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SURROUNDING PROPERTY OWNERS
Glenmore
SPO Owner Zoning Physical Address Acreage Response
#
1. BLOCH, JAY D SF20A 301 STERLING CT 0.52 NR
2. DAVIDSON, GLENN SF20A 303 STERLING CT 0.52 NR
3. ZIA, SAIYED SF20A 305 STERLING CT 0.54 U
4. RONCK, KEITH P SF20A 307 STERLING CT 0.50 NR
5. CLARKSON, DANIEL J SF20A 306 BLANCO CIR 0.46 NR
6. NOGUERA, GARY D SF20A 1200 BRAZOS DR 0.52 NR
7. ROOSMA, JOHN SF20A 314 BLANCO CIR 0.46 O
8. MIRITELLO FAMILY REVOCABLE LIV SF20A 312 BLANCO CIR 0.47 O
9. FLYNN, LARRY D SF20A 304 STERLING CT 0.47 O
10.DYER, JOHN P SF1-A 550 GINGER CT 1.05 NR
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11.DHANANI, ASIF M SF1-A 450 GINGER CT 1.01 NR
12.STACY, JAMES R SF1-A 1000 W SOUTHLAKE BLVD 1.13 F
13.SCHINER, CHRISTOPHER SF1-A 350 GINGER CT 1.08 O
14.HESS, PAUL J SF1-A 250 GINGER CT 1.17 O
15.SCHNEIDER, STEVE SF1-A 150 GINGER CT 1.29 NR
16.WM REAL ESTATE LTD RPUD 1001 W SOUTHLAKE BLVD 1.39 NR
17.HYDE, JOHN RPUD 100 REGENT CT 0.42 NR
18.BIGLEY, ROBERT W RPUD 101 REGENT CT 0.34 NR
STONE LAKES SUBDIV O
19.
HOMEOWNERS RPUD 1100 STRATFORD DR 0.31
20.SMITH, JOE V AG 803 W SOUTHLAKE BLVD 0.98 NR
STONE LAKES SUBDIV O
21.
HOMEOWNERS RPUD 1000 STRATFORD DR 0.83
22.JOGERST, JAMES RPUD 101 WOODGLEN CT 0.60 NR
23.HALL, MARK A RPUD 103 WOODGLEN CT 0.36 NR
24.SMITH, STEPHEN E RPUD 105 WOODGLEN CT 0.35 NR
25.GMAC MORTGAGE CORP LLC RPUD 107 WOODGLEN CT 0.54 NR
26.HALE, COAVERT T RPUD 102 SPRINGBROOK CT 0.50 NR
27.BADGETT, BRANDI RPUD 100 SPRINGBROOK CT 0.49 NR
28.ALLMOND, THERON R RPUD 109 WOODGLEN CT 0.44 NR
29.BRIAND, JOHN RPUD 103 REGENT CT 0.42 NR
30.NICK, JEFFREY A RPUD 100 WOODGLEN CT 0.54 NR
31.THOMPSON, HUGH A SF20A 313 BLANCO CIR 0.46 NR
32.HAMILTON, JAY SCOTT SF20A 315 BLANCO CIR 0.47 NR
33.BRETT, KEVIN SF20A 307 BLANCO CIR 0.53 NR
34.RANDOLPH, WHITNEY SF20A 309 BLANCO CIR 0.48 NR
35.BAKER, JOSEPH R SF20A 311 BLANCO CIR 0.46 NR
36.HAHN, CHARLES SF20A 317 BLANCO CIR 0.59 NR
37.SALES, TAFT L SF20A 319 BLANCO CIR 0.50 NR
38.NORMAN, KYLE B SF20A 320 BLANCO CIR 0.56 O
39.JAMES LANDSCAPING INC SF1-A 430 SHADY OAKS DR 3.22 NR
40.HIGHBERGER, RHONDA SF1-A 310 SHADY OAKS DR 1.10 NR
41.STACY, RANDALL W SF1-A 300 SHADY OAKS DR 0.98 NR
42.STACY, RONALD T SF1-A 330 SHADY OAKS DR 1.04 NR
43.STACY, ROY J EST SF1-A 320 SHADY OAKS DR 5.61 F
44.SOUTHLAKE OAKS LLC C2 500 W SOUTHLAKE BLVD 2.53 NR
45.BANK OF THE OZARKS SP1 600 W SOUTHLAKE BLVD 1.05 NR
46.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 2.48 NR
47.CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 3.44 NR
48.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.45 NR
49.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.26 NR
50.CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 0.69 NR
51.SOUTHLAKE, CITY OF CS 315 SHADY OAKS DR 5.15 NR
52.SOUTHLAKE, CITY OF CS 285 SHADY OAKS DR 7.14 NR
53.SOUTHLAKE, CITY OF CS 275 SHADY OAKS DR 3.88 NR
54.WAYLAND, MARCUS D AG 817 W SOUTHLAKE BLVD 1.90 NR
55.TIMBER LAKE RES ASSOC INC RPUD 100 TIMBER LAKE PL 2.82 O
56.LOWE, TOMMY ROY SF1-A 750 GINGER CT 1.33 NR
57.CUNNIGHAM, CHARLES S SF1-A 650 GINGER CT 1.30 U
58.CHIU, HUI-TANG SF20A 300 STERLING CT 0.56 NR
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ZA15-105 Page 2
59.MEEKS, SCOTT J SF20A 308 BLANCO CIR 0.63 O
60.WEST, GUNNAR SF20A 306 STERLING CT 0.58 O
61.FRENCH, JAMES SF20A 302 STERLING CT 0.47 NR
62.SECORD, ALAN SF1-A 950 GINGER CT 1.31 NR
63.MASSEY, NICHOLAS J SF1-A 850 GINGER CT 1.41 NR
64.CRESTSTONE GROUP LTD AG 1120 W SOUTHLAKE BLVD 2.37 NR
65.RUESTOW, GREGORY SF20A 316 BLANCO CIR 0.46 NR
66.STENGLE, ERIC J SF20A 318 BLANCO CIR 0.46 O
SOUTHLAKE SHADY OAKS NR
67.
BUILDINGS SP1 620 W SOUTHLAKE BLVD 0.99
SOUTHLAKE SHADY OAKS NR
68.
BUILDINGS SP1 640 W SOUTHLAKE BLVD 1.14
69.ENERGY VAULT A47 LLC SP1 660 W SOUTHLAKE BLVD 0.86 NR
70.STIEFEL, RICHARD M SF20A 310 BLANCO CIR 0.48 O
71.STACY, JAMES R AG 980 W SOUTHLAKE BLVD 9.24 F
72.CADG GLENMORE LLC SF1-A 800 W SOUTHLAKE BLVD 19.71 NR
73.FOUNTAIN FIVE ZERO TWO TR AG 250 SHADY OAKS DR 10.22 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Sixty-six (66)
Responses Received
Within 200’:
Sixteen (16) – Attached
Responses Received
Outside 200’:
Two (2) – Attached
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CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-707
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOTS 1R1
AND 2, BLOCK 1, OWENS ADDITION, AN ADDITION TO THE CITY
OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND TRACTS 3H,
3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, AND 3J1A, LITTLEBERRY G. HALL
SURVEY, ABSTRACT NO. 686, CITY OF SOUTHLAKE, TEXAS,
BEING APPROXIMATELY 49.488 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “AG”
AGRICULTURAL DISTRICT AND “SF-1A” SINGLE FAMILY
RESIDENTIAL DISTRICT TO “R-PUD” RESIDENTIAL PLANNED
UNIT DEVELOPMENT DISTRICT, AS DEPICTED ON THE
APPROVED DEVELOPMENT PLAN ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO THE
SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL
WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS
HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS,
the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS,
pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
Case No. Attachment G
ZA15-105 Page 1
WHEREAS,
the hereinafter described property is currently zoned as “AG” Agricultural
District and “SF-1A” Single Family Residential District under the City’s Comprehensive Zoning
Ordinance; and,
WHEREAS,
a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS,
the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health ad the general welfare; effect on light and air; effect on the over-crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS,
the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that there is a public
Case No. Attachment G
ZA15-105 Page 2
necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
their original investment was made; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS,
the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has
been a change in the conditions of the property surrounding and in close proximity to the tract or
tracts of land requested for a change since the tract or tracts of land were originally classified and
therefore feels that the respective changes in zoning classification for the tract or tracts of land are
needed, are called for, and are in the best interest of the public at large, the citizens of the city of
Southlake, Texas, and helps promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Being described as Lots 1R1 and 2, Block 1, Owens Addition, an addition to the City
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of Southlake, Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C,
and 3J1A, Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas,
being approximately 49.488 acres, and more fully and completely described in
Exhibit “A” from “AG” Agricultural District and “SF-1A” Single Family Residential
District to “R-PUD” Residential Planned Unit Development District as depicted on the
approved Development Plan attached hereto and incorporated herein as Exhibit “B”,
and subject to the following conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
consideration among other things of the character of the district and its peculiar suitability for the
Case No. Attachment G
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particular uses and with a view of conserving the value of buildings and encouraging the most
appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
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SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place for
a public hearing thereon at least ten (10) days before the second reading of this ordinance, and it
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
st
PASSED AND APPROVED on the 1 reading the _____ day of _____, 2016.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
nd
PASSED AND APPROVED on the 2 reading the _____ day of _______, 2016.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
Case No. Attachment G
ZA15-105 Page 6
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
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EXHIBIT “A”
Being described as Lots 1R1 and 2, Block 1, Owens Addition, an addition to the City of
Southlake, Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, and 3J1A,
Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas, being approximately
49.488 acres and more fully and completely described below:
Reserved for metes and bounds description
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EXHIBIT “B”
Reserved for approved Development Plan
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