Item 11 - ZA15-133 - PR - H Granberry
Department of Planning & Development Services
S T A F F R E P O R T
December 30, 2015
CASE NO: ZA15-133
PROJECT: Plat Revision for Lots 2R1 & 2R2 H. Granberry No. 581 Addition (Option
“A”/Option “B”)
REQUEST:
On behalf of Steve Dumler, Four Peaks Development (Tom Matthews) is requesting
approval of a Plat Revision for Lots 2R1 and 2R1 H. Granberry No. 581 Addition, an
addition to the City of Southlake, Tarrant County, Texas and located at 720 S. White
Chapel Blvd., Southlake, Texas. Current Zoning: “RE” Single Family Residential Estate
District. SPIN Neighborhood #10.
DETAILS:
Four Peaks Development, LLC is requesting approval of a Plat Revision of
approximately 14.894 acres for Lots 2R1 and 2R2 H. Granberry No. 581 Addition. The
applicant has proposed two separate options for consideration. Option A proposes a 2
lot panhandle subdivision and option B proposes a 2 lot subdivision with a cul-de-sac
street.
Option A proposes two (2) separate lots. Proposed Lot 2R1 to the rear would be
approximately 9.884 acres (panhandle or flag lot), and Proposed Lot 2R2 to the front
would be approximately 5.010 acres.
Option B proposes two (2) separate lots. Proposed Lot 2R1 to the rear would be
approximately 8.96 acres, and Proposed Lot 2R2 at the front would be approximately
5.014 acres. Option B proposes a public street (cul-de-sac) to serve both proposed
lots.
VARIANCES
REQUESTED:
Option A –
1) The lot configuration proposes a residential panhandle lot, which
requires a variance to Subdivision Ordinance No. 483, as amended.
Option B –
1) Driveway Ordinance No. 634 stipulates a minimum centerline
driveway spacing to an intersection along an arterial roadway is 150
feet. Approximately 50 feet is proposed between the new cul-de-sac
street and an existing residential driveway centerline to the north.
2) Variance to Section 5.06 Sidewalks of the Subdivision Ordinance
reducing the requirement that sidewalks be required on both sides of
all public and private streets to no sidewalk requirement on either
side of the proposed interior ROW for the subdivision.
ACTION NEEDED: 1) Conduct a Public Hearing
Case No.
ZA15-133
2) Consider Plat Revision Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) SPIN Meeting Report
(E) Plat Review Summary No. 2, dated December 30, 2015
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
for Commission and Council Members Only
(H) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817) 748-8072
Jerod Potts (817) 748-8195
Case No.
ZA15-133
BACKGROUND INFORMATION
OWNER:
Steve Dumler
APPLICANT:
Four Peaks Development, LLC
PROPERTY SITUATION:
720 S. White Chapel Blvd.
LEGAL DESCRIPTION:
Lot 2R, H. Granberry No. 581 Addition, an addition to the City of Southlake,
Tarrant County, Texas and located at 720 S. White Chapel Blvd., Southlake,
Texas.
LAND USE CATEGORY:
Low Density Residential
CURRENT ZONING:
“RE” Single Family Residential Estate District
HISTORY:
This property was annexed into the City of Southlake in 1956 and given “AG”
zoning.
In 1992, a single lot Plat Showing for Lot 2, H. Granberry No 581 Addition was
approved (City case ZA92-44).
In 1993, an Amended Plat was approved for Lot 2R, H. Granberry No. 581
Addition. The purpose of the Amended Plat was to correct the owner’s
dedication submitted separately for the plat showing for Lot 2, H. Granberry
No. 581 Addition (City case ZA93-33, see ZA92-44A)
In 1994, the property received a zoning change from “AG” Agricultural to “RE”
Single Family Residential Estate (City case ZA94-73).
According to TAD, the existing building of approximately 6,155 square feet was
built in 1992.
CITIZEN INPUT:
A SPIN Town Hall Forum was held for this project on September 8, 2015 at
Southlake Town Hall. A SPIN Meeting Report is included as Attachment “D” of
this report.
SOUTHLAKE 2030: Consolidated Future Land Use
The Southlake 2030 Future
Land Use Plan designates this
property as Low Density
Residential. The image to the
right illustrates the Future Land
Use for the proposed location.
Low Density Residential is
defined within Southlake 2030:
The Low Density Residential
category is for detached single-
family residential development
at a net density of one or fewer
dwelling units per acre. Net
density is the number of
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ZA15-133 Page 1
dwelling units per net acre, which excludes acreage in all public rights-of-way.
Other suitable activities are those permitted in the Public Parks / Open Space
and Public / Semi-Public categories described previously. The Low Density
Residential category encourages the openness and rural character of the City
of Southlake.
As proposed, this Preliminary Plat / Plat Revision is consistent with the Future
Land Use Plan.
Master Thoroughfare Plan
According to the Master Thoroughfare Plan, S. White Chapel is designated as
a 2-lane undivided arterial (A2U) with a minimum 88’ R.O.W. required.
Pathways / Sidewalk Plan
The Official Pathways Map, adopted by City Council on January 7, 2014
designates the west side of S. White Chapel Blvd. as having a future sidewalk
that is less than 8 feet wide. Staff has requested that the applicant provide
sidewalks along S. White Chapel and the applicant is showing an 8’ sidewalk
on the Preliminary Plat / Plat Revision document. Option B will require a
minimum 4’ sidewalk along the cul-de-sac street which the applicant proposes
not to construct.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The existing residence on 720 S. White Chapel has residential driveway
access off of S. White Chapel Blvd. The applicant has not yet provided
driveway exhibits indicating whether the existing driveway would stay if the
Preliminary Plat / Plat Revision is approved. Staff has included the following
Lot
comment in the Plat Review Summary No. 2, dated December 30, 2015:
2, Block 1 to the north (Bull Run Lakes Addition) shows an emergency
access easement that appears to be used as a residential driveway. The
Driveway Ordinance No. 634 stipulates a minimum centerline driveway
spacing along roadway of 100 feet. There is no access easement shown
and it appears that the drive on the panhandle lot would not meet this
requirement.
If this condition could not be met, a variance would be
required.
Traffic Impact
AM-PM-
Use Units Vtpd* AM-IN PM-IN
OUT OUT
Single-Family Detached
2 19 1 1 1 1
Housing (210)
* 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
UTILITIES: Water
The applicant submitted a Preliminary Drainage & Utility Plan for Option B
which shows that Proposed Lot 2R1 to the rear has existing water service from
an 8” water main at the back of the property. The submitted Plan shows a
proposed 2” water service off an existing 12” water main off S. White Chapel
Blvd. to serve Proposed Lot 2R2 at the front.
Sewer
The Preliminary Drainage & Utility Plan shows that an existing 8” sewer line at
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ZA15-133 Page 2
the back of the property will serve Proposed Lot 2R1 to the rear. There is a 15’
utility easement between Lots 10 and 11, Block 3, Princeton Park Addition,
served by an existing 6” line. The applicant is proposing a 6’ sanitary sewer to
serve Proposed Lot 2R2 at the front. The applicant is also proposing a 15’
sanitary sewer (utility) easement along a portion of the Proposed Lot 2R1 side
yard. Staff has included a comment in the Plat Review Summary No. 2, dated
December 30, 2015 to extend the U.E. shown on the south side of Proposed
Lot 2R1 an additional 5’ onto proposed Lot 2R2, and to label this as a Utility
Easement, rather than a sanitary sewer easement, like it is currently.
TREE PRESERVATION:
Option B was submitted with a Tree Preservation Plan. The existing coverage
canopy coverage noted on this plan is 18%. Tree Preservation Ordinance No.
585-D requires the applicant preserve a minimum of 70% of the existing tree
cover. Although the Tree Preservation Plan that was submitted for Option B is
at the same site (720 S. White Chapel) the requests are different for the two
options being requested by the applicant. A comment has been included in the
Plat Review Summary No. 2, dated December 30, 2015 stating that a tree
analysis/conservation plan should be submitted for Option A.
STAFF COMMENTS:
Attached is Plat Review Summary No. 2, dated December 30, 2015.
N:\\Community Development\\MEMO\\2015 Cases\\133 - PR - Option A - Lots 2R1 & 2R2, H Granberry\\Staff Report\\ZA15-133 - PZ
- 2016-1-7.doc
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Case No. Attachment B
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Plans and Support Information (Option “A”)
Proposed Plat Revision
Proposed Preliminary Plat / Plat Revision (Option “A”) – Close Up
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Plans and support information (Option “B”)
Proposed Plat Revision
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Proposed Plat Revision (Option “B”) – Close Up
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Preliminary Drainage & Utility Plan
Preliminary Drainage & Utility Plan – Close Up
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Tree Preservation Plan
Tree Preservation Plan – Tree Canopy Summary
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Site Distance Exhibit
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Offset Driveway Exhibit
This exhibit has been provided by the applicant to illustrate a possible road
configuration that would not require a variance to Driveway Ordinance No. 634. The
applicant has requested a variance to reduce the minimum driveway spacing along
S. White Chapel from the proposed drive to an adjacent driveway from 150’ to 50’.
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ZA15-133 Page 8
Existing Buildings Exhibit
The Preliminary Plat for Option “B” includes a note stating that all existing structures on site will
remain with development.
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PLAT REVIEW SUMMARY
ZA15-133Two12/30/15
Case No.: Review No.: Date of Review:
Plat Revision – Lots 2R1 & 2R2 H. Granberry No. 581 Addition - 720 S. White Chapel
Project Name:
APPLICANT: Tom Matthews OWNER: Steve Dumler
2600 E. Southlake Blvd. #120-323 6708 Ethridge Ct.
Southlake, TX, 76092 Colleyville, TX, 76034
Phone: (214) 676-3434 Phone: (817) 913-8040
Fax: (817) 481-4074
Email: tmatthews@fourpeaksdev.com Email: sdumler@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/21/15 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL.
IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT JEROD
POTTS AT (817) 748-8195.
Option A Comments
1. Residential panhandle lots, also known as flag lots, shall not be permitted (As amended by Ord.
No. 483-L). Proposed Lot 2R1 is a panhandle lot, and will require a variance to the Subdivision
Ordinance, No 483, as amended.
2. Staff recommends processing this plat revision application concurrently with a preliminary plat
application showing both options proposed. Please update the submitted plans, providing a
The formal
pedestrian access plan and a tree analysis/conservation plan for each option.
submittal did not include updated plan documents (Preliminary Drainage Study, Tree
Conservation Analysis, Tree Conservation Plan). Also note comments from the Public
Works/Engineering Review and the Tree Conservation/Landscape Review for additional
plans to be submitted. Also, please provide a Preliminary Plat sheet along with the plat
revision sheet.
3. Per Subdivision Ordinance No. 483, as amended, any new development in the City shall provide
for the location and construction of sidewalks. Please show and label sidewalks consistent with the
Southlake 2030 Master Thoroughfare Plan along S. White Chapel on either the preliminary plat or
The Master Thoroughfare Plan indicates that at least a 4’
a separate pedestrian access plan.
wide sidewalk (less than 8’) will be required along S. White Chapel.
4. Revise the title block as follows:
a. Please add the number of lots to the title block
5. The following changes are needed with regard to the legal description:
a. There is a “\\” symbol in the first line of the second paragraph of the owner’s dedication.
Please remove if this is an error.
6. The following changes are needed in the “owner’s” dedication and notary:
a. Revise the owner’s dedication and notary to conform to the standard format as shown in
Appendix 1 (Individuals). Appendix 1 is attached to this review.
Case No. Attachment E
ZA15-133 Page 1
7. Add a lienholder statement and signature block with notary to the plat. If there is/are no lienholder(s)
then add a statement to this effect. The standard language for these statements is attached.
8. Confirm that any existing structures are adequately off-set per zoning district setback regulations from
the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location of any
For the ZA15-134 submittal an
such structures or note that all such structures are to be removed.
exhibit was provided indicating the location of existing structures, but this exhibit did not
provide details about whether the structures were to stay or be removed. Please revise this
sheet to provide this information.
9. The following changes are needed with regard to easements:
a. Where adjacent property is unplatted or platted showing a 5' U.E., provide a 5' U.E.
along the property line; if adjacent property is platted and shows no easement, provide
Please extend the U.E. on the south
a 10' U.E. along the interior of the property line.
side of proposed Lot 2R1 an additional 5’ onto proposed Lot 2R2. Additionally,
please label this as Utility Easement, rather than sanitary sewer easement.
10. The following changes are needed regarding the proposed lotting:
a. Show the front building line for each proposed lot per RE zoning district for both lots on
the plat (not less than 40 feet).
11. The following changes are needed regarding Right-of-Way dedications and interior street geometry:
a. Show and dimension the R.O.W. dedication in accordance with the current Master
Thoroughfare Plan. Dimensions must either be from center line of apparent existing
R.O.W. or full width from across R.O.W. if opposite side has dedicated their half. The
Master Thoroughfare Plan shows this portion of S. White Chapel Blvd. as an 88’ A2U
Two of the bearings still show 42’ to centerline of S. White Chapel Blvd.
Arterial.
ROW. Please correct to show 44’.
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
Fax: (817) 748-8077
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Verify sight distances by means of an exhibit that complies with AASHTO guidelines.
* Sidewalk widths shall conform to the Southlake Pathways Plan. Sidewalks shall be required to be
constructed with each dwelling.
* Lot 2R1 driveway shall meet the driveway ordinance 634 (100 ft spacing).
* 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:
Case No. Attachment E
ZA15-134Page 1
1. A minimum of 15’ x 5’ easement for access cleanout and maintenance on lot 2R2 shall be provided.
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
* 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 SANITARY SEWER COMMENTS:
1. Sanitary sewer service lines connecting to public sanitary sewer system shall be built to City
standards.
DRAINAGE COMMENTS:
1. Show building pad area and provide a grading plan with 2’ contours for Building permit. Existing
contours may be obtained from the City of Southlake.
2. Any proposed driveway culvert must be sized by an engineer and submitted for approval to the City
Engineer.
* Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events.
Detention may be required with any new proposed building construction. Describe how increased
runoff from site is being addressed.
* 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 require a fee to be paid prior to beginning
construction.
* 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
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-
construction, construction and post-construction erosion control measures.
* 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Tree Conservation/Landscape Review
Keith Martin
Case No. Attachment E
ZA15-134Page 2
Landscape Administrator
Phone: (817) 748-8229
Fax: (817) 481-5713
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The submitted Tree Conservation Plan (Boundary/Tree Survey) shows only the trees, structures,
ponds and other items as they currently exist. The submitted Tree Conservation Plan must show what
development is proposed along with the as the other requirements as outlined in the Tree
Preservation Ordinance 585-D. Clearly delineate which existing trees are proposed to be removed and
that the proposed development complies with the Existing Tree Cover Preservation Requirements.
Information required for Tree Conservation Plan:
i. Identification of Critical Environmental Features of the site:
A.
All individually protected trees
B.
Existing streams, drainage creeks, ponds, and other water bodies (if any)
ii. Tree Survey or alternative to a tree survey
iii. 2-foot contour map of the site
iv. Protected trees within the tree preservation area including tree size and type
v. Critical Root Zones of groups of trees
vi. Critical Root Zones for individual trees required for site plans only
vii. Boundaries of any tree preservation areas as identified in the ERP Map
viii. Identification of areas of environmental constraints not suitable for development
ix. Identification of areas of minimal environmental constraints that are suitable for
development
x. Areas of encroachment into Critical Environmental Features identified on the site
xi. Clear delineation, for each protected tree, of whether the tree will be preserved after the
proposed development is constructed, altered due to proposed improvements, or could
potentially be saved based upon site specific conditions
xii. Stream/Creek buffers, if any
xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall be
required to be shown only at the site plan stage for all development. Preliminary plats
shall, however, show building setbacks and general location of buildings and
infrastructure.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who own the
property and those persons or entities filing the application
xvi. Such additional information as the Administrative Official may reasonably require given
the particular characteristics of the property.
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
Case No. Attachment E
ZA15-134Page 3
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.
LANDSCAPE COMMENTS:
1. A 10’ – B type bufferyard is required to be provided adjacent to the east property line along S. White
Chapel. The plant material required to be provided within the bufferyard is as follows.
Canopy Tree – 10
Accent Trees – 15
Shrubs - 50
* Indicates informational comment.
# Indicates required items comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8233
Fax: (817) 748-8181
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Driveways serving multiple residential structures or other structures on the lot, with a common access
easement shall be as follows:
a. Shall have access within 150 feet of each structure and a fire hydrant within 1000 feet of
each structure.
b. If access is more than 10 feet but less than 24 feet wide, a fire hydrant is required within
1000 feet of each structure and an approved residential fire sprinkler system is required in
each residence.
c. If a minimum 24 foot wide access is provided, a fire hydrant is required within 1000 feet of
the structure or an approved residential fire sprinkler system is required in each
residence.
Community Service/Parks Department Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
Fax: (817) 748-8027
Email: pkao@ci.southlake.tx.us
Will need to provide sidewalk along S. White Chapel. Will also need to pay $3000 in park fees.
Case No. Attachment E
ZA15-134Page 4
The following should be informational comments only
============= ====================
* Lot 2, Block 1 to the north (Bull Run Lakes Addition) shows an emergency access easement that
appears to be used as a residential driveway. The Driveway Ordinance No. 634 stipulates a minimum
centerline driveway spacing along roadway of 100 feet. There is no access easement shown and it
appears that the drive on the panhandle lot would not meet this requirement.
* Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area.
* All plats filed must have an original signed and stamped Tax Certificate submitted with it from each
taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and that
taxes for the current year have been paid. After September 1st, a certificate showing that the taxes for
that year are paid, but that the taxes for the upcoming year have yet to be calculated is required.
(House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant County Tax
Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red
courthouse). There is a service charge of $10 per account for this certificate. For more information
contact the Assessor/Collector’s office at 817-212-6847.
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy with
original signatures.
blacklineblackline
* Original signatures and seals will be required on one mylar and one paper copy
prior to filing the plat. The mylar and paper copies will not be accepted if any erasures or original ink,
other than signatures or seals, appear on the plat.
* A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off-site sewer extensions, off-site drainage and utility easements and impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* If a public sanitary sewer is not available, a permit from the Tarrant County Health Department for
an on-site sanitary sewer facility will be required and must comply with the regulations of Section
33.14 of the Zoning Ordinance, as amended.
Lien Holder Acknowledgment
STATE OF _______________________
COUNTY OF______________________
Whereas _________________________________acting by and through the undersigned, its duly
authorized agent, is (are) the lien holder(s) of the property described hereon, does (do) hereby ratify all
dedications and provisions of this plat as shown.
_________________________________________________________
STATE OF ______________________________
COUNTY OF ____________________________
BEFORE ME, the undersigned authority, on this day personally appeared
Case No. Attachment E
ZA15-134Page 5
_________________________________________known to me to be the person(s) whose name(s) is(are)
subscribed to the above and foregoing instrument, and acknowledged to me that (he/she/they) executed the
same for the purposes and consideration expressed and in the capacity therein stated and as the act and
deed of said ___________________________________
GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the day of
, 20 .
Seal Notary Public
Commission expires:
* Denotes Informational Comment
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ZA15-134Page 8
Comments Option B
12. Staff recommends processing this preliminary plat application concurrently with a plat revision and
proposing both options proposed. Update supplementary plans for both options.
13. Per Subdivision Ordinance No. 483, as amended, any new development in the City shall provide
for the location and construction of sidewalks. Please show and label sidewalks consistent with the
Southlake 2030 Master Thoroughfare Plan along S. White Chapel as well as the proposed cul-de-
sac on either the preliminary plat or a separate pedestrian access plan. Sidewalks along the
The
proposed cul-de-sac should be at least 4 feet wide on each side of the proposed street.
applicant has requested a variance to this requirement to not construct the sidewalk on
either side of the proposed interior ROW of proposed Street A (cul-de-sac).
14. The preliminary plat includes a note stating that both proposed Lots (2R1 and 2R2) will have
driveway access off of proposed Street A. However, another note on the plat states that all
existing structures on site will remain with development. Indicate whether the existing private
residential driveway currently serving Lot 2R will be kept or removed.
15. Lot 2, Block 1 to the north (Bull Run Lakes Addition) shows an emergency access easement that
appears to be used as a residential driveway. Per Driveway Ordinance No. 634, the minimum
distance to intersection along roadway for an arterial street to a residential driveway is 150 feet
(measured from the centerline of the emergency access easement to the ROW of the proposed
public street along S. White Chapel. Please show this distance on the preliminary plat. If the
The
distance is less than 150 feet this will require a variance to the Driveway Ordinance.
applicant has requested a variance to reduce this spacing requirement from 150’ to 50’.
16. The following changes are needed with regard to the legal description:
a. There is a “\\” sign in the first line of the property description paragraph that starts with the
word “BEGINNING.” Please remove this if it is an error.
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17. Revise the surveyor’s certification to conform to the standard format as shown in Appendix 5
Please add a line for the “Typed Name” of the surveyor.
(attached).
18. The following changes are needed with regard to adjacent properties within 200' to include properties
across any adjacent R.O.W.:
a. Label all previously approved concept plans, site plans, preliminary or final plats
19. Confirm that any existing structures are adequately off-set per zoning district setback regulations from
the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location of any
The exhibit provided shows
such structures or note that all such structures are to be removed.
existing structures, but does not indicate whether structures are to stay or be removed. The
preliminary plat includes a note stating that all existing structures on site will remain with
development. Please clarify on the exhibit whether the existing driveway will stay or be
removed.
20. The following changes are needed with regard to easements:
a. Please extend the U.E. on the south side of proposed Lot 2R1 an additional 5’ onto
proposed Lot 2R2. Additionally, please label this as Utility Easement, rather than
sanitary sewer easement.
21. The following changes are needed regarding Right-of-Way dedications and interior street geometry:
a. Show and dimension the R.O.W. dedication in accordance with the current Master
Thoroughfare Plan. Dimensions must either be from center line of apparent existing
R.O.W. or full width from across R.O.W. if opposite side has dedicated their half. The
Master Thoroughfare Plan shows this portion of S. White Chapel Blvd. as an 88’ A2U
Arterial.
b. Dimension all property corners to the centerline of the apparent existing ROW.
Correct the bearings on the plat that show a 42’ ROW from centerline to reflect
44’ from centerline.
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
Fax: (817) 748-8077
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil construction
plans.
2. Revise the typical section of the street to conform to new city standards detail (available to
download from the website). Street radius shall meet AASHTO standards. The concrete strength
is 3,600 psi
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be found
in the City of Southlake website:
Case No. Attachment E
ZA15-134Page 10
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
3. A minimum of 15’ x 5’ easement for access cleanout and maintenance on lot 2R2 shall be
provided.
4. 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 SANITARY SEWER COMMENTS:
5. Sanitary sewer service lines connecting to public sanitary sewer system shall be built to City
standards.
DRAINAGE COMMENTS:
3. Show building pad area and provide a grading plan with 2’ contours. Existing contours may be
obtained from the City of Southlake.
4. Any proposed driveway culvert must be sized by an engineer and submitted for approval to the
City Engineer.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards.
The proposed flume will not be allowed.
* Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events.
Detention may be required with any new proposed building construction. Describe how increased
runoff from site is being addressed.
* Property drains into a Critical Drainage Structure require a fee to be paid prior to beginning
construction.
* 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 Storm Water Pollution Prevention Plan which outlines pre-
construction, construction and post-construction erosion control measures.
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ZA15-134Page 11
* 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.
*=Denotes informational comment.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Fax: (817) 481-5713
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The submitted Tree Conservation Plan (Boundary/Tree Survey) shows only the trees, structures,
ponds and other items as they currently exist. The submitted Tree Conservation Plan must show what
development is proposed along with the as the other requirements as outlined in the Tree
Preservation Ordinance 585-D. Clearly delineate which existing trees are proposed to be removed and
that the proposed development complies with the Existing Tree Cover Preservation Requirements.
Information required for Tree Conservation Plan:
xvii. Identification of Critical Environmental Features of the site:
A.
All individually protected trees
B.
Existing streams, drainage creeks, ponds, and other water bodies (if any)
xviii. Tree Survey or alternative to a tree survey
xix. 2-foot contour map of the site
xx. Protected trees within the tree preservation area including tree size and type
xxi. Critical Root Zones of groups of trees
xxii. Critical Root Zones for individual trees required for site plans only
xxiii. Boundaries of any tree preservation areas as identified in the ERP Map
xxiv. Identification of areas of environmental constraints not suitable for development
xxv. Identification of areas of minimal environmental constraints that are suitable for
development
xxvi. Areas of encroachment into Critical Environmental Features identified on the site
xxvii. Clear delineation, for each protected tree, of whether the tree will be preserved after the
proposed development is constructed, altered due to proposed improvements, or could
potentially be saved based upon site specific conditions
xxviii. Stream/Creek buffers, if any
xxix. Detailed site plan of all proposed improvements. (All proposed improvements shall be
required to be shown only at the site plan stage for all development. Preliminary plats
shall, however, show building setbacks and general location of buildings and
infrastructure.)
xxx. Setbacks, building lines, and buffer yards
xxxi. The names, addresses and telephone numbers of those persons or entities who own the
property and those persons or entities filing the application
Case No. Attachment E
ZA15-134Page 12
xxxii. Such additional information as the Administrative Official may reasonably require given
the particular characteristics of the property.
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.
LANDSCAPE COMMENTS:
1. A 10’ – B type bufferyard is required to be provided adjacent to the east property line along S. White
Chapel. The plant material required to be provided within the bufferyard is as follows.
Canopy Tree – 10
Accent Trees – 15
Shrubs - 50
* Indicates informational comment.
# Indicates required items comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8233
Fax: (817) 748-8181
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
All residences must be located within 1000 feet of a fire hydrant, measured as the hose would be laid, or a
hydrant will be required to be added.
Community Service/Parks Department Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
Case No. Attachment E
ZA15-134Page 13
Fax: (817) 748-8027
Email: pkao@ci.southlake.tx.us
Will need sidewalks on both sides of the cul-de-sac (if public or private) and along S. White Chapel. Will also
need to pay $3000 in park fees.
The following should be informational comments only
============= ====================
* Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area.
* A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off-site sewer extensions, off-site drainage and utility easements and impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to completing the changes noted
above. The applicant should be aware that a formal submittal for the next scheduled Planning and
must be received at the City by 5:00 p.m. on December 21, 2015.
Zoning Commission meeting A
1211" X 17"
total of revised copies of each plan folded to 6" X 9" and a single reduction of each
plan must be submitted. If not received before the deadline, the item will be moved to a later P&Z
agenda. If any significant changes, other than those noted above are made to the submittal, the
plan could be withheld from processing until a later meeting or remanded back to the Development
Review Committee for review.
Lien Holder Acknowledgment
STATE OF _______________________
COUNTY OF______________________
Whereas _________________________________acting by and through the undersigned, its duly
authorized agent, is (are) the lien holder(s) of the property described hereon, does (do) hereby ratify all
dedications and provisions of this plat as shown.
_________________________________________________________
STATE OF ______________________________
COUNTY OF ____________________________
BEFORE ME, the undersigned authority, on this day personally appeared
_________________________________________known to me to be the person(s) whose name(s) is(are)
subscribed to the above and foregoing instrument, and acknowledged to me that (he/she/they) executed the
same for the purposes and consideration expressed and in the capacity therein stated and as the act and
deed of said ___________________________________
GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the day of
Case No. Attachment E
ZA15-134Page 14
, 20 .
Seal Notary Public
Commission expires:
* Denotes Informational Comment
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Surrounding Property Owners
SPO # Owner Zoning Physical Address Acreage Response
1. Steve Dumler NR
2. Superintendent of Carroll ISD NR
Superintendent of Grapevine
3. NR
Colleyville ISD
4. Superintendent of Keller ISD NR
Superintendent of Northwest
5. NR
ISD
720 S WHITE CHAPEL
6. SYKES, J R RE 15.15400000 NR
BLVD
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Responses Received: In Favor: () Opposed To: () Undecided: () No Response: (6)
Case No. Attachment F
ZA15-133 Page 1
Reserved for Surrounding Property Owner Responses
Case No. Attachment G
ZA15-133 Page 1