PZ Item 10 - ZA17-105 ZCP 855 E Dove RdCase No.
ZA17-105
S T A F F R E P O R T
January 12, 2018
CASE NO: ZA17-105
PROJECT: Zoning Change and Concept Plan for 855 E. Dove Rd.
EXECUTIVE
SUMMARY: Carl & Kelsey Bunch are requesting approval of a Zoning Change and Concept
Plan for a single-family residential lot on property described as Lot 13, A.H.
Chivers No. 299 Addition, an addition to the City of Southlake, Tarrant County,
Texas, and addressed as 855 E. Dove Road, Southlake, Texas. Current
Zoning: "AG" Agricultural District. Requested Zoning: "SF-1A" Single Family
Residential District. SPIN Neighborhood #3.
DETAILS: This project is located on the south side of E. Dove Rd. approximately 1,200
feet west of the intersection with N. Carroll Avenue.
The applicant is requesting approval of a Zoning Change and Concept Plan
from “AG” Agricultural District to “SF-1A” Single Family Residential District to
allow the construction of a new single family residence. All previously existing
structures on the lot have been removed with the exception of a small well
house.
Site Data Summary
Existing Zoning “AG” Agricultural District
Proposed Zoning “SF-1A” Single Family Residential District
Land Use Designation Low Density Residential
Acreage 1.85 ac.
Residential Lots 1
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated January 11, 2018
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Concept Plan
Link to Tree Preservation Plan
STAFF CONTACT: Dennis Killough (817) 748-8072 / Richard Schell (817) 748-8602
Department of Planning & Development Services
Case No. Attachment A
ZA17-105 Page 1
BACKGROUND INFORMATION
OWNER/APPLICANT: Carl & Kelsey Bunch
PROPERTY SITUATION: 855 E. Dove Road
LEGAL DESCRIPTION: Lot 13, A.H. Chivers No. 299 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” – Agricultural District
PROPOSED ZONING: “SF-1A” – Single Family Residential District
HISTORY: - The property was annexed into the City in 1957 and given the “AG”
zoning designation.
- A single-lot plat showing was processed administratively and filed June
6, 2017. (ZA17-023)
- A demolition permit was issued in October 2017 and all existing
structures have been .
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for
the site is Low Density Residential.
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 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.
The proposed zoning change and concept plan are consistent with the
Low Density Residential category.
Mobility & Master Thoroughfare Plan
The Thoroughfare Plan designates E. Dove Rd. as an 88’ two-lane
undivided arterial.
Pathways Master Plan & Sidewalk Plan
The 2030 Pathways Master Plan shows
Priority Segment No. 155 planned at the
subject location. The construction is
currently listed as a Tier 3 project, citing
right of way and tree obstruction issues.
The subject lot was platted prior to the latest Subdivision Ordinance
Case No. Attachment A
ZA17-105 Page 2
amendment which deleted “Exemptions.”
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The property is located on E. Dove Rd. which is an 88’ two-lane
undivided arterial. Adequate right of way was shown to be dedicated on
the associated Plat Showing. (ZA17-023)
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this development.
The new single family home will replace a prior single family home on
the property, so there will be no increase in trip generation.
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-E
because it is being rezoned.
The proposed tree conservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. 100%
of the existing trees on the site are proposed to be preserved.
UTILITIES: A 6” water line currently exists and a connection has recently been
installed to the existing 8” sewer line along E. Dove Rd. to serve the
property.
DRAINAGE: Drainage is generally sheet flow from north to south across the property.
A drainage plan will be required with new construction.
CITIZEN INPUT: A SPIN meeting was not held for this project.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated January 11,
2018.
Case No. Attachment B
ZA17-105 Page 1
Case No. Attachment C
ZA17-105 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA17-105 Review No.: Two Date of Review: 1/11/18
Project Name: Concept Plan for 855 E. Dove Rd.
APPLICANT: DESIGNER: Mark Tuley
Carl and Kelsey Bunch Design Consultants Inc.
714 Longford Drive 725 Commerce St. Ste. 100
Southlake, TX 76092 Southlake, TX 76092
Phone: 813-318-2550 Phone: (817) 905-7374
Email: cbunch05@hotmail.com E:mail: marktuley@netzero.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 1/06/18 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 RICHARD SCHELL AT (817) 748-8602.
1. Place the City case number “ZA17-105" in the lower right corner of all submitted exhibits for
ease of reference.
2. The Tree Conservation Plan shows the house encroaching into the root zone of Tree #4, a
23.75” Pecan tree that is shown to be preserved. The house must be located farther back on the
lot in order to show that tree as being saved on the plan. The property owner has indicated that
the tree will be saved and the house will be relocated slightly to the south if necessary.
3. Correct the title block to include the omitted information as shown in bold and underlined:
a. “Lot 13, A.H. Chivers No. 299 Addition, an addition to the City of Southlake,
Tarrant County, Texas”.
4. The recorded plat for Lot 13, A.H. Chivers No. 299 Addition shows side yard setbacks at twenty-
five (25) feet and the rear yard setback at forty (40) feet. The “SF-1A” Single Family Residential
District requires side yard setbacks at twenty (20) feet and the rear yard setback at forty (40)
feet. Construction on the property must comply with the more restrictive setbacks of those that
are shown the plat or those that are required in the underlying zoning district. Only the front
yard setback is required to be shown on plats. An amended plat to remove or revise the side
building lines must be processed and recorded with the County to change the side setbacks to
the 20’ side building lines shown on the Concept Plan. An amended plat can be approved
administratively by City staff.
_________________________________________________________________________________
Case No. Attachment C
ZA17-105 Page 2
Tree Conservation and Landscape
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The Tree Conservation Plan shows the house encroaching into the root zone of Tree #4, a
23.75” Pecan tree that is shown to be preserved. The house must be located farther back on
the lot in order to show that tree as being saved on the plan. The property owner has indicated
that the tree will be saved and the house will be relocated slightly to the south if necessary.
* The proposed tree conservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. 100% of the existing trees on the site are
proposed to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree
Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing
tree cover in accordance with the percentage requirements established by Table 2.0. If the
property has previously received a tree permit related to development, the percentage of
existing tree cover at 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
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
* Please be aware that all existing trees shown to be preserved on the City Council approved
Tree Conservation Plan must be preserved and protected during all phases and construction
of the development. Alteration or removal of any of the existing trees shown to be preserved
on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and
the zoning as approved by the Southlake City Council. Please ensure that the layout of all
structures, easements, utilities, structures grading, and any other structure proposed to be
constructed do not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The required bufferyard plantings are required to be installed prior to the issuance of a
Certificate of Occupancy for the proposed residential structure.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA17-105 Page 3
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
building permit plans.
2. Submit grading and drainage plan with Building Permit application signed and sealed by
registered professional engineer in the State of Texas. Plan shall include 2’ contours and
drainage arrow. Discharge of post development runoff must have no adverse im pact on
downstream properties and meet the provisions of Ordinance No. 605. Runoff from the
dwelling must be shown to discharge into a drainage easement or right of way.
3. Label proposed right of way for the proposed street.
4. Dimension the proposed driveway, including the circular portion. Refer to Driveway Ordinance
No. 634 for design criteria.
5. Label the distances to the nearest drives or street intersections in both directions from the
proposed drive.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* 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:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
1. Provide 15’ Drainage Easement along western property line. Drainage must be conveyed to
the right of way and not enter property on the west.
DRAINAGE COMMENTS:
1. Provide grading plan containing 2’ contours. Contours may be obtained from the City of
Southlake. Provide swale along western property within an easement to intercept runoff
before entering adjacent property.
2. Proposed driveway culvert must be sized by an engineer and submitted for approval to the
City Engineer.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* 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.
Case No. Attachment C
ZA17-105 Page 4
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
GENERAL COMMENTS:
Due to fire department access being required for the guest house at the rear of the property,
an approved turn-around for fire apparatus must be provided that meets the residential
requirements.
Also, a minimum of 14’ clearance must be provided on this driveway access, free from trees or
other obstructions.
________________________________________________________________________________
General Informational Comments
* Staff strongly recommends contacting Jerod Potts in the Planning and Development Services
Department to schedule a SPIN meeting. Jerod can be contacted by phone at (817) 748-8195
or by e-mail at jpotts@ci.southlake.tx.us. For more information about SPIN and the SPIN
process please go to SouthlakeSPIN.org.
* 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.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* 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 fully corrected
concept 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.
Case No. Attachment C
ZA17-105 Page 5
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA17-025 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
# Owner Property Address Zoning Ac Response
1. REDDY, VIJAY 909 ASPEN RIDGE DR RPUD 0.50 NR
2. MICHAELIDES, JASON 905 ASPEN RIDGE DR RPUD 0.46 NR
3. LOWENSTEIN, GREG 925 E DOVE RD AG 1.57 NR
4. OAK BEND OF SOUTHLAKE HOA 2350 OAK BEND CT RPUD 1.14 NR
5. MALLAVARAPU, ANANTH 825 E DOVE RD RPUD 1.02 NR
6. LONG, MICHAEL R 801 VICTORIA LN SF1-A 1.50 NR
7. COLLIER, DONALD 800 VICTORIA LN SF1-A 1.52 NR
8. MEDICI, PAMELA 2120 CHEYENNE PARK LN RPUD 0.82 NR
9. TAN, GUAN 875 E DOVE RD SF1-A 1.65 NR
10. PIERRET, BRIAN 845 E DOVE RD RPUD 1.17 NR
11. MEDICI, JEFFREY P 2123 CHEYENNE PARK LN RPUD 0.52 NR
12. BUNCH, CARL 855 E DOVE RD AG 1.85 NR
13. BERWICK, TRACY 2119 CHEYENNE PARK LN RPUD 0.80 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirteen (13)
Responses Received: None