ZA03-096 Staff Report
City of Southlake
Department of Planning
S T A F F R E P O R T
February 13, 2004
CASE NO: ZA03-096
PROJECT: Estes Park Phase 2
REQUEST: Hat Creek Development and Terra Land Development are requesting approval of a
zoning change and development plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider zoning change and development plan approval.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Development Plan Review Summary
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Dennis Killough (481-2073)
Bruce Payne (481-2036)
Case No.
ZA03-096
BACKGROUND INFORMATION
OWNERS/APPLICANTS: Hat Creek Development and Terra Land Development
PURPOSE: The purpose of this request is to receive approval of a zoning change and
development plan for the development of 59 residential lots and 2 private
common areas on 36.74 acres.
PROPERTY SITUATION: The property is located on the north side of Primrose Lane, approximately
1,000 feet west of N. Carroll Avenue.
LEGAL DESCRIPTION: Tracts 1A1B, 2A, 2A1, 2A2, and 2C3, situated in the A. Chivers Survey,
Abstract No. 299
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District and “R-PUD” Residential Planned Unit
Development District
REQUESTED ZONING: “R-PUD” Residential Planned Unit Development District
HISTORY: -A change of zoning to “R-PUD” and a development plan for Estes Park,
Phase 1 was approved by City Council on August 19, 2003.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends E. Dove Street to be a 5-lane,
undivided arterial with 94 feet of right-of-way and a continuous, two-way,
center left-turn lane. The Master Thoroughfare Plan recommends N. Carroll
Avenue to be a 3-lane, undivided arterial with 94 feet of right-of-way and a
continuous, two-way, center left-turn lane.
Existing Area Road Network and Conditions
The proposed site will connect into the previously approved Estes Park,
Phase 1, which will have one street intersecting with E. Dove Street. The
proposed site will also have emergency access from Primrose Lane providing
a secondary access to the subdivision for emergency vehicles.
E. Dove Street is currently a 2-lane, undivided roadway. No plans for
improvement in the near future have been made. Primrose Lane is a single-
lane roadway that intersects with N. Carroll Avenue.
May, 2003 traffic counts on E. Dove Street (between N. White Chapel
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and N. Carroll Ave)
24hr West Bound (WB) (3,137) East Bound (EB) (3,661)
WB Peak A.M. (362) 8 – 9 a.m. Peak P.M. (479) 5 – 6 p.m.
EB Peak A.M. (531) 7 – 8 a.m. Peak P.M. (444) 5 – 6 p.m.
May, 2003 traffic counts on N. Carroll Ave (between Highland St and
E. Dove St)
24hr North Bound (NB) (1,640) South Bound (SB) (1,405)
NB Peak A.M. (220) 8 – 9 a.m. Peak P.M. (153) 3 – 4 p.m.
SB Peak A.M. (244) 7 – 8 a.m. Peak P.M. (156) 5 – 6 p.m.
Traffic Impact
Use # Units Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Residential 58 555 11 33 37 21
*Vehicle Trips Per Day
*The AM/PM times represent the potential number of vehicle trips generated during the peak
travel times on E. Dove Street.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property.
WATER & SEWER: This site will connect into the water and sanitary sewer system being
provided for Phase 1.
TREE PRESERVATION: The applicant has made a very good-faith effort in preserving the most
amount of tree on the Estes Park Development site. The biggest concentration
of trees in Phase 2 seems to be within the Private Common Area as shown on
the Development Plan and Preliminary Plat. The rest of the proposed
development is pasture land with some scattered trees on the lots that back up
to Primrose Lane and at the end of the existing Primrose Lane.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated February 13,
2004.
Please note that the Zoning and Development Plan as proposed is not
compliant with the City’s Master Land Use Plan’s “Low Density Residential”
Land Use Designation on the subject area. A justification letter from the
applicant is included as part of Attachment ‘C’. Any motion for approval of
this item should include justification for non-compliance with the Land Use
Plan.
Under the “R-PUD” Residential Planned Unit Development district zoning
the applicant proposes the following:
This Residential Planned Unit Development shall abide by the all
Case No. Attachment A
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conditions of the City of Southlake Comprehensive Zoning Ordinance
No. 480, as amended, as it pertains to the “SF-20A” single family
residential zoning district and the City of Southlake Subdivision
Ordinance No. 483, as amended, with the following exceptions:
o Lot Area: The minimum area of a lot shall not be less than fifteen
thousand (15,000) square feet.
o Front Yard: The minimum front yard of a lot shall not be less than
thirty (30) feet.
o Side Yard: The minimum side yard shall not be less than ten (10)
feet.
o Side Yard Adjacent to a Street: The minimum side yard abutting a
street shall not be less than twenty five (20) feet.
o Lot Width: Each lot shall have a minimum width of eighty (80) feet,
with the exception of Lot 10, Block 6, which shall be no less than
seventy (70) feet.
o Curvilinear Streets: For the purpose of compliance with the
curvilinear street requirement of the Subdivision Ordinance No. 483,
as amended, the maximum permitted centerline curve radius shall be
one thousand two hundred (1,200) feet.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-096ZDP.doc
Case No. Attachment A
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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DEVELOPEMENT PLAN REVIEW SUMMARY
Case No.: ZA03- 096 Review No.: Two Date of Review: 2/13/04
Project Name: Development Plan – Estes Park Phase 2
APPLICANT: ENGINEER:
Hat Creek & Terra Land Development Hamilton Consulting
Phone: (817) 329-3111 Phone: (817) 268-0408
Fax: (817) 329-3854 Fax: (817) 284-8408
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/06/04 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED
FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 481-2073.
1. The following changes are needed with the Site Data Summary Chart:
a. The area within the parkway easement does not count toward open space if it is part of a
residential lot. Remove it from the open space calculation or remove it from the lot area
and designate it as a common area lot. A parkway easement is not defined by the
subdivision or zoning ordinance. If it not designated as common area, it could be dedicated
as a private landscape easement to the HOA and be maintained by the HOA or lot owner.
b. Correct the net acreage. Net acreage excludes street R.O.W. only.
c. Correct the discrepancies between the use and regulation sheet provided and the variation
chart on the plan.
2. Although the Subdivision Ordinance requires that easement be provided along the perimeter boundary
of the property, staff recommends that the easements only be placed where necessary to provide
adequate City and franchise utilities to the proposed lots.
3. The following changes are needed regarding subdivision design:
a. According to the Subdivision Ordinance No. 480, Section 8.01F, as amended, the north line of
Lot 12, Block 6 must be a minimum of 100 feet and the east line of Lot 14, Block 6 must be a
minimum of 125 feet
b. Correct the zoning boundary in the proximity of Lot 25, Block 1, Phase 1. As currently
proposed, all of lot 25 must be included within this zoning district boundary.
INFORMATIONAL COMMENTS:
Case No. Attachment D
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* The applicant requests approval of the RPUD uses and development regulations as detailed in the
Staff Ccomments and Attachment ‘C’ Page 3 of this staff report.
* This property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring construction
standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479.
Additionally, an Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance
No. 483 must be executed on subsequent plat(s) to be filed in the County Plat Records.
* Two intervisible boundary corners of the site must be geo-referenced by state plane coordinates in
accordance with section 8.03(B) of the Subdivision Ordinance No. 483 upon submittal of the final
plat, and, prior to acceptance of the subdivision by the City, a digital computer file of the subdivision
must be provided in accordance with Section 8.04 of Ordinance No. 483.
* 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.
* Denotes Informational Comment
Case No. Attachment D
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Surrounding Property Owners
Estes Park Phase II
Owner Zoning Land Use Acreage
1. Westerra Southlake Lp. NR-PUD Mixed Use 40.712 ac
2. Estes, C. AG Low Density Residential 11.388 ac
3. Hess, Lee Roy & Mary AG Low Density Residential 7.754 ac
4. Cullum, Ronald R. AG Low Density Residential 5.187 ac
5. Foreman, W.D. Rosie AG Low Density Residential 4.929 ac
6. Edwards, Mary G. AG Low Density Residential 1.939 ac
7. Hosea, A. S. AG Low Density Residential 0.996 ac
8. Hosea, A. S. AG Low Density Residential 0.946 ac
9. Carter, Wanda & James AG Low Density Residential 1.652 ac
10. Worley, Larry Jo AG Low Density Residential 1.571 ac
11. McKee, Curtis & Nancy AG Low Density Residential 9.311 ac
12. Tate, Lanny M. AG Low Density Residential 8.499 ac
Case No. Attachment E
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13. Munoz, Michael & Lee Ann SF1A Low Density Residential 1.574 ac
14. Mauk, Richard Jr. & Deann SF1A Low Density Residential 1.109 ac
15. Soulier, Paul & Mary SF1A Low Density Residential 1.069 ac
16. Tharp, Harry & Monica SF1A Low Density Residential 1.011 ac
17. Morris, L AG Low Density Residential 0.964 ac
18. Westerra Southlake Lp. NR-PUD Mixed Use 99.838 ac
19. Morgansteam, Robert & AG Low Density Residential 35.776 ac
Margie; Frank, Walter; and
Marimer, Kathy
Case No. Attachment E
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Surrounding Property Owner Responses
Estes Park Phase II
Notices Sent: Nineteen (19)
Responses: None from within the 200’ notification area.
One (1) from outside the 200’ notification area:
John R. Van Son, 675 Southview Trail, Southlake, Texas 76092; in favor, “The
proposed subdivision is a very acceptable alternative to the “1 acre” position generally
taken by the City and the developer will build a quality subdivision.” (Received 2-13-
04)
Case No. Attachment F
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