ZA03-096 Staff ReportCase No.
ZA03-096
S T A F F R E P O R T
April 16, 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)
City of Southlake
Department of Planning
Case No. Attachment A
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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 80 residential lots and 7 private
common areas on 57.36 acres.
PROPERTY SITUATION: The property is generally located along the north side of the 700 to 900
blocks of Primrose Lane, the west side of the 2100 block of N. Carroll
Avenue and the south side of the 800 block of E. Dove Street.
LEGAL DESCRIPTION: Tracts 1A1B, 1A1D, 1A1E, 1A1E1, 1B, 2A, 2A1, 2A2, 2C1 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.
-City Council approved a preliminary plat for phase 1 on August 19, 2003.
-The final plat for Estes Park, Phase 1 was approved by the Planning &
Zoning Commission on February 5, 2004.
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 c onnect into the previously approved Estes Park,
Phase 1, which will have one street intersecting with E. Dove Street. The site
will also have a street intersecting with N. Carroll Avenue giving the
subdivision two points of access.
E. Dove Street is currently a 2-lane, undivided roadway. N. Carroll Avenue
is also a 2-lane, undivided roadway. No plans for improvement in the near
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future have been made.
May, 2003 traffic counts on E. Dove Street (between N. White Chapel
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-
IN
AM-
OUT
PM-
IN
PM-
OUT
Residential 80 766 15 45 52 29
*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 & N. Carroll Avenue.
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 c onnect 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 trees 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.
P&Z ACTION: February 19, 2004; Approved to Table (5-0) until March 4, 2004.
March 4, 2004; Approved to Table (6-0) until April 22, 2004.
STAFF COMMENTS: The applicant has added approximately 21 acres of land area, 22 residential lots and
5 private common areas to the project since last appearing before the
Commission. Attached is Development Plan Review Summary No. 3, dated
April 16, 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”
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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
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 Front Yard: The minimum front yard of a lot shall not be less than
thirty (30) feet.
o Side Yard Adjacent to a Street: The minimum side yard abutting a
public street shall not be less than twenty (20) feet.
o Side Yard : The minimum side yard shall not be less than ten (10) feet.
o Rear Yard: The minimum rear yard shall not be less than thirty (30)
feet.
o Lot Area: The minimum area of a lot shall not be less than fifteen
thousand (15,000) square feet.
o Lot Width: Each lot shall have a minimum width of ninety (90) feet.
o Right-of-way: Streets D1 & D2 shall be one-way streets with thirty
(30) feet of right-of-way and a twenty (20) feet pavement width.
o Buffer Lots: Minimum 30,000 square foot lots shall be required on all
lots adjacent to platted property zoned SF-1 or RE, with the exception
of Lots 6 – 13, Block 11 and Lot 23, Block 10 shall have a minimum
lot size of 20,000 square 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 (1,600) feet.
o Bufferyard: The 10’ – Type ‘B’ bufferyard is not required adjacent to
E. Dove Street.
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment D
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PLAT REVIEW SUMMARY
Case No.: ZA04-096 Review No.: Three Date of Review: 04/16/04
Project Name: Development Plan – Estes Park, Phase II
APPLICANT: SURVEYOR/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 04/08/04 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 DENNIS KILLOUGH AT (817) 481-2086.
1. Where adjacent property is un-platted 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 a 10’ U.E. along the
interior of the property line. However, Staff recommends that easements be placed only where needed
to provide necessary utility services a nd, where possible, be placed in a manner that minimized
impacts on existing quality trees.
2. Show and label all survey lines.
3. The north lot line of Lot 3, Block 11 must be a minimum of 100 feet.
4. Correct the dedication shown for Carroll Avenue to be a minimum of 47 feet from the established
centerline of Carroll Avenue. The dedication at the southeast corner should match the dedication line
from Carroll Meadows subdivision at its northeast corner. If additional dedication is proposed for turn
lane, it must meet the design criteria and approval of the City Engineer.
5. If any, show the location, type, and height of all walls, fences, and screening devices.
* The applicant requests approval of the RPUD uses and regulations as proposed in attachment ‘C’ of
this report.
* It appears 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, the “Avigation Easement and Release” shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats 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,
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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.
Case No. Attachment E
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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
2. Estes, Christine V R-PUD Low Density Residential 11.388
3. Hess, Lee Roy & Mary R-PUD Low Density Residential 7.754
4. Cullum, Ronald R. R-PUD Low Density Residential 5.187
5. Foreman, W.D. Rosie R-PUD Low Density Residential 4.929
6. Edwards, Mary G. AG Low Density Residential 1.939
7. Radcliff, Zack D Etux Pearlean SF-1A Low Density Residential 1.187
8. Jacks, Elizabeth Ann SF-1A Low Density Residential 1.784
9. Long, Michael R SF-1A Low Density Residential 1.775
10. Hawkins, Mildred AG Low Density Residential 1.945
11. Carter, Wanda & James SF-1A Low Density Residential 1.652
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12. Worley, Larry Jo AG Low Density Residential 1.571
13. Gonser, Christopher W Etux Lisa SF-1A Low Density Residential 2.002
14. Clark, Marjorie E SF-1A Low Density Residential 2.018
15. Miller, Michael R SF-1A Low Density Residential 2.404
16. Wilson, Don J Jr AG Low Density Residential 1.935
17. Guest, Mark Etux Linda AG Low Density Residential 2.898
18. Wilson, Mary Lou C-2 Low Density Residential 4.298
19. McKee, Curtis M & Nancy G AG Low Density Residential 0.970
20. Bhogavalli, N & S Chennare ddy AG Low Density Residential 5.080
21. Eastwood, William & Kollis SF-2B Low Density Residential 0.463
22. Richardson, Clara N AG Low Density Residential 1.473
23. Teng, Samuel Etux Christine AG Low Density Residential 1.071
24. Haynes, Larry S Etux Lynda J SF-1A Low Density Residential 1.111
25. Baranek, Rachel D SF-1A Low Density Residential 0.994
26. Lewis, Jerry W Etux Shelly SF-1A Low Density Residential 1.016
27. Dodson, Leec Etux Marie L SF-1A Low Density Residential 1.040
28. Mauk, Richard Jr. & Deann SF1A Low Density Residential 1.109
29. Munoz, Michael & Lee Ann SF1A Low Density Residential 1.574
30. Soulier, Paul & Mary SF1A Low Density Residential 1.069
31. Tharp, Harry & Monica SF1A Low Density Residential 1.011
32. Morris, Louis M Etux Leslie AG Low Density Residential 0.964
33. Westerra Southlake Lp. NR-PUD Mixed Use 99.838
34. Mussina, Kathleen Bronwyn AG Low Density Residential 7.370
35. Frank, Walter W & Sammie C AG Low Density Residential 0.500
36. Morganstean, Robert J AG Low Density Residential 3.660
37. Carter, Wanda R & James AG Low Density Residential 1.650
38. Worley, Larry Jo AG Low Density Residential 0.996
39. Hosea, A. S. AG Low Density Residential 0.946
40. McKee, Curtis & Nancy AG Low Density Residential 9.311
41. Tate, Lanny M. AG Low Density Residential 8.499
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Surrounding Property Owner Responses
Estes Park Phase II
Notices Sent: Forty-One (41)
Responses: Two (2) from within the 200’ notification area:
• Paul and Mary Soulier, 1005 Carroll Meadows Ct., Southlake, TX 76092; in favor. See
attached letter received 2-18-04.
• Harry Tharp, Carroll Meadows Ct., Southlake, TX 76092; opposed. See attached email
received 2-19-04.
Five (5) 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)
• Lonnie Vann, 607 E. Dove Road, Southlake, Texas 76092; in favor. See attached
letter received 2-17-04.
• R.W. “Bill” Taylor, 1613 Heather Lane, Southlake, TX 76092; in favor. See
attached letter received 2-18-04.
• Chris Gonser, 955 E. Dove Road, Southlake, Texas 76092; in favor. See attached
letter received 2-19-04.
• Jay Koldus, Southlake, Texas 76092; in favor. See attached email received 2-19-04.
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February 19, 2004
The Southlake Planning & Zoning Commission
Southlake City Council
Mayor Andy Wambsganss
Rex Potter (Deputy Mayor Pro Tem)
Keith Shankland
Ralph Evans (Mayor Pro Tem)
Greg Standerfer
Tom Stephen
Carolyn Morris
Re: Hat Creek Development - Estes Park – Phase II
Dear P&Z Commission and Council Members:
I have been a resident of Southlake since 1994. Between 1994 and 1999 my address was
245 E. Dove Road. Koss Maykus built and completed our current home at 955 E. Dove
Road in November 1999. Our home, which sits on 1.99 acres, will back-up to the
proposed Estes Park – Phase II. I have known Koss Maykus since 1964. His father Frank
built my parents first home in Irving, Texas at that time.
The intent of this letter is to express my support for the approval of the Estes Park II
development. Although I prefer lot sizes of 1 acre or larger, I believe continuing the
development from Estes Park I through to Primrose Lane makes very good sense. The
approval of Estes Park II will ensure continuity, as well as superior home building and
development around the immediate area in which we live. I have had personal discussions
with Koss concerning the look and size of the homes he intends to build. An example of
what Koss has promised Estes Park II will look like is his recently completed High Point
Estates in Southlake. Large custom built homes with the same size minimums required
for Estes Park I will ensure home values in the area will not be compromised as a result of
this development.
I believe he is the best choice for a builder or development company for this area for a
number of reasons, one of which is because of the relationships he has with other
homeowners whose homes he previously built in this area. The approval of this
development will ensure us that in the future another CCC Ranch disaster does not occur
or that the north side of Southlake is not completely made up of several hundred
neighborhoods with a dozen homes or less. As I told Koss, for me it is not so much the
size of the lot, but rather the quality and value of the homes that will make up Estes Park
I and II.
Best regards,
Chris Gonser
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