#07-04-042PPCASE NO:
City of Southlake
Department of Planning
ZA 04-042
STAFF REPORT
September 3, 2004
PROJECT: Tarah Lakes (preliminary plat)
REQUEST: Mady Development Corporation is requesting approval of a preliminary plat. The
plan proposes the development of 68 residential lots and 8 private common area lots
on 45.77 acres.
The following variances are being requested:
• Two 2) Points of Ingress and Egress — To ensure adequate access to each
subdivision, there should be at least two (2) planned points of ingress and egress.
The applicant is showing a public street connection to N. White Chapel
Boulevard and a gated emergency access to E. Dove Street in lieu of public
access.
• Street Stub —Street stubs shall be provided into adjacent property at a minimum
of one thousand (1,000) feet apart. The applicant is requesting a waiver from
providing a street stub for future connection from the property to the south.
ACTION NEEDED: 1. Conduct public hearing
2. Consider preliminary plat approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Preliminary Plat 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)
Ken Baker (481-2046)
Case No.
ZA04-042
BACKGROUND INFORMATION
OWNERS: Trigg and Traci Moore, Kevin and Cari Rhodes, Sonja Callicott,
Wilburn Davis, Joanne and David Pokladnik
APPLICANT: Mady Development Corporation
PROPERTY SITUATION: The property is bounded by the east side of the 2100 block of N. White
Chapel Boulevard and the south side of the 300 block of E. Dove Road.
LEGAL DESCRIPTION: Being Tracts 1A2, 1A3, 1133A, & 113313, situated in the L.H. Chivers Survey,
Abstract No. 300; Lots 1 & 2, Calicott/Rhodes Farms; and Lot 1, L.H.
Chivers No. 300 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District, "RE" Residential Estate District, and "SF -IA"
Single Family Residential District
PROPOSED ZONING: "R-PUD" Residential Planned Unit Development District
HISTORY: -City Council approved the "SF-lA" zoning for the Callicott/Rhodes Farms
subdivision on February 4, 1997.
-A Preliminary Plat was approved by City Council on January 21, 1997.
-A Final Plat was approved by the Planning & Zoning Commission on March
20, 1997.
-City Council approved the "RE" zoning for Lot 1, L.H. Chivers No. 300
Addition on March 2, 1999.
-A Plat Showing was approved by the City of Southlake for Lot 1, L.H.
Chivers on February 16, 1999.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends N. White Chapel and E. Dove
Street adjacent to the proposed subdivision to be undivided, 5-lane arterial
roadways with 94 feet of right-of-way with a continuous, two-way, center
left -turn lane. Right-of-way is being dedicated accordingly.
Existing Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with N. White
Chapel Boulevard. A gated emergency access is being proposed from E.
Dove Street into the subdivision in place of a public street to satisfy the
requirement of two (2) planned points of ingress and egress.
Case No. Attachment A
ZA04-042 Page 1
PATHWAYS MASTER
PLAN:
WATER & SEWER:
Both N. White Chapel Boulevard and E. Dove Street are currently 2-lane,
undivided roadways. The capacity of the existing roadway network is
approximately 8,400 vehicle trips per day. Under this condition, each
roadway would be considered to operate under a level of service `D'. This
development is not expected to warrant expansion of the existing roadway
networks. No plans for improvement in the near future have been made for
either street.
May, 2004 traffic counts on N. White Chapel Blvd (between Dove St
and S.H. 114
24hr
North Bound B 1,603
South Bound (SB) (1,877
NB
Peak A.M. 140 8 — 9 a.m.
Peak P.M. 168 5 — 6 p.m.
SB
Peak A.M. 175 8 — 9 a.m.
Peak P.M. 143 5 — 6 p.m.
May, 2004 traffic counts on E. Dove St (between N. White Chapel Blvd
and N. Carroll Ave
24hr
West Bound (WB) (2,112
East Bound (EB) (2,132
WB
Peak A.M. 345 7 — 8 a.m.
Peak P.M. 219 3 — 4 p.m.
EB
Peak A.M. 283 7 — 8 a.m.
Peak P.M. 233 3 — 4 p.m.
Traffic Impact
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single -Family Residential
68
651
13
38
44
25
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on N. White Chapel Boulevard and E. Dove Street.
The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property. The subdivision
ordinance requires minimum 4-foot wide sidewalks on both sides of the
streets within the subdivision and must provide safe connections to City
trails.
The site will extend sanitary sewer from the east. There is an existing 8-inch
water line along the south side of E. Dove Street.
TREE PRESERVATION: As indicated by the submitted aerial photograph most of the site is void of
trees except for the west portion of the subdivision and some small clusters in
the middle, north and east lots. The aerial photograph designates that the only
trees proposed to be removed would be those existing where the roads are
proposed and all of the trees within the confines of the lots would remain
until individual home sites are permitted.
STAFF COMMENTS: Attached is Development Plan/Preliminary Plat Review No. 4, dated
Case No. Attachment A
ZA04-042 Page 2
September 3, 2004.
NACommunity Development\WP-FILES\MEMO\2004cases\04-042PP.doc
Case No.
ZA04-042
Attachment A
Page 3
Vicinity Map
Tarah Lakes
1000 0 1000 2000 3000 Feet
WE
S
Case No.
ZA04-042
E
Attachment B
Page 1
kM
jy'°
j
Case No.
ZA04-042
Attachment C
Page 1
August 1 , 2004 RE r AUG 2 3 2004
Ail
MADY DEVELOPMENT Mr_ Benjamin L. Bryner
c-ORPORATIM Department of Planning
City of Southlake
1400 Main Street- Suite 310
545 E. John Corperrinr Freevrey Southlake, Texas 76M
suhe 1500
Irving, Texas 75062
Tn6p6OMn: 1214) 630-CM 1
Tab opior-121416309560 Re' Cam Nos_ Z.A04-041 & ZA"42
Zoning application for Mady Development Corp_
Variance Requests
Dear Ben;
Thank you for your assistance with the applications referenced above.
Pursuant to the DRC commmui, t xrn for -warding this letter to request variances to
the following sections of the City's Subdivision Ordinance:
1_ motion 5.01.0 of the C;ity's Subdivision Ordinance
provides, in part.. the following with regard to the requirement for
two points of emergency access:
Adequate Emergency Access; To insure adequate
access to each subdivision, there should beat least
two (2) pla=ed points of ingress and egress,
cxerpt that cul-de-sacs shall be permitted in
conformity with Section 5.03-1. [emphasis added]
Mady Devel-opment Corp. proposes to provide two points of
ingress and egress for the proposed subdivision. O}r1e point of
access will be a publicly dedicated street %; ich will intersect
with White Chapel Boulevard. The second access will
connect to E. Dove S&eet. Mady Development Corporation
origimily proposed this second access to be a fully dedicated,
neighborhood stunt, but, at the request of adjacent property
owners, agrecd to limit this second access as a public
emergency access only. Consequently, while the proposed
subdivision will not have two publicly dedicated strcets for
ingress and egress, it will be served with twu points of
Case No. Attachment C
ZA04-042 Page 2
Mr. Brine C. Payne, A I C T
December 1. 2003
Page 2
AG4 - 04 1+04)-
-D AUG3 2004
Case No.
ZA04-042
cmcrgcncy access which satisfies the spirit of the referenced
section in the Subdivision Ordinance.
2, Section 5.01.B, of the City's Subdivision Ordinance provides,
in part, the following requirement for the continuation of
streets;
Continuity of Street Systems: ProCroscd strccu for
a subdivision shall be effectively related to tht
present and future street system and development
of the surrounding area. Any proposed streets shall
provide for appropriate continuation or completion
of any existing streets. whether constructed or
dedicated, which project to the limits of a
proposed subdivision or are adjacent to the
subdivision. In the event that dead end streets
either dedicated or constructed are not to be
extended, permanent turn around facilities
shall he constructed by the developer not
extending such street. Appropriate provisions
(Section 5.03- -1) shall be made for access to
adjoining unsubdivided land_
DRC cornments suggest a stubbed -out street, one tot in
depth, to the south "for future connection in addition to the
two connections to adjoining arterials". At this time, the
7-oning for the property to the south allows multiple uses
which include nnnresidentiat mars. The plans ofrecord for
that property suggest a more iniensivc developraLnt than
the proposed Tarah Lakes} and dues not provide a stmet
stubbed to the common property line. Consequently, a
stubbed -out street from Tarah Lakes to the south would
have one of several negative effects: it would not relate to
the present or future street system on the property to the
south; it -would connect nonresidential development from
the south to the Tarah Lakes residential development thus
allowing nonresidential traffic to flow through a residential
development; it would provide an unncssary burden on
the City to maintain an inessential siubbod-out street, it
would unnc.-c:cssarily add pavement, being impervious
cover, to the proposed development; it would negatively
impact the streetscape of Mill Creek Lane; and, it would
add unnecessary costs.
Attachment C
Page 3
Mr. Bruce C- Payne, AICP
December 1, 2003
Page 3
It is our understanding that the Planning and honing Commission hearing
will be on September 9, 2004, fnllowcd by the first reading of the ordinance by
City C oumiI on September 21, 2004, $mi the City Council hearing an-i pond
reading on October 5, 2004_
Once again, your assistance with this request is greatly appreciated. If you
have any questions regarding this letter, please do not hesitate to call me.
cc: George d'Hcrncoourt
Very truly yours,
' r
Crwrge d' Hemecourt
t o'0 4- D 4 I *-O LI
Case No. Attachment C
ZA04-042 Page 4
PLAT REVIEW SUMMARY
Case No.: ZA04-041 & ZA04-042 Review No.: Four
Project Name: Development Plan / Preliminary Plat — Tarah Lakes
APPLICANT: Mady Development Corp.
George d'Hemecourt
545 E. Carpenter Freeway, Suite 1500
Irving, TX 75062
Phone: (214) 630-0481
Fax: (214) 630-9560
Date of Review: 09/03/04
ENGINEER: Jones & Boyd, Inc.
Tom Juhn
16800 Dallas Parkway, Suite 240
Dallas. TX 75248
Phone: (972) 248-7676
Fax: (972) 248-1414
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/23/04 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 BEN BRYNER AT (817) 481-2086.
1. This plat must comply with the underlying zoning and the controlling development plan for this
property. As currently proposed, approval of this plat is subject to approval of an appropriate
change of zoning.
2. The following changes are needed regarding the proposed streets:
a) Provide a public street access onto E. Dove Street. To insure adequate access to each
subdivision, there should be at least two (2) planned points of ingress and egress. The
applicant is showing an emergency access gate for access off of E. Dove Street in lieu of
public access. (A variance has been requested.)
b) Provide a street stub into the property to the south for future connection in addition to the
two connections to adjoining arterial streets. (A variance has been requested.)
3. Correct the calculation for `residential density (net)' only using the number of residential lots. Staff
calculated a net density of 1.76 units per acre.
4. A document creating the Home Owner's Association and establishing maintenance for open space,
landscaping, and retention areas must be provided in accordance with Ord. No. 480, Section 30.
INFORMATIONAL COMMENTS
A plat vacation for platted properties must be processed and approved for the existing platted
properties prior to or currently with the Final Plat approval process.
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.
Case No.
ZA04-042
Attachment D
Page 1
All cul-de-sacs must meet fire code requirements of 50' radius and 100' of pavement for fire
apparatus turn -around.
Case No.
ZA04-042
Attachment D
Page 2
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 04-041 Date of Review: September 2, 2004 Number of Pages: 1
Project Name: Tara Lakes (Development Plan)
OWNER \ DEVELOPER
Mady Development Corporation
Phone: (214) 630-0481
Fax:
PREPARED BY:
Jones & Bovd
Phone: (972) 248-7676
Fax:
THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED
PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF
CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR
CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481-5640
TREE PRESERVATION COMMENTS:
1. As indicated on the submitted aerial photograph most of the site is void of trees except for the west
portion of the subdivision and some small clusters in the middle, northeast lots. The aerial
photograph designates that the only trees proposed to be removed would be those existing where the
roads are proposed and all of the trees within the confines of the lots would remain until individual
home sites are permitted.
Residential Subdivision Development: In a residential subdivision, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R.O.W. or utility easements or drainage easements as shown on an approved Final Plat, or to achieve
the cut/fill drainage as designated on the master drainage construction plan, shall be exempt from the
tree replacement and tree protection requirements listed in Sections 7 and 8 of this Ordinance. Any
protected trees within these areas that the Landscape Administrator determines do not have to be
altered shall be subject to the tree protection requirements listed in Section 8 of this Ordinance, but
not to the tree replacement requirements listed in Section 7 of this Ordinance. All other areas of the
subdivision shall be subject to both the tree replacement and the tree protection requirements, and all
other provisions of this Ordinance.
Case No.
ZA04-042
Attachment D
Page 3
Surrounding Property Owners
Tarah Lakes
27
Owner
Zoning
Land Use
Acrea
1. Westerra Southlake Lp.
S-P-2
Mixed Use
56.580
2. Mullikin, Deborah
SF-lA
Low Density Residential
1.156
3. Southlake, City of
SF-lA
Low Density Residential
1.024
4. Rawls, Bobby & Lisa
SF-lA
Low Density Residential
1.276
5. Lambert, James & Constance
SF-lA
Low Density Residential
1.230
6. Gonser, Lois I
SF -IA
Low Density Residential
1.297
7. Campbell, Bradley & Cindy
SF-lA
Low Density Residential
1.262
8. Porter, James & Krystal
SF-lA
Low Density Residential
1.015
9. Junell, Michael & Nellwyn
SF-lA
Low Density Residential
1.077
10. Southlake, City of
SF-lA
Low Density Residential
30.231
11. USA. Federal Aviation Admin.
SF -IA
Low Density Residential
0.569
12. Strait, Jessica Colleen
SF-lA
Low Density Residential
1.150
13. Dufour, Blair & Cathy
SF-lA
Low Density Residential
1.861
14. Southlake, City of
SF-lA
Low Density Residential
12.784
15. Bailey, Gaylon F
AG
Low Density Residential
1.054
16. Stone, Perston G
AG
Low Density Residential
0.100
17. Heitman, Steven & Denicia
AG
Low Density Residential
0.964
18. Bailey, Gaylon
SF-lA
Low Density Residential
0.995
19. Land, Kevin & Melissa;
SF-lA
Low Density Residential
2.284
Choate, Milo
20. Howard, Paul & Marsanne
SF-lA
Low Density Residential
0.997
21. Estes Park Ltd.
R-PUD
Low Density Residential
11.388
22. Westerra Southlake Lp.
NR-PUD
Mixed Use
40.000
23. Westerra Southlake Lp.
NR-PUD
Mixed Use
35.000
24. Leach, Chere
AG
Low Density Residential
2.080
25. Thasher, Wesley & Terri
AG
Mixed Use
1.788
26. Thrasher, Imogene
AG
Mixed Use
1.082
27. Shivers Family Prnrship Ltd.
AG
Mixed Use
38.376
28. Davis, Moore, Pokladnik, Rhodes,
RE, AG, SF-
Low Density Residential
NA
Callicott,
1 A
Case No.
ZA04-042
Attachment E
Page 1
Surrounding Property Owner Responses
Tarah Lakes
Notices Sent: Twenty-nine (29)
Responses: None (0)
Case No.
ZA04-042
Attachment F
Page 1