#08-04-048RPPCity of Southlake
Department of Planning
STAFF REPORT
September 3, 2004
CASE NO: ZA04-048
PROJECT: The Glory Place (preliminary plat)
REQUEST: On behalf of Marine Quest Lake Country, Sun Coast Architects, Inc. is requesting
approval of a revised preliminary plat. The plan shows the subdivision of two platted
lots into four lots for residential development.
The following variance is being requested:
• Street Frontage — Every lot shall abut on a public street or a private street. The
applicant is proposing the 4 lots to front on a paved common access easement.
ACTION NEEDED: 1. Conduct public hearing
2. Consider revised 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.
ZA04-048
BACKGROUND INFORMATION
OWNER: Marine Quest Lake Country
APPLICANT: Sun Coast Architects, Inc.
PROPERTY SITUATION: 160 & 200 E. Continental Boulevard
LEGAL DESCRIPTION: Lots 3R1, 3R2, 4R1 & 4R2, The Glory Place
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF -IA" Single Family Residential District
HISTORY: -City Council approved a Final Plat for The Glory Place on October 3, 1978.
-A Plat Revision was approved by City Council on April 27, 1982.
-City Council approved a change of zoning to "SF -IA" with the adoption of
the Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
-A Plat Revision for Lot 4R was approved by City Council on December 21,
1993.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA04-048
Master Thoroughfare Plan
The Master Thoroughfare Plan recommends E. Continental Boulevard to be a
3-lane, undivided arterial roadway with 84 feet of right-of-way. Adequate
right-of-way is being dedicated on the plat.
Existinz Area Road Network and Conditions
The applicant is proposing the subdivision to have a paved common access
easement intersecting with E. Continental Boulevard. The common access
easement will be gated and built to City standards.
E. Continental Boulevard is currently a 2-lane, undivided roadway that
becomes divided west of the subdivision until S. White Chapel Boulevard.
May, 2004 traffic counts on E. Continental Blvd (between S. White
Chapel Blvd & Byron Nelson Pk
24hr
West Bound (WB) (2,340
East Bound (EB) (2,259
WB
Peak A.M. 155 11 — 12 a.m.
Peak P.M. 284 5 — 6 p.m.
EB
Peak A.M. 285 7 — 8 a.m.
Peak P.M. 164 3 — 4 p.m.
Attachment A
Page 1
PATHWAYS MASTER
PLAN:
Traffic Impact
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single Family Residential
4
38
1
2
3
1
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on E. Continental Boulevard.
The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property. Subdivisions with an
average lot size of 1-acre or more do not require sidewalks.
WATER & SEWER: There is a 12-inch water line existing on the south side of E. Continental
Boulevard. An 8-inch sanitary sewer line exists along the north side of E.
Continental Boulevard.
TREE PRESERVATION: The Landscape Administrator has no tree preservation comments for this
item.
STAFF COMMENTS: Attached is Plat Review Summary No. 4, dated September 3, 2004.
NACommunity Development\WP-FILES\MEMO\2004cases\04-048RPP.doc
Case No. Attachment A
ZA04-048 Page 2
Vicinity Map
The Glory Place
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Case No.
ZA04-048
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Attachment B
Page 1
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Case No.
ZA04-048
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Attachment C
Page 1
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Case No. Attachment C
ZA04-048 Page 2
EXHIBIT "Daa
SOSE ORTH ESTATES
SUBDIVISION ORDINANCE #483
ARfANCE REQUEST
Ju nee 2 , 004
We respectaby request a variant&- to &aid abcli,risicn Ordiname, Article VIII -
Miscellaneoes Requirements, Section 8.01 - LottinZ Requi erwnb, Item -A" - Street
Frontage, and aLbw our proposed 50'-0- FFivate 1 Euwrgency Access } Drainage
[Itality Easement ro serm as rcquirod strce frontage for thr. (2) two proposed rear lots for
the following reasons,
Bad on said Drdinmo% "every lot shall abut on apubhe street or aprNate ,streel'r
(P. 8-1)-
$ Article I - General Provisions, Section 1.04 Definitions - dunes a Private
Street as, " use are srrrrtlar republic streets and roadways except Mal
oumeK ip and maintenance, is privately used and retained and not dedr.caled
to the publkfor general we and Maintenance „
Our proposed private drive / emergency access 1 drainage & utility mseanent provides the
following:
I. Gm centralimd point of ingess and egress, thus eliminating the used for multiple
drives onto Cuntinental Blvd., from each proposed lot_
2. Ruminates any wgative affwt to traffie circulation on said Public Street-
3. WouId not cause or create unpaired a ss to or from adjacent properties of future
deveiopm=nts, public Ecait%es, schools orparks-
4- Does not create any day to the respDr se time of emergency vehicles.
5, could not disrupt an existing or proposed City public inpprovement proposed in
the open space Master Plan or Trail System Master Plan.
G. W01M nQt mgatively unpact the continuity or sense ofcuncnunity in file City as
a whole.
REM) AUG3 2004
Case No.
ZA04-048
A 5 4 - 0 4 f
Attachment C
Page 3
EXHIBIT "B" — BO EWORTH ESTATES
SURDWISON ORDINACE #433
VARIANCE REQUEST
JurHe 28, 2004
Page 2 of 2
u s4r, d,-sign solution creates a (4) four -lot development wA a ccrtralized acecss
drive, consisting of elegance, identity, with an astatically pleasing entry and Ilving
environment for the resider - Another important eontriWioIl timt our desip solution
provides i� a deviation from the traditional &g lot proposals, Which only create
add itional unwanted, drives onto a puhlic street.
Baud on said information, we f l that we have acoomph3hed the best possible solution
for the propu-qcd development avid at the sane tirm protected the general provisions Of
the Subdivision Ord%n=e.. wMch is to provide for the orderly, safe and healthful
development within the City and to promote the health, safety and general wcEfMe of the
entire community.
Case No.
ZA04-048
REM AUGM4
Z A 0 A 4 0 48
Attachment C
Page 4
EXHIBIT ""
BO EWO TH ESTATE;
PROPOSED RESTRICTIVE COVENANTS
Jane 28, 2004
A HOME OWNERS ASSOCIATION SHALL BE ESTARLIST4ED IN WHICII EVERY
PERSON OR ENTITY WHO IS AN OWNER OF ANY LOT SHALL BE SUBJECT
AND COMPLY WITH THE FOLLOWING PROPOSED RESTRICTIVE
CONVENANTS,
Case No.
ZA04-048
A. NO LOT OIL THE PROPERTY SMALL BE USED F OR ANY PURPOSE
OTHER THAN SINCTLE-FAMILY RESIDENTIAL USES-
B. THE MAIN LIVING AREA OP EACH RESIDENTIAL STRUCTURE,
EXCLUSIVE OF OPEN PORCHES OR GARAGES, SHALL CONSIST OF
A MINIMUM OF TWO THOUSAND (2000) SQUARI; PLETOF AIR
CONDITIONED LIVING AREA.
C_ OVERNIGHT PARKING OF VR?IIICLES BELONGING TO OWNNERS, OR
GUESTS OF OWNERS, SHALL BE PARKED IN THE OWNERS
DRVEWAY. NO PART rNG OF VEHICLES SHALL BE ALLOWED ON
THE ACCESS DFJVE AT ANY T I NAE.
D. ALL FENCES ON LOTS SHALL BE INSTALLED III ACCORDANCE
WITH APPLICALBLE REQU ]Z] NNf;NTS OF THE CITY OF SOUTLAKE,
AND SHALL Bt MMNTAiNED iN GOOD REPAIR AND rN A, CLEAN
AND ATF A HVE MANNER.
E. COMMON 1 EMERGENCY ACCESS DRIVE, DRAINAGE I UTILITY
EASEMENTS, FIRE LANE MARKINGS. TO FNCLUDE ENTRY
FEATURE 1 AMENITY AND LANDSCAPE EASEMENTS SHALL BE
MAfNTAINED IN A GLEAM AND ATTRiA TIVS MANNER BY THE
HOME OWNERS ASWIATION, TO PROVIDE COMMON
ENJOYMENT, HEALTH, ALTI-I, SAFETY. WELFARE OF ALL THE
RESIDENCES AND PROMOTE ME UI-ITY OF LIFE IN TIME CITY OF
SOUTHLAKE,
E NO OTIIER ACCESS DRIVES SHALL BE ALL WED FROM ANY LOT
ONTO CONTrNENTAL BOULEVARD, ONLY THE COMMON I
EMERGENCY AMES DRIVE ILLUSTRATED ON THE PRO?U ED
DEVELOPMENT SITE DESIf.:'rN, EXHBIT "W', SMALL BE ALLOWED.
RECD AUG 2 3 Q04
IA 0 A4 148
Attachment C
Page 5
PLAT REVIEW SUMMARY
Case No.: ZA04-048 & ZA04-072 Review No.: Four Date of Review: 09/03/04
Project Name: Preliminary Plat & Plat Revision — Lots 3R1, 3R2, 4R1 & 4R2, The Glory Place
APPLICANT: Sun Coast Architects, Inc.
F.C. LeVrier
1725 E. Southlake Blvd, Suite 100
Southlake. TX 76092
Phone: (817) 424-4277
Fax: (817) 329-7177
SURVEYOR: Peiser Surveying Co.
Huah E. Peiser
801 Enterprise Drive
Flower Mound, TX 75028
Phone: (972) 724-5776
Fax: (972) 724-5779
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. Every lot shall abut on a public street or a private street. Residential private streets are only
permitted under the conditions of Ordinance 483, Section 5.4 and 5.5, as amended. The applicant is
proposing 4 lots to front on a paved access easement. (Variance Requested) If a variance is granted,
it is recommended by staff that the following conditions be met:
1) Street must be built and maintained in compliance with City street and fire protection
standards.
2) An owners association must be established to maintain the street to city street and fire
protection standards. Documentation establishing the HOA must be provided to the City and
filed in the county records prior to or concurrently with the plat filing.
INFORMATIONAL COMMENTS
A "Certificate of Taxes Paid" indicating that there are no delinquent taxes owed on the subject property
from each taxing authority must be provided to the City prior to filing this plat in the County records. 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) 884-1103.
Original signatures and seals will be required three blackline mylars prior to filing the plat. Also
required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original
signatures and seals on each. Mylars 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.
Case No.
ZA04-048
Attachment D
Page 1
Case No. 04-049 Review No. —Three— Dated: September 2, 2004 Number of Pages:
Project Name: The Glory Place — Lots 3R1, 3R2, 4R1 & 4R2 (preliminary plat)
Comments due to the Planning Department: September 2, 2004
Contact: Keith Martin Phone: (817) 481-5640 Fax: (817) 481-5713
The following comments are based on the review of plans received on August 23, 2004 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z
or City Council. It is the applicant's responsibility to contact the department representative shown
above and make modifications as required by the comment.
Are the bufferyards correctly shown and labeled?
A 10'-B Type bufferyard is required to be provided adjacent to the right-of-way of E.
Continental Blvd. The submitted plan shows a Landscape Easements to be provided at the
entrance to the subdivision, but does not provide the required bufferyards.
Case No.
ZA04-048
Attachment D
Page 2
Surrounding Property Owners
The Glory Place
Owner
Zoning
Land Use
Acrea
1. Carper, Howell & Lynn
SF-lA
Low Density Residential
1.207
2. Stinson, Lee & Anissa
SF-lA
Low Density Residential
1.057
3. William, Ralph & Sherri
SF-lA
Low Density Residential
1.865
4. Hargett, Gary
SF -IA
Low Density Residential
2.5819
5. Hargett, Gary
RE
Low Density Residential
11.167
6. Conway, Stephen & Debra
R-PUD
Medium Density Residential
0.703
7. Grathwohl & Adrienne
R-PUD
Medium Density Residential
0.429
8. Evans, David & Claire
R-PUD
Medium Density Residential
0.374
9. Bonanno, James & Jessica
R-PUD
Medium Density Residential
0.376
10. Mask, Kevin & Beatrice
R-PUD
Medium Density Residential
0.432
11. Albert, John & Sharon
R-PUD
Medium Density Residential
0.726
12. Colman, Mitchel & Rosann
R-PUD
Medium Density Residential
0.466
13. Juntti, Kerry & Linda
R-PUD
Medium Density Residential
0.463
14. Jones, Ron & Lorena
R-PUD
Medium Density Residential
0.753
15. Timarron Owners Assn. Inc.
R-PUD
Medium Density Residential
0.839
16. Tamer Partners I Lp.
R-PUD
Medium Density Residential
1.364
17. Timarron Owners Assn. Inc.
R-PUD
Medium Density Residential
10.187
18. Bosworth, Donna & Marine Quest
SF-lA
Low Density Residential
N/A
Country Lp. & Schwartzstein,
Martin
Case No.
ZA04-048
Attachment E
Page 1
Surrounding Property Owner Responses
The Glory Place
Notices Sent: Three (3)
Responses: None (0)
Case No.
ZA04-048
Attachment F
Page 1