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#09-04-072PRCity of Southlake Department of Planning STAFF REPORT September 3, 2004 CASE NO: ZA04-072 PROJECT: The Glory Place (plat revision) REQUEST: On behalf of Marine Quest Lake Country, Sun Coast Architects, Inc. is requesting approval of a plat revision. 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 plat revision approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) 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. ZA04-072 BACKGROUND INFORMATION OWNER: Marine Quest Lake Country APPLICANT: Sun Coast Architects, Inc. PROPERTY SITUATION: 160 & 200 E. Continental Boulevard LEGAL DESCRIPTION: Tracts 3 & 4R, 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. ZA04-072 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\04-072PR.doc Case No. Attachment A ZA04-072 Page 2 Vicinity Map The Glory Place 1000 0 1000 2000 3000 Feet N S Case No. ZA04-072 E Attachment B Page 1 .11 —ter e rA— f �r ! eB# i 1L 191 +essF oos F� I if r 5 �� i �•� — -y--IM — � Lam= �; —s = d -- y L yL` yL 1 I /firs 9� I rj Case No. ZA04-072 Attachment C Page 1 MYJ4 Lama pRL Naiswaans y S31% 11hA500 tl, }i3 - MFll530 3LS TJfLLd3�Ma0 N �ilox ZIRV U � ii ay y $1 $ ` icY,a-.o-�umxa�mn,7 �x�'na�noa ��+.�rlaxiiraoa� I i� 0 a. I *II I 1 G� ii� j J I I 1 f 1 1s53 JM13MIHR — I I 4 fix Sy e a.ul f '8II1 Case No. Attachment C ZA04-072 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. ZA04-072 A 5 4 - 0 4 f Attachment C Page 3 EXHIBIT "B" — BO EWORTH ESTATES SURDWISON ORDINACE #433 VARIANCE REQUEST JurHe 2R, 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. ZA04-072 REM AUGM4 Z A 0 A 4 0 48 Attachment C Page 4 EXHIBIT "" BO EWO TH ESTATE; PROPOSED RESTRICTIVE COVENANTS Jane 2, 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. ZA04-072 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 ATTRiAOTIVS 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 OUIER ACCESS DRIVES SHALL BE ALL WED FROM ANY LOT ONTO CONTrNENTAL BOULEVARD, ONLY THE COMMON I EMERGENCY ACES DRIVE ILLUSTRATED ON THE PRO?O 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. ZA04-072 Attachment D Page 1 Case No. 04-072 Review No. One Dated: September 2, 2004 Number of Pages Project Name: The Glory Place — Lots 3R1, 3R2, 4R1, & 4R2 (Plat Revision) Comments due to the Planning Department: September 3, 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. ZA04-072 Attachment D Page 2 Surrounding Property Owners The Glory Place Owner Zoning 1. Hargett, Gary SF -IA 2. Hargett, Gary RE 3. Marine Quest Country Lp & SF -IA Schwartzstein, Martin Case No. ZA04-072 Land Use Low Density Residential Low Density Residential Low Density Residential 2.5819 11.167 N/A Attachment E Page 1 Surrounding Property Owner Responses The Glory Place Notices Sent: Twenty-one (21) Responses: None (0) Case No. ZA04-072 Attachment F Page 1