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03-096ZDP City of Southlake Department of Planning S T A F F R E P O R T February 27, 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 Case No. Attachment A ZA03-096 Page 1 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. P&Z ACTION: February 19, 2004; Approved to Table (5-0) until March 4, 2004. 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: Case No. Attachment A ZA03-096 Page 2  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 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 ZA03-096 Page 3 Case No. Attachment B ZA03-096 Page 1 Case No. Attachment C ZA03-096 Page 1 Case No. Attachment C ZA03-096 Page 2 Case No. Attachment C ZA03-096 Page 3 Case No. Attachment C ZA 03-096 Page 4 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 ZA 03-096 Page1 * The applicant requests approval of the RPUD uses and development regulations as detailed in the Staff Comments 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 ZA 03-096 Page2 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 ZA03-096 Page 1 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 ZA03-096 Page 2 Surrounding Property Owner Responses Estes Park Phase II Notices Sent: Nineteen (19) 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. Case No. Attachment F ZA03-096 Page 1 Case No. Attachment F ZA 03-096 Page 2 Case No. Attachment F ZA 03-096 Page 3 Case No. Attachment F ZA 03-096 Page 4 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 Case No. Attachment F ZA 03-096 Page 5 Case No. Attachment F ZA 03-096 Page 6 Case No. Attachment F ZA 03-096 Page 7