03-023ZDP
City of Southlake
Department of Planning
S T A F F R E P O R T
July 11, 2003
CASE NO: ZA03-023
PROJECT: Estes Park (zoning change and development plan)
REQUEST: Terra Land & Cattle Company is requesting approval of a zoning change and concept
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.
ZA03-023
BACKGROUND INFORMATION
OWNER/APPLICANT: Terra Land & Cattle Company
PURPOSE: The purpose of this request is to receive approval of a zoning change to allow
the development of 49 residential lots and 4 open space lots on approximately
31 acres.
PROPERTY SITUATION: 597, 671, 745, and 775 East Dove Road
LEGAL DESCRIPTION: A portion of Lot 2, Vann Addition and Tracts 1A, 1A2, 1A2A, and 1A1A,
situated in the A. Chivers Survey, Abstract No. 299.
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “R-PUD” Residential Planned Unit Development District
HISTORY: -A final plat for the Vann Addition was approved by City Council on March
15, 1983.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Dove Street to be a 5-lane,
undivided arterial with a continuous, two-way, center left-turn lane. Right-
of-way is being dedicated for this road.
Existing Area Road Network and Conditions
The proposed site will have one street intersecting with E. Dove Street. Two
street stub-outs have been provided to the properties to the south and to the
east.
E. Dove Street is currently a 2-lane, undivided roadway. No plans for
improvement in the near 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.
Case No. Attachment A
ZA03-023 Page 1
Traffic Impact
Use # Units Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Residential 49 469 9 28 32 17
*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.
WATER & SEWER: There is an existing 6” water line on the south side of E. Dove Street. The
applicant is proposing to replace the existing water line with a 12” water line.
A force main sewer line exists on the north side of E. Dove Street. The
applicant is proposing a sewer line extension from Ridgecrest Drive
northwest of this site.
P&Z ACTION: June 5, 2003; Approved to Table (5-0) until the July 17, 2003 meeting,
allowing the applicant adequate time to convert his zoning change request
and hold another SPIN meeting.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 4, dated July 11, 2003.
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:
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 (25) feet.
Case No. Attachment A
ZA03-023 Page 2
o Lot Width: Each lot shall have a minimum width of eighty (80)
feet.
o Section 8.01E of the Subdivision Ordinance No. 483, as amended,
regarding lot width along the rear property line of certain lots shall
not apply to property within this Residential Planned Unit
Development.
o Section 8.01G of the Subdivision Ordinance No. 483, as amended,
regarding buffer lots adjacent to certain lots shall not apply to
property within this Residential Planned Unit Development.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-023ZCP.doc
Case No. Attachment A
ZA03-023 Page 3
Case No. Attachment B
ZA03-023 Page 1
Case No. Attachment C
ZA03-023 Page 1
Case No. Attachment C
ZA03-023 Page 2
Residential Planned Unit Development District
for
Estes Park
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:
Lot Area: The minimum area of a lot shall not be less than fifteen thousand (15,000) square feet.
Front Yard: The minimum front yard of a lot shall not be less than thirty (30) feet.
Side Yard: The minimum side yard shall not be less than ten (10) feet.
Side Yard
Adjacent to
a Street: The minimum side yard abutting a street shall not be less than twenty five (25) feet.
Lot Width: Each lot shall have a minimum width of eighty (80) feet.
Section 8.01E of the Subdivision Ordinance No. 483, as amended, regarding lot width along the rear
property line of certain lots shall not apply to property within this Residential Planned Unit
Development.
Section 8.01G of the Subdivision Ordinance No. 483, as amended, regarding buffer lots adjacent to
certain lots shall not apply to property within this Residential Planned Unit Development.
Case No. Attachment C
ZA03-023 Page 3
PLAN REVIEW SUMMARY
Case No.: ZA03-023 Review No.: Four Date of Review: 07/11/03
Project Name: Development Plan – Estes Park
APPLICANT: Terra Land & Cattle Co. ENGINEER: DeOtte, Inc.
Paul Spain Rich DeOtte
395 Northwest Pkwy, Suite 300 2553 East Loop 820 North
Southlake, TX 76092 Fort Worth, TX 76118
Phone: (817) 410-9201 Phone: (817) 590-0000
Fax: (817) 410-9205 Fax: (817) 590-8600
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/16/03 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) 481-2073 OR BEN BRYNER AT
(817) 481-2086.
1. The following changes are needed with regard to labeling:
a) Label the plan as ‘Development Plan / Preliminary Plat’.
b) Label the bufferyard along E. Dove Street as a 10’ – Type ‘B’ bufferyard.
c) Label the right-of-way widths for the proposed streets.
d) Increase the size of the font for the dimensions provided for the right-of-way of E. Dove
Street. The dimensions must be readable on an 11” x 17” reduction. They are too small to
read on the full size plans.
2. Provide the owner’s name and deed record information for the Vann Addition properties in the legal
description.
3. Label the open space areas with lot numbers. Identify the open space lots in the title block. If these
lots are intended to be private common areas, they should be labeled as such.
4. Show the required sidewalks on the plan or provide a note that sidewalks will be provided.
Sidewalks are required on both sides of the street for residential developments with lot sizes less
than 1-acre.
5. Split lot zoning is not permitted. This zoning and concept plan contains a portion of a platted
property. All platted lots involved must be included in an appropriate replat approved by the City.
INFORMATIONAL COMMENTS
Case No. Attachment D
ZA03-023 Page 1
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the
intent of this requirement.
* Staff recommends any proposed landscape / bufferyard areas be included in areas designated as
common area.
* 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.
* 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 D
ZA03-023 Page 2
Surrounding Property Owners
Estes Park
Owner Zoning Land Use Acreage
1. J. Shelton 1. SF1A 1. Low Density Residential 1. 3.63
2. J. Koldus 2. SF1A 2. Low Density Residential 2. 2.00
3. A. Guittierrez 3. AG 3. Low Density Residential 3. 2.80
4. J. Gililand 4. AG 4. Low Density Residential 4. 2.00
5. M. Durham 5. AG 5. Low Density Residential 5. 1.00
6. C. Canalizo 6. SF1A 6. Low Density Residential 6. 1.50
7. R. Hopkins 7. SF1A 7. Low Density Residential 7. 1.00
8. E. Jacks 8. SF1A 8. Low Density Residential 8. 1.50
9. A. Hosea 9. AG 9. Low Density Residential 9. 1.00
10. M. Edwards 10. AG 10. Low Density Residential 10. 2.00
11. A. Hosea 11. AG 11. Low Density Residential 11. 1.00
12. A. Hosea 12. AG 12. Low Density Residential 12. 1.19
13. K. Mussiana 13. AG 13. Low Density Residential 13. 3.08
14. K. Mussina 14. AG 14. Low Density Residential 14. 8.37
15. W. Frank 15. AG 15. Low Density Residential 15. 20.0
16. Westerra Southlake 16. NRPUD 16. Mixed Use 16. 40.0
17. S. Callicot 17. SF1A 17. Low Density Residential 17. 4.82
18. K. Rhodes 18. SF1A 18. Low Density Residential 18. 8.06
19. K. Land/M. Chaoate 19. SF1A 19. Low Density Residential 19. 2.28
20. P. Howard 20. SF1A 20. Low Density Residential 20. 0.99
21. S. Martin 21. AG 21. Low Density Residential 21. 0.33
22. . W. Vann 22. AG 22. Low Density Residential 22. 1.81
23. G. Bailey 23. SF1A 23. Low Density Residential 23. 0.99
24. S. Martin 24. AG 24. Low Density Residential 24. 0.50
25. Shelburne Co. 25. AG 25. Low Density Residential 25. 1.30
26. Brazos Electric 26. AG 26. Low Density Residential 26. 1.00
27. C. Estes, L. Hess, R. 27. AG 27. Low Density Residential 27. 31.3
Cullum, E. Foreman
Case No. Attachment E
ZA03-023 Page 1
Surrounding Property Owner Responses
Estes Park
Notices Sent: Twenty-eight (28)
Responses: Three (3) from within the 200’ notification area:
Scott and Amy Martin, 591 E. Dove Road, Southlake, TX is opposed to the
“SF-20” zoning but in favor of a “R-PUD”. See attached petition. (Received
June 4, 2003)
Ronald and Lou Cullum, 745 Dove Road, Southlake, TX is in favor. (Received
July 7, 2003)
Lonnie Vann, 607 E. Dove Road, Southlake, TX is in favor. (Received July 7,
2003)
Rhonda Cullum & James T. Still, 765 Dove Road, Southlake, TX is in favor.
(Received July 10, 2003)
Case No. Attachment F
ZA03-023 Page 1
Case No. Attachment F
ZA 03-023 Page 2