No.7-04-103Z
City of Southlake
Department of Planning
S T A F F R E P O R T
February 11, 2005
CASE NO: ZA04-103
PROJECT: Zoning Change for Proposed Lots 1-10, Brentwood Addition
REQUEST: On behalf of Wilburn G. Davis, Four Peaks Development is requesting approval a
zoning change and concept plan from “AG” Agricultural District to “SF-30” Single
Family Residential District. The plan proposes the development of 10 residential lots
on 8.681 acres.
ACTION NEEDED: 1. Conduct public hearing
2. Consider zoning change and concept plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Concept Plan Review Summary No. 3, dated February 11, 2005
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (481-2036)
Dennis Killough (481-2073)
Case No.
ZA04-103
BACKGROUND INFORMATION
OWNER: Wilburn G. Davis
APPLICANT: Four Peaks Development
PROPERTY SITUATION: 2055 N. White Chapel Boulevard
LEGAL DESCRIPTION: Tract 1A2, Lakin H. Chivers Survey, Abstract No. 300
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “SF-30” Single Family Residential District
HISTORY: There is no development history on this property. No structures exist on the
property.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends N. White Chapel Boulevard
adjacent to the proposed subdivision to be an undivided, 5-lane arterial
roadway 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.
Currently, N. White Chapel Boulevard is a 2-lane, undivided roadway. The
capacity of the existing roadway is approximately 8,400 vehicle trips per day.
Under this condition, the roadway would be considered to operate under a
level of service ‘D’. Completion of this development will add approximately
96 vehicle trips per day to this section of N. White Chapel Boulevard,
bringing it to 3,576 vehicle trips per day. There are no plans for
improvement in the near future.
May, 2004 traffic counts on N. White Chapel Blvd (between Dove St
and SH 114)
24hr North Bound (NB) (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.
Traffic Impact
Case No. Attachment A
ZA04-103 Page 1
Use # Lots Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Single-Family Residential 10 96 2 6 6 4
*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.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements adjacent to this site. The plan recommends an eight
(8) foot paved multi-use trail on the west side of N. White Chapel Boulevard.
The subdivision ordinance requires minimum 4-foot wide sidewalks on both
sides of the street within the subdivision and must provide safe connections
to City trails and sidewalks. The sidewalks are shown on the concept plan.
WATER & SEWER: The applicant proposes to extend a 12-inch water line on the east side of N.
White Chapel Boulevard from an existing 12-inch water line along Dove
Street. The applicant is proposing to extend sanitary sewer from the
northeast to the subdivision.
TREE PRESERVATION: An aerial photograph was submitted with the Preliminary Plat submittal. The
dominant existing trees on the site are Post Oak. It shows that some trees
could be preserved in the right-of-way turnabout median and on the lots.
There are no trees existing in the off-site retention pond area or in the Storm
Sewer Easement on site leading off the site.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated February 11, 2005.
The City’s Land Use Plan designates this area for “Low Density Residential”
development which is defined as follows:
The Low Density Residential category is for detached single-family
residential development at a net density of one or fewer dwelling
units per acre. Other suitable activities are those permitted in the
Public Parks / Open Space and Public / Semi-Public categories
described previously. The Low Density Residential category
encourages the openness and rural character of the City of Southlake.
“Net density” according to the City’s Subdivision Ordinance No. 483, as
amended, is defined as follows:
DENSITY, NET: The number of dwelling units per net acre.
ACREAGE, NET: The acreage included within the boundary line of
a particular subdivision, tract, parcel, lot, etc., but excluding all public
rights-of-way.
It is staff’s opinion that in order for this development to fully comply with the
Case No. Attachment A
ZA04-103 Page 2
City’s Land Use Plan, it must have a net density no greater than 1 dwelling
unit per net acre of the development. The net acreage is the amount of gross
area of the development less any existing or proposed public rights-of-way.
The net density for this development is 1.37 du/ac.
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.
N:\\Community Development\\MEMO\\2004cases\\04-103Z.doc
Case No. Attachment A
ZA04-103 Page 3
Case No. Attachment B
ZA04-103 Page 1
Case No. Attachment C
ZA04-103 Page 1
Case No. Attachment C
ZA04-103 Page 2
Case No. Attachment C
ZA04-103 Page 3
PLAT REVIEW SUMMARY
Case No.: ZA04-103 Review No.: Three Date of Review: 02/11/05
Project Name: Zoning Change/Concept Plan – Brentwood Addition
APPLICANT: Four Peaks Development, Inc. ENGINEER: Huitt-Zollars, Inc.
David McMahan Ocie Vest
726 Commerce St, Suite 109 3131 McKinney Ave, Suite 600
Southlake, TX 76092 Dallas, TX 75204
Phone: (817) 329-6996 Phone: (214) 871-3311
Fax: (817) 481-4074 Fax: (214) 871-0757
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/31/05 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. Correct the existing zoning on the Westerra Southlake property across N. White Chapel Blvd to
‘Detailed Site Plan (S-P-1)’.
2. Provide sufficient street stubs into adjacent property. Staff recommends a street stub to the east.
INFORMATIONAL COMMENTS
* The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as
amended.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the
intent of this requirement.
* 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
ZA04-103 Page 1
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 04-104 Date of Review: January 20, 2005 Number of Pages: 1
Project Name: Proposed Lots 1-10, White Chapel Addition (Preliminary Plat)
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. An aerial photograph was submitted with the Preliminary Plat submittal. The dominant existing trees
on the site are Post Oak. It shows that some trees could be preserved in the right-of-way turnabout
median and on the lots. There are no trees existing in the off-site retention pond area or in the Storm
Sewer Easement on site leading off the site.
* 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 the Tree Preservation
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 the
Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the
Tree Preservation 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 the Tree Preservation
Ordinance.
Case No. Attachment D
ZA04-103 Page 2
City of Southlake
Parks and Recreation Department
Development Review Committee (DRC) Comments
Contact: Chris Carpenter, AICP
817-481-1585
ccarpenter@ci.southlake.tx.us
Project: ZA 04-103, Zoning Change for Woodmont Addition
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/10/05 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PROJECT
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT CHRIS CARPENTER AT (817) 481-1585.
Pathway Comments:
1. No off-road trail required in east N. White Chapel right-of-way.
Park Dedication Comments:
1. This property has not previously been platted and is therefore required to meet park land dedication
requirements of Article VII in the City of Southlake’s Subdivision Ordinance No. 483, as amended.
This development is noted as being in or near a service area for “existing” park resources in the Park
Master Plan and otherwise has a land dedication equivalent of only 0.25 acres. Therefore, staff
recommends a fee payment alternative, which for a 10 dwelling unit residential development at
$1,500 per dwelling unit amounts to $15,000. This fee will be required to be paid upon approval of
the Developer’s Agreement at the time of a pre-construction meeting and with the transfer of other
development fees.
Case No. Attachment D
ZA04-103 Page 3
Surrounding Property Owners
1801 White Chapel Road
Owner Zoning Land Use Acreage
1. Westerra Southlake Lp. “S-P-2” Mixed Use 56.580
2. Morre, Trigg & Traci “RE” Low Density Resid. 9.500
3. Morre, Trigg & Traci “AG” Low Density Resid. 11.330
4. Westerra Southlake Lp. “NR-PUD” Mixed Use 35.000
5. Leach, Chere “AG” Mixed Use 1.820
6. Thrasher, Wesley & Terri “AG” Mixed Use 1.788
7. Thrasher, Imogene “AG” Mixed Use 1.082
8. Shivers Family Ptnrship Ltd. “AG” Mixed Use 38.376
9. Davis, Wilburn George “AG” Low Density Resid. 8.645
Case No. Attachment E
ZA04-103 Page 1
Surrounding Property Owner Responses
Lots 1-10, Brentwood Addition
Notices Sent: Seven (7)
Responses: None (0)
Case No. Attachment F
ZA04-103 Page 1