Item 9ACity of Southlake
Department of Planning
S T A F F R E P O R T
January 10, 2007
ZA06-143
CASE NO:
Preliminary Plat for Wimbledon Estates (fka Preston Oaks)
PROJECT:
REQUEST: Preston Oaks L.P. is requesting approval of a preliminary plat proposing 18 single
family residential lots on approximately 19.87 acres. The “SF-1A” zoning was placed
on the property with the approval of Comprehensive Zoning Ordinance No. 480 on
September 19, 1989.
The following variance to Subdivision Ordinance No. 483, as amended, is requested:
Adequate Emergency Access: To insure adequate access to each subdivision, there
should be at least two (2) planned points of ingress and egress, except that cul-de-
sacs shall be permitted in conformity with Section 5.03-I. Cul-de-Sacs: Generally, a
maximum number of twenty (20) dwelling units should be permitted on a cul-de-sac
street permanently designed as such. Additionally, the length of the cul-de-sac
should not exceed 1,000 feet or be less than 150 feet in length. However, density
of development, topography, lot sizes and other significant factors will be weighed
in determining the length of a cul-de-sac street.
The preliminary plat presented shows a single point of access from Sunshine Lane with
a cul-de-sac length in excess of 1,000. The cul-de-sac length proposed is
approximately 1,354 feet. Extending the street (Grass Court) to E. Highland through
the 50 foot wide strip of land included as part of proposed Lot 11 is recommended to
correct the situation. See comment No. 1 of the Plat Review Summary in attachment
‘D’, page 1 of this report. The extension of Grass Court would reduce the proposed
number of lots to 17 lots.
Consider preliminary plat approval
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Revised Plat Review Summary No. 4, dated January 10, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067) or Ben Bryner (748-8602)
Case No.
ZA06-143
BACKGROUND INFORMATION
OWNER/APPLICANT: Preston Oaks L.P.
PROPERTY SITUATION: 1331 Sunshine Ln. & 1778 E. Highland St.
LEGAL DESCRIPTION: Tracts 3A1H1, 3A1H2, 3A1H2A, 3A1H3, and 3A1J1, Francis Throop Survey,
Abstract No. 1511
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY: There is no development history on this property. The “SF-1A” zoning was
placed on the property with the approval of Comprehensive Zoning Ordinance
No. 480 on September 19, 1989.
TRANSPORTATION
Master Thoroughfare Plan
ASSESSMENT:
The Master Thoroughfare Plan recommends E. Highland Street to be a 2-lane,
undivided collector street with seventy (70) feet of right-of-way. Adequate
right-of-way is being dedicated for this roadway.
Existing Area Road Network and Conditions
The Wimbledon Estates development is proposing a cul-de-sac street to
intersect with Sunshine Lane. The plat review summary requires a second
access and cul-de-sac length less than 1,000 feet. Extending Grass Court to E.
Highland Street would satisfy these requirements. Staff recommends a
secondary connection to E. Highland Street. However, the applicant is
requesting a variance from the connection.
Sunshine Lane is currently a 2-lane, undivided roadway. E. Highland Street is
also a 2-lane, undivided roadway.
May, 2006 traffic counts on Sunshine Ln (between Highland & Dove
St)
24hr 127129
North Bound (NB) () South Bound (SB) ()
NB 921
Peak A.M. () Peak P.M. ()
10:45 – 11:45 a.m.2:45 – 3:45 p.m.
SB 1919
Peak A.M. () Peak P.M. ()
7:15 – 8:15 a.m.2:45 – 3:45 p.m.
Case No. Attachment A
ZA06-143 Page 1
May, 2006 traffic counts on E. Highland St (between Carroll & Kimball
Ave)
24hr 408580
West Bound (WB) () East Bound (EB) ()
WB 9460
Peak A.M. () Peak P.M. ()
7:30 – 8:30 a.m.2:30 – 3:30 p.m.
EB 5948
Peak A.M. () Peak P.M. ()
7:30 – 8:30 a.m.2:45 – 3:45 p.m.
Traffic Impact
Use Lots Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Single Family Residential 18 172 10 3 12 7
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on Sunshine Lane.
PATHWAYS MASTER
PLAN: The Master Pathways Plan does not make any trail or sidewalk
recommendations adjacent to the development.
WATER & SEWER: An 8-inch water line exists along the east side of the Sunshine Lane. An 8-inch
sanitary sewer line exists north of the proposed subdivision on the west side of
Sunshine Lane. The applicant will be extending an 8-inch sanitary sewer line to
connect into the existing line north.
DRAINAGE ANALYSIS: The subdivision generally drains in a northwesterly direction to a proposed
detention pond located on the northwest corner of the subdivision.
TREE PRESERVATION: The color Tree Summary Plan shows trees to remain in green, trees to be
removed for the right-of-way, utility lines, and detention pond in red, and trees
on the house pad as yellow. Except for the most northerly portion of the
property, the whole property is heavily wooded. The dominant species of trees
are Post Oaks, with some Black Jack Oaks and Cedar Elm.
Consolidated Land Use Plan Recommendations
SOUTHLAKE 2025:
The underlying land use designation is Low Density Residential with an
optional Rural Conservation designation.
Environmental Resource Protection Recommendations
Although this site does not have any areas designated as “Tree Cover/Open
Space to be Preserved” on the ERP map, the existing trees should be preserved
to the maximum extent feasible.
Mobility & Master Thoroughfare Plan Recommendations
Sidewalks along Grass Court are encouraged. Although not required by
ordinance, consider providing a pedestrian access from the cul-de-sac to
Highland.
Case No. Attachment A
ZA06-143 Page 2
P&Z ACTION: December 7, 2006; Approved to table (6-0) to January 4, 2007.
January 4, 2007; Approved (7-0) subject to Plat Review Summary No. 4, dated
December 29, 2006; specifically denying the variance requested.
STAFF COMMENTS: Attached is Revised Plat Review Summary No. 4, dated January 10, 2007.
N:\Community Development\MEMO\2006cases\06-143PP.doc
Case No. Attachment A
ZA06-143 Page 3
Case No. Attachment B
ZA06-143 Page 1
PRELIMINARY PLAT
Case No. Attachment C
ZA06-143 Page 1
Tree Conservation Plan
Case No. Attachment C
ZA06-143 Page 2
PLAT REVIEW SUMMARY
ZA06-143Four01/10/07
Case No.: Revised Review No.: Date of Review:
Preliminary Plat – Wimbledon Estates (f.k.a. The Oaks)
Project Name:
APPLICANT: Preston Oaks, L.P. ENGINEER: Thomas Hoover Engineering, LLC
Garrett Reed
1010 Mustang Dr, Suite 102 1361 W. Euless Blvd, Suite 99
Grapevine, TX 76051 Euless, TX 76040
Phone: (817) 421-3312 Phone: (817) 540-8048
Fax: (817) 421-3314 Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/18/06 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) 748-8602.
1)Provide two planned points of access. To insure adequate access to each subdivision, there should be
at least two (2) planned points of ingress and egress, except that cul-de-sacs shall be permitted in
conformity with Section 5.03-I. Generally, a maximum number of twenty (20) dwelling units should be
permitted on a cul-de-sac street permanently designed as such. Additionally, the length of the cul-de-
sac should not exceed 1,000 feet or be less than 150 feet in length. However, density of development,
topography, lot sizes and other significant factors will be weighed in determining the length of a cul-de-
(A
sac street. Staff recommends extending Grass Court south to connect with E. Highland Street.
variance has been requested.)
Revised on January 10, 2007.
2)Provide easements for water, sewer and/or drainage in compliance with approved construction plans.
INFORMATIONAL COMMENTS
* A fully corrected plan that includes all associated support plans/documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning Department.
* All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
development run-off.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
* It appears that a portion of 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
Case No. Attachment D
ZA06-143 Page 1
Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat
Records.
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations may
be required on lots pending review of construction plans.
* A Developer’s 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
ZA06-143 Page 2
Case No. ZA06-143 Review No. 3 Dated: 12/29/06 Number of Pages: 2
Project Name: The Oaks Addition -- Preliminary Plat
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax: (817) 748-8077
Email: ctaylor@ci.southlake.tx.us
The following comments are based on the review of plans received on 11/22/2006. It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
1. Reference the City of Southlake Paving Details rather than the detail provided for the proposed street.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
1.Utility construction across Sunshine Lane and East Highland Street shall be bored, as opposed to open
cut, as Highland and Sunshine Lane will have been rehabilitated/repaired before construction begins on
this subdivision.
2.The sanitary sewer shall be extended to the south property line at Sunshine Lane for future connection.
Extension of the sanitary sewer line to Highland will be further evaluated when construction plans are
submitted for review.
* Minimum finished floor elevations may be required for connection to the sanitary sewer system.
DRAINAGE COMMENTS:
1. Revise the wording on the drainage notes from “detention is not required” to clarify how increased
runoff from developed lots being handled.
2. Note No. 7 refers to “improved areas” – clarify which areas you are referring to.
3. Provide Rational Method Calculations and a brief description on the drainage plan sheet to determine
the detention volume required for all increased runoff from this development.
4. Drainage and utility plans shall include the seal and signature of a Registered Professional Engineer.
* Minimum of 1’ of freeboard is required for the detention pond.
* Proposed driveway culverts shall be sized by an engineer.
* Off-site grading may be required along Sunshine to allow for adequate drainage from the proposed
development.
* This property drains into Critical Drainage Structures #6 and #13 and requires a fee to be paid prior to
beginning construction.
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit Civil construction plans for any public infrastructure to the Public Works Department for review.
Ensure that plans conform to the most recent construction plan checklist, standard details and general notes
which are located on the City’s website under Public Works~Engineering Design Standards.
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082
to connect to the City’s sewer, water or storm sewer system.
Case No. Attachment D
ZA06-143 Page 3
* A Developer’s Agreement will be required for this development and must be approved by the City prior to
any construction of public infrastructure. Construction plans for these improvements must be approved by
the Public Works Department prior to beginning construction.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
Case No. Attachment D
ZA06-143 Page 4
Case No Review No.Dated: Number of Pages:
. 06-143 Three December 29, 2006 1
Project Name:
The Oaks (Preliminary Plat)
Comments due to the Planning Department:
November 30, 2006_____
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on November 20, 2006 . 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.
===========================================================================
TREE CONSERVATION COMMENTS:
1. Correct the title of page PP-5 from Tree Summary Plan to Tree Conservation Plan.
2. Identify the species and diameter information on the Tree Conservation Plan.
3. It is recommended that boring be utilized when installing utilities in easements out of the street
right-of-ways and off-site.
* A Tree Survey and a Tree Summary Plan were submitted with the Preliminary Plat submittal. The Tree
Survey shows detailed information of the existing trees on the site and the color Tree Summary Plan
shows trees to remain in green, trees to be removed for the right-of-way in red, and trees on the house
pad as yellow, but tells no information regarding species, diameter.
* Except for the most northerly portion of the property, the whole property is heavily wooded. The
dominant species of trees are Post Oaks, with some Black Jack Oaks and Cedar Elm. The North
portion of the property was used for containing and grazing livestock but the middle and south portion
of the property is smaller native trees and heavy brush.
Case No. Attachment D
ZA06-143 Page 5
COMPREHENSIVE PLAN REVIEW SUMMARY
ZA06-143Three
Case No: Review No.: Date of Review: 12/29/06
Project: The Oaks (FKA Preston Oaks)
Application Type: Preliminary Plat
Contact: Jenny Crosby Phone: (817) 748-8195 Email: jcrosby@ci.southlake.tx.us
Consolidated Land Use Plan Recommendations
The underlying land use designation is Low Density Residential with an optional Rural Conservation
designation.
Environmental Resource Protection Recommendations
Although this site does not have any areas designated as “Tree Cover/Open Space to be Preserved” on the ERP
map, the existing trees should be preserved to the maximum extent feasible.
Mobility & Master Thoroughfare Plan Recommendations
Sidewalks along Grass Court are encouraged. Consider providing a pedestrian access from the cul-de-sac to
Highland.
L:\MEETINGS\DRC\REVIEWS\COMP PLAN\ZA06-143 PRESTON OAKS 2006-10-16.DOC
Case No. Attachment D
ZA06-143 Page 6
Surrounding Property Owners
Wimbledon Estates
Owner Zoning Land Use Acreage
1.HLD-Southlake Development SF-1A Low Density Residential 0.998
2.Peddicord, Ronald & Merri RE Low Density Residential 2.827
3.Peddicord, Ronald & Merri RE Low Density Residential 2.792
4.Oji, Jay SF-1A Low Density Residential 1.058
5.Tonsend, Kenneth SF-1A Low Density Residential 1.037
6.Burgess, Jerry & Linda SF-1A Low Density Residential 1.043
7.Cavanaugh, Lucille SF-1A Low Density Residential 1.046
8.Dennis, Mark & Cari SF-1A Low Density Residential 2.024
9.Wagner, Clifford & Ali SF-1A Low Density Residential 1.051
10.Smithson, Kenneth & Shelly SF-1A Low Density Residential 2.862
11.Wisniewski, James & Roxanne SF-1A Low Density Residential 3.118
12.Barker, Douglas & Saundra SF-1A Low Density Residential 1.916
13.Barker, Douglas & Saundra SF-1A Low Density Residential 1.015
14.Barker, Douglas & Saundra SF-1A Low Density Residential 1.026
Case No. Attachment E
ZA06-143 Page 1
15.Carroll ISD AG Low Density Residential 26.488
16.Knight, Harold AG Low Density Residential 11.156
17.Blaser, Danny O AG Low Density Residential 1.937
18.Duerst, Bradley & S J SF-1A Low Density Residential 1.757
19.Duerst, Bradley & S J SF-1A Low Density Residential 5.42
20.Giolma, F Edwin SF-1A Low Density Residential 2.102
21.Main & Main Development SF-1A Low Density Residential 2.319
22.Main & Main Development SF-1A Low Density Residential 7.621
23.Main & Main Development SF-1A Low Density Residential 3.029
24.Main & Main Development SF-1A Low Density Residential 1.372
25.Main & Main Development SF-1A Low Density Residential 5.696
26.Cameron , Scott & Maria SF-1A Low Density Residential 0.937
27.Andre, Don SF-1A Low Density Residential 1.233
28.Gentry, John & Anna Braun SF-1A Low Density Residential 2.082
29.Braun, Fred SF-1A Low Density Residential 1.406
30.Braun, Fred SF-1A Low Density Residential 2.051
31.Braun, Fred SF-1A Low Density Residential 1.536
32.Hargadine, G W SF-1A Low Density Residential 15.566
Case No. Attachment E
ZA06-143 Page 2
Surrounding Property Owner Responses
Wimbledon Estates
Notices Sent: Seventeen (17)
Responses Receive: Four (4)
Don & Jo Andre
, 1780 E. Highland St, wrote in support of the development on October 6, 2006,
noting their opposition to a street connection to E. Highland St.
Ronald & Jill Peddicord
, 1300 Sunshine Ln, wrote in support of a street connection to E.
Highland St. on December 18, 2006.
Ed Giolma,
1311 N. Sunshine Ln, wrote in support of a street connection to E. Highland St. on
December 27, 2006.
Kenneth W & Shelly R Smithson,
1439 Sunshine Ln, wrote in support of a street connection to E.
Highland St on December 28, 2006.
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