Item 4JCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
August 15, 2007
ZA07-069
CASE NO:
Preliminary Plat for Triple Crown Estates
PROJECT:
REQUEST: On behalf of Triple Crown JV, Adams Engineering is requesting approval of a
preliminary plat. The plan proposes the subdivision of a 10.016 acre tract with “SF-
1A” Single Family Residential District zoning into 8 residential lots. The minimum lot
size permitted in the “SF-1A” zoning district is 1 acre. No variances are being
requested.
Consider preliminary plat approval
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Plat Review Summary No. 3 dated August 3, 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)
Jenny Crosby (748-8195)
Case No.
ZA07-069
BACKGROUND INFORMATION
OWNER: Triple Crown JV
APPLICANT: Adams Engineering
PROPERTY SITUATION: 930 E. Dove Street
LEGAL DESCRIPTION: Tract 2D1, J.L. Chivers Survey, Abstract No. 384
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY: The City of Southlake placed the "SF-1A" zoning on the property with
approval of Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
A preliminary plat for an 8 lot residential subdivision was approved by the City
Council on November 5, 2001 and the final plat for the subdivision was
approved by the Planning & Zoning Commission on February 21, 2002. The
plat was never filed and both plans have since expired.
A plat showing for a 2 lot residential subdivision was submitted in early 2007.
The plat showing application was withdrawn by the applicant.
TRANSPORTATION
ASSESSMENT: The Master Thoroughfare Plan recommends East Dove Street to be a 2-lane,
undivided roadway with 88 feet of right-of-way. Adequate right-of-way is
being dedicated for this road.
PATHWAYS
MASTER PLAN: The Southlake Pathways Plan calls for an 8 foot multi-use trail along the north
side of East Dove Street. There is an existing 4 foot sidewalk on the property.
The applicant has indicated that the existing 4 foot sidewalk will be widened to
8 feet.
WATER & SEWER: There is an existing water line along East Dove Street to serve this property.
There is an existing 8” sanitary sewer line approximately 480 LF to the west on
the south side of East Dove Street which may be extended to the east property
line to serve this development. There is an existing 6” sanitary sewer gravity
line along the north east property line.
DRAINAGE ANALYSIS: The drainage from the majority of this development will be to the proposed
detention pond which will outfall into the right-of-way of Victoria Lane. The
remainder will drain to East Dove Street.
Case No. Attachment A
ZA07-069 Page 1
TREE PRESERVATION: The most quality trees on the site are Post Oaks located on Lots 6 and 7. The
trees shown along the fence line and the within the right-of-way are volunteer
trees that have sprouted within the fence line areas and within the old fence line
along East Dove Road. Most of the trees around the location of the existing
house which has been demolished are trees that were planted by the previous
resident or sprouted up voluntarily and never removed.
The development has 9.64% of existing tree canopy cover and is required to
preserve 70% of that tree canopy cover after build-out of the subdivision. The
proposed Tree Conservation Plan proposes to preserve 70.7% of the total tree
canopy cover. To achieve this the building pad area proposed on Lot 4 had to
be augmented to preserve a 20” Oak, otherwise the total amount of canopy
cover proposed to be removed would be less than the amount required to be
preserved.
P&Z ACTION: August 9, 2007; Approved (6-0) subject to Plat Review Summary No. 3, dated
August 3, 2007.
STAFF COMMENTS: Attached is Plat Review Summary No. 3 dated August 3, 2007.
N:\Community Development\MEMO\2007cases\ZA07-069PP.doc
Case No. Attachment A
ZA07-069 Page 1
Triple Crown Estates
Case No. Attachment B
ZA07-069 Page 1
Preliminary Plat
Case No. Attachment C
ZA07-069 Page 1
Tree Conservation Plan
Case No. Attachment C
ZA07-069 Page 2
PLAT REVIEW SUMMARY
ZA07-069Three08/03/07
Case No.: Review No.: Date of Review:
Preliminary Plat – Triple Crown Estates
Project Name:
APPLICANT: Jay Reissig OWNER:
Adams Engineering Triple Crown JV
500 Nolen Drive #550 6003 Northview Ct
Southlake, TX 76092 Aubrey, TX 76227
Phone: (817) 329-6990 Phone: (817) 829-2386
Fax: (817) 329-7671 Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/23/07 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 Jenny Crosby AT (817) 748-8195.
1)Change the name of the subdivision because the proposed name is similar to other subdivisions in the
city.
2)In the legal description, change “East Dove Road” to “East Dove Street”.
3)Label the centerline of East Dove Street. Label the right-of-way for East Dove Street as “variable
width R.O.W.” and label width of R.O.W. between Lot 2, J.L. Chivers No. 299 Addition and Triple
Crown Estates property line.
4)Show and label the north-south 20’ D.E. on Lot 12, Block A-R, Huntwick Estates.
5)Provide easements for water, sewer and/or drainage in compliance with approved construction plans.
6)The associated plans must match the approved preliminary plat. Specifically on the Tree Preservation
Plan, correct “East Dove Road” to read “East Dove Street” and show the 40” building line along East
Dove Street for Lot 1.
INFORMATIONAL COMMENTS:
*We recommend contacting the SPIN Representative for this district to receive their opinion on whether
a SPIN meeting would be beneficial to your application. The SPIN 3 District Representative is Alan
Hochstein and he can be contacted at (817) 251-9234. For more information about SPIN and the
SPIN process please go to SouthlakeSPIN.org.
* The existing structure is shown to be on the proposed property line between Lots 3 & 4. The structure
must be removed before this plat is filed. A demolition permit will be required to remove the structure.
Case No. Attachment D
ZA07-069 Page 1
All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
*
development run-off.
* 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.
* A 10 foot type B bufferyard is required along East Dove Street.
* Staff recommends any proposed bufferyard areas be included in areas designated as private landscape
easements dedicated to HOA.
Case No. Attachment D
ZA07-069 Page 2
Case No. ZA07-069 Review No. 3 Dated: 7/31/07 Number of Pages: 1
Project Name: Triple Crown Estates (a.k.a. Dove Oak Estates) -- Preliminary Plat
Contact: Michael James, Civil Engineer Phone: (817) 748-8101 Fax: (817) 748-8077
Email: mjames@ci.southlake.tx.us
The following comments are based on the review of plans received on 7/23/07 It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
* Use the City of Southlake GPS monuments whenever possible.
* There is no Critical Drainage Structure fee associated with this development.
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
EASEMENTS:
1. Access easements are needed for maintenance of the detention pond.
INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan Checklist
directly to the Public Works Administration Department for review. The plans shall conform to the most
recent construction plan checklist, standard details and general notes which are located on the City’s
website. 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.
* A Developer’s Agreement may be required for this development and may need to be approved by the City
Council prior to any construction of public infrastructure. Construction plans for these improvements must
be approved by Public Works prior to placing the Developer’s Agreement on the City Council agenda for
consideration.
* 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
ZA07-069 Page 3
Case No Review No.Dated: Number of Pages:
. 07-069 Four August 1, 2007 2
Project Name:
Triple Crown Estates (Dove Oak Estates) (Preliminary Plat – P&Z Review)
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on July 31, 2007 . 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. The most quality trees on the site are Post Oaks located on Lots 6 and 7. The trees shown along the
fence line and the within the right-of-way are volunteer trees that have sprouted within the fence line
areas and within the old fence line along East Dove Road. Most of the trees around the location of the
existing house which has been demolished are trees that were planted by the previous resident or
sprouted up voluntarily and never removed.
The development has 9.64% of existing tree canopy cover and is required to preserve 70% of that tree
canopy cover after build-out of the subdivision. The proposed Tree Conservation Plan proposes to
preserve 70.7% of the total tree canopy cover. To achieve this the building pad area proposed on Lot 4
had to be augmented to preserve a 20” Oak, otherwise the total amount of canopy cover proposed to
be removed would be less than the amount required to be preserved.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
BUFFERYARD:
1. The required 10’-B type bufferyard is provided adjacent to the right-of-way of East Dove Road but is
placed within the 15’ Utility Easement and within the existing 70’ Transmission Line Easement along
East Dove Road. The required trees that will be planted within the bufferyard will interfere with the
overhead transmission lines and the underground utility lines. Please provide the appropriate area
outside of all utility easements to provide the required bufferyard for the subdivision. If the bufferyard
area is allowed to remain as shown on the plan, than the trees required to be planted within the
bufferyard will need to be planted to the north and outside of the bufferyard and easements and any
fence or proposed screening wall would have to be constructed behind the trees and outside of the
easements as well.
Case No. Attachment D
ZA07-069 Page 4
An offense to Ordinance 585-C, Section 11.4b is committed if a person plants any required replacement
tree or street tree within an area such that the mature critical root zone of the tree will interfere with
existing or proposed underground public utility lines (including water lines, sewer lines, transmission
lines or other utilities), or such that the installation and/or maintenance of such utility lines will, in
reasonable probability, require activity in the mature critical root zone of such tree. A Street Tree is
defined as a protected tree located within or directly adjacent to a public right-of-way.
Case No. Attachment D
ZA07-069 Page 5
Case No Review No. Dated: Number of Pages:
. ZA 07-069 1 07-12-07 1 ___
Project Name:
_Dove Oak Estates_______________
ContactPhone: Fax:
: David C. Barnes, Fire Marshal (817) 748-8233 (817) 748-8181
===========================================================================
The following comments are based on the review of plans received on 07-02-07 . 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.
===========================================================================
GENERAL COMMENTS:
* Subdivision street names to be approved by city prior to final plat. Submit proposed names and
alternate names as soon as possible. Street Name not acceptable. Please submit another name.
FIRE LANE COMMENTS:
1. Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 65,000 lbs GVW).
2. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per
2003 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and updated 07-18-97) Dimension
turn radii on site plan.
3. Cul de sac must be a minimum of a 50 radius.
FIRE HYDRANT COMMENTS:
* No hydrant problems noted based on submitted information.
Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on pumper outlet
for five-inch diameter hose.
1 Hydrants required at maximum spacing R-3 and U Occupancies 400 feet Unsprinklered 600 feet
Sprinklered. All others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are required at
intersecting streets and at intermediate locations between as prescribed above, measured as the
hose would be laid.
Case No. Attachment D
ZA07-069 Page 6
Case NoReview No.Dated: Number of Pages:
. ZA 07-069 2_ 7/11/07 1 ___
Project Name:
Dove Oak Estates
Comments due to the Planning Department
7/12/07_
ContactPhone:Fax:
: Julie Dove 817-748-8026 817-748-8027__
===========================================================================
The following comments are based on the review of plans received on 7/5/07 . 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.
===========================================================================
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee credits.
Please contact the Community Services Department at (817) 748-8026 for further details.
Land/park dedication requirements:
Requires payment of park dedication fees in the amount of $1500 per dwelling unit x 8 = $12,000
Pathway Comments:
Requires the construction of an 8’ multi-use trail on Dove Rd
Case No. Attachment D
ZA07-069 Page 7
Surrounding Property Owners
Triple Crown Estates
SPO #
Owner Zoning Land Use Acreage
Low Density Residential
1.
Clowdus, Randy & Patricia SF1-A 1.56
Low Density Residential
2.
Brandt, William P Etux Susan E SF1-A 1.632
Low Density Residential
3.
Bastian, Steven SF1-A 1.646
Low Density Residential
4.
McCormick, Gene SF1-A 1.664
Low Density Residential
5.
Long, Michael R SF1-A 1.64
Low Density Residential
6.
Thane, John Etux Elizabeth SF1-A 1.05
Low Density Residential
7.
Braddock, Glyn Earl SF1-A 1.227
Low Density Residential
8.
Johnson, Andy Etux Dawn M SF1-A 2.002
Low Density Residential
9.
Cicur, John Iv Etux Jaclyn SF1-A 2.078
Low Density Residential
10.
Jefferies, Spencer Etux C SF1-A 1.518
Low Density Residential
11.
West, Paul K Etux Terri L SF1-A 1.354
Public/Semi-Public
12.
Carroll ISD CS 28.218
Low Density Residential
13.
Anderson, Steven Etux Cheryl SF1-A 1.987
Low Density Residential
14.
Gonser, Christopher W Etux Lis SF1-A 1.972
Low Density Residential
15.
Miller, Michael Etux Cynthia SF1-A 2.347
Low Density Residential
16.
Tabrez, Shams AG 1.951
Low Density Residential
17.
Carter, Wanda R & James SF1-A 1.652
Low Density Residential
18.
Worley, Larry Jo AG 1.571
Low Density Residential
19.
Lund, Stanley SF1-A 10.265
Case No. Attachment E
ZA07-069 Page 1
Surrounding Property Owner Responses
Triple Crown Estates
Notices Sent: Nineteen (19).
Responses Receive: Two (2).
John & Elizabeth Thane (SPO #6),
2600 S Quail Run Court, submitted a Notification Response
Form on August 2, 2007 (see attached).
Christopher & Lis Gonser (SPO #14),
955 E Dove Rd, submitted a Notification Response Form
Opposition
in on August 9, 2007 (see attached).
Gene McCormick (SPO #4),
803 Victoria Lane, submitted a Notification Response Form in
Favor
on August 9, 2007 (see attached).
Case No. Attachment F
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