Item 6ECity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
October 10, 2007
ZA07-071
CASE NO:
Preliminary Plat for Woodbury Addition
PROJECT:
REQUEST: Four Peaks Development Company is requesting approval of a Preliminary Plat for
Woodbury Addition; proposing 9 single-family residential lots on approximately 5.7
acres. The preliminary plat is consistent with the proposed Zoning Change and
Concept Plan.
The applicant had previously proposed a development of 11 residential lots and 1 open
space lot on 6.68 acres and a gross density of 1.68 du/acre. That proposal was heard
and recommended by the Planning & Zoning Commission on August 9, 2007 (5-1
approval) with the conditions listed in Attachment A. The applicant amended their
request to 9 residential lots on 5.735 acres since P&Z approval. This staff report refers
to both the “original” and “amended” plans.
It is the determination of the Director of Planning & Development Services that this
amended plan is not a material change and thus does not require re-notification of
surrounding property owners or reconsideration by the Planning & Zoning
Commission.
The following table compares the original request with the amended request:
Item Original Request Amended Request
Gross Acreage 6.68 Ac. 5.735 Ac.
Net Acreage 5.58 Ac. 4.788 Ac
Area of Open Space 0.17 Ac (2.5%) 0.0 Ac (0%)
Number of Residential Lots/Units 11 9
Gross Density 1.68 du/ac 1.56 du/ac
Net Density 1.97 du/ac 1.88 du/ac
The following variances are being requested in conjunction with the Zoning Change and
Concept Plan request:
Street R.O.W. - The minimum R.O.W. width for local residential streets is 50 feet.
The applicant is requesting a R.O.W. width of 40 feet.
Consider preliminary plat approval
ACTION NEEDED:
Case No.
ZA07-071
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Plat Review Summary No. 5 dated October 10, 2007
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
P&Z ACTION: August 9, 2007; Approved (5-1) subject to Concept Plan Review Summary No. 3,
dated August 3, 2007; denying the requested variance to the sidewalk requirement
along W. Continental Blvd; approving the requested variance to 50’ street width
requirement with the exception to the cul-de-sac; and noting the applicant will obtain a
letter of approval from the Fire Marshall regarding the undersized cul-de-sac.
STAFF CONTACT: Ken Baker (748-8067)
Clayton Comstock (748-8269)
Case No.
ZA07-071
BACKGROUND INFORMATION
OWNER/APPLICANT:
Four Peaks Development Inc.
PROPERTY SITUATION:
2100, 2020, and 2030 W. Continental Blvd.
LEGAL DESCRIPTION:
Lot 1, T.J. Thompson, No. 1502 Addition; Tracts 1B1A1 & 1B1A, T.J.
Thompson Survey, Abstract No. 1502.
LAND USE CATEGORY:
Medium Density Residential with a T-2 Transition overlay optional designation.
CURRENT ZONING:
“SF-30” Single Family Residential District, “AG” Agricultural District, “S-P 1”
Detailed Site Plan District.
PROPOSED ZONING:
“SF-20A” Single Family Residential District
HISTORY:
January 2, 1991: 2030 W. Continental Blvd. was zoned “S-P-1” Detailed Site
Plan District (480-37) for a kennel;
February 7, 1995: 2100 W. Continental Blvd. (Lot 1, T.J. Thompson Survey)
was zoned “SF-30” Single-Family Residential District;
A plat showing for Lot 1, T.J. Thompson Survey Abstract #1502 was approved
on March 7, 1995;
TRANSPORTATION
ASSESSMENT:Mobility &Master Thoroughfare Plan
The functional street classification of West Continental Boulevard is a 2-lane
Collector with an 84’ R-O-W. The appropriate amount of right-of-way is being
dedicated with this proposal.
Street Typology Recommendation: The street typology designation for this
section of West Continental Blvd. is an ‘Avenue.’ The design priorities
outlined in the plan for Avenues are:
Medium to low pedestrian orientation with multi-use trails on one or
both sides of the street providing connectivity between neighborhoods
and to non-residential uses.
Usually lacking in curb-gutter.
High level of resource protection with an emphasis on leaving the
road as natural as possible by retaining any mature street trees along
the roadway.
Limit intersection improvements to turn lanes and roundabouts
where appropriate.
Case No. Attachment A
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1
Narrow lane-widths conducive to lower-speed traffic.
Low access control due to existing nature of development along
these corridors.
Recommended Cross-Section for Continental Boulevard.
Existing Area Roadway Network
The proposed development will have one access point from West Continental
Blvd.
Continental Boulevard is currently a 2-lane undivided roadway without curb
and gutter. The capacity for a roadway is based on its ultimate desired level of
service. The acceptable level of service (as established by the Master
Thoroughfare Plan) for Continental Boulevard is “E,” or 11,600 vehicle trips
per day, with possible future addition of turn lanes at key intersections. The
table below shows the traffic on this segment of W. Continental Boulevard
between FM 1938 and S. Peytonville Avenue from 2001 – 2006.
2005
2001 2002 2003 2004 2006
Year 2006 2006
24-Hour Totals
AM Peak PM Peak
304 587
West
2,017 3,080 3,557 3,882 3,775 4,002
Bound
7:30 – 8:30 4:15 – 5:15
838 370
East
2,186 3,552 3,240 3,531 3,439 4,343
Bound
7:15 – 8:15 5:30 - 6:30
Source: City of Southlake 2006 Traffic Count Report
Traffic Impact
The traffic impact of the proposed development is as follows:
Use # Lots Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Case No. Attachment A
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2
Number of Single-Family 11 106 2 6 7 4
Residential Lots
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on W. Continental Blvd
Completion of this development will add approximately 106 vehicle trips per
day to this section of W. Continental Blvd, bringing it to an estimated 8,451
vehicle trips per day.
WATER & SEWER:
Water: A 12” water line exists along Continental Boulevard and the proposed
development will connect to it.
Sewer: The applicant is proposing to provide sewer to serve this development
and tie into an existing sanitary sewer line to the east of the development.
DRAINAGE ANALYSIS:
Drainage will generally flow into to the proposed detention area in the
southeast corner of the development.
SOUTHLAKE 2025:
The underlying land use designation is Medium Density Residential and the
optional designation is T-2. The proposed development is consistent with the
underlying designation.
TREE PRESERVATION:
See Landscape Administrator’s Comments in Attachment D
The site has 26% tree coverage which requires a minimum of 60% of the tree
coverage outside of the proposed ROW (as approved by City Council) to be
preserved. This plan shows 66% of the tree coverage to be preserved outside
of the proposed ROW.
Although not required by ordinance, the Environmental Resource Protection
(ERP) Plan recommends preserving trees whenever feasible. Specifically, the
ERP map identifies a portion of this property as a priority area for preservation:
SPIN:
The developer held a SPIN meeting on June 25, 2007.
P&Z ACTION:
August 9, 2007; Approved (5-1) subject to Plat Review Summary No. 3, dated
August 3, 2007; with the same stipulations stated in the zoning - denying the
requested variance to the sidewalk requirement along W. Continental Blvd;
approving the requested variance to 50’ street width requirement with the
exception to the cul-de-sac; and noting the applicant will obtain a letter of
approval from the Fire Marshall regarding the undersized cul-de-sac.
STAFF COMMENTS:
Attached is Staff Review Summary No. 5, dated October 10, 2007.
Case No. Attachment A
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N:\Community Development\MEMO\2007cases\07-071PP.doc
Case No. Attachment A
ZA07-071 Page
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Case No. Attachment B
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PRELIMINARY PLAT (10/03/07)
Case No. Attachment C
ZA07-071 Page 1
PLAT REVIEW SUMMARY
ZA07-071 Five10/10/07
Case No.: Review No.: Date of Review:
Preliminary Plat – Woodbury Addition
Project Name:
APPLICANT: ARCHITECT/ENGINEER:
Four Peaks Development Co. – David McMahan Kellie Engineering
726 Commerce St.; Ste 109 200 Rufe Snow Dr.; Ste 120
Southlake, TX 76092 Keller, TX 76248
P: 817/329-6996 P: 817/349-1225
F: 817/481-4074 F: 817/379-1244
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/03/07 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CLAYTON COMSTOCK (817) 748-8269.
A variance has been
1.Subdivision Ordinance requires 50-foot R.O.W. dedication for local streets (
requested)
2.Include a label and note identifying Lot 7 as an open space/storm water detention lot and who will
maintain the lot. If it is to be dedicated to and maintained by the HOA note such. Please provide
the same for the Landscape Easement.
3.All lots must comply with the underlying zoning district regulations and controlling plan approvals.
As currently proposed, approval of this plat is subject to receiving approval of an appropriate
change of zoning. A request for SF-20A zoning and concept plan approval is being processed
currently.
* The City of Southlake will not be responsible for the maintenance of the cobblestone pavers in
Woodbury Court. Applicant should clarify if the maintenance of those pavers will be the
responsibility of the HOA and written into Deed Restrictions for Woodbury.
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.
Any variance requests have to be documented in writing and fully justified.
*
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed and
filed in the County Plat Records, and a site plan, landscape plan, irrigation plan, and building plans,
must be submitted for approval and all required fees must be paid. This may include but not be limited
Case No. Attachment D
ZA07-071 Page 1
to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and
related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA07-071 Page 2
ENGINEERING REVIEW
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 8/28/2007. It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
1.The turnaround radius must conform to fire department standards of 50’ minimum. A variance may not be granted
for this requirement.
2.Provide a sanitary sewer stub to the west
3.Cobblestone Pavement within the ROW will be the maintenance responsibility of the HOA and should be included
in the deed restrictions for this subdivision.
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
* Consider grading Lots 9-12 to Woodbury Court to reduce the amount of developed runoff directly to Continental
Blvd.
* The proposed storm sewer line under Continental shall be bored.
* The difference between pre and post development runoff shall be captured in the detention pond. The proposed
detention pond shall control the discharge for the 5, 10 and 100 year storms.
* Verify that the size, shape, and/or location of the detention pond, as depicted on the concept plan, will be adequate
to meet the detention requirements. Any changes to the size, shape, and/or location of the proposed pond(s) may
require a revision to the concept plan and may need to be approved by the Planning and Zoning Commission and
the City Council.
* This property drains into Critical Drainage Structure #19 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 (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.
* 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 will 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.
Case No. Attachment D
ZA07-071 Page 3
LANDSCAPE & TREE PRESERVATION REVIEW
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-8077
===========================================================================
The following comments are based on the review of plans received on 8/28/2007 . 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:
* A Tree Conservation Plan was submitted with the Concept Plan submittal. The trees proposed to be
removed are colored in Red, trees that are intended to be preserved are colored Green, and trees that
may possibly need to be removed because of their proximity to future house pads, grading and utilities
are colored Yellow. All of the trees within the R.O.W. are colored red and proposed to be removed.
The trees that are in the immediate vicinity of the R.O.W. and adjoining easements are colored Yellow
and depending on the amount of grading outside of the R.O.W. that needs to be done, some of the
trees may be able to be preserved. Existing trees that are further back on the lots are shown to be
preserved although the majority of them are within locations of future house pads. Because the existing
trees are clustered in the middle to west portion of the development, once the subdivision is built –out
very few existing trees will remain.
* The site has 26% tree coverage which requires a minimum of 60% of the tree coverage outside of the
proposed ROW (as approved by City Council) to be preserved. This plan shows 66% of the tree
coverage to be preserved outside of the proposed ROW.
* 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.
SIDEWALKS:
* Although it is not required by ordinance, it is recommended that the sidewalks along the R.O.W. be
repositioned at a minimum of 8’ from back of curb from the R.O.W. to allow sufficient space for
planting street trees on each lot.
Case No. Attachment D
ZA07-071 Page 4
Case No Review No. Dated: Number of Pages:
. ZA 07-071 4 08-29-07 1 ___
Project Name:
Woodbury Addition________________
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 08/28/07 . 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:
* No general problems noted based on submitted information. See specific comments below.
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). Pavement width must be 24 feet of driving surface
unobstructed.
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.. Streets that are to be dead-end until the next phase of construction need to be provided with an
approved turn-around for fire apparatus if the dead-end is more than 150 feet long. Cul de sac
radius must be a minimum of 50 foot.
FIRE HYDRANT COMMENTS:
Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on pumper outlet
for five-inch diameter hose.
1Hydrants 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.
INFORMATIONAL COMMENTS:
* All construction plans to be submitted for a building permit must conform to the edition of the
International Fire Code currently amended and adopted.
# = Denotes comment that may be included in formal review by P&Z and City Council.
Case No. Attachment D
ZA07-071 Page 5
Surrounding Property Owners
Woodbury Addition
SPO #
Owner Zoning Land Use Acreage
1.
Davis, Don I1 Industrial 0.884
2.
D Fontana Holdings Lp I1 Industrial 3.059
3.
Williams, Fred L Etux Wendy S SF20A Medium Density Residential0.523
4.
Robbins, Randy L Etux Jennifer SF20A Medium Density Residential0.479
5.
Miller, John Troy SF20A Medium Density Residential0.471
6.
Southlake Woods Homeowners SF20A Medium Density Residential0.862
7.
Southlake Woods Homewoners SF20A Medium Density Residential0.028
8.
Southlake Woods Homeowners SF20A Medium Density Residential0.087
9.
Wells, Vernon III Etux Charle SF20A Medium Density Residential1.001
10.
Overby, Larry J Etux Denise G SF30 Medium Density Residential 0.967
11.
Mirage Carwash Ltd C3 Industrial 2.01
12.
Earley, Melvin A Etux Latricia SF20A Medium Density Residential0.885
13.
Robinson, David Etux Pamela SF20A Medium Density Residential0.539
14.
Kim, Tae Etux Ronnie SF20A Medium Density Residential0.536
15.
Pettit, Shaun Etux Lisa Ann SF20A Medium Density Residential0.551
16.
Country Walk Ltd Prtnshp SF20A Medium Density Residential0.268
17. Livingston, Timothy Etux Lori AG Medium Density Residential 2.809
18. Arca, James B SP1 Medium Density Residential 3.059
19.
Boles, David C Etux Teisha AG Medium Density Residential 3.004
20.
Southlake, City Of SF20A Public Park/Open Space 5.856
21.
Jjb Enterprises Inc AG Office Commercial 11.8
Case No. Attachment E
ZA07-071 Page 1
Surrounding Property Owner Responses
Woodbury Addition
Notices Sent: Twenty-one (21).
See Case ZA07-070 Staff Report for Surrounding Property Owner Responses.
Responses Receive:
Case No. Attachment F
ZA07-071 Page 1