Item 8BCity of Southlake
Department of Planning
STAFF REPORT
March 3, 2006
CASE NO: ZA05 -169
PROJECT: Zoning Change and Development Plan for Johnson Place
REQUEST: Zoning change and development plan on approximately 43.4 acres from "AG"
Agricultural District and "SF -IA" Single Family Residential District to "R -PUD"
Residential Planned Unit Development District. The plan proposes the development
of 63 single family residential lots averaging 18,130 square feet, a gross residential
density of 1.45 dwelling unit /acre and net density of 1.76 du /ac. There is 9.6 acres of
open space (22% of the gross land area). Under the proposed "R -PUD" Residential
Planned Unit Development district the applicant proposes the following uses and
regulations:
This Residential Planned Unit Development shall abide by the "SF -20A" Single Family
Residential Zoning District and the Subdivision Ordinance No. 483, as amended, with the
following exceptions:
• Lot Area: 15,000 square feet.
• Front Yard: 35 feet, except lots in cul -de -sacs shall have a front yard setback of 30 feet.
• Side Yard: 10 feet.
• Side Yard Adjacent to a Street: 20 feet.
• Lot Width: 80 feet.
• Rear Lot Width: A rear lot width of 125 feet adjacent to certain lots shall not apply.
• Buffer Lots: Buffer lots adjacent to certain lots shall not apply.
• Curvilinear Street Design: A maximum street centerline of 1600 feet.
• Sidewalks: Sidewalks on both sides of street except when "Internal Project Trail" is
shown (6 ft).
ACTION NEEDED: 1. C
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
onsider zoning change and development plan approval
Background Information
Vicinity Map
Plans and Support Information
Development Plan Review Summary No. 3, dated March 3, 2006
Surrounding Property Owners Map
Surrounding Property Owners Responses
Ordinance No. 480 -482
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -169
BACKGROUND INFORMATION
OWNERS: Sunnybrook Properties, Inc. and Derrell & Kitti Johnson
APPLICANT: Mady Development Corporation
PROPERTY SITUATION: 2440 Johnson Rd.
LEGAL DESCRIPTION: Tracts, 613, 6D, 8, 8A, 8A2A, and 8A2B, J. J. Freshour Survey, Abstract No.
521; and Lot 1, Block 1, Johnson Place Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District and "SF-IA" Single Family Residential District
REQUESTED ZONING: "R -PUD" Residential Planned Unit Development District
HISTORY: -A preliminary plat was approved by City Council for the Father Joe
Addition on August 6, 1991.
-A final plat was approved by City Council for Lot 1 of Father Joe Addition
on August 6, 1991 as well.
-City Council approved a final plat for Lots 2 & 3, Father Joe Addition on
October 1, 1991.
-A change of zoning from "CS" to "SF-IA" was approved by City Council
on Lot 1, Father Joe Addition on January 6, 2004.
-A plat revision was approved by City Council on December 16, 2003 for the
Johnson Place Addition.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Randol Mill Avenue, or the
future F.M. 1938 roadway expansion, to be an arterial street with 140 feet of
right -of -way and Johnson Road to be 2 -lane, undivided collector with 70 feet
of right -of -way. Right -of -way will be dedicated for these roadways.
Existinz Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with Randol
Mill Avenue (the future F.M. 1938 roadway expansion) to the east and one
(1) street intersecting with Johnson Road to the south.
Both Randol Mill Avenue and Johnson Road are currently 2 -lane, undivided
roadways. The north/south alignment of Randol Mill Avenue is planned to
be a 4 -lane, divided arterial street with 140 feet of right -of -way (the future
F.M. 1938 roadway expansion). The future F.M. 1938 roadway will
Case No. Attachment A
ZA05 -169 Page 1
ultimately provide access to State Highway 114 to the north.
PATHWAYS MASTER
PLAN:
WATER & SEWER
May, 2005 traffic counts on Randol Mill Ave (between F.M. 1709 and
Florence Rd
24hr
North Bound NB 4,065
South Bound (SB) (4,142
NB
Peak A.M. 373 7 - 8 a.m.
Peak P.M. 349 4 - 5 p.m.
SB
Peak A.M. 350 7:45 - 8:45 a.m.
Peak P.M. 352 4:30 — 5:30 p.m.
Traffic Impact
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single-Family Residential
65
622
12
37
42
24
*Vehicle Trips Per Day
* *The AM/PM times represent the number of vehicle trips generated during the peak travel
times on Randol Mill Ave.
The Southlake Pathways Master Plan recommends an 8 -foot multi -use trail
along the creek that crosses a small part of the proposed subdivision on the
west side of the development. Additionally, the subdivision ordinance
requires minimum 4 -foot wide sidewalks on both sides of the streets within
the subdivision and must provide safe connections to City trails. The
applicant is proposing a sidewalk and trail system as part of the development.
A 6 -inch water line exists along the east side of Randol Mill Avenue. A 6-
inch sanitary sewer line exists along the west side of Randol Mill Avenue.
TREE PRESERVATION: Although I have not spoken to or met with the applicant, the submitted plan
shows an excellent attempt in preserving as many quality trees as possible on
a development site.
The tree labeled "Post Oak Best Tree on Property" is actually a Blackjack
Oak with a 50' canopy spread and is proposed to be preserved within the
round -a -bout median in the center of the right -of -way. The trees in the
central portion of the property are all Hackberry, American Elm and
Mulberry, and are in poor to fair condition. All of the trees along the two
existing fence lines that run north and south splitting the three lots are small
hackberry, bois -d -arc, cedar elm and other small native trees that have been
suppressed and deformed by the overgrowth of grapevine and greenbrier. The
best "Quality trees on the site are located within the far west portion of the
property where there are three (3) stands of mostly Post Oaks that are
proposed to be preserved in a large open space area.
DRAINAGE ANALYSIS: The Johnson Place development drains in 4 directions. The eastern portion
of the site drains to two (2) proposed detention ponds - one (1) at the
northeast corner of the site adjacent to Randol Mill, and one (1) at the
southeast corner of the development along Randol Mill. The outfall of the
Case No. Attachment A
ZA05 -169 Page 2
two ponds will be along the roadway of Randol Mill. The western portion of
the site drains also drains to two (2) proposed detention ponds — one (1) at
the southwest corner of the site near the park which will outfall directly into
the creek, and one (1) at the southwest corner of the site closest to Johnson
Road which will outfall at Johnson Road.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the Davis Blvd/F.M. 1938 Corridor study area to include the
following changes:
Land Use Recommendations
• Existing LUP Designation - Low Density Residential. The proposed
development does not meet the criteria for LD- Residential. Definition of
LD- Residential — "detached single - family residential development at a
net density of one or fewer dwelling units per net acre ". The applicant
has submitted a letter with justifications for the proposed land use.
Environmental Resource Protection Recommendations
• The Environmental Resource Protection Plan recommends the protection
and enhancement of critical environmental and natural features, including
trees and ponds.
P &Z ACTION: February 23, 2006; Approved to tabled (6 -0) until March 9, 2006.
1)
2)
3)
4)
STAFF COMMENTS: Al
March 9, 2006; Approved (4 -2) subject to the Concept Plan Review
Summary No. 3 dated March 3, 2006 and the following conditions:
Deleting Lot 24, Block 1;
Requiring a temporary turn - around and easement at the terminus of
Street F.
Subject to the commitments made by the developer in the letter to
Hillside Court Homeowner's Association dated February 20, 2006.
And subject to the developer's commitment to aerate the ponds.
tached is Concept Plan Review Summary No. 3, dated March 3, 2006.
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. 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.
M \Community Development \MEMO \2005cases \05- 169ZDP.doc
Case No.
ZA05 -169
Attachment A
Page 3
Vicinity Map
Johnson Place
0
Case No.
ZA05 -169
Attachment C
Page 1
o�
O M
b �
T �—
2.onln :AG --
6 eeeLerosGvax
'd I1Ht�11 "- Z—i.,. SFIA
�Lanalg: AC
.. � I + � I • � - ~--- -w. I ~ � 18 # 37 a+5� I. "'1� � : 1 � I ___
-n
10 9
A.r
1
— ,
�. / "kill F. SI'_4A. 'R /�t ' •i - S Rp qf. - i }: 5 �' _ II. .! Lrnl> f}PIJP
fi a 3Txls -., SF11 tl9 7 I r• - -
f
{ r v i 1 rnnrgcsAZo Rlll 5 1 {
g
c•>b�.rcw yrc r,en r�x� ----- r w =- !__. t - 51 - ; 1 rnl '".. - - -. , Area Summary
S'Mefnry was y .- - " "�' —.F I Iteslderdla lob $p -4196 %.23 dL
40 - i - ' I - - RfgraoF -Way
_ r
:.... Lpll1 ng: AC' l ,f I • 1 �' I
Is i,pu V 9i'1uynN R&W MI Dakcal -, 2.07% 0.90e
_ f /,. J 9 { .•� 1 :i IN1x+�l Shams 15.41% 6.69 ac
C- -0—Rra _{ - y L ,Y �Fl ao,� -- III x _ j OPM spa 22.11% 9,60—
GMa
V lntemd ft ).t sl nrl I a wea9e t 43A2 ac
rsr & - - - - -- = - 'v'" AA ~°. F' _ +' SItC Data
;; ~ ~. ;r• 1�, } -7 ; ek4eage 35,87 ec
' • - 1 .:'. g t 1.45 dufa
1 t 9 s; P f y. r. 1 .91 T ` °+ f +F `c I Ike O.ALY 1 -76 du/x
lot Summary
kr .� : , . . 1 I Ilmx 63
` 1
q
.Te«.r. ` r I_ -: PR 1g:A 1 1 j QWt A— ]5,0W C.F.
I p - - - - Ae 17
I - ,
x H s1 w:a mmrea.u — — - L.U.D./Zo
.a. +.e ,•, i .' ' „ �'� " „' zoning: SFIh -n 1 i Erntr,q Lu,p.: W. pointy PeaYleltw 14 46 SF
.. peopnaeC -: Mcdirm PCrety ResdcNW
I „n.•,,. - -_- - N:ppeeed,% —g: RF1131
SAGE GROUP, INC. Weppred roe:
r9� Mady Development Corporation ����
` ''° 545 E. John Carpenter Freeway Zoning Case # ZA05 -169
n«tr.�d :..spew suite 1500
L r - ,.ear 1
rKTP4 1 Irving, Texas 75062
0I MAR D fa 9n•R F1Nf
%Q p , � johwa<m P Lac&
-A Residential P.U.D. Development Plan & Pedestrian Access Plan
Southlake, Tarrant County, Texas
N n
o�
J
I
C
_
Aw
�. JM'+r e ,✓: �, , a ll l SIDE COORS
f� +I
1l� '^ t, ?
1 9.
ko
a
r
1, `� _, �. r3 ,., y.,� I H ; J I , '�� •'� I M t � ` -� � ;�' � � ' � r
• �..,� +, 4rr� _ ", _ -b � I r �_ to '� 9
I
Area Summary_
�' E ' •�../ �'+ -l' �_ '� , f a +, R+ SQ Alal Lot 6D.41% 2 &27 K.
I
b �
l • - _ �, I '�'!'� Randd Hd W ojm, 2.07% 0.9Q x.
7 Wlmvl gl o 15.41% 6.69 tt.
� C Goss Arn je 1m.40% 4ST au
CSite Data
. .'� .. J JG -�. I I : - i Nd Rriw 35A3ar.
ii , yy 7! y Gt DavftV 1.45 d:4W_
ka Dem0 1.76 d lx.
7 +.... 1 Lot Summary
., i S Ld. to
hpnrcvrn SsaWap Lot wca ls,Doosr.
. j t ,./ ... - • y _ Cownnn Areas 17
L .UA./zoniN
OP_ sw x E e.>» i q xumo: RG S SI
lnerrw wale! rinks ' 3 � „� `r � Ofvwsed LLLD.: Hmlm D—ly Residw�
!'� !.. �[4' prppomd ZuWmy RR1D
S a IRr-
�f fl Q V HAB Ttoft
Ol MAR O6 1 Imloa Cora�rron j ahA"-v, , , P la.,G& w — Oar A Projeaoi;
. Mady Development Corporation
Southlake, Texas
w n
o�
4
4
L 11111 SSI 1 f r1 t'N'I �� t
vow
' L � .
J'
1 �`" ,� r 1 � �' x tia. � „ r� l �'1 �. � y -1 I • �:. 1 � h .�" .1 7� ' , �
s ,
x R
y �, '� f'�� = � i " y� -- - rte, �..+..:_ '.t.:; r j _�r • 1i � ��� - r y
11,
-
f
iTA
SAGE GROUP, INC. Prepared fa^.
1�Ae1 Mady DLvelopment OwWration��
" ' 545 E. John Carpenter Freeway 43.42 A cre Site
V fir 1J 1� wsnwu+re cw suite 15170
Ol FLWi r� l i Irving, Texas 75052 .100, a IOtl• Boa ru
LJ � � Y T) ta�
Southiake, Tarrant County, Texas
b �
� n
f plac�
south , r
We are pleased to present ".Johnson Place," a proposed residential community of luxury
homes in Southlake, Texas_
Johnson Place is located in the northwest quadrant of the intersection of Johnson Road
and Randol Mill Avenue. The property has been known as "the Johnson place" ever
since the current owner's grandfather first purchased the initial 35 acres in 1897. Nearby
.Johnson Road was named for the family.
The proposed development intends to honor this pioneering Southlake family by using
the land to create a high quality neighborhood of homes, greenbelts and park -like open
spares, highlighted by "Johnson Park," an open space preserve near the old family home
place. Johnson Park will be specifically located to preserve a high quality grove of old
Post Oak trees, and will provide a central gathering space for the residents. In fact, the
entire development plan. the streets, open space medians, greenbelts and pathway
systems revolve around the features found naturally on the property, such as the
significant trees- both the occasional stately large trees and the several buffering tree
rows.
Johnson Place is bounded by the Hillside Estates to the north, (a one -acre lot low density
development), The Trailhead, (a 20,000 sX lot medium density development), several
mostly acre plus residential lots to the south on and across Johnson Road, and Myers
Meadow, (a 13,000 s. f. and up lot Residential PUD across Randol Mill to the East).
Johnson Place offers 63 home sites on 43.42 acres, a density of I A5 homes per acre.
Abundant open space has been made integral to the development- over 22% of the site_
and the lots range in size from 15,000 s.f to 30,000 s_f_, and with an average size of over
1 5,000 s.f. In additional to Johnson Park, the plan features a greenbelt and pathway
along the northern boundary (providing a buffer to Hillside Estates and preserving a large
row of significant trees), an open space buffer along Johnson Road, designed to preserve
the existing tree canopy and rural feel of the road, and several green medians and a
round- a-bout in the roads- specifically designed to link and preserve significant trees
interior to the property.
The project will have several "park -like" drainage features, engineered to assure adjacent
properties there will be no increase in storm runoff that will occur as a result of this
development.
RC S[! � A R it 2 _ 206
Case No. Attachment C
ZA05 -169 Page 5
Land Use Designation:
Although the site currently carries a Land Use Designation of Low Density residential,
we believe this proposal, which requests a change to Medium Density Residential is
justified and desirable for many reasons:
First, this development would line the Medium Density Residential land uses currently
East and West of the property, continuing an existing horizontal band of Medium Density
Residential throughout this portion of the city. There remains some Low Density
Residential on the Land Use Plan to the South along Randol Mill, between Johnson Rd.
and 5outhiake Blvd.; much, however, of that area is currently going through the process
to be rezoned to commercial uses.
This development would then be in position to act as a transition urea, between those
commercial uses and the Low Density Residential to our North, while at the same time
preserving the unique "rural" environment along Johnson Road. The proposed plan
addresses both of these areas by providing an Open Space buffer along our northern
boundary, and- along Johnson Road- by setting -back all development (both lots and
walls/ fences) from Johnson Road a minimum of 40' feet, in a greenbelt, to make sure
the magnificent trees there are preserved.
Secondly, this development is directly adjacent to, and will receive primary access from
FM 1938 (Randol Mill Ave.), an ultimate 6 lane, divided, 140' wide, "Regional Blvd.,"
which will be carrying a large amount of traffic, generating a noise level more suited to
MDR than LDR.
Third, while the property is mostly open pasture land, it does contain some isolated
pockets of existing high - quality trees, as well as significant individual trees. Developing
it as Medium Density Residential, rather than Low Density Residential will allow for a
greater ability to save those trees in Open Space reserves, and the means to care for and
showcase them as significant amenities and natural features in the community,
fi1FUro lFsrl1i 0IJ L1:.liJ
Case No.
ZA05 -169
Attachment C
Page 6
Residential Planned United Development District -
Land Use and Development Regulations
for
Johnson Place
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 -five (35) feet,
except for front yards along corner or cul -de -sacs "balls," in which ease
the minimum front yard setback shall be 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 (20)
Feet, unless otherwise noted.
Lot Width: Each lot shall have a minimum width of eighty (80) feet, measured at the
Front Yard setback line For each lot as indicated on the Zoning Site Plan.
Rear Yard: Each lot shall have a minimum rear yard of Forty (40) 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 80 1 G 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.
*The proposed maximum street centerline radius for curvilinear street design
requirements shall be 1600'.
A minimum 4' wide concrete sidewalk shall be required on both sides of all internal
streets, except where superseded by the "Internal Project Trail, a 6' concrete path, in
locations as shown on the Zoning Site Plan.
Case No.
ZA05 -169
Attachment C
Page 7
February 20, 2006
Via email:johnjgeist er hotmail.cont
4 g HILLSIDE COURT H01MEO'WNERS ASSOCIATION
c/o MR. JOHN GEIST
2405 Hillside Court
Southlake, TX 76092
MARY DEVELOPMENT RE-. .JOHNSON PLACE Si1PnIVISION
CORPORATION
Dear John:
o
1500 Carpenter Freevrpy
51rl Further to my meeting with you and your neighbors on February 19, 2006, the
Irving Texos 75062 following confirms our ab�reernent to provide wrought iron fencing along our mutual
Telephone: 12141 630OA81 property line as follows:
Telecopior; 12 141 630 4560
1. We will provide a 6' Wrought iron fence along the northern boundary of
our planned development from the back of the new masonry screening
wall to be constructed along Randol Mill on the east side, to the
western limit of the 1 3 acre Johnson lot, that is not be part of the
Johnson PIacc subdivision.
2 The fence is to be a 6' Wrought iron fence, painted black, with a
horizontal top rail /cap along the top. The fence will not contain pickets
or spikes, not will it have horizontal cross members across the fence,
except for the eery top rail and bottom of the fence
3. We will clean up (lye ttees and brush on our property only up to the
property line. We will not complete any brush or tree removal on any of
the Hillside Court homeowners' property. We will require temporary
access into the Hillside Court homeowners' lots only for the purposes
of erecting the new fence. Please note that we will attempt to keep the
fence located exactly on the property line as much as possible, while
still attempting to save as many significant trees as possible
4. We will remove the existing barbwire cow Pence.
5. Construction of the fencing will not be completed until after the streets
have been installed in the Johnson Place subdivision, and final lot
grading has commenced. The fence will be installed prior to any
vertical construction being completed on new homes in the Johnson
Place subdivision
I trust the foregoing serves to confirm our discussions and our agreement to provide this
fencing, at our expense, should the concept plan, as currently submitted to the City of
Southlake, be ultimately approved "as is" by the City Council,
Case No.
ZA05 -169
Attachment C
Page 8
We appreciate your cooperation and support of our project to date and would urge you
and your neighbors to please attend the planning and zoning commission hearings and
city council meetings clearly voicing your support of this project.
Case No.
ZA05 -169
Should you require anything further in this matter, please do not hesitate to contact me
personally
Vice President - Finance
GTP:dh
C+�L173�i3i�� lf�i7�
RECD F E D
Attachment C
Page 9
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA05 -169 Review No.: Three Date of Review: 03/03/06
Project Name: Zoning and Development Plan for Johnson Place
APPLICANT: ARCHITECT:
Mady Development Corporation Sage Group, Inc.
Phone: Phone: (972) 929 -8443
Fax: Fax: (972) 929 -1241
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/02/06, AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS
OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748 -8069.
The following changes are needed regarding streets:
a. Staff recommends street stubs be centered into the boundaries of the properties to the SE
and SW.
b. Staff recommends that the street stub into the northwest boundary be shifted west to abut
the northwest corner of the development boundary. This recommendation is based on
existing tree cover, the location of the existing tract boundaries to the north and existing
improvements on the northern property.
Please note that dedication of ROW will be required in accordance with the MTP and TXDOT
Davis/FM1938 extension plans at the time of subdivision platting.
* 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.
* The applicant should be aware that prior to issuance of a construction permit a Preliminary Plat,
Plat Vacation of Johnson Place Addition, Final Plat, Construction Plans, Developer's Agreement
must be processed and approved and all required fees must be paid. This may include but not be
limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap
Fees, and related Permit Fees. Prior to a building permit the subdivision public improvements
must be accepted by the City and the Final Plat filed in the County Plat Records.
* Denotes Informational Comment
Case No. Attachment D
ZA05 -169 Page 1
Case No. 05 -169 Review No. _ Dated: February 17, 2006 Number of Pages:
Project Name: Johnson Place (Zoning Change & Development Plan)
Comments due to the Planning Department: February 14, 2006
Contact: Keith Martin
Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review ofplans received on February 6, 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.
Are the bufferyards correctly shown and labeled?
Yes, a 15' type Q bufferyard is proposed along Randol Mill Ave.
Is a tree survey required?
Yes, a tree survey of the property was provided.
TREE PRESERVATION COMMENTS:
Although I have not spoken to or met with the applicant, the submitted plan shows an excellent
attempt in preserving as many quality trees as possible on a development site.
The tree labeled "Post Oak Best Tree on Property" is actually a Blackjack Oak with a 50' canopy
spread and is proposed to be preserved within the round -a -bout median in the center of the right -
of -way. The trees in the central portion of the property are all Hackberry, American Elm and
Mulberry, and are in poor to fair condition. All of the trees along the two existing fence lines that
run north and south splitting the three lots are small hackberry, bois -d -arc, cedar elm and other
small native trees that have been suppressed and deformed by the overgrowth of grapevine and
greenbrier. The best "Quality trees on the site are located within the far west portion of the
property where there are three (3) stands of mostly Post Oaks that are proposed to be preserved
in a large open space area.
Case No.
ZA05 -169
Attachment D
Page 2
Surrounding Property Owners
Johnson Place
1L SIDE CT
10 9 8 7 6 5 4 3
40 39 38
37
48
42 22
28 21
20
29 44 49 11 46 45
19
30 31 18
LLANT CT 17
33 32
16
15
34 35 14
Z
43 41 47 51 50
R1 T 36 52 54 55 53 13
12 OD
O
m
27 26 23 25 1 2
24
Case No. Attachment E
ZA05 -169 Page 1
Owner
Zoning
Land Use
Acreage
1.
Richardson, Anna Leslie
SF-IA
Low Density
Residential
1.0
2.
Berkenbile, Stephen & Janet
SF-IA
Low Density
Residential
1.0
3.
Garrett, Ross W & Karen L
SF-IA
Low Density
Residential
0.974
4.
Ewan, John D Jr & Lynn
SF-IA
Low Density
Residential
1.0
5.
Gallagher, John & Yvette
SF-IA
Low Density
Residential
1.034
6.
Mower, Stephen C & Paula T
SF-IA
Low Density
Residential
0.990
7.
Cunningham, Robert R & Beth
SF-IA
Low Density
Residential
1.007
8.
Geist, John J & Pilar D
SF-IA
Low Density
Residential
1.034
9.
Smart, Vole W & Beverly
SF-IA
Low Density
Residential
1.073
10.
Johnson, Derrell & Kitt
SF-IA
Low Density
Residential
1.3
11.
Johnson, Derrell E
SF-IA
Low Density
Residential
18.462
12.
Smith, Edward C & Tracy
R -PUD
Medium Density Residential
0.344
Case No. Attachment E
ZA05 -169 Page 1
13.
Williams, Robert & Mai F
R -PUD
Medium Density
Residential
0.344
14.
Fore, Stan & Lisa
R -PUD
Medium Density Residential
0.344
15.
Milke, Keith E & Dina M
R -PUD
Medium Density
Residential
0.344
16.
Guy, Bradley C & Meredith A
R -PUD
Medium Density
Residential
0.344
17.
Holbert, Barbara A & Andrew
R -PUD
Medium Density
Residential
0.344
18.
Chaturvedi, Purnima & San'eev
R -PUD
Medium Density Residential
0.344
19.
Rodriguez, J Hector & Rebecca
R -PUD
Medium Density
Residential
0.344
20.
Stiller, Robert A Jr & Jane
R -PUD
Medium Density
Residential
0.344
21.
Quintanilla, Jose & Ana
R -PUD
Medium Density
Residential
0.343
22.
Lee, Jae Y & J Lee
R -PUD
Medium Density Residential
0.442
23.
Purvis, Willis N & Avis
SF-IA
Low Density
Residential
1.747
24.
Bishop, Paul H
SF-IA
Low Density
Residential
1.315
25.
McFadden, John L
SF-IA
Low Density
Residential
1.377
26.
Bryant, Kreg & Tambra
SF-IA
Low Density
Residential
0.659
27.
Weinstein, R A & Michelle
SF -20A
Low Density
Residential
1.209
28.
Trailhead HOA
SF -20A
Medium Density Residential
2.735
29.
Dickerson, Donald F
SF -20A
Medium Density Residential
0.577
30.
Denkeler, Michael L
SF -20A
Medium Density Residential
0.459
31.
White, Paul E & Janice D
SF -20A
Medium Density
Residential
0.478
32.
Thompson, Herlinda
SF -20A
Medium Density
Residential
0.463
33.
Ott, Rick A & Debra
SF -20A
Medium Density
Residential
0.463
34.
McDuff, Frank M Jr & M C
SF -20A
Medium Density
Residential
0.460
35.
Beaudry, Bart & Elizabeth
SF -20A
Medium Density
Residential
0.554
36.
Adelaar, Glenn & Rowena A
SF -20A
Medium Density
Residential
0.545
37.
Fred Joyce-Mary Myers Ent Inc
R -PUD
Low Density
Residential
2.0
38.
Rowse y, Bryan M & Christy
AG
Low Density
Residential
0.682
39.
Pot sman, Mary Noble
AG
Low Density
Residential
4.508
40.
Thorne, Kenneth L & Rebecca
AG
Low Density
Residential
10.0
41.
Johnson, G K
AG
Low Density
Residential
1.67
42.
Johnson, D E
AG
Low Density
Residential
0.50
43.
Johnson, G K
AG
Low Density
Residential
1.0
44.
Johnson, D E
AG
Low Density
Residential
2.9
45.
Sunn brook Properties, Inc
AG
Low Density
Residential
11.1
46.
Sunn brook Properties, Inc
AG
Low Density
Residential
2.7
47.
Johnson, G K
AG
Low Density
Residential
0.597
48.
Johnson, D E
AG
Low Density
Residential
0.06
49.
Johnson, Derrell E
AG
Low Density
Residential
7.3
50.
Zamores, Francisco S
AG
Low Density
Residential
2.0
51.
Warner, Jesse & Sue
AG
Low Density
Residential
2.25
52.
Hookstratten, Joanna
AG
Low Density
Residential
1.1
53.
Tarrant County
AG
Low Density
Residential
2.292
54.
Hookstratten, Joanna
AG
Low Density
Residential
0.88
55.
Hookstratten, Joanna
AG
Low Density
Residential
0.791
Case No.
ZA05 -169
Attachment E
Page 2
Surrounding Property Owner Responses
Johnson Place
Notices Sent: Forty-Seven (47)
Responses Received: One (1)
Dave Ewan 2305 Hillside Ct.
Received March 9, 2005
Case No.
ZA05 -169
Attachment F
Page 1
Lorrie Fletcher
Case No.
ZA0_5 -169
From; Ewan. Dave [EwanD�Paepinc.com]
S4,-pt: Wednesday, Mar& 48, 2006 5:29 PM
Tee: Urria Fratcher
Subir?ch Planning and ZaningComrnlsshm inf -ormal'!en for tomcnrrn4 nights me °ling
Ma Fletcher
Gould you plon8a distribute this to the members of the planning and zonIng
commission before tomorrow nights meting?
Flegarding--- -ZAr05 -169 Johnson. Rd and Randol Mill Rat
My wife end I (Lyrin and Dave Eagan) wou like to voice ULlr uuncern regarding the
change of the property behind our home at 2305 Hill C nLirt from rural to 1 5,000 SQ
Ft residential Ivts, We came to the meeting last week and you turned the proposition
down and told therm to come back with biggler leas.
This week they are back with a proposal dropping) a couple of lots in the front of the
subdivision and adding a little mare green space with a little pond. Since we trxiII be ottt
of town on business tafnarrow night and cannot make the meeting we would like this to
represent our thoughts. I don't know whey they cut the fots out of the front of the
subdivision and left the 3 lets behind our property Intact and at the same size— That's
right there will be 3 mouses behind ours -lots 14 -15 and the biggest part of 16. Our
property because it is wide and not too deep -only 40 feet between our house and the
property line w it suff er the greatest impact.
We were told vi lie n we moved In that if anyone built on the property according to the
P &F regulations they would have to be 14 acre lots . We understand that there Is gaing
to he something built behind our house and would prefer that it would be a subdivislon,
but thp lots should be In the 25,004 to 30,000 sq. ft. range. We do appreciate the green
zotie and the fen c they have offered to build, but three houses is pretty strong. They
U(JUld hi_ -eve just as easy takeri the houses they removed from the front out of the fine of
fioLIses backed up to the line of homes an hillside Court and made all of the residents
on Hillside Li little happier- We would have been tickled to death to have that pored
replace one of the three houses they want to put behind us.
F1entity is that all the lots in this subdivision should be larger and for the prices they
wra +it to char€9e for the houses in this new subdivision, we believe they can still snake
money.
We appreciate your help in gett 1ng some changes made to the plan before approving
it We also hope you don't have to stay up tilt three AM on this Meting -
Thanks
Lynn and Date Ewan
Cell 817- 201 -6777
Email ewancl@aepine.com RO
This ernait and any files transmitted with it are confidential. and
intended solely for the tits& cf the ir4vidual or eaitily to whom
the} are addressed
Attachment F
Page 2
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -482
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE,
TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR
TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING
LEGALLY DESCRIBED AS TRACTS, 6B, 6D 8, 8A, 8A2A, AND 8A2B, J.J.
FRESHOUR SURVEY, ABSTRACT NO. 521; AND LOT 1, BLOCK 1, JOHNSON
PLACE ADDITION, IN THE CITY OF SOUTHLAKE, TARRANT COUNTY,
TEXAS AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "AG" AGRICULTURAL DISTRICT AND "SF -IA" SINGLE FAMILY
RESIDENTIAL DISTRICT TO "R -PUD" RESIDENTIAL PLANNED UNIT
DEVELOPMENT DISTRICT WITH "SF -20A" SINGLE FAMILY RESIDENTIAL
DISTRICT USES AS DEPICTED ON THE APPROVED DEVELOPMENT PLAN,
INCLUDING "PUD" DEVELOPMENT STANDARDS, ATTACHED HERETO
AND INCORPORATED HEREIN AS EXHIBIT `B ", SUBJECT TO THE
SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE
PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE
ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FORA PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the
electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local
Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to
adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other
structures and land for business, industrial, residential and other purposes, and to amend said ordinance and
map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with
a comprehensive plan; and
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural District and
Case No. Attachment G
ZA05 -063 Page 1
"SF -IA" Single Family Residential District under the City's Comprehensive Zoning Ordinance; and
WHEREAS, a change in the zoning classification of said property was requested by a person or
corporation having a proprietary interest in said property; and
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City
Council did consider the following factors in making a determination as to whether these changes should be
granted or denied: safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare
of the vehicular and stationary lights and effect of such lights on established character of the neighborhood;
location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size
and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and
in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-
street parking facilities; location of ingress and egress points for parking and off - street loading spaces, and
protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health
ad the general welfare; effect on light and air; effect on the over - crowding of the land; effect on the
concentration of population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things
the character of the districts and their peculiar suitability for particular uses and the view to conserve the value
of the buildings, and encourage the most appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly requires the
amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or
improved property with reference to the classification which existed at the time their original investment was
Case No. Attachment G
ZA05 -063 Page 2
made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning
lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the
health and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids
undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage,
schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity
and need for the changes in zoning and has also found and determined that there has been a change in the
conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a
change since the tract or tracts of land were originally classified and therefore feels that the respective
changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best
interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general
health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas,
passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the
permitted uses in the hereinafter described areas be altered, changed and amended as shown and described
below:
Tracts, 6B, 6D, 8, 8A, 8A2A, and 8A2B, J.J. Freshour Survey, Abstract No. 521; and Lot 1,
Block 1, Johnson Place Addition, in the City of Southlake, Tarrant County, Texas and more
fully and completely described in exhibit "A" from "AG" agricultural district and "SF -IA"
single family residential district to "RPUD" residential planned unit development district with
"SF -20A" single family residential district uses as depicted on the approved Development
Plan, including "RPUD" development standards, attached hereto and incorporated herein as
Case No.
ZA05 -063
Attachment G
Page 3
Exhibit "B ", and subject to the following specific conditions:
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake,
Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tractor tracts of land herein above described shall be subject to
all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent
ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words,
phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby
ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance with the
comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the
community. They have been designed, with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and
air; to prevent over - crowding of land, to avoid undue concentration of population; and to facilitate the
adequate provision of transportation, water, sewerage, drainage and surface water, parks and other
commercial needs and development of the community. They have been made after a full and complete
hearing with reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and encouraging the
most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas,
Case No. Attachment G
ZA05 -063 Page 4
affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances
where provisions of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity
of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be
invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land
described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or
who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two
Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute
a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the
provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at
the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation,
both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by
this ordinance but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its
caption and penalty together with a notice setting out the time and place for a public hearing thereon at least
fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition
Case No.
ZA05 -063
Attachment G
Page 5
of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall
additionally publish this ordinance in the official City newspaper onetime within ten (10) days after passage
of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as required
by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 19"' day of July, 2005.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 2nd day of August, 2005.
MAYOR
ATTEST:
CITY SECRETARY
Case No.
ZA05 -063
Attachment G
Page 6
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA05 -063
Attachment G
Page 7
EXHIBIT "A"
Tracts, 613, 61), 8, 8A, 8A2A, and 8A2B, J.J. Freshour Survey, Abstract No. 521; and Lot 1, Block 1, Johnson
Place Addition, in the City of Southlake, Tarrant County, Texas:
INSERT METES AND BOUNDS HERE
Case No.
ZA05 -063
Attachment G
Page 8
o�
00
w
T
7a.i 11 AG I - Y HII.I SIIPF Ct1l N] -
Z-ing: SF1,A / I ' - ..
'-
- 'U _-
S ` -- -- s .- I °-- ----
1 .._
� �r 1p., u arl:n I. �--
ilk e
i
bmllg
Ali
/� i [.�LiL ICI
Legend 'a •. f� 31 I� 32, 33 l� "-4i1, F 4gn1 `SFI S -. B I..• r__ r 7 .4 I�-1
-4
nrouy� um wn �. -�.v,. ''�
6 Area Summary
d
5. 111 - �I�PT�!T"? I I � - IfY� 9tl � p`
6Mrwmy0H4eWMben rcrce .. --.-- J # 1--. 1'r �..� 1 ;`
- ., . :�,.� . �r , •l r �� i — _e � re; �RRSip¢�,1tl4' kom 60.41% as.as
rle mwro•se ��viceee I l l i l - :„ ZonwF AG
l
Stl
n na o t dl �n S -41% 6 .4a ac y
IS'Tyge "'}.'6Wreyer0 T - .w 4
.i 7 �j � I _ .t , I • . ; � _ IMHneI Bets i -�1% 6.69 ae
C--Opo s3- •-. bMy ]� •�' �s r �, �� PGafi `-0e[4 72.11% 9.6a x,
6 ]Neenel Pry i T�ki ^ ^� I r y� ' G,ma6 Avmpe 1 9 A aG
a'SAlaak - f ' 40�j II S1tR Data v
42, .' �: , j 47.42 x.
'P 1,45dWm
44 y - J 1 1 ; Ne40N4tY 1.74 d+lAC
3 it , y i
, f n dn'V 1' Lai Summary
r i •" I ` � � 9�IV9!Il� _ Resde,lm�lnn 67
•�. ¢ • t -. _- i 4 dr 1 L� �11g: AC II �, 1 MrNnun 0111d.9la[ Aacw 15.000 0-
CIXfIn901't Af 17
A ! 11 11 . 5 SP A R d A 11 - - �r pY'A_d4tw1rw91J I - -•
t.0 o.f2:onlrrg
`"•� � t a �`� � lollm� SF1A _ 1 � �"'1 � i�sJnq k.0 0 - aax 7dFS'N Res[dentlal
n..+".'' w� "",�{ i ; . - ,�. 1 I E%4*q Z91PM: AG & 5F -IA
r a WQP* E U.D. M.&. O—W foefiovnFal
- fl9pmdIWrrp: Rh1D
(� SAGE GROUP, INC. P�parera for:
Mady development Corporation
u-aup!paNxere 545 E. ]ohn Carpenrer Freeway Zoning Case # ZA05 -169
►J lil '�] 1 - 1 s`"'"�"""•ar.sasac Sui[e1S00 .y,.a,.
Y+rS T�fii _
rl MAR ra Tar: uses Irving, Texas 75062
r 1 o lm' — —
-
�J Residential P.U.D. D evelo ment Plan & Pedestrian Access Plan o�'' ���
y � p
p1cw"e/
Southlake, Tarrant County, Texas
b �
va
Residential Planned United Development District -
Land Use and Development Regulations
for
Johnson Place
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 -five (35) feet,
except for front yards along corner or cul -de -sacs "bails," in which case
the minimum front yard setback shall be 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 (20)
Feet, unless otherwise noted.
Lol Width: Each lot shall have a minimum width of eighty (80) feet, measured at the
Front Yard setback line For each lot as indicated on the Zoning Site Plan.
Rear Yard: Each lot shall have a minimum rear yard of forty (40) 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 80 1 G 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.
*The proposed maximum street centerline radius for curvilinear street design
requirements shall be 1600'.
A minimum 4' wide concrete sidewalk shall be required on both sides of all internal
streets, except where superseded by the "Internal Project Trail, a 6' concrete path, in
locations as shown on the Zoning Site Plan.
Case No. Attachment G
ZA05 -063 Page 10