Item 5GCity of Southlake
Department of Planning
STAFF REPORT
July 26, 2006
CASE NO
ZA06 -096
P ROJECT: Preliminary Plat for Johnson Place Estates
REQUEST: Jones & Boyd, Inc. is requesting approval of a preliminary plat for residential
development. On May 2, 2006, City Council approved a zoning change and
development plan for an "R -PUD" for Johnson Place Estates. The proposed
preliminary plat is consistent with the approved zoning change and development plan.
A summary of the proposal is as follows
Gross Land Area
Net Land Area
No. of Residential Lots
Gross Density
Net Density
Average Lot Area
43.51 acres
34.69 acres
54 lots
1.24 du /acre
1.56 du /acre
0.46 acres ( ±20,063 sq. ft.)
ACTION NEEDED: 1. Conduct public hearing
2. Consider preliminary plat approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Plat Review Summary No. 2, dated July 14, 2006
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA 06 -096
BACKGROUND INFORMATION
OWNER: MDC- Johnson Place Estates, LTD
APPLICANT: Jones & Boyd, Inc.
PROPERTY SITUATION: 2440 Johnson Road and 430 Randol Mill Avenue
LEGAL DESCRIPTION: Tracts 613, 6D, 8, 8A, and 8A2B, J.J. Freshour Survey, Abstract No. 521; and,
Lots 1 — 3, Block 1, Father Joe Addition.
LAND USE CATEGORY: Light Density Residential
CURRENT 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.
-City Council approved a change of zoning to "R -PUD" and a development
plan for Johnson Place Estates on May 2, 2006.
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.
Case No. Attachment A
ZA 06 -096 Page 1
1938 roadway expansion). The future F.M. 1938 roadway will ultimately
provide access to State Highway 114 to the north.
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
54
517
10
30
35
20
*Vehicle Trips Per Day
"The The AM /PM times represent the number of vehicle trips generated during the peak travel times
on Randol Mill Ave.
PATHWAYS MASTER
PLAN: 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
received approval of a sidewalk and trail system as part of the zoning change
and development plan approval.
WATER & SEWER: 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: The applicant has demonstrated a good faith effort in designing the subdivision
and the layout of the utilities to preserve as many quality trees as possible. Over
approximately 80% of the quality existing trees on the proposed development
site are located within open space areas and outside of building pads. Medians
have been provided to plant new trees and landscaping within the right -of -way
and the utilities have been placed on the sides of the streets where they should
not conflict with existing trees or future landscaping.
DRAINAGE ANALYSIS: The Johnson Place development drains in 4 directions. The eastern portion of
the site drains to two (2) proposed detention ponds - one at the northeast
corner of the site adjacent to Randol Mill, and one at the southeast corner of
the development along Randol Mill. The outfall of the two ponds will be along
the roadway of Randol Mill. The western portion of the site drains also drains
to three (3) proposed detention ponds - one at the southwest corner of the site
near the park which will outfall directly into the creek, and one on either side of
the entrance to the subdivision along Johnson Road, both of which will outfall
Case No.
ZA 06 -096
Attachment A
Page 2
to the existing culverts at Johnson Road.
SOUTI]LAKE 2025: Land Use Plan 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 received
approval for the proposed land use with City Council noting that while this
plan is non - compliant with the low density Land Use Plan designation, it
follows the general idea of what Council wants on this site due to the open
space.
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: July 20, 2006; Approved (5 -0) subject to Plat Review Summary No. 2, dated
July 14, 2006 and stipulating that Lot 8, Block 5 will have a 40 foot setback.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated July 14, 2006.
N:ACommunity Development \MEMO\2006cases \06- 096PP.doc
Case No.
ZA 06 -096
Attachment A
Page 3
Vicinity Map
Johnson Place Estates
Case No.
ZA 06 -096
Attachment B
Page 1
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Page 4
PLAT REVIEW SUMMARY
Case No.: ZA06 -096 Review No.: Two Date of Review: 07/14/06
Project Name: Preliminary Plat — Johnson Place Estates
APPLICANT: MDC- Johnson Place Estates, LTD
Bruce Scasta
545 E. John Carpenter Freeway, Suite 1500
Irving, TX 75062
Phone: (214) 630 -0481
ENGINEER: Jones & Boyd, Inc.
Jeffrey M. Winkler
3601 NE Loop 820, Suite 102
Ft. Worth, TX 76137
Phone: (817) 847 -8444
Fax: (214) 630 -9560
Fax: (817) 847 -9974
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/03/06 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) The POB must be tied to a survey corner or previously filed subdivision corner.
2) The following changes are needed with regard to easements:
a) Show the ultimate 100 -year floodplain limits and tie down the ultimate condition 100 -year
floodway by metes and bounds. Designate the area inundated by the ultimate 100 -year storm
as a drainage easement.
b) Provide easements for water, sewer and /or drainage in compliance with approved construction
plans.
3) The following changes are needed regarding Right -of -Way dedications and interior street geometry:
a) Change the name of Cross Rail Drive as there already exists a Cross Lane and a Cross Timber
Drive within the city.
b) Show all proposed street improvements on the plan.
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.
Case No. Attachment D
ZA 06 -096 Page 1
Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off -site sewer extensions, off -site drainage and utility easements and impact fees.
Case No.
ZA 06 -096
Attachment D
Page 2
Case No. 06 -096 Review No. _ Dated: July 14, 2006 Number of Pages: 1
Project Name: Johnson Place Estates (Preliminary Plat)
Comments due to the Planning Department: July 14, 2006
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review of plans received on July 3, 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:
The applicant has demonstrated a good faith effort in designing the subdivision and the layout of the
utilities to preserve as many quality trees as possible. Over approximately 80% of the quality existing
trees on the proposed development site are located within open space areas and outside of building
pads. Medians have been provided to plant new trees and landscaping within the right -of -way and the
utilities have been placed on the sides of the streets where they should not conflict with existing trees or
future landscaping.
Case No.
ZA 06 -096
Attachment D
Page 3
Case No. ZA 06 -096 Review No. 2 Dated: 7/13/06 Number of Pages: 1
Project Name: Johnson Place Estates -- Preliminary Plat
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077
Email: ctaylor(Wci.southlake.tx.us
The following comments are based on the review of plans received on 7/20/2006. It is the applicant's
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
The minimum curb return radius for public streets is 30'. Contact David Barnes, Fire Marshal, at 817-
748 -8233 to discuss a variance on this requirement.
Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
This property drains into Critical Drainage Structures #16 and #17 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 to Public Works Administration. Ensure that plans conform to the most
recent construction plan checklist and include the City of Southlake 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
* An access permit from TxDOT is required prior to construction of a driveway on FM 1709, FM 1938 or
SH 114. Submit application and plans directly to TxDOT for review.
* A Developer's Agreement will be required for this development and must 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 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.
ZA 06 -096
Attachment D
Page 4
Surrounding Property Owners
Johnson Place
11 57 37
1L SID
10 9 8 7 6 5 4 3
38
1 � 41 40 39
4 4
23
3
28 22
29 21
45 50 20
46
30 31 47 19
LA CT
18
33 32 U 17
44 0 16
42 48 52 p
34 35 z 15
51 z
RA T 36 53 55 55 54 14
Lee
13
m
27 26 24 25 1 2 L]
Owner
Zoning
Land Use
Acreage
1. Richardson, Anna Leslie
SF-1A
Low Density Residential
1.0
2. Berkenbile, Stephen & Janet
SF-1A
Low Density Residential
1.0
3. Garrett, Ross W & Karen L
SF -1A
Low Density Residential
0.974
4. Ewan, John D Jr & Lynn
SF -1A
Low Density Residential
1.0
5. Gallagher, John & Yvette
SF-1A
Low Density Residential
1.034
6. Mower, Stephen C & Paula T
SF -1A
Low Density Residential
0.990
7. Cunningham, Robert R & Beth
SF -1A
Low Density Residential
1.007
8. Geist, John J & Pilar D
SF -1A
Low Density Residential
1.034
9. Smart, Vole W & Beverly
SF -1A
Low Density Residential
1.073
10. Johnson, Derrell & Kitty
SF -1A
Low Density Residential
1.3
11. Holcombe, Vera Jane
SF-1A
Low Density Residential
12. MDC- Johnson Place Estates
SF -1A
Low Density Residential
18.462
Case No. Attachment E
ZA 06 -096 Page 1
13. Smith, Edward C & Tracy
R -PUD
Medium Density Residential
0.344
14. Williams, Robert & Mai F
R -PUD
Medium Density Residential
0.344
15. Fore, Stan & Lisa
R -PUD
Medium Density Residential
0.344
16. Milke, Keith E & Dina M
R -PUD
Medium Density Residential
0.344
17. Guy, Bradley C & Meredith A
R -PUD
Medium Density Residential
0.344
18. Holbert, Barbara A & Andrew
R -PUD
Medium Density Residential
0.344
19. Chaturvedi, Purnima & Sanjeev
R -PUD
Medium Density Residential
0.344
20. Rodriguez, J Hector & Rebecca
R -PUD
Medium Density Residential
0.344
21. Stiller, Robert A Jr & Jane
R -PUD
Medium Density Residential
0.344
22. Quintanilla, Jose & Ana
R -PUD
Medium Density Residential
0.343
23. Lee, Jae Y & J Lee
R -PUD
Medium Density Residential
0.442
24. Purvis, Willis N & Avis
SF -IA
Low Density Residential
1.747
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. Skay, Robert M & Doris A
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. Loggins, James G & Vanessa
AG
Low Density Residential
4.0
38. Fred Joyce -Mary Myers Ent Inc
R -PUD
Low Density Residential
2.0
39. Rowsey, Bryan M & Christy
AG
Low Density Residential
0.682
40. Potysman, Mary Noble
AG
Low Density Residential
4.508
41. Thorne, Kenneth L & Rebecca
AG
Low Density Residential
10.0
42. Johnson, G K
AG
Low Density Residential
1.67
43. Johnson, D E
AG
Low Density Residential
0.50
44. Johnson, G K
AG
Low Density Residential
1.0
45. Johnson, D E
AG
Low Density Residential
2.9
46. MDC- Johnson Place Estates
AG
Low Density Residential
11.1
47. MDC - Johnson Place Estates
AG
Low Density Residential
2.7
48. Johnson, G K
AG
Low Density Residential
0.597
49. Johnson, D E
AG
Low Density Residential
0.06
50. Johnson, Derrell E
AG
Low Density Residential
7.3
51. Zamores, Francisco S
AG
Low Density Residential
2.0
52. Warner, Jesse & Sue
AG
Low Density Residential
2.25
53. Hookstratten, Joanna
AG
Low Density Residential
1.1
54. Tarrant County
AG
Low Density Residential
2.292
55. Hookstratten, Joanna
AG
Low Density Residential
0.88
56. Hookstratten, Joanna
AG
Low Density Residential
0.791
57. Free, Charles W
AG
Low Density Residential
2.1
Case No.
ZA 06 -096
Attachment E
Page 2
Surrounding Property Owner Responses
Johnson Place
Notices Sent: Forty -Seven (47)
Responses Received as of 1:OOPM July 13, 2006: None (0)
Case No.
ZA 06 -096
Attachment F
Page 1