Item 7KCity of Southlake
Department of Planning
STAFF REPORT
August 30, 2006
CASE NO
ZA06 -098
P ROJECT: Preliminary Plat for Camden Park
REQUEST: Four Peaks Development is requesting approval of a preliminary plat for residential
development.
A summary of the proposal is as follows:
Total Gross Land Area - 11.99 acre
RPUD Area
No. of Residential Lots
Gross Plat Density
Gross RPUD Density
Net RPUD Density
Open Space
Avg. RPUD Lot Area
Min. RPUD Lot Area
8.85 acre
14 new residential lots
2 existing residential tracts to remain "AG"
1.33 du /ac
1.58 du /acre
1.86 du /acre
1.37 Acres/ 15.48%
±19,000 sq. ft.
±16,000 sq. ft.
Since the last City Council meeting, the applicant has withdrawn the variance request
and has provided a street stub into the north property line. No other changes have been
made to the preliminary plat.
ACTION NEEDED: Consider preliminary plat approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Plat Review Summary No. 3, dated August 30, 2006
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (A)r Connin v . on and Council Member.v Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA 06 -098
BACKGROUND INFORMATION
OWNER/APPLICANT
PROPERTY SITUATION
LEGAL DESCRIPTION
LAND USE CATEGORY
CURRENT ZONING
REQUESTED ZONING
HISTORY:
TRANSPORTATION
ASSESSMENT:
Case No.
ZA 06 -098
Four Peaks Development
515, 545, & 565 Randol Mill Avenue
Tracts 1D1, 1D2, lE, and lEl, B.J. Foster Survey, Abstract No. 519
Low Density Residential
"AG" Agricultural District
"R -PUD" Residential Planned Unit Development District
There is no development history on this property.
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.
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 west. The applicant
has withdrawn their request for a variance and a street stub has been provided
to the north property.
Randol Mill Avenue is currently a 2 -lane, undivided roadway. 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. 193 8 roadway expansion).
The future F.M. 193 8 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.
Attachment A
Page 1
Traffic Ini»act
PATHWAYS MASTER
PLAN:
WATER & SEWER
Use
9 Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single- Family Residential
16
153
3
9
10
6
*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.
The Southlake Pathways Master Plan recommends an 8 -foot multi -use trail
along the western edge of the development along the east side of Randol Mill
Avenue. 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.
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 only protected quality trees existing on the property are within Lots 5, 6
and 7 of Block 2. The existing trees around the pond located in Block 3 are
Black Willow trees and not generally considered as a quality tree. The existing
quality trees should not be effected buy the proposed subdivision development,
but may be affected by building pad, lot grading and /or utility locations. See
attachment D, page 3.
DRAINAGE ANALYSIS: Drainage from this development will flow to the proposed storm sewer inlets in
Camden Circle which will be connected to the existing storm sewer system in
Myers Meadow.
SOUTHLAKE 2025: Land Use Plan Recommendations
Existing LUP Designation — Low Density Residential. The proposed
development is not consistent with the land use designation. A comprehensive
plan amendment for a change in designation to Medium Density Residential has
been submitted (CP06 -003).
Mobilitv & Master Thoroughfare Plan Recommendations
The Mobility and Master Thoroughfare Plan recommends improving
automobile, pedestrian, and bicycle connectivity throughout the city. The
proposed development plan does not provide connectivity to neighboring
properties. A street stub with sidewalks is recommended to provide a
connection to any future development on the property to the north.
Environmental Resource Protection Recommendations
The Environmental Resource Protection Plan recommends the protection and
enhancement of critical environmental and natural features, including trees and
Case No. Attachment A
ZA 06 -098 Page 2
ponds. The comprehensive plan amendment application indicates that the large
trees in the northeast quadrant of the site will be protected. However, the
proposed development does not protect the existing ponds on the site. An
alternative site design that preserves these features and uses them as an asset to
the development (such as in the form of preserved open space /small park)
should be considered.
P &Z ACTION: July 20, 2006; Approved (4 -1) subject to Plat Review Summary No. 2, dated
July 14, 2006 and granting the variances for street stub and street R.O.W. as
requested.
STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated August 30, 2006.
N: \Community Development \MEMO\2006cases \06- 098PP.doc
Case No.
ZA 06 -098
Attachment A
Page 3
Vicinity Map
Camden Park
Preliminary Plat
1 000 0 1000 2000 3000 Feet
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Case No.
ZA 06 -098
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CALCULATIONS EXCLUDE LOTS 2 a 15, BLOCK I.
AREA SUMMARY
RESIDENTIAL LOTS
RESIDENTIAL LOTS
69.382 6.14 AC.
RIGHT- OF -WAV
COMMON AREAS
INTERNAL STREETS
15.14% I.34 AC.
OPEN SPACE
15.48% I.37 AC.
GR058 A—AGE
100 OOZ 8.85 AC.
SITE DATA
PROPOSED L.U.D.:
PROPOSED ZONING!
GROSS ACREAGE
8.85 Al.
NET ACREAGE
].51 AC.
GROSS DENSITY
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NET DENSITY
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LOT SUMMARY
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RESIDENTIAL LOTS
14
MINIMUM BUILDING LOT AREA
AVERAGE BUILDING LOT AREA
16,026 S. F.
Ia, 595 S.F.
COMMON AREAS
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L.U.D./ ZONING
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PLAT REVIEW SUMMARY
Case No.: ZA06 -098 Review No.: Three Date of Review: 08/30/06
Project Name: Preliminary Plat — Camden Park
APPLICANT: Four Peaks Development ENGINEER: Kellie Engineering, Inc.
David McMahan
726 Commerce St, Suite 109
Southlake, TX 76092
Phone: (817) 329 -6996
200 Rufe Snow Drive North, Suite 120
Keller, TX 76248
Phone: (817) 379 -1225
Fax: (817) 481 -4074
Fax: (817) 379 -1244
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/21/06 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) All subdivision plats and lots must comply with the underlying zoning district regulations. As
proposed, any approval for this plat is dependent upon receiving approval of an appropriate change of
zoning.
2) Lots 2 and 15 of Block 2 are proposed to remain "AG" - Agricultural. Prior to any further
development and /or final platting of these lots, an appropriate change of zoning must be approved.
These are remainder tracts not included in the RPUD, but must be included in the preliminary plat for
compliance with the subdivision ordinance.
3) Provide the name and address of owner(s) (phone and fax optional) and of the developer on the plan.
Owners listed in the legal description are not labeled on the plan. Four Peaks Development is the
`developer'.
4) Label the land use map designation on the Fred Joyce -Mary Myers property as `low density
residential'.
5) Provide easements for water, sewer and /or drainage in compliance with approved construction plans.
6) The following changes are needed regarding rights -of -way:
a) Label the width & type of pavement for the traveled roadway for Randol Mill Ave.
b) Public streets meeting the minimum City regulations or as approved in the proposed RPUD
must be provided.
7) The following changes are needed regarding the proposed lotting:
a) Label perimeter dimensions (scaled dimensions OK for PP) along all lot lines.
Case No. Attachment D
ZA 06 -098 Page 1
b) Correct the side yards adjacent to the street for Lots 4 & 5. Remove the side and rear
setbacks.
8) Include the existing developed lots (Lot 1, Block A, and Lot 1, Block B) as part of the quantitative
land use schedule.
9) Show and label the area embraced by tree cover.
INFORMATIONAL COMMENTS
A fully corrected plan that includes all associated support plans /documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped "approved" by the Planning Department.
* All development must comply with the City's Drainage Ordinance No. 605 and detain all post
development run -off.
Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
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. Attachment D
ZA 06 -098 Page 2
Case No. 06 -097 Review No. _ Dated: June 22, 2006 Number of Pages: 1
Project Name: Fairfield Estates (Zoning Change/Development Plan)
Comments due to the Planning Department: June 22, 2006
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review of plans received on June 12, 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.
Bufferyards
The minimum of a 10' -B type bufferyard is required to be provided adjacent to the property
boundary line along Randol Mill Ave.
Tree Conservation Plan
2. Provide building pad locations on the plan.
Identify tress to be preserved in green, possible removals (but intended to be saved) in yellow, and
removed trees in red.
Tree Conservation Analysis:
4. The only protected quality trees existing on the property are within Lots 5, 6 and 7 of Block 2. The
existing trees around the pond located in Block 3 are Black Willow trees and not generally considered
as a quality tree. The existing quality trees should not be effected buy the proposed subdivision
development. However, the 2 Oaks trees located in Lot 6 (total of 60 caliper inches) and 5 of the Oak
trees located in Lot 7 (total of 96 caliper inches) will likely be removed by the building pad location.
Recommendations:
5. Adjust building pads and /or lot boundaries in a manner that will allow preservation of the trees.
6. Move utilities from the rear lot lines to the front in particular along the east boundary to preserve
existing trees. Only provide utility easement where absolutely necessary and place in a manner that
will maximize tree preservation.
Case No.
ZA 06 -098
Attachment D
Page 3
Case No. ZA 06 -098 Review No. 2 Dated: 7/13/06 Number of Pages: 1
Project Name: Camden Park (FKA Fairfield Estates) -- Preliminary Plat
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077
Email: ctaylor(aci.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:
1. The right -of -way for a local residential street is 50' with a curb and gutter section equal to 3 Fb -b. If
requesting a variance, a letter of request must be submitted.
2. Provide all necessary easements for water, sewer and drainage.
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
1. Detention may be required with any new construction. The difference between pre and post
development runoff shall be captured in a detention pond. The proposed detention pond must detain
for the 5, 10 and 100 year storm. Describe how increased runoff from site is being handled.
2. If detention is not proposed with this development, documentation supporting and certifying that
detention is not necessary will be required from the engineer prior to approval of construction plans. Is
the detention pond in Myer's Meadow adequately sized and constructed to handle the volume of runoff
proposed by this development?
3. How will off -site runoff from the north be captured in the proposed drop inlet when property owners
construct wood fences around their lots?
All storm sewers collecting runoff from the public street shall be RCP.
This property drains into a Critical Drainage Structure 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, 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'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.
ZA 06 -098
Attachment D
Page 4
Surrounding Property Owners
Camden Park Preliminary Plat
43 27
26
1 30 13 19
37 17
36 26
16
P - 5 1 16 1
32 14 ,
39
33
C 13 24
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4Q 7 8 9 16 11 12 2 5
34 31 6
42
4 3 2 28 1
41
Owner
Zoning
Land Use
Acreage
1. Myers Meadow HOA
R -PUD
Medium Density Residential
1.05
2. Mayton, James E Jr & P R
R -PUD
Medium Density Residential
0.322
3. Kopp, William D & Lauren
R -PUD
Medium Density Residential
0.322
4. Thompson, Kenneth R & Linda
R -PUD
Medium Density Residential
0.324
5. McElyea, Thomas & Dana
R -PUD
Medium Density Residential
0.32
6. Wilkins, Sharon Bailey
R -PUD
Medium Density Residential
0.309
7. Schragin, Gary & Rebecca
R -PUD
Medium Density Residential
0.376
8. Kulesza, Anthony G
R -PUD
Medium Density Residential
0.404
9. Cox, Howard & Ruby
R -PUD
Medium Density Residential
0.409
10. Jones, David C & Melinda
R -PUD
Medium Density Residential
0.411
11. Ekadi, Kofoworola
R -PUD
Medium Density Residential
0.413
12. Barlett, Leland & Anna
R -PUD
Medium Density Residential
0.322
13. Valdiviez, Vincent
R -PUD
Medium Density Residential
0.416
14. Agonafer, Dereje & Carolyn
R -PUD
Medium Density Residential
0.416
15. Bracken, Terence & Elaine
R -PUD
Medium Density Residential
0.416
16. Smith, Charles
R -PUD
Medium Density Residential
0.407
Case No. Attachment E
ZA 06 -098 Page 1
17. Reece, James & Deborah
R -PUD
Medium Density Residential
0.361
18. Foutz, Bryan & Gina
R -PUD
Medium Density Residential
0.347
19. Wheatley, Anne & Tim
R -PUD
Medium Density Residential
0.39
20. Liu, James
R -PUD
Medium Density Residential
0.328
21. Sirles, Glen & Linda
R -PUD
Medium Density Residential
0.327
22. Payne, C Ray
R -PUD
Medium Density Residential
0.327
23. Rich, Bobby & Nancy
R -PUD
Medium Density Residential
0.327
24. Kharabanda, Anil & Neeta
R -PUD
Medium Density Residential
0.327
25. McFarland, David & Tiena
R -PUD
Medium Density Residential
0.345
26. Kingsley, James & Eileen
R -PUD
Medium Density Residential
0.373
27. Siu, Rodney & Carla
R -PUD
Medium Density Residential
0.383
28. Richardson, John M Jr
R -PUD
Medium Density Residential
0.398
29. Haverkamp, Roger & Monica
C2
Low Density Residential
1.0
30. Hudson, M R & Evelyn Found.
AG
Low Density Residential
9.623
31. Fred Joyce -Mary Meyers Ent
R -PUD
Medium Density Residential
0.383
32. Milhoan, Rusty & Lisa
AG
Low Density Residential
1.0
33. Loggins, James & Vanessa
AG
Low Density Residential
4.0
34. Fred Joyce -Mary Meyers Ent
R -PUD
Low Density Residential
2.0
35. J D Tanner & Associates
AG
Low Density Residential
4.0
36. Barker, Louie F & Mary K
AG
Low Density Residential
4.0
37. Wilson, Mary
AG
Low Density Residential
2.2
38. Free, Charles W
AG
Low Density Residential
2.0
39. Free, Charles W
AG
Low Density Residential
2.1
40. Garrett, Ross W & Karen L
SF-IA
Low Density Residential
0.0
41. Lochridge, Scott & Holly
R -PUD
Medium Density Residential
0.36
42. MDC- Johnson Place Estates ltd
R -PUD
Low Density Residential
11.1
43. Cain, Alvin T
AG
Low Density Residential
2.1
Case No.
ZA 06 -098
Attachment E
Page 2
Surrounding Property Owner Responses
Camden Park Preliminary Plat
Notices Sent: Forty -One (41)
Responses Received as of 12:OOPM August 30, 2006: None (0)
Case No.
ZA 06 -098
Attachment F
Page 1