Item 5ECity of Southlake
Department of Planning
STAFF REPORT
April 27, 2005
CASE NO
PROJECT
ZA05 -038
Preliminary Plat for Proposed Lots IRI, IR2, 2RI, & 2R2, J. Childress No.
253 Addition
REQUEST: On behalf of John and Malinda Smart, Four Peaks Development is requesting
approval of a preliminary plat. The purpose of this request is to subdivide 2 lots into
4 lots for residential development.
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 April 27, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Menaber.� Only)
STAFF CONTACT: Ken Baker (481 -2036)
Dennis Killough (481 -2073)
Case No.
ZA05 -038
BACKGROUND INFORMATION
OWNERS: John and Malinda Smart
APPLICANT: Four Peaks Development
PROPERTY SITUATION: 1565 & 1577 Randol Mill Avenue
LEGAL DESCRIPTION: Lots 1 & 2, J. Childress No. 253 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-IA" Single Family Residential District
HISTORY: -A zoning change to "SF-IA" was approved by City Council on October 4,
1994.
-City Council approved a Multiple -Lot Plat Showing creating 2 lots on
September 20, 1994.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA05 -038
Master Thorouzhfare Plan
There are no recommendations made by the Master Thoroughfare Plan
adjacent to this property.
Existin- Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with Randol
Mill Avenue.
Currently, Randol Mill Avenue is a 2 -lane, undivided roadway. The capacity
of the existing roadway is approximately 8,400 vehicle trips per day. Under
this condition, the roadway would be considered to operate under a level of
service `D'. Completion of this development will add approximately 38
vehicle trips per day to this section of N. White Chapel Boulevard, bringing
it to 4,836 vehicle trips per day. There are no plans for expanding Randol
Mill Avenue adjacent to this site.
May, 2004 traffic counts on Randol Mill Ave (between Our Lane and
Dove St
24hr
North Bound NB 2,294
South Bound (SB) (2,504
NB
Peak A.M. 321 7 — 8 a.m.
Peak P.M. 164 5 — 6 p.m.
SB
Peak A.M. 169 8 — 9 a.m.
Peak P.M. 348 5 — 6 p.m.
Attachment A
Page 1
Traffic Ini»ttct
PATHWAYS MASTER
PLAN:
Use
4 Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single-Family Residential
4
38
1
2
3
1
*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 does not recommend any trail or
sidewalk improvements on or adjacent to this property. Subdivisions with an
average lot size of I -acre or more do not require sidewalks.
WATER & SEWER: A 12 -inch water line currently exists along the south side of Randol Mill
Avenue. The applicant is proposing to extend an 8 -inch water line along the
east side of the proposed private street. There is no sanitary sewer in close
proximity to the site. The applicant proposes the use of private septic
systems.
TREE PRESERVATION: The Landscape Administrator has no comments for this item.
DRAINAGE ANALYSIS: A portion of this site drains to the west and a portion drains east. The
drainage will remain in a sheet flow pattern as exists currently.
P &Z ACTION: April 21, 2005; Approved (6 -0) subject to Plat Review Summary No. 2,
dated April 15, 2005;
• not granting the variance for private street;
• noting the developer will provide a public street and right -of -way
stub to the south showing the cul de sac as a temporary turn around
easement;
• and, accepting the developer's offer to deed restrict Lots 1R2, 2R1,
and 2R2 to aerobic septic systems.
STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated April 27, 2005.
N: \Coinuunity Development \MEMO \2005cases \05- 038PP.doc
Case No. Attachment A
ZA05 -038 Page 2
Vicinity Map
Lots 1R1, 1R2, 2R1, & 2R2,
J. Childress No. 253 Addition
1000
W
E
S
Case No.
ZA05 -038
Attachment B
Page 1
-----------------------
r. --=X mz
Ee
Z
ELI
RECD APR 2 G 2005
PREWAIMARY PLAT
PLAT REVISION
.. I .. - -
J. CMILDRES� Z
j:L0.a3 ADDITION
CRY Of 5
WWI
I-• n
Four Peaks Development, Inc.
April 19, 2005
Ms. Angela "Turner
Public Works Department
City of Southlake
1400 Main St
Southlake, Texas 76092
RE: Preliminary Flat & Plat Revision
Four Lot Development
ZA05 -038
Dear Angela,
In reference to our discussion concerning the handling of the storm water for this
property please be advised that we will comply with all city drainage regulations and
requirements in the handling of any excess water created by the development of these
four lots. It is our intent to send less water downstream after development than is
currently draining now. In our opinion the most efficient manner to handle this will
probably be through the use of detention/retention pond or ponds on our property.
Prior to the filing of the plat we will furnish a drainage study and plan for City approval.
If you have any questions please feel free to give me a call.
Sincerely,
David McMahan
REO-O APR 21 Z005
726 Commerce St., Ste. 109 - Sauthlake, TX 76492 - (817) 329 -6996 • Fax (817) 481 -4074
Case No. Attachment C
ZA05 -038 Page 2
PLAT REVIEW SUMMARY
Case No.: ZA05 -015 & ZA05 -038 Review No.: Three Date of Review: 04/27/05
Project Name: Preliminary Plat & Plat Revision — Lots 1R1, 1R2, 2R1 & 2R2, J. Childress No. 253
Addition
APPLICANT: Four Peaks Development, Inc.
David McMahan
726 Commerce St, Suite 109
Southlake, TX 76092
Phone: (817) 329 -6996
Fax: (817) 481 -4074
SURVEYOR: Tri -Tech DFW Surveying Co.
Timothy A. Nold
2825 Exchange Blvd, Suite 104
Southlake, TX 76092
Phone: (817) 442 -5511
Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/26/05 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 (8 17) 481 -2086.
1. Provide easements for water, sewer and /or drainage in conjunction with future construction plans to
be submitted and approved.
2. Percolation tests and a septic system feasibility analysis must be submitted prior to filing of this plat,
unless waived by the City Engineer. The total number of lots or lot configuration may require
adjustment based on any potential problems indicated.
INFORMATIONAL COMMENTS
* The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as
amended.
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations.
* Prior to filing of this plat, the applicant must submit percolation tests and septic system feasibility
analysis for the proposed lots. Should this identify potential problems, the number of lots may be
required to be reduced in order to provide sufficient area for a functional septic system or other
innovative system as allowed by the Tarrant County Health Department.
* A "Certificate of Taxes Paid" indicating that there are no delinquent taxes owed on the subject
property from each taxing authority must be provided to the City prior to filing this plat in the
County records. A copy of this information may be obtained from the Tarrant county Tax
Assessor /Collector's Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red
courthouse). There is a service charge of $10 per account for this certificate. For more information
contact the Assessor /Collector's office at (817) 884 -1103.
Case No.
ZA05 -038
Attachment D
Page 1
* Original signatures and seals will be required three blackline mylars prior to filing the plat. Also
required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original
signatures and seals on each. Mylars will not be accepted if any erasures or original ink, other than
signatures or seals, appear on the plat.
* 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
ZA05 -038 Page 2
Surrounding Property Owners
Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition
1. Brown, James
"AG"
Low Density
1.909
Residential
2. Brown, Marjorie Hays &
"AG"
Low Density
1.910
Brohan, Karl
Residential
3. Taylor, Robert W.
"AG'
Low Density
2.040
Residential
4. Scott, Jon & Mary
"AG'
Low Density
1.000
Residential
5. Stenger, David & Ronna
"AG'
Low Density
1.000
Residential
6. Brown, Bill
"SF -IA"
Low Density
1.053
Residential
7. Schatz, Kenneth Mark
"SF -IA"
Low Density
0.937
Residential
8. Charlton, Jo Ellen
"AG"
Low Density
6.000
Residential
9. Fanning, Phillip & Cynthia
"SF -IA"
Low Density
3.093
Residential
Case No. Attachment E
ZA05 -038 Page 1
Owner I Zoning I Land Use I Acreage
10. 1998 R L Bates III Grantor
11. Beam, Maxine
12. Smart, John & Malinda
Case No.
ZA05 -038
"RE" Low Density
Residential
"AG" Low Density
Residential
"SF -IA" Low Density
Residential
5.270
15.000
6.758
Attachment E
Page 2
Surrounding Property Owner Responses
Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition
Notices Sent: Thirteen (13)
Responses: Two (2)
• Robert & Patricia Taylor, 1483 Brown Lane, Southlake, Tx; opposed. Please see attached e -mail
received 4- 21 -05.
• Karl Brohan, American Airlines Captain, 1441 Brown Lane, Southlake, Tx; opposed. Please see
attached letter received 4- 20 -05.
Case No.
ZA05 -038
Attachment F
Page 1
From:
Lorrie Fletcher
From:
Patricia Taylor
Sent:
Thursday, April 21, 2005 4:58 PM
To:
Lorrie Fletcher
Subject:
Case No. ZA05 -038
Attachments: header.htm; header.htm; header.htm; header.htm; header.htm
April 21, 2005
From: Robert & Patricia Taylor
1483 Brown Lane
Southlake, Texas
To: City Planning Department
Planning and Zoning Committee
Southlake, Texas
RE: Case No. ZA05 -038
Preliminary_ Plat. for Lots 1 R1_,_1 R2, 2R1, & 2R2
J. Childress No. 253 Addition,
Located at 1565 & 1577 Randol Mill Avenue
Honorable Chairman and members of the Planning and Zoning Committee:
Page 1 of 2
We oppose the proposed plat change for the referenced property in Case No. ZA05 -038. Our
opposition is because of concerns for increased drainage and runoff resulting from the
subdivision of the current two lots into four lots. Our specific concerns are:
1. Our property (Taylor property) is situated at a lower elevation than the referenced
property. Our property is situated on the western boundary of the referenced property.
The Taylor property is also situated at a lower elevation than the Brown and Brohan
properties situated on the remaining western boundary of the referenced property and
south of the Taylor property. The building of the current structures on the property at
1577 Randol Mill Avenue necessitated the emergency construction of a berm on the east
side of the Taylor property to direct the flow of water around structures on the Taylor
property.
2. As a visual reference to elevation differences, please note that the rooftop of the Taylor
residence is on approximately the same elevation as the foundation of the Smart
residence on the property at 1577 Randol Mill Avenue. This natural lay of the land
creates significant runoff onto our property from 1577 Randol Mill Avenue.
Case No. Attachment F
ZA 05 -038 Page 2
From:
Page 2 of 2
3. We receive the runoff from the Brown and Brohan properties south of us and the Smart
property east of us which has created a serious drainage and flooding problem. The
northwest corner of our property stays wet even during periods of dry weather. The
development of three additional lots will significantly escalate an already existing
drainage and flooding problem.
4. The proposed access drive for three additional lots on our eastern boundary will replace
natural vegetation with a channel along the plat boundary that will carry the rain runoff
directly onto the Brown, Brohan and Taylor properties with the result that all water not
absorbed will pool in the northwest corner of the Taylor property; i.e.; the lowest point on
all properties.
5. The development of three additional lots uphill from our property will result in three
additional septic systems which will increase effluent runoff. This increased effluent
runoff will keep the ground saturated and unable to absorb runoff from rains and further
increase the drainage issues on the Brown, Brohan and Taylor properties which as noted
above ultimately flows down on the Taylor property.
Members of the Planning and Zoning Committee please deny this preliminary plat
application identified as Case No. ZA05 -038. Please remedy existing drainage and
flooding problems before these problems are escalated by additional development.
Cordially,
Robert and Patricia Taylor
Case No. Attachment F
ZA 05 -038 Page 3
To: Honorable Chairman and members of the Planning and Zoning
Commission
From: Karl Brohan
1441 Brown Lane
Southlake, TX
Subject: Case No. ZA05 -038
Preliminary Plat for Lots 1R1, 1R2, 2R1 and 2R2,
J. Childress No. 253 addition, located at 1565 and 1577
Randol Mill Avenue.
Dear Ladies and Gentlemen, 20 April 2005
I am against the proposed rezone proposal which will subdivide
the two lots into four lots as indicated on ZA05 -015 Plat Revision
dated 21 March 2005.
My great concern is for water drainage and runoff issues from
this proposal. Specifically:
A) the proposed access drive will create an accelerated
rain runoff route that will concentrate water along the
plat boundary. This will further exacerbate
runoff issues on my property along the eastern perimeter
and flooding issues along my southern perimeter
through the J. Brown property runoff. This will also
greatly increase the serious flooding and runoff issues at
the Taylor property directly downhill and North of my
property.
B) the specter of 3 additional 1,000 gallon septic systems
directly upslope of me is disturbing. This additional
Case No. Attachment F
ZA 05 -038 Page 4
effluent runoff will run through and penetrate my
eastern boundary and my southern boundary through
the J. Brown property. This will keep the ground
saturated escalating the problematic rain runoff and
flooding issues that I and the Taylor property are
experiencing.
Cj The future development of these additional 3 lots will
result in the removal of additional water absorbing trees
and the resulting paved surfaces will create a veritable
flood highway into my property, the J. Brown property
and the Taylor property.
I urge you, the members of the planning and zoning commission to
deny this re -plat application.
Sincerely,
Captain Kar jJ. rohan, American Airlines
Case No. Attachment F
ZA 05 -038 Page 5