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Item 7CCity of Southlake Department of Planning STAFF REPORT July 27, 2005 CASE NO ZA05 -049 P ROJECT: Preliminary Plat for Sandlin Manor REQUEST: On behalf of Mike and Eva Sandlin, Hat Creek Development is requesting approval of a preliminary plat. The plat proposes the development of 21 residential lots on approximately 14.25 acres. ACTION NEEDED: Consider preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Revised Plat Review Summary No. 3, dated July 27, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (fog• Comnn and Council Member.v Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA 05 -049 BACKGROUND INFORMATION OWNERS: Mike and Eva Sandlin APPLICANT: Hat Creek Development PROPERTY SITUATION: 400 W. Chapel Downs Drive LEGAL DESCRIPTION: Lot 1, Block 1, Sandlin Estates LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: "AG" Agricultural District REQUESTED ZONING: "SF -20X" Single Family Residential District HISTORY: -City Council approved a preliminary plat for Sandlin Estates on December 17, 1992. -A final plat was approved by the Planning & Zoning Commission on December 27, 1992. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends South Kimball Avenue to be a 2- lane, undivided collector street with 64' of right -of -way. Adequate right -of- way is being dedicated for this roadway. Existing Area Road Network and Conditions The proposed subdivision will connect into the existing Chapel Downs Drive in the Oak Hill Subdivision. Chapel Downs Drive intersects with N. White Chapel Boulevard. The subdivision is also proposing a 20' private access and emergency access easement that will provide access to Shady Oaks Drive. Both N. White Chapel Boulevard and Shady Oaks Drive are two -lane, undivided thoroughfares. The capacity of the existing roadway for N. White Chapel Boulevard 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 201 vehicle trips per day, bringing it to 9,510 vehicle trips per day. Case No. Attachment A ZA 05 -049 Page 1 May, 2004 traffic counts on N. White Chapel Blvd (between Southlake Blvd & Highland St 24hr North Bound NB 4,475 South Bound SB 4,834 NB Peak A.M. 468 8 — 9 a.m. Peak P.M. 346 4 — 5 p.m. SB Peak A.M. 302 8 — 9 a.m. Peak P.M. 594 5 — 6 p.m. PATHWAYS MASTER PLAN: May, 2004 traffic counts on Shady Oaks Dr (between Southlake Blvd & Hi hland St 24hr North Bound NB 1,580 South Bound SB 1,501 NB Peak A.M. 265 7 — 8 a.m. Peak P.M. 145 3 — 4 p.m. SB Peak A.M. 138 8 — 9 a.m. Peak P.M. 171 5 — 6 p.m. Traffic Impact Use # Lots Vtpd* AM- IN AM- OUT PM- IN PM- OUT Single Family Residential 21 201 4 12 14 8 *Vehicle Trips Per Day *The AN"M times represent the number of vehicle trips generated during the peak travel times for a weekday on N. White Chapel Blvd. The Southlake Pathways Master Plan recommends an 8 -foot paved multi -use trail along the east side of Shady Oaks Drive adjacent to this development. The applicant has provided a pedestrian access plan showing the trail. WATER & SEWER: The proposed 8" sanitary sewer will be extended from the south (through Southlake Estates) to serve this site. An 8" water line will be extended through this site from Chapel Downs Drive. TREE PRESERVATION: The location of Court B' does not necessarily preserve a majority of the existing trees on the site. It cuts directly trough the middle of a thick grove of healthy Post Oaks currently located in front of the existing house. It might be possible to locate the right -of -way of Court B' within the existing access drive that runs through Lots 20 and 21 and make the remaining portion of Lots 20 and 21 adjacent to the backs of the homes in Chapel Downs a Landscape Easement. DRAINAGE ANALYSIS: This site has two existing ponds on it. The entire site drains south through Southlake Estates and to the existing pond in Bicentennial Park. A detention pond is proposed to capture the proposed post development runoff. An offsite drainage easement will be necessary for the proposed storm sewer outfall from the detention pond. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the Westside study area to include the following changes: Case No. Attachment A ZA 05 -049 Page 2 Mobility Plan Recommendations • Maximize pedestrian connectivity from schools to adjoining neighborhoods. Environmental Resource Protection Recommendations • Preserve existing tree buffers adjacent to neighborhoods. Trees on the east of the site are identified as "Tree cover /open space to be preserved where appropriate ". P &Z ACTION: June 23, 2005; Approved (5 -0) subject to Plat Review Summary No. 2, dated June 17, 2005, and requiring that the plat meet all the requirements of the zoning and concept plan. STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated July 27, 2005. N: \Community Development \MEMO \2005cases \05- 049PP.doc Case No. ZA 05 -049 Attachment A Page 3 Vicinity Map Lot 1, Block 1, Sandlin Estates Case No. Attachment B ZA 05 -049 Page 1 1000 0 1000 2000 3000 Feet 7 1 -- alapel 00,Yns ILL Drive f7 ur 24 li j..sa L-.3 %W T 4f ZONED: AG LUP R it — as P*0 L x L *.431-. %W. DFrI .1 1 'r. ZONED: AG J I itld& 17 LUD = Len Density A d" I�j q, Ls Sr 7% z2 W 1 . 4M r, I a KAU A99flKh Wa,, sr r-r A r7 �. ZONED: C Z1 9 7 r . . ..... LUD tow 't Rea F Ip ZaNw.,COWEPT PLM R .4,- 1 - SF"rH. , xr rn.%irr, irm- n1l Lj, It AND PI?T-CT P&LAINA6RY PILAT I LFL —A 1LUID — Lo- fk�ly Red 117� 1 . -1, 1 !-,-± 1� I Fil Liria TcUQ RT Ii ''it 2 2005 rl-& 11 MMMi— J L mi—Public ,QJbPL,b r-4,- !161. 295!�, UD PlAb 20NED: MR—PUID LUD PUDI I F A :.T 1 6p 7 c 7Y' AED- AG 12 iul- Orl mi I V, Vt� 20035L20 SF, -Qas) m $T V - k ar 7 1 -- alapel 00,Yns ILL Drive f7 ur 24 li j..sa L-.3 %W T 4f ZONED: AG LUP R it — as P*0 L x L *.431-. %W. DFrI .1 1 'r. ZONED: AG J I itld& 17 LUD = Len Density A d" I�j q, Ls Sr 7% z2 W 1 . 4M r, I a KAU A99flKh Wa,, sr r-r A r7 �. ZONED: C Z1 9 7 r . . ..... LUD tow 't Rea F Ip ZaNw.,COWEPT PLM R .4,- 1 - SF"rH. , xr rn.%irr, irm- n1l Lj, It AND PI?T-CT P&LAINA6RY PILAT I LFL —A 1LUID — Lo- fk�ly Red 117� 1 . -1, 1 !-,-± 1� I Fil Liria TcUQ RT Ii ''it 2 2005 rl-& 11 MMMi— J 7 1 -- alapel 00,Yns ILL Drive f7 ur 24 li j..sa L-.3 %W T 4f ZONED: AG LUP R it — as P*0 L x L *.431-. %W. DFrI .1 1 'r. ZONED: AG J I itld& 17 LUD = Len Density A d" I�j q, Ls Sr 7% z2 W 1 . 4M r, I a KAU A99flKh Wa,, sr r-r A r7 �. ZONED: C Z1 9 7 r . . ..... LUD tow 't Rea F Ip ZaNw.,COWEPT PLM R .4,- 1 - SF"rH. , xr rn.%irr, irm- n1l Lj, It AND PI?T-CT P&LAINA6RY PILAT I LFL —A 1LUID — Lo- fk�ly Red 117� 1 . -1, 1 !-,-± 1� I Fil Liria TcUQ RT Ii ''it 2 2005 rl-& 11 MMMi— ` �* Y r,r�� -� ► h f "rte Am k Sandlrn Manor Location w 4 ho- C�50mff Q!'iainal CRO&AMIg by Wbr, Hamihm Par[elfines rouncsyof 7Nr Cllr ol5ooxh4Re, Ph ming £r par0mae, CIS fNwkW Ph." CtkuMry of ihr rCorth Ceafral Tw.a c—N d co pr—a INCTC(Dq fta w;--e 7004 A scale 1" - 150 •2 I N l 1 REVIEW SUMMARY Case No.: ZA05 -049 Review No.: Three Date of Review: 07/25/05 Project Name: Preliminary Plat for Sandlin Manor APPLICANT: H Creek Development Corp. SURVEYOR: Area Surveying, Inc. Kosse Maykus Roger Hart P.O. Box 92747 135 Sheffield Drive Southlake, TX 76092 Phone: (817) 329 -3111 Fax: Fort Worth, TX 76134 Phone: (817) 293 -5684 Fax: (817) 293 -5685 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/20/05 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 DENNIS KILLOUGH AT (817) 748 -8072. 1. All lots must comply with the underlying zoning district regulations. This property is currently zoned "AG" and is subject to receiving approval of an appropriate change of zoning. A proposal to rezone to "SF-IN' is being processed currently. (Added 07/13/05) 2. Delete the approval block from the face of the plat. 3. The following changes are needed with regard to the legal description: a) Provide the name and the deed record volume and page for the current owner in the preamble. b) Provide the name of the survey and abstract number(s) in the preamble. 4. Show and label the survey line. Label the survey names and abstract numbers. 5. The following changes are needed regarding the proposed lotting: a) "double fronted" or "through" residential lots are not permitted under the subdivision regulations. Lot 16 created around the existing home is a double fronted lot. (Variance Requested) b) A 35' building setback line is required on both street frontages for a corner lot: i) The applicant has requested a 15' reduction (20' B.L.) for Lots 14 along Chapel Downs Drive West. (Permitted with P & Z /City Council approval under the zoning ordinance) Case No. Attachment D ZA 05 -049 Page 1 ii) and has requested a reduction to the standard side yard requirement of 15' (15' B.L.) for eastern side yard of Lot 16 & and the western side yard of Lot 21 along Court B. (Permitted with P & Z /City Council approval under the zoning ordinance) c) Provide the minimum 100' lot width at the front building line for all lots. Lots 5 and 6 are deficient. d) Remove the line building setbacks shown along the interior lot lines. In particular, the southwest and west boundary of lot 16. INFORMATIONAL COMMENTS * Staff recommends reconfiguration of Cul -de -sac B in an effort to preserve existing quality trees within that R.O.W. * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. Final Plat will require a minimum of two intervisible monuments be set and referenced to State Plane Coordinates and that a digital copy of the plat be provided in .dxf format and transformed to State Plane Coordinates in accordance with the Subdivision Ordinance. 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. Prior to filing of a Final Plat, a Plat Vacation must be processed and approved by City Council after recommendation by the Planning & Zoning Commission to abandon the existing easements for Sandlin Estates. (Added 07/13/05) 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 05 -049 Page 2 TREE PRESERVATION ANALYSIS (Residential Subdivision Development) Case: 05 -048 Date of Review: June 14, 2005 Number of Pages: 1 Project Name: Sandlin Manor (Zoning Concept Plan) THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481 -5640. TREE PRESERVATION COMMENTS: 1. The location of Court `B' does not necessarily preserve a majority of the existing trees on the site. It cuts directly trough the middle of a thick grove of healthy Post Oaks currently located in front of the existing house. It might be possible to locate the right -of -way of Court B' within the existing access drive that runs through Lots 20 and 21 and make the remaining portion of Lots 20 and 21 adjacent to the backs of the homes in Chapel Downs a Landscape Easement. Residential subdivision Development: In a residential subdivision, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or utility easements or drainage easements as shown on an approved Final Plat, or to achieve the cut /fill drainage as designated on the master drainage construction plan, shall be exempt from the tree replacement and tree protection requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Ordinance. All other areas of the subdivision shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment D ZA 05 -049 Page 3 Surrounding Property Owner Lot 1, Block 1, Sandlin Estates, 400 Chapel downs Drive West Owner Zoning Land Use Acreag 1. Mooney, Robet & Jacquelyn "SF -IA" Low Density Resid. 0.974 2. Bruton, Paul & Doreen "SF -IA" Low Density Resid. 0.570 3. Lucas, James & Pamela "SF -IA" Low Density Resid. 0.420 4. Skaggs, Merton & Susan "SF -20A" Medium Density Resid. 0.674 5. Bowyer, James & Ingrid "SF -20A" Medium Density Resid. 0.498 6. Ritz, Frank & Brenda "AG" Medium Density Resid. 1.000 7. Robinson, Wendy M "AG" Medium Density Resid. 0.500 8. Johnson, Arnold Jr & Ellen "AG" Medium Density Resid. 0.893 9. McDonald, Beverly "AG" Medium Density Resid. 2.106 10. Carroll ISD "CS" Public/ Semi -Public 29.402 11. Carroll ISD "NR -PUD" Public/ Semi -Public 44.262 12. Howle, John & Deborah "SF -20A" Medium Density Resid. 0.493 13. Stone, David & Susan "SF -20A" Medium Density Resid. 0.488 14. Walker, Derald & Julie "SF -20A" Medium Density Resid. 0.427 15. Kimball, Noriko "SF -20A" Medium Density Resid. 0.460 16. Arnold, Jimmy "SF -20A" Medium Density Resid. 0.486 17. Abernathy, Laurence & Terry "SF -20A" Medium Density Resid. 0.506 18. Castor, William & Therese "SF -20A" Medium Density Resid. 0.679 19. Sawla, Amar & Meeta "SF -20A" Medium Density Resid. 0.694 20. Remetta, John & Maureen "SF -IA" Low Density Resid. 1.994 21. Annis, Harold & Angela "SF -IA" Low Density Resid. 1.946 22. Gregory, Izak & Gay "SF -IA" Low Density Resid. 1.995 23. Fuller, Gregory & Joanne "SF -IA" Low Density Resid. 1.998 24. Robinson, John "SF -IA" Low Density Resid. 2.131 25. Sandlin M A & Eva "AG" Medium Density Resid. 14.248 Case No. Attachment E ZA 05 -049 Page 1 Surrounding Property Owner Responses Lot 1, Block 1, Sandlin Estates, 400 Chapel downs Drive West Notices Sent: Twenty -five (25) Responses: One (1) from within the 200' notification area. • Harold & Angela Annis, 490 Love Henry Court, Southlake, TX 76092; received comments. See attached letter received 6- 15 -05. Responses: One (1) from outside the 200' notification area. • Van Williams, President of Oak Hill Estates of Southlake HOA, via e -mail; expressed concerns. See attached e -mail received 6- 29 -05. Case No. Attachment F ZA 05 -049 Page 1 HAROLD E. ANNIS 490 Love Henry Court Southlake, Texas 761792 (817) 481 -6242 June 15, 2005 Planning and Zoning Commission City of Southlake 1400 Main Street Southlake, TX 76092 RE: Case No. ZA05 -048 and Case No. ZA05 -049 Dear Commission Members: I am Harold Annis and my wife Angela Annis and I live and own the residence at 490 Love Henry Court, (lot 2 of Southlake Estates) Southlake, TX. We have lived in this residence since 1989. I would like to comment on the zoning change and concept plan for Sandlin Manor. Acceptability of Plan: In general I will support the approval of the plan submitted by Mr. Sandlin. It appears to be a well - planned development and I am sure that Mike will assure the quality of the homes will be top notch. Drainage: The effects of poor planning on drainage have affected Southlake Estates from the very day it was built. In recent years street regrading, new pavement and the installation of a major drainpipe beginning at the Southwest corner of lot 2 and continuing south through Bicentennial Park improved the drainage significantly. One problem that continues to plague Southlake Estates during periods of heavy rain is drainage from the Sandlin property that has flooded across the properties of lots 2, 3 and 4 of Southlake Estates. The addition of significant paving and building structures will undoubtedly exacerbate the drainage situation; therefore, the solution must be well engineered and placed correctly. The utility easement to the South follows the property line between Lots 2 and 3 of R'M J U N 1 2005 Case No. Attachment F ZA 05 -049 Page 2 Southlake Estates. Along this easement are a number of eastern red cedar trees. If a drainage pipe is buried in this easement the excavation will undoubtedly put these trees at great risk. The eastern red cedar's root structure typically will extend beyond the trunk by 2 to 3 times the diameter of the tree canopy. A continuous excavation immediately beside the tree line on either side will most likely kill these trees. I would point to the excavations that have occurred along Shady Oaks and the subsequent demise of numerous heritage oaks. The cedars root extend out further than oaks and the trees are much more sensitive to trimming and root disturbance. I request that a condition be placed in your approval that the solution be submitted to a professional arborist and landscape planner before excavation is begun. An alternate solution will be to gain approval from the owner of lot 3 to set the drain line from the trunk of the largest tree and at least twice the diameter of the largest tree canopy. In addition the excavation must occur during the fall or winter months. Fence: The existing fence along the Southern edge of the proposed addition is not located on the property line. This fence has been in place for at least 16 years and probably 20 plus years. Each Southlake Estates property owner along this boundary line has maintained and improved this fence line and has treated it as their own for the last two decades. I request that a condition be placed on your approval that the fence line dividing Sandlin Manor and Southlake Estates remain as it is today and has been for the previous 16 plus years. Wild Flowers: For the past 16 years I have cultivated wild flowers on the back 1/3 of my property (lot 2). The necessary growth of grass and other growth during the spring months may offend some folks that live in a $1 /2 million plus home with a well - manicured lawn. I request that a condition be placed on your approval of Sandlin Manor that the standards of lawn care established in Sandlin Manor cannot be expected to be imposed upon any property in Southlake Estates. Sincerely, Harold E. Annis Case No. ZA 05 -049 RECD J UN 1 , 5 200 Attachment F Page 3 Lorrie Fletcher From: Lori Farwell Sent: Wednesday, June 29, 2005 8:46 AM To: 'MayorWambsganss@aol.com'; Place 1; Place 2; Place 3; Place 4; Place 5; Place 6 Cc: Lorrie Fletcher; Ken Baker Subject: Sandlin Manor proposal From: Sent: Tuesday, June 28, 2005 11:41 PM To: citycouncil Subject: Finail sent from City of Southlake Web Site Name: Van Williams, President of Oak Hill Estates of Southlake HOA Phone: Email: Comments: Honorable Members of City Council, I wish to give early notice that an upcoming resolution with respect to the development of Sandlin Manor shall be met with expressed concerns. The concerns are not related to the development plans of Sandlin Manor. Rather they are related to an undesired stipulation for a thoroughfare through Oak Hill estates. City Staff did not ask for it, the developer of Sandin Manor did not ask for it, and our neighborhood did not ask for it. Instead it was proposed by a P &Z member who had misunderstood the wishes of our neighborhood. We want less traffic, not more traffic through our neighborhood. We have met with Mr. Kosse Maykus, the developer of Sandlin Manor, as a neighborhood group and have come to agreement with him on how we want to see the development of Sandlin Manor and how to mitigate the likely increase in traffic. We would prefer Chapel Downs to be completely closed off, but were informed that the developer could not acquire the property surrounding the existing access road from Shady Oaks to widen the road signficantly to handle day -to -day traffic. We were also informed by the developer that DPS requested a secondary access to Oak Hill and Sandlin Manor via Shady Oaks. From these findings, we specifically asked Mr. Maykus to limit access to Shady Oaks by using a keyed mechanism for entry AND for exit. We concluded that this would allow residents to enter and exit via Shady Oaks, thereby reducing resident traffic from White Chapel, and at the same time keep non- resident traffic out of our neighborhood. Because our meeting with Mr. Maykus was fruitful, we are fully supportive of his intended plans and felt no need to attend the last P &Z meeting. That is why there was an absence of any opposition at the last P &Z meeting. Since we were not there, we were not able to clarify to P &Z that a thoroughfare is NOT something we want. Let me now snake our desire and intentions clear. We do not want a thoroughfare through Oak Hill Estates. Not now, and not anytime in the future. As you consider the Sandlin Manor development plans in the upcoming City Council meeting (on or about July 19), we ask that you exclude the P&Z stipulation for a thoroughfare through Oak Hill Estates. Please contact me immediately if there are any questions or concerns. respectfully, Van Williams President, Oak Hill Estates of Southlake HOA Inc. REOC'i) JUN 2 2005 6129/2005 1 ZA 05 -049 Page 4