Item 7ECity of Southlake
Department of Planning
STAFF REPORT
July 27, 2005
CASE NO: ZA05 -059
PROJECT: Preliminary Plat for The Cliffs
REQUEST: On behalf of Avin F. Oien, Jr., Terra Land Management is requesting approval of a
preliminary plat. The plat proposes the development of approximately 56 acres into
56 residential lots and 3 open space /city park lots.
ACTION NEEDED: Coi
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
isider preliminary plat approval
Background Information
Vicinity Map
Plans and Support Information
Plat Review Summary No. 3, dated July 27, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Comnaissi and Council Meniber.s Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -059
BACKGROUND INFORMATION
OWNER: Avin F. Oien, Jr.
APPLICANT: Terra Land Management
PROPERTY SITUATION: The property is located on the west side of 3800 block of N. White Chapel
Blvd. and the east side of 3900 block of T.W. King Road.
LEGAL DESCRIPTION: Tracts 1B & IA, W. Mills Survey, Abstract 1086; Tract 3, W. Mills Survey,
Abstract 8771); Tract 2, W. Medlin Survey, Abstract 1958; and Tract 4, W.
Medlin Survey, Abstract 1588D.
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District
PROPOSED ZONING: "R -PUD" Residential Planned Unit Development District
HISTORY: There is no development history on this property.
TRANSPORTATION
ASSESSMENT: Master Thorouahfrtre Plan
The Master Thoroughfare Plan recommends N. White Chapel and T.W. King
Road adjacent to the proposed subdivision to be undivided, 2 -lane collector
roadways with 70 feet of right -of -way. Right -of -way is being dedicated
accordingly.
Existinz Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with T.W.
King Road. The proposed subdivision is also making a street connection into
Clariden Ranch Phase 3. The connection into Phase 3 will provide access to
N. White Chapel Boulevard.
Both N. White Chapel Boulevard and T.W. King Road are currently 2 -lane,
undivided roadways. The capacity of the existing roadway network is
approximately 8,400 vehicle trips per day. Under this condition, each
roadway would be considered to operate under a level of service `D'. This
development is not expected to warrant expansion of the existing roadway
networks.
Case No. Attachment A
ZA05 -059 Page 1
May, 2004 traffic counts on N. White Chapel Blvd (between Dove St
and Bob Jones
24hr
North Bound NB 1,187)
South Bound SB 1,193
NB
Peak A.M. 129 8 — 9 a.m.
Peak P.M. 121 5 — 6 p.m.
SB
Peak A.M. 103 7 — 8 a.m.
Peak P.M. 106 7 — 8 p.m.
May, 2004 traffic counts on T.W. King (between Kirkwood and N.
Trophy Wood
24hr
West Bound NB 493
East Bound SB 382
NB
Peak A.M. 68 8 — 9 a.m.
Peak P.M. 51 5 — 6 p.m.
SB
Peak A.M. 36 8 — 9 a.m.
Peak P.M. 50 3 — 4 p.m.
Traffic Impact
Use
# Lots
Vtpd *
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single-Family Residential
57
545
11
32
37
21
*Vehicle Trips Per Day
* *The AM/PM times represent the number of vehicle trips generated during the peak travel
times on N. White Chapel Boulevard and T.W. King Road.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan recommends an 8 -foot multi -use trail
through the Corp of Engineers property and along the southern edge of the
development that ultimately connects into the trail system along T.W. King
Road and State Highway 114. The applicant is proposing a trail through the
two proposed City parks and along the south side of road B' to T.W. King
Road. 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.
WATER & SEWER: Water Lots 20 -25 will be served directly from an existing 12" line on N.
White Chapel. The remaining lots will be served by a proposed 8" line that
connects an existing line in Clariden Ranch to a proposed 12" line on T.W.
King.
Sewer Sewer will tie into an existing manhole located in the Corps of
Engineers property.
TREE PRESERVATION: The proposed dedicated parkland areas are virtually void of any quality trees.
Lot 19, Block 2 is the location of the TXDOT contractor during the
construction the 114 Highway. The gravel base and debris that served as a
parking lot and building pad for the contractor's offices still remains on the
east portion of Lot 19. The existing tree cover within the subdivision is
mostly Post Oaks and Cedar Elms. These forested areas are proposed to be
the locations of the home sites in Block 1 and the western portion of Block 2.
Almost all of the utilities are proposed within the right -of -way except for a
Case No.
ZA05 -059
Attachment A
Page 2
storm sewer which is located in an easement between Lots 4 and 5, Block 1.
DRAINAGE ANALYSIS: Stormwater is collected throughout the site, carried by pipe, and released
from three discharge points into a Corps of Engineers Flowage Easement.
The current study does not show planned detention. A more detailed study
during final design will require certification that there are no adverse impacts
down stream.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the State Highway 114 study area to include the following
changes:
Land Use Recommendations
• Existing LUP Designation - Low Density Residential with the Rural
Conservation overlay. 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 acre ".
Mobility Plan Recommendations
• Evaluate connectivity through the site between White Chapel Blvd. and
T.W. King.
• Maximize pedestrian connectivity to Bob Jones Park and to the trail
network.
Environmental Resource Protection Recommendations
• Identify environmentally sensitive areas.
• Preserve any significant tree stands and design the development using
any environmental features as an asset to the proposed development.
Consider altering the lot layout to allow more lots to face the city park.
P &Z ACTION: July 7, 2005; Approved (5 -0) subject to Plat Review Summary No. 2, dated
July 1, 2005, and the stipulations made in the recommendation to approve the
zoning and development plan.
STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated July 27, 2005.
M \Community Development \MEMO \2005cases \05- 059PP.doc
Case No. Attachment A
ZA05 -059 Page 3
Vicinity Map
Tracts 1B & 1A, W. Mills Abst. 1086;
Tr 3, W. Mills Srvy, Abst. 8871);
Tr 2, W. Medlin S rvy, Abst. 1955
Tr 4, W. Medlin Srvy, Abst. 1588D
99
1 1
000 0 1000 2000
3000 Feet
Case No. Attachment B
ZA05 -059 Page 1
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PLAT REVIEW SUMMARY
Case No: ZA 05 -059 Review No: Three Date of Review: 7/27/05
Project Name: Preliminary Plat - The Cliffs
APPLICANT: Terra Land Management Co. ARCHITECT: DeOtte, Inc.
Paul Spain
395 W. Northwest Parkway. Suite 300
Southlake, TX 76092
Phone: (817) 410-9201
Fax: (817) 410 -9205
Rich DeOtte
2553 E. Loob 820 North
Fort Worth, TX 76118
Phone: (817) 589 -0000
Fax: (817) 590 -8600
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/21/05 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.
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 "R -PUD" is being processed currently.
2. Correct the following items shown on the plan /plat:
a) Label all existing easements on or adjacent to this site with the type and width. Label the
filing record for existing easements. Several easements have not been shown and/or labeled.
b) Where adjacent property is un- platted or platted showing a 5' U.E., provide a 5' U.E. along
the property line. If adjacent property is platted and shows no easement, provide a 10' U.E.
along the interior of the property line. However, Staff recommends that easements be placed
only where needed to provide necessary utility services and, where possible, be placed in a
manner that minimized impacts on existing quality trees.
C) Correct the label to read Common Access Easement.
d) Locate drainage easements in a manner that promotes tree preservation.
e) Label the existing R.O.W. width for T.W. King Road. Label the width of the traveled
roadway pavement.
f) Identify which portion of the property is affected by the 65 LDN limit line.
3. Prior to submitting a final plat and developer's agreement for review, a recommendation from the
City's Park Board regarding the proposed park land dedication must be received. The
recommendation will be forwarded to the Planning and Zoning Commission as part of the
Case No. Attachment D
ZA05 -059 Page 1
consideration for the final plat approval and to the City Council, including the recommendation of
the Planning and Zoning Commission, as part of the consideration for the developer's agreement.
INFORMATIONAL COMMENTS
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the
intent of this requirement.
* It appears this property lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the "Avigation Easement and Release" shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records.
* 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 -059 Page 2
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 05 -058 Date of Review: June 30, 2005 Number of Pages: 1
Project Name: The Cliffs (Preliminary Plat)
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) 748 -8229
TREE PRESERVATION COMMENTS:
The proposed dedicated parkland areas are virtually void of any quality trees. Lot 19, Block 2 is the
location of the TXDOT contractor during the construction the 114 Highway. The gravel base and
debris that served as a parking lot and building pad for the contractor's offices still remains on the
east portion of Lot 19.
2. The existing tree cover within the subdivision is mostly Post Oaks and Cedar Elms. These forested
areas are proposed to be the locations of the home sites in Block 1 and the western portion of Block
2. Almost all of the utilities are proposed within the right -of -way except for a storm sewer which is
located in an easement between Lots 4 and 5, Block 1.
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. OW. 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.
Developers Agreement: No earthwork, grading, utility, street or drainage improvement construction
or any other public or private improvements shall be allowed until the developer receives approval
of a final plat and, upon approval of a final plat, a developer's agreement has been approved by City
Council.
Case No.
ZA05 -059
Attachment D
Page 3
Surrounding Property Owner
The Cliffs, TR1B & IA, W. Mills Abst. 1086; Tr 3, W.Mills Srvy, Abst. 8871); Tr 2,
W. Medlin Srvy, Abst. 1958; Tr 4, W. Medlin Srvy, Abst. 1588D
i
Owner
Zoning
Land Use
Acrea
1. Terra Clariden Lp
"SF -IA"
Low Density Resid.
17.203
2. McNeilly, James & Deborah
SF-IA"
Low Density Resid.
1.127
3. Stuckey, Robert & Whitman
"SF -IA"
Low Density Resid.
1.401
4. Terra Clariden Lp
"SF -IA"
Low Density Resid.
1.003
5. Brown, David & Delores
"SF -IA"
Low Density Resid.
1.207
6. Erickson, Anthony & Casey
"SF -IA"
Low Density Resid.
1.144
7. City of Southlake
"AG"
Pub. Pks /Open Space
41.63
8. MCI Tele -Communications
"CS"
Public /Semi - Public
1.079
9. USA, Grapevine Lake Office
"AG"
Corps of Engineers
16.60
10. USA, Grapevine Lake Office
"AG"
Corps of Engineers
19.994
11. USA, Grapevine Lake Office
"AG"
Corps of Engineers
17.132
12. First Security Bank Na Tr
"NR -PUD"
Med. Density Resid. &
25.763
100 Yr Flood Plain
13. First Securtiy Bank Na Tr
"NR -PUD"
Med. Density Resid.
3.921
14. First Security Bank Na Tr
"NR -PUD"
Mixed Use
20.152
15. Brazos Electric Delivery
"NR -PUD"
Mixed Use
3.921
16. TXU Electric Delivery
"NR -PUD"
Mixed Use
2.149
17. First Security Bank Na Tr
"NR -PUD"
Mixed Use
0.400
18. City of Westlake
NA
NA
NA
19. Elliott, Fred Paul
"AG"
Low Density Resid.
4.581
20. City of Southlake
"CS"
Public /Semi - Public
3.219
21. Olen, Alvin F Jr.
"AG"
Low Density Resid.
NA
Case No. Attachment E
ZA05 -059 Page 1
Surrounding Property Owner Responses
The Cliffs, TR1B & IA, W. Mills Abst. 1086; Tr 3, W.Mills Srvy, Abst. 8871); Tr 2,
W. Medlin Srvy, Abst. 1958; Tr 4, W. Medlin Srvy, Abst. 1588D
Notices Sent: Fourteen (14)
Responses: None (0)
Case No.
ZA05 -059
Attachment F
Page 1