Item 7GCity of Southlake
Department of Planning
STAFF REPORT
July 27, 2005
CASE NO
ZA05 -064
PROJECT: Preliminary Plat for Estes Park Phase IV
REQUEST: On behalf of Trigg & Traci Moore, Joanne Poldanik, Sonja Callicott, and Kevin &
Cari Callicott Rhodes, Terra Land Management is requesting approval of a
preliminary plat. The plan proposes the development of approximately 37 acres into
54 residential lots and 8 open space lots on.
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 July 27, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Connin vi and Council Menxber.� Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -064
BACKGROUND INFORMATION
OWNERS: Trigg & Traci Moore; Joanne Poldanik; Sonja Callicott; and Kevin & Cari
Callicott Rhodes
APPLICANT: Terra Land Management
PROPERTY SITUATION: The property is located approximately 405 feet east from the southeast corner
of E. Dove Road and N. White Chapel Blvd.
LEGAL DESCRIPTION: Lot 1, Larkin H. Chivers Addition, Abstract 300; Lots 1 & 2, Block 1,
Callicott/Rhodes Farms; and Tracts 1A3, 1133A, & 113313, A. Chivers Survey,
Abstract 300.
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "RE" Residential Estate District, "AG" Agricultural District, and "SF-IN'
Single Family Residential District.
PROPOSED ZONING: "R -PUD" Residential Planned Unit Development District
HISTORY: -City Council approved the "SF -IA" zoning for the Callicott/Rhodes Farms
subdivision on February 4, 1997.
-A Preliminary Plat was approved by City Council on January 21, 1997.
-A Final Plat was approved by the Planning & Zoning Commission on March
20, 1997.
-City Council approved the "RE" zoning for Lot 1, L.H. Chivers No. 300
Addition on March 2, 1999.
-A Plat Showing was approved by the City of Southlake for Lot 1, L.H.
Chivers on February 16, 1999.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends N. White Chapel and E. Dove
Street adjacent to the proposed subdivision to be undivided, 5 -lane arterial
roadways with 94 feet of right -of -way with a continuous, two -way, center
left -turn lane. Right -of -way is being dedicated accordingly.
Existing Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with N. White
Chapel Boulevard and one (1) street intersecting with E. Dove Street. The
proposed subdivision is also making a street connection into Estes Park Phase
1. Additionally, the proposed subdivision is providing a street stub into the
property to the south for future connection as development occurs.
Case No. Attachment A
ZA05 -064 Page 1
Both N. White Chapel Boulevard and E. Dove Street 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.
May, 2004 traffic counts on N. White Chapel Blvd (between Dove St
and S.H. 114
24hr
North Bound NB 1,603
South Bound (SB) (1,877
NB
Peak A.M. 140 8 — 9 a.m.
Peak P.M. 168 5 — 6 p.m.
SB
Peak A.M. 175 8 — 9 a.m.
Peak P.M. 143 5 — 6 p.m.
May, 2004 traffic counts on E. Dove St (between N. White Chapel Blvd
and N. Carroll Ave
24hr
West Bound (VVB ) (2,112
East Bound (EB) (2,132
WB
Peak A.M. 345 7 — 8 a.m.
Peak P.M. 219 3 — 4 p.m.
EB
Peak A.M. 283 7 — 8 a.m.
Peak P.M. 233 3 — 4 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 AM /PM times represent the number of vehicle trips generated during the peak travel
times on N. White Chapel Boulevard and E. Dove Street.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property. The subdivision
ordinance requires minimum 4 -foot wide sidewalks on both sides ofthe streets
within the subdivision and must provide safe connections to City trails. The
applicant is proposing a trail along the north side of Boulder Drive that will
turn north along Road D making a connection from Phase 1 to E. Dove
Street. The trail will connect the open spaces from the two phases.
WATER & SEWER: Water The site is served by proposed 8" lines that loop and connect proposed
12" lines on East Dove St. and North White Chapel. A 12" line will be
extended from the intersection of East Dove St. and North White Chapel to
the southern property line on North White Chapel. Along East Dove St. an
existing 8" line will be abandoned and replaced with a 12" line.
Sewer The site is served by proposed 8" lines ultimately connecting to an
existing manhole near the intersection of Ridgecrest and East Dove St.
Case No.
ZA05 -064
Attachment A
Page 2
TREE PRESERVATION: Most all of the existing trees are located on the proposed home lots. The
entrance to the subdivision off of Dove removes approximately five (5)
medium size trees and Road `A' cuts through a mott of trees as it curves
south from White Chapel Blvd.. It looks like the design saves the most trees
possible on the lots because the existing trees are located at the backs of most
of the lots. The only exception to this is Lot 3, Block 2. All of the utilities are
proposed to be located within the right -of -way.
DRAINAGE ANALYSIS: Storm water is collected throughout the site and carried by pipe or open swale
to a detention pond in Block 5 Lot 1. Storm water is released at a pre -
developed rate through a control structure into the roadside ditch on Dove St.
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: 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
• Encourage both pedestrian and vehicular connectivity through proposed
developments. This includes sidewalk/trail connectors along both Dove
Street and N. White Chapel Blvd. to connect to the city's existing /future
trail network.
• Preserve the character of development along Dove Street. Dove Street
was redesignated from an A5U to an A3U in order to retain the rural
character along Dove Street. The proposed development would generate
more traffic and change the character along Dove Street.
Environmental Resource Protection Recommendations
• Preserve any significant tree stands and design the development using any
environmental features as an asset to proposed development. To this end,
realign proposed streets to minimize impact on mature tree stands and
move street stub into the Aventerra property to the east or west.
P &Z ACTION: July 7, 2005; Approved (5 -0) subject to the 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- 064PP.doc
Case No.
ZA05 -064
Attachment A
Page 3
Vicinity Map
Lot 1, Bk 1, Larkin H chi ers Add. Abst. Soo;
Lots 1 & 2 Bk 1, callicott /Rhod s Farms;
Tracts 1A3, 1 B A, l B B, A chivers Abst, Soo
W
E
Case No.
ZA05 -064
Attachment B
Page 1
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PLAT REVIEW SUMMARY
Case No.: ZA05 -064 Review No.: Three
Date of Review: 07/27/05
Project Name: Preliminary Plat — Estes Park Phase IV
APPLICANT: Terra Land Management Co.
Paul Spain
395 W. Northwest Parkway, Suite 300
Southlake, TX 76092
Phone: (817) 410 -9201
Fax: (817) 410 -9205
ENGINEER: DeOtte, Inc.
Rich DeOtte
2553 E. Loop 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 ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748 -8602.
All lots must comply with the underlying zoning district regulations. This property is currently zoned
"AG', "RE ", & "SF -lA" and is subject to receiving approval of an appropriate change of zoning. A
proposal to rezone to "R -PUD" is being processed currently.
2. Place the City case number "ZA 05 -064" in the lower right -hand corner of the plat.
3. The following changes are needed with regard to easements:
a) Provide a Pedestrian Access Easement along the frontage of Lots 2 through 7 and Lots 12
through 19, Block 2, for the proposed trail. A Pedestrian Access Easement is required for
any sidewalks that encroach onto private property.
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.
4. Label the width of sidewalks. The subdivision will require 4' sidewalks on both sides of the streets.
The following changes are needed regarding Right -of -Way dedications and interior street geometry:
a) Road D should be placed to maximize tree preservation. The applicant has provided a note
stating that the entrance pavement and R.O.W. may be adjusted with final plans to protect
more trees.
b) Relocate the street stub into adjacent south property either to the east or west to maximize
tree preservation.
Case No. Attachment D
ZA05 -064 Page 1
INFORMATIONAL COMMENTS
* 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
Callicott/Rhodes Farms Addition and Lot 1, L.H. Chivers No. 300 Addition.
* A Plat Revision must be approved for the street connection into Estes Park Phase 1 and to revise the
lot configuration of Lots 19, 20, & 21, Block 1.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
* Staff recommends any proposed landscape / bufferyard areas be included in areas designated as
landscape easements. Lots 26 & 27 contain a bufferyard with no such easement.
* 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 -064 Page 2
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 05 -063 Date of Review: June 30, 2005 Number of Pages: 2
Project Name: Estes Park Phase IV (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:
Most all of the existing trees are located on the proposed home lots. The entrance to the subdivision
off of Dove removes approximately five (5) medium size trees and Road `A' cuts through a mott of
trees as it curves south from White Chapel Blvd.. It looks like the design saves the most trees possible
on the lots because the existing trees are located at the backs of most of the lots. The only exception
to this is Lot 3, Block 2. All of the utilities are proposed to be located within the right -of -way.
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 -064
Attachment D
Page 3
Surrounding Property Owner
Estes Park Phase IV, Preliminary Plat
Owner
Zoning
Land Use
Acrea
1. Westerra Southlake Lp
"S -P -l"
Mixed Use
56.580
2. Mullikin, Deborah
"SF -IA"
Low Density Residential
1.156
3. City of Southlake
"SF-IA"
Low Density Residential
1.024
4. Rawls, Bobby & Lisa
"SF -Lk"
Low Density Residential
1.276
5. Lambert, James & Constance
"SF -IA"
Low Density Residential
1.230
6. Gonser, Lois I
"SF -IA"
Low Density Residential
1.297
7. Campbell, Bradley & Cindy
"SF-Lk"
Low Density Residential
1.262
8. Porter, James & Krystal
"SF -IA"
Low Density Residential
1.015
9. Myles, Robert & Karamella
"SF -IA"
Low Density Residential
1.077
10. City of Southlake
"SF -IA"
Low Density Residential
30.231
11. USA, Fed. Aviation Admin.
"SF -IA"
Low Density Residential
0.569
12. Strait, Jessica Colleen
"SF -Lk"
Low Density Residential
1.150
13. Dufour, Blair & Cathy
"SF -IA"
Low Density Residential
1.460
14. City of Southlake
"SF -IA"
Low Density Residential
3.400
15. Bailey, Gaylon
"AG"
Low Density Residential
1.054
16. Heitman, Steven & Denicia
"AG"
Low Density Residential
0.964
17. Land, Kevin & Melissa &
"SF -IA"
Low Density Residential
2.150
Choate, Milo
18. Estes Park Ltd.
"R -PUD"
Mixed Use
10.985
19. Westerra Southlake Lp
"NR -PUD"
Mixed Use
75.000
20. Davis, Wilburn George
"SF -IA"
Low Density Residential
8.645
21. Callicott, Sonja; Moore, Trigg &
"RE ",
Low Density Residential
NA
Traci; Pokladnik, Joanne
"AG ", "SF -IA"
Case No. Attachment E
ZA05 -064 Page 1
Surrounding Property Owner Responses
Estes Park Phase IV, Preliminary Plat
Notices Sent: Twenty (20)
Responses: None (0)
Case No.
ZA05 -064
Attachment F
Page 1