Item 10ACity of Southlake
Department of Planning
STAFF REPORT
September 28, 2005
CASE NO: ZA05 -074
PROJECT: Preliminary Plat for The Reserve at Southlake
REQUEST: On behalf of Southlake Triple C Ranch, Huitt- Zollars is requesting approval of a
preliminary plat proposing 24 residential lots of 1 acre or more on approximately 30
acres.
ACTION NEEDED: Coi
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Staff recommends a street stub into the south boundary. The applicant is requesting
that the street stub not be required.
isider preliminary plat approval
Background Information
Vicinity Map
Plans and Support Information
Revised Plat Review Summary No. 3, dated September 14, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (lbr Connin and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -074
BACKGROUND INFORMATION
OWNER: Southlake Triple C Ranch
APPLICANT: Huitt - Zollars, Inc.
PROPERTY SITUATION: The property being approximately 30 acres is located on the west side of
Sunshine Lane, approximately 2269 feet north of E. Highland Street.
LEGAL DESCRIPTION: Tracts 3A1 F1, 513, 5133, 3A1 G, 3A1 G1, 3A1 G2, 3A1 G3, 3A1 G4, 3A1 G5,
situated in the F. Throop Survey, Abstract No. 1511
LAND USE CATEGORY: Low Density Residential with a Rural Conservation optional designation
CURRENT ZONING: "SF-IA" Single Family Residential District
HISTORY: -City Council approved a change of zoning to "SF-IA" Single Family
Residential District on August 21, 2001.
-City Council approved a preliminary plat on November 5, 2001.
-A final plat was approved by the Planning & Zoning Commission for the
western portion of Triple C Ranch on March 7, 2002.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA05 -074
Master Thoroumhfare Plan
The Master Thoroughfare Plan does not make any recommendations for
Sunshine Lane adjacent to the proposed subdivision. The standard right -of-
way width for streets with a rural design is 60 feet. Right -of -way is being
dedicated accordingly.
Existinz Area Road Network and Conditions
The development will have one (1) street intersecting with Sunshine Lane.
Currently, Sunshine Lane 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 230
vehicle trips per day to this section of Sunshine Lane, bringing it to 464
vehicle trips per day.
May, 2005 traffic counts on Sunshine Ln (between Dove St and
Highland St
24hr
North Bound NB 120
South Bound (SB) (114
NB
Peak A.M. 10 8 - 9 a.m.
Peak P.M. 15 4:30 - 5:30 p.m.
SB
Peak A.M. 18 7:30 - 8:30 a.m.
Peak P.M. 13 12 - 1 p.m.
Attachment A
Page 1
Traffic Ini»cict
PATHWAYS MASTER
PLAN:
Use
# Lots
Vtpd *
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single-Family Residential
24
230
5
14
16
9
*Vehicle Trips Per Day
* *The AM /PM times represent the number of vehicle trips generated during the peak travel
times on Sunshine Lane.
The Southlake Pathways Master Plan recommends a natural multi -use trail
along the west side of the Dove Creek. City Council has waived the natural
trail requirement along Dove Creek.
WATER & SEWER: The site will connect into an existing 8 -inch water line from the Triple C
Ranch subdivision and an 8 -inch water line along the east side of Sunshine
Lane. The site will also connect into an existing 18 -inch sanitary sewer line
that runs north and south on the western portion of the development.
TREE PRESERVATION: The majority of existing trees are located in the front half of the property.
The other half of the property is pasture and then trees and small open areas
as you get closer to the floodplain area of Dove Creek. The majority species
of trees on the property are Post Oak. The right -of -way entering the
subdivision will take out some trees and after it loops around back to the east
it enters the same stand of trees but is located in a semi clear area between
the existing trees.
The majority of existing trees are remaining on the lots. The utilities are
proposed to be located within the right -of -way except where they enter a
utility easement on the north side of Lot 11 and should not require the
removal of any or very few tree. The storm sewer also runs almost entirely
within the right -of -way except where in enters the drainage easements on the
south side of Lots 11 and 8. Approximately five (5) trees would need to be
removed to install the storm sewer in the easements running into Dove Creek.
DRAINAGE ANALYSIS: Storm water within the development will be collected in proposed curb inlets
and conveyed through the site via proposed storm drains to an existing
drainage channel adjacent to the development. Additionally, some off -site
drainage from the south will be collected in proposed storm drains and
conveyed to the drainage channel as well.
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
Case No. Attachment A
ZA05 -074 Page 2
• LUD = Low Density Residential with a Rural Conservation optional
designation.
Environmental Resource Protection Recommendations
• Protect and conserve significant tree stands.
P &Z ACTION: September 8, 2005; Approved (5 -0) subject to Plat Review Summary No. 3,
dated September 2, 2005; granting the variance for elimination of the street
stub; recommending the study of the HEC -1 and HEC -2 assumptions by a
third party prior to council; and, recognizing the applicant's willingness to
deed restrict the fencing around the entire perimeter and on the west side
along the 100 year flood plain to 5 foot wrought iron.
COUNCIL ACTION: September 20, 2005; Approved to Table on consent (7 -0) until October 4,
2005.
STAFF COMMENTS: Attached is RevisedPlat Review SummaryNo. 3, dated September 14, 2005.
Cheatham and Associates is currently reviewing the HEC -1 and HEC -2
assumption to insure reliability of the conclusions of the drainage study.
Staff expects to have this information prior to the City Council meeting.
N: \Community Development \MEMO \2005cases \05- 074PP.doc
Case No. Attachment A
ZA05 -074 Page 3
Vicinity Map
Bei TR Al G4, TR AlFl, TRAl G2, TR AlGl,
TR Al G, TR A'15G, TR Al G , TR5B, TR5B ,
F. Th roop Survey, Abstract No. 1511
�V
S
Case No.
ZA05 -074
Attachment B
Page 1
1000 0 1000 2000 3000 Feet
U ^'
6[ -591Q 0.4 35V5
s wee YVVAV a,vxf e...x 1a9D9IX`dY9 ssj
.wrv..w. aC9zttF.`236 VaaIN
['��J�'��/ � [ 9n� i Illast [aral'3aQaa0
S V �l.' — ! I � H bOSL a4a8`awO -Of rI YMW-S
'd l'IN V�a�a4 eQA6'I^5
xdx�
*pI KISaxYa SBY
svx31'A1Nf100 LNV9HV1 tam
3� a�t%%Owavtry All'J
ayvMno: ,Jo avasaH aqj
iVld A1dVNIW117)Hd sraa
YZ 1-11
Anna d c Ana ot���
llD 53NWiV05[aYp MV lTMa 3%VWfl69 i0 Ng3Md. i
astertnrrYimrss 3 rnwsuarwaxi .
of rv.e 3tM 3t4 o>r [
- !n 3 NaeYU pr3
3
54 Yli ttuww1u45oW lGx%a53xr sH3eMfmA.HrtV%mW l %3 1
„,e.�P.,p...>eta «�Pw..�e[[o�•.r I...rgx.,aE�
'%lm +qw3 trsr p ewersaa a m3 m�e +el eepuw z ew�fiap was 3][e3xt
a era, P.ww w�.P�..'. w aww'w wwrsx •�xat3
�d. ei ®I P aww. "•n, �.,.me:��.>�Pm x>aN �t3Nt
Vaedegfwl [t'a P. %�eNP a m8 Sv bY%T+� %a..deV a V qV 3'Ye3xa
'%a.dvwnet aS[wP muHP+w+9 epuem of eNw.4a+wden ro wuN'3�33HA
a,ed.,,..t larcw +ynv.� z..pw. os wea+l wurps ��
ysmeq IW It'66o1 P^�s a mtn wwa+e el , eweu>s , eee.P wYW6'3�a3x1
Ymd.nrewia sw P�+n•v 3v is wrza$v w4ms3at3x3
vee.nw nsctP.+.P , g w "�
r�wd.w petaett p w�rsP. rsea �'� a Ewa" w•+.�n u'a'rsseaaax3
'.WNe m wB[Etsp¢ueAae'w+.H
mtstPwaup rre ^bga.aave tiP�ruw+Y to
aw[ma
1wNd +e+%Y]44xPCI rvY WrEe pl Wtse.al /Yb] 5aned
_ wa Wt "tlMhpmx tq wewNxfpaa
a t"�'�PVwa •m�nos w wew..w�Pa.c ��w o umaa
wnrtan ara.w s.+c w'a n n,a "r i
1 rvT pq.S fl We'P anFiaz!132H^'D
au3rv33r3 1 oioN NV �3� uN 31x3 fY Aa uglg0uu0Yn8 Y `fE.i+Sm3 �� 0 � .,f ♦D I t S SJ3a
tN3r[3 a � V er3lxrcn 3� FBZi4 MZl p
� eua sn; wax.ca su+xw murvri�i� vcc snl rs
a ` ,aolria irasv [a
su�P x I u
un�33 %l�N -ao I
31'Al� IN+9ar1 `a0H0?3a�LLV�1']'lNd I — - '" 1'n'3'a'0
1F �3NYH4Y1'S9tl0?34 P334.•'! >!tl'p t - -__ � �"� dye 'WOZ�.
_ _ 1 i'aole'
.nerve x .mmx to s . ; " °api , ; R /— `
gd � , 3r,'ar .eNH3e � 1 snnna ,"aa oNlmdsv +x �� -
�u Boa
0 va.
4W 'M IZ[1S:6 95 ..
e tr ' II `•it S
^ I nvP I w I Z� $ 1 J
WaPS aPot �, I 1 ¢ I 1 S� 1
yl F�a I 1 is Z A 7619 f .' t(
1ru.�aow - .rcti roes - ns oawz
*\ +n 3xae[t6 Oei1
d'dW NOLL,YJOI M
m i
y L
L�
ll�� wtioxro�aiuuu
7nt�.wsa�xx rnHS — ris mxo[
z3
J � 38 d0 1NIOd
N
c �
E �
V
i
or
z°
°
�N
P rot ry
L_____
� s •zczat l >t7ole
eY ry "." r Y�
99'0 f
LI
L
y L
L�
ll�� wtioxro�aiuuu
7nt�.wsa�xx rnHS — ris mxo[
z3
J � 38 d0 1NIOd
N
c �
E �
V
i
or
z°
°
�N
lh� 11 te
September 1, 2005
Mr. Benjamin Brynor
P laTmer
City of Southlake
1400 Main Street
Suite 310
Southlake, TX 76092
RE: The Reserve of Southlake Preliminary Plat
Variance Request- Co7nmen ( 3c dated 8 /15 /05
Dear Mr. Bryner:
We respectfully request a variance to the requirement of two paints of ingress /egress for
the above referenced sub- division. ft is our bclief that connectivity between this property
and the adjacent property to tflc south is not necessary for the size of this sub- division.
Keeping a single paint of access "rill eliminate potential future cut - through traffic and
givo thi s cornmunity the privacy that we believe is desirable.
Thank you for your considerationn of our request. Please call if you have any questions or
concerns.
Sincerely,
PULTE BOMES OF TEXAS, L.P.
d —-
Matt Robinson
Vice President of Land Devc1opment
Pulte Homes of Ttxas. L.P. 1234 Lakeshore Drive, Suite 750A Coppell, Tcxas 75079 * Phone 972,304.2800 , Fax 972.304.2801
Case No. Attachment C
ZA05 -074 Page 2
PLAT REVIEW SUMMARY
Case No.: ZA05 -074
Revised Review No.: Three Date of Review: 09/14/05
Project Name: Preliminary Plat — The Reserve of Southlake
APPLICANT: Southlake Triple C Ranch, L.P. ENGINEER: Huitt - Zollars, Inc.
Matt Robinson Guillermo Juarez
1234 Lakeshore Drive, Suite 750A
Coppell, TX 75019
Phone: (972) 304 -2800
Fax: (972) 304 -2894
3131 McKinney Avenue, Suite 600
Dallas, TX 75204
Phone: (214) 871 -3311
Fax: (214) 871 -0757
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/22/05 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 (817) 748 -8602.
1. The following changes are needed regarding the proposed lotting:
a) Provide a street stub into the adjacent property to the south. (A variance has been
requested.)
b) Revise the lot line between Lots 15 & 16 to provide a rear lot width of 125' for Lot 15 in
accordance with Section 8.01 (E). The X30' segment must be a minimum of 100' or
eliminated.
2. Provide a maintenance access easement from Nickel Lane to the drainage easement along the creek.
Comment added 09114105.
INFORMATIONAL COMMENTS
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
* According to the Master Pathways Plan, a natural multi -use trail is required along Dove Creek. City
Council has waived the natural trail requirement along Dove Creek.
* 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.
Case No. Attachment D
ZA05 -074 Page 1
A Developer's 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.
ZA05 -074
Attachment D
Page 2
Case No. ZA 05 -074 Review No. 3 Dated: 8/30/05 Number of Pages: 1
Project Name: The Reserve of Southlake — Preliminary Plat
Contact: Cheryl Taylor Phone: (817) 748 -8100 Fag: (817) 748 -8077
Email: ctayloroci.southlake.tg.us
The following comments are based on the review of plans received on 8/22/05 It is the applicant's
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
* Use the City of Southlake GPS monuments whenever possible.
EASEMENTS:
1. Drainage easements between lots 7 &8 and between lots 10 &11 should be located completely on one lot.
Easements may not straddle the property line.
DRAINAGE COMMENTS:
1. Documentation supporting and certifying that detention is not necessary will be required prior to approval of
construction plans.
2. Show limits of offsite drainage areas.
* The discharge of post development runoff must have no adverse impact on downstream properties and meet
the provisions of Ordinance 4 605.
* This property drains into a critical drainage structure and requires a fee to be paid before construction.
($235.74 /Acre)
INFORMATIONAL COMMENTS:
• Any hazardous waste being discharged must be pretreated Ordinance No. 836.
• Submit Civil construction plans to Public Works Administration along with the current construction plan
checklist. The checklist is located on the City's website under Public Works — Engineering Design Standards.
• A developer agreement shall be approved by the City Council prior to construction of public infrastructure.
Construction plans for these improvements must be approved by Public Works prior to placing the developer
agreement on the City Council agenda for consideration.
• This review is preliminary, additional requirements may be necessary with the review of construction plans.
*= Denotes informational comment.
Case No.
ZA05 -074
Attachment D
Page 3
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 05 -074 Date of Review: August 11, 2005 Number of Pages: 1
Project Name: The Reserve of Southlake (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 majority of existing trees are located in the front half of the property. The other half of the
property is pasture and then trees and small open areas as you get closer to the floodplain area of
Dove Creek. The majority species of trees on the property are Post Oak. The right -of -way entering
the subdivision will take out some trees and after it loops around back to the east it enters the same
stand of trees but is located in a semi clear area between the existing trees.
The majority of existing trees are remaining on the lots. The utilities are proposed to be located
within the right -of -way except where they enter a utility easement on the north side of Lot 11 and
should not required the removal of any or very few tree. The storm sewer also runs almost entirely
within the right -of -way except where in enters the drainage easements on the south side of Lots 11
and 8. Approximately five (5) trees would need to be removed to install the storm sewer in the
easements running into Dove Creek.
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.
ZA05 -074
Attachment D
Page 4
Surrounding Property Owner
The Reserve at Southlake
Case No.
ZA05 -074
Land Use
Owner
Zonin
1.
Bonchak, Robert Etux Paulette
"SF-IA"
2.
Chambers, Terry T & Rhonda A
"SF -IA"
3.
McCleskey, John
"SF- IA"
4.
Freeman, Steve D
"SF-IA"
5.
McDaniel, Carroll Etux Madge
"SF -IA"
6.
Barz, Kelly A
"SF-IA"
7.
Wallace, Donna Lea
"SF-IA"
8.
Garrett, Louise R
"SF-IA"
9.
Carovillano, Amy S
"SF -IA"
10.
South, Ladell
"SF -IA"
11.
Neuse, Stephen H & Brenda M
"SF -IA"
12.
Yatko, Raymond J Etux Rosamond
"SF -IA"
13.
Crane, William D Etux Lisa H
"SF -IA"
14.
Derr, Robert W.
"SF -IA"
15.
Whitefall, Patrick
"SF -IA"
16.
Gibson, Scott & Diana
"SF -IA"
Case No.
ZA05 -074
Land Use
Acrea i
Low Density Residential
1.01 ac
Low Density Residential
1.16 ac
Low Density Residential
1.04 ac
Low Density Residential
0.98 ac
Low Density Residential
1.18 ac
Low Density Residential
1.09 ac
Low Density Residential
2.89 ac
Low Density Residential
3.08 ac
Low Density Residential
5.67 ac
Low Density Residential
3.22 ac
Low Density Residential
1.89 ac
Low Density Residential
1.58 ac
Low Density Residential
3.77 ac
Low Density Residential
6.12 ac
Low Density Residential
1.18 ac
Low Density Residential
1.41 ac
Attachment E
Page 1
17. Pannell, Jeff
"SF -IA"
Low Density Residential
1.72 ac
18. Downey, John D Etux Cynthia
"SF -IA"
Low Density Residential
1.95 ac
19. Moffat, Nancy
"SF -IA"
Low Density Residential
1.43 ac
20. Hutchins, Francis Jr Etux R
"SF -IA"
Low Density Residential
1.72 ac
21. White, Martin & April
"SF -IA"
Low Density Residential
1.01 ac
22. Hartman, John & Lorianne
"SF -IA"
Low Density Residential
1.10 ac
23. Pulte Homes of Texas, LP
"SF -IA"
Low Density Residential
1.03 ac
24. Bautota, Arnulfo & Marlene
"SF -IA"
Low Density Residential
1.15 ac
25. KPA Group, Inc
"SF -IA"
Low Density Residential
1.06 ac
26. Pailes, Nathan & Mary
"SF -IA"
Low Density Residential
1.00 ac
27. Pulte Homes of Texas, LP
"SF -IA"
Low Density Residential
1.03 ac
28. Reig Incorporated
"SF -IA"
Low Density Residential
1.03 ac
29. KCI Enterprises, Inc.
"SF -IA"
Low Density Residential
1.00 ac
30. Lessor, Mark A
"SF -IA"
Low Density Residential
1.00 ac
31. Southlake Triple C Ranch, LP
"SF -IA"
Low Density Residential
30.0 ac
Case No. Attachment E
ZA05 -074 Page 2
Surrounding Property Owner Responses
The Reserve at Southlake
Notices Sent: Thirty (30)
Responses: One (1)
Case No.
ZA05 -074
Bob Derr, 1500 Sunshine Lane, Southlake, TX 76092 please see attached letter received
Sept. 7, 2005.
Attachment F
Page 1
September 7, 2005
City of Southlake
1400 main Street #310
Southlake, TX 76092
Attn: Planning Department
Re: City Case #ZA05 -074 Reserve of Southlake
Public Hearing September 9, 2005
Gentlemen;
I am the owner of the property at 1500 Sunshine Lane, which shares the 1095' property line
on the south side of the referenced development. I will not be able to attend the public
hearing this week.
My greatest concern is that the developer adequately addresses surface water drainage
issues. There is a large amount of surface water that flows through the current drainage
easement, which runs across my property from Sunshine Lane (through a small stock pond) to
a point on my north property line approximately 500' west of the east property line at
Sunshine. The current "Preliminary Plat" appears to indicate a drainage easement between
Lot 2 and Lot 3. There will be some local drainage that will need to be "picked up" at
approximately that location. However, the primary surface water flow will Come into the
Reserve of Southlake at approximately the line between Lot 3 and Lot 4.
I have met with a representative of the developer's engineering firm, Mr. David Meyers of
Huitt- Zollar regarding this concern.
Secondly, it is my understanding there are ordinances that require a "street stub" for
additional future access /egress from the new development, and that a proposed location
for such a "street stub"
would be an extension of "Mickel Lane" south past "Penny Lane ". I
believe the absence of this proposed stub for a future street and future access may
negatively impact the future value of my property, and so I oppose a variance to this
requirement as I understand it. I must say would also oppose a stub location that would
come out on the East half of the property and thus bring a street close to my existing
home.
Thank you for considering these concerns.
Best regards,
Bob Derr
1500 Sunshine Lane
Southlake, TX 76092
81 ?- 946 -3441 cell
no ( %,'D 00 VE P V 2005
Case No.
ZA05 -074
Attachment F
Page 2