Item 7DCity of Southlake
Department of Planning
STAFF REPORT
November 9, 2005
CASE NO: ZAO5 -103
PROJECT: Zoning Change and Development Plan for Westwyck Hills
REQUEST: On behalf of John and Malinda Smart, Doris Downard, Cindy Bolton, Maxine Beam, Trey
Bates, and Jo Ellen Charlton, Four Peaks Development Co. is requesting approval of a zoning
change and concept plan from "AG" Agricultural District, "RE" Single Family Residential
Estate District, and "SF -IA" Single Family Residential District to "R -PUD" Residential
Planned Unit Development District. The plan proposes the development of 40 residential lots
and 12 common area lots on approximately 44 acres. Under the "R -PUD" Residential Planned
Unit Development district zoning the applicant proposes the following:
This Residential Planned Unit Development shall abide by the "SF -20A" Single Family Residential
Zoning District and the Subdivision Ordinance No. 483, as amended, with the following exceptions:
• Front Yard: 40 feet with a 25% reduction allowed for tree preservation.
• Side Yard: 10% of the lot width or 10 feet, whichever is greater.
• Side Yard Adjacent to a Street: 20 feet.
• Lot Width: 100 feet, except lots on a cul -de -sac shall have a minimum width of 75'.
• Rear Yard: 30 feet, except for specific lots shall be required a rear yard ranging from 40 feet to
60 feet.
• Lot Depth: 115 feet.
• Floor Area: 4,000 square feet.
• Rear Lot Width: A rear lot width of 125 feet adjacent to certain lots shall not apply.
• Buffer Lots: Buffer lots adjacent to certain lots shall not apply.
• Bufferyards: A 10'— Type `B' bufferyard is required along F.M. 1938; requesting to be waived.
• Public Street R.OW.: Minimum 50 ft required; 45 ft R.O.W. with 25 ft pavement width (21 ft
for cul -de -sacs) is proposed.
• Sidewalks: Sidewalks required on both sides of street; sidewalk on one side of street proposed.
ACTION NEEDED: 1. Conduct public hearing
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
STAFF CONTACT: Ken
2. Consider approval of second reading of zoning change and development plan
Background Information
Vicinity Map
Plans and Support Information
Development Plan Review Summary No. 3, dated October 26, 2005
Third Party Drainage Review, Page 6 of Attachment D
Surrounding Property Owners Map
Surrounding Property Owners Responses
Ordinance No. 480 -468
Full Size Plans (for Commission and Council Members Only)
Baker (748 -8067) or Dennis Killough (748 -8072)
Case No.
ZA05 -103
BACKGROUND INFORMATION
OWNERS: John and Malinda Smart, Doris Downard, Cindy Bolton, Maxine Beam, Trey
Bates, and Jo Ellen Charlton
APPLICANT: Four Peaks Development Co.
PROPERTY SITUATION: Being approximately 43.5 acres located at the 1300 and 1500 block ofRandol
Mill Avenue; and the 2000 block of Morgan Road.
LEGAL DESCRIPTION: Being a portion of Tract IF and Tracts 2A, & 213, situated in the J. Childress
Survey, Abstract No. 253; Lots 1R1, 1R2, 2R1, 2R2, J. Childress No. 253
Addition; and a portion of Lots 3 & 4, J. Childress No. 253 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District, "RE" Single Family Residential Estate District,
and" SF- IN' Single Family Residential District
REQUESTED ZONING: "R -PUD" Residential Planned Unit Development District
HISTORY: -A zoning change to "SF -IA" was approved by City Council on October 4,
1994 for proposed Lots 1 & 2, J. Childress No. 253 Addition.
-City Council approved a Multiple -Lot Plat Showing creating 2 lots on
September 20, 1994.
-City Council approved a zoning change to "RE" for proposed Lot 4 and a
zoning change to "SF-IX' for proposed Lot 3, J. Childress No. 253 Addition
on July 20, 1999.
-A plat showing for Lots 3 & 4, J. Childress no. 253 Addition was approved
by City Council on July 20, 1999.
-A preliminary plat and plat revision were approved by City Council on May
3, 2005 to create Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Randol Mill Avenue, or the
future F.M. 1938 roadway expansion, to be an arterial street with 140 feet of
right -of -way. Right -of -way is being dedicated for this roadway.
Existing Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with Randol
Mill Avenue (the future F.M. 1938 roadway expansion) to the west, one (1)
street intersecting with Randol Mill Avenue to the north, and one (1) street
intersecting with Morgan Road to the east.
Case No. Attachment A
ZA05 -103 Page 1
Both Randol Mill Avenue and Morgan Road are currently 2 -lane, undivided
roadways. The north/south alignment of Randol Mill Avenue is planned to be
a 4 -lane, divided arterial street with 140 feet of right -of -way (the future F.M.
1938 roadway expansion). The future F.M. 1938 roadway will ultimately
provide access to State Highway 114 to the north.
PATHWAYS MASTER
PLAN:
May, 2005 traffic counts on Randol Mill Ave (between Kingswood and
Marantha
24hr
North Bound NB 2,208
South Bound (SB) (1,808
NB
Peak A.M. 317 7:30 — 8:30 a.m.
Peak P.M. 168 12:15 —1:15 p.m.
SB
Peak A.M. 142 7 - 8 a.m.
Peak P.M. 260 4:45 - 5:45 p.m.
Traffic Impact
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Single-Family Residential
41
392
8
23
27
15
*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 recommends an 8 -foot multi -use trail
along the western edge of the development. Additionally, 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 sidewalk along one side of the streets.
WATER & SEWER: Water An 8 -inch water line exists along the east and south sides of Randol
Mill Avenue and along the west side of Morgan Road. The applicant is
proposing to water will to connect into all three locations.
Sewer The applicant is proposing to provide sewer through the subdivision
and tie into and 8 -inch sanitary sewer line that exists along the north side of
Kingswood Drive in the Randol Mill Estates subdivision to the south.
TREE PRESERVATION: Most of the 44 acres proposed for residential development has medium to
heavy density tree cover existing on it. Lots 7 - 15, Block 2 have the least
amount of tree cover on them and are mostly open native grass area with
intermittent trees.
No Grading Plans were submitted with the proposed Development Plans, but
the grade changes across the existing properties look to be even enough that
minimal grading would need to be performed outside of the right -of -way to
achieve the proper drainage for the subdivision.
Case No. Attachment A
ZA05 -103 Page 2
The proposed areas of Open Space provided throughout the subdivision do
not look like they provide for the preservation of the existing trees and
vegetation. A Detention area is proposed in the Lot 8X, Block 2 Open Space
which encompasses the almost the entire lot. This lot is one of the most
heavily forested areas in the entire subdivision and adjacent to three (3)
existing Cross Timber Hills subdivision residents.
The right -of -way coming off of the far west portion of Randol Mill Ave is
proposed through a portion of dense forest swings north into a semi -clear area
and back into heavy forest as it straightens out. If the street was placed
approximately 125' -150' north of where it is currently proposed, very few
trees would need to be removed for its construction.
The installation of the proposed 8" Sanitary Sewer along the south boundary
line of the subdivision and into the Cross Timber Hills subdivision would
cause the removal of the most trees outside of the right -of -way. The south
property lines of lots 5, 10, 11, 12 and 16, Block 2 is heavily wooded. The
installation of the sewer line would cause the removal of many trees adjacent
to the property owners in Randol Mill Estates and Cross Timber Hills. The
installation of any off -site utilities will be required to be installed by directional
boring unless otherwise specified by either City Council action or approved by
the City Engineering Department.
DRAINAGE ANALYSIS: Cheatham & Associates has reviewed the proposed drainage plan. (See letter
dated October 26, 2005 attached as part of Section D, Page 6 of this
report.)
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the W. Highland/N. Peytonville study area to include the
following changes:
Land Use Recommendations
• Existing LUP Designation - Low Density Residential. 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 net acre ".
• The Consolidated Land Use Plan recommends that open space in Low
Density Residential developments be designed to add value to the
development.
Mobility Plan Recommendations
• Develop an interconnected system of trails and sidewalks on all streets.
Environmental Resource Protection Recommendations
• Adapt development to the topography rather than topography to the
development.
Case No. Attachment A
ZA05 -103 Page 3
• Protect and preserve wooded areas. Consider creative site design to
maximize tree preservation. Specifically, the W. Highland/N. Peytonville
Area Plan recommends preserving tree cover and open space on the
eastern boundary of the site.
P &Z ACTION: October 6, 2005; Approved (6 -0) subject to Development Plan Review
Summary No. 2, dated September 30, 2005, granting the variance of the 10'
Type B' bufferyard along the future FM 1938 portion of Randol Mill Ave;
granting the variance of the public street right of way width and pavement
width; not granting the variance of the side walks but giving the developer the
right to a five foot pedestrian easement; and subject to the following:
• a cul -de -sac on the Morgan Road access;
• a third party independent study of the preliminary drainage plans;
• a report to the council on those plans and the third party
independent study;
• a review of construction plans before construction will begin;
• a meeting with the Cross Timber Hills HOA President and members;
• to require the developer to explore the option of a horizontal boring
on the eastern side of the development for the purpose of tree
preservation;
• recommending the city consider a three -way stop sign at the
intersection of Morgan Road and Randol Mill Avenue;
• the developer considering the advantages of a berm on the south side
of the property;
• requiring an architectural stone wall feature in the drainage area on the
southeast corner of the property;
• requiring a tree survey on the southeast detention buffer area
indicating what trees will remain and what trees will be cut down.
COUNCIL ACTION: October 18, 2005; Approved to table (6 -0) until November 1, 2005.
November 1, 2005; Approved first reading (5 -0) subject to Development Plan
Review Summary No. 3, dated October 26, 2005; with the following
additional stipulations:
• subject to the applicant's letter dated October 31, 2005;
• further identifying the pedestrian way will be a sidewalk with
connectivity to the Cross Timber Hills subdivision;
• requiring the concrete in the detention area waterpipe area to be
stained to a natural color; allowing the cul -de -sac parking plan 42
presented tonight with a grass -crete material;
• subject to Mr. Mattews' Powerpoint presentation;
• subject to Mr. Zollars' Powerpoint presentation;
• approval is subject to the Land Use Plan because it allows for a cluster
option and the preservation of trees as well as the creation of
additional amenities;
• accepting Mr. Zollars commitment to provide plans and, after
Case No. Attachment A
ZA05 -103 Page 4
development is completed, will certify the numbers meet the current
water flow and rate calculations as originally believed and including
run -off calculations relating to irrigation in the developed area after
development is completed.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 3, dated October 26,
2005. The applicant has submitted a revised plan eliminating the Morgan
Road access and reducing the number of residential lots by one from 41 lots to
a total of 40 residential lots.
Please note that the Zoning and Development Plan as proposed is not
compliant with the City's Master Land Use Plan's "Low Density Residential"
Land Use Designation guideline that all single family residential development
be no more than 1 net dwelling unit per acre. A justification letter from the
applicant is included as part of Attachment `C'. Any motion for approval of
this item should include justification for non - compliance with the Land Use
Plan.
Case No.
ZA05 -103
Attachment A
Page 5
Vicinity Map
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Case No.
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ZONING PROPOSAL FOR
WEST YC: K HILLS
"PUD" PLANNED UNIT DEVELOPMENT DISTRICT
WestWyck Hills is a proposed 41 single family residential lot development to be
constructed on 43.96 acres on the western edge of the City of Southlake, a density of .93
units per gross acreage. The property has approximately 545 feet of frontage on Randol
Mill Rd. in two locations and approximately 450 feet of frontage on Morgan Rd. The
development is proposed to be served by three ingress and egress points. There will be
an entrance in the 1300 block of Randol Mill Rd. where that road travels in a north -south
direction and another in the 1500 block of Randol Mill Rd, where the road traverses in an
east -west direction. There will be a third entrance in the 2000 block of Morgan Rd. The
project will be developed and final platted in two phases, with the approximate five (5)
acre tract owned by Trey Bates being phase 2. All of the infrastructure improvements
and open space for the entire project will be developed as part of the phase one
improvements.
The development entity proposing the project is comprised of Four Peaks Development,
Inc. and Warren Clark Development, Inc., both are experienced development companies
in the Southlake area. Other projects developed by these companies include Coventry
Manor, Foxborough, Fox Hollow, Chimney Hill, G1enWyck Farms, Huse Homeplace,
Tuscan Ridge, Cross Timber Hills and many more. Huitt- Zollars, a national civil
engineering firm based in Dallas will help design and plan the development.
The development is an L- shaped parcel of property and will feature 41 lots ranging in
size from approximately 24,000 square feet to approximately 75,000 square feet with an
approximate average lot size of 32,000 square feet. The development plan calls for 4.91
acres of open space (11.17% of the gross land area) with the majority of the open space
located at the three entrances of the development and at the southeast comer of the
project. Curvilinear streets with strategic island cul -de -sacs will create a pleasant and
aesthetically pleasing traffic flow within the development. The PUD application calls for
a right of way width of 45 feet and a minimum paving width of 25 feet, back of curb to
back of curb, except in the cul de sac sections where a reduced one -way width of 21 feet
is planned. It is the intent of the development to utilize the more narrow rights of way
and paving widths to cause reduced traffic speeds and to increase the likelihood of saving
trees located adjacent to the streets. Additionally, as part of the PUD application, we are
requesting a variance to the sidewalk ordinance, calling for sidewalks to be constructed
only on one side of the street but in no case on the west side of the entry road from the
1540 black of Randol Mill Rd. It should be noted that the development will be
dedicating approximately .6 acres for the fixture widening of Randol Mill Rd.
l IL L/ � � 4J L005
7A05 - 103
Case No. Attachment C
ZA05 -103 Page 3
The subject property is a naturally beautiful property with undulating topography and
gatherings of mature native oaks. Every effort is being made in the planning, and will be
made during construction, to protect and preserve as many of the trees as possible. In
order to create a high quality development and protect trees the development team, in
addition to requesting approval of the reduced rights of way, paving widths and sidewalk
requirements as noted above, is also requesting approval of the restrictions outlined
below:
This Residential Planned Unit Development shall abide by all the conditions of the City
of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the
"SF -20A" single- family residential zoning district and the City of Southlake Subdivision
Ordinance No. 483, as amended, with the following exceptions:
Maximum Number of Lots: 41, a density of .93 units per gross acre
Lot Area: The minimum area of a lot shall not be less than 23,000 S.F.
Front Yard Setback: The minimum front yard of a lot shall not be less than forty feet
(40'), however, there will be a maximum 25% reduction allowed, if
necessary, to save or protect one or more 12" caliper trees. Any such
variance must be approved by the City of Southlake Landscape
Administrator.
Side Yard Setback: The minimum side yard shall not be less than ten percent (10 %) of
the width of the lot, measured at the mid point of the lot, but not less than
ten feet (10')
Side Yard Setback Adjacent to a Street: The minimum side yard abutting a street shall
not be less than twenty feet (20')
Rear Yard Setback: The primary residence on each lot shall have a minimum rear yard
of thirty feet (30'); however, there will be a maximum 25% reduction
allowance, if necessary, to save or protect one or more 12" caliper trees.
Any such variance must be approved by the City of Southlake Landscape
Administrator.
Notwithstanding the above described Rear Yard Setback, there shall be a
fixed minimum rear yard setback for the primary residence on the
following lots as follows:
Lot 1
Block 1
40 feet
Lot 2
Bloch 1
40 feet
Lot 3
Block 1
40 feet
Lot 10
Block 2
40 feet
Lot 11
Block 2
40 feet
Lot 12
Block 2
40 feet
(� f .-
U L'i c• I U L.
7 A 0 5 -- 1 0
Case No. Attachment C
ZA05 -103 Page 4
Lot 17
Block. 2
5E? feet
Lot 18
Block 2
60 feet
Lit 19
Block 2
60 feet
Lot 20
Block 2
60 feet
Lot 21
Block 2
60 feet
Lot 22
Block 2
60 feet
Lot 23
Block 2
60 feet
Lot 24
Block 2
60 Feet
Lot 25
Black 2
40 feet
Lot Width: Each lot shall have a minimum width of one hundred feet (100') at the
building line except for those lots on the curve of a cu do sac where a
seventy five foot (75') minimum width at the building line will be
requires.
Lot Depth: The minimum depth of lot shall be one hundred and fifteen feet (l 15')
Maximum Lot Coverage: Thirty percent [3(l° /n)
Minimum Enclosed Air Conditioned Space for each home: 4,000 square feet
Section 8.01E of the Subdivision Ordinance No 483, as amended, regarding lot width
alonS the rear line of certain lots shall not apply to property within this Residential
Planned Unit Development.
Section 8.010 of'the Subdivision Crdinanoe No. 483, as amended, regarding buffer lots
adjacent to certain lots shall not apply to property within this Residential Planned Unit
Development.
Building. Standards: In an effort to insure WestWyck Hills will be the high -end project
we are proposing and designing, in addition to the restrictions outlined above, the
following Protective. Covenants" are a part of the "Declaration of Covenants, Conditions
and Restrictions" tee which all ]tomes built an the lots will be suhject.
+ F-ach structure shall have a minimum principal plate height often feet (10') on the
First floor, and a nu - nimum plate height of tune feet (9') on garages, unless frrr a
special approved design consideration.
All first floor exterior doors shall beat least eight feet (8') in the main living
areas_
• All driveways fronting on a street shall be constructed of the following materials:
brick pavers, stone, interlocking pavers, stamped concrete or concrete with stone
or bride border All front entry surfaces must be wrist in trick, stone, slate,
or flagstone. All sidewalks and steps From the public sidewalk or Front driveway
zA0a -103
Case No. Attachment C
ZA05 -103 Page 5
to the front entry must be constructed of brick, stone, slate, flagstone, or concrete
with brick or stone borders.
After the residence to be constructed on a Lot has been substantially completed,
the Lot will be graded in conformity with the general drainage plans for the
subdivision. No darns shall be constructed nor any other alteration or change be
made in the course or flow of any waterway or drainage course, crossing or
abutting any Lot, without the prior written consent of the Architectural Control
Committee.
Exterior materials shall be 100°fo masonry (brick, stone, cast stone or stucco) on
all walls visible from any street and common area, and 800% masonry on each
remaining side and rear elevations. The surface area of windows surrounded
completely by brick may be included within the computation of the exterior brick,
brick veneer, stone, or stone veneer wall area of a residence. No brick larger than
queen size will be approved.
• All exposed portions of the fire breast, flue and chimney shall be clad in brick,
stone or brick and stone, matching the materials used on the residence.
• No E.I.F.S. or synthetic stucco system is allowed on any exterior elevation or
chimney.
■ The buildings constructed on the Lots must have a roof of 30 year composition,
slate, tile or standing seam copper or other approved metal as approved by the
Architectural Control Committee.
■ All roofs shall have a minimum slope of 12:12 Roof Pitch on any front and side
visible from a street and a minimum slope of 8:12 Roof Pitch for rear and sides
not visible from a street. Roof form shall be limited to hip, Dutch hip or Dutch
gable or gable. Any deviation of roof pitch or form must be approved in writing
by the Architectural Control Committee. Architectural designs that warrant flatter
roof sections must be approved by the Architectural Control Committee.
Consideration will be given for authentic Mediterranean design with the roof.
■ All windows shall be painted or vinyl clad finished wood divided light windows
or vinyl frame divided light windows (i.e. "Show Case" or equivalent) with brick
mold surrounds, as manufactured by Anderson, Pella Showcase Vinyl Window,
or approved equivalent.
■ The supply conduit for electrical meters visible from streets shall enter the
foundation beneath the final yard grade so that the electrical meter is recessed in
the wall and the meter box front are the only items visible. Any meter visible
from a street must be screened with fencing or landscaping material.
r
?A .0 5 -10_
Case No. Attachment C
ZA05 -103 Page 6
• The entire structure shall be guttered with downspouts. All gutter and
downspouts on the front of the house and any side that faces a street or common
area shall be molded from copper or paint grip metal and shall be smooth round
material.
• All mailboxes shall be of a standard, decorative metal design as specified by the
Architectural Control Committee.
• All retaining wails shall be of brick or stone as approved by the Architectural
Control Committee.
• No garage doors shall face the street unless there are more than two (2) garage
spaces. Additional spaces in excess of the required minimum of two may face the
street provide the doors are at least twenty-five feet (25') behind the front yard
building setback line.
• Cedar doors are required on all garages viewed from a street or common area. All
garage doors small be equipped with automatic remote controlled door openers.
• Detached garages, carports, guest quarters, sheds, workshops and storage rooms
must be of the same exterior material as the primary residence unless otherwise
approved in writing by the Architectural Control Committee.
• Any one ton truck or larger, bus, boat, boat trailer, trailer, mobile home,
campmobile, camper or any vehicle other than conventional automobile or SUV
shall, if brought within the Properties, be stored, placed or parked within the
garage of the appropriate Owner and concealed from view from adjoining Lots,
Common Properties, or public streets, unless approved in writing by the
Architectural Control Committee..
• Weather permitting, each Lot shall be fully landscaped within sixty (60) days
after occupancy of the residence constructed thereon. The front yard must be
sodded; the rear yard must be either seeded, hydro - mulched or sodded, and an
automatic irrigation system must be installed.
A minimum of five (5) additional trees will be planted on each Lot. Where six (6)
or more native trees exist on the Lot after home construction, ail five (5) trees
shall be under -story trees (i.e. Japanese maple, dogwood, or red bud) of at least
two inch (2 ") caliper. Where less than six (6) native trees exist, three (3) of the
five (5) required trees must be red oak, live oak, or burr oak of at least five inch
(5 ") caliper.
• Front yard fencing shall be constructed of decorative metal in an "open" style and
will be allowed to extend from the perimeter of a dwelling to the side or rear
property lines, provided such fencing shall be set back at least ten feet (10') from
the primary dwelling wall facing the street except for driveway gates.
ti.: it c! �.� : • frr t.' C_l.: v .i
Case No. Attachment C
ZA05 -103 Page 7
Side and rear yard fencing and fencing between Dots shall constructed of
decorative metal in an "open" style. No solid wood fencing shall be allowed
within WestWyck Hills.
+ No exterior light, including landscape lighting, shall be installed or maintained on
any `Lot without the prior written approval of the Architectural Control
Committee.
• AlI television antennas and other antennas and aerials shall be located inside the
attic of residence constructed on the Lot. Satellite dishes one meter in diameter or
smaller may be placed on the roof of a home as long as the dish is mounted
behind the peak of the roof. Amateur radio towers and antennas (whether for
reception or transmission) and other towers of any kind are prohibited.
We respectfully ask for approval of this PUD application for WestWyck Hills. Based on
this development team's proven history of developing some of the finest subdivisions in
Southlake, we feel this plan of having a well thought out balance of low density, larger
lots and open space will produce another quality project while preserving trees and
complimenting our surrounding neighbors.
- r -_
Case No. Attachment C
ZA05 -103 Page 8
Four Peaks Development, Inc.
October 31, 2405
Mayon and Members of the City Council
City of Southlake
14DO Main Street
Suite 270
Southh&t, Texas 76092
Re: 'WeaWyck MUS
Dear Mayor and Members of the City Council:
In response to issues raised by neighbors to our proposed WestWyck Hills project, I want to
forma Ily mernorWixe the revised application we have trade in keeping with the approval of Our
project by the Planning and Zoning Commission and additional revisions made in response to
ongoing issues raised by neighbors and our own detailed planning. I will be giving a copy of this
letter to some of the neighbors with whom I have been 0 contact so they will be fully aware of
our commitments. I enem age the neighbors to verify with their City Cvunoil members that any
commitment we snake cannot be arbitrarily changed except as a reduction of use or intensity to
our proposal Aiso, there earn be no wmtMal change to our applicabon, except for a reduction of
use or intensity of the development, between the approval of the preliminary plat and the fnra_l
plat We understand #stare restrictions and look forward to working; within - those Limitations
towards cresting the high -end project we have planned
Working from our original application, which was heard in front of the Planning and Zoning
Commission on October 6, 2005, we have made, and obligate ourselves to the following changes
which are ra#lected in the revised Development. Plan, Drainage Plan, Paving Plan and Water and
Sewer Plan which will be presented to thr, City {Council on November 1, 2006:
The number of lots to be developed within the WestWyckHA15 subdivision. has been reduced to
forty (40). This number of lots does not include any lots which may be developed in the future on
land awned by Phillip Fanning which land is not currently part of the proposed development
The vehicular access to and from Morgan Rd and the noatheast corner of the property bas been
eliminated.
A pedestrian access at this Morgan Rd location has been added as a part of our application
Rear yard setbacks, nor side yard setback as the case may be, have been modified to be a
mjili aunt of forty feet (40') for all lair adjacent to the neighboring properties on the north and
south property lines Rear yard setbacks for lots oia the east property line are a mhiirn of sixty
feet (60')
The dry detention pond at the southeast comer of the property has been modified, which caused
the reduction of one lot from our original proposal, so that the rate of rumoff from the detention
pond ap= development will be less than she rate of runoff that exi$u in the current pre -
development state. The dry detention pond has been further modified so that a single thirty inch
•J ;fir � 1 i t; , J_k,
725 Gcmmerca SI Sie. 109 • Smghlake. TX 76092 • (817) 329 -8996 • Fax (817) 481 -4074
Case No. Attachment C
ZA05 -103 Page 9
(30' ) pipe or a series of hva (5) Twelve inch (12 ") pipes will accommodate the discharge fmm t1le
detention pond in the case of a 100 year rain avant, iv keephig wKh the City of Smithlalxe
drainage policy.
The detention pond ai the southeast corner of the property 'Aill riot be built closer than forty feet
(40') to any of the adjoining neighbors' property It is nur intent to preserve the =lsting trees
which currently exist in the area between the rear of the pond itsalf and the neighbors' properties
As has been presented and discussed on several occasions, the developmeut team is willing to
install a thirty inch pipe from the detention pond to a point of discharge adjacent to, two (2) thirty
six inch (36') reinforced concrete pipes located in fr of 1356 Lakrllview Drive. 'Phis would
virtually eliminate surface Dow on these properties between West yck MIS and the two (2)
thirty -six inr,h {36'x} pipes As an alternative, the developer will ivadl an eighteen inch (W) to
twenty inch (24') pipe which would not totally eliminatt surface flow but woo - uld greatly
reduce the, time of conoontration The installation of this pipe .would beat the developer's
expense but would regnire the dedication of a city approved drainage easernmt from the property
owwmers over whose property the pipe would traverse Following the installation of said pipe, the
affected property would ba restored to its current condition including the re- sodding of the
w orkfinstallation area and any damage, intentional or othSenvise, to fences, sprinkler systerns, and
French dralns, would be repaired to their current condition
if this pipe is to be installed, its instaliati on will occur at thr time the detention pond and
associated outfall structures are 'being constructed. It is no t the: intent of th developer to pressure
the affected property owners to agree to the installativa of this pipe; but, if it is their desire to
have said pipe installed, we will asxeee to r"fy our cur plans, which do not call for the pipe,
if notice is given to us, and an agreement is readied for the installation of the pipe, prior to Mareh
1, 2006..
The issue of liability in tiro case the detention pond fails in its design or construction has bon
raised. As y ou well know, through the Developer Agreement, the City of Southlake, requires a
two year maintenance bond from the contractor for any deficiency in the construction of ariy
drainage facility, including the detention pond In addition totbis safeguard, the WestWyck l
constructionldevelop=nt partrxer, Warren Clark Development Company carries Completed
Operations lnsurmeo with limits of 51,000,000 per occurrence, $2,f}00,0oo aggregate and
s 100,000 medical. Additionally, the stmctural engineer, and civil engineer each carry Errors and
Oraissions imurance and our Contractor will carry liability insurara�ce with coverage of at leapt the
same limits as that carved in our Completed Operations Insurance policy. In the very unlikely
event that a problem should arise resulting in damages, there are many points of relief that can be
pulsued
Foy the benefit of the City Council anti our neighbors, I hope this letter clearly states Our firm
comrnitraent to the terms of our application. If you should have any questions, Please feel freeto
give me a call..
Sincemly,
g
To=n M. Matffiews; Jr, Pmsldeent
Four Peaks Developrnent, Ine _
Case No. Attachment C
ZA05 -103 Page 10
11/09/2005 12:13 rA% 2148710757 AUITr- 20LLAR5 DALLAS 141002
HUITTZOLLAAS, INC + 7131 MCK,. —y A- - SWI. 600 • D.16 rX 752W.•2,189 + 21A 0717311 pkame - 216 8710757 fox - 1%01•xa11 —n
November 9, 2005
Tom Matthews
Four Peaks Development
726 Commerce Street, Suite 704
Southlake, Texas 76092
RE: `C' Factor Comparison
Westwyck Hills
Dear Mr. Matthews:
At the November 1, 2005 Council Meeting, Mayor "Wambsganss requested Huitt- Zollars, Inc.
(HZD reevaluate the effect that irrigation would have on the runoff leaving the proposed
development. Irrigation could affect the moisture content, or the Antecedent precipitation factor
of the soil. Traditional Antecedent precipitation factors are based on the assumption that a small
storm falls on the area and saturates the soil prior to a larger storm, in this case the 100 -year
storm, falling on the Sartre area. To our knowledge, there are two local cities, Arlington and
McKinney that separate the soil moisture from the customary `C' factor. As a comparison we
have selected the City of Arlington, as their Antecedent factor is more conservative than used in
McKinney. Utilizing the traditional Antecedent moisture conditions fer saturated soils, as with the
Arlington approach, will yield a more conservative result than accounting for a lesser degree of
saturation that could occur as a result of irrigation. The following discussion and the attached
table summarize the 'C' factor comparison for the City of Southlake, the CSty of Arlington, and
the HZl Actual Design Used.
The City of Southlake utilizes the City of Fort Worth Storm Drainage Criteria and Design
Manual:` Tate proposed development is currently heavily wooded and undeveloped. The runoff
coefficient that would correlate to this type of area is 0.30 for Parks and Open Spaces. The
proposed development will be 40 lots on approximately 43 acres. The runoff coefficient that
would correlate to this type of development is 0.35 for residential lot density less than one home
per acre. The difference is a factor of 0.05. These adopted `C' factors include considerations for
soil moisture, or Antecedent precipitation as described in the Drainage Criteria and Design
Manual.
In our opinion, the 0.35 'C' factor for the proposed condition does not provide enough
conservatism for the design. After discussions with our client, HZI has employed an additional
safety factor for the design above that required by the City of Soutblake ordinances (City of Fort
Worth Storm Drainage Criteria and Design Manual). The existing conditions `C' factor remains
at 0.30 for Parks and Open Spaces. A 0.35 `C' factor could be used for propo4sed conditions,
since the overall density is greater tban one acre; however, FM used 0.50 for the design. The
difference between enlisting and proposed conditions is a faow,&N.20.
Case No. Attachment C
ZA05 -103 Page 11
11/09/2005 12:13 FAX 2149710757 IIUITT- 7.OLLARS DALLAS [aooI
M 11 OLLARS
According to the data Fronded in the City of Arlington Design Criteria Manual, the runoff
coefficient that would correlate to the existing conditions is 0.37 for Parks and Permanent Open
Space. The proposed development correlates to the `E' zoning, or lots greater than 10,OOO square
feet. The runoff' coefficient for `E' Zoning is 0.45. The City of Arlington uses an Antecedent
precipitation Factor of 1.25 for the 100 year storm, as a method for incorporating the effect of
saturated soils on runoff. Therefore, when 4.45 is multiplied by 1.25 the resulting 'C' factor is
0.58. The difference between existing and proposed conditions is a factor of 0. 19.
The `C' factors that HZl used in the design compare: favorably and are slightly more conservative
than the City of Arlington criteria for saturated soils, and substantially more conservative than the
City of Southlake criteria. Therefore, it is our view that the design is sufficiently conservative to
account for the affect that irrigation, or a sahvated soil condition would have on the development.
If you need additional information, please feel free to contact tree.
Sincerely,
bl) ��
Robert L. Zollars, P.E.
President
cc: Dale Clark, Warren Clark Development Company
Charlie Thomas, P.E., Interim Director of Public Works
1 e V ti Z�Q
Case No. Attachment C
ZA05 -103 Page 12
11/09/2005 12:13 FAX 2148710757 f30ITT- 20LL.ARS DALLAS 0004
C' Factor Comparison
City of Arlington
Drainage Criteria
Parks and Permanent Open Space 0.37
"E" Zoning (10,000 8F) 0.45
Antecedent Precipitation Factor
Recurrence Interval (years) Ca
5 1.00
25 1.10
400 126 The product of CCa shell not exceed 10.
FxWing 0.37
Proposed (0.45 x 1.25) 0:55
Difference 0.19
HZI
Drainage Design Criteria Used
Parks & Open Spaces 0.30
Residential c 1.0 lot per acre 0.50
'From the Soulblake Or inage Crileria
Existing 0.30
Proposed 0.50
Difference 0.20
RECD 11g Q V Q J 2005
Case No. Attachment C
ZA05 -103 Page 13
City of Southlake
Drainage Criteria
Parks & Open Spaces
0.30
Residential > 1.0 tot per acre
0135
Existing
0.30
Proposed
0.35
Difference
0.05
'"per the Fort Worth Storm Drainage Criteria and Design Manual
City of Arlington
Drainage Criteria
Parks and Permanent Open Space 0.37
"E" Zoning (10,000 8F) 0.45
Antecedent Precipitation Factor
Recurrence Interval (years) Ca
5 1.00
25 1.10
400 126 The product of CCa shell not exceed 10.
FxWing 0.37
Proposed (0.45 x 1.25) 0:55
Difference 0.19
HZI
Drainage Design Criteria Used
Parks & Open Spaces 0.30
Residential c 1.0 lot per acre 0.50
'From the Soulblake Or inage Crileria
Existing 0.30
Proposed 0.50
Difference 0.20
RECD 11g Q V Q J 2005
Case No. Attachment C
ZA05 -103 Page 13
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA05 -103
Review No.: Three
Date of Review: 10/26/05
Project Name: Development Plan — WestWyck Hills
APPLICANT: Four Peaks Development Co.
David McMahan
726 Commerce St, Suite 109
Southlake, TX 76092
Phone: (817) 329 -6996
Fax: (817) 481 -4074
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/25/05 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748 -8602.
1. Label the land use map designation (" L.U.D.= ") on all adjacent properties. What has been
labeled is the zoning. The L UD for all properties is `low density residential'.
2. Provide a 10' — Type `B' bufferyard along the future FM 1938 portion of Randol Mill Ave. (A
development regulation has been proposed.)
3. The following changes are needed regarding Right -of -Way dedications and interior street geometry:
a. The minimum R.O.W. width for residential streets is 50'. The applicant is proposing 45' of
R.O.W. (A development regulation has been proposed.)
b. The minimum pavement width for a typical residential street is 31'. The applicant is propose
25' of pavement width except for cul -de -sacs will have a 21' pavement width. (A
development regulation has been proposed.)
4. Sidewalks are required to be on both sides of the street to be in compliance with the Sidewalk
Ordinance No. 683. Sidewalks are proposed on one side of the street only. (A development
regulation has been proposed.)
5. The following changes are needed with regard to the site data summary charts:
a. Correct the gross and net density calculations. Staff calculated the gross density as 0.91
dwelling units per acre and the net density as 1.05 dwelling units per acre.
b. Correct the number of common area lots and the area calculations. The 20' landscape
easement on Lot 10, Block 3 cannot be included as a common area lot or in the area total.
The total number of common area lots is 11.
ENGINEER: Huitt - Zollars, Inc.
David Meyers
3131 McKinney Ave, Suite 600
Dallas, TX 75204
Phone: (214) 871 -3311
Fax: (214) 871 -0757
Case No. Attachment D
ZA05 -103 Page 1
6. Correct the name of the street to Randol Mill Avenue along the north portion of the site.
7. Verify the 75' lot width at the front building line for Lot 16, Block 2.
Extend the 20' U.E., D.E., and pedestrian access easement between Lots 24 & 25 across open space
lot 11X.
INFORMATIONAL COMMENTS
A fully corrected plan that includes all associated support plans /documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped "approved" by the Planning Department.
All development must comply with the City's Drainage Ordinance No. 605 and detain all post
development run -off.
The applicant should be aware that the following requirements shall apply if a reduced street cross -
section is approved:
➢ If concrete pavement is used a minimum width of 24' face of curb to face of curb is required
with one side of the street designated as "NO PARKING' for "Two Way Traffic ". For One -
Way traffic, a minimum width of 20' face of curb to face of curb is required with "NO
PARKING' designation on both sides of the street.
➢ If asphalt with concrete curb and gutter is used a minimum width of 25' face of curb to face
of curb is required with one side of the street designated as "NO PARKING' for "Two Way
Traffic ". For One -Way traffic, a minimum width of 21' face of curb to face of curb is required
with "NO PARKING' designation on both sides of the street.
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed and
filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and
building plans, must be submitted for approval and all required fees must be paid. This may include
but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
Case No.
ZA05 -103
Attachment D
Page 2
TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 05 -103 Date of Review: September 8, 2005 Number of Pages: 1
Project Name: Westwod Hills (Development 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) 748 -8229.
TREE PRESERVATION COMMENTS:
Most of the 44 acres proposed for residential development has medium to heavy density tree cover
existing on it. Lots 7 — 15, Block B have the least amount of tree cover on them and are mostly open
native grass area with intermittent trees.
No Grading Plans were submitted with the proposed Development Plans, but the grade changes
across the existing properties look to be even enough that minimal grading would need to be
performed outside of the right -of -way to achieve the proper drainage for the subdivision.
2. The proposed areas of Open Space provided throughout the subdivision do not look like they provide
for the preservation of the existing trees and vegetation. A Detention area is proposed in the Lot 8X,
Block B Open Space which encompasses the almost the entire lot. This lot is one of the most heavily
forested areas in the entire subdivision and adjacent to three (3) existing Cross Timber Hills
subdivision residents.
3. The right -of -way coming off of the far west portion of Randol Mill Road is proposed through a
portion of dense forest swings north into a semi -clear area and back into heavy forest as it straightens
out. If the street was placed approximately 125' -150' south or where it is currently proposed, very
few trees would need to be removed for it's construction.
4. The installation of the proposed 8" Sanitary Sewer along the south boundary line of the subdivision
and into the Cross Timber Hills subdivision would cause the removal of the most trees outside of the
right -of -way. The south property lines of lots 5, 10, 11, 12 and 16, Block B is heavily wooded. The
installation of the sewer line would cause the removal of many trees adjacent to the property owners
in Randol Mill Estates and Cross Timber Hills. The installation of any off -site utilities will be required
to be installed by directional boring unless otherwise specified by either City Council action or
approved by the City Engineering Department.
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
Case No.
ZA05 -103
Attachment D
Page 3
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 -103
Attachment D
Page 4
Case No. ZA 05 -103 Review No. 2 Dated: 9/29/05 Number of Pages:
Project Name: Westwood Hills — Zoning Change and Development Plan
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077
Email: ctaylor�a ci.southlake.tx.us
The following comments are based on the review ofplans received on 9/19/2005 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:
Easements for sanitary sewer shall be labeled "Sanitary Sewer Easement" rather that Utility
Easement.
DRAINAGE COMMENTS:
1. The difference between pre and post development runoff shall be captured in the detention ponds.
Detention ponds need to detain the 100 -year, and meter the 5- and 10 -year storms. Care will need to
be taken in the design of the detention ponds to be sure there is no adverse impact on the downstream
properties.
2. Provide verification that the roadside ditches and proposed structures releasing storm water to the
existing ditches have the capacity to handle the increased runoff from this development. What impact
will the increased runoff have downstream?
3. A portion of this development drains into a critical drainage structure and requires a fee to be paid
before construction.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance 9 605.
INFORMATIONAL COMMENTS:
* Submit Civil construction plans to Public Works Administration. Ensure that plans conform to the most
recent construction plan checklist, standard details and general notes which are located on the City's website
under Public Works—Engineering Design Standards.
http:// www. cityofsouthlake.com/PublicWorks /engineeringdesign. asp
* A developer agreement is required and will need to be approved by the City Council prior to any
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.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*= Denotes informational comment.
Case No.
ZA05 -103
Attachment D
Page 5
Cheatham & Associate
consulting engineer surveyors planners
[October 26, 2045
City of Soutlalake
1400 Main Street
SoutWake, TX 76092
Attu- Charlie Thomas, P_1=., City Engineer and Kenneth Balcec, Dirmtor of P laitrsing
Re; Roview of Drainage Calculations
for Westwyck Hills Addition to
City of southlake
Dew Sirs:
we have reviewed the drainage calculartions which were iecently Prepared fur the subject
Project.. The developer directed the est&cering fsnn tp provide tespomes t our previous
review comments, and perform calculations to demermine the silt and configuration of the
detention pond, and outlet structure, proposed in the southeast comer of the Noject,
The additional material and calculations addressed our previous colncems, As a result,
we t'eei Wt the proposed drainage facilities should be adequate to provide an acceptable
solution to drainage issues which were previously rnetstioned, . The proposed suiales
along the southem and eastern properry lilies should intercept storm watm which would
ctmently flow onto adjacent lots to Cross Timbor Hills.
Some of the internal drainage facilities will require farther asaatysis once the final
construction plans are prepared This primarily relates ro size and location oS storm drain
inlets, daaittage pipes, and swales.
Tire engiateer has provided an analysis of the size of the detention pond and outlet
structure in the southeast corner of the Project. One originally proposed lot was
sacrificed and added to the detention pond, and a 40' buffer zone was added around the
pond Based upon the drainage calculations, the rate of flow which loaves the detention
pond is less ibaii the existing flow.
The drainage: design is 0:1 general i calaphance with the City's Storrs Dra a Pot icy
However, we are atilt of the opinion that a better solution would be to pipe the storm
water to t ER two existing 36" culvert pipes on Lakeview Drive
If you have any qutemions picric contact us.
ltcspe�.tfully,
Eddie Cheatham, P
F414491 4Whlske OOf19UIthr tihlxhlakc - nia ed dpe
1250 E Capdand Road, Susie 9W • Ariingam, Texas 76011 • (817) 54.0646 phone • (817) 265 - 9532 fax • 6 n0iam- associatercm
Case No.
ZA05 -103
Attachment D
Page 6
City of Southlake
Department of Public Safety
September 26, 2005
Mr. Tom Matthews
Four Peaks Development, Ino.
726 Commerce St., Ste. 109
Southlake, TX 76092
Dear Mr. Matthews,
The purpose of this letter is to clarify the position of Southlake Fire Services regarding your proposed Westwood Hills subdivision.
These positions stem from a site visit to the proposed subdivision and a meeting where you provided a concept plan for the
neighborhood.
Regarding the ingress and egress from the neighborhood, the proposed three locations are not required, but would be desirable due to
the distance between access points. The southernmost access point on Randol Mill Avenue would be the primary access point for our
personnel responding from the facility at 2100 W. Southlake Blvd. The easternmost location on Morgan Road would serve as the
primary point of ingress and egress for the first due mutual aid companies and our East Facility on N. Carroll Ave. The third access
point on Randol Mill, near Brown Rd. would be the least utilized from a fire service perspective.
For the purposes of residential streets, the right of way requirement would have to be dealt with through the Planning Department. We
are currently in the process of requesting an amendment to the International Fire Code allowing a minimum of twenty four (24) feet of
pavement, front of curb to front of curb on two way residential streets. This street size would require "No Parking" on one side of the
residential street. For one -way streets the requirement is a minimum of twenty -one (21) feet of pavement, curb front to curb front with
a "No Parking" designation on the "one -way" section of road.
If you have any questions about this please contact me,
Robert Finn
Fire Chief
Cc: Kenneth Baker, Director of Planning
567 N. Carroll Ave. • Southlake. TX 76982
(617) 481.2810 . www.cktyorsoulhlake.com
Case No. Attachment D
ZA05 -103 Page 7
Owner
Zoning
Land Use
Acrea
1. Various Owners in City of Keller
N/A
N/A
N/A
2. White, David
"AG"
Low Density Residential
0.857
3. White, David
"AG"
Low Density Residential
2.148
4. Brown, Marjorie Hays
"AG"
Low Density Residential
2.528
5. Brown, James B., Jr.
"AG"
Low Density Residential
1.909
6. Brohan, Karl
"AG"
Low Density Residential
1.668
7. Taylor, Robert William
"AG"
Low Density Residential
2.112
8. Scott, Jon & Mary
"AG"
Low Density Residential
1.176
9. Stenger, David & Ronna
"AG"
Low Density Residential
1.191
10. Brown, Bill
"SF -IA"
Low Density Residential
1.053
11. Schatz, Kenneth
"SF -IA"
Low Density Residential
0.937
12. Bost, Robert & Ruth
"SF -IA"
Low Density Residential
1.809
13. Steen, Michael
"SF -IA"
Low Density Residential
1.875
14. Holbrook, James & Flona
"SF -IA"
Low Density Residential
1.405
Case No. Attachment E
ZA 05 -103 Page 1
Surrounding Property Owner Map
WestWyck Hills
15. May, Randal
"SF -IA"
Low Density Residential
1.701
16. Moore, Pat & Pam
"SF -IA"
Low Density Residential
1.349
17. Lawlor, Jerry F. & Kathryn D.
"SF -IA"
Low Density Residential
0.991
18. Purves, William J. & Susan Ann
`SF -IA"
Low Density Residential
1.357
19. Van Cleve, S K & Cindy C
"SF -IA"
Low Density Residential
1.270
20. Brown, Ralph & Evelyn
"SF -IA"
Low Density Residential
1.269
21. Young, Michael & Carolyn
"SF -IA"
Low Density Residential
1.571
22. Morgan, Gregory & Nancy
"SF -IA"
Low Density Residential
1.006
23. Schrader, Terry & Marlo
"SF -IA"
Low Density Residential
1.008
24. King, William & Martha
"SF -IA"
Low Density Residential
1.030
25. O'Brien, Thomas & Melissa
"SF -IA"
Low Density Residential
1.280
26. Kark, John Mack & Rexann
"SF -IA"
Low Density Residential
1.381
27. Grice, John C & Bettye A
"SF -IA"
Low Density Residential
1.409
28. Dempsey, Jackie & Sharro
"SF -IA"
Low Density Residential
1.185
29. Addison, Howard & Marguerit
"SF -IA"
Low Density Residential
1.174
30. Bell, James Alan
"SF -IA"
Low Density Residential
1.244
31. Lawrence, Richard & Gloria
"SF -IA"
Low Density Residential
1.249
32. Halow, Seham & Esau
"SF -IA"
Low Density Residential
1.234
33. Cochran, Kathy Godfrey (Prev.)
"SF -IA"
Low Density Residential
1.425
Bates, Scot & Jennifer (Current)
34. Coker, Steven & Linda
"SF -IA"
Low Density Residential
1.192
35. Radich, John & Marilyn
"SF -IA"
Low Density Residential
1.034
36. Sutton, Jerry & Lynn
"SF -IA"
Low Density Residential
1.086
37. Downard, Doris Bolton
"AG"
Low Density Residential
2.905
38. Smart, John & Malinda
"SF -IA"
Low Density Residential
3.042
39. Smart, John & Malinda
"SF -IA"
Low Density Residential
3.716
40. Fanning, Phillip & Cynthia
"SF -IA"
Low Density Residential
3.108
41. Charlton, Jo Ellen
"AG"
Low Density Residential
6.185
42. 1998 R L Bates III Grantor
"RE"
Low Density Residential
5.365
43. Beam, Maxine V
"AG"
Low Density Residential
14.806
44. Downard, Doris Bolton
"AG"
Low Density Residential
11.624
Case No. Attachment E
ZA 05 -103 Page 2
Surrounding Property Owner Responses
WestWyck Hills
Notices Sent: Thirty -eight (3 8)
Responses: Within 200 -feet: Thirty -three (34)
Outside 200 -feet: Twenty -eight (28)
Other: Two (2)
Signed Official Petitions: Sixteen (16) — Thirteen (13) Opposed, Three (3) in favor
Letters of APPROVAL from nronerty owners WITHIN 200 -feet
Charlton, Jo Ellen (2)
1583 Randol Mill Ave
Oct 3 & 6, 2005
Bates, Trey, 1998 RLBates Trust
1581 Randol Mill Ave
October 5, 2005
Beam, Maxine V.
1325 Randol Mill Ave
October 5, 2005
Holbrook, Flona
1225 Morgan Rd
October 5, 2005
Downard, Doris B.
1255 Randol Mill Ave
October 5, 2005
O'Malley, Terry
1565 Randol Mill Ave
October 19, 2005
Letters of OPPOSITION from nronerty owners WITHIN 200 -feet
Bates, Scot & Jennifer
1788 Kingswood Dr
September 28, 2005
Halow, Seham & Esau
1790 Kingswood Dr
September 29, 2005
Lawrence, Richard & Gloria
1792 Kingswood Dr
September 29, 2005
Addison, Marguerite
1796 Kingswood Dr
September 29, 2005
Grice, John & Bettye
1800 Kingswood Dr
September 29, 2005
Young, Mike & Carolyn
1212 Morgan Rd
September 28, 2005
Brown, Ralph & Evelyn (2)
1214 Morgan Rd
Sept 29 & Oct 17, 2005
Van Cleve, Kyle & Cindy
1216 Morgan Rd
September 29, 2005
Lawlor, Jerry & Kathryn (2)
1217 Morgan Rd
September 19, 2005
Purves, William & Susan (2)
1218 Morgan Rd
Sept 29 & Oct 6, 2005
Moore, Pat & Pam (2)
1221 Morgan Rd
Sept 19
& Oct 17, 2005
Holbrook, James & Flona
1225 Morgan Rd
September 29, 2005
Bost, Robert B.
2010 Morgan Rd
September 29, 2005
Steen, Michael
2012 Morgan Rd
September 29, 2005
Radich, Marilyn A.
1205 Randol Mill Ave
September 29, 2005
Schatz, Ken & Shelly
1589 Randol Mill Ave
September 29, 2005
Brown, Linda & Billy
1591 Randol Mill Ave
September 29, 2005
Brown, Debbie
1393 Brown Ln
September 29, 2005
Morgan, Greg & Nancy
1356 Lakeview Dr
September 20, 2005
Schrader, Marlo & Terry
1358 Lakeview Dr
September 26, 2005
King, William & Marthjane
1360 Lakeview Dr
September 28, 2005
Case No.
Attachment F
ZA 05 -103
Page 1
O'Brien, Thomas & Melissa 1362 Lakeview Dr September 28, 2005
Letters that are undecided from property owners WITHIN 200 -feet
Randal May 1223 Morgan Rd October 11, 2005
HARD- COPIES OF LETTERS WILL BE DISTRIBUTED SEPERATELY
Letters of onnosition from nronerty owners OUTSIDE 200 -feet
Ellermeyer, Bill & Jeanne
1338 Forest Ln
September 30, 2005
Roberts, Susan & Rick
1343 Forest Ln
September 19, 2005
Atkins, Scottie & Barbara
1345 Forest Ln
September 28, 2005
Boully, Louise & Roy (2)
1205 Twin Creek
September 19, 2005
Oberholzer, David & Kelly
1207 Twin Creek
September 28, 2005
Caudal, Andrew & Rebecca
1342 Lakeview Dr
September 19, 2005
Farson, Sean
1349 Lakeview Dr
September 28, 2005
Sharpe, Fred L & Sherrie M Ross
1354 Lakeview Dr
October 18, 2005
Walsh, James & Barbara (2)
1355 Lakeview Dr
October 3, 2005
Malloy, James & Mona
1359 Lakeview Dr
September 29, 2005
Thomas, Kathy (2)
1374 Lakeview Dr
Sept 27 & Oct 18, 2005
Hill, Kenneth
1375 Lakeview Dr
October 18, 2005
Rhoades, Rob & Anne
1376 Lakeview Dr
September 27, 2005
Compton, Connie (2)
1787 Kingswood Dr
Sept 27 & Oct 17, 2005
Wiersum, Joan & Keith
1710 Sleepy Hollow
September 28, 2005
Glosser, T.W. & Debra (2)
1800 Sleepy Hollow
September 20, 2005
Goldfuss, George & Patricia
1355 Cross Timber
September 29, 2005
Perry, Aline & Steve
1356 Woodbrook Ln
September 28, 2005
Fleming, Nick & Joan
2003 Morgan Rd
September 28, 2005
Robertson, Jane
1336 Hidden Glen
September 28, 2005
Thompson, Gene & Cheryl (2)
1500 Cedar Ct
Sept 28 & Oct 17, 2005
Smith, Chris & Diana
1500 Oak Ln
September 28, 2005
Purdy, Jim & Jo
1345 Meadow Glen
September 29, 2005
Holm, Greg & Nancy
1345 Ten Bar Ct
September 29, 2005
Beasley, Nancy
1376 Holland Hill
October 17, 2005
HARD- COPIES OF LETTERS WILL BE DISTRIBUTED SEPERATELY
Other Letters
• David McMahan to Residents
• City of Southlake Fire Chief Robert Finn to Tom Matthews of Four Peaks Development, Inc.
Official Petitions Signed
Purves, Susan 1218 Morgan Rd Opposed October 6, 2005
" " Opposition Resended November 1, 2005
Brown, Ralph & Evelyn 1214 Morgan Rd Opposed October 10, 2005
Lawlor, Kathryn 1217 Morgan Rd Opposed October 11, 2005
Case No. Attachment F
ZA 05 -103 Page 2
Official Petitions Signed Cont.
Bost, Robert B. 2010 Morgan Rd
<< cc
Moore, Pam
1221 Morgan Rd
cc
Morgan, Greg & Nancy
King, William D.
Bolton, Cindy
Downard, Doris
Schrader, Terry
Young, Carolyn
cc
Addison, Marguerite
O'Brien, Melissa
Kark, Rexann
Holbrook, James
Halow McCall, Renee
cc
1356 Lakeview Dr
1360 Lakeview Dr
1255 Randol Mill Ave
1255 Randol Mill Ave
1358 Lakeview Dr
1212 Morgan Rd
cc
1796 Kingswood Dr
1362 Lakeview Dr
1364 Lakeview Dr
1225 Morgan Rd
1790 Kingswood Dr
cc
Opposed October 11, 2005
Opposition Resended November 1, 2005
Opposed October 11, 2005
Opposition Resended November 1, 2005
Opposed
October 11, 2005
Opposed
October 12, 2005
In Favor
October 13, 2005
In Favor
October 14, 2005
Opposed
October 14, 2005
Opposed
October 17, 2005
Opposition Resended November 1, 2005
Opposed
October 17, 2005
Opposed
October 17, 2005
Opposed
October 18, 2005
In Favor
October 18, 2005
Opposed
October 18, 2005
Opposition Resended November 1, 2005
Case No. Attachment F
ZA 05 -103 Page 3
Four Peaks Development, I nc.
September 21, 2005
Greg and Nancy Morgan
1356 Lakeview Dr.
Southlake, Texas 76092
RE: Westwyck Hills
Proposed Residential Development
Dear Greg and Nancy,
The purpose of this letter is to invite you to meet with us to discuss your concerns in
connection with our proposed residential development adjacent to and north of your
home. By letter, we are also inviting your immediate neighbors who might be directly
impacted in terms of drainage. 1 am referring specifically to the Youngs, Sharpes,
Sehraders, Castons, Malloys, and Yvonne Mason.
We would like to meet with you to determine more accurately what your situation is
today and to explain just what our engineering plans are for drainage from our property.
As you pointed out in your letter to Al Morin the water does currently come to the
southeast corner of our property and then flows across the lots below it.
if you would like to meet to discuss the issues please give me a call at the number shown
so we can arrange a time and place.
Thank you, RECD 0 �= P 0
David McMahan
CC: Ken Baker, City of Southlake
Mike and Carolyn Young, 1212 Morgan Rd.
Fred and Sherrie Sharpe, 1354 Lakeview Dr.
Terry and Marlo Schrader, 1358 Lakeview Dr.
Douglas and Virginia Caston, 1357 Lakeview Dr.
James and Mona Malloy, 1359 Lakeview Dr.
Ms. Yvonne Mason, 1361 Lakeview Dr.
726 Commerce St., Ste. tog • Southlake, Tx 76092 • (817) 329 -6996 • Fax (81 - 7) 481.4074
Case No. Attachment F
ZA 05 -103 Page 4
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -468
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE,
TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF
LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS LOTS 1R1, 1R2, 2R1, 2R2, J. CHILDRESS NO. 253 ADDITION, A
PORTION OF LOTS 3 & 4, J. CHILDRESS NO. 253 ADDITION, A PORTION OF
TRACT 1F, AND TRACTS 2A, & 2B, SITUATED IN THE J. CHILDRESS
SURVEY, ABSTRACT NO. 253, BEING APPROXIMATELY 44 ACRES, AND MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT, "RE" SINGLE FAMILY RESIDENTIAL ESTATE
DISTRICT, AND "SF -IA" SINGLE FAMILY RESIDENTIAL DISTRICT TO "R -PUD"
RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT WITH "SF -20A"
SINGLE FAMILY RESIDENTIAL DISTRICT USES, AS DEPICTED ON THE
APPROVED DEVELOPMENT PLAN, INCLUDING PUD DEVELOPMENT
STANDARDS, ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT
"B ", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS
ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE
PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS
HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN
THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the
electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local
Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to
adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures
and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the
purpose of promoting the public health, safety, morals and general welfare, all in accordance with a
comprehensive plan; and
WHEREAS, the hereinafter described property is currently zoned "AG Agricultural District, "RE"
Case No.
ZA05 -103
Attachment G
Page 1
Single Family Residential Estate District, and "SF-IN' Single Family Residential District under the City's
Comprehensive Zoning Ordinance; and
WHEREAS, a change in the zoning classification of said property was requested by a person or
corporation having a proprietary interest in said property; and
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City
Council did consider the following factors in making a determination as to whether these changes should be
granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately
surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the
vehicular and stationary lights and effect of such lights on established character of the neighborhood; location,
lighting and types of signs and relation of signs to traffic control and adjacent property; street size and
adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in
the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-
street parking facilities; location of ingress and egress points for parking and off - street loading spaces, and
protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health
ad the general welfare; effect on light and air; effect on the over - crowding of the land; effect on the
concentration of population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things
the character of the districts and their peculiar suitability for particular uses and the view to conserve the value
of the buildings, and encourage the most appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity
for the zoning changes, that the public demands them, that the public interest clearly requires the amendments,
and that the zoning changes do not unreasonably invade the rights of those who bought or improved property
Case No. Attachment G
ZA05 -103 Page 2
with reference to the classification which existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning
lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health
and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids undue
concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools,
parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity
and need for the changes in zoning and has also found and determined that there has been a change in the
conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a
change since the tract or tracts of land were originally classified and therefore feels that the respective changes
in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of
the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and
welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed
on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the
permitted uses in the hereinafter described areas be altered, changed and amended as shown and described
below:
Being Lots 1R1, 1R2, 2R1, 2R2, J. Childress No. 253 Addition and a portion of Lots 3 & 4, J.
Childress No. 253 Addition, an addition to the City of Southlake, according to the plats
recorded in Cabinet `A', Slide 10267 and Cabinet `A', Slide 5226, Plat Records, Tarrant
County, Texas; Tracts 2A, & 2B and a portion of Tract 1F, situated in the J. Childress Survey,
Abstract No. 253, being approximately 44 acres, and more fully and completely described in
Exhibit "A" from "AG" Agricultural District, "RE" Single Family Residential Estate District,
Case No. Attachment G
ZA05 -103 Page 3
and "SF -IN' Single Family Residential District to "R -PUD" Residential Planned Unit
Development District with "SF -20X" Single Family Residential District uses as depicted on the
approved Development Plan, including PUD development standards, attached hereto and
incorporated herein as Exhibit `B ", and subject to the following specific conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake,
Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall be subject to
all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent
ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words,
phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby
ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance with the
comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the
community. They have been designed, with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and
air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the
adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial
needs and development of the community. They have been made after a full and complete hearing with
reasonable consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use
of land throughout the community.
Case No. Attachment G
ZA05 -103 Page 4
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting
zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions
of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity
of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid,
the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or
who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two
Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a
separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the
provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at
the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation,
both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by
this ordinance but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its
caption and penalty together with a notice setting out the time and place for a public hearing thereon at least
fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition
Case No.
ZA05 -103
Attachment G
Page 5
of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall
additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of
this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as required by
law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the
MAYOR
ATTEST:
day of , 2005.
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2005.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
Case No. Attachment G
ZA05 -103 Page 6
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA05 -103
Attachment G
Page 7
EXHIBIT "A"
Being Lots 1R1, 1R2, 2R1, 2R2, J. Childress No. 253 Addition and a portion of Lots 3 & 4, J. Childress No.
253 Addition, an addition to the City of Southlake, according to the plats recorded in Cabinet `A', Slide 10267
and Cabinet `A', Slide 5226, Plat Records, Tarrant County, Texas; Tracts 2A, & 2B and a portion of Tract 1F,
situated in the J. Childress Survey, Abstract No. 253, being approximately 44 acres.
LAND DES4.'R PTIQN
Being a tract of land situated in the John Childress Survey, Abstract No. 253, City of Southlake, Tarrant
County, Texas and being all of Lots 1111, IR2, 2R1 and 2R2, of the J. Childress No, 253 Addition, an
addition to the City of Southlake, Texas, as recorded in Cabinet A, Slide 10267 of the Plat Records of
Tarrant County, Texas (P.R.T.0 -T.) and a portion of Lots 3 and 4 of the J. Childress No.. 253 Addition,
an addition to the City of Southlake, Texas, as recorded in Cabinet A, Slide 5226 of the P.R-T C-T, and
also being comprised of the following 5 tracts; 1) a portion of that tract of land as described in
instrument to Four Peaks RM, Inc., as recorded under instrument No. D205178060 of the Deed
Records of Tarrant County Texas (D.R,T.,C.T.), 2) all of that tract of land as described in instrument to
1998 Russell L_ Bates III Grantor Retained Annuity Trust as recorded in Volume 13986, Page 96 of the
D.R.T.C.T., 3) all of that tract of land as described in instrument to Jo Ellen Charlton Revocable Living
Trust as recorded in Volume 14345, rage 398 of the DRT.C.T, 4) all of that tract of laud as described
in instrument to Maxine V. Beam as recorded in Volume 4560, Page 782 of the D.RT C.T and 5) a
portion of that tract of land as described in instrument to Doris J. Downard as recorded in Volume
3283, Page 160 of the D. R. T.C.T., and being more particularly described as follows;
REGINNING at the intersection of the west right -of -way line of Biltmore Drive (variable width right-
of-way) as dedicated by said J Childress No. 253 Addition (Cab A, Slide 10267) with the south right-
of-way line of Randol Mill Avenue (50 foot right -of -way),
TEIENCE, along the southerly right-of-way he of said Randol Mill Avenue and a northerly line of a 5
foot right-of-way dedication for Randol NO Avenue as dedicated by said plat of the J. Childress No
253 Addition (Cab A., Slide 10267), North 88 degrees 14 minutes 31 seconds East, a distance of
213 87 feet to the northeast corner of aforesaid right -of -way dedication;
THENCE, departing the northerly line of said 5 foot right -of -way dedication for Randol Mill Avenue,
South 30 degrees 27 minutes 44 seconds East, along the easterly line of aforesaid right-of-way
dedication and along the easterly line of said Lot 1R1, a distance of 140.70 feet to the northwest corner
of said Lot 4;
THENCE, along the west be of said Lot 4, South 01 degrees 20 minutes 03 seconds East, a distance
of 442 08 to a point for a corner;
THENCE, departing the west line of said Lot 4, South 88 degrees 06 minutes 15 seconds East, a
distance of 3:30.43 to a point on the east line of said Jo Ellen Charlton Revocable Living Trust tract;
THENCE, along the westerly line of said Jo Ellen Charlton Revocable Living Trust tract, North 01
degrees 57 minutes 39 seconds East, a distance of 132.49 feet to the beginning of a curve to the right
having a central angle of 34 degrees 32 minutes 42 seconds, a radius of 172.50 feet and being subtended
by a 102.44 foot chord which bears North 19 degrees 14 minutes 00 seconds East;
THENCE, departing the westerly line of said Jo Ellen Charlton Revocable Living Trust tract, and along
said curve to the sight an arc distance of 104.00 feet to a point for a corner;
Z 11 () 'S -- 1 0 -
REM) i) AUG 2 n 2005
Case No.
ZA05 -103
Attachment G
Page 8
THENCE, North 26 degrees 35 minutes 50 seconds West, a distance of 158A7 feet to a point on the
westerly line of said Jo Ellen Charlton Revocable Living Trust tract;
THENCE, along the westerly line of said .Jo Ellen Charlton Revocable Living Trust tract, the following
courses:
North 83 degrees 19 minutes 31 seconds West, a distance of 179.51 feet to a point for a corner,
North 42 degrees 33 minutes 51 seconds West, a distance of 249.74 feet to a point on the
southerly right-of-way line ofRandol Mill Avenue;
THENCE, along the southerly right-of-way of Randal Mill Avenue, and along the northerly lines of
said Jo Ellen Charlton Revocable Living Trust tract, the following courses:
South 87 degrees 31 minutes 26 seconds East, a distance of 29 81 feet to a point for a corner,
North 04 degrees 24 minutes 51 seconds West, a distance of 1€1.04 feet to a point for a corner,
Departing the southerly line ofRandol Mill Avenue, South 88 degrees 24 minutes 01 seconds
East, a distance of 670.59 feet to the northeast corner of said .Jo Ellen Charlton Revocable
Living Trust tract;
THENCE, along the easterly line of said 3o Ellen Charlton Revocable Living Trust tract, South 00
degrees 22 minutes 21 seconds West, a distance of 626.05 feet to the northeast corner of said Lot 4;
THENCE, along the easterly line of said Lot 4, South 00 degrees 35 minutes 01 seconds West, a
distance of 31744 feet to the southeast corner of Lot 4 and the northeast comer of said Maxine V.
Beam tract;
THENCE, along the easterly lines of said Maxine V.. Beam, and Doris J Downard tracts South 00
degrees 05 minutes 48 seconds East, a distance of 660.26 feet to the southeast corner of said Doris J.
Downard tract;
THENCE, along the southerly line of said Doris J. Downard tract (Volume 3283, Page 160), South 89
degrees 54 minutes 12 seconds Vilest, a distance of 1563.16 feet to the southeast comer the Doris I
Downard tract (Volume 9I66, Page 1049);
THENCE, along the easterly line of said Doris J. Downard tract (Volume 9166, Page 1049, North 00
degrees 45 minutes 48 seconds West, a distance of 330.13 to a point on the southerly line of said
Maxine V.. Beare tract;
THENCE, along the southerly line of said Maxine V Beam tract, South 89 degrees 54 minutes 12
seconds West, a distance of 416 00 feet to a point in Mande[ Mill Avenue and being the southwest
corner of said Maxine V Beam tract;
l.A 0 1 U -0
Case No. Attachment G
ZA05 -103 Page 9
THENCE, along the westerly tine of said Maxine V. Beam tract, North 00 degrees 05 minutes 48
seconds West, a distance of 330.13 feet to a point in Randol Mill Avenue being the northwest corner of
said Maxine V. Beane tract
THENCE, along the northerly line of said Maxine V. Beam tract, North 89 degrees 54 minutes 12
seconds East, a distance of 1053.41 feet to the southwest corner of said Biltmore Drive,
THENCE, along the west right -of -way be of said Biltmore Chive, North 01 degrees 20 minutes 03
seconds West, a distance of 947.27 feet to the POENT OF BEGENWMG and containing 43-96 acres of
land more or less
This document was prepared under 22 TAC 653.21, does not reflect the results of an on the
ground survey, and is not to be used to convey or establish interests in real property except those
rights and interests implied or established by the creation or reconfiguration of the boundary of
the political subdivision for which it was prepared.
Basis of Bearings: The final plat of the 3. Childress No. 253 .Addition, an addition to the City of
Southlake, Texas as recorded in Cabinet A, Slide 5226 of the P.R.T.C.T.
Case No. Attachment G
ZA05 -103 Page 10
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ZONING PROPOSAL FOR
WES'TWYCK HILLS
"PUD" PLANNED UNIT DEVELOPMENT DISTRICT
WestWyck Hills is a proposed 41 single family residential lot development to be
constructed on 43.96 acres on the western edge of the City of Southlake, a density of .93
units per gross acreage, The property has approximately 545 feet of frontage on Randol
Mill Rd, in two locations and approximately 450 feet of frontage on Morgan Rd. The
development is proposed to be served by three ingress and egress points. There will be
an entrance in the 1300 block of Randol Mill Rd. where that road travels in a north -south
direction and another in the 1500 block of Randol Mill Rd, where the road traverses in an
east -west direction. There will be a third entrance in the 2000 block of Morgan Rd. The
project will be developed and final platted in two phases, with the approximate five (5)
acre tract owned by Trey Bates being phase 2. All of the infrastructure improvements
and open space for the entire project will be developed as part of the phase one
improvements.
The development entity proposing the project is comprised of Four Peaks Development,
Inc. and Warren Clark Development, Inc., both are experienced development companies
in the Southlake area. Other projects developed by these companies include Coventry
Manor, Foxborough, Fox Hollow, Chimney Hill, G1enWyck Farms, Huse Homeplace,
Tuscan Ridge, Cross Timber Hills and many more. Huitt- Zollars, a national civil
engineering firm based in Dallas will help design and plan the development.
The development is an L- shaped parcel of property and will feature 41 lots ranging in
size from approximately 24,000 square feet to approximately 75,000 square feet with an
approximate average lot size of 32,000 square feet. The development plan calls for 4.91
acres of open space (11.17% of the gross land area) with the majority of the open space
located at the three entrances of the development and at the southeast comer of the
project. Curvilinear streets with strategic island cul -de -sacs will create a pleasant and
aesthetically pleasing traffic flow within the development. The PUD application calls for
a right of way width of 45 feet and a minimum paving width of 25 feet, back of curb to
back of curb, except in the cul de sac sections where a reduced one -way width of 21 feet
is planned. It is the intent of the development to utilize the more narrow rights of way
and paving widths to cause reduced traffic speeds and to increase the likelihood of saving
trees located adjacent to the streets. Additionally, as part of the PUD application, we are
requesting a variance to the sidewalk ordinance, calling for sidewalks to be constructed
only on one side of the street but in no case on the west side of the entry road from the
1540 block of Randol Mill Rd. It should be noted that the development will be
dedicating approximately .6 acres for the future widening of Randol Mill Rd.
LU uL. e,
7A05— 1 03
Case No. Attachment G
ZA05 -103 Page 12
The subject property is a naturally beautiful property with undulating topography and
gatherings of mature native oaks. Every effort is being made in the planning, and will be
made during construction, to protect and preserve as many of the trees as possible. In
order to create a high quality development and protect trees the development team, in
addition to requesting approval of the reduced rights of way, paving widths and sidewalk
requirements as noted above, is also requesting approval of the restrictions outlined
below:
This Residential Planned Unit Development shall abide by all the conditions of the City
of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the
"SF -20A" single- family residential zoning district and the City of Southlake Subdivision
Ordinance No. 483, as amended, with the following exceptions:
Maximum Number of Lots: 41, a density of .93 units per gross acre
Lot Area: The minimum area of a lot shall not be less than 23,000 S.F.
Front Yard Setback: The minimum front yard of a lot shall not be less than forty feet
(40'); however, there will be a maximum 25% reduction allowed, if
necessary, to save or protect one or more 12" caliper trees. Any such
variance must be approved by the City of Southlake Landscape
Administrator.
Side Yard Setback: The minimum side yard shall not be less than ten percent (10 %) of
the width of the lot, measured at the mid point of the lot, but not less than
ten feet (10')
Side Yard Setback Adjacent to a Street: The minimum side yard abutting a street shall
not be less than twenty feet (20')
Rear Yard Setback: The primary residence on each lot shall have a minimum rear yard
of thirty feet (30'); however, there will be a maximum 25% reduction
allowance, if necessary, to save or protect one or more 12" caliper trees.
Any such variance must be approved by the City of Southlake Landscape
Administrator.
Notwithstanding the above described Rear Yard Setback, there shall be a
fixed minimum rear yard setback for the primary residence on the
following lots as follows:
Lot 1
Block 1
40 feet
Lot 2
Block 1
40 feet
Lot 3
Block 1
40 feet
Lot 10
Block 2
40 feet
Lot 11
Block 2
40 feet
Lot 12
Block 2
40 feet
LCU
2A05 --103
Case No. Attachment G
ZA05 -103 Page 13
Lot 17
Block 2
50 feet
Lot 18
Block 2
60 feet
Lot 19
Block 2
60 feet
W20
Block 2
60 feet
Lot 21
Block 2
60 feet
Lot 22
Block 2
60 feet
Lot 23
Black 2
60 feet
Lot 24
Block 2
60 Feet
Lot 25
Block 2
40 feet
Lot Width: Each lot shall have a minimum width of one hundred feet (100) at the
building, line except for those lots on the curve of a cul do sac where, a
seventy five foot (75') minimum width at the building line will be
required.
Lot Depth: The minimum depth of -a lot shall be one hundred and fifteen feet (115')
Maximum Lot Coverage: Thirty percent (30%)
N inimurn Enclosed Air Conditioned Space For each home: 4,000 square feet
Section 8.01B of the Subdivision Ordinance No 483, as amended, regarding lot width
along the rear line of certain lots shall not apply to property within this Residential
Planned Unit Development.
Section 8.01G of the Subdivision Ordinance No. 48 3, as amended, regarding buffer lots
adjacent to certain lots shall riot apply to property within this Residential Planned Unit
Development.
Buildirtg Standards- in an effort to insure WestWyck Hills will be the high -end project
we are proposing and designing, in addition to the restrictions outlined above, the
following "Protective Covenants" are a part of the "Declaration of Covenants, Conditions
and Restrictions" to which all homes built an the lots will be subject.
f
Each structure shall have a minimum principal plate height often feet (14') on the
first floor, and a minimum plate height of nim feet (9') on garages, unless for a
special approved design consideration.
• All 'First floor exterior doors shall beat [east eight feel (8') in the main living
areas.
+ All driveways fronting can a street shall be emstructed of the following materials:
brick pagers, stone, intedocking pavers, stamped concrete or concrete with stone
or brick border All front entry surfaces mast be constructed in brick, stone, slate,
or flagstone_ All sidewalks and steps from the public sidewalk or front driveway
w
7AD5 -103
Case No. Attachment G
ZA05 -103 Page 14
to the front entry must be constructed of brick, stone, slate, flagstone, or concrete
with brick or stone borders.
After the residence to be constructed on a Lot has been substantially completed,
the Lot will be graded in conformity with the general drainage plans for the
subdivision. No dams shall be constructed nor any other alteration or change be
made in the course or flow of any waterway or drainage course, crossing or
abutting any Lot, without the prior written consent of the Architectural Control
Committee.
Exterior materials shall be 100% masonry (brick, stone, cast stone or stucco) on
all walls visible from any street and common area, and 80 0 /16 masonry on each
remaining side and rear elevations. The surface area of windows surrounded
completely by brick may be included within the computation of the exterior brick,
brick veneer, stone, or stone veneer wall area of a residence. No brick larger than
queen size will be approved.
s All exposed portions of the fire breast, flue and chimney shall be clad in brick,
stone or brick and stone, matching the materials used on the residence.
+ No E.T.F.S, or synthetic stucco system is allowed on any exterior elevation or
chimney.
■ The buildings constructed on the Lots must have a roof of 30 year composition,
slate, tile or standing seam copper or other approved metal as approved by the
Architectural Control Committee.
+ All roofs shall have a minimum slope of 12:12 Roof pitch on any front and side
visible from a street and a minimum slope of 8:12 Roof Pitch for rear and sides
not visible from a street, Roof form shall be limited to hip, Dutch hip or Clutch
gable or gable, Any deviation of roof pitch or form must be approved in writing
by the Architectural Control Committee. Architectural designs that warrant flatter
roof sections must be approved by the Architectural Control Committee.
Consideration will be given for authentic Mediterranean design with the roof.
■ All windows shall be painted or vinyl clad finished wood divided light windows
or vinyl frame divided light windows (i.e. "Show Case" or equivalent) with brick
mold surrounds, as manufactured by Anderson, Pella Showcase Vinyl Window,
or approved equivalent.
• The supply conduit for electrical meters visible from streets shall enter the
foundation beneath the final yard grade so that the electrical meter is recessed in
the wall and the meter box front are the only items visible. Any meter visible
from a street must be screened with fencing or landscaping material.
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Case No. Attachment G
ZA05 -103 Page 15
• The entire structure shall be guttered with downspouts. All gutter and
downspouts on the front of the house and any side that faces a street or common
area shall be molded from copper or paint grip metal and shall be smooth round
material-
All mailboxes shall be of a standard, decorative metal design as specified by the
Architectural Control Committee.
• All retaining wails shall be of brick or stone as approved by the Architectural
Control Committee.
• No garage doors shall face the street unless there are more than two (2) garage
spaces. Additional spaces in excess of the required minimum of two may face the
street provide the doors are at least twenty -five feet (25') behind the front yard
building setback line.
• Cedar doors are required on all garages viewed from a street or common area. All
garage doors small be equipped with automatic remote controlled door openers.
• Detached garages, carports, guest quarters, sheds, workshops and storage rooms
must be of the same exterior material as the primary residence unless otherwise
approved in writing by the Architectural Control Committee.
• Any one ton truck or larger, bus, boat, boat trailer, trailer, mobile home,
campmobile, camper or any vehicle other than conventional automobile or SUV
shall, if brought within the Properties, be stored, placed or parked within the
garage of the appropriate Owner and concealed from view from adjoining Lots,
Common Properties, or public streets, unless approved in writing by the
Architectural Control Committee.
• Weather permitting, each Lot shall be fully landscaped within sixty (60) days
after occupancy of the residence constructed thereon. The front yard must be
sodded; the rear yard must be either seeded, hydro - mulched or sodded, and an
automatic irrigation system must be installed.
A minimum of five (5) additional trees will be planted on each Lot. Where six (6)
or more native trees exist on the Lot after home construction, all five (5) trees
shall be under -story trees (i.e. Japanese maple, dogwood, or red bud) of at least
two inch (2 ") caliper. Where less than six (6) native trees exist, three (3) of the
five (5) required trees must be red oak, live oak, or burr oak of at least five inch
(5 ") caliper.
• Front yard fencing shall be constructed of decorative metal in an "open" style and
will be allowed to extend from the perimeter of a dwelling to the side or rear
property lines, provided such fencing shall be set back at least ten feet (10') from
the primary dwelling wall facing the street except for driveway gates.
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Case No. Attachment G
ZA05-103 Page 16
Side and rear yard fencing and fencing between Lots shall constructed of
decorative metal in an "open' style. No solid wood fencing shall be allowed
within WestWyck Hills.
• No exterior light, including landscape lighting, shall be installed or maintained on
anyUt without the prior written approval of the Architectural Control
Committee.
■
All television antennas and other antennas and aerials shall be located inside the
attic of residence constructed on the Lot. Satellite dishes one meter in diameter or
smaller may be placed on the roof of a home as long as the dish is mounted
behind the peak of the roof Amateur radio towers and antennas (whether for
reception or transmission) and other towers of any kind are prohibited.
We respectfully ask for approval of this PUD application for WestWyck Hills. Based on
this development team's proven history of developing some of the finest subdivisions in
Southlake, we feel this plan of having a well thought out balance of low density, larger
lots and open space will produce another quality project while preserving trees and
complimenting our surrounding neighbors.
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2AO5 -103
Case No. Attachment G
ZA05 -103 Page 17