Item 7GCity of Southlake
Department of Planning
STAFF REPORT
November 9, 2005
CASE NO
ZA05 -111
PROJECT: Preliminary Plat for proposed WestWyck Hills
REQUEST: On behalf of John and Malinda Smart, Doris Downard, Cindy Bolton, Maxine Beam,
Trey Bates, Jo Ellen Charlton, and Phillip D. Fanning, Four Peaks Development is
requesting approval of a preliminary plat for the proposed WestWyck Hills. The plat
proposes 41 residential lots and 12 common open space lots on approximately 47
acres.
The following variances are being requested:
• 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
2. Consider preliminary plat approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Plat Review Summary No. 2, dated November 9, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -111
BACKGROUND INFORMATION
OWNERS: John and Malinda Smart, Doris Downard, Cindy Bolton, Maxine Beam, Trey
Bates, Jo Ellen Charlton, and Phillip D. Fanning
APPLICANT: Four Peaks Development
PROPERTY SITUATION: Approximately 47 acres located at the 1300 and 1500 block of Randol Mill
Avenue; and the 2000 block of Morgan Road
LEGAL DESCRIPTION: Tracts 1F, 2A, and 213, J. Childress Survey, Abstract No. 253, and Lots 1R1,
1R2, 2R1, 2R2, 3, and 4, J. Childress Survey, No. 253 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District, "RE" Single Family Residential Estate District,
"SF -IA" Single Family Residential District
PROPOSED ZONING: "R -PUD" Residential Planned Unit Development and "SF-IA" Single Family
Residential 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-IN' 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: (Refer to ZA05 -103)
PATHWAYS MASTER
PLAN: (Refer to ZA05 -103)
WATER & SEWER: (Refer to ZA05 -103)
TREE PRESERVATION: (Refer to ZA05 -103)
DRAINAGE ANALYSIS: (Refer to ZA05 -103)
Case No. Attachment A
ZA05 -111 Page 1
SOUTHLAKE 2025: (Refer to ZA05 -103)
P &Z ACTION: October 6, 2005; Approved (6 -0) subject to Preliminary Plat Review
Summary No. 1, dated September 30, 2005, and subject to changes that were
granted in ZA05 -103, Zoning Change and Development Plan for Westwyck
Hills.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated November 9, 2005.
M \Community Development \MEM0\2005cases \05- 111PP.doc
Case No.
ZA05 -111
Attachment A
Page 2
Vicinity Map
Westwood Hills
ZA05-111
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Case No. Attachment B
ZA05 -111 Page 1
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PRELIMINARY PLAT
WestWyck Hills
CITY OF SOIITHLAKE
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PRELIMINARY PLAT
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CITY OF SOIITHLAKE
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PLAT REVIEW SUMMARY
Case No.: ZA05 -111 Review No.: Two Date of Review: 11/09/05
Project Name: Preliminary Plat — WestWyck Hills
APPLICANT: Four Peaks Development Co. ENGINEER: Huitt - Zollars, Inc.
David McMahan
726 Commerce St, Suite 109
Southlake, TX 76092
Phone: (817) 329 -6996
Fax: (817) 481 -4074
David Mevers
3131 McKinney Ave, Suite 600
Dallas, TX 75204
Phone: (214) 871 -3311
Fax: (214) 871 -0757
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/09/05 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748 -8602.
This subdivision plat must comply with the underlying zoning district regulations. This property is
currently zoned "AG', "RE ", & "SF-IN' and is subject to receiving approval of an appropriate
change of zoning. A proposal to rezone to "R -PUD" is being processed currently.
2. Place the City case number "ZA05 -111" in the lower right corner.
3. Include the area of Lot 3, J. Childress No. 253 Addition into the preliminary plat. This will include
the legal description, the Quantitative Land Use Summary, the lot numbering, etc.
4. Label the existing zoning and land use designations on all adjacent properties within 200'.
Show and label the city limit line. Show the survey lines and label the survey names and abstract
numbers.
6. The following changes are needed with regard to existing rights -of -way:
a. Correct the name of the street to Randol Mill Avenue.
b. Show the existing driveways across adjoining rights -of -way.
7. Show and label all existing easements on or adjacent to the site. Most existing easements on or
adjacent to the site have not been identified.
Where adjacent property is un- platted or platted showing a 5' U.E., provide a 5' U.E. along the
property line. If adjacent property is platted and shows no easement, provide a 10' U.E. along the
interior of the property line. However, Staff recommends that easements be placed only where
needed to provide necessary utility services and, where possible, be placed in a manner that
minimized impacts on existing quality trees.
Case No.
ZA05 -111
Attachment D
Page 1
9. Confirm that any existing structures are adequately off -set per zoning district setback regulations
from the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location of
any such structures or note that all such structures are to be removed.
10. Correct the density calculation. Staff calculated net 1.05 and gross 0.91 du /acre.
11. The following changes are needed with regard to lotting:
a. Insure all setbacks are shown in accordance with the approved development regulations.
b. Verify that all lots comply with the lot width regulations approved development regulations.
12. 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 variance has been requested.)
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 variance
has been requested.)
13. 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 variance has been
requested.)
14. Show and label the area embraced by tree cover.
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.
* Prior to filing of a Final Plat, a Plat Vacation must be processed and approved by City Council after
recommendation by the Planning & Zoning Commission to abandon the existing easements for Lot s
1R1, 1R2, 2R1, 2R2, 3 & 4, J. Childress No. 253 Addition.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
Case No. Attachment D
ZA05 -111 Page 2
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations may
be required on the following lots pending review of construction plans: Block , Lots
* A Developer's Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off -site sewer extensions, off -site drainage and utility easements and impact
fees.
Case No. Attachment D
ZA05 -111 Page 3
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 -111 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
"SF -IA"
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
"SF -IA"
Low Density Residential
6.185
42. 1998 R L Bates III Grantor
"SF -IA"
Low Density Residential
5.365
43. Beam, Maxine V
"SF -IA"
Low Density Residential
14.806
44. Downard, Doris Bolton
"SF -IA"
Low Density Residential
11.624
Case No. Attachment E
ZA 05 -111 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
O'Brien, Thomas & Melissa
1362 Lakeview Dr
September 28, 2005
Case No. Attachment F
ZA05 -111 Page 1
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 opposition from property 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
" cc Opposition Resended November 1, 2005
Brown, Ralph & Evelyn 1214 Morgan Rd Opposed October 10, 2005
Lawlor, Kathryn 1217 Morgan Rd Opposed October 11, 2005
Bost, Robert B. 2010 Morgan Rd Opposed October 11, 2005
Case No. Attachment F
ZA05 -111 Page 2
W
Official Petitions Signed Cont.
Moore, Pam 1221 Morgan Rd
<< cc
Morgan, Greg & Nancy
King, William D.
Bolton, Cindy
Downard, Doris
Schrader, Terry
Young, Carolyn
cc
1356 Lakeview Dr
1360 Lakeview Dr
1255 Randol Mill Ave
1255 Randol Mill Ave
1358 Lakeview Dr
1212 Morgan Rd
cc
Addison, Marguerite
O'Brien, Melissa
Kark, Rexann
Holbrook, James
Halow McCall, Renee
cc
1796 Kingswood Dr
1362 Lakeview Dr
1364 Lakeview Dr
1225 Morgan Rd
1790 Kingswood Dr
cc
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
ZA05 -111 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
ZA05 -111 Page 4
City of Southlake
Department of Public Safely
September 26, 2005
Mr. Tom Matthews
Four Peaks Development, Inc
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.
Theca 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 paint 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 )last Facility on N. Carroll Ave. The third access
point on Randol Mill, near Brown Rd. would be the least utilized from a pre 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 o €twenty four (24) feet of
pavement, front of curb to front of curb on two way residential strects. 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
667 N. Carroll Ave.. Southlake. TX 76092
(817) 481-2810 . www,ci"frouthiake.com
Case No.
ZA05 -111
Attachment F
Page 5