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Item 10BCity of Southlake Department of Planning STAFF REPORT September 15, 2004 CASE NO ZA04 -048 PROJECT: The Glory Place (preliminary plat) REQUEST: On behalf of Marine Quest Lake Country, Sun Coast Architects, Inc. is requesting approval of a revised preliminary plat. The plan shows the subdivision of two platted lots into four lots for residential development. The following variance is being requested: Street Frontage — Every lot shall abut on a public street or a private street. The applicant is proposing the 4 lots to front on a paved common access easement. ACTION NEEDED: Consider revised preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Preliminary Plat Review Summary Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Conamissvion and Council Member. � Unly) STAFF CONTACT: Dennis Killough (481 -2073) Ken Baker (481 -2046) Case No. ZA04 -048 BACKGROUND INFORMATION OWNER: Marine Quest Lake Country APPLICANT: Sun Coast Architects, Inc. PROPERTY SITUATION: 160 & 200 E. Continental Boulevard LEGAL DESCRIPTION: Lots 3R1, 3R2, 4R1 & 4R2, The Glory Place LAND USE CATEGORY: Low Density Residential CURRENT ZONING: "SF -IN' Single Family Residential District HISTORY: -City Council approved a Final Plat for The Glory Place on October 3, 1978. -A Plat Revision was approved by City Council on April 27, 1982. -City Council approved a change of zoning to "SF- I N' with the adoption of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989. -A Plat Revision for Lot 4R was approved by City Council on December 21, 1993. TRANSPORTATION ASSESSMENT: Case No. ZA04 -048 Master Thoroughfare Plan The Master Thoroughfare Plan recommends E. Continental Boulevard to be a 3 -lane, undivided arterial roadway with 84 feet of right -of -way. Adequate right -of -way is being dedicated on the plat. Existin,a Area Road Network and Conditions The applicant is proposing the subdivision to have a paved common access easement intersecting with E. Continental Boulevard. The common access easement will be gated and built to City standards. E. Continental Boulevard is currently a 2 -lane, undivided roadway that becomes divided west of the subdivision until S. White Chapel Boulevard. May, 2004 traffic counts on E. Continental Blvd (between S. White Chapel Blvd & Byron Nelson Pkw 24hr West Bound (WB) (2,340) East Bound (EB) (2,259) WB Peak A.M. (155) 11 — 12 a.m. Peak P.M. (284) 5 — 6 p.m. EB Peak A.M. (285) 7 — 8 a.m. Peak P.M. (164) 3 — 4 p.m. Attachment A Page 1 Traffic Iniptic PATHWAYS MASTER PLAN: Use 4 Lots Vtpd* AM- IN AM- OUT PM- IN PM OUT Single Family Residential 4 38 1 2 3 1 *Vehicle Trips Per Day * *The AM /PM times represent the number of vehicle trips generated during the peak travel times on E. Continental Boulevard. The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. Subdivisions with an average lot size of 1 -acre or more do not require sidewalks. WATER & SEWER: There is a 12 -inch water line existing on the south side of E. Continental Boulevard. An 8 -inch sanitary sewer line exists along the north side of E. Continental Boulevard. TREE PRESERVATION: The Landscape Administrator has no tree preservation comments for this item. P &Z ACTION: September 9, 2004; Approved (6 -0) subject to Plat Review Summary No. 4, dated September 3, 2004. Accepting the applicant's offer to come up with some language regarding restrictions as to the approximately 2,400 square foot accessory building that sits on the property; and approving their request for the variance to the city's street requirement accepting the common access easement as shown. STAFF COMMENTS: Attached is Plat Review Summary No. 4, dated September 3, 2004. M \Community Development \WP - FILES \MEMO \2004cases \04- 048RPP.doc Case No. Attachment A ZA04 -048 Page 2 Vicinity Map The Glory Place W Case No. ZA04 -048 Attachment B Page 1 o O � i b � - .,�. 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C &irff EJE DESK” r,.r r,cral wrs vr. ,a wL .x �e aor n -we t!� hP aL1� -a1 IA04 - O40 RECD AUR', 21 B114 N n EXHIBIT " gr" ROSE ORTH ESTATES SCi<SI MSION ORDINANCE #483 VARIANCE REQUEST ,Yuma 2 , 2004 We respectably request a variance to said Sub&visicn Ordimnce, Article "I - Misccllam us Raquir+enients, Section 8.01 - Lottin Requirements, Itern - A7'- Street Frontage, and n1bw our proposed 50 %0" Private / ErTiergency Access / Drainage & Utility Easement to serve as requirod street frontage for the (2) two proposed rear lots for the folloyAng reawns- Bawd on said Ordh=ce, "every lot drat£l abut on apubfte street or a prNate street a) Article Z Cieneral Provisions, Seen 1.04 Definitions - demos a Private Street as: " Puse are simf£ar to public streets and roadway.7 except fhat o t erslrrp and mainlammce is priyWely rase and retained and nor dedicated to the public far general Use and maintenance " Our proposed private drive 1 emergamy access 1 drainage & utility ea.-,--nient provides the fbIlowffig: 1. One centrali d pro of of ingress, and egress, thus eliminatiog the ncexl for mrultiple drives unto Continental Blvd., fto rn each proposed lot. 2. Eliminates any raeg #ive affect to trafc circulation on said Public Street - I Would rLot cause or create impaired access do or from .adjacent properties of future developments, public facilities, schools or parks - 4- Does not create any delay to the respDnse tirne of urgency veLclos. 5. Would not disrupt an existing or proposed City public iWrovement proposed in the open space Master Flan or Trail System Master Plan. 6. Woldd not Fwga ivety impact the continuity or sense ofcommua+ty in the City as a whole. WC, 2 3 2004 . A 414- - SP, Case No. ZA04 -048 Attachment C Page 3 EXHIBIT "B" BOSEWORTH ESTATES S DIVISON ORDINACE #483 VA UNCE REQUEST June 28, 2.00y4 Page 2 of 2 Ouz situ design solution creates a (4) four -lot developrwnt with aG C.Entr access drive, oon&Lstffig of elegaace, identity, with an astatically pleasie,g entry and living environmerA for the residewes. Another i�cmportaat contribution that our design solution pro14des, iz a deviation from the traditional Eaig lot proposals, which only create additional unwanted, drives onto a public. street. Bawd on said irkformation, we feel that we have accompl Shed the best possible solution for the pr+ po-%A development and at the same time protected the general provisions of the Subdivision Crim=e, which is to pi for the orderly, same and healthful developatent within the City and to promote the health, safety and general welfare of the entire community_ AUG 3 2094 ZA04 - 048 Case No. ZAO4 -048 Attachment C Page 4 EXHIBIT "C" BO E1'4 ORTH ESTATE PROPOSED RESTRICTIVE COVENANTS June 28, 2004 A HONE OWNERS ASSOCIATION SHALL BE ES'I`AW.ISEED IN WOCFI EVERY PERSON OR ENTITY WHO IS AN OWNER OF ANY UYI SHALL BE SUBJECT AND COMPLY WiTH THE FOLLOWING PROPOSED RESTRICTIVE C°ONVENANTS. A, NO LOT ON THE PROPERTY S HALL 13E USED F'OR ANY PURPOSE O'T'HER THAN SINGLE- FAMILY RESHDENTHAL USES. B. THE MAIN LIVING AREA OF EACH RESIDEN - 71AL STRUCTURE, EXCLUSIVE OF OPEN PORCM OR GARAGES, SHALL CONSIST OF A MINIMUM OF TWO THOUSANDS (20 00) SQUARE FEET OF AIR CONDITIONED LIVING AREA. C. OVEP.NIGLIT PARS NG OF VEHICLES BELONGING TO OWNERS, OR GUESTS OF OWNERS, SHALL BE PARKED IN THE OW EI DRVI WAY. NO PARKING OF VEHICLE'S SHALL DE ALLOWED ON THE ACCESS DRIVE AT ANY 'TIME. D. ALL FENCE S ON LOTS SHALL BE INSTALLED IN ACCORDANCE WITH APPLICALBLE REQUI REMENM OF THE CITY OF SOUTLAKE, AND SHALL BE MAINTAINED TN" GOOD REPAIR AND IN A CLEAN AND ATFRAC'I'IVE MANNER. E. COMMON / EMERGENCY ACCESS DRIVE, DRAINAGE 1 UTILITY EASEMENTS, FIRE LANE MARKINGS, TO INCLUDE ENTRY FEATURE / AMENITY AND LANDSCAPE F.ASEME TS SHALL BE MAINTAINED IN A CLEAN AND ATTRACTIVE MARINER BY THE HOME OWNERS ASSOCIAT ION, TO PROVIDE COMMON ENJOYMENT, HEALTH SAFETY, WELFARE OF ALL TFIE RESIDENCES AND PROMOTE THE ZJLVI Y OF LIFE IN THE CITY OF SGUTHLAKE, R NO OTIHER ACCESS DRIVES SHALL BE ALT.0WEIR FROM ANY LOT ONTO CONTTI iE1 AL BOULEVARD, ONLY THE COMMON I FMF.RGFNCY ACCES DRIVE ILLUSTRATED ON THE PROPOSED DEVFL P I NT SITE DESIGN, EXHBIT " A7, SMALL BE ALLOWED. RECD AUG 3 2004 Case No. ZA04 -048 Attachment C Page 5 PLAT REVIEW SUMMARY Case No.: ZA04 -048 & ZA04 -072 Review No.: Four Date of Review: 09/03/04 Project Name: Preliminary Plat & Plat Revision — Lots 3R1, 3R2, 4R1 & 4R2, The Glory Place APPLICANT: Sun Coast Architects, Inc. SURVEYOR: Peiser Surveying Co. F.C. LeVrier Hugh E. Peiser 1725 E. Southlake Blvd, Suite 100 Southlake. TX 76092 Phone: (817) 424 -4277 Fax: (817) 329 -7177 801 Enterprise Drive Flower Mound, TX 75028 Phone: (972) 724 -5776 Fax: (972) 724 -5779 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/23/04 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) 481 -2086. Every lot shall abut on a public street or a private street. Residential private streets are only permitted under the conditions of Ordinance 483, Section 5.4 and 5.5, as amended. The applicant is proposing 4 lots to front on a paved access easement. (Variance Requested) If a variance is granted, it is recommended by staff that the following conditions be met: 1) Street must be built and maintained in compliance with City street and fire protection standards. 2) An owners association must be established to maintain the street to city street and fire protection standards. Documentation establishing the HOA must be provided to the City and filed in the county records prior to or concurrently with the plat filing. INFORMATIONAL COMMENTS A "Certificate of Taxes Paid" indicating that there are no delinquent taxes owed on the subject property from each taxing authority must be provided to the City prior to filing this plat in the County records. A copy of this information may be obtained from the Tarrant county Tax Assessor /Collector's Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor /Collector's office at (817) 884 -1103. Original signatures and seals will be required three blackline mylars prior to filing the plat. Also required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original signatures and seals on each. Mylars will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off - site sewer extensions, off -site drainage and utility easements and impact fees. Case No. ZA04 -048 Attachment D Page 1 Case No. 04 -049 Review No. — Three Dated: September 2, 2004 Number of Pages: Project Name: The Glory Place — Lots 3R1, 3R2, 4R1 & 4R2 (Prelimingy plat) Comments due to the Planning Department: September 2, 2004 Contact: Keith Martin Phone: (817) 481 -5640 Fax: (817) 481 -5713 The following comments are based on the review of plans received on August 23, 2004 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P &Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. Are the bufferyards correctly shown and labeled? A 10' -B Type bufferyard is required to be provided adjacent to the right -of -way of E. Continental Blvd. The submitted plan shows a Landscape Easements to be provided at the entrance to the subdivision, but does not provide the required bufferyards. Case No. ZA04 -048 Attachment D Page 2 Surrounding Property Owners The Glory Place Case No. ZA04 -048 Owner Land Use 1. Carper, Howell & Lynn SF -IA Low Density Residential 1.207 2. Stinson, Lee & Anissa SF -IA Low Density Residential 1.057 3. William, Ralph & Sherri SF -IA Low Density Residential 1.865 4. Hargett, Gary SF -IA Low Density Residential 2.5819 5. Hargett, Gary RE Low Density Residential 11.167 6. Conway, Stephen & Debra R -PUD Medium Density Residential 0.703 7. Grathwohl & Adrienne R -PUD Medium Density Residential 0.429 8. Evans, David & Claire R -PUD Medium Density Residential 0.374 9. Bonanno, James & Jessica R -PUD Medium Density Residential 0.376 10. Mask, Kevin & Beatrice R -PUD Medium Density Residential 0.432 11. Albert, John & Sharon R -PUD Medium Density Residential 0.726 12. Colman, Mitchel & Rosann R -PUD Medium Density Residential 0.466 13. Juntti, Kerry & Linda R -PUD Medium Density Residential 0.463 14. Jones, Ron & Lorena R -PUD Medium Density Residential 0.753 15. Timarron Owners Assn. Inc. R -PUD Medium Density Residential 0.839 16. Tamer Partners I Lp. S -P -1 Medium Density Residential 1.364 17. Timarron Owners Assn. Inc. R -PUD Medium Density Residential 10.187 18. Bosworth, Donna & Marine Quest SF -IA Low Density Residential N/A Country Lp. & Schwartzstein, Martin Attachment E Page 1 Surrounding Property Owner Responses The Glory Place Notices Sent: Three (3) Responses: None (0) Case No. ZA04 -048 Attachment F Page 1