Item 10CCity of Southlake
Department of Planning
STAFF REPORT
September 15, 2004
CASE NO: ZA04 -072
PROJECT: The Glory Place (plat revision)
REQUEST: On behalf of Marine Quest Lake Country, Sun Coast Architects, Inc. is requesting
approval of a plat revision. The plan shows the subdivision of two platted lots into
four lots for residential development.
The following variance is being requested:
ACTION NEEDED: Coi
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
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.
isider plat revision approval
Background Information
Vicinity Map
Plans and Support Information
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 -072
BACKGROUND INFORMATION
OWNER: Marine Quest Lake Country
APPLICANT: Sun Coast Architects, Inc.
PROPERTY SITUATION: 160 & 200 E. Continental Boulevard
LEGAL DESCRIPTION: Tracts 3 & 4R, 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 -072
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- 072PR.doc
Case No. Attachment A
ZA04 -072 Page 2
Vicinity Map
The Glory Place
W
Case No.
ZA04 -072
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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 Raquirenients, Section 8.01 - Lottin Requirements, Itern - A7'- Street
Frontage, and n1bw our proposed 50 %0" Private / Emergency Access / Drainage &
Utility Easement to serve as roquirod street frontage for the (2) two proposed rear lots for
the folloyAng reawns-
Bawd on said Ordh= , "every lot drat£l abut on apubfie street or a prNate street
a) Article Z Cieneral Provisions, Section 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 propused private drive 1 emergamy access 1 drainage & utility ea.-,--nient providt-S the
ffbIlo
1. One centrali d pro of of ingress, and egress, thus eliminatiog the uotd for mrultiple
drives unto C.ontira ntal 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 respDnsc 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 ofcommuoa ty in the City as
a whole.
WC, 2 3 2004
. A 414- - SP,
Case No.
ZA04 -072
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 wlation 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 propo -%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 -072
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 • I3E USED F'OR ANY PURPOSE
O'T'HER THAN SINGLE- FAMILY RESHDENTHAL USES.
B. THE MAIN LIVING AREA OF EACH I SID NTIAL 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 OWr%IEI
DRVEWAY. NO PARKING OF VEHICLE'S SHALL DE ALLOWED ON
THE ACCESS DRIVE AT ANY 'TIME.
D. ALL FENCES 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 -072
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 -072
Attachment D
Page 1
Case No. 04 -072 Review No. — One — Dated: September 2, 2004 Number of Pages:
Project Name: The Glory Place — Lots 3R1, 3R2, 4R1, & 4R2 (Plat Revision
Comments due to the Planning Department: September 3, 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 -072
Attachment D
Page 2
Surrounding Property Owners
The Glory Place
Owner Zonin
1. Hargett, Gary SF-IA
2. Hargett, Gary RE
3. Marine Quest Country Lp & SF-IA
Schwartzstein, Martin
Case No.
ZA04 -072
Land Use
Low Density Residential
Low Density Residential
Low Density Residential
2.5819
11.167
N/A
Attachment E
Page 1
Surrounding Property Owner Responses
The Glory Place
Notices Sent: Twenty -one (2 1)
Responses: None (0)
Case No.
ZA04 -072
Attachment F
Page 1