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Item 7BCity of Southlake Department of Planning STAFF REPORT February 28, 2003 CASE NO ZA02 -087 PROJECT: Oak Pointe REQUEST: Hat Creek Development, Inc. is requesting approval of a preliminary plat. ACTION NEEDED: Consider preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Concept Plan Review Summary Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (Ibr Coninn v . on and Council Members Only) STAFF CONTACT: Dennis Killough (481 -2073) Bruce Payne (481 -2036) Case No. ZA02 -087 BACKGROUND INFORMATION OWNER/APPLICANT: Hat Creek Development, Inc. PURPOSE: The purpose of this request is to receive approval of a Preliminary Plat for the development of 26 residential lots. PROPERTY SITUATION: The property is located on the west side of Ridgecrest Drive, approximately 1200' north of East Dove St., and being approximately 27 acres. LEGAL DESCRIPTION: Tract 1G out of the Joel Chivers Survey, Abstract No. 350, being approximately 26.994 acres LAND USE CATEGORY: Low Density Residential CURRENT ZONING: "AG" Agricultural District PROPOSED ZONING: "R -PUD" Residential Planned Unit Development HISTORY: There is no development history on this property. The property is vacant. P &Z ACTION: January 23, 2003; Approved (7 -0) granting requested variances. Accepting, the applicant's willingness to install temporary fire lane along south boundary of site through the city property if it can be worked out with the city; plus moving entrance approximately 125' to the south. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 5, dated February 14, 2003. The applicant requests the following variances: 1) Review Item No. la requiring a street connection into the west boundary connecting to the dedicated ROW stub for Sweet Street. 2) Review Item No. 2a requiring a minimum 125' rear lot line width on certain lots. This plat is subject to the conditions of approval of the RPUD development plan, uses and development regulations of Case ZA 02 -086. M \Community Development \WP - FILES \MEMO \2002cases \02- 087PP.doc Case No. Attachment A ZA02 -087 Page 1 Vicinity Map Oak Pointe 1000 0 1000 2000 3000 Feet 0 Case No. ZA02 -087 E Attachment B Page 1 O � N � O G J m 1" l` 1" l` b� a 4 . y so Monument Legend Nose. ..... \, n IJ1 Iron Ro Fw b ..noe4 - W (F—w 1. 1 Q Sles] Axk ramd was es,e nm + A ...1..y L4na use a Sqb Y°m,W x enuW Common Ar �o - Tetal Vicinity Mop AA 65LBN PFW Airport "ise contour (APPfox. Iacatien) j11C Sary y,r' ° No. �I� \r• +w 0— fo,—r' vRMPf — ax1 s oxsw AMnglen rx 70817 Developer HC.c oe,,,lq,n.w UOP ' 0 Bon W741 s,wxNal:e, Tx "" 1T.32 a9.]111 Surveyor Ao9er W- Hs1L R.P LS- Aiea 91lveyvig i_ I]5 S116fliold ame Fad W . Tx 78130 $ti193.5 Engi eer SKK�n E- L¢Wp, P.E p Wolfs Golry P- O- liox Bat R , TX 7607. 617.6019.2717 Lot 2. Blots 1. WOODAL.L AOON., 3W-t92. Pq. 37 Bean D. 4� J Oo la R III omc. Vol 14707, p — Page 6S- _I Land Use Schedule Gross 0—ity 2 nunq a of Lots { of U,Rs (O.U./Ac.) Nei Acreo9e Po Bev 2. 76 0.95 Isar Pres 5 a 6 6.59 — 3 SI 7 i 26 26 99 Lot 12C, 8100 4, R=ECREST AOOPION, Cabinet A, Slide 2791 /'City of Sc,lh[oke, Vol. 10992, Pg. +, / 1582 cefllea Vot- 11959.. P9. 025 s`ai' a '$ c 3O n m 580.84 1806 — — P E- wyylw:k esemenl' _ f;� t V.I. " 41- 54.79 Thomas a Keen, Volume L BB24, Pege 213 h I I]edieoted a ,tPr R o W. m a. Rock 1, OAXWOO z � v w"' v l Inl POND ADDITION, Imo-{ fghinei A, 1 3fda�236A I I Line Tohle lllllllltw6 U mm 0 mm m No. 426B7PP F.W Nu swF w,� Y' kewlr ua,rsiorhw drn�mdwtl x:4..�. Caref PklRCmn. rcrnnk° uuY,me We:. v.�e:s:q peen eernNr, Taut/ C..uy, a eiias,q �xs .onion JCUnMd�nr dxJ mJi('nraf:MmNUt�. xm,men d,en 119Rt1��3R Qa.J, wm:Ew TCw,Wrcflkim V,too� 115 � rsetl5 u..u. Ta...�shmx�zmdanes «II1 e.n ¢vm'.vr Mametimucman a'w q,•n•e,.,.F.+w.,1�e. �.m.mau+ao na Cp+ceel. f' A Rs:l -' �nl Oak Pointe Being a 26,994 acre 1:-.1 of a tract of load 'in the Jxl Ch,— S—,. Abstract N..t— 356, 2b Rez�danl I t I Q S Comm n ties Loffi E,Istinq Zoning AS Propo-soa 2 q. PO fl ldenbal �w.r�sm. rm1 2AP21s17 .AREA SURVEYING, INC. � jmtered fi- feanieeel roo S � sw w.m n M e a (ai7y asa --SCas RECDJAN277003 -n Cily of Southloke. , Volume 13.784. Pe9e 465 71-w,y. 3P I A PRELIMINARY PLAT REVIEW SUMMARY Case No.: ZA02 -087 Review No.: Five Date of Review: 2/14/03 Project Name: Preliminary Plat— Oak Pointe APPLICANT: Hat Creek Development, Inc. ENGINEER: Civil Works Group Kosse Maykus John E. Levitt, P.E. P.O. Box 92 -747 P.O. Box 681 Southlake, TX 76092 Phone: (817) 329 -3111 Rhome, TX 76078 Phone: (817) 638 -2717 Fax: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PRELIMINARY PLAT RECEIVED BY THE CITY ON 1/27/03 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 481 -2073. 1. The following changes are needed regarding R.O.W.: a. Provide a through street connection to Sweet Street. (Variance Requested) b. Show R.O.W. of Ridgecrest Drive in accordance with adjacent plat dedications for Oakwood, Ridgecrest and Stonegate Manor. 2. Provide a minimum lot width of 125' on all lots abutting property that is currently zoned or platted residential or has an approved Low Density Residential designation according to the City Land Use Map. Lots 1, 4, 5, Block 1 and Lot 7, 8, 9, 10, Block 2 do not comply. (Variance Requested) 3. This plat is subject to the conditions of approval of the RPUD development plan, uses and development regulations of Case ZA 02 -086. INFORMATIONAL COMMENTS: * This plat is subject to the conditions of approval of the RPUD development plan, uses and development regulations of Case ZA 02 -086. * Provide minimum finish floor elevations on the lots adjacent to the drainage easements on final plats. * Approval of the Preliminary Plat, as proposed, is conditional upon approval of a change of zoning to the "SF -20X" zoning district. * Additional Easements may be required on Final Plats in conjunction with review of construction plans. Case No. Attachment D ZA02 -087 Page 1 * Allow the Subdivision Ordinance requires general utility easements along the perimeter boundary regardless of need, staff recommends that these easements be limited to necessity and be located in a manner that limits the negative impact on existing trees. * Although there are a few lot lines that are not perpendicular or radial, they appear to meet the intent of this requirement. * It appears this property, or a portion thereof, lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the "Avigation Easement and Release" shown in Appendix 3 ofthe Subdivision Ordinance No. 483 must be executed on subsequent Final Plats to be filed in the County Plat Records. * 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. Attachment D ZA02 -087 Page 2 Surrounding Property Owners Oak Pointe Case No. ZA02 -087 Attachment E Page 1 Owner Zoning Land Use Acreage 1. J. Gilbert 1. AG 1. Low Density Residential 1. 24.8 2. E. Grass 2. SMA 2. Low Density Residential 2. 1.00 3. Loch Development 3. AG 3. Low Density Residential 3. 0.59 4. V. Vetter 4. AG 4. Low Density Residential 4. 2.56 5. G. Templin 5. AG 5. Low Density Residential 5. 5.82 6. T. Keen 6. AG 6. Low Density Residential 6. 1.68 7. T. Keen 7. AG 7. Low Density Residential 7. 6.66 8. S. Fertitta 8. AG 8. Low Density Residential 8. 1.00 9. D. Schaible 9. SMA 9. Low Density Residential 9. 1.51 10. N. Santiago 10. SMA 10. Low Density Residential 10. 1.10 11. City of Southlake 11. SMA 11. Low Density Residential 11. 30.2 12. B. Williams 12. AG 12. Low Density Residential 12. 3.60 13. D. Woodall 13. AG 13. Low Density Residential 13. 1.84 14. M. Schelling 14. AG 14. Low Density Residential 14. 6.54 15. M. Schelling 15. AG 15. Low Density Residential 15. 3.51 16. E. Compton 16. AG 16. Low Density Residential 16. 3.21 17. L. Conway 17. AG 17. Low Density Residential 17. 1.28 18. S. Conway 18. AG 18. Low Density Residential 18. 1.56 19. A. Rivera 19. AG 19. Low Density Residential 19. 1.04 20. K. Markum 20. AG 20. Low Density Residential 20. 1.36 21. Hat Creek Development 21. AG 21. Low Density Residential 21. 26.9 Case No. ZA02 -087 Attachment E Page 1 Surrounding Property Owner Responses Oak Pointe Estates Notices Sent: Seventeen (17) Responses: One within the 200' notification area • George and Nancy Templin, 2787 Ridgecrest Drive, Southlake, TX are opposed... see attachments (Received 1- 17 -03) Case No. ZA02 -087 Attachment F Page 1 Case no. ZA02 -085 Oak Pointe Estates Proposal Property owners. George R. Templin and Nancy S. Templin 2787 Ridgecrest Drive Southlake, TX 76092 817 -481 -9057 Property Owner Response We the parties listed above, residing on 5.82 acres with 4430 feet of road frontage on Ridgecrest, directly east of the property requesting a zoning change do hereby oppose the request for rezoning from "AG" Agricultural District to "R -PUD" Residential Planned Unit Development District The reasons for our opposition to the request are as follows. • The proposed R -PUD zoning for the location does not comply with the Southlake master plan of SF -1A, low- density housing that suggests a minimum of 1 -acre lots. o Although the site plan suggests an effective density of 1 acre per house with approximately 8 acres of "common area" and 5 acres of open space, the proposed housing plan indicates 26 homes on Y acre or less lots. o I would submit that 5 or more of the 8 acres of "common area" are actually natural drainage or heavy terrain areas. These areas do not lend to easy development without significant engineering and /or tree removal. The other "undeveloped" 5 acres are streets and sidewalks. o Current zoning for the areas surrounding the property in question, as well as over 30 acres of city owned property (rezoned in 1998), is low density or SF -1A zoning_ I see no public or socially redeeming reasons to grant a variance beyond the SF -1A zoning already predominant in the area. o it also acknowledged that two interrelated cases are being considered, (Reference: Case no. ZA02 -087). Case no. ZA02 -087 Preliminary Plat for Oak Pointe While 1 am advised that the ' Property Owner Response Form is only relevant to the zoning change request, 1 do not believe that re- zoning can be considered without reviewing the preliminary plat for Oak Pointe and its potential impact. This is necessary to gain an understanding and appreciation for the following issues and concerns. • Drainage is an issue that can only be exacerbated by high density housing on the proposed tract of land. o Subsequent to the further phased development of the Kirkwood Hollow development on Whites Chapel, we have seen increased runoff through the tract of land proposed for development. This increased runoff frequently exceeds the capacity of the natural and man built drainage areas. (Photographs showing the runoff problem and the normal state of the properties impacted by the runoff problem are attached) The runoff portrayed in the photographs was taken over an hour after a notable, but not exceptional rain of 1 inch. o During rainy seasons, once the ground is saturated, excessive water drainage actually flows over the drainage culverts and above Ridgecrest Drive. These drainage culverts under Ridgecrest Drive feed into a natural creek on the south side of our property. In addition to running over Ridgecrest Drive, the run -off washed out the "private road" that borders the creek on the south side. RECD JAN 1 7 2003 Case No. ZA02 -087 Attachment F Page 2 Case no. ZA02- 086/ZA02 -087 Oak Pointe Estates Proposal Property owners: George R. Templin and Nancy S. Templin 2787 Ridgecrest Drive Southlake, TX 76092 817- 481 -9057 Sewage disposal for 26+ new homes to be built on the property. o The site plan does not appear to specifically address sewage or sewer line routing beyond its property line. However it was discussed during the SPIN meeting held on December 19, 2002, that meetings with the city had included discussion of using the " private road as an easement for running sewage lines from the development to Dove Road. (NOTE: The most recent city approved sewage line runs along the west side of Ridgecrest Drive parallel to the Oak Pointe property to Dove Road.) • Along the side of the natural creek that runs along the south side of our property, is the " private road that allows access to properties east of Ridgecrest and our property. This road is necessary to prevent those properties from being land - locked. I might note that the City of Southlake has repeatedly advised us that this is a " private read ". (When the road was damaged by the excessive runoff, exhibited in the attached pictures, we contacted several representatives of the city and asked if they could help repair it from the runoff damage or dump gravel that we could spread ourselves. We were denied any assistance because the road is private.) • Beyond the matter of "private" vs. "public" road, lies the question of why Oak Pointe Estates would not tie in to the existing and approved sewage line. Traffic Flow for the new residents of the 26+ homes and current residents. o The site plan indicates a single access road intersecting with Ridgecrest Drive near the North side of our property line. This concern is not only personal, in that the plan shows it running directly into our driveway and bisecting our property, but one of public safety. • The proposed access road intersects Ridgecrest at a point approximately 255 feet from an S curve on Ridgecrest where there have been numerous accidents over the years. At the posted speed, (30 mph), a vehicle traveling south on Ridgecrest reaches the point of the proposed access road in about 5.8 seconds, immediately after negotiating the S curve. A high percentage of traffic reaches the point of the proposed access road intersection to Ridgecrest in less than 4 seconds. • The S curve and several oak trees that border Ridgecrest significantly limit the visibility of traffic at the point of the proposed access road. • An additional concern is that access to the development, most importantly emergency vehicles, will be limited to one road located 4 /10ths of a mile from Dove Road. This would mean emergency vehicles would need to travel an additional 8 /10ths of a mile, through a residential area, to reach the residence at the far south side of the development. RECD JAN 1 7 2003 Case No. ZA02 -087 Attachment F Page 3 Case no. ZA02- 086/ZA02 -087 Oak Pointe Estates Proposal Property owners: George R. Templin and Nancy S. Templin 2787 Ridgecrest Drive Southlake, TX 76092 817- 481 -9057 Ridgecrest Drive, which intersects Dove Road, currently provides vehicular access for 79 homes located along Ridgecrest Drive and several roads at the north end of Ridgecrest Drive. Oakpoint will add the additional traffic load of 26 homes or a 25% increase. Sweet Lane dead -ends 50 yards from the Oak Pointe property on the west side of the Oak Pointe property line and currently services 7 permanent residences and 4 trailer homes. Sweet Lane abuts Whites Chapel Blvd., which is currently a planned thoroughfare for Southlake. Devaluation of Property Value o My wife and I have spent hundreds of thousands of dollars, sweat and blood working to maintain and improve our property over the years to have a home and property that we are proud of. We believe that approval of the Oak Pointe zoning and plat will devalue our property not only monetarily, but aesthetically as well. We believe this because: • According to information provided at the SPIN meeting, the development is intended to provide moderate priced housing as opposed to the upper end homes built in the Loch Meadows development. I think Loch Meadows has set a standard that should be maintained in this immediate area. • I believe that, due to the increase in non -porous surfaces, that the development will increase the current drainage and run -off substantially. As noted before, this will severely exceed current drainage capacity for the area and may cause the flooding of several homes and buildings on and surrounding our property. This will not only devalue our property but may cause irreparable property damage. • Our property currently has extraordinary aesthetic value because of its natural beauty and serenity. These were the values we considered most important when we bought the property over 9 years ago. As much as possible we have tried to maintain the natural environment that is shared with a multitude of wildlife. The traffic from a high - density development aimed directly at our home and property will destroy this value and be a deterrent to the sale of the property to any like- minded individual. Summation Based on the zoning request and preliminary plat for Oak Pointe, the developer wishes to build high- density housing and drain the run -off, sewage lines and traffic directly onto our property. I am opposed to this and request the City of Southlake require resolution of these issues and concerns before further consideration or approval of cases ZA02- 086 and ZA02 -087_ RECD JHIV r 7 Z003 Case No. ZA 02 -087 3 Attachment F Page 4