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
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Case No.
ZA02 -087
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Oak Pointe
Being a 26,994 acre 1:-.1 of a tract of
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RECDJAN277003
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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