Item 4LCITY 01
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
November 28, 2012
CASE NO: ZAl2 -108
PROJECT: Preliminary Plat for Oak Bend Addition
EXECUTIVE
SUMMARY:
REQUEST
DETAILS:
ACTION NEEDED:
ETA ariw:IJi121 ki 11161
STAFF CONTACT:
On behalf of Delta 8 Properties and Bethel Methodist Church, Hat Creek Development,
LLC is requesting approval of a Preliminary Plat for Oak Bend Addition on property
being described as Tracts 2D01 and 2D01A, James L. Chivers Survey, Abstract No.
348, City of Southlake, Tarrant County, Texas, located at 930 E. Dove Rd., Southlake,
Tarrant County, Texas. SPIN Neighborhood # 2.
The applicant is requesting approval of a Preliminary Plat for Oak Bend Addition. The
plat proposes 12 single family residential lots and 4 open space lots on 10 acres. The
proposed plat is consistent with the corresponding Zoning Change and Development
Plan (ZAl2 -083) recently approved.
1) Consider approval of a Preliminary Plat
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) SPIN Meeting Report
(E) Plat Review Summary No. 1, dated November 2, 2012
(F) Surrounding Property Owners Map
(G) Surrounding Property Owner Responses
(H) Full Size Plans (for Commission and Council Members Only)
Dennis Killough (817)748 -8072
Matt Jones (817)748 -8269
Case No.
ZAl2 -108
BACKGROUND INFORMATION
OWNER: Delta 8 Properties and Bethel Methodist Church
APPLICANT: Hat Creek Development, LLC
PROPERTY ADDRESS: 930 E. Dove Rd.
PROPERTY
DESCRIPTION: Tracts 2D01 and 2D01A, James L. Chivers Survey, Abstract No. 348
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF -1A" Single Family Residential Zoning District
REQUESTED ZONING: "R -PUD" Residential Planned Unit Development District
HISTORY: A Preliminary Plat (ZA01 -101) was approved by City Council for this property
on November 5, 2001. The plat has since then expired.
A Final Plat (ZA02 -002) was approved by the Planning and Zoning Commission
for this property on February 21, 2002. The plat was never filed with Tarrant
County.
A Zoning Change and Development Plan (ZAl2 -083) was approved by City
Council on November 6, 2012.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting for this project was held by the applicant on August 27, 2012.
A SPIN Report is included as Attachment D of this Staff Report.
P &Z COMMISSION: On November 8, 2012, Approved (7 -0), subject to Plat Review Summary No. 1,
dated November 2, 2012 and Staff Report dated, November 2, 2012.
STAFF COMMENTS: For additional background information, please see the staff report for the
associated Zoning Change and Development Plan (ZAl2 -083). Attached is Plat
Review Summary No. 1, dated November 2, 2012.
Case No. Attachment A
ZAl2 -108 Page 1
Vicinity Map
Oak Bend
LL
E. Dove Rd.
1 ffil 1----7— i
ZAl2 -108
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Preliminary Plat
930 E. Dove Rd.
T _E
0 362.5 725 1,450
s Feet
Case No. Attachment B
ZAl2 -108 Page 1
PROPOSED PRELIMINARY PLAT
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Case No. Attachment C
ZAl2 -108 Page 1
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ZAl2 -108 Page 1
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Case No. Attachment C
ZAl2 -108 Page 1
USOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZAl2 -083
PROJECT NAME: no official name yet — 930 E. Dove Road / Residential
SPIN DISTRICT: SPIN #2
MEETING DATE: August 27, 2012; 6:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Twelve (12)
• SPIN REPRESENTATIVE(S) PRESENT: David Alexander #2
• APPLICANT(S) PRESENTING: Kosse Maykus, Hat Creek Development; Curtis Young,
Sage Group, Inc.
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell, Planner II: (817)748 -8602 or rschell(q),ci. south lake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 930 E. Dove Road; east of the previous Carroll Middle School
which is currently being used as a Carroll school district administration and service
center.
Development Details
• The applicant is proposing a residential planned unit development for twelve (12) lots on
ten (10) acres.
• Hat Creek will be building all of the homes.
• The proposed homes will range from 4,000 to 5,000 square feet with 3 to 4 -car garages.
• The price point stated $750- $900K.
• HOA maintained green space.
• Open entrance area with approximately 1.2 acres off of Dove in order to save a mature
existing tree.
• Wrought iron fencing and natural buffers for privacy.
Site Data
Grass Acreage
10.01 —
Gross Density
1.20 d, ac
Area Summary
PASIdeMlal Lots
5.85 W.
Open Space (24.58%)
2.46 X.
Internal Streets
1, 56 X.
R.O.W. Dedication (appmwmate)
0.14 ac.
Gross Site Area
10.01 ac.
Lot Summary
Resdeftal Lnts
12
Minimum Budding Lot Area
20,004 sS.
Average Buitdig Lot Area
21.235 s.r.
Common Areas
4
Case No. Attachment D
ZAl2 -108 Page 1
The plan presented at SPIN:
Legend
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R.O.W. Xd.Apn
�m�,Rary
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bt Summary
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�� 9 30 East Dove Road
S 41IIAke, Tar t Ceimly, T—S
QUESTIONS /CONCERNS
• Are you building fencing throughout?
F) There is some existing wood and wrought iron; we will work with homeowners to
build or continue fencing. We plan on wrought iron as much as possible to keep
an open and modern feel to this neighborhood.
• What about the open lot on the west side?
o We would like to keep it open with a five (5) foot wrought iron fence. We are also
planning a trail through our property so we could possible connect with a gate to
this property and construct a trail.
• What about the flowage / run -off easement?
o Most of the water flows to the center and then runs to the west to an existing
culvert and then back south. Our development will have curb and gutter.
• Do you plan to have wrought iron fencing along the front?
o No, nothing along the frontage.
C D
ZAl2 -108 Page 2
• Do you have a name yet?
o No, not yet... there is a real science to naming residential subdivisions. We are
still researching at this time.
• Will you have a big sign at the entrance?
o No
• What then?
o The entrance will look wide open with trees and landscaping.
• Did you say you did Estes Park?
o Yes, I was involved in Estes Park; also, Carroll Meadows, Oak Pointe, Sandlin
Manor, High Point, Shady Oaks, Stratfort Gardens, Lonesome Dove Estates,
Southview Estates and Cannon Homestead.
• What are these houses going to sell for?
o $750 - $900K
• And the lot sizes?
o The minimum lot size will be 20,000 square feet; most will be in the 20's. There
will be 2.46 acres of open space.
• So these are half acre?
o Yes, similar to what you would see in an SF -20 only we are doing an R -PUD.
• How far offset from the street are the houses?
o Minimum 30 foot front setbacks; rear setbacks at 40 feet.
• How wide is the street?
o The street will be city standard at 31 feet back to back.
• Why this serpentine street configuration?
o We listened to the meetings involving the previous development proposals for
this property. We understand the issues... did not want existing homes to back
up to our houses. We also want to save as many trees as possible which is why
our frontage off Dove is over an acre.
• Why do you feel your proposal will succeed where others have failed?
o The economics of this piece and getting to where it is a quality development that
has little impact on adjacent property is not possible. We are making it
economically possible by building the homes ourselves.
• I have concern for one of the configurations of the home as it has potential to view my
backyard.
o We will mitigate for privacy with trees and fencing.
• When will you go to P &Z?
o Hoping for the end of September and begin construction by the beginning of next
year. It will take us about 18 months to build.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives The report is neither verbatim nor official
meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and
the general responses made Responses as summarized in this report should not be taken as guarantees by the applicant Interested parties are
strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
CdSv NO. AttdC1111111111111vilt D
ZAl2 -108 Page 3
PLAT REVIEW SUMMARY
Case No.: ZA012 -108
Review No.: One
Date of Review: 11/02/12
Project Name: Preliminary Plat — Oak Bend Addition
APPLICANT:
Hat Creek Development
Owner:
Delta 8 Properties, LLC and Bethel Methodist
Church
PO Box 92747
Phone: (817) 329 -3111
Fax: (817) 329 -3854
Phone:
Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/22/12 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
MATT JONES AT (817) 748 -8269.
All development must comply with the underlying zoning district regulations. The proposed plat is
subject to compliance with the conditions of approval for the corresponding zoning RPUD zoning
and development plan under case ZAl2 -083.
Label the case number "ZAl2 -108" in the lower right hand corner of the plat.
3. The owner's dedication, notary and approval blocks are only required on the final plat.
4. Add the following notes to the face of the plat:
a. All open space lots are to be private common areas dedicated to and maintained by the
Homeowners Association.
5. POB must be tied to a platted subdivision or survey corner.
6. Show, dimension and label the existing R.O.W and centerline of E. Dove Road. ROW dedication
must be provided to such that a minimum of 88 feet of width is provided in accordance with the
City's Master Thoroughfare Plan.
7. Provide easement necessary to accommodate all utilities needed to serve the property and in
compliance with approved public infrastructure plans.
8. Provide pedestrian access easements covering the width of any sidewalks and rails located with a
lot boundary, including open space lots.
Case No. Attachment E
ZAl2 -108 Page 2
Tree Conservation /Landscape Review
Case No. ZAl2 -108 Review No. One Dated: November 2, 2012 Number of Pages: 1
Project Name: Dove Road Development (Zoning - Development Plan)
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review ofplans received on October 22, 2012 . 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.
TREE CONSERVATION COMMENTS:
The applicant has provided a Tree Conservation Plan as part of the "R -PUD" included in Attachment
"C" of this report and is subject to the approval of City Council. The existing tree canopy is
approximately 5% of the site and the applicant is proposing to preserve approximately 62% of the
existing tree canopy. The following chart provides the minim under standard single family residential
zoning:
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the entire
site
Minimum percentage of the existing tree
cover to be reserved*
0%-20%
70%
20-1-40%
60%
40.1%-60%
50%
60-1%-80%
40%
80.1 % - 100%
30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights -of -way as
approved by City Council.
LANDSCAPE COMMENTS:
1. The minimum of a 10' -B Type Bufferyard is required adjacent to the E. Dove Road right -of -way.
Please provide the required bufferyard and associated plant material.
2. Please ensure that the proposed utilities, grading, and drainage do not conflict with the proposed tree
preservation. Some of the proposed utility lines are proposed within the vicinity of existing trees
proposed to be preserved.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
Case No. Attachment E
ZAl2 -108 Page 2
trees intended to be preserved.
# - Indicates required items.
* - Indicates informational items.
Case No. Attachment E
ZAl2 -108 Page 2
Public Works /Engineering Review
Case No. ZAl2 -108 Review No. 1 Dated: 11/02/12 Number of Pages:
Project Name: 930 E. Dove Road Development
Contact: Steve Anderson, Civil Engineer Phone: (817) 748 -8101 Fax: (817) 748 -8077
Email: sanderson*ci.southlake.tx.us
The following comments are based on the review ofplans received on 10/22/2012 It is the applicant's
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
1. Minimum centerline radius for a residential roadway is 250 -ft. Please label all radii of street centerline.
The applicant is proposing a minim radii ranging from 70' to 180'. Approval of the proposed radius
is subject to providing an Engineered Traffic Safety Plan to be approved by the City Engineer.
2. Label pavement width. Minimum pavement width is 31 -ft measured from back of curb.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
I . Fire hydrant spacing is maximum of 400 -ft unless all buildings are sprinkled.
* Water meters and fire hydrants shall be located in an easement or in the ROW.
* The fire line shall be separate from the service lines.
* One meter per service line.
* All sewer lines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
1. It appears detention pond #1 +A2 +A3 +A4 equals your allowable release rate thereby there is no
allowable release from detention pond 2 for area B 1.
2. Area C 1 is increasing the runoff to the east from 3.0 to 4.2 cfs. The runoff may not be increased.
The drainage from this development is generally to the west.
The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
A ROW permit shall be obtained from the Public Works Operations Department (8 17) 748 -8082
to connect to the City's sewer, water or storm sewer system.
A Developer's Agreement will be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer's Agreement
on the City Council agenda for consideration.
Case No. Attachment E
ZAl2 -108 Page 2
A separate bond will be required for the Maintenance Bond and bound only unto the City
of Southlake for a period of two years for all development projects. The Maintenance
Bond cannot be tied to the Performance and Payment Bond in any way.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Case No. Attachment E
ZAl2 -108 Page 2
Fire Department Review
Case No. ZAl2 -108 Review No. 1 Dated: 10 -30 -2012 Number of Pages: 1
Project Name: Oak Bend
Contact: Kelly Clements, Assistant Fire Marshal Phone: 817 - 748 -8233 Fax: 817 - 748 -8181
The following comments are based on the review of plans received on 10 -22 -2012. Comments may be
incorporated into the formal review to be considered by either the Planning and Zoning Commission or
City Council. It is the applicant's responsibility to contact the department representative shown above
and make modifications as required by the comment.
---------------------------------------------------------------------------
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GENERAL COMMENTS:
Street name needs to be approved by city prior to final plat. Submit proposed name as soon as
possible.
Automatic fire sprinkler system will be required for residences over 6,000 square feet. (per 2009
I.F.C. Sec. 903.3.1.3 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road,
Suite G260, Addison, Texas 75001. Phone 214 - 638 -7599.
FIRE LANE COMMENTS:
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 80,000 Ibs GVW). Fire access roads must be at least 31 ft. back of curb
to back of curb. (Standard street width)
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius.
Cul -de -Sacs must have 30 ft. inside turn radius and 50 foot radius (100 foot diameter) for
approved turnaround. Plans do not indicate approved dimensions.
FIRE HYDRANT COMMENTS:
Hydrants to have Hydra -Storz connections with butterfly vanes on pumper outlet for five -inch
diameter hose.
Hydrants are required at intersecting streets. Add fire hydrant at entrance into subdivision if one is
not currently installed at that point of entrance.
I ill 1;101Nky,U1[07► Fill IKd91 TJIkyil Ell ill 11 &1'31
All construction plans to be submitted for a building permit must conform to the edition of the
International Fire Code currently amended and adopted.
A Developer's Agreement is required prior to construction of any public infrastructure. A Final Plat
approval is required prior to approval of the Developer's Agreement. 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 E
ZAl2 -108 Page 2
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
Denotes Informational Comment
Case No. Attachment E
ZAl2 -108 Page 2
SURROUNDING PROPERTY OWNERS
Silver Ridge
••
1
Owner
Carroll ISD
Zoning
CS
Land Use
Public /Semi - Public, Low
Density Residential
Acreage
0.30
Respo
NR
2.
Anderson, Steven Etux Cheryl
SF1 -A
Low Density Residential
0.28
NR
3
Gonser, Christopher W Etux Lis
SF1 -A
Medium Density Residential,
Low Density Residential
0.38
NR
4.
Miller, Michael Etux Cynthia
SF1 -A
Low Density Residential
1.00
NR
5.
Clowdus, Randy & Patricia
SF1 -A
Low Density Residential
0.99
NR
6.
Brandt, William P Etux Susan E
SF1 -A
Low Density Residential
1.09
NR
7.
Bastian, Steven
SF1 -A
Low Density Residential
20.94
NR
8.
McCormick, Gene
SF1 -A
Low Density Residential
34.29
NR
9.
Long, Michael R
SF1 -A
Low Density Residential
0.96
NR
10.
Thane, John Etux Elizabeth
SF1 -A
Low Density Residential
0.94
U
11.
Saeger, Julie Etvir John
SF1 -A
Low Density Residential
3.71
NR
12.
Garrett, Bradley C Etux Lisa L
SF1 -A
Low Density Residential
0.98
NR
13.
Harris, Todd Etux Britnie
SF1 -A
Low Density Residential
9.33
NR
14.
Cicur, John Iv Etux Jaclyn
SF1 -A
Low Density Residential
2.55
NR
15.
Stovall, Nicole L & Carl E
SF1 -A
Low Density Residential
0.52
NR
16.
West, Paul K Etux Terri L
SF1 -A
Low Density Residential
0.66
NR
17
Tabrez, Shams
AG
Medium Density Residential,
Low Density Residential
0.39
NR
18
Carter, Wanda R Etvir James
SF1 -A
Medium Density Residential,
Low Density Residential
0.50
NR
19
Lowenstein, Greg & Kathy
AG
Medium Density Residential,
Low Density Residential
0.51
NR
20.
Delta 8 Properties Llc IF
SF1 -A
Low Density Residential
0.54
F
21.
Bethel Methodist Church N Tx
SF1 -A
Low Density Residential
0.34
NR
Case No. Attachment F
ZAl2 -108 Page 1
Responses: F: In Favor
Notices Sent:
Responses Received:
Case No.
ZAl2 -108
O: Opposed To
Thirteen (13)
U: Undecided
Two, one in favor and one undecided.
NR: No Response
Attachment F
Page 2
Property Owner Responses
10/20/2012 Mas FAX
Notificatign., pone Form
ZAl2 -108
Deft 8 Property Ua
608 Liberty Ot
GOIN" I* Tx, 78M
A 348 2D01
402
PLEASE PROVIDE COMPLETED FORMS VIA hWL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PIUBLfC HEARING.,
Mau r(e) of the property sus n� abn^e, are hereby -
in favor a� ' oppow tb undecided about
(circle or undwDno one.)
the Propo Praiimtttary Plat Merencecl above.
Additional Signature:
Pdnted Name(a)o
MuBt be bwnoe(s)" r,mw(®)
Phone Number (optional):
Date:
Case No. Attachment G
ZAl2 -108 Page 1
Spaco for Comments r9garding your poeftion:
IL—L 31 2812 11'W23 1017717793Z —3 I11774OW 7 t'berr t I L!jnrih
Notification Rosponse Form
ZAl2 -108
Meeting Date. November 8, 2012 at 6 :30 PM
Thane, John Etux Elizabeth
2800 S Quail Run Of
Southlake Tx, 715092
33215 B 19
Pa oe IU
PLEASE PROVIDE COMPLETED FORMS VIA MAI FAX OR WAND DEUVERY
B EFORE THE START OF THE SCHEDULED PUBLIC HEAPJNGr.
Being the owner( of the property so noted a by
in favor of opposed to undecided about
(circle or underline one)
the proposed Preliminary Plat referenced above.
Space for comments your position:
Signature, m
Additional Signature:
Printed Dam s): L t- s
Must be praprty wmw(s) whoo row(*) me Pitied al tap. 0#herw ae wntl4m
Date: -� - t
Date: E E 1 z
P"
Phone dumber (optional):
Case No. Attachment G
ZAl2 -108 Page 2