Item 6ACITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
February 13, 2013
CASE NO: ZA12-030
PROJECT: Zoning Change and Site Plan for Marshall Creek Ranch
*1xd1jI1V/9
SUMMARY: Michael and Shandra Doran, owners of Marshall Creek Ranch, are requesting approval
of a zoning change and site plan from "AG" Agricultural District to "S-P-2" Generalized
Site Plan District on property described as Tract 7A, R. D. Price Survey, Abstract No.
992A, City of Southlake, Denton County, Texas, and located at 4401 T. W. King Rd.,
Southlake, Texas. Current Zoning: "AG" —Agricultural District. Requested Zoning: "S-
P-2" - Generalized Site Plan District. SPIN Neighborhood # 1.
REQUEST: The applicant is requesting approval of a zoning change and site plan from "AG"
Agricultural District to "S-P-2" Generalized Site Plan District to bring the existing
equestrian riding stables into compliance with Zoning Ordinance No. 480, as amended,
and to allow for the future construction of a new office building and cover for the arena
area. The new office building and cover for the arena will require approval of a site
plan prior to issuance of a building permit. A revised site plan and detailed elevations
will be required at that time.
The Planning and Zoning Commission included in their recommendation for approval a
stipulation that the two existing trees adjacent to the existing office building be
preserved. In their motion for approval at 1s` reading on February 5, 2013, City Council
included the Planning and Zoning Commission's recommendation regarding tree
mitigation and directed the applicant to relocate the building (known as "bunkhouse") to
the east away from the existing trees. The applicant has submitted a revised site plan
showing the proposed office building relocated to the east away from the existing trees
near the existing bunkhouse. The S-P-2 text has been revised to state that the new
office building will be located in the area shown on the site plan instead of in the area
of the existing bunkhouse.
VARIANCE
REQUEST: Driveway Ordinance No. 634, as amended requires a driveway stacking depth of
twenty-eight (28) feet. A variance to allow approximately six (6) feet of stacking depth
as currently exists is requested.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2"d reading approval of a zoning change and site plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint Presentation
Case No.
ZA12-030
(D) SPIN Report dated March 12, 2012
(E) Site Plan Review Summary No. 6, dated February 12, 2013
(F) Surrounding Property Owners Map and Responses
(G) Ordinance No. 480-620
(H) Half Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA12-030
BACKGROUND INFORMATION
OWNER/
APPLICANT: Michael and Shandra Doran
PROPERTY SITUATION: 4401 T. W, King Rd.
LEGAL DESCRIPTION: Tract 7A, R. D. Price Survey, Abstract No. 992A
LAND USE CATEGORY: Low Density Residential and 100-Year Flood Plain
CURRENT ZONING: "AG Agricultural District
REQUESTED ZONING: "S-P-2" Generalized Site Plan District
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ASSESSMENT: The Master Thoroughfare Plan recommends T. W. King to be a two-lane
undivided divided collector with sixty (60) feet of right-of-way. Adequate right of
way is shown to be dedicated on the associated plat showing that has been
submitted and the site plan is consistent with the plat showing.
PATHWAYS
MASTER PLAN: The 2025 Pathways Master Plan shows an eight (8) foot multi -use trail
proposed along T. W. King and a planned equestrian/hiking trail extending from
the property south to Bob Jones Rd. and then east along Bob Jones Rd. to Bob
Jones Park. The City Engineer has determined that the scope of the
development is not roughly proportional to the requirements for the
construction of the multi -use trail. However, the applicant is providing an
equestrian and pedestrian access easement that will allow access from T. W.
King Rd. to the trails on Corps of Engineers property. The easement will
provide four (4) 9'x 18' off-street public parking spaces and four (4) 10' x 50'
off-street public parking spaces for vehicles pulling horse trailers.
WATER & SEWER: The property is currently served by a 6-inch water line in T. W. King Rd.
Sanitary sewer is not available to the site. A septic system is currently used on
the property.
TREE PRESERVATION: All trees on site will be preserved at this time, but one tree adjacent to the
equestrian and pedestrian access easement is shown as marginal. Two trees
in the area of the proposed future office building that were shown as "marginal"
on the previous Tree Preservation Plan have been changed to "preserved" at
the direction of the Planning and Zoning Commission at their meeting on
January 17, 2012.
PLANNING AND ZONING
COMMISSION ACTION: January 17, 2013; Approved (6-0) approving the variance to Driveway
Ordinance No. 634 to allow approximately six (6) feet of stacking depth as
currently exists, subject to Revised Staff Report dated January 17, 2013 and
Site Plan Review Summary No. 4 dated January 11, 2013 and subject to the
preservation of the trees surrounding the existing bunk house.
CITY COUNCIL ACTION: February 5, 2012; Approved at 1st reading (7-0) pursuant to the
Case No. Attachment A
ZA12-030 Page 1
following: Site Plan Review Summary No. 5, dated January 30, 2013, noting
approval of the variance for the stacking depth; accepting Planning and
Zoning's recommendation regarding tree mitigation, at the next public
hearing the applicant will attempt to relocate the building (known as
"bunkhouse") to the east in the event subsequent construction is made;
also noting the acceptance of the current parking materials that exist
on the site today, but in the event subsequent improvements are made,
further review and acceptance will be needed by the City's Fire
Department.
STAFF COMMENTS: Site Plan Review Summary No. 6, dated February 12, 2013 is attached.
Case No. Attachment A
ZA12-030 Page 1
Vicinity Map
Marshall Creek Ranch
City of
Trophy Club -
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ZA12-030i
Zoning Change and Site Plan
4401 TW King Rd.
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Case No. Attachment B
ZA12-030 Page 1
ZONING NARRATIVE AND S-P-2 REGULATIONS
Marshall Creek Ranch
SP-2 District &Concept Plan
Page I 1
The current property owner has been operating Marshall Creek Ranch for over ten years. The rezoning
request is in order to continue the existing use of the site as an equestrian facility. This zoning text is
provided in conjunction with the Site Plan to establish the criteria for the SP-2 Zoning Classification on
this site.
Equestrian Facility www.marshalicreekranch.com
Marshall Creek Ranch is a trail riding facility that is well known and respected by not only the local
community but also by people throughout the DFW Metroplex. Some people come with a friend, others
bring the whole family and still others drop off older children for a scheduled trail ride and then head to
the many shops and restaurants in the area.
MCR hosts travelers from all over the US and World. This year alone MCR has had customers from as far
away as Sweden, England, Australia, and Italy. MCR is located centrally near the airport and many
amenities so it makes it an ideal place to ride for many travelers.
It is not just the natural beauty of the trails and property surrounding Marshall Creek Ranch that makes
for such a great riding experience, it is MCR's commitment to having exceptional horses that
accommodate all levels of riders that people appreciate. In order to have the best horses they have to
provide them with the best care possible. This means closing the ranch two days a week so that horses
have the proper amount of time off as well as providing them with adequate space and shelter. Horse
stalls and turnouts have been arranged to provide sufficient shelter and open area for turnout.
At MCR horses get to choose when they are inside and when they are outside. Placing horses in
turnouts next to each other requires consideration of temperament. Some simply can't be next to each
other and others require a pasture buddy to be at their best. The layout and configuration of the
paddocks takes this into consideration. In addition whenever it is possible the paddocks are located
near the many mature trees on site so the horses have natural shade as well as their stall.
Surrounding Land Use
Along TW King there are a variety of residential single family homes, a mobile home park, Industrial
Facility and Army Corp of Engineers land. At the north terminus of TW King is a trail head. Parking is
available and one can enter the pedestrian and equestrian trails at this location.
To the north and east of the ranch is Army Corps of Engineers property, to the south is the Industrial
Facility and to the west, across the road and located in Trophy Club, is a Single Family Subdivision. The
single family homes back to the road and there is tall fencing and masonry walls screening the homes in
addition to mature landscaping in various locations.
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 1
Marshall Creek Ranch
SP-2 District &Concept Plan
Page 12
Zoning & Permitted Uses
The request is for the following use within the SP-2 District.
Equestrian riding stables, either private or when operated as a business, provided
adequate measures are employed to prevent health hazards to humans or animals and
adequate controls are used so as not to create offensive nuisances or odors.
Within the office building housing for a full-time employee of the Equestrian Facility will be
permitted for the express purpose of managing and operating the facility. No one is currently
residing on the site but MCR would like to maintain the option to have an employee live on site
should the need arise in the future. An employee would live on the site only if it became
necessary for the safety and security of the horses and facility.
The SP-2 uses and regulations will be the same as the AG -Agricultural District with the following
exceptions:
A. The proposed use is Equestrian riding stables, either private or when operated as a
business, provided adequate measures are employed to prevent health hazards to
humans or animals and adequate controls are used so as not to create offensive
nuisances or odors.
B. There shall be a front yard of not less than 40 feet for primary and accessory structures.
a. Horse stalls and turnouts are permitted within the front yard setback per the concept
plan.
C. There shall be a side yard of not less than twenty-five feet.
a. Horse stalls and sheds are permitted within the side yard setback per the concept plan.
D. There shall be a rear yard of not less than forty (40) feet.
a. Horse stalls and sheds are permitted per the concept plan.
E. Lot Area: The minimum area of the lot shall be 3.686 acres with the dimensions as they exist for
the frontage and depth of the lot. No additional lots are proposed.
Horse Stalls will remain in the areas specified but can be reconfigured to accommodate the needs of the
horses. Fencing and structures can be repaired as needed for the safety and security of the horses in
conjunction with the specified use as an equestrian facility.
In its current state it is in keeping with the rural, equestrian, and low -density character that is the City's
Vision for this area. Eventually the owner would like to continue the improvements and investment in
the site by updating the office building to include separate classrooms and possibly providing a cover
that shades the riding arena. The existing office does not have separate classroom space and the arena
is uncovered at this time.
Lot Coverage
Approximately ten years ago, Shandra and Mike Doran began operating the Equestrian Facility, first
leasing it and then purchasing the property. A survey done at the time of purchase is provided for your
review. The survey shows the fencing, structures, and trees at the time of purchase. The main office
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 2
Marshall Creek Ranch
SP-2 District &Concept Plan
Page 13
building and barn both existed on the site at the time it as purchased. The following changes have been
made by the current property owner as part of the operation of the equestrian facility:
1. One Residential Trailer was removed from the property.
a. The 1,350 sq. ft. trailer was rented to a third party individual at the time of purchase.
When the renter left the trailer was removed from the property. There are no plans to
place another trailer on the property.
2. Four accessory sheds were removed from the property and replaced with one smaller 7x7
portable shed now located next to the Main Building.
a. The total square footage of the sheds removed was 372 sq. ft.
b. At the time the property was purchased the then property owner had allowed for trash
and debris to accumulate on the site. The Doran's removed the debris and trash and as
they could and removed the sheds and an old play structure that were in disrepair.
3. Tack Sheds: The existing tack shed, a 7 ft. in diameter metal shed, was replaced in the same
location with a 12 ft. x 16 ft. wood shed. The smaller 7 ft. in diameter shed was moved next to
the main building.
4. Horse Stalls/Turnouts: Each horse either has an individual or shared stall and turnout. Some
horses require a turnout buddy. There are currently 26 Stalls on the property; the stalls are
open on one side. Each 12x12 stall is enclosed by their own 24x48 foot paddock. The horse
chooses whether or not he wants to be inside or outside their stall. Unless it's raining, the
horses will choose "out" nearly every time.
The maximum lot coverage proposed is 10% (the same that is permitted in the AG District). The lot is
approximately 166,225 square feet (3.686 acres). Currently the total lot coverage is 6,053 sq. ft. or 4%
lot coverage. The existing 6,053 square footage is broken down as follows:
• Main Building/Office 1536 sq. ft.
• Hay Barn, 514 sq. ft.
• Feed Shed 49 sq. ft.
• Stables that are 12 ft.x12 ft. three (3) sided shelters in each of the 26 paddock areas. The
majority of the stables are individual but two of the stables are joined and straddle the paddock
fencing(see site plan)
o 3744 sq. ft.
• Tack Sheds
0 11 sq. ft.
0 199 sq. ft.
Proposed Office Building
The proposed office building is a replacement of the existing office building. The existing office building
was already constructed when the property was purchased. As required by the City of Southlake the
plans for the building will be submitted for approval of a site plan prior to application for a building
permit.
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 3
Marshall Creek Ranch Page 14
SP-2 District &Concept Plan
A new office building is permitted on the site. The new building is anticipated to be of the same or
similar construction type, using similar building materials and having the same rustic 'ranch' character as
the current building. The building is proposed to be in the location shown on the site plan and it is
permitted to have a maximum of 4,000 square feet of floor area.
A general location is shown because the exact footprint, layout or design of the building has not been
determined. A larger building is desired at some point to allow for additional tack storage and separate
classroom space.
Cover for the Arena
Currently the arena is not covered. A covered area for the arena is permitted in the future. The cover
would be in keeping with the above development standards. It would most likely be an open air arena
on all sides with just a covered roof and supports. It is not a requirement that it be covered but it is an
option if needed in the future. Plans for the arena cover will be submitted for approval of a site plan
prior to application for a building permit.
Buffer yards and Landscaping
The site contains many mature Canopy trees. The lots immediately adjacent to the MCR are Industrial
Use and public open space (owned by the Army Corps). There is residential property across TW King in
the Town of Trophy Club. Across TW King there is a tall brick wall and fencing that screens all of the
residential properties back yards.
The existing fencing will remain. As needed the fencing can be repaired and improved for the safety and
security of the horses. There is a combination of wood, metal horse fencing and chain -link fencing. The
chain link fence is along the property line shared by the Industrial Use property to the south.
Traffic & Parkins
All parking is accommodated on site via one entrance from TW King Road. The general parking area is
shown. A waiver to permit six (6) feet of stacking depth for the parking area is being requested as part
of this application.
There is a designated area that can accommodate fourteen (14) vehicles and an additional five (5)
parking spaces on the site that are used by customers, staff and volunteers. The total parking spaces is
adequate for the use of the property. Future improvements to the site such as the construction of a
new office building or construction of a covered arena space will just enhance the current use. No
additional parking will be required in relation to future construction.
The parking area isn't paved but the Ranch closes and cannot accommodate riders when there is
inclement/wet weather. In order to keep the trails in good safe riding condition there is no trail riding
when it is muddy. The ranch opens again to customers when the trails and property have dried out.
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 4
Marshall Creek Ranch Page 15
SP-2 District &Concept Plan
Parking is never permitted on TW King and there is never any shortage of parking spaces for customers.
Trail rides are scheduled in advance by reservation. Reservations ensure that there are horses suited
specifically to each person's size and riding ability.
Employees and volunteers are also on site to feed, care for the horses and assist the riders. The number
of employees/volunteers varies between 1-10 people, averaging 5-6, on site when the ranch is open.
Many of the volunteers are dropped off by parents and do not stay parked on site throughout the day.
• June to August: Day Camp Horseback Riding Lessons are provided Monday to Friday during the
summer months. Camps consist of both classroom education and riding. Each week long
session has a maximum of 12 students (Summer 2012). Parents drop children off in the morning
and pick up in late afternoon. One evening sunset trail ride is offered to the public after the
campers have left for the day and the horses are given the weekends off to rest.
• September to May (weather permitting): Trail rides are offered 5 days per week between 2 and
5 times per day. The rides are spaced out several hours apart. The maximum number of guests
on each ride is 15. Typically groups come together in one or two vehicles.
Outside Storage
There is currently no permanent outside storage and none is proposed. There are no dumpsters on the
site and none are proposed.
Water. Sewer and Drainage Plans
The site has existing water provided by the City of Southlake. There is not access at this time to public
sewer lines. No construction or grading is planned on the site thus there will be no changes to the
current topography. There is a fire hydrant located in front of the property and it is within 300 feet of all
structures.
On -Site Septic System
The property has an on -site septic system that is maintained by the property owner.
Tree Conservation Analysis
The owners of MCR enjoy the many mature trees on the property. They provide shade for the horses
and riders and there are no plans to remove the trees.
Trees identified near Trail Easement and Office (aka Bunkhouse). Caliper of trees (measured at 4 %z feet
from ground):
1. 15.2 inches
2. 12.35 inches
3. 13.4 inches (marginal)
4. 19.4 inches
5. 16.3 inches
6. 23 inches
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 5
Marshall Creek Ranch
SP-2 District &Concept Plan
7. 16.2 inches
Page 16
Trees 6 & 7: These trees are located very close to the existing office. A new office building is permitted
in the area shown on the site plan. When the new office building is constructed, the building pad will be
located so as not to alter the two trees that are adjacent to the existing bunk house. Every effort will be
made to make sure these trees are not damaged by construction of a new building., however, the
removal of the existing office building that is covering a large portion of the root zones of the trees may
have an adverse effect on the trees.
Tree 3: There is an easement for public parking and access to Trophy Club Park on the site. Tree 3,
pictured below, has low branches that are growing into the easement. This tree is heavier with
branches on side and if over time the branches need to be trimmed to accommodate park traffic it could
damage the tree. The tree does not impede trailer parking at this time and the easements functioning
and placement on the site has been reviewed and approved by the Army Corp of Engineers.
Trophy Club Park Access & Easement
On October 9, 2012 the Grapevine Lake Manager granted the request, to the Town of Trophy Club,
permitting access to the trail system via Marshall Creek Ranch. The design of the parking and location of
the easement on the property were reviewed by the Army Corp of Engineers for maneuverability and to
ensure adequate space for equestrian and pedestrian activity.
While there are several existing trail heads in the area that accommodate hikers and riders, the trails
east and west of White Chapel are not always accessible to each other for those on horseback due to a
creek that can be difficult to cross. The proposed trail head and access at MCR will improve connectivity
between the trails. Please see the trail maps included with the application as well as the Southlake
Pathways Plan 2005 Update Trail System Map.
Case NumberZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 6
Marshall Creek Ranch
SP-2 District &Concept Plan
Page 17
Parking for the trail head is provided within the dedicated easement located on MCR property. The
easement is recorded in Denton County and will be included on the Final Plat filed with the City of
Southlake. Access to the trails will be for equestrian and pedestrian use only; no motorized vehicles will
be permitted to access the trails, only the designated parking area.
The easement will be maintained by Marshall Creek Ranch and the use and operation of the easement
will be specified in the Trophy Club Trail Plan on file with the Army Corps of Engineers.
http://www.trophyclubpark.org/nature_preserve
TROPHY CLUB PARK, Nature Preserve & Trails
CwRNd orb atl 4vrom �nM, T1Y�7aetstir4M
Case Number ZA12-030
February 12, 2013
Case No. Attachment C
ZA12-030 Page 7
REVISED SITE PLAN SUBMITTED FOR 2 ND REAIDNG
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Case No. Attachment C
ZA1 2-030 Page 8
Qj SOUTHLAKE
CASE NO.
PROJECT NAME
SPIN DISTRICT
MEETING DATE:
MEETING LOCATION:
SPIN MEETING REPORT
ZA12-030
Marshall Creek Ranch
SPIN # 1
March 12, 2012; 7:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Seventeen (17)
• SPIN REPRESENTATIVE PRESENT: Rob Baker # 1
• APPLICANT(S) PRESENTING: Shandra Doran, Owner; Renee Esses, Planning
Consultant
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell, Planner II, (817)748-8602; rschelI a�ci.south lake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 4401 T.W. King Road.
Development Details
• The applicant is requesting a zoning approval to bring the existing non -conforming
equestrian riding stables into conformance with current zoning regulations and to
address future improvements to the facility.
The applicant presented the following details:
• There is an existing office that needs to be replaced
• There are no residential structures on the property
• The applicant is working with the Town of Trophy Club and the Army Corps of
Engineers regarding future improvements and use of the trails
Case No. Attachment D
ZA12-030 Page 1
Proposed Site Plan:
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COMMENTS / CONCERNS
• What is going on with the trail?
The Army Corps of Engineers told us we could no longer use that trailhead
entrance for horses; it was for pedestrian use only. We had been using it for
years. The nearest trailhead entrance available is 1 '/z miles away which forced
us to take riders down T.W. King. We have been working with them for a
solution. They have agreed to open the trailhead back up if we grant a public
access easement from the trails to T.W. King.
• 1 am an 18-year customer, even prior to the current owners. This facility is very nice;
even nicer now with the new owners. They are very professional. We always bring our
out-of-state visitors to the ranch and they really enjoy the Texas experience.
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.
Case No. Attachment D
ZA12-030 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA12-030 Review No.: Six Date of Review: 02/12/13
Project Name: Site Plan — Marshall Creek Ranch
APPLICANT: Shandra Doran OWNER: Shandra Doran
Marshall Creek Ranch
4401 T. W. King Rd. 12 Durango Dr.
Southlake, TX 76092 Trophy Club, TX 76262
Phone: (817) 490-8796 Phone: (817) 490-8796
E-mail: marshallcreekranch@sbcglobal.net E-mail: marshallcreekranch@sbcglobal.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
02/12/13 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
RICHARD SCHELL AT (817) 748-8602 OR DENNIS KILLOUGH AT (817) 748-8072.
A plat must be filed with the County prior to obtaining a building permit.
2. All buildings and structures requiring a building permit at time of construction must be permitted.
Staff recommends that such buildings and structures be permitted within six (6) months of
approval of the zoning change and site plan.
3. Show the maximum allowed buildable area of the arena cover with dashed lines and label as
"Proposed Future Arena Cover (Approximate)" similar to the label for the proposed future office
building.
4. Revise the floor area in the Site Data Summary Chart to only include the area enclosed within
exterior walls, which is the office building and tack shed.
5. Tree # 2 appears to be located in the equestrian and pedestrian access easement. Provide
evidence that the tree will not block turning movements for trailer parking within the easement.
6. The floodplain shown does not appear to follow the stream that crosses T. W. King Rd. to the
north of the property. A drainage easement is provided to include the portion of the property
within the floodplain. The existing pens and shelters will require a floodplain development permit
to be filed with the City and approval of a Drainage Encroachment agreement. The City's
Floodplain Administrator has determined that there are no issues that will cause the permit and
encroachment agreement to not be approved.
Tree Conservation/Landscape Review
Case No. Attachment E
ZA12-030 Page 1
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
All trees on site will be preserved at this time, but one tree adjacent to the equestrian and pedestrian
access easement is shown as marginal. Two trees in the area of the proposed future office building
that were shown as "marginal'on the previous Tree Preservation Plan have been changed to
"preserved" at the direction of the Planning and Zoning Commission at their meeting on January 17,
2012.
Public Works Review
Alejandra (Alex) Ayala, P.E.
Civil Engineer
(817) 748-8274
aayala@ci.southlake.tx.us
GENERAL COMMENTS:
A ROW permit shall be obtained from the Public Works Operations Department for connections
with the City's sewer, water or storm drain inlets. Contact Public Works Operations at (817) 748-
8082.
2. The driveways ingress and egress lanes must be 18' in width maximum.
3. The existing pens and shelters located within the floodplain and drainage easement will require a
floodplain development permit to be filed with the City and approval of a Drainage Encroachment
agreement. The City's Floodplain Administrator has determined that there are no issues that will
cause the permit and encroachment agreement to not be approved.
4. The curb return radius for the existing drive. The curb return radius for driveways must be 30'
minimum.
5. Show water lines and sewer lines on the property.
Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and
arterials.
Use the City of Southlake GPS monuments whenever possible.
;F_F'i;Iiyil;Iki11&13
Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line. A 20' easement is required if
both storm sewer and sanitary sewer will be located within the easement.
Water and sewer lines cannot cross property lines without being in a public easement or in the
ROW. All waterlines in easements or ROW must be constructed to City standards.
Case No. Attachment E
ZA12-030 Page 1
1►l► fel IEll :Z 01►►i I►►i IEll ki 111 &1
Water meters must be located in an easement or right-of-way.
The fire line may need to be separate from the service lines.
DRAINAGE COMMENTS:
The discharge of post development runoff must have no adverse impact on downstream
properties and meet the provisions of Ordinance # 605.
Submit 4 copies of the civil construction plans (22" x 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
http://www.citvofsouthlake.com/PublicWorks/engineeringdesign.asp
A Developer's Agreement may 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.
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.
This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
Fire Department Review
David Barnes
Fire Marshal
(817) 748-8233
dbarnesa-ci.southlake.tx.us
GENERAL COMMENTS:
1. Automatic fire sprinkler system will be required for buildings over 6,000 sq.ft. (per 2006 I.F.C. Sec.
903.2.10.6 as amended) Submit plans to Reed Fire Protection 14135 Midway Rd. Suite G260
Addison, Tex. 75001 Phone # 214-638-7599.
2. Backflow protection for fire sprinkler system may be in building at riser (instead of in vault) if riser
is within 100 feet of water main.
Fire sprinkler systems required to be monitored for water flow and valve tamper if over 20 sprinkler
heads on system. (per 2009 I.F.C. Sec. 903.4 as amended) Submit plans to Reed Fire Protection
14135 Midway Rd. Suite G260 Addison, Tex. 75001 Phone # 214-638-7599.
Fire department sprinkler connections to be five inch Storz connections (or equivalent) with 30
Case No. Attachment E
ZA12-030 Page 2
degree elbow and a Knox locking cap.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided to within 150 feet on a "hose -lay" basis of all exterior
portions of any buildings or structures added in the future. Fire apparatus access, if necessary,
needs to be all weather surface (asphalt or concrete) 24 feet wide and able to support fire
apparatus.
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 75,000 Ibs GVW).
3. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per
2006 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and updated 07-18-97)
Dimension turn radii on site plan.
More fire lanes may be required depending upon building size and location on lot. (per 2009 1 F.C.
Sec. 503.1.2 as amended and policy dated 05-27-93 and updated 07-18-97)
Fire lane will probably be required depending upon building location on property. (per 2009 1 F.C.
Sec. 503.1. as amended and policy dated 05-27-93 and updated 07-18-97)
FIRE HYDRANT COMMENTS:
Hydrant may be required depending upon building construction type and square footage and
locations of existing hydrants. (per 2009 I.F.C. Section 508.1. as amended)
Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on pumper outlet for
five -inch diameter hose.
Hydrants are required at a maximum spacing R-3 and U Occupancies 400 feet for unsprinklered
and 600 feet for sprinklered. All others are 300 feet for unsprinklered and 600 feet for sprinklered.
Hydrants are required at intersecting streets and at intermediate locations between as prescribed
above, measured as the hose would be laid.
Fire Department connection for sprinkler system must be within 100 feet of a fire hydrant.
INFORMATIONAL COMMENTS:
All construction plans to be submitted for a building permit must conform to the edition of the
International Fire Code currently amended and adopted.
All commercial buildings are required to have Knox rapid entry system boxes installed. (per 2009
I.F.C. Sec. 506.1 as adopted) Boxes can be ordered at www.knoxbox.com or contact the Fire
Marshal's Office. FDC connections must have a Knox Locking Cap.
# = Denotes comment that may be included in formal review by P&Z and City Council.
* = Denotes informational comment.
Community Service/Parks Department Review
Peter Kao
Construction Manager
(817) 748-8607
pkao@ci.southlake.tx.us
Case No. Attachment E
ZA12-030 Page 3
The City of Southlake, the City of Trophy Club and USACE are working together to establish trail
maintenance standards for all users to maintain the integrity of the trail system.
General Informational Comments:
All parking and vehicle use areas shall be of an all-weather surface material and constructed in
accordance with applicable codes. Parking lot must be installed in accordance with all State of
Texas accessibility requirements providing handicap parking, access, and signage.
All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended).
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
All lighting must comply with the Lighting Ordinance No. 693, as amended.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
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
ZA12-030 Page 4
SURROUNDING PROPERTY OWNERS
MARSHALL CREEK RANCH
6
5
2
4
1
3
SPO #
Ow
Zoni
gbo-
Land Use
Acreage
Response
1.
U S A
AG
Corps of Engineers Property
369.22
NR
2.
DORAN, MICHAEL & SHANDRA
AG
Low Density Residential, 100-Year Flood Plain
3.82
NR
3.
DALLAND PROPERTIES LLC
AG
Low Density Residential, 100-Year Flood Plain
6.81
NR
4.
DALDEN CORP
SP1
Low Density Residential
6.67
F
5.
RKT INC
MH
Low Density Residential
7.51
NR
6.
TOWN OF TROPHY CLUB
NR
Responses: F: In Favor
O: Opposed To U: Undecided NR: No Response
Case No.
ZA12-030
Attachment F
Page 1
N:tell]ki1I]IkiMa:Z9]»:4WMI4►IkiIMIM 7NN197ki1.1*1
Notices Sent: Six (6)
Responses Received: One (1) — Attached
Case No. Attachment F
ZA12-030 Page 2
Notti caNG R s-pon Form
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PO BOX 177724
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Ming _he awner(s) of th; property so rioters above, Oro horeby
- f a� + 6E 0-Appsed to undedded about
the pyaposed Zoning Charge and y .e Plan Werenced above.
Space for =n mwM2 a ] rag we P iflon:
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AdditionalSignature: Date:
Printed Namets):
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BOSET6171LIS 6r:Tz z1oz/06/s6
Case No. Attachment F
ZA12-030 Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-620
AN ORDINANCE AMENDING ORDINANCE NO.480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTH LAKE, TEXAS BEING LEGALLY DESCRIBED AS TRACT 7A,
R. D. PRICE SURVEY, ABSTRACT NO. 992A, CITY OF
SOUTHLAKE, DENTON COUNTY, TEXAS, BEING
APPROXIMATELY 3.686 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT TO "S-P-2" GENERALIZED SITE PLAN
DISTRICT AS DEPICTED ON THE APPROVED SITE PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT
"B", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN
THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
District under the City's Comprehensive Zoning Ordinance; and,
Case No. Attachment G
ZA12-030 Page 1
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health ad the general welfare; effect on light and air; effect on the over -crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
Case No. Attachment G
ZA12-030 Page 2
their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over -crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has
been a change in the conditions of the property surrounding and in close proximity to the tract or
tracts of land requested for a change since the tract or tracts of land were originally classified and
therefore feels that the respective changes in zoning classification for the tract or tracts of land are
needed, are called for, and are in the best interest of the public at large, the citizens of the city of
Southlake, Texas, and helps promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Being described as Tract 7A, R. D. Price Survey, Abstract No. 992A, City of Southlake,
Denton County, Texas, being approximately 3.686 acres, and more fully and completely
described in Exhibit "A" from "AG" Agricultural District to "S-P-2" Generalized Site
Plan District as depicted on the approved Site Plan attached hereto and incorporated
herein as Exhibit "B", and subject to the following conditions:
Approved (7-0) at 1s' reading subject to the following conditions:
Case No. Attachment G
ZA12-030 Page 3
A motion was made to approve Ordinance No. 480-620 (ZA12-030) zoning change and
site plan for Marshall Creek Ranch pursuant to the following: site plan review summary
no. 5, dated January 30, 2013; noting approval of the variance for the stacking depth;
accepting Planning and Zoning's recommendation regarding tree mitigation; at the next
public hearing the applicant will attempt to relocate the building (known as "bunkhouse")
to the east in the event subsequent construction is made; also noting the acceptance of
the current parking materials that exist on the site today, but in the event subsequent
improvements are made, further review and acceptance will be needed by the City's Fire
Department.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over -crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
Case No. Attachment G
ZA12-030 Page 4
consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most
appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
Case No. Attachment G
ZA12-030 Page 5
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to post the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place for
a public hearing thereon at least ten (10) days before the second reading of this ordinance, and if
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 51" day of February, 2013.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2013.
Case No. Attachment G
ZA12-030 Page 6
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZA12-030 Page 7
EXHIBIT "A"
Being described as Tract 7A, R. D. Price Survey, Abstract No. 992A, City of Southlake, Denton County,
Texas, being approximately 3.686 acres and more fully and completely described below:
WHEREAS, We, Michael Doran and Shandra Doran are the sole owners of a tract of land situated in the R. D. Price Survey, Abstract Number 992, County of Denton, according to the deed
recorded in Instrument No. 2004-257442, Deed Records, Denton County, Texas, and more particularly described as follows:
BEGINNING at a 1/2" iron pin found in the cast line of T W King Road for the northwest comer of a tract of land described in a deed to Daldcn Corporation, recorded in Volume
2361, Page 762, Deed Records, Denton County, Texas, for the southwest corner of said Doran tract;
THENCE North 00 degree 32 minutes 30 seconds East a distance of 545.92 feet along the east line of T W King Road to U.S. Army Corps of Engineers Monument Number D-29;
THENCE South 83 degrees 01 minutes 48 seconds East a distance of 300.90 feet to U.S. Army Corps of Engineers Monument Number D-28;
THENCE South 00 degree 29 minutes 54 seconds East a distance of 512.37 feet to a 1/2" iron pin act with yellow cap stamped "AREA SURVEYING" in the north line of said
Dalden Corporation tract, from which a 518" iron pin found bears 1.56 feet, North 24 degrees 01 minutes 10 seconds East;
THENCE North 89 degrees 25 minutes 51 seconds West a distance of 308.31 feet to the POINT OF BEGINNING, said described tract containing 3.686 acres of land.
Case No. Attachment G
ZA12-030 Page 8
EXHIBIT "B"
Reserved for Approved Site Plan
Case No. Attachment G
ZA12-030 Page 9