Item 6E
Department of Planning & Development Services
S T A F F R E P O R T
April 28, 2015
CASE NO: ZA14-132
PROJECT:Preliminary Plat for Edwards Park Addition
EXECUTIVE
SUMMARY:
Clayton and Clayton Real Estate originally requested approval of a Preliminary
Plat for the proposed Edwards Park Addition, Lots 1 and 2 for two (2)
residential lots and an open space lot on 1.99 acres located at 825 E. Dove
Road. The request has been amended to request approval of a Preliminary Plat
for two (2) residential lots on 1.99 acres (1.84 net acres, less R.O.W. for E.
SPIN #3
Dove Road).
DETAILS:
Clayton and Clayton Real Estate had originally requested approval of a
Preliminary Plat for the proposed Edwards Park Addition, Lots 1 and 2 for two
(2) residential lots and one (1) open space lot on 1.99 acres. The site is located
825 W. Dove Road and currently consists of one (1) unplatted tract. The
applicant has amended their request to seek Preliminary Plat approval for two
(2) residential lots on 1.99 acres. Lot 1, the north lot fronting on E. Dove Road,
is 1 acre and Lot 2, the south lot fronting on Cheyenne Park Lane, is .84 acre.
This proposal is associated with the Land Use Plan Amendment from “Low
Density Residential” to “Medium Density Residential” under Case CP14-003
and the zoning change from “AG” to “RPUD” under Case ZA14-131.
Variance
: As part of the RPUD zoning regulations and plan, the applicant is
requesting a variance to the Subdivision Ordinance, Article V, Section 5.01
General, 5.01B “Continuity of Street Systems” and 5.03K to allow Castle Rock
Drive to remain as a dead end street.
ACTION NEEDED:1) Consider Preliminary Plat Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Preliminary Plat Review Summary No.5, dated April 13, 2015
(E) Surrounding Property Owners Map and Responses
(F) Full Size Plans (for Commissioners and Council members only)
STAFF CONTACT:
Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No.
ZA14-132
BACKGROUND INFORMATION
OWNERS:
Ananth Mallavarapu and Surekha Koya
APPLICANT:
Clayton and Clayton Real Estate
PROPERTY SITUATION:
825 W. Dove Road
Tract 1A1C of the Absolom H. Chivers Survey, Abstract No. 525, an
LEGAL DESCRIPTION:
addition to the City of Southlake, Tarrant County, Texas.
LAND USE CATEGORY:
Low Density Residential
PROPOSED LAND USE:
Medium Density Residential
CURRENT ZONING: “
AG” Agricultural District
REQUESTED ZONING:
Originally requested zoning for “SF-30” Single Family Residential District
Modified requested zoning for“R-PUD” Residential Planned Unit
Development District
HISTORY:
September 19, 1989; City Council approved the “AG” Agricultural District
with the adoption of Zoning Ordinance 480 and the Official Zoning Map.
CITIZEN INPUT:
A SPIN (SPIN #3) meeting was held November 3, 2014 and the SPIN
report is located in Attachment ‘C’.
SOUTHLAKE 2030:Consolidated Land Use Plan
Land Use Plan designates this
property Low Density
Residential. The Medium
Density Residential category is
suitable for any single-family
development.Other suitable
activities are those permitted
in the Public Parks/Open
Space and Public/Semi-Public
categories. This development
is consistent with the future
land use designation.
Pathways Master Plan
The Pathways Master Plan indicates a future sidewalk along the east
side of W. Dove Road less than 8 feet wide. Sidewalks along E. Dove
Road and Castle Rock Drive to Cheyenne Park Lane will be constructed
with this development.
Case No. Attachment A
ZA14-132 Page 1
TREE PRESERVATION:
Two (2) trees are proposed to be removed with this request.
UTILITIES:Water
The site has access to an existing 6-inch water line along E. Dove Road
and an 8-inch water line on Castle Rock Drive.
Sewer
The site has access to sewer from an existing 8-inch along E. Dave
Road and from an existing 8-inch along Cheyenne Park Lane and the
southern portion of the east property line.
PLANNING AND
ZONING COMMISSION:
November 20, 2014; Approved (6-1) subject to the Preliminary Plat
Review Summary No. 2 dated November 14, 2014 and Staff Report
dated November 14, 2014; noting the reduction in the cul-de-sac to a 50
foot radius and change the street angle to preserve the tree at the
proposed cul-de-sac; noting a wrought iron fence will be placed on the
east and west boundary of Lot 1.
CITY COUNCIL:
January 6, 2015; Approved (7-0) the motion to table the item, as
requested by the applicant, until the January 20, 2015 City Council
meeting.
January 20, 2015; Approved (7-0) the motion to table the item until the
February 17, 2015 City Council meeting.
February 3, 2015: Approved (7-0) the motion to table until the March 17,
2015 City Council meeting.
February 17, 2015: Approved (7-0) the motion to table until the March
17, 2015 City Council meeting.
March 17, 2015: Approved (7-0) the motion to table until the April 21,
2015 City Council meeting.
April 21, 2015; Approved (7-0) the motion to table until the May 5, 2015
City Council meeting.
STAFF COMMENTS
: Attached is the Preliminary Plat Review Summary No. 5, dated April 13,
2015.
In May 2011, a demolition permit was issued by the City to remove the
existing house and pool from the property.
According the Tarrant Appraisal District, one acre of the property is
listed as residential property and one acre is listed as commercial
property.
N:\\Community Development\\MEMO\\2014 Cases\\132 - PP - Edwards Park Addition\\Staff Report
Case No. Attachment A
ZA14-132 Page 2
Case No. Attachment C
ZA14-132 Page 1
Plans and Support Information
Previous Proposed Preliminary Plat 1-20-15
Case No. Attachment C
ZA14-132 Page 1
Previously Proposed Narrative 1-20-15
Case No. Attachment C
ZA14-132 Page 2
Proposed Preliminary Plat 5-5-15
Case No. Attachment C
ZA14-132 Page 3
Site Photographs
View south from E. Dove Road
View east to Castle Rock Drive dead end
(southwest corner of 825 E. Dove Road property)
Case No. Attachment C
ZA14-132 Page 4
View northwest to Cheyenne Park Lane cul-de-sac
(southeast corner of 825 E. Dove Road property)
Case No. Attachment C
ZA14-132 Page 5
SPIN MEETING REPORT
Case Number:
ZA14-131 and ZA14-132
Project Name:
Lots 1 & 2, Block 1, Edwards Park Addition
SPIN Neighborhood:
3
Meeting Date:
November 3, 2014
Meeting Location:
1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance:
10
Host:
Monique Schill
Applicant(s) Presenting:
Art Clayton
City Staff Present:
Patty Moos, Planner I
City Staff Contact:
Patty Moos, Planner I, 817-748-8269
Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on “Learn More” under
Video On Demand; forums are listed under SPIN by meeting date.
FORUM SUMMARY:
Applicant is seeking a zoning change and plat for 2 SF-30 lots located at 825 E. Dove
•
Road for SPIN #3.
Existing 2 acres on the south side of E. Dove Road.
•
Currently low density land use surrounded by medium density use
•
Plan to visit with the Estes Park HOA and neighborhoods
•
Building a cul-de-sac at the end of Castle Rock Drive instead of building a street thru to
•
Cheyenne Park Lane.
4-foot sidewalks around the cul-de-sac and 6-foot sidewalk along E. Dove Road.
•
Landscape bufferyard along E. Dove Road.
•
Water line extension, fire hydrants and sewer connections going in with the
•
development.
QUESTIONS / CONCERNS:
1. Estes Park HOA- Is the cul-de-sac going in? Yes
2. Where do the lots front? The north lot fronts on E. Dove Road and the south lot fronts
on Castle Rock Drive.
3. Concern about the south lot benefiting from the Estes Park HOA for the landscape
maintenance and holiday lights without participating in the cost. No. Trying to correct
the missed connections. Houses will be high quality 4,000 sf minimum.
4. Immediately adjacent homes are 6,000 sf+ and would prefer the houses to be larger, if
possible.
Case No. Attachment C
ZA14-132 Page 6
5. Wants quality of the home to be comparable to Estes Park homes. Will be a quality
constructed home with energy efficient design.
6. Wants to be able to have the HOA be involved in order to have input in the
architectural control and wants to work with the developer to have a level of comfort
with the house architecture standard.
7. What will be the size of the house at 825 E. Dove Road? Lot 1 will be a minimum of
4,500 sf with piers, walls with energy efficient standards, well build with many high end
details.
8. Will the sidewalk be installed on E. Dove Road? Yes.
9. What are the sideyard setbacks? 20-feet.
Presentation: 6:00-6:30 pm
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 C
ZA14-132 Page 7
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA14-132 Review No.: Five Date of Review: 4/13/15
Edwards Park Addition Lots 1 and 2
Project Name:
APPLICANT: Clayton and Clayton Real Estate Owners:
Arthur Clayton Ananth Mallavarapu and Surekha Koya
P.O. Box 92700 2112 Cheyenne Park Lane
Southlake, TX 76092 Southlake, TX 76092
Phone: 817-821-0114 Phone: 316-393-0884
Email: claytonandclayton@msn.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/6/15
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 THE
APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The lots must comply with underlying zoning. As proposed, this plat is subject to the approval
of an appropriate change of zoning.
2. All plats of property in the noise cone as defined in the Zoning Ordinance shall provide the
avigation easement note
on the face of any plat intended to be filed in the County Plat
records. See Appendix 3 in the Subdivision Ordinance.
3. Given the configuration on the ROW and streets of Cheyenne Park Land and Castle Rock
Drive. The intent of the Subdivision Ordinance Streets and Right-of Way Requirements,
Section 5.01B, Continuity of Streets Systems, is to provide connectivity of streets. The
(Variance Requested,
applicant has proposed to leave the street configuration as it is shown.
as proposed under the RPUD zoning regulations and plan)
4. Setback from Cheyenne Park Lane needs to be mathematically tied to the lot boundary.
5. It appears this property 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 of the
Subdivision Ordinance No. 483 should be executed on Plats to be filed in the County Plat
Records.
Case No. Attachment D
ZA14-132 Page 1
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The 42” Cottonwood has partially declined and would probably be removed when a house is
built on the lot.
Informational Comment:
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree
Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing
tree cover in accordance with the percentage requirements established by Table 2.0. If the
property has previously received a tree permit related to development, the percentage of
existing tree cover at the time the first such permit was issued shall be used to calculate the
minimum existing tree cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on Minimum percentage of the
the entire site existing tree cover to be
preserved*
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.
* 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 trees intended to be preserved.
LANDSCAPE COMMENTS:
No comments.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment D
ZA14-132 Page 2
Public Works/Engineering Review
Om Garty-Chhertri, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhertri@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Sidewalks shall be required to be constructed with each dwelling.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER COMMENTS:
1. City’s Water master plan calls for a 12” water line along Dove Rd. Extend 12” waterline to the
eastern boundary and the City will reimburse the incremental difference in cost between 12”
and 8”.
* Water lines cannot cross property lines without being in an easement or right of way.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
* 12” water line on Dove Road shall conform to the City’s water concept plan.
* Water meters and fire hydrants shall be located in an easement or right of way.
SANITARY SEWER COMMENTS:
1. Minimum size for sanitary sewer is 8”.
Case No. Attachment D
ZA14-132 Page 3
2. Sanitary sewer to the Lot 1 will be required due to proximity of sewer line less than 100’.
Extend sanitary sewer to the eastern property line and provide manhole and sewer stub as
required.
* Sanitary sewer in right of way shall be constructed to City standards.
* 5’ diameter Manhole shall be proposed if number of influent pipe is > 2.
DRAINAGE COMMENTS:
1. Proposed driveway culvert must be sized by an engineer and submitted for approval to the
City Engineer.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards. The proposed flume will not be allowed.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. 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.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* A right of way permit shall be obtained from the Public Works Operations Department (817)
748-8082 to connect to the City’s sewer, water or storm sewer system.
* A Developer 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
Case No. Attachment D
ZA14-132 Page 4
GENERAL COMMENTS:
1. The driveway must be at least ten feet wide and allow access to the residential structure being
built. The amount of access depends on the size of the structure and if it is provided with an
automatic fire sprinkler system.
Community Service/Parks Department Review
Peter Kao
Construction Manager
817-748-8607
E-mail : pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if
requesting fee payments or fee credits. Please contact the Community Services Department at (817)
748-8607 for further details.
Land/park dedication requirements:
Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre
of park land for every forty (40) dwelling units.
Two lots are being platted. One lot had an existing house and is exempt from park fee assessment.
Second lot did not have an existing house and must be assessed a park fee. If fee payment is
approved by City Council in lieu of land dedication, residential park dedication fees in the amount of
$3000 per dwelling unit x 1 new dwelling units= $3000.00 will be required. Fees will be collected with
the approved developer’s agreement.
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide 4ft+
concrete sidewalks on both sides of all public and private streets consistent with Article V Street and
Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility
requirements.
General Informational Comments
* The City of Southlake recommends meeting with the adjacent property owners regarding this
project prior to the Planning and Zoning Commission meeting.
* 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.
Case No. Attachment D
ZA14-132 Page 5
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,;
Overlay Zones.
* It appears this property 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 of the
Subdivision Ordinance No. 483 should be executed on Plats to be filed in the County Plat
Records.
* 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 D
ZA14-132 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Preliminary Plat for Edwards Park Addition
SPO# Owner Name Zoning Address Acreage Response
Collier, Donald Jr & Elizabeth SF1-A 800 VICTORIA LN 1.66
NR
1.
Radcliff, Zack D Etux Pearlean SF1-A 780 E DOVE RD 0.98
NR
2.
Timmons, Clay B Etux Cara L RPUD 774 BLACK FOREST CT 0.55
NR
3.
Satsky, Daniel B Etux Amy W RPUD 770 BLACK FOREST CT 0.57
NR
4.
Lee, Justin Etux Kim Lee RPUD 775 BLACK FOREST CT 0.60
NR
5.
Nordtvedt, Richard Etx Liliana RPUD 2163 ESTES PARK DR 0.38
NR
6.
Goldschmidt, Douglas Etux Marg RPUD 2159 ESTES PARK DR 0.37
NR
7.
Kapoor, Sanjiv Etux Upasna RPUD 2155 ESTES PARK DR 0.35
NR
8.
Baiotto, Brent R Etux Sarah RPUD 774 CASTLE ROCK DR 0.47
NR
9.
Menon, Rajasekhar C & Indu RPUD 2151 ESTES PARK DR 0.36
NR
10.
Michaelides, Jason Etux Alisha RPUD 905 ASPEN RIDGE DR 0.46
NR
11.
Death, James Lee RPUD 901 ASPEN RIDGE DR 0.46
NR
12.
McLaughlin, Michael P Etux T RPUD 775 CASTLE ROCK DR 0.36
NR
13.
Tt Management Llc RPUD 2117 ESTES PARK DR 0.38
NR
14.
2112 CHEYENNE PARK
F
15.
Bulatao, Brian J RPUD LN 0.44
Sheehan, James M RPUD 2113 ESTES PARK DR 0.45
NR
16.
Canalizo, Charles Etux Alissa SF1-A 740 E DOVE RD 1.49
NR
17.
Pierret, Brian Etux Christine RPUD 845 E DOVE RD 1.24
NR
18.
2123 CHEYENNE PARK
NR
19.
Medici, Jeffrey P Etux Pamela RPUD LN 0.54
Tabrez, Shams AG 855 E DOVE RD 1.95
NR
20.
Bulatao, Brian Etux Robin AG 825 E DOVE RD 1.96
NR
21.
2119 CHEYENNE PARK
NR
22.
Berwick, Tracy Etvir Robert D RPUD LN 0.81
2116 CHEYENNE PARK
NR
23.
Hicks, Jon W Etux Holly W RPUD LN 0.50
Long, Michael R SF1-A 801 VICTORIA LN 1.64
NR
24.
Superintendent of Carroll ISD
NR
25.
Superintendent of Grapevine
NR
26.
Colleyville ISD
Superintendent of Northwest ISD
NR
27.
Superintendent of Keller ISD
NR
28.
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:Twenty-four (24)
Responses Received: In Favor: 1 No Response: 23 Opposed: 0