Item 4D
Department of Planning & Development Services
S T A F F R E P O R T
May 26, 2015
CASE NO: ZA15-044
PROJECT: Preliminary Plat for Shady Lane
EXECUTIVE
SUMMARY:
Hat Creek Development is requesting approval of a Preliminary Plat for Shady Lane to
develop seventeen (17) residential lots on property described as Tracts 5C1, 5E1, 5E
and 5D2C, Samuel Freeman Survey, Abstract No. 525, City of Southlake, Tarrant
County, Texas and located at 853, 909, 1001 and 1015 Shady Ln., Southlake,
Texas. Current Zoning: “SF-1A” Single Family Residential District. SPIN Neighborhood
# 4.
REQUEST
DETAILS:
The applicant is requesting approval of a Preliminary Plat for Shady Lane to develop
seventeen (17) residential lots on approximately 20.5 acres. The Preliminary Plat
complies with all of the regulations in the “SF-1A” zoning district.
A Site Data Summary Chart for the Preliminary Plat is below.
Residential Average Gross Net Open Open
LotsLot SizeDensityDensitySpaceSpace %
Preliminary Plat 17 48,462 0.83 0.899 0.00 ac.0.00%
(SF-1A Zoning District) sq. ft.DU/AcreUnits/Acre
ACTION NEEDED: Consider approval of a Preliminary Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information (Link to PowerPoint)
(D) Plat Review Summary No. 1, dated May 15, 2015
(E) Surrounding Property Owners Map and Responses
for Commission and Council Members Only
(F) Full Size Plans ()
STAFF CONTACT:
Ken Baker (817)748-8067
Richard Schell (817)748-8602
Case No.
ZA15-044
BACKGROUND INFORMATION
APPLICANT:
Hat Creek Development
OWNERS:
Brian Nerney, Clifton Wayne Johnson, Patricia Johnson, Clifton Wayne
Johnson, Jr., William Brett Johnson, City of Grapevine
PROPERTY LOCATION:
853, 909, 1001 and 1015 Shady Ln.
PROPERTY
DESCRIPTION:
Tracts 5C1, 5E1, 5E and 5D2C, Samuel Freeman Survey, Abstract No. 525
LAND USE CATEGORY:
Low Density Residential
CURRENT ZONING:
“SF-1A” Single Family Residential District
HISTORY:
- The propertywas annexed into the City in 1956, 1966 and 1988 and given the
“AG” Agricultural District zoning designation.
- The “SF-1A” Single Family Residential zoning designation was placed on the
property with the adoption of Zoning Ordinance No. 480 in September of 1989.
- The existing home at 909 Shady Ln. was constructed in 1973 (Source: City
Building Permit).
- The existing home at 853 Shady Ln. was constructed in 1979 (Source: City
Building Permit).
- A motion to approve a Zoning Change and Development Plan (ZA14-144) for
Shady Lane from “SF-1A” Single Family Residential District to “R-PUD”
Residential Planned Unit Development District that proposed eighteen
residential lots and three open space lots received a 3-3 vote by the Planning
and Zoning Commission on February 5, 2015. A subsequent motion to deny
the item also received a 3-3 vote.
- A motion to deny a Zoning Change and Development Plan for Shady Lane
from “SF-1A” Single Family Residential District to “R-PUD” Residential Planned
Unit Development District that proposed seventeen residential lots and three
open space lots was approved (6-1) by the City Council on May 19, 2015.
SOUTHLAKE 2030 PLAN:
Consolidated Future Land Use Plan
The site is designated “Low Density Residential”, which specifies single
family detached dwellings at a net density of one or fewer dwelling units per
acre. The proposed residential development is consistent with this
designation.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows Shady Ln. to be a local
residential street with 50’ of right of way. Adequate right of way is shown to be
dedicated on the plans.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows a >8’ Multi-Use Trail
extending from Shady Lane through the Corps of Engineers property to the
Grapevine city limit. No trail connection through the property to the Grapevine
city limit is required or proposed. Subdivision Ordinance No. 483, as amended
requires 4’ sidewalks along all local residential streets and the required
sidewalks are shown on the plan.
Case No. Attachment A
ZA15-044 Page 1
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The Preliminary Plat proposes one street with access onto Shady Lane, which
is a local residential street. Traffic Counts are not included for local residential
streets in the City of Southlake Traffic Count Report.
Traffic Impact
AM-AM-PM-PM-
Use Lots Vtpd*
IN OUT IN OUT
Single Family Residential 17 163 3 10 11 6
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
WATER & SEWER:
The property will be served by an existing 8” water line and a 6” sewer line in
Shady Ln.
TREE PRESERVATION:
The Tree Preservation Plan shows that there is 72.31% existing tree cover on
the site, so Tree Preservation Ordinance No. 585-D requires a minimum of
40% of the existing canopy to be preserved. The applicant is proposing to
preserve approximately 70.47% of the existing tree cover.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting was not held for the Preliminary Plat case.
PLANNING AND ZONING
COMMISSION ACTION:
May 21, 2015; Approved (4-0) as presented, noting the staff report dated May
15, 2015 and Plat Review Summary No. 1, dated May 15, 2015.
STAFF COMMENTS:
Attached is Plat Review Summary No. 1, dated May 15, 2015.
Case No. Attachment A
ZA15-044 Page 2
.
Case No. Attachment B
ZA15-044 Page 1
PRELIMINARY PLAT
Case No. Attachment C
ZA15-044 Page 1
SF-1A PLAN
Case No. Attachment C
ZA15-044 Page 2
TREE CONSERVATION PLAN
Case No. Attachment C
ZA15-044 Page 3
Case No. Attachment C
ZA15-044 Page 4
PLAT REVIEW SUMMARY
ZA15-044One05/15/15
Case No.: Review No.: Date of Review:
Preliminary Plat – Shady Lane
Project Name:
APPLICANT: Kosse Maykus PLANNER: Curtis Young
Hat Creek Development Sage Group, Inc.
P.O. Box 92747 1130 N. Carroll Ave. Ste. 200
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 329-3111 Phone: (817) 424-2626
E-mail: kosse@maykus.com E-mail: cyoung@sage-dfw.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
05/04/15 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
RICHARD SCHELL AT (817) 748-8602.
1. A final plat that conforms to the Preliminary Plat and underlying “ SF-1A” Single Family Residential
zoning requirements must be processed and filed with the County prior to issuance of any building
permits.
2. Dimension the right of way dedication 25’ from the centerline. Make sure that the Shady Ln. centerline
shown matches the centerline shown on the Evergreen Estates plat.
3. Show the limits of the 100-year flood plain and the 100-year floodway (if any) on the Preliminary Plat.
Show the 100-Year flood plain in a Drainage Easement with bearings and dimensions on the Final
Plat.
4. The property will be served by an existing 8” water line and a 6” sewer line in Shady Ln. Show the
correct sizes of existing water and sewer lines that are in Shady Lane on the utility plan.
* Add the flowage easement note below to the Final Plat.
Tree Conservation/Landscape Review
Case No. Attachment D
ZA15-044 Page 1
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. As submitted, the Tree Conservation Analysis complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. The site has 72.31% of existing tree cover and
40% of that tree cover is required to be preserved. The submitted Plan shows that 70.47% of the
existing tree cover is proposed to be preserved and 12.57% is designated as “Marginal”.
* 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.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Sidewalks shall be required to be constructed with each dwelling.
3. Civil construction plans shall include plan sheets for pre-construction, post-construction and
permanent erosion control measures and stabilization.
* 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:
Case No. Attachment D
ZA15-044 Page 2
1. 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.
2. The following note shall be added to the Final Plat: Compliance with the provisions of the city’s Storm
Drainage Policy does not relieve a person of the responsibility of complying with all other applicable
laws, including, but not limited to, Section 11.086, Texas Water Code.
* 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:
3. Minimum size for water lines is 8”.
4. Waterline shall be looped or extended to property line.
5. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details.
6. Single family residential developments require fire hydrant spacing of 400’ maximum for non-sprinkled
residences or 600’ for sprinkled residences.
* 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.
* Water meters and fire hydrants shall be located in an easement or right of way.
SANITARY SEWER COMMENTS:
7. Minimum size for sanitary sewer is 8”. Sanitary sewer service lines shall connect to public sanitary
sewer system built to City standards.
8. Proposed sanitary sewer shall be located in parkway - not under pavement, except for crossings.
9. Clearly label all public and private sanitary sewer lines.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement on
the Final Plat.
2. Clearly label all private and public storm lines.
3. Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 2, 10 and 100- year storm events.
Detention may be required with any new proposed construction. Describe how increased runoff from
site is being detained. Access easements are needed for maintenance of detention ponds.
Case No. Attachment D
ZA15-044 Page 3
4. Documentation supporting and certifying that detention is not necessary will be required prior to
approval of construction plans.
5. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be
installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm
sewer:
30” RCP and under - 15’ easement
42” – 54” RCP - 20’ easement
60” – 66” RCP - 25’ easement
72” – 102” RCP - 30’ easement
Over 102” RCP – 3.5 times diameter
6. Verify size, shape, and/or location of the detention pond (as depicted on the site/concept/development
plan). Any changes to size, shape, and/or location of the proposed pond(s) may require a revision to
the concept/site/development plan and may need to be approved by the Planning and Zoning
Commission and the City Council.
* Calculations will be required to verify capacity of proposed curb inlets.
* 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
ZA15-044 Page 4
GENERAL COMMENTS:
Proposed street names need to be approved by the City of Southlake prior to final plat. Submit
proposed names and alternate names as soon as possible.
FIRE LANE COMMENTS:
Fire apparatus access, the public street, needs to be designed and maintained to support the imposed
loads of fire apparatus (minimum of 80,000 lbs GVW). Fire access roads must be at least 31 ft. back
of curb to back of curb. (Standard street width)
Cul-de-Sacs must have a 30 foot inside turn radius, and a 50 foot pavement radius (100 foot
pavement diameter) for an approved turnaround for emergency vehicles. Adequate right of way (60’
radius - 120’ diameter) is shown to be dedicated on the plat.
FIRE HYDRANT COMMENTS:
Hydrants maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-sprinkled homes.
(Hydrants do not meet distance requirements on plans)
intersecting streets
Hydrants are required at and at intermediate locations between as prescribed
above, measured as the hose would be laid (Hydrants not provided at entrances off of Shady Lane
into the new street).
Community Service/Parks Department Review
Peter Kao
Construction Manager
817-748-8607
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.
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 19 dwelling units= $57,000.00 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. 5ft pathway
required along Shady Lane and both sides of all interior streets.
Case No. Attachment D
ZA15-044 Page 5
General Informational Comments
* Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan.
* The existing fence on Shady Ln. appears to be in the right of way dedication area. If the fence is to
remain, approval a right of way encroachment agreement will be required.
* The flowage easement note will be required on the Final Plat.
* All mechanical equipment must be screened of view from 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 development plan and other required 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
ZA15-044 Page 6
SURROUNDING PROPERTY OWNERS
Shady Lane
SPO Owner Zoning Physical Address Acreage Response
#
1. Grapevine, City Of SF1-A 1015 SHADY LN 0.64 NR
2. Johnson, Patricia Etal SF1-A 1001 SHADY LN 7.98 NR
3. Nerney, Brian SF1-A 853 SHADY LN 8.69 NR
4. U S A SF1-A SHADY LN 16.98 NR
5. Lehmann, Jean E Etvir Paul A SF20A 1100 SHADY LN 0.67 NR
6. Trautman, Barbara Etvir Thomas SF20A 1104 SHADY LN 0.46 NR
7. Lotter, Debora & Bruce SF20A 1108 SHADY LN 0.46 NR
8. Stewart, Charlie III & Linda S SF20A 1112 SHADY LN 0.48 NR
9. Armstrong, Sammy Etux Belinda SF1-A 1012 SHADY LN 1.34 F
10.Norman, Daniel Jr Etux Kimberl SF20A 2212 YEARGAIN CT 0.50 NR
11.Jameson, Mark J Etux Nicole SF20A 2216 YEARGAIN CT 0.72 NR
12.Segrest, Eugene Etux Celeste SF20A 2208 YEARGAIN CT 0.47 NR
13.Moyer, Judy I SF1-A 1010 SHADY LN 0.79 NR
14.McAllister, Marianne SF1-A 1008 SHADY LN 0.74 NR
15.Wright, Judy A SF1-A 1004 SHADY LN 0.78 NR
16.Johnson, Patricia SF1-A 909 SHADY LN 0.51 NR
17.Smith, Eric SF1-A 906 SHADY LN 0.72 NR
18.Smith, Eric SF1-A 900 SHADY LN 0.90 NR
19.Schreiner, Robert L Etux Ann SF1-A 2444 RAINTREE DR 0.26 NR
20.Gibson, Jed C Etux Michele M SF1-A 2420 RAINTREE DR 0.67 NR
21.Archer, Michael Joe Etux Wilma SF1-A 813 SHADY LN 2.29 F
22.Azamar, Peter SF1-A 760 SHADY LN 0.34 O
Case No. Attachment E
ZA15-044 Page 1
23.Azamar, Peter SF1-A 780 SHADY LN 0.55 O
24.Azamar, Peter SF1-A 770 SHADY LN 0.35 O
25.Azamar, Peter SF1-A 800 SHADY LN 1.45 O
26.Southlake, City Of SF1-A 850 SHADY LN 0.49 NR
27.Southlake, City Of SF1-A 870 SHADY LN 0.83 NR
28.Azamar, Peter SF1-A 810 SHADY LN 0.69 O
29.Novakovic, Roberta SF1-A 2480 RAINTREE DR 2.13 NR
30.Johnson, Elizabeth B Etvir C SF1-A 2460 RAINTREE DR 0.97 NR
31.Schreiner, Robert Lewis SF1-A 2440 RAINTREE DR 1.09 NR
32.Gibson, Jed C Etux Michele M SF1-A 2420 RAINTREE DR 1.56 NR
33.Archer, Michael Joe Etux Wilma SF1-A 813 SHADY LN 1.07 F
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent:
Thirty-three (33)
Responses received within 200’:
Three (3) – Attached
Responses received from Grapevine residents:
Two (2) – Attached
Case No. Attachment E
ZA15-044 Page 2
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Responses from Grapevine Residents
Case No. Attachment E
ZA15-044 Page 6
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