Item 7B
Department of Planning & Development Services
S T A F F R E P O R T
June 9, 2015
CASE NO: ZA15-042
PROJECT: Preliminary Plat for Moss Farms
EXECUTIVE
SUMMARY:
Horton Capital Partners is requesting approval of a Preliminary Plat for Moss Farms to
develop seventeen residential lots on property described as Tract 3A1K, F. Throop
Survey, Abstract No. 1511, City of Southlake, Tarrant County, Texas and located at
1967 E. Dove Rd., 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 Moss Farms to develop
thirteen residential and two open space lots on approximately 15.65 acres. The
Preliminary Plat complies with all of the regulations in the “SF-1A” zoning district.
To address concerns about the proposed street entrance being located on a curve in
E. Dove Rd., the applicant has provided a sight distance exhibit (included in
PowerPoint). The City’s Public Works Department has reviewed the exhibit and has
found that the sight distances meet TxDOT requirements.
A Site Data Summary Chart for the Preliminary Plat is below:
Residential Open Average Gross Gross Open Open
LotsSpace Lot SizeAcreage DensitySpaceSpace %
Lots
132 44,374 15.65 0.83 0.96 ac.6.13%
sq. ft.ac. du/ac.
VARIANCES
REQUESTED:
The following variances to the Subdivision Ordinance No. 483, as amended, are requested:
1) Variance to Section 5.02 requiring a 50’ right of way for a local street to allow a
40’ right of way.
2) Variance to Section 5.04, which does not permit private streets in new
subdivisions in which less than 75% of the lots contain homeowner occupied
structures, to allow the proposed street to be a private street.
3) Variance to Section 5.03, requiring a maximum cul-de-sac length of 1,000 feet
to allow a cul-de-sac length of approximately 1,300 feet.
Case No.
ZA15-042
ACTION NEEDED: Consider approval of a Preliminary Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to PowerPoint
(D) Revised Plat Review Summary No. 2, dated June 6, 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.
ZA15-042
BACKGROUND INFORMATION
APPLICANT:
Horton Capital Partners
OWNERS:
Hargadine G W Estate
PROPERTY LOCATION:
1967 E. Dove Rd.
PROPERTY
DESCRIPTION:
Tract 3A1K, F. Throop Survey, Abstract No. 1511
LAND USE CATEGORY:
Low Density Residential
CURRENT ZONING:
“SF-1A” Single Family Residential District
HISTORY:
- The propertywas annexed into the City in 1957 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 and the official zoning
map in September of 1989.
- The existing home on the property was constructed in 1963 (Source: Tarrant
Appraisal District).
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 E. Dove Rd. to be a two
lane undivided arterial with 88’ 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’ sidewalk along E.
Dove Rd. adjacent to the property and a >=8’ multi-use trail along the north
side of E. Dove Rd. Four foot (4’) sidewalks are required along the street
frontage of all lots in the subdivision.
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The Preliminary Plat proposes one private street with access onto E. Dove Rd.
E. Dove Rd. (36)
Between W. Southlake Blvd. and W. Continental Blvd.
West Bound East Bound
24hr 2,370 2,196
AM Peak 7:15 AM – 8:15 AM (236) 7:15 AM – 8:15 AM (264)
PM Peak 5:00 PM - 6:00 PM (364) 5:00 PM - 6:00 PM (305)
Based on the 2013 City of Southlake Traffic Count Report
*
Case No. Attachment A
ZA15-042 Page 1
Traffic Impact
AM-AM-PM-PM-
Use Lots Vtpd*
IN OUT IN OUT
Single Family Residential 13 124 2 8 8 5
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 12” water line and an 8” sewer line in
E. Dove Rd.
TREE PRESERVATION:
The Tree Preservation Analysis shows that there is approximately 55% existing
tree cover on the site, so Tree Preservation Ordinance No. 585-D requires a
minimum of 50% of the existing canopy to be preserved. The applicant is
proposing to preserve a minimum of 50% of the existing tree caliper inches at
the time of construction plan submittal so that the development as a whole
meets the 50% required to be preserved. Each lot will be assigned a minimum
percentage of tree preservation calculated by caliper inches. Each builder will
be required to preserve the assigned minimum percentage of tree caliper
inches to comply with the 50% canopy coverage or approval of a Variance to
the Tree Preservation Ordinance by City Council will be required.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting was not held for this case.
PLANNING AND ZONING
COMMISSION ACTION:
June 4, 2015; Approved (5-1) subject to Staff Report dated June 4, 2015 and
Revised Plat Review Summary No. 2 dated June 4, 2015 and also approving
each of the variances 1, 2 and 3 as presented, noting the applicant’s
willingness to consider moving back the gate to the extent that that becomes
an issue at Council with respect to stacking.
STAFF COMMENTS:
Attached is Revised Plat Review Summary No. 2, dated June 6, 2015.
Case No. Attachment A
ZA15-042 Page 2
.
Case No. Attachment B
ZA15-042 Page 1
PRELIMINARY PLAT
Case No. Attachment C
ZA15-042 Page 1
TREE PRESERVATION ANALYSIS
Case No. Attachment C
ZA15-042 Page 2
REVISED PLAT REVIEW SUMMARY
ZA15-042Two06/06/15
Case No.: Review No.: Date of Review:
Preliminary Plat – Moss Farms
Project Name:
APPLICANT: Trent Horton ENGINEER: DeOtte, Inc.
Horton Capital Partners Clayton Redinger
590 N. Kimball Ave., Suite 160 420 Johnson Rd., Suite 303
Southlake, TX 76092 Keller, TX 76248
Phone: (817) 410-4014 Phone: (817) 337-8899
E-mail: trent@hortoncapital.com E-mail: claytonredinger@deotte.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
05/19/15 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL.
IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD
SCHELL AT (817) 748-8602.
1. The Master Pathways Plan shows a <8’ sidewalk along E. Dove Rd. adjacent to the property and a
>=8’ multi-use trail along the north side of E. Dove Rd. Four foot (4’) sidewalks are required along
the street frontage of all lots in the subdivision. Construction of the 4’ sidewalk along E. Dove Rd.
is required with the development of the subdivision and construction of the 4’ sidewalks along the
proposed street is required on each lot at the time of home construction.
2. The following variances to the Subdivision Ordinance No. 483, as amended, are requested:
a. Variance to Section 5.02 requiring a 50’ right of way for a local street to allow a 40’
right of way.
b. Variance to Section 5.04, which does not permit private streets in new subdivisions in
which less than 75% of the lots contain homeowner occupied structures, to allow the
proposed street to be a private street.
c. Variance to Section 5.03, requiring a maximum cul-de-sac length of 1,000 feet to allow
a cul-de-sac length of approximately 1,300 feet.
3. Add a written scale below the graphic scale (1” = 50’).
4. Show and dimension Lot 44, F. Throop, No 1511 Addition across Dove as it is currently platted with
the full right of way width dimensioned at 88’. Remove the extra line in the right of way and just show
the right of way line as it was dedicated.
5. The following changes are needed with regard to easements:
Please change the 10' utility, wall and sidewalk easement to a pedestrian
a.
access, drainage and utility easement. The easement is in lieu of right of way
dedication and walls and fences are not allowed in the right of way.
b. Show and label the type, size and deed record of all existing easements on the property.
c. Provide easements for water, sewer and/or drainage in compliance with approved
construction plans.
Tree Conservation/Landscape Review
Case No. Attachment D
ZA15-042 Page 1
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The Tree Preservation Analysis shows that there is approximately 55% existing tree cover on the site,
so Tree Preservation Ordinance No. 585-D requires a minimum of 50% of the existing canopy to be
preserved.
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.
The applicant is proposing to preserve a minimum of 50% of the existing tree caliper inches at the
time of construction plan submittal so that the development as a whole meets the 50% required to be
preserved. Each lot will be assigned a minimum percentage of tree preservation calculated by caliper
inches. Each builder will be required to preserve the assigned minimum percentage of tree caliper
inches to comply with the 50% canopy coverage or approval of a Variance to the Tree Preservation
Ordinance by City Council will be required.
2. The proposed storm sewer within the creek west of the right-of-way off of East Dove will cause the
alteration of existing trees on 1963 E. Dove.
LANDSCAPE COMMENTS:
1. The minimum of a 10’ – B type bufferyard is required along East Dove. The required bufferyard is
shown.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Om Chhetri, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
Case No. Attachment D
ZA15-042 Page 2
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Show proposed sidewalks on the grading plan. Sidewalk widths shall conform to the Southlake
Pathways Plan and Subdivision Ordinance No. 483 requirements. A 4’ sidewalk is required along E.
Dove Rd. and along the street frontage of all lots in the subdivision.
3. Label curb return radius for the proposed street on the Tree Conservation Plan. Curb return radii for
the street shall be 30’ minimum.
4. Sight distances shall comply with AASHTO guidelines. Provide and verify intersection sight distances.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* 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:
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.
2. Detention ponds, if provided, shall be dedicated by plat as drainage easements. The following note
shall be added to the 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.
3. A drainage easement shall be required for the detention pond/s.
* 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:
4. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details.
5. 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.
* Fire lines shall be separate from service lines.
SANITARY SEWER COMMENTS:
1. Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
Case No. Attachment D
ZA15-042 Page 3
1. Submit a preliminary grading plan with drainage arrows. It is unclear on the limits of proposed grading
and how the proposed inlet intercepts the entire runoff from the delineated sub area.
2. Any inlets, pipe and drainage way receiving offsite runoff shall be considered public and therefore be
within an easement (OS-1).
3. Clearly label all private and public storm lines.
4. In the past, citizens downstream of the project have expressed concerns regarding high water level in
the creek. Therefore, per City ordinance 605, any rise in WSE (Water Surface Elevation), as is stated
in the H & H report, is not acceptable as it creates an adverse impact to the properties downstream.
Hydrology and hydraulic models shall be submitted to verify any results.
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. Any changes to site plan to accommodate any drainage concern 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.
* 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 geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
* 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
Case No. Attachment D
ZA15-042 Page 4
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
GENERAL COMMENTS:
Proposed street name needs to be approved by the City of Southlake prior to final plat. Submit
proposed name 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)
The minimum diameter of the pavement in the cul-de-sac is required to be 100’
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.
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
Case No. Attachment D
ZA15-042 Page 5
amount of $3000 per dwelling unit x 13 dwelling units= $39,000.00 will be required. $3000 credit will be given
one existing dwelling. Fees in the amount of $36,000.00 will be collected with the approved developer’s
agreement.
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access from each building to Trail System or sidewalk connections and between buildings. 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.
The following should be informational comments only
============= ====================
* Staff strongly recommends contacting Pilar Schank in the City Manager’s Office to set up a SPIN
meeting. Pilar can be contacted by phone at (817) 748-8006 or by e-mail at
pschankl@ci.southlake.tx.us
* The Master Pathways Plan shows a <8’ sidewalk along E. Dove Rd. adjacent to the property and a
>=8’ multi-use trail along the north side of E. Dove Rd. Four foot (4’) sidewalks are required along
the street frontage of all lots in the subdivision. Construction of the 4’ sidewalk along E. Dove Rd.
is required with the development of the subdivision and construction of the 4’ sidewalks along the
proposed street is required on each lot at the time of home construction.
* A 12” water line and an 8” sewer line exists in Dove Rd. to serve the property
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
* A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off-site sewer extensions, off-site drainage and utility easements and impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Denotes Informational Comment
Case No. Attachment D
ZA15-042 Page 6
SURROUNDING PROPERTY OWNERS
Shady Lane
SPO Owner Zoning Physical Address Acreage Response
#
1. McPherson, Rickey E Etux Margi SF1-A 1900 E DOVE RD 2.00 NR
2. Shafi, Mazufer Etux Taherah A SF1-A 1861 SUNSHINE LN 3.27 NR
3. Koehmstedt, Fredrick & Michell SF1-A 1641 ROYAL OAKS CT 1.17 NR
4. Taylor, William G SF1-A 1901 E DOVE RD 0.84 NR
5. Lindamood, Jake W Etux Anne R SF1-A 1821 SUNSHINE LN 5.62 NR
6. Cole, Leah K SF1-A 1911 E DOVE RD 0.91 NR
7. Cox, Clare Ellen SF1-A 1645 CREEKSIDE DR 1.07 NR
8. Hill, Joe L Etux Lana J SF1-A 1963 E DOVE RD 3.32 NR
9. Shiner, Timothy SF1-A 1643 CREEKSIDE DR 1.22 NR
10.Hargadine, G W Est SF1-A 1967 E DOVE RD 15.56 NR
11.Davis, Christopher M Etux Amy SF1-A 2023 E DOVE RD 0.88 NR
12.Bacon, Jerry B SF1-A 2040 E DOVE RD 0.56 O
13.Cate, Mabel Est SF1-A 2050 E DOVE RD 2.12 NR
14.Decaro, Thomas C Etux Susan E SF1-A 2080 E DOVE RD 7.57 F
15.Crane, William D Etux Lisa H SF1-A 1469 SUNSHINE LN 3.76 NR
16.Hubel, Peter H Etux Shelly D SF1-A 1459 SUNSHINE LN 3.06 NR
17.Wisniewski, James C & Roxanne SF1-A 1449 SUNSHINE LN 3.09 NR
18.Smithson, Shelley R SF1-A 1439 SUNSHINE LN 3.08 NR
Case No. Attachment E
ZA15-042 Page 1
19.Horral, Brenda Kay SF1-A 1460 N KIMBALL AVE 1.76 NR
20.Phillips, James K & Jennifer SF1-A 1724 GRASS CT 1.00 NR
21.Carroll, Matthew Etux Lisa SF1-A 1720 GRASS CT 1.01 NR
22.Dreger, William & Deborah D SF1-A 1716 GRASS CT 1.22 NR
23.Webber, August III Etux Ginger SF1-A 1712 GRASS CT 1.04 NR
24.Bosworth, Marcel SF20B 1966 E DOVE RD 0.74 NR
25.Idoski, Gazim SF1-A 2000 E DOVE RD 0.27 NR
26.Wayman, Lance SF1-A 2010 E DOVE RD 1.06 NR
27.Idoski, Gazim SF1-A 2000 E DOVE RD 0.10 NR
28.Babaria, Ashwin J Etux Bharti SF1-A 1470 N KIMBALL AVE 3.67 NR
29.Patterson, Burton H & Virginia SF1-A 1440 N KIMBALL AVE 6.82 NR
30.Dennis, Mark E Etux Cari H SF1-A 1240 STANHOPE CT 1.98 NR
31.Wagner, Clifford P Jr Etux Ali SF1-A 1260 STANHOPE CT 1.03 NR
32.Berlin, Scott A Etux Kathryn SF1-A 1265 STANHOPE CT 1.03 NR
33.Johnson, Doug Etux Lana SF1-A 1255 STANHOPE CT 0.96 NR
34.Smith, Lyndon Ray SF1-A 1650 CREEKSIDE DR 1.14 NR
35.Abundant Grace Church CS 1970 E DOVE RD 1.21 NR
36.Beville, John R Jr SF1-A 1647 CREEKSIDE DR 1.08 NR
37.Randolph, Karen AG 2034 E DOVE RD 1.26 O
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent:
Thirty-seven (37)
Responses received:
Three (3) – Attached
Case No. Attachment E
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