Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T CASE NO: ZA November 10, 2015 PROJECT: Preliminary Plat for Kingdom Place EXECUTIVE SUMMARY: REQUEST DETAILS: DeOtte Inc. is requesting approval of a Preliminary Plat for Kingdom Place, consisting of nine (9) residential lots and two (2) open space lots, on property described as Lot 9, F. Throop No Addition, an addition to the City of Southlake, Tarrant County, Texas and Tracts 2 and 2L, Francis Throop Survey, Abstract No. 1511, City of Southlake, Tarrant County Texas located at 2080, 2117 and 2150 E. Dove Rd., Southlake, Texas. Current Zoning: SF-1A Single Family Residential District. SPIN Neighborhood # 4. The applicant is requesting approval of a Preliminary Plat for Kingdom Place, consisting of nine (9) residential lots and two (2) open space lots, on approximately 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 Lots Open Space Lots Gross Acreage ac. Gross Density 0.79 du/ac. Net Acreage ac. Net Density 0.87 du/ac. Open Space 0.22 ac. Open Space % 1.92% 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 5.03 Intersection Angles increasing the allowable deviation of a street intersecting with an arterial from 10 degrees to 25 degrees. 3) 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. ZA15-116

2 On November 5, 2015, a motion by the Planning and Zoning Commission to approve the item, granting the three variances requested including the variance requesting that the street be a private street, and subject to the applicant bringing a full design of the gate and entryway to City Council and also recognizing the applicant s willingness to work with the neighbors to the east regarding a fence received a tie vote (2-2). A subsequent motion to approve the item, specifically approving all variances save and except the variance allowing the proposed street to be a private street and noting the applicant s willingness to work with the neighbors to the east regarding a fence was approved (4-0). The applicant is requesting the three variances as originally proposed and a rendering of the proposed gate and entryway for the private street has been submitted. ACTION NEEDED: Consider approval of a Preliminary Plat ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information - Link to PowerPoint Presentation (D) Revised Plat Review Summary No. 2, dated November 9, 2015 (E) Surrounding Property Owners Map and Responses (F) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817) Richard Schell (817) ZA15-116

3 BACKGROUND INFORMATION APPLICANT: OWNERS: PROPERTY LOCATION: PROPERTY DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: HISTORY: SOUTHLAKE 2030 PLAN: DeOtte, Inc. Pamela Long and Thomas and Susan Decaro 2080, 2117 and 2150 E. Dove Rd. Lot 9, F. Throop No Addition, an addition to the City of Southlake, Tarrant County, Texas and Tracts 2 and 2L, Francis Throop Survey, Abstract No Low Density Residential and Retail Commercial SF-1A Single Family Residential District - The property was 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 A Plat Showing for Lot 9, F. Throop No 1511 Addition was filed July 28, The existing home on Lot 9, F. Throop No Addition was constructed in 1998 (Source: Tarrant Appraisal District). Consolidated Future Land Use Plan The majority of the site is designated as 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. A portion of the property is designated as Retail Commercial, but since the property is already zoned SF-1A Single Family Residential, a zoning change is not required and therefore a Comprehensive Land Use Plan amendment is not required. 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. Attachment A ZA Page 1

4 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 N. Kimball Ave. and N. Carroll Ave. West Bound East Bound 24hr 1,589 1,705 AM Peak 7:30 AM 8:30 AM (212) 7:45 AM 8:45 AM (160) PM Peak 5:00 PM - 6:00 PM (163) 5:15 PM - 6:15 PM (219) * Based on the 2014 City of Southlake Traffic Count Report Traffic Impact AM- AM- PM- PM- Use Lots Vtpd* IN OUT IN OUT Single Family Residential * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7 th Edition WATER & SEWER: TREE PRESERVATION: CITIZEN INPUT/ BOARD REVIEW: PLANNING AND ZONING COMMISSION ACTION: The property will be served by an existing 12 water line and an 8 sewer line in E. Dove Rd. The Tree Conservation Plan shows that there is approximately 23% existing tree cover on the site, so Tree Preservation Ordinance No. 585-D requires a minimum of 60% of the existing canopy to be preserved. The applicant is proposing to preserve a minimum of 60% of the existing tree canopy. A SPIN meeting was not held for this case. November 5, 2015; A motion to approve the item subject to the staff report dated October 30, 2015 and Plat Review Summary No. 2, dated October 30, 2015, specifically approving the variance to Section 5.02 to allow a 40 right of way and a variance to Section 5.03, increasing the allowable deviation of a street intersecting with an arterial from 10 degrees to 25 degrees and the variance to Section 5.04 permitting the proposed street to be a private street, subject to the applicant bringing a full design of the gate and entryway to City Council and also recognizing the applicant s willingness to work with the neighbors to the east regarding a fence received a tie vote (2-2). A subsequent motion to approve the item subject to the staff report dated October 30, 2015 and Plat Review Summary No. 2, dated October 30, 2015, specifically approving all variances save and except the variance to Section 5.04 permitting the proposed street to be a private street and noting the applicant s willingness to work with the neighbors to the east regarding a fence was approved (4-0). STAFF COMMENTS: Attached is Revised Plat Review Summary No. 2, dated November 9, Attachment A ZA Page 2

5 . Attachment B ZA Page 1

6 PRELIMINARY PLAT Attachment C ZA Page 1

7 PROPOSED ENTRYWAY AND GATE FOR PRIVATE STREET Attachment C ZA Page 2

8 PROPOSED ENTRYWAY AND GATE FOR PRIVATE STREET Attachment C ZA Page 3

9 TREE PRESERVATION ANALYSIS Attachment C ZA Page 4

10 REVISED PLAT REVIEW SUMMARY : ZA Review No.: Two Date of Review: 11/09/15 Project Name: Preliminary Plat Kingdom Place APPLICANT: Clayton Redinger DEVELOPER: Michael Blubaugh DeOtte, Inc. KERG Equities, Ltd. 420 Johnson Rd. Ste Main St. Ste. 200 Keller, TX Fort Worth, TX Phone: (817) Phone: claytonredinger@deotte.com Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/19/15 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) A plat vacation is required to vacate the existing Lot 9, F. Throop No Addition and all easements that were dedicated by the plat. The plat vacation must be recorded with the County prior to the recording of a Final Plat. Please submit an application for a plat vacation. 2. Subdivision Ordinance No. 483, as amended, Section 5.03(C) requires that no street intersecting an arterial shall vary from a 90 degree angle of intersection by more than 10 degrees. A variance has been requested. 3. Subdivision Ordinance No. 483, as amended, requires a 50 right of way for local streets. A variance has been requested to allow a 40 right of way with 10 Pedestrian Access, Drainage and Utility Easements (P.A.D.U.E) on each side of the street. 4. Subdivision Ordinance No. 483, as amended, Section 5.04, does not permit private streets in new subdivisions in which less than 75% of the lots contain homeowner occupied structures. A variance has been requested to allow the proposed street to be a private street with gates. 5. The following changes are needed with regard to adjacent properties within 200' to include properties across any adjacent right of way: a. Correctly show and label the name of the record owner & corresponding deed record (volume & page for all unplatted tracts within 200 feet of this property. 6. The following changes are needed with regard to easements: a. Show and label the type, size and deed record of all existing easements on the property on the Final Plat. b. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. c. Provide dimensional ties along lot lines to all easements. Provide centerline dimensions and bearings on any easements crossing areas if deflections occur. Attachment D ZA Page 1

11 d. Show via dotted lines any easements previously abandoned and label with deed record of abandonment (utility easements on Lot 9, F. Throop No Addition plat vacation). e. Put the detention pond in a drainage easement. kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: Tree Conservation/Landscape Review 1. The Tree Conservation Plan shows that there is approximately 23% existing tree cover on the site, so Tree Preservation Ordinance No. 585-D requires a minimum of 60% of the existing canopy to be preserved. The applicant is proposing to preserve a minimum of 60% of the existing tree canopy. 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 the entire site Minimum percentage of the existing tree cover to be preserved* 0% 20% 70% % 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: 1. A 10 B type bufferyard and the required plantings are required to be provided along E. Dove Road. Please show and label the required bufferyard on the Preliminary Plat. Attachment D ZA Page 2

12 * Indicates informational comment. # Indicates required items comment. Om Chhetri, P.E. Civil Engineer Phone: (817) ochhetri@ci.southlake.tx.us GENERAL COMMENTS: Public Works/Engineering Review 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Provide Traffic Impact Analysis threshold worksheet including calculations and site plan. 3. E. Dove Rd. is a 88 width ROW street per the City s thoroughfare plan. 4. Show proposed on-site and off-site sidewalks on the site plan. 5. The intersecting angle of Street A with Dove Rd shall not vary from a 90 degree angle by more than 10 degrees. Extend the Street A centerline and denote the angle if it varies from 90 degrees. A minimum of 50 tangent shall be provided between reverse curves on centerlines. A vaiance has been requested. 6. Show and label curb return radius for the proposed street. Label the distances to the nearest drives or street intersections in both directions from the proposed drive. * 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: EASEMENTS: 7. Provide all necessary easements for drainage. Easements shall be 15 minimum and located on one lot not centered on the property line. 8. Detention ponds 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 , Texas Water Code. 9. A drainage easement shall be required for the detention pond/s. 10. Provide corner clips at the intersection. Corner clips shall be shown on the plat. Refer to Ordinance No Attachment D ZA Page 3

13 * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. WATER AND SEWER COMMENTS: 1. Single family residential developments require fire hydrant spacing of 400 maximum for non-sprinkled residences or 600 for sprinkled residences. * 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. * All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. DRAINAGE COMMENTS: 1. Submit preliminary calculations used to size the detention pond. 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 1, 10 and 100- year storm events. Detention may be required with any new proposed building construction. Describe how increased runoff from site is being detained. Access easements are needed for maintenance of detention ponds. 4. 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 RCP - 20 easement RCP - 25 easement RCP - 30 easement Over 102 RCP 3.5 times diameter 5. 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. 6. Driveway culvert must be sized by an engineer and submitted for approval to the City Engineer. * 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 Attachment D ZA Page 4

14 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: * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines preconstruction, construction and post-construction erosion control measures. Provide Stormwater Pollution Prevention Plan per TXR The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. * Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. * 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) 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 *=Denotes informational comment. Kelly Clements Assistant Fire Marshal Phone: (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review Subdivision street name needs to be approved by city prior to final plat. Submit proposed name and alternate names as soon as possible. Fire apparatus access needs to be designed and maintained to support the imposed loads of fire apparatus (minimum of 85,000 lbs GVW). Fire access roads must be at least 31 ft. back of curb to back of curb. (Standard street width) Attachment D ZA Page 5

15 Hydrants maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-sprinkled homes. Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. (Add a fire hydrant at Dove Road and Street A for proper coverage) Cul-de-Sacs must have 30 ft. inside turn radius and 50 foot radius (100 foot diameter) for an approved turnaround. ============= The following should be informational comments only ==================== * 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. * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. * Fencing and screening along E. Dove R. (an arterial) must comply with Zoning Ordinance No 480, as amended, Section 39.5.c.4.i requiring the fence to be constructed of masonry, ornamental metal or wrought iron, or stained board-on-board with cap and masonry columns with a maximum of 14 feet from column center to column center or some combination of the above if approved by the Administrative Official. * Park dedication fees will be required for the additional residential lots being created. Attachment D ZA Page 6

16 SURROUNDING PROPERTY OWNERS Kingdom Place SPO Owner Zoning Physical Address Acreage Response # 1. SHINER, TIMOTHY SF1-A 1643 CREEKSIDE DR 1.22 NR 2. HARGADINE, G W EST SF1-A 1967 E DOVE RD NR 3. DAVIS, CHRISTOPHER M SF1-A 2023 E DOVE RD 0.88 NR 4. BACON, JERRY B SF1-A 2040 E DOVE RD 0.56 O 5. CATE, MABEL EST SF1-A 2050 E DOVE RD 2.12 NR 6. DECARO, THOMAS SF1-A 2080 E DOVE RD 7.57 F 7. LONG, PAMELA D SF1-A 2117 E DOVE RD 2.99 NR 8. BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 0.85 NR 9. HORRAL, BRENDA KAY SF1-A 1460 N KIMBALL AVE 1.76 NR 10. IDOSKI, GAZIM SF1-A 2000 E DOVE RD 0.27 NR 11. WAYMAN, LANCE SF1-A 2010 E DOVE RD 1.06 NR 12. IDOSKI, GAZIM SF1-A 2000 E DOVE RD 0.10 NR 13. BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 3.67 NR 14. BABARIA, ASHWIN J SF1-A 1468 N KIMBALL AVE 1.54 NR 15. BABARIA, ASHWIN J SF1-A 1462 N KIMBALL AVE 1.96 NR 16. BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 0.30 NR 17. WARD, DONNIE W C E DOVE RD 0.93 NR Attachment E ZA Page 1

17 18. WAGNER, PAUL C N KIMBALL AVE 0.68 NR 19. WAGNER, PAUL SF1-A 1480 N KIMBALL AVE 0.55 NR 20. WAGNER, PAUL SF1-A 1480 N KIMBALL AVE 0.56 NR 21. LONG, PAMELA D SF1-A 2150 E DOVE RD 1.04 NR 22. WAGNER, PAUL SF1-A 1480 N KIMBALL AVE 0.98 NR 23. MCPHERSON, RICKEY C E DOVE RD 0.55 NR 24. BERLIN, SCOTT A SF1-A 1265 STANHOPE CT 1.03 NR 25. JOHNSON, DOUG SF1-A 1255 STANHOPE CT 0.96 NR 26. MCPHERSON, RICKEY SP N KIMBALL AVE 3.16 NR 27. COLLIER, JAMES D SF1-A 2100 E DOVE RD 1.58 NR 28. RANDOLPH, KAREN AG 2034 E DOVE RD 1.26 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices sent: Twenty-eight (28) Responses received: Two (2) Attached Attachment E ZA Page 2

18 Attachment E ZA Page 3

19 Attachment E ZA Page 4