Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T May 16, 2014 CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: ZA Zoning Change and Development Plan for Fusella Property Four Peaks-RM, Inc. is requesting approval of a Zoning Change and Development Plan from AG Agricultural and SF-1A Single Family Residential District to R-PUD Residential Planned Unit Development for Remington Estates for the development of 7 residential lots on 8.27 acres. SPIN Neighborhood #4 Four Peaks-RM, Inc. is requesting approval of a Zoning Change and Development Plan from AG Agricultural and SF-1A Single Family Residential District to R-PUD Residential Planned Unit Development for Remington Estates. The site currently consists of two (2) tracts with one (1) residence and other accessory structures which will be removed upon development. The development details are noted in Attachment C of this staff report. Site Data Summary for Remington Estates Existing Zoning AG & SF-1A Proposed Zoning R-PUD Gross Area 8.27 acres Number of Residential Lots 7 Residential Density.85 d/u per acre Open Space 2.03acres (24.61%) Tree Cover to be Preserved 75.24% ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Link to PowerPoint Presentation (D) Development Plan Review Summary No. 2, dated May 16, 2014 (E) Surrounding Property Owners Responses (F) Full Size Plans (for Commission and Council members only) STAFF CONTACT: Dennis Killough (817) Patty Moos (817) ZA14-047

2 BACKGROUND INFORMATION OWNERS: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: EXISTING LAND USE: PROPOSED LAND USE: CURRENT ZONING: REQUESTED ZONING: Robert and Michelle Fusella Four Peaks- RM, Inc. 409 Shady Lane Tracts 2A, 2A2A and 2A3, S. Freeman Survey, Abstract No. 525, an addition to the City of Southlake, Tarrant County, Texas, located at 409 Shady Lane, Southlake, Texas. Low Density Residential Low Density Residential AG Agricultural District and SF-1A Single Family Residential District R-PUD Residential Planned Unit Development District HISTORY: The property is not platted and the residence was built in CITIZEN INPUT: SOUTHLAKE 2030: A SPIN (SPIN #4) meeting was held on May 13, 2014 for this proposed development. See Attachment C for the SPIN Report for the meeting. Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates this property as Low Density Residential. The property will remain Low Density Residential. Pathways Master Plan Four (4) foot wide sidewalks along the residential streets are proposed with this development. TREE PRESERVATION: UTILITIES: The applicant is proposing to preserve approximately seventy-five percent (75.24 %) of the existing trees. Water There are existing 8-inch water lines located south at the Morrison Office Park and along Shady Lane. Sewer There is an existing 8-inch sewer line along an easement on the south Morrison and Bonola properties. Attachment A ZA Page 1

3 TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development, with approximately 7 residential lots will access onto Shady Lane through the proposed Remington Estates development. Shady Lane is a local residential street with approximately fifty (50) feet of right-of-way. The project did not warrant a Traffic Impact Analysis. Traffic Impact Use Units Vtpd* AM- IN AM- OUT Single-Family Detached Housing (210) * 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 PM- IN PM- OUT STAFF COMMENTS: Attached is the Development Plan Review Summary No. 2, dated May 16, N:\Community Development\MEMO\2014 Cases\047 - ZDP - Fusella Attachment A ZA Page 2

4 Attachment B ZA Page 1

5 Plans and Support Information Attachment C ZA Page 1

6 Attachment C ZA Page 2

7 Attachment C ZA Page 3

8 Development Plans Attachment C ZA Page 4

9 Landscape Plan Attachment C ZA Page 5

10 Tree Conservation Plan Wall and Fence Diagram Meeting SPIN Attachment C ZA Page 6

11 SPIN MEETING REPORT CASE NO. PROJECT NAME: ZA Fusella Property SPIN DISTRICT: SPIN # 4 MEETING DATE: MEETING LOCATION: May 13, 2014; 6:00 PM 1400 Main Street, Southlake, TX City Council Chambers TOTAL ATTENDANCE: Thirty-seven (37) SPIN REPRESENTATIVE(S) PRESENT: David Alexander and Monique Schill APPLICANT(S) PRESENTING: Tom Matthews (214) STAFF PRESENT: Patty Moos, Planner I STAFF CONTACT: Patty Moos, Planner I: (817) or pmoos@ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation The property is located at 409 Shady Lane Fusella property is land locked 1 existing house on properties Approximately 8 acres Development Details: Currently zoned AG and SF-1 Rezoning for RPUD for 7 residential lots with 1 open space lot. Access through the proposed Remington Estates Lots are approx. 1 acre, south lots Development regulations will be tied to the zoning. It is a separate zoning request from the Remington Estates zoning request. Land Use is Low Density Residential Presented at SPIN: Attachment C ZA Page 7

12 QUESTIONS / CONCERNS: Will this project be platted? o No. this is just for the zoning of the property. Zoning the property to address the future development of the property related to the proposed Remington Estates development. When will this go to the Planning and Zoning Commission? o May 22, 2014 Attachment C ZA Page 8

13 Meeting ended: 7:50 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. Attachment C ZA Page 9

14 DEVELOPMENT PLAN REVIEW SUMMARY : ZA Review No.: Two Date of Review: 5/16/14 Project Name: Fusella Property APPLICANT: Four Peaks-RM, Inc. and JTS PLANNER: Sage Group Holdings, LLC Tom Matthews Curtis Young 2600 E Southlake Blvd. # N. Carroll Avenue, Ste.200 Southlake, TX Southlake, TX Phone: Phone: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/16/14 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. Patty Moos Planner I Phone: (817) pmoos@ci.southlake.tx.us Planning Review 1. Note all existing structures and whether they are to remain or be removed. If structures and existing use of the property is to remain, staff recommends addressing the intent to allow the existing structures and use of the property to continue until which time the property is developed under the conditions of this RPUD zoning district in the narrative and development regualtions. 2. Section 5.03 I of the Subdivision Ordinance permits a maximum number of twenty (20) dwelling units and that the cul-de-sac shall not exceed 1,000 feet and/or over 30 lots requires a secondary access point or the buildings will be required to have fire sprinklers. Provide a regulation in the development regulations to address the modification to this section of the subdivision ordinance. 3. Provide cost estimate for the open space maintenance per Section of the Subdivision Ordinance. See the requirements at the end of this review under General Informational Comments. 4. Demolition Permits will be required for all structures to be removed with this project. 5. In the Subdivision Ordinance, Article V, E; Street and Right-of-Way Requirements; Half- Streets: Half-streets shall be prohibited except where essential to the reasonable development of the subdivision in conformance with other requirements of this ordinance, and where the Council finds it will be practicable to obtain dedication when the adjoining land is platted. The dead end at Remington Court does on meet the requirement for the ordinance. Provide a regulation in the Development Regulations to address this item. Attachment D ZA Page 1

15 Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: Tree Conservation/Landscape Review 1. Please submit a Tree Conservation Plan with the Fusella Development Plan. Information required for Tree Conservation Plan: i. Identification of Critical Environmental Features of the site: A. All individually protected trees B. Existing streams, drainage creeks, ponds, and other water bodies (if any) ii. Tree Survey or alternative to a tree survey iii. 2-foot contour map of the site iv. Protected trees within the tree preservation area including tree size and type v. Critical Root Zones of groups of trees vi. Critical Root Zones for individual trees required for site plans only vii. Boundaries of any tree preservation areas as identified in the ERP Map viii. Identification of areas of environmental constraints not suitable for development ix. Identification of areas of minimal environmental constraints that are suitable for development x. Areas of encroachment into Critical Environmental Features identified on the site xi. xii. xiii. xiv. xv. Clear delineation, for each protected tree, of whether the tree will be preserved after the proposed development is constructed, altered due to proposed improvements, or could potentially be saved based upon site specific conditions Stream/Creek buffers, if any Detailed site plan of all proposed improvements. (All proposed improvements shall be required to be shown only at the site plan stage for all development. Preliminary plats shall, however, show building setbacks and general location of buildings and infrastructure.) Setbacks, building lines, and buffer yards The names, addresses and telephone numbers of those persons or entities who own the property and those persons or entities filing the application Such additional information as the Administrative Official may reasonably require given the particular characteristics of the property. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alejandra Ayala, P.E. Civil Engineer Phone: (817) aayala@ci.southlake.tx.us Attachment D ZA Page 2

16 GENERAL COMMENTS: * Street intersections must comply with TDLR/ADA accessibility standards. * Sidewalk widths along Shady Lane must conform to the Southlake Pathways Plan. * Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and a rterials. * Use the City of Southlake GPS monuments whenever possible. Information can be found in t he City of Southlake website: EASEMENTS: * Detention ponds shall be dedicated by plat as drainage easements. The following note shall b e added to the plat: Compliance with the provisions of the city s Storm Drainage Policy does n ot relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section , Texas Water Code. * Provide 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 requ ired 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. WATER AND SEWER COMMENTS: 1. Further review will be required with the civil construction plans for the water and sewer extensi ons to Remington Estates. * The minimum sizes for public water and sanitary sewer lines are 8-inch diameter. * The water meters must be located in an easement or right-of-way. * All sewer lines in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: 1. Civil construction plans shall include calculations for the detention ponds. Pre and post devel opment runoff shall be captured in the detention ponds. The proposed detention ponds shall control the discharge of the 2, 10 and 100 year storm events. 2. Provide a preliminary grading plan with 2 ft. contours. 3. The Proposed Drainage Area Map did not show where the runoff from Lots 1-7 will drain. A secondary detention pond shall be required if post development runoff is increased. * Verify that the size, shape and/or location of the detention ponds, as depicted on the developm ent plan, are adequate to meet the detention requirements. Any changes to the size, shape, a nd/or location of the proposed ponds may require a revision to the development plan and ma y need to be approved by the Planning and Zoning Commission and the City Council. Attachment D ZA Page 3

17 * Lot-to-lot drainage will not be allowed and grading plan should clearly depict how runoff will discharge onto street and away from neighboring properties. * Calculations will be required to verify that the street and the proposed curb inlets will be able to handle the volume of storm water at proposed conditions. * All storm sewers collecting runoff from the public street shall be RCP. * The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: * 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 chec klist, standard details and general notes which are located on the City s website. * A ROW permit shall be obtained from the Public Works Operations Department for connection s with the City s sewer, water or storm drain inlets. Contact Public Works Operations at (817) * A Residential Developer Agreement shall be required for this development and may need to b e 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 Develop er s Agreement on the City Council agenda for consideration. * Payment, Performance and a separate 2-year Maintenance Bond for public infrastructure shall be required for this development. The 2-year Maintenance Bond shall be bound only unto the City of Southlake. The Maintenance Bond cannot be tied to the Performance and Payment Bo nd in any way as required per the Commercial Developer Agreement. * Provide a geotechnical report which includes pavement design for the proposed public roadwa y. The report shall include lime series for subgrade stabilization. Submit geotechnical report t o Public Works for approval prior to beginning construction of the pavement. * Any hazardous waste being discharged must be pretreated, Ordinance No Kelly Clements Assistant Fire Marshal Phone: (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review Automatic fire sprinkler system will be required for residences over 6,000 square feet. (per 2009 I.F.C. Sec as amended) Submit plans to Reed Fire Protection, Midway Road, Suite G260, Addison, Texas Phone Attachment D ZA Page 4

18 FIRE LANE COMMENTS: Fire apparatus access 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) Plans do not indicate approved dimensions. Fire apparatus access that will be a dead-end until the next phase of construction needs to be provided with an approved turn-around for fire apparatus if the dead-end is more than 150 feet long. FIRE HYDRANT COMMENTS: Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-sprinkled homes. (Hydrants need to be located as close as possible to dead end area of cul-de-sacs on both streets within subdivision) Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. (Hydrants not easily distinguishable on plans) Peter Kao Construction Manager pkao@ci.southlake.tx.us Park Board comments or recommendations: Community Service/Parks Department Review 1. All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee credits. Please contact the Community Services Department at (817) for further details. Land/park dedication requirements: 2. Residential park dedication fees may be required in the amount of $3000 per lot or dwelling unit. 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. Attachment D ZA Page 5

19 * 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 * Developer s Agreement: OPEN SPACE MANAGEMENT PLANS For all development proposing any private or public open space, an open space management plan is required that: 1. Generally describes or illustrates intended uses of the open space, such as natural vegetation preservation areas, gardens, trails, playgrounds, and/or other facilities; 2. Allocates responsibility and guidelines for the maintenance and operation of the open space and any facilities located thereon, including provisions for ongoing maintenance and for longterm capital improvements; 3. Provides an estimate of the costs and staffing requirements needed for maintenance and operation of, and insurance for, the open space and an outline showing the means by which such funding will be obtained or provided; 4. Provides that any changes to the plan be approved by the City Council; 5. Provides for enforcement of the plan; and 6. Provides that, in the event the party responsible for maintenance of the open space fails to maintain all or any portion in reasonable order and condition, the City of Southlake may, but is not required to, assume responsibility for its maintenance and may enter the premises and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the owner, Homeowner s Association, or to the individual property owners that make up the Homeowner s Association, and may include administrative costs and penalties. Such costs shall become a lien on all subdivision properties. (As amended by Ordinance No. 480-FFFF) * Denotes Informational Comment Attachment D ZA Page 6

20 Attachment D ZA Page 7

21 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Fusella Property SPO # Owner Zoning Address Acreage Response Carpenter, April Renee SF1-A 2711 Rolling Ln 1.10 Standifer, Edward G Etux Edith SF1-A 2621 Rolling Ln 1.10 Drescher, Jay M Etux Susan M SF1-A 2505 Rolling Ln 1.06 Miller, Timothy C Etux Donna SF1-A 2509 Rolling Ln 1.12 McCrummen, Ronald & Denise L SF1-A 2613 Rolling Ln 1.04 Frieling, John Etux Dana SF1-A 445 Shady Ln 1.96 Lance, Carol Ann AG 413 Shady Ln 2.85 Fusella, Robert A Etux Michel AG 409 Shady Ln 3.70 Fusella, Robert A & Michel V SF1-A 409 Shady Ln 4.07 Barbaria, Dhirajlal Etux Jaya SF1-A 435 Shady Ln 1.90 Rogers, Janet E SF1-A 425 Shady Ln 1.98 O Clary, Richard E Etux Helen SF1-A 415 Shady Ln 1.92 Bradford, Tim D Etux Linda R SF1-A 405 Shady Ln 2.13 Mertz, James N Etux Karen E AG 1402 Whispering Dell Ct 8.66

22 Aufricht, Cody R Etux Jennifer SF1-A 2810 Rolling Ln 3.82 Superintendent of Carroll ISD 2400 N Carroll Ave Superintendent of Grapevine Colleyville ISD 3051 Ira E Woods Ave Superintendent of Northwest ISD PO Box Superintendent of Keller ISD 350 Keller Pkwy City of Grapevine P.O. Box F: In Favor O: Opposed To U: Undecided : No Response Notices Sent: Fifteen (15) Responses Received: In Favor: Opposed: 1 Undecided: No Response: Responses not included in Property Owners Map Responses Received: In Favor: 0 No Response: 0 Opposed:

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