Department of Planning & Development Services S T A F F R E P O R T CASE NO: ZA15-042 May 29, 2015 PROJECT: Preliminary Plat for Moss Farms EXECUTIVE SUMMARY: REQUEST DETAILS: 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. 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. A Site Data Summary Chart for the Preliminary Plat is below: Residential Lots Open Space Lots Average Lot Size 13 2 44,374 sq. ft. Gross Acreage 15.65 ac. Gross Density 0.83 du/ac. Open Space Open Space % 0.96 ac. 6.13% 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. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Preliminary Plat ATTACHMENTS: (A) Background Information (B) Vicinity Map ZA15-042
(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 (F) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817)748-8067 Richard Schell (817)748-8602 ZA15-042
BACKGROUND INFORMATION APPLICANT: OWNERS: PROPERTY LOCATION: Horton Capital Partners Hargadine G W Estate 1967 E. Dove Rd. PROPERTY DESCRIPTION: Tract 3A1K, F. Throop Survey, Abstract No. 1511 LAND USE CATEGORY: CURRENT ZONING: HISTORY: SOUTHLAKE 2030 PLAN: Low Density Residential 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 1989. - The existing home on the property was constructed in 1963 (Source: Tarrant Appraisal District). 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 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 * Based on the ITE: Trip Generation Manual, 7 th 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 or mitigate in accordance with the Tree Preservation Ordinance. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting was not held for this case. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated May 29, 2015. Attachment A ZA15-042 Page 2
. Attachment B ZA15-042 Page 1
PRELIMINARY PLAT Attachment C ZA15-042 Page 1
TREE PRESERVATION ANALYSIS Attachment C ZA15-042 Page 2
PLAT REVIEW SUMMARY : ZA15-042 Review No.: Two Date of Review: 05/29/15 Project Name: Preliminary Plat Moss Farms 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: a. Show and label the type, size and deed record of all existing easements on the property. b. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. ZA15-042 Page 3
Tree Conservation/Landscape Review 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 the entire site Minimum percentage of the 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 or mitigate in accordance with the Tree Preservation Ordinance. 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. Om Chhetri, P.E. Civil Engineer Phone: (817) 748-8089 E-mail: ochhetri@ci.southlake.tx.us GENERAL COMMENTS: Public Works/Engineering Review Attachment D ZA15-042 Page 1
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. Attachment D ZA15-042 Page 2
DRAINAGE COMMENTS: 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 preconstruction, 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. Attachment D ZA15-042 Page 3
* 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. Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review 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) Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. Peter Kao Construction Manager 817-748-8607 pkao@ci.southlake.tx.us Park Board comments or recommendations: Community Service/Parks Department Review 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. Attachment D ZA15-042 Page 4
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 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 Attachment D ZA15-042 Page 5
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 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 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices sent: Thirty-seven (37) Responses received: Two (2) Attached Attachment E ZA15-042 Page 2
Attachment E ZA15-042 Page 3
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