Item 16 - ZA15-138 - PP - Southlake Meadows Ph III
Department of Planning & Development Services
S T A F F R E P O R T
December 30, 2015
CASE NO: ZA15-138
PROJECT: Preliminary Plat for Southlake Meadows Phase III
EXECUTIVE
SUMMARY:
G&A Consultants, LLC is requesting approval of a Preliminary Plat
for Southlake Meadows Phase IIIto develop nine (9) residential lots and one (1) open
space lot on approximately 8.88 acres on property described as Tracts 7A1, 7A2.
7A1A, 7A1A1 and 7B, being portions of Lot 7, R. P. Estes Subdivision and Tracts 1A
and 1A1,James B. Martin Survey, Abstract No. 1134, City of Southlake, Tarrant
County, Texas and located at 800, 848 and 812 W. State Hwy. 114, Southlake,
Texas. Current Zoning: “AG” Agricultural District. Proposed Zoning: “R-PUD”
Residential Planned Unit Development District. SPIN Neighborhood #5.
REQUEST
DETAILS:
The applicant is requesting approval of a Preliminary Plat for Southlake Meadows,
Phase III to develop nine (9) residential lots and one (1) open space lot on
approximately 8.88 acres. The property, which lies just to the north of the Southlake
Meadows subdivision that is under constriction, was recently added to the City of
Southlake in a Boundary Adjustment Agreement with the Town of Westlake. The
property was given the “AG” Agricultural District zoning when it was added to the City.
An associated request for a Zoning Change and Development Plan for Southlake
Meadows Phase III from “AG” Agricultural District to “R-PUD” Residential Planned Unit
Development District to is being processed as Case No. ZA15-137. The property does
not have a Land Use Plan designation, so a Comprehensive Land Use Plan
amendment to assign the Medium Density Residential designation is also being
requested under case number CP15-003. The proposed gross density is approximately
1.01 dwelling units per acre and the proposed net density is approximately 1.02 units
per acre.
Site Data Summary
Number of Residential Lots 9
Number of Open Space Lots 1
Gross Acreage 8.88
Gross Density 1.01 du/acre
Net Acreage 8.85
Net Density 1.02 du/acre
Open Space Acreage 2.76
Open Space Percentage 31%
Case No.
ZA15-138
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Preliminary Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Plat Review Summary No. 2, dated December 30, 2015
(E) Surrounding Property Owner Responses
for Commission and Council Members Only
(F) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817)748-8072
Richard Schell (817)748-8602
Case No.
ZA15-138
BACKGROUND INFORMATION
OWNER:
Maguire Partners – Solana Ltd.
APPLICANT:
G&A Consultants, LLC
PROPERTY LOCATION:
800, 848 and 812 W. State Hwy. 114
PROPERTY
DESCRIPTION:
Tracts 7A1, 7A2. 7A1A, 7A1A1 and 7B, being portions of Lot 7, R. P. Estes
Subdivision and Tracts 1A and 1A1,James B. Martin Survey, Abstract No. 1134
LAND USE CATEGORY:
There is not currently a 2030 Land Use Designation on the property.
CURRENT ZONING:
“AG” Agricultural District.
HISTORY:
A plat for RP Estes Subdivision was filed with Tarrant County in 1947 prior to
the property being added to the City.
The property was added to the City of Southlake in 2015 in a Boundary
Adjustment Agreement with the Town of Westlake and given the “AG”
Agricultural District zoning designation.
The following in a history of Phases I and II of Southlake Meadows to the
south:
A Land Use Plan Amendment from Low Density Residential and Mixed Use to
Medium Density Residential for Savannah Estates (later changed to Phases I
and II of Southlaike Meadows) was approved by City Council March 5, 2013.
A Zoning Change and Development Plan (ZA12-088) for Savannah Estates
(later changed to Southlake Meadows) from “NR-PUD” Non Residential
Planned Unit Development, “AG” Agricultural District and “S-P-1” Detailed Site
Plan District to “R-PUD” Residential Planned Unit Development District was
approved by City Council on March 5, 2013.
A Preliminary Plat (ZA13-037) for Savannah Estates (later changed to
Southlake Meadows) was approved June 4, 2013.
A Plat Revision (ZA13-074) for Southlake MeadowsPhase I was approved
November 21, 2013.
SOUTHLAKE 2030 PLAN:
Consolidated Future Land Use Plan
The site does not currently have a 2030 Land Use designation since it was
recently added to the City in a Boundary Adjustment Agreement with the
Town of Westlake.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows Sam School Rd. to be a two
lane undivided collector with 70’ of right of way. Adequate right of way is shown
to be dedicated on the plans.
Pathways Master Plan & Sidewalk Plan
Case No. Attachment A
ZA15-138 Page 1
The Pathways Master Plan shows a ≥ 8’ multi-use trail planned along W. State
Hwy. 114. The Pedestrian Access Plan shows an 8’ trail through the Open
Space lot from Sam School Rd. to the S. H. 114 right of way and along S. H.
114 south to connect to the 8’ multi-use trail that was approved with the
original R-PUD zoning. A 4’ sidewalk is required along Sam School Rd. and
Jamestown Ln.
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The development shows one street access onto Sam School Rd., which is
currently under construction as a two lane undivided collector with 70’ of right
of way. The traffic counts for this roadway are below.
Sam School Rd.
(between W. Dove Rd. & Kirkwood Blvd.)
24hr North Bound (747) South Bound (697)
AM Peak AM (154) 8:00 – 9:00 AM Peak AM (38) 11:45 AM – 12:45 PM
PM Peak PM (76) 5:00 – 6:00 PM Peak PM (92) 5:45 – 6:45 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
AM-AM-PM-PM-
Use Lots Vtpd*
IN OUT IN OUT
Single Family Residential (210) 9 86 2 5 6 3
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour of generator on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
WATER & SEWER:
The property will be served by an existing water line in Sam School Rd.
Sanitary sewer for the development is proposed to connect to an existing 8”
sewer line that runs along Jamestown Ln. in Southlake Meadows Phase II.
TREE PRESERVATION:
The Tree Preservation Plan shows that 50% of the existing canopy would be
required to be preserved if this was a straight zoning case and 50.9% of the
canopy is shown to be preserved.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting for the original Savannah Estates (later changed to Southlake
Meadows) was held by the applicant on October 8, 2012.
The applicant hosted a community meeting for the original Savannah Estates
(later changed to Southlake Meadows) for concerned citizens on November 1,
2012 at Town Hall.
The applicant hosted a community meeting for the original Savannah Estates
(later changed to Southlake Meadows) for concerned citizens on January 3,
2013 at Town Hall.
STAFF COMMENTS:
Attached is Plat Review Summary No. 2, dated Dcember 30, 2015.
Case No. Attachment A
ZA15-138 Page 2
Case No. Attachment B
ZA15-138 Page 1
PROPOSED DEVELOPMENT PLAN
Case No. Attachment C
ZA15-138 Page 1
PROPOSED PRELIMINARY PLAT
Case No. Attachment C
ZA15-138 Page 2
PLAT REVIEW SUMMARY
ZA15-137Two12/30/15
Case No.: Review No.: Date of Review:
Preliminary Plat – Southlake Meadows Phase III
Project Name:
APPLICANT: Randi L. Rivera, AICP OWNER: Jack Dawson
G&A Consultants, LLC Maguire Partners – Solana Land, LP
111 Hillside Drive 1800 Valley View Lane, Ste 300
Lewisville, Texas 75057 Farmers Branch, Texas 75234
Phone: (972) 436-9712 (469) 892-7200
E-mail: randi@gacon.com Jack@centurionamerican.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/14/15 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. The Preliminary Plat must conform to the proposed R-PUD district zoning. A Final Plat (or Plat
Revision) that conforms to the Preliminary Plat and underlying zoning district must be processed
and recorded prior to the conveyance of any lots or the issuance of any building permits.
2. The Pathways Master Plan shows an 8’ multi-use trail along SH 114. The Pedestrian Access Plan
shows an 8’ trail through the Open Space lot from Sam School Rd. to the S. H. 114 right of way and
along SH 114 south to connect to the 8’ multi-use trail that was approved with the original R-PUD
zoning. The sidewalk in the open space lot must be placed in a Pedestrian Access Easement. A note
has been added to the Preliminary Plat to designate the open space lot as a Pedestrian Access
Easement. A 4’ sidewalk is required along Sam School Rd. and Jamestown Lane. The required 4’
sidewalk along Jamestown Lane is shown on the Pedestrian Access Plan. Please show and label the
4’ sidewalk along Sam School Rd.
3. Zoning Ordinance No. 480, Section 43.9.c.1.f requires all fencing that runs roughly parallel to S. H.
114 to be constructed of the primary masonry materials of the building, wrought iron or living plant
materials. It shall not run in a straight line without being offset by a minimum of 6 feet every 60
feet. An R-PUD regulation has been added stating that the wrought iron that runs parallel to SH
114 is allowed as shown on the fence plan with no articulation.
Case No. Attachment D
ZA15-138 Page 7
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. A Tree Conservation Analysis was submitted with both the Development Plan and Preliminary Plat
submittals. Since a Preliminary Plat was submitted in conjunction with the Development Plan, a Tree
Conservation Plan is not required to be submitted. The plan shows that 50% of the existing canopy
would be required to be preserved if this was a straight zoning case and 50.9% is shown to be
preserved (see the comment below regarding tree cover requirements in R-PUD zoning districts.
Please be aware that the percentage of canopy to be preserved shown on the plan must be shown to
be preserved on the Tree Preservation Plan that is required with the Plat Revision. If the percentage of
canopy to be preserved cannot be met at that time or at the time of construction, approval of a zoning
change or a variance to the Tree Preservation Ordinance will be required.
2. Thirty (30) trees are proposed to be planted within the north green belt area as mitigation for tree
removal. The tree species are Arizona Cypress and Eastern Red Cedar.
* 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. 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
xii. Stream/Creek buffers, if any
xiii. 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.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who own the
property and those persons or entities filing the application
xvi. Such additional information as the Administrative Official may reasonably require given
the particular characteristics of the property.
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
Case No. Attachment D
ZA15-138 Page 7
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 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.
For property sought to be zoned for the Downtown zoning district or a planned development zoning
district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit
Development, or Employment Center zoning district, the City Council shall consider the application for
a Conservation Analysis or Plan in conjunction with the corresponding development application (as
established in Table 1.0). The Planning and Zoning Commission shall review the application and
make a recommendation to the City Council regarding the application. The City Council shall approve
the Plan or Analysis if the Council finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas
from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage
creek;
v. maximizes the preservation of existing protected trees along rural roadways and other streets
as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
3. A Tree Conservation Plan based on conformity of the Preliminary Plat is required to be submitted with
a Final Plat. Ensure that the trees that are proposed to be preserved can actually be preserved
throughout the development construction phase. There appears to be some trees shown to be
preserved that are in an existing concrete slab area. If the percentage of tree canopy shown to be
preserved on the Tree Conservation Analysis cannot be preserved on the Tree Conservation Plan, the
City Council must approve the change to allow a lower percentage of tree canopy to be preserved.
LANDSCAPE COMMENTS:
1. Zoning Ordinance No. 480, Exhibit 43- C requires a 25’ Type “G” bufferyard along S. H. 114. An R-
Case No. Attachment D
ZA15-138 Page 7
a variable width bufferyard and to allow the existing
PUD regulation has been added to allow
trees and native grasses to be left in their natural state. The City required plantings for a
Type “G” Bufferyard shall not be required with this RPUD.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Construction within SH 114 right of way shall require a permit from TxDOT. Submit permit application
prior to site plan approval.
3. Show proximity of gas well in site plan in Westlake.
* 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:
* 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.
WATER AND SEWER COMMENTS:
* Water and sewer lines cannot cross property lines without being in an easement or right of way.
* Water meters and fire hydrants shall be located in an easement or right of way.
* Fire lines shall be separate from service lines.
* Water and sewer lines in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
Case No. Attachment D
ZA15-138 Page 7
1. Show drainage arrows on the existing drainage area maps.
2. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement.
3. Documentation supporting and certifying that detention is not necessary will be required prior to
approval of construction plans. Since the majority of the runoff is entering the TxDOT system on SH
114; verify capacity to insure detention is not required for this phase.
4. Proposed culverts along right of way shall be sized by an engineer.
* 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 geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
* Permit approval is required before beginning construction. Submit application and plans directly to
TxDOT for review.
* New Requirement:
Provide Stormwater Pollution Prevention Plan per TXR150000. 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
SWPPP shall be
timelines in relation to the project activities for installation and removal of controls.
submitted by second review of the civil construction plans.
* NEW REQUIREMENT:
Submit with Civil Construction Plans a Retaining Wall Layout sheet. 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 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
Case No. Attachment D
ZA15-138 Page 7
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:
1. Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinkled homes. (Hydrants are over-spaced on Jamestown Lane)
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 9 dwelling units = $27,000.00 .
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access to Trail System or sidewalk connection. 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.
General Informational Comments
* All sidewalks within a private lot or open space area need to be placed in a pedestrian access
easement.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
Case No. Attachment D
ZA15-138 Page 7
* 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 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.
* Denotes Informational Comment
Case No. Attachment D
ZA15-138 Page 7
SURROUNDING PROPERTY OWNERS MAP AND RESPONSES
Southlake Meadows Phase III
SPO # Owner Zoning Land Use Acreage Response
1. WILKS SOUTH LAKE DEVELOPMENT NRPUD 3000 KIRKWOOD BLVD 78.39 NR
2. RPUD 4.29 NR
3. TOLL DALLAS TX LLC RPUD 2651 SAMS SCHOOL RD 2.52 NR
4. RPUD 3.20 NR
5. TOLL DALLAS TX LLC RPUD 2631 SAMS SCHOOL RD 0.92 NR
6. TOLL DALLAS TX LLC RPUD 2550 SAMS SCHOOL RD 0.67 NR
7. RPUD 1.00 NR
8. RPUD 0.84 NR
9. TOLL DALLAS TX LLC RPUD 2601 SAMS SCHOOL RD 0.45 NR
10. RPUD 0.27 NR
11. RPUD 0.18 NR
12. RPUD 0.42 NR
13. RPUD 0.57 NR
14. RPUD 0.24 NR
15. RPUD 0.90 NR
16. TOLL DALLAS TX LLC RPUD 600 W DOVE RD 1.14 NR
17. RPUD 0.90 NR
18. RPUD 0.26 NR
19. RPUD 1.87 NR
20. MAGUIRE PTNRS-SOLANA LTD RPUD 800 W SH 114 2.00 NR
21. MAGUIRE PTNRS-SOLANA LTD RPUD 848 W SH 114 3.11 NR
22. RPUD 1.65 NR
23. RPUD 0.73 NR
24. MAGUIRE PTNRS-SOLANA LTD RPUD 800 W SH 114 0.99 NR
25. MAGUIRE PTNRS-SOLANA LTD RPUD 812 W SH 114 0.08 NR
Case No. Attachment E
ZA15-138 Page 1
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment E
ZA15-138 Page 2
Notices Sent:
Twenty-five (25)
Responses Received:
None (0)
Case No. Attachment E
ZA15-138 Page 3