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Item 8 - Glenmore Department of Planning & Development Services S T A F F R E P O R T January 15, 2016 CASE NO: ZA15-105 PROJECT: Zoning Change & Development Plan for Glenmore EXECUTIVE SUMMARY: On behalf of James and Diane Stacy, Fountain Five Zero Two Trust, Crestone Group, Ltd., Dowdey, Anderson and Associates, Inc. and Toll Brothers, Inc. are requesting approval of a Zoning Change and Development Plan for Glenmore on property described as Lot 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, and 3J1A, Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas located at 800 W. Southlake Blvd., 250 Shady Oaks Dr. and 980, 1000, 1100, 1110, and 1120 W. Southlake Blvd., Southlake, Texas. Current Zoning: “AG” Agriculutural District and “SF-1A” Single Family Residential District . Requested Zoning: “R-PUD” Residential . Planned Unit Development District. SPIN Neighborhood # 6 REQUEST DETAILS: The applicant is requsting approval of a Zoning Change and Development Plan from “AG” Agricultural District and “SF-1A” Single Family Residential District to “R-PUD” Residential Planned Unit Development for Glenmore, a residential subdivision consisting of 54 residential lots and 10 open space lots on approximately 49.588 acres. This proposal does not comply with the Low Density Residential designation in in the 2030 Land Use Plan, which requires a net density of one or fewer dwelling units per acre, so a Comprehensive Land Use Plan amendment from Low Density Residential to Medium Density Residential is also being requested under case number CP15-002. The net density proposed is approximately 1.28 du/ac and the proposed gross density is approximately 1.09 du/ac. Site Data Summary November 5, 2015 January 21, 2016 Number of Residential Lots 54 54 Number of Open Space Lots 10 10 Gross Acreage 49.59 49.59 Gross Density 1.09 du/acre 1.09 du/acre Net Acreage 42.24 42.24 Net Density 1.28 du/acre 1.28 du/acre Open Space Acreage 6.8 7.7 Open Space Percentage 13.8% 15.9% The Development Plan shows two street connections – one to W. Southlake Blvd. and one to Shady Oaks Dr. The street connection on W. Southklake Blvd. is located at a Case No. ZA15-105 full median opening with left turn lanes. The street connection on Shady Oaks Dr. will line up with the driveway for The Marq. The Executive Summary from the Traffic Impact Analysis and a link to the entire TIA is included in Attachment C of this report. There are currently five homes on the property plus several accessory buildings. All of the homes and accessory buildings are to be removed except for the home and accessory buildings on the property currently addressed as 980 and 1000 W. Southlake Blvd. The R-PUD district will follow the uses and regulations in the “SF-1A” Single Family Residential District except as noted in the table below: Development Regulations (Compared to SF-1A Base Zoning) SF-1A Proposed R-PUD Front Yard 40’ 40’ nd Setback 20’ for 2 front yard on corner lots Side Yard 20’ 20’ Setback Rear Yard 40’ 40’ Setback Maximum Lot 20% 35% Coverage Minimum Lot 43,560 sq. ft. 21,780 sq. ft. Area (1 acre) (½ acre) 112’ Lot Width 100’ 95’ for eyebrow and cul-de-sac lots Lot Depth 125’ 125’ Maximum 1.0 du/acre 1.10 du/acre Gross Density Maximum 35’ and 2 ½ stories 35’ and 2 ½ stories Height VARIANCE REQUEST: Driveway Ordinance No. 634, as amended, Section 5.1 requires a minimum distance from a residential driveway to an intersection of fifty (50) feet. The applicant is requesting a variance to allow the proposed street intersection on Shady Oaks Dr. to be located approximately ten (10) feet from the existing driveway to the north. This item was tabled at the November 5, 2015 Planning and Zoning Commission meeting to the November 19, 2015 meeting and subsequently tabled to the January 7, 2016 and January 21, 2016 meetings. The applicant has revised the plans to relocate the two lots that were in the floodplain area and to show the entire floodplain area as open space. As a result, the open space area has increased from approximately 6.8 acres to 7.7 acres and the open space percentage has increased from approximately 13.8% to 15.9%. The average lot size has decreased from approximately 28,700 square feet to approximately 28,014 square feet. Also, the R-PUD regulations have been revised to exclude private stables, including boarding of horses and the keeping of other grazing animals, and carports as permitted uses. ACTION NEEDED: 1) Conduct a public hearing 2) consider approval of a Zoning Change and Development Plan Case No. ZA15-105 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (Link to PowerPoint) (D) SPIN Meeting Report (E) Development Plan Review Summary No. 4, dated January 15, 2016 (F) Surrounding Property Owners Map and Responses for Commission and Council Members Only (H) Full Size Plans () STAFF CONTACT: Dennis Killough (817)748-8072 Richard Schell (817)748-8602 Case No. ZA15-105 BACKGROUND INFORMATION APPLICANT: Dowdey, Anderson and Associates, Inc. and Toll Brothers, Inc. OWNERS: James and Diane Stacy, Fountain Five Zero Two Trust, Crestone Group, Ltd. PROPERTY LOCATION: Generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. PROPERTY DESCRIPTION: Lot 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas and Tracts 3H, 3H1, 3J, 3J1, 3J1B, 3J2, 3J1C, and 3J1A, Littleberry G. Hall Survey, Abstract No. 686, City of Southlake, Texas located at 800 W. Southlake Blvd., 250 Shady Oaks Dr. and 980, 1000, 1100, 1110, and 1120 W. Southlake Blvd., Southlake, Texas LAND USE CATEGORY: Low Density Residential (Medium Density Residential proposed) CURRENT ZONING: “AG” Agricultural District and “SF-1A” Single Family Residential District REQUESTED ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: - The propertywas annexed into the City in 1956 and given the “AG” Agricultural District zoning designation. - A preliminary plat (ZA93-020) for Lot 1, Block 1, Owens Addition was approved June 1, 1993. - A final plat (ZA93-021) for Lot 1, Block 1, Owens Addition was approved June 1, 1993. - A plat revision (ZA98-039) for Lots 1R and 2, Block 1, Owens Addition was approved May 19, 1998. - A Land Use Plan amendment, Zoning Change and Development Plan (ZA13- 092) for Glenmore that proposed sixty-one (61) residential lots and four (4) open space lots on approximately 39.512 acres were withdrawn at the August 7, 2014 Planning and Zoning Commission meeting at the applicant’s request. - A Zoning Change and Concept Plan (ZA14-111) for Glenmore from “AG” Agricultural District to “SF-1A” Single Family Residential District and a Preliminary Plat (ZA14-112) for Glenmore on Lot 1R1, Block 1, Owens Addition, consisting of 16 residential lots and 3 open space lots on approximately 19.519 acres, were approved January 20, 2015. 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 not consistent with this designation. An application for a Comprehensive Land Use Plan Amendment to Medium Density Residential has been submitted (CP15- 002). Mobility & Master Thoroughfare Plan Case No. Attachment A ZA15-105 Page 1 The Mobility and Master Thoroughfare Plan shows W. Southlake Blvd. to be a Farm-to-Market road with 130’ of right of way and Shady Oaks Dr.to be a two lane undivided collector with 60’ 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 shows the existing 6’ sidewalk along the north side of Southlake Blvd. A <8’ sidewalk is shown on the Pathways Plan for Shady Oaks Dr. and a 4’ sidewalk is shown along that property boundary. Major Corridors Urban Design Plan The property is in the “Estate Residential” zone in the Major Corridors Urban Design Plan. The following recommendations pertain to the “Estate Residential” zone in the plan. TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The development shows one street access onto W. Southlake Blvd and one street access to Shady Oaks Dr. W. Southlake Blvd is currently a six lane divided arterial and Shady Oaks Dr. is currently a two lane undivided collector. The traffic counts for these roadways are below. Case No. Attachment A ZA15-105 Page 2 W. Southlake Blvd. (between Shady Oaks Dr. & Southridge Lakes Pkwy.) 24hr East Bound (27,262) West Bound (23,647) Peak AM (3,016) Peak AM (1,416) AM 7:00 AM – 8:00 AM 11:15 AM – 12:15 PM Peak PM (1,818) Peak PM (2,725) PM 3:15 PM– 4:15 PM 5:00 PM – 6:00 PM Shady Oaks Dr. (between E. Highland St. & Dove Rd.) 24hr North Bound (2,104) South Bound (2,015) AM Peak AM (335) 7:30 – 8:30 AM Peak AM (196) 7:45 – 8:45 AM PM Peak PM (202) 3:00 – 4:00 PM Peak PM (266) 3:45 – 4:45 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) 54 517 11 31 35 20 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 20” water line in W. Southlake Blvd. and an existing 12” water line in Shady Oaks Dr. Sanitary sewer for the development is proposed to connect to an existing 8” sewer line that runs north and south along the western property line. TREE PRESERVATION: The Tree Preservation Plan shows that there is approximately 21% existing tree cover on the site. If the case was a request for a straight zoning change, Tree Preservation Ordinance No. 585-D would require that a minimum of 60% of the existing canopy be preserved. For property sought to be zoned R-PUD, the City Council shall consider the application for a Tree Conservation Analysis or Plan in conjunction with the corresponding development application. The applicant is proposing to preserve approximately 54.52% of the existing trees cover. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting for this project was held by the applicant on August 11, 2015. A SPIN Report is included as Attachment D of this Staff Report. PLANNING AND ZONING COMMISSION ACTION: November 5, 2015; a motion to table the item to the November 19, 2015 meeting was approved (4-0). November 19, 2015; a motion to table the item to the January 7, 2016 meeting was approved (7-0). January 7, 2016; administratively tabled on consent to the January 21, 2016 (6-0). Case No. Attachment A ZA15-105 Page 3 STAFF COMMENTS: Attached is Development Plan Review Summary No. 4, dated January 15, 2016. Case No. Attachment A ZA15-105 Page 4 Case No. Attachment B ZA15-105 Page 1 R-PUD Regulations Case No. Attachment C ZA15-105 Page 1 Case No. Attachment C ZA15-105 Page 2 Case No. Attachment C ZA15-105 Page 3 Case No. Attachment C ZA15-105 Page 4 Case No. Attachment C ZA15-105 Page 5 Case No. Attachment C ZA15-105 Page 6 Case No. Attachment C ZA15-105 Page 7 Case No. Attachment C ZA15-105 Page 8 PREVIOUS DEVELOPMENT PLAN REVISED DEVELOPMENT PLAN Link to PowerPoint Case No. Attachment C ZA15-105 Page 9 EXECUTIVE SUMMARY FROM TRAFFIC IMPACT ANALYSIS LINK TO TRAFFIC IMPACT ANALYSIS Case No. Attachment C ZA15-105 Page 10 Case No. Attachment C ZA15-105 Page 11 Consultant’s Review of Traffic Impact Analysis Case No. Attachment C ZA15-105 Page 12 Case No. Attachment C ZA15-105 Page 13 DeShazo Group Response to Consultant’s Review Case No. Attachment C ZA15-105 Page 14 Case No. Attachment C ZA15-105 Page 15 Case No. Attachment C ZA15-105 Page 16 Case No. Attachment D ZA15-105 Page 1 Case No. Attachment D ZA15-105 Page 2 Case No. Attachment D ZA15-105 Page 3 ZA15-105Four01/15/16 Case No.: Review No.: Date of Review: Development Plan - Glenmore Project Name: APPLICANT: Traci Shannon Yost Kilmer ENGINEER: Same Dowdey, Anderson & Associates, Inc. 5225 Village Creek Dr. Suite 200 Plano, TX 75093 Phone: (972) 931-0694 E-mail: tskilmer@daa-civil.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/06/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF DEVELOPMENT 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. A Preliminary Plat that conforms to the R-PUD district zoning must be processed and approved and then a Final Plat (or Plat Revision) processed and recorded prior to the conveyance of any lots or the issuance of any building permits. Portions of the property are already platted as Lots 1R1 and 2, Block 1, Owens Addition, so a Plat Revision or a Plat Vacation must be processed and recorded prior to approval and recording of a Final Plat. all 2. Please be aware that plans and exhibits submitted with an application for an R-PUD Residential Planned Unit Development District zoning are approved as part of the R-PUD zoning ordinance and that changes to the plans after Council approval will require re-approval of an R-PUD Zoning Change and Development Plan. 3. Please make the following changes to the Development Plan: a. Please remove notes 2 and 3 from the Development Plan. “…are HOA common area lots b. Please revised note # 4 to state that the open space lots to be dedicated to and maintained by the HOA. No building permits for habitable structures will be issued for these lots.” c. Add a note to the Development Plan, and to the Preliminary Plat and Final Plat when they are submitted, stating that the City of Southlake is not responsible for maintaining the creek or for any damage that may result from flooding or erosion of the creek. exactly d. Please revise note #9 to state the comment from Public Works or remove the note altogether. The Public Works comments reads as follows: “Differences between pre- and post- development runoff shall be captured in detention ponds. Proposed detention ponds shall control the discharge of the 2, 10 and 100- year storm events. Access easements are needed for maintenance of detention ponds.” e. Show, label and dimension the width of any easements on or adjacent to the site, if any. 4. Please be aware that the R-PUD regulations as presented allow all accessory uses that are permitted in the SF-1A zoning district, including private stables in areas other than the Agricultural District for the keeping of grazing animals. The SF-1A district also allows family or servants Case No. Attachment E ZA15-105 Page 1 quarters with approval by the Zoning Board of Adjustment. Please revise the R-PUD regulations to exclude any uses that are not intended to be allowed and, if necessary, specify which uses are allowed on which lots. The SF-1A district also includes additional regulations regarding the size, lot coverage and design of accessory buildings. If necessary, please revise the R-PUD regulations, to TheR-PUD regulations have been modify any SF-1A regulations that may not be desirable. revised to exclude private stables, including boarding of horses and the keeping of other grazing animals, and carports as permitted uses. 5. Please make the following changes to the color Development Layout Plan (Sheet L1): a. The trees shown on the plan do not match the trees shown on the Landscape Plan. Please revise the plan so that it matches the Landscape Plan. If only canopy trees are to be shown, please revise the tree legend to state “Open Space Canopy Tree”. b. Please revise the open space lot numbers to match the lot numbers on the Development Plan. The lot numbers also need to be revised on the Screening Plan (L2) and the two Landscape Plans (L7 and L8). 6. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. A 6’ existing sidewalk is shown on the Pathways Plan along Southlake Blvd. An 8’ multi-use trail is not required along Southlake Blvd., so change the label and symbol to show the existing 6’ sidewalk unless an 8’ trail will be provided. A <8’ sidewalk is shown on the Pathways Plan for Shady Oaks Dr. and a 4’ sidewalk is shown along that property boundary. For portions of the sidewalk that are not in the right of way, please provide a pedestrian access easement. 7. Show and label the existing home and accessory buildings on the proposed Lot 9, Block C with the access drive. This can be shown on the Development Plan or on a separate exhibit. 8. Add a note to the Development Plan, and to the Preliminary Plat and Final Plat when they are submitted, stating that the City of Southlake is not responsible for maintaining the creek or for any damage that may result from flooding or erosion of the creek. 9. Please make the following changes regarding fencing: a. Properties within Corridor Overlay Zone see Ord. 480-S § 43.9.c.1(f) for design criteria. All architectural fencing that runs parallel to Southlake Blvd. must be constructed of masonry, wrought iron or living plant materials. It shall not run in a straight line without being offset by a minimum of 6’ every 60’. It shall be located no closer to the right of way than one half the width of the required bufferyard. The wall that is shown on the plans is not articulated. It is just some masonry walls in front of another masonry wall that has some ornamental metal sections. An R-PUD regulation has been added to allow the walls as shown on the plans. The forward unconnected walls would meet the articulation requirement if they were connected to the wall along the rear of the residential lots. The wall exhibits shown in the R-PUD regulations are misleading because they show an articulated masonry and ornamental metal wall with unconnected masonry walls in front of it. Please clearly state that the masonry and ornamental metal wall that abuts the residential lots will not be articulated and that the exhibits are only intended to show the unconnected walls forward of the wall behind it. 10. An encroachment agreement will be required for the wall in the right of way on the north side of Street C. 11. Subdivision Ordinance No. 483, as amended, Sections 8.01 E and F, pertaining to buffer lots adjacent to any property that is currently zoned and platted residential and contains lots one acre Case No. Attachment E ZA15-105 Page 2 or larger or any property shown on the approved Land Use Plan to be designated for lots of one acre or larger in size, requires a minimum width of 125’ measured at the common lot line with to the adjacent property. Lot 8, Block A does not meet this requirement. The common lot line with the property to the west on Ginger Ct. measures approximately 35’ in length. An R-PUD regulation has been added to allow Lot 8, Block A to be configured as shown. 12. Provide a preliminary grading plan showing existing and proposed finished grades of the site with contour intervals not exceeding two (2) feet. Label spot elevations at all critical points, including but not limited to edges of pavement, curb returns, building corners, drainage paths, etc. Include directional flow arrows in all flow lines, and all existing drainage structures labeled with size, type and flow line elevation. Also show centerline of water courses and existing drainage easements. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. On the Tree Survey / Tree Conservation Plan show all proposed utilities and assess the trees that will be altered due to the installation of the utilities. If an existing tree is shown to be preserved and it is altered for any reason, it will be required to be mitigated. * The existing tree cover calculations indicate that there is 21% of existing tree cove on the site. Under straight zoning 60% of that existing tree cover is required to be preserved. The development is proposed to be zoned R-PUD and the applicant is proposing to preserve 54.52%% of the existing trees cover. * 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 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 Case No. Attachment E ZA15-105 Page 3 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. * 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. Existing tree credits are proposed to be taken for required canopy trees in the south bufferyard. Only existing trees which are within fifty feet (50’) of the property line where the bufferyard is located and have a minimum of fifty percent (50%) of the drip line within the bufferyard shall be granted credits toward reducing the required bufferyard plantings. Credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for acceptance of the development. OTHER COMMENTS: 1. The Landscape and Screening Plan, and the Tree Conservation Plan need to be updated to match the other development and preliminary civil plans. The Lot numbers do not match. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Case No. Attachment E ZA15-105 Page 4 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. Traffic Impact Analysis comments by Lee Engineering and comment responses by DeShazo Group have been included in this review. 3. Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval to insure approval of driveway. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * 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. * 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 11.086, Texas Water Code. * 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 AND SEWER COMMENTS: * Minimum size for water lines and sanitary sewer mains are 8”. Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards. * Water lines cannot cross property lines without being in an easement or right of way. * All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details. * 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. Case No. Attachment E ZA15-105 Page 5 * Sanitary sewers and water lines in easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: 1. A drainage study shall be required to determine water surface elevations within the drainage easement of the existing box culvert located in the southwest corner of the property. Finish floor elevations of pads shall be 2’ above the 100-year water surface elevations of the creek. 2. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement. 3. Differences between pre- and post- development runoff shall be captured in detention ponds. Proposed detention ponds shall control the discharge of the 2, 10 and 100- year storm events. Access easements are needed for maintenance of detention ponds. 4. Verify size, shape, and/or location of the detention ponds (as depicted on the concept plan). Any changes to size, shape, and/or location of the proposed ponds may require a revision to the concept plan and may need to be approved by the Planning and Zoning Commission and the City Council. 5. Proposed driveway culvert on Shady Oaks Drive 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. The proposed flume will not be allowed. * Property drains into a Critical Drainage Structure #20 and requires a fee to be paid prior to beginning construction ($214.29/Acre). * 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. * 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 Case No. Attachment E ZA15-105 Page 6 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. * Access permit is required prior to construction of the driveway on FM 1709. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * 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 the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. * Informational comments Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Subdivision street names are to be approved by the City prior to final plat. Submit proposed names and alternate names as soon as possible. “No Parking” signs would need to be installed around perimeter of the street adjacent to Open Space Lots 2X and 4X to allow for emergency access. An R-PUD regulation has been added. Relocate the fire hydrant in the cul-de-sac on “Street D” to be at the furthest point to the south to eliminate a dead end water line that has no capability to be blown off for flushing purposes. 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. Case No. Attachment E ZA15-105 Page 7 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 54 dwelling units= $162,000.00. $3000 credit will be given for the five existing dwellings =$15,000.00. Total park dedication due is $147,000.00. Pathway Comments: Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian access to trail system or sidewalks. 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. Please show all sidewalks including those required by home builders. Any pathways in dedicated parkland areas should be a minimum of 5ft wide. ADA ramps and median pedestrian crossing openings are missing. Ramps, crossings, and sidewalks are missing at cul-de-sac loops. Pathways should be 5ft wide. Show how sidewalks tie into existing sidewalks on FM1709. Provide detail for the pond outfall structure with silt collection basin per Public Works recommendations. Street C connection to Shady Oaks - verify alignment with entry into Marq across street. Trees along Shady Oaks are under overhead utilities. General Informational Comments * A SPIN meeting for this project was held August 11, 2015. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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. * A permit from TxDOT must be obtained prior to any curb cut along F.M. 1709. * Denotes Informational Comment Case No. Attachment E ZA15-105 Page 8 Case No. Attachment E ZA15-105 Page 9 Major Corridors Urban Design Plan Recommendations Case No. Attachment E ZA15-105 Page 10 Case No. Attachment E ZA15-105 Page 11 SURROUNDING PROPERTY OWNERS Glenmore SPO Owner Zoning Physical Address Acreage Response # 1. BLOCH, JAY D SF20A 301 STERLING CT 0.52 NR 2. DAVIDSON, GLENN SF20A 303 STERLING CT 0.52 NR 3. ZIA, SAIYED SF20A 305 STERLING CT 0.54 U 4. RONCK, KEITH P SF20A 307 STERLING CT 0.50 NR 5. CLARKSON, DANIEL J SF20A 306 BLANCO CIR 0.46 NR 6. NOGUERA, GARY D SF20A 1200 BRAZOS DR 0.52 NR 7. ROOSMA, JOHN SF20A 314 BLANCO CIR 0.46 O 8. MIRITELLO FAMILY REVOCABLE LIV SF20A 312 BLANCO CIR 0.47 O 9. FLYNN, LARRY D SF20A 304 STERLING CT 0.47 O 10.DYER, JOHN P SF1-A 550 GINGER CT 1.05 NR Case No. Attachment F ZA15-105 Page 1 11.DHANANI, ASIF M SF1-A 450 GINGER CT 1.01 NR 12.STACY, JAMES R SF1-A 1000 W SOUTHLAKE BLVD 1.13 F 13.SCHINER, CHRISTOPHER SF1-A 350 GINGER CT 1.08 O 14.HESS, PAUL J SF1-A 250 GINGER CT 1.17 O 15.SCHNEIDER, STEVE SF1-A 150 GINGER CT 1.29 NR 16.WM REAL ESTATE LTD RPUD 1001 W SOUTHLAKE BLVD 1.39 NR 17.HYDE, JOHN RPUD 100 REGENT CT 0.42 NR 18.BIGLEY, ROBERT W RPUD 101 REGENT CT 0.34 NR STONE LAKES SUBDIV NR 19. HOMEOWNERS RPUD 1100 STRATFORD DR 0.31 20.SMITH, JOE V AG 803 W SOUTHLAKE BLVD 0.98 NR STONE LAKES SUBDIV NR 21. HOMEOWNERS RPUD 1000 STRATFORD DR 0.83 22.JOGERST, JAMES RPUD 101 WOODGLEN CT 0.60 NR 23.HALL, MARK A RPUD 103 WOODGLEN CT 0.36 NR 24.SMITH, STEPHEN E RPUD 105 WOODGLEN CT 0.35 NR 25.GMAC MORTGAGE CORP LLC RPUD 107 WOODGLEN CT 0.54 NR 26.HALE, COAVERT T RPUD 102 SPRINGBROOK CT 0.50 NR 27.BADGETT, BRANDI RPUD 100 SPRINGBROOK CT 0.49 NR 28.ALLMOND, THERON R RPUD 109 WOODGLEN CT 0.44 NR 29.BRIAND, JOHN RPUD 103 REGENT CT 0.42 NR 30.NICK, JEFFREY A RPUD 100 WOODGLEN CT 0.54 NR 31.THOMPSON, HUGH A SF20A 313 BLANCO CIR 0.46 NR 32.HAMILTON, JAY SCOTT SF20A 315 BLANCO CIR 0.47 NR 33.BRETT, KEVIN SF20A 307 BLANCO CIR 0.53 NR 34.RANDOLPH, WHITNEY SF20A 309 BLANCO CIR 0.48 NR 35.BAKER, JOSEPH R SF20A 311 BLANCO CIR 0.46 NR 36.HAHN, CHARLES SF20A 317 BLANCO CIR 0.59 NR 37.SALES, TAFT L SF20A 319 BLANCO CIR 0.50 NR 38.NORMAN, KYLE B SF20A 320 BLANCO CIR 0.56 O 39.JAMES LANDSCAPING INC SF1-A 430 SHADY OAKS DR 3.22 NR 40.HIGHBERGER, RHONDA SF1-A 310 SHADY OAKS DR 1.10 NR 41.STACY, RANDALL W SF1-A 300 SHADY OAKS DR 0.98 NR 42.STACY, RONALD T SF1-A 330 SHADY OAKS DR 1.04 NR 43.STACY, ROY J EST SF1-A 320 SHADY OAKS DR 5.61 F 44.SOUTHLAKE OAKS LLC C2 500 W SOUTHLAKE BLVD 2.53 NR 45.BANK OF THE OZARKS SP1 600 W SOUTHLAKE BLVD 1.05 NR 46.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 2.48 NR 47.CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 3.44 NR 48.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.45 NR 49.CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.26 NR 50.CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 0.69 NR 51.SOUTHLAKE, CITY OF CS 315 SHADY OAKS DR 5.15 NR 52.SOUTHLAKE, CITY OF CS 285 SHADY OAKS DR 7.14 NR 53.SOUTHLAKE, CITY OF CS 275 SHADY OAKS DR 3.88 NR 54.WAYLAND, MARCUS D AG 817 W SOUTHLAKE BLVD 1.90 NR 55.TIMBER LAKE RES ASSOC INC RPUD 100 TIMBER LAKE PL 2.82 O 56.LOWE, TOMMY ROY SF1-A 750 GINGER CT 1.33 NR 57.CUNNIGHAM, CHARLES S SF1-A 650 GINGER CT 1.30 U 58.CHIU, HUI-TANG SF20A 300 STERLING CT 0.56 NR Case No. Attachment F ZA15-105 Page 2 59.MEEKS, SCOTT J SF20A 308 BLANCO CIR 0.63 O 60.WEST, GUNNAR SF20A 306 STERLING CT 0.58 O 61.FRENCH, JAMES SF20A 302 STERLING CT 0.47 NR 62.SECORD, ALAN SF1-A 950 GINGER CT 1.31 NR 63.MASSEY, NICHOLAS J SF1-A 850 GINGER CT 1.41 NR 64.CRESTSTONE GROUP LTD AG 1120 W SOUTHLAKE BLVD 2.37 NR 65.RUESTOW, GREGORY SF20A 316 BLANCO CIR 0.46 NR 66.STENGLE, ERIC J SF20A 318 BLANCO CIR 0.46 O SOUTHLAKE SHADY OAKS NR 67. BUILDINGS SP1 620 W SOUTHLAKE BLVD 0.99 SOUTHLAKE SHADY OAKS NR 68. BUILDINGS SP1 640 W SOUTHLAKE BLVD 1.14 69.ENERGY VAULT A47 LLC SP1 660 W SOUTHLAKE BLVD 0.86 NR 70.STIEFEL, RICHARD M SF20A 310 BLANCO CIR 0.48 O 71.STACY, JAMES R AG 980 W SOUTHLAKE BLVD 9.24 F 72.CADG GLENMORE LLC SF1-A 800 W SOUTHLAKE BLVD 19.71 NR 73.FOUNTAIN FIVE ZERO TWO TR AG 250 SHADY OAKS DR 10.22 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixty-six (66) Responses Received Within 200’: Seventeen (17) – Attached Responses Received Outside 200’: Two (2) – Attached Case No. Attachment F ZA15-105 Page 3 Case No. Attachment F ZA15-105 Page 4 Case No. Attachment F ZA15-105 Page 5 Case No. Attachment F ZA15-105 Page 6 Case No. Attachment F ZA15-105 Page 7 Case No. Attachment F ZA15-105 Page 8 Case No. Attachment F ZA15-105 Page 9 Case No. Attachment F ZA15-105 Page 10 Case No. Attachment F ZA15-105 Page 11 Case No. Attachment F ZA15-105 Page 12 Case No. Attachment F ZA15-105 Page 13 Case No. Attachment F ZA15-105 Page 14 Case No. Attachment F ZA15-105 Page 15 Case No. Attachment F ZA15-105 Page 16 Case No. Attachment F ZA15-105 Page 17 Case No. Attachment F ZA15-105 Page 18 Case No. Attachment F ZA15-105 Page 19 Case No. Attachment F ZA15-105 Page 20 Case No. Attachment F ZA15-105 Page 21 Case No. Attachment F ZA15-105 Page 22 Case No. Attachment F ZA15-105 Page 23 Case No. Attachment F ZA15-105 Page 24 Case No. Attachment F ZA15-105 Page 25 Case No. Attachment F ZA15-105 Page 26 Responses Received Outside 200’ Case No. Attachment F ZA15-105 Page 27 Case No. Attachment F ZA15-105 Page 28 Case No. Attachment F ZA15-105 Page 29