Item 12 - ZA15-145 PR - Southlake Meadows Phase II
1
Department of Planning & Development Services
S T A F F R E P O R T
January 28, 2016
CASE NO: ZA15-145
PROJECT: Plat Revision for Southlake Meadows Phase II
EXECUTIVE
SUMMARY:
G&A Consultants, LLC is requesting approval of a plat for for Southlake Meadows
(formerly Savannah Estates) Phase II on property described as Tracts 3, 4A, 4A1, 4A2,
4A3, 4B, 4B1, 4B2, 5A, 5A1, 5A1A, 5B, 5C, 6A, 6A1, 6A1A, 6A2, 6A2A, and 6B, being
portions of Lots 3, 4, 5 and 6, R.P Estes Subdivision and Tracts 1B1, 1B1A, 1B1A1,
1B1B, 1B1B1 James B. Martin Survey, Abstract No. 1134, Southlake, Tarrant County,
Texas and generally located at the northwest corner of W. Dove Rd. and W. State
Hwy. 114, Southlake, Tarrant County, Texas.Current Zoning: R-PUD – Residential
Planned Unit Development. SPIN Neighborhood #5.
REQUEST
DETAILS:
The applicant is requesting approval of a Plat Revision for Southlake Meadows Phase
II for thirty-six (36) residential lots on approximately 19.804 acres. The Preliminary Plat
for Southlake Meadows (formerly Savannah Estates) consists of ninety-six (96)
residential lots and six (6) open space lots on approximately 79.837 acres. The Plat
Revision is consistent with the Development Plan that was approved by City Council
on March 5, 2013 and the Preliminary Plat that was approved on June 4, 2013. A Plat
Revision is required in this case instead of a Final Plat that would receive final
approval from the Planning and Zoning Commission because a portion of the property
was previously platted. A plat for the R.P. Estes Subdivision was filed with Tarrant
County in 1947 prior to annexation of the properties by the City.
ACTION NEEDED: 1) Conduct a public hearing
2) consider approval of a Plat Revision
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Plat Review Summary No. 2, dated January 28, 2016
(E) Surrounding Property Owner Responses
for Commission and Council Members Only
(F) Half Size Plans ()
STAFF CONTACT:
Dennis Killough (817)748-8072
Richard Schell (817)748-8602
Case No.
ZA15-145
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BACKGROUND INFORMATION
APPLICANT:
G&A Consultants, LLC
PROPERTY LOCATION:
The northwest corner of W. Dove Rd. and SH 114
PROPERTY
DESCRIPTION:
Tracts 3, 4A, 4A1, 4A2, 4A3, 4B, 4B1, 4B2, 5A, 5A1, 5A1A, 5B, 5C, 6A, 6A1,
6A1A, 6A2, 6A2A, and 6B, being portions of Lots 3, 4, 5 and 6, R.P Estes
Subdivision and Tracts 1B1, 1B1A, 1B1A1, 1B1B, 1B1B1 James B. Martin
Survey, Abstract No. 1134
LAND USE CATEGORY:
Medium Density Residential
CURRENT ZONING:
“R-PUD” Residential Planned Unit Development District
HISTORY:
A plat for RP Estes Subdivision was filed with Tarrant County prior to
annexation on a portion of the property;
A portion of the property was annexed into the City of Southlake in 1985 and
another portion of the property was annexed in 1987;
A portion of the property was zoned “NR-PUD” with the adoption of Ordinances
334 and 480;
A Zoning Change and Site Plan (ZA09-062) from “AG” – Agricultural District to
“S-P-1” – Detailed Site Plan District with limited O-1 and limited I-1 uses was
approved by the City Council on one of the subject properties (2411 Sam
School Road) on May 10, 2011.
A Land Use Plan Amendment from Low Density Residential and Mixed Use to
Medium Density Residential was approved by City Council March 5, 2013.
A Zoning Change and Development Plan 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 for Southlake Meadows (ZA13-037) was approved June 4,
2013.
A Plat Revision for Southlake Meadows Phase I (ZA13-074) was approved
December 3, 2013.
TREE PRESERVATION:
The previously approved R-PUD Residential Planned Unit Development District
regulations allow the trees shown as marginal on the Tree Preservation Plan to
be counted toward the minimum tree coverage to be preserved with the
stipulation that the marginal trees be mitigated on a caliper inch per caliper
inch basis. The Tree Preservation Plan showed 41.6% of the existing canopy
as to be preserved or marginal. The Tree Preservation Plan is being revised to
match the 41.6% of canopy shown to be preserved or as marginal. The plan
Case No. Attachment A
ZA15-145 Page 1
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will be presented at the February 4, 2016 Planning and Zoning Commission
meeting.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting for Savannah Estates was held by the applicant on October 8,
2012.
The applicant hosted a community meeting for concerned citizens on
November 1, 2012 at Town Hall.
The applicant hosted a community meeting for concerned citizens on January
3, 2013 at Town Hall.
STAFF COMMENTS:
Attached is Revised Plat Review Summary No. 2, dated January 28, 2016
.
Case No. Attachment A
ZA15-145 Page 2
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Case No. Attachment B
ZA15-145 Page 1
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APPROVED DEVELOPMENT PLAN
Phase II
Case No. Attachment C
ZA15-145 Page 1
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PRELIMINARY PLAT
Phase II
Case No. Attachment C
ZA15-145 Page 2
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PLAT REVISION
Case No. Attachment C
ZA15-145 Page 3
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PLAT REVIEW SUMMARY
ZA15-145Two01/28/16
Case No.: Review No.: Date of Review:
Plat Revision – Southlake Meadows Phase II
Project Name:
APPLICANT: Matthew G. St. Marie Owner: Robert G. Paul
G&A Consultants Toll Dallas TX LLC
144 Old Town Blvd. North, Suite 2 2557 S.W. Grapevine Pkwy., Suite 100
Argyle, TX 76226 Grapevine, TX
Phone: (940) 240-1012 Phone: (972) 342-7920
E-mail: matt@gacon.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/19/16 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 Plat Revision must conform to the underlying zoning district and the approved Preliminary Plat.
2. The square footage of the lots on the plat must not be more than 10% less than the square footage
shown on the approved Development Plan. All lots appear to be in compliance as shown.
3. The Tree Preservation Plan must comply with the requirements approved with the R-PUD zoning
(Case No. ZA12-088). Non-compliance with the approved R-PUD zoning district will require approval
of a zoning change or a Variance to the Tree Preservation Ordinance by the City Council.
ZA15-145all
4. Place the City case number " in the lower right-hand corner of the plat and plans. All of
the plans except the plat show the previous case number for the Phase I Plat Revision (ZA13-074).
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, if
any.
b. Provide easements for water, sewer and/or drainage in compliance with approved construction
plans.
c. Provide dimensional ties along lot lines to all easements. Provide centerline dimensions and
bearings on any easements crossing areas if deflections occur.
d. Show and label any easements to be abandoned, if any. Provide the signature block for
approval of the abandonment if any entities other than the City of Southlake have rights to the
easements.
e. Do not center interior easements for water, sanitary sewer, or drainage on common lot lines.
Offset so that improvements are in one lot or the other.
f. Show via dotted lines any easements previously abandoned and label with deed record of
abandonment, if any.
Case No. Attachment D
ZA15-145 Page 1
2
PUBLIC WORKS REVIEW COMMENTS
Alejandra (Alex) Ayala, P.E.
Civil Engineer
(817) 748-8274
No comments.
Fire Marshal Review
Kelly Clements
Fire Marshal
(817) 748-8233
GENERAL COMMENTS:
Automatic fire sprinkler system will be required for residences over 6,000 square feet. (per 2009
I.F.C. Sec. 903.3.1.3 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road,
Suite G260, Addison, Texas 75001. Phone 214-638-7599.
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)
FIRE HYDRANT COMMENTS:
Hydrants to have Hydra-Storz connections with butterfly vanes on pumper outlet for five-inch
diameter hose.
Landscape/Tree Preservation Review
Keith Martin
Landscape Administrator
(817) 748-8229
TREE CONSERVATION COMMENTS:
1. The submitted Tree Survey is not complete. There are trees in the areas designated as marginal that
are not shown on the plans. Please revise the Tree Survey to include all trees in the marginal and to
be preserved areas shown on the plan and update the caliper inches to be mitigated for the trees
shown to be removed in the marginal areas.
2. The previously approved R-PUD Residential Planned Unit Development District regulations allow the
trees shown as marginal on the Tree Preservation Plan to be counted toward the minimum tree
coverage to be preserved with the stipulation that the marginal trees be mitigated on a caliper inch per
caliper inch basis. The Tree Preservation Plan showed 41.6% of the existing canopy as to be
preserved or marginal. The Tree Preservation Plan is being revised to match the 41.6% of canopy
shown to be preserved or as marginal. The plan will be presented at the February 4, 2016 Planning
and Zoning Commission meeting.
Case No. Attachment D
ZA15-145 Page 2
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* 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
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
Case No. Attachment D
ZA15-145 Page 3
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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.
* Indicates informational comment.
# Indicates required items comment.
Community Services 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 lot or dwelling unit x 36 lots= $108,000 will be required. Fees will be collected with the
approved developer’s agreement.
Pathway Comments:
Should provide 8ft wide concrete trail along Hwy 114 consistent with Southlake Master Pathways Plan.
Case No. Attachment D
ZA15-145 Page 4
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Should provide pedestrian access to and from Trail System connections. Should provide 4ft (5ft if abuts back
of street curb) sidewalks on both sides of all public and private streets consistent with sidewalk ordinance and
all State of Texas accessibility requirements.
Other informational comments?
The following should be informational comments only
============= ====================
* Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area.
* A “Certificate of Taxes Paid” indicating that there are no delinquent taxes owed on the subject property
from each taxing authority must be provided to the City prior to filing this plat in the County records. A
copy of this information may be obtained from the Tarrant county Tax Assessor/Collector’s Office
located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service
charge of $10 per account for this certificate. For more information contact the Assessor/Collector’s
office at 817-884-1186.
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations may
be required on the following lots pending review of construction plans: Block , Lots
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy with
original signatures.
blackline
* For Tarrant County filing, original signatures and seals will be required on one mylar and one
blackline
paper copy prior to filing the plat. The mylar and paper copies will not be accepted if any
erasures or original ink, other than signatures or seals, appear on the plat.
* 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.
* Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area or easements dedicated to and maintained by the Home Owners Association.
* Because portions of this property were previously platted, either a Plat Vacation followed by a Final
Plat approval or a Plat Revision approval will be required for the final filing documents.
* Denotes Informational Comment
Case No. Attachment D
ZA15-145 Page 5
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SURROUNDING PROPERTY OWNERS MAP AND RESPONSES
Southlake Meadows Phase II
SPO Owner Zoning Physical Address AcreagResponse
# e
1. TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.92 NR
2. TOLL DALLAS TX LLC RPUD 1170 W DOVE RD 1.05 NR
3. MAGUIRE PARTNERS SOLONA LAND L RPUD 2411 SAM SCHOOL RD 1.02 NR
4. TOLL DALLAS TX LLC RPUD 1170 W DOVE RD 1.12 NR
5. STRANGE, KIM AG 2350 CRAWFORD CT 0.54 NR
6. GRAPEVINE HISTORIC HOMES LLC AG 2355 CRAWFORD CT 0.49 NR
7. WAYLAND, CHERYL RENEE SF1-A 701 W DOVE RD 3.05 NR
8. DOWNING, JAMIE S SF1-A 685 W DOVE RD 2.11 NR
9. NEILL, ROSEMMA SF1-A 2201 SHADY OAKS DR 1.50 NR
10.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 1.04 NR
11.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.45 NR
12.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 3.25 NR
Case No. Attachment E
ZA15-145 Page 1
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13.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 1.13 NR
14.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.18 NR
15.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.57 NR
16.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.49 NR
17.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.54 NR
18.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.47 NR
19.TOLL DALLAS TX LLC AG 2501 SAM SCHOOL RD 0.06 NR
20.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.49 NR
21.VERIZON WIRELESS TEXAS LLC NRPUD 500 W DOVE RD 24.86 NR
22.DALLAS MTA LP NRPUD 747 W STATE 114 HWY 19.99 NR
23.DALLAS MTA LP NRPUD 747 W STATE 114 HWY 0.24 NR
24.WILKS SOUTH LAKE DEVELOPMENT NRPUD 3000 KIRKWOOD BLVD 84.04 NR
25.DALLAS MTA LP NRPUD 747 W STATE 114 HWY 4.38 NR
26.DALLAS MTA LP NRPUD 747 W STATE 114 HWY 0.08 NR
27.CRAWFORD, JAMES ANDERSON AG 2320 CRAWFORD CT 1.00 NR
28.WISE, PHILIP W AG 982 W DOVE RD 1.04 NR
29.TOLL DALLAS TX LLC RPUD 840 W DOVE RD 4.42 NR
30.940 WEST DOVE RD LLC SF1-A 940 W DOVE RD 4.86 NR
31.TOLL DALLAS TX LLC RPUD 800 W DOVE RD 2.28 NR
32.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 2.52 NR
33.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 0.91 NR
34.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 1.14 NR
35.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 0.90 NR
36.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 0.26 NR
37.TOLL DALLAS TX LLC RPUD 2417 SAM SCHOOL RD 10.07 NR
38.JANDON LTD AG 974 W DOVE RD 5.02 NR
39.TOLL DALLAS TX LLC RPUD 700 W DOVE RD 5.25 NR
40.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 3.65 NR
41.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 3.08 NR
42.TOLL DALLAS TX LLC RPUD 684 W DOVE RD 12.57 NR
43.TOLL DALLAS TX LLC RPUD 600 W DOVE RD 4.19 NR
44.CRAWFORD, LOIS MAY AG 2390 CRAWFORD CT 1.03 NR
45.MAGUIRE PTNRS-SOLANA LTD RPUD 2407 SAM SCHOOL RD 2.01 NR
46.MAGUIRE PTNRS-SOLANA LTD RPUD 2401 SAM SCHOOL RD 2.24 NR
47.WEBSTER, PHILIP W AG 1052 W DOVE RD 1.17 NR
48.TOLL DALLAS TX LLC RPUD 840 W DOVE RD 0.69 NR
49.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.34 NR
50.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.57 NR
51.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 0.42 NR
52.TOLL DALLAS TX LLC RPUD 2501 SAM SCHOOL RD 5.85 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment E
ZA15-145 Page 2
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Notices Sent:
Fifty-two (52)
Responses Received:
None (0)
Case No. Attachment E
ZA15-145 Page 3