Item 9 - ZA16-045 Matthews Court Staff Report
Department of Planning & Development Services
S T A F F R E P O R T
June 3, 2016
CASE NO: ZA16-045
PROJECT: Zoning Change and Development Plan for Matthews Court
EXECUTIVE
SUMMARY:
On behalf of Landlock LLC, c/o Warren Clark Development, Four Peaks Development,
LLC is requesting approval of a Zoning Change and Development Plan for Matthews
Court from “R-PUD” Residential Planned Unit Development to “R-PUD” Residential
Planned Unit Development District with base SF-20A Zoning on approximately 5.8
acres on property described as portions of Tracts 3D, 3D2 and 3, Obediah W. Knight
Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas, generally located
south of Zena Rucker Road approximately 1,000 feet east of Byron Nelson Parkway
and addressed as 851 and 841 E Southlake Blvd. and 650 S. Carroll Ave., Southlake,
Texas. SPIN Neighborhood #9.
DETAILS:
Four Peaks Development, LLC is requesting approval of a Zoning Change and
Development Plan for Matthews Court from the current “R-PUD” Residential Planned
Unit Development District to “R-PUD” Residential Planned Unit Development District
for the development of approximately 5.8 acres consisting of eight (8) residential lots
and four (4) open space lots, to be served by a gated private street. The following table
is the Matthews Court site data summary information and development regulations as
proposed:
Case No.
ZA16-045
The applicant is proposing to construct Zena Rucker Road per the requirements of the
Master Thoroughfare Plan. The road has been aligned such that it can be constructed
on the subject property. The City will be installing a box culvert at the creek to the west
of the property to allow Zena Rucker Road to be extended east. The applicant has
agreed to install a bridge to the west of the proposed Matthews Court neighborhood.
Future R.O.W. dedication of the Hayes’ property to the north may be required at the
time of development of their property to ensure adequate parkway for a sidewalk and
utilities along the north side of Zena Rucker Road. Dedication is estimated to be less
than 200 square feet.
A Zoning Change and Development Plan for Matthews Court was previously approved
by City Council on October 6, 2015 (ZA15-070). The purpose of the proposed revision
to the approved plan is to modify the current “R-PUD” zoning and development plan to
allow for Matthews Court to be a gated private street.
This Zoning Change and Development Plan is related to and being processed
concurrently with a Preliminary Plat application under Planning Case No. ZA16-046.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of Zoning Change and Development Plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to PowerPoint Presentation
(D) SPIN Meeting Report
(E) Development Plan Review Summary No. 2, dated June 3, 2016
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
for the Planning & Zoning Commission Only
(H) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817) 748-8072
Jerod Potts (817) 748-8195
Case No.
ZA16-045
BACKGROUND INFORMATION
OWNER:
Landlock LLC, c/o Warren Clark Development
APPLICANT:
Four Peaks Development, LLC
PROPERTY SITUATION:
Generally located south of Zena Rucker Road approximately 1,000 feet east of
Byron Nelson Parkway and addressed as 851 and 841 E Southlake Blvd. and
650 S. Carroll Ave., Southlake, Texas.
LEGAL DESCRIPTION
: Portions of Tracts 3D, 3D2 and 3, Obediah W. Knight Survey, Abstract No. 899
LAND USE CATEGORY:
Medium Density Residential
CURRENT ZONING:
“R-PUD” Residential Planned Unit Development District
REQUESTED ZONING:
“R-PUD” Residential Planned Unit Development District
HISTORY:
October 6, 2015 – City Council approved a Zoning Change and Development
Plan for Matthews Court (ZA15-070, Ord. No. 480-701)
October 6, 2015 – City Council approved a Preliminary Plat for Matthews Court
(ZA15-071)
CITIZEN INPUT:
A SPIN Town Hall Forum was held for the original project (ZA15-070) on June
23, 2015 at Southlake Town Hall. A SPIN Town Hall Forum has not been held
for the revised project (ZA16-045). A SPIN Meeting Report from the June 23,
2015 SPIN Town Hall Forum is included as Attachment “D” of this report.
SOUTHLAKE 2030:
Consolidated Future Land Use Plan
The Southlake 2030 Future Land Use Plan designates this property as Medium
Density Residential. As proposed, this development is consistent with the
Future Land Use Plan. The image to the right illustrates the Future Land Use
for the proposed location.
Master
Case No. Attachment A
ZA16-045 Page 1
Thoroughfare Plan
Zena Rucker Road currently does not connect between Byron Nelson Parkway
and Carroll Avenue. Access to this proposed subdivision is contingent upon the
construction of Zena Rucker Road, which according to the Southlake Master
Thoroughfare Plan is designated as a 2-lane collector (C2U) with a minimum
60’ R.O.W. required. A minimum radius of 400’ and minimum tangent length of
50’ between curves is required per Subdivision Ordinance No. 483. This
development as proposed is dependent upon acquisition of offsite R.O.W. and
construction of a portion of Zena Rucker Road. Note, the applicant is not
proposing to finish the connection of Zena Rucker Road between Byron Nelson
Parkway and Carroll Avenue; the street is proposed to be extended from its
terminus near the west boundary of this site to the east boundary leaving
approximately 600’ to the nearest cross street and terminus to the east.
Mobility Master Plan
The Mobility Master Plan recommends the extension of Zena Rucker Road
east to S. Carroll Avenue. Below is the recommendation as written within the
Mobility Master Plan. The proposal for Matthews Court states that in
conjunction with the installation of culverts immediately west of the
neighborhood by the City, Zena Rucker Road will be extended across these
culverts and along the frontage of the neighborhood by the developer, which
will bring Zena Rucker Road closer to its ultimate connection at Tower
Boulevard which will then complete the alternative connection between S.
Carroll Avenue and Byron Nelson Parkway.
Thoroughfare Plan Recommendations
Ref. Implementation Strategic VGO Priority Responsible
Issues Recommendations VNT Link
No. Metric Link Tie Tier Department
As Rucker Extend Rucker Assist in bridging Mobility, Efficient 3.1, PW
and Prade Road east to S the floodplain to Infrastructure, Mobility 3.3,
properties Carroll Ave. enable the C1, C2 Options 3.5,
develop, Roadways are completion of the 3.9
traffic anticipated to be Rucker extension
MT
volumes constructed as project. 3
12
are development occurs
expected to with city
increase participation in
along FM bridging the
1709. floodplain.
Pathways / Sidewalk Plan
The Official Pathways Map, adopted by City Council on January 7, 2014
designates that the north side of Zena Rucker Road is designated as having a
future sidewalk that is less than 8 feet wide and the south side of Zena Rucker
Road is designated as having a future multiuse trail that is greater than or
equal to 8 feet wide. The pedestrian access plan for Matthews Court shows a
continuation of the existing 8 foot wide hike & bike trail on the south side of
future Zena Rucker Road, which was designed to connect with the future trail
to the east and the west.
Carroll/1709 Small Area Plan
The Carroll/1709 Small Area Plan was approved by City Council on September
20, 2011. The following recommendations are relevant to the medium density
cluster residential area designated on the Illustrative Recommendations Map
(below chart).
Case No. Attachment A
ZA16-045 Page 2
Ref. Issue Recommendation
No.
1. Land use designation Medium Density Retain the Medium Density Residential
Residential designation for the area south of Zena
Rucker Road
2. Considerable amount of area
dedicated to floodplain and other Encourage “cluster” residential
LU3
water featuresdevelopment
Preserve heavily wooded areas,
especially within drainage areas and
floodplain
1. Environmental stewardship and Encourage water reuse for irrigation
innovation in green building
Encourage green building design
2. Reserved open space/landscape areas practices
require heavy irrigation
E2 Preserve and enhance existing ponds
3. On‐site drainage detention facilities
Reflect the desired preservation on the
Carroll/1709 Small Area Illustrative Map
on the Environmental Resource
Protection map
1. Desire to decrease dependence on the Development should be pedestrian
automobile for everyday needs oriented, emphasizing pedestrian
connectivity in any residential areas.
Two schools, shopping and offices all
2.
M1
within close proximity of the site Provide passive trails through preserved
natural areas which also provide
connectivity to the sidewalk system
1. Create a vibrant and appealing Provide curvilinear streets
streetscape along the area’s local
M3
streets Provide street trees between the
sidewalk and the street curb
1. A landscaped parkway concept with Consider the creation of a new 60’ ROW
minimal pavement is desired for Zena 2‐ lane divided collector (C2D) with
Rucker Road medians and left‐turn/stacking lanes at
intersections in the Mobility Plan to
2. Landscaped medians preferred apply to Zena Rucker Road
3. No on‐street, parallel parking is “Urban” cross section which includes
M4
desired curb, gutters, medians, street trees and
sidewalks.
Speed limit not to exceed 30 m.p.h.
Design as a local slow movement
roadway.
1. Appropriately buffer and screen Recommend a parkway buffer and
residential south of Zena Rucker Road street trees adjacent to Rucker Road.
U2
from any non‐residential uses to the
north side of Zena Rucker Road
Carroll/1709 Small Area Plan Illustrative Recommendations Map.
Case No. Attachment A
ZA16-045 Page 3
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
Portions of Zena Rucker Road have been constructed from Byron Nelson
Parkway and from S. Carroll Avenue. The proposal for Matthews Court states
that in conjunction with the installation of culverts immediately west of the
neighborhood by the City, Zena Rucker Road will be extended across these
culverts and along the frontage of the neighborhood by the developer, which
will bring Zena Rucker Road closer to its ultimate connection at Tower
Boulevard which will then complete the alternative connection between S.
Carroll Avenue and Byron Nelson Parkway.
Traffic Impact
AM-PM-
Use Units Vtpd* AM-IN PM-IN
OUT OUT
Single-Family Detached
8 76 2 4 5 3
Housing (210)
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
UTILITIES:
Water
The applicant is proposing a connection to an existing eight inch (8”) water line
running north of the existing portion of Zena Rucker Road. The Preliminary
Water & Sanitary Sewer Layout for Matthews Court shows that the proposed
eight inch (8”) water line and valve will stub out with at nearly the same place
as the end of the proposed extension of Zena Rucker Road (at the end of the
Matthews Court Subdivision). The applicant is proposing an 8 inch (8”) water
line and valve to run along the east side of proposed Matthews Court road in
order to service the subdivision.
Sewer
Case No. Attachment A
ZA16-045 Page 4
The applicant will be extending 8 inch (8”) sewer from a sewer manhole
located between Rockenbaugh Elementary and Lot 4, Block 1 Pecan Creek.
The applicant is proposing an 8 inch (8”) sanitary sewer main to run along the
west side of proposed Matthews Court road in order to service the subdivision.
The Preliminary Water & Sanitary Sewer Layout for Matthews Court shows
sanitary sewer being extended to the northeast corner of the Matthews Court
subdivision south of Zena Rucker Road.
TREE PRESERVATION:
There is approximately 39.8% tree canopy coverage, and the applicant is
proposing to preserve as much as 53.7% of that tree cover. There is
approximately 8.4% of that cover that is marginal and could potentially be
removed. The proposed Tree Conservation Plan is attached.
STAFF COMMENTS:
Attached is Development Plan Review Summary No. 2, dated June 3, 2016
N:\\Community Development\\MEMO\\2016 Cases\\045 - ZDP - Matthews Court\\Staff Report\\ZA16-045 - PZ - 2016-6-9.doc
Case No. Attachment A
ZA16-045 Page 5
Case No. Attachment B
ZA16-045 Page 1
Plans and Support Information
Proposed Development Plan
Case No. Attachment C
ZA16-045 Page 1
Proposed Development Plan / Open Space Plan – Close-Up – Proposed Gated Private
Street on Matthews Court
Case No. Attachment C
ZA16-045 Page 2
Previously Approved Development Plan (October 6, 2015)
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Proposed Tree Conservation Plan
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Tree List
Case No. Attachment C
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Previously Approved Tree Conservation Plan (October 6, 2015)
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Proposed Open Space Plan
Close-Up View
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Previously Approved Open Space Plan (October 6, 2015)
Close-Up View
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Proposed Development Standards
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Previously Approved Development Standards (October 6, 2015)
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Proposed Project Purpose / Intent
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Previously Approved Project Intent and Purpose (October 6, 2015)
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Proposed Screening and Fencing Exhibit
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DEVELOPMENT PLAN REVIEW SUMMARY
ZA16-045Two6/3/16
Case No.: Review No.: Date of Review:
Zoning Change and Development Plan – Matthews Court
Project Name:
APPLICANT: Four Peaks Development, LLC OWNER: Landlock LLC, c/o Warren Clark
Development
Tom Matthews Dale Clark
2600 E. Southlake Blvd., Suite 120-323 16390 Addison Rd.
Southlake, Texas, 76092 Addison, Texas, 75001
Phone: 214-676-3434 Phone: 972-931-8971
Fax: 817-481-4074 Fax: 972-931-8975
Email: tmatthews@fourpeaksdev.com Email: dc@wcdevelopment.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/23/16 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 JEROD POTTS AT (817) 748-8195.
Planning Review
Jerod Potts
Planner I
Phone: (817) 748-8195
Email: jpotts@ci.southlake.tx.us
1. Regarding the written narrative:
a. Describe the use, operation, phasing, infrastructure to be provided, etc. Note, this
development as proposed is dependent upon acquisition of offsite R.O.W. and construction
of a portion of Zena Rucker Rd. Clarify this in the narrative.
b. Change all references from “concept plan” within the narrative, development regulations
and anywhere else to “development plan.”
c. In terms of that phasing, the development plan states that anticipated start date for this
th
project is 4 Quarter 2015. Please correct the phasing on the development plan, and in the
narrative if necessary.
2. The open space management plan as submitted does not address the following requirement within
Section 33.20, Ordinance No. 480, as amended. Update the open space plan to address the
requirement within this section.
33.20 OPEN SPACE MANAGEMENT PLANS – For all development proposing any private or
public open space, an open space management plan is required that:
5. Provides for enforcement of the plan;
3. Where a private street is requested, Subdivision Ordinance No. 483, as amended, requires the
following:
Comment 3 and comments 4 and 5 that follow all specifically reference Subdivision Ordinance No.
483, as amended, Section 5.05 Private Street Standards in Residential Subdivisions. Below,
please note the following items regarding maintenance, easements and access restrictions.
(Sections 5.05 A, B, C, D, E, and F):
A. Maintenance Cost: A homeowner's association is responsible for the cost of maintenance of
private streets. The City shall have no responsibility for and shall not pay for any portion of the
cost of maintaining a private street.
Case No. Attachment E
ZA16-045 Page 1
B. City Services: The City has no obligation to maintain private streets. Depending on the
characteristics of the proposed private street subdivision, the City may not provide certain
other services. Among the services which may not be provided are routine police patrols,
enforcement of traffic and parking ordinances, and preparation of accident reports.
C. Maintenance Standards: Maintenance, amenities, and landscaping of private streets shall
conform to the same standards regulating the maintenance, amenities, and landscaping of
public streets. 5-11
D. Retention of Easements: A utility, drainage, and emergency access easement shall be retained
in private streets by the City and other utility companies: 1. providing unrestricted use of the
property for utilities and their maintenance; 2. extending easement rights to all utility providers
including telecable companies operating within the City; 3. providing the City with the right of
access for any purpose related to the exercise of a governmental service or function, including
but not limited to fire and police protection, inspection and code enforcement; and 4. permitting
the City to remove any vehicle or obstacle within the private street lot that impairs emergency
access.
Proposed Matthews Court will be a private access, emergency access, drainage and
utility easement. The lot needs to be dedicated to and maintained by the homeowner’s
association.
E. City Assumption of Maintenance: The City shall be the sole judge of whether repairs to a
private street are needed. If a homeowner's association, its successors or assigns, fail or
refuse to adequately maintain private streets and related appurtenances, the City shall have
the right, but not the obligation, to assume temporarily the duty of performing the association's
maintenance obligations at any time after the expiration of sixty (60) days after receipt by the
association, its successors or assigns of written notice from the city specifying the nature and
extent of the failure to maintain.
1. Upon assuming such maintenance obligations, the City shall have the right to collect, when
they become due, the assessments levied by the homeowner's association for the
purposes of repairing and maintaining the private streets and related appurtenances, and if
necessary, the City shall have the right to enforce the payment of delinquent assessments
in the manner set forth in the association's documents.
2. The City shall also have the right to levy an assessment upon each lot on a pro rata basis
for the cost of such maintenance, which assessment shall constitute an assessment lien
upon the lot against which each assessment is made.
3. Under no circumstances, shall the City be liable to the association or any lot owner or their
respective heirs, successors or assigns for negligent acts or omissions relating in any
manner to maintaining, improving and preserving the private streets and related
appurtenances.
F. Access Restrictions: The entrances to all private streets shall be marked with a sign stating
that it is a private street. Either a guard house or an access control device such as a gate or
cross arm shall be constructed at each entrance. All restricted access entrances shall be
manned 24 hours every day, or an alternative means shall be provided of ensuring access to
the subdivision by the City and other utility service providers with appropriate identification. If
the association fails to maintain reliable access as required
4. Please note the following Restricted Access Entrance Design Standards from the Subdivision
Ordinance No. 483, as amended, Section 5.05.G:
G. Restricted Access Entrance Design Standards: Private streets which have access controlled
by a gate, cross arm, or other access control device shall conform to the following
requirements:
1. The street must have a minimum uninterrupted pavement width of 24 feet at the location of
the access control device.
Case No. Attachment E
ZA16-045 Page 2
2. If an overhead barrier is used, it shall have a minimum height above the road surface as
required by the Fire Code for fire lanes.
3. The design of all gates, cross arms and access control devices, including automatic
opening systems and manual backup systems, shall be approved by the Fire Department
before installation.
4. The gates, cross arms, and access control devices shall be tested and accepted by the
Fire Department before being put into operation.
5. Gate designs may incorporate one or two gate sections to meet the required minimum
width of 24 feet.
6. If the entrance incorporates a median, guard shack, or similar structure that necessitates a
divided gate arrangement, the gate and street pavement widths may be reduced if
approved by the Fire Department. This approval shall be contingent upon the subdivision
with private streets having a second approved means of access, but in no case shall any
single gate or street pavement have a clear opening of less than 15 feet.
5. Regarding the private gate to the subdivision, note the following design standards items from
Subdivision Ordinance (Sections 5.05 H, I, and J):
H. Visitor Entrance Design Standards: At least one entrance to a subdivision with private streets
shall be equipped for visitor access. In addition to the above Restricted Access Entrance
Design Standards, the visitor entrance shall be equipped with a call or code box located at
least 50 feet from the boundary of the subdivision to provide for visitors calling in an
automobile queuing. A turn-around space with a minimum outside radius of 30 feet shall be
located between any call or code box and the access control device to allow vehicles denied
access to safely exit onto public streets in a "head out" position. A sign shall be erected next to
the edge of such turn around space to prohibit vehicle parking in such space. A residents
entrance used in combination with a visitor entrance shall comply with the requirements of this
paragraph.
I. Resident Only Entrance Design Standards: In addition to the above Restricted Access
Entrance Design Standards, an access control device that requires residents to use a key,
card, or code to gain access shall setback internally a minimum of 50 feet from the boundary of
the subdivision to provide for automobile queuing; except, that resident entrances equipped
with an electronic opener that allows residents to remotely open the 5-13 access control device
and enter the subdivision without having to stop are exempted from this requirement. A sign
shall be erected next to any resident entrance that does not meet the 50 foot setback
requirement of this paragraph and does not provide a turn-around space with a minimum
outside radius of 30 feet to indicate that it is for resident use only and not for visitors.
J. Cost of Design Standards: The homeowner's association shall pay the cost of complying with
required design standards.
6. Existing overhead utilities need to be relocated. All new franchise utilities must be placed
underground and ground equipment screened in accordance with Subdivision Ordinance No. 483
Applicant has included note on Development Plan.
Section 8.05.
7. Note Public Works Engineering comments below regarding fencing along the west property line.
No fences can be built within the flood plain. The screening and fencing exhibit includes a note to
this effect, but the exhibit itself shows fencing that appears to encroach into the flood plain. Please
consider revising this plan to show fencing meeting this requirement.
The following are recommendations and observations by staff where your application may benefit and
does not represent a requirement.
Case No. Attachment E
ZA16-045 Page 3
Staff recommends providing a materials sample board.
All development must comply with the underlying zoning district regulations.
Building Inspections Review
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
Fax: (817) 748-8241
E-mail: shernandez@ci.southlake.tx.us
* Separate permit required for open space features - tower, shade structure, water feature, stone wall,
etc.
* Demolition permit required for removal of barn/stable.
* Contact Christi Upton for notification of removal of existing water well.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
Fax: (817) 748-8077
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. A Developer Agreement shall 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.
3. Label distance between median Lot 2X, Block B and the edge of pavement of Lots 1 and 8. Distance
shall be sufficient width and approved by the Fire Marshal.
4. Proposed private streets must be constructed to conform to City street standards.
* 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:
1. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement.
2. Fences will not be allowed within dedicated drainage easements along the western property line of
Lots 1, 2 and 3.
Case No. Attachment E
ZA16-045 Page 4
* Water, sanitary sewer and storm drain lines 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:
1.
Extend 8” Sanitary Sewer to east side of right of way along Zena Rucker Road. Ordinance No. 440.
2.
Proposed 8” sanitary sewer shall be located in parkway - not under pavement, except for crossings.
3.
Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards.
4.
Extend 8” Waterline to southern property line along dedicated 15’ utility easement.
5.
All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details.
6.
Water and sanitary sewer lines in easements or right of way shall be constructed to City standards.
* Minimum size for water and sanitary sewer lines is 8”.
* Water and sewer 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 1” inch meter must have a 1” 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.
DRAINAGE COMMENTS:
1. Documentation supporting and certifying that detention is not necessary will be required prior to
approval of construction plans.
* 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 #23 and requires a fee to be paid prior to beginning
construction ($309.83/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
* 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
Case No. Attachment E
ZA16-045 Page 5
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.
* 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Fax: (817) 481-5713
E-mail: kmartin@ci.southlake.tx.us
* Most of the existing trees on the site are pioneering tree species that have grown on the site in the
past 5 to 10 years. They consist of Hackberry, Cedar Elm, and American Elm which are multi-trunked
or in clusters that sprouted after being brush hogged and then left to grow.
The most prominent quality trees are along the west property boundary of the property where they are
proposed to be preserved. The Developer has also chosen the most prominent quality trees in the
interior of the property to preserve.
* The proposed zoning for the development is Residential Planned Unit Development, R-PUD and is
subject to City Council Approval of the Tree Conservation Plan as presented. The existing tree cover
is approximately 39.8% and under straight zoning a minimum of 60% of the existing tree cove would
be required to be preserved. The applicant is proposing to preserve 45.4% of the existing trees cover
and another 8.4% may possibly preserve depending on the individual lot grading. A possible 53.7% of
existing tree cover could be preserved.
* 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.
Case No. Attachment E
ZA16-045 Page 6
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.
* 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.
* Indicates informational comment.
# Indicates required items comment.
Fire Department Review
Case No. Attachment E
ZA16-045 Page 7
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
Fax: (817) 748-8181
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The gated entry, if approved, must be equipped with an Opticom or KS-2 switch for opening the gate
electronically, as well as a means for manual opening.
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (A minimum of 85,000 lbs GVW). Fire access roads must be at least 31 ft. back of curb to
back of curb. (Standard street width) (Plans do not indicate appropriate street widths along all areas that
parallel residential lots)
Community Service/Parks Department Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
Fax: (817) 748-8027
Email: 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
credits and/or acceptance of land dedication. 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 8 dwelling units= $24,000.00 .
Pathway Comments:
Review termination of east pathway along Zena Rucker. Should terminate in R.O.W so that adjacent property
can connect.
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.
Informational Comments:
* Regarding the Site Data Summary Chart - consider a separate chart for the proposed R-PUD
district regulations
* Ensure that all easements on or adjacent to the site, if any, are shown, labeled and dimensioned
with the type and record instrument number. Show any critical easements, drainage, and/or flood
plains.
Case No. Attachment E
ZA16-045 Page 8
* The applicant is proposing to build the private street as part of the PUD regulations. Per Section
5.04 of Subdivision Ordinance No. 483, as amended:
Private streets are not permitted in new subdivisions in which less than 75% of the lots contain
homeowner occupied structures. An existing subdivision zoned for residential use may be
converted to a subdivision with private streets in place of public streets in compliance with this
section. For purposes of this section, "existing subdivision" means a platted subdivision in which
75% or more of the lots contain homeowner occupied structures.
* Zena Rucker Road is designated as a 2-lane collector (C2U) with a minimum 60’ R.O.W. required.
A minimum radius of 400’ and minimum tangent length of 50’ between curves is required per
Subdivision Ordinance No. 483.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Park Fees and Road/Bridge Improvements credits or reimbursements are matters subject to
approval of a Developer’s Agreement by City Council.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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 E
ZA16-045 Page 9
Surrounding Property Owners
SPO # Owner Zoning Physical Address Acreage Response
BILLY WAYNE & CAROLYN JEAN
AG
1. NR
HAY 807 E SOUTHLAKE BLVD 2.94908994
RPUD
2. NR
CARROLL, ISD 301 BYRON NELSON PKWY 15.83000000
DEVANE CLARKE PARTNERSHIP
SP2
3. NR
LTD 731 ZENA RUCKER RD 2.30043760
HCP CRS2 LTACH-BAYLOR
SP1
4. NR
SOUTHLAK 731 E SOUTHLAKE BLVD 4.52200976
AG
5. NR
LANDLOCK LLC 851 E SOUTHLAKE BLVD 3.87809348
AG
6. NR
LANDLOCK LLC 835 E SOUTHLAKE BLVD 1.52472038
SP1
7. F
NOORNEEL LLC 751 E SOUTHLAKE BLVD 1.88132447
SP2
8. NR
RUCKER, ZENA SULLIVAN 805 E SOUTHLAKE BLVD 0.92941067
SP2
9. NR
RUCKER, ZENA SULLIVAN 803 E SOUTHLAKE BLVD 0.72128280
AG
10. NR
RUCKER, ZENA SULLIVAN TR 841 E SOUTHLAKE BLVD 4.36715365
AG
11. NR
RUCKER, ZENA SULLIVAN TR 650 S CARROLL AVE 50.44504566
12. NR
Superintendent of Carroll ISD
Superintendent of Grapevine
13. NR
Colleyville ISD
14. NR
Superintendent of Keller ISD
15. NR
Superintendent of Northwest ISD
RPUD
16. NR
TIMARRON OWNERS ASSN INC 700 GREYMOOR PL 5.78300000
SP1
17. NR
WEATHERFORD LOAN COMPANY 835 E SOUTHLAKE BLVD 2.68925228
AG
18. NR
ZELDA PARTNERS LTD 811 E SOUTHLAKE BLVD 6.80220864
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Responses Received: In Favor: (1) Opposed To: (0) Undecided: (0) No Response: (17)
Case No. Attachment F
ZA16-045 Page 1
Surrounding Property Owner Responses
Case No. Attachment G
ZA16-045 Page 1