Item 7A
Zoning Change and Development Plan (ZA16-045) for Matthews Court
Item 7A
Good evening Mayor, members of the City Council…
Items 7A - Zoning Change and Development Plan for Matthews Court
1
APPLICANT: Four Peaks Development, LLC
REQUEST: Approval of a Zoning Change and Development Plan for Matthews Court, an 8 lot residential subdivision with a gated private street
LOCATION: 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.
ZA16-045
Four Peaks Development LLC is requesting approval of a Zoning Change and Development Plan and Preliminary Plat for Matthews Court, an 8 lot residential subdivision with a gated private
street.
This property is generally located south of Zena Rucker Rd. approximately 1,000 feet east of Byron Nelson Parkway and addressed as 851 and 841 E. Southlake Blvd. and 650 S.
Carroll Ave.
2
Approved Matthews Court
This is an aerial of the site. The property is located on the south side of the future extension of Zena Rucker Road.
The City has funded a CIP project to install culverts, headwalls
and necessary grading to allow the extension of Rucker Road to the east.
3
Medium Density Residential
The future land use at the site is medium density residential.
4
The Zoning on the Site is R-PUD - Residential Planned Unit Development District.
On October 6, 2015 City Council approved a Zoning Change and Development Plan for Matthews Court (ZA15-070,
Ord. No. 480-701) changing the Zoning from “AG” Agricultural District to “R-PUD for 8 residential lots”
5
Development Regulations
This slide shows the proposed Site Data Summary and Development Regulations for Matthews Court compared to the SF-20A district regulations and the approved Development Plan for Matthews
Court (ZA15-070). This project was approved with Matthews Court as a public street. As noted, the purpose of the request is to alter the approved plan to added a gated private street
along Matthews Court. The applicant is proposing the same number of residential lots (8). The proposed R-PUD will follow the SF-20A regulations unless otherwise specified.
Other differences
between this proposal and what was approved by City Council include a reduction in the average lot size and the Open Space Acreage. The applicant is meeting R-PUD requirements for 10%
open space.
6
Approved Development Plan (ZA15-070)
Full Development Plan (Left)
Close-up of Development Plan Lots (Right)
This is the Development Plan approved by City Council on October 6, 2015. This plan showed 8 residential lots with Matthews Court as a public street.
[NEXT SLIDE – COMPARISON OF APPROVED
/ PROPOSED DEVELOPMENT PLANS]
7
Proposed Development Plan (ZA16-045)
Full Development Plan (Left)
Close-up of Development Plan Lots (Right)
This is the proposed Development Plan for Matthews Court. There are 8 residential lots, 4 open space lots, and a private street lot.
The residential lots are all greater that 20,000
square feet and range in size from 20,029 to 23,277 square feet.
Proposed open space Lots 9X and 10X at the front of Matthews Court are .257 acres (11,192) square feet and .324 acres
(14,105 square feet).
Lot 1X is the proposed private street lot, Lot 2X is .003 acres (152 square feet), and Lot 3X is .017 acres (760 square feet)
Lot 1X is a proposed private access,
emergency access, drainage and utility easement of 40 foot with 31 foot paved roadway. There is a 4’ concrete sidewalk along Matthews Court and an 8’ trail along Zena Rucker Rd.
8
Comparison of proposed / approved Development Plan
Proposed Development Plan (Left) – gated private street
Approved Development Plan (Right)
The average lot size on the proposed development plan is approximately 21,660 SF and the average lot size on the previously approved development plan is approximately 22,197 SF
The
purpose of this revision to the approved plan is to allow for Matthews Court to be a gated private street. The red arrow on the proposed development plan on the left shows the proposed
private gate
[NEXT SLIDE – RENDERING OF PROPOSED DEVELOPMENT PLAN & SCREENING / FENCING EXHIBIT]
9
Applicant Rendering of Proposed Development Plan (Left) and screening and Fencing Exhibit (RIGHT)
From Matthews Court Development Standards:
Screening of Matthew Court from Zena Rucker Rd. shall be accomplished with a combination of masonry wall and landscaping.
Six foot (6’)
tall, open style metal fencing shall be provided along the western limits of the neighborhood. Said fencing will not however, be allowed within a dedicated drainage easement.
Eight
foot (8’) tall, board-on-board cedar fencing with a cap running across the top of the boards shall be provided along the southern and eastern limits of the neighborhood. Metal poles
shall be used with the cedar fencing. Additionally, any fence cross members shall be placed on the inside of the neighborhood. This perimeter fencing shall be stained a uniform color
and shall be of a similar appearance as that which was built for the nearby Winding Creek neighborhood.
With the exception of the screening along Zena Rucker Rd. which will be built
in conjunction with the development of the neighborhood, the referenced screening will be built in conjunction with the home construction on the affected lot.
[NEXT SLIDE - OPEN SPACE
PLAN]
10
Open Space Plan
The open space plan for Matthews Court shows an 8’ hike and bike trait along the front of the proposed neighborhood. Within the neighborhood there will be a 4’ concrete sidewalk that
connects to the 8’ trail along Zena Rucker Rd.
Per the purpose letter for the proposal, the open space lots will have a mix of existing and new trees as well as ground cover and turf
grass.
The tree conservation plan indicates that 80 caliper inches will be added to the common area.
Maintenance of the open space lots and improvements made upon those lots will be
the responsibility of the, to be created, Matthews Court HOA.
[NEXT SLIDE - OPEN SPACE PLAN CLOSE UP]
11
Open Space Plan Close-up
This slide is a close-up of the open space plan. Overhead pedestrian portals will be constructed over both the east and west sidewalks leading into the residential lots and a structure
with a small water feature will be constructed on the west side open space creating a more formal entry into the development.
[NEXT SLIDE – PRIVATE GATED STREET FENCING EXHIBIT]
12
Private Gated Street Fencing Exhibit
This is an exhibit of the private gated street.
There is approximately 92’ from Zena Rucker Rd. to the private gate along Matthews Court. Based on a standard parallel parking space
of 22’, 4 cars could stack along Matthews Court in front of the proposed private gate.
[NEXT SLIDE - TREE CONSERVATION PLAN]
13
Tree Conservation PLan
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.
Per the purpose / intent letter from the applicant:
every new home will be required to plant 24 caliper inches of shade trees being any combination
of Live Oak, Burr Oak, Chinkapin Oak, American Elm, Lace Bark Elm, Loblolly Pine.
Additionally, each new house shall be planted with 2 understory trees being either Japanese Maple,
Dogwood, Red Bud.
The applicant also noted that the development standards require trees with a minimum additional 24 caliper inches to be planted on each home site and at the time
of planting, this will add an additional 471 square feet (approximately) of canopy area to each lot. This will increase the total potential canopy area to more than 57% initially.
14
Planning & Zoning Commission – June 9, 2016
June 9, 2016; Approved (3-1) subject to the Staff Report dated June 3, 2016 and subject to the Development Plan Review Summary No. 2, dated June 3, 2016
15
Questions?
16
Are there any questions for staff?
The applicant is here and has a presentation.
[NEXT SLIDE – PRELIMINARY PAVING PLAN]
Proposed Preliminary Plat
This is the proposed Preliminary Plan which matches the development plan.
On October 6, 2015 City Council approved the preliminary Plat for Matthews Court (ZA15-071) without the private
gated street
17
Pedestrian Access Plan
Proposed 8’ Concrete Hike and Bike Trail
Proposed 4’ Concrete Sidewalk
This is the proposed pedestrian access plan. The red arrows indicate proposed sidewalks.
The applicant is proposing an 8’ concrete hike and bike trail in front of the Matthews Court
neighborhood along Zena Rucker Rd. and a 4’ concrete sidewalk connecting to the 8’ trail within the Matthews Court neighborhood along Matthews Court road.
18
Preliminary Paving Plan
Approximately 600’ from the end of Zena Rucker Rd. (portion to be built with Matthews Court) to nearest cross street at Tower Blvd.
Zena Rucker Road currently does not connect between Byron Nelson Parkway and Carroll Ave. Access to this proposed subdivision is contingent upon the construction of Zena Rucker Rd, which
according to the Southlake Master Thoroughfare Plan is designated as a 2-lane collected (C2U) with a minimum 60’ ROW required. The applicant is proposing to construct Zena Rucker Road
per the requirements of the Master Thoroughfare Plan. The road has been aligned so it can be constructed on the subject property.
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.
19
Preliminary Storm Sewer Layout
20
Preliminary Water & Sanity Sewer Layout
21
Existing Structure Exhibit
The proposed Preliminary Plat includes the following note:
All structures existing as of June 29, 2015 will be removed prior to the recording of this plat.
22
Tree Exhibit
23
Approved Tree Conservation Plan (ZA15-070)
This is the approved Tree Conservation Plan for Matthews Court (ZA15-070).
The proposed Tree Conservation Plan (ZA16-045) shows: 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.
24
R.O.W. dedication in process
Construction by Matthews Court
R.O.W. to be dedicated (Mrs. Rucker)
Construction by City
R.O.W. to be dedicated by Tower Plaza
Construction by Tower Plaza
Construction by City
Participation by Tower Plaza
R.O.W. dedication in process
Construction by Matthews Court
Culvert by City
The discussion of this project requires the discussion of several segments, as shown on the slide
Our initial work has been with the developer of Matthews Court
Purple segment – West
Rucker section – probable cost of $193,378 – City contributes $167,821 under the agreement for this segment
Red segment – Onsite Rucker – estimated probable cost of $328,105 – City
reimburses $141,859 for 50% of the erosion control, earthwork and paving
Blue segment – East Rucker Section B – Cost borne by the City
Tan Segment – East Rucker Section A – Cost borne
by the Developer of Tower Plaza
Cost of both sections of East Rucker currently estimated at $370,573
Roundabout – City cost estimated at about $600,000
25