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Item 5 - ZA17-016 Crescent HeightsCase No. ZA17-016 S T A F F R E P O R T April 28, 2017 CASE NO: ZA17-016 PROJECT: Zoning Change & Development Plan for Crescent Heights EXECUTIVE SUMMARY: Hat Creek Development is requesting approval of a Zoning Change and Development Plan for Crescent Heights to develop 57 residential lots on property described as Tracts 3H, 3H1, 3J, 3J1, 3J1A, 3J1B, 3J1C and 3J2, Little Berry G. Hall Survey, Abstract No. 686, City of Southlake, Tarrant County, Texas, Lots 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas; and Lots 5, 6, 7 and 8, L.B.G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 720 through 1120 W. Southlake Blvd. and 250 through 330 Shady Oaks Dr., South lake, Texas. Current Zoning: "AG" Agricultural District and "SF-1A" Single Family Residential District. Requested Zoning; "R-PUD" Residential Planned Unit Development District". SPIN #6. REQUEST DETAILS: The property is generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. and is bounded to the west by the Ginger Creek Addition , to the north by the Southridge Lakes, Phase II Addition and to the southeast by the Shady Oaks Offices. The applicant is requesting 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 Crescent Heights, a residential subdivision consisting of 57 residential lots and 11 open space lots on approximately 57.95 acres. This proposal complies with the Low Density Residential designation in the 2030 Land Use Plan, which requires a net density of one or fewer dwelling units per acre. A gated community with private streets is proposed. If the private streets are not approved and right of way dedication is required, the net density would be approximately 1.13 dwelling units per acre and the development would not comply with the Low Density Residential land use designation. Approval of a Land Use P lan Amendment from Low Density Residential to Medium Density Residential would be required before the “R - PUD” zoning could be approved with the current number of lots. The five homes on the properties currently addressed as 980 and 1000 W. Southlake Blvd. and 300 through 330 Shady Oaks Dr. will remain on one acre or large r lots with a base zoning of “SF-1A” Single Family Residential District. Department of Planning & Development Services Case No. ZA17-016 Site Data Summary Existing Zoning “AG” and “SF-1A” Proposed Zoning “R-PUD Land Use Designation Low Density Residential Gross/Net Acreage (Private Streets) 57.95 Dwelling Units/Residential Lots 57 Gross Density 0.98 du/acre Net Density (Private Streets) 0.98 du/acre Open Space % 19.67% Lot Area Range 22,023 SF to 89,727 SF Average Lot Area 29,834 SF The “R-PUD” district will follow the uses and regulations in the “SF-20A” Single Family Residential District (except for the five lots with existing homes that will follow the “SF- 1A” Single Family Residential District) as noted in the table below: Regulation SF-20A Proposed R-PUD Front Yard Setback 35’ 35’ Side Yard Setback 15’ 15’ (25’ for side yard adjacent to street on reverse frontage lots) Rear Yard Setback 40’ (35’ for lots fronting on a cul-de-sac) 40’ (35’ for lots fronting on a cul-de-sac and as shown) Maximum Lot Coverage 30% 45% Minimum Lot Area 20,000 SF 22,000 SF Lot Width 100’ 100’ Lot Depth 125’ 125’ Maximum Height 35’ and 2 ½ stories 35’ and 2 ½ stories Minimum Floor Area 1,800 SF 4,000 SF The Development Plan shows one street connection to Shady Oaks Dr. that will line up with the southern driveway for The Marq. An emergency access only driveway through an open space lot will connect to W. Southlake Blvd. The United States Postal Service now requires mail kiosks in new s ubdivisions, so exhibits of the proposed kiosk location and design have been provided. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Development Plan Case No. ZA17-016 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Development Plan Review Summary No. 3, dated April 27, 2017 (D) Surrounding Property Owners Map and Responses (E) Full Size Plans (for Commission and Council Members Only) Link to PowerPoint Presentation Link to R-PUD Regulations Link to Plans Page 1 - Development Plan Pages 2 - 5 Fence and Wall Plan and Exhibits Pages 6 - 8 Mail Kiosk Exhibits Page 9 Tree Conservation Plan Pages 10 - 12 Civil Plans Link to Corridor Planning Committee Report Link to SPIN meeting Report STAFF CONTACT: Ken Baker (817)748-8067 Richard Schell (817)748-8602 Case No. Attachment A ZA17-016 Page 1 BACKGROUND INFORMATION APPLICANT: Hat Creek Development OWNERS: James R. Stacy, Sr., et. al., Crestone Group, Ltd., Rhonda and Larry Highberger, Randall W. Stacy, Ronald and Barbara Stacy and R oy J. Stacy Est. PROPERTY LOCATION: Generally located north of W. Southlake Blvd. and west of Shady Oaks Dr . PROPERTY DESCRIPTION: Tracts 3H, 3H1, 3J, 3J1, 3J1A, 3J1B, 3J1C and 3J2, Little Berry G. Hall Survey, Abstract No. 686, City of Southlake, Tarrant County, Texas, Lots 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas, and Lots 5, 6, 7 and 8, L.B.G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 720 through 1120 W. Southlake Blvd. and 250 through 330 Shady Oaks Dr., Southlake, Texas. LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “AG” Agricultural District and “SF-1A” Single Family Residential District REQUESTED ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: - The property was 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 appl icant’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 lot s on approximately 19.519 acres, were approved January 20, 2015. - A Land Use Plan amendment (CP15-002) and Zoning Change and Development Plan (ZA15-105) for Glenmore that proposed fifty four (54) residential lots and ten (10) open space lots on approximately 49.59 acres was denied by City Council at 1st reading (6-0) on February 2, 2016. Case No. Attachment A ZA17-016 Page 2 SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The site is designated “Low Density Residential”, which specifies single family detached dwellings at a net d ensity of one or fewer dwelling units per acre. The proposed residential development is consistent with this designation. In the event that City Council does not approve the private streets in lieu of right of way dedication, the development will not meet the maximum net density requirement of one or fewer dwelling units per acre in the Low Density Residential Land Use category and approval of a separate Land Use Plan amendment by City Council following a recommendation by the Planning and Zoning Commission will be required prior to approval of the requested zoning change. Mobility & Master Thoroughfare Plan 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 along Shady Oaks Dr. The required 4’ sidewalk is shown to extend only along the portion of the development where there is not a bar ditch along the street south of the four existing homes on Shady Oaks Dr. A regulation h as been added that sidewalks are to be provided as shown on the plans. 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. Case No. Attachment A ZA17-016 Page 3 TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The development shows one street access onto Shady Oaks Dr. Shady Oaks Dr. is currently a two lane undivided collector. The traffic counts for the portion of Shady Oaks adjacent to the proposed development are below: Shady Oaks Dr. (between F.M. 1709 and E. Highland St.) 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 Use Lots Vtpd* AM- IN AM- OUT PM- IN PM- OUT Single Family Residential (210) Added 52 498 10 30 34 19 Existing 5 48 1 3 3 2 Total 57 546 11 33 37 21 * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour of generator on a weekday * Based on the ITE: Trip Generation Manual, 7th 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. DRAINAGE: Drainage on the property is generally to the s outhwest portion of the property to an existing culvert that runs under F.M. 1709. TREE PRESERVATION: The Tree Preservation Plan shows that there is approximately 24.63% 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 Case No. Attachment A ZA17-016 Page 4 application. The applicant is proposing to preserve approximately 65% of the existing tree cover. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN meeting for this project was held by the applicant on February 28, 2017. A link to the report is provided. Link to SPIN Report A 2035 Corridor Planning Committee meeting was held on October 26, 2016. A link to the report is provided. Link to Corridor Planning Committee Report STAFF COMMENTS: Attached is Revised Development Plan Review Summary No. 3, dated April 27, 2017. Case No. Attachment B ZA17-016 Page 1 Case No. Attachment C ZA17-016 Page 1 Development Plan Review Summary Case No.: ZA17-016 Review No.: Three Date of Review: 04/27/17 Project Name: Development Plan – Crescent Green APPLICANT: Kosse Maykus ENGINEER: Keith Hamilton Hat Creek Development Hamilton Duffy, P.C. P.O. Box 92747 8241 Mid-Cities Blvd. #100 Southlake, TX 76092 North Richland Hills, TX 76182 Phone: (817) 991-8182 (817) 268-0408 E-mail: kosse@maykus.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/17/17 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 record ed 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. 2. Please be aware that all 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 plan s after Council approval will require re-approval of an “R- PUD” Zoning Change and Development Plan. 3. The area of the private roads is approximately 7.6 acres. In the event that City Council does not approve the private road in lieu of right of way dedication, the development will not meet the maximum net density requirement of one or fewer dwelling units per acre in the Low Density Residential Land Use category in the 2030 Land Use Plan and approval of a separate Land Use Plan amendment by City Council following a recommendation by the Planning and Zoning Commission will be required prior to approval of the requested zoning change. The net density if right of way dedication is required is approximately 1.13 dwelling units per acre. 4. Staff strongly recommends relocating residential lot lines out of the creek area and placing the entirety of the creek in the adjacent open space lot so that the HOA will be responsible for maintaining the creek area instead of individual property owners. The applicant is proposi ng to fill the area of floodplain shown crossing the lot boundaries subject to the results of a flood study. 5. Provide fence elevations for the wood fence along the north property line showing materials, height and spacing of posts or columns. Specify the procedure for constructing the wood fence along the northern property line and tying into existing fencing since there are 11 different property owners. 6. Please dimension the height of the gates and columns on the exhibit of the entrance/exit gates. 7. A <8’ sidewalk is shown on the Pathways Plan along Shady Oaks Dr. The required 4’ sidewalk is shown to extend only along the portion of the development where there is not a bar ditch along the street south of the four existing homes on Shady Oaks Dr. A regulat ion has been added that Case No. Attachment C ZA17-016 Page 2 sidewalks are to be provided as shown on the plans.. A 6’ existing sidewalk is shown on the Pathways Plan along Southlake Blvd. The sidewalk is shown on the plans. 8. Please provide an exhibit of the cluster mail boxes. 9. Add language to the Open Space Management Plan regarding maintenance of the private streets and gated areas stating that the HOA is responsible for maintaining the streets and gated areas in addition to all other open space areas and also add language in the HOA bylaws and deed restrictions regarding maintenance of the streets and gated areas in addition to all other open space areas. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. A detailed Tree Conservation Plan which complies with the approved development Tree Conservation Analysis will be required to be submitted with the submittal of a Preliminary Plat and/or Final Plat. * Tree Conservation Analysis complies with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. The development has 24.63% of existing tree cover and if it was proposed to be straight zoning 60% of the existing tree cover would be required to be pre served. 65% of the existing tree cover is proposed to 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 c over 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 the entire site Minimum percentage of the 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 Case No. Attachment C ZA17-016 Page 3 make a recommendation to the City Council re garding 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: * Existing tree credits are proposed to be taken for canopy trees required to be planted within the south bufferyard adjacent to W. Southlake Blvd. Existing tree 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 a Permanent Certificate of Occupancy. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alejandra (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. Due to public feedback concerning traffic within the City, staff recommends that a Traffic Impact Analysis (TIA) be submitted to the Public Works staff for review prior to placing this Case No. Attachment C ZA17-016 Page 4 item on the agenda. Consider including traffic projections contributing to Shady Oaks Drive and the following elements: A. A combined analysis with the fully developed site of Bicentennial P ark and impacts to Shady Oaks during park peak times as well as Saturday nights. The Marc is a facility which can accommodate banquets on the weekends. B. Analysis for determining if a left turn lane on Shady Oaks is needed due to the proximity of Private Street A and Bicentennial Park driveway. * Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. * Refer to Driveway Ordinance No. 634 for design criteria. * Proposed private streets must be constructed to conform to City street standards. * Street intersections shall comply with TDLR/ADA accessibility standards. * Refer to Driveway Ordinance No. 634 for design criteria. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 DRAINAGE COMMENTS: 1. A drainage study of stream BB-8 must accompany the submittal of Civil Construction Plans. The study shall include:  Hydrologic and hydraulic models for the determination of the 100-year water surface elevation and include the FM 1709 box culverts.  Model shall include upper reaches of stream BB-8 near Lots 37, 38 and 39.  Model shall include tailwater impacts to the downstream pond system.  Changes to watershed timing due to development.  Detention pond calculations and routing.  Recommendations for mitigation of changes to the watershed. NOTE: The North Central Texas Council of Governments through Halff Associates, Inc. has completed a drainage study of stream BB-8 which extends the limits of detailed study to a point north of FM 1709. 2. Finish floor elevations of Lots 37, 38 and 39 shall be 2’ above the 100 -year water surface elevation of stream BB-8. 3. Development plans shows lot lines and fences within boundaries of 100- year floodplain. Fences will not be allowed in the floodplain. Any changes to the site plan after a detailed drainage study has been completed may require a revision to the development plan and may need to be approve d by the Planning and Zoning Commission and the City Council. Case No. Attachment C ZA17-016 Page 5 4. Western drainage easement of Lot 48 on Blanco Circle currently contains a storm drain line which discharges onto Crescent Heights. Civil construction plans shall include capacity calculations of existing drainage swale and runoff from upstream watershed. 5. Drainage area map shall include contours from upstream watershed. 6. Provide grading plan containing 2’ contours. Contours may be obtained from the City of Southlake. 7. Differences between pre- and post- development runoff shall be captured in detention pond(s). Proposed detention ponds shall control the discharge of the 1, 5 and 100 - year storm events. Access easements are needed for maintenance of detention ponds. 8. Verify size, shape, and/or location of the detention ponds (as depicted on the development plan). Any changes to size, shape, and/or location of the proposed pond(s) may require a revision to the development plan and may need to be approved by the Planning and Zoning Commission a nd the City Council. * 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 pr ior 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. EASEMENTS: 1. Detention ponds shall be dedicated by plat as drainage ea sements. 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. 2. A minimum 15’ Drainage Easement is required between Lots 31 and 32 to convey runoff from Blanco Circle Drive. Easement must be contained within one lot. * Water and sanitary sewer cannot cross property lines without being in a n 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: 3. Minimum size for water and sewer lines is 8”. (Utility plan is difficult to read.) 4. Extend sewer to northernmost property line of Crescent Heights subdivision for future connection to Lots 16, 17, 18 and 19, Block A. 5. Single family residential developments require fire hydrant spacing of 400’ maximum for non-sprinkled residences or 600’ for sprinkled residences. 6. Water lines and sanitary sewer in easements or right of way shall be constructed to City standards. * All water line stubs must have 2 joints past the valve with a 2” blow -off per the City’s details. * Water and sewer lines cannot cross property lines without being in an easement or right of way. Case No. Attachment C ZA17-016 Page 6 * 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, et c. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist dir ectly 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 (SWPPP) per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The Environmental Coordinator will review the SWPPP. For instructions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in: https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP shall be 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 roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * 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 Operation s 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. Co nstruction 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. *=Denotes informational comment. Fire Marshal Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 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 Case No. Attachment C ZA17-016 Page 7 gate electronically, as well as a means for manual opening of the gate. Ensure that the emergency access only entrance off of Southlake Boulevard is designed for all - weather conditions and able to support 85,000 lbs. GVW. FIRE HYDRANT COMMENTS: Hydrants maximum spacing for R-3 Occupancies is 400 feet for subdivisions that contain any un - sprinkled homes. (Hydrants shown on plan are not sufficient) Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. (Hydrants required at both entrances into the subdivision and every 400 feet between). Community Service/Parks Department Review Peter Kao Construction Manager 817-748-8607 pkao@ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748 -8607 for further details. Land/park dedication requirements: Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every forty (40) dwelling units. If fee payment is approved by City Council in lieu of land dedication, residential park dedication fees in the amount of $6250 per dwelling unit x 52 dwelling units. Pathway Comments: Should provide pathways con sistent 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 consis tent with Article V Street and Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility requirements. Other informational comments? General Informational Comments * A SPIN meeting was held February 28, 2017. * The common open space within a R -PUD development must comprise not less than 10% of the gross area within the R-PUD development. The areas in retention and detention ponds of drainage easements in excess of 25% of the required open space area cannot be counted toward the open space requirement. Case No. Attachment C ZA17-016 Page 8 * 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 development 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 D ZA17-016 Page 1 SURROUNDING PROPERTY OWNERS Crescent Heights 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 NR 4. GILLEN, CARL B SF20A 304 BLANCO CIR 0.48 NR 5. RONCK, KEITH P SF20A 307 STERLING CT 0.50 NR 6. SIMONS, CHRISTOPHER J SF20A 306 BLANCO CIR 0.46 NR 7. LEMEIN, GREGG D SF20A 1200 BRAZOS DR 0.52 NR 8. ROOSMA, JOHN SF20A 314 BLANCO CIR 0.46 NR 9. MIRITELLO FAMILY REVOCABLE LIV SF20A 312 BLANCO CIR 0.47 NR 10. FLYNN, LARRY D SF20A 304 STERLING CT 0.47 NR Case No. Attachment D ZA17-016 Page 2 11. DYER, JOHN P SF1-A 550 GINGER CT 1.05 NR 12. DHANANI, ASIF M SF1-A 450 GINGER CT 1.01 NR 13. STACY, JAMES R SF1-A 1000 W SOUTHLAKE BLVD 1.13 NR 14. SCHINER, CHRISTOPHER SF1-A 350 GINGER CT 1.08 NR 15. HESS, PAUL J SF1-A 250 GINGER CT 1.17 NR 16. SCHNEIDER, STEVE SF1-A 150 GINGER CT 1.29 NR 17. WM REAL ESTATE LTD RPUD 1001 W SOUTHLAKE BLVD 1.39 NR 18. HYDE, JOHN RPUD 100 REGENT CT 0.42 NR 19. BIGLEY, ROBERT W RPUD 101 REGENT CT 0.34 NR 20. STONE LAKES SUBDIV HOMEOWNERS RPUD 1100 STRATFORD DR 0.31 NR 21. SMITH, JOE V AG 803 W SOUTHLAKE BLVD 0.98 NR 22. STONE LAKES SUBDIV HOMEOWNERS RPUD 1000 STRATFORD DR 0.83 NR 23. JEON, JUNHA RPUD 101 WOODGLEN CT 0.60 NR 24. HALL, MARK A RPUD 103 WOODGLEN CT 0.36 NR 25. SMITH, STEPHEN E RPUD 105 WOODGLEN CT 0.35 NR 26. GMAC MORTGAGE CORP LLC RPUD 107 WOODGLEN CT 0.54 NR 27. HALE, COAVERT T RPUD 102 SPRINGBROOK CT 0.50 NR 28. BADGETT, BRANDI RPUD 100 SPRINGBROOK CT 0.49 NR 29. ALLMOND FAMILY TRUST RPUD 109 WOODGLEN CT 0.44 NR 30. BRIAND, JOHN RPUD 103 REGENT CT 0.42 NR 31. NICK, JEFFREY A RPUD 100 WOODGLEN CT 0.54 NR 32. THOMPSON, HUGH A SF20A 313 BLANCO CIR 0.46 NR 33. HAMILTON, JAY SCOTT SF20A 315 BLANCO CIR 0.47 NR 34. BRETT, KEVIN SF20A 307 BLANCO CIR 0.53 NR 35. POLITO, JONATHAN A SF20A 309 BLANCO CIR 0.48 NR 36. BAKER, JOSEPH R SF20A 311 BLANCO CIR 0.46 NR 37. HAHN, CHARLES SF20A 317 BLANCO CIR 0.59 NR 38. SALES FAMILY REVOCABLE LIVING SF20A 319 BLANCO CIR 0.50 NR 39. NORMAN, KYLE B SF20A 320 BLANCO CIR 0.56 NR 40. JAMES, RHONDA SF1-A 430 SHADY OAKS DR 3.22 NR 41. HIGHBERGER, RHONDA SF1-A 310 SHADY OAKS DR 1.10 NR 42. STACY, RANDALL W SF1-A 300 SHADY OAKS DR 0.98 NR 43. STACY, RONALD T SF1-A 330 SHADY OAKS DR 1.04 NR 44. STACY, ROY J EST SF1-A 320 SHADY OAKS DR 5.61 NR 45. SOUTHLAKE OAKS LLC C2 500 W SOUTHLAKE BLVD 2.53 NR 46. BANK OF THE OZARKS SP1 600 W SOUTHLAKE BLVD 1.05 NR 47. CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 2.48 NR 48. CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 3.44 NR 49. CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.45 NR 50. CRESTSTONE GROUP LTD AG 1110 W SOUTHLAKE BLVD 0.26 NR 51. CRESTSTONE GROUP LTD AG 1100 W SOUTHLAKE BLVD 0.69 NR 52. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 1.35 NR 53. SOUTHLAKE, CITY OF CS 315 SHADY OAKS DR 5.15 NR 54. SOUTHLAKE, CITY OF CS 285 SHADY OAKS DR 7.14 NR 55. SOUTHLAKE, CITY OF CS 275 SHADY OAKS DR 3.88 NR 56. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 2.88 NR 57. WAYLAND, MARCUS D AG 817 W SOUTHLAKE BLVD 1.90 NR 58. TIMBER LAKE RES ASSOC INC RPUD 100 TIMBER LAKE PL 2.82 NR Case No. Attachment D ZA17-016 Page 3 59. LOWE, TOMMY ROY SF1-A 750 GINGER CT 1.33 NR 60. CUNNIGHAM, CHARLES S SF1-A 650 GINGER CT 1.30 NR 61. CHIU, HUI-TANG SF20A 300 STERLING CT 0.56 NR 62. MEEKS, SCOTT J SF20A 308 BLANCO CIR 0.63 NR 63. WEST, GUNNAR SF20A 306 STERLING CT 0.58 NR 64. FRENCH, JAMES SF20A 302 STERLING CT 0.47 NR 65. SECORD, ALAN SF1-A 950 GINGER CT 1.31 NR 66. MASSEY, NICHOLAS J SF1-A 850 GINGER CT 1.41 NR 67. CRESTSTONE GROUP LTD AG 1120 W SOUTHLAKE BLVD 2.37 NR 68. DONG, XIAOYI SF20A 316 BLANCO CIR 0.46 NR 69. STENGLE, ERIC J SF20A 318 BLANCO CIR 0.46 NR 70. PYRAMIDS HOSPITALITY INV LP SP1 620 W SOUTHLAKE BLVD 0.99 NR 71. PYRAMIDS HOSPITALITY INV LP SP1 640 W SOUTHLAKE BLVD 1.14 NR 72. ENERGY VAULT A47 LLC SP1 660 W SOUTHLAKE BLVD 0.86 NR 73. STIEFEL, RICHARD M SF20A 310 BLANCO CIR 0.48 NR 74. STACY, JAMES R AG 980 W SOUTHLAKE BLVD 9.24 NR 75. STACY, JAMES R SF1-A 800 W SOUTHLAKE BLVD 19.71 NR 76. STACY, J R AG 250 SHADY OAKS DR 10.22 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixty-seven (67) Responses Received Within 200’: None (0)