Item 6 - ZA17-026 J FreshourCase No.
ZA17-026
S T A F F R E P O R T
April 28, 2017
CASE NO: ZA17-026
PROJECT: Zoning Change & Concept Plan for Lots 17, 18 and 19, J.J. Freshour No. 521
Addition
EXECUTIVE
SUMMARY: Fred R. Joyce Construction is requesting approval of a Zoning Change and Concept
Plan for Lots 17, 18 and 19, J.J. Freshour No. 521 Addition to develop three
residential lots on property described as Tracts 9B1 and 9C1A, J.J. Freshour Survey,
Abstract No. 521, City of Southlake, Tarrant County, Texas, and located at 550
Randol Mill Ave. and 2300 Hillside Ct., Southlake, Texas. Current Zoning: "AG"
Agricultural District. Requested Zoning: "SF -1A" Single Family Residential District.
SPIN #11.
REQUEST
DETAILS: The property is located north of Hillside Ct. and west of Randol Mill Ave. (F.M. 1938)
approximately 0.6 miles north of the intersection of W . Southlake Blvd. (F.M. 1709)
and Randol Mill Ave. (F.M. 1938).
The applicant is requesting approval of a Zoning Change and Concept Plan from “AG”
Agricultural District to “SF-1A” Single Family Residential District to develop three
residential lots on approximately 3.176 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.
Site Data Summary
Existing Zoning “AG”
Proposed Zoning “SF-1A”
Land Use Designation Low Density Residential
Gross/Net Acreage 3.176 acres
Dwelling Units/Residential Lots 3
Gross Density 0.945 du/acre
Net Density 0.945 du/acre
Lot Area Range 1.05 ac. to 1.07 ac.
Average Lot Area 1.06 ac.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Concept Plan
Department of Planning & Development Services
Case No.
ZA17-026
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated April 28, 2017
(D) Surrounding Property Owners Map and Responses
(E) Full Size Plans (for Commission and Council Members Only)
Link to PowerPoint Presentation
Link to Plans
Page 1 - Concept Plan
Page 2 Tree Conservation Plan
Page 3 Grading and Utility Plan
Page 4 Drainage Analysis
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817)748-8067
Richard Schell (817)748-8602
Case No. Attachment A
ZA17-026 Page 1
BACKGROUND INFORMATION
APPLICANT: Fred R. Joyce Construction
OWNERS: Shirley E. Free
PROPERTY LOCATION: North of Hillside Ct. and west of Randol Mill Ave. (F.M. 1938) and currently
addressed as 550 Randol Mill Ave. and 2300 Hillside Ct.
PROPERTY
DESCRIPTION: Tracts 9B1 and 9C1A, J.J. Freshour Survey, Abstract No. 521
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “SF-1A” Single Family Residential District
HISTORY: - The existing home at 550 Randol Mill Ave. was constructed in 1963 (Source:
Tarrant Appraisal District). There has been no development on the remainder
of the property.
- The property was annexed into the City in 1988 and given the “AG”
Agricultural District zoning designation.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The site is designated “Low Density Residential”, which specifies single family
detached dwellings at a net density of one or fewer dwelling units per acre.
The proposed development complies with this designation.
Mobility & Master Thoroughfare Plan
The Mobility and Master Tho roughfare Plan shows Randol Mill Ave. (F.M.
1938) to be a four-lane divided arterial with 140’ of right of way. Hillside Ct. is a
local residential street with 50’ of right of way. Adequate right of way is shown
on the plans.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan shows a <8’ sidewalk along the west side of
Randol Mill Ave. (F.M. 1938). The sidewalk was constructed wih the Davis
Blvd. (F.M. 1938) roadway improvements. A 4’ sidewalk is required along
Hillside Ct. and the sidewalk is shown on the Concept Plan. Construction of
the sidewalk will be required at the time of home construction on the proposed
Lots 18 and 19.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The development shows two new driveways onto Hillside Ct. to serve the
proposed Lots 18 and 19. The proposed Lot 17 will have access to and from
F.M. 1938 from the existing driveway to that property.
Case No. Attachment A
ZA17-026 Page 2
Traffic Impact
Use Lots Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single Family Residential (210)
Added 2 19 0 1 1 1
Existing 1 10 0 1 1 0
Total 3 29 0 2 2 1
* 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 proposed Lots 18 and 19 will be served by an existing 6” water line in
Hillside Ct. and the proposed Lot 17 is served by an existing 12” water line in
Randol Mill Ave. (F.M. 1938). Sanitary sewer for the proposed Lots 18 and 19
is shown to connect to an existing 8” sewer line in Hillside Ct. An existing 8”
sewer line in Randol Mill Ave. (F.M. 1938) to the north of the proposed Lot 17
serves that lot.
DRAINAGE: Drainage on the property is generally sheet flow from northwest to southeast
across the property. The proposed drainage f or Lots 18 and 19 is south to
Hillside Ct. and east to Randol Mill Ave. (F.M. 1938). The proposed drainage
for Lot 17 is east to Randol Mill Ave. (F.M. 1938).
TREE PRESERVATION: The existing tree cover preservation is provided for a per lot bases instead of
for all three (3) of the lots being zoned and platted. The existing tree cover
preservation for each lot and all three (3) lots together complies with the
Existing Tree Cover Regulations of the Tree Preservation Ordinance. The
existing trees cover on the three (3) lots is 6.15% and 70% of the existing tree
is required to be preserved. The Tree Conservation Plan shows that 94% of
the existing tree cover is proposed to be preserved.
CITIZEN INPUT: A SPIN meeting for this project was held by the applicant on March 28, 2017.
A link to the report is provided. Link to SPIN Report
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated April 28, 2017.
Case No. Attachment B
ZA17-026 Page 1
Case No. Attachment C
ZA17-026 Page 1
Concept Plan Review Summary
Case No.: ZA17-026 Review No.: Two Date of Review: 04/28/17
Project Name: Concept Plan – Lots 17, 18 and 19, J.J Freshour No. 521 Addition
APPLICANT: Fred Joyce SURVEYOR: Tommy Q. Burks
Fred Joyce Construction Burks Land Surveying
210 W. College 223 County Rd. 1260
Grapevine, TX Decatur , TX 76234
Phone: 817-475-1812 Phone: (817) 228-5577
E-mail: fjmment@aol.com E-mail: blsurvey98@yahoo.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
04/18/17 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HER EBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL.
IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD
SCHELLAT (817) 748-8602.
1. Confirm that any existing structures are adequately off -set per zoning district setback regulations from
the proposed lot lines. A note has been added to the Concept Plan stating that all existing structures
are to be removed.
* Please be aware that any fence along F.M. 1938 will have to meet the requirements of S ection 43 -
Corridor Overlay Zone 43.9.c.1.f regarding architectural fencing, which requires masonry matching the
building, wrought iron or living plant material. It shall not run in a straight line without being off -set by a
minimum of 6 feet every 60 feet and it shall be located no closer to the right of way than one -half the
width of the required bufferyard.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The existing tree cover preservation is provided for a per lot bases instead of for all three (3) of the
lots being zoned and platted. The existing tree cover preservation for each lot and all three (3) lots
together complies with the Existing Tree Cover Regulations of the Tree Preservation Ordinance. The
existing trees cover on the three (3) lots is 6.15% and 70% of the existing tree is required to be
preserved. The Tree Conservation Plan shows that 94% of the existing tree cover is prop osed 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 cover in
accordance with the percentage requirem ents 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 C
ZA17-026 Page 2
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.
* 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 o f 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.
BUFFERYARD COMMENTS:
1. The 15’ – Q Bufferyard has been provided along the east property boundary of Lots 17 and 19.
Please provide the following Bufferyard Summary Chart on the Concept Plan.
SUMMARY CHART – BUFFERYARDS
Location/
Length of
Base Line
Required /
Provided
Length
Bufferyard
Width/Type
Canopy
Trees
Accent
Trees
Shrubs
Fence/Screenin
g Height &
Material
East - Required 424.79’ 15’ - Q 9 13 43
Provided 425.79’ 15’ - Q 9 13 43
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA17-026 Page 3
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 req uirements may be necessary with the review of civil
construction plans.
2. Construction within FM 1938 right of way shall require a permit from TxDOT. Submit permit
application prior to site plan approval.
* Street intersections and sidewalks shall comply with TDLR/ADA accessibility standards.
* 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 possibl e. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
1. The sidewalk along Hillside Court shall be in a pedestrian easement if not located in the right of way.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER AND SANITARY SEWER COMMENTS:
* 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.
* Water and sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Documentation supporting and certifying that detention is not necessary will be required prior to
approval of construction plans.
* Property drains into a Critical Drainage Structure #18 and requires a fee to be paid prior to
beginning construction ($212.61/Acre).
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
Case No. Attachment C
ZA17-026 Page 4
* 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 (SWPPP) per TXR150000. The
plan must include all required elements in Part III, Section F of the permit. The Envi ronmental
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.
* Access permit is required prior to construction of the driveway on FM 1938. Permit approval is
required before beginning construction. Submit application and plans directly to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748 -
8082 to connect to the City’s sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
No comments based on submitted information.
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:
Case No. Attachment C
ZA17-026 Page 5
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 2 additional dwelling unit= $12,500.
============= The following should be informational comments only ====================
* A SPIN meeting for this project was held March 28, 2017.
* Sidewalks shall be required to be constructed with each dwelling.
* No review of proposed signs is intended with this site plan. A separa te sign permit is required prior
to construction of any signs.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must be
paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee,
Water & Sewer Impact and Tap Fees, and related Permit Fees.
* Denoted informational comment.
Case No. Attachment D
ZA17-026 Page 1
SURROUNDING PROPERTY OWNERS
550 Randol Mill Ave. and 2300 Hillside Ct.
SPO
#
Owner Zoning Physical Address Acreage Response
1. RANDALL, MATTHEW D AG 2391 FLORENCE RD 2.00 NR
2. WINZEN, RONDALD J SF1-A 2351 FLORENCE RD 1.92 NR
3. FREE, CHARLES W AG 115 COUNTY ROAD 930 2.17 NR
4. MALLORY, TERRELL G SF1-A 2304 HILLSIDE CT 1.05 NR
5. KAISER, MIKE F SF1-A 2306 HILLSIDE CT 1.11 NR
6. FREE, CHARLES W AG 115 COUNTY ROAD 930 2.26 NR
7. GARRETT, ROSS W SF1-A 2303 HILLSIDE CT 1.00 NR
8. TEXAS, STATE OF RPUD 2501 SW 820 LOOP 0.39 NR
9. FRED JOYCE-MARY MYERS ENT INC RPUD 600 W NASH ST 1.09 NR
10. SCOTT, DAVID A AG 2301 FLORENCE RD 1.04 NR
11. WILSON, MARY L AG 1328 DUBLIN ST 2.13 NR
12. SCOTT, DAVID A AG 2301 FLORENCE RD 1.04 NR
13. GALLAGHER, JOHN SF1-A 2307 HILLSIDE CT 1.05 NR
14. SYKES, CHRISTOPHER A SF1-A 2305 HILLSIDE CT 1.10 NR
15. SOUTHLAKE, CITY OF RPUD 1400 MAIN ST 5.92 NR
16. CAMDEN SL HOA INC RPUD 500 S NOLEN DR STE 100 0.40 NR
17. JOHNSON, TIMOTHY AG 545 RANDOL MILL AVE 1.84 NR
18. DOMBROSKI, MICHAEL RPUD 465 RANDOL MILL AVE 1.08 NR
Case No. Attachment D
ZA17-026 Page 2
19. CAMDEN SL HOA INC RPUD 500 S NOLEN DR STE 100 0.25 NR
20. FIROZ, MUSTAFA AG 565 RANDOL MILL AVE 0.97 NR
21. HAVERKAMP, ROGER C2 2407 FLORENCE RD 0.92 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-one (21)
Responses Received
Within 200’: One (1) - Attached
Case No. Attachment D
ZA17-026 Page 3