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Item 5 - ZA17-035 Final Plat Matthews CourtCase No. ZA17-035 S T A F F R E P O R T May 12, 2017 CASE NO: ZA17-035 PROJECT: Final Plat for Matthews Court EXECUTIVE SUMMARY: Landlock LLC is requesting approval of a Final Plat for Matthews Court 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. Current Zoning: “R-PUD” Residential Planned Unit Development District. SPIN #9 DETAILS: This is the Final Plat for a 5.8 acre gated subdivision with a private street containing eight (8) single-family residential lots and four (4) open space lots. The Final Plat is consistent with the “RPUD” Residential Planned Unit Development District zoning and the Preliminary Plat approved under Case No. ZA16-045 and ZA16-046 respectively. ACTION NEEDED: 1) Consider approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Approved Plans and Supporting Documents (D) SPIN Meeting Report (E) Plat Review Summary No. 1 dated April 25, 2017 (F) Half Size Plans (for the Commission Only) Link to PowerPoint Presentation Link to Final Plat STAFF CONTACT: Dennis Killough (817) 748-8072 Department of Planning & Development Services Case No. Attachment A ZA1 7-035 Page 1 BAC KGROUND INFORMATION OWNER: Landlock, 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 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). August 2, 2016 – City Council approved a Zoning Change and Development Plan for Matthews Court to allow a gated subdivision with a private street. (ZA16-045, Ord. No. 480-701a). August 2, 2016 – City Council approved a Preliminary Plat for Matthews Court to allow a gated subdivision with a private street. (ZA16-046) 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 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 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 Case No. Attachment A ZA1 7-035 Page 2 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 stub approximately leaving 600’ to the nearest cross street 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. No. Issues Recommendations Implementation Metric Strategic Link VNT Link VGO Tie Priority Tier Responsible Department MT 12 As Rucker and Prade properties develop, traffic volumes are expected to increase along FM 1709. Extend Rucker Road east to S Carroll Ave. Roadways are anticipated to be constructed as development occurs with city participation in bridging the floodplain. Assist in bridging the floodplain to enable the completion of the Rucker extension project. Mobility, Infrastructure, C1, C2 Efficient Mobility Options 3.1, 3.3, 3.5, 3.9 3 PW 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 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). Ref. No. Issue Recommendation Case No. Attachment A ZA1 7-035 Page 3 Ref. No. Issue Recommendation LU3 1. Land use designation Medium Density Residential 2. Considerable amount of area dedicated to floodplain and other water features Retain the Medium Density Residential designation for the area south of Zena Rucker Road Encourage “cluster” residential development Preserve heavily wooded areas, especially within drainage areas and floodplain E2 1. Environmental stewardship and innovation in green building 2. Reserved open space/landscape areas require heavy irrigation 3. On‐site drainage detention facilities Encourage water reuse for irrigation Encourage green building design practices Preserve and enhance existing ponds Reflect the desired preservation on the Carroll/1709 Small Area Illustrative Map on the Environmental Resource Protection map M1 1. Desire to decrease dependence on the automobile for everyday needs 2. Two schools, shopping and offices all within close proximity of the site Development should be pedestrian oriented, emphasizing pedestrian connectivity in any residential areas. Provide passive trails through preserved natural areas which also provide connectivity to the sidewalk system M2 1. Round‐a‐bout approved at intersection of “Plaza Drive” and Zena Rucker Road Consider a roundabout at the intersection of Rucker and the north‐south connector M3 1. Create a vibrant and appealing streetscape along the area’s local streets Provide curvilinear streets Provide street trees between the sidewalk and the street curb M4 1. A landscaped parkway concept with minimal pavement is desired for Zena Rucker Road 2. Landscaped medians preferred 3. No on‐street, parallel parking is desired Consider the creation of a new 60’ ROW 2‐ lane divided collector (C2D) with medians and left‐turn/stacking lanes at intersections in the Mobility Plan to apply to Zena Rucker Road “Urban” cross section which includes curb, gutters, medians, street trees and sidewalks. Speed limit not to exceed 30 m.p.h. Design as a local slow movement roadway. U2 1. Appropriately buffer and screen residential south of Zena Rucker Road from any non‐residential uses to the north side of Zena Rucker Road Recommend a parkway buffer and street trees adjacent to Rucker Road. Carroll/1709 Small Area Plan Illustrative Recommendations Map. Case No. Attachment A ZA1 7-035 Page 4 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 Use Units Vtpd* AM- IN AM- OUT PM- IN PM- OUT Single-Family Detached Housing (210) 8 76 2 4 5 3 * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7th 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 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. Case No. Attachment A ZA1 7-035 Page 5 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. PLANNING AND ZONING COMMISSION: STAFF COMMENTS: Attached is Plat Review Summary No.1 dated April 25, 2017 N:\Community Development\MEMO\2016 Cases\046 - PP - Matthews Court\Staff Report\Final Memo.doc Case No. Attachment B ZA1 7-035 Page 1 Case No. Attachment C ZA1 7-035 Page 1 Approved Plans & Support Documents Development Plan Case No. Attachment C ZA1 7-035 Page 2 Preliminary Plat Case No. Attachment C ZA1 7-035 Page 3 Preliminary Storm Sewer Layout Case No. Attachment C ZA1 7-035 Page 4 Preliminary Water & Sanitary Sewer Layout Case No. Attachment C ZA1 7-035 Page 5 Pedestrian Access Plan Case No. Attachment C ZA1 7-035 Page 6 Preliminary Paving Plan Case No. Attachment C ZA1 7-035 Page 7 Existing Structure Exhibit Case No. Attachment D ZA1 7-035 Page 1 Case No. Attachment D ZA1 7-035 Page 2 Case No. Attachment D ZA1 7-035 Page 3 Case No. Attachment D ZA1 7-035 Page 4 Case No. Attachment D ZA1 7-035 Page 5 Case No. Attachment D ZA1 7-035 Page 6 Case No. Attachment D ZA1 7-035 Page 7 Case No. Attachment D ZA1 7-035 Page 8 Case No. Attachment D ZA1 7-035 Page 9 Case No. Attachment E ZA17-035 Page 1 PLAT REVIEW SUMMARY Case No.: ZA17-035 Review No.: One Date of Review: 4/25/17 Project Name: Final Plat – Matthews Court 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 4/10/17 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748-8072. Planning Review Dennis Killough Phone: (817) 748-8072 E-mail: dkillough@ci.southlake.tx.us 1. The following changes are needed with regard to easements: a. Show and label the type, size and deed record of all existing easements on the property. b. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. c. Show via dotted lines any easements previously abandoned and label with deed record of abandonment. d. Provide the width and centerline of the PAE. Properly tie the centerline to the lot boundary corner and each endpoint. e. Provide an easement for the existing electric distribution line crossing Lot 9X and Lot 8, Block A. Otherwise confirm that line is to be relocated in another easement. f. All newly installed utility services must be must be under ground and all above ground equipment screened of public view in a manner that it cannot be seen from a public ROW. 2. The following changes are needed regarding the proposed lotting: a. Please provide dimensions (bearings, distances, curve data) for the common boundary of the public and private street (north boundary of Lot 1X, Block B. Also provide the area of the Lot 1X. 3. Remove the Land Use Summary from the final. This is only required on a Preliminary Plat. 4. In addition to the other referenced calls, the P.O.B. needs to be tied to the Survey Corner or a platted subdivision corner with reference to the name, lot, block and recording information. 5. Note 7 needs to be revised to follow after note 8 to allow only improvements that were represented with the approved zoning and development plan. An HOA must be properly established to insure perpetual maintenance of the Common Areas, Private Street and other common elements of the subdivision. Case No. Attachment E ZA17-035 Page 2 6. Note 13 needs to be updated to reflect the current zoning (ZA16-045, Ord. No. 480-701a) 7. Correct the owner and notary acknowledgement to match. Also, Owner is shown in the preamble to be Landlock, LLC. The executing authority’s name and title or authority under the ownership should be printed below the signature line. 8. Place the Case No. ZA17-035 in the lower right hand corner of the plat. 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: This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. * Street intersections 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 possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 EASEMENTS: 1. Easements shall be 15’ minimum and located on one lot – not centered on the property line. Revise location of 15’ water easement in between Lots 4 and 5. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. 2. Provide 15’ minimum width easements for Drainage Easement and Sanitary Sewer Easement between Lots 1 and 2. 3. Provide a utility easement for future relocation of power line. INFORMATIONAL COMMENTS: * 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 Case No. Attachment E ZA17-035 Page 3 1. A Tree Conservation Plan which conforms with the Tree Conservation Plan submitted with the approved Preliminary Plat is required to be submitted with the Final Plat. Please submit the required Tree Conservation Plan. * Indicates informational comment. # Indicates required items comment. Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 Fax: (817) 748-8181 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. 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 $6250 per dwelling unit x 8 dwelling units= $50,000.00. (Resolution 16-026). Per Section 7.02 of Subdivision Ordinance No. 483, as amended: Section 7.02 Applicability: A. Unplatted Property: This section, as amended, applies to all property for which a final plat has not been formally submitted to the City for approval, unless otherwise noted herein. B. Exempt Property: Any tract or lot occupied by an existing residential dwelling unit at the time of adoption of this ordinance shall be exempt from the dedication requirements of this section herein if the residential dwelling remains on the lot. This exemption pertains only to the tract or lot with the existing residential dwelling. Any additional lots created by further subdivision of the property shall be subject to the requirements Case No. Attachment E ZA17-035 Page 4 herein. C. Date of Assessment: All requirements contained in this section shall be assessed at the time of approval of the final plat of any applicable property. 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. The following should be informational comments only * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. * This development as proposed is dependent upon acquisition of offsite R.O.W. and construction of a portion of Zena Rucker Road. * Park Fees and Road/Bridge Improvements credits or reimbursements are matters subject to approval of a Developer’s Agreement by City Council. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Although the Subdivision Ordinance requires that utility easements be provided along the perimeter of the property staff recommends that utility easements be provided only where needed to ensure adequate extension of franchise and public utilities and to provide maximum tree preservation. * When a Final Plat is filed it will be required to tie down the Pedestrian Access Easement by metes and bounds. * Please be aware that sidewalk design standards need to meet those in Subdivision Ordinance No. 483 Section 5.06. * This subdivision is subject to the conditions and requirements of approval for Cases ZA16-045 Zoning and Development Plan for Matthews Court (Ord. 480-701a) and Case ZA16-046 Preliminary Plat for Matthews Court. * Denotes Informational Comment