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