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Item 7A RPUD Regulations 8951 Cypress Waters Blvd, Ste. 150● Dallas, Texas 76092 817.328.3200 ● FAX 817.328.3299 TBPE Reg. No. F-1002; www.adams-engineering.com Stony Brook (Holmes Builders) – October 17, 2017 ZA17-064 Development Plan ZA17-066 Preliminary Plat Proposed Permitted Uses and Development Regulations for “RPUD” Zoning Permitted Uses: This property is proposed to be subdivided into 59 residential lots as a permitted use found in the SF-20A zoning as described in Section 14 of the Comprehensive Zoning Ordinance. Development Regulations: This property shall be subject to the SF-20A zoning ordinance and all other regulations with the following exceptions:  Front yard building lines will be as shown on plan as either 20’ or 25’.  Side yard setbacks will be as shown on plan as 1’ and 9’ for zero-lot line lots and 7’ for all other lots.  Rear yard setbacks along the street will be as shown on plan ranging from 15’ to 30’ (15’ for accessory structures). Rear yard setbacks along the alley will be 10’ for fences and 20’ for driveways.  Lot area will range from 8,300sf to 32,000sf with the exception of the open space lots. Lot average as shown on plan will be 15,058sf.  Lot dimensions will be as shown on plan. Minimum lot depth will be 100’ (Block 1, Lot 15). Minimum lot width at the front building line will range from 52.9’ (Block 3, Lot 21) to 151.9’ (Block 3, Lot 17).  Maximum lot coverage will be 50% for zero-lot homes and 40% for all other lots.  Home size will range from 2,600sf to 6,000sf  Gated entry with private streets  Street section will be 40’ with 31’ B-B pavement and 4.5’ of parkway on both sides. Adjacent to the parkway will also be a 5’ utility and pedestrian access easement.  A portion of the lots (14 lots) will be alley served by a 15’ section with 12’ of pavement.  Two points of access are provided as shown on plan. The main entry will come off Southlake Blvd and a secondary point that will be considered emergency access only will be on the south boundary and tie to Naples Drive.  Fencing will be a mix of masonry and ornamental iron as shown on plan.  Internal sidewalks and trails will be as shown on plan. Trails that are located within the floodplain will be selectively cleared and grubbed to provide a nature trail. Concrete sidewalks will be a minimum of 4’ wide. Open Space Management Plan Open space as shown on plan will be for common use and maintained by the HOA. The HOA will contract out regular maintenance of all common turf areas. Other maintenance needs such as tree and shrub pruning will be contracted as needed. Seasonal plantings will be maintained and switched out for the appropriate season. For a residential development of this size it is estimated that annual maintenance costs will be $30,000- $40,000 dollars. All home owners will be mandated to be a part of the HOA and to keep dues payments current. To enforce this the HOA will include in its CC&R’s the right to lien properties for non-payment. In addition to landscape maintenance the HOA will be responsible for maintenance of roads, alleys, fences, sidewalks, trails and other amenities. Additional items that could be a part of the open space include playgrounds, picnic areas, covered pavilion, and community gardens. 8951 Cypress Waters Blvd Ste. 150● Dallas, Texas 75019 817.328.3200 ● FAX 817.328.3299 TBPE Reg. No. F-1002; www.adams-engineering.com For lots with 1 and 9’ side yards: The 1’ usability easement on each lot will be maintained by the adjacent lot owner. The use of the 1’ easement will be as yard only with the building to be built right on the easement line and fences extended along the easement line instead of on the property line. No structures of any kind may be built within the usability easement.” Usability Easement Definition of Usability Easement for CCR’s The Villa Lots are being developed as zero lot-line homes. Accordingly, the outside wall on one (1) side of each dwelling unit structure to be constructed on a Lot is to be constructed along a line one foot (1’) inside the property line (the “Shared Property Line”) shared with the adjacent Lot, throughout the villa lots. The opposite side of the dwelling unit structure will have a nine foot (9’) building setback, 4’ of which will combine with the adjacent lots one foot setback (1’) and will provide for a ten foot (5’) total usability easement. To maximize the use, enjoyment and recreation of each Owner, the Declarant for its and the benefit of the affected Owners, hereby reserves as recorded on the plat a usability easement of one foot (1’) in width running parallel to the shared property line the full depth of each of the affected Lots, as more fully shown on the plat. The Owner of the adjacent lot (the “Usability Easement Grantee”) shall have the exclusive right and obligation to occupy, maintain in accordance with all city codes, use, enjoy plant ornamental trees, shrubbery and foliage, place personality upon, attach fixtures and construct fences, structures and other improvements (in accordance with the Covenants and Restrictions est ablished and recorded for this subdivision) upon such usability easement; provided, however, that same shall not significantly impede or hinder the Owner of the adjacent lot (the “Usability Easement Grantor”) from realizing the benefit for which a usability easement has been created that occupies the same areas as the usability easement (i.e., to maintain the exterior wall of his/her/its dwelling unit structure which is situated along the shared property line). The Owner of the lot for which such usability easement has been created shall have the right, upon notice and during reasonable hours (unless an emergency dictates otherwise) to enter upon that portion of the affected lot covered by the usability easement described herein to make repairs to his residence which cannot practically or economically be made from other portions of his Lot, and such Owner shall save, defend, indemnify and hold harmless the Owner of the adjacent Lot from and against any and all damages or destruction caused to shrubbery, trees and other foliage or to any personality, fixtures, fencing or other improvements, planted, place or constructed on the affected lot within the usability easement areas, in the exercise of such Owner’s limited rights with respect to the area of the affected lot covered by the usability easement as herein described. The installation of decorative non-permanent improvements or landscaping in the usability easement must receive prior written approval from the ACC. Summary of Responsibilities/Rights – Responsibilities and/or rights of the Usability Easement Grantee:  Grantee shall have the right to occupy and use the easement.  Grantee shall maintain the easement in accordance with all city codes.  Grantee shall have the right to plant ornamental trees (no large or dominant trees shall be permitted), shrubbery, foliage and grass (natural or synthetic) in the easement. However, Grantee shall maintain all ornamental trees and shrubbery in such a manner that they are a minimum of one foot (1’) from Grantor’s home. No landscaping, except grass, shall be permitted to touch Grantor’s home.  Grantee shall have the right to install decorative non-permanent improvements and personality.  Grantee shall have the responsibility to install, at Grantee’s cost, a wrought iron fence, decorative wood fence or masonry or stucco wall (as approved by the Architectural Review Board) between each home towards the font of the lot. This fence or wall shall include a gate that Grantee shall permit Grantor to use for maintenance of Grantor’s home only.  Grantee shall have the responsibility to permit Grantor the right to enter the easement for all reasonable maintenance on Grantor’s home. Grantor’s right to enter the easement shall be restricted to normal daylight hours (unless an emergency dictates otherwise).  Grantee shall not have the right to attach any item to Grantor’s home. Responsibilities and/or rights of the Usability Easement Grantor: 8951 Cypress Waters Blvd Ste. 150● Dallas, Texas 75019 817.328.3200 ● FAX 817.328.3299 TBPE Reg. No. F-1002; www.adams-engineering.com  Grantor shall have the right to enter the easement to maintain Grantor’s home during reasonable daylight hours. Grantor shall be required to give Grantee advanced notice of its plan to enter the usability easement.  Grantor shall have the right to install and use drip irrigation in the easement. Requested Variances a. A variance to permit private streets in accordance with Ordinance Section 5.04 which would allow a private street to be constructed prior to owner-occupancy of 75% or more of platted lots. b. A variance from Subdivision Ordinance No. 483, Section 5.03.K to allow emergency access only at the southern entrance instead of a full connection to the street stub from the Siena subdivision to the south.