Item 9 - ZA12-085 - Ridgeview at Southlake
Department of Planning & Development Services
S T A F F R E P O R T
October 12, 2012
CASE NO:ZA12-085
PROJECT:Zoning Change and Development Plan for Ridgeview at Southlake
EXECUTIVE
SUMMARY:
On behalf of Mary & Mike Cosgrove and Pat Sheehey, Four Peaks – RM, Inc. is
requesting approval of a Zoning Change and Development Plan for Ridgeview at
Southlake from “TZD” Transition Zoning District to “TZD” Transition Zoning District
on approximately 13.22 acres located at 505 to 519 Davis Boulevard. SPIN
Neighborhood #10
DETAILS:
Four Peaks – RM, Inc. is requesting approval of a Zoning Change and Development
Plan for Ridgeview at Southlake from the current “TZD” Transition Zoning District
and approved development plan, consisting of twenty-four (24) residential lots and 3
Planning
general office buildings approved by City Council on February 17, 2009 (
Case ZA08-075
), to “TZD” Transition Zoning District in order to modify the
development plan. The request primarily involves the removal of the three (3) office
buildings totaling approximately 25,807 square feet in size from the development
plan and proposing to include seven (7) single-family residential lots in its place to
make a total of thirty-one (31) single-family residential lots. All other zoning
requirements are to remain in place as was previously approved by the City
Council.
ACTION NEEDED:1) Conduct Public Hearing
2) Consider Zoning Change and Development Plan Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Development Plan Review Summary No. 2, dated October 12, 2012
(E) SPIN Report – Held on October 8, 2012
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
for Commission and Council Members Only
(H) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817) 748-8072
Daniel Cortez (817) 748-8070
Case No.
ZA12-085
BACKGROUND INFORMATION
OWNERS:
Mary S. Cosgrove, Michael P. Cosgrove, and Pat Sheehey
APPLICANT:
Four Peaks – RM, Inc.
PROPERTY SITUATION:
505, 507, 511, 515 and 519 Davis Boulevard
LEGAL DESCRIPTION:
Tracts 2A, 2A1, 2A5C, and 2A6 in the W.R. Eaves Survey, Abstract No. 500
and Tracts 1 and 1C, Thomas J. Thompson Survey, Abstract No. 1502
LAND USE CATEGORY:
Mixed Use
CURRENT ZONING:
TZD – Transition Zoning District
REQUESTED ZONING:
TZD – Transition Zoning District
HISTORY:
- The approximately 1,284 square-foot structure at 511 Davis Blvd is
identified in several historical publications as the Wilson-Brown House.
Tarrant Appraisal District lists the structure as having been built in 1900, but
other sources indicate that the main portion of the house may have been
built in the early 1880’s. It was originally a log structure, but later additions
and modifications such as wood or vinyl siding have changed its
appearance over the years. The house originally belonged to Robert E.
Wilson (1845-1923), credited as the founder of the Jellico settlement that
once existed near the intersection of Southlake and Davis Boulevards, and
is shown on an 1895 map of Tarrant County in the same approximate
location as can be seen using aerial photography today. Using the TAD
data, it is probable that the house is the oldest remaining dwelling in
Southlake, and it is almost certain that it is the last remaining structure from
the Jellico community, which had all but disappeared by 1920.
- Tarrant Appraisal District shows the homes at 515 and 519 Davis Blvd.
were built in 1960 and 1972 respectively.
- On October 1, 1996 the City Council approved “SF-20A” zoning (Ord. 480-
207) for the Southlake Woods residential subdivision, including a 0.4-acre
access strip to Davis Blvd which was never officially platted as part of
Southlake Woods
- On April 7, 1998 the City Council approved “S-P-1” zoning (Ord. 480-272)
on the northernmost 3.7 acres of this request for an urgent care medical
facility.
- On February 17, 2009 the City Council approved a Zoning Change and
Planning Case ZA08-
Development Plan for Ridgeview at Southlake under
075
.
CITIZEN INPUT:
A SPIN meeting was held on October 8, 2012 at Southlake Town Hall for
the proposed development. A copy of the SPIN report can be found under
Attachment ‘E’ of this staff report.
TRANSPORTATION
ASSESSMENT:
Existing Area Road Network and Conditions
The development has approximately 1375-feet of frontage along Davis
Boulevard (FM 1938), a five-lane TXDOT roadway with paved shoulders.
The development is proposing two new streets that will intersect with Davis
Case No. Attachment A
ZA12-085 Page 1
Blvd and serve the development. A street stub is also proposed to allow for
a future connection to undeveloped properties to the south.
The developer’s Traffic Impact Analysis (TIA), conducted by C&P
Engineering, was reviewed by Lee Engineering at the request of City staff in
2008 when this development was initially reviewed. That review is included
in Attachment ‘C’ of the report under Planning Case ZA08-075. An update
to traffic study was provided by the applicant and it is noted that the
modified development plan being proposed has a reduced impact than the
previous proposal. Any potential deceleration lanes as a result of this
development would need to be evaluated by the Texas Department of
Transportation (TxDOT).
TREE PRESERVATION:
The applicant is proposing to preserve a majority of the existing trees along
the western boundary with Davis Boulevard. There is approximately 28.9%
existing tree cover and the applicant is proposing to preserve 51.5% tree
cover.
SOUTHLAKE 2030:
Consolidated Future Land Use
Southlake 2030 Consolidate Future Land
The
Use Plan
designates this area as Mixed Use. As
proposed, the development being proposed is
consistent with the future land use in place.
Master Thoroughfare Plan & Median Plan
Master Thoroughfare Plan
Southlake’s calls for
Davis Boulevard (FM 1938) to be a multi-lane
TXDOT roadway requiring 130 feet of right-of-
way. No additional right-of-way is required to be
dedicated by these properties at this time. The
Median Plan Urban
componentof Southlake’s
Design Plan
recommends a landscaped median in Davis Blvd with a full
median break/opening at this development’s northernmost entry. However,
it is not anticipated that medians will be constructed on Davis Blvd. in the
near future.
Pathways / Sidewalk Plan
Neither the Pathways Master Plan nor the Sidewalk Plan make any
recommendations for sidewalks or trails along the east side of Davis Blvd in
this location. A 6-foot sidewalk is proposed along Davis Blvd and 5-foot
sidewalks on both sides of internal streets.
STAFF COMMENTS
: Attached is Development Plan Review Summary No. 2, dated October 12,
2012.
N:\\Community Development\\MEMO\\2012 Cases\\085 - ZDP - Ridgeview at Southlake\\Staff Report
Case No. Attachment A
ZA12-085 Page 2
Case No. Attachment B
ZA12-085 Page 1
Plans and Support Information
Currently approved Ridgeview at Southlake Development Plan (ZA08-075)
Case No. Attachment C
ZA12-085 Page 1
Proposed Development Plan
Case No. Attachment C
ZA12-085 Page 2
Case No. Attachment C
ZA12-085 Page 3
Case No. Attachment C
ZA12-085 Page 4
DEVELOPMENT PLAN REVIEW SUMMARY
ZA12-085Two10/12/2012
Case No.: Review No.: Date of Review:
Project Name: Ridgeview at Southlake
APPLICANT: PLANNING:
Four Peaks – RM, Inc. Sage Group, Inc.
Tom Matthews Curtis Young
2600 E. Southlake Blvd. Ste. #120-323 1130 N. Carroll Ave.
Southlake, TX 76092 Southlake, TX 76092
Phone: (214) 676-3434 Phone: (817) 424-2626
Fax: (817) 481-4074 Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/10/2012 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED
FURTHER CLARIFICATION, PLEASE CONTACT DANIEL CORTEZ AT (817) 748-8070.
1. All signage and striping must comply with Public Works and Fire Department requirements,
standards and policies. Please contact Kelly Clements or Alex Ayala for further information on
these items.
Tree Conservation/Landscape Review
Keith Martin, Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The applicant is proposing to preserve four (4) additional existing trees and six (6) marginal trees
as compared to the previously approved development Tree Conservation Plan.
* 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.
BUFFERYARDS:
1. With a Transitional Zoning District (TZD) the applicant may propose alternative bufferyards as part
of the developmental regulations. For Single Family Zoning adjacent to the F.M. 1938 corridor the
minimum of a 15’-Q type bufferyard and associated plant material is required to be provided along
the west property line adjacent to Davis Boulevard.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
Case No. Attachment D
ZA12-085 Page 1
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of
1.
construction plans.
2. A ROW permit shall be obtained from the Public Works Operations Department for connections
with the City’s sewer, water or storm drain inlets. Contact Public Works Operations at (817) 748-
8082.
3. Alignment of the southernmost driveway on Davis Blvd. will need to be aligned center-to-center
with the Sonic Driveway.
4. Show the dimensions for the proposed drive, including the median.
5. Provide a preliminary grading plan.
6. The cul-de-sac radius must conform to fire department standards of 50’ min. back-to-back. 41’
radius is unacceptable.
7. All radii in fire lanes must be 30’ minimum. Show the curb return radii at all intersections.
8. Verify width of sidewalk on Davis Blvd. with Master Pathways Plan.
9. Label the proposed right-of-way for all proposed streets.
* Median openings on Davis Blvd. will need to be surveyed and shown accurately on the plans.
* Driveway spacing between existing driveways and proposed driveways will need to meet TxDOT’s
minimum spacing requirements.
* Street intersections must comply with TDLR/ADA accessibility standards.
* Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and
arterials.
* Use the City of Southlake GPS monuments whenever possible.
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
2. A drainage easement will be required for access onto and around the detention pond for
maintenance. The plat will need to indicate that the Homeowner’s Association will be responsible
for the maintenance and up-keep of the detention pond.
* Water and sewer lines cannot cross property lines without being in a public easement or in the
ROW. All waterlines in easements or ROW must be constructed to City standards.
WATER COMMENTS:
1. Fire hydrants and water meters must be located in an easement or right-of-way.
2. Fire hydrants shall be spaced a maximum of 300 linear feet apart.
* Fire lines are separate from the service lines.
SANITARY SEWER COMMENTS:
1. Sewer line on the southern end of Winding Ridge Tr. needs to be extended to the south property
line to provide future connection to the property to the south.
* All sewer lines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
1. The difference between pre and post development runoff shall be captured in the detention pond.
2, 10 and 100 year storm
The proposed detention pond shall control the discharge of the events.
Calculations must demonstrate how increased runoff from the site is being detained.
Case No. Attachment D
ZA12-085 Page 2
2. Verify that the size, shape, and/or location of the detention pond, as depicted on the development
plan, will be adequate to meet the detention requirements. Any changes to the size, shape, and/or
location of the proposed pond may require a revision to the development plan and may need to be
approved by the Planning and Zoning Commission and the City Council.
* Provide information certifying that the detention pond located in the Southlake Wood Subdivision
has been sized for fully developed flows from the Ridgeview site.
* Calculations will be required to verify that the proposed streets and the proposed curb inlets will be
able to convey the volume of storm water at proposed conditions.
* The majority of the runoff generated by the proposed site improvements discharges into adjacent
storm drain systems. Calculations will be required which demonstrate that the receiving storm
drain systems have the capacity necessary to convey the runoff without negatively impacting
downstream conditions. Pre and post conditions will need to be analyzed.
* A TxDOT Drainage Permit will be required to discharge into the Davis Blvd. storm drain system.
Copies of the permit will need to be submitted to the Public Works Department.
* All storm sewers collecting runoff from the public street shall be RCP.
* This property drains into a Critical Drainage Structure #18 and requires a fee to be paid prior to
beginning construction ($212.61/Acre).
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
*
Submit 4 copies of the civil construction plans (22” x 34” full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. 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
*
An access permit from TxDOT is required prior to construction of any driveways on FM 1938.
Submit application and plans directly to TxDOT for review.
*
A Developer’s 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.
*
A separate bond will be required for the Maintenance Bond and bound only unto the City of
Southlake for a period of two years for all development projects. The Maintenance Bond cannot be
tied to the Performance and Payment Bond in any way.
*
Any hazardous waste being discharged must be pretreated, Ordinance No. 836.
Fire Department Review
Kelly Clements, Assistant Fire Marshal
Phone: (817) 748-8233
Email: KClements@ci.southlake.tx.us
GENERAL COMMENTS:
Subdivision street names to be approved by city prior to final plat. Submit proposed names and
alternate names as soon as possible.
Automatic fire sprinkler system will be required for residences over 6,000 sq.ft. (per 2009 I.F.C.
Sec. 903.3.1.3 as amended) Submit plans to Reed Fire Protection 14135 Midway Rd. Suite G260
Addison, Tex. 75001 Phone # 214-638-7599.
FIRE LANE COMMENTS:
Case No. Attachment D
ZA12-085 Page 3
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 80,000 lbs GVW). Fire access roads must be at least 31 ft. back of curb to
back of curb. (Standard street width) South end of Winding Ridge and Bluffview does not comply.
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per
2009 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and updated 07-18-97) (For
example, Winding Ridge at Bluffiew, both intersections)
Cul-de-Sac must have 30 ft. inside turn radius and 100 ft. total diameter for approved turnaround.
(Indicates being 41’ radius on driving surface)
FIRE HYDRANT COMMENTS:
Relocate fire hydrants to provide required maximum 400 foot spacing between hydrants, which will
require adding and relocating hydrants. Hydrants must be provided at all intersecting streets.
Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on pumper outlet for
five inch diameter hose.
Hydrants required at maximum spacing for R-3 and U Occupancies is 400 feet for subdivisions with
un-sprinkled homes and 600 feet for subdivisions that are completely sprinkled.
INFORMATIONAL COMMENTS:
All construction plans to be submitted for a building permit must conform to the edition of the
International Fire Code currently amended and adopted.
Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* A meeting with the Parks & Recreation Board may be necessary due to the modifications being
proposed prior to any permits being issued for the development. Please contact Kari Happold with
Community Services at (817) 748-8018 for further information.
* 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.
* A permit from TxDOT must be obtained prior to any curb cut along F.M. 1938. Please note the trails
along the F.M. 1938 R.O.W. require a R.O.W. use permit from TxDOT and construction plans must
be coordinated with them and the City.
* Denotes Informational Comment
Case No. Attachment D
ZA12-085 Page 4
Case No. Attachment E
ZA12-085 Page 1
Case No. Attachment E
ZA12-085 Page 2
Surrounding Property Owners
Ridgeview at Southlake
SPO # Owner Property Address Zoning Acreage Response
1. Kuelbs, Gregory G 600 DAVIS BLVD RE 3.06 NR
2. Kuelbs, Gregory G 504 DAVIS BLVD RE 2.03 NR
3. Kuelbs, Gregory G 500 DAVIS BLVD RE 5.50 NR
4. Key, Dorothy 300 DAVIS BLVD RE 6.09 NR
5. Mantheiy, Joseph Etux Peggy 200 DAVIS BLVD RE 5.08 NR
6. Drews Realty Group 190 DAVIS BLVD SP2 1.35 NR
7. Encore Retail Dev Co Lp 180 DAVIS BLVD SP2 1.56 NR
8. Wendys International Inc 2325 W SOUTHLAKE BLVD C2 0.75 NR
9. Stanley Crossing Lp 2301 W SOUTHLAKE BLVD C2 1.34 NR
10. Southlake Dunhill Holdings I 2225 W SOUTHLAKE BLVD C3 2.59 NR
11. Walmart Real Estate Bus Trust 2201 W SOUTHLAKE BLVD C3 5.84 NR
12. Raio, Steven & Susan M 125 DAVIS BLVD C3 0.85 NR
13. Springs, William A & Jennifer 1908 SHOOTING STAR LN SF20A 0.44 NR
14. Harder, Timothy R 1912 SHOOTING STAR LN SF20A 0.43 NR
15. Forst, Robert Etux Ginger 1916 SHOOTING STAR LN SF20A 0.61 NR
16. Birmingham, James Etux Betsy A 1920 SHOOTING STAR LN SF20A 0.66 NR
17. Casonhua, Darren Etux Renee 600 HONEYSUCKLE HOLLOW SF20A 0.58 NR
18. Davis, Scott M Etux Mary S 604 HONEYSUCKLE HOLLOW SF20A 0.49 NR
19. Whitman, Eric B Etux Shelly D 608 HONEYSUCKLE HOLLOW SF20A 0.46 NR
20. Mikolasik, Ryan Etux Aimee 612 HONEYSUCKLE HOLLOW SF20A 0.45 NR
21. Stewart, David A Etux Nicole D 616 HONEYSUCKLE HOLLOW SF20A 0.56 NR
22. Griffin, Peter 620 HONEYSUCKLE HOLLOW SF20A 0.52 NR
23. Shurtz, Todd R Etux Elizabeth 624 HONEYSUCKLE HOLLOW SF20A 0.50 NR
24. Vetter, Bradley G Etux Cynthia 628 HONEYSUCKLE HOLLOW SF20A 0.79 NR
25. Kim, Dean H Etux Margaret 1923 WHITE OAK CLEARING SF20A 0.49 NR
Case No. Attachment F
ZA12-085 Page 1
26. Schloss, Duncan M 1915 SHOOTING STAR LN SF20A 0.46 NR
27. Iqbal, Ahmed Etux Azmat P 1909 SHOOTING STAR LN SF20A 0.46 NR
28. Durant, Thomas Bently 1920 COUNTRY MOSS WAY SF20A 0.55 NR
29. Veerabathina, Sanjay Etux N 1921 BIG BEND COVE SF20A 0.46 NR
30. Koontz, Lana J Etvir Robert 1917 BIG BEND COVE SF20A 0.46 NR
31. Plows, Ian A Etux Soo Nee 1922 WHITE OAK CLEARING SF20A 0.46 NR
32. Wang, Bobby Y Etux Nai-Chia 1917 COUNTRY MOSS WAY SF20A 0.48 NR
33. Drews Realty Group Inc 170 DAVIS BLVD C2 0.24 NR
34. Mantheiy, Joseph Etux Peggy 220 DAVIS BLVD AG 0.72 NR
35. Cosgrove, Mary & J P Sheehey J 519 DAVIS BLVD TZD 1.61 NR
36. Cosgrove, Mary & J P Sheehey J 519 DAVIS BLVD TZD 1.55 NR
37. Venus Partners Vi Lp 505 DAVIS BLVD TZD 3.97 NR
38. Sheehey, John P Jr & Eileen 507 DAVIS BLVD TZD 0.47 NR
39. Cosgrove, Michael P 511 DAVIS BLVD TZD 1.38 NR
40. Chester Assets Ltd 685 DAVIS BLVD AG 12.75 NR
41. Chester Assets Ltd 585 DAVIS BLVD AG 0.95 NR
42. Chester Assets Ltd 605 DAVIS BLVD AG 0.29 NR
43. Chester Assets Ltd 661 DAVIS BLVD AG 1.46 NR
44. Chester Assets Ltd 603 DAVIS BLVD AG 3.02 NR
45. Chester Assets Ltd 601 DAVIS BLVD AG 0.47 NR
46. Cosgrove, Mary S 515 DAVIS BLVD TZD 5.23 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Responses Received: None
Case No. Attachment F
ZA12-085 Page 2
Surrounding Property Owner Responses
NONE
Case No. Attachment G
ZA12-085 Page 1