Item 6 - Westwyck Court ZDP
S T A F F R E P O R T
March 2, 2012
CASE NO: ZA12-004
PROJECT: Zoning Change and Development Plan for Westwyck Court
EXECUTIVE
SUMMARY: On behalf of Doris Downard and
John and Marilyn Radich, Tom Matthews is requesting approval of a zoning change and development plan from AG – Agricultural District and SF-1A - Single Family Residential District to
R-PUD Residential Planned Unit Development District on approximately 3.257 acres described as Tract 1A2, Ben J. Foster Survey, Abstract No. 519 and Tract 2A1, John Childress Heirs Survey,
Abstract No. 253, City of Southlake, Tarrant County, Texas and currently addressed as 1205 and 1255 Randol Mill Ave., Southlake, Texas. SPIN # 5
REQUEST: The applicant is requesting
approval of a zoning change and development plan from AG – Agricultural District and SF-1A Single Family Residential District to R-PUD Residential Planned Unit Development District to
develop three residential lots on two existing tracts totaling approximately 3.257 acres. The minimum gross lot area is 42,000 square feet, the open space/conservation easement proposed
is 14,215 square feet, or approximately 10.02% of the gross area, and the gross density is 0.92 dwelling units per acre. The three lots will access Beam Drive by way of a private access
drive.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a zoning change and development plan
ATTACHMENTS: (A) Background Information
(B) Vicinity
Map
(C) Plans and Support Information – Link to PowerPoint
(D) Development Plan Review Summary No. 3 dated March 2, 2012
(E) Surrounding Property Owners Map and Responses
(F) Full Size
Plans (for Commission and Council Members Only)
STAFF CONTACT: Dennis Killough (817) 748-8072
Richard Schell (817) 748-8602
BACKGROUND INFORMATION
OWNERS: Doris Downard and John and Marilyn Radich
APPLICANT: Tom M. Matthews, Jr.
PROPERTY SITUATION: 1205 and 1255 Randol Mill Ave.
LEGAL DESCRIPTION: Tract
1A2, Ben J. Foster Survey, Abstract No. 519 and Tract 2A1, John Childress Heirs Survey, Abstract No. 253
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: AG – Agricultural
District and SF-1A - Single Family Residential District
REQUESTED ZONING: R-PUD Residential Planned Unit Development District
HISTORY: -The existing home at 1255 Randol Mill Ave.
was constructed in 1960 (Source: Tarrant Appraisal District).
-The existing home at 1205 Randol Mill Ave. was constructed in 1984 (Source: Tarrant Appraisal District).
The SF-1A zoning
on the property located at 1205 Randol Mill Ave. was placed on the property with the adoption of Zoning Ordinance No. 480 in 1989.
CITIZEN INPUT: The Chair of the SPIN
Standing Committee, Ron Evans, did not recommend a SPIN meeting for this development.
SOUTHLAKE 2025
PLAN: The underlying land use designation is Low Density Residential, which
is for single-family residential development at a net density of one or fewer dwelling units per acre. The request to change the zoning to R-PUD Residential Planned Unit Development
District with a net density of approximately 0.92 dwelling units per acre is consistent with this land use designation.
PATHWAYS PLAN: The Master Pathways Plan shows an 8’ plus
multi-use trail planned along the east side of Randol Mill Ave. (F.M. 1938). The developer will be required to escrow funds for the trail and the trail will be constructed with improvements
to Randol Mill Ave.
WATER & SEWER: The three proposed lots are serviced by an 12-inch water line in Randol Mill Ave. and an 8-inch sewer line that extends south to the property from
Beam Dr.
TREE PRESERVATION: 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.
PLANNING AND ZONING
COMMISSION ACTION: February 23, 2012; Motion to table the item to the March 8, 2012 P&Z meeting
was approved (7-0).
STAFF COMMENTS: Development Plan Review Summary No. 3 dated March 2, 2012 is attached.
PLANS AND SUPPORT INFORMATION
DEVELOPMENT PLAN
R-PUD REGULATIONS
ZONING NARRATIVE
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA12-004
Review No. Three
Date of Review: 03/02/12
Project Name: Development Plan – Westwyck Court
APPLICANT: Tom Mathews
Engineer:
Keith Hamilton
Four Peaks - RM
Hamilton, Duffy, PC
2600 E. Southlake Blvd. Ste. 120 - 323
8241 Mid-Cities Blvd. #100
Southlake, TX 76092
North Richland Hills, TX 76182
Phone:
(214) 676-3434
Phone: (817) 268-0408
E-mail: tmatthews@fourpeaksdev.com
Fax: (817) 284-8408
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 03/01/12 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 RICHARD SCHELL AT (817) 748-8602 OR DENNIS KILLOUGH AT (817) 748-8072.
Signed and notarized Property Owner Acknowledgement
and Agent Authorization forms are required from both property owners. Please provide a signed and notarized Property Owner Acknowledgement and Agent Authorization form from John and/or
Marilyn Radich.
A combination of a metal fence and a stone wall with columns is shown along Randol Mill Ave (F.M. 1938). Fencing and screening along Randol Mill Ave. (F.M. 1938) must
comply with the design criteria for the Corridor Overlay Zone (see Ord. 480-S § 43.9.c.1(e) for design criteria). It would be helpful to provide exhibits showing examples of the fence
types.
To make the plan more legible, please use a lighter gray line showing the right of way dedication to TXDOT. The heavy dashed line looks like that dedication is being done by
this plat. Also, please label the dedication as you’ve done with the additional 16’ dedication to the City.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone:
(817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
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.
Public Works/Engineering Review
Alex Ayala
Civil Engineer
(817) 748-8274
aayala@ci.southlake.tx.us
GENERAL COMMENTS:
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.
Proposed private streets do not conform to City street standards therefore street widths must be coordinated and approved by Fire Marshall David Barnes at (817) 748-8233.
Further review and discussion is required by the Public Works Department due to the street width not conforming to standard City street standards.
The 15’ wide private & emergency
access easement located in front of Lots 2 and 3 will require further review and perhaps further comments from the Public Works Department.
Show the dimensions for the proposed intersection
with Beam Dr., including the median.
* All fire lane radii must be 30’ minimum.
* The turnaround radius on the hammer head must conform to fire department standards of 50’ min.
* 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 AND R.O.W.:
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.
Coordination with the
City will be required to insure adequate R.O.W. dedication for the future FM 1938 expansion.
Label the proposed right-of-way for the proposed street.
The water lines, fire hydrant
lines and sanitary sewer lines need to be in an easement. These easements are not shown on the preliminary plat.
* 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:
Loop waterline if possible.
Coordination with the City
will be required for the future relocation of the 12” WL on FM 1938 which serves this development.
The fire line needs to be separate from the service lines. Verify service to Lot
1.
Service Lines need to be perpendicular to the public water lines.
* Fire hydrants shall be spaced a maximum of 300 linear feet apart, or 600 linear feet if buildings are sprinkler.
* Minimum easement width for utilities along the rear is 30”.
SANITARY SEWER COMMENTS:
1. All sewer lines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
* The
difference between pre and post development runoff shall be captured in the existing Westwyck Hills detention pond. The detention pond shall control the discharge of the 2, 10 and 100
year storm events. Detention may be required with any new proposed building construction. Describe how increased runoff from site is being detained in the Westwyck Hills pond and provide
documentation for the existing pond design.
* Verify that the size, shape, and/or location of the Westwyck Hills detention pond will be adequate to meet the detention requirements.
Any changes to the size, shape, and/or location of the existing pond may require a revision to the Westwyck Hills development plan and may need to be approved by the Planning and Zoning
Commission and the City Council.
* Calculations will be required to verify that the private access drive will be able to handle the volume of storm water at proposed conditions.
* 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
* 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.
* This review is preliminary. Additional requirements
may be necessary with the review of construction plans.
Fire Department Review
David Barnes
Fire Marshal
(817) 748-8233
GENERAL COMMENTS:
1. Automatic fire sprinkler system will be required for buildings over 6,000 sq.ft. (per 2006 I.F.C. Sec. 903.2.10.6 as amended) Submit plans to Reed Fire Protection
14135 Midway Rd. Suite G260 Addison, Tex. 75001 Phone # 214-638-7599.
FIRE LANE COMMENTS:
1. Fire apparatus access needs to be provided to within 150 feet of all exterior portions
of the perimeter of buildings on a “hose-lay” basis. Fire apparatus access, if necessary, needs to be all weather surface (asphalt or concrete) 24 feet wide and able to support fire
apparatus.
2. Fire apparatus access roads needs to be designed and maintained to support the imposed loads of fire apparatus (minimum of 75,000 lbs GVW).
3. Fire lanes require minimum
30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per 2006 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and updated 07-18-97) Dimension turn radii on site
plan.
4. Streets that are to be dead-end until the next phase of construction need to be provided with an approved turn-around for fire apparatus if the dead-end is more than 150 feet
long.
5. Section 503.3.1 Requires Private Access Easements shall be built to city street standards.
FIRE HYDRANT COMMENTS:
* Hydrant may be required depending upon building
construction type and square footage and locations of existing hydrants. (per 2006 I.F.C. Section 508.1. as amended)
* Hydrants to have Hydra-Storz connections with butterfly vanes
(or equivalent) on pumper outlet for five-inch diameter hose.
* Hydrants required at maximum spacing R-3 and U Occupancies 400 feet Unsprinklered 600 feet Sprinklered. All
others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose
would be laid.
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.
* = Denotes informational comment.
Informational Comments:
* The Master Pathways Plan shows an 8’ plus multi-use trail planned along the east side of Randol Mill Ave.
(F.M. 1938). The developer will be required to escrow funds for the trail and the trail will be constructed with improvements to Randol Mill Ave.
* Please contact Peter Kao in Community
Services at (817) 748-8607 regarding park fees, dedications or credits.
* No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs.
* All mechanical equipment must be screened
of view right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended.
* 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.
* Denotes Informational Comment
SURROUNDING PROPERTY OWNERS
SPO #
Owner
Zoning
Land Use
Acreage
Response
Southlake, City Of
SF1-A
Low Density Residential
1.21
NR
Reznik, Robert L Etux Wendy
K
SF1-A
Low Density Residential
0.96
NR
Hale, James V Etux Beverly
SF1-A
Low Density Residential
0.96
NR
Temple, Paul
SF1-A
Low Density Residential
1.15
NR
Bates,
Scot
SF1-A
Low Density Residential
1.37
NR
Halow, Seham Etvir Esau
SF1-A
Low Density Residential
1.18
NR
Westwyck Hills Ltd
RPUD
Low Density Residential
1.98
NR
Westwyck
Hills Ltd
RPUD
Low Density Residential
0.04
NR
Westwyck Hills Ltd
RPUD
Low Density Residential
0.06
NR
Westwyck Hills Ltd
RPUD
Low Density Residential
0.06
NR
Mayse,
Richard Etux Helen
RPUD
Low Density Residential
0.78
NR
Venetian Properties Llc
RPUD
Low Density Residential
0.72
NR
Allison, Trent Etux Jill A
RPUD
Low Density Residential
0.74
NR
S G Bruton Inc
RPUD
Low Density Residential
0.78
NR
Downard, Doris Bolton
AG
Low Density Residential
2.92
NR
Bridges, Richard W Etux Teri
SF1-A
Low Density
Residential
1.09
NR
Radich, John Etux Marilyn
SF1-A
Low Density Residential
1.03
NR
City of Keller
-
-
-
NR
Responses: F: In Favor O: Opposed To U: Undecided NR:
No Response
Notices Sent: Eighteen (18)
Responses Received
Within 200 Feet: One (1)