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Item 7 - Westwyck Court PP S T A F F R E P O R T March 2, 2012 CASE NO: ZA12-013 PROJECT: Preliminary Plat for Lots 1-3, Block 1, Westwyck Court Addition EXECUTIVE SUMMARY: On behalf of Doris Downard and John and Marilyn Radich, Tom Matthews is requesting approval of a Preliminary Plat for Lots 1-3, Block 1, Westwyck Court Addition 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 preliminary plat 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 preliminary plat ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information – Link to PowerPoint (D) Plat 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: Plat Review Summary No. 3 dated March 2, 2012 is attached. PLANS AND SUPPORT INFORMATION PRELIMINARY PLAT AND DEVELOPMENT PLAN PLAT REVIEW SUMMARY Case No.: ZA12-013 Review No. Three Date of Review: 03/02/12 Project Name: Preliminary Plat – Westwyck Court Addition 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. All lots must comply with underlying zoning regulations. Confirm that any existing structures are adequately off-set per zoning district setback regulations from the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location of any such structures or note that all such structures are to be removed. To make the plan more legible, please use a lighter 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/Landsc ape 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. * It appears this property lies within the 75 'LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records. * A “Certificate of Taxes Paid” indicating that there are no delinquent taxes owed on the subject property from each taxing authority must be provided to the City prior to filing this plat in the County records. A copy of this information may be obtained from the Tarrant county Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector’s office at 817-884-1186. * We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations may be required pending review of construction planS. * Please submit a revised blueline "check print" prior to submitting blackline mylars with original signatures. * Original signatures and seals will be required on two blackline mylars prior to filing the plat. Mylars will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. * 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. * 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 F 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) - Attached