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Item 9 - ZA12-044 - The Pines S T A F F R E P O R T August 17, 2012 CASE NO: ZA12-044 PROJECT: Zoning Change & Development Plan for The Pines EXECUTIVE SUMMARY: Caddis Properties, Ltd. is requesting approval of a Zoning Change and Development Plan from “SF1A” Single Family Residential District to “TZD” Transitional Zoning District for The Pines on property described Lot 5, Drake Estates Addition, Lot 3, and a portion of Lots 4 and 5, Timberline Estates, Southlake, Tarrant County, Texas and located at 360 Randol Mill Ave., 2405 Johnson Rd., 235 Timberline Ln., and 245 Timberline Ln., Southlake, Tarrant County, Texas. Current Zoning: SF-1A- Single Family Residential Zoning District. Proposed Zoning: TZD – Transitional Zoning District. SPIN Neighborhood #11. REQUEST DETAILS: The proposed zoning change and development plan allows for the development of a residential subdivision consisting of twenty three (23) residential lots and six (6) open space lots on approximately 5.37 acres giving the development a density of 4.36 units/acre. The proposed “TZD” uses and regulations for the development of the request are outlined below in attachment “C” of this report. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Development Plan ATTACHMENTS: (A) Backgroun d Information – Power Point (B) Vicinity Map (C) Plans and Support Information (D) SPIN Meeting Report (E) Site Plan Review Summary No. 3, dated August 17, 2012 (F) Surrounding Property Owners Map (G) Surrounding Property Owner Responses (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Dennis Killough (817)748-8072 Matt Jones (817)748-8269 BACKGROUND INFORMATION APPLICANT: Caddis Properties, Ltd. PROPERTY ADDRESS: 360 Randol Mill Ave., 2405 Johnson Rd., 235 Timberline Ln., and 245 Timberline Ln. PROPERTY DESCRIPTION: Lot 5, Drake Estates Addition, Lot 3, and a portion of Lots 4 and 5, Timberline Estates LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “SF1A” Single Family Residential District REQUESTED ZONING: “TZD” Transitional Zoning District HISTORY: 2405 Johnson Rd. has been developed with a residential dwelling unit. SOUTHLAKE 2030 PLAN Consolidated Land Use Plan The underlying land use designation of this property is “Low Density Residential”. The proposed residential development is not consistent with the recommended scope of uses under the “Low Density Residential” land use designation. In addition, this property is included in the FM1709 Corridor Plan. The Corridor Plan recommends low density residential uses in the area. Pathways Master Plan & Sidewalk Plan The Pathways Master Plan and Sidewalk Plan shows an 8’ Muli-Use Trail and On-Street Bike Paths along Randol Mill Ave. as well as an 8’ sidewalk along Johnson Rd. TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions Johnson Rd. is currently a two-lane paved street with 50’ dedicated ROW. The area of Randol Mill Ave. adjacent to the subject property is currently a two-laned paved street with 50’ dedicated ROW. WATER & SEWER: There is currently a 12” water line and an 8” sewer line along Johnson Rd. and a 12” water line along Randol Mill Ave. to the south of the subject property. TREE PRESERVATION: The applicant has provided Preliminary Landscape plans included in Attachment “C” of this report. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting for this project was held by the applicant on August 12, 2012. A SPIN Report is included as Attachment D of this Staff Report. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated August 17, 2012.  Proposed TZD Regulations   DEVELOPMENT PLAN  PEDESTRIAN ACCESS PLAN  LANDSCAPE PLAN  LANDSCAPE PLAN  UTILITY PLAN      DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA12-044 Review No.: Three Date of Review: 08/17/12   Project Name: Zoning Development Plan – The Pines APPLICANT:  AGENT:  Caddis Properties, LTD.  Same  David McMahan    401 N. Carroll, #200, Southlake, TX 76092    Phone: 817-481-4400  Phone:  Fax:  Fax:   CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/06/12 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 MATT JONES AT (817) 748-8269. Update the provided TZD Regulations and all supporting documents to reflect the most current plans submitted for approval, including but not limited to the 23 residential lots, 6 open space lots, density per acre, etc. Development must comply with the applicable TZD requirements and regulations as outlined in Section 47 of the Zoning Ordinance # 480 as amended. Provide a TZD Narrative and Document outlining the proposed development regulations and deviations from the district. (See attached copy of Section 47) Show and label the adjacent properties and properties across adjoining R.O.W.'s with lot boundaries, driveways, street intersections, owner's name, existing zoning, and land use map designation ("L.U.D.=_____") Show and label all minimum building setback lines in accordance with the underlying zoning and/or any applicable overlay district (i.e Proposed Transitional Zoning District) Label the types of surfacing (i.e., asphalt, concrete, brick, turfing or gravel) to be used at various locations. Correct the minimum sidewalk standards per Section 5.06 (C.1) of the Subdivision Ordinance. Tree Conservation/Landscape Review Case No. 12-044 Review No. One Dated: June 20, 2012 Number of Pages: 2 Project Name: Westwood Villas (Zoning Change & Development Plan) Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713 =========================================================================== The following comments are based on the review of plans received on June 11, 2012 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. =========================================================================== TREE CONSERVATION COMMENTS: 1. Label on the submitted Tree Conservation Plan why trees are proposed to be removed on Lot 10. It is labeled on the Landscape Plan as “Selected Tree Removal Through Drainage Channel”. 2. There is a water line proposed to be installed from Timberline Lane and into the proposed subdivision through Lot 13. There are several trees off-site which are within and adjacent to the water line easement. Please identify these trees and show them on the proposed plans. * A majority of the existing trees on the site except for Lot 10, and four (4) other trees are proposed to be removed. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to the Tree Preservation Ordinance. * 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. LANDSCAPE COMMENTS: 1. Please include in the plant list what the canopy trees on the following lots is. Lots 4, 5, 6, 7, 11, 13, 14, 16, 17, 20, 21. # Denotes required items. * Denotes informational items. * 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. BUFFERYARD AND STREETSCAPE REQUIRMENTS: 1. The proposed development must comply with Section 42 and Section 43 of the Zoning Ordinance. The minimum of a 15’- Q Type Bufferyard is required to be provided adjacent to Randol Mill Road. Please provide the required bufferyard and landscaping along Randol Mill Road. 2. The applicant shall submit a proposed street tree planting plan as a part of the Landscape Concept Plan, which shall be reviewed by the city’s Landscape Administrator and must be approved by City Council at the time of Development Plan and zoning change. The requirements for such a landscape concept plan are outlined in Section 47.8 of the Zoning Ordinance. 3. The minimum of a 6 foot wide landscape strip must be provided along the right-of-way between the street and the sidewalk and must contain street trees and other plantings as required by ordinance. Case No. ZA12-044 Review No. 2 Date: 6/22/12 Number of Pages: 3  Project Name: Westwood Villas – Zoning Change and Development Plan  Contact: Alex Ayala – Civil Engineer  Email: aaya la@ci.southlake.tx.us  Phone: (817) 748-8274  Fax: (817)748-8077  The following comments are based on the review of plans received on: 6/11/2012  It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment.   GENERAL COMMENTS: This review is preliminary. Additional requirements may be necessary with the review of construction plans. 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. Funds for the sidewalks along FM 1938 will be required to be escrowed. Note that the proposed private street must be constructed to conform to City street standards. The driveways ingress and egress lanes must be 18’ in width maximum with 30’ minimum radii. Label the proposed right-of-way and street widths for the proposed street. The right-of-way for a local residential street is 50’ with a curb and gutter section equal to 31’b-b. Bar ditches are not allowed per Ordinance No. 312. If requesting a variance, a letter of request must be submitted. Show proposed sidewalks on both sides of proposed street. Sidewalk alignments and widths on FM 1938 must match proposed plans and conform to Southlake Pathways Plan. Coordinate with project engineer. The proposed drives on FM 1938 need to TXDOT minimum spacing requirements. Provide plan showing distances and locations of nearest driveways to the north and south. Show the curb return radius for the proposed drive. The curb return radius for driveways must be 30’ minimum. All fire lane radii must be 30’ minimum. Verify the radius of the curb transition of the cul-de-sac between Lots 14 and 15. The right-of-way for a local residential street is 50’ with a curb and gutter section equal to 31’ B-B. Bar ditches are not allowed per Ordinance No. 312. If requesting a variance, a letter of request must be submitted. Show the dimensions for the proposed driveway. Curb radii should be 30’ minimum. Street intersections must comply with TDLR/ADA accessibility standards. A SWPPP will be required for this development. * 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: 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. * 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: The minimum size for water lines is 8”. Loop waterline if possible or extend it to property line. The water line to be constructed with this development is proposed to connect to FM 1938. Coordination with the engineer for this development is recommended. Fire hydrants shall be spaced a maximum of 300 linear feet apart. * The water meters must be located in an easement or right-of-way. * Minimum easement width for utilities along the rear is 30”. * The fire lines need to be separate from service lines. SANITARY SEWER COMMENTS: The minimum size for sanitary sewer lines is 8”. All sanitary service lines must connect to a public sanitary system line that is built to City standards. The sanitary sewer line will need to be extended to the southern property line to provide future connection to the properties to the south. * All sewer lines in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: Provide a grading plan which includes drainage arrows and 2’ contours. Contours may be obtained from the City of Southlake. Scale sheet to at least 1”=200’ to depict entire drainage areas. Do not truncate a drainage area because it does not fit on a sheet. The difference between pre and post development runoff shall be captured in the detention pond. The proposed detention pond shall control the discharge of the 2, 10 and 100 year storm events. Describe how increased runoff from site is being detained. 15’ access easements are needed for maintenance of the detention pond. Label the detention area. Ordinance #605 defines the easement requirements for storm sewer. 60” RCP requires a 25’ easement 72” RCP requires a 30’ easement 84” RCP requires a 30’ easement 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(s) may require a revision to the 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 street and the proposed curb inlets will be able to handle the volume of storm water at proposed conditions. * 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. * 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 a driveway on FM 1938. Submit application and plans directly to TxDOT for review. * A Developer’s Agreement will 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 2 year Maintenance Bond bound only unto the City of Southlake will be required on 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. Informational Comments: * The proposed development does not comply with the underlying Land Use Designation of “Low Density Residential”. Application has been made by the applicant for approval of a Land Use Designation change. * A SPIN meeting for the development was held on August 13, 2012. * 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 Attached: Section 47- Transitional Zoning District cc: SURROUNDING PROPERTY OWNERS The Pines  SPO # Owner Zoning Land Use Acreage Response   OWNER_NAME SP1 Retail Commercial 0.720817 NR   Southlake, City Of SP1 Retail Commercial 2.948169 NR   Southlake, City Of SF1-A Low Density Residential 0.989163 NR   Richardson, Anna Leslie SF1-A Low Density Residential 0.978672 NR   Berkenbile, Stephen Etux Janet SF1-A Low Density Residential 1.129396 NR   Trawick, Thomas D SF1-A Low Density Residential 0.898691 NR   Trawick, Thomas D SF1-A Low Density Residential 3.060599 U   Campbell, Danny E SP2 Office Commercial 1.745287 F   437 North Main Partners Lp SP2 Low Density Residential 2.120011 NR   Vere Southlake Equity Llc RPUD Low Density Residential 0.419087 F   Toll Dallas Tx Llc RPUD Low Density Residential 0.94634 NR   Johnson Place Hmo Assoc Inc RPUD Low Density Residential 0.547164 NR   Ogbue, Patrick Etux Lauretta RPUD Low Density Residential 0.29585 NR   Johnson Place Hmo Assoc Inc RPUD Low Density Residential 0.022997 NR   Mdc-Johnson Pl Est Ltd RPUD Medium Density Residential 4.216269 NR   Myers Meadow Homeowners Assn RPUD Medium Density Residential 0.498 NR   Decker, Blaise C Etux Ami J RPUD Medium Density Residential 0.452 NR   Her nandez, Sandra Etvir Dennis RPUD Medium Density Residential 0.352 NR   Zobrist, Stephen T Etux Julie SF1-A Low Density Residential 1.639745 NR   Purvis, Avis O SF1-A Low Density Residential 1.298997 NR   Bishop, Paul H SF1-A Low Density Residential 1.401145 NR   McFadden, John L SF1-A Low Density Residential 0.96283 NR   Corning, Sherri L & Robert G SF1-A Low Density Residential 1.049463 F   Corning, Sherri L & Robert G SF1-A Low Density Residential 1.889167 F   Wymer, David Etux Kathy SF1-A Low Density Residential 1.563991 F   Garner, Robert Etux Billie SF1-A Low Density Residential 1.648607 NR   Garner, Robert Etux Billie SF1-A Low Density Residential 1.385629 NR   Linehan, Thomas S II SF1-A Low Density Residential 1.971329 NR   Kellar, Paula SF1-A Low Density Residential 1.488157 NR   Kellar, Paula SF1-A Low Density Residential 1.967175 NR   Bullard, Jeffrey Etux Molly SF1-A Low Density Residential 2.035368 NR   Berry, Latrelle Lewis SF1-A Low Density Residential 0.662148 F   Bryant, Kreg Etux Tambra SF1-A Low Density Residential 0.34554 7 NR   Kim, Yong H Etux Ils SF1-A Low Density Residential 0.835692 NR   Kim, Yong H Etux Ils AG Medium Density Residential 1.122335 NR   Saunders, Harold W AG Low Density Residential 1.319 NR   Hookstratten, Joanna AG Low Density Residential 0.686 NR   Hookstratten, Joanna AG Low Density Residential 0.793 NR   Hookstratten, Joanna SP1 Retail Commercial 0.720817 NR   Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty eight (28) Responses Received: Seven (7) PROPERTY OWNER RESPONSES