Item 14 - ZA11-028 Lots 8 & 9, J. Thornhill No. 1505 Additio
S T A F F R E P O R T
July 15, 2011
CASE NO: ZA11-028
PROJECT: Plat Showing for Lots 8 & 9, J. Thornhill No. 1505 Addition
EXECUTIVE
SUMMARY: On behalf of Timothy and
Christen O’Hare, Wilhite Land Surveying is requesting approval of a Plat Showing for Lots 8 & 9, J. Thornhill No. 1505 Addition in order to subdivide one unplatted tract of land located
at 801 S. Peytonville Avenue into two residential lots of approximately 2.1 and 2.9 acres. SPIN 10.
REQUEST DETAILS: The purpose of the Plat Showing is to subdivide an existing single
tract land into two residential lots. There is an existing home located on what is proposed as Lot 8. The existing zoning on the property is “SF-1A” Single Family Residential District.
ACTION NEEDED: Consider Plat Revision approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Plat Review Summary No. 2, dated July
15, 2011
(E) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817)748-8067
Clayton Comstock (817)748-8269
BACKGROUND INFORMATION
OWNER/APPLICANT: Tim & Christen O’Hare
PROPERTY ADDRESS: 801 S. Peytonville Ave
PROPERTY DESCRIPTION: Tract 1G, James Thornhill Survey, Abstract No. 1505
LAND
USE CATEGORY: Low Density Residential
EXISTING ZONING: “SF-1A” Single-Family Residential
HISTORY: According to Tarrant Appraisal District records, the existing house on site was
built in 1955.
September 1989: Zoning on the property was placed by the City with approval of Zoning Ordinance No. 480.
COMPREHENSIVE PLAN: Master Thoroughfare Plan
South Peytonville
Avenue in this location is classified as a “70’ C2U,” or a 2-lane undivided collector within 70’ of Right-Of-Way. Turn lanes may be necessary at key intersections and the design speed
is 30-35 mph. Typically no on-street parking is permitted.
The following design characteristics define the 70’ C2U:
Medium to low pedestrian orientation with multiuse trails on
one or both sides of the street providing connectivity between neighborhoods and to non-residential uses.
Usually lacking in curb-gutter.
High level of resource protection with an emphasis
on leaving the road as natural as possible by retaining any mature street trees along the roadway.
Limit intersection improvements to turn lanes and roundabouts where appropriate.
Narrow
lane-widths conducive to lower-speed traffic.
Low access control due to existing nature of development along these corridors.
Master Pathways Plan
The Southlake 2025 Master Pathways Plan recommends Trail Segment No. 32, or the “South Peytonville Pathway,” for this area of Peytonville Avenue. This
is an 8’ paved multiuse path between Southlake Blvd and Continental Blvd on the east side of S. Peytonville Avenue.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated
July 15, 2011.
PLAT SHOWING
APPLICANT VARIANCE LETTER
PLAT REVIEW SUMMARY
Case No.: ZA11-028
Review No.: Two
Date of Review: 7/15/2011
Project Name: Plat Showing – Lots 8 & 9, J. Thornhill No. 1505 Addition
OWNER:
SURVEYOR/ENGINEER:
Tim O’Hare
Wilhite Land Surveying, Inc.
1038 Elm St.
P.O. Box 407
Carrollton, TX 75006
Valley View, TX 76272
P: (972)960-0000
P: (940)726-6150
F: (940)726-6151
F: (972)960-1330
E: WLS5190@yahoo.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/14/2011 AND WE OFFER THE FOLLOWING
STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION,
PLEASE CONTACT CLAYTON COMSTOCK AT (817)748-8269.
Pursuant to Tree Preservation Ordinance No. 585-D, provide a Tree Conservation Plan. The tree conservation plan shall be approved
if it will preserve existing tree cover in accordance with Table 2.0, Section 7.2, of Ordinance 585-D as shown below:
(See attached response letter from property owner)
Delete the
block designation from the title block.
Correct the label for Lot 4, Stone Lakes Phase Four (currently shown as Lot 3).
Label the Block numbers in the adjacent Southlake Woods Phase
2 and Stone Lakes Phase Four
It is preferred that easements be shown as a dashed line.
Show and label the 5’ U.E. on the south property line of Lots 2 and 4, Block 9, Stone Lakes Phase
Four as well as the 10’ U.E. on the east property lines of Lots 3 & 4, Block 9, Stone Lakes Phase Four
Show and label the established centerline of S. Peytonville Avenue. Provide dimensional
ties from the existing boundary corners (NWC & SWC) of the subject property to both the established Right-Of-Way and centerline of S. Peytonville Ave.
According to Section 8.01J, of
the Subdivision Ordinance no. 483, as amended, all lots within the City Limits shall meet the requirements of the zoning ordinance of City. Ensure that the proposed lots and lot boundary
meets the requirements of the City of Southlake Zoning Ordinance No 480, as amended, including the underlying zoning district regulations of Section 11, “SF-1A” single family residential
district. Lots must not configured such that minimum yard requirements are met for structures and no encroachments should be created.
The following changes are needed regarding Right-of-Way:
Section 2.04 (Dedication Requirements) of Subdivision Ordinance No. 483, as amended, provides for the following:
Division of Property: Every owner of property to be subdivided for
which a plat has been submitted for approval shall be required to dedicate to the City that portion of such property as is necessary for the orderly development of streets, roadways,
thoroughfares, utilities, drainage improvements, or other public purposes, and such dedication requirements, as imposed, shall be a prerequisite to plat approval.
Plat Showing: Every
owner of property to be platted for which a Plat Showing has been submitted for approval shall be required to dedicate to the City that portion of such property as is necessary for the
orderly development of streets, roadways, thoroughfares, utilities, drainage improvements, or other public purposes, and such dedication requirements, as imposed, shall be a prerequisite
to plat approval.
Effect of approval/disapproval on dedication: The approval of a plat is not considered an acceptance of any proposed dedication and does not impose on the municipality
any duty regarding the maintenance or improvement of any dedicated parts until the appropriate municipal authorities make an actual appropriation of the dedicated parts by entry, use,
or improvement. The disapproval of a plat is considered a refusal by the municipality of the offered dedication indicated on the plat.
Section 5.02 (Right-Of-Way Requirements) of Subdivision
Ordinance No. 483 provides for the following:
The owner shall be required to dedicate right-of-way as shown in the Thoroughfare Plan, or as required in this section for all streets,
or parts thereof, within or at the perimeter of the subdivision as a prerequisite for plat approval unless specifically stated otherwise. In the event that a major state or county thoroughfare
lies within or directly adjacent to a development, the development shall only be required to dedicate such right-of-way as reasonably relates to the need created by and the benefit received
by that development. In no event shall a development be required to dedicate a right-of-way greater than one hundred twenty (120) feet in width.
* The current adopted Master Thoroughfare
Plan shows S. Peytonville Avenue as a 70’ ROW for a 2-lane undivided collector.
(See attached response letter from property owner)
An 8” sewer line is required to be installed along
this property’s Peytonville Avenue frontage in accordance with the following sections of Southlake City Code:
Section 19.86 (Required Connection to City Sewer System) Service available
upon development All property within the city developed after July 5 1988 shall be connected with the city sewer system if at the time of development a city sewer line has been constructed
or extended to within 100 feet of the property line The connection to the city
sewer system shall be a condition precedent to the granting of any certificates of occupancy for the property being developed.
Section 19.88 (Required installation of sewage collection
systems) Irrespective of whether the development is located at the time of development within 100 feet of an available city sewer line the developer shall install a sewage collection
system that extends to the development borders and throughout the development that conforms to the city master plan the city master design standards all other applicable city ordinances
and state and federal requirements.
Provide engineered plans for the installation of the 8” sewer line connecting to the 8” line in Elks Lane in Southlake Woods Phase 2 and extending
to the southwest corner of the subject property.
8’ Sidewalk Construction required:
Section 5.06 (Sidewalks) of Subdivision Ordinance No. 483 provides for the orderly, safe and healthful
construction of sidewalks within the City, promoting the health, safety and general welfare of the community. It is the policy of the City to guide and regulate sidewalk construction
within the City. Any new development in the City shall provide for the location and construction of sidewalks. This shall include the dedication of necessary right-of-way or public
access easement and the construction of sidewalks according the specifications provided in Subdivision Ordinance No. 483, as amended.
Regardless of lot size, the developer or builder
of a residential subdivision shall install sidewalks and/or trails in accordance with the Southlake Pathways Plan, as amended. Each owner/home builder within a residential subdivision
shall construct sidewalks at the time of construction of the house. A certificate of occupancy will not be issued until required sidewalks are in place.
The Trail Segment 32 of the
Master Pathways Plan (“South Peytonville Pathway”) shows “an 8’ paved multi-use path between 1709 and Continental (on the east side of S. Peytonville) and 8’ + paved multi-use path from
1709 to Stonebury (on the west side of S. Peytonville).” As such, an 8’ sidewalk that meets the construction specifications of Subdivision Ordinance No. 483 will be required at the
time of building permit issuance for each of the two lots.
(See attached response letter from property owner)
Informational Comments
* 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 for sewer improvements have been substantially approved.
* 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
Case No.
ZA11-028
Review No.
2
Dated:
6/23/11
Number of Pages:
1
Project Name:
Lot 1 and 2, Block A, O’Hare Addition
Contact:
Steve Anderson, Civil Engineer
Phone:
(817)
748-8101
Fax:
(817) 748-8077
Email: sanderson@ci.southlake.tx.us
The following comments
are based on the review of plans received on
June 13, 2011
It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required
by the comment.
WATER AND SANITARY SEWER COMMENTS:
1. City water is available in S. Peytonville Ave. (8” main)
2. Sewer is available at Elks Lane (8” main). Connection to City
sewer will need to be constructed to City Standards.
* One meter per service line.
* All sewer lines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
* The
drainage from this development is generally to the west.
* Runoff is conveyed under S. Peytonville via a culvert to a closed system that drains into a pond in the Southlake Woods Addition.
A drainage analysis may be required to show there is no adverse affect on the pond due to this development.
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.
*
*
A ROW permit shall be obtained
from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system.
*
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 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.