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Item 18Case No. ZA21-0053 S T A F F R E P O R T July 30, 2021 CASE NO: ZA21-0053 PROJECT: Zoning Change and Development Plan for Ferguson Place EXECUTIVE SUMMARY: On behalf of Lonesome Dove Holdings, Inc., Hat Creek Development is requesting approval of a Zoning Change and Development Plan for Ferguson Place on property described as Tracts 1B4E and 1B4H, Leonard Lincoln Survey, Abstract No. 981, City of Southlake, Tarrant County, Texas, and located at 2589 and 2593 Lonesome Dove Rd., Southlake, Texas. Current Zoning: “AG” Agricultural District. Proposed Zoning: "R-PUD" Residential Planned Unit Development District. SPIN Neighborhood #2. DETAILS: The project is generally located on the east side of Lonesome Dove Rd. approximately 2,300’ north of the intersection with E. Dove Rd. The purpose of this request is to rezone two tracts from “AG” Agriculture District to "R-PUD" Residential Planned Unit Development District for the creation of two residential lots that would become part of a 30-lot subdivision in the City of Grapevine called “Ferguson Place”. The subdivision proposes street connections to S. Gravel Circle and to Lonesome Dove Rd. The entire subdivision would be in the Carroll Independent School District and students would attend Johnson Elementary, Durham Intermediate and Carroll Middle Schools. A comparison of the proposed “R-PUD” regulations to the base “SF-20A” zoning regulations is below: Regulation SF-20-A R-PUD Regulation Min. Lot Area 20,000 s.f. 11,780 s.f. Min. Lot Width 100’ 88’ Front Yard 35’ 35’ Side Yard 15’ side and 35’ front on street side 15’ side and street side Rear Yard 40’ 35’ on cul-de-sac lot 30’ Min. Floor Area 1,800 sq. ft. 2,500 sq. ft. Max. Lot Coverage 30% 35% Case No. ZA21-0053 VARIANCE REQUESTED: The applicant is requesting a variance to Zoning Ordinance No. 480, Section 30.11 – Common Open Space, from a minimum of 10%, to no open space. 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) Development Plan Review Summary No. 2, dated July 29, 2021 (D) Surrounding Property Owners Map & Responses Half Size Plans (for Commission and Council members only) Presentation Land Use Narrative R-PUD Regulations Plans SPIN Report 2035 Corridor Planning Committee Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. Attachment A ZA21-0053 Page 1 BACKGROUND INFORMATION OWNER: Lonesome Dove Holdings, Inc. APPLICANT: Hat Creek Development PROPERTY SITUATION: 2589 and 2593 Lonesome Dove Rd., generally located on the east side of Lonesome Dove Rd. approximately 2,300’ north of the intersection with E. Dove Rd. LEGAL DESCRIPTION: Tracts 1B4E and 1B4H, Leonard Lincoln Survey, Abstract No. 981 LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “AG” Agricultural District PROPOSED ZONING: “SF-1A” Single Family Residential District. HISTORY: - The property was annexed into the City in SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Low Density Residential. Purpose: The purpose of the Low Density Residential land use category is to provide for and to protect low intensity detached single-family residential development that promotes the openness and rural character of Southlake. Definition (this definition was updated by passage of Ordinance No. 1186 on February 20, 2018): The Low Density Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per acre. Net density is the number of dwelling units per net acre, which excludes acreage in all rights-of-way, easement, and lots designated for public or private streets. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi- Public categories. The Low Density Residential category encourages the openness and rural character of the City of Southlake. Pathways Master Plan & Sidewalk Plan The Pathways Master Plan has no recommendations for Lonesome Dove Rd. A 5’ minimum sidewalk is required along Lonesome Dove Rd. and the internal street and the 5’ sidewalk is shown on the plans. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The Master Thoroughfare Plan shows Lonesome Dove Rd. to be a local residential street, which requires a minimum 50’ right of way. The subdivision proposes street connections to S. Gravel Circle and to Lonesome Dove Rd. TREE PRESERVATION: There is 21.29% of existing tree cover on the site and a minimum of 60% of the existing tree cover would be required to be preserved if the request Case No. Attachment A ZA21-0053 Page 2 was to a straight zoning district. There is 61.17% of the existing tree cover proposed to be preserved, and 38.83% 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 this Ordinance. UTILITIES: The development proposes to connect to the existing 8” water line in Lonesome Dove Rd. and to an existing 6” water line in S. Gravel Circle. Sewer is proposed to connect to an existing 8” line in S. Gravel Circle. The project requires coordination with the City of Grapevine, City of Southlake, and the developers, including an interlocal agreement. DRAINAGE: Drainage is generally sheet flow from west to east across the property. CITIZEN INPUT: A SPIN meeting for this project was held on May 25, 2021. A 2035 Corridor Planning Committee was held on June 2, 2021. STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated July 29, 2021. Case No. Attachment B ZA21-0053 Page 1 Case No. Attachment C ZA21-0053 Page 1 DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA21-0053 Review No.: Two Date of Review: 07/29/21 Project Name: Development Plan – Ferguson Place APPLICANT: Kosse Maykus OWNER: Mike Ferguson Hat Creek Development Lonesome Dove Holdings, Inc. P.O. Box 92747 62 Main St. Ste. 310 Southlake, TX 76092 Colleyville, TX 76034 Phone: (817) 991-8182 Phone: (817) 485-1117 E-mail: kosse@maykus.com E-mail: mike@fnalegal.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/19/21 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. 1. An appropriate plat(s) that conforms to the underlying zoning district must be processed, approved and recorded with the County prior to the conveyance of any portion of the property. 2. The 2035 Land Use Plan designation is Low Density Residential, which requires a net density of one or fewer units per acre. Please provide a justification letter of the proposed lots as shown. 3. Place the City case number “ZA21-0053" in the lower right corner of the civil plans for ease of reference. 4. A 5’ sidewalk is required along Lonesome Dove Rd. and the internal street and the 5’ sidewalk is shown on the plans. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * The proposed existing tree cover preservation complies with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. There is 21.29% of existing tree cover on the site and a minimum of 60% of the existing tree cover is required to be preserved. There is 61.17% of the existing tree cover proposed to be preserved, and 38.83% proposed to be removed. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Case No. Attachment C ZA21-0053 Page 2 Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. 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 this 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 Ordinan ce 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. * Indicates informational comment. # Indicates required items comment. Case No. Attachment C ZA21-0053 Page 3 Public Works/Engineering Review Kevin Taylor, P.E. Civil Engineer Phone: (817) 748-8101 E-mail: ktaylor@ci.southlake.tx.us GENERAL COMMENTS: 1. The project requires coordination with the City of Grapevine, City of Southlake, and the developers, including an interlocal agreement. This will ensure all parties will be informed of concerns, roles, and responsibilities. Proposed concept improvements are not approved and may require additional modification depending on discussion with City of Grapevine. Further discussion among all parties will be necessary. Reemphasizing for this coordination to occur. GRADING PLAN COMMENTS: • Provide a grading plan (to be provided when preliminary plans are submitted). Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us FIRE LANE COMMENTS: Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for approved turnaround. (Plans do not indicate approved dimensions) FIRE HYDRANT COMMENTS: Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un- sprinkled homes. (Add and/or relocate hydrants as necessary to meet the requirements) Case No. Attachment C ZA21-0053 Page 4 General Informational Comments * A SPIN meeting was held on July 27, 2021. * A 2035 Corridor Planning Committee was held on June 2, 2021. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * 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. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * Denotes Informational Comment Case No. Attachment D ZA21-0053 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1. CURRENT OWNER RPUD 1309 MCCRAE TRL 0.46 NR 2. KNIGHT, RICHARD RPUD 2508 OGOLLALA CT 0.38 NR 3. HORDIES, MICHAEL RPUD 2506 OGOLLALA CT 0.33 NR 4. WITT TIMOTHY A & MELISSA A LIV RPUD 2500 OGOLLALA CT 0.34 NR 5. LONESOME DOVE HOLDINGS INC AG 2593 LONESOME DOVE AVE 0.56 nr 6. LONESOME DOVE HOLDINGS INC AG 2589 LONESOME DOVE AVE 0.46 NR 7. LONESOME DOVE BAPTIST CHURCH CS 2380 LONESOME DOVE AVE 6.71 NR 8. JACKSON, THOMAS L RPUD 2502 OGOLLALA CT 0.40 NR 9. LEATHERWOOD, JAMES RPUD 2504 OGOLLALA CT 0.47 NR 10. LONESOME DOVE BAPTIST CHURCH CS 2384 LONESOME DOVE AVE 3.88 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Eight (8) Responses Received: None (0)