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Item 6 - Staff ReportCase No. ZA22-0051 S T A F F R E P O R T October 14, 2022 CASE NO: ZA22-0051 PROJECT: Final Plat for Rainey Estates at 4078 N. White Chapel Blvd. EXECUTIVE SUMMARY: Rainey Court Development, LLC is requesting approval of a Final Plat for Rainey Estates, known in previous submittals as Rainey Court, on property described as Tract 15, R.D. Price Survey, Abstract No. 992A, City of Southlake, Denton County, Texas, and located at 4078 N. White Chapel Blvd., Southlake, Texas. Current Zoning: “SF-1A” Single Family Residential District. SPIN Neighborhood #1. DETAILS: The property is located at the southwest corner of North White Chapel Blvd., and West Bob Jones Road. The purpose of this request is to seek a Final Plat in substantial conformance with the Rainey Court Concept Plan (ZA22-0011) and Preliminary Plat (ZA22-0038) to develop a subdivision consisting of four (4) one acre lots on a site currently totaling 4.75 acres. ACTION NEEDED: Consider Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plat Review Summary No. 2, dated, October 14, 2022 Full Size Plans (for Commission and Council members only) PowerPoint Presentation Plans Link to SPIN meeting Report STAFF CONTACT: Reagan Rothenberger (817) 748-8602 Dennis Killough (817) 748-8072 Case No. Attachment A ZA22-0051 Page 1 BACKGROUND INFORMATION OWNER: Rainey Court Development, LLC APPLICANT: Rainey Court Development, LLC PROPERTY SITUATION: 4078 N. White Chapel Blvd., Southlake, TX 76092 LEGAL DESCRIPTION: Tract 15, R.D. Price Survey, Abstract No. 992A, City of Southlake, Denton County, Texas LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “SF-1A” Single Family – 1A HISTORY: “AG” Zoning District was approved with the adoption of the Zoning Ordinance No 480 and the official Zoning Map on September 19, 1989. “SF-1A” Single Family Residential District zoning and a Concept Plan, were adopted on June 7, 2022 with case ZA22-0011. A Preliminary Plat was approved by City Council on September 20, 2022 with case ZA22-0038. SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2030 future land use designation for the site is Low Density Residential. Purpose and Definition: 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. Case No. Attachment A ZA22-0051 Page 2 Pathways Master Plan & Sidewalk Plan The Southlake 2035 Mobility Plan under the Pathways Plan, there is a less than 8-foot sidewalk designation proposed on the west side of N. White Chapel Blvd. and south side of W. Bob Jones Road. No sidewalk currently exists along any boundary of the property. A minimum 5-foot sidewalk is required for this property along both these roads and Rainey Court. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Access to the lots will be provided through a 50-foot right of way with a concrete street connecting to W. Bob Jones Road, a 60’ ROW C2U Collector. Access from W. Bob Jones Road leads to N. White Chapel Blvd., 70’ ROW C2U Collector. The development will not have direct access to N. White Chapel Blvd. Traffic Impact A Traffic Impact Analysis (TIA) was not required for this development. TREE PRESERVATION: Site is subject to the City’s Tree Preservation Ordinance No. 585-D. The submitted Tree Conservation Analysis complies with the Tree Conservation Analysis approved with the Zoning and Concept Plan. There is 47% of existing tree cover on the site and a minimum of 50% is required to be preserved after excluding the existing tree cover within the proposed right-of-way. After excluding the existing tree cover within the proposed right right-of-way there is 44% of existing tree cover, and a minimum of 22% is required to be preserved. The applicant is proposing to preserve 71.2% of the existing tree cover. UTILITIES: A 12-inch water line is located along both N. White Chapel Blvd. and W. Bob Jones Rd. for sufficient water supply and looping. Currently, there is an 8-inch sewer line located along N. White Chapel Blvd. for sanitary sewer service. DRAINAGE: The property generally drains from the west property line east to N. White Chapel Blvd. CITIZEN INPUT: The following meetings were held to discuss the development: A 2035 Corridor Planning Committee meeting was held on February 4, 2022. A SPIN meeting was held February 8, 2022. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated October 14, 2022 Case No. Attachment B ZA22-0051 Page 1 FINAL PLAT REVIEW SUMMARY Case No.: ZA22-0051 Review No.: Two Date of Review: 10/14/22 Project Name: Final Plat – Rainey Estates APPLICANT: OWNER: Rainey Court Development, LLC Rainey Court Development, LLC John Hawkins John Hawkins 5710 LBJ, STE. 400, Dallas, Texas 75240 5710 LBJ, STE. 400, Dallas, Texas 75240 Phone: 817.946.6088 Phone: 817.946.6088 Email: richdeotte@deotte.com Email: richdeotte@deotte.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/14/2022 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 REAGAN ROTHENBERGER AT (817) 748-8602. Planner: Reagan Rothenberger Title: Principal Planner Phone: 817.748.8602 Email: rrothenberger@ci.southlake.tx.us 1. All comments have been addressed. ______________________________________________________________________________ Tree Conservation/Landscape Review 1. Provide a color Tree Conservation Plan which conforms to the approved Tree Conservation Analysis. Information required for Tree Conservation Plan: i. Identification of Critical Environmental Features of the site: A. All individually protected trees B. Existing streams, drainage creeks, ponds, and other water bodies (if any) ii. Tree Survey or alternative to a tree survey iii. 2-foot contour map of the site iv. Protected trees within the tree preservation area including tree size and type v. Critical Root Zones of groups of trees vi. Critical Root Zones for individual trees required for site plans only vii. Boundaries of any tree preservation areas as identified in the ERP Map viii. Identification of areas of environmental constraints not suitable for development ix. Identification of areas of minimal environmental constraints that are suitable for development x. Areas of encroachment into Critical Environmental Features identified on the site xi. Clear delineation, for each protected tree, of whether the tree will be preserved after the proposed development is constructed, altered due to proposed improvements, or could potentially be saved based upon site specific conditions xii. Stream/Creek buffers, if any xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall be required to be shown only at the site plan stage for all development. Preliminary plats shall, however, show building setbacks and general location of buildings and infrastructure.) xiv. Setbacks, building lines, and buffer yards xv. The names, addresses and telephone numbers of those persons or entities who own the property and those persons or entities filing the application xvi. Such additional information as the Administrative Official may reasonably require given the particular characteristics of the property. 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. 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. 2. On the south side of Lot 4 there is a proposed 20’ Drainage and Utility Easement containing sanitary sewer and water lines and the existing trees within the proposed easement or shown to be preserved. Installation of the utilities will alter the critical root zone area of the existing trees within the vicinity of the easement and will require mitigation for the alteration of the trees. ALTER; ALTERS; ALTERATION: Any act which causes or may reasonably be expected to cause a tree to die, including but not limited to, any of the following: uprooting any portion of the tree’s root system; severing the main trunk of the tree; inflicting damage upon the tree’s root system by machinery, storage of materials, or the compaction of soil above the root system of a tree; changing the natural grade of the critical root zone of a tree or uphill from the critical root zone of the tree so as to divert the flow of water to or away from the critical root zone; applying herbicidal or other lethal chemicals to the tree or any portion of the critical root zone of the tree; placement of impermeable material over any portion of the critical root system of a tree; and trenching within the critical root zone. A protected tree shall be considered to be altered if one or more of the following occurs: more than twenty-five percent (25%) of the critical root zone is adversely affected, more than twenty-five percent (25%) of its canopy is removed, or the tree is disfigured to the extent a reasonable person would conclude the tree will not survive. * 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. * Indicates informational comment. # Indicates required items comment. Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us ________________________________________________________________________________ Public Works/Engineering Review 1. Please label the drainage easement along the southern property line of Lot 4 as a private drainage easement. * Public sewer shall be located within ROW or an easement. The proposed sanitary sewer pipe along White Chapel shall be located within existing ROW and or a dedicated easement. If an easement is required to be dedicated, it shall be dedicated prior to receiving final acceptance of the PWC permit. * The drainage flow is increasing offsite with the proposed conditions. Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. If detention is not being proposed for the increase in runoff, then documentation supporting and certifying that detention is not necessary will be required prior to approval of construction plans. * The required separation distance for water and sewer isn’t met at the end of the cul-de-sac between the fire hydrant and sewer line. *=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals. Sandy Endy, P.E. Civil Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us ________________________________________________________________________________ Fire Department Review No Comments Per Submittal Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us ============= The following should be informational comments only ==================== * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. * Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathway Plan. A mininum 5’ wide sidewalk is required along all street frontages of the lots including W. Bob Jones Rd. & N. White Chapel Blvd. prior to receiving a Certificate of Occupancy for each home. * We recommend this plat not be filed until the construction plans have been substantially approved. * 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. * For Denton County filing, the following is required: 1. The size of the plat shall be NO LARGER OR SMALLER than 24"x 36". 2. The County Clerk's office requires one black line paper copy with all with ORIGINAL seals and signatures; NO EXCEPTIONS! Please also submit one black line mylar copy for the City records. 3. The plats must show the following: A) Certification and Dedication by the owner. B) Certification by a Registered Professional Land Surveyor. C) Certification and approval by the city. (If within the city's ETJ) D) Approval by Commissioner's Court. (If needed) 4. Signatures must be original and names must be printed under each signature. 5. Signatures must be acknowledged. Notary's name must be printed under notary's signature. Notary's seal must be affixed and legible, and the notary expiration date must be shown. 6. Seals must be affixed by whoever approves the plat, whether it is the city or the county, as well as the surveyor and notary. 7. All stamps and seals MUST be legible. 8. If a plat or re-plat does not indicate whether the land covered by the plat or re-plat is in the ETJ of the municipality, an affidavit stating that information will be required. There is no charge for filing this affidavit. 9. Tax Certificates: any and all plats must have original tax certificates, issued within 90 days from filing, from ALL taxing units with jurisdiction of the real property indicating that no delinquent ad valorem taxes are owed and that taxes imposed for the current year have been paid. Refer to Sec 12.002 (e) Texas Property Code for complete list of legal requirements. * 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. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * The Development Review Committee (DRC) has determined this pre-submittal is sufficient for formal submittal to the Planning and Zoning Commission subject to completing the changes noted above. Please plan to attend the October 20, 2022 Planning and Zoning Commission Meeting.