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Item 5City of Southlake Department of Planning Case No. ZA05-038 S T A F F R E P O R T April 15, 2005 CASE NO: ZA05-038 PROJECT: Preliminary Plat for Proposed Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition REQUEST: On behalf of John and Malinda Smart, Four Peaks Development is requesting approval of a preliminary plat. The purpose of this request is to subdivide 2 lots to create 4 lots for residential development. The following variance is being requested: • Allow a Private Street (Common Access Easement) – Private streets are not permitted in new residential subdivisions. ACTION NEEDED: 1. Conduct public hearing 2. Consider preliminary plat approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Plat Review Summary No. 2, dated April 15, 2005 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2036) Dennis Killough (481-2073) BACKGROUND INFORMATION OWNERS: John and Malinda Smart APPLICANT: Four Peaks Development PROPERTY SITUATION: 1565 & 1577 Randol Mill Avenue LEGAL DESCRIPTION: Lots 1 & 2, J. Childress No. 253 Addition LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “SF-1A” Single Family Residential District HISTORY: -A zoning change to “SF-1A” was approved by City Council on October 4, 1994. -City Council approved a Multiple-Lot Plat Showing creating 2 lots on September 20, 1994. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan There are no recommendations made by the Master Thoroughfare Plan adjacent to this property. Existing Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with Randol Mill Avenue. The street is proposed to be a private street. The private street will be built to City street standards. Currently, Randol Mill Avenue is a 2-lane, undivided roadway. The capacity of the existing roadway is approximately 8,400 vehicle trips per day. Under this condition, the roadway would be considered to operate under a level of service ‘D’. Completion of this development will add approximately 38 vehicle trips per day to this section of N. White Chapel Boulevard, bringing it to 4,836 vehicle trips per day. There are no plans for expanding Randol Mill Avenue adjacent to this site. May, 2004 traffic counts on Randol Mill Ave (between Our Lane and Dove St) 24hr North Bound (NB) (2,294) South Bound (SB) (2,504) NB Peak A.M. (321) 7 – 8 a.m. Peak P.M. (164) 5 – 6 p.m. SB Peak A.M. (169) 8 – 9 a.m. Peak P.M. (348) 5 – 6 p.m. Case No. Attachment A ZA05-038 Page 1 Case No. Attachment A ZA05-038 Page 2 Traffic Impact Use # Lots Vtpd*AM- IN AM- OUT PM- IN PM- OUT Single-Family Residential 4 38 1 2 3 1 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on Randol Mill Ave. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. Subdivisions with an average lot size of 1-acre or more do not require sidewalks. WATER & SEWER: A 12-inch water line currently exists along the south side of Randol Mill Avenue. The applicant is proposing to extend an 8-inch water line along the east side of the proposed private street. There is no sanitary sewer in close proximity to the site. The applicant proposes the use of private septic systems. TREE PRESERVATION: The Landscape Administrator has no comments for this item. DRAINAGE ANALYSIS: A portion of this site drains to the west and a portion drains east. The drainage will remain in a sheet flow pattern as exists currently. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated April 15, 2005. N:\Community Development\MEMO\2005cases\05-038PP.doc Case No. Attachment B ZA05-038 Page 1 Case No. Attachment C ZA05-038 Page 1 Case No. Attachment D ZA05-038 Page 1 PLAT REVIEW SUMMARY Case No.: ZA05-015 & ZA05-038 Review No.: Two Date of Review: 04/15/05 Project Name: Preliminary Plat & Plat Revision – Lots 1R1, 1R2, 2R1 & 2R2, J. Childress No. 253 Addition APPLICANT: Four Peaks Development, Inc.SURVEYOR: Tri-Tech DFW Surveying Co. David McMahan Timothy A. Nold 726 Commerce St, Suite 109 2825 Exchange Blvd, Suite 104 Southlake, TX 76092 Southlake, TX 76092 Phone: (817) 329-6996 Phone: (817) 442-5511 Fax: (817) 481-4074 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/04/05 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 BEN BRYNER AT (817) 481-2086. 1. Add the City case number “ZA05-038” in addition to “ZA 05-015” in the lower right-hand corner of the plat. This new case number is for the preliminary plat. 2. Private streets are not permitted in new residential subdivisions. (A variance has been requested.) If a variance is granted, it is recommended by staff that the following conditions be met: 1) Street must be built and maintained in compliance with City street and fire protection standards. 2) An owners association must be established to maintain the street to City street and fire protection standards as specified in Subdivision Ordinance No. 483, Sections 5.04 and 5.05. Documentation establishing the HOA must be provided to the City and filed in the county records prior to or concurrently with the plat filing. 3. Percolation tests and a septic system feasibility analysis must be submitted prior to filing of this plat, unless waived by the City Engineer. The total number of lots or lot configuration may require adjustment based on any potential problems indicated. INFORMATIONAL COMMENTS * The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as amended. * We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. * Prior to filing of this plat, the applicant must submit percolation tests and septic system feasibility analysis for the proposed lots. Should this identify potential problems, the number of lots may be Case No. Attachment D ZA05-038 Page 2 required to be reduced in order to provide sufficient area for a functional septic system or other innovative system as allowed by the Tarrant County Health Department. * 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) 884-1103. * Original signatures and seals will be required three blackline mylars prior to filing the plat. Also required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original signatures and seals on each. 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. Case No. Attachment E ZA05-038 Page 1 Surrounding Property Owners Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition Owner Zoning Land Use Acreage 1. Brown, James “AG” Low Density Residential 1.909 2. Brown, Marjorie Hays & Brohan, Karl “AG” Low Density Residential 1.910 3. Taylor, Robert W. “AG” Low Density Residential 2.040 4. Scott, Jon & Mary “AG” Low Density Residential 1.000 5. Stenger, David & Ronna “AG” Low Density Residential 1.000 6. Brown, Bill “SF-1A” Low Density Residential 1.053 7. Schatz, Kenneth Mark “SF-1A” Low Density Residential 0.937 8. Charlton, Jo Ellen “AG” Low Density Residential 6.000 9. Fanning, Phillip & Cynthia “SF-1A” Low Density Residential 3.093 Case No. Attachment E ZA05-038 Page 2 10. 1998 R L Bates III Grantor “RE” Low Density Residential 5.270 11. Beam, Maxine “AG” Low Density Residential 15.000 12. Smart, John & Malinda “SF-1A” Low Density Residential 6.758 Case No. Attachment F ZA05-038 Page 1 Surrounding Property Owner Responses Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition Notices Sent: Thirteen (13) Responses: None (0)