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Item 6K Department of Planning & Development Services S T A F F R E P O R T April 14, 2010 CASE NO: ZA10-006 PROJECT: Revised Preliminary Plat for Carillon Phase 1A (Residential) EXECUTIVE SUMMARY: Revised Preliminary Plat for Carillon Phase 1A (Residential) being 94 single family residential lots on 48.547 acres. The purpose of revision is to reconfigure open space area and eliminate a cross street. REQUEST: Hines Southlake Land L.P. is requesting approval of a revised preliminary plat for Carillon Phase 1A (Residential). This plat includes 48.547 acres and 94 residential lots. The purpose of this request is to revise the geometric shape of the open space/public park land located along the north boundary of E. Kirkwood Boulevard. This revision also eliminates a street which was to connect E. Kirkwood Boulevard to St Tropez between Lots 4 and 5, Block 24. Since the last hearing before the Planning and Zoning Commission on March 4, 2010, the depth of the open space along E. Kirkwood Boulevard has been increased by ±10 feet at the western end adjacent to Lot 1, Block 23 and ±13 feet at the eastern end adjacent to Lot 16, Block 6. A landscape concept for the open space has also been provided. ACTION NEEDED: 1) Conduct a public hearing. 2) Consider approval of the proposed preliminary plat. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Preliminary Plat Exhibit Preliminary Plat Review Summary No. 2 dated April 1, 2010 (E) (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses for Commission and Council Members Only (H) Full Size Plans () STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) Case No. ZA10-006 BACKGROUND INFORMATION OWNER/APPLICANT: Hines Southlake Land L.P. PROPERTY SITUATION: The property is located at the northeast corner of SH 114 and N. White Chapel Boulevard. The addresses for these tracts are 1700 and 1800 N Carroll Avenue and 1801 N. White Chapel Boulevard. LEGAL DESCRIPTION: Tracts 1, 2, 3A1, Larkin H. Chivers Survey, Abstract No. 300 LAND USE CATEGORY: Mixed Use CURRENT ZONING: “ECZ”Employment Center Zoning District HISTORY: -The City Council approved a zoning change request and concept plan to “NR- PUD” on May 20, 1997. -The City Council approved a zoning change and concept plan on December 18, 2001, requiring a 300’ setback on Carroll Avenue, subject to City Council discretion. The purpose of the zoning change and concept plan was to incorporate newly acquired tracts of land into the existing “NR-PUD”, revise parcel boundaries and permitted uses within the district - The City Council approved “ECZ”Employment Center Zoning District and a development plan on November 18, 2008. - The City Council approved a Preliminary Plat for all residential phases of Carillon on May 5, 2009. TRANSPORTATION ASSESSMENT: A traffic Impact Analysis was submitted with the approved zoning and development plan. Below is the general information provided with that approval: East State Highway 114 is a six lane, limited access highway with three lane frontage roads on either side. May, 2007 traffic counts on S.H. 114 frontage roads (between N. Carroll Ave and Highland St.) West Bound East Bound 24hr 776 806 A.M Peak 5790 () 8:15 – 9:15 () 8:00 – 9:00 P.M. Peak 9281 () 2:45 – 3:45 () 2:45 – 3:45 May, 2007 traffic counts on S.H. 114 frontage roads (between Highland St. and N. White Chapel Blvd.) West Bound East Bound 24hr 830 864 A.M Peak 6372 () 8:00 – 9:00 ()11 :00 – 12:00 P.M. Peak 10683 () 2:45 – 3:45 () 5:15 – 6:15 May, 2007 traffic counts on N. Carroll Ave. Case No. Attachment A ZA10-006 Page 1 (between S.H. 114 and Highland St.) North Bound South Bound 24hr 3347 3174 A.M Peak 271286 () 7:45 – 8:45 () 7:45 – 8:45 P.M. Peak 339287 () 3:00 – 4:00 () 3:30 – 4:30 May, 2007 traffic counts on N. White Chapel Blvd. (between S.H. 114 and Dove Road) North Bound South Bound 24hr 2053 2217 A.M Peak 209222 () 8:00 – 9:00 () 7:45 – 8:45 P.M. Peak 184213 () 3:15 – 4:15 () 3:15 – 4:15 Traffic Impact: Source: Traffic Impact Analysis STRATEGIC LINK/ SOUTHLAKE 2025: Consolidated Land Use Plan Recommendations The underlying land use designation is Mixed Use and Floodplain and the optional land use designation is Employment Center – 1, 2 & R. The proposed development is generally consistent with EC-1, 2 & R designation. The purpose of the Employment Center (EC) land use designation is to provide for a comprehensive set of design standards and guidelines for the development of the City’s premier corridor – the S.H. 114 Corridor. (See the appendix for specific form standards.) The EC land use category is intended for a continuum of development from the highest intensity mixed Case No. Attachment A ZA10-006 Page 2 use development immediately adjacent to the highway to the lowest intensity residential uses adjacent to existing neighborhoods. The EC land use category shall be applied to contiguous properties that are a minimum of 75 acres. To address this desired intensity gradient of development, the EC land use category is further defined into three (3) sub-categories – EC-1,EC-2, and EC-Residential (EC-R) categories. Environmental Resource Protection Recommendations There is a long strip of tree cover designated for open space preservation running diagonal (northwest-southeast) across the property with some short strips extending to the northeast, to the south central and southwestern portions of the property. The southeastern portion n of the property is located in the 100 Year Floodplain. The flood plain area along with some of the identified tree coverage areas are designated in open space in the proposed development plan. Wildlife corridors are recommended to connect the parks throughout the development. Native and drought-tolerant landscaping is encouraged throughout the development. Although not all of the recommended Tree Cover/Open Space preservation areas are being preserved, one the densest areas of tree cover on the site has been designated as an Environmental Preserve and a Neighborhood Park. Additional parks are provided throughout the development. Mobility & Master Thoroughfare Plan Recommendations East State Highway 114 runs along the southern boundary and is designated as a 300- foot to 500-feet of right-of-way. Adequate right-of-way exists for this roadway; N. White Chapel runs along the western boundary and is designated an A4D 88’ Arterial. Additional ROW is required for this section. The majority of this road exists as only a 2 lane undivided bar-ditch roadway; N. Carroll Avenue runs along the eastern boundary is designated as an A4D 88’ Arterial. Additional ROW is required for this section. The majority of this road exists as only a 2 lane undivided bar-ditch roadway; A section of future E. Kirkwood Boulevard extends diagonally through this property from N. White Chapel Boulevard to E. Highlands Street. Kirkwood Boulevard is designated as an A4D 100’ Arterial. This roadway does not currently exist and would need to be dedicated and constructed with this development. Southlake Pathways Plan Case No. Attachment A ZA10-006 Page 3 An 8 foot to 10 foot multi-use trail is required along the East State Highway 114 westbound frontage road per the Pathways Plan. A minimum 8 foot hike & bike trail is designated along the north boundary of E. Kirkwood Boulevard. Minimum 5 foot sidewalks are required along N. Carroll Ave. & N. White Chapel Boulevard. The proposed development plan appears to comply with the Master Pathways Plan and sidewalk requirements. Urban Design Plan Preserve existing view corridors where appropriate. Tree stands along the highway should be preserved when they terminate views from the highway. In order to maximize regional access and limit the impact of strip retail development, retail and restaurant development should be concentrated at interchanges in 1-2 storey buildings with higher intensity office and institutional uses at mid block locations. Establish appropriate scale and bulk standards for buildings along the highway, specifically at mid-block locations. Buildings should be 4 – 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low-profile, single storey pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged. All windows on buildings should be vertically oriented and be articulated with a 4- inch reveal to avoid solid, flat walls, and to create shadow lines and surface texture. Glass curtain walls and facades with more than 60% glass along any elevation shall be discouraged. Along retail store fronts, 1’ – 2’ high knee walls shall limit the amount of glass along each façade visible from public streets. The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian access ways. Specifically, shared parking is also encouraged between adjoining complementary land uses. Master planning of larger tracts or multiple tracts is encouraged over piece-meal development. In addition, the master plan applications should include all the elements of the built environment such as building design, site design, wayfinding and building signage, landscaping, treatment of natural features, bridges, streets, street lighting, etc. Every effort should be made to incorporate recommended urban design elements into the project design. Case No. Attachment A ZA10-006 Page 4 WATER & SEWER: WATER & SEWER: There is an existing 20” water line along the east side of White Chapel Boulevard. There is an existing 12” water line along the west side of N. Carroll Avenue. There is an existing 6” water line along the northeast boundary of the property extending west from N. Carroll Avenue. A Future 20” line is shown along SH 144 to installed by others. A 12” water line will be extending along Kirkwood Boulevard between the N. White Chapel Boulevard and Carroll Avenue lines. A 12” water line will also be extended to the south to connect to the Future SH 114 line. 8” water lines will also be connected into the Estes Park water system. Sewer connections will be to an existing 15” line to the east along N. Carroll Ave, to an existing 12” line along the southeast boundary of the property (Approx 2/3 of site into the N-3 Basin) and to an existing 10” sewer line to the north along Canyon Park Drive (approx. 1/3 of site into the N-2 Basin). DRAINAGE ANALYSIS: Drainage for the site will primarily handled through the street and underground storm sewer system and detention ponds. Approximately one-third of the site will drain to the north into Kirkwood Branch Tributary by connection into the Estes Park storm sewer system. The remainder of the site will drain general to the south east into Dove Creek tributary. TREE PRESERVATION: Most all of the existing trees in the western portion of the property are mature Post Oaks, Blackjack Oaks, Pecan and American Elm. The tree conservation plan submitted is consistent with the Tree preservation analysis submitted with the zoning and development plan. P&Z ACTION: March 4, 2010; Approved (5-0) to table to the April 8, 2010 Planning and Zoning Commission meeting. April 8, 2010; Approved (5-0) requiring that the approval process incorporate the landscape plan and presentation that was presented by the applicant this evening; and also that the wall and grading for the tree preservation be approved by the landscape architect for the project; and subject to Preliminary Plat Review Summary No. 2, dated April 1, 2010. STAFF COMMENTS: Attached is the Preliminary Plat Review Summary No. 2 dated April 1, 2010. Case No. Attachment A ZA10-006 Page 5 Case No. Attachment B ZA10-006 Page 1 Plans and Support Information Currently Approved Preliminary Plat Case No. Attachment C ZA10-006 Page 1 Proposed Revised Preliminary Plat for Phase 1A Case No. Attachment C ZA10-006 Page 2 Case No. Attachment C ZA10-006 Page 3 Case No. Attachment C ZA10-006 Page 4 PLAT REVIEW SUMMARY ZA10-006Two4/1/10 Case No.: Review No.: Date of Review: Project Name: Revised Preliminary Plat – Carillon Phase 1A APPLICANT:ARCHITECT/ENGINEER: Hines – Jeff KennemerJacobs - Carter & Burgess 5215 N. O’Connor Blvd., Suite 6357950 Elmbrook Dr. Irving, TX 75039Dallas, TX 75247 P: (972)716-2917 P: (214)638-0145 F: (972)869-5097F: (214)638-0447 E: jeff_kennemer@hines.comKevin.Kessler@jacobs.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/25/10 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF DEVELOPMENT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748-8072. 1. The following comments pertain to easements: a. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. * Do not center interior easements for water, sanitary sewer, or drainage on common lot lines. Offset so that improvements are in one lot or the other. 2. Although it appears adequate ROW dedication is being provided, please insure that ROW dedication for N. White Chapel is a minimum 88’ and off-set east from existing centerline to address agreement with Chivers Family and will cover the required additional 12 feet of width for a right turn lane at Kirkwood Boulevard Dedication needed should be based on the best evidence of the established roadway centerlines which may be based on a combination of platted dedications and thoroughfare plan requirements for which the dedication was based upon, existing pavement centerline and surveyed field evidence found on the ground. Additional ROW extending to the south may be needed with future final plat(s) for the intersection of E. Kirkwood at N. White Chapel and for lane improvement for N. White Chapel. 3. Provide a unique lot number designation for each alley and a lot area calculation. 4. Place the Case No ZA10-006 in the lower Right Hand Corner of each sheet. 5. Provide a Pedestrian Access plan which shows all walks and trails. A trail connecting St. Tropez and E. Kirkwood between Lots 4 and 5, Block 24 is recommended in addition to all other required trails and sidewalks. The following should be informational comments only * The primary purpose of this Revised Preliminary Plat is to revise the geometric shape of the open space/public park land located along the north boundary of E. Kirkwood Boulevard. This revision also eliminates a street which was to connect E. Kirkwood Boulevard to St Tropez between Lots 4 and 5, Block 24. Case No. Attachment D ZA10-006 Page 1 * If the alleys are to be private access easements (and possibly private access, public emergency access, drainage and utility easements) they need to have defined lot boundaries, lot numbers and areas. A note must be included stating to whom they are being dedicated and maintained by (revise note 6). Maintenance should be addressed in the CCR’s/HOA documents and be executed and filed with the county by the developer. * It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance No. 483 must be executed on subsequent Plats to be filed in the County Plat Records. * Public dedication of land in lieu of park dedication fees and/or any other fee credits requires a recommendation from the City’s Park Board. Contact Julie Dove @ (817) 748-8026 regarding placement on a Park Board agenda. * Upon submission of the final plat for filing in the County, two intervisible boundary corners of the site must be geo-referenced by state plane coordinates in accordance with section 8.03(B) of the Subdivision Ordinance No. 483 and shown on the final plat, and prior to acceptance of the subdivision by the City, a digital computer file of the subdivision must be provided in accordance with Section 8.04 of Ordinance No. 483. * Please ensure that grading in areas of existing trees that are proposed to be preserved is limited to the outskirts of the critical-root-zone areas of the trees intended to be preserved. Also ensure that the drainage of the areas is not compromised by any grading around the areas. Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Analysis/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 Analysis/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. * A final plat, construction plans and a developer’s agreement must be approved and all required fees paid prior to construction of any public infrastructure. All supporting infrastructure for the proposed lots/subdivision must be substantially complete and ready to be accepted by the City prior to recording any final plat. No building permits may be issued until the final plat is recorded in the County Plat Records. * Please submit a revised blueline "check print" prior to submitting blackline mylars with original signatures. blackline * Original signatures and seals will be required three 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 “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. * Denotes Informational Comment Case No. Attachment D ZA10-006 Page 2 Surrounding Property Owners Carillion Phase 1A SPO # Owner Zoning Land Use Acreage Response 1. NR Jost, Glennon Etux Susan SF-30 Low Density Residential 0.91 2. NR Ascencio, Cristobal SF-30 Low Density Residential 0.72 3. NR Pailes, Nathan & Mary Pailes SF-30 Low Density Residential 0.70 4. NR Simpson, Charles Etux Kathleen SF-30 Low Density Residential 0.71 5. NR Brentwood Residential Assoc SF-30 Low Density Residential 0.23 6. NR Brown, Kenneth R Sr Etux C J SF-1A Low Density Residential 1.71 7. NR Fisher, Jeffrey & V S Fisher R-PUD Low Density Residential 0.43 8. NR Casey, Chris & Diana R-PUD Low Density Residential 0.37 9. NR Km Properties Inc R-PUD Low Density Residential 0.39 10. NR Jack, Hayden R-PUD Low Density Residential 0.41 11. NR Johnson, Jay B R-PUD Low Density Residential 0.36 12. NR Esparza, Lisa Etvir Ismael R-PUD Low Density Residential 0.36 13. NR Swieter, Kenneth James R-PUD Low Density Residential 0.36 14. NR McManaman, Leonard Etux Shelle R-PUD Low Density Residential 0.48 15. NR Carroll, Thomas Etux Elizabeth R-PUD Low Density Residential 0.37 16. NR Gitter, Kenneth H Etux Amy E R-PUD Low Density Residential 0.34 17. NR Duhon, M Shawn Etux Christie R-PUD Low Density Residential 0.34 18. NR Clairmark Homes Inc R-PUD Low Density Residential 0.36 Case No. Attachment E ZA10-006 Page 1 19. NR Moorefield, Paul Etux Rhonda R-PUD Low Density Residential 0.35 20. NR Palacio Properties Llc R-PUD Low Density Residential 0.51 21. NR Kim, Seung Hyun R-PUD Low Density Residential 0.45 22. NR Estes Park Ltd R-PUD Low Density Residential 1.70 23. NR Bradford, Jay J Jr Etux Leigh R-PUD Low Density Residential 0.40 24. NR Lowinger, Jeffrey Etux Karen R-PUD Low Density Residential 0.51 25. NR Sanchez, Christopher Michael R-PUD Low Density Residential 0.42 26. NR Harrell Custom Homes Inc R-PUD Low Density Residential 0.36 27. NR Ellis, Stephen R Etux Sonya M R-PUD Low Density Residential 0.49 28. NR Terra/Estes Park II Lp R-PUD Low Density Residential 0.48 29. NR Geonova Inc R-PUD Low Density Residential 0.51 30. NR 4F Development / Ep 4 Lp R-PUD Low Density Residential 0.34 31. NR Toll Dallas Tx Llc R-PUD Low Density Residential 0.46 32. NR 4F Development / Ep 4 Lp R-PUD Low Density Residential 0.34 33. NR Uddin, Mohammad Etux Atiya R-PUD Low Density Residential 0.34 34. NR Mohsin, Shamim Etux Rita M R-PUD Low Density Residential 0.35 35. NR 4F Development / Ep 4 Lp R-PUD Low Density Residential 0.36 36. NR Toll Dallas Tx Llc R-PUD Low Density Residential 0.41 37. NR Kumar, Puneet Etux Charu S R-PUD Low Density Residential 0.34 38. NR Mitchell, Ronnie R-PUD Low Density Residential 0.39 39. NR Toll Dallas Tx Llc R-PUD Low Density Residential 0.38 40. NR Toll Dallas Tx Llc R-PUD Low Density Residential 0.38 41. NR Toll Dallas Tx Llc R-PUD Low Density Residential 0.44 42. NR 4F Development / Ep 4 Lp R-PUD Low Density Residential 0.39 43. NR Hick, Ryan W Etux Amy E Hick R-PUD Low Density Residential 0.36 44. NR Santiago, James Etux Mari Toni R-PUD Low Density Residential 0.36 45. NR Kanneganti, Chandra & Manjulat R-PUD Low Density Residential 0.35 46. NR Ingraham, Merlene Etvir Kevin R-PUD Low Density Residential 0.36 47. NR Thrasher, Wesley A Etux Terrie AG Mixed Use 1.18 48. NR Thrasher, Wesley A Etux Terrie AG Mixed Use 1.85 49. NR Hines Southlake Land Lp ECZ Mixed Use 99.19 50. NR Hines Southlake Land Lp ECZ Mixed Use 39.22 51. NR Hines Southlake Land Lp ECZ Mixed Use 35.63 52. NR Hines Southlake Land Lp ECZ Mixed Use 40.67 53. NR Hines Southlake Land Lp ECZ Retail/Commercial 3.62 54. NR Hines Southlake Land Lp ECZ Mixed Use 52.27 55. NR Hines Southlake Land Lp ECZ Retail/Commercial 0.74 56. NR Hines Southlake Land Lp ECZ Retail/Commercial 5.06 57. NR Hines Southlake Land Lp ECZ Retail/Commercial 1.27 58. NR Hines Southlake Land Lp ECZ Retail/Commercial 1.04 59. NR Hines Southlake Land Lp ECZ Mixed Use 0.93 60. NR Hines Southlake Land Lp ECZ Mixed Use 3.63 61. NR Hines Southlake Land Lp ECZ Mixed Use 0.06 62. NR Zvonecek, Brian C2 Retail/Commercial 1.64 63. NR Shivers Family Ptnrship Ltd AG Mixed Use 39.54 64. NR Shivers, Jeroll Est & Frances AG Mixed Use 1.20 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixty-Four (64) - Attached Responses Received: None (0) - Attached Case No. Attachment E ZA10-006 Page 2 Surrounding Property Owner Responses Case No. Attachment F ZA10-006 Page 1