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Item 4ECity of Southlake Department of Planning S T A F F R E P O R T March 14, 2007 ZA06-132 CASE NO: Preliminary Plat for Estancia at Southlake PROJECT: REQUEST: On behalf of Ernest E. Taylor, Tejas Capital Partners is requesting approval of a preliminary plat for Estancia at Southlake, a 13 residential lot development zoned “R- PUD” Residential Planned Unit Development district. The property is a 7.97 acre tract located at 579 N. Kimball Avenue. The associated zoning change and development plan was approved by City Council in January 2007. The proposed development consists of 13 residential lots and 3 open space lots. The proposed residential density is 1.63 (gross) with an open space percentage of 34.88% (2.78 acres) and average lot size of 12,376 sq. ft. The proposed preliminary plat is consistent with the approved development plan. Consider preliminary plat approval ACTION NEEDED: ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Preliminary Plat Review Summary No. 3, dated March 2, 2007 (D) (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748-8067) Jay Narayana (748-8070) Case No. ZA06-132 BACKGROUND INFORMATION OWNER: Ernest E. Taylor APPLICANT: Tejas Capital Partners PROPERTY SITUATION: 579 N. Kimball Avenue LEGAL DESCRIPTION: Tract 5A4, Samuel Freeman Survey, Abstract No. 525 LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “AG” Agricultural District PROPOSED ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: The zoning change and development plan for Estancia at Southlake was approved by City Council on January 16, 2007. TRANSPORTATION Existing Roadway Network ASSESSMENT: The proposed development will have its main access from North Kimball Avenue and is proposing a secondary street stub to undeveloped property to the north. Mobility and Master Thoroughfare Plan The functional classification for this segment of North Kimball Avenue is a 4- lane Divided Arterial (A4D) with an 88’ R.O.W. The street typology is a Boulevard. Traffic Analysis The traffic impact of the proposed development is as follows: Use VTPD* AM AM PM PM IN OUT IN OUT Residential (13 units) 124 3 8 9 5 *VTPD = Vehicle Trips Per Day The traffic impact of the proposed development on N. Kimball Avenue is expected to be minimal and is not expected to change the existing level of service. Case No. Attachment A ZA06-132 Page 1 COMPREHENSIVE PLAN ANALYSIS: The 2005 Future Land Use Plan designation for the property is Medium Density Residential. A significant area along the eastern edge of the property, specifically along the drainage creek has been identified in the Environmental Resource Protection Map as a priority area for preservation. The proposed development preserves this area as common open space with natural trails as pedestrian amenities. 2005 Future Land Use Plan Designation Environmental Resource Protection Map PATHWAYS MASTER PLAN: The Pathways Master Plan identifies a sidewalk (<8’ wide) along North Kimball Avenue. In addition, a multi-use trail has been identified to connect to the Corps of Engineers’ property to the north east of the site (#66 on the map below). The proposed development has identified a natural trail connection to this future trail. 2005 Master Pathways Plan WATER & SEWER: There is an existing 12” water line and a 12” sanitary sewer in Kimball Avenue that will serve this development. Case No. Attachment A ZA06-132 Page 2 DRAINAGE ANALYSIS: Drainage from this site is generally to the east to an existing creek along the back of the subdivision. The applicant is proposing to make improvements to the creek to improve drainage in the area. Staff recommends minimizing the impact on the existing natural drainage creek through the use of best management practices. TREE PRESERVATION: The property has a significant number of high quality trees along the drainage creek and around the pond. The associated tree conservation plan was submitted and approved in conjunction with the zoning change and development plan and is included in this report. The vegetation around the existing pond, along the creek and on the east side of the creek is very dense. To be used as a park the vegetation within these areas will need to be selectively thinned and maintained. These areas are currently almost inaccessible. P&Z ACTION: March 8, 2007; Approved (6-0) subject to Preliminary Plat Review Summary No. 3, dated March 2, 2007. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 3, dated March 2, 2007. The proposed preliminary plat is consistent with the approved development plan. N:\Community Development\MEMO\2006cases\06-132PP.doc Case No. Attachment A ZA06-132 Page 3 Case No. Attachment B ZA06-132 Page 1 Case No. Attachment C ZA06-132 Page 1 Approved Development Plan Case No. Attachment C ZA06-132 Page 2 Approved Tree Conservation Plan Case No. Attachment C ZA06-132 Page 3 PLAT REVIEW SUMMARY ZA06-132Three03/01/07 Case No.: Review No.: Date of Review: Preliminary Plat – Estancia at Southlake Project Name: APPLICANT: DEVELOPER: Sage Group Tejas Capital Partners 8445 Freeport Parkway Ste 660 Irving TX 75063 Phone: 972-929-8443 Phone: Fax: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/19/07 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 JAY NARAYANA AT (817) 748-8070. 1)The following changes are needed with regard to easements: a)Show and label the existing easements on adjacent lots. b)Although the City’ subdivision ordinance requires general utility easements along the perimeter boundary of the property, staff recommends that these general and franchise easements only be provided where needed to adequately serve the lots and future extension of services and be placed in a manner that minimizes or eliminates negative impacts on existing tree cover and natural features. c)Provide easements for water, sewer and/or drainage in compliance with approved construction plans. d)The drainage easement abandonment requires documentation justifying the abandonment. 2)Verify that Lot 2, Block 2 complies with the proposed minimum lot width (70' per zoning) at the front building line. INFORMATIONAL COMMENTS  A fully corrected plan that includes all associated support plans/documents and conditions of approval is required before any ordinance or zoning verification letter publication or before acceptance of any other associated plans for review. Plans and documents must be reviewed and stamped “approved” by the Planning Department. * All development must comply with the City’s Drainage Ordinance No. 605 and detain all post development run-off. Case No. Attachment E ZA06-132 Page 1 * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. * 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 should be executed on subsequent Plats to be filed in the County Plat Records. * A Developer’s 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 ZA06-132 Page 1 Case No Review No.Dated: Number of Pages: . 06-132 Four February 26, 2007 1 Project Name: Estancia at Southlake (Preliminary Plat) ContactPhone:Fax: : Keith Martin (817) 748-8229 (817) 481-5713 =========================================================================== The following comments are based on the review of plans received on February 19, 2007 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. =========================================================================== * No comments. Case No. Attachment E ZA06-132 Page 1 Case NoReview No.Dated:Number of Pages: . ZA06-131 1_ 3/1/07 1 ___ ZA06-132 Project Name: Estancia at Southlake ContactPhone:Fax: : Julie Dove 817-748-8026 817-748-8027__ =========================================================================== The following comments are based on the review of plans received on 2/19/07 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. =========================================================================== Park Board comments or recommendations: No comments Land/park dedication requirements: Requires payment of park dedication fees in the amount of $1500 per dwelling unit 14 lots x $1500 = $21,000 Pathway Comments: No comments Other informational comments? Case No. Attachment E ZA06-132 Page 1 Case No. ZA06-132 Review No. 1 Dated: 3/1/07 Number of Pages: 1 Project Name: Estancia at Southlake -- Preliminary Plat Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax: (817) 748-8077 Email: ctaylor@ci.southlake.tx.us The following comments are based on the review of plans received on 2/19/2007. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: 1. Provide all necessary easements for water, sewer and drainage. What is a PAE ? 2. The limits of the existing creek shall be located in a drainage easement. Label the proposed ‘Drainage Easement’ on the plat. 3. The Lot B island/median may need to be removed if the minimum 24’ of pavement width is not provided for fire access. Contact David Barnes, Fire Marshal, at (817) 748-8233 if you have any questions regarding this requirement. 4. When will the existing drainage easement be abandoned? By this plat? 5. Provide a note on the plat stating that the maintenance of all drainage easements, including the creek area, is the responsibility of the HOA. Note 11 refers to the open space lots, but there are no open space lots labeled on the plat. * Use the City of Southlake GPS monuments whenever possible. DRAINAGE COMMENTS: * The 100 year floodplain shall be tied down on the final plat. Minimum finished floor elevations shall be noted on the final plat for all lots adjacent to the floodplain. * Proposed driveway culverts must be sized by an engineer and submitted for approval to the City Engineer. * This property drains into Critical Drainage Structure #14 and requires a fee to be paid prior to beginning construction ($222.80/acre). * The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: * Submit civil construction plans (22” X 34” full size sheets) directly to the Public Works Administration Department for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website. http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * 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 approved by Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated Ordinance No. 836. * This review is preliminary. Additional requirements may be necessary with the review of construction plans. *=Denotes informational comment. Case No. Attachment E ZA06-132 Page 1 Surrounding Property Owners Estancia at Southlake Owner Zoning Land Use Acreage 1.Kimball Road LP I-1 Mixed Use 1.610 2.TXU Electric Delivery Co CS Public / Semi-Public 2.547 3.St. Laurence Episcopal Church CS Public / Semi-Public 5.354 4.Babaria, Amit & Gordhanbhai SF-1A Low Density Residential 1.031 5.James, David SF-1A Low Density Residential 0.961 6.Hillman, Luther AG Medium Density Residential 3.940 7.Taylor, Earnest AG Medium Density Residential 8.105 8.Episcopal Diocese of Ft. Worth AG Medium Density Residential 1.026 9.Peterson, Robbie Joan SF-1A Low Density Residential 0.515 10.Williams, Cleda SF-1A Low Density Residential 0.918 11.Germany, Karen & Brent SF-1A Low Density Residential 0.911 12.Scheibel, Tracy SF-1A Low Density Residential 1.038 13.Scheibel, Tracy SF-1A Low Density Residential 0.498 14.Azamar, Peter SF-1A Low Density Residential 0.666 15.Oates, Richard & Cindy SF-1A Low Density Residential 1.398 16.Azamar, Peter SF-1A Low Density Residential 0.380 17.Azamar, Peter SF-1A Low Density Residential 0.338 18.Gateway Church NR-PUD Mixed Use 6.614 19.Lela T Boyd Dynasty Trust AG Mixed Use 14.820 Case No. Attachment E ZA06-132 Page 1 Surrounding Property Owner Responses Estancia at Southlake Notices Sent: Sixteen (16) Responses Receive: One (1)  Earnest Taylor Jr., 1575 E. Southlake Blvd, submitted a Notification Response Form in Favor on February 28, 2007 (attached).  St. Laurence Episcopal Church, 517 N. Kimball Ave., submitted a Notification Response Form on March 5, 2007 (attached). Case No. Attachment F ZA06-132 Page 1 Case No. Attachment F ZA06-132 Page 1 Case No. Attachment F ZA06-132 Page 1