Item 7CCity of Southlake
Department of Planning & Development Services
STAFF REPORT
August 29, 2007
CASE NO: ZA07 -097
P ROJECT: Zoning Change and Concept Plan for Watermere
REQUEST: Keller Watermere, L.P. & Southlake Watermark Holdings, L.P. is requesting approval
of a zoning change and concept plan from "AG" Agricultural District and "S -P -2"
Generalized Site Plan District to "S -P -2" Generalized Site Plan District to add 28
cottage (independent living) units on approximately 4 acres to the existing Watermere
development. Approximately 1.5 acres from the original zoning area will be removed
and included in the adjacent "R -PUD" zoning request resulting in a net increase of
approximately 2.5 acres to the "S -P -2" boundary. The new area will be consistent with
the approved Watermere Phase I project and is proposing the same permitted uses and
development regulations. The zoning and concept plan for Watermere Phase I were
approved by City Council on January 16, 2006 with approval of Ordinance No. 480-
476. The applicant is proposing private, gated streets as part of the new portion of the
Watermere development to be called South Village at Watermere.
Case No.
ZA07 -097
APPROVED ZONING
TOTAL
on 1/17/06
to include new area
Gross Acreage
33.5 acres
35.8 acres
Total Units
337
365
D ensity (Gross)
10.06 du /acre
10.2 du /acre
Open Space
50.00% (16.77 acres)
45.92% (16.44 acres)
Units
85 - Attached Cottage
113 - Attached Cottage
152 - Indp Living Condos
152 - Indp Living Condos
60 - Assisted Living
60 - Assisted Living
40 - Memory Care Nursing Units
40 - Memory Care Nursing Units
Case No.
ZA07 -097
ACTION NEEDED: Consider first reading for a zoning change and concept plan
ATTACHMENTS
STAFF CONTACT
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Concept Plan Review Summary No. 1, dated August 17, 2007
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) SPIN Meeting Summary Report
(H) Ordinance No. 480 -476a
(I) Full Size Plans (fog° Comnrisysion and Council Members Only)
Ken Baker (748 -8067)
Ben Bryner (748 -8602)
Case No.
ZA07 -097
BACKGROUND INFORMATION
OWNER/APPLICANT: Keller Watermere, L.P. & Southlake Watermark Holdings, L.P.
PROPERTY SITUATION: 2271 Union Church Rd, 2811 W Southlake Blvd, 2809 W Southlake Blvd,
2815 W Southlake Blvd, 2801 W Southlake Blvd, 2477 Union Church Rd,
2451 Union Church Rd.
LEGAL DESCRIPTION: Tracts 4F, 4F1, 5A1B, 6A1, & 6134 and a portion of Tracts 4D, 4G, & 6A, J.G.
Allen Survey, Abstract No. 18
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: "AG" Agricultural District & "S -P -2" Generalized Site Plan District
REQUESTED ZONING: "S -P -2" Generalized Site Plan District
HISTORY: No development history exists on this site. The site was previously owned by
Keller I. S.D. and was planned for a school site. The zoning and concept plan
for Watermere Phase 1 were approved by City Council on January 16, 2006
with approval of Ordinance No. 480 -476.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Union Church Road to be a 2 -lane,
undivided collector roadway with 84 feet of right -of -way and Watermere Drive
to be a 2 -lane, undivided collector roadway with 60 feet of right -of -way.
Adequate right -of -way is shown to be dedicated for these roadways.
Proposed Area Road Network and Conditions
The proposed overall development will extend Watermere Drive to the south
which will intersect Union Church Road across from Arcadia Drive in Keller.
The development will have three (3) access drives (private streets) directly onto
both sides of Watermere Drive, one (1) on the east side and two (2) on the west
side.
Existinz Area Road Network and Conditions
Union Church Road is a 2 -lane, undivided thoroughfare. The roadway is shared
between the City of Southlake and the City of Keller and was re- furbished a few
years ago. No plans are being made for future improvement at this time.
May, 2006 traffic counts on Union Church between FM 1938 Davis
Case No. Attachment A
ZA07 -097 Page 1
Blvd & Pearson Lane): Table #1
24hr
West Bound (WB) (1,625)
East Bound (EB) (1,932)
WB
Peak A.M. (85) 10:15 -11:15 a.m.
Peak P.M. (216) 5:30 - 6:30 p.m.
EB
Peak A.M. (277) 7:15 - 8:15 a.m.
Peak P.M. (160) 5 - 6 p.m.
PATHWAYS MASTER
PLAN:
Traffic Ihmpact
Use
#
Units
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Elderly housing - attached
28
97
1
1
2
1
*Vehicle Trips Per Day
*The AM/PM times represent the number of vehicle trips generated during the peak travel times
on Union Church Road.
Union Church, between FM 1938 (Davis Blvd) and Pearson Lane, carries
approximately 3,557 vehicles with the peak traffic times occurring between 7
a.m. and 8 a.m. in the morning and between 5 p.m. and 6:30 p.m. in the
afternoon. According to Trip Generation, 6 Edition, the site will generate
approximately 2 vehicle trips during the A.M. rush hour and approximately 3
vehicle trips during the P.M. rush hour.
The Pathways Master Plan recommends a 6 -foot sidewalk along the north side
of Union Church Road and an 8 -foot multi -use trail along the east side of
Watermere Drive. The sidewalk and trail are both shown on the proposed plan.
WATER & SEWER: The site will connect water services to an existing 12" water line along the west
side of Watermere Drive to the north. A 10" sanitary sewer line exists along
the eastern boundary of the proposed development.
DRAINAGE ANALYSIS: The drainage from this site will drain to the proposed retention/detention pond
which will ultimately discharge into the existing storm drainage system on the
south side Union Church Road.
TREE PRESERVATION: The submitted Tree Conservation Plans shows almost all of the existing trees
within the proposed development to be removed. The most quality trees are
within the right -of -way of Watermere Drive, close to the intersection of
Watermere Drive and Union Church Road. Unless Watermere Drive were
shifted to east or the west before it intersects Union Church Road, and area
where the trees are was designated parkland or common area, the trees would
be removed for the construction of the Watermere Drive right -of -way.
The existing trees along Union Church Road are shown to be removed on the
Tree Conservation Plan. Except for any pecan trees that may be existing, these
trees are made up of not very desirable species and to repair the existing
drainage along that section of the right -of -way would cause for a large portion
Case No. Attachment A
ZA07 -097 Page 2
of the trees to be removed.
The submitted landscape design proposes more trees to be planted than
currently exist on the site. Street tree plantings as well as extensive tree planting
and landscaping are proposaed across the site and along Union Church Road
SOUTULAKE 2025: Consolidated Land Use Plan Recommendations
The underlying designation is Public /Semi - Public and Medium Density
Residential. The proposed development is not consistent with the Public /Semi-
Public designation. This property does not have an optional land use
designation. A Comprehensive Plan Amendment application has been
submitted to change the underlying land use designation to Medium Density
Residential.
Environmental Resource Protection Recommendations
The Environmental Resource Protection (ERP) Plan identifies the northeast
corner and eastern boundary of the site as priority areas for preservation, where
appropriate:
I
WH
a
I
LEGEND
EXISTING TREE COVER
EXISTING 100 -YEAR FLOOD PLAIN
TREE COVERIOPEN SPACE TO BE PRESERVED WHERE APPROPRIATE
EXISTING CREEKS & WATER BODIES
The plan shows that the existing pond will be enlarged and will serve as a focal
point of the development. Although all of the trees in the ERP preservation
area will be removed, these trees are predominantly mesquite and hackberry
trees that will be replaced with trees such as oaks and elms.
Mobility & Master Thoroughfare Plan /Southlake Pathways Plan
Recommendations
Case No. Attachment A
ZA07 -097 Page 3
The Mobility and Master Thoroughfare Plan recommends that a north -south 2-
lane, undivided collector roadway with 60 feet of right -of -way be constructed
from Union Church Road to West Southlake Boulevard. The applicant is
proposing a north -south roadway (Watermere Drive) that is consistent with the
Mobility and Master Thoroughfare Plan.
A 6 foot sidewalk is required along Union Church per the Southlake Pathways
Plan. This sidewalk is shown on the concept /development plan.
Sidewalks (5 foot minimum) are required along both sides of all public and
private streets. Sidewalks are not shown on the north and west side of Private
Street C. In addition, the sidewalk on the east side of Private Street C is not
shown to connect to the S -P -2 portion of the development to the north.
Provide sidewalks along both sides of the entire length of Private Street C.
P &Z ACTION: August 23, 2007; Approved (6 -0) as presented and subject to Concept Plan
Review Summary No. 1, dated August 17, 2007.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 1, dated August 17, 2007.
N: \Community Development\MEMO\200 7eases\07-097ZCP. doe
Case No.
ZA07 -097
Attachment A
Page 4
Vicinity Flap
South Village at Watermere
Zoning Change and Concept Plan
pr
� 1 �
a ❑ .n9
Q
$ ra
p 4
°
0
CP
r�
P �.� S pN
r . .. r3
1000
N
kX1
1000 2000 3000 Feet
irr
S
rid
Case No. Attachment B
ZA07 -097 Page 1
Approved Concept Plan for Watermere Phase 1
- -------- �VX - 3 1 �3 'A V I H I n 0 5
cf4
gm
I R
l o g 1
RON
I J;
P4
xi
!7
Case No. Attachment C
ZA07-097 Page 1
5 v x 3 1 3 A v i H i n o s
Case No.
ZA07-097
Attachment C
Page 2
H.-
to
7,1
Mp
h
lion
'Inn
11
M
H
IN
M
mill
a
1 3
�v
Ism
so
Bills
Elm
Case No.
ZA07-097
Attachment C
Page 2
H.-
7,1
Mp
h
lion
'Inn
11
b5
mill
a
1 3
�v
Ism
so
Case No.
ZA07-097
Attachment C
Page 2
7,1
Mp
lion
11
mill
a
�v
Case No.
ZA07-097
Attachment C
Page 2
lion
11
mill
11
Ism
so
Bills
Elm
INE
NIMME
Ill
MI
so
11
I
11
SEINE
IS
mill
No
plimill
sommoull
mill
MEN
mimimm
SIM
Case No.
ZA07-097
Attachment C
Page 2
Developer's Narrative Letter
South Village at Watermere
Development Regulations
August b, 2047
This proposal is being made by feller Watermere, LP and Southlake Watermark, LP, to
amend Ordinance No. 480 -476 to include two (2) tracts totaling 3.62 acres to the existing
33.53 acre SP -2 Zoning District.. "These parcels are to be known as the South Village at
Watermere. All residents of the South Village at Watermere will have access to the
clubhouse, open spaces, swimming pools, walkways, and other amenities of the
Watermere at Southlake development.
This presentation to the City of Southlake will document and provide information on
1. Existing site conditions and adjacent property uses and zoning;
2. Description of the proposed development concept;
3. Description of the development improvements including paving, storm drainage,
water and sanitary sewer facilities.
Project Location
The South Village at Watermere is located on the north side of Union Church Road and
east of Pearson Lane. The western property line abuts the Chesapeake subdivision which
is zoned "R -PUD." The southern property line is the northern right-of-way line for Union
Church Road.. Hidden Lakes, a 1,000 -acre residential development in the City of Keller,
is located on the south side of Union Church. Undeveloped property is on the east and
northwest side of the property. At the north and northeast property boundaries lies the
Watermere at Southlake that is currently under development.
Ownership
The property is currently owned by Keller Watermere, LP, and Southlake Watermark
Holdings, LP..
Proposed Zoning and Laird Use
The proposed zoning of the South Village at Southlake is "S -P -2" Generalized Site Plan
District according to Section 32 of the City of Southlake's Comprehensive Zoning
Ordinance and Ordinance No. 480 -476. A separate submittal to change the Future Land
Use Map designation ftorm Public /Semi- Public to Mediurn Density Residential and a
zoning change to create a "R -PUD" Residential Planned Unit Development zoning
district for the adjacent land is being made concurrently with this submittal.
Development Concept
The South Village at Watermere will continue the quality development of Watermere at
Southlake and add to the already diverse and vibrant area. All residents of the South
7A 07 - 09;
i�►rf p E 9n[l7
ZA07 09 1
Case No.
ZA07 -097
Attachment C
Page 3
Village at Watermere will have access to the clubhouse and other amenities within the
Watermere at Southlake development. The South Village at Watermere will provide
reciprocal access to the residents of Watermere at Southlake. The perimeter of the South
Village at Watermere will be single - family detached housing and the interior will have
the single family attached housing. Watermere Drive divides the property and will have
open space on both sides of the street. The open space to the east will contain the 3-acre
pond with fountains and a fishing pier. Other features include a pool, tennis courts, and a
pavilion.. All housing will be deed restricted to residents ages 55 or older to maintain the
atmosphere of the Watermere development.
Development Standards and Regulations
The development standards and regulations set forth in Ordinance No, 480 476 shall
continue in the new 3.62 acre tract.
Permitted Uses
I, Residential Uses - Multiple Family Dwellings - Including apartments,
condominiums and townhouses.
1 Community Facility Uses.
3, Public, semi - public and private parks..
4. Recreation and open space including playgrounds, parkways, greenbelts, ponds
and lakes, botanical gardens, pedestrian paths, bicycle paths.
5_ Other uses of a similar nature and character
Home Owners Association
The South Village at Watermere will be part of the Condominium Association that has
been established for the Watermere at Southlake development. The Association will be
responsible for maintaining all open spaces, private streets, and fencing throughout the
development.
Engineering Analysis
Roadways
The South Village at Watermere is bounded by Union Church Road to the south where
ingress and egress will be provided for a south entrance., Watermere Drive, a public
street, will be extended from the north through the subject property and connect to Union
Church Road. This connection will provide north/south ingress and egress from Union
Church Road to Southlake Boulevard. The individual lots will be served by private streets
that are gated.
Z A 0 7 - 0 9 7 AUG f9 4 2007
ZA07 -
Case No. Attachment C
ZA07 -097 Page 4
Drainage
The South Village at Watennere is located in the Big Bear Creek Watershed and
generally drains from the north to the south. The three -acre pond will act as a detention
system for the storm drainage before the stone water is discharged across Union Church
Road. The detention system has been design so that downstream properties will not be
adversely affected by the development of the South Village at Watermere. Detailed
drainage studies will be provided to the city with the submission of the construction
plans.
Water Distribution and Sewage Collection lection, System
s
With this development, a new 12" waterline will be constructed along the frontage of
Union Church Road and connect to the existing 12" waterline in front of the Chesapeake
Place neighborhood. A 8" waterline will be extended along the Watermere Drive with 8"
waterlines extending into the private streets. The development will be served by the
existing sanitary sewer line that runs through the eastern portion of the property. Detailed
construction plans for the utilities will be submitted to the city for review at the
appropriate tirne.,
Summary
The South Village at Watermere is designed to be an extension of the Watermere at
Southlake development and to transition from Watermere at Southlake development to
the existing single - family developments, The South Village at Watermere will be a
positive addition to this part of Southlake and to the neighbors in Keller.
We respectfully request the City of Southlake Planning and Zoning Commission and City
Council approve the change in zoning from "AG Agriculture and "S -P -2" Generalized
Site Plan District to a "R -PUD" Residential Planned Unit Development Zoning and "S -P-
2" Generalized Site Plan District.
Z 07 097
ZA07- 09�
1�llG c3 t 1007
Case No.
ZA07 -097
Attachment C
Page 5
ASSISTED LIVING BUILDING
SINGLE FAMILY RESIDENTIAL
OPEN SPACE
r
i •
UNION CHURCH DRIVE
LUXURY CONDO TOWER
CLUBHOUSE
Case No. Attachment C
ZA07 -097 Page 6
Conceptual Drawing of Overall Site
Proposed Concept Plan for South Village at Watermere
t.
ex
7 T
ii
it
I
V
at ,Rj 5 Ij in s z A �W a Fa il F MS a -
13
j!j
o!
q ➢ 91IMHU
N
X" t'fl
Jig.
agg
qi 4 51 4
HM, M
ull i . h lnfl f
r I'll
Case No. Attachment C
ZA07-097 Page 7
Oa;
jg
Mi
t
FOREMEN
pp
4 - >
NIL
7 T
ii
it
I
V
at ,Rj 5 Ij in s z A �W a Fa il F MS a -
13
j!j
o!
q ➢ 91IMHU
N
X" t'fl
Jig.
agg
qi 4 51 4
HM, M
ull i . h lnfl f
r I'll
Case No. Attachment C
ZA07-097 Page 7
Conceptual Building Elevation
Case No.
ZA07-097
Attachment C
Page 8
. ..... ..... ...
Ng,'DV.LLOJ - X37d - P
H IV JHJMRIVAl
Case No.
ZA07-097
Attachment C
Page 8
Conceptual Landscape Plan
Case No.
ZA07 -097
� I I
• • `
INX
• a
`.
4
LF
•
n T 1 W
a Q
Attachment C
Page 9
y i
ns
IL
iY
LU
z
LU
w
z
Ul
u
z
I
Case No. Attachment C
ZA07-097 Page 10
tl�
z
I
5 7
t
IL
3'
yhik 7
z
LU
ui
LU
z
LU
w
z
Ul
u
z
I
Case No. Attachment C
ZA07-097 Page 10
SINGLE FAMILY RESIDENTIAL B' HIGH STONE COLHMN
WITH WRdI1dHT IRON
So uth Vill at Watermere
August 23, 2007 City of Southlake, Texas CONCEPTUAL LANDSCAPE PLAN
AMENITY CENTER
Y WIDE
SIDEWALK
GftOUNOCOVCR -
W ^T
\�eQFOR �F
e M
South Village at Watermere
August 23, 2007 City of Southlake, Texas CONCEPTUAL LANDSCAPE PLAN
Case No. Attachment C
ZA07 -097 Page 11
Landscape Plan
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment C
ZA07-097 Page 12
l
i
I N
Q
z
ti
did
�
b 6
P
I
K
u#i
.. p
b I
4
D �
+
4
1
.ft
as
to
T�lc
0
T
CC)
—C)
0
000
i
I
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment C
ZA07-097 Page 12
l
i
I N
Q
z
ti
did
�
b 6
4
D �
+
4
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment C
ZA07-097 Page 12
Q
z
ti
did
�
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment C
ZA07-097 Page 12
Tree Conservation Analysis
Case No Attachment C
ZA07 097 Page 13
1 4
1 1 5!
Case No Attachment C
ZA07 097 Page 13
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA07 -097 Review No.: One Date of Review: 08/17/07
Project Name: Concept Plan — South Village cr Watermere ( "S -P -2" zoning)
APPLICANT: Southlake Watermark Holdings ENGINEER: GSWW, Inc.
Richard Simmons Sean Faulkner, P.E.
3110 W. Southlake Blvd
Southlake, TX 76092
Phone: (817) 742 -1851
Fax:
3950 Fossil Creek Blvd, Suite 210
Fort Worth. TX 76137
Phone: (817) 306 -1444
Fax: (817) 306 -1555
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/06/07AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748 -8602.
1. The development does not comply with the underlying land use designation of 'Public/Semi-Public'. A
request to amend the land use designation is being processed concurrently.
2. Provide an overall legal description and graphic exhibit of the "S -P -2" boundary to include the new
boundary of Phase 1 & the new "S -P -2" area to be added.
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.
* Any variance requests have to be documented in writing and fully justified.
* 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, and a 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.
This site falls within the applicability of the residential adjacency standards as amended by Ordinance
480 -CC, Section 43, Part III "Residential Adjacency Standards" as well as the Corridor Overlay Zone
Case No.
ZA07 -097
Attachment D
Page 1
regulations in Section 43, Part II. Although no review of the following issues is provided with this
concept plan, the applicant must evaluate the site for compliance prior to submittal of the site plan. A
Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council
prior to issuance of a building permit. Note that these issues are only the major areas of site plan
review and that the applicant is responsible for compliance with all site plan requirements:
• Masonry requirements per §43.13a, Ordinance 480, as amended and Masonry Ordinance No. 557, as
amended.
• Roof design standards per § 43.13b, Ordinance 480, as amended
• Mechanical Equipment Screening
• Vertical and horizontal building articulation (required on all building facades) per §43.13d, Ordinance
480, as amended.
• Building setback standards as per § 43.13h and as shown in exhibit 43 -E, Ordinance 480, as amended.
• Spill -over lighting and noise per §43.131 and §43.13j, Ordinance 480, as amended.
• Off - street parking requirements per §35, Ordinance 480, as amended. All areas intended for vehicular use
must be of an all weather surface material in accordance with the Ordinance No. 480, as amended.
• Screening as per §39.4, Ordinance 480, as amended.
• Interior landscaping per Landscape Ordinance No. 544.
• Fire lanes must be approved by the City Fire Department.
TREE CONSERVATION COMMENTS
The submitted Tree Conservation Plans shows almost all of the existing trees within the proposed
development to be removed. The most quality trees are within the right -of -way of Watermere Drive,
close to the intersection of Watermere Drive and Union Church Road. Unless Watermere Drive were
shifted to east or the west before it intersects Union Church Road, and area where the trees are was
designated parkland or common area, the trees would be removed for the construction of the
Watermere Drive right -of -way.
The existing trees along Union Church Road are shown to be removed on the Tree Conservation Plan.
Except for any pecan trees that may be existing, these trees are made up of not very desirable species
and to repair the existing drainage along that section of the right -of -way would cause for a large
portion of the trees to be removed.
The submitted landscape design proposes more trees to be planted than currently exist on the site.
Street tree plantings as well as extensive tree planting and landscaping are proposaed across the site
and along Union Church Road.
Case No.
ZA07 -097
Attachment D
Page 2
* 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.
PUBLIC WORKS - ENGINEERING COMMENTS
GENERAL COMMENTS:
1. Additional comments may be forthcoming with the review of the revised TIA.
2. Provide adequate corner clips where necessary.
* Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line. A 20' easement is required ifboth
storm sewer and sanitary sewer will be located within the easement.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
* Minimum radius for public sanitary sewer is 200'.
* Public water and sanitary sewer lines cannot cross property lines without being in an easement or in the
ROW. All public water and lines in easements or ROW must be constructed to City standards. Water
and sanitary sewer services may not cross lot lines.
* Water meters and fire hydrants shall be in an easement or in the ROW.
DRAINAGE COMMENTS:
1. All of the lots along Union Church drain directly into the drainage system in Union Church. How will
developed flows from these lots be handled so as not the adversely affect the adjacent downstream
properties? Consider directing roof drains from these structures to the street. Downstream
improvements may be required to handle the drainage from this development.
* Ensure that the difference between pre and post development runoff is captured in the detention area.
Access easements are needed for maintenance of the detention area. All detention areas shall be in
drainage easements.
* The preliminary drainage plan provided shows a runoff coefficient of 0.3 5 for existing conditions. Note
that 0.30 is the acceptable coefficient for existing conditions and revise calculations accordingly.
* Verify that the size, shape, and /or location of the detention area, as depicted on the development plan,
will be adequate to meet the detention requirements. Any changes to the size, shape, and /or location of
the proposed pond(s) may require a revision to the plan and may need to be approved by the Planning
and Zoning Commission and the City Council.
* Radius pipe is required for storm sewer under public pavement.
* This property drains into Critical Drainage Structure 918 and requires a fee to be paid prior to
beginning construction.
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance 9 605.
INFORMATIONAL COMMENTS:
Case No. Attachment D
ZA07 -097 Page 3
* Submit civil construction plans (22" X 34" full size sheets) and a completed Construction Plan Checklist
directly to the Public Works Administration Department for review. The plans shall conforin to the most
recent construction plan checklist, standard details and general notes which are located on the City's
website.
* 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.
SOUTHLAKE 2025 COMMENTS
Consolidated Land Use Plan Recommendations
The underlying designation is Public /Semi- Public and Medium Density Residential. The proposed development
is not consistent with the Public /Semi -Public designation. This property does not have an optional land use
designation. A Comprehensive Plan Amendment application has been submitted to change the underlying land
use designation to Medium Density Residential.
Environmental Resource Protection Recommendations
The Environmental Resource Protection (ERP) Plan identifies the northeast corner and eastern boundary ofthe
site as priority areas for preservation, where appropriate:
i
AF
LEGEND
EXIS7ING TREE COVER
EXISTING 100 -YEAR FLOOD PLAIN
- TREE COVERIOPEN SPACE TO BE PRESERVED WHERE APPROPRIATE
EXISTING CREEKS & WATER BODIES
Case No.
ZA07 -097
Attachment D
Page 4
The plan shows that the existing pond will be enlarged and will serve as a focal point of the development.
Although all of the trees in the ERP preservation area will be removed, these trees are predominantly mesquite
and hackberry trees that will be replaced with trees such as oaks and elms.
Mobility & Master Thoroughfare Plan /Southlake Pathways Plan Recommendations
The Mobility and Master Thoroughfare Plan recommends that a north -south 2 -lane, undivided collector
roadway with 60 feet of right -of -way be constructed from Union Church Road to West Southlake
Boulevard. The applicant is proposing a north -south roadway (Watermere Drive) that is consistent with
the Mobility and Master Thoroughfare Plan.
A 6 foot sidewalk is required along Union Church per the Southlake Pathways Plan. This sidewalk is
shown on the concept /development plan.
Sidewalks (5 foot minimum) are required along both sides of all public and private streets. Sidewalks are
not shown on the north and west side of Private Street C. In addition, the sidewalk on the east side of
Private Street C is not shown to connect to the S -P -2 portion of the development to the north.
Provide sidewalks along both sides of the entire length of Private Street C.
Additional Comments
The submitted materials indicate that the same sign palette approved in the northern portion of Watermere will
be used in the South Village. Please be aware that a Master Sign Plan application will be required for approval
of the sign palette for the South Village. If you wish to have the Master Sign Plan application processed in
conjunction with the zoning requests, please submit the Master Sign Plan application a minimum of 3 weeks
prior to the anticipated City Council meeting.
Case No.
ZA07 -097
Attachment D
Page 5
Surrounding Property Owners
South Village at Watermere
0
MU O
sPO # I Owner I Zoning I Land Use I Acreage
1.
Hall, Jerry G
SF1 -A
Medium Density Residential
1.241
2.
Hall, Jerry
SF1 -A
Medium Density Residential
1.535
3.
Hall, Jerry
SF1 -A
Medium Density Residential
1.816
4.
Lakeside Pres Ch Grapevine
CS
Medium Density Residential
7.614
5.
Dallas Ashton Resid Llc
SF20A
Medium Density Residential
0.462
6.
Hopkins, David W Etux Karen K
SF20A
Medium Density Residential
0.468
7.
Griser, David Etux Kara
SF20A
Medium Density Residential
0.457
8.
Enriquez, Henry
SF20A
Medium Density Residential
0.47
9.
Mullenix, David W Etux Raeann
SF20A
Medium Density Residential
0.589
10.
Mendez Ltd
SF1 -A
Medium Density Residential
1.173
11.
Goodell, William J
SF1 -A
Medium Density Residential
1.771
12.
Lee, Jane S Etvir James
AG
Medium Density Residential
5.515
13.
Keller ISD
AG
Medium Density Residential
10.066
14.
Keller ISD
AG
Medium Density Residential
20.385
15.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
9
16.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
1.963
17.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
7.856
18.
Southlake Watermark Holding Lp
SF1 -A
Medium Density Residential
1.401
Case No. Attachment E
ZA07 -097 Page 1
19.
Keller, Nancy L
AG
Medium Density Residential
2.478
20.
Horn & Toad Properties
AG
Medium Density Residential
4.004
21.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
8.626
22.
Wiesman, E I
AG
Medium Density Residential
13.185
23.
Southlake Watermark Holding Lp
SP2
Public /Semi - Public
2.087
24.
Mortazavi, Joseph Etux Kimiela
AG
Public /Semi - Public
3.449
25.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
6.037
26.
Mortazavi, Joseph A & Kimiela
AG
Medium Density Residential
2.816
27.
Couch, Bobbie J
AG
Medium Density Residential
3.819
28.
Southlake Watermark Holding Lp
SP2
Medium Density Residential
2.382
Case No.
ZA07 -097
Attachment E
Page 2
Surrounding Property Owner Responses
South Village at Watermere
Notices Sent: Twenty Eight (28).
Responses Receive: None (0).
Case No.
ZA07 -097
Attachment F
Page 1
SPIN MEETING REPORT
CASE NO. ZA07 -060 & ZA07 -061
PROJECT NAME: SOUTH VILLAGE AT WATERMERE
SPIN DISTRICT: 15
MEETING DATE: 6:30PM, JUNE 11, 2007
MEETING LOCATION: 1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3A & 3B
TOTAL ATTENDANCE:
• SPIN REPRESENTATIVE(S) PRESENT: Bob Gray (11)
• APPLICANT(S) PRESENTING: Rick Simmons
• STAFF PRESENT: Planner Clayton Comstock, Community Relations Officer Pilar Schank
STAFF CONTACT: Clayton Comstock, (817)748 -8269; comstock @ci.southlake.tx.us
APPLICANT PRESENTATION SUMMARY
30 -acre Development Details
0 62 single - family residential lots (detached)
0 7 four - family ( "fourplex ") lots (attached)
0 26% land dedicated for open space
■ Exterior amenities such as tennis courts, swimming pools, lake, walking trails,
gazebos, pavilions, etc.
o Fencing to the south and west will allow properties to the west to drain into Watermere
and will hopefully resolve existing drainage problems on the site
QUESTIONS & DISCUSSION
Land Use & Development Design Questions
QUESTION: What will the backyard setbacks be? Will pools be allowed?
QUESTIONS: Will these homes be two - stories? What will their minimum size be? What will be their starting
price?
RESPONSE: Because the target audience of these homes is individuals between the ages of 55 and upper -60's,
there should not be a high demand for two -story homes. They are geared more toward 1 story
with three -car garages. Houses will range between 3.500 to 4000 square feet, with a 5000 square
foot maximum and prices will likely start around $700, 000.
QUESTION: What is the timeline, or phasing, of construction? Will the wall be put up first?
RESPONSE: Dirtwork will come first, followed by the installation of the drainage system, then the wall will be
installed.
Case No. Attachment G
ZA07 -097 Page 1
SPIN MEETING REPORT — PAGE 2
QUESTION: Can you work with the developer of the office park development to the north to create some
consistency between your two screening walls along Chesapeake Place?
QUESTION: Who will be responsible for the maintenance of the screening walls between Chesapeake Place
and Watermere?
RESPONSE: The HOA of the South Village at Southlake will be responsible for its maintenance given normal
wear and tear conditions.
QUESTION: What is the setback of the wall along Union Church Road?
RESPONSE: The screening wall along Union Church Road will be close to the same setback as Chesapeake
Place's wall.
QUESTION: Are the parks going to be dedicated as public parks?
RESPONSE: They will not be dedicated as public parks because Watermere would like the discretion to control
its use and maintenance. However, there will be a public easement dedicated on the park on the
west side of Watermere Drive that will allow for public use.
Traffic & Roadway Related Questions
QUESTION: Where does Watermere Drive go? Will they have speedbumps?
RESPONSE: Watermere Drive runs from W Southlake Blvd through the Watermere property to Union Church
Road and will be a public road. There cannot be any speed bumps, per City regulations, but
Watermere will try to make use of stop signs and lower speed limits.
QUESTION: Are there any plans for a light for your development at W. Southlake Blvd?
RESPONSE: There are no plans for a traffic signal at W Southlake Blvd and Watermere Drive at this time and
because of the spacing between signals it would be difficult to have one there.
QUESTION: Who will be responsible for maintaining the streets?
RESPONSE: As Watermere Drive will be a public street, the City will be responsible for its maintenance. All
other streets within the Watermere development are private and are to be maintained by the HOAs.
QUESTION: How wide are the private streets? Is it a gated community?
RESPONSE: The private streets in South Village at Watermere are 27 feet from back of curb to back of curb.
There are some areas near the fourplexes that have parallel parking spaces that add another 8 feet
of width.
Drainage & Engineering Questions
QUESTION: Will there be any elevation changes to the property due to the efforts to resolve drainage? How
would that effect fence heights?
QUESTION: Where does the City of Southlake storm drain to the southwest go?
Case No.
ZA07 -097
Attachment G
Page 2
SPIN MEETING REPORT — PAGE 3
Other Questions
QUESTION: Do you intend to purchase any other adjacent property for future expansion?
RESPONSE: There are no plans at this time to purchase or develop any additional property. This project itself
will take many years to develop. "We've got our hands full already."
QUESTION: How are sales on Phase I?
RESPONSE: There have been about 68 deposits made and 17 real sales without product in the first phase of
Watermere. Once it is more developed and folks can see the product, we expect to see a surge.
QUESTION: When will you have the first model open?
RESPONSE: November 2007
SUMMARY
The meeting's attendants were generally receptive to the plan as well as the developer's willingness to continue working
with adjacent property owners on fencing and drainage issues, which seem to be the two major concerns with this
development.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither
verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues
and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as
guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission
and final action by City Council.
Case No.
ZA07 -097
Attachment G
Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -476a
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS TRACTS
4F, 4F1, 5A1B, 6A1, & 6114 AND A PORTION OF TRACTS 4D, 4G, &
6A, J.G. ALLEN SURVEY, ABSTRACT NO. 18, BEING
APPROXIMATELY 37.53 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT AND "S -P -2" GENERALIZED SITE
PLAN DISTRICT TO "S -P -2" GENERALIZED SITE PLAN DISTRICT
TO INCLUDE PERSONAL CARE FACILITY, NURSING CARE
HOME, AND (SENIOR) MULTI - FAMILY RESIDENTIAL USES, AS
DEPICTED ON THE APPROVED CONCEPT PLAN ATTACHED
HERETO AND INCORPORATED HEREIN AS EXHIBIT "B ",
SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN
THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION
IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the
electorate pursuant to Article X1, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local
Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to
adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures
and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the
purpose of promoting the public health, safety, morals and general welfare, all in accordance with a
comprehensive plan; and
Case No. Attachment H
ZA07 -097 Page 1
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural District and
"S -P -2" Generalized Site Plan District under the City's Comprehensive Zoning Ordinance; and
WHEREAS, a change in the zoning classification of said property was requested by a person or
corporation having a proprietary interest in said property; and
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City
Council did consider the following factors in making a determination as to whether these changes should be
granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately
surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the
vehicular and stationary lights and effect of such lights on established character of the neighborhood; location,
lighting and types of signs and relation of signs to traffic control and adjacent property; street size and
adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in
the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-
street parking facilities; location of ingress and egress points for parking and off - street loading spaces, and
protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health
ad the general welfare; effect on light and air; effect on the over - crowding of the land; effect on the
concentration of population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things
the character of the districts and their peculiar suitability for particular uses and the view to conserve the value
of the buildings, and encourage the most appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity
for the zoning changes, that the public demands them, that the public interest clearly requires the amendments,
and that the zoning changes do not unreasonably invade the rights of those who bought or improved property
Case No. Attachment H
ZA07 -097 Page 2
with reference to the classification which existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning
lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health
and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids undue
concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools,
parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity
and need for the changes in zoning and has also found and determined that there has been a change in the
conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a
change since the tract or tracts of land were originally classified and therefore feels that the respective changes
in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of
the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and
welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed
on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the
permitted uses in the hereinafter described areas be altered, changed and amended as shown and described
below:
Being Tracts 4F, 4F1, 5A1B, 6A1, & 6B4 and a portion of Tracts 4D, 4G, & 6A, J.G. Allen
Survey, Abstract No. 18, being approximately 37.53 acres, and more fully and completely
described in Exhibit "A" from "AG" Agricultural District and "S -P -2" Generalized Site Plan
District to "S -P -2" Generalized Site Plan District to include personal care facility, nursing care
home, and (senior) multi - family residential uses as depicted on the approved Concept Plan
attached hereto and incorporated herein as Exhibit `B ", and subject to the following specific
Case No.
ZA07 -097
Attachment H
Page 3
conditions, if any:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake,
Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of lased herein above described shall be subject to
all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent
ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words,
phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby
ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance with the
comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the
community. They have been designed, with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and
air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the
adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial
needs and development of the community. They have been made after a full and complete hearing with
reasonable consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use
of land throughout the community.
SECTION 5.
Case No. Attachment H
ZA07 -097 Page 4
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting
zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions
of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity
of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid,
the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or
who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two
Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a
separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the
provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at
the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation,
both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by
this ordinance but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its
caption and penalty together with a notice setting out the time and place for a public hearing thereon at least
fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition
of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall
Case No.
ZA07 -097
Attachment H
Page 5
additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of
this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in frill force and effect from and after its passage and publication as required by
law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2007.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2007.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
Case No. Attachment H
ZA07 -097 Page 6
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA07 -097
Attachment H
Page 7
EXHIBIT "A"
Being Tracts 4F, 41 5AIB, 6AI, & 6134 and a portion of Tracts 4D, 4G, & 6A, J.G. Allen Survey, Abstract
No. 18, being approximately 37.53 acres:
* * * Insert M &B Description * * *
Case No.
ZA07 -097
Attachment H
Page 8
EXHIBIT "B"
Concept Plan for Watermere at Southlake
-- s - vx 3 1 '1 N v I H i n o s
Ell
-------- --
W
p x
5- 1 ON
Xk
z
Z \
A,
-1
Case No. Attachment H
ZA07-097 Page 9
Concept Plan for South Village at Watermere
t.
ex
L
7 T
ii
it
I
V
at ,Rj 5 Ij in 9 z i
4e
Ji� 5;
p
I
ii 'K 1�
4;R
iT
�Or 11 § q T�, - vj3 1 �-, ;�, -`� i�� � , I , 1 ifi! i im
5, s9 fl .j� 9 2 " , , �i
'q! �i i" i,,� i! ; 0 2
A qj � �11� ii yR� q viii�.i gig
I! Eli
q �i -
1 i i� i is A i
r I'll
Case No. Attachment H
ZA07-097 Page 10
Oa;
jg
Mi
t
FOREMEN
pp
4 - >
NIL
L
7 T
ii
it
I
V
at ,Rj 5 Ij in 9 z i
4e
Ji� 5;
p
I
ii 'K 1�
4;R
iT
�Or 11 § q T�, - vj3 1 �-, ;�, -`� i�� � , I , 1 ifi! i im
5, s9 fl .j� 9 2 " , , �i
'q! �i i" i,,� i! ; 0 2
A qj � �11� ii yR� q viii�.i gig
I! Eli
q �i -
1 i i� i is A i
r I'll
Case No. Attachment H
ZA07-097 Page 10
55 VV X 331 3NVI Hinos
s
- s
w�
�
a
s
i
y
V B
N
E
�o
as
IFS a
O
g ;
I }
-� M
5�
8 88 -]$ES
,
s
3„
k &�
k�oz�
F@
I
l
ge
ks
v
o
Y
W 0 W
b
e
@ S 9
Y
Eo
i
1 g H
6&
3&
' �K
0 1
5
11
NINE
IS
s
- s
w�
�
a
s
i
y
V B
N
E
�o
as
IFS a
UE�O' �a
5�
8 88 -]$ES
,
s��„
3„
k &�
k�oz�
F@
I
l
v
o
E
��O
x
kk
5
11
NINE
s
- s
w�
�
a
s
i
y
V B
❑
E
�o
as
IFS a
„ g
s
- s
s
i
y
V B
❑
E
�o
as
e r
„ g
a
Jill
v
o
E
��O
x
kk
Case No. Attachment H
ZA07 -097 Page 11
Jill
11
NINE
IS
INE
Nom
is
ONES
I
all
MEN
limilis
mimmilps
111111111
monsom
In
main
M illi
11111111
nommoomm
In
Case No. Attachment H
ZA07 -097 Page 11
S v x 3 1 3 'A v I H I Cl 0 S
- �
� � \ \} � ) \[1
) �I �
� \ \�)� I / \j \«
M
Lil tE
, 0 10
Case No. Attachment H
ZA07 097 Page 12
k, � \ Sg I ul
SHX31'3xVlHin0S
z
O
Q
u�
L
U
O
w
z
R
ly
4 0lo Qa�w
w nSL
u�uc���LLE
Qom
z
O
Q
�J
uJ
u�
D
z
z
Q
W
U�
Q
Case No. Attachment H
ZA07 -097 Page 13
S V x 3 1 `3 'I V l H 1 n O S i. j
4
Case No.
ZA07 -097
I I I I I
I I I I
I II
I I
I I
I
I, 1 1 !i I I
;LL
9 t
�w
L�
Y2 Q
d
O 4 O QN Q
N
�� LL 1KN
w w�
N �FZ
r U U �I L W
Qom M Q�J
i
III i Viu
6
n
z � O�
Q
W
rl
Q r
L
rl[
Q c
!L
�l
a l
e
ale a���
�' i il'I Y T :•:s: � tli5
�, Atli
asp
I
1
t
I
F
� I
I
" I f l ' R l ll i l�
I
' I
Q
q O
O NNW
9!
��I�a
:nQF
S9yS•
1 Iti !1[�ie jl1 4.71iy
Z Qr
di �fz
RE mI:n QNU
ti 4 tIA� ,a
niiidl111
;LL
9 t
�w
L�
Y2 Q
d
O 4 O QN Q
N
�� LL 1KN
w w�
N �FZ
r U U �I L W
Qom M Q�J
i
III i Viu
6
n
z � O�
Q
W
rl
Q r
L
rl[
Q c
!L
�l
a l
I
asp
I
1
t
I
F
� I
I
I I
I I I
I
' I
Q
q O
O NNW
:nQF
Z Qr
di �fz
RE mI:n QNU
r
O i
K � I
0^b I I
zl
G
QI,
uJ
o
m
W
N
O
� -1
Q
1 O O O QmW
cHV u�Q
NQ�
�p Z +eQO
f aa
w
R
j}
�O
O�
z�
j f1_
�a
Attachment H
Page 14
' I
I
I
Uw
m
I
HH,
z
C
W
a_
O'
U'U
�I
z
w
0
u�
X
Z
zI
O,
�I
W
Q�
Gr
z
z
U�
Q
z
W
G
z'
O
Q
J
U
a_
O °
Ds
Ow
U�
Q
z
w
0
v;
W
�I
svx31 3xvi Hlnos
" 4ausrj uosPl��a,�ey
I II�I� =F�s
I�
Case No. Attachment H
ZA07 -097 Page 15
W� cpa1-
Oi � LLw�
ml z Sao
DIY V
�W
�I o l o !a�a
Q QL
a
Q
o f o o s
w m?E
� �LLW
N u
�� w -N.s U_ Q.NU
5 V X 3 1 '3 N V I H I n 0 5
IL
i
IV
Z
Z
j:
I II
LLJ,
IX
all I
ii
00
, 7
Case No. Attachment H
ZA07-097 Page 16
ASSISTED LIVING BUILDING
SINGLE FAMILY RESIDENTIAL
OPEN SPACE
pl l
f -
61
s
UNION CHURCH DRIVE
LUXURY CONDO TOWER
CLUBHOUSE
Case No. Attachment H
ZA07 -097 Page 17
* -- 7f -
AMENITY CENTER
1� LAKE WATERMERE
Case No. Attachment H
ZA07 -097 Page 17
Conceptual Landscape Plan
Case No.
ZA07 -097
E
4 1
\ W
g 1
Q '
�.
as do ®
• M •I' OR
x �
Attachment H
Page 18
y i
ns
IL
iY
LU
z
LU
w
z
Ul
u
z
I
Case No. Attachment H
ZA07-097 Page 19
tl�
z
I
5 7
t
IL
3'
yhik 7
z
LU
ui
LU
z
LU
w
z
Ul
u
z
I
Case No. Attachment H
ZA07-097 Page 19
SINGLE FAMILY RE &02ATIAL , HRH STONE COLUMN
" - - South Village a Watermere
AUqW7X 2907 coy ofSoufhk", rix= CONCEPTUAL LANDSCAPE PLAN
AMENITY -ER
5'WIOE
sloEwn�K
�nroolaocovER
R.y
South Village at Watermere
Auguq IJ:.3W7 City 9f Sou�hMke, fesna CONCEPIUA! LANDSCAPE PLAN
Case No. Attachment H
ZA07 -097 Page 20
Landscape Plan
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment H
ZA07-097 Page 21
l
i
I N
Q
z
ti
did
�
b 6
P
I
K
u#i
.. p
b I
4
D �
+
4
1
.ft
as
to
T�lc
0
T
CC)
—C)
0
000
i
I
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment H
ZA07-097 Page 21
l
i
I N
Q
z
ti
did
�
b 6
4
D �
+
4
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment H
ZA07-097 Page 21
Q
z
ti
did
�
0
j D
�b
�- - -ids
(4
------ I U6,
O
-be
o-0 - O --
C. C�
hill � ------
-LO
O
0
Case No. Attachment H
ZA07-097 Page 21
Tree Conservation Analysis
0
Case No Attachment H
ZA07 097 Page 22
2 Mr i
2 N` i
0
Case No Attachment H
ZA07 097 Page 22