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Item 6HCity of Southlake Department of Planning & Development Services STAFF REPORT September 12, 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 1 project and is proposing the same permitted uses and development regulations. 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. The applicant is proposing private, gated streets as part of the new portion of the Watermere development to be called South Village at Watermere. At the first reading of this item on June 19, 2007, City Council approved the first reading for expanding the first phase and taking 2 acres out of the original boundary. The first reading was also approved subject to the P &Z motion and the motion for the associated case ZA07 -098 which included the following: • Noting the applicant has agreed to match the side elevations with 85% masonry and rear as presented 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 At the first reading of this item on June 19, 2007, City Council approved the first reading for expanding the first phase and taking 2 acres out of the original boundary. The first reading was also approved subject to the P &Z motion and the motion for the associated case ZA07 -098 which included the following: • Noting the applicant has agreed to match the side elevations with 85% masonry and rear as presented Case No. ZA07 -097 Material Percentages ( %) Approximate percentages based on site and building location. Phase — 1 (Villas) Phase — 2 (Villas) Front Elevation = 85 % Brick/Stone Front Elevation = 95% Brick/Stone presenting revised exhibits at the next City 15% Stucco /Siding Council meeting. 5% Siding Rear Elevation = 40% Brick/Stone Rear Elevation = 85% Brick/Stone presenting revised exhibits at the next City 60% Stucco /Siding Council meeting. 15% Siding Side Elevation = 40% Brick/Stone Side Elevation = 49% 85 % Brick/Stone presenting revised exhibits at the next City 60 % Stucco /Siding Council meeting. 6" 15% Stucco /Siding An age restriction of 55 years 4 trees per lot • Subject to the applicant's presentation at 1st reading City Council requested the applicant to address the following items at the second reading: Item Applicant Response 1. Provide an exhibit for screening from Staff has not received anything from the Watermere Drive from the parking applicant at this time. The applicant will be lot used for the tennis courts; presenting revised exhibits at the next City Council meeting. 2. Provide a landscaping concept plan Staff has not received anything from the and images for the open space / applicant at this time. The applicant will be drainage lot along Union Church presenting revised exhibits at the next City Council meeting. 3. Provide renderings of parking in Staff has not received anything from the front of tennis courts and open space applicant at this time. The applicant will be along Union Church; presenting revised exhibits at the next City Council meeting. 4. Provide renderings on gates to be Staff has not received anything from the used for private street entrances; applicant at this time. The applicant will be presenting revised exhibits at the next City Council meeting. Case No. ZA07 -097 ACTION NEEDED: 1. Conduct public hearing ATTACHMENTS STAFF CONTACT 2. Consider approval of second reading for a zoning change and concept plan (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 (for Conzrnission and Council Menzber,� 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. COUNCIL ACTION: September 4, 2007; Approved first reading (6 -1) expanding the first phase and taking 2 acres; Approved subject to P &Z and the motion for case ZA07 -098. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 1, dated August 17, 2007. N: \Community Development \MEMO \2007cases \07- 097ZCP.doc 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 Medium Density Residential 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! 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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