Item 6JCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
September 12, 2007
ZA07-099
CASE NO:
Preliminary Plat for South Village at Watermere
PROJECT:
REQUEST: Keller Watermere, L.P. & Southlake Watermark Holdings, L.P. is requesting approval
of a preliminary plat for the South Village at Watermere. The plan proposes 54 single
family residential lots, one (1) multi-family lot, and six (6) open space lots on
approximately 33.72 acres.
The following variance is being requested:
Street Frontage - All lots must front on a public street. The applicant is requesting
that all lots front on a common access easement (private street)
Consider preliminary plat approval
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Plat Review Summary No. 1, dated August 17, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Ben Bryner (748-8602)
Case No.
ZA07-099
BACKGROUND INFORMATION
OWNER/APPLICANT: Keller Watermere, L.P. & Southlake Watermark Holdings, L.P.
PROPERTY SITUATION: 2271 Union Church Rd, 2451 Union Church Rd.
LEGAL DESCRIPTION: Tracts 4C, 4D, 6A2, and a portion of 6A, J.G. Allen Survey, Abstract No. 18.
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “S-P-2” Generalized Site Plan District & “R-PUD” Residential Planned Unit
Development 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.
TRANSPORTATION
ASSESSMENT: (Refer to ZA07-097 & ZA07-098)
PATHWAYS
MASTER PLAN: (Refer to ZA07-097 & ZA07-098)
WATER & SEWER: (Refer to ZA07-097 & ZA07-098)
DRAINAGE ANALYSIS: (Refer to ZA07-097 & ZA07-098)
TREE PRESERVATION: (Refer to ZA07-097 & ZA07-098)
SOUTHLAKE 2025: (Refer to ZA07-097 & ZA07-098)
P&Z ACTION: August 23, 2007; Approved (6-0) subject to Plat Review Summary No. 1,
dated August 17, 2007; granting the requested variance.
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated August 17, 2007.
N:\Community Development\MEMO\2007cases\07-099PP.doc
Case No. Attachment A
ZA07-099 Page 1
Case No. Attachment B
ZA07-099 Page 1
Proposed Preliminary Plat
Case No. Attachment C
ZA07-099 Page 1
PLAT REVIEW SUMMARY
ZA07-099One08/17/07
Case No.: Review No.: Date of Review:
Preliminary Plat - South Village @ Watermere
Project Name:
APPLICANT: Southlake Watermark ENGINEER: GSWW, Inc.
Holdings
Richard Simmons Sean Faulkner, P.E.
3110 W. Southlake Blvd 3950 Fossil Creek Blvd, Suite 210
Southlake, TX 76092 Fort Worth, TX 76137
Phone: (817) 742-1851 Phone: (817) 306-1444
Fax: Fax: (817) 306-1555
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/06/07 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748-8602.
1)All lots must comply with zoning. Approval of this plat is subject to zoning change approval.
2)All lots must front on a public street. The applicant is requesting that all lots front on a common access
(A variance has
easement (private street). The private street must be built to public street standards.
been requested.)
3)The following changes are needed with regard to easements:
a)Show and label the type, size and record of all existing easements on the subject property and
adjacent properties. Some easements have not been shown within Chesapeake Place.
b)Provide easements for water, sewer and/or drainage in compliance with approved construction
plans.
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.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
Case No. Attachment D
ZA07-099 Page 1
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations.
* A Developer's Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off-site sewer extensions, off-site drainage and utility easements and impact fees.
TREE CONSERVATION COMMENTS:
1. 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.
* 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 if both
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.
Case No. Attachment D
ZA07-099 Page 2
* 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 0.35 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 #18 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 # 605.
INFORMATIONAL COMMENTS:
* 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 conform 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.
Case No. Attachment D
ZA07-099 Page 3
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:
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
Case No. Attachment D
ZA07-099 Page 4
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. Attachment D
ZA07-099 Page 5
Surrounding Property Owners
South Village at Watermere
SPO #
Owner Zoning Land Use Acreage
Low Density Residential
1.
Hall, Jerry G SF1-A 1.241
Low Density Residential
2.
Hall, Jerry SF1-A 1.535
Low Density Residential
3.
Hall, Jerry SF1-A 1.816
Medium Density Residential
4.
Lakeside Pres Ch Grapevine CS 7.614
Medium Density Residential
5.
Dallas Ashton Resid Llc SF20A 0.462
Medium Density Residential
6.
Hopkins, David W Etux Karen K SF20A 0.468
Medium Density Residential
7.
Griser, David Etux Kara SF20A 0.457
Medium Density Residential
8.
Enriquez, Henry SF20A 0.47
Medium Density Residential
9.
Mullenix, David W Etux Raeann SF20A 0.589
Medium Density Residential
10.
Mendez Ltd SF1-A 1.173
Medium Density Residential
11.
Briggs, Keith Etux Belinda B RPUD 0.37
Medium Density Residential
12.
Miller, Howard Etux Cherri RPUD 0.33
Medium Density Residential
13.
Cammarata, Patrick R RPUD 0.331
Medium Density Residential
14.
Rodriguez, Laurie J RPUD 0.372
Case No. Attachment E
ZA07-099 Page 1
Medium Density Residential
15.
Song, Chi C RPUD 0.353
Medium Density Residential
16.
Beathard, David W Etux Judy RPUD 0.4
Medium Density Residential
17.
Dickens, Jason D Etux Adrienne RPUD 0.461
Medium Density Residential
18.
Parrish, Jeff Etux Julie Ann RPUD 0.437
Medium Density Residential
19.
Lee, Bob Etux Jane Ho RPUD 0.397
Medium Density Residential
20.
Anderson, Nick C RPUD 0.371
Medium Density Residential
21.
Schnacke, Alan R Etux Michelle RPUD 0.367
Medium Density Residential
22.
Shelton, Chad E Etux Vicki C RPUD 0.374
Medium Density Residential
23.
Phillips, David W Etux Yolanda RPUD 0.371
Medium Density Residential
24.
Mortensen, Dana Jr Etux Celia RPUD 0.38
Medium Density Residential
25.
Tolson, Kevin W Etux Deborah RPUD 0.576
Medium Density Residential
26.
McDowell, Carl L RPUD 0.412
Medium Density Residential
27.
Latham, Roy W Etux Christine R RPUD 0.372
Medium Density Residential
28.
Follis, Mark A RPUD 0.468
Medium Density Residential
29.
Behrens, Jay A Etux Deborah J RPUD 0.454
Medium Density Residential
30.
Barnes, Reginald K Etux E RPUD 0.473
Medium Density Residential
31.
Altay, Tayfun RPUD 0.552
Medium Density Residential
32.
Goodell, William J SF1-A 1.771
Medium Density Residential
33.
Lee, Jane S Etvir James AG 5.515
Public/Semi-Public
34.
Keller ISD AG 10.066
Public/Semi-Public
35.
Keller ISD AG 20.385
Medium Density Residential
36.
Southlake Watermark Holding Lp SP2 9.02
Medium Density Residential
37.
Southlake Watermark Holding Lp SP2 1.963
Medium Density Residential
38.
Southlake Watermark Holding Lp SP2 7.856
Medium Density Residential
39.
Southlake Watermark Holding Lp SF1-A 1.401
Medium Density Residential
40.
Schaefer, Paul J AG 4.153
Medium Density Residential
41.
Keller, Nancy L AG 2.478
Medium Density Residential
42.
Horn & Toad Properties AG 4.004
Medium Density Residential
43.
Southlake Watermark Holding Lp SP2 8.626
Medium Density Residential
44.
Wiesman, E I AG 13.185
Medium Density Residential
45.
Southlake Watermark Holding Lp SP2 2.087
Medium Density Residential
46.
Mortazavi, Joseph Etux Kimiela AG 3.449
Medium Density Residential
47.
Southlake Watermark Holding Lp SP2 6.037
Medium Density Residential
48.
Mortazavi, Joseph A & Kimiela AG 2.816
Medium Density Residential
49.
Mortazavi, Joseph A & Kimiela AG 0.36
Medium Density Residential
50.
Couch, Bobbie J AG 3.819
Medium Density Residential
51.
Southlake Watermark Holding Lp SP2 2.382
52.
City of Keller
Case No. Attachment E
ZA07-099 Page 2
Surrounding Property Owner Responses
South Village at Watermere
Notices Sent: Fifty-two (52).
Responses Receive: Two (2).
Jane & James Lee (SPO #33),
2905 W Southlake Blvd, submitted a
Undecided
Notification Response Form stating on August 20, 2007 (see
attached).
Bob & Jane Lee (SPO #19),
555 Chesapeake Lane, submitted a Notification
Undecided
Response Form stating on August 22, 2007 (see attached).
Case No. Attachment F
ZA07-099 Page 1
Case No. Attachment F
ZA07-099 Page 2
Case No. Attachment F
ZA07-099 Page 3