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Item 6HCity of Southlake Department of Planning & Development Services S T A F F R E P O R T September 26, 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. COUNCIL ACTION: September 18, 2007; Approved to table on consent (7-0) until October 2, 2007. 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