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Item 5HCity of Southlake Department of Planning S T A F F R E P O R T March 29, 2006 ZA05-165 CASE NO: Plat Revision for Lots 1R1 & 1R2, Block 1, Arnold Estates PROJECT: REQUEST: Approval of a plat revision containing approximately 2.96 acres and proposing 2 single family residential lots. The average lot size is 1.48 acres, or 64,544 square feet, with the gross and net residential densities being approximately 0.67 du/acre. On March 21, 2006 the City Council approved the applicant’s request to amend the zoning application for SF-1A zoning to Residential Planned Unit Development zoning and remanded the item back to the Planning and Zoning Commission for reconsideration. The applicant is also requesting that this plat revision submitted concurrently with the zoning change request be remanded back to the Planning and Zoning Commission for reconsideration (See attached C page 2). The purpose of this request is to: 1) Replat the southern 3 acre portion of Lot 1 Block 1 Arnold Estates. Lot 1, Block 1, Arnold Estates was platted as a single 4.96 acre lot. The lot was subdivided by metes and bounds into a 3 acre tract (southern portion) fronting East Highland Street and a 2 acre tract (northern portion) with no physical street frontage. The 2 acre tract is accessed through a 20 ft. wide ingress-egress easement extending from E. Highland Street to the 2 acre portion. This subdivision was done without filing a plat with the City as required by the Subdivision Ordinance No. 483, as amended. The properties are now under two different ownerships. This owner is submitting this plat to comply with this requirement. The second owner is expected to submit their plat in the near future. 2) Further subdivide the 3 acre tract into two 1.5 acre lots. The platting status and street frontage for the remaining 2 acre tract to the north (not included with this plat) should be considered in the review of this request. All residential lots must front on a public street. Approval of this request as presented will prevent the remaining 2 acre tract from meeting the street frontage requirements. 1. Consider either approval of the plat revision or the applicant’s request to be ACTION NEEDED: remanded back to the Planning and Zoning Commission for reconsideration. Case No. ZA 05-165 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Plat Review Summary No. 1, dated January 17, 2006 (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) Dennis Killough (748-8072) Case No. ZA 05-165 BACKGROUND INFORMATION OWNER: Mills Custom Homes APPLICANT: Jay Wasserman PROPERTY SITUATION: 520 W. Highland Street LEGAL DESCRIPTION: A portion of Lot 1, Block 1, Arnold Estates LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “RE” Single Family Residential Estate District REQUESTED ZONING: “SF-1A” Single Family Residential District HISTORY: -A change of zoning to “RE” was approved by City Council on January 2, 1990. -City Council approved a preliminary plat for Arnold Estates on December 19, 1989. -A final plat was approved by City Council on February 20, 1990. TRANSPORTATION Master Thoroughfare Plan ASSESSMENT: The Master Thoroughfare Plan recommends W. Highland Street to be a 2-lane, undivided collector roadway with 70 feet of right-of-way adjacent to this site. Adequate right-of-way dedication will be required with a plat revision. Existing Area Road Network and Conditions The lots have direct access onto W. Highland Street. Currently, W. Highland Street is a 2-lane, undivided roadway. The capacity of the existing roadway is approximately 8,400 vehicle trips per day. Under this condition, the roadways would be considered to operate under a level of service ‘D’. This development is not expected to warrant expansion of the existing roadway network. No plans for improvement in the near future have been made for W. Highland Street. May, 2005 traffic counts on W. Highland St (between Shady Oaks & White Chapel Blvd) 24hr 1,2521,425 West Bound (WB) () East Bound (EB) () WB 139164 Peak A.M. () Peak P.M. () 7:45 – 8:45 a.m.2:45 – 3:45 p.m. EB 280187 Peak A.M. () Peak P.M. () 7:45 – 8:45 a.m.2:45 – 3:45 p.m. Case No. Attachment A ZA 05-165 Page 1 Traffic Impact Use # Lots Vtpd* AM-AM-PM-PM- IN OUT IN OUT Number of Single-Family 2 20 0 1 1 1 Residential Lots *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on W. Highland Street. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements adjacent to this site. WATER & SEWER: A 6-inch water line exists along the south side of W. Highland Street. No sanitary sewer lines exist in the immediate area. The proposed lot sizes permit the use of private sewer systems. TREE PRESERVATION: The Landscape Administrator has no comments for this item. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the Areas B, E, & F study area to include the following changes: Land Use Recommendations  Existing land use designations – Low Density Residential. The proposed development complies with the Low Density Residential land use designation. Environment Resource Recommendations  Preserve trees to the maximum extent feasible. Buildings must be located on the site to maximize tree preservation. P&Z ACTION: March 9, 2006; Recommended denial (6-0). STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated January 17, 2006. N:\Community Development\MEMO\2005cases\05-165PR.doc Case No. Attachment A ZA 05-165 Page 1 Case No. Attachment B ZA 05-165 Page 1 Case No. Attachment C ZA 05-165 Page 1 Case No. Attachment C ZA 05-165 Page 2 PLAT REVIEW SUMMARY ZA05-165One01/17/06 Case No.: Review No.: Date of Review: Plat Revision – Lots 1R1 & 1R2, Block 1, Arnold Estates Project Name: APPLICANT: Mills Custom Homes SURVEYOR: Ernest Hedgcoth Conculting Jerry Mills Engineers, Inc. 1501 Burney Lane 5701-C Midway Road Southlake, TX 76092 Fort Worth, TX 76117 Phone: (214) 450-4521 Phone: (817) 831-7711 Fax: (817) 410-9104 Fax: (817) CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/03/06 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 the underlying zoning district regulations. This property is currently zoned “RE” and is subject to receiving approval of an appropriate change of zoning. A proposal to rezone to “SF-1A” is being processed currently on the property. 2)All residential lots must front on a public street. Approval of this request as presented will prevent the remaining 2 acre tract from meeting the street frontage requirements. The platting status and street frontage for the remaining 2 acre tract to the north (not included with this plat) should be considered in the review of this request. The plat revision does not include the entire area for Lot 1, Block 1, Arnold Estates. No building permit shall be issued on the remaining area until an appropriate plat revision is submitted, approved, and the plat filed of record. ZA 05-165 3)Place the City case number “” in the lower right-hand corner of the plat. 4)Adjust the scale on the vicinity/location map to show a larger area. Label W. Highland Street on the map. 5)Revise the title block as follows: a)Correct the title of the plat to “Plat Revision”. b)Follow the standard format for the title block found in Appendix 6. 6)Correct the lot numbers to be Lots 1R1 and 1R2. Correct the lot numbers in all appropriate locations to include the title block, owner’s dedication and graphic labels. 7)The following changes are needed with regard to the legal description: a)Include the name of the survey and abstract number in the preamble Case No. Attachment D ZA 05-165 Page 1 b)The POB must be tied to a survey corner, previously filed subdivision corner, or USGS monument. The POB should be tied to the subdivision corner. c)Provide all boundary descriptions in the legal description. Call number 3 is missing entirely from the legal description. d)Correct the bearing in call #1 of the legal description. The degree listed is incorrect. e)Correct the references for the street to be West Highland Street. Not road. 8)The following changes are needed in the owner’s dedication and notary: a)Revise the owner’s dedication and notary to conform to the standard format as shown in Appendix 2 (Corporations, partnerships, etc.). b)Change ‘streets’ to ‘rights-of-way’ in the dedication statement. c)Correct the lot numbers being dedicated. d)Add the following sentence at the end of the owner’s dedication, prior to the signature block: “This plat does not alter or remove existing deed restrictions or covenants, if any.” e)Follow the correct format for the lienholder block (attached). 9)Revise the surveyor’s certification to conform to the standard format as shown in Appendix 5. 10)The following changes are needed with regard to adjacent properties within 200’ to include properties across any adjacent R.O.W.: a)Correct all property lines to be solid with easement lines being dashed for improved legibility. b)Show and label the name of the record owner & corresponding deed record (volume & page) or plat record (cabinet & slide) for the properties across W. Highland Street. c)Show and label all existing easements and plat record (cabinet & slide) for all platted properties adjacent to this property. Remove the owner name and deed record from the platted lots. d)Correctly show the existing easements on the remainder of Lot 1, Block 1, Arnold Estates and along the east property line of Lots 2B2A & 2B2B, Burnett Acres. If other adjacent properties are platted, correctly show all easements on such properties as well. 11)Add the following notes to the face of the plat: a)Selling a portion of any lot within this addition by metes and bounds is a violation of state law and city ordinance and is subject to fines and withholding of utilities and building permits. Case No. Attachment D ZA 05-165 Page 2 b)The City of Southlake reserves the right to require minimum finish floor elevations on any lot contained within this addition. The minimum elevations shown are based on the most current information available at the time the plat is filed and may be subject to change. Additional lots, other than those shown, may also be subject to minimum finish floor criteria. 12)Provide street frontage to the remainder portion of Lot 1, Block 1, Arnold Estates. Every lot shall abut on a public street. This plat revision does not provide street frontage to the remaining portion of the existing platted Lot 1. 13)The following changes are needed with regard to easements: a)Label the deed record for the existing 20’ ingress & egress easement. Remove the label ‘to be abandoned’ as this easement cannot be abandoned by the plat. b)Provide dimensional ties along lot lines to the 20’ ingress & egress easement. c)Provide easements for water, sewer and/or drainage in compliance with approved construction plans. 14)Correctly show and dimension the existing R.O.W. from the property corners to the centerline and across the entire width of W. Highland Street. The R.O.W. does not appear to be shown correctly based on the dedication made by the previous plat. 15)Label the front building setback line. 16)In an effort to improve readability, all text should be uniform and spacing provided between signature and notary blocks. The notary block, lienholder statement, and surveyor’s certificate are a small text and run together. Southlake 2025 Review Comments: * Building(s) must be located on the site to maximize tree preservation. Provide a tree exhibit. INFORMATIONAL COMMENTS * All development must comply with the City’s Drainage Ordinance No. 605 and detain all post development run-off. * Please submit a revised blueline "check print" prior to submitting blackline mylars with original signatures. * A “Certificate of Taxes Paid” indicating that there are no delinquent taxes owed on the subject property from each taxing authority must be provided to the City prior to filing this plat in the County records. A copy of this information may be obtained from the Tarrant county Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service Case No. Attachment D ZA 05-165 Page 3 charge of $10 per account for this certificate. For more information contact the Assessor/Collector’s office at (817) 884-1103. blackline * Original signatures and seals will be required three mylars prior to filing the plat. Also required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original signatures and seals on each. Mylars will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. * A Developer’s Agreement is required prior to construction of any public infrastructure. The Developer’s Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. Case No. Attachment D ZA 05-165 Page 4 Affected Property Owners Plat Revision – Property Owners within 200-feet AND of the same platted subdivision Arnold Estates Owner Zoning Land Use Acreage 1.Arnold, Mary RE Low Density Residential Mills Custom Homes 2.Gray, Robert & Sara RE Low Density Residential Case No. Attachment E ZA 05-165 Page 1 Affected Property Owner Responses Arnold Estates Notices Sent: Two (2) Responses Received: None (0) Case No. Attachment F ZA 05-165 Page 1