Loading...
Item 7FCity of Southlake Department of Planning STAFF REPORT May 31, 2006 CASE NO ZA06 -030 PROJECT: Preliminary Plat for Saddleback Ridge Estates REQUEST: Spectra Land, L.P is requesting approval of a preliminary plat for residential development. A summary of the proposal is as follows: Requested Zoning Change from "AG" & "RE" to "SF -1A" Gross Land Area - 42.40 acres Net Land Area - 36.85 acres No. of Residential Lots - 32 lots Gross Density - 0.75 du /acre Net Density - 0.89 du /acre Average Lot Area - 1.15 acres. A variance to the subdivision ordinance requirement for 2 planned points of access and the staff recommendation for a street stub into the west boundary are requested. The applicant has committed to meeting the minimum requirements of the City's Fire Code by installing a fire sprinkler system in all homes. ACTION NEEDED: Consider preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Revised Plat Review Summary No. 2 dated April 28, 2006 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (1br Commissvion and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA06 -030 BACKGROUND INFORMATION OWNER: Spectra Land, L.P. APPLICANT: Adams Engineering PROPERTY SITUATION: The property is located at 330 through 360 W. Bob Jones Road LEGAL DESCRIPTION: Tracts 3, 4, 4A, & 413, R.D. Price Survey, Abstract No. 992; and Tract 11, A. Robinson Survey, Abstract No. 1131 LAND USE CATEGORY: Low Density Residential with a Rural Conservation overlay designation. CURRENT ZONING: "RE" Single Family Residential Estate District and "AG" Agricultural District PROPOSED ZONING: "SF -IA" Single Family Residential District HISTORY: There is no development history on this property. Land Use Plan Recommendations Although the proposed development is consistent with the Low Density Residential land use designation, rural conservation subdivision zoning should be considered instead of SF -1A to protect and preserve the existing environmental features on the site. Mobility Plan & Trail Plan Recommendations • Maximize pedestrian connectivity from neighborhoods to Lake Grapevine and Bob Jones Park. o A sidewalk or trail is recommended to provide access to the adjacent Corps of Engineers property. Environmental Resource Protection Recommendations Case No. Attachment A ZA06 -030 Page 1 i �7 Underlying Land Use Designation: Optional Land Use Designation: Low Density Residential Rural Conservation Although the proposed development is consistent with the Low Density Residential land use designation, rural conservation subdivision zoning should be considered instead of SF -1A to protect and preserve the existing environmental features on the site. Mobility Plan & Trail Plan Recommendations • Maximize pedestrian connectivity from neighborhoods to Lake Grapevine and Bob Jones Park. o A sidewalk or trail is recommended to provide access to the adjacent Corps of Engineers property. Environmental Resource Protection Recommendations Case No. Attachment A ZA06 -030 Page 1 • Protect the city's remaining agricultural /equestrian and environmental areas in the North Side Plan Area by requiring residential development to occur in a manner that has the minimum impact on these resources. o Rural conservation subdivision zoning is recommended in this area to minimize impact on the natural resources. • Protect and enhance critical environmental and natural features, with particular emphasis on trees and floodplains. Allow floodplains, wetlands, and streams to remain in a natural state and preserve a tree buffer around these features. Specifically, the Environmental Resource Protection Map identifies priority areas for protection as shown below: LEGEND EXISTING TREE COVER r EXISTING 100 -YEAR FLOOD PLAIN TREE COVERIOPEN SPACE TO BE PRESERVED WHERE APPROPRIATE EXISTING CREEKS & WATER BODIES EOS A o The priority areas for protection are not addressed in the proposed development. An alternative lot layout should be considered to preserve the natural features of the site to the maximum extent feasible. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends N. White Chapel and T.W. King Road adjacent to the proposed subdivision to be undivided, 2 -lane collector roadways with 70 feet of right -of -way. Right -of -way is being dedicated accordingly. Existinm Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with north side of W. Bob Jones Road, between N. White Chapel Boulevard and T.W. King Road. W. Bob Jones Road is designated and is existing as 2 lane undivided collector street. The MTP calls for a minimum 60 feet of ROW width which is being provided as part of this development. Bob Jones Road, N. White Chapel Boulevard and T.W. King Road are currently 2 -lane, undivided roadways. The capacity of the existing roadway network is approximately 8,400 vehicle trips per day. Under this condition, Case No. Attachment A ZA06 -030 Page 2 each roadway would be considered to operate under a level of service `D'. This development is not expected to warrant expansion of the existing roadway networks. May, 2005 traffic counts on N. White Chapel Blvd (between King Ranch Rd. & Bob Jones 24hr North Bound (NB) (365) South Bound (SB) (443) NB Peak A.M. (33) 8 — 9 a.m. Peak P.M. (45) 6 — 7 p.m. SB Peak A.M. (60) 8 — 9 a.m. Peak P.M. (35) 2:30- 3:30p.m. May, 2005 traffic counts on W. Bob Jones Rd. (between N. White Chapel Blvd. & T.W. King Rd. 24hr West Bound (WB) (150) East Bound (EB) (208) WB Peak A.M. (17) 7:30 -8:30 a.m. Peak P.M. (17) 5 — 6 p.m. EB Peak A.M. (29) 8 — 9 a.m. Peak P.M. (21) 4:30 -5:30 p.m. Traffic Impact Use 9 Lots Vtpd* AM- IN AM- OUT PM- IN PM OUT Single - Family Residential 57 306 6 18 21 12 *Vehicle Trips Per Day * *The AM /PM times represent the number of vehicle trips generated during the peak travel times. WATER & SEWER: Water An 8 inch water line will be extended approximately 500 feet along the north boundary of W, Bob Jones Road from an existing 12 inch water line in North White Boulevard to the boundary of the property. An 8 inch water line will be extended into the subdivision along proposed Saddleback Lane. An 8 inch line will be looped back to the 12 inch line in N. White Chapel Boulevard about 1,200 feet into the subdivision. The 8 inch line will extend another 1000 feet as a dead end line with a fire hydrant at the terminus. Sanitary Sewer Lots will be served by an 8 inch sanitary sewer line which gravity flow to a proposed lift station at the mid eastern boundary of the subdivision and N. White Chapel Boulevard. A 4 inch sanitary sewer force main will be extended from the lift station approximately 2,236 feet to the interaction of King Ranch Road and N. White Chapel. DRAINAGE ANALYSIS: The southern 2 /3 rd of the property currently drains to the east back toward N. White Chapel Boulevard. The remaining northern 1 /3 rd drains to the north into the Corp of Engineers property for Grapevine Lake and into the privately owned property to the west. Approximately '/2 or more of the proposed drainage, primarily divided between the north and south halves of the, will be collected in the street, piped through an underground storm sewer and Case No. Attachment A ZA06 -030 Page 3 discharged into two detention areas located along the east and west boundaries. TREE PRESERVATION: The submitted plans show no indications of preserving any of the existing trees or natural aspects of the property except for on the individual residential lots. The topography of the densely wooded areas of the property is extremely varied. Creeks and ravines exist within the north portion ofthe property which encompasses Lots 14 — 21, Block A. Although the lots are more than one (1) acre, the construction of large homes would cause the removal of "Quality" trees outside of the allowable tree removal areas and definite changes in the properties topography. The proposed Preliminary Plat shows a 50' Tree Preservation Buffer/Easement to surround most all of the property but there are almost no trees existing within 50' of the north and south boundary lines of Lots 1— 10, and 22 — 34. The only densely wooded areas within the proposed 50' Tree Preservation Zone is on Lots 11 — 21. The proposed Tree Preservation Buffer/Easements are proposed as a part of individual lots. Once a lot is homesteaded the property owner is responsible for maintenance and health of the existing trees and vegetation on the lot. Individual homeowners are not generally aware that such thing as a Tree Preservation Zone exists on their property and enforcement of regulations that pertain to the Tree Preservation Zones cannot not be properly enforced. Non - Disturbance Areas / Tree Preservation Easement: If the Applicant designates a nearly wooded area as a non - disturbance zone in which no construction will occur there should be no easements located within the area, no construction of any type shall occur within the area, the area is intended to remain natural in perpetuity, and a single incidence removal ofunderbrush and vines is allowed subject to the requirements of Section 6.3 of the Ordinance 585 -B. There are easements either existing or proposed within all of the proposed 50' Tree Preservation Buffer/Easements P &Z ACTION: April 6, 2006; Approved to table until the April 20, 2006 meeting. April 20, 2006; Approved to table until the May 4, 2006 meeting. May 4, 2006; Approved (5 -1) subject to Revised Plat Review SummaryNo. 2 dated April 28, 2006, showing the building pads as presented and granting a variance to the subdivision ordinance requirement for 2 planned points of access and the staff recommendation for a street stub into the west boundary. Noting the applicant has committed to meeting the minimum requirements of the City's Fire Code by installing a fire sprinkler system in all homes. Case No. ZA06 -030 Attachment A Page 4 STAFF COMMENTS: Revised Plat Review Summary No. 2 dated March 28, 2006 is attached. A variance to the subdivision ordinance requirement for 2 planned points of access and the staff recommendation for a street stub into the west boundary are requested. The applicant has committed to meeting the minimum requirements of the City's Fire Code by installing a fire sprinkler system in all homes. N: \Community Development \MEM0\2005cases \06- 03OPP.doc Case No. Attachment A ZA06 -030 Page 5 Vicinity Map Saddleback Fridge Estate Case No. ZA06 -030 Attachment B Page 1 1000 0 1000 2000 3000 Feet o 0 c w 0 :ALE ol V1 � CC3 W H W a � a � Q x m Q m 1"r n Q =' CURRENT: AG,RE ENGINEER CU G,RE ADAMS CONSULTING ENGINEERS, INC. PROPOSED: 500 NOLEN DRIVE.. SUITE 550 SCUTHV+NE, TEXAS 76092 CONTACT: JAY REISSIG,. P,E. (817) 329 -6990 ! JARY PLAT y kst RIDGE ESTATES LOTS 1 -32 I y FAMILY RESIDENTIAL TRACT DF LANO M THE Y, ABSTRACT 992 JRVEY, ABSTRACT 1131 ' NE, DENTON COUNTY, TI MARCH 17, 2006 ZA 06 -030 I J / U ZA06 -030 I.— l 1 LAND USE SCHEDULE LAND USE ZCNING ,� >F /' GF CROSS DENSItt NET DENSItt GROSS NET ROW, TREE PRESERVATION LOTS lNliS (D. U. /ACRE) (G.L. /ACRE) AC-G ACREAGE AREA ;AC ARE, (AC) -G LE FAMILY f+CSNENTIAL SF-1A. 32 32 0.75 0_ 42.40 3685 _ _.55 PLAT REVIEW SUMMARY Case No.: ZA06 -030 Revised Review No.: Two Date of Review: 04/28/06 Project Name: Preliminary Plat — Saddleback Ridge Estates APPLICANT: Tom Lahoda ectra Land, LP ENGINEER: Jay Reissig, P.E. Adams Consulting Engineers Phone: (817) 233 -2323 Fax: Phone: (817) 329 -6990 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/20/06 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 ORNEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748 -8072. The following changes are needed with regard to easements: Provide easements for water, sewer and /or drainage in compliance with approved construction plans. b. Although the Subdivision Ordinance requires general utility easements along the perimeter boundary of the property, staff recommends that easements be provided only where absolutely required for adequate distribution and extension of public utilities for the purpose of tree preservation. Staff further recommends that utilities be provided at the minimum width along the perimeter of the streets to further add in tree preservation. Staff recommends providing minimum 10' wide pedestrian/equestrian access easement from Saddleback Lane to the northwest corner of Lot 16 for future access to the Corp property and from Saddleback Lane to N. White Chapel Boulevard along the north line of Lot 24. The MPP calls for a minimum 8' multi -use trail in this proximity. Staff recommends that the applicant coordinate with the City's Parks Department and Park Board. 2. The following changes are needed regarding the proposed lotting: All lots must comply with the underlying zoning district for the property. As currently proposed this property does not comply the majority of the underlying "AG" zoning nor is the entire boundary of the property appropriately zoned for this plat proposal. As proposed, approval of this plat is subject to receiving approval of an appropriate change of zoning. A zoning change is being processed concurrently. Case No. ZA06 -030 Attachment D Page 1 b. Lot area shown for lots 1 and 32 does not appear to be correct. The Landscape easements should be included in the lot boundary. Also, the minimum 40' building setback line can be measured from the ROW line on the corner lots. 3. The following changes are needed regarding Right -of -Way dedications and /or interior street geometry: a. Provide a minimum of two planned points of access. Place a note on the plat regarding the commitment to install fire sprinkler systems in all homes to comply with minimum requirements of the Fire code. (Variance requested in lieu of providing fire sprinkler systems) (5.01 -C) b. The subdivision ordinance recommends a maximum length of 1000' and a maximum number of 20 lots on a cul -de -sac, but provides that mitigating conditions such as topography and configuration of the tract may vary these requirements. Justification must be provided for the current proposal. At a minimum all emergency access and management standards must be complied with in accordance with Department of Public safety policies. . (Variance requested in lieu of providing fire sprinkler systems) C. Provide sufficient street stubs into adjacent property. Street stubs are generally recommended at maximum 1000' intervals along boundaries of undeveloped or under developed properties. (No. 483 - 5.03 -K -1) (Variance Requested) The following should be informational comments only * Plat vacations must be submitted approved and filed of record for portion of the property already platted prior to recording the final plat. * A Final Plat approval and a Developers 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. * As part of any final plat, two intervisible boundary corners of the site must be georeferenced by state plane coordinates in accordance with section 8.03(B) of the Subdivision Ordinance No. 483 upon submittal of the final plat, and, prior to acceptance of the subdivision by the City, a digital computer file of the subdivision must be provided in accordance with Section 8.04 of Ordinance No. 483. * Denotes Informational Comment Case No. Attachment D ZA06 -030 Page 2 Surrounding Property Owners Saddleback Ridge Estates 10 11 9 28 8 I 25 26 27 7 18 1 2 4 5 3 C7 d cc 13 14 1 2 1 6 Q n 16117 15 BOB JONES F; T7 7- L LL2o 21 / 22 23 24 -��,E Owner Zoning Land Use Acreage 1. Emery, Marin & Mindy SF-IA Low Density Residential 1.13 2. Carney, Tom P SF-IA Low Density Residential 1.6 3. Bashir, Kamran & Marla SF-IA Low Density Residential 1.47 4. Bashir, Kamran & Marla SF-IA Low Density Residential 0.108 5. Reeder, Perry R & Jimmy K SF-IA Low Density Residential 1.6 6. Grigsby, Marie W RE Low Density Residential 9.8 7. Showtime Farms, Inc AG Low Density Residential 9.615 8. Tillotson, George B & Shar AG Low Density Residential 2.961 9. Lamon, Chris AG Low Density Residential 4.3 10. Spectra Land LP AG Low Density Residential 4.423 11. Spectra Land LP AG Low Density Residential 3.53 12. Spectra Land LP AG Low Density Residential 12.0 Case No. Attachment E ZA06 -030 Page 1 13. Spectra Land LP AG Low Density Residential 4.982 14. Spectra Land LP RE Low Density Residential 6.0 15. Spectra Land LP AG Low Density Residential 1.02 16. Burge, Stewart L & Mary AG Low Density Residential 5.0 17. Burge, Stewart L & Mary AG Low Density Residential 5.0 18. White, Thomas & Jacqueline AG Low Density Residential 34.617 19. Grigsby, Marie W AG Low Density Residential 6.0 20. Morgan, Ruthlene Pruitt AG Low Density Residential 3.0 21. Emmer, Daniel SF-IA Low Density Residential 3.0 22. Emmer, Daniel SF-IA Low Density Residential 1.83 23. Evans, Marzell F SF-IA Low Density Residential 3.26 24. Evans, Marzell F AG Low Density Residential 5.5 25. Ehler, Terry L AG Low Density Residential 3.0 26. Robinson, Ralph & Wilma AG Low Density Residential 3.0 27. Spectra Land LP AG Low Density Residential 18.658 28. USA AG Low Density Residential 16.2 Case No. ZA06 -030 Attachment E Page 2 Surrounding Property Owner Responses Saddleback Ridge Estates Notices Sent: Seventeen (17) Responses Received: None (0) Case No. ZA06 -030 Attachment F Page 1