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Item 7ECity of Southlake Department of Planning STAFF REPORT September 13, 2006 CASE NO: ZA06 -123 P ROJECT: Preliminary Plat for The Gardens at Stratfort Parc REQUEST: On behalf of Richard Reutlinger, Terra Land Management is requesting approval of a preliminary plat on approximately 13.95 acres. The plan proposes 14 single family residential lots on approximately 11.77 acres. The remaining 2.18 acres will maintain the existing "C -2" zoning for retail and office development. The following variances are being requested: • Rear Lot Width — A minimum rear lot width of 125 ft is required adjacent to platted lots zoned for one -acre or larger or adjacent to property designated as `low density residential'. The applicant is requesting relief from this regulation (Lots 5 through 13). • Buffer Lots — A minimum 30,000 square foot lots shall be required on all lots adjacent to platted property zoned "SF -1" or "RE ". The applicant is requesting relief from this regulation. (Lots 7,8,10,11) • Side Yard Setback Adjacent to a Street — A reduction to a 15' side yard setback adjacent to Londonberry for Lot 1 is requested. This reduction is permitted with Planning and Zoning Commission or City Council approval. • Also, the applicant requests relief from staff's recommendation to provide an additional point of street access into the southern boundary of the site. 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. 1, dated September 13, 2006 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA 06 -123 BACKGROUND INFORMATION OWNER: Richard Reutlinger APPLICANT: Terra Land Management PROPERTY SITUATION: 425 W. Southlake Boulevard LEGAL DESCRIPTION: Tract 3A, H. Granberry Survey, Abstract No. 581 LAND USE CATEGORY: Office Commercial and Medium Density Residential CURRENT ZONING: "C -2" Local Retail Commercial District PROPOSED ZONING: "C -2" Local Retail Commercial District and "SF -20A" Single Family Residential District HISTORY: The property was zoned "C -2" Local Retail Commercial District when the city adopted Zoning Ordinance No. 480. TRANSPORTATION ASSESSMENT: Existinz Area Roadway Network The primary entrance to the Neighborhood will be through a connection to Londonberry Terrace (Stratfort Parc subdivision). A connection to Caddo Lake Drive (Lake Crest subdivision) is also proposed as a secondary entry. Staff is recommending a street connection to future development to the south of the site. Mobility and Master Thoroughfare Plan The streets for the proposed development and the existing connecting streets for adjacent neighborhoods do not appear on the Mobility and Master Thoroughfare Plan. Traffic Analysis The concept plan shows a street stub out to Caddo Lake Drive but not a connection. It is recommended that connection to Caddo Lake Drive be constructed to provide two points of vehicle access. If not, the proposed concept plan is in violation of the maximum cul -de -sac length as regulated by the Subdivision Ordinance. Case No. Attachment A ZA 06 -123 Page 1 The traffic impact of the proposed development is as follows: Use VTPD* AM IN AM OUT PM IN PM OUT Residential (14 units) 134 3 86 9 5 *VTPD = Vehicle Trips Per Day WATER & SEWER: Water: There is an existing 8 -inch water line in Caddo Lake Drive to the west and an 8 -inch water line to the east in the Stratfort Parc Subdivision. Sanitary Sewer: There is an existing 10 -inch sanitary sewer along the north property line of the existing tract and an 8 -inch sanitary sewer along a portion of the south property line which should serve a majority of the lots. An 8 -inch sanitary sewer will also be required to be extended from the existing Stratfort Parc subdivision to serve the remaining lots. TREE PRESERVATION: The submitted Tree Preservation Plan meets the criteria required to be shown for the submittal of a Concept Plan. "Quality" trees intended to be preserved are shown as dark green, other smaller and or "Marginal' trees shown to be preserved are colored light green, while trees that will most likely be removed or altered are shown in light green with red hatching. Trees shown to be removed are located within the proposed right -of -way and estimated locations of the building pads. The proposed Concept Plan does not show the applicants intent to construct detention/retention ponds on the site of the proposed open spaces. Although the submitted tree survey does not show existing trees within the low areas of the creek that runs through the property, there is actually a wide variety of small to medium size trees within the creek area. This area will most likely need to be selectively thinned to remove unwanted trees such as Honey Locust and Black Willow that could cause a future problem with the drainage as they mature. SOUTHLAKE 2025 PLAN: Consolidated Land Use Plan Case No. ZA 06 -123 Attachment A Page 1 —� J � I J� -- SODTHLAKE BLVD n �� I r SOUTHLAKE BLVD T L \ Y lT P" _��f1 \ \Yy \ 1 \ I T I \ 1 r� 7 - / � 1 �f Underlying Land Use Designation Optional Land Use Designation Case No. ZA 06 -123 Attachment A Page 1 The underlying land use designation is Medium Density Residential on the site. The requested "SF -20X" zoning is consistent with the underlying Medium Density Residential designation on the property. Mobility Plan & Trail Plan Recommendations Enhance mobility by providing pedestrian, bicycle, and automotive connectivity within the development and to adjoining developments. The proposed development includes sidewalks throughout. The development provides pedestrian and automotive connectivity to the existing neighborhoods to the east and west. The proposed trails will also link to the trail on Southlake Blvd. Automotive connectivity to future development to the south is recommended. Environmental Resource Protection Recommendations o Protect and enhance critical environmental and natural features, with particular emphasis on trees and floodplains. Specifically, the Environmental Resource Protection Map below identifiespriority areas for protection: L �� r 1� 0 LEGEND EXISTING TREE COVER EXISTING 100 -YEAR FLOOD PLAIN TREE COVER/OPEN SPACE TO BE PRESERVED WHERE APPROPRIATE EXISTING CREEKS & WATER BODIES • The Tree Preservation Plan shows that there are very few trees along the eastern boundary of the site adjacent to Stratfort Parc; therefore the applicant is not proposing any open space preservation in this area. The applicant is proposing an open space lot along the drainage channel that runs along the western edge of the property. o Encourage the use of native and adapted plants in landscaping to reduce runoff, water consumption, and maintenance costs. Case No. Attachment A ZA 06 -123 Page 1 The applicant has proposed a palette of native and adapted landscaping materials for canopy trees, accent trees, and shrubs in conjunction with the concept plan. P &Z ACTION: September 7, 2006; Approved (7 -0) subject to Plat Review Summary No. 1, dated September 1, 2006, granting the requested vaiances. STAFF COMMENTS: Attached is Revised Plat Review Summary No. 1, dated September 13, 2006. N: \Community Development \MEMO \2006cases \06- 123PP.doc Case No. ZA 06 -123 Attachment A Page 1 Vicinity Map The Gardens at Stratfort Part 1000 0 1000 2000 3000 Feet N � .' E Case No. Attachment B ZA 06 -123 Page 1 o � � N • w 0 1"r 1� n I� V � Z/ F T9 I �� J I n I 4� II f ` �I, - c �a II g R 1 1 T U I 2„ — �' 1 L— -DLO°°; � - - -� — _ — rte �p �"I ua..nmre vemre.reu .�� D � I o I � L_ inn, Im k I N � ' P � _ 20 AES oeNnn1 2 i0N Nc Quv IIT —ACRES IS SF 2oA .1. ,000 MN LoT EP1H I m FEET NN FRGM p YARD 35 /EO IT p nricw.,' 5 N N1S —TRw OF w .RE. FF.; 11, LAD USE SCHEDULE (ALL ONE PHASE) ,�mn�re� re A , .Dare Io USE N1M e o Nx= m °i: j a°R o N a (U.I i A E) .1 1,x aE .c cv�.ou rorn,e „u.c _ nmr.,occ. ono ,naomu.. MMERCnL (r1.� TP, 3 .3299 c t � � z . ..mn c.wllreea v. rn,.c,nou.nr. a,e. n.oc RE CORD O'MER a......rre.,ore „�.re, rep..,,.re ”. �w1u,re.s re.w o. GHAROARCU'iNGER RI 2500 sNELeY COVET MUSKOGEE, OKi4903 BU 1 X11 P P N 11 1111 1-IR1111 IRAIIS 8 - SITE PRELIMINARY PLAT THE GARDENS AT LOCATION P STRATFORT PARC _ A - LOT SUBONISION (14 RESIDENTIAL LOTS I ^11—U A 111 ANO a OPEN SPACE LOTSI IN TI S,i OF SDUTHTAKE TARP.AMT EOUMY, TEXAS 15949 ACRES_ OF TTE H. GRPNSERRY 51JRVEY, ABSTRACT 951 AUGUST 21, 2005 DEV ELOPER ENGINFER VP ATG �OEVCLW`MCNT a95 RA OR O HWESTPARR ,5Un E500 EAST-1111NORTH SOUTHfANE, TE%A5 Ta0ax W SOUTNLANE,TEXAST'092 FGRT 4, TEYA576118 ('1])325 -3111 1.(e )112S -1.4 (017(410 -9201 FPX(91TI410.9205 (e1T(sSS -S- FA%(a I') fi£0.9000 nnnc i)IIYGAL#ZA I.— l 1 n 0 D ; L— -DLO°°; � - - -� — _ — rte �p �"I ua..nmre vemre.reu .�� D � I o I � L_ inn, Im k I N � ' P � _ 20 AES oeNnn1 2 i0N Nc Quv IIT —ACRES IS SF 2oA .1. ,000 MN LoT EP1H I m FEET NN FRGM p YARD 35 /EO IT p nricw.,' 5 N N1S —TRw OF w .RE. FF.; 11, LAD USE SCHEDULE (ALL ONE PHASE) ,�mn�re� re A , .Dare Io USE N1M e o Nx= m °i: j a°R o N a (U.I i A E) .1 1,x aE .c cv�.ou rorn,e „u.c _ nmr.,occ. ono ,naomu.. MMERCnL (r1.� TP, 3 .3299 c t � � z . ..mn c.wllreea v. rn,.c,nou.nr. a,e. n.oc RE CORD O'MER a......rre.,ore „�.re, rep..,,.re ”. �w1u,re.s re.w o. GHAROARCU'iNGER RI 2500 sNELeY COVET MUSKOGEE, OKi4903 BU 1 X11 P P N 11 1111 1-IR1111 IRAIIS 8 - SITE PRELIMINARY PLAT THE GARDENS AT LOCATION P STRATFORT PARC _ A - LOT SUBONISION (14 RESIDENTIAL LOTS I ^11—U A 111 ANO a OPEN SPACE LOTSI IN TI S,i OF SDUTHTAKE TARP.AMT EOUMY, TEXAS 15949 ACRES_ OF TTE H. GRPNSERRY 51JRVEY, ABSTRACT 951 AUGUST 21, 2005 DEV ELOPER ENGINFER VP ATG �OEVCLW`MCNT a95 RA OR O HWESTPARR ,5Un E500 EAST-1111NORTH SOUTHfANE, TE%A5 Ta0ax W SOUTNLANE,TEXAST'092 FGRT 4, TEYA576118 ('1])325 -3111 1.(e )112S -1.4 (017(410 -9201 FPX(91TI410.9205 (e1T(sSS -S- FA%(a I') fi£0.9000 nnnc i)IIYGAL#ZA I.— l 1 PRELIMINARY PLAT REVIEW SUMMARY Case No.: ZA06 -123 Revised Review No.: One Date of Review: 09/13/06 Project Name: Preliminary Plat — Gardens at Stratfort Parc APPLICANT: Terra Land Management, Inc. SURVEYOR/ENGINEER: Paul Spain Deootte 395 W. Northwest Parkway #300 Southlake 76092 Phone: (817) 410 -9201 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08 /10 /06AND 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 DENNIS KILLOUGHAT (817) 748 -8072 OR BEN BRYNERAT (817) 748 -8602. 1) All lots must comply with the underlying zoning district regulations and the plat must be consistent with the approved concept and /or development plan. 2) A minimum 35' front yard is required along all street fronts. (A reduction to a 15' side yard setback adjacent to Londonberry for Lot 1 is requested. This reduction is permitted with Planning and Zoning Commission or City Council approval.) 3) The following changes are needed with regard to rights -of -way: a) Provide two physical points of access connecting to public R.O.W. Clarify whether the connection to Caddo Lake Drive will include the pavement within the Lake Crest subdivision. The concept plan shows a stub to Caddo Lake Drive. The subdivision is in violation of the maximum cul -de -sac length as recommended by the Subdivision Ordinance No. 483 if the physical connection is not made. b) Staff recommends providing a street stub to the south to allow for future connection with the undeveloped land to the south. (A variance to this recommendation has been requested as part of this plat and the preceding concept plan. The request received a favorable recommendation from the P & Z.) 4) The following changes are needed regarding proposed lotting: a) Provide a minimum rear lot width of 125 ft on the proposed lots adjacent to platted lots zoned for one -acre or larger or adjacent to property designated as `low density residential'. (Lots 5 through 13). (A variance has been requested as part of this plat and the preceding concept plan. The request received a favorable recommendation from the P & Z.) Case No. ZA 06 -123 Attachment D Page 1 b) Provide a minimum of 30,000 square feet on the lots adjacent to platted property zoned "SF -1" or "RE ". Lots 7, 8, 10 & 11). (A variance has been requested as part of this plat and the preceding concept plan. The request received a favorable recommendation from the P & Z.) 5) Provide a trail in accordance with the City's Master Pathways Plan extending to the south boundary of the property. Where the trail extends outside of the public ROW or public land provide a pedestrian access easement of adequate width to fully contain the trail. 6) Any area intended for public park dedication is subject to receiving a recommendation from the City's Park Board and subject to final approval of a Final Plat and City Council approval of a developer's agreement which would address any park dedication credits or other conditions. 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. * 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. A final plat approval and developer's agreement is required prior to any construction. Case No. ZA 06 -123 Attachment D Page 2 Surrounding Property Owners The Gardens at Stratfort Pare 21 37 38 2 3 20 5 31 7 8 23 2 9 27 10 26 11 12 30 25 24 13 35 14 15 1 10 34 17 33 18 4 19 32 29 28 Owner Zoning Land Use Acreage 1. Fowler, Mark L & Wynell SF-IA Low Density Residential 2.461 2. Dana's Studio of Dance Inc C -2 Office Commercial 0.699 3. Dana's Studio of Dance Inc C -2 Office Commerical 0.668 4. Linkous, J Ronald & Regina SF-IA Low Density Residential 5. Ghali, Fred Elias & Tessa SF -20A Medium Density Residential 0.459 6. Mudd, Larry & Robbie Sue SF -20A Medium Density Residential 0.52 7. Rhima, Mohammed & Mai SF -20A Medium Density Residential 0.558 8. Knese, James P & Fionuala SF -20A Medium Density Residential 0.459 9. Burbank, Raymond W & Linda SF -20A Medium Density Residential 0.494 10. Andrup, John A & Deborah L SF -20A Medium Density Residential 0.459 11. Powell, Timothy & Samantha SF -20A Medium Density Residential 0.46 12. Lapilusa, Joseph & Darlene SF -20A Medium Density Residential 0.466 13. Dominguez, John A & Mary A SF -20A Medium Density Residential 0.503 Case No. Attachment E ZA 06 -123 Page 1 Owner Zoning Land Use Acreage 14. Whitehead, Cynthia SF -20A Medium Density Residential 0.605 15. Clennon, Thomas M & Barbara SF -20A Medium Density Residential 0.536 16. Scheidt, Jonathan J & Lois M SF -20A Medium Density Residential 0.459 17. Klonowski, Carl E & Shannon SF -20A Medium Density Residential 0.532 18. Mast, Kathy SF -20A Medium Density Residential 0.836 19. Wheeler, Jeffrey L SF -20A Medium Density Residential 0.85 20. Clardy - Ruffner C -2 Office Commercial 0.889 21. Cfh Realty 111/480 Southlake C -2 Retail Commercial 1.868 22. Atherton, Jay W & Kay SF -20A Medium Density Residential 0.462 23. Cunningham Commercial Ent Inc SF -20A Medium Density Residential 0.658 24. Millican, Wesley SF -20A Medium Density Residential 0.536 25. McCrummen, Ronald & Denise SF -20A Medium Density Residential 0.657 26. Aliasim, Muhammad & Sadaf SF -20A Medium Density Residential 0.493 27. Jamik Properties Inc SF -20A Medium Density Residential 0.558 28. Lafavers, William E AG Low Density Residential 4.287 29. Lafavers, William E AG Low Density Residential 5.58 30. Reutlinger, Richard A C -2 Office Comm. / Med. Density Res. 13.861 31. Lechler, Gloria 0-1 Office Commercial 13.11 32. Lafavers, William E AG Low Density Residential 0.73 33. Ajro, Sabri & Gurjie AG Low Density Residential 1.0 34. Ajro, Sabri & Gurjie AG Low Density Residential 1.0 35. Tracy, Todd & Amanda AG Low Density Residential 2.5 36. Lafavers, William E S -P -1 Low Density Residential 0.289 37. City of Southlake CS Retail Commercial 0.329 38. The White House Exe Center C -2 Retail Commercial 1.353 Case No. ZA 06 -123 Attachment E Page 2 Surrounding Property Owner Responses The Gardens at Stratfort Parc Notices Sent: Thirty -three (33) Responses Received as of 12:OOPM September 1, 2006: None (0) Case No. ZA 06 -123 Attachment F Page 1