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Item 5ECity of Southlake Department of Planning STAFF REPORT April 27, 2005 CASE NO PROJECT ZA05 -038 Preliminary Plat for Proposed Lots IRI, IR2, 2RI, & 2R2, J. Childress No. 253 Addition REQUEST: On behalf of John and Malinda Smart, Four Peaks Development is requesting approval of a preliminary plat. The purpose of this request is to subdivide 2 lots into 4 lots for residential development. ACTION NEEDED: Consider preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Plat Review Summary No. 3, dated April 27, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Menaber.� Only) STAFF CONTACT: Ken Baker (481 -2036) Dennis Killough (481 -2073) Case No. ZA05 -038 BACKGROUND INFORMATION OWNERS: John and Malinda Smart APPLICANT: Four Peaks Development PROPERTY SITUATION: 1565 & 1577 Randol Mill Avenue LEGAL DESCRIPTION: Lots 1 & 2, J. Childress No. 253 Addition LAND USE CATEGORY: Low Density Residential CURRENT ZONING: "SF-IA" Single Family Residential District HISTORY: -A zoning change to "SF-IA" was approved by City Council on October 4, 1994. -City Council approved a Multiple -Lot Plat Showing creating 2 lots on September 20, 1994. TRANSPORTATION ASSESSMENT: Case No. ZA05 -038 Master Thorouzhfare Plan There are no recommendations made by the Master Thoroughfare Plan adjacent to this property. Existin- Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with Randol Mill Avenue. Currently, Randol Mill Avenue is a 2 -lane, undivided roadway. The capacity of the existing roadway is approximately 8,400 vehicle trips per day. Under this condition, the roadway would be considered to operate under a level of service `D'. Completion of this development will add approximately 38 vehicle trips per day to this section of N. White Chapel Boulevard, bringing it to 4,836 vehicle trips per day. There are no plans for expanding Randol Mill Avenue adjacent to this site. May, 2004 traffic counts on Randol Mill Ave (between Our Lane and Dove St 24hr North Bound NB 2,294 South Bound (SB) (2,504 NB Peak A.M. 321 7 — 8 a.m. Peak P.M. 164 5 — 6 p.m. SB Peak A.M. 169 8 — 9 a.m. Peak P.M. 348 5 — 6 p.m. Attachment A Page 1 Traffic Ini»ttct PATHWAYS MASTER PLAN: Use 4 Lots Vtpd* AM- IN AM- OUT PM- IN PM OUT Single-Family Residential 4 38 1 2 3 1 *Vehicle Trips Per Day * *The AM/PM times represent the number of vehicle trips generated during the peak travel times on Randol Mill Ave. The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. Subdivisions with an average lot size of I -acre or more do not require sidewalks. WATER & SEWER: A 12 -inch water line currently exists along the south side of Randol Mill Avenue. The applicant is proposing to extend an 8 -inch water line along the east side of the proposed private street. There is no sanitary sewer in close proximity to the site. The applicant proposes the use of private septic systems. TREE PRESERVATION: The Landscape Administrator has no comments for this item. DRAINAGE ANALYSIS: A portion of this site drains to the west and a portion drains east. The drainage will remain in a sheet flow pattern as exists currently. P &Z ACTION: April 21, 2005; Approved (6 -0) subject to Plat Review Summary No. 2, dated April 15, 2005; • not granting the variance for private street; • noting the developer will provide a public street and right -of -way stub to the south showing the cul de sac as a temporary turn around easement; • and, accepting the developer's offer to deed restrict Lots 1R2, 2R1, and 2R2 to aerobic septic systems. STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated April 27, 2005. N: \Coinuunity Development \MEMO \2005cases \05- 038PP.doc Case No. Attachment A ZA05 -038 Page 2 Vicinity Map Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition 1000 W E S Case No. ZA05 -038 Attachment B Page 1 ----------------------- r. --=X mz Ee Z ELI RECD APR 2 G 2005 PREWAIMARY PLAT PLAT REVISION .. I .. - - J. CMILDRES� Z j:L0.a3 ADDITION CRY Of 5 WWI I-• n Four Peaks Development, Inc. April 19, 2005 Ms. Angela "Turner Public Works Department City of Southlake 1400 Main St Southlake, Texas 76092 RE: Preliminary Flat & Plat Revision Four Lot Development ZA05 -038 Dear Angela, In reference to our discussion concerning the handling of the storm water for this property please be advised that we will comply with all city drainage regulations and requirements in the handling of any excess water created by the development of these four lots. It is our intent to send less water downstream after development than is currently draining now. In our opinion the most efficient manner to handle this will probably be through the use of detention/retention pond or ponds on our property. Prior to the filing of the plat we will furnish a drainage study and plan for City approval. If you have any questions please feel free to give me a call. Sincerely, David McMahan REO-O APR 21 Z005 726 Commerce St., Ste. 109 - Sauthlake, TX 76492 - (817) 329 -6996 • Fax (817) 481 -4074 Case No. Attachment C ZA05 -038 Page 2 PLAT REVIEW SUMMARY Case No.: ZA05 -015 & ZA05 -038 Review No.: Three Date of Review: 04/27/05 Project Name: Preliminary Plat & Plat Revision — Lots 1R1, 1R2, 2R1 & 2R2, J. Childress No. 253 Addition APPLICANT: Four Peaks Development, Inc. David McMahan 726 Commerce St, Suite 109 Southlake, TX 76092 Phone: (817) 329 -6996 Fax: (817) 481 -4074 SURVEYOR: Tri -Tech DFW Surveying Co. Timothy A. Nold 2825 Exchange Blvd, Suite 104 Southlake, TX 76092 Phone: (817) 442 -5511 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/26/05 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 (8 17) 481 -2086. 1. Provide easements for water, sewer and /or drainage in conjunction with future construction plans to be submitted and approved. 2. Percolation tests and a septic system feasibility analysis must be submitted prior to filing of this plat, unless waived by the City Engineer. The total number of lots or lot configuration may require adjustment based on any potential problems indicated. INFORMATIONAL COMMENTS * The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as amended. * We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. * Prior to filing of this plat, the applicant must submit percolation tests and septic system feasibility analysis for the proposed lots. Should this identify potential problems, the number of lots may be required to be reduced in order to provide sufficient area for a functional septic system or other innovative system as allowed by the Tarrant County Health Department. * 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 charge of $10 per account for this certificate. For more information contact the Assessor /Collector's office at (817) 884 -1103. Case No. ZA05 -038 Attachment D Page 1 * Original signatures and seals will be required three blackline 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 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. Case No. Attachment D ZA05 -038 Page 2 Surrounding Property Owners Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition 1. Brown, James "AG" Low Density 1.909 Residential 2. Brown, Marjorie Hays & "AG" Low Density 1.910 Brohan, Karl Residential 3. Taylor, Robert W. "AG' Low Density 2.040 Residential 4. Scott, Jon & Mary "AG' Low Density 1.000 Residential 5. Stenger, David & Ronna "AG' Low Density 1.000 Residential 6. Brown, Bill "SF -IA" Low Density 1.053 Residential 7. Schatz, Kenneth Mark "SF -IA" Low Density 0.937 Residential 8. Charlton, Jo Ellen "AG" Low Density 6.000 Residential 9. Fanning, Phillip & Cynthia "SF -IA" Low Density 3.093 Residential Case No. Attachment E ZA05 -038 Page 1 Owner I Zoning I Land Use I Acreage 10. 1998 R L Bates III Grantor 11. Beam, Maxine 12. Smart, John & Malinda Case No. ZA05 -038 "RE" Low Density Residential "AG" Low Density Residential "SF -IA" Low Density Residential 5.270 15.000 6.758 Attachment E Page 2 Surrounding Property Owner Responses Lots 1R1, 1R2, 2R1, & 2R2, J. Childress No. 253 Addition Notices Sent: Thirteen (13) Responses: Two (2) • Robert & Patricia Taylor, 1483 Brown Lane, Southlake, Tx; opposed. Please see attached e -mail received 4- 21 -05. • Karl Brohan, American Airlines Captain, 1441 Brown Lane, Southlake, Tx; opposed. Please see attached letter received 4- 20 -05. Case No. ZA05 -038 Attachment F Page 1 From: Lorrie Fletcher From: Patricia Taylor Sent: Thursday, April 21, 2005 4:58 PM To: Lorrie Fletcher Subject: Case No. ZA05 -038 Attachments: header.htm; header.htm; header.htm; header.htm; header.htm April 21, 2005 From: Robert & Patricia Taylor 1483 Brown Lane Southlake, Texas To: City Planning Department Planning and Zoning Committee Southlake, Texas RE: Case No. ZA05 -038 Preliminary_ Plat. for Lots 1 R1_,_1 R2, 2R1, & 2R2 J. Childress No. 253 Addition, Located at 1565 & 1577 Randol Mill Avenue Honorable Chairman and members of the Planning and Zoning Committee: Page 1 of 2 We oppose the proposed plat change for the referenced property in Case No. ZA05 -038. Our opposition is because of concerns for increased drainage and runoff resulting from the subdivision of the current two lots into four lots. Our specific concerns are: 1. Our property (Taylor property) is situated at a lower elevation than the referenced property. Our property is situated on the western boundary of the referenced property. The Taylor property is also situated at a lower elevation than the Brown and Brohan properties situated on the remaining western boundary of the referenced property and south of the Taylor property. The building of the current structures on the property at 1577 Randol Mill Avenue necessitated the emergency construction of a berm on the east side of the Taylor property to direct the flow of water around structures on the Taylor property. 2. As a visual reference to elevation differences, please note that the rooftop of the Taylor residence is on approximately the same elevation as the foundation of the Smart residence on the property at 1577 Randol Mill Avenue. This natural lay of the land creates significant runoff onto our property from 1577 Randol Mill Avenue. Case No. Attachment F ZA 05 -038 Page 2 From: Page 2 of 2 3. We receive the runoff from the Brown and Brohan properties south of us and the Smart property east of us which has created a serious drainage and flooding problem. The northwest corner of our property stays wet even during periods of dry weather. The development of three additional lots will significantly escalate an already existing drainage and flooding problem. 4. The proposed access drive for three additional lots on our eastern boundary will replace natural vegetation with a channel along the plat boundary that will carry the rain runoff directly onto the Brown, Brohan and Taylor properties with the result that all water not absorbed will pool in the northwest corner of the Taylor property; i.e.; the lowest point on all properties. 5. The development of three additional lots uphill from our property will result in three additional septic systems which will increase effluent runoff. This increased effluent runoff will keep the ground saturated and unable to absorb runoff from rains and further increase the drainage issues on the Brown, Brohan and Taylor properties which as noted above ultimately flows down on the Taylor property. Members of the Planning and Zoning Committee please deny this preliminary plat application identified as Case No. ZA05 -038. Please remedy existing drainage and flooding problems before these problems are escalated by additional development. Cordially, Robert and Patricia Taylor Case No. Attachment F ZA 05 -038 Page 3 To: Honorable Chairman and members of the Planning and Zoning Commission From: Karl Brohan 1441 Brown Lane Southlake, TX Subject: Case No. ZA05 -038 Preliminary Plat for Lots 1R1, 1R2, 2R1 and 2R2, J. Childress No. 253 addition, located at 1565 and 1577 Randol Mill Avenue. Dear Ladies and Gentlemen, 20 April 2005 I am against the proposed rezone proposal which will subdivide the two lots into four lots as indicated on ZA05 -015 Plat Revision dated 21 March 2005. My great concern is for water drainage and runoff issues from this proposal. Specifically: A) the proposed access drive will create an accelerated rain runoff route that will concentrate water along the plat boundary. This will further exacerbate runoff issues on my property along the eastern perimeter and flooding issues along my southern perimeter through the J. Brown property runoff. This will also greatly increase the serious flooding and runoff issues at the Taylor property directly downhill and North of my property. B) the specter of 3 additional 1,000 gallon septic systems directly upslope of me is disturbing. This additional Case No. Attachment F ZA 05 -038 Page 4 effluent runoff will run through and penetrate my eastern boundary and my southern boundary through the J. Brown property. This will keep the ground saturated escalating the problematic rain runoff and flooding issues that I and the Taylor property are experiencing. Cj The future development of these additional 3 lots will result in the removal of additional water absorbing trees and the resulting paved surfaces will create a veritable flood highway into my property, the J. Brown property and the Taylor property. I urge you, the members of the planning and zoning commission to deny this re -plat application. Sincerely, Captain Kar jJ. rohan, American Airlines Case No. Attachment F ZA 05 -038 Page 5