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Item 9A
13 SOUTHLAI<,,E CITY OF Department of Planning & Development Services STAFF REPORT July 27, 2011 CASE NO: ZA11 -028 PROJECT: Plat Showing for Lots 8 & 9, J. Thornhill No. 1505 Addition EXECUTIVE SUMMARY: On behalf of Timothy and Christen O'Hare, Wilhite Land Surveying is requesting approval of a Plat Showing for Lots 8 & 9, J. Thornhill No. 1505 Addition in order to subdivide one unplatted tract of land located at 801 S. Peytonville Avenue into two residential lots of approximately 2.1 and 2.9 acres. SPIN 10. REQUEST DETAILS: The purpose of the Plat Showing is to subdivide an existing single tract land into two residential lots. There is an existing home located on what is proposed as Lot 8. The existing zoning on the property is "SF -1A" Single Family Residential District. ACTION NEEDED: Consider Plat Showing approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Plat Review Summary No. 3, dated July 27, 2011 (E) Full Size Plans (for Commission and Council Members Only) 611 rill a &@is] 011 re[ •& 0 Case No. ZA11 -028 Ken Baker (817)748 -8067 Clayton Comstock (817)748 -8269 Attachment A Page 1 BACKGROUND INFORMATION LGIVA A Of_1» I 0_10111 PROPERTY ADDRESS: Tim & Christen O'Hare 801 S. Peytonville Ave PROPERTY DESCRIPTION: Tract 1G, James Thornhill Survey, Abstract No. 1505 LAND USE CATEGORY: Low Density Residential EXISTING ZONING: "SF -1A" Single - Family Residential HISTORY: According to Tarrant Appraisal District records, the existing house on site was built in 1955. September 1989: Zoning on the property was placed by the City with approval of Zoning Ordinance No. 480. COMPREHENSIVE PLAN: Master Thoroughfare Plan South Peytonville Avenue in this location is classified as a "70' C2U," or a 2- lane undivided collector within 70' of Right -Of -Way. Turn lanes may be necessary at key intersections and the design speed is 30 -35 mph. Typically no on- street parking is permitted. The following design characteristics define the 70' C2U: • Medium to low pedestrian orientation with multiuse trails on one or both sides of the street providing connectivity between neighborhoods and to non - residential uses. • Usually lacking in curb - gutter. • High level of resource protection with an emphasis on leaving the road as natural as possible by retaining any mature street trees along the roadway. • Limit intersection improvements to turn lanes and roundabouts where appropriate. • Narrow lane- widths conducive to lower -speed traffic. • Low access control due to existing nature of development along these corridors. Case No. Attachment A ZA11 -028 Page 2 Master Pathways Plan The Southlake 2025 Master Pathways Plan recommends Trail Segment No. 32, or the "South Peytonville Pathway," for this area of Peytonville Avenue. This is an 8' paved multiuse path between Southlake Blvd and Continental Blvd on the east side of S. Peytonville Avenue. ■ � i � H�IIS K��` *., • •fit "' � 3 ti t ti �ttirict�� 1� ► ► {� Ak. /k ya• �t � IP lf+ r4■ Y 31 +rin ".� i F.+ l •y �ts B ! +\ ��.....TI,1.�....,.,# 1 •� + �r » e 1 01 0110 Cex.- W 4 81 011 0 COMMISSION: July 21, 2011; Approved the new plat submitted July 20, 2011 (7 -0), accepting the applicants right of way dedication of twenty -five (25) feet, accepting the applicant's request to waive the Tree Preservation Plan until the building permitting stage, accepting the applicant's request to escrow the funds for a four -foot sidewalk which the City is to construct at a later date, and subject to Plat Review Summary No.2, dated July 18, 2011. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated July 18, 2011. 12A ■ Case No. Attachment A ZA11 -028 Page 3 .4 X 14.• � {a IL 1, _ Case No. Attachment B ZA11 -028 Page 1 Vicinity Map 801 S. Peytonville Avenue ° ° o o � ° ° ° N ti fJi V © 1 ° IL IL 1 1 rn K C7 821 Cn ory 13 1 #09 cn9 T MMM r -•a, �• ZA11 -028 Plat Showing r Lots 8 & 9, J. Thornhill No. 1505 Addition N v r j� �,< s 0 250 500 1,000 i Feet Case No. Attachment B ZA11 -028 Page 1 D� j N j (D o z N 0 00 D .er a1 0 S 2) (D (a 3 (D '* 11 A 10 I'll, p D25266. oeexRerarde Ta,mnt 9 tbe ° n ` ney INT P e City C—F, `r 9 t p receded ° et °A, M1=iide 606. y 1 /2 incM1 IN ratl f °unI mar ga tl corner ° s° miser, f to c r�tl p T p HE CE wTh N. s°utM1 lin. °t�s °i premix the ° pavement ° of SOUtb mPeytenvllle`Avenaees corner of s° p miser, saitl comer b g 2 wit s as a e:, N west. 330.D0 b feet to �° c °p ° tl, ` rod ` se msrking the r nortFwest .—F d sad premises. .A 21 m _ �., -10J5 gamer en me cement f - o ram. - - n me ne ° - mfsee m 89' ° �06� 00 fee[ to place of beginning ond containing 5 00 acres of 2 an POINTOF „_,„�, BEGINNING feat FF ro xr THEREFO >aa >zmv ux 0 1vE e f I. _ 6so,ca E s o,Iy a „�<m ee g eN per on nererXor�doPt IN. �5�p1 g LOT 9 „ thereon m t ire a uee omega othe,w�e. n °tea. r . ° an 'e °eememe eb°wn E� 2.067ACRES D saamlake, ,ar,am c v. e.ae m�e ma y r \ �Q d mu . pev.osxssca o& 3 Ea2.15•`e' i.m y — H e LOTS " 1z o cnn —oDd,. — 0 2800ACRES ST E TPOE ' 7 X ARRALET —Y lE1 pA P�,w cae,o a or pv0.�I _ ra.m v "ar COAUTN o' °o�IM1S� °.n rea m��i�ea cnbea m r. € 2 enure or a an cane e,a on a ea e,en rt °tea. zat 1 S EAT OF OmcE an J.y W, �m s seal s� couNir of oA"s �e e I[ by M1 Dallas Bank &Trust Co., o ,, and ih ugF tns n 'fs duly autnorized cgenf, ° ine. , . smei Pd me -, n ° aesennee Hereon. does hi rani °'miens ■ ■ � i 0 SddiS I” Too' ■_■. ■ su FIS cEPTiFICATE , e;nrmtniii'nave 9,`1.' s`oii,a r� elan 8 oewai wey` rive m�e eaIe tlne orticnca wtn t p p lee antl 9 Mane and., I'd City`rf soutniake NOTES 1,.086, Texas ° wa�ie� codeam v 9 With .II aN. pp gable Icwe, mem g , °t not nmdetl m, seccan known to me to b person wbo I9 name is sobscrlbed ON ono a C Pe rea going DIN DNDER Mr NAND AND Ili DF 1ITC1 an tnis the ga — y PLAT SHOWING ,,. Lot 8 and 9 mmse °n e.pres J. Thornhill No. 1505 Addition 6 ° Two (2) tots consisting of 5.00 acres City of Southtake, Tarrant County, Texas Case No. Z4 11-028 Juty20, 2011 THIS PLATFILEOAS INSTRUMENTNO. GATE Case No. Z411 -028 N o_ j s 0 PROPERTY LINE T PAVEMENT G �9 Ov LOT 40, BLOCK 6 ` ( O 9 SOUTHLAKE A WOODS IDE 594SE 2 1 CENTERLINE OF R.O.W- 17.8' RIGHT –OF –WAY DEDICATIC 0.133 ACRES PROPERTY LINE TO CL OF PAVEMEI LOT 39, BLOCK 6 SOUTHLAKE WOODS PHASE 2 CAB. A SLIDE 5941 3 2.067ACRES m o 0 LOT 38, BLOCK 6 Z y r a r LOT 20, BLOCK 5 Ili SOUTHLAKE WOODS PHASE 2 n CAB. A SLIDE 5941 Z Dr a m PROPERTY LINE T PAVEMENT G �9 Ov LOT 40, BLOCK 6 ` ( O 9 SOUTHLAKE A WOODS IDE 594SE 2 1 CENTERLINE OF R.O.W- 17.8' RIGHT –OF –WAY DEDICATIC 0.133 ACRES PROPERTY LINE TO CL OF PAVEMEI LOT 39, BLOCK 6 SOUTHLAKE WOODS PHASE 2 CAB. A SLIDE 5941 LOT 3, BLOCK 9 STONE LAKES PHASE 4 CAB. A SLIDE 2475 o LOT 2, BLOCK 9 c STONE LAKES PHASE 4 CAB. A SLIDE 2475 LOT 4, BLOCK 9 STONE LAKES PHASE 4 POINT OF CAB. A SLIDE 2475 G C, N pa. —, � — L 660.00 9 °55'00" E BEGINNING IRS — 5_Utilii E asemen t ' 642.19 5' Utility Easement I ° 3 2.067ACRES /2 "IRF o 0 w LOT 38, BLOCK 6 m y SOUTHLAKE WOODS PHASE 2 a LOT CAB. A SLIDE 5941 2.800 ACRES 15' o � Dr a -9. and ut c Vol 11558, Pg. 695 6 42.19 5 Utilit Cap t R pn..m.nt O L a m rsow antlmptlnn P i LOT 1 + Z O Z 1 U1 N N LOT 3, BLOCK 9 STONE LAKES PHASE 4 CAB. A SLIDE 2475 o LOT 2, BLOCK 9 c STONE LAKES PHASE 4 CAB. A SLIDE 2475 LOT 4, BLOCK 9 STONE LAKES PHASE 4 POINT OF CAB. A SLIDE 2475 G C, N pa. —, � — L 660.00 9 °55'00" E BEGINNING IRS — 5_Utilii E asemen t ' 642.19 5' Utility Easement I ° (CM) 2.067ACRES /2 "IRF o 0 w LOT 13 0 w 0 w 0 m 642.19 t++ o LOT 12 ,5�' a a LOT o O 2.800 ACRES 15' X 50' Dr a -9. and il. esm t. Vol 11558, Pg. 695 6 42.19 5 Utilit Cap IRS N 89'52'45" W pn..m.nt O L a m rsow antlmptlnn 660.00 m LOT 10 O O.sa LOT 1 GINGERS KNOLL Vol. 388 -181, Pg. 68 1 LOT 2 GINGERS KNOLL Vol. 388 -181, Pg. 68 Easement Case No. Attachment C ZA11 -028 Page 2 (CM) /2 "IRF 0 w LOT 13 0 w 0 w 0 t++ o LOT 12 ,5�' a m Q J/2"IRF LOT 11 N T W 3 c Q m m 3 2, . 0 m LOT 10 O O.sa LOT 9 Case No. Attachment C ZA11 -028 Page 2 APPLICANT VARIANCE LETTER Tim & Christen O'Hare 1033 Earn Street Carrollton, Texas 75006 July 12, 2011 Mr. Clayton Comstock, AICP Planner II City of 5outhlake 1400 Main 5t. Suite 310 Southlake Texas 76092 Re: 801 S. Peytonville Avenue Plant Submittal Dear Mr. Comstock: Thank you for taking time to meet with Cissy Sylo on my behalf regarding the above - mentioned plat. As you are aware, this is a residential plat, subdividing one tract into two lots. My wife, Christen and I, the owners of this lot, will be residential horneow+rners of the proposed addition and desire to develop these lots. We have requested Ms. Sylo's assistance in the platting process based on her twenty -five years of municipal, planning, comulting and civil engineering experience and as a previous municipal Director of Engineering. As the two of you discussed when you rnet, we wanted to address several of the comments we received on 6130/11 from the staff's Development Review Committee. RIGHT- CAF -WAY DEDICATION Regarding the requirement for the dedication, I understand that S. Peytonville Avenue is on the Gigs Thoroughfare Plan as a C2U Collector and "functions" as a two lane collector. However, the need for the 70 feet of right -of -way is primarily for a drainage Glitch and a future 8 ft. sidewalk /trail segment. Since S. Peytonville Avenue is a two -lane, undivided roadway today and if it is rebuilt, will not change, the primary purpose of the proposed 'right-of-way' dedication therefore is forthe "bar ditch" or drainage Case No. Attachment C ZA11 -028 Page 3 Mr. Clayton Comstock JViy 12, 2011 Page 3 purposes, and utility functions. Therefore, it seems unnecessary to dedicate "right -of -way" for this purpose, We desire to dedicate 5 feet of pavement which exists according to the Surveyor, Joel Wilhite, that lies within our current property, as "right -of -way" and 15 feet as a drainage /utility /sidewalk easement. The easement may be a combined easement or separated as desired by the City. This will allow the access by the City and /or Franchise Utilities to use the same land without any "taking" or 'proportionality' issues and still allow us the benefit of using the property for many of the benefits that are not allowed when "right -of -way dedication" is required. This type of easement, in lieu of dedication of right -of -way on small in -fill development and /or redevelopment has been common, as you and Ms. Sylo discussed, for many years across the Metroplex to circumvent "proportionality" issues and /or to assist where no foreseeable redevelopment or widening of the roadway is planned by the City in the next 10 -20 years, such as in the case of S. PgtonuiIle Avenue. Also, S_ Peytonvilfe Avenue will not change its cross section if re- constructed nor if additional "right -of -way" is dedicated. Therefore, we respectively request the city approve our request for the dedication of a combination drainagefutility /sidewalk easement in lieu of the right of way with the exception of the dedication of 5 feet of the land which is actuaI "street/roadway". TREE CONSERVATION PLAN My wife and I wart to keep every tree we can possibly keep on this property. When we build, we will also add a number of trees and other landscaping features to the property. We have not submitted a Tree Conservation Plan for a couple of reasons. First, we do not have any architectural plans at this time, anti have no idea how, wide or deep our horne will be. To attempt to say which trees will be kept and which won't at this point would be pure speculation. When designing the home, we will do everything we can, within reason, to keep as many trees as possible. Second, after our surveyor spoke with Keith Martin from the City, the surveyor believes Death indicated that a Tree Conservation Plan would be premature before any plans are drawn up and suggested we do this during the Building Permit stage. If Mr. ilhite's impression from Mr. Martin is incorrect, please let us know and we will attempt to do the best Tree Conservation Plan we can come up with at this point. SIDEWALK ESCROW At this point, we are not sure if we will seek a variance on the sidewalk ordinance, will build a sidewalk at construction or if we will escrow the funds with the City. Currently, there are no sidewalks within, according to my best trecollection, at least 6/10 of a mile from us on our side of Peytonvilfe. In fact, the only sidewalk on our side of PeytonviIIe that I am familiar with is next to the high school, and it stops at Case No. Attachment C ZA11 -028 Page 4 Mr. Clayton Comstock July 12, 2011 Page 3 the eild of the football practice field. If a sidewalk is constructed on S, Peytonville from 1709 to Continental, we would certainly want our property to have a sidewalk in front of it. If the only sidewalk on Peytonville is by the school, we would not really want a stand -alone sidewalk in front of cur property and no others on our side of the street, by the school excluded. We are not attempting to keep the City from constructing a sidewalk on our side of the street, and would like to address this issue at the time we ,seek a building permit. CONCLUS1.0N. Icy wife and I researched, visited and read about communities all over the Metroplex for several months before deciding we wanted to live in Southlake, which we Believe is the finest eornrnunity in the Metroplex. We are excited about raising our family in Southlake and look forwarding to moving to the City as soon as we ca in. Thank you for your consideration, please do not hesitate to contact me if you have any questions. Sincerely, Tim O'Hare Christen O'Hare cc: Cissy Sylo, P.E. President CES Consulting Group, L.L.C. Case No. Attachment C ZA11 -028 Page 5 PLAT REVIEW SUMMARY Case No.: ZA11 -028 Review No.: Three Date of Review: 7/27/2011 Project Name: Plat Showing — Lots 8 & 9, J. Thornhill No. 1505 Addition OWNER: Tim O'Hare 1038 Elm St. Carrollton. TX 75006 P: (972)960 -0000 F: (972)960 -1330 SURVEYOR/ENGINEER: Wilhite Land Surveying, Inc. P.O. Box 407 Vallev View. TX 76272 P: (940)726 -6150 F: (940)726 -6151 E: WLS5190 @yahoo.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/20/2011 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 CLAYTON COMSTOCK AT (817)748 -8269. Pursuant to Tree Preservation Ordinance No. 585 -D, provide a Tree Conservation Plan. The tree conservation plan shall be approved if it will preserve existing tree cover in accordance with Table 2.0, Section 7.2, of Ordinance 585 -D as shown below: Table 2.0 — Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site ylininnnn percentage of the existing tree cover to be reserved* 0%-20% 70% 20.1-40% 60% 40.1%-60% 50% 1 60-1%-80% 40% 80.1 % - 100% 30 *Ae minimum percentage of existing tree cover to be preserved shall exclude anv area in public »ghts- of -svay as approved by City Council. 2 3 4 5 (See attached response letter from property owner) Delete the block designation from the title block. Correct the label for Lot 4, Stone Lakes Phase Four (currently shown as Lot 3). Label the Block numbers in the adjacent Southlake Woods Phase 2 and Stone Lakes Phase Four It is preferred that easements be shown as a dashed line. 6. Show and label the 5' U.E. on the south property line of Lots 2 and 4, Block 9, Stone Lakes Phase Four as well as the 10' U. E. on the east property lines of Lots 3 & 4, Block 9, Stone Lakes Phase Four 7. Show and label the established centerline of S. Peytonville Avenue. Provide dimensional ties from the existing boundary corners (NWC & SWC) of the subject property to both the established Right -Of -Way and centerline of S. Peytonville Ave. 8. According to Section 8.01J, of the Subdivision Ordinance no. 483, as amended, all lots within the City Limits shall meet the requirements of the zoning ordinance of City. Ensure that the proposed lots and lot boundary meets the requirements of the City of Southlake Zoning Ordinance No 480, as amended, including the underlying zoning district regulations of Section 11, "SF -1A" single family residential Case No. Attachment D ZA11 -028 Page 1 district. Lots must be configured such that minimum yard requirements are met for structures and no encroachments should be created. 9. The following changes are needed regarding Right -of -Way: Section 2.04 (Dedication Requirements) of Subdivision Ordinance No. 483, as amended, provides for the following: a. Division of Property: Every owner of property to be subdivided for which a plat has been submitted for approval shall be required to dedicate to the City that portion of such property as is necessary for the orderly development of streets, roadways, thoroughfares, utilities, drainage improvements, or other public purposes, and such dedication requirements, as imposed, shall be a prerequisite to plat approval. D. Plat Showing: Every owner of property to be platted for which a Plat Showing has been submitted for approval shall be required to dedicate to the City that portion of such property as is necessary for the orderly development of streets, roadways, thoroughfares, utilities, drainage improvements, or other public purposes, and such dedication requirements, as imposed, shall be a prerequisite to plat approval. E. Effect of approval /disapproval on dedication: The approval of a plat is not considered an acceptance of any proposed dedication and does not impose on the municipality any duty regarding the maintenance or improvement of any dedicated parts until the appropriate municipal authorities make an actual appropriation of the dedicated parts by entry, use, or improvement. The disapproval of a plat is considered a refusal by the municipality of the offered dedication indicated on the plat. b. Section 5.02 (Right -Of -Way Requirements) of Subdivision Ordinance No. 483 provides for the following: D. The owner shall be required to dedicate right -of -way as shown in the Thoroughfare Plan, or as required in this section for all streets, or parts thereof, within or at the perimeter of the subdivision as a prerequisite for plat approval unless specifically stated otherwise. In the event that a major state or county thoroughfare lies within or directly adjacent to a development, the development shall only be required to dedicate such right -of -way as reasonably relates to the need created by and the benefit received by that development. In no event shall a development be required to dedicate a right -of -way greater than one hundred twenty (120) feet in width. The current adopted Master Thoroughfare Plan shows S. Peytonville Avenue as a 70' ROW for a 2 -lane undivided collector. (See attached response letter from property owner) 10. An 8" sewer line is required to be installed along this property's Peytonville Avenue frontage in accordance with the following sections of Southlake City Code: (a) Section 19.86 (Required Connection to City Sewer System) Service available upon development All property within the city developed after July 5 1988 shall be connected with the city sewer system if at the time of development a city sewer line has been constructed or extended to within 100 feet of the property line The connection to the city sewer system shall be a condition precedent to the granting of any certificates of occupancy for the property being developed. Case No. Attachment D ZA11 -028 Page 2 (b) Section 19.88 (Required installation of sewage collection systems) Irrespective of whether the development is located at the time of development within 100 feet of an available city sewer line the developer shall install a sewage collection system that extends to the development borders and throughout the development that conforms to the city master plan the city master design standards all other applicable city ordinances and state and federal requirements. Provide engineered plans for the installation of the 8" sewer line connecting to the 8" line in Elks Lane in Southlake Woods Phase 2 and extending to the southwest corner of the subject property. 11. 8' Sidewalk Construction required: Section 5.06 (Sidewalks) of Subdivision Ordinance No. 483 provides for the orderly, safe and healthful construction of sidewalks within the City, promoting the health, safety and general welfare of the community. It is the policy of the City to guide and regulate sidewalk construction within the City. Any new development in the City shall provide for the location and construction of sidewalks. This shall include the dedication of necessary right -of -way or public access easement and the construction of sidewalks according the specifications provided in Subdivision Ordinance No. 483, as amended. Regardless of lot size, the developer or builder of a residential subdivision shall install sidewalks and /or trails in accordance with the Southlake Pathways Plan, as amended. Each owner /home builder within a residential subdivision shall construct sidewalks at the time of construction of the house. A certificate of occupancy will not be issued until required sidewalks are in place. The Trail Segment 32 of the Master Pathways Plan ( "South Peytonville Pathway ") shows "an 8' paved multi -use path between 1709 and Continental (on the east side of S. Peytonville) and 8'+ paved multi- use path from 1709 to Stonebury (on the west side of S. Peytonville)." As such, an 8' sidewalk that meets the construction specifications of Subdivision Ordinance No. 483 will be required at the time of building permit issuance for each of the two lots. (See attached response letter from property owner) Informational Comments 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 -1186. We recommend this plat not be filed until the construction plans for sewer improvements have been substantially approved. Please submit a revised blueline "check print" prior to submitting blackline mylars with original signatures. Original signatures and seals will be required on two blackline mylars prior to filing the plat. 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. Denotes Informational Comment Case No. Attachment D ZA11 -028 Page 3 Case No. ZA11 -028 Review No. 2 Dated: 7/18/11 Number of Pages Project Name: Lot 1 and 2, Block A, O'Hare Addition Contact: Steve Anderson, Civil Engineer Phone: (817) 748 -8101 Fax: (817) 748 -8077 Email: sanderson @ci.southlake.tx.us The following comments are based on the review of plans received on June 13, 2011 It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. WATER AND SANITARY SEWER COMMENTS: 1. City water is available in S. Peytonville Ave. (8" main) 2. Sewer is available at Elks Lane (8" main). Connection to City sewer will need to be constructed to City Standards. One meter per service line. All sewer lines in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: The drainage from this development is generally to the west. Runoff is conveyed under S. Peytonville via a culvert to a closed system that drains into a pond in the Southlake Woods Addition. A drainage analysis may be required to show there is no adverse affect on the pond due to this development. INFORMATIONAL COMMENTS: Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed Construction Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. 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 acceptable to Public Works prior to placing the Developer's Agreement on the City Council agenda for consideration. A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake for a period of two years for all development projects. The Maintenance Bond cannot be tied to the Performance and Payment Bond in any way. Any hazardous waste being discharged must be pretreated Ordinance No. 836. Case No. Attachment D ZA11 -028 Page 4