Item 4ECITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
May 29, 2013
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PROJECT: Preliminary Plat for Savannah Estates
EXECUTIVE
SUMMARY: G&A Consultants, LLC on behalf of Maguire Partners- Solana Land, L.P. is requesting
approval of a Preliminary Plat for Savannah Estates on property described as Tracts
1 B, 1 B2, 1 B2A, 1 B2A1, 1 B2A2, 2A, 2B, 2C, 3, 4A, 4A1, 4A2, 4A3, 4B, 4131, 4132, 5A,
5A1, 5A1A, 5B, 5C, 6A, 6A1, 6A1A, 6A2, 6A2A, and 6B, R.P Estes Subdivision and
Tracts 1B, 1B1, 1B1A, 1B1A1, 1B1B, 1B1B1, 1B1C, 1B1D, and 1B2, T. Martin Survey,
Abstract No. 1134, Southlake, Tarrant County, Texas and generally located at the
northwest corner of W. Dove Rd. and SH 114, Southlake, Tarrant County, Texas.
Current Zoning: R-PUD - Residential Planned Unit Development. SPIN Neighborhood
#5.
REQUEST
DETAILS: The applicant is requesting approval of a Preliminary Plat for Savannah Estates
consisting of ninety-six (96) residential lots and six (6) open space lots on
approximately 79.837 acres. The Preliminary Plat is generally consistent with the
Zoning Change and Development Plan that was approved by City Council on March 5,
2013 with the following minor changes:
1. The cul-de-sacs have been revised at the direction of the Fire Marshal to allow
the required turnaround radius for fire trucks.
2. The boundary of the approved Development Plan was based on property
descriptions in deed records (Net area = 76.33 acres). The plat boundary is
based on a field survey of the property corners and varies slightly from the
Development Plan (Net area = 70.44 acres). Some of the lot boundaries have
been revised slightly as a result. The applicant has stated that the total area of
open space will remain the same as is shown on the approved Development
Plan.
ACTION NEEDED: Consider approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to PowerPoint Presentation
(D) SPIN Meeting Report
(E) Revised Plat Review Summary No. 2, dated May 29, 2013
(F) Surrounding Property Owner Responses
(G) Full Size Plans (for Commission and Council Members Only)
Case No.
ZA13-037
STAFF CONTACT: Dennis Killough (817)748-8072
Richard Schell (817)748-8602
Case No.
ZA13-037
BACKGROUND INFORMATION
APPLICANT: G&A Consultants, LLC
OWNER: Maguire Partners- Solana Land, L.P.
PROPERTY LOCATION: The northwest corner of W. Dove Rd. and SH 114
PROPERTY
DESCRIPTION: Tracts 1 B, 1 B2, 1 132A, 1 B2A1, 1 B2A2, 2A, 2B, 2C, 3, 4A, 4A1, 4A2, 4A3, 4B,
4131, 4132, 5A, 5A1, 5A1A, 5B, 5C, 6A, 6A1, 6A1A, 6A2, 6A2A, and 6B, R.P
Estes Subdivision and Tracts 1B, 1131, 1131A, 1131A1, 113113, 1131131, 1131C,
1 B1 D, and 1 B2, T. Martin Survey, Abstract No. 1134
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: "R-PUD" Residential Planned Unit Development District
HISTORY: A plat for RP Estes Subdivision was filed with Tarrant County prior to
annexation on a portion of the property;
A portion of the property was annexed into the City of Southlake in 1985 and
another portion of the property was annexed in 1987;
A portion of the property was zoned "NR-PUD" with the adoption of Ordinances
334 and 480;
A Zoning Change and Site Plan (ZA09-062) from "AG" - Agricultural District to
"S-P-1" - Detailed Site Plan District with limited 0-1 and limited 1-1 uses was
approved by the City Council on one of the subject properties (2411 Sam
School Road) on May 10, 2011.
A Land Use Plan Amendment from Low Density Residential and Mixed Use to
Medium Density Residential was approved by City Council March 5, 2013.
A Zoning Change and Development Plan from "NR-PUD" Non Residential
Planned Unit Development, "AG" Agricultural District and "S-P-1" Detailed Site
Plan District to "R-PUD" Residential Planned Unit Development District was
approved by City Council on March 5, 2013.
WATER & SEWER: There is currently a 12" water line along W. Dove Rd. and a 2" water line along
Sam School Rd., as well as a 12" sewer line along SH 114.
TREE PRESERVATION: The proposed tree coverage is consistent with the following chart:
Case No. Attachment A
ZA13-037 Page 1
Savannah Tree Coverage Percentages
Total Site Land Area (77.048 acres)
3,356,210 SF
Total Tree Coverage
2,091,905 SF
Tree Coverage Percent of Total Area
62.3%
Required minimum percentage of the
existing tree cover to be preserved
40%
Total Tree Coverage
2,091,905 SF
Total tree coverage to be removed
1,236,368 SF
Tree coverage percent to be removed
59.1 %
Total Tree Coverage
2,091,905 SF
Tree coverage to be preserved
492,941 SF (23.5%)
Marginal tree coverage attempted to be preserved
362,596 SF (17.3%)
Total attempted tree coverage to be preserved
855,537 SF
Tree Coverage attempted to be preserved
40.9%
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting for Savannah Estates was held by the applicant on October 8,
2012. A SPIN Report is included as Attachment D of this Staff Report.
The applicant hosted a community meeting for concerned citizens on
November 1, 2012 at Town Hall.
The applicant hosted a community meeting for concerned citizens on January
3, 2013 at Town Hall.
PLANNING AND ZONING
COMMISSION ACTION: May 23, 2013; Approved (4-0) subject to Staff Report dated May 17, 2013 and
Plat Review Summary No. 2, dated May 17, 2013.
STAFF COMMENTS: Attached is Revised Plat Review Summary No. 2, dated May 29, 2013.
Case No. Attachment A
ZA13-037 Page 2
Vicinity Map
Savannah Estates
ZA'I3-037
Preliminary Plat
Northwest corner of W. Dove Rd.
and SH 114
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Case No.
ZA13-037
Attachment B
Page 1
APPROVED DEVELOPMENT PLAN
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Case No. Attachment C
ZA1 3-037 Page 1
PRELIMINARY PLAT
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Case No. Attachment C
ZA13-037 Page 2
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PROJECT NAME:
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION:
SPIN MEETING REPORT
PIA_1PzI :Z:3
Savannah Estates
SPIN # 5
October 8, 2012; 8:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Thirteen (13)
• SPIN REPRESENTATIVE(S) PRESENT: David Alexander # 2; Rob Baker # 1; Ron Evans # 10
• APPLICANT(S) PRESENTING: Randi Rivera, G&A Consultants, LLC, et al (4)
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Matt Jones, Planner I: (817)748-8269 or mionesa-ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located on the northwest corner of West Dove Road and State Highway 114; and
is approximately 77 acres.
Development Details
• Zoning Change and Development Plan proposed for approximately 105 single family residential lots.
• Current zoning districts are AG — Agricultural District, NRPUD — Non -Residential Planned Unit
Development, and S-P-1 — Detailed Site Plan District.
• Proposed zoning district is RPUD — Residential Planned Unit Development with regulations that are
consistent with a SF-20A — Single Family Residential District.
The plan presented at SPIN:
Case No. Attachment D
ZA13-037 Page 1
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QUESTIONS / CONCERNS
• Where is the gas well in Westlake located?
o Over 600 feet to the north
• What about the 1000 foot setback that has been established in Southlake?
o It may not apply since the well was here first and homeowners will have full disclosure prior to
moving here; and it's in Westlake.
• Don't you think approving a residential subdivision less than 1000 feet away from a gas well will set a
precedent that it's OK to have that setback in Southlake?
• What is the minimum lot size?
o 15,000 square feet; about 1.4 dwelling units per acre
• Will there be a clubhouse?
o No
• What is the developer's experience?
o Centurion American has over ninety (90) residential developments
• Who will build?
o Toll Brothers will likely be the builder
• Will these homes be in keeping with the surrounding properties?
o Yes, we are considering what is surrounding
• What is the estimated price point?
o $750K to 1.5 million
• Didn't you develop Terra in Colleyville?
o No. Terra Plantation was built around 1975
• 1 would like to see a more timeless design. We have seen so much of this "castle" theme. Southlake
has enough of this... would like to see "hill country" or "Mediterranean."
Case No. Attachment D
ZA13-037 Page 2
• What kind of fencing will be between the lots?
o Wood... board -on -board. All of the open space will have wrought -iron.
• How many trees are you taking out?
o We do not have a tree survey yet; this is just zoning at this point
The homes look very large for such small lot size. This is typical Toll Brothers.
• We would like to see larger lots; we are concerned about school capacity; we are also concerned
about the existing gas well.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather
it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as
summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and
Zoning Commission and final action by City Council.
Case No. Attachment D
ZA13-037 Page 3
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Review No.: Two
Project Name: Preliminary Plat — Savannah Estates
APPLICANT:
Maguire Partners- Solana Land, LP
1221 N. 1-35 E., Suite 200
Carrollton, TX
Phone: (469) 892-7200
Fax:
Date of Review: 05/29/13
ENGINEER:
G&A Consultants
111 Hillside Dr.
Lewisville, TX 75057
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
05/06/13 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 RICHARD
SCHELL AT (817) 748-8602.
1. Show and dimension the right of way dedication in accordance with the current Master Thoroughfare
Plan. Dimensions must either be from center line of apparent existing right or way or full width from
across right of way if opposite side has dedicated their half.
2. Provide open space to equal the area of open space on the approved Development Plan (14.79
acres).
3. Label lots 17X and 28X as drainage easements on the face of the plat.
4. Staff will review the metes and bounds description and provide comments prior to final platting.
The plat must comply with all underlying zoning regulations.
Label the building lines on the final plat.
PUBLIC WORKS REVIEW COMMENTS
Alejandra (Alex) Ayala, P.E.
Civil Engineer
(817) 748-8274
GENERAL COMMENTS
1. Label and dimension the proposed right-of-way widths for Dove Road and Sam School Road. Show
and dimension the right of way dedication in accordance with the current Master Thoroughfare Plan.
Dimensions must either be from center line of apparent existing right or way or full width from across
right of way if opposite side has dedicated their half.
2. Clarification is needed for the abandonment of the existing Sam School Road right-of-way.
3. Label the right-of-way dedications on Dove Road equal to 40-feet from centerline.
4. Label the ultimate right-of-way of 80-feet on Dove Road.
Case No. Attachment E
ZA13-037 Page 1
Residential street right-of-way must be 50-feet with a curb and gutter section equal to 31-feet B/B. Bar
ditches are not allowed per Ordinance No. 312. If requesting a variance, a letter of request must be
submitted.
All perimeter and Common Area walks/trails should be constructed with the subdivision. Others may
be constructed with residential home construction.
Use the City of Southlake GPS monuments whenever possible. Information can be found in
the City of Southlake website:
http://www.citvofsouthlake.com/index.aspx?NID=266
ImreF_]N1►YiIN1kiIII V
Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line. A 20' easement is required if both
storm sewer and sanitary sewer will be located within the easement.
Easements must be dedicated for the proposed line prior to construction. Proposed easements must
be dedicated by plat.
Water and sewer lines cannot cross property lines without being in a public easement or in the ROW.
All waterlines in easements or ROW must be constructed to city standards.
All water and sanitary sewer lines in easements and public right-of-way must be constructed to City of
Southlake standards.
For projects containing diversion or impoundment the following note should be placed in the final plat:
Compliance with the provisions of the City's Storm Drainage Policy does not relieve a person of the
responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086,
Texas Water Code.
DRAINAGE COMMENTS
Label the limits of the 100-year floodplain. Tie down the 100-year floodway by metes and bounds.
The 100-year floodway must be contained within a drainage easement. Label the lots to be
designated as drainage easements on the face of the plat.
Label the drainage easements for all lots which abut the 100-year floodplain. Elevation certificates
may be required for all lots adjacent to the floodplain.
3. Show and label the extent of the detention ponds. Detention ponds must be in a permanent drainage
easement and must include access for maintenance. Please label the lots that are designated as
drainage easements on the face of the plat.
4. The proposed driveway culvert must be sized by an engineer and submitted for approval to the City
Engineer.
5. This property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning
construction.
6. The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
Case No. Attachment E
ZA13-037 Page 2
Base Flood Elevations shall be identified and labeled in the Civil Construction Plans.
INFORMATIONAL COMMENTS:
* Submit 4 sets of 22" X 34" scalable civil construction plans 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.
http://www.citvofsouthlake.com/PublicWorks/engineeringdesign.asp
* 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 Residential Developer Agreement shall 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 reviewed and released by the Public Works Department prior to placing
the Developer's Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
*=Denotes informational comment.
Fire Marshal Review
Kelly Clements
Assistant Fire Marshal
(817) 748-8233
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Automatic fire sprinkler system will be required for residences over 6,000 square feet. (per 2009
I.F.C. Sec. 903.3.1.3 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road,
Suite G260, Addison, Texas 75001. Phone 214-638-7599.
FIRE LANE COMMENTS:
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 80,000 Ibs GVW). Fire access roads must be at least 31 ft. back of curb
to back of curb. (Standard street width)
Cul-de-Sacs must have 30 ft. inside turn radius and 50 ft. radius, 100 ft. total diameter, for
approved turnaround of fire apparatus. (Medians, islands, or any other obstructions within these
areas are not permitted as per notification at previous City Council meeting.)
FIRE HYDRANT COMMENTS:
Hydrants to have Hydra-Storz connections with butterfly vanes on pumper outlet for five -inch
diameter hose.
Hydrants are required at intersecting streets and at intermediate locations between as prescribed
above, measured as the hose would be laid. (Additional fire hydrant required at intersection of
Amelia Island Path and Dove Road)
Landscape/Tree Preservation Review
Case No. Attachment E
ZA13-037 Page 3
Keith Martin
Landscape Administrator
(817) 748-8229
TREE CONSERVATION COMMENTS:
All landscape and tree preservation must comply with the approved Tree Conservation Analysis and
R-PUD regulations.
The applicant is required to preserve a minimum of 70% of the existing tree cover. The proposed
Preserved Tree Cover is 62.38% and the Possible Preserved Tree Cover is 14.04%. By combining the
preserved trees and marginal trees the applicant meets the existing tree cover requirements but if only
6.43% of the marginal trees end up being removed by either the development construction or a home
builder, the subdivision would no longer be in compliance.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
Indicates informational comment.
# Indicates required items comment.
The following should be informational comments only
The plat must comply with all underlying zoning regulations. The Council motions from 1st and 2nd
reading approvals of the zoning change and development plan are as follows:
February 19, 2013; approved on 1st reading (6-1) subject to Site Plan Review Summary No. 4
dated February 13, 2013 and the applicant will address the following items before the 2nd
Reading;
1) the open space lot 12X, the applicant will show a driveway access for this parcel to the
commercial property to the west,
2) the applicant will note the proposed balance of tract 12x,
3) the applicant will provide a landscaping plan to shield and buffer to the extent possible the
commercial frontage for parcel 12x,
4) this development approval is made with the understanding and subject to the road alignment
that was presented in the development plan and if subsequent driveways are needed, the
variances will need separate approval,
5) the applicant has noted that there will be single story houses for four (4) lots in a portion of
Block C and those lots are noted as Lots 8, 9, 10 and 11,
6) the applicant will show the proposed masonry wall plan for the Glosser tract along the
roundabout,
7) the applicant will prior to and available for reasonable review provide the proposed design
guidelines for the homes that will be built in the development,
8) and the applicant will work with Staff to present a cost participation agreement with the City
of Southlake in connection with the proposed roundabout.
Case No. Attachment E
ZA13-037 Page 4
March 5, 2013; pursuant to the following development review summary No. 5 dated February
27, 2013 Section 8 of the development standards presented tonight dated March 4 2013
includes the approved use of hardiplank or soffit and facia trim only adding to the development
standards that approved fencing walls or any fences visible from the street or open space from
the rear shall be wrought iron and that approved board on board cedar in between the houses
will be permitted approval of variances regarding Lot 12Xcommercial driveway access and
potential variances subject to final site location of driveways for the Lewis tract on North
Peytonville and Avary tract on West Dove and in the event a variance is needed the material
shall be consistent with the presentation made herein tonight development standards amended
to include approved 6 12 pitched roofing for Mediterranean styles houses striking ability to have
flat roofs no garage doors will face the streets moderate and steep roofs on all other types of
houses are required approved materials will include a 35 year warranty composition concrete
clay barrel or slate roofing or comparable products as approved by administrator shall be
allowed applicant understands that the roundabout will be functional prior to issuance of any
building certificates of occupancy for residences and in the event there is a driveway variance
issue regarding a further subsequent driveway Glasson driveway for the commercial drive on
Lot X shall be permitted and consistent with presentation made herein tonight.
Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area or easements dedicated to and maintained by the Home Owners Association.
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.
Public dedication of land in lieu of park dedication fees and/or any other fee credits requires a
recommendation from the City's Park Board. Contact Peter Kao @ (817) 748-8607 regarding
placement on a Park Board agenda.
Because portions of this property were previously platted, either a Plat Vacation followed by a Final
Plat approval or a Plat Revision approval will be required for the final filing documents.
All lots and development must comply with the underlying R-PUD Regulations of Ord. 480-628.
Denotes Informational Comment
Case No. Attachment E
ZA13-037 Page 5
SURROUNDING PROPERTY OWNERS
Savannah Estates
Notices Sent: Thirty-three (33)
Responses Received: None (0)
Case No. Attachment F
ZA13-037 Page 1