Item 6C 2ucieje.vtow 11 GAS
A. Introduction
Ridgeview II is the logical extension of the existing Ridgeview at Southlake
development, currently under construction, into the remaining adjacent undeveloped
property south along Davis Blvd. As with the original Ridgeview, this property
shares a common boundary with the Southlake Woods neighborhood and we have
developed the plan in close consultation with the leadership of the Southlake
Woods HOA and many of the adjacent homeowners. The other major adjacency is
the fully developed North Davis Business Park, to the south of the Ridgeview II
site.
The Ridgeview II property is designated on the City of Southlake Future Land Use
Plan as Mixed -Use and Medium Density Residential, and this proposal is consistent
with those designations.
The plan for the original Ridgeview at Southlake extended a street to the boundary
of this property, with the assumption that the same theme and development quality
of Ridgeview I would be extended into the neighboring property. We are proposing
just that, with several enhancements. Specifically, while increasing the average
residential lot size in Ridgeview II, we have also greatly increased the open space
areas- from 20.88% in Ridgeview I to 34% in Ridgeview II, which is a remarkable
commitment of property to open space for a project with no flood plain area. This
commitment of Open Space is being made for very specific reasons, as we have
carefully planned where the open space is located in Ridgeview II. In fact, we
started the planning process by determining where the open space should go, and
then fashioned the rest of the plan around that. Our goals for the open space are:
1) To provide an open space and tree buffer between our homes and all of
our existing residential neighbors in Southlake Woods,
2) Save the most significant trees on the site within designated open space
lots or easements, maintained by the HOA, and
3) To develop an open and verdant landscape and trail system for our
residents to use while enjoying their neighborhood.
We believe the plan that has resulted from those design ideals accomplishes those
objectives.
The site has a little less frontage along Davis Blvd., and more depth, than does
Ridgeview I. As with Ridgeview I, we don't believe any Commercial or Office uses
are marketable for this mid -block location, so we are proposing only Single - family
Residential and Open Space uses for the development.
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We have carefully located the street entry from Davis Blvd. at a point where the
property is close to the same elevation as the thoroughfare, and we have confirmed
approval of this location with TXDOT. At that point, it also corresponds to the
conceptual location of a potential future median break, should medians be added to
Davis Blvd. in the future. The entry has also been located where the roadways can
go around and between several significant trees we had surveyed, with ample Open
Space on either side and along the Davis Blvd. frontage. Across from where the
entry street meets the internal loop road, we have positioned more Open Space and
a proposed pond, to complete the high quality sense of arrival.
All of the residential Tots will gain access from this internal loop road, and the small
court just off the loop road. We have placed a major Open Space corridor through
the middle of property inside the loop road, so that all of the residential Tots within
that loop will have Open Space adjacency. We are proposing to build a trail through
this corridor as well, as walking trails are one of the most requested amenities by
residents.
In our discussion with our neighbors in Southlake Woods, we were asked to make
sure we preserved the existing trees on either side of the common property line.
We feel the best way to do that it to designate an Open Space "buffer" along that
boundary, so that is what we're proposing. This Open Space buffer will be owned by
the HOA and maintained by it.
We are also using Open Space areas, quite simply, to save some of the most
significant trees on the property- which is the reason for the gaps between some
of the lots. Also, as the property falls off significantly to the rear, we have also
positioned Open Space at the eastern end of the internal block to more easily
address the change in grade.
In total, 30 of the 38 Tots are adjacent to Open Space, making for a high
percentage of "premium lots" with the project.
The majority of the Tots are similar to the larger Ridgeview I Tots- 80' Wide, 120-
130' Deep, with the same setbacks (15' Front, 5' Side, 25' Rear). However, for the
lots that are closest to our Southlake Woods neighbors (Block B, Lots 20 -24), we
have increased lots widths to 90' minimum, with 10' Side Setbacks.
All other stipulations, guidelines, and requirements of the previous approved
Ridgeview project will remain intact. We believe this plan is in keeping with the
City's Master Land Use Plan, the Transitional Zoning District and is presented to
you with the full knowledge, cooperation and support of our neighbors in Southlake
Woods.
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Intent and Purpose
The purpose and intent of this zoning application is to allow the development of a
residential community that meets the following objectives:
1. Create a high quality, well designed residential neighborhood to serve as
a physical and visual buffer and transition between the existing uses of
single family residential to the east and the commercial uses to the west
and south;
2. Create a residential neighborhood that will compliment the residential
neighbors to the east and will be in keeping with the quality
neighborhoods indicative of Southlake, Texas.
3. Create a residential neighborhood with well - designed open space, which
will be functional, provide a pleasant pedestrian and visual linkage
through the community and serve as an additional component for
buffering.
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6. Land Uses
- Development Standards
There are no changes or variances to the Development Standards approved with
Ridgeview I, except for the inclusion of larger, 90' wide Tots, with a greater side
setback.
Standard Neighborhood
1.0 Permitted Land Uses
Use Categories Single - family residential detached dwelling unit, model homes for sales
and promotion. Parks, playgrounds and open space.
2.0 Street Design Standards
R.O.W. Width 40' w/ adjacent 5' Sidewalk/ Utility Easement in front yard of lot.
Design Speed < 25 mph.
Street Typology Allowed Residential Street: 2 lane undivided.
Travel lane widths 12', std. 31' b/b total street width
On street parking On- street with 31' b/b street width.
Turning radii 20' minimum on std. 31' b/b streets.
3.0 Streetscape Standards
Sidewalks/ Trails/ Walkways 5' on lot frontage, 5' Open Space trails, except 6' along Davis Blvd.
Street trees required Average spacing of 40', Maximum spacing of 50'
Continuous planter width 4.5' minimum.
4.0 Open Space Standards
Open space Minimum of 25%
5.0 Block and Lot Standards
Block Type Irregular, based on topography, vegetation and site constraints.
Block Dimensions Less than 1,200 feet.
Lot area Minimum of 9,000 sf
Lot width and depth Minimum of 70' wide x 110' deep.
Cul -de -sac lots minimum of 60' wide.
Maximum lot coverage 60%
Maximum impervious cover 75%
Minimum Block Length 500'
6.0 Building Standards
Building Height 2 stories
Setbacks: Front 15'
Front Facing Garage 25' (No more than one, single Front Facing Garage Door per home)
Side 80' wide lots- 5'; 90' wide lots- 10'
Rear 25'
Accessory buildings As per rqmts of Zoning Ord., Sec. 34, Max. of 1,000 s.f.
Principal Building Orientation Toward front of lot on internal street.
Window Orientation On Lots 18 -22, Block B (closest to Southlake Woods subdivision) there
shall be no rear- facing, second floor transparent windows (orienting
toward existing homes).
Minimum Conditioned Area: One story- 2,500 s.f., Two story- 2,800 s.f.
Roof Pitch Minimum of 10:12, unless required for architecturally "correct"
elevations. (e.g. Tuscan)
Garage Doors All garages must be textured and painted. Garage Doors will be cedar -
clad or better with a garage door opener with a minimum of a '/2 HP
motor.
Masonry Requirement 80% brick, stone or true stucco. All front elevations will be 100% brick
or stone.
Roof Materials 30 year Dimensional composition shingle in Weatherwood or similar.
Windows Low -E Glass with dividers on all elevations facing ROW or open space.
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Front Door Minimum of a 3' -6" x 8' ornamental metal or hardwood door with
decorative glass.
6.0 Building Standards (cont.)
Enhancements to Home Elevation Each elevation must include a minimum of 3 enhancement according to
the architectural style of the home:
• Sliced brick quoins
• Cast stone address block
• Double brick rowlocks
• Cedar corbels or bracing
• Projected stone or brick watercourse
• Decorative brick (herring bone, lacing, etc.)
• Cast stone window or door surrounds
• Copper or painted metal roof vents or louvers
• Size appropriate shutters with hardware
7.0 Site Design Standards
Off street parking requirements 2 spaces in garage (minimum) plus 2 in driveway.
Screening
• Trash/recycling receptacles -n/a
• Other utility equipment
Landscaping or fence.
• Loading spaces -n/a
• Surface parking areas -n/a
Driveways All driveways must be salt finished or decorative stamped and
stained.
Landscaping
• Landscape buffer between Fully landscaped
parking, sidewalks and streets
• Parking lot minimum interior
landscaping
• Rear setback at exist. Res. As per landscape plan, as shown along eastern property line.
Walls and Fencing:
• Perimeter As per Development Plan
• Lot to Lot Wooden privacy fences shall be dipped stained board -on -board with
a 2x6 cap. Return fences facing ROW will be ornamental metal.
Lighting
• Building entrances Yes
• Parking areas, trails, and streets Street lights along one side of every internal street, minimum
spacing of 450'.
8.0 Sign Standards
All Signs in accordance with No permanent signs allowed on Residential lots; Wayfinding and
requirements of the Sign Ord.; Entry identification signs allowed in Common areas.
Feature signs allowed at all Project
Entries from Davis Blvd.:
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6. Land Uses (cont.)
Neighborhood:
The Neighborhood contains single - family type residential units, and open space
areas.
-The 38 lots will feature a single - family detached product, ranging in size
from approximately 2,500 s.f. to 4,200 s.f., or more.
Each unit will have at least an enclosed two -car garage and two off - street, driveway
parking spaces. All garages will be recessed from the street or side loading.
Typical elevations for the Residences follow.
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I. Other Considerations
II.
TZD Modifications:
We request the following Modifications to the TZD Standards:
1. TZD Component
The Transition Zoning District requires that two (2) out of the three (3) TZD
components (Retail, Retail /Neighborhood Edge, Neighborhood) be part of the
proposed development. We are proposing only one (1) component (Neighborhood).
2. First Floor Elevation
The Transition Zoning District requires that the first floor elevation of single -
family dwellings shall be raised a minimum of two (2) feet above the finished
level of the public sidewalk /trail in front of the residential structures.
However, there is significant elevation change across this site. Because of this
fact, many of the residential lots will naturally be a few feet lower than the
road itself, and a certain amount to grading will be required to lower the road
be to adequately access those lots. Therefore, we are requesting that the first
floor elevation be at the grade of the lot where it is located, as was done with
the previous approval of Ridgeview I.
3. Continuous Planter Strip
The Transition Zoning District requires that a minimum of six (6) feet of
continuous planter strip width be located between the back of curb of the road
and the sidewalk. To match the Ridgeview I requirement, we are proposing to
have four and a half (42) feet of continuous planter strip.
Proposed Project Schedule:
This project infrastructure is proposed to be developed in a single phase, with
detailed design beginning immediately after zoning approval; submittal for final
approvals and construction is planned to proceed as soon as is possible after that.
All open spaces areas within the Neighborhood will be improved in Phase I.
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Open Space Management Plan:
As was approved with the original Ridgeview application, all Common Open Space
shall be owned and maintained by the Ridgeview II Homeowners Association (HOA).
Open Space Easement areas shall also be maintained by the HOA. All other areas
shall be the responsibility of the individual property owners, including the front
yards and required streetscape elements of the residential lots. All property
owners shall be required to be a member of the HOA. dues assessments, required
for the maintenance of the common areas and other HOA activities, shall be
mandatory.
As was agreed to in the original application and approval of the Ridgeview project,
the HOA shall be responsible for the maintenance and operation of the protected
open space within the development. The expenses required to maintain the common
areas at a quality level shall be estimated annually by the HOA Board, and dues shall
be determined and assessed on each lot owner in an equitable fashion at such a rate
as necessary to maintain such a level of quality. Authority to enforce these
requirements, and to place a lien on the lots if such dues are not paid, shall be in
the form of written deed Restrictions and covenants (Covenants, Conditions and
Restrictions ( "CCR's "), agreed to by all property owners at the purchase of their
property and shall run with the land.
As was required and agreed to with the original approval of the Ridgeview project,
provisions shall be made in the HOA bylaws and CCR's, that in the unlikely event the
HOA fails to maintain all or a portion of the protected open space in reasonable
order and condition, the City of Southlake may, but is not required to, assume
responsibility for its maintenance and to take correction action, including the
provision of extended maintenance. The costs of such maintenance may be charged
to the HOA or individual property owners that make up the HOA, and may include
administrative costs and penalties which shall become a lien on all property in the
development.
Conclusion
We are excited to present this well- considered plan to complete the Ridgeview at
Southlake project. This plan maintains the goals of the TZD district for the
existing Southlake Woods neighborhood and enhances the transition and quality
neighborhood for the future residents of Ridgeview.
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