Loading...
ZA04-044 Staff ReportCity of Southlake Department of Planning S T A F F R E P O R T September 17, 2004 CASE NO: ZA04-044 PROJECT: Kimball Estates REQUEST: On behalf of A.J. Babaria, Adams Consulting Engineers, Inc. is requesting approval of a zoning change and concept plan from “SF-1A” Single Family Residential District to “SF-20A” Single Family Residential District. The plan proposes the development of 12 residential lots on 7.998 acres. ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and concept plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Concept Plan Review Summary (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2046) Dennis Killough (481-2073) Case No. ZA04-044 BACKGROUND INFORMATION OWNER: A.J. Babaria APPLICANT: Adams Consulting Engineers, Inc PROPERTY SITUATION: 1470 N. Kimball Avenue LEGAL DESCRIPTION: Tracts 2F1, 2F1A, 2F2, 2F2A, 2F4 & 2F4A, situated in the F. Throop Survey, Abstract No. 1511 LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “SF-1A” Single Family Residential District REQUESTED ZONING: “SF-20A” Single Family Residential District HISTORY: No development history exists on the property. The City Council placed the “SF-1A” zoning on the property with approval of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends N. Kimball Avenue adjacent to the proposed subdivision to be an undivided, 5-lane arterial roadway with 94 feet of right-of-way with a continuous, two-way, center left-turn lane. Right- of-way is being dedicated accordingly. Existing Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with N. Kimball Avenue. Currently, N. Kimball 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 115 vehicle trips per day to this section of N. Kimball Avenue, bringing it to 8,100 vehicle trips per day, just below the current design capacity. There are no plans for improvement in the near future. May, 2004 traffic counts on N. Kimball Ave (between Dove St and Highland St) 24hr North Bound (NB) (4,144) South Bound (SB) (3,842) NB Peak A.M. (193) 10 – 11 a.m. Peak P.M. (431) 5 – 6 p.m. SB Peak A.M. (452) 7 – 8 a.m. Peak P.M. (261) 4 – 5 p.m. Case No. Attachment A ZA04-044 Page 1 Case No. Attachment A ZA04-044 Page 2 Traffic Impact Use # Lots Vtpd*AM- IN AM- OUT PM- IN PM- OUT Single-Family Residential 12 115 2 7 8 4 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on N. Kimball Avenue. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan recommends a six (6) foot sidewalk on the west side of N. Kimball Avenue adjacent to this property. The subdivision ordinance requires minimum 4-foot wide sidewalks on both sides of the street within the subdivision and must provide safe connections to City trails and sidewalks. The sidewalks are shown on the concept plan. WATER & SEWER: An 8-inch water line exists on the west side of N. Kimball Avenue. The applicant is proposing to extend sanitary sewer from Shady Lane to the subdivision. DRAINAGE COMMENTS: Approximately 1/4th of the property currently drains northwest and southwest. The remainder of the property drains to the east toward N. Kimball Avenue. The drainage plan proposes carrying water from Lots 6 & 7 to the northwest as it naturally drains today. A detention area is proposed in the northwest corner of the site that will capture and detain any increased run-off from these lots. The remainder of the property is proposed to drain to the street and be carried out to N. Kimball Avenue. TREE PRESERVATION: An aerial photo with the subdivision overlay was submitted meeting the requirements of the Tree Preservation Ordinance for a concept plan. STAFF COMMENTS: Attached is Concept Plan Review No. 4, dated September 17, 2004. The City’s Land Use Plan designates this area for “Low Density Residential” development which is defined as follows: The Low Density Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per acre. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi-Public categories described previously. The Low Density Residential category encourages the openness and rural character of the City of Southlake. “Net density” according to the City’s Subdivision Ordinance No. 483, as amended, is defined as follows: DENSITY, NET: The number of dwelling units per net acre. Case No. Attachment A ZA04-044 Page 3 ACREAGE, NET: The acreage included within the boundary line of a particular subdivision, tract, parcel, lot, etc., but excluding all public rights-of-way. It is staff’s opinion that in order for this development to fully comply with the City’s Land Use Plan, it must have a net density no greater than 1 dwelling unit per net acre of the development. The net acreage is the amount of gross area of the development less any existing or proposed public rights- of-way. The net density for this development is 1.83 du/ac. A justification letter from the applicant is included as part of Attachment ‘C’. Any motion for approval of this item should include justification for non- compliance with the Land Use Plan. N:\Community Development\MEMO\2004cases\04-044ZCP.doc Case No. Attachment B ZA04-044 Page 1 Case No. Attachment C ZA04-044 Page 1 Case No. Attachment C ZA04-044 Page 1 Case No. Attachment C ZA04-044 Page 2 Case No. Attachment D ZA04-044 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA04-044 Review No.: Four Date of Review: 09/17/04 Project Name: Concept Plan – Kimball Estates OWNER/APPLICANT: ENGINEER: Adams Consulting Engineering, Inc. A.J. Babaria G. Robert Adams, P.E. 1417 N. Kimball Ave 500 Nolen Dr., Suite 550 Southlake, TX 76092 Southlake, TX 76092 Phone: (972) 342-4701 Phone: (817) 329-6990 Fax: (972) 692-8258 Fax: (817) 329-7671 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/07/04 AND 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 BEN BRYNER AT (817) 481-2086. 1. Correct the lot line between Lots 6 & 7 to be radial from the proposed R.O.W. line of the cul-de-sac. INFORMATIONAL COMMENTS * At the request of Fire Services, a turnaround for emergency vehicles requires a 50’ radius and 100’ total width of pavement at all cul-de-sacs. * 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, and a site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * This review is based on the “SF-20A” Zoning District Regulations. Case No. Attachment D ZA04-044 Page 2 TREE PRESERVATION ANALYSIS (Residential Subdivision Development) Case: 04-044 Date of Review: September 17, 2004 Number of Pages: 1 Project Name: Kimball Estates (Zoning / Concept Plan) OWNER \ DEVELOPER PREPARED BY: A.J. Babaria Adams Consulting Engineers, Inc. 1417 N. Carroll Ave. 500 Nolen, Suite 550 Southlake, TX 76092 Southlake, TX 76092 Phone: (972) 342-4701 Phone: (817) 329-6990 Fax: Fax: THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481-5640 TREE PRESERVATION COMMENTS: 1. An aerial photo with the subdivision overlay was submitted meeting the requirements of the Tree Preservation Ordinance for a concept plan. * Residential Subdivision Development: In a residential subdivision, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or utility easements or drainage easements as shown on an approved Final Plat, or to achieve the cut/fill drainage as designated on the master drainage construction plan, shall be exempt from the tree replacement and tree protection requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the subdivision shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment E ZA04-044 Page 1 Surrounding Property Owners Kimball Estates Owner Zoning Land Use Acreage 1. Hargadine, GW “SF-1A” Low Density Residential 15.560 ac 2. Decaro, Thomas & Susan “SF-1A” Low Density Residential 7.552 ac 3. Long, Pamela “SF-1A” Retail Commercial & Low Density Residential 3.005 ac 4. Hague, Douglas & Kelly “SF-1A” Retail Commercial & Low Density Residential 2.668 ac 5. City of Grapevine “SF-1A” Low Density Residential N/A 6. Wade, Wayne & Mildred “SF-1A” Low Density Residential 6.700 ac 7. Horral, Brenda Kay “SF-1A” Low Density Residential 2.000 ac 8. Hadobas, David & Lauri “SF-1A” Low Density Residential 0.995 ac 9. Johnson, David & Sharon “SF-1A” Low Density Residential 1.018 ac 10. Babaria, Ashwin & Bharti “SF-1A” Low Density Residential N/A Case No. Attachment F ZA04-044 Page 1 Surrounding Property Owner Responses Kimball Estates Notices Sent: Ten (10) Responses: None (0)