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)