ZA04-054 Staff ReportCity of Southlake
Department of Planning
S T A F F R E P O R T
September 17, 2004
CASE NO: ZA04-054
PROJECT: St. Emilion Subdivision
REQUEST: On behalf of Phil Chaffins Custom Homes, Adams Consulting Engineers, Inc. is
requesting approval of a zoning change and concept plan from “AG” Agricultural
District to “SF-30” Single Family Residential District. The plan proposes the
development of 17 residential lots on 16.93 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.
ZA04-054
BACKGROUND INFORMATION
OWNER: Phil Chaffins Custom Homes
APPLICANT: Adams Consulting Engineers, Inc.
PROPERTY SITUATION: 1580 E. Highland Street; The property is located on the north side of E.
Highland Street, approximately 650 feet west of Sunshine Lane.
LEGAL DESCRIPTION: Tracts 3A1A, 3A1A2, & 3A1D2, situated in the F. Throop Survey, Abstract
No. 1511
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “SF-30” Single Family Residential District
HISTORY: There is no development history on this property.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends E. Highland Street to be 2-lane,
undivided collector with 70 feet of right-of-way adjacent to this site.
Adequate right-of-way dedication is shown on the concept plan.
Existing Area Road Network and Conditions
The proposed subdivision will have one (1) street intersecting with E.
Highland Street.
Currently, E. Highland Street 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’. This development is not expected to warrant expansion of the
existing roadway network. No plans for improvement in the near future have
been made for E. Highland Street.
May, 2004 traffic counts on E. Highland St (between Kimball Ave &
Carroll Ave)
24hr West Bound (WB) (485) East Bound (EB) (477)
WB Peak A.M. (107) 7 – 8 a.m. Peak P.M. (43) 3 – 4 p.m.
EB Peak A.M. (48) 8 – 9 a.m. Peak P.M. (67) 3 – 4 p.m.
Case No. Attachment A
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Traffic Impact
Use # Lots Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single-Family Residential 17 163 3 10 11 6
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on E. Highland Street.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements adjacent to this site. The plan recommends an eight
(8) foot multi-use trail on the south side of E. Highland Street. The
subdivision ordinance requires minimum 4-foot wide sidewalks on both sides
of the street within the subdivision. The sidewalks are shown on the concept
plan.
WATER & SEWER: A 6-inch water line exists along the south side of E. Highland Street. An 8-
inch sanitary sewer line exists along the west boundary of the proposed
development.
DRAINAGE COMMENTS: The majority of this property drains to the west. The proposed drainage
design will collect the storm water in a drainage swale/easement on the west
and in the street. The storm water will be carried to a detention area in the
northwest corner of the property. The detention area will detain the increase
run-off of the development.
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 Summary No. 3, 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
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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 1.12 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\04-054ZCP.doc
Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment D
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CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA04-054 Review No.: Three Date of Review: 09/17/04
Project Name: Concept Plan – St. Emilion Subdivision
APPLICANT: Phil Chaffin’s Custom Homes ENGINEER: Adams Consulting Engineers, Inc.
Phil Chaffin G. Robert Adams, P.E.
1832 Broken Bend Dr. 500 S. Nolen Dr., Suite 550
Westlake, TX 76262 Southlake, TX 76092
Phone: (817) 746-1832 Phone: (817) 329-6990
Fax: (817) 742-2910 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 acreage in the title block. The plan should read 16.93 acres instead of 16.39 acres.
INFORMATIONAL COMMENTS
* Fire hydrant spacing is approved based on commitment to provide fire sprinkler systems in all homes.
* 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.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
* It appears this property lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the “Avigation Easement and Release” shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records.
* 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 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.
* 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.
Case No. Attachment D
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* This review is based on the “SF-30” Zoning District Regulations.
Case No. Attachment D
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TREE PRESERVATION ANALYSIS
(Residential Subdivision Development)
Case: 04-054 Date of Review: September 17, 2004 Number of Pages: 1
Project Name: St. Emilion Subdivision (Zoning / Concept Plan)
OWNER \ DEVELOPER PREPARED BY:
Phil Chaffins Adams Consulting Engineers, Inc.
1832 Broken Bend Dr. 500 Nolen, Suite 550
Westlake, TX 76262 Southlake, TX 76092
Phone: (817) 746-1832 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
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Surrounding Property Owners
St. Emilion Subdivision
Owner Zoning Land Use Acreage
1. Herndon, Boyd & Susan “SF-1A” Low Density Residential 1.205
2. Edelen, David & Mary A. “SF-1A” Low Density Residential 0.990
3. Rogers, Loren B. “SF-1A” Low Density Residential 1.170
4. Ackerman, Gail P. “SF-1A” Low Density Residential 1.051
5. Rose, Don W. “SF-1A” Low Density Residential 1.295
6. Francis, Jere & Janice “SF-1A” Low Density Residential 0.907
7. Tong, Dale & Whitney “SF-1A” Low Density Residential 1.029
8. Davidson, Kenneth & Gayle “SF-1A” Low Density Residential 1.162
9. Berdine, Gilbert & Jill “SF-1A” Low Density Residential 1.008
10. Kolbek, Raymond “SF-1A” Low Density Residential 1.033
11. Johnson, Kenneth & Gayle “SF-1A” Low Density Residential 1.433
12. Duerst, Bradley & S J “SF-1A” Low Density Residential 5.000
13. Duerst, Bradley & S J “SF-1A” Low Density Residential 1.920
14. Santiago, Nelson & Carmen “RE” Low Density Residential 2.809
15. Santiago, Nelson & Carmen “RE” Low Density Residential 2.805
16. Baker, Douglas & Saundra “AG” Low Density Residential 3.940
17. Brown, William “AG” Low Density Residential 10.470
18. Wisterra Southlake Lp “NR-PUD” Retail Commercial 77.85
19. Kreycik, Charles & Betty &
Duerst, Bradley & S J
“AG” Low Density Residential NA
Case No. Attachment F
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Surrounding Property Owner Responses
St. Emilion Subdivision
Notices Sent: Nineteen (19)
Responses: Two (2) from within the 200’ notification area.
• Raymond Kolbek, 1221 Whispering Lane, Southlake, TX 76092; opposed. See attached Property
Owner Response Form received 9-14-04.
• David Edelen, 1203 Ashmore Court, Southlake, TX 76092; opposed. See attached Property Owner
Response Form received 9-14-04.
Case No. Attachment F
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