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ZA04-075 Staff ReportCity of Southlake Department of Planning S T A F F R E P O R T September 17, 2004 CASE NO: ZA04-075 PROJECT: St. Emilion Subdivision REQUEST: On behalf of Phil Chaffins Custom Homes, Adams Consulting Engineers, Inc. is requesting approval of a preliminary plat. The plan proposes the development of 17 residential lots on 16.93 acres. ACTION NEEDED: 1. Conduct public hearing 2. Consider preliminary plat approval. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Plat 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. ZA04-075 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 PROPOSED 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 ZA04-075 Page 1 Case No. Attachment A ZA04-075 Page 2 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 preliminary plat. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 3, dated September 17, 2004. N:\Community Development\MEMO\2004cases\04-075PP.doc Case No. Attachment B ZA04-075 Page 1 Case No. Attachment C ZA04-075 Page 1 Case No. Attachment C ZA04-075 Page 1 Case No. Attachment D ZA04-075 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA04-075 Review No.: Three Date of Review: 09/17/04 Project Name: Preliminary Plat – 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. This plat must comply with the underlying zoning and the controlling concept plan for this property. As currently proposed, approval of this plat is subject to approval of an appropriate change of zoning. 2. 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. * Although not required by ordinance, staff would appreciate adding the City case number “ZA04- 075” in the lower right corner for ease of reference. * 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 Case No. Attachment D ZA04-075 Page 2 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. * This review is based on the “SF-30” Zoning District Regulations. Case No. Attachment E ZA 04-054 Page 1 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 ZA04-075 Page 1 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 ZA 04-075 Page 2 Case No. Attachment F ZA 04-075 Page 3