Item 6G
Department of Planning & Development Services
S T A F F R E P O R T
December 12, 2007
ZA07-151
CASE NO:
Revised Concept Plan for 1497 E. Dove Street (Lot 24, F. Throop No.
PROJECT:
1511 Addition)
REQUEST: James Anderson is requesting approval of a Revised Concept Plan for
property located at 1497 E. Dove Street being approximately 0.784 acres.
On April 17, 2007, the City Council approved a change of zoning and concept
plan to “SF-30” Single Family Residential District. The original concept plan
showed extension of an 8-inch sanitary sewer line from the southwest corner
of the property a distance of approximately 390-feet east to the existing 18-
inch sewer line at the southeast corner of Lonesome Dove and E. Dove
Street. The applicant is now proposing a private on-site sanitary sewer facility
(septic system) due to the cost of extending the 8 inch line 390 feet.
The Comprehensive Zoning Ordinance No. 480, as amended, states: “Where
the use of an on-premise septic tank and subsurface drainage field is to be
employed, the minimum lot size must be one acre per family, residence or
commercial structure, with a minimum usable area of at least one acre, and
the use must be approved by the City Council of the City of Southlake.”
The Zoning Board of Adjustment granted a variance to the minimum lot size
for use of a private sewer system on November 15, 2007 subject to the
property connecting to City sewer within 1-year of sanitary sewer being
installed abutting the property.
Case No.
ZA 07-151
1. Conduct public hearing
ACTION NEEDED:
2. Consider revised concept plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Concept Plan Review Summary No. 1, dated November 30, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Ben Bryner (748-8602)
Case No.
ZA 07-151
BACKGROUND INFORMATION
OWNER/APPLICANT: James Anderson
PROPERTY SITUATION: 1497 E. Dove Street
LEGAL DESCRIPTION: Lot 24, F. Throop No. 1511 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-30” Single Family Residential District
HISTORY: -A change of zoning and concept plan to “SF-30” was approved by City
Council on April 17, 2007.
-A single-lot plat showing was approved by the City on February 6,
2007.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends E. Dove Street to be a 2-
lane, undivided arterial roadway with 88 feet of right-of-way. Adequate
right-of-way has been dedicated on the plat.
Existing Area Road Network and Conditions
The proposed lot has direct access onto E. Dove Street.
E. Dove Street is currently 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.
May, 2006 traffic counts on E. Dove St (between Kimball Ave and Carroll
Ave)
24hr 2,0372,365
West Bound (WB) () East Bound (EB) ()
WB 167260
Peak A.M. () 7:30 – 8:30 a.m. Peak P.M. () 5 – 6 p.m.
EB 350184
Peak A.M. () 7:15 – 8:15 a.m. Peak P.M. ()
3:15 – 4:15 p.m.
Traffic Impact
Use # Lots Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Single-Family Residential 1 10 0 1 1 0
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak
Case No. Attachment A
ZA 07-151 Page 1
travel times on E. Dove St.
PATHWAYS
MASTER PLAN: The Southlake Pathways Master Plan recommends an 8 foot multi-use
trail along the north side of E. Dove Street adjacent to the site. The
trail was shown on the concept plan.
SOUTHLAKE 2025: The underlying land use designation is Low Density Residential, which
is described as single-family residential development at a net density
of one or fewer dwelling units per acre. Although the proposed
development is not consistent with this designation, a comprehensive
plan amendment is not recommended because this is an existing tract
and the applicant is not increasing the density.
WATER & SEWER: There is an 8-inch water line on the south side of E. Dove Rd across
from this property. An 8-inch sewer line was previously proposed to
extend from the southwest corner of the property a distance of
approximately 390-feet east to the existing 18-inch sewer line at the
southeast corner of Lonesome Dove and E. Dove Street.
DRAINAGE ANALYSIS: Drainage will generally sheet flow to the northeast corner of the lot. If
the lot grading concentrates flow at any point they will need to provide
an off-site easement.
TREE PRESERVATION: There are existing trees and vegetation along E. Dove St. that are
shown to be preserved. Existing tree credits for the required bufferyard
plant material will be applied.
P&Z ACTION: December 6, 2007; Approved (6-1) subject to Concept Review
Summary No. 1, dated November 30, 2007.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 1, dated November 30,
2007.
N:\Community Development\MEMO\2007cases\07-151RCP.doc
Case No. Attachment A
ZA 07-151 Page 2
Case No. Attachment B
ZA 07-151 Page 1
Previously Approved Concept Plan
Case No. Attachment C
1
ZA 07-151 Page
Plot Plan Showing Private Septic System
Case No. Attachment C
2
ZA 07-151 Page
Case No. Attachment C
3
ZA 07-151 Page
CONCEPT PLAN REVIEW SUMMARY
ZA07-151One11/30/07
Case No.: Review No.: Date of Review:
Revised Concept Plan – Lot 24, F. Throop No. 1511 Addition
Project Name:
APPLICANT: SURVEYOR:
Loyd Bransom Surveyors, Inc.
James Anderson Charles Hooks, Jr
1611 E. Dove Rd 1028 N. Sylvania Ave
Southlake, TX 76092 Fort Worth, TX 76111
H: (214)212-9090 B: (817)834-3477
F: (817) 831-9818
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/05/07 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF ZONIING
CHANGE AND 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) 748-
8602.
1. The following revisions are needed with regard to labeling:
a. Show and label any “existing structures to be removed” in light gray or provide a
note that “all existing structures are to be removed.”
b. Provide the “Current Land Use Designation” (Low Density Residential) in the site
data summary above the surveyor’s certificate.
c. Correct the zoning on property across Dove St. to “SF-1A”
d. Label land use map designation (“L.U.D. =”) on all surrounding properties
e. Label types of surfacing (i.e., asphalt, concrete, brick, turfing or gravel) to be used
at various locations (i.e. driveway) may be added to legend to avoid labeling on
the graphic
Fully corrected plans that includes all associated support plans/documents and conditions of
*
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning Department.
All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
*
development run-off.
* 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.
Case No. Attachment D
ZA07-151 Page 1
Public Works – Engineering
GENERAL COMMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
1. There is an existing 8” water line in East Dove Road.
2. Sprinklers are required for proposed buildings greater than 6,000 square feet.
3. Currently, there is no public sanitary sewer on this portion of East Dove Road which can provide
service for this lot. The closest public sanitary sewer is along the east side of Lonesome Dove,
approximately 250’ to the east. The minimum size pipe for a public sanitary sewer lines is 8”. All
sanitary service lines must connect to a public sanitary system line that is built to City standards.
4. Construction plans will be required if the sanitary sewer is extended. Extension of the sewer shall be
to the west property line of the lot being platted which would be approximately 400 LF.
* Proposed sewer lines shall be located in the parkway - not under pavement, except for crossings.
* All water and sanitary sewer lines in easements or in the ROW must be constructed to City standards.
DRAINAGE COMMENTS:
* A grading plan will be required with the building permit application. Grading on the lot shall prevent
any adverse impact to the downstream property.
* Proposed driveway culverts must be sized by an engineer and submitted for approval to the City
Engineer.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) directly to the Public Works Administration
Department for review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City’s website.
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
*
A ROW permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City’s sewer, water or storm sewer system.
* A Developer’s Agreement may be required for this development and may need to be approved by the
City Council prior to any construction of public infrastructure. Construction plans for these improvements
must be approved by Public Works prior to placing the Developer’s Agreement on the City Council
agenda for consideration.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
Tree Preservation - Landscape Administrator
TREE CONSERVATION COMMENTS:
1. The proposed entry drive is where the existing entry drive to the property is located. It looks
like only two existing Hackberry trees will need to be removed to construct the house. The
Case No. Attachment D
ZA07-151 Page 2
sidewalk leading from the driveway to the house needs to be placed further away from the
24” Oak in front of the house.
2. There is a very large Post Oak immediately east of the existing driveway as it enters the
property. This tree may restrict emergency access to the property. If the applicant flipped
the house the driveway would not need to be as long or the drive could be placed on the
east corner of the lot to go directly to the garage. If the drive were placed within the middle
of the lot, existing trees would need to be removed.
BUFFERYARDS:
* The applicant has provided the required bufferyard along East Dove and there are existing
trees and vegetation to take existing tree credits for the required bufferyard plant material.
Case No. Attachment D
ZA07-151 Page 3
Surrounding Property Owners
1497 E. Dove Rd.
SPO Owner Zoning Land Use Acreage
#
Low Density Residential
1.
Mia Custom Homes SF30 0.80293657
Low Density Residential
2.
Schneider, Richard Alan Etux SF1-A 1.053
Low Density Residential
3.
White, Linda SF1-A 1.124
Low Density Residential
4.
Blackwill, Mary A SF1-A 1.275
Low Density Residential
5.
Current Owner SF1-A 1.095
Low Density Residential
6.
Thomas, Jason Etux Tracy SF1-A 1.104
Low Density Residential
7.
McDaniel, Jimmy Jack SF30 0.868
Low Density Residential
8.
Melton, Loretta SF30 0.81933005
Low Density Residential
9.
Molina, Mario Etux Angie AG 2.13376424
Low Density Residential 100
10.
Southlake, City Of AG Year Flood Plain0.683
Low Density Residential
11.
Hoover, E C Etux Fran W SF1-A 2.008
Low Density Residential 100
12.
Hillman, Luther L AG Year Flood Plain1.234
13.
City of Grapevine
Case No. Attachment E
ZA 07-151 Page 1
Surrounding Property Owner Responses
1497 E. Dove Rd.
Notices Sent: Thirteen (13).
Responses Received: None (0).
Case No. Attachment F
ZA 07-151 Page 1