Department of Planning & Development Services S T A F F R E P O R T November 30, 2016 CASE NO: ZA16-092 PROJECT: Zoning Change and Concept Plan for Kushner Addition EXECUTIVE SUMMARY: G&A Consultants on behalf of Phillip Kushner is requesting approval of a Zoning Change and Concept Plan for Kushner Addition on property described as Tracts 1GG and 1C1B, F. Throop Survey, No. 1511, City of Southlake, Tarrant County, Texas and located at 2500 & 2510 N. Kimball Avenue, Southlake, Texas. Current zoning: “AG” Agricultural District and “SF - 1A” Single- Family Residential District. Requested zoning: “SF - 1A” Single Family Residential District. SPIN Neighborhood #4. DETAILS: The 3.106 acre subject property is generally located 2,300 feet north of the intersection of N. Kimball Avenue and E. Dove Road. The purpose of this item is to seek approval of a Zoning Change and Concept Plan for two (2) single- family residential lots on approximately 3.106 gross acres. Current Conditions Proposed Concept Plan “AG” and “SF - 1A” “SF -1A ” Zoning Land Use Designation Medium Density Residential Medium Density Residential Number of Lots/Dwelling Units 2 (tracts) / 1 DU 2 lots / 2 DU Net Lot Acreage 3.106 1.636 (Lot 1); 1.392 (Lot 2) Net Unencumbered Area per lot* NA 1.133 (Lot 1); 1.001 (Lot 2) Net Density 0.32 DU/acre 0.66 DU/acre Tree Canopy Coverage (sq ft/%) 120,351 / 89.0% 97,213 / 71.9% Tree Preservation, per Ord. 383- NA 30% / 80.8% D (Required/Proposed) * Denotes areas suitable for construction of buildings and septic facilities, which excludes areas in floodplain, flowage or drainage easements, or topographical limitations per TAC Ch. 285. The property consists of two tracts, 1GG and 1C1B as shown. Tract 1GG is zoned SF-1A and contains a single-family home. Tract 1C1B is zoned AG, is largely encumbered by floodplain (in blue) and has no frontage onto N. Kimball Ave. The proposal would rezone tract 1C1B to SF-1A to facilitate the platting of the property into two buildable single-family residential lots, each with frontage on N. Kimball Ave. Case No. ZA16-092
VARIANCE REQUESTED: Current Regulation Request Subdivision Ordinance No. 483, as amended, The proposed lots do not meet the Section 8.01D, states that all side lot lines requirement for perpendicular lot lines. shall be perpendicular to the right of way Applicant requests a variance with lines or radial in the case of a cul-de-sac or approval of the Concept Plan to allow lot curvilinear design. lines as shown. Consider 1 st Reading Approval of Zoning Change and Concept Plan ACTION NEEDED: ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Concept Plan Review Summary No. 3, dated November 30, 2016 (D) Surrounding Property Owners Map (E) Ordinance No. 480-722 Full Size Plans ( for Council members only ) Link to PowerPoint Presentation Link to Project Narrative and Variance Request Link to Plans Page 1 - Concept Plan Page 2 - Drainage and Utility Plan Page 3 - Tree Conservation Analysis Link to OSSF Assessment Link to Surrounding Property Owner Responses STAFF CONTACT: Ken Baker (817) 748-8067 David Jones (817) 748-8070 Case No. ZA16-092
BACKGROUND INFORMATION David Meers III OWNER: APPLICANT: G&A Consultants on behalf of Phillip Kushner PROPERTY SITUATION: Generally located 2,300 feet north of the intersection of N Kimball Avenue and E Dove Road and addressed as 2500 & 2510 N Kimball Avenue. Tracts 1GG and 1C1B, F. Throop Survey, No. 1511, City of Southlake, LEGAL DESCRIPTION: Tarrant County, Texas, approximately 3.106 acres. Medium Density Residential LAND USE CATEGORY: “AG” Agricultural District and “SF - 1A” Single -Family Residential District CURRENT ZONING: “S F- 1A” Single -Family Residential District PROPOSED ZONING: - The property was annexed into the Town of Southlake in 1957 as “AG” HISTORY: (Ord. No. 082). - A permit was issued in December 1983 to construct a 2,500 square foot single-family residence on the property. - A permit was issued in December 1983 to construct a 1,450 square foot accessory building on the property. - A permit was issued in April 1984 to construct a septic system on the property. - "SF-1A" Single-Family Residential District zoning was placed on Tract 1GG with approval of Zoning Ordinance No. 480 in September 1989. SOUTHLAKE 2030 PLAN: Future Land Use Plan The 2030 future land use designation for the site is Medium Density Residential and Floodplain which are defined in the Southlake 2030 plan as follows: MEDIUM DENSITY RESIDENTIAL Purpose: The purpose of the Medium Density Residential land use category (shown in orange on the adjacent map) is to promote a neighborhood setting primarily comprised of single family detached houses. Case No. Attachment A ZA16-092 Page 1
Definition: The Medium Density Residential category is suitable for any single-family detached residential development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories previously discussed. FLOODPLAIN Purpose and Definition: The Floodplain category (green on the page 3 map) illustrates areas designated by the August 1995 Federal Emergency Management Agency (FEMA) maps as being in the 100- year floodplain. The “floodplain” is an expanse of natural vegetation and wildlife, and should be preserved as natural open area. Within the floodplain is “floodway” that must be kept free of encroachment in order that the 100-year flood may be carried without harmful increases in the height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for development under certain circumstances if in accordance with FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the immediately adjacent land use category. This designation may also include environmentally sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains. Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows a future <8 foot sidewalk along N. Kimball Ave. A minimum 4’ wide sidewalk is required per the Subdivision Ordinance. There is currently no sidewalk along the west side of Kimball A ve north of Dove Rd. The Concept Plan shows a 5’ pedestrian access easement along the frontage of the property. Construction of the sidewalk is required prior to certificate of occupancy. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Both proposed lots have direct access to N Kimball Ave., a C2U collector with a minimum 7 0’ of right of way . The applicant has shown a 14.5 foot right of way dedication along the N. Kimball Ave. frontage. TREE PRESERVATION: The applicant has submitted an alternative to a tree survey along with a Tree Conservation Analysis in conformance to Section 7.3.a and Appendix A of the Tree Preservation Ordinance which shows Case No. Attachment A ZA16-092 Page 2
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