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Item 9City of Southlake Department of Planning Case No. ZA05-021 S T A F F R E P O R T April 29, 2005 CASE NO: ZA05-021 P ROJECT: Preliminary Plat for Kimball Hills REQUEST: Dwight Bosworth is requesting approval of a preliminary plat. The plan proposes the development of 19 residential lots and one common area lot on approximately 11.44 acres. The following variances are being requested: • Private Street – Private streets are not permitted in new residential subdivisions. The applicant is requesting the proposed street be a private street. • Street Stub – Street stubs shall be provided into adjacent property at a minimum of 1,000 feet apart. The applicant is requesting a waiver from the street stub requirement. ACTION NEEDED: 1. Conduct public hearing 2. Consider preliminary plat approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Preliminary Plat Review Summary No. 3, dated April 29, 2005 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2036) Dennis Killough (481-2073) BACKGROUND INFORMATION OWNER/APPLICANT: Dwight Bosworth PROPERTY SITUATION: The property is located at 616 and 620 S. Kimball Avenue LEGAL DESCRIPTION: Tracts 3, 3B, 3C, and 3D, J.A. Freeman Survey, Abstract No. 529 LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “AG” Agricultural District PROPOSED ZONING: “SF-20A” Single Family Residential District HISTORY: There is no development history on the property. A home currently exists on the property which will be removed prior to development. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends South Kimball Avenue to be a 4-lane, divided arterial street with 94’ of right-of-way. Adequate right-of- way exists for this roadway. Existing Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with Randol Mill Avenue. The new cul-de-sac street is proposed to be a private street having a right-of-way of 50 feet. South Kimball Avenue recently was expanded and is a 4-lane, divided arterial street. May, 2004 traffic counts on S. Kimball Ave (between E. Southlake Blvd and Crooked Ln): Table #1 24hr North Bound (NB) (2,148) South Bound (SB) (2,197) NB Peak A.M. (316) 8 – 9 a.m. Peak P.M. (277) 3 – 4 p.m. SB Peak A.M. (318) 8 – 9 a.m. Peak P.M. (289) 3 – 4 p.m. Traffic Impact Use # Lots Vtpd* AM- IN AM- OUT PM- IN PM- OUT Residential 19 182 5 14 12 7 *Vehicle Trips Per Day *The AM/PM times represent the number of vehicle trips generated during the peak travel times on S. Kimball Avenue. Case No. Attachment A ZA05-021 Page 1 Case No. Attachment A ZA05-021 Page 2 PATHWAYS MASTER PLAN: A minimum 6’ off-street trail is required along the west side of S. Kimball Avenue. An on-street bikeway is also planned on S. Kimball Avenue. The site plan shows the required trail. TREE PRESERVATION: All of the quality trees which consist predominantly of Post Oak are located around and about the existing structures on the property. The trees and other existing vegetation that exist around the two ponds in Lots 10 and 11, and which are not shown on the submitted plans, consist entirely of Black Willows and Cottonwood trees. The only trees currently proposed to be removed for the development of the property are existing in the right-of-way of Kimball Hill Court. WATER & SEWER: A 12-inch water line exists along the east side of S. Kimball Avenue. The applicant is proposing to extend an 8-inch water line along the north side of the proposed street from S. Kimball Avenue. An 8-inch sanitary sewer line exists along the west side of S. Kimball Avenue. The applicant is proposing to extend an 8-inch sanitary sewer line from S. Kimball Avenue to service the front 8 lots. The applicant is proposing to extend an 8-inch sanitary sewer line from Cambridge Place to service the back 11 lots. DRAINAGE ANALYSIS: The drainage area for this property is divided into 3 sections. One-third drains to S. Kimball Avenue, one-third drains to the north (School Site) and is picked up in an existing flume, and one-third drains to the west through Cambridge Place which will be picked up by an existing storm sewer system. Both offsite drainage areas to the north and west were designed to take runoff from this property in its post development state. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 3, dated April 29, 2005. N:\Community Development\MEMO\2005cases\05-021PP.doc Case No. Attachment B ZA05-021 Page 1 Case No. Attachment C ZA05-021 Page 1 Case No. Attachment C ZA05-021 Page 2 Case No. Attachment C ZA05-021 Page 3 Case No. Attachment D ZA05-020 Page 1 PLAT REVIEW SUMMARY Case No.: ZA05-020 & 021 Review No.: Three Date of Review: 04/29/05 Project Name: Concept Plan & Preliminary Plat – Kimball Hills APPLICANT: ENGINEER: CLB Engineers Dwight Bosworth Craig Beckham 616 S. Kimball Ave 808 S. College, Suite 115 Southlake, TX 76092 McKinney, TX 75069 Phone: (817) 410-7450 Phone: (972) 542-6933 Fax: (817) 442-5815 Fax: (972) 542-6933 & (870) 772-6444 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/18/05 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT 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) Provide sufficient street stubs into adjacent property. Staff recommends providing a street stub into the Ramsour property in the vicinity of Lots 13, 14, and 15. (A variance has been requested.) 2) Private streets are not permitted in new residential subdivisions. (A variance has been requested.) If a variance is granted, it is recommended by staff that the following conditions be met: 1) Street must be built and maintained in compliance with City street and fire protection standards. 2) An owners association must be established to maintain the street to city street and fire protection standards. Documentation establishing the HOA must be provided to the City and filed in the county records prior to or concurrently with the plat filing. 3) If the private street is approved, label as a Utility, Drainage, and Emergency Access Easement. 4) Provide the name & address for all record owners on the plan. The legal description identifies multiple owners. 5) Correct the adjacent property information in the legal description. Calls 4 & 5 refer to the Ramsour property but fail to refer to the Nicastro property. 6) The following changes are needed with regard to adjacent properties within 200’: a) Provide the plat filing record in place of the deed record for the Carroll ISD No. 4 property. b) Label the current land use designation on all adjacent properties. This is a concept plan requirement. c) Correct the zoning of the Ramsour property to “AG”. Case No. Attachment D ZA05-020 Page 2 d) Correct the easements on the adjacent properties in the Woodland Heights subdivision. The 60’ Bridal & U.E. was abandoned and replaced with a 30’ D. & U.E. INFORMATIONAL COMMENTS * The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as amended. * 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. Case No. Attachment D ZA05-020 Page 3 TREE PRESERVATION ANALYSIS (Residential Subdivision Development) Case: 04-020 Date of Review: April 7, 2005 Number of Pages: 1 Project Name: Kimball Hills 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. All of the quality trees which consist predominantly of Post Oak are located around and about the existing structures on the property. The trees and other existing vegetation that exist around the two ponds in Lots 10 and 11, and which are not shown on the submitted plans, consist entirely of Black Willows and Cottonwood trees. The only trees currently proposed to be removed for the development of the property are existing in the right-of-way of Kimball Hill Court. * 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 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 ZA05-021 Page 1 Surrounding Property Owner Tracts 3, 3B, 3C, 3D, J. A. Freeman Survey, Abst. 529 Owner Zoning Land Use Acreage 1. Parker, Linda “SF-1A” Low Density Resid. 3.614 2. Minder, Dennis & Pattie “SF-1A” Low Density Resid. 3.536 3. Logan, John & Susan “SF-1A” Low Density Resid. 2.652 4. Carroll ISD “CS” Public / Semi-Public 35.462 5. Johnson, Carl & Marilyn “SF-1A” Low Density Resid. 3.943 6. Wang, Jeff & Chung-Ming “SF-1A” Low Density Resid. 4.007 7. Falie, Darrell “SF-1A” Low Density Resid. 4.197 8. Fox, Todd & Kim “SF-1A” Low Density Resid. 2.650 9. Pearson, Carey & Kelly “SF-1A” Low Density Resid. 2.804 10. Nicastro, David & Marian “O-1” Medium Density Resid. 0.910 11. Nicastro, David & Marian “I-1” Industrial 0.150 12. Memo International, Inc. “I-1” Industrial 3.756 13. Ramsour, Donald “AG” Medium Density Resid. 2.000 14. Memo International, Inc. “AG” Medium Density Resid. 1.930 15. Gerlach, Roger & Jeann “SF-20A” Medium Density Resid. 0.589 16. Paul, Vincent & Naomi “SF-20A” Medium Density Resid. 0.632 17. Jones, Nancy “SF-20A” Medium Density Resid. 0.734 18. Eaton, Michael “SF-20A” Medium Density Resid. 0.715 19. Bosworth, Dwight; Bosworth, Marcel & Karen; 620 S Kimball Partnshp Ltd “AG” Medium Density Resid. NA Case No. Attachment F ZA05-021 Page 1 Surrounding Property Owner Responses Tracts 3, 3B, 3C, 3D, J. A. Freeman Survey, Abst. 529 Notices Sent: Twenty (20) Responses: None (0)