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Item 8ACity of Southlake Department of Planning STAFF REPORT August 9, 2006 CASE NO: ZA06 -097 PROJECT: Zoning Change and Development Plan for Camden Park REQUEST: On behalf of Louie & Mary Barker, Rusty & Lisa Milhoan, and James & Vanessa Loggins, Four Peaks Development is requesting approval of a zoning change and development plan from "AG" Agricultural District to "R -PUD" Residential Planned Unit Development District. A summary of the proposal is as follows: Gross Land Area No. of Residential Lots Gross Density Net Density Open Space Average Lot Area Minimum Lot Area 8.85 acre 14 new residential lots 1.58 du /acre 1.86 du /acre 1.37 Acres / 15.48% ±19,000 sq. ft. ±16,000 sq. ft. This Residential Planned Unit Development shall abide by the "SF -20x" Single Family Residential Zoning District and the Subdivision Ordinance No. 483, as amended, with the following exceptions: • Lot Area: 16,000 square feet. • Front Yard: 25 feet • Side Yard: 10 feet. • Side Yard Adjacent to a Street: 15 feet. • Rear Yard: 20 feet. • Lot Width: 100 feet, except Lots 6 — 11 as shown on development plan • Rear Lot Width: A rear lot width of 125 feet adjacent to certain lots shall not apply. • Buffer Lots: Buffer lots adjacent to certain lots shall not apply. • Street ROW width of 40 feet with 28' wide street section back of curb to back of curb. The following variances are being requested: • Street Stub — Street stubs shall be provided into adjacent property. The applicant is requesting a waiver from the street stub requirement. The plan is non - compliant with the low density residential land use designation of the City's land use plan. A comprehensive plan amendment is proposed by the applicant and will be presented concurrently with a second reading of this zoning request. Case No. ZA 06 -097 ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and development plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Development Plan Review Summary No. 2, dated July 14, 2006 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Ordinance No. 480 -501 (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA 06 -097 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION LEGAL DESCRIPTION LAND USE CATEGORY CURRENT ZONING REQUESTED ZONING HISTORY: TRANSPORTATION ASSESSMENT: Case No. ZA 06 -097 Louie & Mary Barker, Rusty & Lisa Milhoan, and James & Vanessa Loggins Four Peaks Development 515, 545, & 565 Randol Mill Avenue Tracts lE & 1D1 and a portion of Tracts 1D2 & lEl, B.J. Foster Survey, Abstract No. 519 Low Density Residential "AG" Agricultural District "R -PUD" Residential Planned Unit Development District There is no development history on this property. Master Thoroughfare Plan The Master Thoroughfare Plan recommends Randol Mill Avenue, or the future F.M. 1938 roadway expansion, to be an arterial street with 140 feet of right-of- way. Existinz Area Road Network and Conditions The proposed subdivision will have one (1) street intersecting with Randol Mill Avenue (the future F.M. 1938 roadway expansion) to the west. No street stubs have been provided to the north property. The applicant is requesting a variance to this requirement. Randol Mill Avenue is currently a 2 -lane, undivided roadway. The north/south alignment of Randol Mill Avenue is planned to be a 4 -lane, divided arterial street with 140 feet of right-of-way (the future F.M. 1938 roadway expansion). The future F.M. 193 8 roadway will ultimately provide access to State Highway 114 to the north. May, 2005 traffic counts on Randol Mill Ave (between F.M. 1709 and Florence Rd 24hr North Bound (NB) (4,065) South Bound (SB) (4,142) NB Peak A.M. (373) 7 - 8 a.m. Peak P.M. (349) 4 - 5 p.m. SB Peak A.M. (350) 7:45 - 8:45 a.m. Peak P.M. (352) 4:30 - 5:30 p.m. Attachment A Page 1 Traffic Ini»act PATHWAYS MASTER PLAN: WATER & SEWER Use 9 Lots Vtpd* AM- IN AM- OUT PM- IN PM- OUT Single - Family Residential 14 134 3 8 9 5 *Vehicle Trips Per Day "The The AM /PM times represent the number of vehicle trips generated during the peak travel times on Randol Mill Ave. The Southlake Pathways Master Plan recommends an 8 -foot multi -use trail along the western edge of the development along the east side of Randol Mill Avenue. Additionally, the subdivision ordinance requires minimum 4 -foot wide sidewalks on both sides of the streets within the subdivision and must provide safe connections to City trails. A 6 -inch water line exists along the east side of Randol Mill Avenue. A 6 -inch sanitary sewer line exists along the west side of Randol Mill Avenue. TREE PRESERVATION: The only protected quality trees existing on the property are within Lots 5, 6 and 7 of Block 2. The existing trees around the pond located in Block 3 are Black Willow trees and not generally considered as a quality tree. The existing quality trees should not be affected by the proposed subdivision development, but may be affected by building pad, lot grading and /or utility locations. See attachment D, page 3. DRAINAGE ANALYSIS: Drainage from this development will flow to the proposed storm sewer inlets in Camden Circle which will be connected to the existing storm sewer system in Myers Meadow. SOUTHLAKE 2025: Land Use Plan Recommendations Existing LUP Designation — Low Density Residential. The proposed development is not consistent with the land use designation. A comprehensive plan amendment for a change in designation to Medium Density Residential has been submitted (CP06 -003). Mobility & Master Thoroughfare Plan Recommendations The Mobility and Master Thoroughfare Plan recommends improving automobile, pedestrian, and bicycle connectivity throughout the city. The proposed development plan does not provide connectivity to neighboring properties. A street stub with sidewalks is recommended to provide a connection to any future development on the property to the north. Case No. Attachment A ZA 06 -097 Page 2 Environmental Resource Protection Recommendations The Environmental Resource Protection Plan recommends the protection and enhancement of critical environmental and natural features, including trees and ponds. The comprehensive plan amendment application indicates that the large trees in the northeast quadrant of the site will be protected. However, the proposed development does not protect the existing ponds on the site. An alternative site design that preserves these features and uses them as an asset to the development (such as in the form of preserved open space /small park) should be considered. P &Z ACTION: July 20, 2006; Approved (4 -1) subject to Development Plan Review Summary No. 2, dated July 14, 2006 and granting the variances for street stub and street R.O.W. as requested. COUNCIL ACTION: August 1, 2006; Approved to table first reading until August 15, 2006. STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated July 14, 2006. N:ACommunity Development \MEMO\2006cases \06- 097ZDP.doc Case No. ZA 06 -097 Attachment A Page 3 Vicinity Map Camden Park R -PUD Zoning Change W E Case No. Attachment B ZA 06 -097 Page 1 11111 "1 I pill I Fairfield Estates is a proposed 14 single family residential lot development to be constructed on 8.96 acres in the western sector of the City of Southlake, a density of 1.56 units per gross acre. The property has approximately 171' of frontage at 515 Randol Mill Rd. on the east side of the road. Four Peaks Development, Inc. is the applicant for the zoning and will be the developer of the project. The civil engineering will be done by Kellie Engineering, Inc. out of Keller, Texas. Both companies are experienced in residential lot development in the City of Southlake. The proposed development is a T- shaped configuration with approximately 264' of open space between Randol Mill Rd. and the first lots. There is also a large open space in the center of the lots forming a common area that most of the lots will front. The lots range in size from 16,062 s.f. to 25,167 s.f and average 18,745 s.f. There is a total of 1.44 acres of open space (16 % of the gross land area). Curvilinear streets with a landscaped berm at the entrance will create an extremely appealing and open approach to the development. The development will feature 40 foot right of way streets with asphalt paved streets and concrete curbs with a width of 27 feet, back of curb to back of curb. This Residential Planned Unit .Development (Fairfield Estates) shall abide by and conform to all of the conditions of the City of Southlake's Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the "SF -20A" single - family residential zoning district and the City of Southlake Subdivision Ordinance No. 483, as amended, with the following exceptions: Lot Area: The minimum area of a lot shall be 16,000 square feet. Front Yard Setback: The minimum front yard of a lot shall not be less than twenty -five feet (25"). Side Yard Setback: The minimum side yard shall not be less than ten feet (10'). Side Yard Setback Adjacent to a Street: The minimum side yard for Lots 1 and 13 shall not be less than fifteen feet (15'). Rear Yard Setback: The minimum rear yard setback shall not be less than twenty feet (20'). RECD JUN 12 2006 Case No. ZA 06 -097 Attachment C Page 1 Lot Width: Each lot shall have a minimum width of one hundred feet (100') at the building line except for Lots 5, 6,7,8,9, &10 which shall have a width at the building line as shown on the preliminary plat. Section 8.01E of the Subdivision Ordinance No. 483, as amended, regarding lot with along the rear line of certain lots shall not apply to property within this Residential Planned Unit Development. Section 8.01G of the Subdivision Ordinance No. 483, as amended, regarding buffer lots adjacent to certain lots shall not apply to property within this Residential Planned Unit Development. The stub street to the north (Sentinel Drive) shall not be paved but rather reserved as right of way for connection to possible future development of property to the north of Fairfield Estates. It will be planted with grass and maintained by the HOA until such time that the City or future developer of the property to the north elects to construct the actual street. The entrance to the stub will be provided with the development of Fairfield Estates. RECD JUN 12 2006 ZA06 - 09 . 7 Case No. ZA 06 -097 Attachment C Page 2 o � 00 m .'U A b � C1Q � C9 i I V I I I IIIIr l( Ion J(!� I 1 I 1 SITE , �T�_ =i W� P S C4L- I - 1'.J: -RF/ 1 1- ES DEH n4L LOT> 0.111 �c IGI T D N1, Y I�.i; F INI LP JCL STREEi� -PEIV 5PACE 15 -1a% 3, ;.- 15. 1d% 1.3] C.C. a o55 A;.R_ 3L: J A A✓ LIT IT ZCPJJG CRF .fiF El A s r C El l L Ct -I� , IRO DLN TY PF -CF 14,,ITr 1 Cr1AIULA CIKGLL T 7 ✓C 51 Nr1.L -_.` ,ar i Nnrc as a. <av , �. c a =. s osJrr , _ S -15 :Il vu_ :aL _.a- J D IT t , tl 2 c - � roi o of P:. ai i iie /rvF E'NZNGI ex,_ 1 � B, - n3 uo0 xu � \ ' o �, �c lar ati c J, cn.- 6 I.e nor per e 9 nog 1, .. IeR- f �s gIIT hl'. DR1�T .. L.O: J4 ,. �' �r, �� - _ �o - cYJa r _. Io NIt SCI11Tr CT ' .a •� ��� ._ 0 L0T`DLNST` A .. s�sry ronnL - -- - -- - -RF/ 1 1- ES DEH n4L LOT> 0.111 �c IGI T D N1, Y I�.i; F INI LP JCL STREEi� -PEIV 5PACE 15 -1a% 3, ;.- 15. 1d% 1.3] C.C. a o55 A;.R_ 3L: 100 0 S.D5 Ac LIT IT ZCPJJG CRF .fiF El A s r C El l L Ct -I� , IRO DLN TY PF -CF 14,,ITr S 1/ PC I DG LUI F, I OT 51 NU /PT TSDEn I — � I _. IfAUN FULLIIC LOT AFEP I�.i; F AVin4,F 5UI.Un1G 1.0- APFA ___ F C(;IJ1f4011 11L LIT IT ZCPJJG F;(iSTIN IJ D_= I.OW TF:451T1 RFSOF Ca15TN Z�I III.G G I',29PO1,ED L J C F?OPOSLD ZO��ING f /FDILr "JENa TI R_SICF,NTIAL N '=UJ t7 200 Rule Snow Drlve fJOtl F P k De I p Inc SWf 12J 726 C e S R 109 KEII - 1X ]6244 5 ilJi k i s, e02 _ Tel, 8 :]3]9.1225 leleoM1One: Bli 3L9 -69J6 Fa% 81 I.3J4. 1244 fox', all- 481-0[1 Aim:D— dmcmcl— K E L L 1 E RFCD RESIDENTIAL P.U.D. D VF1 OPMENT Pt AM Fcr, CAMDEN PARK 14 RF.SIDFNTI.AI. IOT; t3D5 Acres CITY OF SOUTFIIAKE, TA <RANT COUNTY, TEXAS JULY 2005 GP 06 063 JUL 03 2006 6 -099 l: J O l vv z W n a 'OT I. ELIDCti ' I A&DITIC) LOT :R2. I — _ S ORD i091P'Jf 7, - - , , , -,L!C)E 740. P P.T r-T, - - - - - - - - - - - - - > - - - - - - - - - - - - - - -- - - - - - - - - I s 15377 k w--.T i- 565 RllDGL 11" �j 0 mEsOutTE CT- PEDESTRIAN ACCESS PLAN foa CAMDEN PARK 14 RESIDENTIAL LOTS 8.85 Acles CITY OF SOUTHLAKE, TARPANT COUNTY. TEXAS JULY JUL 03 2006 0 Vl A (n 200 F&d. S— DI,. Nprffi Fou Peaks F-.bmw. 1— m 1. 124 C—,- St-. — 109 .-- T— � 7 Kseer 74248 T11. 8 I7.379.1M T.k,F-817-3294996 81].379 Q7,I K E L L I E Alm �d -1—. . RECD PEDESTRIAN ACCESS PLAN foa CAMDEN PARK 14 RESIDENTIAL LOTS 8.85 Acles CITY OF SOUTHLAKE, TARPANT COUNTY. TEXAS JULY JUL 03 2006 0 Vl A (n o � 00 I 1"r 1"r n I� V � ZOAED AG LDT 2R2, BLOCK 1 LI:U= LOWOMOTY , SLD E 74D, P ADDITION R.T RESXIENTIAL CAB, A, SL D, .C.T , owner Fo�.w Pecks Devebpmenf, Inc. ]26 4'.ammerre 59., 9.i10e I W Telaphane:El]:SP46Pid AH n: Dorvid McMahan I pQOW E MY � 6 v SF ,�dtis � P I Gp ae ZOACO R -PLO I ILL® = A£DW DEIYSYTY I RESOENT/AL I I___S ex io_�e N 1 INCH IN FEET NCX = 50 FEET TREE STATUS LEGEND O TREES TO BE SAVED O TREES TO BE REMOVED POSSIBLE REMOVAL TREE CONSERVATION PLAN r�z CAMDEN PARK 14 RESODIENTIAL LOTS 8.85 Ac— — IN 111E MY CAF SDJT-0LAIKE. TARRA.NT COUNID', TCL4S JNLV2G06 l ^ J l 1 O z y I-I z b r z (A l 1 ROD Snow D�IVa NorEi sulm 12 Kab, 12O KaEal. T% 7624E T.I. 81 IM79.12 FM 81 ).E]9. ➢2M K E L L . N 1 INCH IN FEET NCX = 50 FEET TREE STATUS LEGEND O TREES TO BE SAVED O TREES TO BE REMOVED POSSIBLE REMOVAL TREE CONSERVATION PLAN r�z CAMDEN PARK 14 RESODIENTIAL LOTS 8.85 Ac— — IN 111E MY CAF SDJT-0LAIKE. TARRA.NT COUNID', TCL4S JNLV2G06 l ^ J l 1 O z y I-I z b r z (A l 1 o � 00 0 b� ,T 1, 9L•]C1. 1 ].iC �07rT101I LOT 2R B OCR t nVDITIOII c._IOE 7.0, ? R.T. -T. I 4 a - - -- - - - - - - - - - -' - - - - - - - - - - - -- -- - -- -- - - - - - -`` - -- _---- J vpL 5 >] G p.q.T.4.T 55fl ML kU Q SL ` Q _ —___ . ___ _ — — — OL 3AkE5 C, LGG61r15 — vpL. 15 +55V 113 P.P.T.:.T. L 3.5 fl %11ML TILL — _r . - - -_ -- - - - -- 1`= - - - - - - - - - - - - -. —. -- - - - - .� Wi t!• _ i . FRED JOY 11aFY '.i ERS EIIT. IIICi 7048. Pr.. 53EG.P.T__.T. I _ 1 d MESQUITE CT- —� I l � y I-I b z =, n TREESURVEY CAMDEN PARK 14 RESIDENTIAL LOTS a ""�' : 20] Itale3slaw Ort.e rlortn $.85 Actas Foue Peaks Oaelopmenr.4rc. 726 Canvsl¢1�e sr.. Rile I W r srualmw n1E State l20 )6228 CITY OF soUT11LAl(E TARRANf COUMY. TE%A,S Selmvoke, 811J TexOa leraphone: 28LW3 +� �— Tol. al. 81 7..33 8179.1223 NLY2xN Fax 81]- 281.90)9 T= 817 3]9.1202 CPUSO¢9 �p k K E L L 1 E REM J u g 0 3 2006 I l � y I-I b z =, n DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA06 -097 Review No.: Two Date of Review: 07/14/06 Project Name: Development Plan — Camden Park APPLICANT: Four Peaks Development David McMahan 726 Commerce St, Suite 109 Southlake, TX 76092 Phone: (817) 329 -6996 ENGINEER: Kellie Engineering, Inc. 200 Rufe Snow Drive North, Suite 120 Keller, TX 76248 Phone: (817) 379 -1225 Fax: (817) 481 -4074 Fax: (817) 379 -1244 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/03/06 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF DEVELOPMENT 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 changes are needed with regard to the "R -PUD" letter: a. Update the "R -PUD" letter to correctly identify area calculations from the revised plan. b. Correct the lot numbers to Lots 6 — 11 for those lots that do not meet the 100' lot width. C. Remove the last paragraph regarding the street stub. 2. Provide the name and address of owner(s) (phone and fax optional) and of the developer on the plan. Owners listed in the legal description are not labeled on the plan. Four Peaks Development is the 'developer'. 3. Label the properties across adjoining rights -of -way with the owner's name, existing zoning, and land use map designation ( "L.U.D. _"). 4. The following changes are needed regarding rights -of -way: a. Label the width of existing pavement for Randol Mill Ave. b. Label Hillside Court and dimension the R.O.W. width. C. Provide R.O.W. dedication required for the future F.M. 1938 expansion in accordance with the plans prepared by Graham & Associates. Dimension the full width of the R.O.W. after dedication. d. Include the proposed 40' ROW and Street section in the development regulations. Case No. Attachment D ZA 06 -097 Page 1 e. Provide a street stub to a central location into the south property line of Lot 2R2, Sword Addition. The street stub will need to be constructed with the other streets. (A variance has been requested.) f. Remove the street stub language shown in the development regulations since no street stub is proposed 5. Correctly label the front setbacks for Lots 2 -6. Also, provide a minimum lot width for the lots specified in the development regulations. 6. Provide easements for water, sewer and /or drainage in compliance with approved construction plans. INFORMATIONAL COMMENTS * A fully corrected plan 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. * Staff recommends any proposed landscape /bufferyard areas be designated as landscape easements to be maintained by the HOA. * A Developer's 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 ZA 06 -097 Page 2 Case No. 06 -097 Review No. _ Dated: June 22, 2006 Number of Pages: 1 Project Name: Fairfield Estates (Zoning Change/Development Plan) Comments due to the Planning Department: June 22, 2006 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review of plans received on June 12, 2006 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. Bufferyards The minimum of a 10' -B type bufferyard is required to be provided adjacent to the property boundary line along Randol Mill Ave. Tree Conservation Plan 2. Provide building pad locations on the plan. Identify tress to be preserved in green, possible removals (but intended to be saved) in yellow, and removed trees in red. Tree Conservation Analysis: 4. The only protected quality trees existing on the property are within Lots 5, 6 and 7 of Block 2. The existing trees around the pond located in Block 3 are Black Willow trees and not generally considered as a quality tree. The existing quality trees should not be effected buy the proposed subdivision development. However, the 2 Oaks trees located in Lot 6 (total of 60 caliper inches) and 5 of the Oak trees located in Lot 7 (total of 96 caliper inches) will likely be removed by the building pad location. Recommendations: 5. Adjust building pads and /or lot boundaries in a manner that will allow preservation of the trees. 6. Move utilities from the rear lot lines to the front in particular along the east boundary to preserve existing trees. Only provide utility easement where absolutely necessary and place in a manner that will maximize tree preservation. Case No. ZA 06 -097 Attachment D Page 3 Case No. ZA 06 -097 Review No. 2 Dated: 7/12/06 Number of Pages: 2 Project Name: Camden Park (FKA Fairfield Estates) -- Zoning Change /Development Plan Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077 Email: ctaylor*ci.southlake.tx.us The following comments are based on the review of plans received on 7/20/2006. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: The right -of -way for a local residential street is 50' with a curb and gutter section equal to 3 Fb -b. Bar ditches are not allowed per Ordinance No. 312. If requesting a variance, a letter of request must be submitted. 2. Provide all necessary easements for water, sewer and drainage. * All curb return radii for public streets shall be 30' minimum. * Use the City of Southlake GPS monuments whenever possible. SANITARY SEWER COMMENTS: The sanitary sewer shall be extended to the north property line for future connection. The proposed sewer line must be located in the parkway - not under pavement, except for crossings. DRAINAGE COMMENTS: 1. Detention may be required with any new construction. The difference between pre and post development runoff shall be captured in a detention pond. The proposed detention pond must detain for the 5, 10 and 100 year storm. Describe how increased runoff from site is being handled. 2. If detention is not proposed with this development, documentation supporting and certifying that detention is not necessary will be required from the engineer prior to approval of construction plans. Is the detention pond in Myer's Meadow adequately sized and constructed to handle the volume of runoff proposed by this development? 3. How will off -site runoff from the north be captured in the proposed drop inlet when property owners construct wood fences around their lots? * All storm sewers collecting runoff from the public street shall be RCP. * This property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning construction. 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 to Public Works Administration. Ensure that plans conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website under Public Works—Engineering Design Standards. http:// www. cityofsouthlake.com/PublicWorks /engineeringdesign. asp An access permit from TxDOT is required prior to construction of a driveway on FM 1709, FM 1938 or SH 114. Submit application and plans directly to TxDOT for review. A Developer's Agreement will be required for this development and must be approved by the City Council Case No. ZA 06 -097 Attachment D Page 4 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. Case No. ZA 06 -097 Attachment D Page 5 Surrounding Property Owners Camden Park S N NJ 1 2' 26 7 29 30 18 19 37 1 � I �� 10 20 38 35 15 21 22 3� 14 39 23 33 CT 13 24 7 8 9 10 11 12 L �5 34 3 0 5 4 3 2 28 1 Owner Zoning Land Use Acreage 1. Myers Meadow HOA R -PUD Medium Density Residential 1.05 2. Mayton, James E Jr & P R R -PUD Medium Density Residential 0.322 3. Kopp, William D & Lauren R -PUD Medium Density Residential 0.322 4. Thompson, Kenneth R & Linda R -PUD Medium Density Residential 0.324 5. McElyea, Thomas & Dana R -PUD Medium Density Residential 0.32 6. Wilkins, Sharon Bailey R -PUD Medium Density Residential 0.309 7. Schragin, Gary & Rebecca R -PUD Medium Density Residential 0.376 8. Kulesza, Anthony G R -PUD Medium Density Residential 0.404 9. Cox, Howard & Ruby R -PUD Medium Density Residential 0.409 10. Jones, David C & Melinda R -PUD Medium Density Residential 0.411 11. Ekadi, Kofoworola R -PUD Medium Density Residential 0.413 12. Barlett, Leland & Anna R -PUD Medium Density Residential 0.322 13. Valdiviez, Vincent R -PUD Medium Density Residential 0.416 14. Agonafer, Dereje & Carolyn R -PUD Medium Density Residential 0.416 15. Bracken, Terence & Elaine R -PUD Medium Density Residential 0.416 16. Smith, Charles R -PUD Medium Density Residential 0.407 17. Reece, James & Deborah R -PUD Medium Density Residential 0.361 Case No. Attachment E ZA 06 -097 Page 1 18. Foutz, Bryan & Gina R -PUD Medium Density Residential 0.347 19. Wheatley, Anne & Tim R -PUD Medium Density Residential 0.39 20. Liu, James R -PUD Medium Density Residential 0.328 21. Sirles, Glen & Linda R -PUD Medium Density Residential 0.327 22. Payne, C Ray R -PUD Medium Density Residential 0.327 23. Rich, Bobby & Nancy R -PUD Medium Density Residential 0.327 24. Kharabanda, Anil & Neeta R -PUD Medium Density Residential 0.327 25. McFarland, David & Tiena R -PUD Medium Density Residential 0.345 26. Kingsley, James & Eileen R -PUD Medium Density Residential 0.373 27. Siu, Rodney & Carla R -PUD Medium Density Residential 0.383 28. Richardson, John M Jr R -PUD Medium Density Residential 0.398 29. Haverkamp, Roger & Monica C2 Low Density Residential 1.0 30. Hudson, M R & Evelyn Found. AG Low Density Residential 9.623 31. Fred Joyce -Mary Meyers Ent R -PUD Medium Density Residential 0383 2. Milhoan, Rusty & Lisa 33. Loggins, James & Vanessa 34. Fred Joyce -Mary Meyers Ent AG AG R -PUD Low Density Residential Low Density Residential Low Density Residential 1.0 4.0 2.0 35. J D Tanner & Associates AG Low Density Residential 4.0 36. Barker, Louie F & Mary K AG Low Density Residential 4.0 37. Wilson, Mary AG Low Density Residential 2.2 38. Free, Charles W AG Low Density Residential 2.0 39. Free, Charles W AG Low Density Residential 2.1 Case No. ZA 06 -097 Attachment E Page 2 Surrounding Property Owner Responses Camden Park Notices Sent: Thirty -Eight (3 8) Responses Received as of 5:OOPM July 13, 2006: None (0) Case No. ZA 06 -097 Attachment F Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -501 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS TRACTS IE & 1D1 AND A PORTION OF TRACTS 1D2 & IEI, SITUATED IN THE B.J. FOSTER SURVEY, ABSTRACT NO. 519, BEING APPROXIMATELY 8.85 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG" AGRICULTURAL DISTRICT TO "R -PUD" RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT WITH "SF -20A" SINGLE FAMILY RESIDENTIAL DISTRICT USES, AS DEPICTED ON THE APPROVED DEVELOPMENT PLAN, INCLUDING "PUD" DEVELOPMENT STANDARDS, ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT `B ", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural District under the City's Comprehensive Zoning Ordinance; and Case No. Attachment G ZA 06 -097 Page 1 WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off- street parking facilities; location of ingress and egress points for parking and off - street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health ad the general welfare; effect on light and air; effect on the over - crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning Case No. Attachment G ZA 06 -097 Page 2 lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Soutlake, Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being Tracts lE & 1D1 and a portion of Tracts 1D2 & lEl, situated in the B.J. Foster Survey, Abstract No. 519, being approximately 8.85 acres, and more fully and completely described in exhibit "A" from "AG" Agricultural District to "RPUD" Residential Planned Unit Development District with "SF -20A" Single Family Residential District uses as depicted on the approved Development Plan, including "RPUD" development standards, attached hereto and incorporated herein as Exhibit `B ", and subject to the following specific conditions: 1. SECTION 2. Case No. ZA 06 -097 Attachment G Page 3 That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other conunercial needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Case No. Attachment G ZA 06 -097 Page 4 SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be filed not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. Case No. ZA 06 -097 Attachment G Page 5 This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 2006. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2006. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: Case No. ZA 06 -097 Attachment G Page 6 CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. ZA 06 -097 Attachment G Page 7 EXHIBIT "A" Being Tracts lE & 1D1 and a portion of Tracts 1D2 & IEl, situated in the B.J. Foster Survey, Abstract No. 519, being approximately 8.85 acres: Legal Description BEING an 8.85 acre Iraq of land in the Benjamin ! Fos ler Survey. Abstract 1x10.519 and being a porl ion of those certain tracts of land as described in deed to Louie F. Barter, et+ux Mary K. as recorded in Volume 13777, Page 337, Deed Records a f Tarrant Counly, , Texas ( ID .R , T . C .. T . ) , land described in deed to Pus[ Allen Mllhoan, elux Lisa Hope as recorded In Volume 13320), Page 186, 0 . R . T . C . 7 , and lurid described in deed to James G. Loggins , elux Vanessa as retarded in Volume 15295. Page 115, D R T C T and being more particularly described ors follows: BEGINNING at a 1/2' iron rod found being the southeast earner of said Iraq as described in deed to .lames G. Loggins , elux Vanessa as recorded in Volume 15295 , Page 115, D - R _ T . C T, , and also being the northeast corner of Lol 29, $lock 8. ftlyers Plendow, Cabinet A, Slide 3429. P.R,T.C_T., THENCE 5oulh 89 - 22'25 'Nest, a distance cf 496 93 feel along the south li.ne of said tract rr3s described in heed to James C Loggiro, elux ` "ar essa os retarded ir• Volume 15?95, Page 115, D.R.T.C.T., Io a pawl for rorlpr, THENCE Nc,rto 00' WLtct, a disl of i72.60 f eel to o poinl for corner along the north line of raid Iraq ar disci toed in deed Ic James G. Loggiris, el-Jx VOfle5aa as * in Volume €5295, page 115, D.F?.l _C, T , to a point for corner, THENCE Scielh 89'32'25" W est, along the north line of said Iracl as described in Volurne 11964, Page 1E P. D R. T C . T . , a dislonce of 511. 77 feel to ❑ paint for corner being the southwest corner of scid Milhoan tract and also being the clong the east r ighl -of - gray line of Randol Mill Avenue (F M 1938 1, THENCE Borth 01'14 '10' West, a dislonce of 171.33 feel to a point for corner along the east right -of - gray Iine ref Randal Mill Avenue (I= _M_ 1938 ) ; THENCE North 89 °32'25' East, a all isiance of 279 13 feel to a poinl for corner along the south line of said Barker Iract, THENCE North 010 West, a dislonc� of 172.64 fee[ to a point for earner along the north line of said Barker Iract, TF..Ei%10E North a9 °32'25" Ease, a dislonce of 731 73 feel along [tie north line of said Barker tract to a 112 ` Iran red found for curaer , also being the norlheusl corner of said Barker trocl , THENCE South CUO°41'58' East, acrd passing tat 172.. 13 feet a 5/8' iron rod wilh ' RPL.S 1640' cap found at the southeast corner of said Barker Ii and continuing in all 4 distance of 516.56 feel and returning to the Paint of Beginning and containing in all 8.85 acres. Case No. Attachment G ZA 06 -097 Page 8 EXHIBIT `B" EyAk { 9 S Case No. ZA 06 -097 Fairfield Estates is a proposed 14 single family residential lot development to be constructed on 8.96 acres in the western sector of the City of Southlake, a density of 1.56 units per gross acre_ The property has approximately 171' of frontage at 515 Randol Mill Rd. on the east side of the road. Four Peaks Development, Inc. is the applicant for the zoning and will be the developer of the project. The civil engineering will be done by Kellie Engineering, Inc. out of Keller, Texas. Both companies are experienced in residential lot development in the City of Southlake. The proposed development is a T- shaped configuration with approximately 264' of open space between Randol Mill Rd. and the first lots. There is also a large open space in the center of the lots forming a common area that most of the lots will front. The lots range in size from 16,062 s.f. to 25,167 sT and average 18,745 s.f There is a total of 1.44 acres of open space (16 % of the gross land area). Curvilinear streets with a landscaped berm at the entrance will create an extremely appealing and open approach to the development. The development will feature 40 foot right of way streets with asphalt paved streets and concrete curbs with a width of 27 feet, back of curb to back of curb. This Residential Planned Unit .Development (Fairfield Estates) shall abide by and conform to all of the conditions of the City of Southlake's Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the "SF -20A' single - family residential zoning district and the City of Southlake Subdivision Ordinance No. 483, as amended, with the following exceptions: I.ot Area: The minimum area of a lot shall be 16,000 square feet. Front Yard Setback: The minimum front yard of a lot shall not be less than twenty -five feet (25 "). Side Yard Setback: The minimum side yard shall not be less than ten feet (10'). Side Yard Setback Adjacent to a Street: The minimum side yard for Lots 1 and 13 shall not be less than fifteen feet (15'). Rear Yard Setback: The minimum rear yard setback shall not be less than twenty feet (20'). RECD JUN 1 2 2006 Attachment G Page 9 Lot Width: Each lot shall have a minimum width of one hundred feet (100') at the building line except for Lots 5, 6,7,8,9, &10 which shall have a width at the building line as shown on the preliminary plat. Section 8.01E of the Subdivision Ordinance No. 483, as amended, regarding lot with along the rear line of certain lots shall not apply to property within this Residential Planned Unit Development. Section 8.01E of the Subdivision Ordinance No. 483, as amended, regarding buffer lots adjacent to certain lots shall not apply to property within this Residential Planned Unit Development. The stub street to the north (Sentinel Drive) shall not be paved but rather reserved as right of way for connection to possible future development of property to the north of Fairfield Estates. It will be planted with grass and maintained by the HOA until such time that the City or future developer of the property to the north elects to construct the actual street. The entrance to the stub will be provided with the development of Fairfield Estates. RECD JUN 12 2006 ZA06 - 09 . 7 Case No. Attachment G ZA 06 -097 Page 10 o � z 00 M A b � C9 � L iDE! I o SITE �Jr; fFJ 1 1 -111 ' ES DEH n4,L LOTS 39 381, 0.111 Ac I T - 1V AY INTER IYC_ 2EETI 15 -1a/ 13� ;. :1PEIV SPACE I IK. 1.37 C.C. ',' 'SS 4;.P =a3L 100 - 01 :J. J5 Ac - -. POSS iF 11I5L q r .El lC LALt I PO [4'IT Y li AC I�F CFISITY I D LUG NC I OT 51 MU /Pl 1 FS!fFn I 19 _. 0 III AI, I+ FU LDI T� 01 4FEF F A - R-F FJUI1. 1] l� O� PPFA ___ F C(;IUP40i1 AHL J P✓ L. U_U./ 201, HG F;CSTIN Il D_= _ E STIIV Z1IJ11r' G 1 L A \ CrIhLNLA GG'GL C& CL �7 ✓� . AT ,e 1 _ sea . �, s ,ri r ,n� P, �� a a. <o,� r rr., 1 oa _ 2,. 0 Pu ai . j I M U P'.L � n T>r; � P D_R'fT +Lw.Plfl u�' I L -_. I E 110 11, 81 2 21 L 1, d.. nc ai T31 T3 i o � a.� an PCkr d MtSCI11Tr CT r ,. � E /�S,T`� TO t _ a.0 s o o r�. fFJ 1 1 -111 ' ES DEH n4,L LOTS 39 381, 0.111 Ac I T - 1V AY INTER IYC_ 2EETI 15 -1a/ 13� ;. :1PEIV SPACE I IK. 1.37 C.C. ',' 'SS 4;.P =a3L 100 - 01 :J. J5 Ac - -. POSS iF 11I5L q r .El lC LALt I PO [4'IT Y li AC I�F CFISITY I D LUG NC I OT 51 MU /Pl 1 FS!fFn I 19 _. 0 III AI, I+ FU LDI T� 01 4FEF F A - R-F FJUI1. 1] l� O� PPFA ___ F C(;IUP40i1 AHL L. U_U./ 201, HG F;CSTIN Il D_= I.OW TF�4SIT1' RFSOF E STIIV Z1IJ11r' G 1. nl'0 ED L C F` OPO_LD L011.ING 1, R_SICF,NTIAL 1/FDI IF N J" n'^'n 00 R1. Snow —11 ft IF— P k De I p nt, Inc. S If 12[1 726 C St. tte 109 K .II r lX ]6249 BouiM1l k i ,e01 Tel, 8 7.379.122Z l ele M1 ne 81) 3L4 -6976 ' Fa% 81 I.374, 1244 r..: 317- 481-0[11 Mill rn Ma D—d MCMcl— K E L L.1 E RF� RESIDENTIAL P.U,D. D VF1 OPMFNT PLAN 1cr, CAMDEN PARK 14 RF.SIDFNTI.AI. I OT S t3.65 Acres h'HE CITY OF SOUTHI.AKE TA <RANT COUNTY, TEXAS JULY 2075 GP 06 063 JUL 03 2006 6 -099I � y 1.. � ..1 VV l I� M 1 o � 00 0 0 A b � C1Q � C9 � _OT ,. FL^Cti 1 0DITIv _ - _ t i' III_.____ - -- eaz.. ____ __ J I' L—I F- eannEe �', [Tux xlatr r: - li vol. I�1n. PG. 35] o.R I.C.T 565 P.-I will Z Q = r a I - - J. - - L ;r- owns: 200 U. Swvr Drive NoR Fou Peaks E- elof —Int. Ine, Suite 120 726 COmrnerca St.. Swte lOq SorMHexe.lexas. ]6092 JI F xsFer.l%76248 Tel. 81].3]9.1225 Teiea: 91]- 329dW6 ._F frn. 81].319.M24d Fifx: 81]dBl -40]1 K El L. F E attn: Drn,ia rold ulwr, RECD PEDESTRIAN ACCESS PLAN CAMDEN PARK 14 RESIDENTIAL LOTS 8.85 Acres tt SiNAIEDwT1E CITY OF SOIfM€AKE. TARRANT COUNTY, TEXAS JULY 2" JUL 63 2066 0 b y z I � VV z N In o � z 00 0 b � va � .1]RC r7rTOpl LO t M BLOE6 t A . S ID n 40. - CiB. .a, 5 IVE 740. H.T.C,T, k J ILL 1S3 11. 11, ] 5 pA i4.T. Z 65 flANpOL WLL - - - -- _ ( Z" 5•x \L _ L le - d aw% f� a .F , SCAL 50 FEE' 0 - �1uw wx IR - 4a a X - \\ 4nL. IS SV k- R111D.1 u LL _ � E - - - - - - - -- •, • — n FRED JO 0aE. PC , 'T'iERS EIIT II ICi - L- - - /U 70d ?. � p3E C•. R.T T. � I� - - MESQUITE CT- I TREESURVEY CAMDEN PARK 14 RESIDENTIAL LOTS 8.85 Acies � Hld @Slaw plvB NwIP s1Ug16nNl11E Dour Paaks 6eveiopmenl, lrlc. SWIG 19n ]� Carrnxxcre 5t.. Aila IW ->-• Xe . U 162x9 CITY OF SCYUIHLAKE, TARRAM COUNTY. TEXAS Sel9tvrlka, Te w. _ ma Tel. BI7.379.IYG5 MY2ro6 Iale>= !lone: 811Jy9Lp96 �- rl- 8173]9.I— Fax 61]- 481 -Cp14 um Darla efcnlonml K E L L 1 E ` — _ - � �� RED U L 0 3 2006 :` °�'w l J O z r � l J C y H-I b z w G�