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Item 7BCity of Southlake Department of Planning STAFF REPORT June 1, 2005 CASE NO: ZA05 -021 PROJECT: 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: ACTION NEEDED: Coi ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) • 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. isider preliminary plat approval Background Information Vicinity Map Plans and Support Information Revised Preliminary Plat Review Summary No. 3, dated June 01, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Conzn i and Council Members Only) STAFF CONTACT: Ken Baker (481 -2036) Dennis Killough (481 -2073) Case No. ZA05 -021 BACKGROUND INFORMATION OWNER/APPLICANT PROPERTY SITUATION LEGAL DESCRIPTION LAND USE CATEGORY CURRENT ZONING PROPOSED ZONING: HISTORY: TRANSPORTATION ASSESSMENT: Case No. ZA05 -021 Dwight Bosworth The property is located at 616 and 620 S. Kimball Avenue Tracts 3, 313, 3C, and 3D, J.A. Freeman Survey, Abstract No. 529 Medium Density Residential "AG" Agricultural District "SF -20A" Single Family Residential District There is no development history on the property. A home currently exists on the property which will be removed prior to development. Master Thoroukhtare 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. Existin,q 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 Peale A.M. ( 316) 8 — 9 a.m. Peale P.M. (277) 3 — 4 p.m. SB Peale A.M. (318) 8 — 9 a.m. Peale 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. Attachment A Page 1 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. P &Z ACTION: May 5, 2005; Approved (6 -1) subject to Preliminary Plat Review Summary No. 3, dated April 29, 2005, and the conditions of the approved concept plan. STAFF COMMENTS: Attached is Revised Preliminary Plat Review Summary No. 3, dated June 1, 2005. M \Community Development \MEMO \2005cases \05- 021PP.doc Case No. ZA05 -021 Attachment A Page 2 Vicinity Map Tracts 3, 3B, 3C, 3D, J.A. Freeman Survey, Abst. 529 I—j l 19 Case No. Attachment B ZA05 -021 Page 1 o� 0 0 n� i " A PUBLICISEMI PUHLIG - -� - -- n•r4rme ,aa - -- -'-- - --- - -- _ _ -= 9LafF �f NP = 1 °'T — ...._ MtP`TMY -- _______ _ 4 — •_— o s4awal J` J � r CURRIE I • � f-�9 I �1 a `el - ' � • I I I . •. I mw l u. "p g w.l. s+. xau sr �L wrov s.. :ami sa. Aue.' sr g irsra is - � n � �� -re'` � • �. � � I �tl I >tl I��I :� I`�I • ® �I „;.,•E ��! N �'s Ell �_..,• 1 11 � uxoa �= _ ` _ J ' � a,•. 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Y I 1 I KIMBALL HILLS G iL 0 6 VICINITY MAP 15.44 ACRES 124'S F -2W LOTS -Y- -_ Tr �-�- -� . e�nr..a..ax w. Y�r w..�"..•aa DEVELOPE ©TO "SF -26A" SPEC HCAYIORS II ..Y.Yers yrrwwwx.r..r..nr..o-r SATE OF PREPARATION: APRIL 2CO5 BNDRY LIFE TA©Lf IRIS LfT15'RI alN �"�.,,. ".ow,. a. Me wsw..i...,v. n +.r...r Ylwxa•�e[veFarep� •vCVnb� owl•Fra. ec•woe*+ a. cwl av s e _ �. s... Yr. ..�, n. n, ..q.xdr. Y �.a, urc N4l�r " } } nn b ��` w°b wy� l TEYAi =ev} L friwbvn �.v - a' ,n•w.....w.w drec.raaew..ww.rrn Ee 1 e Fua "Y' + N b .�. a can . .iw,y a w.w d Muwu "'°' . e SrMr YVrva �'- .."......,....�...... .: "�.'"'•.,... ...n. ..�e..a _ •wwn ��" sr a}rtia+a Z1405-020d 2A05-021 � Co NCI!PT PLAN I PRELIMP14ARY PLAT 1 I A Q � l 1 filti liGZiP,ew S April 29, 2005 Mr. Ben Briner City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 Re: Kimball Hills Estates City of Southlake, Texas Dear Mr. Briner: In regards to the referenced project, we are requesting two separate but related variances. Variance Request No. 1: We request that the referenced subdivision be developed in accordance with a private subdivision by placing a gate at its entrance. We feel that with the close proximity to the adjacent school to the north, a controlled access subdivision would better serve the school's security while providing a buffer for any future developments southward. Variance Request No. 2: We request to omit the street stub -out to the south property line. The property to the south of the subject property is currently zoned "Light Industrial I -1 ", of which a street stub -out to such zoning would not be desirable for a residential development. Also, providing a street stub -out is contradictory to Variance Request No. 1 concerning a private subdivision_ We appreciate your consideration and please feel free to call with questions or comments in this regard Sincerely, CLB ENGINEERS, INC. Craig L. Beckham, P.E. Enclosed cc: Marcel Bosworth $0$ S. COLLEGE STREET, SUITE 115 • MCKINNEY, TEXAS 75069 • 972.542.6933 • FAX 972.542.6922 CLBENGINEERS.COM Case No. ZA05 -021 Attachment C Page 2 March 28, 2005 To Wham It May Concern: Re. Zoning Change Request Kimbadf Hi!! J.A. Freeman Survey, Abstract 529 City o, f Southfake, Tarrant County, Texas On behalf of the owner, we request zoning change on the referenced property. The property is currently zoned agriculture "AG ". The owner proposes to develop a single family residential subdivision with zoning similar to adjacent properties being SF -20A. The development layout and all appropriate requirements of the zone SF -20A is shown on the Concept flan 1 Preliminary Plat.. Thank you for your consideration. Sincerely, CLB ENGINEERS, INC. Craig L. Beckham, P.E. Enclosed ii, 06-02 04 -0a RECD MAR 2 8 2005 808 S. COLLEGE STREET, SUITE 115 • McKINNEY, TERAs 75069 ► 971.542.6933 A FAX 9'72.542.69.2- CLBENCINEERS.COM Case No. Attachment C ZA05 -021 Page 3 PLAT REVIEW SUMMARY Case No.: ZA05 -021 Revised Review No.: Three Date of Review: 06/01/05 Project Name: Preliminary Plat — Kimball Hills APPLICANT: Dwight Bosworth 616 S. Kimball Ave Southlake, TX 76092 Phone: (817) 410 -7450 Fax: (817) 442 -5815 ENGINEER: CLB Engineers Craig Beckham 808 S. College, Suite 115 McKinney, TX 75069 Phone: (972) 542 -6933 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 1 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. 7) This plat and all lots must comply with the regulations of the underlying zoning district. This property is currently zoned "AG'. Because of this, the plat as currently proposed is subject to approval of an appropriate change of zoning. 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 2 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: 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. OW. 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. ZA05 -020 Attachment D Page 3 Surrounding Property Owner Tracts 3, 3B, 3C, 3D, J. A. Freeman Survey, Abst. 529 Owner Zoning Land Use 1. Parker, Linda "SF -IA" Low Density Resid. 2. Minder, Dennis & Pattie "SF -IA" Low Density Resid. 3. Logan, John & Susan "SF -IA" Low Density Resid. 4. Carroll ISD "CS" Public / Semi - Public 5. Johnson, Carl & Marilyn "SF -IA" Low Density Resid. 6. Wang, Jeff & Chung -Ming "SF -IA" Low Density Resid. 7. Falie, Darrell "SF -IA" Low Density Resid. 8. Fox, Todd & Kim "SF-IA" Low Density Resid. 9. Pearson, Carey & Kelly "SF -IA" Low Density Resid. 10. Nicastro, David & Marian "O -1" Medium Density Resid. 11. Nicastro, David & Marian "I -1" Industrial 12. Memo International, Inc. "I -1" Industrial 13. Ramsour, Donald "AG" Medium Density Resid. 14. Memo International, Inc. "AG" Medium Density Resid. 15. Gerlach, Roger & Jeann "SF -20A" Medium Density Resid. 16. Paul, Vincent & Naomi "SF -20A" Medium Density Resid. 17. Jones, Nancy "SF -20A" Medium Density Resid. 18. Eaton, Michael "SF -20A" Medium Density Resid. 19. Bosworth, Dwight; "AG" Medium Density Resid. Bosworth, Marcel & Karen; 620 S Kimball Partnshp Ltd Case No. ZA05 -021 Acreag 3.614 3.536 2.652 35.462 3.943 4.007 4.197 2.650 2.804 0.910 0.150 3.756 2.000 1.930 0.589 0.632 0.734 0.715 NA Attachment E Page 1 Surrounding Property Owner Responses Tracts 3, 3B, 3C, 3D, J. A. Freeman Survey, Abst. 529 Notices Sent: Twenty (20) Responses: None (0) Case No. ZA05 -021 Attachment F Page 1