Item 6C13 SOUTHLAKE
1T F
Department of Planning & Development Services
STAFF REPORT
December 1, 2010
CASE NO: ZA10 -047
PROJECT: Preliminary Plat for Kimball Circle Estates
*A=W1k1I►V /9
SUMMARY: On behalf of Kimball Circle Estates, LLC, JDJR Engineers & Consultants, Inc. is
requesting approval of a preliminary plat proposing five (5) residential lots on property
located at 703, 722, 730 and 750 S. Kimball Ave, being described as Tracts 6G, 6H
and 6K, John A. Freeman Survey, Abstract No. 529 Southlake, Tarrant County, Texas
and being approximately 4.554 acres.
REQUEST
DETAILS: The currently approved preliminary plat for Kimball Circle Estates includes 6 residential
lots, the extension of Miracle Pointe Drive from Miracle Pointe subdivision into Kimball
Hills subdivision and a cul -de -sac extending east from the Miracle Pointe Drive street
extension. Four (4) lots front on the cul -de -sac and two (2) lots front onto the Miracle
Pointe Drive. One of the four (4) residential lots fronting the cul -de -sac (northeast
corner of the site) is the existing home on the site which is to remain. The revised plat
eliminates the cul -de -sac extending to the east and eliminates one buildable lot. The
resulting plat contains four (4) lots fronting onto the Miracle Pointe Drive street
extension, with the lot containing the existing home fronting onto a private access
easement that extends to S. Kimball Avenue. Access to the existing home is currently
provided through this easement.
VARIANCE
REQUEST: Subdivision Ord. 483, Section 8.01(A), requires every lot to abut on a public or private
street. The applicant is requesting a variance to allow the easternmost lot on the plan
(Lot 3), which contains an existing residence, to front on a private access drive and
easement rather than a public street. The existing private drive and easement extend
east to S. Kimball Ave.
ACTION NEEDED: Coi
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
isider approval of a preliminary plat
Background Information
Vicinity Map
Plans and Support Information
SPIN meeting report dated October 11, 2010
Plat Review Summary No. 2, dated November 12, 2010
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
Case No.
ZA10 -047
STAFF CONTACT: Ken Baker (748 -8067)
Richard Schell (748 -8602)
Case No.
ZA10 -047
BACKGROUND INFORMATION
OWNER: Kimball Circle Estates, LLC
APPLICANT: JDJR Engineers & Consultants, Inc.
PROPERTY SITUATION: 703, 722, and 750 S Kimball Avenue
LEGAL DESCRIPTION: Tracts 6G, 6H & 6K, John A. Freeman Survey, Abstract No. 529
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: SF -20A Single Family Residential District
HISTORY: - A zoning change and concept plan from "AG" Agricultural District and
"I -1" Light Industrial District to "SF -20A" Single - Family Residential
District (ZA08 -052) for Kimball Circle Estates was approved by City
Council on October 21, 2008.
- A preliminary plat (ZA08 -053) was approved by City Council on
October 21, 2008.
- A final plat (ZA08 -119) was approved by P &Z January 22, 2009.
- A plat extension extending the validity of the preliminary plat until
October 21, 2011 was approved by City Council on September 21,
2010.
- A plat extension extending the validity of the final plat until January
22, 2011, was approved by City Council on January 19, 2010.
- There is one existing home on the property that will remain.
TRANSPORTATION
ASSESSMENT:
Master Thoroughfare Plan
The Master Thoroughfare Plan does not make any recommendations
for roadways adjacent to the proposed subdivision.
Existing Area Road Network and Conditions
The concept plan proposes to connect Miracle Pointe Drive to the
existing segments north and south of the property. Miracle Pointe Drive
is a two -lane, undivided, local residential street with a fifty foot (50')
right -of -way.
This development is not expected to warrant expansion of the existing
roadway network.
There are no traffic counts for this section of Miracle Pointe Drive.
Traffic Impact of previously approved concept plan (6 lots)
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single - Family Residential
6 57
1
3
4
2
Case No. Attachment A
ZA10 -047 Page 1
Traffic Impact of Revised Concept Plan (5 lots)
Use
# Lots
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single - Family Residential
5 148
1
3
3
2
*Vehicle Trips Per Day on a weekday
**The AM /PM times represent the number of vehicle trips generated during the peak travel times
on Miracle Pointe Drive.
PATHWAYS
MASTER PLAN: Neither the Pathways Plan nor the Sidewalk Plan provide any
recommendations for this section of Miracle Pointe Drive. The applicant's
Concept Plan represents their intent to install the required four -foot sidewalk
along both sides of Miracle Pointe Drive upon home construction.
WATER & SEWER: Water This site will be serviced by a proposed 8 -inch water line in Miracle
Pointe Drive that will connect to existing 8 -inch water lines to the north and
south of the property.
Sewer The applicant is proposing the installation of an 8" sewer line that will
serve the three residential lots east of Miracle Pointe Drive. The proposed
sewer line will connect to an existing 8" sewer line in Miracle Pointe Drive to
the south of the property. The two lots west of Miracle Pointe Drive will be
served by an existing 8" sewer line at the western boundary of the property.
DRAINAGE ANALYSIS: The drainage from this development is generally to the west to a detention
pond proposed along the western portion of Lot 2, Block 1. Drainage from the
detention pond will be to an existing storm sewer pipe located along the south
property line of Lot 1, Block 1.
TREE PRESERVATION: The proposed development complies with the Existing Tree Cover Preservation
Requirements of the Tree Perseveration Ordinance. Compared to the
previously approved Tree Conservation Plan, less existing trees are proposed
to be removed because the cul -d -sac and Lot 3 have been eliminated from the
proposed development.
PLANNING &
ZONING COMMISSION: November 18, 2010; Approved (7 -0) subject to Plat Review Summary No. 2,
dated November 12, 2010.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated November 12, 2010.
The motions for the previously approved preliminary plat are below:
The Planning and Zoning Commission recommended approval of case ZA08-
053 on September 18, 2008; subject to Plat Review Summary No. 2, dated
September 11, 2008 and recommending that the development be immediately
subject to the Erosion Protection and Sediment Control Ordinance 946 upon
approval of Ordinance by City Council and that the applicant is to proceed with
training as soon as staff is available to provide such training to the applicant
regarding compliance with the Erosion Protection and Sediment Control
Ordinance 946.
City Council approved case ZA08 -053 on October 21, 2008; subject to Plat
Review Summary No. 3, dated October 14, 2008.
Case No. Attachment A
ZA10 -047 Page 2
Vicinity Map
Kimball Circle Estates
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SPIN MEETING REPORT
CASE NO.
PROJECT NAME
SPIN DISTRICT
MEETING DATE:
MEETING LOCATION
ZA10 -046 / ZA10 -047
Kimball Circle Estates
SPIN # 8
October 11, 2010
1400 Main Street, Southlake, TX
Training Rooms 3C & 3D
TOTAL ATTENDANCE: Twenty -four (24)
SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder ( #8), Ron Evans ( #10)
• APPLICANT(S) PRESENTING: Adel M. Elborai, Kimball Circle Estates, LLC
STAFF PRESENT: Clayton Comstock, Planner II
STAFF CONTACT: Richard Schell, Planner II, (817)748 -8602; rschellp_ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 703, 722 and 750 S. Kimball Avenue on 4.554 acres between the
existing residential neighborhoods of Kimball Hills (SF -20A zoning) and Miracle Pointe (SF -20A
zoning).
Development Details
The property is already zoned "SF -20A" for single - family residential lots of 20,000+ SF lots and
has an approved Concept Plan and plat for six lots on a street and cul -de -sac stub that
connects the existing neighborhoods of Kimball Hills to the north and Miracle Pointe to the
south. Kimball Hills is a 19 -lot cul -de -sac subdivision with a street stubbed to the south. Miracle
Pointe is a 12 -lot cul -de -sac subdivision on 7.99 acres with a street stubbed to the north.
The applicant is requesting to revise their concept plan from six lots to five lots, with only four
lots fronting on the new street connecting the two neighborhoods. The fifth lot (currently
occupied with an existing dwelling unit) would continue utilizing their existing access easement
directly to Kimball Avenue. The impact of the revised concept plan, therefore, is a decrease in
two lots on the new road, but a one -lot decrease overall.
Case No. Attachment D
ZA10 -047 Page 1
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PROPOSED REVISION
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Case No. Attachment D
ZA10 -047 Page 2
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Case No. Attachment D
ZA10 -047 Page 2
QUESTIONS f CONCERNS
• What will you do with the land that's on `Lot 3 ?"
It will remain as the residence It is today with access directly to Kimball Avenue
through an existing 20' access easement.
• Concerns were voiced regarding the safety of the roadway with respect to cut - through
traffic, speeding, and school bus drop off procedures.
• Specifics regarding the privatization of streets and the creation of gated neighborhoods
were discussed. [See Sections 5.04 and 5.05, Subdivision Ordinance No. 483, as
amended, for specifics]
• Most Miracle Pointe residents present expressed their desire to keep their neighborhood
as a cul -de -sac while most Kimball Hills residents present expressed their desire to
create the connection between the two neighborhoods through the proposed four lots.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN
Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform
elected and appointed officials, City staff, and the public of the issues and questions raised by residents
and the general responses made. Responses as summarized in this report should not be taken as
guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the
Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA10 -047 Page 3
PLAT REVIEW SUMMARY
Case No.: ZA10 -047
Review No.: Two
Date of Review: 11/12/10
Project Name: Kimball Circle Estates Preliminary Plat
APPLICANT: JDJR Engineers & Consultants
Jim Dewey, Jr.
2500 Texas Drive #100
Irving, TX 75062
Phone: (972) 252 -5357
Fax: (972) 252 -8958
e -mail: jdjr @jdjr.com
Owner: Kimball Circle Estates
Adel M. Elborai
722 S. Kimball Avenue
Southlake, TX 76092
Phone: (817) 488 -4444
Fax: (817) 488 -0672
e -mail: adelCo)-memoparts.com
aelboraiCc-)Darknatl.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/20/10 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
RICHARD SCHELL AT (817) 748 -8602 OR DENNIS KILLOUGH AT (817) 748 -8072.
Subdivision Ord. No. 483 Section 8.01.A requires that all lots abut a public or private street.
Please submit a variance request letter to allow Lot 3, Block 2 to not abut on a public or private
street that meets the requirements of the Subdivision Ordinance.
2. Kimball Road is misspelled.
Tree Conservation /Landscape Review
Keith Martin
Landscape Administrator
(817) 748 -8229
kmartinCa southlake.tx. us
TREE CONSERVATION COMMENTS:
Compared to the previously approved Tree Conservation Plan, less existing trees are proposed to be
removed because the cul -d -sac and Lot 3 have been eliminated from the proposed development. The
percentage of existing tree cover on the entire site is (67,239/198,354) x 100 = 33.9 %. Please change
the "Percentage of Existing Tree Cover on Lots" to "Percentage of Existing Tree Cover on the Entire
Site" and use 33.9% in place of 88 %. The percentage of existing tree cover to be preserved will be the
total canopy area of the existing trees to be preserved (in green) divided by the total tree canopy on
the entire site minus the canopy in the R.O.W. 67,239 — 7,500 = 59,739. That is the number that has
to be at least 60 %.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
Case No. Attachment E
ZA10 -047 Page 1
Public Works /Engineering Review
Steve Anderson
Civil Engineer
(817) 748 -8077
sanderson(a)ci. south lake.tx.us
GENERAL COMMENTS:
Provide all necessary easements if needed for public water, sanitary sewer and drainage. Easements
shall be 15' minimum and located on one lot — not centered on the property line. A minimum 20'
easement is required if both storm sewer and sanitary sewer will be located within the easement.
WATER AND SANITARY SEWER COMMENTS:
1. Clearly label all public and private lines.
Note that Lots 1 & 2, Block 1 must be sewered from the rear.
Water meters and fire hydrants shall be located in an easement or in the ROW.
All water and sanitary sewer lines in easements or in the ROW must be constructed to City standards.
The Fire Marshal reserves the right to require fire protection to Lot 3 Block 2 should that lot be
subdivided, redeveloped or a new structure is constructed.
DRAINAGE COMMENTS:
1. Clearly label all public and private storm lines.
2. It should be clearly noted that the property owner(s) shall be responsible for maintaining the detention
system.
3. Drainage Areas Al & A2 appear to drain to the adjacent properties to the north. Please ensure these
areas do not drain to the Kimball Hills subdivision.
4. In the Summary of Detention Calculations, the 40 minute, 100 -yr calcs are hidden under the shading.
A more detailed review of the detention system will be performed once civil plans are submitted for
review.
Verify that the size, shape, and /or location of the detention pond, as depicted on the concept plan, will
be adequate to meet the detention requirements. Any changes to the size, shape, and /or location of
the proposed pond(s) may require a revision to the concept plan and may need to be approved by the
Planning and Zoning Commission and the City Council.
A copy of the SWPPP, if required, will need to be submitted to the Public Works department and
approved prior to a pre construction meeting being scheduled.
The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
101 &]VLyy Fill I[a]0 /_1 RIGID] LyiILyilA0111613
Submit 3 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. 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 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 acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
Additional comments may need to be addressed once detailed engineering is completed
and construction plans submitted to the Public Works department for a more detailed
review.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Case No. Attachment E
ZA10 -047 Page 2
*Denotes informational comment.
Informational Comments:
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605, as amended.
* It appears that this property lies within the 65 LDN D /FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* 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, a fully corrected 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.
* Denotes Informational Comment
Case No. Attachment E
ZA10 -047 Page 3
Surrounding Property Owners
SPO
Owner
Zoning
Land Use
Acres
Response
1.
710 Kimball Llc
01
Medium Density Residential
0.13
NR
2.
Jolley, Monte G
SF20A
Medium Density Residential
0.52
NR
3.
Moore, Neil Etux Ashley
SF20A
Medium Density Residential
0.53
O
4.
Taylor, Bradley P Etux Deane
SF20A
Medium Density Residential
0.68
NR
5.
Gerlach, Roger T Sr Etux Jeann
SF20A
Medium Density Residential
0.55
NR
6.
Cook, Earl TJr Etux Deborah J
SF20A
Medium Density Residential
0.61
NR
7.
Beanland, Peter L Etux Ame E
SF20A
Medium Density Residential
0.72
NR
8.
Memo -Omega Manufacturing Inc
11
Medium Density Residential
3.72
NR
9.
Aryan, John Etux April
SF20A
Medium Density Residential
0.46
NR
10.
Stoyanoff, Michael Etux Pamela
SF20A
Medium Density Residential
0.46
F
11.
Tbd Capital Investments Llc
SF20A
Medium Density Residential
0.46
NR
12.
McSweeney, John
SF20A
Medium Density Residential
0.46
NR
13.
Stonaker, William E Etux P N
SF20A
Medium Density Residential
0.46
NR
14.
Pisati, Jayasudha
SF20A
Medium Density Residential
0.47
NR
Case No. Attachment F
ZA10 -047 Page 1
15.
Rivertree Custom Homes Inc
SF20A
Medium Density Residential
0.48
NR
16.
Roussos, Christopher Etux Kare
SF20A
Medium Density Residential
1.39
NR
17.
Jamik Properties
SF20A
Medium Density Residential
0.55
NR
18.
Young, Diana Lynn
SF20A
Medium Density Residential
0.48
NR
19.
K Stone Company
SF20A
Medium Density Residential
0.46
NR
20.
C Scott Lewis Homes Inc
SF20A
Medium Density Residential
0.46
NR
21.
Donohue Family Trust
SF20A
Medium Density Residential
0.46
NR
22.
Mark, Robert Etux Carrie
SF20A
Medium Density Residential
0.46
NR
23.
Prokopeas, Chris
SF20A
Medium Density Residential
0.46
NR
24.
Hryorchuk, John
SF20A
Medium Density Residential
0.46
NR
25.
Andrews, Dustin Etux Ashley
SF20A
Medium Density Residential
0.51
NR
26.
Hill, Timothy A Etux Kathy M
SF20A
Medium Density Residential
0.49
NR
27.
Fields, Troy
SF20A
Medium Density Residential
0.48
NR
28.
Fields, Troy
SF20A
Medium Density Residential
0.50
NR
29.
Miracle Pointe Development Lp
SF20A
Medium Density Residential
0.50
NR
30.
Luber, Ronald W
SF20A
Medium Density Residential
0.44
NR
31.
Harris, Bradford B
SF20A
Medium Density Residential
0.48
NR
32.
Miracle Pointe Development Lp
SF20A
Medium Density Residential
0.93
NR
33.
Denis, Melisa EtvirJean -Franc
SF20A
Medium Density Residential
0.68
NR
34.
710 Kimball Llc
01
Medium Density Residential
1.01
NR
35.
Elborai, Adel M
SF20A
Medium Density Residential
2.05
NR
36.
Kimball Circle Estates Llc
SF20A
Medium Density Residential
1.93
NR
37.
Elborai, Adel M
SF20A
Medium Density Residential
0.65
NR
Responses: F: In Favor
Case No.
ZA10 -047
O: Opposed To U: Undecided NR: No Response
Attachment F
Page 2
Surrounding Property Owner Responses
Kimball Circle Estates
Notices Sent within 200': Thirty -seven (37)
Responses Received Within 200': Two (2) - Attached
Responses Received Outside 200' One (1) Attached
Case No. Attachment G
ZA10 -047 Page 1
Responses Received Within 200'
Notification Response Form
ZA10 -047
Thursday, November 4, 2010 - 6:30 PM
Stoyanoff, Michael Etux Pamela
2124 Kimball Hill Ct
Southlake Tx, 76092
22609 1 4
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
I. in favor of opposed to undecided about
�.. (circle or underline one)
the proposed Preliminary Plat referenced above.
Space for comments regarding your position:
r
Signature. Date: 10
Additional Signature: Date:
Printed Name(s):
Must be property owner(s) whose name(s) are printed aVfbp. Ot erwise contact the Planning Department. One form per property.
Phone Number (optional): '2/y.
Case No. Attachment G
ZA10 -047 Page 2
Nov 03 10 0240p Neil Moore 817 -421 -5486 p.1
Notification Response Form
ZA1 o -047
Thursday, November 4, 2010 — 6:30 PM
Moore, Neil Etux Ashley
703 Manchester Ct
Southlake Tx, 76092
6139D 2 23
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR FFAND DELfVE- ,.
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above,,ar;e.heFeby.
in favor of �01sed to undecided - "Couf
(circle or underline one)
the proposed Preliminary Plat referenced-above.
Space for comments regarding your position: T
Signature: � � �
Date: - .
Additional Signature: Date:
Printed Names):
Must be properly owner whose name {s) are nted at lop. Otherwise contact the Planning Department. One form per property,
Phone Number (optional):
Case No. Attachment G
ZA10 -047 Page 3
Responses Received Outside 200'
Stephanie Breit
From: contact @ cityof south lake-corn
Sent: Friday, October 15, 2010 3:01 PM
To: Ken Baker; Stephanie Breitbarth; Lorrie Fletcher
Subject: Website Contact Form: Director
This is an automated email generated from the Contact Us page on GtyOf5outhlake.com.
PLEASE DO NOT REPLY TO THIS MESSAGE': SEPLY TO SENDER'S EMAIL ADDRESS BELOW!
From
Naine: Scott White
E -mail:
Phone: 8174557237
Comments:
Hello, I am a home owner at 2109 Miracle Pointe Dr. I have a concern about a proposed through street. Be is a
letter that I am sending to all the home owners in Kimball Hills subdivision. My point is that I do not beleive
that the Home Owners of Miracle Pointe are be heard and understood on this issue. I would like the opportnuity
to discuss with the planning services department. Dear Kimball Hills home owner, I am writing this letter to
give you some awareness of a challenge I am experiencing. My name is Scott White and I live at 2109 Miracle
Pointe Dr. in the Miracle Pointe subdivision. My family includes my wife Christy and my three daughters
Delaney (15), Kayla (12,) and Avery (7). 1 am a Sr. Executive with Accenture, a large consulting company, and
have been with them for over 21 years. I went to school at Texas Tech where I met Christy. After living in a
number of different places, Christy and I moved to Southlake in July 1997, originally to a home in South
Hollow Estates off of Continental. Delaney was a kindergartner in Old Union the first year the school opened.
Christy has been an active volunteer in the Carroll Schools ever since. In 2006 we purchased a lot in Miracle
Point from the Denis' and built our dream home. We were the first home built in the subdivision and called this
part of the world home before anyone else concerned in this matter. You can spot our home from Crooked Lane
as we are the first house on the left side of the street. I am writing to you about the proposed opening between
the Miracle Pointe Subdivision and the Kimball Hill subdivision. I was unable to attend the SPIN meeting on
Oct 1 I as I was out of town on business. Christy attended and shared with me some of the discussion that
occurred during the meeting. I understand that there is strong support for opening the road between Miracle
Pointe and Kimball Hills by the home owners in Kimball Hills. Miracle Pointe home owners have the opposite
opinion. The main reasons that Kimball Hills home owners support opening the road included: - School Bus —
the current school bus route stops at the end of Kimball Hill's subdivision on S. Kimball. As S. Kimball is a
busy street, there is concern for children as they load and unload off the bus. - Access for Emergency Services —
In case of fire or emergency the service vehicles could reach Kimball Hills homes faster if the connection to MP
was opened, reducing the concern for turning around in the cul -de -sac. What was not said in the meeting was
the "real" reason the Kimball Hills home owners would like to open the road. I suspect the real reason is that
you would enjoy easier access to your homes from the south side of Southlake. With the current configuration,
you need to go out Crooked Lane or S. Kimball, turn left into potentially busy traffic on S. Kimball (i.e. waiting
at the stop sign for some time) and then take a U -turn to cuter the subdivision. There is also a challenge when
you exit Kimball Hills and wish to turn left. I understand that the plan for Miracle Pointe was for a temporary
cul -de -sac with a plan for future connection to the other properties. There is always the argument that I knew
this was going to happen someday. I admit that it has taken recent events to "wake me up" from my slumber on
this important issue. My argument back is that things have changed and what once seem acceptable now has
significant disadvantages. Here is my concern. This gain in KH convenience comes at a steep loss to me. Let ine
explain. Increased Traffic - I predict that I will see a significant increase in the number of vehicles that drive in
Case No. Attachment G
ZA10 -047 Page 4
front of my home on a daily basis. After taking a few measurements over the past few weeks, I generally see 3-
5 cars per hour. This is broken roughly equal into service calls, current residences, and some sightseers. Now if
the road were opened, with the 20 homes in Kimball Hills and the assumption that you would see about the
same amount of traffic, the assumption that half of the Kimball Hills traffic would now go though MP, I expect
to see an additional 5 -10 cars per hour for a 100 - 200% increase in vehicle traffic. Additionally, I expect a new
traffic patter to emerge. Currently during peak traffic times the intersection, at Crooked Lane and S. Kimball
gets backed up. I expect that cars that wish to turn left at this intersection will start making a loop though the
MP and KH subdivision so that they can then turn left at Kimball Hills and S. Kimball. This will put additional
rush hour traffic into both subdivisions and exasperate the problem at Crooked Lane and Kimball as it will
further reduce windows for cars to turn left on this intersection. It goes without saying that the more vehicle
traffic you have in the street in front of your home the higher the risk of children, pets, or property getting hurt.
I am righteously afraid that once opened the street in front of my house will become much more dangerous. I
also would anticipate that a long street with a downward slope in KH will to allow vehicles to reach a high rate
of speed and would have thought this would be concerning for most folks in KHs. In short, opening the street is
zny direct loss, as I will endure significantly higher volume of traffic in front of my home and Miracle Pointe
Dr. will become statistically much more dangerous. Property Value — Everyone knows that homes on cul -de-
sacs are worth more and retain their value better then ones not on a cul -de -sac. I spent about 1.1 MUSD to build
my home. With the changes in the economy, that value has probably dropped to about 850K. I anticipate that by
moving my home to a through street it will reduce my property value by another 30 -50 thousand dollars. I
would also expect that homes in Kimball Hills subdivision that are not on the cul -de -sac at the end of the street
to experience that same loss. Of the 20 homes in KH, I would anticipate that 4 would gain property value and
16 would lose property value due to opening the street. All the homes in MP would lose property value, I
wanted to return to the two arguments for Kimball Hills regarding the school bus and emergency vehicle access..
- School Bus — my children have all ridden the bus over years. The pattern for a bus rider is clear_ Children ride
the bus in grades K -4 when they are going to Old Union. As Eubanks and Dawson are so close they become car
riders or walkers. Once they reach high school in 9th grade they are car riders primarily for social reasons. After
that, they drive themselves. So the bus topic is specifically for K-4 graders. When taking a look at the current
Home Owners of Kimball Hills, there are only a few children that attend Old Union. Bus riding children are
accompanied by a parent to the bus stop. Between the parental concern for safety and the bus driver concern for
safety, there is only a very remote chance that the higher traffic on the Kimball Hills bus stop would ever result
in an accident. Also, if a parent is truly concerned about the safety, then they would just drive the child to
school in the first place. In short, it is hard to by the bus argument because a) the bus is not being used by most
KH residences and b) if there really is a safety concern then a parent could choose to take the child to school. I
agree that it might be more convenient for children who currently do not ride the bus to have it stop in front of
their home. Most likely, the KM residences would have the same pattern of bus riders if the street were opened,
However even if the bus carne though the neighborhood it is highly doubtful that it would change the habits of
many families. - Emergency Vehicle Access -- the second concern was access for Emergency vehicles. The risk
is that if for some reason the front of the KH is blocked off and an emergency was happening at the other end of
the street there would be another way to access the homes. In my opinion there is a very limited risk of having
this combination of events happening at the same time. Many streets in Southlake are set up in a similar manner
to KH (see Cambridge Place). Also, if a Emergency Vehicle needed to access KH, they would access the
property from. Kimball as that would be faster than going through Miracle Pointe. Winners and Losers In short,
if the street is opened the homes in KH in the cul -de -sac benefit the most as they keep their cul -de -sac status
and gain greater access to their property. The next level of benefit goes to the rest of the KH neighborhood for
better access but with the cost of reduced property values and increased vehicle traffic. I would argue that the
loss in property value would make most folks in KH against the plan as well. The biggest losers are the MP
home owners due to lower property values by not being on a cul -de -sac and significantly higher vehicle traffic
and associated danger. Suggested resolution: - Keep the through street closed - KH to decide between
connecting to the new lots or converting the existing stub street back into green space or park. - Lower the cost
to Memo by cutting down fewer trees and pouring less concrete on the new property - Opening a walking path
easement between the two subdivisions so we can become better neighbors - Request the city to change the KH
Case No. Attachment G
ZA10 -047 Page 5
exit to allow for both a right and left turn. - Keep KH status as a cul -de -sac and lower vehicle traffic in the
neighborhood. - Financial Payment — As I stand to have a financial loss and this means so much to me, I offer
up $1,000 to each home owner in KH who supports keeping the street closed. This could go to individual home
owners or could be used to convert the stub street back to green space. Please call me or stop by my home to
discuss. Best Regards, Scott White 817 455 7237
Case No. Attachment G
ZA10 -047 Page 6