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Home My WebLink AboutPlanning and Zoning Commission-Agenda Packets-4/12/2004 cUYOr co Texas AGENDA PLANNING AND ZONING COMMISSION City Hall Council Chambers - 100 Main Street Monday, April 12, 2004 REGULAR MEETING 7:00 P.M. CALL TO ORDER ROLL CALL Chairman Jeff Wall Commissioners Bruce Kelly, Earl Swift, Jeff Byerly, Mark Jones, Jeff Wall INVOCATION PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES Chairman Wall March 22, 2004 CITIZEN COMMENTS AGENDA ITEMS Citizens may comment on items not on the agenda 1. Case Z-04-016 - PUBLIC HEARING - Amendment to Ordinance 0-0-1277, the PUD-R for Strathmore Addition, located in the 3200 block of Glade Road 2. Case SP-04-004 - Tree Mitigation Request on Lot 12, Block 2, Heritage High School Addition, located at 5150 State Highway 121 3. Discussion of the Master Plan Update 4. Staff Comments, Reports and Discussion Items: The following items were received on the last case submittal deadline: . Case Z-04-017 - Special Use Permit for an accessory building on Lot 16, Community Home Addition, located at 5004 Rose Street . Case Z-04-018 - Special Use Permit for a private horse stable on Lot 2, Block 1, Crook/Womeldorf Addition, located at 4808 Patterson Lane . Case P-04-016 - Preliminary Plat of Rockrimmon, 10.92 acres located in the 100 block of West Glade Road . Case SP-04-005 - Site Plan and Landscape Plan for Medi-Dyne office building located at 1812 Industrial Boulevard Planning and Zoning Commission Agenda - April 12, 2004 Page 1 of2 7. Commissioners' Comments and Reports ADJOURNMENT Posted: Thursday, April 8, 2004, 4:30 p.m. ~ Clayton Husband AICP Development Coordinator Planning and Zoning Commission Agenda - April 12, 2004 Page 2 of 2 .~ Texas PLANNING AND ZONING COMMISSION MEETING MINUTES - March 22, 2004 CALL TO ORDER Chairman Wall called the meeting to order at 7 p.m. ROLL CALL Commissioners Bruce Kelly, Earl Swift, Jeff Byerly, Mark Jones, and Jeff Wall were present. Barry LeBaron and Clayton Husband from staff were present. INVOCATION The invocation was given by Commissioner Jones APPROVAL OF MINUTES Commissioner Kelly moved to approve the minutes of the February 23, 2004 meeting. Commissioner Swift seconded the motion. The motion passed by unanimous vote. Commissioner Byerly moved to approve the minutes of the March 8, 2004 meeting. Commissioner Jones seconded the motion. The motion passed by unanimous vote. CITIZEN COMMENTS None AGENDA ITEMS 1. Case P-04-012 - Minor Plat of JR's Establishment Addition, 1.97 acres located at 5400 State Highway 121 Clayton Husband presented the case to the Commission and reviewed the staff briefing. Motion by Commissioner Jones to approve, seconded by Commissioner Kelly. The motion was approved by the following vote: Aye: Kelly, Swift, Byerly, Jones, Wall Nay: None Planning & Zoning Commission Minutes -March 22, 2004 Page 1 of 4 Draft version 2. Case P-04-013 - Minor Plat of Bransford Estates, 7.546 acres located in the 5700 block of Bransford Road Clayton Husband presented the case to the Commission and reviewed the staff briefing. Chairman Wall stated that the property is zoned R20, and there are allowances for horses in the R40 district, for which this property could qualify. Mr. Husband advised that the R20 district has provisions for the owner to apply for special use permits if agricultural activities were desired. Motion by Commissioner Kelly to approve, seconded by Commissioner Byerly. The motion was approved by the following vote: Aye: Kelly, Swift, Byerly, Jones, Wall Nay: None 3. Case P-04-014 - Preliminary Plat of Warwick Parc, 41.89 acres located at 909 John McCain Road Clayton Husband stated that the City Council has not taken action on the zoning change to R20, and that if the zoning were not approved, then the plat could be denied by the Council. He stated the preliminary plat does not authorize the developer to do any construction on the site. The Commission discussed whether they should consider the preliminary plat before the Council approves the zoning change. It was the consensus of the Commission to consider the plat. Clayton Husband presented the case to the Commission and reviewed the staff briefing. The Commission discussed issues related to traffic, density, street connections, and drainage. Shea Kirkman, with Goodwin and Marshall, engineer for the project, came forward to speak. He stated the developer is also looking a developing the property to the west into which the proposed street stubs out. He described the drainage and detention design for the subdivision. He stated the developer intends to provide sidewalks and amenities around the detention ponds, which will be wet ponds that will likely contain fountains. Chairman Wall recessed the meeting at 7:45 p.m. for a short break. The Commission reconvened at 7:48 p.m. Chairman Wall stated he and Commissioner Swift are involved in an issue before the ethics commission related to a developer for which the engineering firm working with the applicant has represented. He stated he does not see any reason not to consider the plat for this project. Planning & Zoning Commission Minutes -March 22, 2004 Page 2 of 4 Draft version Motion by Commissioner Kelly to approve, seconded by Commissioner Jones. The motion was approved by the following vote: Aye: Kelly, Swift, Byerly, Jones, Wall Nay: None 4. Case P-04-010 - Minor Plat of Lot 12, Block 2, Heritage High School Addition, 1.45 acres located at the southwest corner of State Highway 121 and Gateway Drive Clayton Husband presented the case to the Commission and reviewed the staff briefing. Motion by Commissioner Jones to approve, seconded by Commissioner Swift. The motion was approved by the following vote: Aye: Kelly, Swift, Byerly, Jones, Wall Nay: None 5. Case Z-04-015 - PUBLIC HEARING - Zoning Change from R40 Single Family Residential to R20 Single Family Residential on portions of proposed Lots 2R and 3, Redus Addition, located at 4502 Bill Simmons Road and 4505 Bowman Drive Clayton Husband presented the case to the Commission and reviewed the staff briefing. Chairman Wall opened the public hearing. Linda Beecher, 4604 Bill Simmons Road. She stated her concerns about traffic, the types of houses that would be constructed, and the use of property in the area as a soccer practice field. There being no one else wishing to speak, the public hearing was closed. Mr. LeBaron stated they were not aware of the soccer practice field use, and that they would look into the situation. Mr. Husband stated that one new vacant lot would be created by the subdivision plat, which the Commission will consider at a later date. Motion by Commissioner Byerly to approve, seconded by Commissioner Swift. The motion was approved by the following vote: Aye: Kelly, Swift, Byerly, Jones, Wall Nay: None Planning & Zoning Commission Minutes -March 22, 2004 Page 3 of 4 Draft version 6. Discussion of the Master Plan Update: Mr. LeBaron reminded the Commission of the upcoming neighborhood meetings for Neighborhoods 3 and 5 on March 23 and March 24, which will be held at the Colleyville Center. 7. Staff Comments, Reports and Discussion Items: None 8. Commissioners' Comments and Reports: Chairman Wall stated he was working on a draft of a policy statement regarding the Commission activities, and provided a copy for each commissioner. ADJOURNMENT The Commission adjourned the meeting at 8:25 p.m. by acclamation. Respectfully Submitted, J. Clayton Husband AICP Development Coordinator Approved on: Note: As a matter of public record, an audio recording of this Planning and Zoning Commission meeting is available upon request. Planning & Zoning Commission Minutes -March 22, 2004 Page 4 of 4 Draft version .~ l"exa8 PLANNING & ZONING COMMISSION AGENDA BRIEFING Agenda Date: Subject: April 12, 2004 Z-04-016 - PUBLIC HEARING - Amendment to Ordinance 0-0- 1277, the PUD-R for Strathmore Addition, located in the 3200 block of Glade Road STAFF REVIEW COMMENTS Mady Development is the owner and developer of the Strathmore Addition, a platted but undeveloped residential subdivision located on the north side of Glade Road, west of Martin Parkway. The property is presently zoned PUD-R Planned Unit Development Residential and the regulations for the property contain specific provisions related to the development of the property. The owner has submitted an application to make several changes to the development requirements to address home builder and market- driven issues. Mady Development also developed the Heritage Glen subdivision, located just east of this property. The following is a summary of the proposed changes to the PUD-R regulations for this property. A draft ordinance is attached, and the proposed changes are noted in the ordinance. Gated Community. The owner proposes to make this development a private gated community. Chapter 10 of the Land Development Code contains requirements for the development of private gated communities. The street within the subdivision would become a private lot owned by the homeowners association, which is responsible for maintenance of the street. The gates would be operated by an automatic opening system. The subdivision has 15 single family lots; the requirements suggest a minimum of 20 lots for a gated community. The developer is requesting that the gated community be allowed for the 15 lots. The DRC is not opposed to the reduction of the number of lots. Since the request is for a gated community, the Fire Department has also recommended that a fire sprinkler system be installed in each residence. Response times to emergencies in the subdivision could be affected if gates do not open properly. The developer has verbally requested that fire sprinkler systems not be required as part of the PUD-R conditions. Lot sizes. The PUD-R standards for this property require a minimum lot size of 15,500 square feet, and an average lot size of 16,500 square feet. The developer proposes to reduce the minimum lot size to 13,980 square feet, and keep the average lot size of 16,500 square feet. The developer proposes to provide diverse lot sizes to appeal to Agenda Item No.1 - Page 1 buyers looking for typical PUD-type lots and to those looking for slightly larger lots. The number of lots within the subdivision will not change. Building Lines. The developer proposes a change in the front and rear building lines on the lots. The front building line is proposed to change from 40 feet to 30 feet. The minimum front building line in the PUD-R district is 30 feet. At the time the original zoning was approved for this development, the owner agreed to a larger setback than was required. The rear building line is proposed to change from 25 feet to 10 feet. A 10-foot building rear line has been approved in many recent PUD-R zoning changes. IMPACT ISSUES 1. Master Plan. The Colleyville Master Plan designates the future use of this area for single family type land uses. This request is consistent with the goals and objectives of the Master Plan. 2. Surrounding Properties. All of the surrounding properties are developed as single- family residences. 3. Development Trends. The long-term trend for this area is for single-family development. 4. Infrastructure. Water and sanitary sewer services are available along adjacent rights-of-way. The developer is responsible for the extension of streets, water, sewer and drainage improvements to the lots. 5. Property Taxes. According to information available from the Tarrant Appraisal District, the combined value of the existing parcels is $416,170. The estimated City property tax revenue for the property is $1,445 annually. The future property tax revenue would depend upon the value the building improvements to the property. 6. Traffic Generation. The Institute of Transportation Engineers publication Trip Generation provides estimates of expected traffic generation based on land use. Data has been collected in the United States and Canada since the 1960's, primarily in suburban locations. Single-family residences are expected to generate 9.57 trips per day, on average. Based on this average, the 15 proposed residences would add 144 vehicle trips per day to the surrounding roadways. 7. Public Notification. Staff mailed notices to 26 adjacent property owners regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. No correspondence has been received regarding this request. Agenda Item No.1 - Page 2 PUBLIC HEARING SCHEDULE Planning & Zoning Commission: April 12, 2004 City Council: May 18 and June 1, 2004 RECOMMENDATION Approval ATTACHMENTS . Location and Zoning Map · Zoning Exhibit . Information from Applicant . List of Property Owners Notified · Draft ordinance Prepared by: Agenda Item No.1 - Page 3 Location and Zoning Map Z-04-016 - Zoning Map ! : \ II i ~l! i I ~tll 1 i J I ~ I I 1.+! Ll : I i I ,!O, II K"" ~ ~ . iy I ! It n~ - lfjs hi . u~ ~~~ ;It Zoning Exhibit J i UIi · Ik I !iU I II i s o LLI · I ~! i'll , B ~~ li..lll I~I - I, x! !I;;a - IllU I ~! '!Iil' _:11' t-~ II I tni c I I ~ I I I ., I ,,) I .. __L__L i II I I I I I I a I I~ I...~I I 1~1 I , I ,. I 11 I , ~ I, n ~ i II ~ /'0' ~, ;~ ;j ~ 2 jiji,K': .. ,';irM iii :: ~Sli !h~ ,"";,, l:: -----I ~ r-co'" :t :i ~' , i!' . ~ . - . . ~--pl!'O~ ~P"D------- CIVIL works Engineering March 18, 2004 City of Colleyville Attn: Mr. Clayton Husband, AICP Development Coordinator 100 Main Street Colleyville, Texas 76034 RE: STRATHMORE - COLLEYVILLE, TEXAS REVISED ZONING SUBMITTAL CWE PROJECT 01-010 Mr. Husband: As the owners of the property platted as Strathmore Addition, Mady Development Corporation is submitting a request for rezoning of the property. The purpose of the rezoning is to modify the following PUD-R development standards: 1. Create a gated community with a private street. All fire department requirements and development standards will be met. 2. Reduce the front building setback line to 30' and the rear building setback line to 10' to allow for more usable yard and/or more building area on the lots. 3. Reduce the minimum lot area to 13,981 sJ. (while maintaining the average as 16,600 sJ.). This will allow for a greater variety of products, i.e. larger lots for families and smaller lots for couples or "empty-nesters". All other development standards in the original PUD-R will be maintained. Included with this letter are 22 folded copies and 1-8.5x 11 copy of the revised zoning exhibit. If you have any additional questions, please feel free to call. Sincerely, CIVILworks Engineering U:t4'~'JT Ottis Lee, III, P .E. Owner Cc: George d' Hemecourt - Mady Development Corportation 1 1 92 B 0 I i n Q Ran c h Rd. N. .:. A z Ie. T e x a s 76020':- P h ( 81 7) 448 - 9 5 9 5 .:. Fax (81 71 448 - 6 390 Z-04-016 Harada, Seiji etux Maria L 3309 Huntington Drive Colleyville TX 76034 Chen, Larry L 3307 Huntington Drive Colleyville TX 76034 Sullivan, William etux Shirley 3305 Huntington Drive Colleyville TX 76034 Martin, Ricky etux Virginia 3303 Huntinton Drive Colleyville TX 76034 Bostrom, Roger etux Virginia 3301 Huntington Drive Colleyville TX 76034 Abs, Joseph E & Carolyn H 5200 Fox Trail Lane Colleyville TX 76034 Cawley, Charles R etux Candace 3300 Huntington Drive Colleyville TX 76034 Bishop, Macklin etux Hildegard 3302 Huntington Drive Colleyville TX 76034 Yoor, Caroline 3400 Huntington Drive Colleyville TX 76034 Ropp, Larry A 3314 Huntington Drive Colleyville TX 76034 Bullard, Michael M & Christine 3312 Huntington Drive Colleyville TX 76034 Nye, Steven & Carolyn 3310 Huntington Drive Colleyville TX 76034 Miller, Jacqueline K 3308 Huntington Drive Colleyville TX 76034 Ray, Austin L etux Carolyn S 3306 Huntington Drive Colleyville TX 76034 Sawtelle, William J etux Linda 3304 Huntington Drive Colleyville TX 76034 Hubbard, Van 6221 Colleyville Blvd Ste 150 Colleyville TX 76034 Karen Cantrell 3400 Glade Road Colleyville TX 76034 Glade Family Ltd 3400 Glade Road Colleyville TX 76034 Bryant, Zack T etux Lynn W 3302 Saint Albans Circle Colleyville TX 76034 Phillips, Tommy D etux Carole 3300 Saint Albans Circle Colleyville TX 76034 Smith, Johnny E 3206 Saint Albans Circle Colleyville TX 76034 Sheppard, Jeffrey etux Chrisri 3204 Saint Albans Circle Colleyville TX 76034 Hansen, Craig M etux Rahni 3202 Saint Albans Circle Colleyville TX 76034 Ream, Gene etux Stephanie 3200 Saint Albans Circle Colleyville TX 76034 Gale, R Bradley etux Sharon K 3106 Saint Albans Circle Colleyville TX 76034 Woodland Hills Homeowners 350 Westpark Way Ste 205 Euless TX 76040 Case Z-04-016. Notices dated March 25, 2004. According to the last published tax rolls, individuals who own property that is within 200 feet of the proposed zoning change or special use permit request are listed above. I certify that the parties listed above have been notified of the proposed zoning change or special use permit request as required by the Texas Local Government Code and the Colleyville Land Development Code. Clayton Husband AICP ORDINANCE 0-04-xxxx AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING THE LAND DEVELOPMENT CODE OF THE CITY OF COLLEYVILLE, AS AMENDED, BY AMENDING ORDINANCE 0-01-1277 IN ITS ENTIRETY; PROVIDING FOR THE VIOLATION OF THIS ORDINANCE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, an application for a zoning change was filed by Glade Road Estates Limited Partnership on March 16,2004, under Case No. Z-04-016; and WHEREAS, the City of Colleyville has complied with the notification requirements of the Texas Local Government Code and the Colleyville Land Development Code; and WHEREAS, the Planning and Zoning Commission has held a public hearing and made a recommendation on the proposed zoning amendment; and WHEREAS, the City Council has determined that the proposed zoning amendment is in the best interests of the City of Colleyville. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEYVILLE, TEXAS: Sec. 1. THAT the Master Plan, the Land Development Code of the City of Colleyville, Texas, and the Official Zoning Map are hereby amended insofar as they relate to certain land located in Colleyville, Texas, as shown on the Zoning Map attached as Exhibit "A", and described by legal description attached as Exhibit "B", by amending Ordinance 0- 01-1277, the PUD-R for Strathmore Addition, including any other conditions and restrictions imposed and approved by the City Council, which are incorporated herein. Sec. 2. THAT Ordinance 0-01-1277 is hereby amended in its entirety to read as follows: 1. GENERAL a. The purpose of this PUD-R is for single-family residential development, constructed at an approximate density of 1.66 dwelling units per acre. b. This property is subject to all the regulations contained in the Colleyville Land Development Code, except where amended by this Ordinance. Ordinance 0-04-xxxx Page 2 of 4 2. CONCEPTUAL PLAN AND PLATTING a. Prior to the issuance of any development permits within this PUD-R and as a condition to the development of the subject property, the developer shall obtain approval of a final plat of the property in accordance with the procedures and requirements of the Colleyville Land Development Code. b. The subdivision shall be generally consistent with the conceptual site plan attached as Exhibit B, which shall be considered the preliminary plat. The actual street and lot arrangement may differ from that shown on Exhibit B to accommodate topographic, drainage or other conditions. 3. PERMITTED USES a. Single family residences, detached b. Parks and open space 4. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS Residential lot requirements and setbacks shall comply with the following provisions. Building line setbacks established by the preliminary plat, which is attached as Exhibit B, shall control where such building line setback is different from the following requirements. r-------------------- L a. Minimum Lot Size 13,980 l!9uare feet I b.-AverageLDt ~ze - - - - '1€f."5tm squareTeet- c. Minimum Lot Width 100 feet r .d. ,,1.1i.c.in:wruJ..ct Qepth _ _ - - - .12Jl feet_ - - - L e. .fr,2,nt B~d~g Li~ _ _ _ _ _ 3.2 f~eL _ _ _I 1. FrontBuilding 1.ine cul.:'de-sac 30 feet r ..g. ..si~ B.uiJdiag Una. _ _ _ _ _ _ 1.0. f~L - - - L J1._R~r~u..!!d!!!g.!:in~ _ _ _ _ _ _ !E f!;.e~ _ _ _I 5. OPEN SPACE a. This development shall provide a minimum of 20% common open space, as shown on Exhibit B, which shall be for the leisure and recreational use of the development's residents. The open space shall comply with the provisions contained in the Land Development Code. All open space areas shall be landscaped. Ordinance 0-04-xxxx Page 3 of 4 b. Open space may be utilized for storm water detention. 6. SIDEWALKS AND TRAILS a. Sidewalks shall be constructed along all interior streets in accordance with the Land Development Code. b. The developer shall construct a ten-foot (10) wide hike and bike trail along the north side of Glade Road adjacent to this property. 7. OTHER p----------------------~ a. Each main residence within the development shall have a . fire sprinkler system conforming to the City of Colleyville . Fire Code. . . . b. If the subdivision is developed as a private gated. community, the subdivision must contain a minimum of · fifteen (15) single-family residential lots, and all other · . requirements of Chapter 10 of the Land Development · . Code shall apply to the development of this property. . ------------------------ c. Entry features and screening walls may be located within the open space lots. The entry features and screening walls shall be exempt from the building line and height requirements provided the entry features and screening walls are located on the open space lots and comply with applicable vehicular visibility triangles required by the Colleyville Land Development Code. d. Metal ornamental fencing shall be the only fencing material allowed on the rear property line of each residential lot. The metal ornamental fence shall consist of 4-inch posts, spaced no greater than 8 feet on center, with horizontal rails a minimum of 1 % inches and vertical bars a minimum of % inches spaced every 6 inches. The fence shall be black in color and be a minimum of 6 feet in height. Said metal fence shall be similar to that shown in Exhibit C. e. A metal ornamental fence, built to the above stated specifications, shall be constructed along the western, northern and eastern lot lines of Lot 9, Block 1. Said fence shall be constructed along the entire eastern lot line of Lot 9, Block 1, within 60 days of City acceptance of the subdivision. f. A metal ornamental fence, built to the above stated specifications, shall be constructed along the rear property line of lots located on the east side of the development. Said Sec. 3. Sec. 4. Sec. 5. Sec. 6. Ordinance 0-04-xxxx Page 4 of 4 fence shall be constructed at the time a new residence is built upon the lot, and shall be completed prior to the issuance of a certificate of occupancy for the residence. THAT any person, firm, or corporation violating any of the provisions of this ordinance shall be guilty of a misdemeanor and upon conviction thereof shall be fined a sum not to exceed Two Thousand Dollars ($2,000.00). Each and every day such violation continues shall constitute a separate offense and shall be punishable as such. THAT the Land Development Code of the City of Colleyville, Texas, shall remain in full force and effect, except where amended by this ordinance. THAT the City Secretary is hereby authorized and directed to cause publication of the descriptive caption and penalty clause hereof as an alternative method of publication provided by law. THAT this ordinance shall become effective immediately upon publication. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the 2004. day of The second reading and public hearing being conducted on the 2004. day of ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC City Secretary Joe Hocutt Mayor APPROVED AS TO FORM AND LEGALITY: Ross T. Foster City Attorney .~ l'eX:88 PLANNING & ZONING COMMISSION AGENDA BRIEFING Agenda Date: Subject: April 12, 2004 G-04-004 - Tree Mitigation Request on Lot 12, Block 2, Heritage High School Addition, located at 5150 State Highway 121 BACKGROUND Cooper General Contractors has submitted a request for an appeal of the tree mitigation requirements contained in Chapter 5 of the Land Development Code. The property in question is a 1.45-acre lot located at 5150 State Highway 121, at the southeast corner of Gateway Drive. The property is zoned CC2 Shopping Center Commercial, and the prospective owners intend to construct a 7,000 square foot restaurant on the property called Wings "N More. Chapter 5 of the Land Development Code establishes criteria for the preservation of trees on developing property. On commercial properties, trees that are located under the proposed building pads are exempt from replacement. Trees located under parking lots or other paved areas are not exempt from replacement. The Code requires that if a 3-caliper-inch or larger tree is removed, the owner is required to replace the tree on a caliper-inch basis. If the owner cannot physically replace the trees, the owner may pay money into the Colleyville Tree Preservation Fund or appeal the replacement requirement to the Planning and Zoning Commission. TREE ANALYSIS The property is heavily wooded over the entire site, making development and tree preservation a challenge. Information provided by the applicant's surveyor indicates a total of 1,008 caliper-inches of trees on the site outside of the area under the building pad. The following table shows the disposition of the trees on the site, based on the proposed plans and site visits by staff. Wings 'N More Tree Analysis Total caliper-inches on site Less: caliper-inches of preserved tree areas Less: trees in poor condition Less: exempt caliper-inches under building pad Total replacement caliper-inches required on site Less: caliper-inches of new trees Remaining caliper-inches to mitigate or replace 1,008 (270) (40) o 698 (162) 536 Agenda Item No.2 - Page 1 The analysis indicates that 698 caliper-inches of trees are required on the site. The owner will be planting 162 caliper-inches of new trees on the site, leaving a balance of 536-caliper- inches of trees must either be replaced on site or an equivalent amount of money paid into the Colleyville Tree Preservation Fund. Replacing 536-caliper-inches of trees is equivalent to planting 179 additional 3-inch trees or paying $59,496 into the Colleyville Tree Preservation fund. The developer considered several other site layouts, and the attached layout comes closest to preserving the most visible trees on site and the largest trees on site. Many of the trees that would be removed are located in the parking areas, which is typical for most commercial development due to parking requirements. The site layout contains more parking spaces than are required by the Land Development Code; however, the extra parking may be necessary given the size of the building and its use as a restaurant. The two entrances are located in areas with fewer trees, and the drive entrance on the frontage road is shared with Mac's Steak and Seafood. The landscape plan also includes additional trees that are not required as part of the landscaping regulations. The landscape plan indicates the site will be heavily landscaped, and there is little room left on the site to plant the additional 536-caliper inches of trees. The developer is requesting a waiver of the tree mitigation requirements, which amounts to a payment of $59,496 into the Colleyville Tree Preservation Fund. SUMMARY Striking a balance between tree preservation and economic development is difficult, especially on a site as heavily-treed as the site in question. The improvements to the property are expected to be valued at $1.14 million dollars, which would generate $3,968 per year in property tax. The vacant property, with an estimated value of $392,344, currently generates approximately $1,363 in property taxes each year. The location of the property is viable for a restaurant use, which directly generates sales tax revenues to the city. When viewed over a five-year period, the $59,496 under consideration for mitigation could be recouped by the city in through a combination of property tax and sales tax revenues. The five-year period assumes that the building will be completed and the restaurant open, and that the property is listed on the tax rolls at its full taxable value within two years. Similar requests were approved in this area for three other properties. All of the sites were heavily wooded, similar to the site under construction. 1. A plan for Mac's Steak and Seafood, located immediately south of this site, was approved in 1999. The plan required the preservation of 600 out of 2,598 caliper-inches (23%) on the site. Payments to the Tree Preservation Fund were not required. 2. A plan for the Healthy Approach market development, located south of Mac's, reduced the required mitigation to 8% of the total caliper-inches on site (83 caliper-inches). Healthy Approach paid money into the Tree Preservation Fund rather than plant additional trees. The total paid was $10,623.83. Agenda Item No.2 - Page 2 3. Most recently, a tree mitigation plan was approved for DJS International Services, located immediately west of the site. The plan reduced the payment amount from $16,983 to $5,000. The plan included the preservation of 177 caliper-inches of trees on the site and the planting of 24 caliper-inches of new trees. This site is currently under construction. The options available for the Commission in this case are: . Approved the tree mitigation plan as submitted. This action will waive the mitigation of 536 caliper-inches of trees on the site and waive any payments in the Colleyville Tree Preservation Fund. . Approve the request in part. The Commission may require that a portion of the 536 caliper-inches be mitigated, either through requiring additional tree planting on site or by payment into the Colleyville Tree Preservation Fund. . Deny the request. The owner would be required to plant replacement trees or make a payment of $59,496 into the Colleyville Tree Preservation Fund. According to City policy, payments into the Colleyville Tree Preservation Fund include the following costs: the value of the replacement trees, caliper-inch per caliper-inch, as estimated by a licensed nursery; the cost of irrigation for those trees; and a 15% administrative fee. In past cases, owners have paid approximately $111 per caliper- inch, but the actual amount would vary depending upon the estimate of the nursery. RECOMMENDATION Approve the request in part, by reducing the payment to the Colleyville Tree Preservation Fund deemed appropriate by the Commission A 1T ACHMENTS · Location Map · Tree Mitigation Plan (large copy) · Landscape Plan (large copy) Prepared by: Agenda Item No.2 - Page 3 S ~\G~ G~ \ "\ fl- eO~ \1 1 1R1 . -..' ._._._._-_......._...._----~ 1 T.'A~_I ,_------ -1 ...__----1---- , J _..---- I -.---.----------. 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I I I I I I I I I I I I I I . . 1 · C') ~ ~ <: ~ ~ ~ 51 coe~ Texas PLANNING & ZONING COMMISSION AGENDA BRIEFING Agenda Date: Subject: April 12, 2004 Staff Reports Attached is a copy of the public notice for the upcoming neighborhood meeting for Neighborhood 6. Prepared by: sband, AICP t Coordinator Staff Reports