HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-11/10/2014
City of Colleyville
Planning and Zoning
Commission
Agenda
City Hall
100 Main Street
Colleyville, Texas 76034
817. 503.1000
www.colleyville.com
Monday, November 10, 2014 City Council Chambers
PRE COMMISSION MEETING
6:15 P.M.
EXECUTIVE CONFERENCE ROOM
THIRD FLOOR
LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING,
PLATTING, AND LAND USE
REVIEW OF REGULAR AGENDA ITEMS AND DISCUSSION OF PREVIOUS
MEETING MINUTES
DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND
UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND CITY COUNCIL
ACTIONS ON PAST AGENDA ITEMS
EXECUTIVE SESSION – In accordance with Texas Government Code
Chapter 551, Subchapter D, Section 551.071 – Legal – Consultation with
attorney on legal issues raised by public hearing or action items on the
agenda
7:00 P.M. - REGULAR MEETING
CALL TO ORDER AND ROLL
INVOCATION: Commissioner Phelps
PLEDGE OF ALLEGIANCE
1. APPROVAL OF MINUTES
September 8, 2014
2. SWEARING IN OF NEWLY APPOINTED MEMBERS
David Wheelwright, Place 3
Carel Tornes, Place 5
3. APPOINTMENT TO THE PARKLAND DEDICATION COMMITTEE
Current Committee Member Places to Fill Includes:
City of Colleyville Page 1
Planning and Zoning Commission
Agenda November 10, 2014
David Wheelwright
Carel Tornes
4. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON
THE AGENDA
5. PUBLIC HEARING AGENDA ITEMS
5a Consideration of a zoning change from the AG-Agriculture zoning
district to PUDR-Planned Unit Development zoning district on 11.22
acres of Abstract 1034, of the G. W. Minter Survey, Lot 1, Block A, of
the Twin Oak Estates Addition, and Lot 1, Block 1, of the Hartley
Addition, located at 5205, 5207, 5303, 5309, 5311, 5313, and 5317
Roberts Road, Case ZC14-019
5b Consideration of a Special Use Permit for an accessory building on Lot
2, Block 3, of the Quail Crest Estates Addition, located at 3512
Meadowlark Lane, Case ZC14-022
5c Consideration of a Special Use Permit for on-premises consumption
alcoholic beverage sales on Lot 1R1, Block 2, of the Town Center
Colleyville Addition, located at 1205 Church Street, Case ZC14-023
5d Consideration of a zoning change from the CC-2 Shopping Center
zoning district to the PUD-C-Planned Unit Development-Commercial
zoning district on 1.94 acres of Abstract 352, of the Elizabeth Cox
Survey, located at 5200 State Highway 121, Case ZC14-024
5e Consideration of a zoning change from the AG-Agricultural zoning
district to the PUD-R-Planned Unit Development-Residential zoning
district on 2.62 acres of Abstract 1034, of the G. W. Minter Survey,
located at 5017, 5113, & 5201 Roberts Road, Case ZC14-025
6. ADJOURNMENT
I hereby certify this agenda was posted on City Hall bulletin boards November 7,
2014 by 5:00 p.m.
Taci Wrisley
Planning and Zoning Assistant
A quorum of the Colleyville City Council may be in attendance at this meeting.
City of Colleyville Page 2
Planning and Zoning Commission
Agenda November 10, 2014
Any matter on this agenda may, at the discretion of the governing body, be
opened for public comment and discussion.
If you plan to attend this public meeting and have a disability that requires special
accommodations, please advise the City Secretary at least 48 hours in advance at
817.503.1133, and reasonable accommodations will be made to assist you.
City of Colleyville Page 3
City of Colleyville
Planning and Zoning
Commission
Minutes
City Hall
100 Main Street
Colleyville, Texas 76034
817. 503.1000
www.colleyville.com
Monday, September 8, 2014 City Council Chambers
CALL MEETING TO ORDER
The Planning and Zoning Commission meeting of the City of Colleyville was called
to order by Vice-chairman Knox on September 8, 2014 at 7:05 p.m.
Roll Call
Present: Commissioners Carel Tornes, David Wheelwright, Jim Gotcher, Don
Davis, David Phelps, and Vice-chairman Knox
Absent: Chairman Byerly
Staff Present: Ron Ruthven, Taci Wrisley, Rob McKeown, Marty Wieder, Adam
Marsh, Brian Riley, and Matt Butler (City Attorney)
1. APPROVAL OF MINUTES
Commissioner Phelps made a motion to approve the minutes as
written. Commissioner Davis seconded.
The motion to approve the minutes as written carried by the
following vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON
THE AGENDA AS A PUBLIC HEARING ITEM
There were no citizen comments/presentations regarding items not on the
agenda as a public hearing item.
3. REGULAR AGENDA ITEMS
3a Approval of a revised preliminary plat for the Reserve at Colleyville
Addition located on 94.024 acres on the north and south side of
Murphy Road, Case PC14-024
Ron Ruthven presented the case and briefed the Commission.
City of Colleyville Page 1
Planning and Zoning Commission
Minutes
September 8, 2014
Commissioner Phelps questioned staff regarding whether the open
space requirements were consistent for the entire development. Ron
Ruthven replied the correct.
Commissioner Tornes questioned staff regarding whether the trail
would be connected between the Reserve at Colleyville, Whittier
Heights, and Old Grove subdivisions. Ron Ruthven replied yes.
Discussion continued regarding the connectivity between
developments.
Kevin Kessler, the applicant, was present to answer questions.
Commissioner Davis made a motion to approve Case PC14-
024. Commissioner Tornes seconded.
The motion to approve Case PC14-024 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
3b Approval of a final plat on Lots 3-15, Block C and Lots 1-5, Block F, of
the Reserve at Colleyville Addition, Phase 2A, Case PC14-016
Ron Ruthven presented the case and briefed the Commission.
Kevin Kessler, the applicant, was present to answer questions.
Commissioner Gotcher made a motion to approve Case PC14-
016. Commissioner Wheelwright seconded.
The motion to approve Case PC14-016 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
3c Approval of a final plat on Lots 1-11, Block A and Lots 1-3, Block B, of
the Reserve at Colleyville Addition, Phase 2B, Case PC14-023
Ron Ruthven presented the case and briefed the Commission.
Commissioner Tornes questioned staff regarding whether the open
space was along Murphy Road. Ron Ruthven replied yes.
City of Colleyville Page 2
Planning and Zoning Commission
Minutes
September 8, 2014
Kevin Kessler, the applicant, was present to answer questions.
Commissioner Tornes questioned Mr. Kessler regarding whether the
plats they were approving tonight would be the final for the Reserve
at Colleyville. Mr. Kessler replied yes.
Commissioner Phelps made a motion to approve Case PC14-
023. Commissioner Tornes seconded.
The motion to approve Case PC14-023 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
3d Approval of a final plat on Lots 9-22, Block D; Lots 10-18, Block J;
and Lots 1-9 & 14-21, Block K, of the Reserve at Colleyville Addition,
Phase 2C, Case PC14-017
Ron Ruthven presented the case and briefed the Commission.
Kevin Kessler, the applicant, was present to answer questions.
Commissioner Tornes questioned Mr. Kessler regarding the trail that
would connect the Reserve at Colleyville and Whittier Heights. Mr.
Kessler replied the trail will be constructed on the north side of the
access gate and would connect the two developments.
Commissioner Phelps made a motion to approve Case PC14-
017. Commissioner Gotcher seconded.
The motion to approve Case PC14-017 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
4. PUBLIC HEARING AGENDA ITEMS
4a Consideration of a replat on Lot 16, Block 2, of the Fair Way Addition,
located at 8508 Precinct Line Road, Case PC14-014
Ron Ruthven presented the case and briefed the Commission.
Commissioner Phelps questioned staff regarding whether mutual
access would be required for this replat. Ron Ruthven replied yes,
any street that is on the Master Thoroughfare Plan is required to
City of Colleyville Page 3
Planning and Zoning Commission
Minutes
September 8, 2014
dedicate mutual access easements. He further explained the property
to the south was not required to have this mutual access easement
when it was platted several years ago.
Jason Rawlings, Miller Land Surveying, came forward to answer
questions.
Commissioner Tornes questioned Mr. Rawlings regarding the use of
the proposed building. Mr. Rawlings replied the proposed use is
office.
Commissioner Phelps questioned Mr. Rawlings regarding whether they
had been in contact with the property owner to the south to discuss
connecting to their property for mutual access. Mr. Rawlings replied
the applicant has been in contact with the property owner to the
south and was told the property owner did not want to make the
connection due to the loss of two (2) parking spaces.
David Hall, 8504 Precinct Line Road, came forward and spoke in
opposition.
Mr. Rawlings came forward to address comments and concerns.
Commissioner Phelps questioned Mr. Rawlings regarding whether the
Texas Department of Transportation had approved the drive approach
for the subject property. Mr. Rawlings replied yes.
Commissioner Phelps questioned Mr. Rawlings regarding which lot or
lots were owned by the applicant. Mr. Rawlings replied 8500 and
8508 Precinct Line Road.
Commissioner Gotcher questioned Mr. Rawlings regarding whether
more parking spaces would be available to the property owner to the
south if a new parking lot was constructed on their property. Mr.
Rawlings replied yes, if a shared parking agreement was signed by
both parties.
Commissioner Gotcher questioned Mr. Hall regarding whether he
would more accepting of the idea of the mutual access easement if
more parking were made available to his building. Mr. Hall replied
yes.
There being no one else wishing to speak, the public hearing was
closed at 7:32 p.m.
City of Colleyville Page 4
Planning and Zoning Commission
Minutes
September 8, 2014
Commissioner Tornes questioned Rob McKeown regarding whether
there would be an issue with getting fire trucks turned around on the
property in question and on the adjacent properties without the
mutual access easement. Rob McKeown replied yes.
Commissioner Tornes stated he wished the applicant would get with
Mr. Hall to work out the issues with the mutual access easement.
Commissioner Phelps question staff regarding whether the plat could
be denied due to issues regarding parking and/or the mutual access
easement. Ron Ruthven replied no.
Commissioner Tornes questioned Matt Butler regarding whether the
plat could be approved with conditions. Matt Butler replied no.
Commissioner Phelps made a motion to approve Case PC14-
014. Commissioner Gotcher seconded.
The motion to approve Case PC14-014 carried by the following
vote:
Aye: 5– Wheelwright, Gotcher, Davis, Phelps, and Knox
Nay: 1 - Tornes
4b Consideration of a replat on Lot 1, Block 1, of the Reagan Estates 3
Addition and Tract 1N, Abstract 356, of the Isaac Carodine Survey,
located at 5608 Lowrie Road, Case PC14-019
Ron Ruthven presented the case and briefed the Commission.
Commissioner Phelps questioned staff regarding whether any waivers
were being requested. Ron Ruthven replied no.
The public hearing was opened at 7:38 p.m.
There being no one wishing to speak, the public hearing was closed at
7:38 p.m.
Commissioner Tornes made a motion to approve Case PC14-
019. Commissioner Wheelwright seconded.
The motion to approve Case PC14-019 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
City of Colleyville Page 5
Planning and Zoning Commission
Minutes
September 8, 2014
4c Consideration of a zoning change from R-20 Single Family Residential
zoning district to CN-Neighborhood Commercial zoning district on Lot
18, Block 2, of the Fair Way Addition, located at 8500 Precinct Line
Road, Case ZC14-017
Ron Ruthven presented the case and briefed the Commission.
Commissioner Wheelwright questioned staff regarding whether there
was sufficient access to the property. Ron Ruthven replied the
property owner would need to get approval from the Texas
Department of Transportation.
Discussion continued regarding access to the property.
Commissioner Tornes questioned staff regarding whether the fire lane
located on the property to the north would connect to the fire lane to
the south. Ron Ruthven replied it is not required and would require a
mutual access easement, in order to connect.
Commissioner Wheelwright questioned Mr. Rawlings regarding
whether the property owner to the north had been contacted
regarding the connectivity of the two (2) properties. Mr. Rawlings
replied yes, the details were being talked through with the property
owner to the north.
The public hearing was opened at 7:44 p.m.
Jason Rawlings, Miller Land Surveying, came forward and briefed the
Commission.
There being no one else wishing to speak, the public hearing was
closed at 7:46 p.m.
Commissioner Phelps stated he believed CN-Neighborhood
Commercial was an appropriate zoning district for this location.
Commissioner Gotcher made a motion to approve Case ZC14-
017. Commissioner Phelps seconded.
The motion to approve Case ZC14-017 carried by the following
vote:
Aye: 6– Tornes, Wheelwright, Gotcher, Davis, Phelps, and Knox
4d Consideration of a zoning change from the R-40 Single Family
Residential zoning district to the R-30 Single Family Residential
City of Colleyville Page 6
Planning and Zoning Commission
Minutes
September 8, 2014
zoning district on Tracts 2A & 2A1A, Abstract 233, of the D. R.
Blanton Survey, located at 5101 Bluebonnet Drive, Case ZC14-021
Ron Ruthven presented the case and briefed the Commission.
Commissioner Tornes questioned staff regarding whether a precedent
would be set if this case was approved as R-30 Single Family
Residential. Ron Ruthven replied no.
The public hearing was opened at 7:51 p.m.
Larry Stewart, the applicant, came forward to answer any questions.
Commissioner Davis questioned Mr. Stewart regarding the square
footage of the future single family residential dwellings and how close
to each other would the dwellings be. Mr. Stewart replied
approximately 4,000 square foot to 5,000 square foot and he was not
sure of the distance between the dwellings.
Commissioner Gotcher questioned Mr. Stewart regarding whether he
planned to build up to the ten foot (10’) side yard setback as set forth
by the R-30 single family residential zoning district. Mr. Stewart
replied yes.
There being no one else wishing to speak, the public hearing was
closed at 7:53 p.m.
Commissioner Wheelwright stated he felt the R-30 single family
residential size lots would fit nicely on the subject property and would
not be setting a precedent.
Commissioner Phelps stated he would like to see a precedent set for
R-30 single family residential size lots in this area.
Commissioner Tornes concurred.
Commissioner Gotcher stated he felt, with the setback being ten foot
(10’) on the sides, three (3) R-30 single family residential size lots
would change the feel of Cherry Street dramatically.
Ron Ruthven made mention to the Commission that the builder would
still have to maintain the lot coverage requirements per the zoning
district.
Commissioner Wheelwright made a motion to approve Case ZC14-
City of Colleyville Page 7
Planning and Zoning Commission
Minutes
September 8, 2014
021. Commissioner Davis seconded.
The motion to approve Case ZC14-021 carried by the following vote:
Aye: 5 – Tornes, Wheelwright, Davis, Phelps, and Knox
Nay: 1 - Gotcher
5. ADJOURNMENT
The meeting adjourned at 7:57 p.m.
The minutes were written and prepared by:
Taci Wrisley
Planning and Zoning Assistant
The meeting minutes were approved on October 13, 2014 by a vote of ________.
City of Colleyville Page 8
City of Colleyville Page 1
City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 5a Agenda Date 11/10/2014 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the AG-Agriculture zoning district to PUDR-
Planned Unit Development zoning district on 11.22 acres of Abstract 1034, of the G. W.
Minter Survey, Lot 1, Block A, of the Twin Oak Estates Addition, and Lot 1, Block 1, of
the Hartley Addition, located at 5205, 5207, 5303, 5309, 5311, 5313, and 5317
Roberts Road, Case ZC14-019
Explanation
Pat Atkins submitted a request to change the zoning of approximately 11.22 acres
located at 5205, 5207, 5303, 5309, 5311, 5313, and 5317 Roberts Road. The applicant
is requesting to rezone the property from the AG-Agricultural zoning district to the
PUD-R-Planned Unit Development Residential zoning district. The applicant is seeking a
zoning change in order to develop the property for 60 single family residential lots and
one open space lot.
Existing Conditions. The subject properties are currently zoned AG-Agricultural and
include three platted lots and four unplatted tracts of land. 5205, 5207, 5303, 5309,
5311 and 5313 Roberts Road currently contain single family detached homes. 5317
Roberts Road currently contains a mobile home park containing nine mobile homes and
a single family detached home. The use of the mobile home park at 5317 Roberts has
been in existence since 1968 and is considered a legal non-conforming use. Approval
of a combination preliminary/final plat will be required upon approval of the rezoning
request.
Statement of Planning Objectives. The applicant submitted a Statement of Planning
Objectives (attached) which contains a description of the development.
Lot Dimensions and Setbacks. The PUD-R regulations require a minimum lot size of
13,000 square feet with a minimum lot width of 100 feet and lot depth of 120 feet. Per
the Statement of Planning Objectives the applicant proposes the following development
standards:
Minimum Lot Area: 4,400 square feet
Minimum Lot Width: 40 feet
Planning and Zoning Commission Agenda Briefing 5a
City of Colleyville Page 2
Minimum Lot Depth: 90 feet
Front Building Line: 10 feet
Rear Building Line: 10 feet
Side Building Line: 5 feet
Maximum Building Height: Two stories; 35 feet
Maximum Lot Coverage: 60 percent
Minimum Home Size: 2,000 square feet
Street Design. The applicant proposes to develop public streets and alleys within the
development with two entrances from Roberts Road.
The streets and alleys must meet the minimum requirements of the Land Development
Code.
Right-of-Way Dedication. Roberts Road is classified as a Minor Collector on the
Master Thoroughfare Plan, which requires 75 feet of right-of-way. Therefore, upon
platting, the developer will be required to dedicate a minimum of 37.5 feet of right-of-
way for Roberts Road from the centerline of the street.
Open Space. The PUD-R regulations require a minimum 20 percent of the
development be reserved for open space for use by the residents of the development.
The proposed Development Plan for the development indicates 1.8 percent of the total
development as open space located on an 8,800 square foot lot on the east side of the
development.
No amenities were provided by the applicant to be located within the open space area.
Given the limited open space provided, approval of a waiver will be required.
Sidewalks and Trails. Sidewalks, a minimum of four (4) feet in width, are required to
be constructed on each individual lot at the time homes are constructed on the lots.
Sidewalks required along open space lots are required to be constructed by the
developer, prior to the final acceptance of public improvements for the development.
A minimum five (5) foot sidewalk is required to be constructed along Roberts Road
whenever the homes are constructed on the lots.
The applicant has provided a trail plan (attached) showing two eight (8) foot trails
linking to the GCISD school properties to the east from the development. These trail
linkages are not shown on the 2005 Colleyville Pathways Plan. The developer has not
Planning and Zoning Commission Agenda Briefing 5a
City of Colleyville Page 3
provided evidence of any agreement with GCISD in order to build the trail on GCISD
property. Given this condition, the proposed trail connections are not included in the
proposed ordinance.
Fences, Walls, and Screening. The applicant proposes to construct a minimum eight
(8) foot masonry screening wall along Roberts Road. This provision has been added to
the proposed ordinance.
Landscaping and Entry Features. The development plan indicates that landscaping
will be provided along Roberts Road adjacent to the development within Roberts Road
right-of-way. However, no landscaping details were provided by the applicant.
In the 2004 Master Plan, Chapter 3 – Community Goals and Policy Statements, Priority
Two, Neighborhood Integrity, Goal - Preserve the superior quality of Colleyville’s
residential neighborhoods, one of the objective/policy statements is: “Promote
greenbelts and buffer areas in front of subdivisions adjacent to major thoroughfares”.
Roberts Road is classified as a “Minor Collector” on the Master Thoroughfare Plan.
Therefore Roberts Road meets the definition of a major thoroughfare. The subdivision,
as designed, is not consistent with the objective/policy listed above.
Traffic Generation and Access. The developer is not required to provide a Traffic
Impact Analysis, since the development is not projected to generate in excess of 1,000
vehicle trips per day. 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, a 60 lot development would add
approximately 574 vehicle trips per day to the surrounding roadways.
Development Fees. Park land dedication fees are due in the amount of $1,802 per
residential lot, prior to the plat being filed with the Tarrant County Clerk.
Roadway impact fees are due in the amount of $4,941 per residential lot, at the time
of the building permit application.
Water and Wastewater impact fees are due at the time of the building permit
application. Fees for a typical 5/8 inch meter are $2,491 for the water impact fee and
$643 for the wastewater impact fee.
Perimeter street improvement fees are due at the time of approval of the final plat
Roberts Road. Perimeter street improvements are required for the newly created lots
since Roberts Road is considered unimproved adjacent to the subject properties. The
developer’s portion of the costs for infrastructure improvements may not exceed the
amount that is roughly proportionate to the projected impact of the proposed
development, as determined by a professional engineer, licensed in the State of Texas,
and who is retained by the City of Colleyville. In making the rough proportionality
Planning and Zoning Commission Agenda Briefing 5a
City of Colleyville Page 4
determination, consideration shall be given to the availability of adequate and
minimum levels of public facilities and accessibility to the site for the delivery of
emergency services.
Tree Preservation. As required by Chapter 5-Tree Preservation of the Land
Development Code, approval of a tree survey and mitigation plan will be required upon
approval of the final plat for the property and drawn according to the requirements of
Chapter 5-Tree Preservation of the Land Development Code.
Infrastructure. Water and sanitary sewer services are available along adjacent
rights-of-way. The developer is responsible for the extension of water and sewer
service lines to the individual lots.
Drainage and Stormwater Runoff. The developer has submitted a preliminary
drainage analysis (attached), which has been reviewed by the Engineering Division of
the Public Works Department. As indicated on the analysis, the developer proposes an
underground retention system beneath the open space lot. Details of the proposed
drainage system will be submitted as part of the platting process.
Master Plan. The Future Land Use Plan designates the subject properties for single
family residential uses. The request is consistent with the Future Land Use Plan.
Residential Density. The Master Plan suggests a maximum residential density of 1.8
dwelling units per acre, in most situations. The 2004 Colleyville Master Plan states
densities higher than 1.8 units per acre would be acceptable in those areas deemed
consistent with sound land use planning principles, such as a transitional area situated
between commercial uses and less dense residential developments, or near major
street intersections.
The proposed development would be situated just west of institutional, public school
properties and is located approximately 2,800 feet west of SH121. The proposed
development of 60 residential units on the 11.22 acres will produce a residential
density of 5.4 dwelling units per acre, based upon the density calculation method
prescribed by the Master Plan; and will produce a residential density of 8.6 dwelling
units per acre based upon the density calculation method prescribed by the Land
Development Code.
The following are the residential densities of other PUD-R developments adjacent to
the proposed development:
- Heritage Oaks (southeast of the proposed development): 4.6 dwelling units per acre
- Copperglen (southeast of the proposed development): 3.9 dwelling units per acre
- Creekside (southeast of the proposed development): 2.4 dwelling units per acre
- Fox Meadows Phase Two PUD (west of the proposed development): 2.9 dwelling units
Planning and Zoning Commission Agenda Briefing 5a
City of Colleyville Page 5
per acre
The attached Small Lot Development Comparison Chart, provides a comprehensive
listing of approved developments since 1996 with residential densities that exceed 1.8
dwelling units per acre.
Summary of Requested Variances. The applicant requests the following variances
to the requirements of the Land Development Code as part of their request:
1. Open Space - 20 percent is required; 1.8 percent is being requested;
2. Lot Area and Dimensions - Requested as follows:
- Minimum Lot Area: 4,400 square feet; 13,000 is required
- Minimum Lot Width: 40 feet; 100 feet is required
- Minimum Lot Depth: 90 feet: 120 is required
- Front Building Line: 10 feet; 40 is required
- Rear Building Line: 10 feet; 25 is required with an allowance for ten feet if there are
no rear facing openings or windows.
- Side Building Line: 10 feet
- Maximum Building Height: Two stories; 35 feet; 30 feet is the maximum allowed
- Maximum Lot Coverage: 60 percent; 50 percent is the maximum allowed
Surrounding Development Trends. The properties to the north are located in the
City of Grapevine and zoned for single family residential uses. The properties to the
south are zoned AG-Agricultural and PUD-R-Planned Unit Development Residential and
contain single family residential detached and attached uses. The properties to the east
are zoned AG-Agricultural and developed and Heritage Middle School. The properties to
the west are zoned PUD-R-Planned Unit Development Residential, RD-Two Family
Residential and AG-Agricultural and developed as single family detached uses and a
church.
Public Notification. Staff mailed notices to 41 adjacent property owners as well as all
Homeowners Associations within 500 feet of the subject property regarding this
request. Notice was sent to the Grapevine-Colleyville Independent School District as
required by state law. Notice was published in the Fort Worth Star-Telegram as
required by state law and the Land Development Code. To date no correspondence has
been received.
The city manager owns property within 200 feet of the subject properties and as such
the administration of this item may be deferred to the assistant city manager where
Planning and Zoning Commission Agenda Briefing 5a
City of Colleyville Page 6
deemed necessary.
Summary. The proposed development contains 60 single family lots and one open
space lot with a residential density of 5.4 dwelling units per acre and a total open
space percentage of 1.8 percent. Staff agrees that the area is a transitional area and a
higher residential density is warranted given the recommendations of the Master Plan.
Staff also agrees that the proposed development provides an opportunity to redevelop
the area and mitigate a legal non-conforming use. However, given the high proposed
density relative to other residential development densities in the area, the extremely
low open space provided, the lack of any greenbelts or buffer areas along Roberts
Road and, finally, the lack of any detail for landscaping and open space amenities in
the development, staff recommends denial.
Recommendation
Denial
Attachments
1.Location and Zoning Map
2.Aerial
3.Future Land Use Map
4.Buffer Map
5.Notification List
6.Statement of Planning Objectives
7.Conceptual Development Plan
8.Trail Plan
9.Presentation from Applicant
10.Preliminary Drainage Analysis
11.Small Lot Development Comparison Chart - 1996 to 2013
12.Proposed Ordinance
0
5300
5008
5311
5008
5317
5309
5303
0
0
5313
0
0 0
0
5205
00
0
0
00
000
0
00
0
00
0
0
0
0
0
0
5207
5201
0
5113
3507
5117
5113
5017
0
5017
5101
5105
5044
5109
5112
5123
3509
0
3510
0
3503
3511
35053501
3506
3505 3507
3504
3501
35083500
5148
3502
3503 3509
3506 3508
5104
35103500
0 0 0
3504
5108
5100
5016
0
5013
3502
5049
0
5012
5114
5138
5102
5062
5066
5101
5141
5058
5068
5070
5137
5110
5113
5056
5140
5106
5144
5132512951365133
5121
5109
5125
5105
5120
5100
5124
5064
5142
5060
5049
51265121
0
0
0
5120
5040
0
5036
3740
3777
3701
3760
3757
3772
3705
5032
0
3748
376137693765
3744
3773
37683764
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5205, 5207, 5303,5309, 5311, 5313,& 5317 Roberts Road
Case ZC14-019
/
HE
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A
G
E
A
V
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GLADE RD
SUBJECT PROPERTIES
CITY OF GRAPEVINE
Legend
Subject properties
City Limit
Parcels
AG Agricultural
CC-1 Village Retail
CC-2 Shopping Center
CC-3 Highway Commercial
CN Neighborhood Commercial
CP0 Professional Office
ML Light Manufacturing
PUD-C Planned Unit Development, Commercial
PUD-R Planned Unit Development, Residential
R-10 Single Family Residential (10,000 sq. ft. min)
R-15 Single Family Residential (15,000 sq. ft. min)
R-20 Single Family Residential (20,000 sq. ft. min)
R-30 Single Family Residential (30,000 sq. ft. min)
R-40 Single Family Residential (40,000 sq. ft. min)
R-MF Multi-Family Residential
RD Two Family Residential
RE Single Family 'Estate' Residential
Location and Zoning Map
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5309
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5205, 5207, 5303,5309, 5311, 5313,& 5317 Roberts Road
Case ZC14-019
/
HE
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A
G
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A
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GLADE RD
SUBJECT PROPERTIES
CITY OF GRAPEVINE
Legend
Subject properties
City Limit
Parcels
Aerial
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Case ZC14-019
/
HE
R
I
T
A
G
E
A
V
E
GLADE RD
SUBJECT PROPERTIES
CITY OF GRAPEVINE
Legend
Subject properties
City Limit
Parcels
Single Family
Multi-Family
Office
Retail
Institutional
Industrial
Roadway
Utilities
Parks
Private Open Space
Water
Future Land Use Map
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Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
Mdc-Heritage Oaks Estates Ltd 545 E John Carpenter Fwy Irving Texas 75062 000000 Post Oak Tr
Colleyville Assoc Heritage Oak 545 E John Carpenter Fwy #1500 Irving Texas 75062 005123 Post Oak Tr
Colleyville Assoc Heritage Oak 545 E John Carpenter Fwy #1500 Irving Texas 75062 000000 Post Oak Tr
Colleyville Assoc Heritage Oak 545 E John Carpenter Fwy #1500 Irving Texas 75062 000000 Bur Oak Dr
Wieting, James L 9020 Cedar Bluffs Dr North Richland Hills Texas 76182 003704 Bur Oak Dr
Arnold, Thomas A 5205 Roberts Rd Colleyville Texas 76034 005205 Roberts Rd
Scribner, Deana PO Box 768 Colleyville Texas 76034 005201 Roberts Rd
Weinberg, Christina M 3712 Bur Oak Dr Colleyville Texas 76034 003712 Bur Oak Dr
Rietz, Barry S Etux Paula K 3700 Bur Oak Dr Colleyville Texas 76034 003700 Bur Oak Dr
Thomas Monroe Properties Llc 825 Regina Ct Colleyville Texas 76034 003708 Bur Oak Dr
Wall, Larry Etux Laurie 5132 Post Oak Trl Colleyville Texas 76034 005132 Post Oak Tr
Grapevine Colleyville ISD 3051 Ira E Woods Ave Grapevine Texas 76051 005300 Heritage Ave
Reince, Kevin Etux Martha 6412 Timber Rdg Edina Minnesota 55439 005134 Post Oak Tr
Williams, Alfloyd Jr 5128 Post Oak Trl Colleyville Texas 76034 005128 Post Oak Tr
Bryant, Lynn W 5138 Post Oak Trl Colleyville Texas 76034 005138 Post Oak Tr
Babul, Sajeed Etux Dinaz 5133 Post Oak Trl Colleyville Texas 76034 005133 Post Oak Tr
Mathis, Christopher Warren 5137 Post Oak Trl Colleyville Texas 76034 005137 Post Oak Tr
Greene, Michael Etux Gail 3716 Bur Oak Dr Colleyville Texas 76034 003716 Bur Oak Dr
Krieghbaum, David Etux Tracey PO Box 459 Port Isabel Tx Texas 78578 005142 Post Oak Tr
Belknap, Barbara Echols 5313 Roberts Rd Colleyville Texas 76034 005313 Roberts Rd
Wines, Robert M PO Box 1348 Colleyville Texas 76034 005317 Roberts Rd
Patel, Bharet V 5311 Roberts Rd Colleyville Texas 76034 005311 Roberts Rd
Andrae, Raymond R Jr Etux Chri 3510 Fox Meadows Dr Colleyville Texas 76034 003510 Fox Meadows Dr
Prazak, John B 5207 Roberts Rd Colleyville Texas 76034 005207 Roberts Rd
Henry, Robert Lee 3510 Fox Glen Dr Colleyville Texas 76034 003510 Fox Glen Dr
Cheatham, Matt Etux Melissa 3508 Fox Glen Dr Colleyville Texas 76034 003508 Fox Glen Dr
Phillips, Rodney L 3507 Fox Glen Dr Colleyville Texas 76034 003507 Fox Glen Dr
Heilman, Shanna 3509 Fox Glen Dr Colleyville Texas 76034 003509 Fox Glen Dr
Covenant Church 2660 E Trinity Mills Rd Carrollton Texas 75006 005008 Roberts Rd
Gillaspie, Marion R Etux Shiry 3511 Fox Meadows Dr Colleyville Texas 76034 003511 Fox Meadows Dr
Bangs, Richard A Etux Moireen 3509 Fox Meadows Dr Colleyville Texas 76034 003509 Fox Meadows Dr
King, Kenneth W & Doris 3506 Fox Meadows Dr Colleyville Texas 76034 003506 Fox Meadows Dr
Raine, Kimberly L 3508 Fox Meadows Dr Colleyville Texas 76034 003508 Fox Meadows Dr
Patel, Bharat V 5309 Roberts Rd Colleyville Texas 76034 005309 Roberts Rd
Hartley, Marietta Frances 200 Fremont Ct Colleyville Texas 76034 005303 Roberts Rd
Heritage Glen HOA 5105 Auburndale Ave Colleyville Texas 76034 Courtesy Notice
Colleyville Assoc Heritage Oak 545 E John Carpenter Fwy #1500 Irving Texas 75062 000000 Bur Oak Dr
Fox Meadows HOA 5301 Bugle Ln.Colleyville Texas 76034 Courtesy Notice
Grapevine Colleyville ISD 3051 Ira E Woods Ave Grapevine Texas 76051 Courtesy Notice
City of Grapevine P.O. Box 95140 Grapevine Texas 76099 Courtesy Notice
Pat Atkins, Applicant 3076 Hays Lane Rockwall Texas 76034 Applicant
Public hearing notices were mailed
Fri., October 24, 2014 by Taci
Wrisley
Notification List
Statement of Planning Objectives
The Enclave at Heritage Meadows
The property consists of 11.16 acres of land adjacent to Roberts Road a 60 foot
residential collector west of the existing Colleyville Elementary and Middle School. The
property is sparsely vegetated with native trees of which a tree preservation plan will be
prepared. Development of this property will eliminate mobile home uses that have been
existing for a long period of time. New home construction will range from $500K and up
and will be marketed towards young families and the young professional/empty nester
lifestyle. Creating an additional 31 million to the City of Colleyville tax base. There will
be a master HOA required within the development of the property. We are excited to
bring this upscale residential development to this area which surpasses expectations
required in your comprehensive master plan within district one. A master trail system
will be implemented which will connect Roberts Road, and our development to the
schools and eventually Heritage Parkway. The product we anticipate will be similar to
the 40’ product of Heritage Cove recently built. With alley service that enhances the
front architectural appeal along the residential street.
Development Standards
Min Lot Area 4400 s.f.
Min Lot Width 40' B.L.
Min Lot Depth 90'
Front B.L. 10'
Rear B.L. 10'
Side B.L. 5' /5' Adj to street.
Max Building Ht 2 Y, Stories (35 ft)
Min Dwelling 2000 s.f.
Lot Coverage 60%
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Subdivision Name Total
Lots
Minimum
Lot Width
(feet)
Minimum
Lot Depth
(feet)
Minimum Lot
Size (square
feet)
Average
Lot Size
(square
feet)
Maximum Lot
Coverage
Master Plan
Density -
Dwelling Units
Per Acre *
Land
Development
Code Density
- Dwelling
Units Per Acre
**
Total
Acres
Open
Space
Approval
Date Ordinance
Spring Garden 45 36 70 2,520 2,700 90%8 16.1 5.4 31.3%12.17.96 O-96-1052
Villas of Caldwell Creek 43 59 115 6,594 7,408 50%3.7 5.9 11.6 18.3%4.1.97 O-97-1062
Bridges at Riverwalk 32 56 106 6,001 6,479 50%3 6.7 10.0 24.0%12.21.99 O-99-1192
Riverwalk at Colleyville 53 60 115 6,331 7,666 50%3.2 5.7 20.0 20.0%4.4.00 O-00-1210
Rosewood Villas 53 59 110 6,482 6,899 60%3.6 6.3 14.8 21.4%8.8.01 O-01-1286
Emerald Park 72 60 120 7,200 7,508 50%3.5 5.8 20.2 19.6%10.1.02 O-02-1366
Tiffany Park 25 60 100 7,200 7,580 50%3.5 5.7 7.2 20.0%10.21.03 O-04-1487
Tuscany 35 60 110 6,600 7,878 50%3.9 5.5 8.8 6.6%2.17.04 O-04-1442
Cambridge Place 38 50 58 4,500 5,300 60%4.2 8.2 9.0 22.0%7.6.04 O-04-1467
Heritage Oaks 103 30/40 90 2,700/3,600 3,600 90% and 75%4.6 12.1 22.9 25.0%03.21.06 O-09-1715
Villas at Oak Pointe 74 30/56 90/95/115 2,700/6,440 5,000 90% and 58%3.7 8.7 13.6 22.0%08.02.06 O-06-1584
Copperglen 22 55 105 5,924 6,650 65%3.9 6.6 5.6 20.0%10.17.06 O-06-1595
Villas of Colleyville 67 59 115 6,655 8,936 60%3.4 4.9 19.8 21.0%08.21.07 O-07-1627
Enclave at Arbor Estates 16 65 120 8,700 9,350 50%2.9 4.7 5.6 19.3%09.18.07 O-07-1634
Creekside at Colleyville 269 50 105 5,000 7,257 65%2.4 6.0 108.5 20.0%11.27.07 O-07-1645
Somerset Manor 77 50/60 100/110 5,000/6,600 6,000 50%4 7.3 18.2 20.3%05.05.08 O-08-1672
Ivy Glen 10 55 110 5,890 8,200 65%3.4 5.3 3.0 20.0%03.05.13 O-13-1864
The Preservation 36 60 140 8,500 9,170 50%3 4.7 12.0 23.0%05.14.13 O-13-1867
Heron Pond 49 47 120 7,000 7,800 65%3.2 5.6 15.4 22.0%11.19.13 O-13-1894
Average 59 56 106 6,260 6,915 58%3.7 6.9 17.4 20.8%
Zoning Case ZC14-019 60 40 90 4,400 5,000 60%5.4 8.6 11.2 1.8%
Small Lot Development Comparison Chart - 1996 to 2013
* Master Plan Density is calculated by dividing the total units in the development by the total acreage of the development
** Land Development Code Density is calculated by dividing the total units in the development by the total development acreage minus open space and right-of-way acreage
ORDINANCE O-14-XXXX
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY
OF COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP
AND CHANGING THE ZONING ON 11.22 ACRES IN THE G.W. MINTER
SURVEY, ABSTRACT 1034 AND ON LOT 1, BLOCK 1, OF THE HARTLEY
ADDITION, AND LOT 1, BLOCK A, TWIN OAK ESTATES, LOCATED AT
5205, 5207, 5303, 5309, 5311, 5313, and 5317 ROBERTS ROAD
FROM THE AG-AGRICULTURAL ZONING DISTRICT TO THE PUD-R-
PLANNED UNIT DEVELOPMENT RESIDENTIAL ZONING DISTRICT;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE
RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A
PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND
DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN
EFFECTIVE DATE
WHEREAS, the City of Colleyville has received an application for a rezoning
under Case No. ZC14-019; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be enforced
therein and to recommend a new zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan designed to
lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration, among other things, to the character of the
districts and their peculiar suitability for particular uses, with a
view to conserving the value of buildings and encouraging the
most appropriate use of land throughout the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville
and the City of Colleyville City Council, in compliance with the
Ordinance O-14-XXXX
Page 2 of 7
Charter of the City of Colleyville, and state law with reference
to changes to zoning classifications under the Zoning Ordinance
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance
as if copied in their entirety.
Sec. 2. THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by
changing the zoning on 11.22 acres in the G.W. Minter Survey,
Abstract 1034 and on Lot 1, Block 1, of the Hartley Addition, and
Lot 1, Block A, Twin Oak Estates, located at 5205, 5207, 5303,
5309, 5311, 5313 and 5317 Roberts Road from the AG-
Agricultural zoning district to the PUD-R-Planned Unit
Development Residential zoning district, as depicted in the
attached Exhibit “A” and as legally described in Exhibit “B”.
Sec. 3. THAT the Official Zoning Map of the City of Colleyville be
amended to incorporate the zoning change approved herein.
Sec. 4. THAT the above described tract of land shall be subject to the
following conditions:
1. GENERAL
a. The purpose of this PUD-R is for a single-family residential
development of 60 detached dwelling units, constructed at
a gross maximum density of 5.4 dwelling units per acre.
b. This development shall be generally consistent with the
Statement of Planning Objectives, attached as Exhibit “C”.
c. The subject property is subject to all the regulations
Ordinance O-14-XXXX
Page 3 of 7
contained in the Land Development Code, except where
amended by this Ordinance.
2. DEVELOPMENT PLAN AND PLATTING
a. The development shall be generally consistent with Exhibit
“D”, Conceptual Development Plan, which shall not be
considered the preliminary plat. The actual street and lot
arrangement may differ from that shown on Exhibit “D” to
accommodate topographic, drainage, or other conditions.
b. The developer shall submit and receive approval from the
City, a combination preliminary/final plat, in accordance
with the requirements of the Land Development Code prior
to development of this PUD-R.
3. PERMITTED USES
a. Single-family residences, detached
b. Common open space areas
4. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS
Residential lot requirements and setbacks shall comply with the
following provisions:
a. Minimum Lot Size: 4,400 square feet
b. Minimum Lot Depth: 90 feet
c. Minimum Lot Width: 40 feet
d. Front Building Line: 10 feet
e. Side Building Line: 5 feet
f. Rear Building Line: 10 feet
g. Maximum Lot Coverage: 60 percent
h. Minimum House Size: 2,000 square feet
Ordinance O-14-XXXX
Page 4 of 7
i. Maximum Building Height: 2 stories; 35 feet
5. OPEN SPACE
a. This development shall provide a minimum of 1.8 percent
common open space, as shown on Exhibit “D”, 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 and maintained by the
Homeowner's Association (HOA).
6. FENCES, SCREENING AND LANDSCAPING
a. A minimum eight (8) foot decorative masonry wall shall be
built along the entire length of Roberts Road adjacent to
the development by the developer prior to the final
acceptance of the subdivision.
Sec. 5. THAT the above described tract of land shall be used only in the
manner and for the purposes provided by the Comprehensive
Zoning Ordinance of the City of Colleyville as heretofore
amended, and as amended herein.
Sec. 6. THAT any person, firm or corporation violating any of the
provisions or terms of this ordinance shall be subject to the same
penalty as provided for in the Comprehensive Zoning Ordinance
of the City of Colleyville, and upon conviction shall be punishable
by a fine not to exceed the sum of Two Thousand Dollars
($2,000.00) for each offense.
Sec. 7. THAT if any section, paragraph, subdivision, clause, phrase, or
provision of this ordinance shall be judged invalid or
unconstitutional, the same shall not affect the validity of this
ordinance as a whole or any portion thereof other than that
portion so decided to be invalid or unconstitutional.
Sec. 8. THAT in addition to and accumulative of all other penalties, the
City shall have the right to seek injunctive relief for any and all
violations of this ordinance.
Sec. 9. THAT it has been found that there has been a change in
conditions in the above described property, it is now necessary
Ordinance O-14-XXXX
Page 5 of 7
that it be given the above zoning classification in order to permit
its proper development and in order to protect the public
interest, comfort, and general welfare, and requires that this
ordinance shall take effect immediately from and after its
passage.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the 2nd day of
December 2014.
The second reading and public hearing being conducted on the 16th day of
December 2014.
PASSED AND APPROVED by the City Council of the City of Colleyville,
Texas, on this the ________ day of _________________________ 2014.
ATTEST: CITY OF COLLEYVILLE
Amy Shelley, TRMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
Exhibit A –Location and Zoning Map
Exhibit B – Legal Description
Exhibit C - Statement of Planning Objectives
Exhibit D - Conceptual Development Plan
City of Colleyville Page 1
City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 5b Agenda Date 11/10/2014 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a Special Use Permit for an accessory building on Lot 2, Block 3, of
the Quail Crest Estates Addition, located at 3512 Meadowlark Lane, Case ZC14-022
Explanation
Terry Muno has submitted a request for a Special Use Permit (SUP) to construct a
1,900 square foot detached accessory building on 0.37 acres located at 3512
Meadowlark Lane.
Existing Conditions and Zoning. The property is zoned R-15-Single Family
Residential zoning district and is currently developed as a 3,190 square foot single
family residence.
Applicant's Request. In the Statement of Planning Objectives the applicant states
that the total area of the accessory building will be 1,204 square feet. However, the
plans submitted by the applicant indicate an additional 684 square feet that is
unenclosed and open on three sides. The applicant states that this area will not be
used as a carport and, instead, used as an open patio.
The applicant plans to construct a masonry with stucco trim accessory building at the
northwest portion of the lot, six (6) feet from the rear lot line and five (5) feet from the
side lot line. The masonry color will match the house, which is composed of red brick.
The accessory building will be located behind the house and will be 29 feet, five inches
to the highest roof ridge, three feet less than the height of the house.
There is an existing 96 square foot accessory building that will remain on the property.
Under Section 3.27 (A)2, three accessory buildings are the maximum amount of
accessory buildings permitted, and this request for an SUP complies with the maximum
number of buildings portion of that section.
The applicant intends to use the accessory building as a detached garage that is
intended to house antique and collectible automobiles.
Accessory buildings are regulated in the Land Development Code by Section 3.27 -
Accessory Buildings and Residential Carport Regulations (attached). Section 3.27
requires a Special Use Permit for any accessory building that does not meet the
conditions of this section. The conditions allow up to a 750 square foot accessory
Planning and Zoning Commission Agenda Briefing 5b
City of Colleyville Page 2
building for a lot that is one half (0.5) acre or less; therefore, a Special Use Permit is
required for the proposed accessory building.
A detached accessory building shall comply with the setback lines established for the
applicable zoning district, unless the accessory building is located totally behind the
rear of the principal building, then it shall not be placed closer than five (5) feet to any
side or rear lot line. Since the proposed building is located totally behind the rear of
the principal building, the setbacks may be five (5) feet. The proposed accessory
structure will be located five (5) feet from the side and six (6) feet from the rear
property lines.
Non-Compliant Factors. The proposed accessory structure does not comply with the
following provisions of the Land Development Code:
1. Section 3.27(A)2 – Maximum Size and Number of Buildings:
For lots below one-half acre in size, the maximum size for all accessory buildings on
the site is 750 square feet. The proposed size of the accessory building is 1,900 square
feet including the covered patio area.
2. Section 3.27(A)4 – Maximum Height:
“No accessory building shall penetrate a vertical height envelope defined as being a
point five feet from a side or rear lot line and extending vertically 8 feet to a point,
then extending at a 45 degree angle to the height of the primary building”.
The proposed accessory building is 29 feet, five inches in height and is located five feet
from the side (north) property line. Based on the attached building elevation, the north
wall extends vertically at a 90 degree angle to the maximum height of the building at
five feet from the side property line. Therefore, the proposed building does not comply
with this requirement.
3. Section 3.24.G - Lot coverage:
The maximum lot coverage allowed for all buildings on a lot for the R-15-Single Family
Residential district is 30 percent. Lot coverage is calculated as the total square footage
under the roof of a building. The total lot coverage for the home is 3,190 square feet,
which constitutes a total lot coverage of 20 percent. With the addition of a 1,900
square foot accessory building in addition to the existing 96 square foot accessory
building, the lot coverage increases to 33 percent for the property.
The proposed accessory building complies with the other requirements of Section 3.27.
The site plan, floor plan and elevations are incorporated as exhibits to the ordinance.
Planning and Zoning Commission Agenda Briefing 5b
City of Colleyville Page 3
Surrounding Zoning and Development. All surrounding properties are zoned R-15-
Single Family Residential zoning district and are developed as single family detached
homes.
Public Notification. Staff mailed notices to 19 adjacent property owners as well as all
Homeowners Associations within 500 feet of the subject property regarding this
request. Notice was sent to the Hurst-Euless-Bedford Independent School District as
required by state law. Notice was published in the Fort Worth Star-Telegram as
required by state law and the Land Development Code. No correspondence has been
received to date.
Summary. The applicant proposes to construct a detached garage that includes a
large covered patio that extends 18 feet from the garage face. Given the number of
non-compliant factors associated with this request, staff recommends denial.
Recommendation
Denial
Attachments
1.Location and Zoning Map
2.Aerial
3.Future Land Use Map
4.Buffer Map
5.Notification List
6.Statement of Planning Objectives
7.Site Plan
8.Floor Plan
9.Building Elevations
10.Section 3.27 - Land Development Code
11.Proposed Ordinance
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Legend
Single Family
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Future Land Use Map
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Subject Property
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3512 Meadowlark Lane
Case ZC14-022/
Legend
Properties within 200 feet
Subject Property
Parcels
City Limit
Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
Brewer, Royce Etux Katherine PO Box 54846 Hurst Texas 76054 003504 Meadowlark Ln
Cullen, John 3505 Blue Quail Ln Colleyville Texas 76034 003505 Blue Quail Ln
Grisso, Terance Etux Candice 3505 Meadowlark Ln Colleyville Texas 76034 003505 Meadowlark Ln
Stallings, Terry A 208 Quail Run Colleyville Texas 76034 000208 Quail Run
Glenn, James W Etux Norma R 212 Quail Run Colleyville Texas 76034 000212 Quail Run
Carlson, Scott A Etux Lisa R 300 Quail Run Colleyville Texas 76034 000300 Quail Run
Rains, Russell R 401 Woodbriar Ct Colleyville Texas 76034 000401 Woodbriar Ct
Doss, Emmett L Etux Barbara 3517 Meadowlark Ln Colleyville Texas 76034 003517 Meadowlark Ln
Conway, Judith Catherine 3516 Meadowlark Ln Colleyville Texas 76034 003516 Meadowlark Ln
Penwell, Donny Glynn 3517 Blue Quail Ln Colleyville Texas 76034 003517 Blue Quail Ln
Cutlip, Joseph S 3513 Blue Quail Ln Colleyville Texas 76034 003513 Blue Quail Ln
Walsh, William John 3513 Meadowlark Ln Colleyville Texas 76034 003513 Meadowlark Ln
Grammer, Raymond O 3509 Meadowlark Ln Colleyville Texas 76034 003509 Meadowlark Ln
Muno, Terry L Etux Christi A 3512 Meadowlark Ln Colleyville Texas 76034 003512 Meadowlark Ln
Stralow, Carl W & Julie J 3509 Blue Quail Ln Colleyville Texas 76034 003509 Blue Quail Ln
Gorup, Frank Anthony 3508 Meadowlark Ln Colleyville Texas 76034 003508 Meadowlark Ln
City of Hurst 1505 Precinct Line Road Hurst Texas 76054 Courtesy Notice
Hurst Euless Bedford ISD 1501 Central Drive Bedford Texas 76022 Courtesy Notice
Muno, Terry L Etux Christi A 3512 Meadowlark Ln Colleyville Texas 76034 Applicant
Public hearing notices were
mailed Thurs, Oct. 30, 2014 by
Taci Wrisley
Notification List
City of Colleyville
Community Development Department
Development Review Committee
Subject: ZC14-022 SUP for Accessory Bldg. -3512 Meadowlark Lane
Response from Applicant on Comments:
1. The character of the proposed development will be shaped and proportioned to conform to the existing
structure (house) including dormered roof and Tudor style. The proposed development will match in
detail the current structure with same color of brick and paint and pitch of roof line. The purpose of the
proposed development is to house classic and antique automobiles.
a) The total square footage of the accessory building will be approximately 1,204.
b) Currently, on the property is a small shed, 8ft X 12ft that will be left standing. This will bring the total
square footage for all accessory buildings on the property to 1,300.
c) As stated above, the purpose of the proposed accessory building will be to house classic and antique
automobiles.
d) The exterior of the proposed accessory building will match the existing house with brick, stucco, wood
and paint.
e) The brick used on the proposed accessory building will be what is referred to as "Old Chicago Brick". The
brick will be up to the lower roof line. Above the brick will be stucco, white in color. The trim on the
stucco and around the lower roof line will be "Hardie Board", green in color. The stained cedar garage
doors will emulate the feel of an older carriage house.
f) The maximum height of the proposed accessory building will be approximately 29'-5"
2. See copies showing the location of the proposed accessory building on the lot by Rick.
3. Development Schedule (attached)
4. Height requirement is met.
5. The proposed accessory buildi'ng will be 5 feet from the North property line with no easements and 8
feet from the West property line with a 6 foot easement. (See No. 2)
6. Total square footage of property is approximately 16,000. The existing structure in approximately
2,500 square feet on the bottom floor. The total square footage of all accessory building will be
approximately 1,300 (see No. 1 b). Thus, the total square footage of all structures is approximately
23.75% of total lot coverage.
Statement of Planning Objectives
7. The proposed accessory building will be totally behind the rear ofthe principal building. See No. 5 for
side and rear lot line clearance.
Statement of Planning Objectives
Dec 1-14
Dec 15-21
Dec 22-30
Jan 1-14
Jan 15-22
Jan 23-30
Feb 1-7
Feb 8-15
Feb 16-23
Feb 24-28
March 1-7
March 8-15
March 16-23
3 512 Meadowlark Lane
Develeopment Schedule
Tree removal, cut and fill Pad.
Retaining Wall and backfill
F ormset Piers and back fill
Grade and foundation.
Flatwork
Frame
Cormice, roof, and mechanicals
Inpections
Insulation/Drywall
Brick/ stone/trim/ doors
Painting
Mechanical Trims/Gutters/Car lift
Final inspection
Statement of Planning Objectives
Si
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Pl
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Floor Plan
Building Elevations
Building Elevations
Building Elevations
Colleyville, Texas, Land Development Code
Chapter 3 - Land Use Page 3 - 1
Section 3.27 Accessory Buildings and Residential Carport Regulations
The following regulations shall govern the location, size and use of accessory buildings:
A. Accessory Buildings Located in Residential Zoning Districts (O-00-1223 / 07/18/00)
1. Permit Required:
a. A building permit shall be required for any accessory building which exceeds one hundred and
twenty (120) square feet. However, all accessory buildings containing 120 square feet or less
shall comply with the height and setback requirements of this Section. An accessory building
shall only be allowed as an incidental structure to a principle building unless the accessory
building is located in the Agricultural District.
b. For the purpose of this Section, the term accessory building shall include detached residential
garages and pool houses, but shall exclude a carport (see Section 3.27.C).
2. Maximum Size and Number of Buildings:
a. The maximum number of accessory buildings allowed per lot shall be three (3) buildings. In
addition, the combined square footage of all accessory buildings shall not exceed the maximum
square footage specified in the following table.
Maximum Square Footage of all Accessory Buildings
Lot Size Under .5 ac .5– .99 ac. 1 – 2.99 ac. 3+ ac.
Total s. f. 750 s. f. 1,000 s. f. 1,750 s. f. 2,500 s. f.
b. For the purpose of this Section, the size of an accessory building shall be the square footage of
the building footprint.
c. An application to exceed the total square footage shown in the above table may be approved as a
Special Use Permit (SUP).
d. An existing accessory building may be remodeled or expanded provided the combined square
footage of all accessory buildings does not exceed the maximum square footage allowed.
However, an existing accessory building which exceeds the maximum square footage allowed
may be remodeled or replaced with a new accessory building, but not expanded or increased in
height.
e. There shall be no physical connection between accessory buildings and a minimum separation of
three (3) feet between accessory buildings.
3. Setbacks:
a. No accessory building shall be erected in any required yard, as defined in Chapter 2 – Definitions,
except as set forth herein.
b. Attached accessory buildings – Accessory buildings erected ten (10) feet or closer to the principal
building shall be considered attached, and shall comply with the setback lines established for the
applicable zoning district. For the purpose of this regulation, the distance between buildings shall
be measured between the nearest wall surfaces.
c. Detached accessory buildings – A detached accessory building shall comply with the setback
Section 3.27 - Land Development Code
Colleyville, Texas, Land Development Code
Chapter 3 - Land Use Page 3 - 2
lines established for the applicable zoning district, unless the accessory building is located totally
behind the rear of the principal building, then it shall not be placed closer than five (5) feet to any
side or rear lot line.
4. Maximum Height: No accessory building shall penetrate a vertical height envelope defined as being a
point five feet from a side or rear lot line and extending vertically 8 feet to a point, then extending at a
45o angle to the height of the primary building.
5. Permitted Uses: The use of an accessory building shall be consistent with the permitted uses of the
applicable zoning district, except, no accessory building shall be used for dwelling purposes other
than for domestic servants employed for the premises, where permitted by the district regulations.
6. Special Use Permit Provision: Any request for a building permit for an accessory building which does
not meet the criteria in this Section shall only be authorized after approval of a Special Use Permit by
the City Council using the procedures contained elsewhere in this Land Development Code.
B. For Accessory Buildings Located in Non-residential Zoning Districts
1. No accessory building shall be erected in any required yard area except as set forth by this section.
2. No accessory building shall be erected within ten (10) feet of any other building unless such
accessory building is used as a commercial kiosk, in which case such commercial kiosk cannot be
located within fifty (50) feet of another building.
3. Commercial kiosks as accessory uses and/or buildings may be located within approved
nonresidential districts subject to the following conditions:
a. Maximum size of two hundred-fifty (250) square feet.
b. No inside sales or service or drive in sales or service; walk-up and/or drive-up service permitted.
c. Exterior walls shall be of at least seventy-five percent (75%) masonry, glass, or other equivalent
material, provided metal material does not exceed twenty-five percent (25%) of the exterior walls.
d. Located within required setbacks and in conformance with this section.
e. Located in such a manner as to not impede, impair or endanger vehicular traffic on the property
where the kiosk is located and for vehicular traffic ingressing from and egressing to public rights-
of-way.
f. Submission of an acceptable site plan shall be required for consideration of the issuance of a
building permit unless a current valid Certificate of Occupancy exists.
g. Limited to one (1) kiosk per platted plot.
C. Residential Carport Regulations – Carports located in zoning districts which permit single family
residential dwellings shall comply with the regulations contained in this section.
1. Approval by Special Use Permit Only: In accordance with the Special Use Permit procedures
contained in this Chapter of these zoning regulations, no carport shall be built in the City of Colleyville
without approval by the City Council for a Special Use Permit to construct a carport in a zoning district
that permits single family residential dwellings.
2. Carport Standards: A carport shall comply with the following regulations, unless the City Council
in approving a Special Use Permit for a carport has imposed other requirements necessary in the
particular case to protect the public interests.
a. Size: A carport shall not exceed 480 square feet in area. The longest dimension on a carport
shall not exceed 24 feet.
Section 3.27 - Land Development Code
Colleyville, Texas, Land Development Code
Chapter 3 - Land Use Page 3 - 3
b. Height: A carport shall not exceed a maximum height of 15 feet. The height shall be measured
from the finished grade to the highest point of the roof.
c. Setbacks:
i. A carport located within ten (10) feet of the principal building shall comply with the front, side
and rear yard setbacks of the zoning district. The distance shall be measured between the
two closest points of the carport and principal building.
ii. A carport located 10 feet or more from a principal building may extend into a required side
yard, provided all of the following conditions are satisfied:
(1) every part of such carport is unenclosed except for necessary structural supports;
(2) no part of the carport is less than five (5) feet from a side or rear lot line, and
(3) the carport is located completely within the rear yard area as defined in these zoning
regulations.
d. Maximum Number Per Lot: one
e. Paving and Street Access:
The parking area of a carport shall be paved not less than nine feet (9’) by eighteen feet (18’) and
provide access to a public street right-of-way. Said access shall be a minimum of nine feet (9’) in
width and paved. All paved surfaces shall be either concrete, asphalt or pave-stone.
f. Design Criteria:
i. Roof - Carports shall have a pitched roof of at least 2:12. Flat roofs shall be prohibited.
ii. Posts - Posts shall be constructed of brick, stone or decorative metal, such as metal lattice.
For purpose of this requirement, decorative metal shall consist of twenty-five (25) percent
opaque surfaces. The dimension of each post as viewed from each primary elevation shall
not be less than twelve inches (12”) or more than forty-eight inches (48”). Any carport with
two or more elevations that exceed the 48-inch criteria shall be considered an accessory
building and be regulated as such. Wooden posts shall be prohibited.
g. Adequacy of Plans and Specifications:
The applicant requesting a Special Use Permit to construct a carport shall submit plans and
specifications of the proposed carport for review. Said plans and specifications shall contain
sufficient information to allow the City Council to determine that the proposed carport
complies with these regulations and the City Council may require additional information when
necessary to clarify the applicant’s request. At a minimum, the drawings shall contain a plot
plan, elevation views and a description of the construction materials.
Section 3.27 - Land Development Code
ORDINANCE O-14-XXXX
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY
OF COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP
AND CHANGING THE ZONING OF LOT 2, BLOCK 3 OF THE QUAIL
CREST ESTATES ADDITION, LOCATED AT 3512 MEADOWLARK LANE
BY AUTHORIZING A SPECIAL USE PERMIT FOR AN ACCESSORY
BUILDING; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, the City of Colleyville has received an application for a Special
Use Permit for an accessory building under Case No. ZC14-
022; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be enforced
therein and to recommend a new zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan and designed
to lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration to, among other things, the character of the
districts and their peculiar suitability for particular uses, with a
view to conserving the value of buildings and encouraging the
most appropriate use of land throughout the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville
and the City of Colleyville City Council, in compliance with the
Charter of the City of Colleyville, and state law with reference
Ordinance O-14-XXXX
Page 2 of 4
to changes to zoning classifications under the Zoning Ordinance
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance
as if copied in their entirety.
Sec. 2. THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by
changing the zoning on Lot 2, Block 3 of the Quail Crest Estates
Addition located at 3512 Meadowlark Lane by authorizing a
Special Use Permit for an accessory building, as depicted on
Exhibit “A” and Exhibit “B”.
Sec. 3. THAT the above described tract of land shall be used only in the
manner and for the purposes provided by the Comprehensive
Zoning Ordinance of the City of Colleyville as heretofore
amended, and as amended herein.
Sec. 4. THAT the above described tract of land shall be subject to the
following conditions:
1. GENERAL
a. The Special Use Permit shall apply to the construction of an
accessory building.
b. The accessory building shall not exceed 1,900 square feet
in size including all covered patio areas.
c. The accessory building design and exterior materials shall
be generally consistent with Exhibit “C” and shall include a
combination of brick and stucco with a color scheme that
matches the main home.
Ordinance O-14-XXXX
Page 3 of 4
d. The accessory building shall not exceed 29 feet, five inches
in height and is hereby granted a waiver to the height
envelope requirements for adjacent properties required in
Section 3.27 of the Land Development Code.
e. The total lot coverage for all buildings located on the
subject property shall not exceed 33 percent.
d. All requirements of the Land Development Code shall be
met, except where amended herein.
Sec. 5. THAT any person, firm, or corporation violating any of the
provisions or terms of this ordinance shall be subject to the same
penalty as provided for in the Comprehensive Zoning Ordinance
of the City of Colleyville, and upon conviction shall be punishable
by a fine not to exceed the sum of Two Thousand Dollars
($2,000.00) for each offense.
Sec. 6. THAT if any section, paragraph, subdivision, clause, phrase, or
provision of this ordinance shall be judged invalid or
unconstitutional, the same shall not affect the validity of this
ordinance as a whole or any portion thereof other than that
portion so decided to be invalid or unconstitutional.
Sec. 7. THAT in addition to and accumulative of all other penalties, the
City shall have the right to seek injunctive relief for any and all
violations of this ordinance.
Sec. 8. THAT it has been found that there has been a change in
conditions in the above described property, it is now necessary
that it be given the above zoning classification in order to permit
its proper development and in order to protect the public
interest, comfort and general welfare, and requires that this
ordinance shall take effect immediately from and after its
passage.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted by City Council on the
2nd day of December 2014.
The second reading and public hearing being conducted by City Council on
the 16th day of December 2014.
Ordinance O-14-XXXX
Page 4 of 4
PASSED AND APPROVED by the City Council of the City of Colleyville, Texas,
on this the ________ day of _________________________ 2014.
ATTEST: CITY OF COLLEYVILLE
Amy Shelley, TRMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
Exhibit “A” – Location and Zoning Map
Exhibit “B” – Site Plan
Exhibit “C” – Building Elevation
City of Colleyville Page 1
City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 5c Agenda Date 11/10/2014 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a Special Use Permit for on-premises consumption alcoholic beverage
sales on Lot 1R1, Block 2, of the Town Center Colleyville Addition, located at 1205
Church Street, Case ZC14-023
Explanation
The applicant, Black Forest Ventures, has submitted a request for a Special Use Permit
(SUP) to allow alcoholic beverage sales for on-premise consumption on 2.96 acres at
1205 Church Street. The subject property is zoned CC-2-Shopping Center district and
is currently vacant. The subject property will be developed as an 8,380 square foot
restaurant. Alcoholic beverage sales for on-premise consumption are allowed in the
CC-2-Shopping Center zoning district with the approval of a SUP.
Existing Conditions. The subject property is vacant and platted.
Proposed Restaurant. The applicant is proposing to open a new restaurant named
"Black Walnut Café". Attached is a presentation describing the restaurant. An
administrative site plan has been approved for the restaurant and the building permit
is currently under review.
Parking. The Land Development Code requires one parking space per 100 square feet
of gross floor area for a restaurant use. Based on the Land Development Code
requirement of one space per 100 square feet of gross floor area for
restaurants applied to a total gross floor area of 8,380 square feet, 84 total
parking spaces are required and 89 spaces are provided. Therefore, the proposed
parking complies with the Land Development Code.
Building Design. The proposed building elevations (attached) comply with the
minimum requirements of Chapter 6-Commercial Design Standards in the Land
Development Code.
Landscaping. All site landscaping complies with the minimum requirements of
Chapter 4-Landscaping and Buffering in the Land Development Code.
Pond. The existing pond located on the eastern portion of the property will be
improved by the applicant.
Planning and Zoning Commission Agenda Briefing 5c
City of Colleyville Page 2
Renderings and details of the proposed improvements are attached. According to the
applicant, pond improvement details are as follows:
"The new pond will be stripped of all of the existing vegetation, with the exception of
the existing trees along the main street, they will remain. The existing ground will be
leveled and cleaned up, and will slope down to the water’s edge. The sloped ground
will, at a minimum, need to be Hydro seeded with a native grass and will need an
erosion control. This will be to prevent erosion and also prevent the seed from washing
out until a solid crop is germinated. The pond area will also be irrigated."
"New beds will be created and located in the best possible locations to keep the views
open to the water from the primary vantage points. New bed mix soils will be brought
in to create the seven new beds."
The above language and a rendering of the pond improvements have been added to
the proposed ordinance.
Hours of Operation. The applicant proposes the following hours of operation:
Monday through Thursday: 6:30 a.m. – 10:00 p.m.
Friday: 6:30 a.m. – 11:00 p.m.
Saturday: 7:00 a.m. – 11:00 p.m.
Sunday: 7:00 a.m. – 10:00 p.m.
Distance Requirements. The City of Colleyville Code of Ordinances require
businesses that serve alcoholic beverages to be located at least 300 feet from a
church, school, or public hospital. The distance is measured from property line to
property line for schools, and from front door to front door along the street front
property lines for churches and hospitals. The property is in compliance with this
requirement.
Master Plan. The Colleyville Master Plan designates the future use of this area for
retail and commercial land uses. The request is consistent with the goals and
objectives of the Master Plan.
Surrounding Land Uses and Zoning. The adjacent properties to the north, west and
south are zoned CC-2-Shopping Center district and developed as Town Center
Shopping Center and Lifetime Fitness. The property to the east is zoned CC-2-
Shopping Center district and CN-Neighborhood Commercial district and developed as
the Colleyville Justice Center and the Colleyville Center.
Public Notification. Staff notified 29 property owners and homeowner’s associations
Planning and Zoning Commission Agenda Briefing 5c
City of Colleyville Page 3
within 500 feet of the subject property regarding this request. Notice was sent to the
Grapevine-Colleyville IndependentSchool District as required by state law.Notice was
published in the Fort Worth Star-Telegram as required by state law and the Land
Development Code. One letter of support has been received.
Summary. The proposed Special Use Permit would authorize the sale of alcoholic
beverages for on-premise consumption. The Special Use Permit shall automatically
expire upon the abandonment of the business, change in the use, a change in
ownership, or upon termination of the Certificate of Occupancy. The restaurant will be
required to meet the 60 percent food versus 40 percent maximum alcohol sales
requirement in the Code of Ordinances. The property satisfies the distance
requirements to churches, schools, and public hospitals.
Recommendation
Approval with the following conditions:
1. GENERAL
a. The Special Use Permit shall apply to the sale of alcoholic beverages for on-premise
consumption in conjunction with a restaurant use only.
b. The name of the business authorized for on-premise alcohol sales by this Special
Use Permit shall be called “Black Walnut Cafe”.
c. The Special Use Permit shall automatically expire upon the abandonment of the
business, change in the use, a change in ownership or upon the expiration or
termination of the Certificate of Occupancy.
d. All requirements of the Land Development Code shall be met, except where
amended herein.
e. Prior to the issuance of the Certificate of Occupancy, the existing pond located on
the eastern portion of the property shall be improved consistent with the attached
Exhibit “C” and as described in Exhibit “D”.
2. HOURS OF OPERATION
a. The hours of operation shall not exceed the following schedule:
Sunday - Thursday: 6:30 a.m. - 10:00 p.m.
Friday – Saturday: 6:30 a.m. – 11:00 p.m.
Planning and Zoning Commission Agenda Briefing 5c
City of Colleyville Page 4
Attachments
1.Location and Zoning Map
2.Future Land Use Map
3.Aerial
4.Buffer Map
5.Notification List
6.Letter of Support
7.Statement of Planning Objectives
8.Site Plan
9.Building Elevations
10.Proposed Pond Improvements
11.Pond Improvement Details
12.Black Walnut Cafe Presentation
13.Proposed Ordinance
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Case ZC14-023/
Legend
Properties within 500 feet
Subject property
Parcels
SUBJECT PROPERTY
Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
Lee, Fred J Etal 3130 N Berkeley Lake Rd NW Duluth Georgia 30096 005501 Colleyville Blvd
Ltf Real Estate Mp I Llc 2902 Corporate Pl Chanhassen Minnesota 55317 001221 Church St
Bojku, Afrim & Ruzdi Bojku 5309 Collyville Blvd Colleyville Texas 76034 005309 Colleyville Blvd
Wishnick, Leslie A Allgood 16525 Preston Trail Dr Dallas Texas 75248 005307 Colleyville Blvd
Bojku, Hatidze 5309 Collyville Blvd Colleyville Texas 76034 005311 Colleyville Blvd
Colleyville, City Of 100 Main St Colleyville Texas 76034 005201 Riverwalk Dr
Maxwell, Leon C Etux Sharron L 5137 Stonebridge Dr Colleyville Texas 76034 005137 Stonebridge Dr
Seebeck, Mark C PO Box 2006 Colleyville Texas 76034 005141 Stonebridge Dr
Momsen, Willard III 5145 Stonebridge Dr Colleyville Texas 76034 005145 Stonebridge Dr
The Bridges @ Riverwalk Hoa PO Box 1183 Colleyville Texas 76034 005112 Stonebridge Dr
Branch Banking & Trust Co 150 S Stratford Rd Ste 400 Winston Salem North Carolina 27104 001201 Church St
Brady, Libby W 5405 Collyville Blvd Colleyville Texas 76034 005401 Colleyville Blvd
Mann, Christopher M Etux E L 5319 Bluebonnet Dr Colleyville Texas 76034 005319 Bluebonnet Dr
Velocis Colleyville Lp 3131 McKinney Ave # 10 Dallas Texas 75204 005505 Colleyville Blvd
Velocis Colleyville Lp 3131 McKinney Ave # 10 Dallas Texas 75204 000000 Church St
Laukien, Dirk D 24 Waterway Ave Ste 225 Spring Texas 77380 001205 Church St
Charles & Rob Ltd 8235 Douglas Ave Ste 815 Dallas Texas 75225 005601 Colleyville Blvd
Farmer, Stephen Etux Dianne 5305 Bluebonnet Dr Colleyville Texas 76034 005305 Bluebonnet Dr
Reddy, Tarakumar & Geetha D 1501 Royal Ln Colleyville Texas 76034 001501 Royal Ln
Colleyville Riverwalk Lp 700 Lawrence Ave W Ste 315 Toronto On Canada M6A 3B4 005605 Colleyville Blvd
Vandergriff, Joan 5317 Bluebonnet Dr Colleyville Texas 76034 005317 Bluebonnet Dr
Colleyville, City Of 100 Main St Colleyville Texas 76034 005301 Riverwalk Dr
Velocis Colleyville Lp 3131 McKinney Ave # 10 Dallas Texas 75204 005199 Riverwalk Dr
Riverwalk Owners Assn PO Box 260997 Plano Texas 75026 001200 Riverwalk Ct
Grapevine-Colleyville ISD 3051 Ira E. Woods Ave.Grapevine Texas 76051 Courtesy Notice
Kingswood Estates HOA PO BOX 978 Colleyville Texas 76034 Courtesy Notice
Riverwalk at Colleyville 1108 Nueces Court Colleyville Texas 76034 Courtesy Notice
The Bridges @ Riverwalk Hoa PO Box 1183 Colleyville Texas 76034 Courtesy Notice
Black Forest Ventures 24 Waterway Ave Ste 225 The Woodlands Texas 77380 Applicant
Public hearing notices were mailed
October 30, 2014 by Taci Wrisley
Notification List
Letter of Support
Black Walnut Café – Colleyville 1205 Church Street Special Use Permit Application
Statement of Planning Objectives:
Established in 2002, Black Walnut Café is a contemporary American fast casual concept that appeals to
everyone. Whether you want an eggs benedict, coffee, dessert, martini, a hand crafted sandwich, certified
Angus pot roast or an Asian tuna salad, we have it all.
Our passion for excellence and the desire to provide a consistent dining experience is imbedded in all
our partners.
We are a true home away from home. You can experience a level of comfort created by warm high back
chairs, belt driven fans, wood paneling, and high definition TVs, along with many other wonderful aspects
of our dining experience that is unmatched in the fast casual world. Plus, our patio atmosphere allows
guests to take advantage of good weather.
We fill a niche in the industry making it hard to directly compare us to any other fast casual concepts.
We truly appreciate our regulars. Over 100 unique items on our breakfast/lunch menu will always keep
our guests coming back for more. We not only listen to feedback from our guests and partners but we act
on it. Items such as weekly features, drink features, many of our creative menu items and developing
successful operational systems would never be possible if we did not listen and then act.
We use only quality ingredients in our kitchens, freshly prepared. It is obvious that we cook everything to
order and we take great pride in our product.
The diversity and appeal of the menu as well as the concept allow us to be successful in many different
types of areas and centers.
Business Hours: Mon- Thursday: 6:30AM - 10PM
Friday: 6:30AM - 11PM
Saturday: 7AM - 11PM
Sunday: 7AM - 10PM
Development Schedule: Construction is scheduled to begin December 2014 and complete in June
2015.
Economic Development Information
Building square foot: 7,020 GSF
Estimated Sales Per Square Foot: Not available at this time
Estimated Sales Per Year: Not available at this time
Statement of Planning Objectives
CITY OF COLLEYVILLE TARRANT COUNTY, TEXAS BC140319/19/14Scale:Date:Job No.:BLACK WALNUT CAFESITE PLAN C3
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17010 LAZY HILL LANE, SPRING, TX. 77379 ∙ 281.203.7615 ∙
“Exhibit A”
Black Walnut Café Colleyville
LANDSCAPE DESIGN & CONSTRUCTION
The new pond will be stripped of all of the existing vegetation, with the exception of the existing trees along
the main street, they will remain. The existing ground will be leveled and cleaned up, and will slope down to the
water’s edge. The sloped ground will, at a minimum, need to be Hydro seeded with a native grass and will need an
erosion control. This will be to prevent erosion and also prevent the seed from washing out until a solid crop is
germinated. The pond area will also be irrigated
New beds will be created and located in the best possible locations to keep the views open to the water from
the primary vantage points. New bed mix soils will be brought in to create the seven new beds.
Material List:
Mulch Black or Brown 10 1 yd.
Archer Mix - Bedding Mix 40 1 yd.
Miscanthus Grass 40 3 g
Muhly 61 3 g
Holly, Dwarf Yaupon 16 3 g
Crape Myrtle 6 30 gal
Bald Cypress 12 45 gal
Live Oak 3 30 gal
1 www.archerservicesonline.com
AARON DOUD & PAUL DOUD
Pond Improvement Details
1
COMPANY OVERVIEW
Black Walnut Cafe Presentation
About Black Walnut Café
2
Black Walnut Cafe Presentation
About Black Walnut Café
A Contemporary American ‘fast-casual’
restaurant concept with a diverse menu
that appeals to anyone, anytime!
3
Black Walnut Cafe Presentation
About Black Walnut Café
4
•Founded in 2002, A fast casual, counter
service restaurant, serving breakfast,
lunch & dinner 7 days a week
•Open early – close late
•100+ unique menu items, from salads
to burgers, pasta to breakfast entrées
•To -go and Catering available
Black Walnut Cafe Presentation
Breakfast
5
Black Walnut Cafe Presentation
Salads
6
Black Walnut Cafe Presentation
Sandwiches & Burgers
7
Black Walnut Cafe Presentation
Desserts & Gelato
8
Black Walnut Cafe Presentation
Interior
9
Black Walnut Cafe Presentation
Ordering
10
Black Walnut Cafe Presentation
Heated Patio
11
Black Walnut Cafe Presentation
Dining Room
12
Black Walnut Cafe Presentation
Full Service Bar
13
Black Walnut Cafe Presentation
Current Locations
14
•7 in Houston
•1 in Austin
•1 in Dallas
Black Walnut Cafe Presentation
The Growth: Future Locations
•Under Construction:
–Coppell, Texas (Dallas North)
–Flower Mound, Texas (Dallas North)
–Frisco, Texas (Dallas North)
–Colleyville, Texas (Dallas North)
•Up & Coming
–North Austin
–Oklahoma
15
–Florida
–Atlanta
Black Walnut Cafe Presentation
Four Points - Austin, TX
16
Black Walnut Cafe Presentation
Four Points – Austin, TX
17
Black Walnut Cafe Presentation
Allen, TX
18
Black Walnut Cafe Presentation
www.blackwalnutcafe.com
19
Black Walnut Cafe Presentation
ORDINANCE O-14-XXXX
AMENDING THE ZONING ORDINANCE AND THE OFFICIAL ZONING
MAP BY CHANGING THE ZONING ON LOT 1R1, BLOCK 2 OF THE
TOWN CENTER COLLEYVILLE ADDITION, LOCATED AT 1205 CHURCH
STREET, BY AUTHORIZING A SPECIAL USE PERMIT FOR THE SALE OF
ALCOHOLIC BEVERAGES FOR ON-PREMISE CONSUMPTION;
PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00); AND PROVIDING AN EFFECTIVE
DATE
WHEREAS, the City of Colleyville has received an application for on-
premise consumption of alcohol under Case No. ZC14-023; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be enforced
therein and to recommend a new zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan and designed
to lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration to, among other things, the character of the
districts and their peculiar suitability for particular uses, with a
view to conserving the value of buildings and encouraging the
most appropriate use of land throughout the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville
and the City of Colleyville City Council, in compliance with the
Charter of the City of Colleyville, and State Law with reference
to changes to zoning classifications under the Zoning Ordinance
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
Ordinance O-14-XXXX
Page 2 of 4
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance
as if copied in their entirety.
Sec. 2. THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by
changing the zoning on Lot 1R1, Block 2, of the Town Center
Colleyville Addition, located at 1205 Church Street, by
authorizing a Special Use Permit for the sale of alcoholic
beverages for on-premise consumption, as depicted on Exhibit
“A” and Exhibit “B”.
Sec. 3. THAT the above described tract of land shall be used only in the
manner and for the purposes provided by the Comprehensive
Zoning Ordinance of the City of Colleyville as heretofore
amended, and as amended herein.
Sec. 4. THAT the above described tract of land shall be subject to the
following conditions:
1. GENERAL
a. The Special Use Permit shall apply to the sale of alcoholic
beverages for on-premise consumption in conjunction with a
restaurant use only.
b. The name of the business authorized for on-premise alcohol
sales by this Special Use Permit shall be called “Black Walnut
Cafe”.
c. The Special Use Permit shall automatically expire upon the
abandonment of the business, change in the use, a change in
ownership or upon the expiration or termination of the
Certificate of Occupancy.
Ordinance O-14-XXXX
Page 3 of 4
d. All requirements of the Land Development Code shall be met,
except where amended herein.
e. Prior to the issuance of the Certificate of Occupancy, the
existing pond located on the eastern portion of the property
shall be improved consistent with the attached Exhibit “C” and
as described in Exhibit “D”.
2. HOURS OF OPERATION
a. The hours of operation shall not exceed the following
schedule:
Sunday - Thursday: 6:30 a.m. - 10:00 p.m.
Friday – Saturday: 6:30 a.m. – 11:00 p.m.
Sec. 5. THAT any person, firm or corporation violating any of the
provisions or terms of this ordinance shall be subject to the same
penalty as provided for in the Comprehensive Zoning Ordinance
of the City of Colleyville, and upon conviction shall be punishable
by a fine not to exceed the sum of Two Thousand Dollars
($2,000.00) for each offense.
Sec. 6. THAT it has been found that there has been a change in
conditions in the above described property, it is now necessary
that it be given the above zoning classification in order to permit
its proper development and in order to protect the public
interest, comfort and general welfare, and requires that this
ordinance shall take effect immediately from and after its
passage.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the 2nd day of
December 2014.
The second reading and public hearing being conducted on the 16th day of
December 2014.
PASSED AND APPROVED by the City Council of the City of Colleyville, Texas,
on this the ________ day of _________________________ 2014.
Ordinance O-14-XXXX
Page 4 of 4
ATTEST: CITY OF COLLEYVILLE
Amy Shelly, TRMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
Exhibit “A” – Location and Zoning Map
Exhibit “B” – Site Plan
Exhibit “C” – Pond Exhibit
Exhibit “D” – Pond Improvement Details
City of Colleyville Page 1
City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 5d Agenda Date 11/10/2014 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the CC-2 Shopping Center zoning district to the
PUD-C-Planned Unit Development-Commercial zoning district on 1.94 acres of Abstract
352, of the Elizabeth Cox Survey, located at 5200 State Highway 121, Case ZC14-024
Explanation
Paul Cragun, Cumulus Design, is requesting to rezone 1.94 acres located at 5200
SH121 from the CC-2-Shopping Center zoning district to the PUD-C-Planned Unit
Development Commercial district in order to develop a hotel.
Existing Conditions. The property is unplatted and is undeveloped.
Proposed Rezoning Request. The applicant has submitted a Statement of Planning
Objectives (attached) describing the proposed development. The applicant is
requesting to rezone to the PUD-C zoning district to develop the site for a five story
hotel with 96 guest rooms and 500 square feet of meeting space. The proposed hotel
would be called “Hampton Inn”.
Hotels are allowed by right in the CC-2-Shopping Center zoning district. However, the
applicant is requesting several waivers and, therefore, is requesting the PUD-C zoning.
The requested waivers include the following:
1. Hotel definition: Chapter 2-Definitions in the Land Development Code defines a hotel
as follows: ‘A building or group of buildings, of which the main function is to provide
rooms for temporary lodging where entrance to each room is gained from a completely
enclosed area and which structure shall also contain a restaurant and conference
rooms, and may also include various personal service shops”. While the hotel will serve
a “hot” breakfast for guests, the proposed hotel will not contain a full service
restaurant as required by the definition.
2. Maximum Height: The maximum height allowed for any building in the CC-2-
Shopping Center district is four (4) stories. However, Section 3.28(D)5 in the Land
Development Code states the following: “In CC and ML zoning districts, the City
Council may vary the maximum height of a building if the City Council finds that the
location and/or configuration of the building is such that it will conform to the
surrounding area and provide adequate light and air under the circumstances. For each
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 2
foot of proposed height over the standard, there shall be a foot increase in the front
and rear yards or as approved by the council. The request for a variance shall be
accompanied by a site plan of the property and an architectural drawing of the
proposed building”.
The total proposed height of the hotel is 77 feet to the top of the highest parapet.
According to the site plan, the hotel will be setback 87 feet from SH121 right-of-way.
Therefore, given the maximum height allowance of 35 feet for buildings located in the
CC2-Shopping Center district, and the minimum 40 foot front setback requirement for
the CC2 zoning district, based on the above requirement, an additional 42 feet would
be required to be added to the 40 foot setback such that a minimum setback of 82 feet
would be required. Therefore, although the proposed hotel meets the prescribed
setback guideline, City Council approval of a waiver is still required.
3. Parking: the applicant requests waivers from the total parking to be provided and
from the parking space dimension requirements. Given 96 guest rooms, 500 square
feet of meeting space proposed in addition to hotel office space, a total of 98 parking
spaces are required. The applicant proposes to provide 96 total parking spaces.
Additionally, of the 96 parking spaces, in order to make room for more parking on the
site, the applicant proposes to reduce the size of 27 parking spaces and label these
spaces as “compact car parking”. The minimum dimensions for 90 degree parking in
the Land Development Code is 9’ x 18’. The proposed compact car parking would be 8’
x 18’.
4. Landscaping: The applicant is requesting a waiver to the following requirement
found in Section 4.6(3) of the Land Development Code, which states, “Twenty percent
(20%) of the total land area in any proposed development shall be landscaped. At least
fifty percent (50%) of the total landscaped area shall be located in the street yard(s)”.
Given the limited space on the site, the applicant requests that the 20 percent
requirement be reduced to 18 percent and that the 50 percent street yard requirement
be reduced to five percent.
5. Tree Preservation: The applicant requests the following waivers to the tree
preservation regulations:
Section 5.9 – Minimum Tree Preservation Requirements. The applicant requests a full
waiver to this requirement. Based on the current canopy coverage on the property, a
minimum of 50 percent of the existing canopy coverage would be required to be
preserved in place under the requirements of this section.
Section 5.12 – Mitigation Requirements. The applicant requests that the mitigation
requirements for any protected trees be reduced to one-half the current requirement of
one inch planted for one inch removed with minimum planting requirement of a six
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 3
inch caliper tree, or payment into the tree mitigation fund at a rate of $250 per caliper
inch. Based on a preliminary tree survey provided by the applicant, approximately 200
inches of non-exempt trees exist on the site. Staff recommends that no waiver be
granted to this specific provision.
With the exception of the tree mitigation waiver request, all of these requested waivers
have been added to the proposed ordinance.
Master Plan. The rezoning request is consistent with the future land use
recommendations of Colleyville Master Plan, adopted in 2004, which designates the
subject property for retail commercial uses.
Lot Dimensions and Setbacks. The PUD-C zoning district establishes a 40-foot front
yard setback, a 10-foot side yard setback, and a 25-foot rear yard setback. The
proposed development meets the front, side and rear yard setback requirements.
Building Design Standards and Height. The applicant has submitted building
elevations of the proposed hotel. The proposed buildings will be required to comply
with the provisions of Chapter 6-Commercial Building Design in the Land Development
Code.
As mentioned above, the proposed building will contain five stories and will be 77 feet
in height. The proposed building height has been reviewed and accepted by the Fire
Department. Existing fire apparatus ladder equipment in the City of Colleyville has the
ability reach all rooms in the hotel from the fire lanes shown on the site plan.
Parking. As mentioned above, the site plan provides 96 parking stalls with 27 spaces
designated as “compact car parking”.
Perimeter Fencing. The applicant proposes an 8-foot tall masonry fence along the
rear lot line, adjacent to the Colleyville Heritage High School parking lot.
Garbage Container Screening. The Land Development Code requires all garbage
container enclosures and containers to be located behind all required building setbacks
with the enclosure to be composed of masonry materials. Based on the attached site
plan the proposed garbage container enclosure complies with the requirements of the
Land Development Code.
Landscaping. As mentioned above, the applicant requests a waiver to the minimum of
20 percent landscaping on the site and to reduce to 50 percent street yard landscaping
requirement to five percent.
All plantings proposed on the attached landscape plan comply with the minimum
requirements of Chapter 4-Landscaping and Buffering in the Land Development Code.
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 4
Signage. Per the attached exhibit, the applicant proposes to construct a 65 foot high
pole sign at the front entrance of the property adjacent to SH121. This exceeds the
maximum height allowed by Chapter 7-Sign Regulations in the Land Development
Code by 30 feet. However, on the attached site plan, the applicant notes that the sign
will be 35 feet high and comply with the requirements of the Land Development Code.
Staff recommends that all site signage meet the minimum requirements of the Land
Development Code.
Access. The site will derive access from SH121 and through an existing mutual access
easement linking the subject property to the existing adjacent property to the south,
which contains an existing restaurant.
The applicant is also required to provide for future mutual access to the adjacent
property to the north, which is currently developed as a single family residence.
Sidewalks. A minimum five foot wide sidewalk is required along SH121 at the time of
construction.
Traffic Generation. Per the Institute of Transportation Engineers 6th Edition Trip
Generation manual, based a total of 96 rooms, hotel uses generate an average rate of
698 trips per weekday.
Hotel Occupancy Tax Ordinance. On February 3, 1998 the City Council approved a
hotel/motel occupancy tax for the City under Ordinance O-98-1088 (attached).
According to the ordinance, the City collects seven percent of the total room rental
charge. This amount is the maximum collection rate allowed by the State of Texas for
cities.
Minimum Hotel Standards. There are currently no hotels in Colleyville. Other than
the definition of a hotel and the occupancy tax ordinance noted above, there are no
other specific provisions in any City codes.
Therefore, staff proposes adding the following provisions to the proposed ordinance:
- The establishment shall furnish customary hotel service, including but not limited to
laundry service, linen service, telephone, maid service, use of and up-keep of
furniture.
- The establishment shall maintain a register of guests, however, no guest shall be
registered for more than thirty (30) consecutive days.
- Guest rooms shall not be used in any form or manner as a permanent residence.
- The use of exterior corridors on any exterior façade of the building shall be
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 5
prohibited. Exterior access to guestrooms shall only be permitted for rooms facing a
courtyard that is enclosed on four sides by the hotel building.
- Outdoor recreational facilities such as swimming pools, sports courts and playgrounds
shall be located behind the building, or if located on the side of the building shall not
be forward of the front building elevation that is closest to the street. The facility must
be screened from view of public rights-of-way by fencing, landscaping, or a
combination of these. Wood or chain link fencing shall not be permitted.
- The city manager or his/her designee shall have the authority to require that the
establishment obtain a license to operate as a hotel in the City. Said license may
require periodic renewals and/or inspections in addition to other requirements that
promote the health, safety and welfare of the community.
Surrounding Properties. The property to the north is zoned CC-2-Shopping Center
District and contains a single family home. The property to the east is located on the
other side of SH121 in the City of Grapevine and zoned and used for freeway
commercial uses. The property to the west is zoned CC-2-Shopping Center District and
is developed as Colleyville Heritage High School. The property to the south is zoned
CC-2-Shopping Center District and is developed as La Hacienda Ranch restaurant.
Public Notification. Staff mailed notices to eight adjacent property owners regarding
this request and all homeowners associations within 500 feet. Notice was sent to the
Grapevine/Colleyville Independent School District as required by state law. Notice was
published in the Fort Worth Star-Telegram as required by state law and the Land
Development Code. Staff has received no correspondence to date.
Summary. The proposed hotel would be the first to locate in Colleyville. The hotel
would be five stories high and contain 96 guest rooms. The applicant is requests five
waivers from the requirements of the Land Development Code. With the exception of
the tree mitigation waiver request, these waivers are contained in the proposed
ordinance. The proposed use is allowed by right in the existing zoning on the property
and complies with the future land use recommendations of the Master Plan. As such,
staff recommends approval of the use of a hotel. However, most of the waivers
requested by the applicant, while contained the proposed ordinance, will ultimately
require approval at the sole discretion of the Planning and Zoning Commission and the
City Council.
Recommendation
Approval with the following conditions:
1. GENERAL
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 6
a. Permitted uses shall be limited to a hotel as permitted herein.
b. The proposed development is subject to all the regulations contained in the Land
Development Code, except as amended by this ordinance.
c. Prior to the issuance of any building permit, a plat of the subject property shall be
submitted, approved and filed with the Tarrant County Clerk.
d. The layout of the building, driveways and parking on the property shall be generally
consistent with Exhibit “D”.
2. BUILDING AND SITE COMPLIANCE PROVISIONS
a. The building shall comply with the provisions of Chapter 6-Commercial Design
Standards in the Land Development Code and shall be generally consistent with Exhibit
“E”.
b. A minimum of 18 percent of the site shall be landscaped and a minimum of five
percent of the street yard between the building and SH121 shall be landscaped.
Otherwise, all landscaping shall meet the minimum requirements of Chapter 4-
Landscaping and Buffering in the Land Development Code.
c. The hotel shall be exempt from the requirement that a restaurant be located on the
site/building.
d. The maximum height of the building shall not exceed five stories and 77 feet in
height as shown in Exhibit “E”.
e. A minimum of 96 parking spaces shall be provided on the subject property. A
maximum of 27 parking spaces may be designated as “compact car parking”. Said
parking may contain a reduced 90 degree parking stall width of eight (8) feet from the
minimum requirement of nine (9) feet.
f. An exemption is hereby granted to Section 5.9 of the Land Development Code
governing the minimum tree preservation requirements on the subject property.
g. Prior to the issuance of the Certificate of Occupancy, a minimum eight (8) foot
decorative masonry fence shall be built along the entire west property line of the
subject property.
3. MINIMUM HOTEL STANDARDS
a. The hotel shall comply with all provisions of Ordinance O-98-1088.
b. The hotel shall furnish customary hotel service, including but not limited to laundry
Planning and Zoning Commission Agenda Briefing 5d
City of Colleyville Page 7
service, linen service, telephone, maid service, use of and up-keep of furniture.
c. The hotel shall maintain a register of guests, however, no guest shall be registered
for more than thirty (30) consecutive days.
d. Guest rooms shall not be used in any form or manner as a permanent residence.
e. The use of exterior corridors on any exterior façade of the building shall be
prohibited. Exterior access to guestrooms shall only be permitted for rooms facing a
courtyard that is enclosed on four sides by the hotel building.
f. Outdoor recreational facilities such as swimming pools, sports courts and
playgrounds shall be located behind the building, or if located on the side of the
building shall not be forward of the front building elevation that is closest to the street.
The facility must be screened from view of public rights-of-way by fencing,
landscaping, or a combination of these. Wood or chain link fencing shall not be
permitted.
g. The city manager or his/her designee shall have the authority to require that the
establishment obtain a separate administrative license to operate as a hotel in the City.
Said license may require periodic renewals and/or inspections in order to enforce
compliance with all applicable codes, including this ordinance, in addition to other
requirements that promote the health, safety and welfare of the community.
Attachments
1.Location and Zoning Map
2.Aerial
3.Future Land Use Map
4.Buffer Map
5.Notification List
6.Statement of Planning Objectives
7.Site Plan
8.Building Elevations
9.3D Rendering of Hotel
10.Landscape Plan
11.Pole Sign Detail
12.Ordinance O-98-1088
13.Proposed Ordinance
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Location and Zoning Map
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City of Grapevine
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Case ZC14-024/
Legend
Properties within 200 feet
Subject property
Parcels
City Limit
Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
121 Comprades Ltd 3901 Gillon Ave Dallas Texas 75205 005174 State Hwy 121
Jns Living Trust Etal PO Box 1948 Colleyville Texas 76034 000000 State Hwy 121
Grapevine Colleyville ISD 3051 Ira E Woods Ave Grapevine Texas 76051 005401 Heritage Ave
Newell, Dorcus D 5312 State Highway 121 Colleyville Texas 76034 005312 State Hwy 121
Jr's Establishment Llc 5400 State Highway 121 Colleyville Texas 76034 005400 State Hwy 121
Grapevine Colleyville ISD 3051 Ira E Woods Ave Grapevine Texas 76051 Courtesy Notice
City of Grapevine P.O. Box 95140 Grapevine Texas 76099 Courtesy Notice
Paul Cragun, Applicant 2080 N. Hwy 360, Suite 240 Grand Prairie Texas 75050 Applicant
Public hearing notices were
mailed Thurs., Oct. 30, 2014
by Taci Wrisley
Notification List
Cumulus Design □ P.O. Box 2119 □ Euless, Texas 76039 □ (214)235‐0367
Introduction:
Icon Lodging would like to propose constructing a selective service hotel on an existing vacant property
located on State Highway 121. Icon Lodging and its affiliates currently own several hotels throughout
Texas, Arkansas, and Louisiana. The proposed hotel is located on an existing vacant site that has been
unoccupied since 2000. The site is located to the north of the existing La Hacienda Ranch and to the east
of Colleyville Heritage High School. The property to the north is currently a single family home but is
zoned as CC2—Shopping Center District.
The hotel will be a 5‐story structure, with approximately 96 guest rooms and 96 parking spaces on the
1.94 acre site. The building will also have a 500 square foot meeting space that will be wired with the
latest technology to cater to both corporate and leisure customer needs. The hotel is strategically
located along State Highway 121 where it is ideal to bring corporate business travelers and vacationers
into the City of Colleyville. The hotel’s prime location will also attract additional customers for the
surrounding restaurants and retails stores, further benefiting the City of Colleyville and its tax base. The
hotel will also have an influence upon the redevelopment or reuse of some of the currently vacant
spaces.
Icon Lodging’s focus for this hotel is to provide a state‐of‐the‐art hotel experience to the City of
Colleyville and its citizens. The hotel will feature modern décor throughout the common spaces and the
guestrooms. Each guest room will provide an exceptional choice of amenities, comfort, and the latest in‐
room technology. The hotel will feature an expanded fitness area that is very popular with today’s
travelers and health conscious guests. In addition to the fitness area, the hotel will have a unique
interior and exterior swimming pool and spa concept to cater to the needs of families, travelers, and
vacationers all year round.
The hotel will also incorporate many “green initiatives” both in its construction and day‐to‐day
operations. Some of the features proposed for the hotel will include LED interior and exterior lighting,
water and energy conservation practices in both the guest rooms and overall operations of the hotel.
The hotel will provide a guide to encourage water and energy conservation in every guest room. The
hotel will have a recycling program available to guests so as to reduce its environmental footprint. This
keen focus will provide an environmentally friendly hotel and guest experience and will set a new
standard for future hotel developments in the City of Colleyville.
Statement of Planning Objectives
Cumulus Design □ P.O. Box 2119 □ Euless, Texas 76039 □ (214)235‐0367
Statement of Planning Objectives:
The proposed hotel for the site consists of a five story building with the façade to meet the City of
Colleyville’s commercial design standards. The building façade articulation will be varied in order to
provide an appealing building and site layout. The building footprint was shortened to provide more
room for landscaping and parking on the site. The proposed 5 story building will be 63’ 10” from the top
of slab to the top of the parapet. The building is designed to provide the same amenities and
guestrooms as the larger prototype 4 story building. The 5 story building allows for the site to be used
efficiently and meet with City of Colleyville’s design standards. The five story configuration is necessary
to meet the brand’s design standards of a minimum of 90 guestrooms.
The building will have a 500 square foot meeting room to provide space for guests and visitors to use, as
well as 96 guestrooms. The site layout includes 96 parking spaces, configured with islands to allow for
trees and landscaping in the parking. This will help alleviate the “sea of pavement” problem that often
occurs in parking lots. The majority of the parking will be located behind the building, where it will
lessen the visual impact from State Highway 121.
The design of the site and the building was done to provide visibility from the frontage road, while
maximizing landscaping in the areas in front of the building. The building will have a 50 foot setback
from the frontage road and will be centered between the north and south property lines. The building is
over 200 feet from the shared property line between the school and the hotel. There is no outdoor
storage on the site and is surrounded by CC2 (Shopping Center District) zoning.
The hotel will not have any alcohol sales on site due to the close proximity of Colleyville Heritage High
School. The site will meet all public safety requirements including a firelane around the entire building
as well as being a fully sprinkled building. The existing driveway to the frontage road of State Highway
121 will be rebuilt to TxDOT Standards and will be the principal point of access to the site. A secondary
point of access will be located on the southwest corner of the site, as a continuation of the existing
mutually shared drives with the restaurants to the south. There will be no pedestrian or vehicular access
to the school site to the west. The site will have a security monitoring system for the safety of guests
and staff.
Icon Lodging would like to request that variances be granted for the development of the site as part of
the planned use development. As part of the development of the site, many of the existing trees will be
removed from the site. While trying to maximize the landscaping areas to meet brand requirements, we
would like to ask for a reduction of the required existing tree coverage to be preserved. We request that
a reduction to 0% for the required tree coverage to be preserved be granted. During the site layout
process, it was attempted to configure the site to save the existing trees as much as possible. With the
parking, firelane, building, and access requirements, we are unable to preserve any of the existing trees.
Icon Lodging has worked with the building articulation and the landscaping plans to complement the
surrounding areas while providing the maximum green space. Icon Lodging’s intent with the landscaping
and site design is to form a visually aesthetic and pleasing environment for the guests, employees and
the City of Colleyville.
The second variance being requested is the requirement that a hotel has a restaurant, as defined in
chapter 2 of the land development code. The hotel will have the typical hot breakfast and snack bar area
for the guests. Icon Lodging believes that the hotel will complement the surrounding restaurants, which
Statement of Planning Objectives
Cumulus Design □ P.O. Box 2119 □ Euless, Texas 76039 □ (214)235‐0367
include J.R.’s Steakhouse, La Hacienda Ranch, and Rio Mambo. This will provide more cliental to the City
of Colleyville’s restaurants from the hotel guests. There are approximately 4 full service restaurants
within 1,000 feet of the proposed hotel as well as other fast food locations a short distance further.
These surrounding restaurants will provide the restaurant services that hotel guests will desire while
staying in the City of Colleyville. The new hotel may also spur the redevelopment or reuse of the former
Mac’s and Gator’s spaces.
The third variance is from the parking space dimension requirement in chapter 3 of the land
development code. Icon Lodging would like to incorporate compact parking spaces into the site. Many
of the guests for the hotel will be coming from DFW airport and will either be riding on shuttles and
taxis, sharing a car, or driving smaller compact rental vehicles. The request is for the allowance of
twenty‐five percent of the required parking to be compact parking spots. The compact parking spaces
proposed will be 8’ wide and 18’ deep. The reason for this request is that by utilizing compact spaces on
the site, the landscaping areas can be increased. This would benefit the site and the surrounding by
allowing more vegetation and lawn areas, as well as reduce the amount of rain runoff from the site.
Another request Icon Lodging would like to make is for a reduction of the required landscape mixture.
Due to the site requirements, the site landscaping is 18% of the total land site. The requirement for 20%
is found in chapter 4, section 4.6‐3. We would request that a variance be granted for the required 50%
of the total landscape are to be in the street yard. This requirement is found in chapter 4, section 4.6‐3.
Per the brand requirement, the hotel is located in the front of the site to provide visibility. There will be
landscaping to screen the parking and around the porte‐cochere supports. We ask that the requirement
is reduced to 5% for the total landscaping in the front yard.
The final request we ask for is regarding chapter 5, section 5.10‐A. The existing requirement is that
replacement trees shall be planted in order to equal the total diameter inches of trees slated for
removal. With the proposed landscaping areas, an equivalent amount of caliper inches cannot be
replaced on the site. We request the requirement be reduced to 1/2 inch replacement be required per
inch removed.
We would like to thank you for your time to review this application. The city staff has been very helpful
and accommodating during this entire process. We are happy to work with the City of Colleyville to
address any comments or concerns with regards to the proposed hotel development.
Development Schedule:
The estimated time for commencement of construction: Spring 2015
The estimated time for finishing construction: Summer 2016
Statement of Planning Objectives
Cumulus Design □ P.O. Box 2119 □ Euless, Texas 76039 □ (214)235‐0367
Economic Development Information
The employment base in Colleyville will be diversified by the addition of these hospitality jobs. This
positive economic impact will not only be for the hotel, but also the accompanying and surrounding
businesses.
Total Square Footage of Building: 65,000
Total Number of Guest Rooms:96
Estimated Sales per Square Foot:N/A
Average Estimated Room Charge:$135.00
Average Occupancy Rate:68%
Estimated Occupancy Tax for First Year:$189,000
Total Estimated Occupancy Taxes for First 5 Years:$949,000
Additional Estimated Economic Impact per Year by
Guests on City of Colleyville Retail, Food and
Beverages, and Gas:
$150,000
Additional Estimated Economic Impact for 5 Years
by Guests on City of Colleyville Retail, Food and
Beverage, and Gas:
$750,000
Estimated Construction Costs:$11,000,000
Estimated Number of Full‐Time Employees:20 full time jobs and additional construction
related jobs
Estimated Property Taxes paid over 5 Years:$875,000
Total Economic Impact on the City of Colleyville
over 5 Years:
$13,574,000
Statement of Planning Objectives
Cumulus Design Firm #14810 2080 N. Highway 360, Suite 240 Grand Prairie, Texas 75050 Tel. 214.235.0367
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