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Home My WebLink AboutPlanning and Zoning Commission-Agenda Packets-12/12/2005 city or ll@ Texas AGENDA PLANNING AND ZONING COMMISSION City Hall Council Chambers - 100 Main Street Monday, December 12, 2005 REGULAR MEETING 7:00 P.M. CALL TO ORDER ROLL CALL Commissioners Robert McCormick, David Dudziak, Thomas Bartkowski, Jeff Byerly, Mary Taylor, John Blassingame and Denis Duffy Commissioner Blassingame INVOCATION PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES November 28,2005 LEGAL BRIEFING BY CITY ATTORNEY CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA REGULAR AGENDA ITEMS PUBLIC HEARING AGENDA ITEMS 1. Case P-05-042 - PUBLIC HEARING - Replat on 4.62 acres on Lot 1, Block 1 of the Newgren Addition located at 200 John McCain Road 2. Case Z-05-034 - PUBLIC HEARING - A request by Realty Capital Corporation to amend the zoning and development requirements of the Planning and Zoning Commission Agenda -December 12, 2005 Page 1 0'2 Planned Unit Development for the Village at Colleyville Addition, located at Main Street and Pleasant Run Road 3. Case Z-05-035 - PUBLIC HEARING - Request for a zoning change from AG Agricultural and CN Neighborhood Commercial to PUD-C Planned Unit Development Commercial on 3.2 acres located at 3798 and 3800 Glade Road TABLED ITEMS STAFF COMMENTS. REPORTS AND DISCUSSION ITEMS COMMISSIONERS' COMMENTS AND REPORTS ADJOURNMENT ~ Amy Shelley, Planning and Zoning Assistant Posted: Thursday, December 8, 2005, 4:30 p.m. Planning and Zoning Commission Agenda -December 12, 2005 Page 2 0'2 .~ l'exas PLANNING AND ZONING COMMISSION MEETING MINUTES - November 28, 2005 LEGAL BRIEFING None Chairman Byerly called the meeti 0 order at 7:00 p.m. CALL TO ORDER PLEDGE OF ALLEGIANCE Present: Commissioners, Dudziak, Thomas Bartk Blassingame, Denis Du . (:I J Barry LeBaron an, y Shelley present. . The invocaU' given by . .~,::;. Bartkowski ":;~::::;:;::. ';'~:t~~~;::.. "'Z~ Dave John ROLL CALL were INVOCATION APPROVAL OF MINUTES. Commissioner Dudziak moved to appr written. Commissioner Duffy seconded. " The motion was approve.. ~.~lIowing Aye: McCormick, Dud .:b' ": .ki, Tay Nay: None 5 meeting minutes as ....~ Barry LeBaron case and briefed the Commissioners. Commissioner Byer ed the public hearing at 7:10 p.m. Jim Dewey, the applicant, came forward to present the request and brief the Commissioners. David Staley, property owner and developer of the property, came forward to present the request and brief the Commissioners. Commissioner Duffy questioned Mr. Staley regarding the detention pond being in the upper left corner, is that also the open space areas for sports? Mr. Staley replied the detention area will be to the side. Commissioner Duffy questioned Mr. Staley regarding Planning & Zoning Commission Minutes - November 28, 2005 Page 10f6 where the aeration pond would be placed? Mr. Staley replied wanting to defer that question to the Engineer. Commissioner Duffy questioned Mr. Staley if the Homeowner's Association (HOA) information would be provided at the time of platting? Mr. Staley replied correct. Commissioner Duffy questioned Mr. Staley regarding if the 25 foot right of way has been acquired for the open space area and tree planting? Mr. Staley replied the 25 foot right of way has been acquired. There being no one wishing to speak, the public hearing close " Barry LeBaron stated the detention/retention pond will be the property. An aeration device would not be placed' water in it for a short period of time. Commissioner Byerly questioned staff regarding' of the master plan? Barry LeBaron replied st fronting the street at the 25 foot right of way. . Commissioner Duffy made motion to appr" '3. Commissi' :J~r Byerly seconded. The motion was approved by the f Aye: McCormick, Dudziak, Bartk .. Nay: None 2. Case Z-05-01 CC2-Shoppin Residential.:" a zoning change from .a masonry wall on the drawing that is in front of that ed th eveloper would have to provide access through the ',Commissioner Duffy stated to staff the access has not been ed this request is for zoning and at the time of platting, the Commissioner Duffy stated there has been PUD regulation changes made since this application was submitted. Barry LeBaron concurred. Commissioner Duffy stated the Planning & Zoning Commission Minutes - November 28, 2005 Page 2 of 6 open space calculations probably include the islands; however the PUD regulations now do not permit the islands to be included. Barry LeBaron concurred. Commissioner Duffy stated the lower left hand of the southwest corner has a major pond in it. There is a path at the south end of the property that goes around those small ponds, but he stated not seeing any other paths. Commissioner Duffy questioned staff regarding the old and new PUD regulations, the new rules state 25 feet of open space is required after the right of way dedication for McDonwell School Road; '~\,'ever the chart does not indicate the 25 foot requirement. Barry LeBaron replied \'eloper has provided a greenbelt along the northern edge of the property but st' knowing if it is 25 feet or not being that was not one of the standards at the r LeBaron stated staff did not gage the maximum open space allowed for det. n.., a"~':?:~ ~~ '~,\~{,.:~~;~:~~_ Barry LeBaron stated the developer is not requir. ~l1ave to do tn~.~t;hs in that open space. The only paths that he would hav~: required to do "l~i~~;t trail along McDonwell School Road, but that is alreadYA~h'cause it was put in durif'\'t~tlE3 summer for access to the new elementary school. .;::~t.. <::~~~;~~1;::. "{;;_*~5~":", '-~:?:> Commissioner Byerly opened the public hearing1~(~~.:2 ~~~::*~~ ~<"'~ Konstantine Bakintas, Baird H' n and Br~r' representing the applicant, ca ~ to pres Commissioners regarding the requ \ Commissioner Dudziak questioned . ar hat are some of the amenities in the open reas? . .~e amenities being similar to neighboring Rosew >. d the . U we are intending because these new reside '. sters. missioner Dudziak stated there not being any benches 0 : S for ga tlfjng on the drawing. Mr. Bakintas replied not being awar.. ~;vttems tl~" included at this time, but if that is something the Co . td~fs'ee we can consider. Commissioner Dudzi ed.. tas why . ushed granite on the pathways instead of congPJ u . . inta~::, jed they could' use concrete if desired and he stated the p ,. Emt of the'Y '. res . :S, be written into the language of the PUD ordinance for t., ject. Comml ~,~!:ler . '~k questioned Mr. Bakintas regarding the compliance wi , ~tion devices i "?:"'der to"",(7e good clean flowing ponds? Mr. Bakintas replied if there". :.,retention po:;then the aeration devices will be necessary and would be willing t . . e in to the ordinance. Commissio ffy ,most of the open space next door in the Rosewood Villas is for aesthetic . hose areas are not usable areas. Is there a plan for those areas to be mor ssible to the residents? Mr. Bakintas replied the greenbelt areas are going to accessible to the residents; the ponds will serve as detention and aesthetic purposes at this time we have not gone through the details regarding percentages for detention/retention or open space. Commissioner Duffy questioned Mr. Bakintas if the side yard set backs would be about 5 feet? Mr. Bakintas replied not being sure at this time. Commissioner Duffy questioned Fire Marshal Jeff Jones if the 5 foot side yard set back would be sufficient to get fire equipment through there? Fire Marshal Jones replied the and surveyors and brief the Planning & Zoning Commission Minutes - November 28, 2005 Page 30f6 set backs provided meets the code for being able to access the side of the home. Commissioner Dudziak questioned Mr. Bakintas if the $75 dollars per lot is going to be enough for maintenance of the street and lots by the homeowners? Mr. Bakintas replied they acknowledge the $75 dollar minimum; not that amount specifically; those Homeowners Association (HOA) documents will be drafted during the platting phase. John Gonzales spoke on behalf of his mother, Dolores Gonzal A08 Bordeaux Park, property owner in Rosewood Villas, stated being in favor of tt) ~' ning request. Nelson Thibodeaux, 5612 Coventry Court, he stated bei osition to the rezoning request. He stated this property has not lost its commef;' , L He stated wanting the Commissioners to consider the commercial asp . this pro Ann Rodgers, 725 Arcady, Rosewood Villas re' 'e, spoke in fa request and stated open spaces to kick soc Is are not somethl e would be interested in doing. She stated not wantin ercial ne to her prope . value of her neighborhood, not backing into ercial y. " Linda Baker, 4900 Behrens Road, spoke in 0 the rezoning request. She stated the CC-2 zoning was ap' yed by city as a transitional area from residential to commercial. She . potential rs in Rosewood Villas were made aware of the potential com rty to n or Rosewood Villas. She stated wanting to preserve the co _'t!~1 in .rea. She stated empty , ....,:>.~-,..,.--,,'''--,- '\' nesters next to the elell1~~O ary school. , aQpd . The master plan was approved with this pn;~ /,,:.:-<;~. ""g coml1l1"\:~~~~:;: Larry Allen, 642o,J~~rN~~ux, ~1:~!? not re. r or again~~the residential or commercial aspect, howev " stated" oved t is area to enjoy the smaller yard and amenities as an' ty neste' r. Allen st being in favor of the residential aspect next to the elemen c ial. >:;';.' ic hearing was closed at 7:50 p.m. . t being in favor of this rezoning request because of pen space not meeting the percentage or accessible x base. vQ~ wi-. ,:,,~~,,_:S.\< sioner '0 .stat ge issues, lot ity,' re<t~ments and the of sa -";~~:<<:'.:::!, Com o.;:'.:;::~::\.. .ner Byerly c. urred with Commissioner Duffy and stated the Rosewood Villas pV "'., y owners .i.~re on notice regarding this property could potentially be commercia ''''':>il~:>, ..::::e:.ii:~j~:~' Commissione~~;~I~:~j~ttmade motion to deny case Z-05-013. Commissioner Duffy seconded. ';;~::;n::' The motion to deny was approved by the following vote: Aye: McCormick, Dudziak, Bartkowski, Blassingame, Duffy and Byerly Nay: None STAFF REPORTS Barry LeBaron reminded the Commissioners about the workshop scheduled for Planning & Zoning Commission Minutes - November 28, 2005 Page 4 of6 December 5,2005 at 6:30 p.m. He told them the agendas will be sent out this week. COMMISSIONER COMMENTS None ADJOURNMENT The Commission adjourned the meeting at 8:02 p.m. by acclam Respectfully Submitted, Amy Shelley Planning and Zoning Assistant Approved on: -------------------- Planning & Zoning Commission Minutes - November 28, 2005 Page 50'6 eit Y or c@n0 PLANNING & ZONING COMMISSION AGENDA BRIEFING Texas Meeting Date: December 12, 2005 I Prepared by: I Chris Fuller Development Coordinator P-05-042 - Public Hearing - Replat on 4.62 acres on Lot 1, Subject: Block 1 of the Newgren Addition located at 200 John McCain Road STAFF REVIEW COMMENTS Dennis and Judith Newgren are the owners of a parcel of land located at 200 John McCain Road. The owners have submitted a Replat of the property for review and consideration by the Planning and Zoning Commission. The plat will create a lot for the construction of a new single family residence. Zoning. The property is zoned R40 Single Family Residential. The R40 zoning district requires a minimum lot width and lot depth of 150 feet, and a minimum lot area of 40,000 square feet. The proposed lots, as shown on the zoning exhibit, meet the lot area and lot depth requirements of the R40 zoning district. Waiver Request. The developer has submitted a conceptual layout of the property showing a potential lot configuration and is requesting waivers from the lot width requirement and flag lot regulations. The R40 zoning district requires a minimum lot width of 150 feet. Lot 1 R proposes 26 feet of frontage along John McCain Road and does not meet the minimum width requirement of the R40 zoning district. As shown on the exhibit submitted by the applicant, Lot 1 R is classified as a "flag lot." The developer is requesting a waiver of the flag lot provision as the proposed lot layout is the only feasible option without rezoning to R20 Single Family Residential. Flood Plain. A large portion of the property is situated within the 100-year flood plain. As proposed by the developer the newly created lot will have a developable area for future improvements on the lot that will be located out of the flood plain. The proposed lot where the existing residence is located does not have a developable area outside of the flood plain. The applicant has been made aware of the flood plain issues associated with this property. Parkland Dedication Fees. The payment of parkland dedication fees is required for the newly created lot. Utility Easements. The Land Development Code requires a 16-foot wide utility easement for a property of this size in order to provide for the future expansion of the utilities systems in the area. The easements have been provided and are shown on the plat. Agenda Item No.1 - Page 1 Perimeter Street Improvement Requirements. Perimeter street improvements are required for the newly created lot since John McCain Road is considered an unimproved street. Tree Preservation. The applicant was been made aware of the tree preservation requirements during the rezoning process, and has provided an aerial photo showing existing trees on the property. The owner's surveyor has addressed all Development Review Committee comments. With the exception of the two waiver requests, the proposed development appears to satisfy the requirements of the Land Development Code. This plat only requires approval by the Planning and Zoning Commission. RECOMMENDATION Denial due to technical non-compliance with the Land Development Code. ATTACHMENTS · Location Map · Development Review Committee Memo · Applicant's Response · Plat Agenda Item No.1 - Page 2 ".~._"-~....------.~...~_._-~........-..- Location Map 116 7209 7212 7207 7204 7205 SITE 7202 7203 7204 200 7200 s:: 7201 0 Z -i (1 204 7102 m 7103 r r 304 104 0 7100 7101 JOHN MCCA IN z 0 2 I- ~ !J) 0 202 206 2W W I' 103 101 7017 Agenda Item No.1 - Page 3 Development Review Committee Memo DATE FAX TO FAX NO FROM October 10, 2005 Jason Rawlings 817.282.0401 Chris Fuller, Development Coordinator SUBJECT P-05-042 - Newgren Addition Replat The Colleyville Development Review Committee (DRC) has reviewed your plat request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. The R40 zoning district requires 150-feet of frontage. Lot 1 R does not meet the minimum width requirement of the R40 zoning district. 2. Add the following to Note 1, "per City of Colleyville Code of Ordinances, Section 50-52." 3. Revise Note 2 by removing the following sentence: "The above provisions may include..." 4. Revise the side yard setbacks to state 16-feet Drainage and Utility Easements. 5. Lot 1 R appears to be a flag lot. The Land Development Code does not permit the creation of residential flag lots. 6. Lot 1 R does not appear to have a buildable area due to the 100 year flood plain. 7. Provide all flood plain on the plat areas for both designated channels. Contact Robert Woods, Project Engineer, 817.503.1094, for more information regarding this comment. 8. Any reclamation done within the designated 100 year flood plain will require a flood study prior to the issuance of a building permit. Contact Robert Woods, Project Engineer, 817.503.1094, for more information regarding this comment. 9. Provide a letter waiving the 30 day plat approval requirement as mandated by the Texas Local Government Code. Otherwise, this plat will be taken for denial at the next available Planning and Zoning Commission meeting. This is due to the rezoning application that was submitted simultaneously with this plat application. The plat may not be approved prior to the rezoning request. The Following Comments Require a Response from the Applicant: PERIMETER STREET IMPROVEMENT REQUIREMENTS. Perimeter street improvements are not required for this development since an existing house is located on the lot. PARKLAND DEDICATION FEES. Parkland dedication fees are not required for this development since an existing house is located on the lot. Agenda Item No. 1- Page 4 IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on the lot. The fees listed below are intended to provide general information on the fees that could be assessed. The actual fee paid may be different depending upon the specific plans for construction or conditions contained in a City-Developer Agreement, if applicable. SEWER Not applicable. Existing house on property. $2,666 for a 1-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $200 for a 1-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. ROADWAY WATER TREE PRESERVATION. Trees not located within the right-of-way must be preserved during construction. Before construction begins on the site, protective fencing must be installed around all preserved trees located outside the right-of-way. The fencing must be located at the dripline of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: Monday, December 12, 2005, 7:00 p.m. not required RESUBMITTAL REQUIREMENTS Once you have completed the changes to the drawing, please submit the following to our office: . A written letter addressing each comment stating the comment has been addressed or stating reasons why the requirement should be modified or waived. . 10 full size copies of the zoning exhibit and 1 reduced (8.5 x 11) copy of the zoning exhibit. The above requested items must be submitted no later than noon on Wednesday, December 7, 2005, in order to make the scheduled hearings. The item will not be scheduled for the Planning & Zoning Commission meeting until all items are submitted. Please contact me at fullerc@cLcollevville.tx.us or 817.503.1054 if you have any questions. Agenda Item No.1 - Page 5 Applicant.s Response . Topography . Forensic Surveys . Land Title Surveys . Any Size Boundaries . Construction Layout . PlattinglLand Planning David W, Myers, LS,L.S., R.P.L.S, John W. Morgan, R,P.L.S. JasonB.Rawlings, R,P.L,S. November 4, 2005 Mr. Chris Fuller City ofCQlleyville 100 Main Street Colleyville, Texas 76034 Re: Newgren Adtlition,Replat F-05-035 Dear Chris: This letter isto inform you that I have madethdollowingrevisions to the above referenced plat as you requested: I) As I understand, a waiver will be requested for the 150 foot frontage requirement. 2) The Ordinance phrase has been addedto Note 1. 3) Thel'aboveprovisions" sentence has been removed from Note 2, 4) Thcsideyards have been revi.sed tglG foot<lrainage & utility easements. 5) I also understand a waiver will bereqllested for theftag lot disallowance. 6) A minimum finished floor elevation has been added to each lot base on the Base Flood Elevations shown on the Halff study. 7) The additional flood plain has been added. 8) The flood study requirement has been duly noted. 9) An extension is not need for the 30 day approval requirement. As always, I deem it a pleasure to prepare plats in the City of Colleyville and should you have any additional comments please do not hesitate to call, fax or e-mail me. Sincerely, Jason B. Rawlings, R.P.LS. jbr@moaksurveyors.com Agenda Item No.1 - Page 6 Plat @ ~---~"~t:~t ..... a i e ......... r 7' -..- ~~ I:.::~;:;~n -::;;. :7'~ -~ - - I i ~8 ~~ c~ t!. ~i I~ ~ Q;; ~. .' ~ ~ ~ I \~ ~ \\ ~ Iii~' I i .\\. R -"-'4. \\ ~ ~ ~,~..,..".,.. \ -~~. '-\ l:~ . '.. ' h · \~. n ~\ ~6 II' \ll'l Iii 9 I i~ '\\ \'t ~ ,;:i a ,~ o ~ Agenda Item No.1 - Page 7 .@ Texas PLANNING & ZONING COMMISSION AGENDA BRIEFING Meeting Date: December 12, 2005 Prepared by: i Subject: Barry LeBaron Develo ment Direct Z-05-034 - PUBLIC HEARING - A request by Realty Ca ita Corporation to amend the zoning and development requirements of the Planned Unit Development for the Village at Colleyville Addition, located at Main Street and Pleasant Run Road STAFF REVIEW COMMENTS Background Information. Realty Capital Corporation is the developer of the Village at Colleyville, a 24-acre mixed-use development located west of Colleyville Boulevard at the intersection of Main Street. The Planned Unit Development Commercial (PUD-C) zoning for this development was established on January 19, 1999, with the approval by the City Council by Ordinance 0-99-1131. The PUD-C zoning for this project allows a mixture of retail, office and residential units within multi-level structures. Additional development regulations were later affixed to the development on May 7, 2002, with the approval of Ordinance 0-02-1337.4. The May 7, 2002 amendments were primarily designed to address a number of issues not anticipated when the original ordinance was adopted by the City Council in 1999, such as encroachments of right-of- ways with bay windows and balcony overhangs. Request. The developer has submitted a request to amend the PUD-C zoning and development requirements for the project to increase the number of residential units allowed in certain locations within the Village at Colleyville and to expand the boundaries of the project to include an additional parcel of land. Approval of the attached draft ordinance will allow an increase in the maximum number of residential units allowed within two specific areas from 30 units to 70 units at each location. The developer has also included in the proposal a request to rezone a 1.08 acre parcel from AG-Agricultural to PUD-C Planned Unit Development-Commercial and to affix the same development standards to the 1.08 acre parcel that are currently applicable to the entire Village at Colleyville, except to allow 70 units of residential within this additional parcel. Residential Density. The original PUD-C ordinance adopted in 1999 allows one primary residential dwelling unit per each building site shown on the approved site plan of the development. Each building site may also contain an ancillary unit, provided the ancillary unit does not exceed 600 square feet. There are 150 potential building sites in the development, according to the approved site plan for the Village at Colleyville, which if each site were to develop as per the approved ordinance, a total of 300 dwelling units could ultimately be developed within the 24.07 acre project. One half (150) of these units would be limited to the 600 square foot maximum size and the other half (150) would have no square footage limitation. Agenda Item No.2 -_Page 1 The developer is requesting approval to increase the maximum number of residential units within three specific locations within the Village at Colleyville, but to retain the 300 unit limit on the maximum number of residential units that can be constructed in the Village at Colleyville. The three locations are identified on the attached Exhibit "A" as Sub-Area "A", "B" and "C". Currently, the ordinance will allow construction of 30 residential units (15 primary units and 15 ancillary units) within each of Sub-Areas "A" and "B", which are part of the original development. Sub-Area "C" is a proposed expansion of the Village at Colleyville project and will extend the boundaries of the project to include a 1.08 acre tract that is currently zoned AG-Agriculture, but occupied with a single family residence. The developer is requesting the ordinance amendment to allow up to 70 residential units in each of these three areas. The attached proposed ordinance incorporates the language requested by the developer to allow the increase in the number of residential units and to provide a waiver of the 600 square foot limit on the ancillary units, but only for the three sites in question. Maximum Residential Component. Ordinance 0-99-1141, which established the original zoning for the Village at Colleyville, included provisions to encourage and promote retail and office developments in the project and to prevent the development from becoming primarily a residential development. For example, within the Neighborhood Center District, which generally parallels Main Street and Village Lane, a maximum of 20% of the building sites may contain a single family residence on the ground floor. In the Neighborhood General District, which surrounds the periphery of the Village at Colleyville, a maximum of 40% of the building sites may contain a single family residence on the ground floor. Additionally, there is a provision that states a maximum of 30% of the total building sites in the project may contain a single family residence on the ground floor. A fourth provision places a maximum limit of 45% of the total square footage of the Village at Colleyville that may be used for residential purposes. The developer is not requesting any changes to the above stated provisions, which will remain applicable to the development, including the additional 1.08 acre tract that will become a part of this development. Maximum Square Footage. According to one of the provisions contained in the original 1999 PUD-C ordinance for this development, not more than 45% of the total cumulative square footage of all floor areas within the PUD-C may be residential use. Maximum Building Height. The 1999 ordinance for this PUD-C limits the building height to a maximum of 48 feet, or 3.5 stories. According to the definition of building height contained in the Land Development Code, the height of the buildings in the Village at Colleyville is measured to the eave of the third floor. The one-half story above the third floor is limited in area to a maximum of 400 square feet. The attached Exhibit "B" illustrates how the building height is measured for the building types constructed in the Village at Colleyville. The overall height of buildings in the Village at Colleyville could be 58 feet. Agenda Item No.2 - Page 2 The developer is requesting an amendment to establish a maximum building height of 56 feet as measured to the eave of the 4th story of the building on the lots located within the three sub-areas shown on the attached Exhibit "A". The attached proposed ordinance incorporates the language requested by the developer to allow buildings to have 4 stories. Fire Protection. The Colleyville Fire Department has provided comments regarding the need for all buildings to be equipped with fire detection and suppression systems. Attached is a copy of a memo from the City of Colleyville Fire Marshal, regarding this request. Parking. The original zoning ordinance for the Village at Colleyville requires two parking spaces for a residential unit located on the ground floor and the parking spaces must be on the same building site. One additional parking space is required if an ancillary unit is also on the building site. For residential units situated on upper floors, two parking spaces are required, which may be on the same building site or within 400 feet of the residence. The developer is requesting the residential units situated within the three Sub-Areas shown on Exhibit "A" be required to have 1.5 parking spaces. Site Plan. The site plan, attached as Exhibit "A" will be incorporated into the proposed amending ordinance to identify the three specific sub-areas where the proposed amendments to the original ordinance will apply. Fences, Walls and Screening. The approved PUD-C ordinance currently requires the developer to construct an eight-foot (8') tall wrought iron fence where this PUD-C District abuts City Park, except for the City Hall and Library property. The developer is proposing an amendment to the ordinance to replace the eight-foot (8') wrought iron fence requirement with a landscaped buffer with natural openings. In those areas where a retaining wall will border the City Park property, a 42" tall wrought iron guardrail will be installed on top of the retaining wall. The PUD-C ordinance also requires construction of a six-foot (6') masonry screening wall along the entire length of the northern boundary from City Park to Pleasant Run Road. The developer is requesting an amendment to the ordinance to replace the masonry screening wall with a landscaped buffer with natural openings. In certain areas where a retaining wall borders the northern property line, a 42" tall wrought iron guardrail will be installed on top of the retaining wall. The attached proposed ordinance incorporates the above two screening modifications. Master Plan. The Colleyville Master Plan designates the future use of this area for commercial land uses. The mixed-use development of the Village at Colleyville project is consistent with the goals of the Master Plan. The rezoning of the additional 1.08 acre parcel of land from the AG zoning district to the PUD-C zoning district is also consistent with the goals of the Master Plan. Agenda Item No.2 - Page 3 Surrounding Development Trends. The surrounding properties are single family residential, commercial and municipal park uses. The properties to the north are zoned AG and R20 and are developed as single family residences. The property to the south is zoned CC2 and is developed as the Kroger shopping center. Properties to the east are zoned CC1 and CN and are developed with non-residential uses along SH26. The property to the west is zoned AG and is developed as City Park. In the vicinity of the Villag~ at Colleyville, commercial development is expected to continue along Pleasant Run Road and SH26, respectively. Property Valuations. According to the most recent tax rolls of the Tarrant Appraisal District, the valuation of all properties and improvements within the Village at Colleyville totals $23,068,309, which generates $80,139.00 property tax revenues annually. Traffic Generation. The Institute of Transportation Engineers publication Trip Generation provides estimates of expected traffic generation based on land use. Data has been collected in the United States and Canada since the 1960's, primarily in suburban locations. Single-family residences are expected to generate 9.57 trips per day, on average. Based on this average, the 150 additional proposed residences would add 1,436 vehicle trips per day to the surrounding roadways. Public Notification. Staff mailed notices to 37 adjacent property owners regarding this request. Notice was published in the Fort Worth Star- Telegram as required by state law and the Land Development Code. At the time of agenda preparation, no letters of opposition to the request have been received. PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: December 12, 2005 January 3 and January 17, 2005 RECOMMENDATION Approval ATTACHMENTS · Zoning and Location Map · Zoning Exhibits from Applicant · List of Property Owners Notified · Memo from Fire Marshal · Draft Ordinance Agenda Item No.2 - Page 4 Zo . nmg and Location Map 1" f'~R)( CI~ ~I ~ 1; I/;; f:. ,0 a.B.a. su~"e:l' i\-z06 'i~~' l~! r.,><<~" c'f\vj\C ~..... of ""1'1 \ \.\.~ )' cO\'\''(;. l -- -----.-.--------- ;" pABK CI ~ "'''' .... M: . b f'.. 2 \b ~~. CO ~ loC' B.B.B. S~"e:l 11,206 Location Ma Village at COlle~lIe . .. - iJ .1 .~ UlI{EI. i~ "Ill I ~'Y'--- ! ,~,'I "".0. ,,<,,,, : ~./..~:-y--~~;;,,~ ~-~.b[G: ~ T. . ,~. ., -j. . i ~'l -_. .- 1,.,..... , iJ$P ,-' . . <lllr,... I , <'!!" I ....."'1 I I ~'ASA. t.A.~t ~> \i.. ~'t~",\'l ,,", ; ...1",__ I, , 1 "' ~~,- 'tQ --, ..,', ''''~~' ...",. \ \,.- Lx-- I r-~~ r , --: - ; '. ~i l'~T:~':-.~"l;~ I \';1,,' ,_' \ I ' . I:.r.. '_~;@. < ~,> . '<€~; . ~' ! ~.~-.) !~( 13. ",</,:,1- \(!t~ I l ~, I : .:to, 1 ~ 4 '\ \ .J --'... - ..~' -.. ~ <'!& \ 1; ..-..,J--- 1", "'! 1J..-. \ ~,..~.. . . ~~ ^ .. <b lJ ~~?~...~~:f,: ! '.. \ \', "",. ,""'.;:- n ", -----r.:T'" -."., -.--....,....J "-.-1'1~ \ ?~1l PI .ILU\IH LW;~ /,,;;,;,/;_\ ;;~;:;~C\€:::;)'\ ~~,~ \ '~ \-=, -'] 1 I ~/L_ " ",>".. \ \ I ,.'l\'~ l-I,"~~--"IW" ''','':-- ! -~ ;'[' ;j~\]i(r)~~:: ,,",~.;;#;" Ji,\ . i~t~,--t,~~, ,_ iti Q&:;0I> I . .. I" J <'i',~':> """";) \ _j "'.:':Y 0 I ..h.......f~~ ~ - ___k----- :.gl<~" fF.::i?: ~!.::; tf, ~.;,.;~~*~";t Zoning Exhibits from Applicant EXHIBIT "A"- SITE PLAN D NORTH ,EXHIBIT"A" . ""'~-,,"r:';""- ":::-*~-;"':'",!,, _~",.,-l'" Mt$.'\!Otl t~NY. ti:."#i1* <t:!l< -~~.... -!1f:'it"~. ..::t:-:."':;:;" l ~\t.1 ,$>1;.'" t'l'"':~" ~~l il I ....ff.kRl.Ctrct:Aii'it'... \\ II e . . lit J ;~ ~ ,y ~_"':;;-"'t=::' .;;.....,,;:::.~~ e~)> i I I / / " ~I ~I' ,;. 1/ ~l~ l' ~~t ~l ~~t~~~~~r~~~_ '.~..._.""_ THE VrrJ,AGE AT COLLEYVl!,!, "'.""~ :l'J,~,h'" ....IU..AGJ; WANAf;.l,Wf.:M. 1.,111. r,{I l,fj"X S1Oltt:tT til;U1': ~1Xl: ('ou.r.Y'\'UJ.F~ H:u.s 1~~:H Q,o.t.oW:t.~ EXHIBIT "B" - BUILDING HEIGHT 400 SF. PENTHOUSE , UNIT 3 UNIT 2 UNIT 1 if b .1 "" PARAPET WAll ROOf DECK ' 3RD lEVEl FINISH Fl!n 2ND LML fiNISH fL!n CROUND LEVEl 01 lYPIeAL SEcrroN FOR STANDARD BUILDING HEIGHTS i THE VILlAGE. COLLEYVILLE SCALf: 118"=1'-4)1' , , b , b b ilr _ ' i:. , Z-05-034 Archie, James Wallace II 34 Piazza Lane Colleyville, TX 76034 Brown, Richard Etux Kathy 5005 Shadowood Rd. Colleyville, TX 76034 Colleyville Plaza 17400 Dallas Pkwy. Ste. 216 Dallas, TX 75287 Figueroa, Robert & Beverley 817 Central Drive Colleyville, TX 76034 Gable, Michael & M A Smith 813 Central Drive Colleyville, TX 76034 Guirguis, Waguih Etux Nancy 2325 Danielle Drive Colleyville, TX 76034 McNosky, Anthony T 5108 Pleasant Run Road Colleyville, TX 76034 List of Property Owners Notified 99 Main Investors LP 454 E. Oxford Rd. North Barrington, II 60010 Banks, James Etux Julia 715 Central Drive Colleyville, TX 76034 Colleyville 5005 L1c. 16 Seaview Dr. Kingston, MA 02364 o & V Walker Family Lp #2 Etal 5501 Normandy Dr. Colleyville, TX 76034 Foy Family Lp. 4605 Mill View Dr. Colleyville, TX 76034 Ghauri, Khalid Pervez 92 Piazza Lane Colleyville, TX 76034 Haley, Jason B Etux Kimberly K 711 Central Drive Colleyville, TX 76034 Merced Partners Lp. 62 Main S1. Colleyville, TX 76034 Applebee's Of Texas Inc. 4551 W. 107th S1. Ste. 100 Shawnee Mission, KS 66207 Brothers, Lloyd PO Box 45 Colleyville, TX 76034 Colleyville Glade Corp. 17400 Dallas Pkwy. Ste. 216 Dallas, TX 75287 Elixer Salon & Day Maker Inc. 85 Village Lane, Suite 150 Colleyville, TX 76034 G & B Property Mg1. Group Lp. 62 Main S1. Suite 110 Colleyville, TX 76034 Groffman, Steven Etux Beth 815 Central Drive Colleyville, TX 76034 J P Morgan Chase Bank PO Box 2558 Houston, TX 77252 Mozing, William L Etux Eoun 5007 Shadowood Rd. Colleyville, TX 76034 The Owl's Nest Lp Realty Capital Village #1 Lp. Rogers, J Andrew 85 Village Lane, Suite 100 32 Village Lane, Suite 200 201 Main S1. Suite 2500 Colleyville, TX 76034 Colleyville, TX 76034 Fort Worth, TX 76102 . Young, Catherine Sue TCBE Investments, Le. Sawyer, Nelle C Tr. 811 Central Drive 5004 Thompson T erraee 1594 Kalaniuka Circle Colleyville, TX 76034 Colleyville, TX 76034 Honolulu, HI 96821 Turner, Christine 713 Central Drive Colleyville, TX 76034 Venable, Ruth M PO Box 362 Colleyville, TX 76034 Village Builders Ltd. 32 Village Lane, Suite 200 Colleyville, TX 76034 Village Fine Homes Ltd. 2557 SW Grapevine Pkwy. Suite 200 Grapevine, TX 76051 Village Jv Lie. 4400 Eaton Cr. Colleyville, TX 76034 Village Management Ltd. 99 Main S1. Suite 200 Colleyville, TX 76034 Village Management Ltd. 32 Village Lane Suite 200 Colleyville, TX 76034 Voe Builders Lp. 15 Coldwater Cr. Lorena, TX 76655 Notices dated Nov. 15, 2005, According to the last published tax rolls, individuals who own property that is within 200 feet of the proposed zoning change or special use permit request are listed above, I certify that the parties listed above have been notified of the proposed zoning change or special use permit request as required by the Texas local Government Code and the Colleyville land Development Code, Notices dated Nov. 29. 2005, According to the last published tax rolls, individuals who own property that is within 200 feet of the proposed zoning change or special use permit request are listed above. I certify that the parties listed above have been notified of the proposed zoning change or special use permit request as required by the Texas local Government Code and the Colleyville land Development Code, Amy Shelley, Planning & Zoning Assistant city Of ccen~ Texas FIRE DEPARTMENT TO: M. Johnston. Fire Chief FROM: J. J. Jones, Fire Marshal DATE: 12/8/2005 SUBJECT: Villaqe of Colleyville I have reviewed the proposal to amend the ordinance of the Village PUD. I would suggest that we add the following section to cover the entire Village: Add to Section 4 and Section 5: c. The buildinqs shall be equipped with fire detection and suppression systems as required by the Colleyville Fire Marshal. This is a very simple statement and will allow us to specify the type of fire sprinkler and fire alarm system for all buildings within this district. Currently, each lot of phase I has a fire line tap, anticipating the fire sprinkler system installation. Some of the issues we have found using the current standards: 30 Piazza This is the residential building at the corner of Piazza and Pleasant Run. Built according to the 2001 Codes and existing PUD, a fire alarm system was installed. The fire alarm was controlled by a single occupant, power for the system and telephone service depended on occupancy and payment by one of the residence, Likewise, without controls over the design of the fire sprinkler system, the sprinkler system and backflow device is under the control of one of the building occupants. If that home is sold or becomes vacant, it is difficult to manage this system since it is not in a "common area', independent of a single tenant. 51 Piazza We agreed to allow the installation of a "residential" fire sprinkler system since that was the intended use of the building. The very first occupant of this building was the building owner who occupied the space as his business office. The "garage" is used as an office, changing this use and design standard for the system. 62 Main A commercial system was installed in this building that initially included residential occupancies on the third floor. These type R occupancies included garages on the first floor, not typically requiring sprinkler protection. In fact, one of the garages was changed to accommodate the first floor restaurant. This garage area is now food storage and includes a freezer and rack storage. 55 Main I 85 Village These two buildings were built under the 91 Uniform Code and did not include standpipes. The developer desired to add a penthouse occupancy to the roof. Modifications would have required the addition of the standpipe. By requiring a commercial system, designed for the highest possible use of the building, this would have been anticipated and made the modifications possible. 32 Village This building was "reviewed" by an outside agency. Initially there were two mpletely different fire alarm systems. One in Goldies and another system for the rest of the building. The modifications to this design were expensive and inconvenient for the new owner. By allow us to specify the type of system, we could anticipate the highest possible use and provide consistent requirements for builders and vendors. Rather than write and include specific requirements in the Ordinance, I would suggest leaving us the ability to work with the developer for individual buildings. For example, if a Gazebo was constructed, it would not need either system. Likewise, if a single story 5,999 sq. ft. building was built, current fire codes would not require that the building have a fire sprinkler system or fire alarm system. Side lot lines and building set backs could put buildings very close together, perhaps requiring that the building have a system anyway. If the developer knew that all buildings would have an approved system, that design and system cost would be anticipated and there would be no retro fit costs if changes to the building or use happened. . Buildings would have a fire sprinkler system that meets the requirements of NFPA 13. (Commercial system with approved underground systems and backflow devices). . Designed for the highest possible use of the building. . Commercial systems would be maintained by an HOA or building owner, not an individual occupant. . System would be accessible from the exterior of the building, allowing for annual inspections of system and backflow devices. (Some systems are in garages of individual tenants now). . This would require/allow a visual inspection ad approval of the underground piping. . Individual tenant could not turn system off or have system turned off for non payment of electricity, telephone service or water. ORDINANCE 0-05-XXXX AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AS HERETOFORE AMENDED; BY AMENDING THE PUD-C DISTRICT CREATED BY ORDINANCE 0-99-1141 AND AMENDED BY ORDINANCE 0-02-1337.4 BY INCORPORATING ADDITIONAL DEVELOPMENT STANDARDS FOR CERTAIN DESIGNATED LOTS AND AREAS; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED TWO THOUSAND DOLLARS ($2,000.00); AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application for a zoning change was filed by Realty Capital Corporation on October 31, 2005, under Case No. Z-05-034; 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, 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 and affording a full and fair hearing to all the property owners generally, and to the persons interested and situated in Ordinance 0-05-xxxx Page 2 of 5 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 PUD-C District created by Ordinance 0-99-1141 on January 19, 1999, and amended by Ordinance 0-02-1337.4 on May 7,2002, is hereby amended to incorporate the following additional development standards pertaining to specific locations within the boundary of the PUD-C: J. ADDITIONAL DEVELOPMENT STANDARDS 1. Notwithstanding anything to the contrary contained in Ordinance 0-02- 1337.4, the following additional provisions shall be applicable to lots 18, 19,20,21, and 22, as depicted in Sub-Area "A" on the attached Exhibit "A: a. The building or buildings on all of these lots combined may contain up to a maximum of 70 residential units. b. The building or buildings on these lots shall be allowed to have 4 stories. The height of the buildings may not exceed 56' measured to the eave of the 4th story of the building. c. The building(s) on these lots shall only allow retail or restaurant use on the ground floors of the buildings. d. The building or buildings on these lots must contain garages in order to accommodate 1.5 parking spaces per residential unit. 2. Notwithstanding anything to the contrary contained in Ordinance 0-02- 1337.4, the following additional provisions shall be applicable to lots 15, 16, 17,24, and 25, as depicted in Sub-Area "B" on the attached Exhibit "A: a. The building or buildings on all of these lots combined may contain up to a maximum of 70 residential units. b. The building or buildings on these lots shall be allowed to have 4 stories. The height of the buildings may not exceed 56' measured to the eave of the 4th story of the building. c. The building(s) on these lots shall only allow retail or restaurant use on the ground floors of the buildings. d. The building or buildings on these lots must contain garages in order to accommodate 1.5 parking spaces per residential unit. Sec. 3. THAT the PUD-C District created by Ordinance 0-99-1141 on January 19, Sec. 4. Sec. 5. Sec. 6, Ordinance 0-05-xxxx Page 3 of 5 1999, and amended by Ordinance 0-02-1337.4 on May 7,2002, is hereby amended by amending the boundaries of Ordinance 0-02-1337.4 to include a 1.08 parcel, known as Tract 2A2 in the BBB & C Ry Survey, Abstract 206, addressed as 5108 Pleasant Run Road, by changing the zoning of said parcel from the AG-Agricultural district to the PUD-C Planned Unit Development - Commercial district, as depicted as Sub-Area "c" on the attached Exhibit "A". Sub-Area "c" shall be subject to all of the provisions of Ordinance 0-02-1337.4, except where amended as follows: a. The building or buildings in Sub-Area "c" may contain up to a maximum of 70 residential units. b. The building or buildings in Sub-Area "c" shall be allowed to have four stories. The height of the buildings may not exceed 56 feet, as measured to the eave of the 4th story of the building. c. The building or buildings in Sub-Area "c" shall only allow retail or restaurant use on the ground floor. d. The building or buildings in Sub-Area "c" must contain garages in order to accommodate 1.5 parking spaces per residential unit. THAT the PUD-C District created by Ordinance 0-99-1141 on January 19, 1999, and amended by Ordinance 0-02-1337.4 on May 7,2002, is hereby amended to incorporate the following additional development standards: a. The requirement for an eight-foot (8') tall wrought iron fence where this PUD-C District abuts City Park, except for the City Hall and Library property, shall be deleted. b. A landscaped buffer with natural openings shall be provided in lieu of the wrought iron fence. However, in areas where a retaining wall borders City Park property, a 42" tall wrought iron guardrail shall be installed on top of the retaining wall. c. The buildings shall be equipped with fire detection and suppression systems as required by the City of Colleyville Fire Marshal. THAT the PUD-C District created by Ordinance 0-99-1141 on January 19, 1999, and amended by Ordinance 0-02-1337.4 on May 7,2002, is hereby amended to incorporate the following additional development standards: a. The requirement for a six foot masonry screening wall along the entire length of the northern boundary from City Park to Pleasant Run Road is hereby deleted. b. A landscaped buffer with natural openings shall be provided in lieu of the masonry screening wall. However, in areas where a retaining wall borders the northern property line, a 42" tall wrought iron guardrail shall be installed on top of the retaining wall. c. The buildings shall be equipped with fire detection and suppression systems as required by the City of Colleyville Fire Marshal. THAT the provision contained in Section 1. E.1 of Ordinance 0-02-1337.4 regarding the 600 square foot maximum for ancillary residential structures Ordinance 0-05-xxxx Page 4 of 5 shall not be applicable to Sub-Areas "A", "B" and "C" as identified on the attached Exhibit "A". Sec. 7. THAT the provision contained in Section 1.E.4 of Ordinance 0-02-1337.4 regarding the 400 square foot maximum for the additional story level above the third floor shall not be applicable to Sub-Areas "A", "B" and "C" as identified on the attached Exhibit "A". Sec. 8. THAT the higher residential density will not be allowed until 50 percent of space reserved for retail use is constructed in Sub-Areas "A", "B" and "C" as identified on the attached Exhibit "A".. Sec. 9. THAT the tracts and parcels of land described above 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. 10. 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. 11. 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. 12. 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. 13. 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 2005. day of Ordinance 0-05-xxxx Page 5 of 5 The second reading and public hearing being conducted on the 2005. day of ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC City Secretary David Kelly Mayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney ,EXHIBIT "A" %,." --' ""~([~;17r "';:::.}*-:~'"1.. _.:.''f.~-,,~''>' ~~m~~~ U'5~iO.t 1A~1: <fi::~~~ -::;h;~"'.- -1~-flf...,. ~ ~0!:) ",:S~:~~.. l $1 I.j,: I}~ /1/ ;$~ ;/1 'l F ;~K:~, -0.'1' ~3 ,\ II ~, ~~-'" ~ I . I l' I I i !. If '''''___1: ~;;::':;;:;~~~U'~ht1 . ',;::;:;';:;:;':..u QG"} ~ ...n......; leA; ;iEm~~ ~.. "'''''.''1-'''. -'-'1:: l~~j;:i;" "~~;~~~~~YVI loL THE VILLAGE A JU~'(.t<i1", \"U-f..~('.f: "".~~).<;tJ4f:,..l, UO, . lH~ WAl':'\ smUt sunt: ;lij;) ('!lu,t;n<tu,F" TEXAS no:u Cd.<>tI(:(",. 200~ - ) & !S:-c.r:,.k,r.. @OOOBoit6. HC~~()! k S>A,....~7J ~~::~~1::::::::-=-:.._- city or ccen~ PLANNING & ZONING COMMISSION AGENDA BRIEFING Texas Meeting Date: December 12, 2005 I Prepared by: 1 Chris Fuller Development Coordinator Z-05-035 - Request for a zoning change from AG Agricultural Subject: and CN Neighborhood Commercial to PUD-C Planned Unit Development Commercial on 4.0 acres located at 3798 and 3800 Glade Road STAFF REVIEW COMMENTS Request. Rezone from AG Agricultural and CN Neighborhood Commercial to PUD-C Planned Unit Development Commercial. Proposed Use. The applicant is requesting to rezone 4.0 acres of land located at 3798 and 3800 Glade Road, which is near the northwest corner of Glade Road and Heritage Avenue. The applicant is seeking a zoning change in order to develop the property as an office campus, with seven nonresidential lots and two open space lots. The applicant proposes the following land uses: medical office, general office, and beauty/barber salons. Lot Sizes. The PUD-C standards require a minimum lot size of 7,000 square feet with no maximum lot size. The developable lots in the proposed PUD-C request range in size from 10,285 square feet to 28,701 square feet. Open Space. The PUD-C regulations require a minimum of 20% open space. This development proposes an open space area equal to 30% of the total development, exceeding the PUD-C development requirement by 10%. All open space will be owned and maintained by a Property Owner's Association. The current PUD-C regulations limit the amount of open space area that can be used for retention or detention ponds to a maximum of 25% of the open space. Lot 8, a wet/dry detention area, has not been included in the percentage of total open space. Therefore, the detention area on Lot 9 does not exceed the 25% storm water detention threshold of the open space requirement. In response to the Development Review Comment letter (attached to the briefing), the applicant has indicated that the landscaping within the open space areas will meet the standards within the Land Development Code. The applicant proposes to utilize the 20- foot buffer along the north side of the property as landscaped courtyards by providing patio areas. Agenda Item No.3 - Page 1 Detention Ponds. The PUD-C exhibit indicates that the detention pond located within Lot 9 will include a fountain. In response to the Development Review Comment letter, the applicant has indicated that if Lot 8 is required to be a wet detention area a fountain will be included as an aeration device. The specifications for the aeration devices will be a requirement of the construction plans for the development. The Property Owner's Association will be responsible for the maintenance of the aeration devices. Fences, Walls and Screening. The developer proposes to construct a six (6) foot tall wood crete or stonecrete fencing on the west, north and east property lines. Statement of Planning Objectives. The developer has provided a written Statement of Planning Objectives, which has been used for drafting the proposed PUD-C ordinance for the subject property. A copy of the Statement of Planning Objectives is attached to this agenda briefing. The Statement of Planning Objectives describes the nature of the proposed development, includes a development schedule, a statement of development goals. Trail. A 10-foot wide public trail is required to be constructed along Glade Road. Site Plan. The developer has provided a conceptual site plan, which will be incorporated into the PUD-C ordinance for the subject property. A copy of the proposed site plan is attached to this agenda briefing. The conceptual site plan shows the number of parking stalls based on Medical Office uses. However, the applicant is also proposing General Office and Beauty/Barber Salon uses that will require fewer parking stalls. The applicant is requesting that the ordinance utilize a maximum number of parking stalls for the entire development, which will provide sufficient parking for all proposed uses. The applicant proposes a total of 182 parking stalls for the development. In the Statement of Planning Objectives, the applicant also indicates that some buildings will be sold with joint parking agreements to mitigate any parking shortages on individual lots. The conceptual site plan also shows proposed building square footages. The applicant requests that the aggregate building square footage shown on the conceptual site plan be an approximate total square footage and that individual owners of the lots be able to increase the individual building square footage to exceed those shown on the site plan. In order to regulate the total building square footage within the development, the applicant proposes a maximum total square footage of 34,000 for the entire development. Drainage. The applicant's proposal includes on-site detention. The capacity of the detention facility will be determined at time of platting. The applicant has submitted a drainage plan to the Engineering Department. Agenda Item No.3 - Page 2 Phasing. In response to the Development Review Comment letter, the applicant proposes to construct both entrances off of Glade Road, the main fire lane loop and the parking stall adjacent to the fire lane, both detention areas (Lots 8 and 9), all storm drain facilities, all water and sewer facilities stubbed to each lot, complete landscaping of the 40-foot Glade Road setback and both detention areas, and the perimeter fencing. Development of individual lots will be developed as the market dictates for build-to-suit tenants. Master Plan. The Colleyville Master Plan designates the future use of this area for single family residential type land uses. Surrounding Development Trends. The surrounding properties are agricultural and single family residential. The property to the north, west and east is zoned AG. The properties to the north and east are developed as single family residential uses. The property to the west is developed for church uses. The property to the south is zoned R30 and is developed for church uses. Property to the west is zoned AG and developed as a church. Property Taxes. According to information available from the Tarrant Appraisal District, the 4.0-acre parcel is valued at approximately $266,179. The estimated City property tax revenue for the existing property is $924 annually. Traffic Generation. The Institute of Transportation Engineers publication Trip Generation provides estimates of expected traffic generation based on land use. Data has been collected in the United States and Canada since the 1960's, primarily in suburban locations. General office uses are expected to generate 11.4 trips per 1,000 square feet gross floor area per day, on average. Based on this average, the seven proposed lots would add approximately 387 vehicle trips per day to the surrounding roadways. Public Notification. Staff mailed notices to 17 adjacent property owners regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. At the time of agenda preparation, no letters of opposition to the request have been received. PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: December 12, 2005 January 3 and January 17, 2006 RECOMMENDATION Approval Agenda Item No.3 - Page 3 ATTACHMENTS · Notification and Location Map · Zoning Map · List of Property Owners Notified · Site Plan from Applicant · Statement of Planning Objectives · DRC Letter from Staff · Applicant's Response · Draft Ordinance Agenda Item No.3 - Page 4 5008 5008 06 4907 4916 04 4905 4912 2 4903 4908 00 4901 4904 02 4803 4900 DO 4801 4812 Notification and Location Map D NORTH ZOning Map rr NORTH Z-05-035 Goodrum, Ben F 3800 Glade Rd. Colleyville, TX 76034 Ly, June Thanh Tran 3613 Amberley Ct. Colleyville, TX 76034 Pitts, Wallace J Etux Shari G 3612 Amberley Ct. Colleyville, T Rogers, Billie C Etux Gloria 3712 Glade Rd. Colleyville, TX 76034 Sauer, Kenneth W Etux Sally 5017 Roberts Rd. Colleyville, TX 76034 David Hannah, applicant Riverwalk Development 3401 Amherst Ct. #127 Bedford, TX 76021 List of Property Owners Notified Bench, Lilla 3810 Glade Rd. Colleyville, TX 76034 Harrington, Samuel M. PO Box 150069 Dallas, TX 75315 Maples, Horace F. 7313 Silver Sage Dr. Fort Worth, TX 76137 Pleasant Glade Baptist Church 3708 Glade Rd. Colleyville, TX 76034 Rogers, Billie Charles 3712 Glade Rd. Colleyville, TX 76034 Sohn, Taesik Etux Kyu Nam Sohn 3608 Amberley Ct. Colleyville, TX 76034 Habra Development PO Box 235 Colleyville, TX 76034 Burton, Martha 418 E. Pipeline Rd. Hurst, TX 76053 Harrington, Samuel Mason 2760 Fuller Wiser Rd. Euless, TX 76039 Neubauer, Derek 4409 Cummings Dr. Fort Worth, TX 76180 Ray, Brenda Carol 3712 Glade Rd. Colleyville, TX 76034 Saint Mary's Romanian Orthodox Church 3801 Glade Rd. Colleyville, TX 76034 Thetford, Jerry Etux Faye PO Box 170067 Irving, TX 75017 p~ ~ ~ i it [;I [;I . Site Plan from Applicant II II II ~ Inl.~ illPIUI ~llli j!li! !.~ l,~, filii 1111111 I. Illl i ~ ~ 1 15 IV " F!~ I ~ I~ ~ 0 C> o i j!i!i;; a IQ ~ ~ 11 II! i i ~ :: L i N -< : ::;:i II Itl ~ ~ II i ~ . II II il ~ -Ii"" OO! UII $.1 'Iz o! ~"'~-e.-- ~M Zl _1 l<l :p t, ......,~ ,." r :l.. ~ it-'" 1J l \ 9. Statement of Planning Objectives Glade Road Office Park Proposed PUD-C Office Park Development 3.602 Acres Net of New Glade Road ROW 3798 and 3800 Glade Road CoUeyville, Texas Statement of Plannin2: Obiectives -- To provide a planned office environment with individually platted lots focused on owner/occupant entities and business tenants desiring to office in Colleyvillle. · To target a business audience wanting a single-story product with traditional residential architecture and a high degree of finish-out typical of Colleyville's nearby new neighborhoods. · To offer, as an option, architecturally complementary covered parking on parking bays located with at least a 75 foot setback from the site's Glade Road property line. · To locate at Colleyville's eastern border, with excellent Highway 121 access, a Glade Road address and in an area where office sites are almost built out. · To serve as a buffer, both architecturally and as a use, between existing and planned Highway Commercial uses to the east and Colleyville's residential neighborhoods to the west. · To utilize a site of which approximately 40% is already zoned CN and, through a PUD, establish the uses, amenities, site planning and quality of the development. Proposed Ownership · Buildingsllots will be sold to individual business owners and investors. Some buildings may be sold as separate Office Suites with joint parking agreements for the spaces on that lot.. All Common AreaslDetention Pond amenities will be owned and maintained by the development's Property Owner's Association. Development Schedule · The developer expects to commence site development in 2006. It is expecte~ subject to market constraints, that all construction will be completed within 36 months from when site development begins. Utilities · Water and sewer are in Glade Road in front of the site. ~ Glade Road Office Park Proposed PUD-C Office Park Development Page 2 Proposed Uses . General Office · Medical Office · Beauty/Barber Salon Smnae:e The Development will have a signature main entrance monument as noted on the Concept Plan. Each building lot may have an architecturally appropriate sign identifying that building and tenants, and non-lighted signage on the building as determined by the Developer. Concept Plan The submitted Site Plan shows parking and building square footage that will accommodate virtually 100% medical occupancy. The Developer requests the flexibility to reduce parking and increase building square footage to accommodate General Office tenants requiring less parking. The following maximums are proposed: · Parking: 182 spaces · Total Building Square Footage: 34,000 Collevville Development Experience · The Bridges at Riverwalk. 32 Villa Lot Subdivision. Completed. · The Fountains at Riverwalk. Four building Office Park. In progress. · Co-developer, Rockrimmon. 13 estate lot, gated community. In progress. DRC Letter from Staff DATE TO FAX FROM December 2,2005 David Hannah 817-485-7111 Chris Fuller, Development Coordinator SUBJECT Z-05-035 Glade Rd Office Park - PUDC The Colleyville Development Review Committee (DRC) has reviewed your zoning exhibit for your Special Use Permit request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. The staff report to the Planning and Zoning Commission and City Council regarding this zoning change will include a proposed ordinance containing suggested conditions applicable to this type of development. A copy of the staff report and proposed ordinance will be available for review not less than 72 hours prior to the Planning and Zoning Commission meeting date, 2, Development requirements not specifically cited by the applicant shall be required to meet the PUD-C zoning regulations and development standards as stated within the Land Development Code, 3. Provide a written description or plan of amenities to be included in the open space areas. 4. Staff recommends a site design score for each building to meet the CPO criteria. This will apply to all buildings, not just those with frontage along the Glade Road. 5. Will this project be developed in phases? If so, indicate the order in which lots will be developed, 6. Clarify the materials to be used for the perimeter screening fences. 7. Provide a list of amenities to be included within the open space lots, 8, Provide a comprehensive list of all permitted uses within this development. 9. Provide an aerial identifying any existing tree clusters. In Your Response Letter, Acknowledge the Following Information: 10. Buildings 5 and 6 may require fire sprinkler systems. Contact Jeff Jones, Fire Marshall, 817.488,6277, prior to applying for building permits to clarify building distances. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on the property, The fees listed below are intended to provide general information on the fees that could be assessed, The actual fee paid may be different depending upon the specific use of the property, proposed utility construction, or conditions in an existing City-Developer Agreement. Details are contained in Chapter 13 of the Land Development Code, ROADWAY The actual fee depends on specific use of the property. Details are available in Chapter 13 of the Land Development Code. $2,666 for a 1-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $200 for a 1-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. WATER SEWER PARKLAND DEDICATION FEES. Parkland dedication fees are assessed at the time of approval of the subdivision plat. The fee for nonresidential development is $800 per acre, TENTATIVE PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: Monday, December 12,2005,7:00 p.m. Tuesday, January 3 and January 17, 2005, 7:30 p.m. RESUBMITTAL REQUIREMENTS · Submit the response letter by December 8, 2005. Please contact me at 817-503-1054 or fullerc@ci.collevville.tx.us if you have any questions, Applicant's Response Riverwalk Development 3401 Amherst Circle, No. 127 Bedford, TX 76021 (817) 925-0111 (817) 485-7111 fax December 8, 2005 Mr. Chris Fuller, Development Coordinator City of Colleyville 100 Main Street Colleyville, TX 76034 RE: DRC Comments Response Z-05-035 Glade Road Office Park, PUD-C Dear Mr. Fuller: Our response to the DRC comments in order are: 1. Acknowledged. 2. Acknowledged. 3. Open Space Amenities. Landscaping for all Common Areas will meet Colleyville Development standards. The 20% Open Space/Common Area Requirement will be exceeded (the concept plan has 30%). The Glade Road detention area will be a pond with a fountain and rock pond wall and be the centerpiece of the heavily landscaped 40 foot landscape buffer along Glade Road. The detention area at the center of the site may be either wet or dry pending full engineering plans. If it is dry it will be landscaped to be an amenity; if it is wet it will be a pond with fountain. Each building lot will be heavily landscaped. The buildings adjoining the 20 foot buffer along the site's north boundary will have beautifully landscaped courtyards with patios inviting outdoor use and incorporating and utilizing the 20 foot buffer. 4. Acknowledged. 5. Phasing. The Developer expects to seek primarily build-to-suit tenants. The lots will be built on individually as market conditions dictate. The first site development phase, as shown on the attachment, will include: both entrances and the main fire lane loop and parking as shown; both detention areas and all storm drain facilities; all water and sewer facilities stubbed to each lot; complete landscaping of the 40 foot Glade Road setback and both detention areas; completion of the perimeter fencing. ~." "'~A.._...,__"'_"'_"--""_'" DRC Comments Response Z-05-035 December 8, 2005 Page 2 6. Perimeter Screening Fence. Six (6) foot "woodcrete" or "stonecrete" fencing on the west, north and east property lines. 7. Covered in comment 3 above. 8. Permitted Uses. General Office, Medical Office, Beauty/Barber Salon. 9. Tree Surveys. Attached are surveys showing topography and tree surveys of both properties comprising the submittal. 10. Acknowledged. Also, please note the Statement of Planning Objectives has been revised and expanded. Please contact me if you have additional questions or comments. David M. Hannah ORDINANCE 0-06-XXXX AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP AND CHANGING THE ZONING OF APPROXIMATELY 4.0 ACRES OUT OF THE G.W. MINTER SURVEY, ABSTRACT 1034, FROM THE AG-AGRICUL TURAL AND CN- NEIGHBORHOOD COMMERCIAL DISTRICTS TO THE PUD-C PLANNED UNIT DEVELOPMENT-COMMERCIAL DISTRICT; PROVIDING FOR A PENALTY FOR VIOLATIONS AND AUTHORIZING PUBLICATION. WHEREAS, an application for a zoning change was filed by Riverwalk Development on November 18, 2005, under Case No. Z-05-035; 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, 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 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. .-.<"....-.._~--'----.....,~" Ordinance 0-06-XXXX Page 2 of 5 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEYVILLE, TEXAS: Sec. 1. Sec. 2. Sec. 3. Sec. 4. 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. THAT the Comprehensive Zoning Ordinance of the City of Colleyville, Texas, be, and the same is hereby amended by changing the zoning on a 4.0 acre parcel of land situated in the G.W. Minter Survey, Abstract 1034, from the AG-Agricultural and CN-Neighborhood Commercial zoning districts to the PUD-C Planned Unit Development-Commercial zoning district, as depicted on the attached Zoning and Location Map, labeled as Exhibit "A", and described by Metes and Bounds, labeled as Exhibit "B". THAT the Official Zoning Map of the City of Colleyville be amended to incorporate the zoning change approved herein. THAT the above described tract of land shall be subject to the following conditions: 1. GENERAL a. The purpose of this PUD-C is for a seven lot office campus with two open space lots. b. This property is subject to all the regulations contained in the Colleyville Land Development Code, except where amended by this Ordinance. 2. CONCEPTUAL PLAN AND PLATTING a. The development shall be generally consistent with the Conceptual Site Plan, labeled as Exhibit "C", which shall not be considered the preliminary plat. b. The development shall be generally consistent with the Conceptual Site Plan, labeled as Exhibit "C", however the distribution and total number of parking stalls may differ from that shown on Exhibit "C". The required number of parking stalls per lot will be in direct relation to the land use of the lot, per the Land Development Code. However, the combined total number of parking stalls for all seven lots shall not exceed 182 parking spaces, provided that any joint parking agreement used to satisfy a parking deficiency shall be limited to 10% of the number of parking spaces required. Where lots have an insufficient number of parking stalls to accommodate the land use, a joint parking agreement will be required. c. The development shall be generally consistent with the Conceptual Ordinance 0-06-XXXX Page 3 of 5 Site Plan, labeled as Exhibit "C"; however the total building square footages of all buildings per lot may differ from that shown on Exhibit "C". The total building square footage for the entire development shall not exceed a total of 34,000 square feet. d. The development shall be generally consistent with the Conceptual Site Plan, labeled as Exhibit "C"; however the lot layout may differ from that shown on Exhibit "c" to accommodate topographic, drainage or other conditions. e. The developer shall submit and receive approval from the City a Preliminary and Final Plat in accordance with the requirements of the Land Development Code prior to development of this PUD-C. 3. PERMITTED USES a. Medical office b. General office c. Beauty/barber salon d. Open space 4. NONRESIDENTIAL LOT REQUIREMENTS AND SETBACKS Nonresidential lot requirements and building line setbacks established by the Conceptual Site Plan, labeled as Exhibit "C", shall control where such building line setback is different from the Land Development Code. 5. OPEN SPACE a. This development shall provide a minimum of 30% common open space, as shown on Exhibit "C". All open space areas shall be landscaped and maintained by the Property Owner's Association. b. The open space areas on Lot 8 and Lot 9 of this PUD-C may be utilized for storm water detention. c. Paved patio areas will be provided within the 20-foot buffer along the north side of the development. 6. PHASING a. This project may be developed in phases, provided that the construction of both entrances off of Glade Road, the main fire lane loop and the parking stalls adjacent to the fire lane, both detention areas (Lots 8 and 9), all storm drain facilities, all water and sewer facilities stubbed to each lot, complete landscaping of the 40-foot Glade Road setback and both detention areas, and the perimeter fencing will be completed prior to the issuance of any Certificate of Occupancy for any lot as a part of Phase I. Sec. 5. Sec. 6. Sec. 7. Sec. 8. Sec. 9. Ordinance 0-06-XXXX Page 4 of 5 7. SIDEWALKS AND PATHWAYS a. A 10-foot wide trail will be constructed along Glade Road. Trails and sidewalks shall be constructed in accordance with the requirements of the Colleyville Land Development Code. 8. PERIMETER FENCING a. A six (6) foot tall wood crete or stonecrete fence shall be constructed on the west, north and east property lines. 9. OTHER a. The minimum building site design score shall be 25 points, in accordance with the CPO zoning district. b. Any ponds in an open space lot must contain a minimum of one (1) aeration device, such as a fountain, waterfall or underwater device, which shall be approved by the City of Colleyville Engineering Department. 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. 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 ($2,000.00) for each offense. THAT if any section, paragraph, subdivision, clause, phrase or provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this ordinance as a whole or any portion thereof other than that portion so decided to be invalid or unconstitutional. THAT in addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. THAT it has been found that there has been a change in conditions in the above described property, it is now necessary that it be given the above zoning classification in order to permit its proper development and in order to protect the public interest, comfort and general welfare, and requires that this ordinance shall take effect immediately from and after its passage. Ordinance 0-06-XXXX Page 5 of 5 AND IT IS SO ORDERED. The first reading and public hearing being conducted on the 2005. day of The second reading and public hearing being conducted on the 2005. day of ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC City Secretary David Kelly Mayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney EXhibit A - Zoning and Location Map Exhibit 8 - Metes and Bounds Description llELD Npm..DES~TION ALL of tha.t.certaw tractor parcelPflat),dsitua~in~eG. w. MINTER. SURVEY~ ABSTRACT NO. 1034) T~Co~,m~QS~dbeipgthes~e,~acts as deScribed in Deed to Derek Neubauer as recordedinVQIUtne 16782) Page 9 of the Deed Records, Tarrant CoUnty, Texas, and also beingthat~etra.CtQS de~mibed in Deed to Ben F. Ooodrum'@d'wifeW1mi<>lee Goodn!m as teooided in VolUme 4814, Page 769 of said' Deed Records an,dbefug xnoreparticu111f1ydescripeobymeteS an4bounds as follows: - BEGINNlNGata 3/8 incbsteel rod found for the northwest comer of said Neubauer tract,. being the inter ell corner of a 1:(actde$cribed >in Oeedto AtuJie Otene Rogers as recorded in Volume 4839, Page 128 of said Deed Records; ~CE North 66 degtee$ 59 minutes 41 seconds.Ba$t 'W;it;hth~ northerly bowdary of said Neubauer tract) a distane<: of 18,6.39 feet toa 3/8 . inch steel rod found for the noJ.'tbeastc<>n1cttlleteof, bei~gtb-e no1tb,west,qnntet()f'~aQO()4nun tract; THENCE Nolth71 4egrees.42 minutes 04. seeoncJswtWlththenortl1etly boundary line of said Good:tum 'tract a. distance of 205.27 feet to a 6()D nail, found for the northeast comer thereof; THENCE South OS,degrees 59 minutes 24 seconds Eastwith,tJ1e westerly boundary Ime of a tract described in Deed to Horace Fr~ Maples and wife Lyla Faye Maples as recotded in Volume 4406, Page 503 of said DeedR~xds, and the easterly boundary line of said Goodrum tract, at a distance of 470.76 feet passing a 1/2 inch st~l rod with cap stamped "BRITT AlN &. CRAWFORD" found in the apparent northerly right-of-way line of Glade Road, in an It distance of 521.25 feet; TIlENCE South 89 degrees 06 minutes 44 seconds West with said Glade Road, a. distance of214.04 feet; . nIENCE WEST Continuing with said Glade Road, a distance of 183.00 feet; THENCE North 03 degrees 32 minutes 55 seconds West with the westerly boundary line of said Neubauer ttact,at a distance, of 50.78 feet passing a 1/2 inch steel rod with cap stamped l'BRITIAlN &. CRAWFORDtt found in the said.at1>arent northerly right-oi-way line of said Glade Road, in all a distance of 385.33 feet to the PLACE OF BEGINNING and containing 4.0631 acres of land, more or less. Exhibit C -Conceptual Site Plan Ii Ii II I fil, l!~ 1I111'111!1 ~~g!1l ~~~ij j ~l~~fJ.t ~fU~ ~ ~ t ~~e~ ~ J~ I ~ i~ r~t t ~ ~ ~ I - '" <:> '" o l'l <5 ; ~ <:> ~~ H", I 4 0 y iliOOoC> 0 0001" C> o ~.>- ,. ~. ,....." I ;.,.... ~f In ~! ~"i~l~~~ \ ~ I " ~",,' '" ~:.'"':'~ :'""'~. "~ "'1 1~~hI ~t