HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-8/10/2015
City of Colleyville Page 1
City of Colleyville
Planning and Zoning
Commission
Agenda
City Hall
100 Main Street
Colleyville, Texas 76034
817. 503.1000
www.colleyville.com
Monday, August 10, 2015 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 Wheelwright
PLEDGE OF ALLEGIANCE
1. APPROVAL OF MINUTES
July 13, 2015
2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON
THE AGENDA
3. PUBLIC HEARING AGENDA ITEMS
3a Consideration of a replat on Lots 23A & 23D, Block 1, of the Westcoat
Place Addition, located at 5805 Bettinger Drive, Case PC15-016
3b Consideration of a zoning change from the R40-Single Family
Planning and Zoning Commission
Agenda August 10, 2015
City of Colleyville Page 2
Residential to the PUDR-Planned Unit Development Residential zoning
district Lot 4, Block 1, of the Lavaca Trail Addition, located at 1013
Lavaca Trail, Case ZC15-012
3c Consideration of a zoning change from the AG-Agricultural zoning
district to the PUDR-Planned Unit Development Residential zoning
district on 2.60 acres of Abstract 1034 of the GW Minter Survey,
located at 5017, 5113, & 5201 Roberts Road, Case ZC15-011
4. CONTINUED PUBLIC HEARING AGENDA ITEMS
4a Consideration of a zoning change from the PUDC-Planned Unit
Development Commercial zoning district to the PUDC - Planned Unit
Development Commercial District and PUDR-Planned Unit
Development Residential District, on approximately 15.17 acres on
Abstract 1182 of the WC Newton Survey and Abstract 356 of the
Isaac Caradine Survey, located at 8000 & 8050 Precinct Line Road,
Case ZC15-013 (REQUEST TO BE CONTINUED)
5. ADJOURNMENT
I hereby certify this agenda was posted on City Hall bulletin boards August 7, 2015
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.
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 1
City of Colleyville
Planning and Zoning
Commission
Minutes
City Hall
100 Main Street
Colleyville, Texas 76034
817. 503.1000
www.colleyville.com
Monday, July 13, 2015 City Council Chambers
CALL MEETING TO ORDER
The Planning and Zoning Commission meeting of the City of Colleyville was called
to order by Chairman Byerly on July 13, 2015 at 7:00 p.m.
Roll Call
Present: Commissioners Larry Knox, Carel Tornes, Jim Gotcher, Don Davis,
David Phelps, and Jeff Byerly
Absent: Commissioner Wheelwright
Staff Present: Abra Nusser, Patia Boomsma, Chris Fuller, Jeremy Hutt, Rob
McKeown, Marty Wieder, Taci Wrisley, and Matt Butler (City Attorney)
1. APPROVAL OF MINUTES
Commissioner Phelps made a motion to approve the minutes as
written. Commissioner Tornes seconded.
The motion to approve the minutes as written carried by the
following vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
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. TABLED PUBLIC HEARING AGENDA ITEMS
3a Consideration of a zoning change from the AG-Agricultural zoning
district to the PUDR-Planned Unit Development Residential zoning
district on 2.62 acres of Abstract 1034 of the GW Minter Survey, located
at 5017, 5113, & 5201 Roberts Road, Case ZC15-011 (REQUEST TO BE
TABLED)
Commissioner Knox made a motion to table Case ZC15-011 to
the August 10, 2015 Planning and Zoning Commission meeting.
Commissioner Davis seconded.
Planning and Zoning Commission
Minutes
July 13, 2015
City of Colleyville Page 2
The motion to table Case ZC15-011 to the August 10, 2015
Planning and Zoning Commission meeting carried by the
following vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
4. PUBLIC HEARING AGENDA ITEMS
4a Consideration of a variance to the provisions of Chapter 5-Tree
Preservation in the Land Development Code on 2 acres located on
Lots 1-4, of the C-D Subdivision, located at 6513 and 6515 Colleyville
Boulevard and 1700 and 1704 Tarrant Lane, Case GC15-008
Patia Boomsma presented the case and briefed the Commission.
Commissioner Phelps questioned staff regarding how the calculations
were determined for this case. Patia Boomsma replied the Land
Development Code has a formula that is used to calculate tree
mitigation.
Commissioner Tornes questions staff regarding whether any of the
existing trees would be preserved. Patia Boomsma replied yes.
Discussion occurred regarding how tree mitigation is calculated and
the proposed plan for planting new trees.
Commissioner Tornes questioned staff regarding how many trees
were currently on the lot and would the number of trees double when
the development was complete. Abra Nusser replied there are
currently 33 trees listed. Patia Boomsma replied the number of tree
would double, however, there would be less canopy coverage.
The public hearing was opened at 7:14 p.m.
Ken Green, the property owner, and Jerry Pedersen, the builder,
came forward and briefed the Commission.
Commissioner Phelps questioned Mr. Green regarding what types of
trees would be planted. Mr. Green and Mr. Pedersen replied live
oaks, bur oaks, cedar elms, crape myrtles, junipers, and a several
others. Mr. Pedersen stated the trees are the recommendation of the
landscape architect.
Discussion occurred regarding the growth of the trees within five
years.
Planning and Zoning Commission
Minutes
July 13, 2015
City of Colleyville Page 3
There being no one else wishing to speak, the public hearing was
closed at 7:21 p.m.
Discussion occurred regarding the proposed plan versus alternatives.
Commissioner Phelps made a motion to approve Case GC15-
008. Commissioner Gotcher seconded.
The motion to approve Case GC15-008 carried by the following
vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
4b Consideration of a zoning change from the R40-Single Family
Residential zoning district to the PUDR-Planned Unit Development
zoning district on Lot 4, Block 1, of the Lavaca Trail Addition, located
at 1013 Lavaca Trail, Case ZC15-012 (REQUEST TO BE TABLED)
Commissioner Tornes made a motion to table Case ZC15-012
to the August 10, 2015 Planning and Zoning Commission
meeting. Commissioner Davis seconded.
The motion to table Case ZC15-012 to the August 10, 2015
Planning and Zoning Commission meeting carried by the
following vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
4c Consideration of a zoning change from the PUDC-Planned Unit
Development Commercial zoning district to the PUDR-Planned Unit
Development Residential zoning district, CN-Neighborhood
Commercial zoning district, and CPO-Professional Office on 15.17
acres on Abstract 1182 of the WC Newton Survey and Abstract 356 of
the Isaac Caradine Survey, located at 8000 & 8050 Precinct Line
Road, Case ZC15-013 (REQUEST TO BE TABLED)
Commissioner Davis made a motion to table Case ZC15-013 to
the August 10, 2015 Planning and Zoning Commission
meeting. Commissioner Knox seconded.
The motion to table Case ZC15-013 to the August 10, 2015
Planning and Zoning Commission meeting carried by the
following vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
Planning and Zoning Commission
Minutes
July 13, 2015
City of Colleyville Page 4
4d Consideration of a zoning change from the AG-Agricultural zoning
district to the R20-Single Family Residential zoning district on
Abstract 294, of the R. Chowning Survey, located at 6200 and 6210
Pool Road, Case ZC15-014
Patia Boomsma presented the case and briefed the Commission.
Commissioner Gotcher questioned staff regarding who owns the
triangular parcel that is proposed to be part of this development.
Patia Boomsma replied the adjacent property owner.
The public hearing was opened at 7:30 p.m.
John Hodgkiss, the property owner, and Trevor Truss, on behalf of the
engineer, came forward and briefed the Commission.
Commissioner Phelps questioned Mr. Hodgkiss regarding what was
the alternative plan if the triangular parcel could not be obtained. Mr.
Hodgkiss replied they would reconfigure the lots.
Mary Ann Nicholson, 2101 High Gate Drive, came forward with
questions and concerns.
Mr. Hodgkiss came forward to address Ms. Nicholson’s questions and
concerns.
Chairman Byerly asked staff to clarify the difference in agricultural
designation and agricultural zoning. Patia Boomsma explained the
county’s agricultural designation does not mirror the city’s.
There being no one else wishing to speak, the public hearing was
closed at 7:33 p.m.
Commissioner Phelps made a motion to approve Case ZC15-
014. Commissioner Tornes seconded.
The motion to approve Case ZC15-014 carried by the following
vote:
Aye: 6 – Knox, Tornes, Gotcher, Davis, Phelps, and Byerly
5. ADJOURNMENT
The meeting adjourned at 7:35 p.m.
The minutes were written and prepared by:
Planning and Zoning Commission
Minutes
July 13, 2015
City of Colleyville Page 5
Taci Wrisley
Planning and Zoning Assistant
The meeting minutes were approved on August 10, 2015 by a vote of ______.
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 3a Agenda Date 08/10/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a replat on Lots 23A & 23D, Block 1, of the Westcoat Place Addition, located at 5805
Bettinger Drive, Case PC15-016
Explanation
Sam Noel, the owner, proposes to replat 5805 Bettinger Drive, Lots 23-A and 23-D,
Block 1 of the Westcoat Place Addition in order to combine the parcels into a single lot.
The owner intends to eventually remove the existing residence and construct a new
one.
Existing Conditions. The property is currently platted as Lots 23-A and 23-D, Block 1
of the Westcoat Place Addition. It is developed with an existing residence, which
extends past the 30 foot front building line. A detached accessory building is also
located on the site behind the primary structure. The area of both existing lots totals
20,630 square feet, which meets the 20,000 square foot minimum lot size required for
the R-20 – Single Family Residential zoning district.
Zoning. The subject property is currently zoned R-20 – Single Family Residential.
Lot Dimensions and Setbacks. The R-20–Single Family Residential zoning district
requires a minimum lot size of 20,000 square feet with a minimum lot width of 100
feet and lot depth of 125 feet.
Waiver Request: The subject property’s width is only 80.31 feet and does not meet the
required lot width. A letter requesting a waiver has been submitted by the applicant.
The property is also subject to the following development standards:
Minimum Front Yard Setback: 30 feet
Minimum Side Yard Setbacks: 10 feet
Minimum Rear Yard Setback: 25 feet
Sidewalks. A minimum four-foot wide sidewalk is required along Bettinger Drive
whenever any new structures are built.
Surrounding Properties. The properties to the north, south, and west are zoned R-
40 Single Family Residential and developed with single family detached homes. Land to
the east is zoned R-15 Single Family Residential and R-20 Single Family Residential
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 2
and developed with single family detached homes.
Public Notification. Staff mailed notices to all property owners within 200 feet of the
subject property that are located within the subject property's subdivision per state law
(illustrated on the attached buffer map with a darker line weight). 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. Staff recommends approval of the replat.
Recommendation
Attachments
1.Aerial
2.Location and Zoning Map
3.Buffer Map
4.Notification List
5.Replat Exhibit
6.Waiver Request Letter
CAPRIOL
E
C
T
6301
202
104
100
5816
100
108
5808
206
5806
105
5900
5805
5801
5817
5708
109
5809
105
5813
104
401
112
201
6201
/
Subject Property
L. D
.
L
O
C
K
E
T
T
R
D
BE
T
T
I
N
G
E
R
D
R
Aerial
Legend
Properties within 200 feet
Subject Property
Parcels
CAPRIOL
E
C
T
6301
202
108
104
5900
100
5817
100
5816
5808
105
5806
206
5805
112
5801
5708
109
5909
5908
5809
105
104
5904
5813
401
201
6201
108/
Case PC15-016
5805 Bettinger Dr.
Subject Property
L. D
.
L
O
C
K
E
T
T
R
D
BE
T
T
I
N
G
E
R
R
D
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
BOX DON M ETAL 5801 BETTINGER DR COLLEYVILLE TEXAS 76034 5801 BETTINGER DR
PRICE G 5817 BETTINGER DR COLLEYVILLE TEXAS 76034 5817 BETTINGER DR
GILLHAM LINDA 100 W LD LOCKETT RD COLLEYVILLE TEXAS 76034 100 W L D LOCKETT RD
ISHAK ASHRAF Z 104 W LD LOCKETT RD COLLEYVILLE TEXAS 76034 104 W L D LOCKETT RD
ELKINS J D 5809 BETTINGER DR COLLEYVILLE TEXAS 76034 5809 BETTINGER DR
PELTON LINDA A 5813 BETTINGER DR COLLEYVILLE TEXAS 76034 5813 BETTINGER DR
SAM NOEL 2404 ARBOR GATE LANE COLLEYVILLE TEXAS 76034 APPLICANT
Public hearing notices
were mailed Friday,
July 24, 2015 by Taci
Wrisley
R
e
p
l
a
t
E
x
h
i
b
i
t
1
Patia Boomsma
From:sam noel
Sent:Tuesday, July 28, 2015 10:45 AM
To:Patia Boomsma
Subject:Request for waiver
Hello Patia,
I am requesting a waiver for the property at 5805 Bettinger, Lots 23‐A and 23‐D, Block 1, because the R20 single
family residential zoning requires a width of 100 feet, and the property width is only 80.31 feet.
Please call me to confirm you have everything you need to move forward with this property.
Thanks,
Sam Noel
214‐232‐2844
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 3b Agenda Date 08/10/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the R-40-Single Family Residential Districtto the
PUDR-Planned Unit Development Residential District, Lot 4, Block1, of the Lavaca Trail
Addition, located at 1013 Lavaca Trail, Case ZC15-012
Explanation
The applicant, John Fegan, is requesting to rezone the subject property from R-40 –
Single Family Residential District to PUD-R – Planned Unit Development – Residential
District (PUD-R) to allow 16 single family residential lots and one common open space
lot fronting on a proposed public, north-south street. The subject property consists of
approximately 5.11 acres and contains one single family residence and associated
accessory structures.
Existing Conditions. The subject property is currently zoned R-40 – Single Family
Residential District and is platted as Lot 4, Block 1 of the Lavaca Trail Addition.
Approval of a combination preliminary/final plat will be required, prior to the issuance
of a building permit, should the rezoning request be approved.
Statement of Planning Objectives. The applicant submitted a Statement of Planning
Objectives with an associated zoning exhibit (attached) which contain a description of
the proposed development.
Development Standards. 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.
Average lot size for PUD-R projects is required to be 16,000 square feet. Per the
Statement of Planning Objectives, the applicant proposes the following development
standards:
Minimum Lot Area: 7,200 square feet
Minimum Lot Width: 50 feet
Minimum Lot Depth: 75 feet
Front Building Line: 15-20 feet (15 feet minimum on Lots 1, 2, 15, and 16)
Rear Building Line: 15 feet
Side Building Line: 5 feet
The applicant is proposing development that is not consistent with the requirements for
PUD-R’s in the Land Development Code. The applicant has provided a development
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 2
proposal that meets the requirements of the PUD-R’s density bonus allowance to
exceed 1.8 dwelling units per acre since there are additional enhancements to the open
space area as described below. The density bonus directly relates to lot area and
dimension deviations from the minimums, required in a standard PUD-R as stated
above, as proposed by the applicant. Elevations of the proposed residences were not
provided for review, but a narrative description and reference to similar product was
provided in the Statement of Planning Objectives.
The applicant has stated that the homes will be one and two-story homes with steep
roof pitches (10:12 to 12:12). The lots will also have decorative or exposed aggregate
driveways with a minimum of two trees in each front yard. Lay-down street curbs for
smooth driveway transitions and two-car garages with cedar doors are also proposed.
Open Space and Landscaping. 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 Site Plan for the development indicates that 42,580 square
feet (.98 acres) of open space will be provided. This equates to 19.1 percent of the
gross project area. No detention area was subtracted from the percentage, upon
analysis by staff, per the description of the drainage for the project as described
further in the Drainage and Stormwater Runoff section below. The open space is
proposed to be a greenbelt or “linear park” that will be oriented north-south between
the proposed street and the western property line.
The design requirements for required open space in the PUD regulations state that
where common open space areas are adjacent to street rights-of-way, the depth must
be a minimum of 25 feet with one three-inch caliper tree per 50 linear feet of
frontage. The proposed greenbelt exceeds this requirement by providing a depth of 25
feet along most of the length, but exceeding 25 feet at both the entry to the
development and along the western side of the cul-de-sac and by proposing one three-
inch caliper tree for every 40 feet of street frontage along the proposed north-south
street, instead of one for every 50 feet. Although the open space proposed is slightly
less than 20 percent at 19.1 percent, the applicant has exceeded the minimum intent
of the design requirements contained in the PUD regulations by providing additional
landscaping with a functional and integrated design. All open space areas will be
owned and maintained by the Homeowners’ Association.
Screening. The applicant is proposing to construct stone and brick columns with
ornamental wrought iron fencing along Lavaca Trail, in addition to an entry feature
monument sign designating the development as Lavaca Villas Court. The residential
fences on the subject property’s east side and the landscaped greenbelt along the
south and west sides of the subject property will also contribute to screening of the
subject property to and from adjacent uses. All common area fencing and signage will
be owned and maintained by the development’s HOA.
Sidewalks and Trails. A four-foot wide sidewalk is proposed along the east side of
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 3
the proposed north-south street, which will be constructed as each home is built. The
sidewalk will connect to an eight-foot trail along Lavaca Trail that will be constructed
prior to the issuance of a building permit for the homes, along with the entry screening
and monument.
Right-of-Way Dedication. Lavaca Trail is classified as a Minor Collector on the
Master Thoroughfare Plan, which requires 75 feet of right-of-way. The project is
proposing to 7.5 feet of right-of-way as required, equivalent to .04 acres, which would
be required with an associated plat.
Traffic Generation and Access. The applicant 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 16 lot development would add
approximately 154 vehicle trips per day to the surrounding roadways. Access to the
project will be provided one un-gated access point on Lavaca Trail, and a potential
future connection in the southwest corner of the subject property as designated by a
proposed 50-foot public access easement on the attached zoning exhibit.
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, per home.
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 with
an associated plat application, and a Tree Removal Permit will be required prior to the
removal of any tree on the subject property. The applicant is proposing to make “every
effort preserve trees” according to the Statement of Planning Objectives but is not
proposing to designate trees for preservation with this request.
Infrastructure. Water service will be obtained through a looped system connecting to
an existing main on Emmas Court to the east. Sanitary sewer service will also be
extended through the development. The developer is responsible for the extension of
water and sewer service lines to the individual lots.
Drainage and Stormwater Runoff. A portion of the property is located within the
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 4
floodplain, necessitating that a detailed flood study be provided prior to development.
It is anticipated that the applicant will submit a Letter of Map Revision (LOMR) relating
to the FEMA floodplain to ensure that all building pads are located outside of the
floodplain.
The applicant has provided the following description of the development’s detention:
“The project has been designed in accordance with the City’s Uniform Development
Code, to safely convey onsite and offsite stormwater runoff to the existing concrete
channel at Emerald Park. The proposed storm water conveyance systems (both the
roadway and parallel swale) provide for some storage of the overall water volume, but
are not a traditional detention basin. Construction of the swale, west of the roadway
will terminate at the south end of the property in a depression with a grate inlet at the
bottom, similar to a detention basin; but again, this is not a traditional detention
facility and we therefore did not delineate this 5,000 square-foot area as a detention
basin.”
Residential Density. The Master Plan suggests a maximum residential density of 1.8
dwelling units per acre, in most situations. The Land Development Code states that
densities higher than 1.8 units per acre in PUD-R’s could 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 project area is situated east of commercial uses along Precinct Line Road,
currently located between existing single family residential uses on its west, south, and
east sides (in addition to the single family residential uses to the north, across Lavaca
Trail). Per the PUD regulations in the Land Development Code, “The maximum
residential density permitted in a PUD-R district, or in a PUD-C district where
residential uses are proposed, shall not exceed 1.8 dwelling units per gross acre. For
the purpose of this regulation, the density calculation shall include all residential areas
of the project and one-half of any abutting street situated adjacent to the project. This
calculation shall exclude all proposed non-residential acreage from the gross acreage.”
The proposed development of 16 residential units on 5.11 acres will produce a
residential density of 5.82 dwelling units per acre (16 residential units divided by 2.75
acres of residential area). Historically speaking, the component to include “one-half of
any abutting street situated adjacent to the project” does not appear to have been
included in the calculations due to feasibility of determining that area.
The following are the residential densities of other PUD-R developments located in
close proximity to the proposed development:
- Emerald Park (directly south of the proposed development): 5.8 dwelling units per
acre
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 5
- Villas of Colleyville (north of the proposed development): 4.9 dwelling units per acre
- Rosewood Villas (northeast of the proposed development): 6.3 dwelling units per
acre
The attached Small Lot Development Comparison Chart provides a listing of approved
developments since 1996 with residential densities that exceed 1.8 dwelling units per
acre. The proposed density of 5.82 dwelling units per acre is compatible with
residential densities in the vicinity of the proposed project. The applicant has provided
a development proposal that meets the requirements of the PUD-R’s density bonus
allowance to exceed 1.8 dwelling units per acre since there are additional
enhancements to the open space area as described above.
The applicant is proposing to build a product that allows for modest on-lot landscaping
with functional and integrated open space for the development. The development is
situated between other properties with adequate screening and minimal frontage along
Lavaca Trail, in addition to providing proposed architectural details that reflect high
quality home appearance.
Surrounding Development Trends. The table below reflects the surrounding zoning
and existing land uses for the subject property as further illustrated on the attached
location map:
R-40 Single Family
Residential (Single Family
Home)
PUD-R (Villas of
Colleyville Residential
Subdivision)
R-20 Single Family
Residential (Lavaca Trail
Estates Residential
Subdivision)
R-40 Single Family
Residential (Single Family
Home)
Subject Property
Proposed PUD-R
(Residential Subdivision)
R-20 Single Family
Residential (Lavaca Trail
Estates Residential
Subdivision)
R-40 Single Family
Residential (Single Family
Home)
PUD-R (Emerald Park
Residential Subdivision)
R-20 Single Family
Residential (Lavaca Trail
Estates Residential
Subdivision)
Master Plan. The Future Land Use Map designates the subject property as Office.
Although the request is inconsistent with the Future Land Use Map, the development
proposed is consistent with the Master Plan’s goal of applying sound land use planning
principles.
Public Notification. Staff mailed notices to 38 adjacent property owners as well as all
Homeowners Associations within 500 feet of the subject property regarding this
request. Notice was published in the Fort Worth Star-Telegram as required by state law
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 6
and the Land Development Code. To date, no correspondence has been received.
Summary. The proposed development contains 16 single family lots and one common
area with a residential density of 5.82 dwelling units per acre and a total open space
percentage of approximately 19.1 percent. The proposed open space and lot sizes are
in compliance with the Land Development Code’s PUD regulations, as applied with the
density bonus, and the 19.1 percent open space that is proposed provides a high
quality amenity to the potential future residents while serving functional objectives.
The proposed development pattern and density are compatible with the project’s
immediate vicinity. Staff recommends approval of the proposed rezoning request with
the special ordinance provisions as outlined in the attached draft ordinance.
Recommendation
Approve
Attachments
1.Location and Zoning Map
2.Aerial
3.Future Land Use
4.Buffer Map
5.Notification List
6.Small Lot Development Comparison Chart
7.Statement of Planning Objectives
8.Zoning Exhibit
9.Proposed Draft Ordinance
LA
N
T
A
N
A
C
T
CRYSTAL
WAY
KA
Y
S
C
T
LAVACA TRL
ST
E
R
L
I
N
G
D
R
CR
E
S
C
E
N
T
L
N
E
M
M
A
S
C
T
CHANTAL LN
CI
M
M
A
R
O
N
T
R
L
LOCKLEY WAY
PR
E
C
I
N
C
T
L
I
N
E
R
D
0
810
0
0
809813
8060
1101
901
1013
0
8050
0
0
0
8080
8100
805
8092
0 8090
0
812
5802
0
0
0
0
00
0
8070
0
0
0
0
0 00
0
0
8080
0
0
0
6100
0
723
0
724 720
6101
8600
0
6001
719
62136216
7275912
6113
724
5908
6112
6105
6204
6208
6208
5913
6201
6212
6200
6204
6109
6004
6205
6209
6209
6213
6000
6205
6104
5912
6212
6108
5909
0
5909
5913
5917
8180
720
6000 6032
6301
6221
5920
6225
6217
6209
6205
6213
6229
5927
0
5922
5918
5923
5917
6228
5928
5916
6028
6216
5924
5921
6220
6204
5931
5935
6212
6224
6208
6004
0
5919
620062056200
591559145913
5800
0
6005
6025
6020
6021
6016
6201
60246008 716
6218
5904
6215
5905 5908
6012
727
6300
R-40 R-20
R-20
R-20PUD-C
PUD-C
R-20
R-20PUD-C
R-20
CC-2
PUD-R
PUD-R
R-20
/
Subject Property
City of
North Richland Hills
Location and Zoning Map
/
Subject Property
City of
North Richland Hills
Aerial
LA
N
T
A
N
A
C
T
CRYSTAL
WAY
KA
Y
S
C
T
LAVACA TRL
ST
E
R
L
I
N
G
D
R
CR
E
S
C
E
N
T
L
N
E
M
M
A
S
C
T
CHANTAL LN
CI
M
M
A
R
O
N
T
R
L
LAURA LN
PR
E
C
I
N
C
T
L
I
N
E
R
D
0
0
0
8060
1101
8050
1013
0
0
0
8080
8092
8100
901
0
0
0
8090
5802
0
0
0
0
0
00
0
8070
0
0
0
0
0 00
0
0
0
0
0
810
8080
0
0
0
0
6100 6101
62136216
5912
6113
5908
6112
6105
6204
6208
6208
6201
6212
6200
6204
6109
6205
6209
6209
0
6205
6104
6108
000
0
5909
5913
5904
5917
0
5905
6213
6000 6032
6221
5920
6217
6209
6205
6213
5927
5911
5922
5913
5910
5918
5923
5917
5914
5928
5915
5916
5909
6028
5912
6216
5924
5921
6220
6204
5931
5935
6212
6208
6004
5919
5908
620062056200
5800
6005
6025
6020
6021
8600
6016
6201
60246008
6212
0
8180
6218 6215
6012
0
6000
/
Subject Property
City of
North Richland Hills
Legend
Subject Property
Parcels
Single Family
Multi-Family
Office
Retail
Institutional
Industrial
Roadway
Utilities
Parks
Private Open Space
Water
City Limit
Future Land Use
Legend
Properties within 200 feet
Subject Property
Parcels
C
H
A
L
F
O
R
D
C
M
N
LA
N
T
A
N
A
C
T
CRYSTAL
WAY
KA
Y
S
C
T
LAVACA TRL
ST
E
R
L
I
N
G
D
R
ARCADY LN
CR
E
S
C
E
N
T
L
N
E
M
M
A
S
C
T
DUNS TEW PATH
HO
R
S
E
S
H
O
E
BN
D
CHANTAL LN
CI
M
M
A
R
O
N
T
R
L
SH
E
R
S
T
O
N
G
L
N
LAURA LN
ST
A
N
D
R
E
W
S
C
T
MUSTANG
CT
TERRACE LN
KA
Y
S
C
T
CRESCENT WAY
W L D LOCKETT RD
TAPPEN SHIRE
LOCKLEY WAY
B
R
Y
T
O
N
C
T
HE
R
O
N
P
O
N
D
E
H e r o n
P o n d
W
PR
E
C
I
N
C
T
L
I
N
E
R
D
810
0
8050
0
712
8000
0
809 805813
711
8060
1101
0
901
0
1013
0
8100
715
0
0
0
0
812
8080
0
0
8092
5800
1101
0
729
0
8090
0
0 0
715
0
0
0
0
8600
0
0
0
0
0
0
0
0
00
0
0
8070
0
0
0
0
0
0
0 00
6525
0 0
0
0 0
6008
0
0
8080
0
0
0
8170
0
0
0
6524
8180
712
6100
0
719
0
711
724
711
619
711
0
707719
712
712
5801
712
716
723
0
720
715
715719
716
716
720
715
724
727
720
6101
708
0
7046001
62136216
727
5803 5808
6113
6212
5908
6112
5904
5900
6105
6204
6300
6208
5808
0
6208
5913
6201
5804
6212
6200
6204
6109
6004
6205
6209
6209
5800
6213
611
6304
5908
5812
6000
5808
5900
6205
6104
5912
615
5801
6108
5909
5812
5905
5801
5816
5805 5809
5917
801805
5802
0
716
0
0
5912
5808
6301
7990
580458045805
5809
5813
5901
5905
5809
5813
5901
5909
5913
5714 705
1137
6021
5812
5800
6500
0
701725
6000 6032
909913925
0
6301
917
6221
5920
5716
6225
6217
6005
6209
6025
6205
6213
6233
5927
5811
5922
5902 5907
5913
5910
6020
5841
5825
5831
5842
5900
5836
5918
5847 5849
5834
5829
5923
5833
5908
6228
5917
5835
5820
5828
5840
5816
5901
5839
5928
5905
6021
5916
6028
5830
6232
6216
5924
6220
6204
6016
58085804
721
5935
5812
6212
6201
5807
5815
717
713
60086004
709
5705
6300
620062056200
1000
6218
1012
6215
5725 57125700
5802
6405
/
Case ZC15-012
1013 Lavaca TrailL. D
.
L
O
C
K
E
T
T
R
D
Ci
t
y
o
f
N
o
r
t
h
R
i
c
h
l
a
n
d
H
i
l
l
s
Subject Property
Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
HSU LISA L W 6204 LANTANA CT COLLEYVILLE TEXAS 76034 6204 LANTANA CT
LAVACA PARC HOMEOWNERS ASSC 1540 KELLER PKWY STE 108-151 KELLER TEXAS 76248 6200 LANTANA CT
JAETZOLD CORY B 6204 EMMAS CT COLLEYVILLE TEXAS 76034 6204 EMMAS CT
STURGEON JOHN M III 6112 EMMAS CT COLLEYVILLE TEXAS 76034 6112 EMMAS CT
A R A F INC.17320 MARIANNE CIR DALLAS TEXAS 75252 6200 EMMAS CT
MOTI SALEEM 6216 EMMAS CT COLLEYVILLE TEXAS 76034 6216 EMMAS CT
L T ESTATES HOA INC 215 W COLLEGE ST GRAPEVINE TEXAS 76051 6218 EMMAS CT
WARRICK DAVID 6104 EMMAS CT COLLEYVILLE TEXAS 76034 6104 EMMAS CT
PATEL SHAILESH 6108 EMMAS CT COLLEYVILLE TEXAS 76034 6108 EMMAS CT
RIFFE BRYAN D 6208 EMMAS CT COLLEYVILLE TEXAS 76034 6208 EMMAS CT
AJBANI VIVEK CHANDRAKANT 6212 EMMS CT COLLEYVILLE TEXAS 76034 6212 EMMAS CT
USMC COLLEYVILLE LLC 14881 QUORUM DR STE 250 DALLAS TEXAS 75254 8100 PRECINCT LINE RD
L T ESTATES HOA INC 215 W COLLEGE ST GRAPEVINE TEXAS 76051 6100 EMMAS CT
RUGGERE JUDY 1013 LAVACA TR COLLEYVILLE TEXAS 76034 1013 LAVACA TR
CAREY DEVIN J 6020 STERLING DR COLLEYVILLE TEXAS 76034 6020 STERLING DR
LARSEN SCOTT R 6016 STERLING DR COLLEYVILLE TEXAS 76034 6016 STERLING DR
EMERALD PARK H A INC 400 COUNTRY PL COLLEYVILLE TEXAS 76034 6012 STERLING DR
DUDDING MICHAEL 6025 STERLING DR COLLEYVILLE TEXAS 76034 6025 STERLING DR
GRASSI KAREN 6005 STERLING DR COLLEYVILLE TEXAS 76034 6005 STERLING DR
AKINMERESE OLAWALE 5912 KAYS CT COLLEYVILLE TEXAS 76034 5912 KAYS CT
STANLEY LARRY J EST 1101 LAVACA TR COLLEYVILLE TEXAS 76034 1101 LAVACA TR
VILLAS OF COLLEYVILLE HOA LLC 1108 W PIONEER PKWY ARLINGTON TEXAS 76013 6200 CIMMARON TR
VILLAS OF COLLEYVILLE HOA LLC 1108 W PIONEER PKWY ARLINGTON TEXAS 76013 6205 CIMMARON TR
POWERS RICHARD D 6204 CIMMARON TR COLLEYVILLE TEXAS 76034 6204 CIMMARON TR
MOLSON ALAN H 6205 CIMMARON TR COLLEYVILLE TEXAS 76034 6205 CIMMARON TR
GUGLIUZZA DOMENICO A 6208 CIMMARON TR COLLEYVILLE TEXAS 76034 6208 CIMMARON TR
APGAR RICHARD JR 6209 CIMMARON TR COLLEYVILLE TEXAS 76034 6209 CIMMARON TR
HALL CHARLES 5935 CRESCENT LN COLLEYVILLE TEXAS 76034 5935 CRESCENT LN
ROBBINS DONALD 5931 CRESCENT LN COLLEYVILLE TEXAS 76034 5931 CRESCENT LN
EISENBARTH JENNFIER L 6032 STERLING DR COLLEYVILLE TEXAS 76034 6032 STERLING DR
GRACE STEPHEN 6000 STERLING DR COLLEYVILLE TEXAS 76034 6000 STERLING DR
EMERALD PARK H A INC 400 COUNTRY PL COLLEYVILLE TEXAS 76034 5802 CRESCENT LN
PANCHAL PRINCE H 6024 STERLING DR COLLEYVILLE TEXAS 76034 6024 STERLING DR
CROWE DANIEL L 6028 STERLING DR COLLEYVILLE TEXAS 76034 6028 STERLING DR
BRICE TONY J 6021 STERLING DR COLLEYVILLE TEXAS 76034 6021 STERLING DR
EMERALD PARK H A INC 400 COUNTRY PL COLLEYVILLE TEXAS 76034 5800 CRESCENT LN
CARRINGTION WADE 6004 STERLING DR COLLEYVILLE TEXAS 76034 6004 STERLING DR
MILLS ANDREW E 6008 STERLING DR COLLEYVILLE TEXAS 76034 6008 STERLING DR
LAVACA TRAIL ESTATES HOA 215 W COLLEGE ST GRAPEVINE TEXAS 76051 COURTESY NOTICE
EMERALD PARK HOA 5837 CRESCENT COLLEYVILLE TEXAS 76034 COURTESY NOTICE
VILLAS OF COLLEYVILLE HOA 1858 W. PIONEER PARKWAY ARLINGTON TEXAS 76013 COURTESY NOTICE
KELLER ISD 350 KELLER PARKWAY KELLER TEXAS 76248 STATE REQ.
JOHN FEGAN PO BOX 126 COLLEYVILLE TEXAS 76034 APPLICANT
Public hearing notices were mailed
Friday, June 26, 2015 by Taci Wrisley
Notification List
Su
b
d
i
v
i
s
i
o
n
N
a
m
e
To
t
a
l
Lo
t
s
Mi
n
i
m
u
m
Lo
t
W
i
d
t
h
(f
e
e
t
)
Mi
n
i
m
u
m
Lo
t
D
e
p
t
h
(f
e
e
t
)
Mi
n
i
m
u
m
L
o
t
Si
z
e
(
s
q
u
a
r
e
fe
e
t
)
A ve
r
a
g
e
Lo
t
S
i
z
e
(s
q
u
a
r
e
fe
e
t
)
Ma
x
i
m
u
m
L
o
t
Co
v
e
r
a
g
e
Ma
s
t
e
r
P
l
a
n
De
n
s
i
t
y
-
Dw
e
l
l
i
n
g
U
n
i
t
s
Pe
r
A
c
r
e
*
La
n
d
De
v
e
l
o
p
m
e
n
t
Co
d
e
D
e
n
s
i
t
y
-
Dw
e
l
l
i
n
g
Un
i
t
s
P
e
r
A
c
r
e
**
To
t
a
l
Ac
r
e
s
Open SpaceApproval Date Ordinance
Sp
r
i
n
g
G
a
r
d
e
n
45
3
6
7
0
2
,
5
2
0
2
,
7
0
0
9
0
%
8
1
6
.
1
6
.
7
3
1
.
3
%
1
2
.
1
7
.
9
6
O
-
9
6
-
1
0
5
2
Vi
l
l
a
s
o
f
C
a
l
d
w
e
l
l
C
r
e
e
k
43
5
9
1
1
5
6
,
5
9
4
7
,
4
0
8
5
0
%
3
.
7
5
.
9
1
1
.
6
1
8
.
3
%
4
.
1
.
9
7
O
-
9
7
-
1
0
6
2
Br
i
d
g
e
s
a
t
R
i
v
e
r
w
a
l
k
32
5
6
1
0
6
6
,
0
0
1
6
,
4
7
9
5
0
%
3
6
.
7
1
0
.
0
2
6
.
0
%
1
2
.
2
1
.
9
9
O
-
9
9
-
1
1
9
2
Ri
v
e
r
w
a
l
k
a
t
C
o
l
l
e
y
v
i
l
l
e
53
6
0
1
1
5
6
,
3
3
1
7
,
6
6
6
5
0
%
3
.
2
5
.
7
2
0
.
0
2
0
.
0
%
4
.
4
.
0
0
O
-
0
0
-
1
2
1
0
Ro
s
e
w
o
o
d
V
i
l
l
a
s
53
5
9
1
1
0
6
,
4
9
0
6
,
7
5
3
6
0
%
3
.
6
6
.
3
1
4
.
8
2
1
.
4
%
8
.
8
.
0
1
O
-
0
1
-
1
2
8
6
Em
e
r
a
l
d
P
a
r
k
72
6
0
1
2
0
7
,
2
0
0
7
,
5
0
8
5
0
%
3
.
5
5
.
8
2
0
.
2
1
9
.
6
%
1
0
.
1
.
0
2
O
-
0
2
-
1
3
6
6
Ti
f
f
a
n
y
P
a
r
k
25
6
0
1
0
0
7
,
2
0
0
7
,
5
8
0
5
0
%
3
.
5
5
.
7
7
.
2
2
0
.
0
%
1
0
.
2
1
.
0
3
O
-
0
4
-
1
4
8
7
Tu
s
c
a
n
y
35
6
0
1
1
0
6
,
6
0
0
7
,
8
7
8
5
0
%
3
.
9
5
.
5
8
.
8
6
.
6
%
2
.
1
7
.
0
4
O
-
0
4
-
1
4
4
2
Ca
m
b
r
i
d
g
e
P
l
a
c
e
38
5
0
5
8
4
,
5
0
0
5
,
3
0
0
6
0
%
4
.
2
8
.
2
9
.
0
2
2
.
0
%
7
.
6
.
0
4
O
-
0
4
-
1
4
6
7
He
r
i
t
a
g
e
O
a
k
s
10
3
3
0
/
4
0
9
0
2
,
7
0
0
/
3
,
6
0
0
3
,
6
0
0
9
0
%
a
n
d
7
5
%
4
.
5
1
2
.
1
2
2
.
8
3
0
.
4
%
0
3
.
2
1
.
0
6
O
-
0
9
-
1
7
1
5
Vi
l
l
a
s
a
t
O
a
k
P
o
i
n
t
e
74
3
0
/
5
6
9
0
/
9
5
/
1
1
5
2
,
7
0
0
/
6
,
4
4
0
5
,
0
0
0
9
0
%
a
n
d
5
8
%
3
.
7
8.
7
1
3
.
6
2
2
.
0
%
0
8
.
0
2
.
0
6
O
-
0
6
-
1
5
8
4
Co
p
p
e
r
g
l
e
n
22
5
5
1
0
5
5
,
9
2
4
6
,
6
5
0
6
5
%
3.
9
6.
6
5
.
6
2
0
.
0
%
1
0
.
1
7
.
0
6
O
-
0
6
-
1
5
9
5
Vi
l
l
a
s
o
f
C
o
l
l
e
y
v
i
l
l
e
67
5
9
1
1
5
6
,
6
5
5
8
,
9
3
6
6
0
%
3.
2
4.
9
1
9
.
8
2
1
.
0
%
0
8
.
2
1
.
0
7
O
-
0
7
-
1
6
2
7
En
c
l
a
v
e
a
t
A
r
b
o
r
E
s
t
a
t
e
s
16
6
5
1
2
0
8
,
7
0
0
9
,
3
5
0
5
0
%
2.
9
4.
7
5
.
6
1
9
.
3
%
0
9
.
1
8
.
0
7
O
-
0
7
-
1
6
3
4
Cr
e
e
k
s
i
d
e
a
t
C
o
l
l
e
y
v
i
l
l
e
26
9
5
0
1
0
5
5
,
0
0
0
7
,
2
5
7
6
5
%
2.
4
6.
0
1
0
8
.
5
2
0
.
0
%
1
1
.
2
7
.
0
7
O
-
0
7
-
1
6
4
5
So
m
e
r
s
e
t
M
a
n
o
r
77
5
0
/
6
0
1
0
0
/
1
1
0
5
,
0
0
0
/
6
,
6
0
0
6
,
0
0
0
5
0
%
4
7.
3
1
8
.
2
2
0
.
3
%
0
5
.
0
5
.
0
8
O
-
0
8
-
1
6
7
2
Iv
y
G
l
e
n
10
5
5
1
1
0
5
,
8
9
0
8
,
2
0
0
6
5
%
3.
1
5.
3
3
.
3
2
0
.
0
%
0
3
.
0
5
.
1
3
O
-
1
3
-
1
8
6
4
Th
e
P
r
e
s
e
r
v
a
t
i
o
n
36
6
0
1
4
0
8
,
5
0
0
9
,
1
7
0
5
0
%
3
4.
7
1
2
.
0
2
3
.
0
%
0
5
.
1
4
.
1
3
O
-
1
3
-
1
8
6
7
He
r
o
n
P
o
n
d
49
4
7
1
2
0
7
,
0
0
0
7
,
8
0
0
65
%
3.
2
5.
6
1
5
.
4
2
2
.
0
%
1
1
.
1
9
.
1
3
O
-
1
3
-
1
8
9
4
Av
e
r
a
g
e
58
.
8
9
5
5
.
6
8
7
5
1
0
6
.
4
1
1
8
6
,
2
6
0
6
,
9
0
7
58
%
3.
7
6.
9
1
7
.
5
2
1
.
2
%
Zo
n
i
n
g
C
a
s
e
Z
C
1
5
-
0
1
1
12
5
0
9
7
4
,
8
8
2
5
,
1
4
5
66
%
4.
6
10
.
7
2
.
6
1
5
.
0
%
Zo
n
i
n
g
C
a
s
e
Z
C
1
5
-
0
1
2
16
5
0
7
5
7
,
0
5
0
7
,
4
8
8
60
%
3.
1
5.
8
5
.
1
1
9
.
1
%
Sm
a
l
l
L
o
t
D
e
v
e
l
o
p
m
e
n
t
C
o
m
p
a
r
i
s
o
n
C
h
a
r
t
-
1
9
9
6
t
o
2
0
1
5
*
M
a
s
t
e
r
P
l
a
n
D
e
n
s
i
t
y
i
s
c
a
l
c
u
l
a
t
e
d
b
y
d
i
v
i
d
i
n
g
t
h
e
t
o
t
a
l
u
n
i
t
s
i
n
t
h
e
d
e
v
e
l
o
p
m
e
n
t
b
y
t
h
e
t
o
t
a
l
a
c
r
e
a
g
e
o
f
t
h
e
d
e
v
e
l
o
p
m
e
n
t
**
L
a
n
d
D
e
v
e
l
o
p
m
e
n
t
C
o
d
e
D
e
n
s
i
t
y
i
s
c
a
l
c
u
l
a
t
e
d
b
y
d
i
v
i
d
i
n
g
t
h
e
t
o
t
a
l
u
n
i
t
s
i
n
t
h
e
d
e
v
e
l
o
p
m
e
n
t
b
y
t
h
e
t
o
t
a
l
d
e
v
e
l
o
p
m
e
n
t
a
c
r
e
a
g
e
m
i
n
u
s
o
p
e
n
s
p
a
c
e
a
n
d
r
i
g
h
t
-
o
f
-
w
a
y
a
c
r
e
a
g
e
4550 SH 360, Ste 180, Grapevine, Texas 76051 | Tel: 817‐251‐8550| Fax: 817‐251‐8810
TBPE Firm #44 | TBPLS Firm #10011302 | www.bhbinc.com
LAVACA VILLAS
1013 Lavaca Trail
Redevelopment of Lot 4, Block 1, Lavaca Trail Addition
Colleyville, Tarrant County, Texas
Statement of Planning Objectives
Currently, the properties to the north, east, south, and west of the subject lot are zoned residential. The
Future Land Use Plan currently designates this property as Office; and as a transition between residential
to the east and commercial to the west.
A floodplain which spans north/south encompasses most of the adjacent lot to the west and a portion of
the subject lot. This floodplain could serve as a natural buffer between commercial and residential zones;
and we request the subject property be zoned PUD-R, allowing the adjacent floodplain to provide for a
transition between residential and commercial uses to the west.
We understand that the requested zoning also requires updating of the Land Use Plan from Office to
Residential to accommodate the proposed PUD-R.
Compass Realty has successfully developed the neighboring Villas of Colleyville, across the street, and
believes a similar development on the subject property will serve the community and quickly enhance tax
revenue for the City of Colleyville.
The following lists elements of the proposed development:
• Home Size of 2,200 SF Minimum
• One and Two Story Homes
• Steep (10:12 to 12:12) Roof Pitch
• Two Car Garages w/Cedar Doors
• Decorative or Exposed Aggregate Driveways
• Ornamental Rod Iron Fencing and Gates Facing the Street
• Minimum of Two Trees in Each Front Yard
• Residential Fire Sprinkler Systems
• Price Point ± $450,000
• Lay-Down Street Curbs for Smooth Driveway Transitions
• HOA Maintained Open Space w/Trees
The market demand for these types of smaller homes with reduced yard maintenance continues. We
believe the buyers presently live in larger houses on large lots or acreage; they wish to remain in the
Colleyville area and live in a smaller home of very high quality with very little maintenance.
Lavaca Villas would consist of sixteen (16) custom villas similar in style to those in the Villas of Colleyville.
The proposed court would be a public street and would not have a gated entrance. A HOA owned green
space lot would be provided.
RESIDENTIAL DENSITY. The development proposes sixteen (16) residential units on this 5.07 acre
property with a density of 3.13 dwelling units per acre which is comparable to other approved PUDR
developments within the City.
LAVACA VILLAS
Statement of Planning Objectives
Page 2
4550 SH 360, Ste 180, Grapevine, Texas 76051 | Tel: 817‐251‐8550| Fax: 817‐251‐8810
TBPE Firm #44 | TBPLS Firm #10011302 | www.bhbinc.com
LOT SIZE & WIDTHS. The development proposes a minimum lot size of 7,200 SF and average lot size of
7,488 which is comparable to other approved PUDR developments within the City. The proposed
minimum lot width is 50 feet which is similar to other approved PUDR developments. Most lots are
typically 59 feet by 127 feet (≈7,500 square feet) with a front building line of 20 feet, and side building line
of 5 feet. However, some of the non-typical lots propose a 15 foot front building line.
OPEN SPACE. Nineteen point three (19.3) percent of the development is reserved for open space. The
development proposes a 25 foot wide greenbelt lot that serves as a buffer to the adjacent property to the
west. The open space area will be owned by the HOA and landscaped with one-three inch caliper tree per
each 40 feet of street frontage.
SIDEWALKS AND TRAILS. A public eight (8) foot wide trail is proposed along Lavaca Trail frontage.
Four (4) foot wide sidewalk is proposed on the east side of Lavaca Villas Court; and will be constructed as
each home is built.
FENCES, WALLS AND SCREENING. The Developer proposes to construct stone and brick pilasters
with ornamental rod iron fencing along Lavaca Trail. An entry feature would incorporate a masonry
monument sign designating the development as “Lavaca Villas Court”.
ACCESS. The cul-de-sac development will have access via Lavaca Trail. In addition, a 50 foot wide
public access easement is proposed for the possible future connection by the adjacent property to the
west.
MONUMENT SIGN. A masonry monument sign is proposed to be constructed at the entrance of the
development, and be incorporated into the masonry and ornamental iron fence.
SURROUNDING DEVELOPMENT TRENDS. The surrounding properties are single-family residential and
with some commercial/retail uses to the west. The properties to the north, east, south, & west are
currently zoned residential. However, the adjacent west property has a future land use designation of
retail.
TREE PRESERVATION. Every effort will be made to preserve trees… and a detailed tree survey of the
property will be prepared for use during the design. Also, a tree preservation plan will be provided after
final plat approval, at the time of submittal for a clearing and grading permit.
INFRASTRUCTURE. Public water is proposed to be extended through the development and a looped
connection to the existing water system is proposed on Emmas Court. Public sewer will also be extended
through the development. Water and sanitary sewer services will be extended to each lot.
DRAINAGE FACILITIES & STORMWATER RUNOFF. This development proposes to provide drainage
facilities, in compliance with the City’s Uniform Development Code, to safely convey onsite and offsite
stormwater runoff to the existing concrete channel at Emerald Park.
A portion of the property is in the floodplain; and a preliminary flood study has been prepared, and
provided to Engineering, documenting the proposed reclamation of a small portion of the flood fringe.
The Developer anticipates submitting a Letter of Map Revision (LOMR) for a FEMA map revision, further
documenting that all lots are outside of the floodplain, and that all homes are to be constructed well above
the floodwater elevation.
LAVACA VILLAS
Statement of Planning Objectives
Page 3
4550 SH 360, Ste 180, Grapevine, Texas 76051 | Tel: 817‐251‐8550| Fax: 817‐251‐8810
TBPE Firm #44 | TBPLS Firm #10011302 | www.bhbinc.com
TRAFFIC GENERATION. The Developer does not propose to provide a Traffic Impact Analysis since the
development is not projected to generate in excess of 1,000 vehicles 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 1960s, primarily
in suburban locations. Single-family residences are expected to generate 9.57 trips per day, on average.
Based on this average, a 16 lot development would add approximately 154 vehicle trips per day to the
surrounding roadways.
e:\2015.000.000\2015.707.000\docs\zoning phase\2015-07-17 pud zoning submittal\statements of planning objectives_7-17-15.doc
2
0
1
5
.
7
0
7
.
0
0
0
LAVACA VILLAS
Colleyville, Texas
E
X
H
I
B
I
T
A
ZONING EXHIBIT
Planned Unit Development
Residential
COMPASS REALTY, LP
Z
o
n
i
n
g
E
x
h
i
b
i
t
f
o
r
Z
o
n
i
n
g
C
h
a
n
g
e
f
r
o
m
R
-
4
0
t
o
P
U
D
-
R
e
s
i
d
e
n
t
i
a
l
SMITHFIELD GREENVALLEY JOHN McGANMcDONWELLSCHOOLLAVACA TRAILLOCKETT WHITEGLADETINKERBRANSFORDPLEASANT RUN JOHN McCAINCOTTONBELTNORTHTARRANTPLEASANT RUNWESTCOATPARKWAYGLADEEDENPRECINCT LINE DAVIS1938263029RUMFIELD VICINITY MAPSITE
Z
o
n
i
n
g
E
x
h
i
b
i
t
ORDINANCE O-15-XXXX
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND THE
OFFICIAL ZONING MAP OF THE CITY OF COLLEYVILLE, TEXAS, BY
CHANGING THE ZONING ON 5.11 ACRES ON LOT 4, BLOCK 1 OF THE
LAVACA TRAILS ADDITION, LOCATED AT 1013 LAVACA TRAIL, FROM
THE R-40 - SINGLE FAMILY RESIDENTIAL ZONING DISTRICT TO THE
PUD-R - PLANNED UNIT DEVELOPMENT RESIDENTIAL ZONING
DISTRICT; 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 a rezoning
under Case No. ZC15-012; 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
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-15-XXXX
Page 2 of 5
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 5.11 acres on Lot 4, Block 1 of the
Lavaca Trails Addition, located at 1013 Lavaca Trail, from the R-
40 - Single Family Residential District to the PUD-R - Planned
Unit Development Residential District, as depicted in the attached
Exhibit “A”.
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 16 detached dwelling units, constructed at
a maximum density of 5.82 dwelling units per acre (16
divided by 2.75 acres).
b. The subject property is subject to all the regulations
contained in the Land Development Code, except as noted
herein.
2. DEVELOPMENT PLAN
a. The development shall be generally consistent with Exhibit
“B,” which shall not be considered the associated plat. The
actual street and lot arrangement may differ from that
Ordinance O-15-XXXX
Page 3 of 5
shown on Exhibit “B” to accommodate topographic,
drainage, or other conditions. All final details are subject
to the other provisions of this ordinance and all other City
codes and regulations.
b. The houses constructed shall have steep (10:12 to 12:12)
roof pitches.
c. The driveways shall be decorative or exposed aggregate.
d. There shall be lay-down street curbs for smooth driveway
transitions.
e. There shall be two-car garages with cedar doors.
3. PERMITTED USES
a. Single Family Detached Dwellings
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: 7,200 square feet
b. Minimum Lot Depth: 75 feet
c. Minimum Lot Width: 50 feet
d. Front Building Line: 15-20 feet (15 feet minimum
on Lots 1, 2, 15, and 16)
e. Side Building Line: 5 feet
f. Rear Building Line: 15 feet
5. OPEN SPACE AND LANDSCAPING
a. This development shall provide a minimum of 19.1 percent
common open space, as shown on Exhibit “B,” which shall
Ordinance O-15-XXXX
Page 4 of 5
be for the aesthetic, leisure, and recreational enjoyment 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).
b. A minimum of one three-inch caliper tree shall be planted
for every 40 linear feet of street frontage along the
proposed north-south street.
c. There shall be a minimum of two minimum three-inch
caliper trees, at the time of planting, in the front yard of
each residential lot.
5. SCREENING
a. An ornamental wrought iron fence with brick and stone
columns shall be provided along the Lavaca Trail frontage,
as reflected in Exhibit “B,” prior to final acceptance of the
subdivision.
b. A monument sign designating the development as “Lavaca
Villas Court” shall be provided at the project entry, prior to
final acceptance of the subdivision.
c. All common-area fencing and signage shall be maintained
by the Homeowners’ Association.
5. SIDEWALKS AND TRAILS
a. An eight-foot trail shall be constructed along Lavaca Trail,
prior to final acceptance of the subdivision.
b. A four-foot wide sidewalk shall be provided along the east
side of the proposed north-south street. The sidewalk shall
be constructed as each adjacent home is built.
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
Ordinance O-15-XXXX
Page 5 of 5
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
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 1st day of
September 2015.
The second reading and public hearing being conducted on the 15th day of
September 2015.
PASSED AND APPROVED by the City Council of the City of Colleyville,
Texas, on this the ________ day of _________________________ 2015.
ATTEST: CITY OF COLLEYVILLE
Amy Shelley, TRMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Ordinance O-15-XXXX
Page 6 of 5
Matthew C. G. Boyle
City Attorney
Exhibit A –Location and Zoning Map
Exhibit B – Zoning Exhibit
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 3c Agenda Date 08/10/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the AG-Agriculturalzoning district to the PUDR-
Planned Unit Development Residential zoningdistrict on 2.60 acres of Abstract 1034 of
the GW Minter Survey, located at 5017,5113, & 5201 Roberts Road, CaseZC15-011
Explanation
The applicant, Steve Isbell, is requesting to rezone the subject property from AG –
Agricultural District to PUD-R – Planned Unit Development – Residential District (PUD-
R) to allow 12 single family residential lots, one common area dedicated to open space
and detention, and an additional HOA-maintained “slip road” and median along Roberts
Road located in a common area.
Existing Conditions. The subject property consists of approximately 2.60 acres and
three tracts (5017, 5113, and 5201 Roberts Road), which presently contain one single
family detached home with associated accessory structures on each of the tracts. The
subject property is currently zoned AG-Agricultural and is unplatted. Approval of a
combination preliminary/final plat will be required prior to the issuance of a building
permit should the rezoning request be approved.
Statement of Planning Objectives. The applicant submitted a Statement of Planning
Objectives and proposed zoning exhibits (attached) which contain a description of the
proposed development.
Development Standards. 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.
Average lot size for PUD-R projects is required to be 16,000 square feet. Per the
Statement of Planning Objectives the applicant proposes the following development
standards:
Minimum Lot Area: 4,882 square feet
Minimum Lot Width: 50 feet
Minimum Lot Depth: 97 feet
Front Building Line: 10 feet
Rear Building Line: 10 feet
Side Building Line: 5 feet
Maximum Building Height: 30 feet
Maximum Lot Coverage: 66 percent
Planning and Zoning Commission Agenda Briefing 3c
City of Colleyville Page 2
The applicant is proposing development that is not consistent with the requirements for
PUD-R in the Land Development Code. Elevations or narrative description of the
proposed architecture and character of the development were not provided for review.
Open Space and Landscaping. The PUD regulations require a minimum 20 percent
of the development be reserved for open space for use by the residents of the
development. The Conceptual Landscape Plan shows that the open space contains a
0.08-acre detention pond, eight shade trees, two existing trees that will be preserved,
and two benches. All open space areas will be owned and maintained by the
Homeowners’ Association.
The proposed layout for the development indicates that Lot 13, to be utilized for
required open space, is 19,594 square feet. Approximately 3,485 square feet of Lot 13
is proposed to be required detention area. PUD regulations allow for up to 25 percent
of required detention areas to be used toward the required open space calculation, in
this instance, approximately 871 square feet. With the total gross project area being
113,299 square feet and the open space area as defined by the PUD regulations being
approximately 16,980 square feet, the open space percentage is approximately 15
percent.
The applicant has provided details in the Statement of Planning Objectives regarding
how other projects have been calculated and how this project’s open space could be
calculated, contrary to the PUD regulations. For example, the applicant is proposing
that the landscaped portion of the median be utilized toward the required open space
calculation even though the PUD regulations specifically state that common open space
shall not include street medians or islands, public or private street right-of-way,
parkways, alleys, driveways, or parking/loading areas.
Staff has not utilized the applicant’s calculations with the project analysis and has
instead utilized calculations based on the requirements of the Land Development Code.
The Small Lot Development Comparison Chart is attached as a reference for previously
approved PUD-R open space areas and densities. Staff has reviewed the chart to verify
the numbers, to the extent archived records would allow, but the chart is intended to
be an illustrative exhibit and not intended to be a historical account.
Screening. There is an existing six-foot masonry fence located along the subject
property’s eastern border, which is owned and maintained by the Heritage Oaks HOA.
A seven and a half-foot maintenance easement is proposed on the west side of the wall
to allow for access. A six-foot board-on-board wood fence, owned and maintained by
the development’s HOA, is proposed along a portion of the project’s northern
boundary. The applicant is not proposing screening walls, fences, or landscaping that
satisfy staff concerns regarding the lack of architectural details and density of the
proposed development.
Planning and Zoning Commission Agenda Briefing 3c
City of Colleyville Page 3
Sidewalks and Trails. A five-foot sidewalk must be provided along Roberts Road at
the time homes are constructed. Sidewalks required along open space lots are required
to be constructed by the developer, prior to the issuance of building permits for the
development.
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 would typically be required to dedicate a minimum of 37.5 feet
of right-of-way for Roberts Road from the centerline of the street.
The applicant’s proposal would require an associated Master Thoroughfare Plan
Amendment and/or Subdivision Variance to allow the dedication of only 26 feet of
right-of-way from the centerline of Roberts Road. The applicant has stated that the
reduction in right-of-way dedication is necessary to integrate a slip road for the 12
proposed residences, which would alleviate concerns regarding cars backing out onto
Roberts Road. Although a Master Thoroughfare Plan Amendment is not currently in
progress, should the rezoning request be approved, staff could initiate the necessary
amendment for City Council review and action. The applicant may also need to
process a Subdivision Variance for the deviation in right-of-way, depending on the
timing of the mendment and/or the associated plat.
Traffic Generation and Access. The applicant 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 12 lot development would add
approximately 115 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, per home.
Based on the current layout, Perimeter Street Improvement Fees for Roberts Road in
the amount of $44,235 are due prior to filing an associated plat for record. Perimeter
street improvements are required for the newly created lots since Roberts Road is
considered unimproved. The developer’s portion of the costs for infrastructure
improvements may not exceed the amount that is roughly proportionate to the
Planning and Zoning Commission Agenda Briefing 3c
City of Colleyville Page 4
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 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 with
an associated plat application, and a Tree Removal Permit will be required prior to the
removal of any tree on the subject property. The applicant is proposing to preserve
two trees that are within the proposed common open space lot.
Infrastructure. Water and sanitary sewer services are available along Roberts Road.
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, which has been reviewed by the Engineering Division of the Public
Works Department. Onsite detention is proposed on proposed Lot 13.
Residential Density. The Master Plan suggests a maximum residential density of 1.8
dwelling units per acre, in most situations. The Land Development Code states that
densities higher than 1.8 units per acre in PUD-R’s could 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 is situated just east of institutional uses, west of attached
townhomes, and approximately 2,800 feet west of SH121. Per the PUD regulations in
the Land Development Code, “The maximum residential density permitted in a PUD-R
district, or in a PUD-C district where residential uses are proposed, shall not exceed 1.8
dwelling units per gross acre. For the purpose of this regulation, the density calculation
shall include all residential areas of the project and one-half of any abutting street
situated adjacent to the project. This calculation shall exclude all proposed non-
residential acreage from the gross acreage.”
The proposed development of 12 residential units on approximately 2.17 acres, after
right-of-way dedication as proposed, will produce a density of 10.7 dwelling units per
acre (12 residential units divided by 1.42 acres of residential area). Historically
speaking, the component to include “one-half of any abutting street situated adjacent
to the project” does not appear to have been included in the calculations due to
feasibility of determining that area.
The following are the approximate residential densities of other developments located
in close proximity to the proposed development:
Planning and Zoning Commission Agenda Briefing 3c
City of Colleyville Page 5
Heritage Oaks (directly east of the proposed development): 12.1 dwelling units
per acre,
Copperglen (southeast of the proposed development): 6.6 dwelling units per
acre,
Creekside (southeast of the proposed development): 6 dwelling units per acre,
Fox Meadows (northwest of the proposed development): 3.6 dwelling units per
acre.
The attached Small Lot Development Comparison Chart provides a listing of approved
developments since 1996 with residential densities that exceed 1.8 dwelling units per
acre. Although the proposed density is within the range of previously approved PUD-R
densities, the subject property has prominent linear frontage along an existing
roadway and has different site characteristics than the other projects that have been
previously approved. The applicant is proposing to build homes with significant lot
coverage (approximately 66 percent) and small setbacks which are not proposed to be
mitigated by known architectural quality, provision of integrated open space, or
enhanced screening and landscaping. Staff requested architectural and development
character details but did not receive them during the review process.
Surrounding Development Trends. The table below reflects the surrounding zoning
and existing land uses for the subject property as further illustrated on the attached
location map:
AG – Agricultural
(Church)
AG – Agricultural (Single
Family Homes)
PUD-R (Heritage Oaks
Residential Subdivision)
AG – Agricultural
(Church)
Subject Property
Proposed PUD-R
(Residential Subdivision)
PUD-R (Heritage Oaks
Residential Subdivision)
AG – Agricultural
(Church)
AG – Agricultural
(Church)
PUD-R (Heritage Oaks
Residential Subdivision)
Master Plan. The Future Land Use Map designates the subject property as Single
Family Residential. Although the request is consistent with the Future Land Use Map,
the request has not provided adequate information to determine if the development is
consistent with the Master Plan’s goal of applying sound land use planning principles.
Public Notification. Staff mailed notices to 28 adjacent property owners, as well as
all Homeowners Associations within 500 feet of the subject property regarding this
request. 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.
Planning and Zoning Commission Agenda Briefing 3c
City of Colleyville Page 6
Summary. The proposed development contains 12 single family lots and two common
areas with a residential density of 10.7 dwelling units per acre and a total open space
percentage of approximately 15 percent. The proposed open space and lot sizes are
not in compliance with the Land Development Code’s PUD regulations, and the 15
percent open space that is proposed does not appear to be integrated into the
development. Understanding the subject property is linear in nature and does not have
significant depth, the amount of lot coverage being proposed (maximum 66 percent)
and the number of residential units, coupled with the lack of common open space and
room for on-lot landscaping, do not provide a preferable development pattern.
Staff is in support of an opportunity to redevelop the subject property but has not
received adequate information to support this particular request. The information
provided by the applicant does not address staff’s concerns regarding the density,
architecture, open space, or perimeter details and screening for the proposed
development. The slip road provides a safe alternative for vehicles accessing Roberts
Road, but the applicant has not provided adequate information for staff to evaluate a
reduction in right-of-way that could result in a Master Thoroughfare Plan Amendment.
Staff recommends denial of the proposed rezoning request. Should the rezoning
request be approved, special ordinance provisions as reflected in the attached draft
ordinance would be applicable, subject to Planning and Zoning Commission and City
Council review and action.
Recommendation
Denial
Attachments
1.Location and Zoning Map
2.Aerial
3.Future Land Use
4.Buffer Map
5.Notification List
6.Small Lot Development Comparison Chart
7.Statement of Planning Objectives
8.Zoning Exhibit - Site Layout
9.Zoning Exhibit - Conceptual Landscape
10.Proposed Draft Ordinance
SHUMAR
D
OAK LN
H
E
R I T A G E O A K S D R
A
U
B
U
R
N
D
A
L
E
A V E
R
O
B
E
R
T
S
R
D
HE
R
I
T
A
G
E
OA
K
S
D
R
C
H
I
N
Q
U
APIN D R
BUR OAK DR
RO
B
E
R
T
S
R
D
P
O
S
T
O
A
K
T
R
L
C
O
P
P
E R G L E N C I R BLACKJACK OAK DR5049
5048
3745
3901
3842
5120
3916
5126
5068
3761
3900
3836
5016
37443750
5260
5123
5148
3698
50535024
5049
5040 5044
5020
0
0
0
5004
5001
5064
5000
5060 5065
5056 5061
5005 5069
5057
50325028
5036
5009
5013
37813777
5008
5012
5017 5052
5053
3704
5138
5120
5205
5032
5201
5057
5036
5101
5105
5136
3757
3765 37693773
5017
3701 51145121
5125
3740
3772
5132
5137
5144
39043908
3708
5140
5028
5061
5060
5132
5064
5102
2693
3708
5300
5133
5149
3764 5109 5110
5113
3800380438083812
5134
5128
5100
5106
5129 5134
3720 3728 3820 3828
5138
5133 51415137
3716
51045108
51125116
5130
3724 3732 3816 38243832
5124
5142
5008
5113
3408
3400
3510
5013
5105
3406
5109
5101
5017
5009
5104
5004
5000
52075201
5203
5108
5117
4190
5008
5012
5016
5008
5100
5112
5113
5005
5001
3402 350635043404
5207
3508
350252053500
3404
5309
5303
5066
5044
5062
5070
50485052
50565058
3705
3776
5121
3736
5072
5012
5047
5065
3909
RD
PUD-R
R-30RD
PUD-R
AG
PUD-R
PUD-R PUD-R
Location and Zoning Map
SHUMAR
D
OAK LN
A
U
B
U
R
N
D
A
L
E
A V E
ROBER
T
S
R
D
C
H
I
N
Q
U
A
PIN D R
BUR OAK DR
RO
B
E
R
T
S
R
D
PO
S
T
O
A
K
T
R
L
C
O
P
P
E R G L E N C I R
5049
5048
3745
5120
5126
5126
50683761
5016
3744
37503760
5123
5148
3698
5053
5024
5049
5040 5044
5020 0
0
0
5004
5001
5064
5000
5060 5065
5056 5061
5005 5069
5057
50325028
5036
5009
5013
37813777
5008
5012
5017 5052
3704
5138
5120
5205
5201
5101
5105
5136
3757
3765
3769 3773
5017
3701 51145121
5125
3740
3772
5132
5137
5144
3712
3700 3708
5140
5060
5132
5064
5102
2693
3708
5300
5133
5149
3764
51093768 5110
5113
380038043808
3812
5134
5128
5100
5106
5129
5134
3720 3728 3820 3828
5138
3748
5133
51415137
3716
5104
5108
5112
5116
5130
3724 3732 3816 3824
3832
5124
5142
5008
5113
5013
5105
5109
5101
5017
5009
5104
5004
5000
5207
5108
5117
4190
5008
5100
5112 5113
5005
5001
5066
5062
5070
5058
3705 3776
5121
3736
5072
Aerial
SHUMAR
D
OAK LN
H
E
R I T A G E O A K S D R
A
U
B
U
R
N
D
A
L
E
A V E
R
O
B
E
R
T
S
R
D
HE
R
I
T
A
G
E
OA
K
S
D
R
C
H
I
N
Q
U
APIN D R
BUR OAK DR
RO
B
E
R
T
S
R
D
P
O
S
T
O
A
K
T
R
L
C
O
P
P
E R G L E N C I R BLACKJACK OAK DR
PR
E
S
T
W
I
C
K
D
R
5049
5048
3745
3913
3901
3842
5120
3916
5126
5068
3761
3900
3836
5016
37443750
5260
5123
5148
3698
50535024
5049
5040 5044
5020
0
0
0
5004
5001
5064
5000
5060 5065
5056 5061
5005 5069
5057
50325028
5036
5009
5013
37813777
5008
5012
5017 5052
5053
5138
5120
5205
5032
5201
5057
5036
5101
5105
5136
3757
37653769 3773
5017
3701 51145121
5125
3740
3772
5132
5137
5144
39043908
3700 3708
5140
5028
5061
5060
5132
5064
5102
3708
5300
5133
5149
3764 5109 5110
5113
380038043808
3812
5134
5128
5100
5106
5129 5134
3720 3728 3820 3828
5138
5133 51415137
3716
510451085112
5116
5130
3724 3732 3816
3824 3832
5124
5142
3805 3809 3801
5008
5113
3408
361236084916 38013711
3400
3510
5013
5105
3406
5109
5101
5017
5009
5104
5004
5000
52075201
5203
5108
5117
4190
5008
5012
5016
5008
5100
5112
5113
5005
5001
3402 350635043404
5207
3508350252053500
3404
5309
5303
5066
5044
5062
5070
50485052
50565058
3705 3776
5121
3736
5072
5012
5047
5065
Legend
Single Family
Multi-Family
Office
Retail
Institutional
Industrial
Roadway
Utilities
Parks
Private Open Space
Water
Future Land Use Map
Legend
Properties within 200 feet
Subject Properties
Parcels
R
O
B
E
R
T
S
R
D
FOX MEADOWS DR
BUR OAK DR
PO
S
T
O
A
K
T
R
L
HE
R
I
T
A
G
E
A
V
E
BLACKJACK OAK DR
COPPER
G
L
E
N
C
I
R
QU
E
E
N
S
B
U
R
Y
WA
Y
E
GATEWAY DR
C
H
I
N
Q
U
APIN D R
H
E
R I T A G E O A K S D R
FOX GLEN DR
H
E
R
I
T
A
G
E
O
A
K
S
D
R
BU
G
L
E
L
N
A
U
B
U
R
N
D
A
L
E
A V E
RO
B
E
R
T
S
R
D
SHUMAR
D
OAK LN
AMBERLEY
CT
EV
E
R
S
H
A
M
CT
HUNTINGTON DR
FOX GLEN DR
MA
R
T
I
N
P
K
W
Y
ROTH
S
C
H
I
L
D
HE
R
I
T
A
G
E
A
V
E
0
5300
5008
5008
5401
3400
5311
0
5260
3408
5317
5309
5303
0
3708
3830
4908
00
0
5313
5049
0
0 0 0
0
5205
00
0
0
00
000
0
0
0
0 0
0
00
0
0
0
0
00
0
3801
5017
0
5207
0
5201
3711
0
0
0 0
5112
3801
0 0
00
0
0
0 0
0
0
0
3507
5117
5201
3900
5113
0
3608 3612
0
4904
4916
5209
5203
4912
5000
5017
5101
5013
4905
5004
5105
5009
5016
5104 5109
5100
5008
5108
5012
5001
5005
3809
5203
4904
5307
5205
3916
0
5113
5101
3404
3406
5044
5123
3408
5126
3404
3509
3510
5110
5201
4906
3503
3410
3511
35053501
4906
3402
5005
5121
4907
3411
3506
3505
3507
3504
3501
35083404
3500
5148
3502
3503 3509
3409
3403
5069
5001
3405
3405
3407
35063508351035005305
5001
5020
3805
5024
5017
5120
5013
50095004
5060
5056
50525057
5032
5008
5012
5036
5061
5065
5016
3740
3913
3701
5138
39053760
5056
3901
5062
3705
50685066
3933
505450585053
5137
3930
5140
5058
5120
3720 3808
3812
3908
3724
3836
5142 3700
0
3732
50004190
3704 3824
5209
0 0
3704 3716
0
3842
00 0
/
Case ZC15-011
5017, 5113, 5201
Roberts Rd
Subject Properties
L. D
.
L
O
C
K
E
T
T
R
D
City of Grapevine
Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
COLEMAN GARY S 5120 POST OAK TR Colleyville TX 76034 5120 POST OAK TR
SCRIBNER DEANA PO BOX 768 Colleyville TX 76034 5201 ROBERTS RD
ARNOLD THOMAS A 5205 ROBERTS RD Colleyville TX 76034 5205 ROBERTS RD
SAUER KENNETH WILLIAM 5017 ROBERTS RD Colleyville TX 76034 5017 ROBERTS RD
SINGH VINITA H 3740 SHUMARD OAK LN Colleyville TX 76034 3740 SHUMARD OAK LN
CHITKARA JAIDEEP 3701 POST OAK TR Colleyville TX 76034 3701 POST OAK TR
REINCE KEVIN 6412 TIMBER RDG EDINA MN 55439 5134 POST OAK TR
WALL LARRY 5132 POST OAK TR Colleyville TX 76034 5132 POST OAK TR
LEGATES SHEILA E 5128 POST OAK TRL Colleyville TX 76034 5128 POST OAK TR
PLEASANT GLADE BAPTIST CHURCH 3708 GLADE RD Colleyville TX 76034 3708 GLADE RD
CHAPMAN PHILLIP H 5100 POST OAK TR Colleyville TX 76034 5100 POST OAK TR
LAYER DONNA J 5104 POST OAK TR Colleyville TX 76034 5104 POST OAK TR
SHABAY PAUL 5108 POST OAK TR Colleyville TX 76034 5108 POST OAK TR
STOVALL JIMMY 5112 POST OAK TR Colleyville TX 76034 5112 POST OAK TR
SIMINSKI JAMES THOMAS 5116 POST OAK TR Colleyville TX 76034 5116 POST OAK TR
HART BILLY 5124 POST OAK TR Colleyville TX 76034 5124 POST OAK TR
BRYANT LYNN W 5138 POST OAK TR Colleyville TX 76034 5138 POST OAK TR
KRIEGHBAUM DAVID PO BOX 459 PORT ISABEL TX 78578 5142 POST OAK TR
COVENANT CHURCH 2660 E TRINITY MILLS RD Carrollton TX 75006 5008 ROBERTS RD
LECOCQ JAMES GARY PO BOX 2032 Colleyville TX 76034 5113 ROBERTS RD
PRAZAK JOHN B 5207 ROBERTS RD Colleyville TX 76034 5207 ROBERTS RD
BRYANT STEVEN W 5058 POST OAK TR Colleyville TX 76034 5058 POST OAK TR
PHIPPS REBECCA C 5062 POST OAK TR Colleyville TX 76034 5062 POST OAK TR
SOKHEY SIMREN S 5066 POST OAK TRL Colleyville TX 76034 5066 POST OAK TR
HASTINGS DORIS 5070 POST OAK TR Colleyville TX 76034 5070 POST OAK TR
WEAKLEY JERRY 5016 COPPERGLEN CIR Colleyville TX 76034 5016 COPPERGLEN CIR
BENDER JEFFERY 5020 COPPERGLEN CIR Colleyville TX 76034 5020 COPPERGLEN CIR
MDC-HERITAGE OAKS ESTATES LTD 545 E John Carpenter Fwy #1500 Irving TX 75062 003736 Shumard Oak Ln
Grapevine Colleyville ISD 3051 Ira E Woods Ave Grapevine TX 76051 State Law Req.
Heritage Glen HOA 5105 Auburndale Ave Colleyville TX 76034 Courtesy Notice
Fox Meadows HOA 5301 Bugle Lane Colleyville TX 76034 Courtesy Notice
Prestwick Park HOA 4912 Prestwick Drive Colleyville TX 76034 Courtesy Notice
Colleyville Assoc Heritage Oak 1108 Pioneer Pkwy Arlington TX 76013 Courtesy Notice
Steve Isbell 4209 Gateway Dr., Ste 200 Colleyville TX 76034 Applicant
Public hearing notices were mailed
Thurs., May 28, 2015 by Taci Wrisley
Notification List
Su
b
d
i
v
i
s
i
o
n
N
a
m
e
To
t
a
l
Lo
t
s
Mi
n
i
m
u
m
Lo
t
W
i
d
t
h
(f
e
e
t
)
Mi
n
i
m
u
m
Lo
t
D
e
p
t
h
(f
e
e
t
)
Mi
n
i
m
u
m
L
o
t
Si
z
e
(
s
q
u
a
r
e
fe
e
t
)
A ve
r
a
g
e
Lo
t
S
i
z
e
(s
q
u
a
r
e
fe
e
t
)
Ma
x
i
m
u
m
L
o
t
Co
v
e
r
a
g
e
Ma
s
t
e
r
P
l
a
n
De
n
s
i
t
y
-
Dw
e
l
l
i
n
g
U
n
i
t
s
Pe
r
A
c
r
e
*
La
n
d
De
v
e
l
o
p
m
e
n
t
Co
d
e
D
e
n
s
i
t
y
-
Dw
e
l
l
i
n
g
Un
i
t
s
P
e
r
A
c
r
e
**
To
t
a
l
Ac
r
e
s
Open SpaceApproval Date Ordinance
Sp
r
i
n
g
G
a
r
d
e
n
45
3
6
7
0
2
,
5
2
0
2
,
7
0
0
9
0
%
8
1
6
.
1
6
.
7
3
1
.
3
%
1
2
.
1
7
.
9
6
O
-
9
6
-
1
0
5
2
Vi
l
l
a
s
o
f
C
a
l
d
w
e
l
l
C
r
e
e
k
43
5
9
1
1
5
6
,
5
9
4
7
,
4
0
8
5
0
%
3
.
7
5
.
9
1
1
.
6
1
8
.
3
%
4
.
1
.
9
7
O
-
9
7
-
1
0
6
2
Br
i
d
g
e
s
a
t
R
i
v
e
r
w
a
l
k
32
5
6
1
0
6
6
,
0
0
1
6
,
4
7
9
5
0
%
3
6
.
7
1
0
.
0
2
6
.
0
%
1
2
.
2
1
.
9
9
O
-
9
9
-
1
1
9
2
Ri
v
e
r
w
a
l
k
a
t
C
o
l
l
e
y
v
i
l
l
e
53
6
0
1
1
5
6
,
3
3
1
7
,
6
6
6
5
0
%
3
.
2
5
.
7
2
0
.
0
2
0
.
0
%
4
.
4
.
0
0
O
-
0
0
-
1
2
1
0
Ro
s
e
w
o
o
d
V
i
l
l
a
s
53
5
9
1
1
0
6
,
4
9
0
6
,
7
5
3
6
0
%
3
.
6
6
.
3
1
4
.
8
2
1
.
4
%
8
.
8
.
0
1
O
-
0
1
-
1
2
8
6
Em
e
r
a
l
d
P
a
r
k
72
6
0
1
2
0
7
,
2
0
0
7
,
5
0
8
5
0
%
3
.
5
5
.
8
2
0
.
2
1
9
.
6
%
1
0
.
1
.
0
2
O
-
0
2
-
1
3
6
6
Ti
f
f
a
n
y
P
a
r
k
25
6
0
1
0
0
7
,
2
0
0
7
,
5
8
0
5
0
%
3
.
5
5
.
7
7
.
2
2
0
.
0
%
1
0
.
2
1
.
0
3
O
-
0
4
-
1
4
8
7
Tu
s
c
a
n
y
35
6
0
1
1
0
6
,
6
0
0
7
,
8
7
8
5
0
%
3
.
9
5
.
5
8
.
8
6
.
6
%
2
.
1
7
.
0
4
O
-
0
4
-
1
4
4
2
Ca
m
b
r
i
d
g
e
P
l
a
c
e
38
5
0
5
8
4
,
5
0
0
5
,
3
0
0
6
0
%
4
.
2
8
.
2
9
.
0
2
2
.
0
%
7
.
6
.
0
4
O
-
0
4
-
1
4
6
7
He
r
i
t
a
g
e
O
a
k
s
10
3
3
0
/
4
0
9
0
2
,
7
0
0
/
3
,
6
0
0
3
,
6
0
0
9
0
%
a
n
d
7
5
%
4
.
5
1
2
.
1
2
2
.
8
3
0
.
4
%
0
3
.
2
1
.
0
6
O
-
0
9
-
1
7
1
5
Vi
l
l
a
s
a
t
O
a
k
P
o
i
n
t
e
74
3
0
/
5
6
9
0
/
9
5
/
1
1
5
2
,
7
0
0
/
6
,
4
4
0
5
,
0
0
0
9
0
%
a
n
d
5
8
%
3
.
7
8.
7
1
3
.
6
2
2
.
0
%
0
8
.
0
2
.
0
6
O
-
0
6
-
1
5
8
4
Co
p
p
e
r
g
l
e
n
22
5
5
1
0
5
5
,
9
2
4
6
,
6
5
0
6
5
%
3.
9
6.
6
5
.
6
2
0
.
0
%
1
0
.
1
7
.
0
6
O
-
0
6
-
1
5
9
5
Vi
l
l
a
s
o
f
C
o
l
l
e
y
v
i
l
l
e
67
5
9
1
1
5
6
,
6
5
5
8
,
9
3
6
6
0
%
3.
2
4.
9
1
9
.
8
2
1
.
0
%
0
8
.
2
1
.
0
7
O
-
0
7
-
1
6
2
7
En
c
l
a
v
e
a
t
A
r
b
o
r
E
s
t
a
t
e
s
16
6
5
1
2
0
8
,
7
0
0
9
,
3
5
0
5
0
%
2.
9
4.
7
5
.
6
1
9
.
3
%
0
9
.
1
8
.
0
7
O
-
0
7
-
1
6
3
4
Cr
e
e
k
s
i
d
e
a
t
C
o
l
l
e
y
v
i
l
l
e
26
9
5
0
1
0
5
5
,
0
0
0
7
,
2
5
7
6
5
%
2.
4
6.
0
1
0
8
.
5
2
0
.
0
%
1
1
.
2
7
.
0
7
O
-
0
7
-
1
6
4
5
So
m
e
r
s
e
t
M
a
n
o
r
77
5
0
/
6
0
1
0
0
/
1
1
0
5
,
0
0
0
/
6
,
6
0
0
6
,
0
0
0
5
0
%
4
7.
3
1
8
.
2
2
0
.
3
%
0
5
.
0
5
.
0
8
O
-
0
8
-
1
6
7
2
Iv
y
G
l
e
n
10
5
5
1
1
0
5
,
8
9
0
8
,
2
0
0
6
5
%
3.
1
5.
3
3
.
3
2
0
.
0
%
0
3
.
0
5
.
1
3
O
-
1
3
-
1
8
6
4
Th
e
P
r
e
s
e
r
v
a
t
i
o
n
36
6
0
1
4
0
8
,
5
0
0
9
,
1
7
0
5
0
%
3
4.
7
1
2
.
0
2
3
.
0
%
0
5
.
1
4
.
1
3
O
-
1
3
-
1
8
6
7
He
r
o
n
P
o
n
d
49
4
7
1
2
0
7
,
0
0
0
7
,
8
0
0
65
%
3.
2
5.
6
1
5
.
4
2
2
.
0
%
1
1
.
1
9
.
1
3
O
-
1
3
-
1
8
9
4
Av
e
r
a
g
e
58
.
8
9
5
5
.
6
8
7
5
1
0
6
.
4
1
1
8
6
,
2
6
0
6
,
9
0
7
58
%
3.
7
6.
9
1
7
.
5
2
1
.
2
%
Zo
n
i
n
g
C
a
s
e
Z
C
1
5
-
0
1
1
12
5
0
9
7
4
,
8
8
2
5
,
1
4
5
66
%
4.
6
10
.
7
2
.
6
1
5
.
0
%
Zo
n
i
n
g
C
a
s
e
Z
C
1
5
-
0
1
2
16
5
0
7
5
7
,
0
5
0
7
,
4
8
8
60
%
3.
1
5.
8
5
.
1
1
9
.
1
%
Sm
a
l
l
L
o
t
D
e
v
e
l
o
p
m
e
n
t
C
o
m
p
a
r
i
s
o
n
C
h
a
r
t
-
1
9
9
6
t
o
2
0
1
5
*
M
a
s
t
e
r
P
l
a
n
D
e
n
s
i
t
y
i
s
c
a
l
c
u
l
a
t
e
d
b
y
d
i
v
i
d
i
n
g
t
h
e
t
o
t
a
l
u
n
i
t
s
i
n
t
h
e
d
e
v
e
l
o
p
m
e
n
t
b
y
t
h
e
t
o
t
a
l
a
c
r
e
a
g
e
o
f
t
h
e
d
e
v
e
l
o
p
m
e
n
t
**
L
a
n
d
D
e
v
e
l
o
p
m
e
n
t
C
o
d
e
D
e
n
s
i
t
y
i
s
c
a
l
c
u
l
a
t
e
d
b
y
d
i
v
i
d
i
n
g
t
h
e
t
o
t
a
l
u
n
i
t
s
i
n
t
h
e
d
e
v
e
l
o
p
m
e
n
t
b
y
t
h
e
t
o
t
a
l
d
e
v
e
l
o
p
m
e
n
t
a
c
r
e
a
g
e
m
i
n
u
s
o
p
e
n
s
p
a
c
e
a
n
d
r
i
g
h
t
-
o
f
-
w
a
y
a
c
r
e
a
g
e
Roberts Road Residential Redevelopment
Statement of Planning Objectives, Development Schedule and Proposed Ownership
PUD-Residential, Single Family - 12 lots
Statement of Planning Objectives
The redevelopment of this section of Roberts Road under the proposed single family PUD-R
provides reasonable and viable solutions to the unique physical and locational constraints of
5017, 5113 and 5201 Roberts Road. This PUD-R allows the city of Colleyville to gain adequate
Right of Way which is necessary for the eventual improvement of Roberts Road. It provides a
buffer between the single family attached townhome units in the Heritage Oaks development
and the other less dense nearby residential land uses. But most importantly, it ensures the
highest and best use on this land for both the future residents as well as the community overall.
It is a rare occurrence in Colleyville for a residential project to be solely a subdivision of an
existing series of lots without adding a cul de sac or interior streets. In this case, the limited
amount of depth makes typical interior streets impossible. The preferred 37.5’ Right of Way
dedication would leave only 110’ to 114’ feet of lot depth and would require each lot to have
driveway access directly onto Roberts Road. There are no residential zonings in Colleyville that
offer minimum lot depths which could accommodate this section of Roberts Road. R-D (Two
Family Residential) and R-MF (Multi-family Residential) are the closest with minimum lot depths
of 115 feet. To the east, the existing narrow lots, 30’ or 40’, and attached single family
townhomes make anything greater than 50’ of width on this section of Roberts Road unviable.
The Land Development Code Density, according to a recent Small Lot Development Comparison
Chart, of the adjacent Heritage Oaks Townhome development is 12.1 dwelling units per acre
which makes it about 29% greater than the proposed density of the Roberts Road
redevelopment at 9.4 dwelling units per acre.
Additionally, Roberts Road is in need of repair and possibly improvement. However when taking
into account that it is not completely clear to all parties involved whether or not Roberts Road
is actually a public road or a private street, the eventual improvement of Roberts Road could
possibly prove to be legally impossible, or at a minimum highly contentious, given the absence
of a reasonable redevelopment plan for these three affected properties.
Numerous concepts have been analyzed and discussed with city staff over the past seven or
eight months. Concepts that were considered were rear entry, individual driveways directly
onto Roberts, shared driveways and even shared access via east-west T-lanes. Most of these
were not actually physically possible. And although most were unmarketable, the overriding
issue in each alternative was that none were as conceptually or aesthetically feasible as the
current iteration considering both staff’s and the developer’s shared desire to present a
product of the quality expected in Colleyville.
The limited amount of depth makes it technically impossible to provide access for each lot
without accessing Roberts Road directly with each driveway. This would result in 12 driveways
on Roberts forcing homeowners to back directly onto the road from their driveways. This was
deemed unsafe and ultimately, given this proposed concept, unnecessary. Although the city’s
thoroughfare plan calls for a dedication of 37.5’ of Right of Way, this concept allows for 26’ of
Right of Way which provides the development with the space necessary to integrate a one-way
slip street for the residents.
The slip street provides two very important benefits from a safety standpoint. First, it results in
only two access points onto Roberts, each being only one way. Second, it ensures that the
residents can exit their driveways without having to back directly into the oncoming traffic on
Roberts. The construction of the median between Roberts and the slip street provides ample
space for a 5’ sidewalk as well as a landscaped area. This landscaped area will be planted with
alternating Shumard Red Oaks and Crape Myrtles which will add to the aesthetic appeal of the
redevelopment along Roberts as well as help to screen the residents from the adjacent
institutional and recreational uses. The median and the slip street will be maintained by the
HOA.
In order to facilitate the 20.5’ wide slip street, 32’ of pavement is anticipated on Roberts. The
current thoroughfare plan, which staff says would need to be updated when this plan is
approved, calls for 75’ of Right of Way and 42’ of pavement. 75’ of Right of Way would likely
result in the demolition of residences on the west side of the road to the north of the
redevelopment and therefore is not a viable option for improving Roberts Road. Realistically,
32’ of pavement proves sufficient for the eventual improvement of Roberts. The city has
utilized 32’ of pavement on recent improvements of more heavily traveled roads. The 26’ of
Right of Way to be dedicated will provide for the pavement as well as a 10’ parkway. The slip
street is not required to be a fire lane.
This redevelopment concept strives to take into account the desires, both aesthetically and
economically, of both the future residents and the community, and numerous planning and
safety concerns of staff while working with the significant physical constraints, the impact of
the density of the largest adjoining parcel and the neighboring institutional uses.
The residential product for this redevelopment will be in the $600,000 plus value range, adding
approximately $7,200,000 in assessed property values. Water, sewer, parkland dedication and
perimeter street fees are estimated to be $120,000.
1. GENERAL
a. The purpose of this PUD-R is for a single-family residential redevelopment of detached
dwelling units. (It should be noted that although the adjacent Heritage Oaks is a mixture of
townhomes and 40’ lots, of the sixteen residences that border the Roberts Road
redevelopment, 12 are attached townhomes with 30’ wide 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 arrangement of lots within the subdivision shall be generally consistent with the
Conceptual Site Plan.
b. The developer shall submit and receive approval from the City for a Preliminary and Final Plat
in accordance with the requirements of the Land Development code prior to development of
this PUD-R.
c. The developer is requesting to dedicate 26’ of ROW instead of 37.5’ in order to provide safer
access for the residents on to Roberts Road with the construction of the slip street. Staff has
said this will require an update to the Master Thoroughfare Plan.
3. PERMITTED USES
a. Single-family residences, detached
b. Common open space areas
4. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS
Single-family detached residential lot requirements and setbacks shall comply with the
following provisions. Building line setbacks established by the Conceptual Site Plan shall control
where such building line setback is different from the following requirements.
Minimum Lot Size 4,882 square feet
Minimum Lot Width 50 feet
- This is a compatible width given the depth restriction.
Minimum Lot Depth 97 feet
- This is from the back property line to the slip street. Actually, the minimum distance
from the back property line to the edge of the Right of Way is approximately 122.5’.
Front Building Line* 10 feet
- Necessary to maintain an approximately 40’x80’ building pad. Again, the 10’ is the
distance from the house to the slip street, the actual setback off of Roberts is 35.5’.
Side Building Line* 5 feet for center placed structure
Rear Building Line* 10 feet
Maximum Lot Coverage* 66 percent
Maximum Height 30 feet
*These are comparable to other recently approved projects and are typical of lots of this size.
5. OPEN SPACE
This redevelopment shall provide common open space, which will generally be configured as
shown on the Site Plan and Conceptual Landscape Plan. All open space areas shall be
landscaped and maintained by the Homeowner’s Association. Within the open space, efforts
will be made to preserve an existing Wisteria that was planted by the current owner’s late wife
as well as a Bradford Pear. A basic conceptual landscape plan has been provided to staff. Any
trees required to be planted under the Land Development Code will have a minimum caliper as
delineated in the code. The code states that 1, 3” caliper tree per 50’ of street frontage should
be provided. In this case, 4 would be required but 8 are being proposed. Additionally, a
minimum of two benches will be provided, one in memory of Mr. Scribner and another in
memory of Mrs. Sauer.
The common open space as designed is 20.8% of the useable area of the project. The open
space requirement as outlined in the code states that the percent shall be calculated using
“gross residential project area.” However, staff has determined that there may previously have
been some discrepancies with how the open space percentage was calculated on projects that
have already been approved and are under construction. For instance, Ivy Glen was approved
with a stated 20% open space requirement per the ordinance. But the open space provided is
actually 18.04%. If the Roberts Road open space is calculated as such, then the open space as
designed is 17.3%. The chart below outlines a comparison of Roberts Road and Ivy Glen, a
recently approved project of comparable size.
Ivy Glen Roberts Rd.
Gross sf 141,614 113,300
ROW 14,700 18,905
Net 126,914 94,395
Open Space 25,545 19,602
% of Gross 18.04% 17.3%
% of Net 20.13% 20.8%
This chart highlights the negative impact the methodology which utilizes gross land area has on
the open space calculations for properties that are required to dedicate a larger percentage of
Right of Way. In this case, the percentage of gross land that is to be dedicated is 17% for
Roberts Road and only 10% for Ivy Glen. Therefore, projects that are required to dedicate a
large portion of the gross land for Right of Way are burdened with an inordinate amount of
required open space. If the Right of Way, in other words the land that is outside of the
completed residential development, is removed from the base calculation, Roberts Road open
space would exceed Ivy Glen.
Since it fronts directly on to Roberts Road, the open space will not be screened or fenced in
order to provide an aesthetically pleasing and reasonably useful neighborhood amenity for the
existing activities and uses on Roberts Road.
Finally, although there is no precedent for including it in the open space calculation, the
landscaped portion of the median fulfils the aesthetic benefit of open space since it will be
landscaped with alternating Shumard Red Oaks and Crape Myrtles on 30’ centers which will
greatly enhance the look and feel of the eastern side of this section of Roberts Road. Being
approximately 5’ wide, the landscaped portion of the median provides an additional
approximately 2,250 square feet of open space. Based on the chart above, this would bring the
development’s total open space to approximately 19.3%.
6. SCREENING
- There is an existing masonry fence on the eastern boundary of the property which is owned
and maintained by Heritage Oaks HOA. A 7.5’ maintenance easement will be provided on the
west side of this fence.
- A board on board fence no less than 6’ in height will be provided on the northern property
line of Proposed Lot #1, extending from the existing masonry wall the east to the 25’ building
line on the west. This fence will be owned and maintained by the homeowner’s association.
- The portion of the median that will be landscaped over time will provide the residents with
a visual screen from the adjacent recreational and institutional uses.
7. SIDEWALKS
Sidewalks will be constructed in accordance with the requirements of the Colleyville Land
Development Code.
8. OTHER
a. Homes may be both single and two story construction.
b. Construction times would be limited to City of Colleyville rules and regulations (Monday -
Saturday 7:00am - 6:00pm)
c. Trash will be collected curbside.
d. Mailboxes will be on a shared pedestal, two residences per pedestal, or as required by the
postmaster.
e. No street trees or landscaping greater than 2’ in height shall be allowed within 15’ of the
front property line in order to protect visibility between Roberts Road and the driveway.
Development Schedule
April, 2015: Begin city approval process
September, 2015: Complete city approval process
October, 2015: Begin utility construction
December, 2015: Complete development construction
January, 2016: Begin home construction
Proposed Ownership
The developed lots will be owned by individuals while the common area will be owned by the
Homeowner's Association.
Zo
n
i
n
g
E
x
h
i
b
i
t
Existing Wisteria planted by Mrs. Sauer to remain Existing Bradford Pear to remain Shade trees, e.g. Quercus shumardii , or Shumard Red Oak, to be provided Memorial benches in honor or Mrs. Sauer and Mr. Scribner
Co
n
c
e
p
t
u
a
l
L
a
n
d
s
c
a
p
e
P
l
a
n
ORDINANCE O-15-XXXX
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND THE
OFFICIAL ZONING MAP OF THE CITY OF COLLEYVILLE, TEXAS, BY
CHANGING THE ZONING ON 2.60 ACRES IN THE G.W. MINTER
SURVEY, ABSTRACT 1034, LOCATED AT 5017, 5113 AND 5201
ROBERTS ROAD FROM THE AG-AGRICULTURAL ZONING DISTRICT TO
THE PUD-R-PLANNED UNIT DEVELOPMENT RESIDENTIAL ZONING
DISTRICT; 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 a rezoning
under Case No. ZC15-011; 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
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-15-XXXX
Page 2 of 5
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 2.60 acres in the G.W. Minter Survey,
Abstract 1034, located at 5017, 5113 and 5201 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 12 detached dwelling units, constructed at a
maximum density of 10.7 dwelling units per acre (12 divided by 1.42
acres).
b. The subject property is subject to all the regulations contained in the
Land Development Code, except as noted herein.
2. Development Plan
a. The development shall be generally consistent with Exhibits “C” and
“D” relating to the layout and common open space, which shall not be
considered the associated plat. The actual street and lot arrangement
may differ from that shown on Exhibit “C” to accommodate
topographic, drainage, or other conditions. All final details are subject
Ordinance O-15-XXXX
Page 3 of 5
to the other provisions of this ordinance and all other City codes and
regulations.
3. Permitted Uses
a. Single Family Detached Dwellings
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: 4,882 square feet
b. Minimum Lot Depth: 97 feet
c. Minimum Lot Width: 50 feet
d. Front Building Line: 10 feet
e. Side Building Line: 5 feet
f. Rear Building Line: 10 feet
g. Maximum Lot Coverage: 66 percent
h. Maximum Building Height: 30 feet
5. Open Space and Landscaping
b. This development shall provide a minimum of 15 percent common
open space, as shown on Exhibits “C” and “D” which shall be for the
aesthetic, leisure, and recreational enjoyment of the development’s
residents. The open space shall comply with the provisions contained
in the Land Development Code except as noted herein. All open
space areas shall be landscaped and maintained by the Homeowner's
Association (HOA).
c. A minimum of eight, three-inch caliper trees shall be planted on
proposed Lot 13 by the developer, prior to the final acceptance of the
subdivision.
d. The two existing trees as noted on Exhibit “D” shall be preserved.
Ordinance O-15-XXXX
Page 4 of 5
Should the two trees be removed, the caliper inches shall be replaced
with trees meeting the standards of the Land Development Code at
the rate of three times the removed tree’s caliper inches.
e. The median between Roberts Road and the slip road shall contain
one tree for every 30 linear feet, to be provided by the developer prior
to 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
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 1st day of
September 2015.
Ordinance O-15-XXXX
Page 5 of 5
The second reading and public hearing being conducted on the 15th day of
September 2015.
PASSED AND APPROVED by the City Council of the City of Colleyville,
Texas, on this the ________ day of _________________________ 2015.
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
Being a tract in the G.W. Minter Survey, Abstract 1034, City of Colleyville,
Tarrant County,
Texas conveyed to Kenneth W Sauer, etux, recorded in Document No.
211194191, James
Lecocq recorded in Document No. 203104559, and Ted Scribner, etux recorded
in Vol.
5564 Page 899 of the Deed Records of Tarrant County, Texas, and being more
particularly
described as follows with bearings related to the west line of Heritage Oaks
recorded in
Cabinet “A” Slide 11704 of the plat records of Tarrant County;
Beginning at the northwest corner of said Heritage Oaks;
THENCE S00/48'20"E, a distance of 304.48 feet along said west line to a point
for a
corner;
THENCE S00/33'05"E, a distance of 456.18 feet continuing along said west line
to a point
for a corner in the north line of Lot 1 Block 1 Pleasant Glade Baptist Church
Addition
recorded in Cabinet “A” Slide 7691 of said Plat Records;
THENCE S88/30'45"W, a distance of 144.98 feet to a point for a corner in
Roberts Road;
THENCE N01/52'36"W, a distance of 289.95 feet to a point for a corner;
THENCE N00/39'22"W, a distance of 286.54 feet to a point for a corner;
THENCE N88/51'25"E, a distance of 6.77 feet to a point for a corner;
THENCE N00/48'20"W, a distance of 185.47 feet to a point for a corner in the
south line
of a tract conveyed to Thomas Arnold recorded in Document 203464501 of said
deed
records;
THENCE N89/01'26"E, a distance of 144.90 feet along said Arnold south line to
the POINT OF BEGINNING and containing 2.60 acres, more or less.
Exhibit C – Site Layout
Exhibit D – Conceptual Landscape
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 4a Agenda Date 08/10/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the PUDC-Planned UnitDevelopment
Commercial zoning district to the PUDC - Planned Unit Development Commercial
District and PUDR-Planned Unit DevelopmentResidential District, on approximately
15.17 acres on Abstract 1182 of the WC Newton Survey and Abstract356 of the Isaac
Caradine Survey, located at 8000 & 8050 Precinct Line Road,Case ZC15-013 (REQUEST
TO BE CONTINUED)
Explanation
The applicant is requesting to rezone the subject property from PUDC - Planned Unit
Commercial District to PUDC - Planned Unit Development Commercial District and
PUDR - Planned Unit Development Residential District.
Recommendation
Staff recommends that the public hearing be continued and that this item be
continued until the request is prepared to move forward. Staff will re-notify for the
next public hearings.
Attachments
1.Location and Zoning Map
CRYSTAL
WAY
KA
Y
S
C
T
ST
E
R
L
I
N
G
D
R
CR
E
S
C
E
N
T
L
N
LAURA LN
ST
A
N
D
R
E
W
S
C
T
KA
Y
S
C
T
CRESCENT WAY
W L D LOCKETT RD
HE
R
O
N
P
O
N
D
E
H e r o n
P o n d
W
0
5802
8050
8000
8060
0
0
0
0
5800
901
0
1101
7990
1013
0
0
0
0
0
0
0
0
0
0
0
0
0 813
0
0
0
0 0
0
0
0
0
00
00
0
0
0
0
0
0
0
0
0
0
0 0
0 0
0 0 0
0
00 5716
0 0 0
0
0
000 0
0
0
0
00
0 000
0
0 00
0
0
0
0
0 000
0
0
0
0
0
0
0 00
0 0
0
0
6100
0
0
5801
6101
5700
5912
0
5908
5904
5704
5900
6105
5808
5804
6004
5800
5908
5812
6000
5808
5900
6104
5912
5801
5805
5905
5809
5813
0
5901
5909
5913
57140
5917
5700
5712
5812
6001
570801012
61096108
5805
5801
5905
5740
6000 6032
5721
5717
5713 5616
5920
5729 5613
5927
5811
5911
5922
5902
5907
5913
5910
5841
5825
5831
5842
5900
5836
5918
5847 5849
5834
5829
5923
5833
5724
5908
5917
58375835
5820
5828
5840
5914
5816
5720
5901
5839
5928
5846
5905
5915
5843
5916
5844
5909
6028
5903
5912
5728
5824
5716
5830
5838
5845
5924
5904
5921
5832
5906
5931
5736
5808
5935
5812 5815
5821
6004
5919
0
0
5800
5901
5700
5913
5909
0
5701
6005
6025
1008
6020
1004
6021
6016
1000
5804
6024
5807
6008
5617
0
0
1000
0
5725
6012
5705
00
5802 5803
5612
5708
0
5704
R-20
PUD-C
R-40
PUD-R
R-20
PUD-RPUD-C
PUD-R R-20
R-40R-40/
L. D
.
L
O
C
K
E
T
T
R
D
City of
N. Richland Hills
PR
E
C
I
N
C
T
L
I
N
E
R
D
Subject Properties
Location and Zoning Map