HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-9/14/2015
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, September 14, 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: Chairman Byerly
PLEDGE OF ALLEGIANCE
1. APPROVAL OF MINUTES
August 10, 2015
2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON
THE AGENDA
3. PUBLIC HEARING AGENDA ITEMS
3a Consideration of a zoning change from the PUDC-Planned Unit
Development Commercial zoning district to the PUDC-Planned Unit
Development Commercial zoning district and PUDR-Planned Unit
Planning and Zoning Commission
Agenda September 14, 2015
City of Colleyville Page 2
Development Residential zoning district on 15.18 acres of 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
3b Consideration of an amendment to the PUDC-Planned Unit
Development Commercial zoning district on Lots 2, 53, and 54, of the
Village at Colleyville, located at 18, 20, & 26 Main Street, Case ZC15-
016
4. ADJOURNMENT
I hereby certify this agenda was posted on City Hall bulletin boards September 11,
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, August 10, 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 August 10, 2015 at 7:08 p.m.
Roll Call
Present: Commissioners Larry Knox, Carel Tornes, David Wheelwright, Jim
Gotcher, Don Davis, David Phelps, and Jeff Byerly
Staff Present: Abra Nusser, Jeremy Hutt, Rob McKeown, Brian Riley, Taci
Wrisley, and Matt Butler (City Attorney)
1. APPROVAL OF MINUTES
Commissioner Knox made a motion to approve the minutes as
written. Commissioner Davis seconded.
The motion to approve the minutes as corrected carried by the
following vote:
Aye: 7 – Knox, Tornes, Wheelwright, Gotcher, Davis, Phelps, and Byerly
2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON
THE AGENDA
There were no citizen comments/presentations regarding items not on the
agenda as a public hearing item.
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
Abra Nusser presented the case and briefed the Commission.
The public hearing was opened at 7:13 p.m.
Sam Noel, the applicant and property owner, came forward to answer
any questions.
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 2
There being no one else wishing to speak, the public hearing was
closed at 7:14 p.m.
Commissioner Tornes made a motion to approve Case PC15-
016. Commissioner Gotcher seconded.
The motion to approve Case PC15-016 was carried by the
following vote:
Aye: 7 – Knox, Tornes, Wheelwright, Gotcher, Davis, Phelps, and
Byerly
3b Consideration of a zoning change from the R40-Single Family
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
Abra Nusser presented the case and briefed the Commission.
Commissioner Tornes questioned staff regarding whether the south
west portion of the development was in the flood plain. Jeremy Hutt
replied yes. He further explained the applicant would be supplying a
Letter of Map Revision and would be required to meet the city’s
requirements for building in a flood plain.
Chairman Byerly questioned staff regarding the city’s requirements
for drainage flowing onto the neighbor’s property. Jeremy Hutt
replied the city would ensure the properties upstream and
downstream were not negatively affected by drainage.
Commissioner Phelps questioned staff regarding the city’s
requirements for open space lots or streets in the flood plain. Jeremy
Hutt replied there are no requirements for either.
Commissioner Davis questioned staff regarding whether emergency
and fire apparatus would have enough clearance for maneuvering
through this development. Rob McKeown replied yes. He further
explained the proposed cul-de-sac meets the Land Development Code
requirements.
Commissioner Tornes questioned staff regarding whether fire
suppression system would be required for this development. Rob
McKeown replied yes. He further explained due to the uncertainty of
when the second point of access would be accessible, this
development is considered to only have one point of access.
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 3
Commissioner Phelps questioned staff regarding the median at the
entrance to the development and whether it met the Land
Development Code requirements. Rob McKeown replied to his
knowledge the proposed median met the Land Development Code
requirements.
Discussion continued regarding the entrance median.
Chairman Byerly questioned staff regarding why the proposed open
space was being considered as open space versus a median. Abra
Nusser replied the proposed open space was determined to be
useable green space.
Discussion continued regarding the proposed open space.
The public hearing was opened at 7:30 p.m.
Konstantine Bakintas, on behalf of the developer, and John Fegan,
the developer, came forward to brief the Commission.
Commissioner Davis questioned Mr. Bakintas regarding the size of the
cul-de-sac turnaround. Mr. Bakintas replied the cul-de-sac is an
eighty foot turnaround and is consistent with the Land Development
Code.
Commissioner Davis questioned Mr. Bakintas regarding what the
feature was at the entrance to the development. Mr. Bakintas replied
the entrance to the development has a stamped concrete feature that
will not be an obstruction for ingress or egress.
Chairman Byerly questioned Mr. Bakintas and Mr. Fegan regarding if
other options for the open space. Mr. Fegan replied he has developed
other subdivisions with the same type of open space and the concept
has worked out.
Commissioner Tornes questioned Mr. Bakintas regarding whether
there was a sidewalk proposed for the open space area. Mr. Bakintas
replied there is no sidewalk proposed for the open space area.
Commissioner Wheelwright questioned Mr. Bakintas regarding the
drainage. Mr. Bakintas replied drainage for the development will be
conveyed through a low grade drainage system and will tie into an
existing drainage system that flows into an existing drainage channel.
Commissioner Tornes questioned Mr. Bakintas and Mr. Fegan
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 4
regarding the lot coverage. Mr. Bakintas replied they have not done a
calculation on lot coverage but the structures would potentially cover
approximately fifty or sixty percent of the lot.
Elizabeth Warrick, 6104 Emmas Court, came forward and spoke in
opposition.
Lynette Stanley, 1101 Lavaca Trail, came forward and spoke in
opposition.
Joel Stanley, 1609 Douglas Avenue, came forward and spoke in
opposition.
Callie Stanley, 1609 Douglas Avenue came forward and spoke in
opposition.
The following people did not wish to speak:
David Warrick, 6104 Emmas Court, opposition
Jason Stanley, 909 Chateau Court, opposition
Renee Baptiste, 1928 Shadowood Trail, opposition
Abran Stanley, 1928 Shadowood Trail, opposition
There being no one else wishing to speak, the public hearing was
closed at 7:50 p.m.
Mr. Bakintas and Mr. Fegan came forward to address comments and
concerns.
Commissioner Davis questioned Mr. Bakintas and Mr. Fegan regarding
whether they would be open to not placing rear facing windows on
the second stories. Mr. Bakintas replied he did not see that as a fair
option. Mr. Fegan added if the Commission wanted to add no rear-
facing windows on the second story as a condition, they would accept
the condition.
The public hearing was reopened at 7:59 p.m.
Cory Jaetzodd, 6204 Emmas Court, came forward and spoke in
opposition.
Bryan Riffe, 6208 Emmas Court, came forward and spoke in
opposition.
There being no one else wishing to speak, the public hearing was
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 5
closed at 8:02 p.m.
Mr. Bakintas and Mr. Fegan came forward to address comments and
concerns.
Commissioner Tornes made the suggestion to Mr. Bakintas and Mr.
Fegan regarding the possibility of adding more trees to the backyard
of the proposed residential lots.
Commissioner Tornes questioned Mr. Bakintas and Mr. Fegan
regarding the fence material of the shared fence. Mr. Fegan replied
the existing fence is wood material.
Commissioner Tornes questioned Mr. Fegan regarding whether he had
considered larger lots. Mr. Fegan replied he reached out to the
adjacent property owner but they were not willing to sell at this time.
He further added with the shape of the lot, larger lots would not work.
Discussion continued regarding lot sizes.
Commissioner Knox questioned Mr. Bakintas regarding how drainage
would flow from the proposed lots. Mr. Bakintas replied the lots
would drain to the east and then to the south, where drainage would
then flow into Meadows Creek.
Discussion continued regarding drainage on the proposed
development and surrounding properties.
Commissioner Phelps questioned Mr. Bakintas and Mr. Fegan
regarding the public access easement and would it be landscaped
until the adjacent property develops or would it be paved. Mr.
Bakintas replied the access easement was added at the request of
staff in order to secure access for future development.
Discussion continued regarding future development and the relocation
on the public access easement, if needed.
Commissioner Phelps questioned staff regarding the reasoning behind
the public access easement. Jeremy Hutt replied the purpose of
asking the developer to add the public access easement was to secure
access for any future developments. He further explained this is
common practice.
Commissioner Tornes questioned staff regarding whether staff was
comfortable with the proposed drainage plan. Jeremy Hutt replied
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 6
yes, based on what staff has reviewed.
Commissioner Tornes stated he would like to see trees added to the
backyards, no rear-facing second story windows, or a combination of
both.
Chairman Byerly questioned staff regarding the rear yard setbacks for
the R20-Single Family Residential zoning district versus the proposed
fifteen feet. Taci Wrisley replied the rear yard setbacks for the R20-
Single Family Residential zoning district is twenty five feet.
Discussion occurred amongst the Commission regarding possible
conditions.
Commissioner Davis made a motion to approve Case ZC15-
012. Commissioner Wheelwright seconded.
Commissioner Tornes stated he would like to see that a condition to
add more trees to the backyards be added.
Commissioner Gotcher stated he would like to see more space
between the homes added with regards to the setbacks.
Chairman Byerly questioned Mr. Fegan regarding whether he would
accept the conditions to add additional trees to the backyards and
have no rear-facing second story windows. Mr. Fegan replied yes.
Discussion occurred regarding adding a condition to require a twenty
foot rear yard setback for Lot 3 – Lot 14.
Commissioner Gotcher made a friendly amendment to require
two – three inch caliper trees to the rear yard of each lot and
require a twenty foot rear yard setback on Lot 3 – Lot 14.
Commissioners Davis and Wheelwright both accepted the
amendment.
Commissioner Phelps stated he would have liked to have seen lower
density for this development. Mr. Bakintas replied they had already
reduced the development by one lot at the recommendation of staff.
The motion to approve Case ZC15-012 with the following
conditions: 1) two – three inch caliper trees to the rear yard of
each lot and 2) twenty foot rear yard setback on Lot 3 – Lot 14
carried by the following vote:
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 7
Aye: 7 – Knox, Tornes, Wheelwright, Gotcher, Davis, Phelps, and
Byerly
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
Abra Nusser presented the case and briefed the Commission.
The public hearing was opened at 8:34 p.m.
Steve Isbell, the applicant, came forward and briefed the
Commission.
Commissioner Davis questioned Mr. Isbell regarding whether he was
frustrated with the Commission. Mr. Isbell replied he was frustrated
with staff and the reasons for the recommendation of denial. Mr.
Davis questioned Mr. Isbell regarding whether he had submitted the
additional layout with staff. Mr. Isbell replied no, he showed it to
them but did not officially submit it.
Commissioner Tornes questioned Mr. Isbell regarding whether he had
considered shared driveways. Mr. Isbell replied yes. He further
explained staff was not in favor of the shared driveway proposal.
Discussion continued regarding additional layout options.
Commissioner Tornes questioned Mr. Isbell regarding what the
proposed lot coverage would be. Mr. Isbell replied roughly sixty eight
point five percent.
Gary Lecocq, 5113 Roberts Road, came forward and spoke in support.
There being no one else wishing to speak, the public hearing was
closed at 9:04 p.m.
Mr. Isbell came forward to answer additional questions.
Commissioner Wheelwright questioned Mr. Isbell regarding what the
buffer between the slip street and Roberts Road would look like. Mr.
Isbell replied he planned on planting some trees, shrubs, and some
ground cover.
Discussion continued regarding the buffer between the slip street and
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 8
Roberts Road.
Commissioner Phelps questioned staff regarding where the middle
ground was for good planning and use guidelines. Abra Nusser
replied staff’s recommendation was based strictly on the development
proposed. She further explained staff has struggled with getting the
appropriate documentation from the applicant.
Discussion continued regarding the proposed development.
Chairman Byerly questioned staff regarding the previous zoning case
for these subject properties. Abra Nusser replied the previous zoning
case was denied by the Planning and Zoning Commission and was
appealed to the City Council but was withdrawn prior to the second
reading and public hearing.
Commissioner Phelps questioned staff regarding the direction given to
this development and the previously proposed development. Jeremy
Hutt replied some direction was given based on the discussions with
the previous developer and the City Council.
Discussion continued regarding the direction given to the proposed
development.
Commissioner Gotcher stated he felt Mr. Isbell did a great job on
designing the proposed development.
Commissioner Phelps stated he did not have an issue with the
density, his issue is with the slip street.
Discussion occurred between the Commission and Mr. Isbell regarding
layout options for the proposed development.
Discussion occurred between the Commission and Staff regarding the
previous zoning case and the proposed zoning case.
Commissioner Wheelwright questioned Mr. Isbell regarding what was
presented to City Council with the previous zoning case. Mr. Isbell
replied twelve lots and twelve driveways were presented but was
withdrawn prior to City Council making a decision.
Discussion occurred between the Commission and Mr. Isbell regarding
layout options for the proposed development.
Commissioner Knox made a motion to approve Case ZC15-011.
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 9
Commissioner Gotcher seconded.
Commissioner Tornes questioned staff regarding which development
was safest, the slip street or driveways onto Roberts Road. Rob
McKeown replied he did not know which layout proved to be safest.
He further replied they would not drive emergency or fire apparatus
onto the slip street.
The motion to approve Case ZC15-011 carried by the following
vote:
Aye: 5 – Knox, Tornes, Wheelwright, Gotcher, and Davis
Nay: 2 - Phelps, and Byerly
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)
Abra Nusser briefed the Commission.
Commissioner Tornes made a motion to continue Case ZC15-
013 to a date uncertain. Commissioner Knox seconded.
The motion to continue Case ZC15-013 to a date uncertain
carried by the following vote:
Aye: 7 – Knox, Tornes, Wheelwright, Gotcher, Davis, Phelps, and
Byerly
5. ADJOURNMENT
The meeting adjourned at 9:47 p.m.
The minutes were written and prepared by:
Taci Wrisley
Planning and Zoning Commission
Minutes August 10, 2015
City of Colleyville Page 10
Planning and Zoning Assistant
The meeting minutes were approved on September 14, 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 09/14/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of a zoning change from the PUDC-Planned Unit Development
Commercial zoning district to the PUDC-Planned Unit Development Commercial zoning
district and PUDR-Planned Unit Development Residential zoning district on 15.18 acres
of 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
Explanation
The applicant, Kosse Maykus, is requesting to rezone the subject property from “PUD-
C” – Planned Unit Development – Commercial District to “PUD-C” – Planned Unit
Development – Commercial District and “PUD-R” – Planned Unit Development –
Residential District to allow a residential project consisting of 31 single family
residential lots and five common areas, fronting on a proposed private and gated,
north-south street, and to allow approximately 6.92 acres of commercial development
along Precinct Line. The subject property consists of approximately 15.18 acres.
Existing Conditions. The subject property is currently zoned PUD-C – Planned Unit
Development – Commercial District, Ordinance O-02-1366, approved in 2002. The
property is vacant and 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 with an associated zoning exhibit (attached) that provide descriptions of the
proposed development.
PUD-R: Residential 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:
Average Lot Size: 7,500 square feet
Minimum Lot Size: 7,100 square feet
Minimum Lot Width: 45 feet (at Front Setback)
Typical Lot Width: 60 feet
Minimum Lot Depth: 110 feet
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 2
Typical Lot Depth: 120 feet
Front Building Line: 20 feet, 15 feet for a swing garage
Rear Building Line: 10 feet
Side Building Line: 5 feet, or 0/10 or 1/9 feet with a 10 foot minimum between
buildings
Maximum Building Height: 35 feet
Maximum Lot Coverage: 65%
Minimum House Size: 2,500 square feet
The applicant is proposing a single family detached development that is not consistent
with the requirements for PUD-R’s in the Land Development Code. Elevations of the
proposed residences were not provided for review, but a narrative description was
provided in the Statement of Planning Objectives.
The applicant has stated that the residential exterior materials shall consist of a
minimum 80 percent masonry materials and all siding shall be of a cementitious
material. The homes shall have a minimum 8:12 roof pitch. Each home will have at a
minimum a two car garage, with enhanced decorative garage doors.
PUD-R: Private Gated Development. The applicant proposes a private gated
development with the internal residential street connecting to Crystal Way within
Emerald Park, which is also a private street within a gated subdivision. An emergency
access gate is proposed at the point where the proposed street connects with Crystal
Way. The applicant is willing to allow “resident only” access to and from either
development, should that be a consideration.
PUD-R: Fencing. The applicant proposes a minimum six-foot in height masonry and
iron screen wall along the L.D. Lockett Road frontage, between the residential lots and
the open space lots. A minimum eight-foot in height masonry screen wall will be built
between the residential lots and the commercial parcels (where they are adjacent).
Wood fencing between residential lots will be permitted within the development.
All front elevation fences, from the front of the house to the side property line, shall be
open style fencing of decorative metal, and/or masonry. All fencing between residential
lots, or between residential lots and open space areas will be installed by the builders
at the time of home construction.
A six-foot in height masonry wall is proposed between the commercial lots and the
open space lots within the residential portion of the development. Where open space
lots border adjacent properties, either the existing fence will be maintained, or a
decorative metal or wooden fence will be installed, as shown on the development plan.
PUD-R: Residential Tree Plantings. A minimum of one, three-inch caliper tree per
each front yard of all lots, and two, three inch (3”) caliper trees per each rear yard of
lots backing to the eastern boundary shall be planted (credit toward this requirement
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 3
for preserving existing trees will be given). Front and rear yards shall be fully
landscaped and sprinklered within sixty days of completing a house. These tree
planting shall apply toward any required Tree Mitigation requirements.
PUD-R: 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 1.65 acres
of open space will be provided. This equates to 20 percent of the gross project area as
stated by the applicant. The Land Development Code does not permit open space lots
that serve as “street medians or islands.” The applicant proposes five open space lots
within the residential portion of the development, two of which are located outside of
the entry gates along L.D. Lockett Road and serve as entry features and could be
considered medians and could therefore affect the open space percentage. Three open
space lots are internal to the development.
The applicant has stated on the development plan exhibit and the Development
Comparison Details Form that the proposed PUD-R portion is providing 20 percent
open space, but staff recommends that the applicant revise the Development
Comparison Details Form to reflect required open space calculations that meet the
design requirements of the PUD regulations in the Land Development Code prior to
City Council consideration. Once revised, the open space provided will be less than 20
percent unless the proposal is revised.
The applicant proposes that the common open space lots shall be either left natural
(where disturbance and irrigation may harm existing trees) or fully landscaped and
irrigated with a combination of trees and shrubbery. Staff recommends that the
applicant provide a landscape plan or a more detailed narrative description of what the
common open space lots will contain prior to City Council consideration. The applicant
is proposing to build a product that allows for on-lot landscaping with functional and
integrated open space for the development.
PUD-R: Open Space Maintenance: The open space lots within the subdivision shall
be maintained by the Homeowners Association. Membership in the Homeowner’s
Association will be mandatory.
PUD-R: Signage. A monument sign identifying the subdivision shall be built at the
entry from L.D. Lockett Road and/or incorporated into the masonry wall adjacent to
that entry. The applicant proposes decorative street and stop signs, and light
standards.
PUD-R: 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 zoning districts 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
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 4
residential developments, or near major street intersections.
The project area is situated north of commercial uses along Precinct Line Road,
currently located between existing single family residential uses on its west (City of
North Richland Hills), north, and east sides. 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 31 residential units on 7.01 net acres will produce a
residential net density of 4.42 dwelling units per acre (31 residential units divided by
7.01 net acres). Emerald Park (adjacent on the east side of the proposed development)
has a residential net density of 4.6 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. The proposed net density of 4.42 dwelling units per acre is compatible with
residential densities in the vicinity of the proposed project.
PUD-R: Sidewalks and Trails. A four-foot wide sidewalk is proposed along the
frontage of each residential lot, which will be constructed as each home is built. The
sidewalk will connect to a five-foot wide trail along L.D. Lockett Road on the south and
through the Open Space Lot located on the northern end of the development. Each
five-foot wide section will connect with a 10-foot wide trail along Precinct Line Road.
PUD-R: 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 31 lot development would add
approximately 297 vehicle trips per day to the surrounding roadways.
PUD-R: 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.
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 5
PUD-C: Commercial Development Standards. The applicant has provided two
exhibits to be attached to the PUD-C portion of the development: Commercial
Architectural Motif Exhibit and Storefront Elevations and Profiles. Although the
applicant has submitted three conceptual site layout examples to illustrate possible
layouts of the PUD-C portion, the applicant is not proposing to attach a site plan with
the rezoning request. Therefore, the conceptual site layouts should be viewed with the
knowledge that site plans submitted for the property would not have to comply with
any of the layouts.
The applicant stated in Statement of Planning Objectives that “The buildings will be
designed with a common theme, as illustrated in the submitted Commercial
Architectural Motif Exhibit, be compatible and complementary to the adjacent
residential, using a variety of high quality materials including a high percentage of
masonry, sloped roofs where appropriate, and will be designed to meet the city’s
articulation standards, with a minimum score of 30.”
The PUD-C zoning district establishes a 40-foot front yard setback, a 10-foot side yard
setback, and a 25-foot rear yard setback.
PUD-C: Proposed Zoning Uses. The applicant has submitted a Statement of Planning
Objectives (attached) describing the proposed development. The applicant is
requesting to rezone to the PUD-C zoning district to develop the site for Village Retail
(CC-1) Uses, including restaurants with drive-thru service and veterinarian clinics with
indoor kennels.
PUD-C: 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. The applicant proposes to designate a minimum of 20 percent
of the overall site area as landscaped, open space. The Land Development Code
requires that 20 percent of a total site must be a landscape area with fifty percent of
the total landscape area within the street yard. The applicant proposes a 25-foot wide
landscape buffer between Precinct Line Road and the development.
WAIVER REQUEST: The applicant proposes a minimum 10-foot wide landscape buffer
adjacent to the residential lots. The Land Development Code requires a minimum 20
foot wide green belt adjacent to residential districts. It is unclear whether the applicant
anticipates this waiver request or if a 20-foot wide landscape buffer will be provided.
Staff recommends the applicant revise the Statement of Planning Objectives to include
the waiver request or speak to the discrepancy accordingly, prior to City Council
consideration.
PUD-C: Perimeter Fencing. The applicant proposes a six-foot in height cedar fence is
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 6
proposed along the entire northern boundary.
WAIVER REQUEST: The proposed fence is not in compliance with the Land
Development Code that states where a nonresidential use abuts a residential lot, use
or district, the side and rear property lines abutting said residential lot, use or district
shall be suitably screened, with a decorative masonry wall, by the nonresidential use
so as to obscure the view from the residential lot, use or district to the nonresidential
use to a height not less than eight (8) feet.
It is unclear whether the applicant anticipates this waiver request or if a decorative
masonry wall will be provided. Staff recommends the applicant revise the Statement
of Planning Objectives to include the waiver request or speak to the discrepancy
accordingly, prior to City Council consideration.
PUD-C: Access. The applicant is proposing access from Precinct Line Road and L.D.
Lockett Road.
PUD-C: Development Phasing. The applicant states that the residential portion of
the project will be developed in a single phase. The commercial sites will be developed
and sold as the market dictates.
PUD-C/PUD-R: 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.
PUD-C/PUD-R: 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 and zoning map:
North Richland Hills R-40
Residential Home
R-40
Residential Home
North Richland Hills
Subject Property
Proposed PUD-R
(Residential Subdivision)
PUD-R (Emerald Park
Residential Subdivision)
North Richland Hills
PUD-C (gasoline sales,
convenience
store/package store)
PUD-R (Heron Pond
Residential Subdivision)
Master Plan. The Future Land Use Map designates the subject property as Retail. The
proposed rezoning request is inconsistent with the Future Land Use Map. Staff has
taken the market study provided by the applicant into consideration but has assessed
that the subject property should remain zoned for commercial uses and maintain a
Retail designation. The Colleyville Master Plan has very few Retail-designated
properties that are undeveloped, and this property specifically is one of Colleyville’s
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 7
last remaining retail sites available for development.
Recent installation of a light signal at the hard corner intersection of L.D. Lockett and
Precinct Line Road will enhance a developer’s ability to attract and accommodate junior
anchor, retail, and restaurant tenants and users located a short distance from a new
grocery-anchored center in neighboring North Richland Hills. The subject property
currently has sufficient depth to accommodate a number of uses, and reduction of
depth decreases marketability. The proposed rezoning request not only proposes other
uses besides retail, it also has a smaller percentage of commercial than residential.
Public Notification. Staff mailed notices to 42 adjacent property owners as well as all
Homeowners Associations within 500 feet of the subject property regarding this
request. Keller ISD and GCISD received notification of this rezoning request. Notice
was published in the Fort Worth Star-Telegram as required by state law and the Land
Development Code. To date, one letter in opposition has been received.
Waiver Requests. The applicant is requesting two waivers from the Land
Development Code.
1. The applicant proposes a minimum 10 foot wide landscape buffer adjacent to the
residential lots. The Land Development Code requires a minimum 20 foot wide
green belt adjacent to residential districts.
2. The applicant proposes a six foot in height cedar fence is proposed along the
entire northern boundary. The proposed fence is not in compliance with the
Land Development Code that states where a nonresidential use abuts a
residential lot, use or district, the side and rear property lines abutting said
residential lot, use or district shall be suitably screened, with a decorative
masonry wall, by the nonresidential use so as to obscure the view from the
residential lot, use or district to the nonresidential use to a height not less than
eight (8) feet.
Summary. The applicant has proposed a split rezoning request with 54 percent of the
project planned for a 31 lot residential development (PUD-R) and the remaining portion
designated for future commercial development (PUD-C). The applicant has
provided details for the PUD-R component which suggest it will be a high quality
product, but its proposed location is not consistent with the Master Plan, which
designates the property as Retail. The PUD-C component is incomplete without a site
plan attached or other development details that could provide assurance that one of
Colleyville’s last prime retail corners can still be successful with a reduced area to
provide for future tenants. Therefore, staff recommends denial of the proposed
rezoning request.
Due to the number and complexity of the special ordinance provisions that will be
necessary and the clarifications by the applicant recommended by staff prior to City
Planning and Zoning Commission Agenda Briefing 3a
City of Colleyville Page 8
Council consideration, staff has not provided a draft ordinance for review. Upon
Planning and Zoning Commission consideration and additional clarification by the
applicant, staff will draft an ordinance for the project.
Recommendation
Denial
Attachments
1.Location and Zoning Map
2.Future Land Use Plan
3.Aerial
4.Public Notification Map
5.Notification List
6.Opposition Letter
7.Development Comparison Details Form
8.Small Lot Development Comparison Chart
9.Statement of Planning Objectives
10.Development Plan
11.Applicant's Market Study
12.Conceptual Site Layout Examples
13.Commercial Architectural Rendering
14.Storefront Plan and Elevation Profiles
15.Ordinance O-02-1366
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5838
5845
5924
5904
5921
5832
5906
5931
5736
5808
5935
5812 5815
5821
6004
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0
5800
5901
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6020
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6021
6016
1000
5804
6024
5807
6008
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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/
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Location and Zoning Map
Legend
Subject Properties
Parcels
Single Family
Multi-Family
Office
Retail
Institutional
Industrial
Roadway
Utilities
Parks
Private Open Space
Water
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6005
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6020
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6021
6016
1000
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6024
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0
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Future Land Use Map
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0
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0
5725
6012
5705
00
5802 5803
5612
5708
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Aerial
Legend
Properties within 200 feet
Subject Properties
Parcels
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CHANTAL LN
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W L D LOCKETT RD
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LOCKLEY WAY
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0
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0
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809 805813
8060
1101
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0
0
0
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0
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0
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0
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0
0
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0
0
0
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0
0
0
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0
0
0
0
0
0
0
0
0
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0
0
0
801
0
0
0
0
0
0
0
0
00
0
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0
0
0
0
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00
0
0
0
0
0
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0
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712
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716
716
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0
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0
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0
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0
5700
0
0
00
716
0
712
0
0
3
5912
5808
5804
5805
58045805
5809
5813
5901
0
5905
5809
5813
5901
5909
5913
0
5714
812
5617
5613
5609
5605
5701
5700
5712
5609
5605
5616
5604
5601
5604
5613
5812
5708
5612
5608
6021
5600
0
0
0
1012
5800
0
5740
5650
0
6000
0
6032
5620
5721
5701
5609
5613
5920 6005
5729
6025
10005605
5927
1008
5811
5922
5720
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5902 5907
5913 5910
6020
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5900
5836
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5847 5849
5834
5829
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5833
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5721
5732
5917
5835
5704
5820
5828
5840
5816
5720
5901
5839
5616
1004
5928
5905
5717
1004
5612
6021
5728
5916
1012
6028
5708
5608
5712
5616
5728
1008
5830
5924
5736
6016
1000
58085804
5935
5812
6201
5807
5815
60086004
5705
6200
6004
6205
0
6200
6008
1000
6218 5016215
5725
0
0 5802
504
6111
0
0
0
508
6107
0
5708
0 5704
0
0
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8000 & 8050
Precinct Line RoadL. D
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Buffer Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
JONES JERRELL W 11111 ABBEYWOOD OKLAHOMA CITY OKLAHOMA 73170 8050 PRECINCT LINE RD
RAMSEY AMANDA 5920 STERLING DR COLLEYVILLE TEXAS 76034 5920 STERLING DR
PIETROBON JOHN 5916 STERLING DR COLLEYVILLE TEXAS 76034 5916 STERLING DR
BATTE RICHARD E 5912 STERLING DR COLLEYVILLE TEXAS 76034 5912 STERLING DR
VU DON C 5908 STERLING DR COLLEYVILLE TEXAS 76034 5908 STERLING DR
OSTENDORF MICHAEL 5904 STERLING DR COLLEYVILLE TEXAS 76034 5904 STERLING DR
SCULL DIANE 5900 STERLING DR COLLEYVILLE TEXAS 76034 5900 STERLING DR
KIM SEAN H 5844 STERLING DR COLLEYVILLE TEXAS 76034 5844 STERLING DR
CHOUDHARY ASHWANI 5840 STERLING DR COLLEYVILLE TEXAS 76034 5840 STERLING DR
SMITH GREG 5836 STERLING DR COLLEYVILLE TEXAS 76034 5836 STERLING DR
MARTINEZ CHARLES 5832 STERLING DR COLLEYVILLE TEXAS 76034 5832 STERLING DR
PURVIS CONRAD J 5828 STERLING DR COLLEYVILLE TEXAS 76034 5828 STERLING DR
VARGHESE GEORGE 5824 STERLING DR COLLEYVILLE TEXAS 76034 5824 STERLING DR
GIEBLER TERRY L 5820 STERLING DR COLLEYVILLE TEXAS 76034 5820 STERLING DR
GRASSI KAREN 6005 STERLING DR COLLEYVILLE TEXAS 76034 6005 STERLING DR
TISSERA SHIMAL A 5921 STERLING DR COLLEYVILLE TEXAS 76034 5921 STERLING DR
SAKURAI KAORU 5917 STERLING DR COLLEYVILLE TEXAS 76034 5917 STERLING DR
SPRING AYESHANILL 5913 STERLING DR COLLEYVILLE TEXAS 76034 5913 STERLING DR
RAY DAVID T 5909 STERLING DR COLLEYVILLE TEXAS 76034 5909 STERLING DR
MCNEELY MITLON JR 5905 STERLING DR COLLEYVILLE TEXAS 76034 5905 STERLING DR
KADOKO ROBERT 5901 STERLING DR COLLEYVILLE TEXAS 76034 5901 STERLING DR
GALLOWAY JOHN W 5847 STERLING DR COLLEYVILLE TEXAS 76034 5847 STERLING DR
CHERNLY REVOCABLE TRUST 5843 STERLING DR COLLEYVILLE TEXAS 76034 5843 STERLING DR
ANDREOLA DANIEL 5839 STERLING DR COLLEYVILLE TEXAS 76034 5839 STERLING DR
JUMA SAMIR 5835 STERLING DR COLLEYVILLE TEXAS 76034 5835 STERLING DR
NEUFELD JOHN 5831 STERLING DR COLLEYVILLE TEXAS 76034 5831 STERLING DR
STANLEY LARRY J EST 1101 LAVACA TR COLLEYVILLE TEXAS 76034 1101 LAVACA TR
WILLIAM D SOUDER INVESTMENTS 305 BROOKRIDGE CT HURST TEXAS 76054 8060 PRECINCT LINE RD
MARKHAM DIANA L ETAL 5000 GADSDEN AVE FORT WORTH TEXAS 76244 1000 W L D LOCKETT RD
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
KUO MAN-LI 5812 STERLING DR COLLEYVILLE TEXAS 76034 5812 STERLING DR
VORA JAY 5808 STERLING DR COLLEYVILLE TEXAS 76034 5808 STERLING DR
SIRISAKD NED 5816 STERLING DR COLLEYVILLE TEXAS 76034 5816 STERLING DR
KIM TAE WOO 5804 STERLING DR COLLEYVILLE TEXAS 76034 5804 STERLING DR
SIMMONS DAVID 5924 STERLING DR COLLEYVILLE TEXAS 76034 5924 STERLING DR
KWUN SUN T 5928 STERLING DR COLLEYVILLE TEXAS 76034 5928 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
VICTRON STORES LP PO BOX 2599 WAXAHACHIE TEXAS 75168 7990 PRECINCT LINE RD
HERON POND LLC PO BOX 92747 SOUTHLAKE TEXAS 76092 5740 HERON DR W
GRAPEVINE COLLEYVILLE ISD 3051 IRA E. WOODS AVE GRAPEVINE TEXAS 76051 STATE REQ
KELLER ISD 350 KELLER PKWY KELLER TEXAS 76248 STATE REQ
CITY OF NORTH RICHLAND HILLS 7301 N.E. LOOP 820 NORTH RICHLAND HILLS TEXAS 76180 COURTESY NOTICE
LAVACA TRAIL ESTATES 215 W. COLLEGE STREET GRAPEVINE TEXAS 76051 COURTESY NOTICE
EMERALD PARK H A INC 400 COUNTRY PL COLLEYVILLE TEXAS 76034 5800 STERLING DR
KOSSE MAYKUS PO BOX 92747 SOUTHLAKE TEXAS 76092 APPLICANT
Public hearing notices were mailed
Friday, June 26, 2015 by Taci Wrisley
Notification List
1
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Development Comparison Details Form #4
Name * Curtis Young
Company (if applicable) Sage Group, Inc.
Email Address * cyoung@sage-dfw.com
Project Name and/or Project Address * Walkers Meadow
Total Number of Residential Lots * 31
Minimum Lot Width (in feet) * 60'
Minimum Lot Depth (in feet) * 110' (120 Typ.)
Minimum Lot Size (in square feet) * 7,100 sf
Average Lot Size (in square feet) * 7,531sf
Maximum Lot Coverage (percentage) * 65%
Proposed Right-of-Way Area (square feet
AND acreage) *
54,371 s.f.; 1.25 ac.
Total Gross Acreage of the Subject Property
(including ROW) *
8.26 ac.
Please explain the source of the gross
acreage calculation/number. *
CAD calculation of the Residential portion of the property survey.
Total Net Acreage of the Subject Property
(NOT including ROW) *
7.01 ac.
Please explain the source/method of the net
acreage calculation/number. *
Gross Residential area of 8.26 ac. less the ROW of 1.25 ac. equals 7.01
ac.
2
Gross Density (dwelling units per acre) * 3.75 du/ac.
Net Density (dwelling units per acre) * 4.42 du/ net. ac.
Common Open Space Area (square feet AND
acres) *
71,752 sf; 1.65 ac.
Please explain the source/method of the
common open space area
calculation/number. *
CAD calculation of Open Space tracts.
Common Open Space Percentage * 20.0 %
Please explain the numbers utilized for the
common open space percentage calculation. *
Open Space area (1.65 ac.) divided by Gross Residential area (8.26 ac.)
equals 20.0 %.
Created
11 Sep 2015
12:16:04 PM PUBLIC
71.240.170.16
IP Address
Subdivision Name Total
Lots
Minimum
Lot Width
(feet)
Minimum
Lot Depth
(feet)
Minimum Lot
Size (square
feet)
Average
Lot Size
(square
feet)
Maximum Lot
Coverage
Gross
Density -
Dwelling Units
Per Acre *
Net Density -
Dwelling Units
Per Acre **
Total
Acres
Open
Space
Approval
Date Ordinance
Spring Garden 43 100 120 2,412 NA 50%6.4 8.2 6.7 19.4%12.17.96 O-96-1052
Villas of Caldwell Creek 43 100 120 NA NA 50%3.7 4.5 11.5 28.0%4.1.97 O-97-1062
Bridges at Riverwalk 32 56 106 6,001 6,479 50%2.7 3.5 12.0 25.5%12.21.99 O-99-1192
Riverwalk at Colleyville 68 115 60 6,331 7,666 50%3.3 4.2 23.7 20.7%4.4.00 O-00-1210
Rosewood Villas 53 59 110 6,490 6,753 60%3.6 4.5 14.8 24.0%8.8.01 O-01-1286
Emerald Park 71 60 120 7,200 NA 50%3.6 4.6 20.0 20.0%10.1.02 O-02-1366
Tuscany 32 60 110 6,600 8,304 50%3.6 4.8 8.8 6.6%2.17.04 O-04-1442
Tiffany Park 25 60 100 7200 NA 50%3.5 4.0 7.2 19.5%11.16.04 O-04-1487
Cambridge Place 36 50 58 4,500 5,300 60%3.9 4.9 9.2 22.5%7.6.04 O-04-1467
Villas at Oak Pointe 74 30/56 90/115 2,700/6,440 NA 90% and 58%3.7 5.4 19.8 22.9%8.2.06 O-06-1584
Copperglen 22 55 105 5,924 NA 65%3.9 4.9 5.6 20.0%10.17.06 O-06-1595
Villas of Colleyville 67 59 115 6,655 7,936 60%3.3 3.9 20.5 21.0%08.21.07 O-07-1627
Enclave at Arbor Estates 16 65 120 10,000 NA 50%2.8 3.3 5.6 19.3%09.18.07 O-07-1634
Creekside at Colleyville 228 50 105 5,000 7,257 65%2.4 3.0 96.4 29.0%11.27.07 O-07-1645
Somerset Manor 77 50 110 5000 6,500 50%4.2 5.0 18.3 21.5%05.05.08 O-08-1672
Heritage Oaks 100 30/50 90 2,700/4,500 NA 75% and 90%4.4 6.6 22.8 30.4%03.21.06 O-10-1749
Ivy Glen 10 55 110 5,890 8,200 65%3.4 4.0 2.9 20.1%03.05.13 O-13-1864
The Preservation 36 60 140 8,500 NA 50%3.0 3.5 12.0 23.0%05.14.13 O-13-1867
Heron Pond 49 60/74 120 7,000/9000 NA 65%3.2 3.7 15.4 22.1%11.19.13 O-13-1894
Average 56.95 66 107 6,247 7,155 55%3.6 4.6 17.5 21.9%
Zoning Case ZC15-011 - Roberts 12 50 97 4,882 5,145 66%4.6 6.3 2.6 17.3%
Zoning Case ZC15-012 - Lavaca 16 50 75 7,200 7,488 48%3.1 4.3 5.1 19.1%
Zoning Case ZC15-013 - Walkers 31 60 110 7,100 7,531 65%3.8 4.4 8.3 20.0%
Small Lot Development Comparison Chart - 1996 to 2015
* Gross Density is calculated by dividing the total number of residential lots by the total acres of the development, including rights-of-way.
** Net Density is calculated by dividing the total number of residential lots by the total acres of the development, less any rights-of-way.
>>Items in BLUE are not referenced in ordinace or supporting materials therefore items defaulted to Section 3.24.G Schedule of District Regulations of the LDC.
CC 2nd Reading 9/15/15
CC 2nd Reading 9/15/15
P&Z 9/14/15
Last Updated 9/11/2015
Walkers Meadow
Colleyville, Texas – July 29, 2015 Sage Group, Inc.
Statement of Planning Objectives-
The two tracts at 8000 & 8050 Precinct Line Road are proposed as a Commercial and
Residential neighborhood called “Walkers Meadow,” to be developed by Hat Creek
Development, under the PUD- Planned Unit Development regulations within the Land
Development Code of the City of Colleyville. The Commercial portion fronting Precinct
Line Road proposed to be developed under the Planned Unit Development regulations for
Commercial development (PUD-C) in the City of Colleyville, primarily using the uses
and regulations contained in the Village Retail (CC-1) district. The remainder of the
property is proposed to be developed under the Planned Unit Development regulations
for Residential development (PUD-R) in the City of Colleyville, to be compatible with
the existing Emerald Park neighborhood to the east. The 15.18 acre property is located
on the north side of LD Lockett Road, just east of Precinct Line Road. The property is
currently shown on the Future Land Use Plan as Retail, and is zoned for Commercial
Uses (PUD-C). The property is currently vacant open space.
The only existing development adjacent to the site is the existing Emerald Park
neighborhood. Across LD Lockett to the south is an existing gasoline station/
convenience store/ package store, and the Heron Pond neighborhood. The property to the
north in undeveloped, save for a single existing home.
The subject tract is shown on the Future Land Use Plan as “Retail,” and has been zoned
for such uses for many years. However, due to competition from better located properties
in the area- many of which are developed or being developed for Retail Uses currently,
we believe there would be a limited market for Retail Uses at this location- and certainly
not to the “greater than ideal” depth this site possesses. This property has been zoned and
available for Commercial development for almost 15 years, without success. This fact
along with the input we have received from many of the neighboring residents in the
Emerald Park neighborhood just to the east, lead us to believe the optimum development
scenario for this property should include a single-family residential component (to be
compatible with those neighbors, and a “right-sized” Commercial parcel, oriented toward
the Precinct Line Road frontage, allowing for a marketable amount of Retail and Office
uses.
This proposal, which transitions between the Commercial Tracts along Precinct Line
Road with residential lots averaging over 7,500 s.f. (compatible with the adjacent
Emerald Park lots), and over 20% Open Space, is consistent with this and- we believe-
the surrounding uses.
The PUD-C Commercial tract will be developed with a combination of Retail, Restaurant
and/or Office Uses, as specified below under “Permitted Land Uses.” Several conceptual
Commercial site layout examples have been submitted to illustrate possible layouts of the
potential Retail, Restaurant and Office uses we feel are marketable for the property, but
the final configuration of the site will be dependent upon the needs of the users the
market attracts, and could vary from those layout concepts. The buildings will be
designed with a common theme, as illustrated in the submitted Commercial Architectural
Motif exhibit, be compatible and complementary to the adjacent residential, using a
variety of high quality materials including a high percentage of masonry, sloped roofs
where appropriate, and will be designed to meet the city’s articulation standards, with a
minimum score of 30. A minimum of 20% of the overall site area shall be devoted to
open space, and be fully landscaped, including a 25’ buffer along Precinct Line Road and
a minimum 10’ landscaped buffer adjacent to the residential lots.
The property generally slopes north and south or to the east. All of our street and lot
drainage would be directed toward the street or drainage facilities and would not affect
any of the neighboring properties. We have commissioned a drainage study to illustrate
the current conditions and make sure this development- as proposed- would meet the
requirements of the ordinances regulating development and drainage.
Quality and compatibility with the adjacent residential, as well as the rest of Colleyville
is essential, and we have designed this proposal with those goals in mind. The residences
planned for this neighborhood will be very upscale, with selling prices estimated to range
between $400,000 to over $600,000. The development will have as its focal points, and
features, open space and a pond at either end, near the primary entry and an internal park
area. The main entry road has been located to take advantage of the resulting entry view
toward the landscaped lake area.
The internal road is planned to be a gated private road with a Resident/ Visitor gate at the
southern entry, designed to meet all the city standards for such an entry. Depending on
the desires of the Emerald Park residents, the eastern entry will be either remain
emergency-only (as it is currently their emergency-only access), or will allow for
resident-only access to and from either development, but in either case providing a
second point of access. We propose to build the normal Colleyville street section of 31’
(back of curb to back of curb), in a 40’ R.O.W. with 5’ utility and sidewalk easements on
either side.
There are not a large number of trees existing on the property; however, for any
mitigation required, there will be a requirement of a front yard tree for every residential
lot to be installed by the home builders, adjacent to the street right of way, and a
minimum of two trees will also be installed in the rear yard of each lot backing to the
neighboring lots in Emerald Park, at the eastern boundary, where existing trees do not
already exist. To encourage pedestrian activity in the neighborhood, 4’ sidewalks will be
built along the front of each lot, as well as a 5’ trail into the lake park, leading also to
Precinct Line Road via a pedestrian easement along the north side of the Commercial
Tract. All Open Space lots within the Residential portion of the development will be
owned and maintained by the Homeowners Association.
The scale and orientation of the development has been designed to have an inviting visual
flow with the existing neighborhoods and surrounding uses. The design criteria of the
homes will create high quality homes in keeping with both the immediate neighborhood
and Colleyville as a whole.
Development Standards
Permitted Land Uses:
PUD-C:
Village Retail (CC-1) Uses,
Restaurants with Drive-thru service,
Veterinarian Clinic with indoor kennels,
PUD-R:
Single Family Residential Detached (as indicated on Development Plan)
Commercial Buildings Standards:
The buildings shall be designed with a common theme (as illustrated in the submitted
Commercial Architectural Motif exhibit), be compatible and complementary to the
adjacent residential, use a variety of high quality materials including a high percentage of
masonry, sloped roofs where appropriate, and will be designed to meet the city’s
articulation standards, with a minimum score of 30. A minimum of 20% of the overall
site area shall be devoted to open space, and be fully landscaped, including a 25’ buffer
along Precinct Line Road and a minimum 10’ landscape buffer adjacent to the residential
lots.
Residential Lot Requirements and Setbacks:
Residential lot requirements and setbacks shall comply with the following provisions.
a. Average Lot Size 7,500 square feet
b. Minimum Lot Size 7,100 square feet
c. Typical Lot Width 60 feet
d. Minimum Lot Width 45 feet (at Front Setback)
e. Typical Lot Depth 120 feet
f. Minimum Lot Depth 110 feet
g. Front Building Line 20 feet, 15’ for a swing garage;
h. Side Building Line 5 feet, or 0/10 or 1/9 feet with a 10 foot minimum
between buildings
i. Rear Building Line 10 feet
j. Maximum Building Height 35 feet
k. Maximum Lot Coverage 65%
l. Minimum House Size 2,500 s.f.
Exterior Materials: 80% Masonry; all siding shall be of a cementitious material.
Roof Materials: Minimum 240 lb. dimensional shingle.
Minimum Roof Pitch: Minimum of an 8:12 roof pitch.
Garage Standard: Minimum of a two car garage, with enhanced decorative doors.
Fencing: A minimum 6’ masonry/ iron screen wall will be built along the
LD Lockett frontage, between the residential lots and the open
space lots. A minimum 8’ masonry screen wall will be built
between the residential lots and the Commercial parcels (where
they are adjacent). Wood fencing between lots is permitted. All
front elevation fences, from the front of the house to the side
property line, shall be open style fencing of decorative metal,
and/or masonry. All lot boundaries along Common Open Space
areas shall be open style fencing of Decorative Metal, and/or
Masonry.
All fencing between residential lots, or between residential lots
and open space areas will be installed by the builders at the time
of home construction.
Where open space lots border adjacent properties, either the
existing fence will be maintained, or a Decorative Metal or
Wooden fence will be installed, as per the Fencing Plan.
Streetscape Standards: Minimum of one (1) three-inch (3”) caliper tree per each front
yard of all lots, and two (2) three inch (3”) caliper trees per each
rear yard of lots backing to the eastern boundary (credit toward
this requirement for preserving existing trees will be given).
Fully landscaped and sprinklered front and rear yard within sixty
days of completing a house. These tree planting shall apply
toward any required Tree Mitigation requirements.
Open Space Maintenance: The open space lots within the subdivision shall be maintained
in a consistent, uniform manner by the Homeowners Association
through dues collected from the individual homeowners.
Membership in the Homeowner’s Association will be
mandatory.
Street Design Standards:
Right of Way: Forty feet (40’)
Travel Lane Width: Thirty-one foot (31’), back of curb to back of curb
Turning Radii: Twenty feet (20’)
Open Space Standards: The Common Open Space shall be either left natural (where
disturbance and irrigation may harm existing trees) or fully
landscaped and irrigated with a combination of trees and
shrubbery pursuant to an approved landscape plan. The
Common Open Space shall be owned and operated by the
Homeowners Association which shall have a mandatory
membership of all homeowners and shall collect dues in
amounts satisfactory to maintain the Common Open Space. The
Association shall have fine and lien rights as permitted by law to
enforce compliance with the rules of the association.
Signage: A monument sign identifying the subdivision shall be built at the
entry from LD Lockett and/or incorporated into the masonry
wall adjacent to that entry. All street and stop signs, and light
standards shall decorative.
Development Schedule
The Residential portion of this project will be developed in a single phase with such
development commencing upon the successful completion of the zoning and platting, and
the subsequent approval of the final plat and engineering plans. Construction of homes is
anticipated to start immediately upon completion of the subdivision’s infrastructure. The
Commercial sites will be developed and sold as the market dictates.
Economic Development Information
This development will have 6.84 acres of Commercial property (with an estimated value
of $10,500,000 at build out), plus a total of thirty-one (31) homes, each with an average
estimated value upon completion of approximately $400,000 to over $600,000, resulting
in an overall tax base of $15,500,000, based on a $500,000 estimated average. At the
current tax rate of 2.694677%, the total taxes generated from the development are
projected to be $700,660, with $ 98,000 generated directly for the City.
CONSULTATION REPORT:
HIGHEST AND BEST USE STUDY
15.11 ACRES VACANT LAND
NEC PRECINCT LINE ROAD & L.D. LOCKETT ROAD
CITY OF COLLEYVILLE, TARRANT COUNTY, TEXAS
PRESENTED TO: MR. KOSSE MAYKUS
HAT CREEK DEVELOPMENT
1723 E. SOUTHLAKE BOULEVARD
SUITE 120
SOUTHLAKE, TEXAS 76092
PREPARED BY: CAMERON APPRAISAL GROUP, LLC
2330 FM 407, SUITE 200
HIGHLAND VILLAGE, TEXAS 75077
September 2, 2015
Mr. Kosse Maykus
Hat Creek Realty
1723 E. Southlake Boulevard, Suite 120
Southlake, Texas 76092
Re: Our File Reference No. A-2015-08-13
Highest & Best Use Study
15.11 Acres of Vacant Land
NEC Precinct Line Road & L.D. Lockett Road
City of Colleyville, Tarrant County, Texas
Dear Mr. Maykus:
At your request, a report providing real estate consultation (highest and best use study)
regarding the above mentioned property is being provided. The purpose is to assist the client
in evaluation of highest and best use, specifically addressing whether retail, office, single-family
subdivision uses or some combination of these uses represents highest and best use. The
appraiser has attempted to comply with the 13th Edition of The Appraisal of Real Estate,
Market Analysis for Real Estate, as well as the Uniform Standards of Professional Appraisal
Practice as approved by the Appraisal Standards Board and promulgated by the Appraisal
Foundation; and believe this consultation report is in compliance with the aforementioned. The
report represents our findings and conclusions based on data considered to date. However,
Cameron Appraisal Group reserves the right to supplement aforementioned report in the future,
if necessary. My firm appreciates the opportunity to provide this report for you. If we can be of
further service, please contact us.
Respectfully submitted,
CAMERON APPRAISAL GROUP, LLC
___________________________________
Scott A. Cameron, President/Owner
State Certified General Real Estate Appraiser
Number: TX-1323488-G
Date of Expiration: August 31, 2016
VIEW OF SUBJECT PROPERTY
VIEW OF PRECINCT LINE ROAD FACING NORTH
VIEW OF CHELSEA BOULEVARD FACING SOUTH
VIEW OF L.D. LOCKETT ROAD FACING EAST
VIEW OF L.D. LOCKETT ROAD FACING WEST
TABLE OF CONTENTS
CONSULTATION STUDY
General Information ................................................................................................................... 7
Highest and Best Use Analysis .............................................................................................. 9
Property Analysis ................................................................................................................. 11
Market Analysis ................................................................................................................... 21
Marketability Analysis ........................................................................................................... 29
Financial Analysis of Alternative Uses .................................................................................. 44
Highest and Best Use Conclusion ........................................................................................ 45
Certification ............................................................................................................................ 46
ADDENDA
Qualifications of Appraiser
GENERAL INFORMATION
CAMERON APPRAISAL GROUP 7
Identification of the Assignment: This report addresses the highest and best use of the
subject property, including evaluation of whether retail, office, single-family subdivision or some
combination of the use types represents highest and best use for the site.
Report Option: This is a report that provides consultation conclusions.
Property Interest Addressed: Fee Simple Interest
Intended Use of the Report: The intended use of this report is to assist the client in
evaluation of subject property’s highest and best use. The intended user is Kosse Maykus
and/or his assigns.
Effective Date of the Assignment: The effective date of the consultation analyses and
concluding opinions is August 20, 2015. The report date is September 2, 2015, representing
the date of final completion and submission to the client.
Scope of the Assignment: The Scope of the Assignment refers to the extent of the process
of collecting, confirming, and reporting data. This consultation report is a brief recapitulation of
data, analyses, and conclusions made regarding the highest and best use of the subject
property. This analysis evaluates what use type(s) represents highest and best use on the
subject property. A summary of investigations and analyses to implement the highest and best
use study follows:
- Scott A. Cameron conducted a visual survey of the subject property and properties in
the community of Colleyville and surrounding submarket area. Those properties
identified as competitive vacant tracts were visually surveyed.
- Analyzed regional, community and immediate area trends information gathered through
a visual survey of the areas, reviews of published secondary data, such as that provided
by City of Colleyville, County and State entities, STDB Online, NCTCOG, Costar
Property and Comps, Loopnet, MLS, Residential Strategies, Inc. and interviews with
individuals and market participants knowledgeable about the area and property types.
- Site exhibits, current FEMA flood insurance rate maps, zoning maps and future land use
plan were reviewed.
- Analyzed the highest and best use of the site. In this analysis, market conditions and
supply/demand trends for alternative uses were analyzed in order to determine a
GENERAL INFORMATION
CAMERON APPRAISAL GROUP 8
conclusion, specifically addressing whether retail, office, single-family subdivision or a
combination of the use types represents highest and best use of the property. The
analysis is considered a “Level C” Highest & Best Use study.
General Assumptions & Limiting Conditions: This report is provided in accordance with the
following:
- The information furnished by others is believed to be reliable, but no warranty is given
for its accuracy. Those secondary data sources utilized are generally considered
credible by market participants.
- The forecasts or projections contained herein are based on current market conditions,
anticipated supply and demand factors, per sources and methodology for this report.
These forecasts are, therefore, subject to changes with future conditions.
- Possession of this report, or a copy thereof, does not carry with it the right of publication.
- Neither all nor any part of the contents of this report, including conclusions, the identity
of the appraiser, or the firm with which the appraiser is connected, shall be disseminated
to the public through advertising, public relations, news, sales, or other media without
prior written consent and approval of the appraiser.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 9
Nature of the Assignment
This section addresses the effect on use and value of the following factors: existing land use
regulations, reasonably probable modifications of such land use regulations, economic
demand, the physical adaptability of the real estate, market area trends, and the highest and
best use of the real estate. The analysis of the property’s use potential, marketability and
economic analysis of alternatives form the basis of the subject’s highest and best use
conclusions. These interrelated concepts are defined as follows:
Highest and Best Use Definition6
"The reasonably probable and legal use of vacant land or an improved property, that is
physically possible, appropriately supported, financially feasible, and that results in the
highest value. The four criteria the highest and best use must meet are legal permissibility,
physical possibility, financial feasibility, and maximum productivity. Alternatively, the
probable use of land or improved property-specific with respect to the user and timing of the
use-that is adequately supported and results in the highest present value”.
Marketability Study Definition7
“A microeconomic study that examines the marketability of a given property or class of
properties, usually focusing on the market segment(s) in which the property is likely to
generate demand. Marketability studies are useful in determining a specific highest and
best use, testing development proposals, and projecting an appropriate tenant mix.
Economic Analysis
A study of the financial return expectations of alternative uses. All uses that are expected to
produce a positive return are regarded as financially feasible. Of the financially feasible
uses, the use that produces the highest residual land value consistent with the rate of return
warranted by the market for that use is the highest and best use.
6 The Dictionary of Real Estate, Fifth Edition, Appraisal Institute, 2010, pg. 93
7 Ibid. pg. 120
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 10
Highest and Best Use (Land) Analysis Process and Scope
The study process is a screening of alternative use possibilities for the land assumed vacant.
Each alternative is analyzed based on the following steps in the study. The detail of this study
is considered a “Level C” analysis. 8
Property Analysis
Site determinants of use
Legal determinants of use
Location determinants of use and timing
Market Analysis
Market determinants of use and performance (supply and demand)
Market condition analysis
Marketability Analysis (subject capture forecast)
Financial Analysis of Alternative Uses
Highest and Best Use Conclusions
The following presents a summary of the reasoning and conclusions from this study.
8 Market Analysis For Real Estate, Concepts and Applications in Valuation and Highest and Best Use, Stephen F. Fanning, Appraisal
Institute, 2005, Ch. 2
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 11
SITE DEPICTION
PROPOSED SITE PLAN
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 12
PROPERTY ANALYSIS
Site Size/Location: The subject site is 15.11 Acres of land at the northeast corner of Precinct
Line Road and L.D. Lockett Road. The site size is expressed net of R.O.W.
Shape: Generally rectangular in shape with adequate frontage width relative to depth that
would accommodate various uses, including single-family subdivision, retail, office or a
combination of the use types. The site includes wide frontage width and somewhat reduced
depth that results in shape not being particularly compatible with shopping centers having large
retail or supermarket anchors.
Access/Visibility: Frontage is along Precinct Line Road and L.D. Lockett Road. Precinct Line
Road is a thoroughfare providing primary interior neighborhood ingress-egress, being six-lanes,
concrete-paved with concrete curbs. L.D. Lockett Road is a secondary thoroughfare that is
two-lanes, asphalt-paved with open drainage. The site is at a signalized intersection along a
thoroughfare providing primary neighborhood ingress-egress and secondary neighborhood
ingress-egress. Access/visibility of the corner portion is considered in accordance with retail-
related uses while northern and rear-eastern site area frontage is more secondary, which would
be in accordance with office or residential-related uses.
Flood Plain: The entire subject property is situated outside of the 100-year flood plain.
Utilities: All available, adequate to support retail, office or single-family subdivision
development.
Surrounding Uses: The subject site is surrounded by vacant land to the north, a moderate-
density single-family subdivision to the east, convenience store to the south and new office
buildings in front of a moderate density subdivision to the west.
Zoning: The subject property is currently regulated by a “PUD-C”, Planned Use Development-
Commercial, by the City of Colleyville. This zoning designation allows for common commercial
uses, including retail and office. It is a planned development type designation that currently
depicts an “L-shaped” strip center on a portion of the site, retail pad, and secondary commercial
buildings. A change in zoning is being requested to allow moderate density single-family
development on the rear site area and commercial uses along the Precinct Line road frontage.
Zoning changes from commercial to moderate density single-family designations are noted in
the community within a recent time frame due to limited vacant tracts suited to residential
development remaining. The use on the rear portion of the site is compatible with adjacent
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 13
moderate density existing residential subdivision and in accordance with location common of
moderate density subdivisions.
Site Analysis Conclusion: The subject property is considered physically suited to various
uses, including retail, office and a single-family subdivision, as well as mixed-use development
of above-mentioned property types. No significant adverse characteristics are associated with
the site and all utilities are available to accommodate development in accordance with highest
and best use.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 14
Location Analysis for Determinants Of Use
Real estate location attributes determine the type and location of land uses most expected in
an area. In the next step of this study, the economic demand analysis will tell how much
growth might be expected over time.
Location determinants of growth consist of static and dynamic features. Static features include
linkages and land use associations. Linkages refer to the movement of people, goods,
services, or communication to and from the property site. Common linkages include roads and
utilities. Land use association refers to the current type of development in the area and how
they relate or support each other. Current land uses in an area set a pattern that is typically
expected in the future.
Because location changes over time, the dynamic aspects of location also need to be
addressed. Dynamic location features are the land uses growth patterns and the direction and
rate of this growth.
The location analysis addresses these major questions regarding the use potential and
competitive position at the property.
What is the current and expected growth pattern in the area and how does
the subject fit in relation to this growth pattern?
How does the subject location compare to the competitive areas?
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 15
REGIONAL LOCATION MAP
Regional/Community Growth Trends
Dallas and Ft. Worth central cities have had strong growth trends, particularly in the northern
suburban areas, including sections of Tarrant, Denton and Dallas counties within close
proximity to D/FW International Airport, being an area that includes the subject property.
D/FW & COLLEYVILLE POPULATION GROWTH 1980-2014
Metropolitan
Area
Total Population Growth Rate
1980 1990 2000 2010 Estimated
2015
2000-
2010
2010-
2015
Dallas/Ft. Worth 3,030,239 4,013,418 5,197,317 6,417,724 6,812,020 22.60% 6.14%
Colleyville 4,156 13,683 19,135 22,807 23,760 19.19% 4.18%
Source: North Central Texas Council Of Governments (NCTCOG)
D/FW percentage population growth notably exceeds that of the State of Texas. The region
growth on a percentage basis exceeds that of Colleyville. Also, based on the pace established
in 2010-2015, percentage growth in the community of Colleyville will be reduced relative to that
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 16
of 2000-2010 on both a percentage and absolute growth basis. This is not considered a result
of lack of demand within the community but a reduced level of land suited to residential
development that would result in added population increase. Colleyville is essentially an infill
region location in regard to residential development that is in high demand; however, added
population growth has moved to more outlying sections of the region where land suited to
residential development is more abundant. Prior to land availability being limited, Colleyville
posted solid population growth in decades prior to 2000, transitioning from a small community
in 1980 to a suburban community in the 1990’s with a very affluent resident base.
Income Patterns – Allen And Surrounding Areas
The following map shows the income pattern for the subject community and surrounding areas.
The map shows median household income areas in colors with the upper incomes being darker
and the lower income areas being lighter. The City of Colleyville has median household
income that is notably above that of the region at $167,400 (2015, per STDB Online). Overall,
Colleyville represents one of the most affluent communities within the D/FW region, a trend that
is expected to continue.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 17
CAMERON APPRAISAL GROUP
HOUSEHOLD INCOME MAP
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 18
Land Use Patterns In Colleyville
The aerial depiction below provides a visual representation of community land use:
AERIAL LAND USE DEPICTION
The City of Colleyville is a suburban community that is mainly composed of low density and
moderate density residential subdivisions having home price range toward the upper-end of the
region range, reflective of the community being very affluent. As of 2010, the North Central
Council of Governments reported that approximately 30% of Colleyville’s total acreage was
vacant land, which includes flood plain areas. Development density is not tracked for the
current period; however, per visual review, Colleyville exhibits high development density,
mainly composed of low to moderate density single-family subdivisions with commercial uses
along primary thoroughfares and intersections and a limited percentage of light industrial and
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 19
multi-family uses. Home price trends are toward the upper-end of the range within the region
and unit rents for office and retail space are also increased relative to the region. New
commercial and single-family development is noted in recent years with demand for additional
development reported by market participants, tempered by land availability. Colleyville is
expected to remain in the slow growth stage of the real estate life cycle due to land availability
for development. The future 2025 land use plan is provided below:
FUTURE LAND USE PLAN 2025
The future land use plan has an increased level of commercial use in the western section of the
community along Precinct Line Road relative to the 2003 land use plan, reportedly having a
reduced level of commercial use in the 1998 Land Use Plan. The key commercial corridor
within the community is Colleyville Boulevard (SH 26). There is limited single-family land
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 20
remaining and a large portion of remaining tracts are designated for retail-related uses;
however, per market conditions of retail space in the community, added population density will
be necessary to accommodate increased retail development within the community since the
current supply adequately accommodates the residential base.
Property Analysis Conclusion
The subject property is situated in a community that exhibits “infill” region position with demand
for both commercial and residential property types. The subject site is situated in an area of
limited commercial development density but a portion of the site is considered suited to
commercial uses with a portion also exhibiting characteristics that would accommodate
moderate density residential development, further assisting in added community demand for
commercial development on remaining tracts, particularly retail. Site corner location that
includes frontage along a thoroughfare providing primary interior neighborhood ingress-egress
is well suited to retail-related uses at the key corner and commercial uses along Precinct Line
frontage while the rear portion of the site also retains characteristics and location rating
common of moderate density single-family subdivisions.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 21
MARKET ANALYSIS
In this section, those uses that are physically possible and legally permissible are evaluated
further in regard to financial feasibility of development. The subject is currently zoned PUD-C,
which allows commercial-related uses. The site remains physically suited to a single-family
subdivision use, as well. It is noted that sites with commercial zoning are commonly acquired
for single-family development in the competitive market area due to limited supply of single-
family tracts. Since a zoning change allowing single-family subdivision on the site or a portion
of the site is being evaluated, this use type is also considered as a potential use in this section.
Market Area Defined
The subject property is situated in the City of Colleyville, which is also considered the
competitive market area. The community is mainly composed of single-family subdivisions with
upper-end home price range, having commercial support facilities commonly situated at
primary intersections or along primary thoroughfares.
Single-Family Market Conditions
In order to evaluate single-family market conditions, the appraiser utilized information provided
by Residential Strategies, Inc., a reputable market survey firm that specializes in single-family
subdivision analysis in the D/FW area. Single-family market conditions in the region, overall,
are first analyzed, followed by specific analysis of the immediate market area delineated for the
subject property.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 22
D/FW Region: The following table summarizes single-family market conditions in the region:
DALLAS/FORT WORTH SINGLE-FAMILY MARKET CONDITIONS – 2Q15
Annual Starts 25,878
Annual Closings 22,565
Finished-Vacant Residence Inventory 1.5 Months
Vacant-Developed Lots 49,532
Vacant-Developed Lot Inventory 1.9 Years
Source: Residential Strategies, Inc.
From the later part of 2008 extending through 2010, new single-family starts dipped to the
lowest level in over a decade, being down over 60% from 2006, the period where starts
peaked, followed by gradual decline. Starts during 2012-2015 were notably improved relative
to preceding years. The improvements in job growth and economic climate were gradual from
2011-mid-2012, increased improvement noted from mid-2012 to 2015, the region being among
top job growth areas relative to other regions in the nation. Continued positive job growth is
anticipated in upcoming years, which drives single-family housing and subdivision
development.
It is positive to note that the supply of finished-vacant residences is 1.5 Months, which is below
the equilibrium 2.5-month supply, being a key indicator of immediate demand for new single-
family residences in the region, overall. It is noted that the largest supply of vacant finished
residences and lots is concentrated in third tier outlying region submarkets with a number of
those having more interior region position being below the equilibrium level. The lot supply
within the region has gradually declined in recent years, reaching the equilibrium level of 2.0
years, an indicator that timing for development is immediate in the region, overall, level of
demand/supply varying according to submarket. The number of new projects being initiated
has increased during the last two years relative to preceding years; however, starts/closings
are keeping pace with added lot supply resulting in net decline in years supply, reducing to the
current equilibrium level. Overall, new development is currently warranted in a large
percentage of D/FW submarket areas while others remain over-supplied, those mainly being
outlying third-tier submarkets most suited to entry level home product.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 23
Subject Submarket Conditions: In order to analyze an area more specific to the subject
property, the appraiser utilizes a report prepared by Residential Strategies, Inc. that evaluates
single-family subdivision and new residence supply/demand for an area considered more
specific to the subject, being the City of Colleyville. The following table summarizes submarket
conditions.
CITY OF COLLEYVILLE SINGLE-FAMILY MARKET CONDITIONS – 2Q15
Annual Starts 101 Units
Annual Closings 68 Units
Finished-Vacant Residence Inventory 3.5 Months
Vacant-Developed Lots 354 Lots
Vacant-Developed Lot Inventory (Actual Starts) 3.5 Years
Vacant-Developed Lot Inventory (Annualized Starts) 2.7 Years
Source: Residential Strategies, Inc.
Annual starts for the year-ending 2Q2015 are similar to the preceding year. The finished-
vacant home supply is 3.5 months, which is slightly above the 2.5-month equilibrium level;
however, it is noted that the subject submarket is composed of upper-end home price range,
which commonly results in slight added finished-vacant product relative to that of the region.
Closings are notably below annual starts; however, this is attributed to a notable increase in
new starts in recent quarters, closings being a trailing calculation. The year’s supply of lots is
provided as 2 figures above. The first is based on actual starts. Confirmed per data provided
by RSI, Inc., as well as discussions with officials at the company, the lot supply is somewhat
inflated because there were 3 subdivisions delivered where starts have only been occurring for
1 quarter versus the whole year. Once those starts are annualized, a slightly reduced supply of
2.7 years is indicated. The year’s supply exceeds the equilibrium level; however, since it
commonly takes 9-12 months to implement common-sized subdivision development phases,
timing for additional new development is considered short term, estimated as being immediate
per lower-end years supply and approximately 1-year per upper-end year’s supply range.
Even according to increased land unit sales price trends and slight increases in development
unit costs, development of a moderate density single-family subdivision within the community of
Colleyville remains financially feasible due to an increase in the average new home price
range, commonly noted at $450,000+. Therefore, considering the preceding, timing for single-
family subdivision development on the subject site is considered immediate to 1-year.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 24
Retail Market Conditions
In assessment of retail market conditions, the primary source for data was Costar Property. It
should be noted that both regional and local evaluation includes common light industrial space
and flex space, of which technology related uses are categorized as. Market conditions for the
region and more specific subject competitive market area, are evaluated in following
paragraphs.
D/FW Area: Shopping center market conditions for the region are summarized in the following
tables:
Vacancy has shown gradual decrease in the region during recent years, reducing to a
stabilized level of 8.7%, a result of absorption that exceeds reduced levels of new supply
relative to peak development periods in 2006-2008. Absorption remained positive during
recent years, typically outpacing new supply, resulting in gradual reduction in vacancy.
Average rents for the region are reported at $14.03/SF, according to a NNN lease structure.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 25
Relatively new properties commonly exhibit a range of $18.00/SF to $24.00/SF, dependent on
location and quality of the facility. Overall, region retail market conditions have shown
improvements with development timing being immediate in certain submarket areas while
others remain slightly over-supplied.
City of Colleyville: The following table summarizes industrial market conditions in an area
more specific to the subject, being the City of Colleyville:
In Colleyville, vacancy is slightly below that of the region at 7.1%, being at the equilibrium level.
Vacancy is notably improved relative to the 5-year average of 14.2%, which is above the
equilibrium level. Due to new deliveries as presented in the preceding forecast table, near term
vacancy is expected to increase above the equilibrium level to approximately 11% in the
upcoming quarter, subsequently declining back to the stabilized level within 1-year. Therefore,
speculative development timing for speculative retail space in the community is estimated at
immediate to 1-year.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 26
Office Market Conditions
Office: In assessment of office market conditions, the primary source for data was Costar
Property. Market conditions for the region, a submarket area more specific to the subject and
immediate surrounding area, are evaluated in following paragraphs.
D/FW Region: The following table summarizes office market conditions and trends in
the region:
Office vacancy levels have remained above the stabilized level during the last five years. The
D/FW region has remained overbuilt with office space since the 1980’s. Solid positive net
absorption is noted from 2005 to 2008; however, demand was unable to keep pace with a large
level of new space being added. Absorption was negative in 2009 and the first part of 2010,
turning positive by a small level in following years, most improvement during 2012-2015. Office
space deliveries are reduced relative to preceding years. Average rents are reported at
$22.06/SF, according to a full service lease structure. Overall, the D/FW area is over-supplied
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 27
with office space, a trend that has remained in recent decades. Speculative development is
warranted in some submarkets while others remain over-supplied.
Immediate Subject Area: The appraiser reviewed information regarding market conditions of
office properties within the community of Colleyville, generally considered the competitive
market area. Conditions in the competitive submarket area are summarized as follows:
Office vacancy in the competitive area is slightly below that in the region at 12.0%, remaining
above the stabilized level. Vacancy is below the 5-year average and has fluctuated, dipping
below 10% at the beginning of 2015 but then increasing to the current level subsequent to
some negative absorption. For the preceding year, absorption is solid at 63,938 SF, exceeding
the 5-year average of 37,961 SF. Rents in the community are increased relative to the 5-year
average at $22.26/SF, according to gross lease structure, which is generally at a level that
would support adequate return on new development. New properties commonly exhibit rent
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 28
above the average. Based on preceding year absorption, a stabilized vacancy level of 10%
could be achieved in the community within approximately 1-year. Increased demand is
considered likely during the near term, more similar to preceding year absorption than the 5-
year average. Taking the information above into consideration, speculative office development
timing is not considered immediate but remains short term, estimated at 1-year.
Conclusion of Market Analysis
Moderate density single-family subdivision timing in the immediate submarket area is
considered immediate to 1-year. Speculative retail development in the community is also
considered immediate to 1-year. Speculative office development is estimated at 1-year.
Essentially development timing for the three use types is immediate to short term.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 29
MARKETABILITY ANALYSIS
This section addresses subject site potential marketability of potential uses suited to the subject
tract.
Single-Family Subdivision Use
Identification of Competitive Tracts: In order to assess development timing on the subject
site, competitive vacant tracts suited to single-family subdivision development are identified in
the immediate market area. There is limited vacant land zoned for single-family development
within the community, particularly moderate density development. The small level of tracts
noted are based on tracts offered for sale on Costar, Loopnet and MLS. While a small number
of additional single-family tracts may be present, currently not being offered for sale, the large
majority single-family tracts are developed, also confirmed per data provided by Residential
Strategies, Inc. (RSI). The single-family tracts identified, as well as total acreage, are
summarized in the map and table on the following page.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 30
REMAINING VACANT SINGLE-FAMILY LAND IDENTIFIED – CITY OF COLLEYVILLE
Map No.Location Acres
1 8060 Precinct Line 6
2 301 Glade 3.88
3 401 Shelton 16.208
26.088
SINGLE-FAMILY TRACTS - COLLEYVILLE
TOTAL SINGLE-FAMILY IDENTIFIED
As presented in the preceding table, there is only a nominal amount of land area at 26.088
acres.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 31
Fundamental Demand
Subject Property Capture: In order to evaluate demand for single-family land, recent starts in
the last two years are considered reflective of upcoming years demand. Annual starts for the
year-ending 2Q14 were 99 units with an increase for year ending in 2Q15 at 101 units. A
projection estimate of 100 units per year is considered reasonable and conservative. In the
event that there were added vacant tracts suited to moderate density single-family
development, increased starts would be likely.
The subject proposed density is approximately 3.5 units per acre, which is considered within
the common range noted for other projects in the community. Based on vacant acreage
identified at 26.088 acres, the remaining land area would accommodate only 78 units. This
excludes the subject property. Due to the limited remaining residential land, secondary
commercial tracts are commonly sought for zoning change to moderate density residential
development. Although being moderate density, home price range remains toward the upper-
end of the region range due to good competitive location rating within the affluent community.
The subject competitive location rating is equal to slightly superior to the residential zoned
vacant land identified. Due to the limited land remaining suited to single-family subdivision
development, a trend of somewhat secondary sites having zoning change for such use is
considered likely, similar to proposal for a secondary portion of the subject site (rear site area).
Considering competitive location rating, current supply and limiting remaining land availability,
timing for moderate density single-family development on the subject site is considered
immediate to 1-year. Market participants, including major region developers/builders that are
active in the area indicated that there is demand for additional residential land and lots in the
community.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 32
Retail Use
The timing for a retail use in the community based on market conditions associated with
existing space is generally similar to single-family residential, being immediate to 1-year. Even
so, the supply of tracts that are suited to retail-related development exceeds the level of sites
suited to single-family subdivision development. It is noted that added demand for retail-related
sites depend on added housing since the current housing base is considered adequately
served by existing retail space, as indicated by current retail market conditions within the
community. Unit land sales price trends are similar in the subject community regarding both
single-family tracts and commercial tracts in the subject size category. This is similar to a
region trend where key submarket areas such as the subject community are commonly noted
to have single-family tract sales in the $5.00-$6.00/SF range, which is similar to unit price range
for moderate sized commercial tracts with comparable access/visibility exhibited by the subject.
Identification of Competitive Tracts: In order to assess timing for development on the
subject site, competitive vacant tracts suited to commercial use are identified in the immediate
market area. Potential for retail use varies per tract location; however, all are on the future land
use plan for retail. Some have primary thoroughfare frontage that are suited solely for retail
type uses while some have zoning that would allow office on the sites with location rating
indicating similar suitability for office and/or retail uses. The appraiser identified tracts
considered potentially suited to commercial related uses by evaluating multiple search engines
that track sites for sale, including Costar, Loopnet and MLS. The tracts identified, as well as
total acreage, are summarized in the map and table on the following pages.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 33
CAMERON APPRAISAL GROUP
REMAINING VACANT COMMERCIAL LAND IDENTIFIED - CITY OF COLLEYVILLE
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 34
Fundamental Demand
In order to evaluate demand for vacant retail related uses, fundamental demand is estimated
utilizing the Retail Demand by Per Capita Expenditure Method, in accordance with Market
Analysis For Real Estate, by Stephen Fanning and serving as the text book for the Appraisal
Institute’s Market Study/Highest and Best Use class. Total retail sales are divided by current
population to establish an estimate of retail sales per capita. The total retail sales projections
are divided by rule of thumb retail sales per square foot result in the level of square footage in
demand, which is then adjusted by some demand coming from outside of the community and
also for frictional vacancy to result in the total demand for retail/service square footage in the
primary market area, which is considered the community of Colleyville.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 35
Per information provided by STDB Online, the following provides retail sales by category for the
community of Colleyville:
Source: ESRI (STDB Online) and Dunn & Bradstreet
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 36
Among the categories on the preceding page, some would not be suited to the subject due to
size/shape/location, examples including a supermarket or auto dealership. The revised
categories and total retail sales for uses suited to the site are provided, as follows:
Leakage/Surplu Number of
Industry Group (Retail Potential)(Retail Sales)Factor Businesses
NAICS Demand Supply Retail Gap
74.2 5Auto Parts, Accessories & Tire Stores 4413 $8,706,193 $1,288,174 $7,418,019
47.1 16Furniture & Home Furnishings Stores 442 $13,965,149 $5,027,581 $8,937,568
53.8 11Electronics & Appliance Stores 443 $15,909,525 $4,784,442 $11,125,083
-3.3 2Lawn & Garden Equip & Supply Stores 4442 $2,397,815 $2,561,281 -$163,466
20.3 13Specialty Food Stores 4452 $3,112,014 $2,060,242 $1,051,772
38.2 4Beer, Wine & Liquor Stores 4453 $4,736,168 $2,119,763 $2,616,405
8.8 21Health & Personal Care Stores 446,4461 $40,093,137 $33,578,196 $6,514,941
81.3 3Gasoline Stations 447,4471 $50,072,981 $5,154,021 $44,918,960
-13.5 45Clothing & Clothing Accessories Stores 448 $36,609,080 $47,987,644 -$11,378,564
43.2 27Food Services & Drinking Places 722 $66,295,744 $26,305,134 $39,990,610
62.2 15Sporting Goods, Hobby, Book & Music Stores 451 $14,059,008 $3,278,272 $10,780,736
2.2 5Other General Merchandise Stores 4529 $60,525,394 $57,929,714 $2,595,680
50.3 4Florists4531$681,290 $225,258 $456,032
77.0 15Office Supplies, Stationery & Gift Stores 4532 $3,656,624 $475,478 $3,181,146
40.5 14Used Merchandise Stores 4533 $3,625,158 $1,534,496 $2,090,662
67.7 20Other Miscellaneous Store Retailers 4539 $8,155,702 $1,569,140 $6,586,562
$332,600,982 $195,878,836
In the following table, the steps to estimate total demand for retail/service space in Colleyville
are summarized.
Line Year Current In 5 Yrs. In 10 Yrs. Source/Comment
1 Population in market area 23,760 26,237 28,861 NCTCOG
2 Neighborhood-type retail sales per capita $13,998 $13,998 $13,998
Line 3 Divided by Line 1 for Current
and Line 1 x Line 2 for Projections
3 Total neighborhood retail sales potential $332,600,982 $367,265,526 $403,996,278
From residents in primary market area
4 Required sales per sq. ft.$250 $250 $250 Within Rule of Thumb Range
5 Supportable retail sq. ft. from resident
population in market area 1,330,404 1,469,062 1,615,985
Divide Line 4 by Line 3
6 Plus demand for neighborhood retail from
secondary trade area or other sources 133,040 146,906 161,599
10% Of Line Item Above
7 Total demand for occupied retail and
service/local office sq. ft. in Market area 1,463,444 1,615,968 1,777,584 Total occupied retail space in sq. ft.
8 Plus frictional vacancy @ 7%110,152 121,632 133,797 Approximate Equilibrium Level
9 Total demand for retail/service sq. ft. in
primary Market area 1,573,596 1,737,600 1,911,380
Market demand for neighborhood
shopping center space
Retail/Service Demand by Per Capita Expenditure Method - City Of Colleyville
2025 Total Demand: 1,911,380 SF
Less-Current Demand: ( 1,463,444 SF )
10-Year Additional Demand: 447,936 SF or 44,794 SF /Year
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 37
Those properties formerly provided on the map of commercial properties identified are
summarized and ranked relative to the subject, as follows:
Map No.Location Acres
1 8276 Precinct Line 1.12
2 NWQ Precinct Line & N. Tarrant 0.9
3 NWC Colleyville & Branson 4.14
4 SEC Colleyville & John McCain 3.8
5 SWC Colleyville & Longwood 1.18
Superior Tracts 11.14
6 W/S Colleyville, S. of John McCain 11.14
7 6408 Colleyville 6.72
8 4201 Colleyville 1.74
9 6299 Colleyville 1.35
10 5307 Colleyville 0.92
Equal Tracts 21.87
11 SEC Pleasant Run & Mission 1.93
12 S/S Cheek Sparger, Colleyville 1.93
13 SEC Precinct Line and Lavaca 3.58
14 125 Acuff 2.65
Inferior Tracts 10.09
43.1TOTAL IDENTIFIED COMMERCIAL TRACTS
VACANT COMMERCIAL TRACTS - COLLEYVILLE
As presented in the preceding table, a total of 43.1 Acres is identified. Properties 1-5 have
superior location and/or physical characteristics for retail use relative to the subject and
remaining tracts, considered to absorb prior to the subject site absorbing. Properties 6-10 are
rated generally equal to the subject regarding location and/or physical characteristics. These
properties may or may not absorb prior to the subject. Also, these sites are considered to have
similar potential for office and retail development so in evaluation of retail development timing
only half of the 21.87 acres (10.94 Acres) is considered in absorption projection. Properties 11-
14 are inferior to the subject and remaining tracts, timing for development subsequent to that of
the subject and remaining tracts.
The infrastructure would be unlikely to exceed 5% of total site area since a number of the tracts
are small. The acreage evaluated in absorption includes the 11.14 Acres that are superior
added to 10.94 Acres as discussed above, equating to 22.08 Acres. The lower-end
development timing would be reflective of the time frame subsequent to the superior 11.14
acres less 5% equaling 10.6 Acres absorbing. The upper-end of the development timing range
would be 22.8 acres less 5% equaling 21.7 Acres absorbing.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 38
Applying a common 4:1 to 5:1 (upper-end common range) land to building ratio results in the
following estimate of potential office space on the vacant tracts:
Lower-End Speculative Retail Development Timing:
10.6 Acres x 43,560 SF = 461,736 SF ÷ 4 = 115,434 SF Retail Space
To
10.6 Acres x 43,560 SF = 461,736 SF ÷ 5 = 92,347 SF Retail Space
Considering additional demand projected, the years’ supply of space is determined, as follows:
115,434 SF ÷ 44,794 SF Annual Absorption = 2.6 years
92,347 SF ÷ 44,794 SF Annual Absorption = 2.1 years
The lower-end development timing for retail space is reconciled within the above range at 2 ¼
year.
Upper-End Speculative Retail Development Timing:
21.7 Acres x 43,560 SF = 945,252 SF ÷ 4 = 236,313 SF Retail Space
To
21.7 Acres x 43,560 SF = 945,252 SF ÷ 5 = 189,050 SF Retail Space
Considering additional demand projected, the years’ supply of space is determined, as follows:
236,313 SF ÷ 44,794 SF Annual Absorption = 5.3 years
189,050 SF ÷ 44,794 SF Annual Absorption = 4.2 years
The upper-end development timing for speculative retail space is reconciled within the above
range at 4 ½ years.
Per preceding evaluation, the development timing estimate for the subject site for speculative
retail space is 2 ¼ years to 4 ½ years, final reconciled, as follows:
Speculative Office Development Timing: 2-4 Years
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 39
Office Use
The timing for an office use in the community based on market conditions associated with
existing space is slightly increased relative to single-family residential and retail; however, this
section evaluates potential for the specific subject site based on competitive location rating.
Unit land sales price trends are similar in the subject community regarding both single-family
tracts and secondary commercial tracts in the subject size category. This is similar to a region
trend where key submarket areas such as the subject community are commonly noted to have
single-family tract sales in the $5.00-$6.00/SF, which is similar to unit price range for tracts with
similar location in the subject size category acquired for commercial-related uses.
Identification of Competitive Tracts: In order to assess timing for development on the
subject site, competitive vacant tracts suited to commercial use are identified in the immediate
market area. The appraiser identified tracts considered potentially suited to commercial related
uses by evaluating multiple search engines that track sites for sale, including Costar, Loopnet
and MLS. The suitability for office-related uses is based on more secondary location rating
relative to tracts suited to retail development, the same remaining commercial sites provided in
the following map as indicated in prior analysis.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 40
CAMERON APPRAISAL GROUP
REMAINING VACANT COMMERCIAL LAND IDENTIFIED - COLLEYVILLE
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 41
Fundamental Demand
The subject property potential capture among the market area is estimated according to
location rating of the subject relative to the other identified light industrial/technology sites.
Those tracts with the best competitive location rating are expected to capture office space prior
to tracts with inferior location rating. Competitive location rating for office use is summarized in
the following table.
Map No.Location Acres
1 8276 Precinct Line 1.12
2 NWQ Precinct Line & N. Tarrant 0.9
3 NWC Colleyville & Branson 4.14
4 SEC Colleyville & John McCain 3.8
5 SWC Colleyville & Longwood 1.18
Superior Tracts 11.14
6 W/S Colleyville, S. of John McCain 11.14
7 6408 Colleyville 6.72
8 4201 Colleyville 1.74
9 6299 Colleyville 1.35
10 5307 Colleyville 0.92
Equal Tracts 21.87
11 SEC Pleasant Run & Mission 1.93
12 S/S Cheek Sparger, Colleyville 1.93
13 SEC Precinct Line and Lavaca 3.58
14 125 Acuff 2.65
Inferior Tracts 10.09
43.1TOTAL IDENTIFIED COMMERCIAL TRACTS
VACANT COMMERCIAL TRACTS - COLLEYVILLE
The commercial tracts are the same as provided earlier in retail space analysis. Properties 1-5
that have superior location rating relative to the subject are very well-suited to retail-related
uses and are not particularly suited to office development due to primary thoroughfare locations
and superior community position. These properties are excluded in evaluation of subject
capture. Properties 6-10 are rated equal to the subject and have more secondary location than
Properties 1-5, being considered suited to office and/or retail related uses. Considering
50%/50% office/retail usage, half of the acreage is rated equal to the subject, equating to 21.87
acres ÷ 2 = 10.94 Acres. Properties 11-14 are inferior to the subject, thus expected to absorb
after the subject and Properties 6-10.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 42
In order to evaluate demand for vacant office sites, fundamental demand is estimated utilizing
the Ratio Method. Essentially, a ratio is developed in regard to total area workforce relative to
occupied light industrial space. A summary of projected employee growth is provided in the
following table:
EMPLOYMENT PROJECTIONS – COLLEYVILLE
2010 2015 2020 2025 2030
Employment 6,915 8,160 9,405 10,218 11,032
Source: NCTCOG
Fundamental demand may be evaluated by considering a ratio of employment relative to
occupied office space.
FUNDAMENTAL DEMAND – RATIO METHOD
2015
Current** 2020 2030
Total Employment 8,160 9,405 11,032
Occupied Office Space* 1,421,050 --- ---
Ratio-Space Per Employee 174.15 174.15 174.15
Projected Total Demand (SF) --- 1,637,881 1,921,222
* Space is per Costar for the entire City of Colleyville (Existing Space + Under
Construction – Vacancy)
** Estimate 2020 is based on annualized increase based from current year and 2030
forecast
Source: NCTCOG
Based on projections above, the additional office space demand is summarized, as follows:
2030 Total Demand: 1,921,222 SF
Less-Existing Occupied Space: (1,421,050 SF )
15-Year Additional Demand: 500,172 SF or 33,345 SF /Year
The subject has equal rating to those tracts that include suitability for office use. Even so, the
lower-end timing range is not immediate since the community currently exhibits vacancy slightly
above the stabilized level with a 1-year supply of existing space needed to absorb prior to
additional new development being implemented. As discussed earlier, half of the total area for
tracts rated equal to the subject are rated to have office potential, equating to 10.94 acres. The
land area is mostly small tracts so on-site street infrastructure would be considered unlikely to
exceed 5% of the total site areas. Deducting 5% from total acreage to allow for infrastructure
results in 10.4 utilized acres considered suited to office space, being equal to the subject.
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 43
Applying a common 4:1 to 5:1 land to building ratio range results in the following estimate of
potential office space on the vacant tracts:
10.4 Acres x 43,560 SF = 453,024 SF ÷ 4 = 113,256 SF Office Space
to
10.4 Acres x 43,560 SF = 453,024 SF ÷ 5 = 90,605 SF Office Space
Considering demand projected, the years’ supply of space is determined, as follows:
113,256 SF ÷ 33,345 SF Annual Absorption = 3.4 years, Say 3 1/2 years.
90,605 SF ÷ 33,345 SF Annual Absorption = 2.7 years, Say 3 years.
Per preceding evaluation, the development timing estimate for the subject site for office space
is 1-year (allowing for existing space to achieve stabilized vacancy) to 3 ½ years (fundamental
demand), being the upper-end likely upon including those tracts with equal rating to the subject.
Therefore development timing for speculative office development is reconciled, as follows:
Speculative Office Development Timing: 1-3 Years
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 44
MAXIMAL PRODUCTIVITY – FINANCIAL ANALYSIS OF ALTERNATIVES
Single-Family Subdivision: As determined in preceding analysis, there is limited single-
family land remaining within the community with timing for single-family subdivision
development being immediate to 1-year. The subject property exhibits location that would be
considered in accordance with single-family development and is of a size that would
accommodate a single-phase of development. Even so, a portion of the subject site exhibits
location more suited to commercial development, mainly being the key signalized corner and a
portion of frontage site area extending from the key corner. Overall, single-family subdivision
development is considered maximally productive on the rear site area and potentially a portion
of the site frontage that is removed from the intersection.
Retail Use: Speculative retail development is not currently warranted on the subject site,
development timing considered 2-4 years for speculative retail space. Also, overall site location
is considered too secondary to accommodate retail use on more than a portion of the site area,
mainly being the signalized corner and potentially a portion of the additional site area with
thoroughfare frontage. It is noted that while speculative retail development is not currently
warranted, single-tenant/end-user related retail uses that commonly locate at intersection
locations with characteristics similar to the subject would have reduced development timing,
say immediate to 2 years. Particularly on the corner, this use type is considered maximally
productive with small retail tract(s) in the 1-2 acre size range commanding added residual land
value relative to implementing other use types at the intersection, such as single-family or
office.
Office Use: Speculative office development is not currently warranted on the subject site,
development timing considered 1-3 years, slightly reduced relative to speculative retail
development. With exception of the key corner and potentially some additional site area, the
subject site frontage extending from the corner is rated somewhat secondary and more in
accordance with office related uses than retail uses. Similar to retail development, timing for
single-tenant/end-user office uses is considered reduced relative to speculative development,
say immediate to 1-year.
Specific Subject Development Plan: A mixed-use development plan has been provided to
the City in regard to the subject property. The plan includes approximately 6.28 acres of
commercial use up front along Precinct Line Road, the key corner most suited to retail-related
uses and the northern front section of site area being most suited to office or certain retail uses
that may be constructed with somewhat secondary access/visibility. The rear 8.77-acre portion
of the site is allocated for moderate-density single-family subdivision lots. This mixed use
HIGHEST AND BEST USE ANALYSIS
CAMERON APPRAISAL GROUP 45
development plan is considered maximally productive on the site and in accordance with
proceeding maximal productive use discussion of the mixed use office/retail/single-family use
types.
HIGHEST AND BEST USE CONCLUSION
Use: Mixed use with Moderate Density Single-family Subdivision Development
on the rear site area with retail related use at the signalized corner and
office-related uses on the northern site area fronting Precinct Line Road,
location being more secondary extending from the signalized intersection.
Timing: Immediate to 2-Years
Typical User(s): Developer
CERTIFICATION
CAMERON APPRAISAL GROUP 46
CERTIFICATION OF APPRAISER
I, Scott A. Cameron, certify that to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct. Research data
utilized is considered to be from sources deemed credible within the region who report
general market data according to property type.
- The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, impartial, and unbiased
professional opinions and conclusions.
- I have no present or prospective interest in this report, and I have no personal interest
with respect to the parties involved who have provided the data or are seeking
conclusions determined in this summary report.
- I have no bias with respect to any data provided or discussed in this report or to the
parties involved with this assignment.
-. My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
- My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined direction of conclusions that favors the
cause of the client, the opinion, the attainment of a stipulated result, or the occurrence of
a subsequent event directly related to the intended use of this consulting assignment.
- My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
- No one provided significant real property appraisal or appraisal consulting assistance to
the person signing this certification.
CAMERON APPRAISAL GROUP, LLC
____________________________
Scott A. Cameron, Principal
State Certified General Real Estate Appraiser
Number: TX- 1323488-G
Date of Expiration: August 31, 2016
ADDENDA SECTION
QUALIFICATIONS OF APPRAISER
COMPETENCE REGARDING SPECIFIC ASSIGNMENT
Cameron Appraisal Group, LLC is a full service real estate advisory company formed in 1998 by Scott A.
Cameron, who has over 20-years experience in the commercial real estate appraisal industry. Cameron
commonly appraises a wide range of property types in the D/FW region, as well as other regions in the state.
In addition, the following confirms competence in regard to this assignment:
- Appraisal of numerous single-family subdivisions within the region during recent years and the
preceding two decades. Experience includes appraisal of proposed single-family subdivisions in the
Allen/Frisco/Mckinney areas within the preceding years and recent years.
- Appraisal of numerous light industrial facilities and vacant light industrial tracts within the D/FW
region, during recent years and the prior two decades. Experience includes appraisal of properties in
the subject community/market during the preceding and recent years.
- High level highest and best use studies for a number of properties in the region. Cameron also jointly
participates in appraisal assignments requiring a large level of highest and best use study with
Stephen F. Fanning, author of Market Analysis for Real Estate, the text book for nationwide Appraisal
Institute highest and best use course.
NOTABLE ASSIGNMENTS COMPLETED BY CAMERON APPRAISAL GROUP
- A large number of proposed single-family subdivisions, typically being 100+ lots being acquired by
area volume builders. Currently, the firm is conducting a large level of proposed single-family
Subdivision appraisals in the D/FW, Houston, Austin and San Antonio market areas.
- Multi-tenant proposed light industrial facilities exceeding 100,000 SF
- Large 150,000 SF+ neighborhood shopping centers in the D/FW area
- U.S. Postal Service Air Mail Facility Site in D/FW International Airport
- Numerous R.O.W. acquisition tracts for Cities (Required Expert Witness Testimony)
- Market study to assess impact on value that a three story apartment complex has on single-family
residences (engaged jointly by Centex Homes and Homeowners Association)
- European Cross Roads Shopping Center - Dallas
- Site abandonment for HCA Medical Center Lewisville
- Assignment including multiple properties for acquisition and relocation of the Lewisville City Hall and
Cultural Arts Center.
- Conservation easement donation valuation for IRS purposes
- Business going concern of Phil Dill Boats dealership
- Lantana master-planned group of subdivisions and commercial land
- Numerous single and multi-tenant office, retail, and light industrial developments in Bexar, Collin,
Dallas, Denton, Grayson, Harris, Tarrant, and Wise Counties
QUALIFICATIONS OF: SCOTT A. CAMERON PRESIDENT
PROFESSIONAL DESIGNATION:
Texas Appraiser Licensing and Certification Board
State Certified General Real Estate Appraiser
TX #1323488-G (Certified September 1, 1992; Expires August 31, 2016)
REAL ESTATE APPRAISAL EXPERIENCE:
Cameron Appraisal Group (July 1997 - Present)
- Owner. Provide professional real estate advisory services.
Tommy Marshall & Associates (December 1991 - July 1997)
- Senior Appraiser. In addition to commercial property appraisal, communicated directly with
clients, bid assignments, coordinated work and provided follow-up. Trained research
associates entering the field from college.
Alliance Appraisal Group (May 1990 - December 1991)
- Commercial Research Associate/Appraiser. Conducted commercial appraisal research and
writing through a structured training program.
EDUCATION:
Bachelor of Business Administration Degree , University of North Texas; Concentration in Real
Estate/Finance.
SEMINARS AND CONTINUING EDUCATION:
Appraisal Institute Course Nos. 710 & 720, Condemnation Appraising: Advanced Topics and Applications
Appraisal Institute Course No. 510, Highest and Best Use
Texas Real Estate Market Outlook 1997, 1998, M/PF Research
Apartment Market Workshop 1996, M/PF Research
D/FW Perspective Seminars 1992, 1994, 1995, 1996, 1997, 1998, 1999 by M/PF Research
Ethics and Standards of Professional Practice (Course covering USPAP Guidelines)
Appraisal Institute Course No. 1310, Basic Income Capitalization
REAL 5440 - Advanced Real Estate Finance and Analysis, graduate course at the University of North Texas
TYPES OF PROPERTIES APPRAISED: Apartment complexes, auto sales facilities, farm/ranch properties,
industrial properties, office buildings, proposed single-family subdivisions, shopping centers, special use properties,
and vacant land. Market/feasibility studies and consultation addressing use potential of specific real estate properties.
Condemnation appraisal, expert witness testimony, and mortgage underwriting.
PERSONAL AFFILIATIONS: Member-Lewisville Noon Rotary, Volunteer Advocate for Denton County CASA
ORDINANCE 0-02-1366
AN ORDINANCE AMENDING CHAPTER 3, LAND USE OF THE LAND
DEVELOPMENT CODE OF THE CITY OF COLLEYVILLE, TEXAS, BY AMENDING
THE OFFICIAL ZONING MAP AND CHANGING THE ZONING OF A 36.264 ACRE
TRACT OF LAND OUT OF THE W.C. NEWTON SURVEY, ABSTRACT 1182, FROM
THE R40 SINGLE FAMILY RESIDENTIAL DISTRICT TO THE PUD-R PLANNED
UNIT DEVELOPMENT RESIDENTIAL DISTRICT AND THE PUD-C PLANNED UNIT
DEVELOPMENT COMMERCIAL; PROVIDING FOR THE VIOLATION OF THIS
ORDINANCE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION;
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, an application for a zoning change was filed by Larry Cole for Norma J.
Jones and Jerrell W. Jones on July 29, 2002, under Case No. Z-02-023;
and
WHEREAS, the City of Colleyville has complied with the notification requirements of
the Texas Local Government Code and the Colleyville Land
Development Code; and
WHEREAS, the Planning and Zoning Commission has held a public hearing and
made a recommendation on the proposed zoning amendment; and
WHEREAS, the City Council has determined that the proposed zoning amendment is
in the best interests of the City of Colleyville.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
COLLEYVILLE, TEXAS:
Sec. 1.THAT the Master Plan, the Land Development Code of the City of
Colleyville, Texas, and the Official Zoning Map are hereby amended
insofar as they relate to certain land located in Colleyville, Texas, as
shown on the Zoning Map attached as Exhibit "A", and described by
metes and bounds description attached as Exhibit "8", by changing
the zoning of said property from the R40 Single Family Residential
district to the PUD-R Planned Unit Development Residential district
and the PUD-C Planned Unit Development Commercial district, as
shown on the attached Exhibit "C", including any other conditions
and restrictions imposed and approved by the City Council, which
are incorporated herein.
Sec. 2.
Ordinance 0-02-1366
Page 2 of 6
THAT the PUD-R area shall be subject to the following conditions:
1. GENERAL
a. The purpose of the PUD-R area is for single-family residential
development, constructed at an approximate density of 3.53
dwelling units per acre.
b. This property is subject to all the regulations contained in the
Colleyville Land Development Code, except where amended by
this Ordinance.
2" PERMITTED USES
a. Single family residences, detached
b. Open space
3. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS
Residential lot requirements and setbacks shall comply with the
following provisions:
a. Minimum Lot Size
b. Minimum Lot Width
c. Minimum Lot Depth
d. Front Building Line
e. Side Building Line
f. Rear Building Line
7,200 square feet
60 feet
120 feet, except cul-de-sac lots
20 feet
6 feet
1 0 feet
4. DWELLING UNIT CONSTRUCTION REQUIREMENTS
a. The minimum dwelling unit size shall be two thousand five
hundred (2,500) square feet. At least two thousand three
hundred (2,300) square feet shall be located on the first floor of
the dwelling unit.
b. The exterior wall surface area of each dwelling unit shall be
constructed of ninety percent (90%) brick, stone, stucco or
other masonry material. The area of window and door
openings shall not be included in the calculation of this
requirement. This requirement shall only apply to the first story
of the structure.
c. The front elevation wall surface area of the dwelling unit shall
not be constructed of siding or non-masonry material.
Ordinance 0-02-1366
Page 3 of 6
d. The primary roof of the dwelling unit shall be constructed with a
roof pitch of not less than a 10:12 pitch.
e. All chimneys shall be constructed of brick, stone, stucco or
other masonry material.
f. Not more than forty percent (40%) of the garage doors shall
face the street. Garage doors shall be constructed of wood or
wood-faced steel.
5. OPEN SPACE
a. The PUD-R area shall provide a minimum of twenty percent
20%) of the residential project area as common open space for
the leisure and recreational use of the development's residents.
The open space shall comply with the provisions contained in
the Land Development Code.
b. The common open space may be utilized for storm water
detention purposes.
6. CONCEPTUAL SITE PLANS AND PLATTING
a. The residential lot layout of the PUD-R area shall be generally
consistent with the conceptual site plan attached as Exhibit "C",
which shall not be considered the preliminary plat. The actual
street and lot arrangement may differ from that shown on Exhibit
C" to accommodate physical, topographic, drainage or other
conditions.
b. Prior to the issuance of any development permits within this
PUD-R and as a condition to the development of the subject
property, the developer shall obtain approval of a preliminary
plat and a final plat of the property in accordance with the
procedures and requirements of the Colleyville Land
Development Code.
7. SIDEWALKS
a. The developer shall construct a 5-foot wide sidewalk along L.D.
Lockett Road at the same time as other public improvements
are constructed in the subdivision, unless funds are escrowed
with the City for future construction of the sidewalk.
b. Each homebuilder shall construct sidewalks along lot frontages.
All sidewalks shall be constructed in accordance with the
requirements of the Colleyville Land Development Code.
Sec. 3.
Ordinance 0-02-1366
Page 4 of 6
THAT the PUD-C area shall be subject to the following conditions:
1. GENERAL
a. The purpose of this PUD-C is for office, retail, and office-
warehouse land uses.
b. This property is subject to all the regulations contained in the
Colleyville Land Development Code, except where amended by
this Ordinance.
2. PERMITTED USES
The PUD-C area shall be divided into two sub-areas as shown on the
attached Exhibit "C" and the list of permitted uses shall be limited to
the areas designated for each use, as shown below:
a. Sub-area 1 permitted uses allowed by right:
1) All uses allowed in the CC1 and CC2 District
2) Along Precinct Line Road, the building floor area in the front
two hundred fifty (250) feet shall consist of sales tax-
generating retail uses
b. Sub-area 2 permitted uses allowed by right:
1) All uses allowed in the CC1 and CC2 District
2) Office-warehouse
c. Sub-area 3 permitted uses allowed by right:
1) All uses allowed in the CC1 and CC2 District
2) Eighty percent (80%) of the building floor area shall consist
of sales tax-generating retail uses
3. CONCEPTUAL SITE PLANS AND PLATTING
a. The locations of land uses shall be generally consistent with the
conceptual site plan attached as Exhibit "C", which shall not be
considered the preliminary plat. The actual street and lot
arrangement may differ from that shown on Exhibit "C" to
accommodate topographic, drainage or other conditions.
b. The arrangement, location and footprint of buildings within the
PUD-C may differ from that shown on the attached Exhibit "C"
and will be determined at time of site plan approval. However,
the combined total square footage of all buildings within each
sub-area shall not exceed the following, which may be in one or
more buildings, provided that any large commercial building
Ordinance 0-02-1366
Page 5 of 6
shall comply with any additional requirements of the Land
Development Code:
1) Sub-area 1 - 48,100 square feet
2) Sub-area 2 - 30,000 square feet
3) Sub-area 3 - 54,000 square feet
c. Prior to the issuance of any development permits within this
PUD-C and as a condition to the development of the subject
property, the developer shall obtain approval of a preliminary
plat and a final plat of the property in accordance with the
procedures and requirements of the Colleyville Land
Development Code.
4. LOT REQUIREMENTS AND SETBACKS
The lot requirements and setbacks shall the following minimum
standards:
a. Minimum Lot Size
b. Front Building Line
c. Side Building Line
d. Rear Building Line
e. Maximum Building Height
5. OPEN SPACE AND LANDSCAPING
a. Each building site shall comply with the minimum landscaping
requirements of the Land Development Code, which shall
satisfy the open space requirements for the PUD-C area.
b. The common open space may
be utilized for storm water
detention purposes.
6. SIDEWALKS
none
40 feet
none (25' abutting residential)
none (25' abutting residential)
35 feet
a. The developer of each individual commercial lot shall construct
a 5-foot wide sidewalk along L.D. Lockett Road, unless funds
are escrowed with the City for future construction of the
sidewalk.
b. The developer of each individual commercial lot shall construct
a ten (10) foot wide hike and bike trail along Precinct Line Road.
7. OTHER
a. The developer of each individual commercial lot shall construct
a six (6) foot tall masonry screening wall where the commercial
lot abuts a residential lot.
Sec. 4.
Sec. 5.
Sec. 6.
Sec. 7.
Ordinance 0-02-1366
Page 6 of 6
b. The architectural design score for all commercial buildings shall
be a minimum of 30 points, as described in Chapter 6 of the
Land Development Code.
THAT any person, firm, or corporation violating any of the provisions
of this ordinance shall be guilty of a misdemeanor and upon
conviction thereof shall be fined a sum not to exceed Two Thousand
Dollars ($2,000.00). Each and every day such violation continues
shall constitute a separate offense and shall be punishable as such.
THAT the Land Development Code of the City of Colleyville, Texas,
shall remain in full force and effect, except where amended by this
ordinance.
THAT the City Secretary is hereby authorized and directed to cause
publication of the descriptive caption and penalty clause hereof as an
alternative method of publication provided by law.
THAT this ordinance shall become effective immediately upon
publication.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the /1~ day of
kV 2002.
T~ second reading and public hearing being conducted on the /.$Z" day of
d-ri,to J.eAJ 2002.
ATTEST:
o~
fk
City Secretary
CITY OF COLLEYVILLE:
Mayor
APPROVED AS TO FORM AND LEGALITY:
Ross T. Foster
City Attorney
EXHIBIT A - ZONING MAP
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EXHIBIT B - METES AND BOUNDS DESCRIPTION
BEGINNING at a pipe in the north line of County Road No. 3126 (L.D. Lockett Road), a
distance of 1,227.26 feet East and 1,346.73 feet South of the southwest corner of the
R.H. McEwing Survey, said pipe also being at the southeast corner of a tract conveyed
to Mrs. Ruth Walker Jones by J.E. Walker and wife, Myrtle L. Walker by deed dated
March 19, 1955, recorded in Volume 2914 Page 575, Deed Records, Tarrant County,
Texas;
THENCE North along a fence 1,346.73 feet to a pipe;
THENCE West along the north line of the W.C. Newton Survey, A-1182, 245.00 feet;
THENCE South 88 degrees 32 minutes 32 seconds West along the north line of the
W.C. Newton Survey 680.00 feet to an iron pin;
THENCE South 02 degrees 55 minutes 10 seconds West 110.00 feet to an iron pin;
THENCE South 89 degrees 26 minutes 19 seconds West 270.00 feet to an iron pin;
THENCE South 00 degrees 54 minutes 49 seconds East 590.48 feet along the West line
of the W.C. Newton Survey, A-1182 to a point;
THENCE South 646.25 feet to a point;
THENCE East 950.00 feet along the north line of County Road No. 3126 to a point;
THENCE East 245.00 feet along the north line of said County Road to the point of
beginning, containing 36.264 acres, more or less.
EXHIBIT C -CONCEPTUAL SITE PLAN
r I PUD-R ]I PUD-C I
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 09/14/2015 Number
Type Public Hearing Agenda Items
Department Community Development
Title
Consideration of an amendment to the PUDC-Planned Unit Development Commercial
zoning district on Lots 2, 53, and 54, of the Village at Colleyville, located at 18, 20, &
26 Main Street, Case ZC15-016
Explanation
The applicant, Jeff Polk, is requesting to rezone the subject property from “PUD-C” –
Planned Unit Development – Commercial District to “PUD-C” – Planned Unit
Development – Commercial District to change six parallel parking spaces to six angled
parking spaces along Main Street in the Village at Colleyille. The subject property
consists of approximately .427 acres and is located at 18, 20, and 26 Main Street.
Existing Conditions. The subject property is currently zoned “PUD-C” – Planned Unit
Development Commercial (Ordinance Number O-12-1859) and is platted as Lots 2, 53,
and 54 of the Village at Colleyville Addition.
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. The applicant is proposing to construct an 8,602 square-
foot, one-story office building. The proposed rezoning request is for a PUD
amendment to change six parallel parking spaces to six angled parking spaces along
Main Street in the Village at Colleyville. The parking spaces are associated with a
proposed office building to house Steward Financial Group and the Early Law Firm.
The applicant has stated in the Statement of Planning Objectives that “the proposed
angled parking will offer clients and visitors a more convenient and comfortable
parking option and is substantially preferable to parallel parking as it exists.”
History. A brief summary of the amendments to The Village PUD is below:
The PUD-C zoning for The Village development was originally established on
January 19, 1999, with the approval by the City Council by Ordinance O-99-
1131. The PUD-C zoning for this project allows a mixture of retail, office and
residential units within multi-level structures.
Additional development regulations were later affixed to the development on May
7, 2002, with the approval of Ordinance O-02-1337.4. The May 7, 2002
amendments served to amend Ordinance O-99-1131 in its entirety and were
primarily designed to address a number of issues not anticipated when the
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 2
original ordinance was adopted by the City Council in 1999, such as
encroachments of right-of-ways with bay windows and balcony overhangs.
Ordinance O-02-1337.4 was amended on January 17, 2006 under Ordinance O-
06-1560 in order to allow more residential units to be built provided certain
performance criteria are met with a maximum of 200 residential units allowed.
The previous PUD-C ordinances noted above were amended on May 20, 2008 in
order to allow removal of the median on Main Street between Village Lane and
Pleasant Run Road and allow installation of 45 degree angled parking.
On December 18, 2012, Ordinance O-12-1859 was adopted to increase the
number of residential units allowed on the ground floor in the development,
along with multiple other changes. The ordinance also replaced all previous
Village ordinances to consolidate them and simplify the project.
Development Standards. The applicant is proposing to amend Exhibit “C” of
Ordinance O-12-1859 to replace six parallel parking spaces with six angled parking
spaces, as reflected on the attached site plan exhibit, along Main Street, east of
Pleasant Run Road. The change to parking spaces in this area would also necessitate a
change to Section H (Parking Requirements) where it states that “45 degree angled
public on-street parking spaces shall be allowed along both sides of Main Street
between Village Lane and Pleasant Run Road.” The applicant is proposing provision
H1.d.(1) to read “45 degree angled public on-street parking spaces shall be allowed
along both sides of Main Street, between Village Lane and Pleasant Run and on the
north side of Main Street between Pleasant Run and Mission Lane.” The proposed site
plan exhibit is meant to illustrate the proposed parking configuration and is not meant
to be fully reviewed for all site plan criteria at this time. This request constitutes a
preliminary site plan review, and all site plan criteria will be reviewed at the time of
building permit submittal.
The applicant has provided elevations and a conceptual rendering of the proposed
building for review. All elevations submitted in a forthcoming building permit package
would need to comply with any changes that were deemed appropriate by the Planning
and Zoning Commission upon review of this request.
Open Space and Landscaping. No changes to approved open space are being
proposed, and the applicant’s landscaping will be reviewed at the time of building
permit.
Screening. No changes to screening are being proposed at this time.
Sidewalks and Trails. The applicant intends to provide and maintain a 10-foot
sidewalk along Main Street as required. A trail exists on the west side of the subject
property. In order to satisfy the trail requirement for this project, ADA compliance
must be demonstrated and will be reviewed at the time of building permit.
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 3
Right-of-Way Dedication. No right-of-way dedication is applicable to the proposed
request.
Traffic Generation and Access. The applicant’s request does not trigger a Traffic
Impact Analysis at this time.
Development Fees. All fees will be assessed upon submittal of a building permit
application.
Tree Preservation. As required by Chapter 5 (Tree Preservation) of the Land
Development Code, a Tree Removal Permit is required prior to the removal of any tree
on the subject property. Although the applicant is proposing to preserve five 12-inch
Bald Cypress Trees along Main Street in the area of work, staff has concerns that they
might not survive. The applicant has submitted a letter from a Certified Arborist that
the trees essentially have a 50 percent chance of surviving with the work proposed if
the critical root zones are protected. Staff has assessed that these trees are in danger
of becoming critically altered with the proposed work being done in the area and that
they may not survive.
Infrastructure. The existing lot is served with water and sewer. The developer will
be required to provide any extensions necessary for the project, and the utility
proposals will be further reviewed at the time of building permit.
Drainage and Stormwater Runoff. The drainage and stormwater facilities for the
project have been preliminarily reviewed and appear feasible. Full review will take
place at the time of building permit.
Residential Density. Not applicable.
Surrounding Development Trends. The subject property is surrounded by other
properties in The Village’s PUD. The property to the north is an office use, to the
northwest is medical office, to the west is undeveloped, to the southwest is
miscellaneous retail and service uses, to the south is a shared parking lot, and to the
east is a creek.
Master Plan. The Future Land Use Map designates the subject property as Retail.
Although the proposed office use is inconsistent with the Future Land Use Map, the
applicant is not proposing to change the allowed uses on the subject property. The
request to change the parking from parallel to angled is inconsistent with the Master
Plan’s goal of applying sound land use planning principles since it does not complement
the existing development. The Village PUD was established as a master planned
development. The existing parallel parking spaces and trees were installed as part of a
vision for that development, and they mirror what is across the street to create a
boulevard effect. This request is inconsistent with the vision for the development as
established in the PUD.
Planning and Zoning Commission Agenda Briefing 3b
City of Colleyville Page 4
Public Notification. Staff mailed notices to 14 adjacent property owners within 200
feet of the subject property, in addition to courtesy notices to Grapevine-Colleyville
ISD and the applicant, 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.
Summary. The applicant has not provided justification to replace the existing parallel
parking spaces with angled spaces, especially when considering how it will affect the
aesthetic of Main Street in The Village. Staff recommends denial of the proposed PUD
amendment.
Recommendation
Denial
Attachments
1.Location and Zoning Map
2.Future Land Use Map
3.Aerial Map
4.Public Notification Map
5.Notification List
6.Statement of Planning Objectives
7.Site Plan Exhibit
8.Building Elevations
9.Architectural Rendering
10.Letter from Arborist (Provided by Applicant)
11.Governing Planned Unit Development Ordinance
12.Draft Ordinance
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Case ZC15-016
18, 20, & 26 Main St.
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Public Notification Map
Owner Name Owner Address Owner City Owner State Owner Zip Situs Address
VILLAGE OWNERS ASSOCIATION INC 909 LAKE CAROLYN PKWY STE 150 IRVING Texas 75039 17 MAIN ST
VILLAGE MANAGEMENT LTD 909 LAKE CAROLYN PKWY STE 150 IRVING Texas 75039 50 MAIN ST
TAP REALTY LLC 600 E LAS COLINAS BLVD DALLAS Texas 75254 23 MISSION LN
TCN INVESTMENTS III LLC 1861 BROWN BLVD # 744 ARLINGTON Texas 76006 35 VERANDA LN # 210
VILLAGE MONTICELLO PRTNS LTD 909 LAKE CAROLYN PKWY STE 150 IRVING Texas 75039 14 MAIN ST
MORANI PROPERTIES LTD 909 LAKE CAROLYN PKWY STE 150 IRVING Texas 75309 33 MAIN ST
WINCHESTER, NATALIE 2121 MORNING GLORY AVE FORT WORTH Texas 76111 32 VERANDA LN # 111
BOJKU, AFRIM 5309 COLLYVILLE BLVD COLLEYVILLE Texas 76034 5150 COLLEYVILLE BLVD
DUNHAM, KELLEN C 33 MAIN ST STE 200 COLLEYVILLE Texas 76034 33 MAIN ST
DDK REAL ESTATE INV LLC PO BOX 1131 COLLEYVILLE Texas 76034 5204 COLLEYVILLE BLVD
BOES, MARK 34 VERNADA LN # 210 COLLEYVILLE Texas 76034 34 VERANDA LN # 210
ROGERS, J ANDREW 201 MAIN ST STE 2500 FORT WORTH Texas 76102 30 PIAZZA LN
SOUTH BOWIE INVESTMENT PARTNER PO BOX 126 COLLEYVILLE Texas 76034 5201 PLEASANT RUN RD
BEAM REAL ESTATE LLC 14455 WEBB CHAPEL RD FARMERS BRANCH Texas 75234 5200 COLLEYVILLE BLVD
GRAPEVINE-COLLEYVILLE ISD 3051 IRA E WOODS AVE GRAPEVINE TEXAS 76051 STATE LAW REQ.
HESLAND, LLC 5850 COLLEYVILLE BLVD., STE 110 COLLEYVILLE TEXAS 76034 APPLICANT
Public hearing notices were mailed
Friday, September 4, 2015 by Taci
Wrisley
1
PUD Amendment Request – angled parking in lieu of parallel parking
26 Main St. – Steward Financial Office Building
Application for PUD Amendment date: 7/22/2015
Ordinance: 0-12-1859
Village at Colleyville Development
TABLE OF CONTENTS
Parties & Contact Information ………………………………………………………………………………………………… 1
Statement of Planning Objectives ……………………………………………………………………………………. 2
Development Schedule ………………………………………………………………………………………………… 3
Economic Development Information ……………………………………………………………………………………. 3
Zoning Exhibit / Site Plan ………………………………………………………………………………………………… 4
Supporting Documentation Appendix ……………………………………………………………………………………. 5
Parties & Contact Information
Owner
Owner: Hesland, LLC
Address: 5850 Colleyville Blvd. Ste. 110
Colleyville, TX 76034
Principals: Dustin Stiefel
Vince Hawkins
Steve Early
Building Tenant
Tenants: Early Law Firm
Address: 5850 Colleyville Blvd. Ste. 110
Colleyville, TX 76034
Principals: Steve Early
Steward Financial Group
5850 Colleyville Blvd. Ste. 110
Colleyville, TX 76034
Dustin Stiefel
Vince Hawkins
Owner’s Agent / Designer / Builder
Agent: Polk design Build Group, LLC
Principal: Jeff Polk
Address: 1904 Industrial Blvd. Ste. 104
Colleyville, TX 76034
Civil Engineer / Surveyor
Engineer / Surveyor: Neel-Schaffer
Address: 2501 Avenue J, Suite 120
Arlington, TX 76006
PE of record: Derek Cheatham, PE
Surveyor: Phil Wolters, RPLS
2
Statement of Planning Objectives
Hesland, LLC is made up of partners representing both Steward Financial Group and the Early Law Firm, both of which
will be tenants in the proposed office building to be built at 26 Main St on the subject lot. These companies currently
office in Colleyville and the partners all reside in Colleyville. The building design and proposed site plan reflect the
diligent pursuit of an office building that will be consistent with the architectural and styling excellence indicative of the
Village at Colleyville and the clients these firms serve.
In an effort to optimize design, safety and convenience for its clients, pedestrians and vehicle traffic, the preliminary site
plan design includes angled parking to be installed in lieu of the existing parallel parking on the Main St. frontage of the
lot. We understand that this proposed change would require an amendment to the PUD and the PUD approved master
site plan. The PUD does not explicitly prohibit angled parking at the proposed location but the approved site plan
attached to the PUD calls for the existing parallel parking. The PUD does however specifically allow for angled parking
on Main St. between Village Lane and Pleasant Run.
We believe the proposed angled parking will offer clients and visitors a more convenient and comfortable parking option
and is substantially preferable to parallel parking as it exists. In addition, should the amendment pass we plan to
replace the existing 4’ sidewalk adjacent to the parallel parking spaces and replace it with a 10’ sidewalk as required by
the PUD for all “new” sidewalks. While the existing 4’ sidewalk is compliant with the PUD if we do not modify the
parking necessitating a “new” sidewalk, we believe that a 10’ sidewalk is preferable. The proposed 10’ sidewalk would
provide a consistent sidewalk width along Main Street and enhances the pedestrian experience and community feel of
the Village.
We understand that a concern exists relative to the mature Bald Cypress trees located in the area of the proposed
parking change. The proposed design accounts for the existing Bald Cypress trees and incorporates peninsulas at each
tree location as seen on the attached zoning exhibit. Also note that the proposed design actually increases the root
capacity around the circumference of the trees on the south side of each tree. Bald Cypress trees are selected by
landscape architects for this exact application because they do very well in close proximity to curbs, sidewalks and
parking spaces. We are confident that these trees were selected initially for this very reason and we are confident that
this modification will have no adverse effect on the health of these trees. Hesland is willing to warrant the livelihood of
the 5 Bald Cypress trees in question and will, if amendment passes, draft an agreement stating such.
Our proposed site plan to change to angled parking will require owner(s) to dedicate a small portion of the east side of
the lots to the City of Colleyville where the angled parking encroaches into each lot. Both Hesland, LLC and the VOA who
owns lots 53 and 54 which are set aside as private park are in agreement to this dedication. Additionally, the VOA is in
support of the proposed parking and has provided a letter attached. Hesland, LLC and the VOA have also provided an
access agreement stating its level of cooperation in the development of these lots.
In summary, we believe that this proposed parking change will enhance the ease of use and overall aesthetic of the
Steward Financial office building as well as the Village at Colleyville in whole. Please do not hesitate to call me with any
questions.
Jeff Polk
President, Polk Design Build Group
Owner’s Agent
3
Development Schedule
We plan to pull building permits as soon as possible.
Economic Development Information
Steward Financial – Suite A
Building Square Feet – Suite A only 6,358
Estimated Sales per Year $2,300,000.00
Estimated Sales per Square Foot $361.75
Estimated Ad Valorum Tax $34,000.00
4
5
Supporting Documentation Appendix
Access Agreement with Realty Capital / Village Owners Association, onwers of lots 53 &54
Document to be finalized for P&Z Review – see email below
From: Jimmy Archie
Date: July 21, 2015 at 2:59:10 PM EDT
To: Steven Early
Cc: Dustin Stiefel
Subject: Re: Access Easement Agreement
I am back from vacation on Thursday and won't be able to do anything until then. Also, since we passed the Board of
Directorship off to the homeowners last month recently, I will need some time to explain this to them and ultimately get
their consent. We still manage the Owners Association but no longer serve on the board. There will be no issue getting
their consent but I need to take it though the proper channel as I no longer have he authority to execute the easement.
This should not hold you up from your submitting your application. You can tell the staff you will have the agreement in
place and a letter or support by the time it gets to council for a vote.
Jimmy Archie
Realty Capital Management, LLC
6
Letter of Support – Village Owner’s Association
Will provide document prior to P&Z Review
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Lot 2 Survey
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Location and Zoning Map
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Neighborhood Areas
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Ariel View of Site
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Letter of Support from Adjacent Property Owners
Will provide document prior to P&Z Review
12
Bald Cyprus Information
Will provide document prior to P&Z Review
Mr. Polk,
I reviewed your plans for the parking spaces at 26 Main St. in Colleyville and inspected the site with the
bald cypress trees in question. My opinion is as follows:
There are several factors that suggest the odds that the trees will survive are good:
1. Bald cypress is a species that is resistant to construction damage, adding to its suitability as an
urban tree.
2. The trees are currently in very good health.
3. The available soil volume will not be dramatically changed.
Also, fertilization and vertical mulching can further reduce the likelihood of long term damage to the
trees. It is essential, however, that the critical root zone be vigorously protected throughout the
construction process, or all of the advantages could mean little. Fences, signage, wrapping trunks with
protective material (such as burlap), and mulching the critical root zone should be employed to ensure
protection. Also, if cutting large roots is necessary, it should be done with an appropriate tool such as a
saw or wood chisel, rather than ripping through it with blunt tools. This facilitates healing of the roots,
rather than rotting and mortality. Although plant health (especially in construction sites) can never be
guaranteed, if all of these guidelines are followed, I would expect a better than 50% chance the trees
survive.
Thank you,
Wesley Rivers – ISA Certified Arborist # TX 3642A
Alpine Tree Service, Inc.
817.505.9913 cell
817.656.8733 office
ORDINANCE 0-12-1859
AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
COLLEYVILLE, TEXAS, AS HERETOFORE AMENDED; BY REPEALING
ORDINANCES 0-99-1141, 0-02-1337.4, 0-06- 1560 AND 0-08-1680;
BY AMENDING THE OFFICIAL ZONING MAP AND CHANGING THE
ZONING ON 26 ACRES IN THE VILLAGE AT COLLEYVILLE ADDITION
AND LOTS 3A AND 3B, BLOCK 1, VILLAGE FRONT DOOR ADDITION,
FROM THE PUD-C-PLANNED UNIT DEVELOPMENT COMMERCIAL
ZONING DISTRICT TO THE PUD-C-PLANNED UNIT DEVELOPMENT
COMMERCIAL ZONING DISTRICT; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY
CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM
OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, the City of Colleyville has received an application for rezoning
under Case No. ZC12-022; and
WHEREAS, Ordinances 0-99-1141, 0-02-1337.4, 0-06-1560 and 0-08-
1680 are hereby repealed in their entirety; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be enforced
therein and to recommend a new zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan and designed
to lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration to, among other things, the character of the
districts and their peculiar suitability for particular uses, with a
Ordinance 0-12-1859
Page 2 of 20
view to conserving the value of buildings and encouraging the
most appropriate use of land throughout the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville
and the City of Colleyville City Council, in compliance with the
Charter of the City of Colleyville, and State Law with reference
to changes to zoning classifications under the Zoning Ordinance
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
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 26 acres in the Village at Colleyville
Addition and Lots 3a and 3b, Block 1, Village Front Door Addition,
from the PUD-C-Planned Unit Development Commercial Zoning
District to the PUD-C-Planned Unit Development Commercial
Zoning District, as depicted in Exhibit "A".
Sec. 3. THAT the above described tract of land shall be used only in the
manner and for the purposes provided by the Comprehensive
Zoning Ordinance of the City of Colleyville as heretofore
amended, and as amended herein.
Sec. 4. THAT Ordinances 0-99-1141, 0-02-1337.4, 0-06-1560 and 0-
08-1680 are hereby repealed in their entirety.
Sec. 5. THAT the above described tract of land shall be subject to the
following conditions:
A. PURPOSE
The purpose of this planned unit development is to encourage
Ordinance 0-12-1859
Page 3 of 20
mixed-use, compact development that is sensitive to the
environmental characteristics of the land and facilitates the
efficient use of services. This planned unit development
diversifies and integrates residential and commercial land uses
within close proximity to each other and promotes long-term
economic sustainability for the City.
B. PUD BOUNDARIES
The properties shown on the attached Zoning Exhibit "A" are
zoned PUD-C Planned Unit Development-Commercial district
and the Official Zoning Map and Land Development Code of
the City of Colleyville, Texas and are hereby amended by the
terms of this ordinance.
C. NEIGHBORHOOD AREAS
This Planned Unit Development is hereby divided into two
neighborhood areas. The boundaries of the neighborhood
areas are shown on the attached Exhibit "B". The
neighborhood areas and their symbol designations are
described as follows:
Neighborhood Center - The Neighborhood Center area shall
serve as the commercial and business focal point of the
development with a limited amount of area used for residential
purposes. The Neighborhood Center area shall be designated
with the letters "NC".
Neighborhood General - The Neighborhood General area shall
serve as a secondary area for commercial and business
activities of the development and may have a higher
percentage of residential dwellings than the Neighborhood
Center area. The Neighborhood General area shall be
designated with the letters "NG".
D. DEVELOPMENT STANDARDS
Buildings or structures containing any combination of single-
family residences and business use listed herein shall be
allowed in accordance with the following Development
Standards:
1. Permitted Uses - the following permitted uses shall be
Ordinance 0-12-1859
Page 4 of 20
allowed within this planned unit development:
a. Single-family Residences: Residential units may be
either detached or attached, and more than one
residence may be located per building site. A building
site may also have one ancillary residential structure.
An ancillary unit is a residential unit that is accessory to
the primary residential unit allowed by this section.
Ancillary units shall not be sold separate from the
primary unit to which they are connected. For the
purpose of this ordinance, a building site is defined as a
single building site as identified on the Condominium
Exhibit of The Village at Colleyville. The habitable area
of the ancillary structure shall not exceed 600 square
feet. Within each neighborhood area, the maximum
number of residential units on the ground floor of a
building shall not exceed the following maximum
residential densities:
1) NC Area: A maximum of 14 of the building sites
in the Neighborhood Center area may contain a
single-family residence use on the first floor of its
building.
2) NG Area: A maximum of 61 of the building sites
in the Neighborhood General area may contain a
single-family residence use on the first floor of its
building.
3) A maximum of 75 of the building sites within the
boundaries of this PUD-C may contain a single-family
residence use on the first floor of its building.
4) Work/Live Units: A work/live unit is defined as a
single unit consisting of both a commercial/office and
a residential component that is occupied by the same
resident. The work/live unit shall be the primary
dwelling of the occupant. Provided compliance with
sections 1 through 3 above are met, all lots within
this development may contain a work/live unit. Work
areas are encouraged to be placed on the ground
floor while the living area is encouraged to be placed
on upper floor above the work unit.
Ordinance 0-12-1859
Page 5 of 20
5) Not including ancillary units or the units described
in subsection 6 below, all residential units shall have
a minimum of 1,500 square feet of climate controlled
area.
6) No more than a total of twenty-four (24)
residential units may be built with a minimum square
footage of 1,000 square feet. Units allowed by this
subsection shall not be located on the ground floor of
any building.
7) The method of calculating the square footage of a
residential unit within this PUD-C shall not include
floor areas used as common area hallways and
stairwells, but shall include the climate controlled
space of the dwelling unit.
8) There shall be no residential units located on the
ground floor of any building located along Main Street
between Cottage Lane and SH26.
9) Not including ancillary units, defined above, there
shall be no more than 200 residential units
constructed within this PUD.
b. Retail: Retail specialty shops including, but not
limited to, the sale of clothing, gifts, antiques, flowers
and plants, books, jewelry, music, electronic equipment,
computers and software, tobacco and related supplies,
crafts, toys, cameras, souvenirs, greeting cards,
artwork, furniture, hardware, sporting goods, house and
garden supplies, office supplies, leather goods and
periodicals.
c. Service: Personal service shops including, but not
limited to, travel agency, banks, airline ticket office,
tailor, barber, beauty salon, spa, health club/fitness
center, shoe repair, food catering, dry cleaners, studios
for dance, art, music, photography, radio, and
television, or similar service uses.
d. Food and Lodging: Boutique hotels, bed and
breakfast inns, restaurants, cafes, coffee shops,
bakeries, butchers, fish markets, delicatessens, ice
Ordinance 0-12-1859
Page 6 of 20
cream parlors, cookie stores, grocery stores, drug
stores, bagel or doughnut shops, and soda fountain
shops.
e. Entertainment:Entertainment venues including
movie theatres, provided the total number of all movie
screens does not exceed four; playhouses, comedy
clubs, and jazz/music clubs.
f. Office: Business offices including, but not limited to,
software design firms, business consulting, security and
commodity brokerage, general business offices, real
estate sales, insurance sales, advertising, mailing and
stenographic services, professional offices for lawyers,
engineers, architects, doctors, dentists, psychiatrists,
accountants, investment advisors, orthodontists, or
other office related businesses.
g. Educational: Private schools, and day-care centers.
h. Mixed-use: buildings or structures containing any
combination of single-family residences and other uses
listed herein.
i. Public/Semi-public: Buildings or structures owned or
operated by the City of Colleyville or The Village Owner's
Association. Semi-public uses such as a neighborhood
center, pool and related recreational facilities. The lots
bounded by Cottage Lane, Village Lane, Veranda Lane
and Main Street may be used, either all or in part, as a
public plaza including the installation of permanent
public amenities such as a fountain and seating area.
The purpose of the plaza would be for public gatherings
and events.
j. Parking lots.
k. Accessory buildings or uses as defined herein.
I. Any use of a nature similar to the above when
granted a Special Use Permit by the Colleyville City
Council.
m. Outside sales on the sidewalk of art, antiques, fruit,
Ordinance 0-12-1859
Page 7 of 20
vegetables, flowers, plants, gifts and souvenirs.
n. Outdoor seating areas for food, lodging or
entertainment uses.
o. Above ground parking garages containing fourteen
14) or fewer parking spaces, underground parking
garages, basements, and cellars.
2. Permitted Uses with a Special Use Permit - The following
uses may be permitted upon approval of a Special Use
Permit by the City Council as provided in the Land
Development Code of the City of Colleyville:
a. Food trucks, including outside sales of cooked food
and other items not listed in Section E. 1 Permitted Uses.
c. Television and appliance repair service shop.
d. Club, lodge or other fraternal organizations.
e. Above ground parking garages containing fifteen (15)
or more parking spaces. Any above ground parking
garage that fronts a street within the Neighborhood
C entral (NC) zone shall be allowed only with the
approval of a Special Use Permit.
f. Package (liquor) stores
g. Wedding chapel
h. Alcoholic beverage sales for on-premise consumption
in conjunction with a restaurant use.
i. Alcoholic beverage sales for off-premise consumption
for a grocery store, specialty wine shop or gourmet food
store.
j. The Special Use Permit requirements for the alcoholic
beverage sales allowed in subsections "h" and "I" above
shall not become effective until May 1, 2013.
3. Prohibited Uses - The following uses shall be prohibited
within this planned unit development:
Ordinance 0-12-1859
Page 8 of 20
a. Drive-through commercial uses where patrons
remain in automobiles.
b. Vending machines, except within buildings.
c. Retail uses containing more than 40, 000 square feet
of floor area per certificate of occupancy.
d. Industrial and manufacturing businesses that create
noise, vibration or obnoxious odors.
e. Kennels.
f. Terminals or depots for large-scale storage or
distribution of goods.
g. Scrap yards for the processing or storage of waste
materials.
h. Automotive repair businesses.
i. Telemarketing office with over 20 employees.
j. Uses not listed herein shall be considered by
following the procedures outlined in the Colleyville Land
Development Code for new and unlisted uses.
4. General Lot Criteria - See Table 1 below:
Table 1
General Lot Criteria
Neighborhood Neighborhood
General Zone (NG) Center Zone (NC)
Lot Min.Area 2,600 s.f. Min. Area 2,600 s.f.
Dimensions Max. Area 5 acres Max. Area 5 acres
Min. Lot 30% Min. Lot 45%
Coverage Coverage
Max. Lot 90% Max. Lot 95%
Coverage Coverage
Setbacks Front 0' min - 15' Front 0' min - 15' max.
max.
Side 0' min - 15' Side 0' min - 15' max.
max.
Rear -4' min. Rear - 4' min.
Main Bldg. Main Bldg.
Rear - 4' Rear - 4'
Accy. Accy. Bldg.
Bldg.
IT
Ordinance 0-12-1859
Page 9 of 20
Height Max. 48 ft. or 3. 5 Max. 48 ft. or 3.5 stories
Height stories Height
Notes:
1. the one-half story above third floor shall not exceed 400 s.f.
5. Building Exteriors - The exposed exterior walls of each
building must contain 100% masonry. For purpose of
this ordinance, masonry shall consist of any combination
of brick, stone, faux-stone, or stucco. Non-masonry
materials may be utilized for building accents per the
requirements of Chapter 6-Building Design in the Land
Development Code.
6. Roofing - If a flat roof is constructed, all sides of the
building shall have a mansard or built-up parapet wall
roof at least four feet (4') in height, which shall simulate
the look of a pitched roof from street level. If a roof
terrace is constructed, then railings may be used which
comply with Section (8) Balconies below.
7. Balconies - Balcony railings must be constructed with
wrought iron or masonry balustrades.
8. Building Design Requirements - Articulation of walls shall
not be mandatory. Buildings within this planned unit
development shall be exempt from Chapter 6 Building
Design of the Colleyville Land Development Code.
9. Exterior Building Lighting - Buildings may be lit with wall
washer type lights, natural gas lamps, or low wattage
decorative electric lamps. Lights shall be placed on
buildings in a manner so as to not be a nuisance.
10.HVAC Systems - All air-conditioning condenser units
must be hidden from street view or placed on the roof.
11.Backyard Walls - These shall be constructed 100%
masonry materials or wrought-iron fencing. Any gates
must be constructed of wrought iron.
12.Landscaping - Lots with street frontage within this
planned unit development shall, at a minimum, meet the
requirements of Chapter 4 - Landscaping and Buffering
1
Ordinance 0-12-1859
Page 10of20
in the Land Development Code. The owners of the first
floor shall plant and maintain the storefront planting
area (if applicable) along its street frontage. All
sidewalks in the project will have tree planter islands
spaced every thirty to thirty-five feet. Approved trees
shall include trees allowed for planting in Chapter 4 -
Landscaping and Buffering in the Land Development
Code. A minimum of 25% of the building sites shall be
required to install and maintain a 24" wide planting area
at least 8 feet long) in the setback between their
building and the sidewalk. The owners of the ground
floor levels of these buildings shall be required to plant,
irrigate and maintain flowers, vines or shrubs in those
areas. In addition, any roof terraces shall contain at
least two irrigated, potted shrubs or trees. A landscaped
buffer with natural openings shall be provided along the
entire length of the northern boundary from City Park to
Pleasant Run Road, in lieu of the masonry screening
wall. Said landscape buffer shall consist of a row of
trees. Trees shall be a minimum of four (4") caliper,
spaced at 25' intervals. Trees shall be selected from the
list of approved trees contained in Chapter 4 -
Landscaping and Buffering of the Land Development
Code. Fifty percent of said trees shall be Highrise Live
Oaks (quercus virginiana). In addition, there shall be a
minimum five foot tall wrought iron fence installed along
the northern boundary from City Park to Pleasant Run
Road, said minimum five foot tall wrought iron fence
shall also be installed on top of any retaining wall along
the northern boundary line.
13.Awnings - Buildings with commercial uses on the
ground level shall install awnings over all windows on
the ground level that front public sidewalks, if those
buildings contain a residential use above the ground
level.
14.Architectural Control Committee - The Property Owner's
Association must create an Architectural Control
Committee, which shall be funded by the Property
Owner's Association. All building exterior specifications,
site plans, lighting, signage and landscaping plans must
be approved by the Architectural Control Committee
prior to approval of a building permit.
Ordinance 0-12-1859
Page 11 of 20
15.Limitation on Late Night Hours of Operation -
Businesses located within the PUD-C shall close no later
than 12:00 midnight on all days except on Friday and
Saturday nights where such businesses shall close no
later than 2:00 a.m. on Saturday and Sunday mornings
respectively.
16.Dumpster Screening - All freestanding dumpsters shall
be screened on all four sides with an opaque closure
measuring to a height at least six (6) inches above the
top of the dumpster. A dumpster located in an alley on
the perimeter of the project shall be screened from view
on all sides with an opaque enclosure or building niche
measuring at least six (6) inches above the top of the
dumpster. The enclosure and/or building niche shall be
constructed of material that matches the building.
17.Fire Prevention - All buildings within this PUD-C shall be
equipped with fire detection and suppression systems as
required and approved by the City of Colleyville Fire
Marshal. Said systems shall be maintained and
inspected as required by the Fire Marshal.
E. ENCROACHMENTS AND USE OF PUBLIC RIGHT-OF-WAY
Due to the unique nature of this planned unit development,
the encroachments of buildings and architectural features into
the public right-of-way and certain uses within the public
right-of-way, stated herein in Section E.1, shall be allowed
within this planned unit development and shall be exceptions
to the requirements of the Land Development Code. All
encroachments, including temporary structures, must
maintain a forty-eight (48") inch pedestrian right-of-way and
comply with all other ADA regulations.
1. Encroachments below grade - Approval by the Director
of Public Works of a Right-of-way Permit is required for
any building encroachments below grade. All
encroachments shall not exceed eighteen (18") inches.
2. Encroachments of architectural features above grade -
Approval by the Building Inspection Department is
required for any encroachment of architectural features
above grade, provided such encroachments comply with
Ordinance 0-12-1859
Page 12 of 20
the standards contained in the following table and local
building and fire codes:
Right-of-way Encroachment Standards
Type of Maximum Allowable Encroachment
Encroachment
Bay Windows 18 inches with max. 7 foot length, 3 feet min.
spacing & one bay window per 15 feet of site
frontage
Awnings & 80% of sidewalk width, 8 feet clearance over
canopies pedestrian area & 14 feet clearance over vehicle
area
Signs 66% of sidewalk width, 8 feet clearance over
pedestrian area & 14 feet clearance over vehicle
area
Lights If the light encroaches 12 inches or less, it may be
mounted at any height on the building façade.
From 8 feet to 11 feet above grade, one additional
inch of encroachment shall be required for each
inch of clearance above 8 feet, not to exceed 48
inches of encroachment. Encroachments over 12
inches require 8 feet clearance over pedestrian
areas & 14 feet clearance over vehicle areas, and
shall not encroach beyond 48 inches
Eaves, cornices From 8 feet to 15 feet above grade, one inch of
and balconies encroachment for each inch of clearance above 8
feet not to exceed 48 inches of encroachment.
Encroachments 15 feet or more above grade shall
have 8 feet of clearance over pedestrian area & 14
feet clearance over vehicle area and shall not
encroach beyond 6 feet
3. Temporary structures in public right-of-way - The
temporary use of sidewalk areas located within a public
right-of-way shall be allowed for the following types of
temporary structures: planter boxes, benches, sandwich
board signs, retail merchandise, and four (4) tables with
chairs. Use of the public right-of-way for retail
merchandise shall be limited to business hours.
4. Outdoor Eating Areas on public sidewalks - The use of a
public sidewalk as an outdoor eating area containing
more than four tables shall only be permitted with
administrative approval of the Community Development
Director.
Ordinance 0-12-1859
Page 13 of 20
F. SUPPLEMENTAL REQUIREMENTS
This planned unit development shall comply with the following
supplementary requirements:
1. Open Space Requirements - This development shall
provide open space areas as shown on the attached
Exhibit "C" in lieu of any other open space requirements
of the Colleyville Land Development Code.
2. Park Land Dedication Fees - Payment of Park Land
Dedication Fees at the rate applicable at the time of
building permit shall be due and payable when a building
permit is issued for each non-residential structure or
primary single-family dwelling unit.
3. Street Right-of-Way Widths - These shall be established
upon approval of the Final Plat using the street and alley
design standards contained in Paragraph 7 below.
a. Not later than 90 days from the date of approval of
this ordinance , the developer shall convey to the City
at no cost all necessary right-of-way to accommodate
the roadway widening for the portion of Mission Lane
located between Pleasant Run Road and Lot 1, Block
1 of the Village Front Door Addition such that said
portion of the roadway can accommodate two-way
automobile traffic. The final determination of the
amount of right-of-way needed shall be performed by
the Public Works Director. The sidewalk width
requirements of Section 5(F)4 shall not apply to the
portion of Mission Lane addressed in this section,
specifically as it relates to the widening of the street.
4. Sidewalks - Sidewalks shall be required for all lots in
this development. Where no sidewalks exist as of the
passage of this ordinance, any new sidewalks
constructed shall be a minimum of ten feet in width and
shall comply with the Americans with Disabilities Act.
5. Garages/Accessory Buildings - The walls of the buildings
shall be 100% masonry, constructed of similar materials
as the building on the same building site and shall cover
no more than 20% of the building site area, and they
Ordinance 0-12-1859
Page 14 of 20
may be connected to the main building by an enclosed
walkway. These buildings shall comply with all other
requirements in this ordinance.
6. Advertising Signs - Buildings may contain the following
types of signs:
a. Wall Signs - The size of a wall sign shall be limited to
the size of the building wall it is attached to: either 10
percent of the wall area or 1.5 square feet for each
linear foot of the building's wall, whichever is less.
b. Projecting Signs - These may not exceed 20 square
feet in size, with a clearance of at least eight feet above
ground level.
c. Awning Signs - Individual letters on awning signs
shall not exceed 12 inches in height.
d. None of the above signs shall be internally lit. These
signs may be front-lit with lights that do not create an
unreasonable glare on adjacent buildings.
e. Window Signs - Food and Lodging and Entertainment
uses may use internally lit window signs (made of
decorative neon) inside of their businesses. Any
business shall be limited to a maximum of two window
signs. Internally lit box signs are permitted.
f. Grand Opening Signs - When a certificate of
occupancy has been issued for a new business and
within one (1) year thereafter, one (1) Grand Opening
Sign permit shall be allowed to advertise the new
business. A Grand Opening Sign permit shall not be
valid for more than sixty (60) days. No permit fee shall
be required for a Grand Opening Sign permit. Only one
grand opening sign may be placed at this location at any
given time.
g. State Highway 26 (SH26) Off-Premise Signage -
Businesses located within this development may place
one temporary sign along SH26. Not more than two
businesses may place a sign allowed by this section at
any one time at this location. The signs must meet all
11
Ordinance 0-12-1859
Page 15 of 20
permitting and time restrictions for temporary businessp 9
p Y
signs in the Land Development Code.
h. The signage authorized by sections f and g above
shall be located at the southwest corner of Main Street
and SH26 along SH26 with the permission of the
property owner. The signs shall not be placed within
any right-of-way and shall meet the visibility
requirements stated in Chapter 7-Sign Regulations of
the Land Development Code. Said signage shall not
exceed eight (8) feet in height and eight (8) feet in
width and shall not exceed 64 square feet in area. Said
signage shall be composed of metallic material with the
sign(s) message either painted on or wrapped over the
metallic surface of the sign(s) as allowed by the
Community Development Director. The sign(s) shall be
affixed to a masonry or decorative metal support column
on both sides.
i. Sandwich Board (A-Frame) Signs - One (1) temporary
Sandwich Board sign shall be allowed per business,
provided such sign does not exceed forty-eight inches
48") high and thirty-six inches (36") wide and is located
in front of the business site. Sandwich Board Signs may
be placed in front of another business site with the
approval of that business owner. For the purpose of this
regulation, Sandwich Board signs shall include easels
and podiums.
7. Street and Alley Design
a. Two-way Street - The cross-section of the typical
village street shall be comprised of twenty-four feet of
drive lanes (two, twelve-foot lanes); two, seven-foot
parallel parking spaces; and a ten-foot sidewalk on each
side of the street. The total public right-of-way shall not
be less than fifty-eight (58) feet wide.
b. One-way Street - A cross-section of a typical one-
way street shall contain an eighteen-foot drive lane, one
seven-foot parallel parking space and sidewalks ten (10)
feet in width. The public right-of-way for a one-way
street shall not be less than forty-five (45) feet.
c. Alley - The cross section of the typical alley shall
Ordinance 0-12-1859
Page 16 of 20
contain twelve feet of pavement with green space on
each side. The alley right-of-way width shall not be less
than twenty (20) feet.
8. Public Area Landscaping - Public parks in the project
shall be landscaped and irrigated according to plans
approved by the City of Colleyville.
G. AMENITIES
1. Parks and Playgrounds - All or portions of certain lots
identified on the project site plan must be set aside for
public parks, meeting areas and playgrounds.
2. Sidewalk Amenities - Besides the trees and other
landscaping, sidewalks may be constructed to contain
the following amenities: bicycle racks, benches, bulletin
boards, drinking fountains, underground electric outlets
for sidewalk vendors, chess and checkers tables, and
water fountains. All amenities shall be maintained by
the Village Owner's Association.
3. Street Lights - The street lights may be either gas or
electric and shall be installed on the sidewalks and be of
a style which compliments that architectural style of the
project's buildings. The final location and number shall
be determined and approved by the Public Works
Director.
4. Walking Paths - Certain paths in front of some lots and
building sites will be for pedestrian and bicycle use only.
These paths shall range from eight to twenty feet in
width and shall be constructed of brick, stone and/or
concrete.
5. Street Signs - Street signs may be attached on the
appropriate buildings at each intersection. The signs, if
feet above streethattaced1shallbefifteen5placed
level and shall be front lit with a decorative lighting
fixture. The signs shall contain eight-inch letters.
Ordinance 0-12-1859
Page 17 of 20
H. PARKING REQUIREMENTS
The parking requirements for this planned unit development
shall be as follows and subject to review when the project is
50% complete:
1. Parking spaces shall consist of a combination of parking
spaces provided on the street, on each building site,
within a parking garage or in an open parking lot.
Approximately thirty (30) percent of the parking
requirements will be provided on the streets as streets
are constructed within the development. The remaining
seventy (70) percent of the parking requirements shall
be provided as building permits are issued for each
structure in accordance with the following requirements:
a. Residential Uses - The parking requirements for
residential units shall be as follows:
1) Ground floor - when a primary residence is located
on the ground floor, two (2) parking spaces shall be
provided on the same building site as the dwelling unit
and one additional on-site parking space if the building
site contains an ancillary residential unit.
2) Upper floor - when a primary residence is located
on an upper floor, two (2) parking spaces shall be
provided either on the same building site as the
residence or in a parking lot or parking garage located
within 400 feet of the residence. Said parking spaces
shall not have been used in calculating parking needs
for any other residence or use within the planned unit
development.
b. Non-Residential Uses (includes work/live units). -
The parking requirements for non-residential uses shall
be at a ratio of one (1) parking space per 400 square
feet of floor area. Parking spaces shall either be located
on the building site, in a parking lot, or in a parking
garage. Said parking lot or parking garage shall be
located within 400 feet of the use requiring the parking
space. Said parking spaces shall not have been used in
calculating the parking needs for any other use within
the planned unit development.
Ordinance 0-12-1859
Page 18 of 20
c. Public Parking - Public parking lots and parallel
parking spaces shall be located as shown on the
attached Exhibit "C". All public parking shall be free of
charge. Overnight parking shall be allowed. Any
modification to the current configuration of parallel
parking shall be approved specifically by site plan
approval by the City Council.
d. 45 degree Angled Public Parking
1)45 degree angled public on-street parking
spaces shall be allowed along both sides of Main Street
between Village Lane and Pleasant Run Road.
2)There shall be a minimum unobstructed
pavement width of 28 feet maintained on Main Street
between Village Lane and Pleasant Run Road.
3)These spaces shall meet the minimum design
specifications for parking spaces as stated in Section
3.29.1 - Parking Space Construction Standards in the
Land Development Code, except where amended
herein.
4)No parking spaces may be placed such that a
vehicle backing out of said space would impede the
flow of traffic and/or create a threat to public safety
within a street intersection.
I. PROPERTY OWNERS ASSOCIATION
Each property owner in the project shall be a member of the
owners' association which shall collect quarterly fees from
each property owner for payment for the following common
services: landscaping, Village promotions and events,
cleaning, security, marketing, architectural control and project
administration. If a Village property owner fails to timely pay
its association fees, the owners association's declaration of
covenants shall enable it to file a lien against that owner's
property.
Ordinance 0-12-1859
Page 19 of 20
J. CITY/DEVELOPER AGREEMENT
Not later than one year from the approval date of this
ordinance, an amended city/developer agreement shall be
approved by the City Council for this development between
the City and the "developer" and/or their assigns,
transferee(s) or designee(s) listed on the current, approved
agreement. Said agreement shall, at a minimum, amend and
repeal all previous city/developer agreements related to this
development by creating a single updated new agreement.
Failure to meet this requirement within the specified time
frame shall be considered a violation of the terms of this
ordinance on the part of the current named "developer", their
assigns, transferee(s) or designee(s).
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 all provisions of the Land Development Code shall remain
in full force and effect, except where amended herein.
Sec. 10. THAT it has been found that there has been a change in
conditions in the above described property, it is now necessary
that it be given the above zoning classification in order to permit
its proper development and in order to protect the public
interest, comfort and general welfare, and requires that this
ordinance shall take effect immediately from and after its
passage.
Ordinance 0-12-1859
Page 20 of 20
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the 4th day of
December 2012.
The second reading and public hearing being conducted on the 18th day of
December 2012.
PASSED AND APPROVER joy the
luncil
of the, City of Colleyville,
Texas, on this the day of 2012.
ATTES • CITY OF COLLEYVILLE
Cynt is Singleton, TRMC, CMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
I;I
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ORDINANCE O-15-XXXX
AMENDING THE ZONING ORDINANCE AND THE OFFICIAL ZONING
MAP OF THE CITY OF COLLEYVILLE, TEXAS, BY CHANGING THE
ZONING ON .427 ACRES ON LOTS 2, 53, and 58, OF THE VILLAGE AT
COLLEYVILLE ADDITION, LOCATED AT 18, 20, AND 26 MAIN STREET
FROM THE PUD-C-PLANNED UNIT DEVELOPMENT COMMERCIAL
ZONING DISTRICT TO THE PUD-C-PLANNED UNIT DEVELOPMENT
COMMERCIAL ZONING DISTRICT, GENERALLY TO AMEND
ORDINANCE O-12-1859 TO ALLOW FOR ANGLED PARKING;
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. ZC15-016; 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
Ordinance O-15-1963
Page 2 of 6
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance
as if copied in their entirety.
Sec. 2. THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by
changing the zoning on .427 acres on Lots 2, 53, and 58, of the
Village at Colleyville Addition, located at 18, 20, and 26 Main
Street from the PUD-C Planned Unit Development Commercial
District to the PUD-C Planned Unit Development Commercial
District, generally to amend Ordinance 12-1859 to allow for
angled parking, 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 special ordinance provisions as they amend Ordinance
12-1859:
H. Parking Requirements
…
1. Parking spaces shall consist of…
…
c. Public Parking – Public parking lots and parallel parking
spaces shall be located as shown on the attached Exhibit
“C.” All public parking shall be free of charge. Overnight
parking shall be allowed. Any modification to the current
configuration of parallel parking shall be approved
Ordinance O-15-1963
Page 3 of 6
specifically by site plan approval by the City Council.
One said site plan has been approved by City Council and
is attached as an amendment to this ordinance as Exhibit
“C-1.”
d. 45 degree angled public on-street parking spaces shall be
allowed along both sides of Main Street, between Village
Lane and Pleasant Run and on the north side of Main
Street between Pleasant Run and Mission Lane.
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.
Ordinance O-15-1963
Page 4 of 6
The first reading and public hearing being conducted on the 5th day of
October 2015.
The second reading and public hearing being conducted on the 20h day of
October 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 C-1 – Site Plan Exhibit