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Home My WebLink AboutPlanning and Zoning Commission-Agenda Packets-1/4/2007 City of Colleyville Meeting Agenda Planning and Zoning Commission 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.colleyville.com Thursday, January 4,2007 7:00 PM City Council Chambers 6:15 P.M. - PRE-COMMISSION WORKSHOP EXECUTIVE CONFERENCE ROOM THIRD FLOOR LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING, PLATTING, AND LAND USE REVIEW OF REGULAR AGENDA ITEMS REGULAR MEETING 7:00 P.M. 1. CALL TO ORDER 2. ROLL CALL Commissioners Robert McCormick, Dave Dudziak, Scott Redfearn, Mary Taylor, David Phelps, Denis Duffy, Jeff Byerly 3. INVOCATION Commissioner Taylor 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES December 11 , 2006 6. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA 7. REGULAR AGENDA ITEMS 7a Approval of Final Plat for Lots 1-8, Block 1; Lots 1-8, Block 2; Lots 1-9, Block 3; Lots 1-7, Block 4 of the Lavaca Trail Estates Addition located at 909 and 1009 Lavaca Trail and 908 LD. Lockett Road, Case P-07-001 7b Approval of a Final Plat of Lots 1x-28, Block A, Lots 1x-5, 6x-8, 9x-12, Block B of the Covington Addition on 23.5 acres, located at 704-800 L. D. Lockett Road, Case P-07-004 City of Colleyville Page 1 Printed on 1/2/2007 Planning and Zoning Commission Meeting Agenda January 4,2007 7c Approval of a Minor Plat of Lot 1, Block A of the Diaz Addition on 1.0 acre, located at 4800 Bransford Road, Case P-07-005 8. PUBLIC HEARING AGENDA ITEMS 8a Approval of an Amendment to Section 3.26D of the Land Development Code regarding the front yard fence requirements, Case G-07-001 9. STAFF COMMENTS, REPORTS AND DISCUSSION ITEMS 10. COMMISSIONERS' COMMENTS AND REPORTS 11. ADJOURNMENT I hereby certify the above agenda was posted on the bulletin boards at City Hall on Friday, December 29,2006 by 5:00 p.m. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 2 Printed on 1/2/2007 City of Colleyville 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.colleyville.com Minutes - Draft Monday, December 11, 2006 7:00 PM City Council Chambers Planninq and Zonin~ Commission . City of Colleyville Minutes - Draft Planning and Zoning Commission 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.colleyville.com Monday, December 11,2006 7:00 PM City Council Chambers 6:15 P.M. - PRE-COMMISSION WORKSHOP EXECUTIVE CONFERENCE ROOM THIRD FLOOR LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING, PLATTING, AND LAND USE REVIEW OF REGULAR AGENDA ITEMS REGULAR MEETING 7:00 P.M. 1. CALL TO ORDER The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on December 11, 2006 at 7:08 p.m. 2. ROLL CALL Present: Commissioners Robert McCormick, Dave Dudziak, Scott Redfearn, Mary Taylor, David Phelps, Denis Duffy, Jeff Byerly Staff Present: Barry LeBaron, Chris Fuller, Fire Marshal Rob McKeown, City Engineer Chad Bartee and Amy Shelley 3. INVOCATION The invocation was given by Commissioner Byerly. 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES Commissioner Byerly moved to approve the November 27, 2006 meeting minutes with corrections made to item 7b, the minutes show Commissioner Byerly voted, but he had recused himself from this item. Also, item 8a, one paragraph shows Commissioner Duffy speaking, but Commissioner Duffy was not present at the meeting. Commissioner Dudziak seconded. City of Colleyvi/le Page 1 Printed on 12/28/2006 Planning and Zoning Commission Minutes - Draft December 11, 2006 The motion carried by the following vote: Aye: 7 - McCormick, Dudziak, Redfearn, Taylor, Phelps, Duffy, Byerly 6. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA None 7. REGULAR AGENDA ITEMS 7a Approval of a Minor Plat of Lots 1 and 2, Block 1 of the Renfro Estates Addition on 2 acres located at 2000 Renfro Drive, Case P-06-012 Chris Fuller presented the case and briefed the Commissioners. Commissioner Duffy questioned staff if a lot grading plan had been submitted? Chris Fuller replied yes. Commissioner Duffy questioned staff regarding where is the placement of the property line for Lot 2? Chris Fuller responded by using the drawings provided. Keith Chatham, the applicant, came forward to present the case and brief the Commissioners. Commissioner Duffy questioned Mr. Chatham if he plans to build on the south lot now or later? Mr. Chatham replied later. Commissioner Phelps stated the lot would only allow for a much smaller house. Mr. Chatham stated still being able to build a 4,500 square foot home. Commissioner Phelps questioned staff regarding if the cul-de-sac is only occurring because of this request or is it something that would occur regardless? Barry LeBaron replied that since that street will not further extend to the east, this is the' opportunity to build a cul-de-sac to not have a dead end street. Commissioner Redfearn moved to approve case P-06-012. Commissioner Phelps seconded. The motion carried by the following vote: Aye: 7 - McCormick, Dudziak, Redfearn, Taylor, Phelps, Duffy, Byerly 7b Approval of a Minor Plat of Lot 1, Block A of the Diaz Addition on 1.0 acre, located at 4800 Bransford Road, Case P-06-062 Chris Fuller presented the case and briefed the Commissioners. City of Colleyvl/le Page 2 Printed on 12/2812006 Planning and Zoning Commission Minutes - Draft December 11, 2006 Commissioner Duffy moved to deny case P-06-062. Commissioner Redfearn seconded. Commissioner Byerly stated to staff to let the applicant know he can present his plat once submittals are complete. The motion carried by the following vote: Aye: 7 - McCormick, Dudziak, Redfearn, Taylor, Phelps, Duffy, Byerly 7c Approval of a Minor Plat of Lot 1, Block 1 of the Symphony Estates Addition on 0.2 acres, located at 2305 Glade Road, Case P-06-063 Chris Fuller presented the case and briefed the Commissioners. Commissioner Duffy questioned staff if the sidewalk in place is acceptable? Chris Fuller replied yes, however, if damaged occurs during the construction, the developer will have to replace it. Commissioner Dudziak questioned staff if this is on the master trail plan? Chris Fuller replied no, it is on the sidewalk plan. Commissioner Taylor moved to approve case P-06-063. Commissioner Byerly seconded. The motion carried by the following vote: Aye: 7 - McCormick, Dudziak, Redfearn, Taylor, Phelps, Duffy, Byerly 8. PUBLIC HEARING AGENDA ITEMS 8a Approval of a Request for a Zoning Change from CN-Neighborhood Commercial to CC1-Village Retail on Lot 1, Block 1 of the Metrovest Addition located at 6100 Colleyville Boulevard, Case Z-06-031 Chris Fuller presented the case and briefed the Commissioners. Commissioner McCormick questioned staff regarding what is the difference between the CN and CC1 zoning district's hours of operation? Chris Fuller replied CN requires only during daylight hours, which changes during daylight savings time, whereas, CC1 states throughout the day and evening. Commissioner McCormick questioned staff if CC1 can be open all night? Chris Fuller replied presumably. Commissioner McCormick questioned staff if restrictions could be placed on the hours of operation if CC1 is approved? Chris Fuller replied because this is a straight zoning request, conditions could not be applied. City of COlleyville Page 3 Printed on 12/2812006 Planning and Zoning Commission Minutes - Draft December 11, 2006 Commissioner Phelps questioned staff regarding what are the differences in architectural requirements between CN and CC 1? Chris Fuller replied there are similar requirements for each zoning district. It would be possible to achieve the same architectural design in both zoning districts. Commissioner Duffy questioned staff regarding what are the differences between the parking requirements for the two zoning districts? Chris Fuller replied the parking requirements are determined by the use, so the number of parking stalls would be the same regardless of the use. Commissioner Duffy stated the hours of operation can not be considered because this is a straight zoning request, however, when they come forward for permits, it seems like CN zoning gives the neighborhood the hours of operation they could approve. The CC1 zoning could have hours of operation into all hours of the night which the neighbors do not want. Commissioner Byerly opened the public hearing at 7:30 p.m. Michael Berkowitz, representing the applicant, came forward to present the case and brief the Commissioners. Commissioner Taylor questioned Mr. Berkowitz what types of tenants are there going to be in this development? Mr. Berkowitz stated usually day businesses, insurance agencies, title companies, Monday through Friday, 8 am to 5 pm. Some restaurant uses like ice cream shops that would generally be closed by 8 or 10 pm. Commissioner McCormick questioned Mr. Berkowitz regarding why does the applicant want both lots to be zoned CC1? Mr. Berkowitz stated some of the uses for the CC1 zoning district would compliment the center. Ernest Hedgcoth, came forward to speak on behalf of all of the residents on Ponderosa. He stated they are all in opposition to the rezoning request. He stated wanting the current zoning to stay in place. There being no one wishing to speak, the public hearing was closed at 7:45 p.m. Commissioner Dudziak questioned Mr. Berkowitz regarding if the CC1 zoning is not approved, will the project still be developed? Mr. Berkowitz stated yes, the project would be better balanced if the zoning is uniform. Commissioner Taylor questioned Mr. Berkowitz if a restaurant could be City of Colleyvil/e Page 4 Printed on 12/2812006 Planning and Zoning Commission Minutes - Draft December 11, 2006 placed in the current CC1 zoning? Mr. Berkowitz replied yes, however, the CC1 zoning is on the other end of the development and the applicant would like to have the restaurant use on the lot next to Hardage which is currently zoned eN. Commissioner Redfearn questioned Mr. Berkowitz if he has talked with the neighbors? Mr. Berkowitz replied yes, some of them, but he stated he has had to leave messages for others. Commissioner McCormick replied Hardage is the entrance to this neighborhood. He stated if the eN zoning district is acceptable and the project will be built regardless, then he stated leaving the zoning as is. Mr. Berkowitz stated wanting to provide a service to compliment the neighborhood. Commissioner McCormick stated the hours of operation are a concern to the neighborhood. Commissioner Taylor questioned Mr. Berkowitz if he has a financial institution coming to this property? Mr. Berkowitz replied not certain at this time. Commissioner McCormick moved to deny case Z-06-031. Commissioner Duffy seconded. Commissioner Byerly stated not seeing any of the uses in CC1 zoning district requiring the need to be open 24 hours. He stated if a restaurant were to be placed on the property and they did want to sell alcohol, the restaurant would have to apply for a special use permit to allow for alcohol sales. Commissioner McCormick stated if the applicant is to need another use, he can come back and apply for a special use permit. Commissioner Duffy stated Colleyville has strip centers that are not fully occupied now. He stated, from a planning standpoint, strip centers are not needed in Colleyville. He stated he has not seen a stand alone restaurant come to Colleyville that has survived. Commissioner Taylor stated that when this many homeowners show up and speak in opposition to a request, the Commission has to listen. However, the applicant has stated the project will be developed regardless. But, when looking for tenants to rent those spots, it will be difficult if a tenant wants more space but can not achieve what they are wanting because the spaces are not together. Commissioner Phelps stated not having any issues with the strip center, however, the interests of the residents need to be taken into consideration. It seems that something will be developed on this City of Colteyville Page 5 Printed on 12/28/2006 Planning and Zoning Commission Minutes - Draft December 11, 2006 property . Commissioner Dudziak questioned staff regarding what is the dawn till dusk operation mean? Barry LeBaron replied night time hours are 7am till 1 Opm at night. The motion carried by the following vote: Aye: 5 - McCormick, Redfearn, Taylor, Phelps, Duffy Nay: 2 - Dudziak, Byerly 8b Approval of a Request for a Special Use Permit for a coffee shop on Lot 1, Block 1 of the Highland Meadows Christian Church Addition located at 2600 Hall Johnson Road, Case Z-06-032 Chris Fuller presented the case and briefed the Commissioners. Commissioner Duffy questioned staff regarding if the SUP is specific? Barry LeBaron replied the ordinance has the conditions for a coffee shop which limit the size to 250 square feet. Staff recommends limiting the outside advertising to the institutional size signs. Commissioner Duffy questioned staff if the church were to leave, does the SUP stay in place? Barry LeBaron replied that condition is not in the ordinance, but it can be recommended. Commissioner Byerly opened the public hearing at 8:05 p.m. Alicia Davenport, the applicant, came forward to present the case and brief the Commissioners. Commissioner Duffy questioned staff if the applicant is in the church's name or in Ms. Davenport? Ms. Davenport stated she is the director over food services, she is applying on behalf of the church. Commissioner Dudziak questioned Ms. Davenport regarding what are the hours of operation? Ms. Davenport replied Monday through Thursday 6:30 am to 1:30 pm, reopening again at 5:30 pm until 10 pm. Sunday 6:30 am to 9 pm. Commissioner Duffy questioned Ms. Davenport regarding if the coffee shop opened in advance of this hearing? Ms. Davenport replied opening with the certificate of occupancy to members only. There has not been any advertising or signage. Barry LeBaron replied they are wanting to use the special use permit for the commercial use part. The is nothing that prevents the church from having it's own coffee shop for it's own members. City of Colleyvllle Page 6 Printed on 12/28/2006 Planning and Zoning Commission Minutes - Draft Decernber11,2006 Commissioner Phelps questioned Ms. Davenport regarding if there are any requirements on her part to reselling Starbucks products? Ms. Davenport replied they are very strict. The church strictly uses the Starbucks product because of it's name recognition. Starbucks is not listed on any of the paper pamphlets. The church uses their product. As part of the package purchased from Starbucks, the coffee shop states they proudly brew Starbucks coffee. Commissioner Phelps questioned Ms. Davenport regarding if only coffee is being requested to be sold, are there any other products? Ms. Davenport replied only using the Starbucks coffee product to sell, but at some point, she would like to serve soup. Commissioner Dudziak questioned Ms. Davenport if she is going to sell all of the coffee cakes and muffins that Starbucks offers? Ms. Davenport replied no, just the coffee. She also stated wanting to eventually sell muffins, but not Starbucks muffins. She will bring in pre-packaged products to sell. There is not a commercial kitchen facility on location to bake those products. Commissioner Dudziak questioned Ms. Davenport regarding signage, what are the plans? Ms. Davenport replied minimal signage, at this time, there is a sign referring to The Gathering Place so that the church members know where the entrance is to the coffee shop. Commissioner Dudziak questioned Ms. Davenport if she is required to have to use Starbucks pricing? Ms. Davenport replied no, she can not put out their emblem. She stated her pricing is 20% less. Commissioner McCormick questioned Ms. Davenport regarding the entrance to the coffee shop? Ms. Davenport used the drawings provided to show the entrance to the coffee shop. Commissioner McCormick questioned Ms. Davenport regarding if there would be a drive-thru window placed there? Ms. Davenport replied no. Marie Pennington, 2516 Hall Johnson Road, spoke in opposition to the request and stated the coffee shop is a commercial use for profit. She stated the church is a non-profit organization and the land is zoned agricultural. Commissioner Redfearn questioned Ms. Pennington whether or not she is a member of the church? Ms. Pennington replied no. There being no one wishing to speak, the public hearing was closed at 8:15 p.m. Commissioner McCormick concurred with Ms. Pennington's remarks and City of Colleyville Page 7 Printed on 12/28/2006 Planning and Zoning Commission Minutes - Draft December 11, 2006 stated having issues for the mixed use for this property. Commissioner McCormick moved to deny case Z-06-032. Motion died for lack of second. Commissioner Redfearn moved to approve case Z-06-032. Commissioner Taylor seconded. Commissioner Dudziak stated the SUP is too vague as to what is going to be allowed. Commissioner Redfearn questioned if this SUP is limited to just coffee, or are they going to sell other items typically in a coffee shop? Barry LeBaron replied yes, items typically in a coffee shop, however, the SUP can be made more specific. Commissioner McCormick questioned staff regarding if the coffee shop is limited to the 250 square feet? Barry LeBaron replied yes. Commissioner Byerly stated being in favor of the coffee shop but concurred with Commissioner Dudziak in that there needs to be some limitations. He stated the limitation on the outside advertising that staff has recommended and the SUP should be tied to the church, the hours of operation should be set to 6:30 am to 10 pm and tie it so that any use would be limited to the neighborhood commercial zoning regulations. Commissioner Duffy questioned staff regarding parking on Pool Road, is that allowed? Barry LeBaron replied unless there is a no parking sign on Pool Road, the parking would be allowed. Commissioner Byerly stated parking would not be an issue because the church has ample parking spaces. Commissioner Duffy stated limiting the parking to the church parking areas. Commissioner Dudziak stated having concerns for the selling of other products, such as coffee mugs, picture frames which would open the retail more than what the CN-Neighborhood Commercial zoning district would allow. He stated not wanting to see this grow into a bookstore, however, just a coffee shop is fine. Attorney Kallas stated the Commission should list the products which are allowed to be sold, the term coffee shop, unless specified, would be defined in the customary and traditional use would be allowed in this location. Commissioner Dudziak stated wanting to be as specific as possible. Attorney Kallas stated a list of items that can or can not be sold can be stated in the SUP. City of Colleyville Page 8 Printed on 12/28/2006 Planning and Zoning Commission Minutes. Draft December 11, 2006 Commissioner Dudziak questioned Ms. Davenport regarding what types of items do you anticipate to sell? Ms. Davenport replied anything made, as far as baked goods, have to be brought in because there is not a commercial kitchen facility to cook them. Soup can be cooked in the kettle the church has. She stated they will not be selling mugs. Everything that they publish states The Gathering Place. Commissioner Byerly questioned Ms. Davenport that if the SUP is limited to food and beverage products, would that be acceptable? Ms. Davenport replied yes. Commissioner Duffy questioned Ms. Davenport regarding what is the percentage of sales coming internal? Ms. Davenport replied only 5 to 10% has been from outside sales, people jogging by and so forth. Barry LeBaron stated a condition that could be placed in the SUP would be no commercial kitchen facility. Commissioner Phelps questioned Ms. Davenport regarding if she and her staff will have to comply with the regular regulations that a restaurant does regarding the coffee shop? Ms. Davenport replied she and her staff have to be serve-safe certified and they are. Commissioner Phelps questioned staff if they are aware of any other institutions that have this type of facility or retail in their establishments? Barry LeBaron replied not being aware of any in Colleyville. Commissioner Dudziak questioned staff regarding if they are worried about setting a precedent with allowing a retail establishment in a church facility? Barry LeBaron stated because staff had the applicant come forward for the special use permit will eliminate the precedence setting of retail establishments in institutional facilities. Special use permits require conditions. Commissioner Dudziak questioned Attorney Kallas if there is any legal aspect for the city regarding this retail facility? Attorney Kallas replied no, there are some precedent value, however the SUP is designed to be tailored to the specific conditions that are presented here. Commissioenr Duffy questioned staff regarding if a church wants to start a day care facility or any business, and the church charges for that service, would they need a SUP? Barry LeBaron replied yes. Commissioner Redfearn stated for clarity the signage requirements are located in Chapter 7 of the Land Development Code, and he questioned if these are the standards that the church will have to uphold? Barry LeBaron replied yes. City of Colleyv/lle Page 9 Printed on 1212812006 Planning and Zoning Commission Minutes - Draft December 11, 2006 Commissioner Redfearn stated for clarity, the conditions for the Special Use Permit and those being: 1) to tie the SUP to the Highland Meadows Christian Church ownership of the property; 2) set the hours of operation for the coffee shop to be 6:30 am to 10 pm 3) disallow any commercial kitchen facility in this site plan 4) and limit the coffee shop to foods and beverages, commonly sold in a coffee shop. Commissioner Taylor approved of the amendments for the conditions. The motion carried by the following vote: Aye: 7 - McCormick, Dudziak, Redfearn, Taylor, Phelps, Duffy, Byerly 9. STAFF COMMENTS, REPORTS AND DISCUSSION ITEMS Barry LeBaron suggested to the Commissioners to change the next scheduled meeting to January 4, 2007 instead of January 8, 2007 since there will not be a meeting on December 25, 2006 as regularly scheduled. This will also allow the applicants to meet the first city council meeting instead of having to wait until the second city council meeting in January. 10. COMMISSIONERS' COMMENTS AND REPORTS Commissioner Redfearn wished Commissioner Taylor a happy birthday. 11. ADJOURNMENT There being no further business before the Planning and Zoning Commission, Commissioner Byerly moved to adjourn at 8:35 p.m. Approved by acclamation. I hereby certify the above agenda was posted on the bulletin boards at City Hall on December 7, 2006. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 10 Printed on 12/2812006 ~~- T City of Colleyville Agenda Briefing 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.colleyville.com File Number: File Type: Case Status: Commision Action Items Controlling Body: Planning and Zoning Commission Version: 1 Agenda Date: 01/04/2007 Requester: Community Agenda No.: 7a Final Action: Development Department File Name: Approval of Final Plat for Lots 1-8, Block 1; Lots 1-8, Block 2; Lots 1-9, Block 3; Lots 1-7, Block 4 ofthe Lavaca Trail Estates Addition located at 909 and 1009 Lavaca Trail and 908 L.D. Lockett Road, Case P-07-001 Attachments: Location and Zoning Map. Development Review Committee Memo · Traffic Impact Information · Applicant's Response. Plat History of Legislative File Version: Date: Acting Body: 1 01104/2007 Planning and Zoning Commission Title Approval of Final Plat for Lots 1-8, Block 1; Lots 1-8, Block 2; Lots 1-9, Block 3; Lots 1-7, Block 4 of the Lavaca Trail Estates Addition located at 909 and 1009 Lavaca Trail and 908 L.D. Lockett Road, Case P-07-001 Explanation Keith Kithsiri is the potential developer of 20.0-acres located on the south side of Lavaca Trail, on the north side of L.D. Lockett Road. The developer has submitted a final plat to develop the property into 34 lots for the construction of 32 new single-family residences and two open space detention lots. City Council approved the preliminary plat of the Lavaca Trail Estates Addition at the October 3, 2006, meeting Zoning. City Council approved the R20-Single Family Residential zoning designation at the October 17, 2006, meeting. The R20 zoning district requires a minimum lot area of 20,000 square feet, lot width of 100-feet and lot depth of 125-feet. The proposed lots meet the lot development requirements of the R20 zoning district. Lot Layout and Street Connection. The property as proposed is configured as two cul-de-sac developments, which are connected by an emergency access easement to satisfy the secondary entrance requirement of the Land Development Code for a subdivision containing more than twelve lots. A gate across the emergency access easement will prevent normal vehicle access, but will be fitted with an electronic opening mechanism approved by the Fire Department. City of Colleyville Page 1 Printed on 12/28/2006 Agenda Briefing Continued The final plat also contains two street connections that will provide future street connectivity with adjacent developments. Chantal Lane will connect with a proposed development to the east and Laura Drive will connect with future development to the west. The purpose of both streets is to provide neighborhood connectivity and to reduce the number of lots served by the cul-de-sacs. Sidewalks and Trails. The Land Development Code requires sidewalks on L.D. Lockett Road, Lavaca Trail and interior streets. The sidewalk on L.D. Lockett Road must be five feet in width as L.D. Lockett Road is classified as a collector street on the Master Thoroughfare Plan. The sidewalk on Lavaca Trail must be four feet in width as Lavaca Trail is classified as a local street. Sidewalks located within the interior of the development must be four feet in width. All sidewalks shall be constructed as part of the public improvements to the property. Drainage. This project provides two open space lots within the subdivision that will contain detention ponds. A drainage study for the development has been reviewed by the Engineering Department. Perimeter Street Improvement Requirements. Perimeter street improvements are required since Lavaca Trail and L.D. Lockett Road are considered unimproved streets and the plat contains more than one residential lot. The developer is dedicating additional right-of-way along Lavaca Trail and L.D. Lockett Road and is required to construct a portion of the street to current standards or escrow a cash equivalent, as determined by the Engineering Department. Parkland Dedication Fees. Parkland dedication fees are due at the time of approval of the final plat for new structures on newly platted lots. The fee for residential uses is $1,802 per residential lot. Summary. The applicant has addressed all Development Review Committee comments. The proposed development satisfies the platting standards contained in the Land Development Code. Recommendation Approval City of Colleyville Page 2 Printed on 12/28/2006 Location and Zoning Map CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE December 11,2006 TO Kellie Engineering FAX NO 817.379.1244 FROM Chris Fuller, Development Coordinator SUBJECT P-07-001 Lavaca Trail final plat The Colleyville Development Review Committee (ORC) has reviewed your plat request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. Additional right-of-way may be needed. L.D. Lockett right-of-way should be 75-foot according to the Master Thoroughfare Plan. Contact Chad Bartee, City Engineer, 817.503.1095, for more infonnation. 2. Show the minimum finished floor elevations on all lots adjacent to ponds (lot 3, block I; lot 8, block 2; lots 3 and 4, block 4). Contact Chad Bartee, City Engineer, 817.503.1095, for more infonnation. 3. Revise the emergency access road width to state 24-feet, per the fire lane design standards in the Land Development Code. Contact Rob McKeown, Fire Marshal, 817.488.6277, for more infonnation. 4. Add a note to the plat exhibit stating that all open spaces and HOA lots will be owned and maintained by the Homeowner's Association. In Your Response Letter, Acknowledge the Following Information: 1. Construction plan mark-ups are available for review. Contact the Engineering Department at 817.503.1090. PERIMETER STREET IMPROVEMENTS. Perimeter street improvement fees are due at the time of approval of the plat. Perimeter street improvements are required for the newly created lots since L.D. Lockett Road and Lavaca Trail are considered unimproved streets. The developer's portion of the costs for infrastructure improvements may not exceed the amount that is roughly proportionate to the projected impact of the proposed development, as detennined by a professional engineer, licensed in the State of Texas, and who is retained by the City of 100 Main Street, Colleyville, Texas 76034 -817.503.1050 DEVELOPMENT REVIEW COMMITTEE P-07-o01LAVACA TRAIL Colleyville. In making the rough proportionality detennination, consideration shall be given to the availability of adequate and minimum levels of public facilities and accessibility to the site for the delivery of emergency services. PARKLAND DEDICATION FEES. Parkland dedication fees are due at the time of approval of the plat.. As new vacant lots would be created by the plat, the payment of parkland dedication fees is required for this development. The fee for single-family residential development is $1,802 per new lot. SIDEWALKS. The Land Development Code requires sidewalks on L.D. Lockett Road, Lavaca Trail and interior streets. The sidewalk on L.D. Lockett Road must be five (5) feet in width and constructed as part of the public improvements to the property. Lavaca Trail and interior sidewalks must be four (4) feet in width and constructed as part of the public improvements to the property. TREE PRESERVATION. Trees not located within the right-of-way or within Wlder the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed aroWld all preserved trees located outside the right-of-way. The fencing must be located at the dripline of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on a newly platted lot. The fees listed below are intended to provide general information on the fees that could be assessed for this project. The actual fee paid may be different depending upon the specific plans for construction or other arrangements provided for by a City-Developer Agreement. Please note the revised impact fee schedule as adopted by City COWlcil. The new rates will go into effect for building permits issued on or after April 1, 2007. SEWER $2,187 per dwelling unit for SINGLE FAMILY RESIDENTIAL uses for new lot. $2,491 for a 314-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $643 for a 3/4-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. ROADWAY WATER The following impact fee schedule is applicable for building permits issued on or before March 31,2007. ROADWAY Not applicable for lot with existing house on property. $1,962 per dwelling unit for SINGLE FAMILY RESIDENTIAL uses for new lot. $2,666 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $200 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. WATER SEWER PAGE2OF3 DEVELOPMENTR~BNCOMMnTEE P-07-o01LAVACA TRAIL PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: Thursday, January 4,2006, 7:00 p.m. Tuesday, February 6, 2006, 7:30 p.m. Please submit the following to our offices: · A written letter stating that each comment has been addressed or stating reasons why the requirement should be modified or waived; · 12 full size copies of the revised exhibit and one reduced copy (8.5 XII). The above requested items must be submitted no later than noon on Wednesday, December 27, 2006, in order to make the scheduled hearings. Please contact me at fullerc@ci.collevville.tx.us or 817.503.1054 if you have any questions. PAGE3OF3 KELLIE ENGINEERING, INC. November 30, 2006 Chris Fuller Community Development Department City of Colleyville 100 Main Street Colleyville, TX 76034 Fax: 817-503-1059 Re: Final Plat - Lavaca Trail Estates Dear Chris: I have reviewed the traffic impacts for each cul-de-sac of 16 lots. Per the Institute of Traffic Engineer's (ITE), Trip Generation, 7th Edition each cul-de-sac will generate 192 per day (please refer to attached worksheet). This fall below the 1000 trip per day threshold for requiring a traffic impact analysis study. If you have any questions, please do not hesitate to call. F~~~ --"'~''\\ ...f!-~t. OF r~~~, ~p:.....'....~ ,. ",. fQ.. * "~.. ## .. .. , ,II..... ....* ~ I.: .. I'- r.. :.... .....................:.... ~ ,...~.9.Y!.~~.?.T:.~5~~~f..1 l,~.. 85492 .ild' '-P~~!.CENS"~',,.1f "~88i''''''''t...GI \\,~~~ Sincerely, Kellie Engineering, Inc. Edward T. Kellie, P .E. cc: Keith Kithsiri, Vision Southwest LP RECEIVED 200 Rufe Snow Drive North, Suite 120, Keller, TX 76248 Tel: 817.379.1225 Fax: 817.379.1244 Per ..........::::1 CONSULTING CIVIL ENGINEERS' PLANNING · DESIGN ._-. .. ...... .........-. -.... _. _ _ ~ ~ ... .._ _. ____. . . . .. u. . 5._ ,4gle-Familyi Detaclled .._~Using- (2.10) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday LA" fItCA (tzAi.\- e:&"T'A ~ Number of Studies: 350 Avg. Number of Dwelling Units: 197 Directional Distribution: 50% entering, 50% exiting . !Trlp Generation per Dwelling Unit Average Rate Range of Rates CD " c W a. 'C ... ID :Q s::. CD > ID ~ e ID > <( II ... Standard Deviation 3.69 9.57 4.31 . 21.85 30,000 " //~ --- ". ; i 20,000 i \ I i I i i ! Xl x..,""~ ..' /~ . /' x ,",../-- X : i 10.000 ~ x-== (~ -r -= l'l 'Z-- x ,~... X 'Jt"< o \ I , ~.__..- --.-----1 3000 o 2000 1000 x = Number of Dwelling Units X Actual Da'a Points . - . - - - Average Rate Fitted Curve r Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.71 R2 = 0.96 269 Institute of Transportation Engineers KELLIE ENGINEERING. INC. December 27,2006 Chris Fuller Community Development Department City of Colleyville 100 Main Street Colleyville, TX 76034 Fax: 817-503-1059 Re: P-07-001 Lavaca Trail Estates - Final Plat Comments Dear Chris: I am writing in response to the December 11,2006 comments received from the Development Review Committee on the Final Plat, Case No. P-07-0001, for the Lavaca Trail Estates subdivision. Revisions to the Plat: Comment No. 1. Additional right-of-way requirements on L.D. Lockett. Final Plat revised to include an additional 7.5' right-of-way dedication. 2. Min. Finished Floor Elevations required adjacent to proposed detention ponds. Final Plat revised to listed Min F.F. elevations adjacent to ponds. 3. Emergency access driveway between cul-de-sacs. A DRC request for the construction of a 24' emergency access lane between the two cul-de-sacs. The developer requests consideration to construct a 15' wide concrete lane in lieu of a traditional 24' fire lane within the proposed 40' wide easement. A cross-section detail of the proposed lane is attached. The paving thickness and reinforcing are the same as the current concrete residential street standards. The intent of the cross-access lane was to provide secondary emergency vehicle access between the cul-de-sacs (due to block length), not to provide a traditional fire lane for staging firel emergency service equipment. It is assumed that the cul-de-sacs will be usedfor stagingfirel emergency service vehicles and equipment. A 24' width lane will have an adverse visual impact on the Open Space area and may encourage parking, dumping, or childrens ' play on the cross-access paving. The developer feels the J 5' lane achieves the cross-connect goal, but will construct a 24' (25 'back-back) curbed street section ifrequired. 4. HOA ownership of all designated HOA lots. Note added to the Final Plat. RECEIVED '. "~. .~. t: r. i~ ; , Pef ............. 200 Rufe SnoW Drive North, Suite 120, Keller, TX 76248 Tel: 817.379.1225 Fax: 817.379.1244 CONSULTING CIVIL ENGINEERS · PLANNING · DESIGN - "'........... . ENGINEERING. INC. Chris Fuller December 27, 2006 Page 2 of3 KELLIE Development Comments. The developer, Invitation Park III, L. P. , acknowledges the following comments. 1. Perimeter Street Improvement fees will be due at the time of approval of the plat. The developer, Invitation Park III, L.P., acknowledges comment and will pay fie at time of final plat approval. 2. Parkland Dedication fees will be due at the time of approval of the plat. The developer, Invitation Park III, L.P., acknowledges comment and will pay fee at time offinalplatapproval 3. A 5' sidewalk will be required along L.D. Lockett Road, 4' sidewalks will be required along Lavaca Trail and along the interior streets. The developer, Invitation Park III, L.P., acknowledges comment. The developer will install sidewalks along L.D. Lockett, Lavaca Trail, and in front of HOA areas with the subdivision construction. Home builders will install interior sidewalks with each home. 4. Tree Preservation. The developer, Invitation Park III, L.P, acknowledges comment. A Tree Survey and tree preservation fincing and notes have been included in the subdivision plans and the individual home builders will be notified of their responsibilities under the City's Tree Preservation Ordinance. A tree mitigation plan is being prepared for this property for areas impacted by site grading. 5. Roadway, Water, and Sewer Impact Fees. The developer, Invitation Park III, L.P., acknowledges comment. Actual fees may vary. Fees will be paid at the time ofbuilding permit application. -- . ENGINEERING. INC. Chris Fuller December 27, 2006 Page 3 of3 KELLIE If you have any questions, please do not hesitate to call. Sincerely, Kellie Engineering, Inc. Ed /2"-:- Edward T. Kellie, P.E. cc: Dan Bryson! Keith Kithsiri, Invitation Park III, L.P. '-- KELLIE ENcaINEERlNG. INC. .. <D 15 .00 ' 12.00' 6. 5T ABIUZED 5UBGRADE #3 BARS 18. O. C. E . W . 6. REINFORCED CONCRETE 3000 PSI MIN. PROPOSED EMERGENCY ACCESS PATHWAY FOR LAVACA TRAIL ESTATES i!I! i gU~!S i.-: ~ IS~V lill ~ Illi~i 11 ! ~ j~ \... , 2: I\l ~: 0 1 ~ ~~Ii~i : . ~~it5 I ~I~i a . fil~ll~ Q i~!a I 'IJD1 t - ~ s M, ~ 'ie~ III 2~~~ I :i~' I o. ~; I Ii i ~~iii~ ~Ls ~ ~~~ ~ ~ '!~f~g ~if!~ Ilf~! ~ I ~i I~~ I;;;~ a'!U~ ~E~d ~~fi i iLt& i ! Hi m III JUt ~I II il m HI iHI~mU lis I~r ,II IJ1ff'1 II IJI Jh ". ill!' ", It.'. .. r,. It..~; n= II~ h~ IIr; ~~ ~~ ~; ~i! ,~} IfJihlf! I d ~ 'Iii ,~" ~.. S ~ h l' ! "!f I II.,' i iri ~ri ~II~i f~n~ nij ~ir IIJ[tl~}~ i I ~,} '. ~'. ! ~ ~. . Iii Ji ili ii~i Ii !! II ii!~! '!liljr; I ~j!i!,'i rJ!~ dtt ;~ j: ~~ i,li J~~ U~f!f:~ .11 i} II Jri~ H ,f Jf ~ ,,! l:,l~!f~! 'H ,I, t il{l~ n . 's I~ r I l!pl. 1'1 I. S I'''' I {. I .1 l { &f ti ~~ . "~l g l~ I;'t ~ ~o ill' i " - ~ _ !t :Wt $ ~ ~( ~i {- ~~J i ~!-. , .~ I" . '0 5H [ h .;of .. ..0 ~tt ' l :.it . ~t." :=. ,H a~ i . ~! i !t i -trlt11(',"Olll i i ! f ~irl!~! f r ~fi~l. HUN I t. I ~ IJr't'iii ~ ~ i1,t;nli!Ub I J f 1 JI~ f q i ~,tir..~ :.tn~ ~ i H~.: J 1 ~ ~ji~IR!r~f~J I f i 'I~ I i,~ It,ot "'Illlf !l fill!! i: \ . HiWt,ttlJ i ~ t i l i: i iJ.tL "lllJtt I !!: 'Ill'!l i! il'}1 ih tlJli. ? t ! 8 I.' Ilhljll ! h;! I ~ liJili~U;q : ~ i . i h ,Ig ~ I ~:. : ~ i ~ i 0;' I Oil . il-' ~Il ~~I h . l ~o E i ~ ~ '>>ft'J.~n" il Wl '!li -I I: r"'!~ Ii ;1 "li~ 5: ~: lP.i . .' . I ); i: 11 '1 I r; I f! .I'~ I II ~,. < il~':1 o :a. .Il ., I ~~~~~ m)>:n f!1 !d fJ~~i~~f3 ~ () ~i f~i ~g~oQ~e~m)> )> 9.. r-' j ~ me zZzo!S-I "'0 :. ~~ ~~:r~ m --f S; 1} 8?~~~~m en ~ -f ~( r- Ii J!, ~~9 , '" .E~ ~ -0': ! r~ Ii ~ i~1 si it . r , ,\ .....~ : : I.!. I .: z is :.. if i.r Ii ii h ri lJ N I~ - -\<1 ~: -x :a 5~ RECEIVED . ,"I '~ ""'''6 &.:.... :.. .~. l (U,} J>>8r ............. . l'G... City of Colleyville Agenda Briefing 100 Main Street COlleyville. Texas 76034 (817) 503-1000 www.colleyville.com File Number: File Type: Case Status: Commision Action Items Controlling Body: Planning and Zoning Commission Version: 1 Agenda Date: 01/04/2007 Requester: Community Agenda No.: 7b Final Action: Development Department File Name: Approval of a Final Plat of Lots 1x-28, Block A, Lots 1x-5, 6x-8, 9x-12, Block B of the Covington Addition on 23.5 acres, located at 704-800 L. D. Lockett Road, Case P-07-004 Attachments: Location and Zoning Map. Development Review Committee Memo · Applicant's Response . Plat History of Legislative File Version: Date: Acting Body: 1 01/04/2007 Planning and Zoning Commission Title Approval of a Final Plat of Lots 1 x-28, Block A, Lots 1 x-5, 6x-8, 9x-12, Block B of the Covington Addition on 23.5 acres, located at 704-800 L. D. Lockett Road, Case P-07-004 Explanation Will Walton is the potential developer of a 23.5-acre parcel of property located on the north side of L. D. Lockett Road, west of The Oaks subdivision. The developer has submitted a final plat to divide the property into 40 lots for the construction of 36 new single-family residences and four (4) open space lots. City Council approved the preliminary plat of the Covington Addition at the October 17,2006, meeting Zoning. City Council approved the R20-Single Family Residential zoning designation at the October 17, 2006, meeting. The R20 zoning district requires a minimum lot area of 20,000 square feet, lot width of 1 DO-feet and lot depth of 125-feet. The proposed lots meet the lot development requirements of the R20 zoning district. The Land Development Code requires front yard setbacks along both roadway frontages on corner lots. The R20 zoning district requires 3D-foot front yard setbacks. The applicant is requesting a waiver of the 30-foot side yard setback requirement to reduce the building line to 25-feet along one side of the corner lots. The five-foot reduction in the building line setback is consistent for the side yards on the corner lots in this development and allows the corner lots to have a building pad site comparable in size to that of an internal lot. The waiver was granted with approval of the preliminary plat. City of Colleyville Page 1 Printed on 12/28/2006 Agenda Briefing Continued Setback Buffer. The proposed development shows open space lots adjacent to L. D. Lockett Road at the entrance to the development. The open space on the east side of the entrance to the development is over a half-acre in size and the open space on the west side of the development contains three-fourths of an acre. Each open space will contain a detention pond. The open space areas are not required, since this is a R20 zoned development. Access and Gates. The entrance to the development will be located along L. D. Lockett Road. A street connection will be made with Hunter Lane within The Oaks subdivision. The applicant is requesting to place an emergency access gate between the proposed development and The Oaks subdivision. Approval by the City Council of a Right-of-Way Encroachment Agreement is required to construct the emergency access gate, due to the gate's construction across a through public street. When the final plat is presented to the City Council, the Encroachment Agreement will be a separate agenda item for consideration. Staff will work with the developer to ensure the design and construction of the gate address any necessary safety and access issues. Sidewalks. The Land Development Code requires sidewalks on public streets. The sidewalk on L. D. Lockett Road must be five (5) feet in width and constructed as part of the public improvements to the property. Interior sidewalks must be four (4) feet in width and constructed as part of the public improvements to the property. Trails. City Council approved an amendment to the Colleyville Pathways Plan at the December 5, 2006, meeting. The amendment re-aligned Trail 23 to a more westerly location internal within the proposed subdivision. The trail will be constructed as an eight foot wide trail through the open space area within the proposed Covington Addition and as a six foot wide trail in front of the four residential lots located at the southern end of the development. Attached is a copy of the proposed new alignment of Trail Number 23. Drainage. This project provides two open space lots adjacent to L. D. Lockett Road and two open space lots within the development that will contain detention ponds. A drainage analysis for the development has been reviewed by the Engineering Department. Perimeter Street Improvement Requirements. Perimeter street improvements are required since L. D. Lockett Road is considered an unimproved street and the plat contains more than one residential lot. The developer is dedicating additional right-of-way along L. D. Lockett Road and is required to construct a portion of the street to current standards or escrow a cash equivalent, as determined by the Engineering Department. Parkland Dedication Fees. Parkland dedication fees are due at the time of approval of the final plat for new structures on newly platted lots. The fee for residential uses is $1,802 per residential lot. The fee must be paid before the plat is recorded with the County Clerk's Office. Summary. The applicant has addressed all Development Review Committee comments. The proposed development satisfies the platting standards contained in the Land Development Code, except for the side yard setbacks on corner lots, which received a waiver at the time of preliminary plat approval. City of COlleyville Page 2 Printed on 12128/2006 Agenda Briefing Continued Recommendation Approval City of Colleyvllle Page 3 Printed on 12/2812006 Location and Zoning Map CITY OF COLLEYVILlE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE December 12, 2006 TO Will Walton FAX NO 214.279.0800 FROM Chris Fuller, Development Coordinator SUBJECT P-07-oo4 Covington Addition final plat The Colleyville Development Review Committee (DRC) has reviewed your plat request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. Additional right-of-way may be needed. L.D. Lockett right-of-way should be 75-feet according to the Master Thoroughfare Plan. Contact Chad Bartee, City Engineer, 817.503.1095, for more information. 2. Show the minimum finished floor elevations on all lots adjacent to ponds (lots 2, 28, block A; lots 2,5, 7, 8, 10, 12, block B). Contact Chad Bartee, City Engineer, 817.503.1095, for more information. 3. The following comments are in regard to the Trail Plan: a. Label the IS-foot Sanitary Sewer Easement between Tappen Shire and Duns Tew Path as "15- foot Pedestrian Access and Sanitary Sewer Easement". b. Provide an easement to connect the IS-foot Pedestrian Access Easement to the 2- foot Pedestrian Access Easement along Chalford Common. c. Provide a 6-foot Pedestrian Access Easement extending from Lot 2, Block B to L.D. Lockett Road. As shown, the trail ends at Lot 2, Block B and does not extend to L.D. Lockett Road. Provide detail, if needed, regarding the route over the bridge and around future subdivision signs. d. Revise the 20-foot Pedestrian Access Easement that extends along the rear lot lines of Lots 7 -12, Block B, to state 20-foot Private Pedestrian Access Easement. This easement is not part of the approved trail plan route and will not be maintained by the City of Colleyville. In Your Response Letter, Acknowledge the Following Information: 100 Main Street, Colleyville, Texas 76034 - 817.503.1050 DEVELOPMENT REVIEW COMMITTEE P-07 -004 COVINGTON 1. Construction plan mark-ups are available for review. Contact the Engineering Department at 817.503.1090. 2. The emergency access gate will require a separate plan review and permit. Contact Rob McKeown, Fire Marshal, 817.488.6277, for more information. 3. The emergency access gate must be installed and accepted at the same time as the streets and hydrants, prior to construction above the fOWldation. Contact Rob McKeown, Fire Marshal, 817.488.6277, for more information. PERIMETER STREET IMPROVEMENTS. Perimeter street improvement fees are due at the time of approval of the plat. Perimeter street improvements are required for the newly created lots since L.D. Lockett Road is considered an unimproved street. The developer's portion of the costs for infrastructure improvements may not exceed the amoWlt that is roughly proportionate to the projected impact of the proposed development, as determined by a professional engineer, licensed in the State of Texas, and who is retained by the City of Colleyville. In making the rough proportionality determination, consideration shall be given to the availability of adequate and minimum levels of public facilities and accessibility to the site for the delivery of emergency semces. PARKLAND DEDICATION FEES. Parld.and dedication fees are due at the time of approval of the plat.. As new vacant lots would be created by the plat, the payment of parkland dedication fees is required for this development. The fee for single-family residential development is $1,802 per new lot. SIDEWALKS. The Land Development Code requires sidewalks on L.D. Lockett Road and interior streets. The sidewalk on L.D. Lockett Road must be five (5) feet in width and constructed as part of the public improvements to the property. A portion of the Master Trail Plan is located within this development. The Trail must be constructed as part of the public improvements to the property. TREE PRESERVATION. Trees not located within the right-of-way or within under the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed aroWld all preserved trees located outside the right-of-way. The fencing must be located at the dripline of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on a newly platted lot. The fees listed below are intended to provide general information on the fees that could be assessed for this project. The actual fee paid may be different depending upon the specific plans for construction or other arrangements provided for by a City-Developer Agreement. Please note the revised impact fee schedule as adopted by City COWlcil. The new rates will go into effect for building permits issued on or after Aprill, 2007. PAGE20F3 DEVELOPMENTR~BNCOMMITTEE P..Q7..Q04 COVINGTON SBNER $2,187 per dwelling unit for SINGLE FAMll.. Y RESIDENTIAL uses for new lot $2,491 for a 3/4-inch meter. Actual fee depends on water meter size and/or ifa new meter is installed. $643 for a 3/4-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. ROADWAY WATER The following impact fee schedule is applicable for building pennits issued on or before March 31,2007. ROADWAY Not applicable for lot with existing house on property. $1,962 per dwelling unit for SINGLE FAMll.. Y RESIDENTIAL uses for new lot $2,666 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $200 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. WATER SEWER PUBLIC HEARING SCHEDULE Planning & Zoning Commission: City Council: Thursday, January 4,2006, 7:00 p.rn. Tuesday, February 6, 2006, 7:30 p.m. Please submit the following to our offices: · A written letter stating that each comment has been addressed or stating reasons why the requirement should be modified or waived; · 12 full size copies of the revised exhibit and one reduced copy (8.5 XII). The above requested items must be submitted no later than noon on Wednesday, December 27, 2006, in order to make the scheduled hearings. Please contact me at fullerc@ci.colleyville.tx.us or 817.503.1054 if you have any questions. PAGE30F3 H THOMAS HOOVER ENGINEERING, LLC December 27, 2006 Mr. William Walton Covington Partners, LLC 1505 Oak Knoll Drive Colleyville, TX 76034 Re: P-07 -004 - Covington Addition Final Plat Comments Dear Mr. Walton: We have completed the review of the Colleyville Development Review Committee (DRC) comments regarding the final plat submitted for their review and comment. The following comments address their issues: 1. Additional right-of-way may be needed. L.D. Lockett right-of-way should be 75- feet according to the Master Thoroughfare Plan. Contad Chad Bartee, City Engineer, 817.503.1095, for more information. Response: We have modified the plat with a variable width dedication. The dedication will provide 37.50' from the centertine of the existing L.D. Lockett Road. 2. Show the minimum finished floor elevations on all lots adjacent to ponds (Lots 2 and28, Block A; Lots 2.5,7,8. 10, and 12, Block B). Contad Chad Bartee. City Engineer, 817.503.1095, for more information. Response: We have added the minimum finished floor elevations as requested. The elevation is 2.0' above the 10o-year elevation for the ponds. 3. The following comments are in regard to the trail plan: a. Label the 15-foot Sanitary Sewer Easement between Tappen Shire and Duns Tew Path as -15-foot Pedestrian Access and Sanitary Sewer Easement" . Response: We have revised the label. b. Provide an easement to conned the 15-foot Pedestrian Access Easement to the 2.foot Pedestrian Access Easement along Chalford Common. Response: We have added the easement 1361 W. Euless Blvd., Suite 99, Euless. TX 76040 817-571-7574 ph. 817-571-7564 fax RECEIVED ; I'er ............. C. Provide a 6-foot Pedestrian Access Easement extending from Lot 2, Block B to L.D. Lockett Road. Provide detail, if needed, regarding the route over the bridge and around future subdivision signs. Response: The proposed trail will cross the bridge between the curb and headwall. Once off the bridge, we will move the 6' trail two feet (2') into the open space lot. We have extended the 2-foot Pedestrian Access Easement across Lot 2, Block B. d. Revise the 20-foot Pedestrian Access Easement that extends along the rear lot lines of Lots 7-12, Block B, to state 20-foot Private Pedestrian Access Easement. This easement is not part of the approved trail plan route and will not be maintained by the City of CoIleyville. Response: We have revised the label. The following items will need to be acknowledged by the Owner. 1. Construction plan mark-ups are available for review. Contact the Engineering Department at 817.503.1090. Response: We received the mark-ups on 12-22-06. 2. The emergency access gate will require a separate plan review and permit. Contact Rob McKeown, Fire Marshal 817.488.6277, for more information. Response: We have contacted the Fire Marshal and will provide the detail on the gate in a separate plan. 3. The emergency access gate must be installed and accepted at the same time as the streets and hydrants, prior to construction above the foundation. Contact Rob McKeown, Fire Marshal 817.488.62n, for more information. Response: We will have the gate installed prior to construction above any foundations. PERIMETER STREET IMPROVEMENTS. Perimeter street improvement fees are due at the time of approval of the plat. Perimeter street improvements are required for the newly created lots since LO Lockett Road is considered an unimproved street. Response: We are aware of the perimeter street improvement fees and are prepared for payment at the approval of the final plat. PARKLAND DEDICATION FEES. Parkland dedication fees are due at the time of approval of the plat. As new vacant lots would be created by the plat, the payment of parkland dedication fees is required for the development. The fee for single-family residential development is $1,802 per new lot. - Response: We are aware of the parkland dedication fees and are prepared for payment for 36 single-family lots at the approval of the final plat. SIDEWALKS. The Land Development Code requires sidewalks on LD Lockett Road and interior streets. The sidewalk on LD Lockett Road must be five (5) feet In width and constructed as a part of the pubUc improvements to the property. Interior sidewalks must be four (4) feet in width and constructed as a part of the public improvements to the property. A portion of the Master Trail Plan is located within this development. Response: We will include the sidewalks along LD Lockett Road and all HOAlOpen Space lots in the development plans. The trail plan indicates those areas of trail to be constructed by the developer and those sections to be constructed by the home builders. The sidewalks at the individual single-family lots will be required as a building pennit. TREE PRESERVATION. Trees not located within the right-of-way or within under the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed around all preserved trees located outside the right-of-way. The fencing must be located at the dripline of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. Response: We will comply with the tree preservation requirements of the city. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on a newly platted lot. Response: We will comply with the impact fees of the city. If you have any questions or require additional information, please feel free to contact this office. Sincerely; ring,LLC ,. :;0 IT1 ~<;. C) ITI -J - r""'-..l ~ C'.) ":".;:) 0 "en II U: 4r h II l=:1 fill I i ~I . I ~ IHiI' dl! !I~ I :. · jC . JO I ~! I -. iii I; in i!!i I I~' IU. ,If m. ., lid -, ~rt ,. P... ~i ~I rl I}l Ii iV.t J . , -------, I , : . ... ," ....., ;,," ... I ..... .... t .''-~. : 11:1 : "! " I' . I 1 '. \I i_, I. I III : !I : i 1 I I I II it .I! I I ~: . I I , I I - ..........-.- I I ~ii I di;~11 ~ I . ~ Il!'~l; --==- -...-- I ----- DAr.c.r. III WIIL.",=-~.t. OJIt.r.c.T. -- ------- ~.ea~__~~_.~__~ :1 ~ C4 .(") II ~ ~ I III ~\... E~!I ... .11 ~<Q.: ~~I ":'"\~ . --'\ ~ II elt. ~ ~ I ~ .'.33' C - C ~ -. , -. , .. ..... .. '---- ....-- " I.. , .. ~ . . .. ~ . . .. " !! - I! . .. 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(} ....................... . l(",~ City of Colleyville Agenda Briefing 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.colleyville.com File Number: File Type: Case Status: Commision Action Items Controlling Body: Planning and Zoning Commission Version: 1 Agenda Date: 01/04/2007 Requester: Community Agenda No.: 7c Final Action: Development Department File Name: Approval of a Minor Plat of Lot 1, Block A of the Diaz Addition on 1.0 acre, located at 4800 Bransford Road, Case P-07 -005 Attachments: Zoning and Location Map . Development Review Committee Memo. Plat History of Legislative File Version: Date: Acting Body: 1 01/04/2007 Planning and Zoning Commission Title Approval of a Minor Plat of Lot 1, Block A of the Diaz Addition on 1.0 acre, located at 4800 Bransford Road, Case P-07-005 Explanation Sophie Tel Diaz is the owner of a 1-acre parcel of land located at 4800 Bransford Road. The owner has submitted a minor plat of the property for review and consideration by the Planning and Zoning Commission. The plat will create one lot for single family residential uses. This plat only requires approval by the Planning and Zoning Commission. Zoning. This property is currently zoned R40-Single Family Residential. The R40 zoning district requires a minimum lot width and lot depth of 150 feet, and a minimum lot area of 40,000 square feet. The proposed lot meets the 150 foot lot width but does not meet the lot depth requirement. The proposed lot contains 137 feet of lot depth. However, this property is considered a lot of record, which permits the lot to be less than the required depth with the provision that newly constructed structures adhere to the zoning district setbacks. Sidewalks and Trails. The Land Development Code requires sidewalks on Bransford Road. The sidewalk must be five feet in width and constructed as part of the public improvements to the property. Drainage. A lot grading plan will be necessary at time of building permit for the construction of the new home. The Engineering Department will review and accept lot grading plans during the building permit process. City of Colleyvllle Page 1 Printed on 12/28/2006 Agenda Briefing Continued Parkland Dedication Fees. Parkland dedication fees are not required as there is an existing residential structure on the lot. Perimeter Street Improvement Requirements. Perimeter street improvements are not required as there is an existing residential structure on the lot. Tree Preservation. The applicant was made aware of the tree preservation requirements and provided an aerial photo that located existing trees on the property. Trees not located within the right-of-way or within under the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed around the dripline of all preserved trees located outside the right-of-way. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. Summary. The developer has addressed all Development Review Committee comments. The proposed development appears to satisfy the platting standards contained in the Land Development Code. Recommendation Approval City of Colleyviile Page 2 Printed on 12/2812006 Zoning and Location Map CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE November 28, 2006 TO Sophie Tel Diaz FAX NO 817.545.9967 FROM Chris Fuller, Development Coordinator SUBJECT P-06-062 Diaz Addition Minor Plat (P-07-005) The Colleyville Development Review Committee (ORC) has reviewed your plat request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. Show appropriate Right-of-Way dedication. Contact Chad Bartee, City Engineer, 817.503.1095, prior to submitting revisions. 2. Show 7.5-foot easements along the eastern and western property lines. Contact Chad Bartee, City Engineer, 817.503.1095, for more information. 3. Show a 15-foot drainage and utility easement, with the sanitaI)' line centered within the easement (using the existing manhole as the starting point) across the property. The easement should be located along the approximate location of the creek. Contact Chad Bartee, City Engineer, 817.503.1095, for more information. 4. Provide a 40-foot front yard setback per the R40 zoning district regulations. 5. Will the existing structures remain or be removed? If the structures will be removed, provide a note on the plat stating such. 6. Revise Bransford Drive to state Bransford Road. In Your Response Letter, Acknowledge the Following Information: PERIMETER STREET IMPROVEMENTS. Perimeter street improvement fees are not required for this property as an existing house is located on the lot. PARKLAND DEDICATION FEES. Parkland dedication fees are not required for this property as an existing house is located on the lot. 100 Main Street, Colleyville, Texas 76034-817.503.1050 DEVELOPMENT REVIEW COMMITrEE P'()6'()62 DIAZ ADDmON MINOR PLAT SIDEWALKS. The Land Development Code requires sidewalks on Bransford Road. The sidewalk must be five (5) feet in width and constructed as part of the public improvements to the property. TREE PRESERVATION. Trees not located within the right-of-way or within lUlder the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed arolUld all preserved trees located outside the right-of-way. The fencing must be located at the dripline of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building pennit is issued for a new structure on a newly platted lot. The fees listed below are intended to provide general information on the fees that could be assessed for this project. The actual fee paid may be different depending upon the specific plans for construction or other arrangements provided for by a City-Developer Agreement. Please note the revised impact fee schedule as adopted by City COlUlcil. The new rates will go into effect for building permits issued on or after April 1 , 2007. SEWER Not required for this property as an existing house is located on the lot $2,491 for a 314-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. $643 for a 3/4-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. ROADWAY WATER The following impact fee schedule is applicable for building permits issued on or before March 31,2007. SEWER Not required for this property as an existing house is located on the lot $2,666 for a I-inch meter. Actual fee depends on water meter size and/or ifa new meter is installed. $200 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is installed. ROADWAY WATER PUBLIC HEARING SCHEDULE Planning & Zoning Commission: Monday, December 11, 2006, 7:00 p.m. Please submit the following to our offices: · A written letter stating that each comment has been addressed or stating reasons why the requirement should be modified or waived; · 10 full size copies of the revised exhibit; · 1 reduced copy (8.5xl1) of the exhibit. PAGE2OF3 DEVELOPMENT REVIEW COMMITTEE p-Da-D62 DIAZ ADOIT1ON MINOR PlAT The above requested items must be submitted no later than noon on Tuesday, December 5, 2006, in order to make the scheduled hearings. Please contact me at fullerc@ci.colleyville.tx.us or 817.503.1054 if you have any questions. PAGE 30F 3 ~o., ":. <> 137.00' ~ 1.0' N 04'55'39" W o "'P' 'T ~ 1.5' OAAINAGE & UT1UTY ESM 1l.3 Z QJ .o'~ CD (I)~ . -Ul -I~ )> .,.. iil (') -~ ... (')e;") > ~ -10,-_ (() . 00' 011I ,., ...:1: ....0 0-<,- ~ i - .... :-<!tio :E I~ I gZ._ID ....X-< I Oe>mf; 0"'_ gBi~ oo,-;U r- ~ :j3~~ "'e>g &;1 ..... 0 "'0_ .... ,~ -z :gQ;o; lAC -I a .... C>c CD 10-< ;g"" "" <> VI go_ .... -" ,., ~I I~ -- - (.oZ '" to ;gl) OJ b I ~~ r- q 8.2 X Ill.2 0 STORAGE () (NO CONe.) '(1) ^ rp 18.4' .> r::-J I L:::J4e. I I I I ....... ~8 ~~ i~ ~ - R.O.w. OED/CATION TO CI'!Y OF COLLE'l'VlllE , 39.6' I -, I I .~!.. . .... .... . ... . g;~ ~:..:.. ~~~ .~ I ~ "I S 01'02'07" E 96.83' ~ "'\ . ,: .~~ '00" E S 07 07~ , 40.50 ... <> ~ BRANSFORD co - CENTERLINE _ . g ~ (80' R.O.w.) ROAD . 1\,><>)". City of Colleyville Agenda Briefing 100 Main Street Colleyville. Texas 76034 (817) 503-1000 www.colleyville.com File Number: File Type: Case Status: Commission Public Hearings Controlling Body: Planning and Zoning Commission Version: 1 Agenda Date: 01/04/2007 Requester: Community Agenda No.: 8a Final Action: Development Department File Name: Approval of an Amendment to Section 3.26D of the Land Development Code regarding the front yard fence requirements, Case G-07-001 Attachments: Section 3.260 of the Land Development Code. Fence Location Exhibit · Proposed Ordinance History of Legislative File Version: Date: Acting Body: 1 01/04/2007 Planning and Zoning Commission Title Approval of an Amendment to Section 3.260 of the Land Development Code regarding the front yard fence requirements, Case G-07-001 Explanation Section 3.26.D of the Land Development Code regulates the location and design of fences located in front yards. The regulations restrict the height of the fence to 30 inches, and the fence must be constructed of not more than 25% solid construction. During discussions with builders and property owners, it has been determined that the current front yard fence regulations, which limits the maximum size and construction of front yard fences that encroach into a setback, may hinder desirable building features for Colleyville residents. Staff is recommending an amendment to the Land Development Code to permit a maximum 6-foot in height front yard fence to encroach a maximum of 10-feet into the front yard setback of residential lots when the fence meets the following criteria: a. The fence attaches to a gated entry across the driveway; b. The fence attaches to the dwelling unit, no more than 10-feet from the driveway and extends toward the driveway; c. The fence extends to the nearest property line; d. The fence shall not extend beyond 10-feet into the setback from the dwelling unit; e. The fence shall not enclose nor extend across the entire front yard; f. The gate and columns may not extend beyond one foot in height City of Colleyvllle Page 1 Printed on 12/2812006 Agenda Briefing Continued above the fence. The type and location of the proposed fencing appears to be consistent with the character of new homes in developing subdivisions throughout Colleyville. While these types of fences may need to extend beyond the building setback line in order to provide adequate distance to turn into a garage, an encroachment of less than 10-feet should be adequate in most cases. It is staff's opinion that the proposed fence amendment does not pose a public safety threat nor cause a negative impact on adjacent properties. 3.26.DFence and Free Standing Wall Setback Requirements 1. Front Yards No fence or free standing wall greater than thirty (30) inches in height and no greater than twenty-five (25) percent solid construction shall extend into the required yard on which the home faces except for perimeter subdivision fences meeting the following requirement: a. The primary fencing material shall be of wrought iron, pre-cast concrete, poured in place concrete, concrete masonry unit, brick, approved wood rail construction, a combination thereof or other similar material approved by the City Building Official. b. On a corner lot a house shall be deemed to face on that street on which it has it's least dimension unless otherwise determined by the Building Official. c. A maximum 6-foot in height, front yard fence may encroach a maximum of 10 -feet into the front yard setback of residential lots when the fence meets the following criteria: 1. The fence attaches to a gated entry across the driveway; 2. The fence attaches to the dwelling unit, no more than 10-feet from the driveway and extends toward the driveway; 3. The fence extends to the nearest property line; 4. The fence shall not extend beyond 10-feet into the setback from the dwelling unit; 5. The fence shall not enclose nor extend across the entire front yard; 6. The gate and columns may not extend beyond one foot in height above the fence. Recommendation Approval City of Colleyville Page 2 Printed on 12/2812006 3.26.D FENCE AND FREE ST ANDING WALL SETBACK REOUIREMENTS 1. Front Yards No fence or free standing wall greater than thirty (30) inches in height and no greater than twenty-five (25) percent solid construction shall extend into the required yard on which the home faces except for perimeter subdivision fences meeting the fOllowing requirement: a. The primary fencing material shall be of wrought iron, pre-cast concrete, poured in place concrete, concrete masonry unit, brick, approved wood rail construction, a combination thereof or other similar material approved by the City Building Official. b. On a comer lot a house shall be deemed to face on that street on which it has it's least dimension unless otherwise determined by the Building Official. 2. Corner Side Yards Except for perimeter subdivision fencing or walls meeting the requirements of paragraph u1.a" above, fences and walls within a required side yard adjacent to a street right of way shall meet the following setback standards: A privacy fence or wall (which shall be defined as any fence or wall greater than thirty inches (30") in height or greater than 25 percent opaque construction) within a required street side yard shall be subject to whichever of the following provisions a) through d) shall yield the greatest setback: a. If the subject lot has a street side yard which faces a dwelling front or lot front across the side street, the side yard privacy fence or wall shall be located not less than fifteen feet (15') from the property line, except on any lot having either a required side yard less than fifteen (15') feet or an existing primary structure setback less than fifteen (15') feet, then the fence or wall may be constructed with the same setback as the primary structure; or b. If the subject lot backs to the rear of another residential lot, the side yard privacy fence or wall shall be located not less than fifteen feet (15') from the side property line; or c. If the subject lot backs to the side of another residential lot, the side yard privacy fence or wall shall be located not closer to the side property line than the required front setback of the adjoining lot; or d. If the subject lot backs to an alley, the side yard privacy fence or wall shall be located not closer than fifteen feet (15') from the side property line. A decorative wall or fence (which is defined as any wall or fence not greater than thirty inches in height and not greater than twenty-five percent opaque construction) within a required street side yard shall not be placed less than three feet (3') from the side property line, and shall not be subject to the provisions of the preceding sections (a) through (d). 3. Adjacent to Undeveloped Property Except for perimeter subdivision fencing meeting the requirements in paragraph "1.a" above, no fence or wall greater than thirty (30) inches in height and no greater than twenty-five (25) percent solid masonry, shall be located less than fifteen (15) feet from the side property line adjacent to the street which leads into undeveloped property. See Exhibit u3_4". I nD (1) Set-back established by district regulations Exhibit "3-4" Typical 15'-0" Fence Setbacks 4. Rear Fence and Free Standing Wall Setbacks Fences and walls meeting all of the construction requirements of paragraph "1.a" above and the Uniform Building Code may be erected on the rear property line except; however, lots whose rear property line abuts a public street on which one of the immediate adjacent lots maintains its required front yard. then no fence nor wall greater than thirty (30) inches in height shall be located within fifteen (15) feet of the subject lots rear property line. See Exhibit "3-4". I I I Front Yard 1.... s.e...t.baCk... L.. ... . .. LIne . ~ ........- Fence Location Exhibit Dwelling Unit 10 Feet l -- ... - I Side Yard Setback Line ----.. r Wing Wall I I Property LIne ~ ORDINANCE 0-07 -xxxx AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING SECTION 3.26.D FENCE AND FREE STANDING WALL SETBACK REQUIREMENTS, CHAPTER 3, LAND USE, OF THE LAND DEVELOPMENT CODE, PROVIDING A SAVINGS CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; AND AUTHORIZING PUBLICATION. WHEREAS, the City Council of the City of Colleyville approved Ordinance 0-00-1214 on April 18, 2000, adopting the Land Development Code; 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 amend certain portions of the Land Development Code regarding detention/retention pond regulations; and WHEREAS, notice of a public hearing before the City Council was published in a newspaper of general circulation in Colleyville at least 15 days before such hearing; and NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEYVILLE, TEXAS: Sec. 1. Sec. 2. Sec. 3. Sec. 4. Sec. 5. Sec. 6. THAT Section 3.26.0 Fence and Free Standing Wall Setback Requirements, Chapter 3 - Land Use, of the Land Development Code, is hereby amended to read as shown in the attached as Exhibit "A", THAT Ordinance 0-00-1214, the Land Development Code of the City of Colleyville, as amended, shall remain in effect, except where amended by this ordinance. THAT any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Colleyville, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. THAT any section, paragraph, subdivision, clause, phrase or provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this ordinance as a whole or any portion thereof other than that portion so decided to be invalid or unconstitutional. THAT addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. THAT this ordinance shall take effect immediately from and after its passage. Sec. 7. Ordinance 0-07 -xxxx Page 2 of 2 THAT the City Secretary is hereby authorized and directed to cause publication of the descriptive caption and penalty clause hereof as an alternate method of publication provided by law. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the 2007. day of The second reading and public hearing being conducted on the 2007. day of ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC City Secretary David Kelly Mayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney EXHIBIT "A" L. 3.26.DFence and Free Standing Wall Setback Requirements 1. Front Yards No fence or free standing wall greater than thirty (30) inches in height and no greater than twenty-five (25) percent solid construction shall extend into the required yard on which the home faces except for perimeter subdivision fences meeting the following requirement: a. The primary fencing material shall be of wrought iron, pre-cast concrete, poured in place concrete, concrete masonry unit, brick, approved wood rail construction, a combination thereof or other similar material approved by the City Building Official. b. On a corner lot a house shall be deemed to face on that street on which it has it's least dimension unless otherwise determined by the Building Official. c. A maximum 6-foot in height, front yard fence may encroach a maximum of 10-feet into the front yard setback of residential lots when the fence meets the following criteria: 1. The fence attaches to a gated entry across the driveway; 2. The fence attaches to the dwelling unit, no more than 10-feet from the driveway and extends toward the driveway; 3. The fence extends to the nearest property line; 4. The fence shall not extend beyond 10-feet into the setback from the dwelling unit; 5. The fence shall not enclose nor extend across the entire front yard; 6. The gate and columns may not extend beyond one foot in height above the fence. I I . J I Front Yard I. 1 Set~ack Lme L____ Dwelling Unit Side Yard I Setback I Line ~ 1 -- 10 Feet L Property line <II r Wing Wall --