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HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-3/10/2008City of Colleyville 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www. Colleyville. com ~' f,: Y~ ~r~,a~ Meeting Agenda Monday, March 10, 2008 6:15 PM City Council Chambers Planning and Zoning Commission ~.;~ •r __ City of Colleyville Colley ~Ile,aTexas 76034 ~~~ (817) 503-1000 ~'_ ~ M@eting Agenda www.colleyville.com ,:- Planning and Zoning Commission Monday, March 10, 2008 6:15 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 DISCUSSION OF PREVIOUS MEETING MINUTES REGULAR MEETING 7:00 P.M. 1. CALL TO ORDER 2. ROLL CALL 3. INVOCATION Commissioner Phelps 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES February 25, 2008 6. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA 7. PUBLIC HEARING AGENDA ITEMS 7a Approval of a Replat on 3.3 acres being Lots A-R and B-R of the EM Thompson Addition; Lot 2, Block 1 of the Foster Addition; Lots 77 and 77A of the Village at Colleyville Addition located at 5204 Colleyville Boulevard, Case P-08-009 7b Approval of a request to amend the PUDC-Planned Unit Development Commercial zoning district for the Colleyville Place Assisted Living facility on Tract A-1, Block 2 of the Highland Acres Addition located at 5314 Bransford Road, Case Z-08-009 City of Colleyville Page 1 Printed on 3/6/2008 Planning and Zoning Commission Meeting Agenda March 10, 2008 7c 7d 8. 9. 10. Approval of a request for a Special Use Permit for a telecommunications tower on Tract 1A of Abstract 1077 and Tract 5A1A of Abstract 339 of the L.L. McLain Survey located at 3816 Bedford Court, Case Z-08-010 Approval of a request for a Special Use Permit for an accessory building on Lot 1, Block 1 of the Pleasant Glade Farm Addition located at 3400 Glade Road, Case Z-08-011 STAFF COMMENTS, REPORTS AND DISCUSSION ITEMS COMMISSIONERS' COMMENTS AND REPORTS ENT here ertify the(alve agenda was posted on the bulletin boards at City Hall onThursday, March 6, 2008 by 5:00 p.m. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 2 Printed on 3/6/2008 City of Colleyville 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www. Colleyville. com .~:~ ~ :~, ~ ;~ -.~:- r~~.r Minutes -Draft Monday, February 25, 2008 6:15 PM City Council Chambers Planning and Zoning Commission ~~'~ City of Colleyville ~~ ~~ Minutes -Draft 1 ,,...,- Planning and Zoning Commission 100 Main Street Colleyville, Texas 76034 (817) 503-1000 www.cotleyville.com Monday, February 25, 2008 6:15 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 Discussion of the comprehensive review regarding zoning case recommendations, Case G-08-010 REVIEW OF REGULAR AGENDA ITEMS DISCUSSION OF PREVIOUS MEETING MINUTES 7:00 P.M. REGULAR MEETING 1. CALL TO ORDER The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on February 25, 2008 at 7:00 p.m. 2. ROLL CALL Present: Commissioners Larry Knox, Dave Dudziak, Scott Redfearn, David Phelps, Denis Duffy, Jeff Byerly Absent: Commissioner Michael Clardy Staff Present: Chris Fuller, Ron Ruthven, Justin Bass, Robert McKeown and Jeremy Hutt 3. INVOCATION The invocation was given by Commissioner Phelps. 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES Commissioner Phelps moved to approve the meeting minutes. Commissioner Duffy seconded. City of Colleyville Page 1 Printed on 3/3/2008 Planning and Zoning Commission Minutes -Draft February 25, 2008 The motion carried by the following vote: Aye: 6 -Knox, Dudziak, Redfearn, Phelps, Duffy, Byerly Absent: 1 -Clardy 6. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA None 7. REGULAR AGENDA ITEMS 7a Approval of a minor plat for Lot 1, Block 1 of the Beden Addition on 3.0 acres in the S.C.H. Wilton Survey located at 2313 Glade Road, Case P-08-006 Justin Bass presented the case and briefed the Commission. Commissioner Redfearn moved to approve case P-08-006. Commissioner Knox seconded. The motion carried by the following vote: Aye: 5 -Knox, Dudziak, Redfearn, Phelps, Byerly Nay: 1 -Duffy Absent: 1 -Clardy 7b Approval of a minor plat for Lot 1, Block 1 of the Riverwalk at Glade Road Addition on 0.5 acres being Tract 4A01A, Abstract 936 of the Joseph M. Looney Survey located at 1100 Glade Road, Case P-08-007 Justin Bass presented the case and briefed the Commissioners. Commissioner Duffy moved to approve case P-08-007. Commissioner Phelps seconded. The motion carried by the following vote: Aye: 6 -Knox, Dudziak, Redfearn, Phelps, Duffy, Byerly Absent: 1 -Clardy 8. PUBLIC HEARING AGENDA ITEMS ga Approval of a request for a zoning change from AG-Agricultural and R40-Single Family Residential to PUDR-Planned Unit Development Residential on 18.2 acres being Lot 1, Block 1 of the River Valley Ranch Addition and Lots 1A and 1 B, Block 1 of the Tate Addition located at 1200 Murphy Road and 8600 to 8612 Precinct Line Road, Case Z-08-008 Ron Ruthven presented the case and briefed the Commissioners. City of Colleyville Page 2 Printed on 3/3/2008 Planning and Zoning Commission Minutes -Draft February 25, 2008 Commissioner Dudziak questioned staff regarding if the .58 acres in the southeast corner, as open space, does it comply with the open space requirements since it is in a median? Ron Ruthven replied open space is not allowed to be used in a median, however, median is not a definition in the Land Development Code. Commissioner Dudziak questioned staff regarding what is the width of the area? Ron Ruthven replied approximately 30 to 40 feet. Commissioner Dudziak stated his interpretation is that it is a median. Commissioner Duffy questioned staff regarding the loop with 21 feet of concrete with a 21 foot easement, can it come from the median? Ron Ruthven stated the applicant has not stated a reason for it. He stated the applicant has requested for the right of way to be the same width as the actual pavement width. He stated that staff has recommended against that request. He stated the recommendation is that it be 31 feet of pavement width curb back to curb back and 50 feet of right of~way. Commissioner Duffy stated the entry way, if gated or not, does not meet the regulations for turn around. Ron Ruthven stated that if the applicant did want to have the development gated, at the time of platting, he would have to meet all of the requirements of the Land Development Code, unless a specific waiver was granted by the Commission. Commissioner Duffy stated the applicant intends to bull doze the entire lot and provide mitigation instead of protection. He stated the Commission would like to protect trees and only mitigate those in the right of way or the foot print of the house. Ron Ruthven stated the applicant has not submitted specific mitigation measures, nor has he requested any waivers to the tree preservation requirements of the Land Development Code. He stated the applicant will have to meet all tree mitigation requirements at the time of development. Commissioner Duffy stated the applicant does not appear to be phasing the development. Ron Ruthven stated the applicant has indicated that he will develop the subdivision in one phase. Commissioner Phelps questioned staff regarding if the HOA documents require a certified engineer study, done at platting or during the zoning process? Ron Ruthven replied during the platting process. Commissioner Byerly opened the public hearing at 7:35 p.m. Adam Buczek, the applicant, came forward to present the case and brief the Commissioners. Commissioner Duffy questioned Mr. Buczek regarding tree protection, City of ColleyviUe Page 3 Printed on 3/3/2008 Planning and Zoning Commission Minutes -Draft February 25, 2008 the planning objectives state that there will be tree mitigation, will the project site be bulldozed down and then trees will be replanted? Mr. Buczek replied that is not correct. He stated they will do a tree survey that will account for every tree on the property and he stated they would follow the City's requirements. Commissioner Duffy questioned Mr. Buczek regarding if the drawing was accurate that depicted the trees? Mr. Buczek replied it is accurate. Commissioner Duffy stated every street and every house will go through a major cluster of trees. Mr. Buczek stated that there is no doubt that trees will have to come out. However, he stated there are some major tree lines on the property that will be saved. He stated there will be a trail system that will run through those areas. He stated the less than 6 to 8 inch caliper trees will be the ones removed and mitigated. He stated they are going to do whatever they will need to do to preserve the trees. Commissioner Duffy questioned Mr. Buczek regarding the traffic, he stated the standard is 9.7 per day, which the actual traffic numbers need to be evaluated again. Mr. Buczek stated the majority of the home buyers will be empty nesters or buyers who want a low maintenance lot. Commissioner Duffy questioned Mr. Buczek regarding if this development has been discussed with the Keller school district? Mr. Buczek replied yes, but they have not received any sign off letters. Commissioner Duffy questioned Mr. Buczek regarding how much of the western boundary of the water ponds is detention and utilization of open space? Mr. Buczek replied that they are well below the amount that can be used for open space for detention. Commissioner Duffy questioned Mr. Buczek regarding if he has discussed with North Richland Hills or Keller regarding the water that will be discharged into their system? Mr. Buczek replied yes, Keller is who they will be working with. Commissioner Duffy questioned Mr. Buczek regarding there will be a need for a sewer lift station and that this development will tap onto the Keller system? Mr. Buczek stated it is not for sure known. He stated he provided a letter from Keller regarding the requirement from Keller of a lift station. Mr. Buczek stated using the Bandit Trail sewer line. He stated if they were not able to tie into the Keller system, they will have to provide a sewer lift station. Mr. Buczek replied being willing to do what the City will require to avoid having to do a lift station. Commissioner Duffy questioned Mr. Buczek regarding the 21 feet of concrete for Cannon Court and 21 feet of right of way, is there any City of Colleyville Page 4 Printed on 3/3/ZOUs Planning and Zoning Commission Minutes -Draft February 25, 2008 reason not to give the 50 foot of right of way? Mr. Buczek stated the 50 foot of right of way is off of the main entry off of Murphy Road. He stated if for some reason that the City needed to gain access for fire or whatever, across Cannon Court, he stated they could easily go across the open space, by pulling the fire hose, it is only about 50 feet of open space. Fire Marshal Rob McKeown replied he did not support that idea. Mr. Buczek stated if the 50 foot of right of way is required, then they will do so. He stated it would be better to have more open space with the parking only on one side of the street. He stated if the Commission wants two streets in there, he will provide two streets. Commissioner Dudziak questioned Mr. Buczek regarding the open space calculation, is the 0.5 acres a median? Mr. Buczek replied he could put this open space contiguous with the open space that is on the west side when entering in off of Murphy Road. Commissioner Dudziak stated there is not a solid definition for median. He stated he would like to see it moved to a more contiguous space. Commissioner Dudziak stated having the most concern for the project with the loss the commercial component that is outlined in the Master Plan. He stated Precinct Line is one of the most traveled thoroughfares in Colleyville. He questioned Mr. Buczek regarding if the commercial aspect could be incorporated into this development? Mr. Buczek replied they preferred to do all single family so that there would not be commercial abutting the residential. He stated he has been advised to do a right in and right out on the entrance from Precinct Line Road which would create an issue for commercial development there. Commissioner Dudziak stated he understood the concerns but stated not wanting to give up those commercial lots. Commissioner Duffy questioned Mr. Buczek regarding the entry from Murphy? Mr. Buczek replied there will be a six foot tall masonry screening wall, as indicated on the site plan, for the frontage from Murphy that would stop on the edge of the southeastern most lot to the middle of where the slip street is bent. He stated they would be able to come in from Murphy and see the open space lot in that entrance. He stated there would be a high end entrance to the community. He stated they have asked for the option of gating the community because some of the builders have indicated that they would like for the development to be gated and some have indicated that they do not want it gated. He stated he does not know, at this time, who the builders will be. Commissioner Duffy questioned Mr. Buczek regarding if he has looked at the ordinance regarding gates, distance from the main street and distance for turn around? Mr. Buczek replied he has not read it in full. Commissioner Redfearn questioned Mr. Buczek regarding what are the market demands for the villa type, empty nester, patio type homes? Mr. Cify of Colleyville Page 5 Printed on 3/3/2008 Planning and Zoning Commission .Minutes -Draft February 25, 2008 Buczek replied that the builders have indicated that they sell out of those type of lots very quickly. He stated the mayor of Keller has indicated that there are people in his office every week waiting for this type of product. Steve Polansky, 6713 Herbert Road, stated having concerns for the traffic on Murphy Road and the access on Murphy Road from Precinct Line Road. He stated not seeing that Murphy Road would be developed in this project. He stated having concerns for the removal of trees, an overlay of the site plan on the aerial would be nice to see. He stated the road width will become an issue with a narrow road when holidays are present and cars are parked on both sides of the street. He stated if the commercial lots are going to stay, he stated he would like to see them only gain access on Precinct Line Road, not Murphy Road. He stated the masonry walls on Murphy Road will not blend with the area. Ron Shirley, 5611 Colleyville Boulevard, Suite 260, stated he would like to see the minimum lot sizes in the PUDR requirements remain, 13,000 minimum or 16,000 average. He stated having a concern for the Quinby's, the property just outside of Murphy Road and Precinct Line, he stated that is a prime location for a commercial piece. He stated the Quinby's have been approached for a commercial piece. He stated the lots should have a 100 foot frontage. Gary Quinby, 1212 W. Murphy Road, stated that they would like to retain the commercial property, retail property, so that someday, he may be commercial. There being no one wishing to speak, the public hearing was closed at 8:35 p.m. Mr. Buczek came forward to address the comments and concerns of the speakers. He stated that some of the concerns are for platting and that they are here requesting zoning. He stated they would be happy to incorporate more property, however, it is not feasible. He stated they are trying to do a beautiful project for the City. He stated they will comply with the tree protection or tree mitigation. Commissioner Phelps concurred with Commissioner Dudziak by preserving the commercial lots. He stated there may be issues with two entrances onto Murphy or on Precinct Line Road. He questioned staff regarding if there have been any alternatives for development regarding the access? Ron Ruthven replied the developer has not provided any alternatives to the development other than what has been presented during this meeting. Ron Ruthven replied there are two entrances required into this development per code requirements. Commissioner Phelps questioned Mr. Buczek regarding if there are any City of Colleyville Page 6 Printed on 3/3/2008 Planning and Zoning Commission Minutes -Draft February 25, 2008 other type configurations by keeping the commercial lots? Mr. Buczek replied there is a challenge with having the commercial being adjacent to the residential. He stated two points of access are required. He stated not knowing how to have the drive thru from commercial to residential without loosing the open space amenity. He stated the topography becomes extremely steep. He stated they kept the second point of access to a minimum for safety reasons. Commissioner Phelps stated the entrance could be shifted to the north edge if the commercial is kept with this development. Mr. Buczek stated there is a water structure, water pump, that is the City of North Richland Hills that would limit that possibility. Commissioner Dudziak stated this is not the best use for this property. He stated there is a commercial potential for this property. Commissioner Dudziak moved to deny case Z-08-008. Commissioner Byerly seconded. Commissioner Byerly concurred with Commissioner Dudziak and stated the commercial property needs to be saved for this area. He stated he concurred with Mr. Shirley's density issues. He stated the larger, villas type properties are selling quickly, but not the smaller, villa type projects. He stated the Fire Marshal has issues with the setbacks. He stated he would be willing to continue the case if the developer is able to keep the commercial lots within the development, create larger lots that some PUDs have in the area and reconfigure the open space so that it is usable open space. Commissioner Duffy concurred and stated the applicant has stated he can not use the commercial lots with this development. He stated the applicant has had sufficient time to respond. Commissioner Knox stated having concerns for the density and the slip street. He stated some accommodations need to be considered to keep the commercial lots. Commissioner Phelps concurred and stated there are too many waivers that have been requested that would have to be reworked into the ordinance. He stated he would support the denial or the tabling of the case. He stated there are several issues that the developer would need to address. He stated there are issues with the density. Commissioner Redfearn concurred with Commissioner Phelps regarding density. He stated the market seems to be saturated with this type of development. He stated there are a lot of these type of developments that are going to be developed which have already been approved. Cify of Colleyville Page 7 -~r-nreo on sisi~vvo Planning and Zoning Commission Minutes -Draft February 25, 2008 Commissioner Byerly questioned Mr. Buczek regarding if he thinks that he can work with the parameters that have been given and come back with an alternative plan? Mr. Buczek replied he could go back to the drawing board and come back with an alternative plan. He stated staff had recommended approval therefore they did not have any alternatives to the development to present to the Commission. Discussion occurred between the Commissioners regarding whether to continue or deny. Commissioner Duffy stated this presentation was not a good presentation. City of Colleyville Page 8 Printed on 3i3izuua Planning and Zoning Commission Minutes -Draft February 25, 2008 The motion failed by the following vote: Aye: 3 -Knox, Redfearn, Duffy Nay: 3 -Dudziak, Phelps, Byerly Absent: 1 -Clardy Commissioner Byerly moved to continue case Z-08-008 to the next meeting. Commissioner Phelps seconded. Commissioner Phelps stated that the continuation of the case does not mean an approval. Commissioner Duffy stated once the zoning is gone through, the Commission will have little that they can add at the time of platting. Commissioner Redfearn questioned staff if there will be another public hearing at the next meeting since the presentation may be different? Commissioner Byerly stated the motion is to continue the case with no public hearing. City Attorney Kailas stated staff could renotice the case as a public hearing so that if the Commission wanted to have a public hearing, they could do so. Commissioner Duffy stated there were three speakers who spoke in opposition to the request. He stated the applicant will not be ready in two weeks to be able to answer questions. He stated not all of the issues will be able to be addressed. He stated the Commission should not stop were they are in their decision for this case. The motion failed by the following vote: Aye: 3 -Dudziak, Phelps, Byerly Nay: 3 -Knox, Redfearn, Duffy Absent: 1 -Clardy Commissioner Byerly stated some action needs to be taken tonight. He stated that the applicant has stated that he will take the concerns and address them with another presentation. He stated no one said they did not want to see the development at all. He stated he thought it would be better for the applicant to have another chance with the Commission other than taking a denial to City Council. Commissioner Duffy stated a recent denial went to City Council and the Commission did not have a shot at those revisions. He stated this was not a good presentation and stated he does not want to City of Colleyville Page 9 Printed on 3/3/2008 Planning and Zoning Commission Minutes -Draft February 25, 2008 have to go through this again. Commissioner Duffy moved to deny case Z-08-008. With no second, the motion failed. Commissioner Dudziak questioned staff regarding if the Commission were to deny the request, what is the process for the applicant to move forward? Chris Fuller replied there are four affirmative votes needed, regardless of how the Commission votes. He stated the request can be improved, deny the request as it is or continue to a date certain or a date that is not certain and staff will renotify the public hearing in order to give the applicant ample time to get the revisions. The applicant may appeal a denial to City Council in writing within 10 days of this meeting. The request would then move forward to City Council and it will require a supermajority vote, being 6 out of 7 votes. Commissioner Redfearn moved to table case Z-08-008 to a date uncertain so that the public hearing will be renotifiied. Commissioner Byerly seconded. The motion carried by the following vote: Aye: 5 -Knox, Dudziak, Redfearn, Phelps, Byerly Nay: 1 -Duffy Absent: 1 -Clardy 9. STAFF COMMENTS, REPORTS AND DISCUSSION ITEMS None 10. COMMISSIONERS' COMMENTS AND REPORTS Commissioner Dudziak questioned staff if a definition for "median" could be outlined. Ron Ruthven concurred. 11. ADJOURNMENT The meeting adjourned at 8:45 p.m. I hereby certify the above agenda was posted on the bulletin boards at City Hall on Thursday, February 21, 2008 by 5:00 p.m. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 10 Printed on 3/3/2008 c~« ~~'~ ~ ~' " ~~~ of Colle V~~~@ 100 Main Street ~ y y Colleyville, Texas 76034 (817) 503-1000 ~~~~ Agenda Briefing www.colleyville.com File Number: File Type: Case Status: Commission Public Hearings Version: 1 Requester: Community Development Department Agenda Date: 03/10/2008 Agenda No.: 7a Controlling Body: Planning and Zoning Commission Final Action: File Name: Approval of a Replat on 3.3 acres being Lots A-R and B-R of the EM Thompson Addition; Lot 2, Block 1 of the Foster Addition; Lots 77 and 77A of the Village at Colleyville Addition located at 5204 Colleyville Boulevard, Case P-08-009 Attachments: Location and Zoning Map Documents Provided by Applicant Development Review Committee Memo Applicant's Response History of Legislative File Version: Date: Acting Body: Action Text: 1 03/10/2008 Planning and Zoning Commission Title Approval of a Replat on 3.3 acres being Lots A-R and B-R of the EM Thompson Addition; Lot 2, Block 1 of the Foster Addition; Lots 77 and 77A of the Village at Colleyville Addition located at 5204 Colleyville Boulevard, Case P-08-009 Explanation Jimmy Archie is the developer of a 3.3 acre tract of land located at 5204, 5224 and 5232 Colleyville Boulevard and 14 Main Street. The developer has submitted a request for approval of a replat, which will consist of three lots for the construction of two commercial buildings. Zoning. The property was approved for a rezoning request from CC11Village Retail to PUDC-Planned Unit Development. Commercial on September 18, 2007 under Ordinance 0-07-1630. The lots meet the development requirements of Ordinance 0-07-1630 and the Land Development Code. Description of Replat. The request involves the replatting of four lots that currently exist in three separate subdivision plats. These plats are the E.M. Thompson Addition, the Foster Addition and the Village at Colleyville Addition. The resulting new plat will be called the Village Front Door Addition. Right-of-Way Dedication. One of the requirements of Ordinance 0-07-1630 is that a bridge be constructed, within right-of-way dedicated to the City, across Pleasant Run Creek Cify of Colleyville Page 1 Printed on 3/6/2008 Agenda Briefing Continued linking the Village at Colleyville development to this development. The plat indicates that 6,749 square feet is being dedicated to the City for the bridge. The bridge will link Pleasant Run Road to Colleyville Boulevard via Mission Lane. The new bridge will connect a 24 foot common access easement dedicated as part of this plat to Mission Lane. The developer will be responsible for construction of the bridge prior to any certificate of occupancy being granted for any building within the proposed development. Sidewalks and Trails. The Land Development Code requires a five (5) foot concrete sidewalk to be constructed along Colleyville Boulevard where none exist upon issuance of the building permit. The PUDC ordinance (0-07-1630) requires the construction of a six (6) to eight (8) foot sidewalk within Pleasant Run Creek prior to the issuance of a certificate of occupancy for any building on the subject properties. Tree Preservation. Trees not located within the building footprint must be preserved during construction. Before construction begins on the site, protective fencing must be installed around all preserved trees located outside of the building footprint. Summary. The owner's surveyor has addressed all Development Review Committee comments. The proposed development satisfies all of the requirements of Ordinance 0-07-1630 and the Land Development Code. This plat only requires approval by the Planning and Zoning Commission. 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N r+mq .uw..rMr ~ ^ nw w r.eM ~.MUw ~«N M.....Ni+~ww,+W r N~.w K ,YI! ...+r.a.wnN S,r.FNwrN W.v! nG00tMM P fir.w«r, wrrr..trN _~ Au ~~ Nw'm:R U rm?Nw CI wm p~rm .ara.wf NY,}mT G ,Om wq.W...w Ml.mq C«... mafYf C. mm J'#C OY,TW JJ w.n,e won n Nm moJS NY J~JJ zc ., snwnE J.m u Nm ,'m,w cJ am Jo-Jrlr a.orrw .. «...r.. „ ewe n - u ,iu4v1n ,au <+ wm °M rr r• xe Je Jr wrJrrre «.. cw wm , ,,........r.w+. rN OJJrf Nn c„ mm r.u NYr,cf an NYYJ NT' ,l~aw'P t4 U ~ in,< nW .flrv. Jr tirti w q..rf t «ir•r.waN cH a,Gwv..r.ln.u..w wrr.1 w N _~ w Cwrwnl~rwry rr Zw•.r ^' nrN O..nn,. ,w«,r0.r Jrw trwr~ „r,,..r~.~rmc„T,r _.....,,.. r r.rr«r.w,w..r.w«w...rN ~:~ :J~.' a'.:~ „-rrN.,rr,.„«.«rNOaN..ra.r REPEAT LOTS 1-3, FLOCK 1 VIlLABE FRONT DOOR ADDITION d[ua d d[Rdt a LOTS A-R ~ 9-R, E.M. THOMPSON AODITI( d LOT 2, lLOC K 1, FOSTER ADDITION a AND LOT 77, YIllA6E AT COLLEYYILLE u tx[ :..~~°-r; ,•••..,~I.. ,,.,r„ °'"'::~..,.,.~.. ~. ~t~. ~~""",,..~,..° CITY OFCOLLETYtLLE, .:N....a ~~ +-:.~..". Jm M r.r.~~iooo. u~r.T..nm. cr ~,:.»i.:r:N. [a-l p D aww. Halnwon a Brown. lnc. w„~.:.:.„a" i.M.. T...,.m. I ~r.ow.AJ ~ I nm..>m TARAANT COUNTY, TEXAS (J O Erpneuirp d SurvMrq •+n~n~,.+m n.n+mo : nmu~N.. : w,n.:•_w r r,nc.aw MARCN, $008 Omf.v10O1nF frM.0Y O4w IYSrfJln lp. penp.w.Trv. 1106, Ir IJrl3ulw r. r,n.JNw Tr: f11M)MOO IO.'f11]ff p10 En•f. arO?_~?+°mn' n. loot - ,~J)«• •wwr n., arrrwc Tat: [:\sr..Af\ott\om ww. Iw.l o..Mw\ Na SHEET 2 OF ; CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE February 20, 2008 TO .TIMMY ARCHIE FAX 817.424.2448 FROM Ron Ruthven, Development Coordinator SUBJECT P-08-009 Amended Plat - EM Thompson Addition, Foster Addition & Village Add. 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. Due to required right-of--way dedications, this plat must processed as a replat and not an amended plat. Therefore, an additional $222.50 must be paid to the Community Development Department in order to satisfy the replat fee requirement before the plat can be scheduled for consideration by the Planning and Zoning Commission. 2. Given the previous requirement, change the name of the plat from an amended plat to a replat of existing platted properties into the "Village Front Door Addition". 3. According to the most recent Tarrant County Appraisal District records, Keith Carroll Hudson is the current owner of record for Lot BR, EM Thompson Addition, which is part of this replat, and, therefore, he must be added to the plat as one of the property owners. However, if the property was recently purchased by RCC Village Properties, Ltd., provide an official county document, such as a deed or tax certificate, indicating RCC Village Properties, Ltd. as the current owner. 4. Indicate the centerline of the right-of--way dedication on the plat. 5. Indicate a single, contiguous 40 foot front building line along SH 26 on the plat. 6. Link the mutual access easement to the existing mutual access easement for the First Baptist Church properly so that it may be contiguous with both properties to the north and south of the subject property. 7. Either add Lot 77B to the right-of--way dedication for the bridge or include it as part of Lot 1. The lot, as shown, is too small and does not meet Land Development Code minimum lot size requirements. 100 Main Street -Colleyville, Texas 76034 - 81 7.503.1050 DEVELOPMENT REVIEW COMMITTEE P-08-009 REPEAT -VILLAGE FRONT DOOR ADDITION 8. Change the name of Lot 77A to Lot 3. 9. Indicate original lot lines from the previous plat(s) as dashed lines. 10. Remove the "Staff Approval Authority" signature block from the plat and replace it with the "Planning and Zoning Commission Approval" signature block as required in Chapter 8 of the Land Development Code. 11. Upon approval of the replat, a site plan for the development, as required in Section 3.31(D) of the Land Development Code, must be submitted and approved by the Community Development Department prior to submittal of the building permit application. In Your Response Letter, Acknowledge the Following Information: PERIMETER STREET IMPROVEMENTS. There are no perimeter street improvement fees due for this property. 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 aCity-Developer Agreement. ROADWAY Fee will vary depending upon land use. See Chapter 13 of the Land Development Code for more details. WATER Fee will vary depending upon land use. See Chapter 13 of the Land Development Code for more details. SEWER Fee will vary depending upon land use. See Chapter 13 of the Land Development Code for more details. TREE SURVEY. As required by Chapter 5 of the Land Development Code, approval of a tree survey and mitigation plan shall be required prior to the issuance of a Notice to Proceed letter from the Engineering Department. The survey and mitigation plan shall be drawn and submitted according to the requirements of Chapter 5 of the Land Development Code. 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 drip line 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. PARKLAND DEDICATION. parkland dedication fees are not required for this property. SIDEWALKS/TRAILS. The Land Development Code requires a five (5) foot concrete sidewalk to be constructed along Colleyville Blvd. where none exist upon issuance of the building permit. PAGE 2 OF 3 DEVELOPMENT REVIEW COMMITTEE P-08-009 REPLAY -VILLAGE FRONT DOOR ADDITION The PUD-C ordinance (0-07-1630) governing the proposed Lots 1 and 2 requires the construction of a six (6) to eight (8) foot sidewalk within Pleasant Run Creek prior to the issuance of a certificate of occupancy for any building on the subject properties. TENTATIVE PUBLIC HEARING SCHEDULE Planning & Zoning Commission: Monday, March 10, 2008, 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 (8.5x11) of the exhibit. ^ A check for $222.50. The above requested items must be submitted no later than noon on Friday, February 29, 2008, in order to make the scheduled hearings. Please contact me at ruthvenr ci.colleyville.tx.us or 817.503.1052 if you have any questions. PAGE 3 OF 3 Applicant's Response c 0 t~ Baird, Hampton ~ Brown, Inc. e~ 0 i~ Engineering & Surveying February 29, 2008 Mr. Ron Ruthven Community Development Department 100 Main Street Colleyville, TX 76034 RE: Comment response to the Replat of Lot 1-3, Block 1, Village Front Door Addition Mr. Ruthven, Enclosed please find the resubmittal package for the Replat of Lot 1-3, Block 1, Village Front Door Addition. In response to the plat review comments dated in the February 20, 2008 letter we offer the following: Due to required right-of--way dedications, this plat must processed as a replat and not an amended plat. Therefore, an additional $222.50 must be paid to the Community Development Department in order to satisfy the replat fee requirement before the plat can be scheduled for consideration by the Planning and Zoning Commission. We have included the required fee in the resubmitted package to satisfy this comment. 2. Given the previous requirement, change the name of the plat from an amended plat to a replat of existing platted properties into the "Village Front Door Addition". Please refer to revised plat for conformity. 3. According to the most recent Tarrant County Appraisal District records, Keith Carroll Hudson is the current owner of record for Lot BR, EM Thompson Addition, which is part of this replat, and, therefore, he must be added to the plat as one of the property owners. However, if the property was recently purchased by RCC Village Properties, Ltd., provide an official county document, such as a deed or tax certificate, indicating RCC Village Properties, Ltd. as the current owner. We have included current deeds in the resubmitted package to satisfy this comment. 4. Indicate the centerline of the right-of--way dedication on the plat. Please refer to revised plat for conformity. S. Indicate a single, contiguous 40 foot front building line along SH 26 on the plat. Please refer to revised plat for conformity. 6. Link the mutual access easement to the existing mutual access easement for the First Baptist Church property so that it may be contiguous with both properties to the north and south of the subject property. Please refer to revised plat for conformity. RECEIVE~~~ ~= F_= E~' 2 9 7..0 Per . ...~..... 920 South Main Street, Old Main Place Suite 190, Grapevine, Texas 76051, www.bhbinc.com Main: 817-338-1277, Office: 817-251-8550, Fax: 817-251-8810, Mr. Ron Ruthven February 29, 2008 Page 2 Either add Lot 77B to the right-of-way dedication for the bridge or include it as part of Lot 1. The lot, as shown, is too small and does not meet Land Development Code minimum lot size requirements. Lot 77B has been included as R.O.W. dedication. Please refer to the revised plat for conformity. 8. Change the name of Lot 77A to Lot 3. Please refer to the revised plat for conformity. 9. Indicate original lot lines from the previous plates) as dashed lines. Please refer to the revised plat for conformity. 10. Remove the "Staf~ j`'Approval Authority" signature block from the plat and replace it with the "Planning and Zoning Commission Approval" signature block as required in Chapter 8 of the Land Development Code. Please refer to the revised plat for conformity. 11. Upon approval of the replat, a site plan for the development, as required in Section 3.31 (D) of the Land Development Code, must be submitted and approved by the Community Development Department prior to submittal of the building permit application. This statement has been acknowledged. We have also read through and acknowledge the below subject items described in the February 20'h letter: Perimeter Street Improvements Impact Fees Tree Survey Tree Preservation Parkland dedication Sidwalks/Trails Please feel free to contact us with any further questions toward this development. Thank you, Baird, Hampton and Brown, Inc. .rte e Cap , E.I. . Enclosures: Additional $222.50 Replat Fee 10 -Full-Size Replats of Lot 1-3, Block 1,Village Front Door Addition 3 - RCC Village Properties, Ltd. Deed Records CC: Jimmy Archie -R.C.C. Konstantine Bakintas, P.E., BHB V.P. File 920 South Main Street, Ste 190, Grapevine, Texas 76051, Tel 817-251-8550, Fax 817-251-8810. ~~ ~ - -~°i ~' ~~~~~ City of Colleyville 10o Main Street Colle ille, Texas 76034 (817) 503-1000 Agenda Briefing www.colleyville.com File Number: File Type: Case Status: Commission Public Hearings Version: 1 Agenda Date: 03/10/2008 Controlling Body: Planning and Zoning Commission Requester: Community Agenda No.: 7b Final Action: Development Department File Name: Approval of a request to amend the PUDC-Planned Unit Development Commercial zoning district for the Colleyville Place Assisted Living facility on Tract A-1, Block 2 of the Highland Acres Addition located at 5314 Bransford Road, Case Z-08-009 Attachments: Location and Zoning Map Notification List Development Review Committee Memo Applicant's Response Draft Ordinance History of Legislative File Version: Date: Acting Body: Action Text: 1 03/10/2008 Planning and Zoning Commission Title Approval of a request to amend the PUDC-Planned Unit Development Commercial zoning district for the Colleyville Place Assisted Living facility on Tract A-1, Block 2 of the Highland Acres Addition located at 5314 Bransford Road, Case Z-08-009 Explanation The applicant is requesting to amend the existing PUDC-Planned Unit Development Commercial zoning ordinance for the Colleyville Place Assisted Living Center located at 5314 Bransford Road in order to change the permitted state license class for assisted living facilities within the existing PUDC ordinance from Type B to Type A. No other amendments to the zoning ordinance are being requested. The original PUDC zoning ordinance for this assisted living facility, 0-02-1379, was approved in December 2002, and it allowed for a maximum of 32 residents. The original ordinance stipulated that the state license be a Type A license only. Subsequently, the original PUDC zoning ordinance for this assisted living facility was amended by 0-07-1632 on September 4, 2007, which stipulated that the state license class be a Type B license only. However, the original applicant did not receive a Type B license from the state and, therefore, the current applicant wishes to have the facility remain as a Type A license. The applicant has no plans to make any changes to the building or site and, as such, the originally approved site plan will not change. State Requirements. Assisted living facilities are regulated by the State of Texas through the Texas Department of Aging and Disability Services. The following are the State City of Colleyville Page 7 Printed on 3/7/zVUs Agenda Briefing Continued definitions for Type A and Type B assisted living facilities: TpyeA: In a Type A facility a resident: (A) must be physically and mentally capable of evacuating the facility unassisted. This may include the mobile non-ambulatory persons such as those who are in wheelchairs or electric carts and have the capacity to transfer and evacuate themselves in an emergency; (8) does not require routine attendance during nighttime sleeping hours; and (C) must be capable of following directions under emergency conditions. Type B: . In a Type 8 facility a resident may: (A) require staff assistance to evacuate the facility; (8) be incapable of following directions under emergency conditions; (C) require attendance during nighttime sleeping hours; or (D) not be permanently bedfast, but may require assistance in transferring to and from a wheelchair. In order to make the PUD ordinance more flexible for the operation of the assisted living facilty given the changing needs of their residents, staff recommends that this PUDC ordinance amendment allow the facilty to operate as a Type A or Type B facility. Any change in license type would still be subject to a complete inspection of the facility to determine compliance with all state and local codes with final approval required by the State of Texas Department of Aging and Disability Services, and the City's Building. Official and Fire Marshall. This would eliminate the need for the facility to request an amendment to the PUD ordinace whenever a change in license type is needed. Site Plan. The applicant has not made any changes to the conceptual site plan from the original PUD ordinance. Master Plan. The Colleyville Master Plan designates the future use of this area for public/institutional uses. Surrounding and Development. The surrounding properties are residential, church, public park and office uses. The property to the west is zoned R20-Single Family Residential and developed as single family residential. The property to the north is zoned CN-Neighborhood Commercial and PUDR-Planned Unit Development Residential and developed as office and single family residential uses. The property to the east is zoned AG-Agricultural and developed as a public park. The property to the south is zoned CN-Neighborhood Commercial and developed as a church. Public Notification. Staff notified 11 property owners within 200 feet of the subject property regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. Staff has received no letters to date. City of Colleyville Page 2 Printed on 3!7/2008 Agenda Briefing Continued Summary. Staff recommends that the PUD ordinance allow for a Type A or Type B license subject to final approval for any change in State license type requiring approval by the State of Texas Department of Aging and Disability Services, and the City's Building Official and Fire Marshall. Recommendation Approval City of Colleyville Page 3 Printed on 3/7/2008 Location and Zoning Map Notification List OWNER OWNER OWNER_NAME OWNER_ADDR OWNER CITY STATE ZIP SITUS_ADDR Colleyville, City Of 100 Main St Colleyville TX 76034 5201 Bransford Rd Curry Investments Lp 8528 Davis Blvd Ste 134 North Richland Hills TX 76180 5318 Bransford Rd Roberts, Shirley A 101 Timberline Dr N Colleyville TX 76034 101 Timberline Dr N Valverde, Ricardo Etux Norma 408 Timberline Dr N Colleyville TX 76034 408 Timberline Or N McClure, Billy J Etux Janice J 404 Timberline Dr N Colleyville TX 76034 404 Timberline Dr N Kiesling, Robert Etux Sandra 5316 Bransford Rd Colleyville TX 76034 5316 Timberline Dr N Houston Victorious Living Chur 5314 Bransford Rd Colleyville TX 76034 5314 Bransford Rd Hall, Denise Lynn 407 Timberline Dr N Colleyville TX 76034 407 Timberline Dr N Teel, Van E PO Box 242 Colleyville TX 76034 405 Timberline Dr N Church Of Jesus Christ Lds 50 E North Temple Salt Lake City UT 84150 5312 Bransford Rd Slater, John L 404 Timberline Dr S Colleyville TX 76034 404 Timberline Or S Danyel Anderson, applicant 14710 Timber Forest Houston TX 77044 applicant Public hearing notices were mailed on Thursday, Feb. 28, 2008 by Amy Shelley Signature CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE February 20, 2008 TO DANYEL ANDERSON FAX 281.459.3930 FROM Ron Ruthven, Development Coordinator SUBJECT Z-08-009 PUDC Amendment - 5314 Bransford Road The Colleyville Development Review Committee (DRC) has reviewed your zoning request submitted to this office. The following comments are for your consideration. The following comments require a response from the applicant: 1. The current properly owner must sign the zoning application. Either submit a signed letter from the property owner authorizing the zoning change or submit an amended zoning change application with the property owner's signature. If you have recently purchased the property, submit documentation such as a deed or tax certificate indicating you, or your company, as the current property owner. 2. The building shall meet all current State of Texas regulations and City of Colleyville building requirements. Contact Bill Elliott, Building Official, at (817)503-1054 and Rob McKeown, Fire Marshal, at (817)581-4591 regarding inspection requirements for the assisted living facility. TENTATIVE PUBLIC HEARING SCHEDULE Planning & Zoning Commission: Monday, March 10, 2008, 7:00 p.m. City Council: Tuesday, April 1 and April 15, 2008, 7:30 p.m. Please submit the following to our offices: ^ A letter from the current property owner authorizing the zoning request or proof of ownership. ^ A written letter stating that each comment has been addressed; The above requested items must be submitted no later than noon on Friday, February 29, 2008. The item will not be scheduled for the Planning & Zoning Commission meeting until all items are submitted. Please contact me at ruthvenr cnr ci.colleyville.tx.us or 817.503.1052 if you have any questions. 100 Main Street - Colleyville, Texas 76034 - 81 7.503.1050 Applicant's Response ~7~i~%rc~j~t6 _~fi~r~ C~Yi~t~X~/t~ ,,;~.~~.:;~ .. <<,~:. RECEIVED .~ ~~~ ~ . ~'~~ FEB 2 8 2008 Per ..~..~~~ February l8, 2(XI8 City o/'Gulleyville I Up A~lafn Street Culley-~llle, Texas 76034 Dear Runt Ruthven, This is u letter uuthnrizlag the PUD to remain un Assitrted Llving with Glass A Licensing. Sincerely, /~~... ~ , Richard Ray.. Sr President ORDINANCE 0-08-xxxx AN ORDINANCE AMENDING ORDINANCE 0-07-1632 CONDITIONS, AND AUTHORIZING A CHANGE OF STATE LICENSE FROM TYPE B TO TYPE A AND TYPE B; PROVIDING FOR THE VIOLATION OF THIS ORDINANCE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND PROVIDING FOR AN EFFECTIVE DATE WHEREAS, the City Council approved Ordinance 0-02-1379 on December 17, 2002, to establish the zoning of Tract A1, Block 2, Highland Acres Addition; and WHEREAS, the City Council approved Ordinance 0-07-1632 on September 4, 2007, amending Ordinance 0-02-1379 to permit a change of state license for assisted living facilities from Type A to Type B on Tract A1, Block 2, Highland Acres Addition; and WHEREAS, the applicant has requested an amendment to Ordinance 0-07-1632 to permit a change of state license for assisted living facilities from Type B to Type A and B, under Case Z-08-009; and WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the health, safety, morals, or general welfare of the City to enact a new zoning ordinance; and WHEREAS, the City Council has appointed a Planning and Zoning Commission to recommend the boundaries of the various original zoning districts and appropriate regulations be enforced therein and to recommend a new zoning ordinance; and WHEREAS, the Planning and Zoning Commission has divided the City into districts and has prepared regulations pertaining to such districts in accordance with a comprehensive plan and designed to lessen congestion in the streets; to secure safety from fire, panic, and other dangers; to promote health, general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements; and WHEREAS, the Planning and Zoning Commission, has given reasonable consideration, among other things, the character of the districts and their peculiar suitability for particular uses, with a view to conserving the value of buildings and encouraging the most appropriate use of land throughout the City; and Ordinance 0-08-xxxx Page 2 of 4 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 amending Ordinance O- 07-1632 regarding permitted uses authorizing an assisted living facility. Sec. 3. THAT the Comprehensive Zoning Ordinance of the City of Colleyville, Texas, be, and the same is hereby amended by changing the zoning of Tract A1, Block 2. Highland Acres Addition, as depicted in the attached Exhibit "A" labeled Zoning and Zoning Map and Exhibit "B" labeled Zoning Exhibit. Sec. 4. THAT the above described tract of land shall be subject to the following amended condition: 1. GENERAL REGULATIONS FOR ASSISTED LIVING CENTER a. This facility shall be licensed as a Type A and/or Type B Assisted Living Center by the Texas Department of Aging and Disability Services as required by the Texas Health and Safety Code. Proof of such licensing shall be required prior to the approval of a change to the Certificate of Occupancy for this property. b. Prior to any change to the Certificate of Occupancy for the facility, an inspection, conducted by a certified third party entity paid for by the property owner and approved by the Building Official, shall be completed to verify compliance with the codes and statutes associated with Type A and B licenses. Ordinance 0-08-xxxx Page 3 of 4 c. Final approval for any change from, or to, Type Aand/or Type B shall require approval by the State of Texas Department of Aging and Disability Services, and the City's Building Official and Fire Marshall. 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. Sec. 10. THAT Ordinance 0-02-1379 and Ordinance 0-07-1632 shall remain in full force and effect, except where amended by this ordinance. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the day of 2008. The second reading and public hearing being conducted on the day of 2008. ATTEST: Cynthia Singleton, TRMC, CMC City Secretary CITY OF COLLEYVILLE David Kelly Mayor Ordinance 0-08-xxxx Page 4 of 4 APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney EXHIBIT A -ZONING AND LOCATION MAP EXHIBIT B -ZONING EXHIBIT ?~iMBEf~I»1}'~E ~it~RTH ~. ~ ,~ ~ ~ ~r --' ~~~_ E a:41tt~Fn t ~ ' ` ~t i - .t l 0!~ fITtTRV ~~ '~ ~ R ~Alsi~E f atu:AetC a. _ _ c3„t f ,t ~- r~ ~. R wwn5a R urt b- ~.CFAM ~'~ rQw ~` CIt of Colle V~~~@ 100 Main Street ~~~ Y Y Colleyville, Texas 76034 (817) 503-1000 '~~-t~ Agenda Briefing www.colleyville.com File Number: File Type: Case Status: Commission Public Hearings Version: 1 Requester: Community Development Department Agenda Date: 03/10/2008 Agenda No.: 7c Controlling Body: Planning and Zoning Commission Final Action: File Name: Approval of a request for a Special Use Permit for a telecommunications tower on Tract 1A of Abstract 1077 and Tract 5A1A of Abstract 339 of the L.L. McLain Survey located at 3816 Bedford Court, Case Z-08-010 Attachments: Location and Zoning Map Notification List Development Statement Development Review Committe Memo Applicant's Response Documents Provided by Applicant Draft Ordinance History of Legislative File Version: Date: Acting Body: Action Text: 1 03/10/2008 Planning and Zoning Commission Title Approval of a request for a Special Use Permit for a telecommunications tower on Tract 1A of Abstract 1077 and Tract 5A1A of Abstract 339 of the L.L. McLain Survey located at 3816 Bedford Court, Case Z-08-010 Explanation Verizon Wireless, represented by Peter Kavanagh, has submitted an application for a Special Use Permit (SUP) to construct a telecommunications tower located at 3816 Bedford Court. The proposed height of the tower will be 100 feet. Attached is a tower elevation drawing that shows the construction details of the proposed tower. The tower will be located on the northeasterly quadrant of the property, approximately 50 feet from the property line and a city limits boundary with the City of Bedford. Access to the tower will be via the existing gravel road, which is part of Bedford Court. Residential District Waiver. Regulations for cellular towers are contained in Chapter 3 of the Land Development Code, which states that the construction must be of a monopole design and the distance between the base of the tower and any agricultural or residential zoning district shall not be less than two times the height of the tower. Therefore, given the 100 foot height of the tower, it is required to be 200 feet from a residential or agricultural zoning district. The applicant requests that this requirement be waived as the subject property is zoned AG-Agricultural district and the base of the tower will be approximately 170 feet from an R40-Single Family Residential district. The nearest residential dwelling in City of Colleyville Page 1 Printed on 3/7/2008 Agenda Briefing Continued Colleyville is approximately 350 feet from the proposed tower and the nearest residential structure in Bedford is approximately 110 feet from the proposed tower. Parking and Landscaping Waiver. Per the provisions of the Land Development Code, the construction of a telecommunications tower must include one parking stall and landscaping around the outside perimeter of the fencing surrounding the tower and facilities. The applicant is requesting to waive these requirements based on the future plans for the property on the part of the property owner, Covenant Christian Academy, which plans to develop the property with a parking lot along with future plans to landscape the area. Staff does not support this waiver request based on the lack of specific future development plans or a development schedule. Safety Lighting. Per the Federal Aviation Administration lighting requirements, the proposed telecommunications tower will not require safety lighting. Federal Aviation Administration guidelines state that towers under 200 feet in height do not have to meet obstruction lighting requirements, unless located within a designated aviation glide slope area, which is not applicable to the subject property. Surrounding Zoning and Development. The property to the north, is zoned CC1-Vilage Retail and developed as retail. The property to the west is zoned R40-Single Family Residential and developed with a single family residence. The adjacent property to the south is zoned AG-Agricultural and is vacant. The properties to the east are located within the City of Bedford and developed as single family residenes. Public Notification. Staff notified 7 property owners within 200 feet of the subject property regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. Staff has received no letters in response to this request. Summary. The proposed location of the telecommunications tower is located 350 feet from the closest residential structure in the City of Colleyville. Staff does not support the waiver to the parking and landscaping requirement. Recommendation Approval; with denial of the parking and landscaping waiver. ---- City of Colleyville Page 2 Printed on 3/7/2008 Location and Zoning Map ~c' ~~l ~ ~ ~ ~ _~ ~ 1` r -- ~' .-'\ ~ ~ ,r 1. ~, , ,, U ;_ ~ ~~ f ~ ,~ ~ i l ` ~ ,- _ _ 1 ~ /~Jf7 `\ f~ --~.; i ~-~~ ~ -~ 1r ' fir f~ ll -- -_ _ ~'~ ~ .. ~~. ~ . ~`'~~ ~ t ~~ ~ ~ . f ~~ ~ CITY OF BEDFORD Notification List OWNER OWNER OWNER OWNER_NAME OWNER_ADDR CITY STATE ZIP SITUS_ADDR Hurst Jaws I Ltd Etal 9130 Jollyville Rd Ste 175 Austin TX 78759 1101 Cheek Sparger Rd Covenant Christian Academy 4800 Bill Simmons Rd Colleyville TX 76034 3906 Bedford Ct Wolfe, Kevin & Larry Chatham 4800 Bill Simmons Rd Colleyville TX 76034 3900 Bedford Ct Werst, Harry A 3808 Wayne Dr Colleyville TX 76034 3900 Bedford Ct Ccdcw Lp 9301 N Central Expy Ste 300 Dallas TX 75231 3816 Bedford Ct Bedford Ct, Tr 1 B, A- Chatham, Larry K Etal 4413 Bowman Dr Colleyville TX 76034 1077 & Tr 5A1 B, A-339 Aymond, Gary 3804 Bedford Ct Colleyville TX 76034 3804 Bedford Ct Peter Kavanagh, applicant 1620 Handley Drive Dallas TX 75208 applicant Public hearing notices were mailed on Thursday, Feb. 28, 2008 by Amy Shelley Signature DEVELOPMENT STATEMENT Verizon Wireless is leasing 1,200 square feet (0.0275 ac) from CCDCW, L.P., the owners of the property. The property is currently vacant and zoned as Agricultural. This property and lease area is located behind the shopping center that fronts on Cheek-Sparger Road and is not visible from the street. In the lease area, Verizon proposes to locate a 100 foot stealth telecommunications tower and its equipment shelter. The height of the tower allows up to three (3) more providers to collocate here and eliminates the need to build more towers in the immediate area. Section 3.24.B (h) in the Land Development Code states that telecommunication towers shall not be closer than two (2) times the height of the tower to the Agricultural or Residential districts, landscaping is required, as is a paved parking space. Verizon Wireless is asking for these three (3) requirements to be waived because the lease area is located inside the Agricultural district and near the Residential district, which are both owned by the same property owner. Landscaping at the base of the tower would not be visible and the Verizon Wireless technicians can park on the gravel access road agreed upon between Verizon and the property owner. DEVELOPMENT SCHEDULE Verizon Wireless expects to start construction on May 1, 2008 and finish 45 days later on June l 5, 2008. There are no stages or phases to this development. CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE February 19, 2008 TO PETER KAVANAUGH FAx 214.941.5259 FROM Justin Bass, Planner SUBJECT Z-08-010 Special Use Permit for a Cell Tower The Colleyville Development Review Committee (DRC) has reviewed your Special Use Permit request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response From the Applicant: 1. Is it possible to relocate the tower to a more central location on the proposed property? 2. Correct the spelling of Bedford Court throughout the development packet. 3. The tower appears to be close to 100 feet from residences located in Bedford. Verify the distances from the nearest residences. 4. Darken the vicinity map to show more detail. 5. How many towers are proposed for the site? 6. What is the maximum height proposed for the tower? 7. Can aesthetic modifications be made to the monopole, such as design and color? If so, provide a brief summary of possible options. 8. Will this building remain on the property? If so, show the building footprint along with distances from the front and side property boundaries and the distance from the lease space where the telecommunication tower is proposed to be located. 9. If the Special Use Permit request is approved, the property shall be subject to the general provisions of the AG-Agricultural zoning district and any conditions imposed by the Planning and Zoning Commission and City Council. 100 Main Street -Colleyville, Texas 76034 - 81 7.503.1050 DEVELOPMENT REVIEW COMMITTEE Z-08-010 SUP FOR CELL TOWER -BEDFORD CT. Staff recommends that the Land Development Code parking and landscaping requirements not be waived due to possible future development on adjacent properties. RESUBMITTAL REQUIREMENTS 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; The above requested items must be submitted no later than Friday, February 29, 2008. This item will not be scheduled for a public hearing for consideration until the items mentioned above are addressed. Please contact me at 817-503-1055 or bassj(a~,ci.colleyville.tx.us if you have any questions. PUBLIC HEARING SCHEDULE Planning & Zoning Commission: Monday, March 10, 2008, 7:00 p.m. City Council: Tuesday, April 1, 2008 and April 15, 2008, 7:30 p.m. Please contact me at bassj(a~ci.colleyville.tx.us or 817.503.1055 if you have any questions. PAGE 2 OF 2 Applicant's Response ZONE SYSTEMS, INC. February 22, 2008 Mr. Justin Bass City of Colleyville RE: Z-OS-010 Special Use Permit for a Cell Tower Verizon Little Beaz Creek Dear Mr. Bass: This letter is in response to the comments I received from you concerning zoning case number Z- 08-010. The property owner and Verizon Wireless prefer to keep the proposed tower where it is because according to future plans, there will be a pazking lot on this property and using the current Location for the tower will put in the corner of the lot. There is one (1) tower proposed for this site that will have a maximum height of 100 feet. The tower should already be aesthetically pleasing because the design is that of a flag pole with no flag. Verizon Wireless will paint it a gray color to blend into the horizon. The equipment building will remain for the duration of the life of the tower. This building is necessary for the cellulaz antennas to properly operate. The engineer is currently working on making changes to the spelling of Bedford Court, showing distances between the tower and residences, darkening the vicinity map, and showing distances relative to the site azea, property lines, building footprint, and tower location. This property is one of a number of nearby properties that will be combined to create the Covenant Christian Academy campus. The subject property will be used for parking on the campus. The site will be surrounded with aneight-foot wrought iron fence. Pazking and landscaping will be completed at the time of the future development so we feel it should be waived for this project. 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BEDFORD COURT coutrvltu, 7x sou ~~ ~q,,~: ORDINANCE 0-08-XXXX AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AS HERETOFORE AMENDED; BY AMENDING THE OFFICIAL ZONING MAP BY AUTHORIZING A SPECIAL USE PERMIT FOR A TELECOMMUNICATIONS TOWER ON TRACTS 1A AND 5A1A OF THE LL MCLAIN SURVEY; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE WHEREAS, the City of Colleyville has received an application for a Special Use Permit under Case No. Z-08-010; and WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the health, safety, morals, or general welfare of the City to enact a new zoning ordinance; and WHEREAS, the City Council has appointed a Planning and Zoning Commission to recommend the boundaries of the various original zoning districts and appropriate regulations be enforced therein and to recommend a new zoning ordinance; and WHEREAS, the Planning and Zoning Commission has divided the City into districts and has prepared regulations pertaining to such districts in accordance with a comprehensive plan and designed to lessen congestion in the streets; to secure safety from fire, panic, and other dangers; to promote health, general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements; and WHEREAS, the Planning and Zoning Commission, has given reasonable consideration, among other things, the character of the districts and their peculiar suitability for particular uses, with a view to conserving the value of buildings and encouraging the most appropriate use of land throughout the City; and WHEREAS, the Planning and Zoning Commission of the City of Colleyville and the City of Colleyville City Council, in compliance with the Charter of the City of Colleyville, and State Law with reference to changes to zoning classifications under the Zoning Ordinance Regulations and Zoning Map, having given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally, and to the persons interested and situated in Ordinance 0-08-XXXX Page 2 of 3 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 authorizing a Special Use Permit for a cellular tower on Tracts 1A and 5A1A of the LL McLain Survey, as depicted on the Zoning and Location Map, attached as Exhibit "A", and described in the Legal Description, attached as Exhibit "B". Sec. 3. THAT the above described tract of land shown on Exhibit "B" shall be used only in the manner and for the purposes provided by the Comprehensive Zoning Ordinance of the City of Colleyville as heretofore amended, and as amended herein. Sec. 4. THAT the above described tract of land shall be subject to the following conditions: 1. General a. The location of the tower and all telecommunication ground equipment shall be situated within the boundaries of the site as shown on the Site Plan, attached as Exhibit "C". b. The site shall be limited to one tower structure. c. The tower height shall not to exceed 100 feet. d. Any alterations to the exterior of the tower shall require approval by City Council. e. Any exterior lighting shall require approval by City Council. f. The tower shall be consistent with the Tower Elevation Drawings, attached as Exhibit "D". g. The tower exterior shall be of a gray hue. h. The tower shall meet all the requirements of the Land Development Code, except where amended herein. Ordinance 0-08-XXXX Page 3 of 3 Sec. 5. THAT any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Colleyville, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Sec. 6. THAT if any section, paragraph, subdivision, clause, phrase or provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this ordinance as a whole or any portion thereof other than that portion so decided to be invalid or unconstitutional. Sec. 7. THAT in addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. Sec. 8. THAT it has been found that there has been a change in conditions in the above described property, it is now necessary that it be given the above zoning classification in order to permit its proper development and in order to protect the public interest, comfort and general welfare, and requires that this ordinance shall take effect immediately from and after its passage. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the day of 2008. The second reading and public hearing being conducted on the day of 2008. ATTEST: Cynthia Singleton, TRMC, CMC City Secretary CITY OF COLLEYVILLE David Kelly Mayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney Exhibit A -Zoning and Location Map 3906 3900 R4Q • ;...3900. SITE City of o a~ Bedford 0 A n 1 ~~ 3804 3716 Exhibit B -Legal Description BEING a tract of land situated in the L.L. McClain Survey, Abstract No. 1077 and being out of and a portion of that certain tract of land conveyed to CCDCW, LP by General Warranty Deed with dated November 20, 2006 and recorded in Document No. D206375923, Deed Records, Tarrant County, Texas, and being more particularly described by metes and bounds as follows: COMMENCING at '/z" iron rod found at the southeast corner of the Harry Allan Werst and Helen Jane Werst tract, said tract being recorded in Volume 6367, Pager 841, Deed Records, Tarrant County, Texas; THENCE along the east boundary line of the said Harry Allan Werst and Helen Jane Werst tract, same being the west line of said CCDCW, LP tract, North 00 degrees 08 minutes 01 seconds East, a distance of 304.86 feet to a Point of the northwest corner of the said CCDCW, LP tract, from which a '/2" iron rod found for the northeast corner of said Werst tract bears North 00 degrees 05 minutes 56 seconds East, a distance of 21.80 feet; THENCE along the north boundary line of the said CCDCW, LP tract, North 89 degrees 47 minutes 35 seconds East, a distance of 168.76 feet to a 5/8" iron rod set with cap marked "WEBB-4125" and the POINT OF BEGINNING hereof; THENCE continuing along the said north boundary line, North 89 degrees 47 minutes 35 seconds East, a distance of 30.00 feet to a 5/8" iron rod set with cap marked "WEBS-4125"; THENCE through the interior of the said CCDCW, LP tract the following three (3) courses: 1. South 00 degrees 12 minutes 25 seconds East, a distance of 40.00 feet to a 5/8" iron rod set with cap marked "WEBB-4125"; 2. South 89 degrees 47 minutes 35 seconds West, a distance of 30.00 feet to a 5/8" iron rod set with cap marked "WEBB-4125"; 3. North 00 degrees 12 minutes 25 seconds West, a distance of 40.00 feet to the POINT OF BEGINNING hereof and containing 0.0275 acres or 1,200 square feet of land, more or less. Exhibit C -Site Plan ^HG_'_----JNa p ' ~3 r ~___''`~- ~ d _ __~ ` ~ \ ~ ~ ~ ~~ a ~ ~ !t ~$i ~ ~ ~ r G -- ~~ ~~~ ~~ ~ ~ ~. ~~,.~~ ~~ ~ ; ., ~ ~ ~ ~~~ ;. R ~~ ~ ~~ ; ,, ~ ~ ~ ~~ r I~ ~ ro ~ ~ r-o- ' R ,r-+r ~ S I I ~ I ~ ~ is ~ ~ I ~ t ' f ~ ~ ~ ~~ I I ~~ ;i ~ ~ ~ ', ~ ~ ~~ - ~ ~ i !~ ~f~ ~-----il~li 11 t,~lE ~ ~ Ec '1 Exhibit D -Tower Elevation Drawings _ ~- ~x++n~wc aoo ~~~ ~o~~~ +" - mwee v~rmow~ v aw~ioo me Mo rldo~t m oaoEAn+o cle oo~srwcn+o rowo~ ~ ~ 1 SU~C~ONiRARlOlt 1D CQY'LY 1N11l1 ALR Ff7C AiM FAA ~ ON '1!~! PIIOdEIrT 2 ~~MICIIIIFT ~Mb W~Ifi M>D OONI1101~ PER FAA IIE~lItA110NS 31i~ ~ Q~NrflGM It A 0 OF >~ MID ~ ~~~~ o~o~k aw°~ne ~+ € ooNSt~oi+ wROUCtrt ~ea+ ~ ~ i~(DI" east r ..__ , . ~+~~ ~f Co~~e V~~~e Colle0v0illeaTexas76034 Y Y y~ (817) 503-1000 "`•"~ Agenda Briefing www.colleyville.com File Number: File Type: Case Status: Commission Public Hearings Version: 1 Requester: Community Development Department Agenda Date: 03/10/2008 Agenda No.: 7d Controlling Body: Planning and Zoning Commission Final Action: File Name: Approval of a request for a Special Use Permit for an accessory building on Lot 1, Block 1 of the Pleasant Glade Farm Addition located at 3400 Glade Road, Case Z-08-011 Attachments: Location and Zoning Map Notification List Statement of Planning Objectives Documents Provided by Applicant Development Review Committee Memo Applicant's Response Draft Ordinance History of Legislative File Version: Date: Acting Body: Action Text: 1 03/10/2008 Planning and Zoning Commission Title Approval of a request for a Special Use Permit for an accessory building on Lot 1, Block 1 of the Pleasant Glade Farm Addition located at 3400 Glade Road, Case Z-08-011 Explanation Gary Cantrell submitted a request for a Special Use Permit (SUP) to construct a 4,000 square foot detached accessory building on 9.4-acres located at 3400 Glade Road. The applicant is requesting the accessory building to replace the dilapidated existing accessory buildings and garage on the premises. The applicant states that these existing structures will be demolished upon approval of the SUP. The proposed accessory building will be used for the storage of items currently located in the other structures. Storage will include tools, furniture, tractors, trailers, fish feed, the housing of cattle, and miscellaneous items of personal value to the owner. The Land Development Code only allows up to a 2,500 square foot accessory building for a lot of this size. The accessory building will be designed of a prefabricated metal and will be no higher than 20 feet. The applicant is requesting to begin construction of the proposed accessory building prior to demolition of the other structures in order to protect the storage from damaging weather. Staff agrees with the request subject to demolition of the four existing structures (three accessory buildings and a garage) within 180 days of building permit issuance. Existing Conditions. The property is zoned AG-Agricultural and is currently developed as a single family residence. City of Colleyville Page 1 Printed on 3/7/2008 Aaenda Briefing Continued Surrounding Zoning and Development. The properties to the east, west, and a portion of the south are zoned PUDR-Planned Unit Development Residential and are developed as single family residences. The remaining southern portion and the properties to the north are zoned RD-Two Family Residential and are developed as condominiums. Public Notification. Staff mailed notices to 40 adjacent property owners regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. Staff has received no letters regarding this request. Summary. Other than exceeding minimum size requirements, the accessory building complies with the development regulations stated within the Land Development Code including building setback, lot coverage and building height requirements. Additionally, staff recommends approval of the SUP request due to the large size of the subject property (9.4 acres) and the lack of any opposition to the request. Recommendation Approval with the condition that the four structures (three accessory buildings and garage) located on the subject lot be demolished within 180 days of building permit issuance. City of Colleyville Page 2 Printed on 3/7/2008 Location and Zoning Map ~~~' 41 t 50 ~5D3 50.5 35D7 50 5317 -~~ ,T ~ 5313 408 4l-, 5p 5Ci d0 50 50 51 5311 D AG 5309 5303 - ' ~ 5207 a ~~ ~~ ~2D4 5203 . ~~ ~ I I ~ 1 ~~ `~ ~ 5205 ~ ~ Y , +3tg4'. ~.~ 2D1 ITE ,_ ~ ,~,.t:.~ ~ ~, ~ ~. 51 , 1 f SDDs ~ ~` 16~` ~ ~ 100 707 ~ ~i1~2 'y l~ 201 3 __ ` ~ ~ ` ' ~ r ~ 5105 ~ . I 51 09 51 q7 - ~ ~ 5104 AG .-~ c~i , F1~., 3U24 ~ 5025 510E 113 stDS„ c ~ UDR ~ ~ sozD - ,D21 51uD ~ - 0 ] 01 340D 5101 ~' ~'~ 3 F 143*: c ? ~ 5D I6 50 12 , : '~2~1 + i. '6100 ~ 500y,, _ , 501P 501 i - 5D17 ~- Y~ r'1014° r - ~ 5GD7: 5D 12 ' ? `5013 3Q 12 5D13 5008 F = £DD 5g05; '` SDOE 5Dl?9 3408 'y ' 04_ 0_O~ T ~, - -~ r 5005 ~ - 50D d 6009 - 0.1~ r' 5D D3 5D02' 5003 5004 5005 , ~+ 5004 .012 - 6005 Alld. F0D1 000 5001- `U00 ~ 40 4 50D1 a . ~,. ~ 0 3708 °004 d0D0 . ~r- ` ,._ ..4918 .~ '38D ~'sftls. 49D9 fi 1']1 1 ` 32GU ~ 207 s3D4 s20B 200 s3U"<~ 33D4 ~ ~~; r V ~ ~ .~~? ~ . - ~ 4J 13 r ~ ~ fi~)7T~~ 3209 4004 j10R T ~ :: -- oD13 i . 4903 s 805 .~ 4902 3104 3201 :20 3 205 2Ui X301 7J0:3 `x305,;: ~ ~39DA 4'd 05 -4004 ~ 49UD. 3102 i a 3 504 3B0d~ f12 e1D0 ' ,_ ?00 '202 ,2D432DB ~30D'302 0D4+ ,. ., 4 00 ~l ~ 5 ~ ~ .., 404 ~ 3100 ~ ~ _ 4:12 ~r~ ~ =1 ~~..~'- ~ ;1351. Notification List OWNER_NAME OWNER_ADDR OWNER CITY OWNER STATE OWNER ZIP SITUS_ADDR Churches In Covenant Internati 2644 E Trinity Mills Rd Carrollton TX 75006 5008 Roberts Rd Baucom, Kerry Etvir Chris 5200 Bugle Ln Colleyville TX 76034 5200 Bugle Ln McCroskey, Teresa Louise 3401 Huntington Dr Colleyville TX 76034 3401 Huntington Dr Harada, Seiji Etux Maria L 3309 Huntington Dr Colleyville TX 76034 3309 Huntington Dr Chen, Larry L 6608 Meade Or Colleyville TX 76034 3307 Huntington Dr Moriarty, Kenneth Etux Mary 5201 Bugle Ln Colleyville TX 76034 5201 Bugle Ln Ponder, Bill C Etux Rachel Lee 3406 Huntington Dr Colleyville TX 76034 3406 Huntington Dr Molaison, Jennifer L 3404 Huntington Dr Colleyville TX 76034 3404 Huntington Or Heygood, Susan B 3402 Huntington Dr Colleyville TX 76034 3402 Huntington Dr Carpenter, Robert Etux Leslie 3400 Huntington Dr Colleyville TX 76034 3400 Huntington Dr Hisey, Douglas Etux Laura 3314 Huntington Dr Colleyville TX 76034 3314 Huntington Dr Bullard, Michael M & Christine 3312 Huntington Dr Colleyville TX 76034 3312 Huntington Dr Nye, Steven & Carolyn 3310 Huntington Dr Colleyville TX 76034 3310 Huntington Dr Vu, Hai-Lang & Laura Remias 3308 Huntington Dr Colleyville TX 76034 3308 Huntington Dr Ray, Austin L Etux Carolyn S 3306 Huntington Dr Colleyville TX 76034 3306 Huntington Dr Primas, Marvin 2704 Clearmeadow St Bedford TX 76021 5117 Auburndale Ave Primas, Marvin 2704 Clearmeadow St Bedford TX 76021 5112 Auburndale Ave Cantrell, Gary and Karen, applicant 3400 Glade Rd Colleyville TX 76034 3400 Glade Rd Glade Road Estates Ltd Ptn 545 E John Carpenter Fwy Irving TX 75062 5029 Strathmore Terr Primas, Marvin 2704 Clearmeadow St Bedford TX 76021 5108 Auburndale Ave Netzer, Jeffrey Etux Candace F 4105 Martin Pkwy Colleyville TX 76034 5025 Strathmore Terr Davis, Paul Jr Etux Demmie =5104 Auburndale Ave Colleyville TX 76034 5104 Auburndale Ave Panorama Properties Ltd 502 N Carroll Ave Ste 120 Southlake TX 76092 5100 Auburndale Ave Didarali, Amirali & Salima B D 5021 Strathmore Ter Colleyville TX 76034 5021 Strathmore Terr Grantham, Margaret F 3408 Glade Rd Colleyville TX 76034 3408 Glade Rd McKee, Robert 8~ Venna McKee 5017 Strathmore Ter Colleyville TX 76034 5017 Strathmore Terr Ramsey, J Douglas 6134 Clear Creek Dr Garland TX 75044 5016 Auburndale Ave Osborne, Kerry Etux Jill 5013 Strathmore Ter Colleyville TX 76034 5013 Strathmore Terr Martin, Thomas Patrick 5012 Auburndale Ave Colleyville TX 76034 5012 Auburndale Ave Landon, Mary M PO Box 1331 Bedford TX 76095 5009 Strathmore Terr Rader, Michael Etux Marilyn 5008 Auburndale Ave Colleyville TX 76034 5008 Aubumdale Ave Heffron, Keith Etux Estela 1111 Lexington Ave Apt 2026 Flower Mound TX 75028 5005 Strathmore Terr Glade Family Ltd 3400 Glade Rd Colleyville TX 76034 3404 Glade Rd Nelson, Keith M Etux Terry B 5004 Auburndale Ave Colleyville TX 76034 5004 Auburndale Ave Phillips, Stephanie Etvir S K 5001 Strathmore Ter Colleyville TX 76034 5001 Strathmore Terr Glade Road Estates Ltd Ptn 545 E John Carpenter Fwy Irving TX 75062 Strathmore Terr HOA, Open Space Schmidt, John W Etux Judith M 3304 Saint Albans Cir Colleyville TX 76034 3304 St Albans Cir Bryant, Zack T Etux Lynn W 3302 Saint Albans Cir Colleyville TX 76034 3302 St Albans Cir Phillips, Tommy D Etux Carole 3300 Saint Albans Cir Colleyville TX 76034 3300 St Albans Cir Smith, Johnny E 3206 Saint Albans Cir Colleyville TX 76034 3206 St Albans Cir Sheppard, Jeffrey Etux Chrisri 3204 Saint Albans Cir Colleyville TX 76034 3204 St Albans Cir Public hearing notices were mailed on Thursday, Feb. 28, 2008 by Amy Shelley Signature Statement of Planning Qbjectives Re: Zr08-011 SUP for Accessory Building -3400 Glade Road 1. The purpose of this SUP request is to allow owner to build a new bam to replace the 5 existing old and ugly buildings currently scattered on the property. Building specifications and builder installation information is attached for your review. Basically, the building will be 40' X 100', concrete flooring, peak height 20', and wall height 14'. Probably have ivy white walls and green roof and trim. Accessories include roof vents, insulation, overhead doors, walk doors, windows and skylights. The building will be used for storage of tools, furniture, tractor, trailer, cattle and fish feed and miscellaneous stuff. 2. Construction will begin within 12 months after approval of the SUP. The 5 existing old buildings will be demolished immediately after the roof is complete on the new building. 3. The new building will have no economic impact to the city and no traffic impact to the roads. DEVELOPMENT SCHEDULE: PROPOSED OWNERSHIP: UTILITY PROV~SIUNS: to be constructed in Summer/Fall 2008 Karen and Gary Cantrell Electric-provided by TXU Water- tap private line to house Sewer- n/a Gas- n/a ECONONIIC DEVELOPMENT INFO: n/a TRAFFIC IMPACT ANALYSIS: n/a BLOCK 1 ANT ACRES •158, PAGE 78 R.T.C.T. NEO SU a• o BLOCK J u~n~ ~ ~~T~ ~~ ~ys~p -aa ~ T ,8 1. ESMT.--+ \ t N 89'56'3Cf E 535.72 t/t IRf -mot 1 -~-t ~ IRF. _. ~_ ._~. E RcP-s7 ~~ APP ~e WATER WELL I wTN ELECTRIC PUMP srRC 580 ~ Mu~TER RF~CE 571.0 I coNC. / ` RIED ~ E _ _ _ /~' a• o. s u. Estrt. ~ Y `1 s/r wgJ I T w o. r u_ESrtr~ s• o. t u. ESMT. N O a~ i N z II l0T 2, BLOCK i PLEASANT ACRES CAB. B, 5UOE 248 P.R.T.C.T. lONEO SU Ir o. IRF ~• C ' % C / / / 1co' P I / / i O _ _ T. P. do L. ESMi ~.'`~ ~~`! ~-- .T - .. VOL. 3857, PACE 358 ~ i ~- _ / :Lt1 N 89'S2'01 W PP s/Lf Iln at O.R.T.C.T ~ ~ ... 180.20 ..~,~ "r PIPE LOT 1. 9LOCK 1 ~ ~ ~ 9.31 ~ ACRES ~ SCALE IN FEET ~ZONtE o 0 1 INCH ~ 100 FEET ~o ~ ~ ~ ~. ~ S o ~ ~ $ y/ JERRY GRANTHAM and wifa,' ME' MARGARET F. CRANTwW VOL. 4189, PAtiE 164 I ~. ~ D.R.T.C.T. ..._. i /2' tRf t Z' D. • u_ ESIrt _ -- -- t/2' iRF 20NE0 AG a N ~ , N DAVID 1. BAILIFF, TRUSTEE I.A VOL. 10,124 }! - PAGE 697 ' ~,~ '• ;,,o u D.R.T.C.T. ,~11ZONEO Ac ~3~6 ° ~ 10• LROG. uNE 40' ~'LI~NE' ' ' ' lA ~~~ '~~ O Q V 49 •N 88 45 200.OS ;;: ~• .~ . -o %r IRF I/Y' MtF tattoEU « -x r WATER NNE t . ,~ 89'1 ' •4 t w y_w„ r WA1FJ1 WIE P~ GLAD ROAD (COUNTY tRD. 3036)-' j R E E I V ~~ ci R u LOT 4 ~ v to ~ I ,o I LOT ~ \\ . l0T t: T I+ ,. a I lO 13 \ \ i-E~ n ~ 200 WOODLAND HILLS PLOT PLAN z wOODLAND ILLs FOURTH Ec FIF TH I NINTH FlLING er ,~,........ FILING CAB. A, SUOE 1 - 2 I III I I ~ CAB. A, SUOE 1 - 2 ~ P.R.T.C.T. P.R.T.C.T. TONED RA RECEIVED 1=F~ 0 ~ ~Ot)t Per ............. ~~ Mueller' Inc Steel Building Systems & Components Salesperson: Charlie Haggertan Submittals Building Quotation Date: 1 /10/2008 Job #: • Erection Drawings Qty: 3 o UL-90 Not Eligible for Preapproval • Anchor Bolt Plan Qty: 3 o Design Calculations • Design Certification o Mueller Supplied Components Designed to meet TX Windstorm Criteria • Next Business Day Mail (where available) o See Additional Architectural Drawings Customer Data Customer. Gary Cantrell End User: Cust. No: Name: Maid Address: 3400 Glade Rd. Jobsite Address: City, State, Zip: Colleyville,Tx 76034 City, State, Zip: , Contact: Gary County: Day Phone: 817-571-4834 General Contr: Home Phone: - Address: Cell Phone: 817-685-7739 City, State, Zip: Fax - Customer Type: Retail Email: GARY_KL~SBCGLOBAL.NET Ship Via: Mueller Truck Weight: 31,101 Ibs Building Details Binding Type: • RF o SS o LT Eave Ht Roof Slope Girt Type Width: 40.000' Peak Offset: 20.000' Front Side: 16.000' 5.000 in 12 Flush Length: 100.000' Back Side: 16.000' 5.000 in 12 Flush Sidewall Bay Spacing 5 ~ 20.0000' Frame lD Frame Type Load Width Col Type` Rafter Type' Frame Line # Int Col's 1 Rigid Frame 25.000' Tapered Tapered 1 2 3 4 - 2 Rigid Frame 25.000' Tapered Tapered 5 6 - •Maychange due ro eng~nee~ng requirements Building Code (Provided by customer): Design Code: 1BC'03 Closed/Open: P Exposure: importance -Wind: Seismic Zone: importance -Seismic: Seismic Coefficient: Importance -Snow: C 1.00 D 1.00 0.23 1.00 Building Loads: Dead Load: 2.50 psf Live Load: 20.00 psf Load Reduction: Yes Ground Snow: 5.00 psf Collateral 0.00 psf Wind Load: 90.00 mph Other Loads: Extension Dead Load: 2.50 psf Extension Live load (SW): 20.00 psf Extension Live Load (EW): 20.00 psf Crane Load? o Yes • No Floor Load? o Yes • No Parapet /Mansard? o Yes • No Stepped elevations or structures within 20 feet? • Yes o No (Attach Separate Data She Special Serviceability requirements? o Yes • No MBMA Intended Use: Buiid(ng Use Classfiation: Standard Building Description of building use: Barn WESICHARLIEH\Cantre113 Page 1 of 3 40 x 100 x 16 / 16 Frame Coating Main Columns 8 Raft • Red otdde u I-I©i-Dippnd Gnl~ld End Frames Left Expandable • Non-Exp RF _ o Std. Endwall o CF Endwall o ors Purlins, Guts, Eave Struts • Red o~ade Pr@-Galvanizr±d o Hot-Dipped Galdd Base Condition Right • • Angle o • Trim 0 o Channel 0 o Girt Door Framing • Red o~ade f're-Gntvs~nizad o Hot-Dipped Gal~d Base Angle • Red obde o F're=Cl~lvaniz©d o Hot Dipped Gai~ld Wall Bracing: Roof: Left Endwall: Front Sidewail: Right Endwall: Back Sidewail: Bracing Details Diagonal Bracing Rigid Frame Diagonal Bracing Rigid Frame Diagonal Bracing Framed Openings Note: Welded Clips Wall Bay .Open Width Header Ht Sill Ht Offset Front Sidewali 1 12.000' 12.000' 0.000' 4.000' Front Sidewail 2 12.000' 12.000' 0.000' 4.000' Front Sidewail 3 12.000' 12.000' 0.000' 4.000' 'Note on framed open~gs: Hustler, Inc will supply the necessary reinforcement to brace framed openings against necessary loadings. If the size of the framed openings are specified by the customer, Mueller, Inc will not be responsible for adaptability of fd-up of items instaAed in these frarr-ed openings other than stock overhead doors supplied by Mueller,inc Purlin Extensions Wall None Surface Len h 5offrt Eave Extensions and Canopies Wall Bay St Bay End Height Width Slope Soffit None Open walls: 'Note: AM open watts wiq contain necessary cdumns unless otherwise noted. Left Endwall: o Yes • No Right Endwall: o Yes • No Front Sidewail: o Yes • No Back Sidewali: o Yes • No Partial Walls: Wail Bay Start Bay End Open Height Base Fuli Load None WES\CHARLIEH1Cantrell3 Page 2 of 3 40 x 100 x 16116 Sheets & trim Roof Walls Color: IVY flvy G Color: LST Lt S Panel: R Panel: R OOUg®: 26 Ouugo: _ 2G Quality: 30 / 25 Yr. " Quality: 30 / 25 Yr. ` `see specific details at www.muellerinc.com. Fasteners Roof Panel: TEK1.25 Lap: LAPTEK Type: Painted Ridge Covering • Peak Sheets o Ridge Row Insulation Roof: 3.00 Inch Walls 3.00 Inch Accessories Quan 3 2 2 3 2 Walls Panel: TEK1.25 Lap: LAPTEK Type: Painted Eave Condition Front Sidewall o Gutter 8~ Downspouts . Eave Trim Tyne: Vinyl Reinforced Tvae: Vinyl Reinforced Description o Hex Wire o Hex Wire sofrrt Color. Panel: Or~ug©: Quality: MUE RUO.12 X 12 C250 White WD: 3X7 COMPLETE WHT SOLID DOOR KIT 3070 R TRIM PACKAGES -gin Cont. Ridge Vent (Die-form Base) :White W/damper Hor.Slide 6030 Ins Mill Trim Gable: IVY tiY G Eave: IVY ivy G Cornor: IVY Ivy (i Jamb: IVY Ivy G Soffit Panel: Lap: Type: Back Sidewall o Gutter 8 Downspouts Eave Trim WES\CHARLIEH1Cantrell3 Page 3 of 3 40 x 100 x 16 / 16 CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE February 19, 2008 TO GARY CANTRELL FAX 817.685.7739 FROM Justin Bass, Planner SUBJECT Z-08-011 SUP for Accessory Building - 3400 Glade Road The Colleyville Development Review Committee (DRC) has reviewed your Special Use Permit request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. Submit a revised statement of objectives as required by the Special Use Permit application. 2. Accessory building uses in the AG -Agricultural district are restricted to home occupational uses, servant/caretaker quarters, crop farming, livestock raising and breeding, and private horse stables. 3. Section 3.27.2.C of the Land Development Code states that accessory buildings greater than 2,500 square feet on a lot of this size must be approved as a Special Use Permit. The proposed accessory building contains 4,000 square feet. 4. Provide justification for the size of the structure. 5. Will the structure's architecture and building materials be compatible with the house? 6. There are currently four existing accessory buildings located on this property -all proposed to be demolished. In order to be in conformance with the Land Development Code, these structures must be demolished prior to the issuance of a building permit for the new accessory building. 7. This building is required to be structurally engineered. Contact Bill Elliott, Building Official, at 817-503-1054, for more information. 100 Main Street - Colleyville, Texas 76034 - 81 7.503.1050 DEVELOPMENT REVIEW COMMITTEE Z-0$-011 SUP FOR ACCESSORY BUILDING TENTATIVE PUBLIC HEARING SCHEDULE Planning & Zoning Commission: Monday, March 10, 2008, 7:00 p.m. City Council: Tuesday, April 1, 2008 and April 15, 2008, 7:30 p.m. RESUBMITTAL REQUIREMENTS 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; The above requested items must be submitted no later than Friday, February 29, 2008. Please contact me at 817-503-1055 or bassi(a~ci.colleyville.tx.us if you have any questions. C: DEVELOPMENT REVIEW COMMITTEE PAGE 2 OF 2 Applicant's Response Gary and Karen Cantrell 3400 Gtade Rd. Colleyviile, TX 76034-4821 26 February, 2008 Mr. Justin Bass, Planner City of Colleyville 100 Main Street Colleyville, TX 76034 Re: Z-08-011 SUP for Accessory Building - 3400 Glade Rd. Dear Mr. Bass: The following are my responses to your comments dated 19 Feb 08. i. Attached on a separate page is my statement of objectives. 2. I currently have 3 existing accessory buildings on the subject property (Lot 1, Block 1 Pleasant Glade Farm Addition) which total approx 2294 sf, plus a vacant house with detached garage totaling approx 1800 sf on an adjacent lot. All these buildings total approx 4094 sf. I have 3 buildings for storage of antique furniture, tools, and miscellaneous stuff, and 2 sheds for seasonal cattle and feed. The purpose of one (1) new building (which I call a barn) will satisfy my storage and cattle business all in one building. 3. I understand that I can build a 2500 sf building without a SUP permit. However, this SUP request is to build a new 4000 sf barn. 4. I have limited storage remaining in my existing structures. Furthermore, the 2 sheds and existing barn and house with garage are probably over 50 years old and are almost falling down. They are beyond repairing. 5. My house is brick. The new barn will be a prefabricated metal building. 6. I am requesting a waiver to allow me to demolish the old structures after my new barn is complete. I have tools and furniture that will be ruined if they are stored outside during a rain. I will provide a written contract with Midwest Wrecking to demolish and haul off the old buildings and the city can hold my final CO until the buildings are gone. I must have time to move everything into my new building before the old ones are torn down. 7. I will submit a building permit for a structurally engineered building in accordance with city codes after this SUP is approved. I hope I answered your comments. Please call me at 817-571-4834 if questions. Sincerely, . /~ ~~ G Catitreil ~ ~~ ~' RECEIVED FEB 2 ~~ 2(~D~ Per ............. ORDINANCE 0-08-xxxx AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AS HERETOFORE AMENDED; BY AMENDING THE OFFICIAL ZONING MAP BY AUTHORIZING A SPECIAL USE PERMIT FOR AN ACCESSORY BUILDING ON LOT 1, BLOCK 1, PLEASANT GLADE FARM ADDITION; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE WHEREAS, the City of Colleyville has received an application for a Special Use Permit under Case No. Z-08-011; and WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the health, safety, morals, or general welfare of the City to enact a new zoning ordinance; and WHEREAS, the City Council has appointed a Planning and Zoning Commission to recommend the boundaries of the various original zoning districts and appropriate regulations be enforced therein and to recommend a new zoning ordinance; and WHEREAS, the Planning and Zoning Commission has divided the City into districts and has prepared regulations pertaining to such districts in accordance with a comprehensive plan designed to lessen congestion in the streets; to secure safety from fire, panic and other dangers; to promote health, general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the Planning and Zoning Commission, has given reasonable consideration to, among other things, the character of the districts and their peculiar suitability for particular uses, with a view to conserving the value of buildings and encouraging the most appropriate use of land throughout the City; and WHEREAS, the Planning and Zoning Commission of the City of Colleyville and the City of Colleyville City Council, in compliance with the Charter of the City of Colleyville, and State Law with reference to changes to zoning classifications under the Zoning Ordinance Regulations and Zoning Map, having given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally, and to the persons interested and situated in Ordinance 0-08-xxxx Page 2 of 4 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 authorizing a Special Use Permit for an accessory building on Lot 1, Block 1 of the Pleasant Glade Farm Addition, as depicted on the Location and Zoning Map, attached as Exhibit "A", and the Plot Plan, attached as Exhibit "B" and as shown on the Building Elevations attached as Exhibit "C". Sec. 3. THAT the above described tract of land shown on Exhibit "A" shall be used only in the manner and for the purposes provided by the Comprehensive Zoning Ordinance of the City of Colleyville as heretofore amended, and as amended herein. Sec. 4. THAT the above described tract of land shall be subject to the following conditions: 1. General a. This Special Use Permit shall only apply to the use of an accessory structure. b. The accessory structure shall conform to the layout and specifications indicated on the attached Exhibit "B", labeled as Plot Plan and on the attached Exhibit "C", labeled as Building Elevations. c. The accessory structure shall not exceed 4,000 square feet of gross floor area. d. The accessory structure shall not exceed 20 feet in height. e. The accessory structure shall not be used as a residence, guest house or servants quarters. f. The accessory structure shall not be used for any commercial enterprise or activity. Ordinance 0-08-xxxx Page 3 of 4 g. The accessory structure shall meet all requirements of the Land Development Code and Building Code, except where amended by this Special Use Permit. h. The three existing accessory buildings and garage located on the subject property shall be demolished within one hundred eighty (180) days of building permit issuance. Sec. 5. THAT any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Colleyville, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Sec. 6. THAT if any section, paragraph, subdivision, clause, phrase or provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this ordinance as a whole or any portion thereof other than that portion so decided to be invalid or unconstitutional. Sec. 7. THAT in addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. Sec. 8. THAT it has been found that there has been a change in conditions in the above described property, it is now necessary that it be given the above zoning classification in order to permit its proper development and in order to protect the public interest, comfort and general welfare, and requires that this ordinance shall take effect immediately from and after its passage. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the day of 2008. The second reading and public hearing being conducted on the day of 2008. ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC, CMC David Kelly City Secretary Mayor Ordinance 0-08-xxxx Page 4 of 4 APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney Exhibit "A" -Location and Zoning Map Exhibit "B" -Plot Plan LD1 t$ tf3T 3. tl~ i.DT is N p7'~6'Sd'[~ ~ d/ ~~ YD ~' 8. Y 4. LiY4- .o.... .~~ .v.... _ ~ ~ ~: - l+-- >• * ~ i. (' it t C SM' _J T_.4 ~ .,. ~. ~.,. 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