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City of Colleyville
Planning and Zoning
Commission
Agenda
City Hall
100 Main Street
Colleyville, Texas 76034
817. 503.1000
www.colleyville.com
Monday, March 26, 2012 City Council Chambers
PRE COMMISSION MEETING
6:15 P.M.
EXECUTIVE CONFERENCE ROOM
THIRD FLOOR
LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING,
PLATTING, AND LAND USE
REVIEW OF REGULAR AGENDA ITEMS AND DISCUSSION OF PREVIOUS MEETING
MINUTES
DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON
DEVELOPMENT TRENDS, PROGRESS AND CITY COUNCIL ACTIONS ON PAST
AGENDA ITEMS
EXECUTIVE SESSION - In accordance with Texas Government Code Chapter 551,
Subchapter D, Section 661.071 - Legal - Consultation with attorney on legal
issues raised by public hearing or action items on the agenda
7:00 p.m. - REGULAR MEETING
CALL TO ORDER
PLEDGE OF ALLEGIANCE
INVOCATION: Commissioner Phelps
1. APPROVAL OF MINUTES
March 12, 2012
2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON THE
AGENDA
3. PUBLIC HEARING AGENDA ITEMS
3a Approval of a request to rezone from R40-Single Family Residential and AG-
Agricultural to PUDC-Planned Unit Development Commercial on 7.99 acres
located on Lots 3 and 4, Block 1 and Lots 1-6, Block 2, of the Southgate
City of Colleyville Page 1
Planning and Zoning Commission Agenda March 26, 2012
Addition and 10.44 acres in the Allen Christian Survey and in the L.L. McLain
Survey located between 3916 Wayne Drive and 3707 Bedford Court, Case
ZC12-007
3b Approval of a request for a Special Use Permit to allow for horses on Lot 1,
Block 1, of the Greener Acres Subdivision, located at 1313 Glade Road, Case
ZC12-008
4. ADJOURNMENT
I hereby certify this agenda was posted on City Hall bulletin boards March 23, 2012 by
5: 00 p, m.
Amy Shelley, Community Development Coordinator
Any matter on this agenda may, at the discretion of the governing body, be opened for
public comment and discussion.
If you plan to attend this public meeting and have a disability that requires special
accommodations, please advise the City Secretary at least 48 hours in advance at
817.503.1133, and reasonable accommodations will be made to assist you.
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City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 3a Agenda Date 03/26/2012 Number ZC12-007
Type Public Hearing Agenda Items
Denartment Communitv Develoament
Title
Approval of a request to rezone from R40-Single Family Residential and AG-Agricultural
to PUDC-Planned Unit Development Commercial on 7.99 acres located on Lots 3 and 4,
Block 1 and Lots 1-6, Block 2, of the Southgate Addition and 11.8 acres in the Allen
Christian Survey and in the L.L. McLain Survey located between 3916 Wayne Drive and
3707 Bedford Court, Case ZC12-007
Explanation
Randy Johnson, on behalf of Cirrus Health, submitted a request to change the zoning
of 19.8 acres between 3916 Wayne Drive and 3707 Bedford Court from the R40-Single
Family Residential and AG-Agricultural zoning districts to a PUD-C-Planned Unit
Development Commercial zoning district for a mixed-use development consisting of
retail and medical office uses on 1.2 acres and a senior housing development on the
remaining acreage with a combination of independent living, assisted living, and
memory care.
Statement of Planning Objectives. The developer has provided a written Statement
of Planning Objectives, which has been used for drafting the proposed PUDC ordinance
for the subject property. The Statement of Planning Objectives describes the nature of
the proposed development and includes a development schedule and a statement of
development goals. A copy of the Statement of Planning Objectives is attached to this
agenda briefing.
Proposed Development. The proposed development, to be called Heritage Farms,
will focus on providing residential housing options to persons aged 55 and older.
The proposed development is spread across four different areas of the site, each with a
distinct name and function:
The Homestead at Heritaae Farms - Phase One, scheduled for completion in Z013:
This facility will be approximately 15,000 square feet and will provide general and
medical office or retail purposes to those residents living on the property, as well as
those within the Colleyville area. The applicant is proposing to construct this two-story
facility on the corner of Wayne Drive and Cheek-Sparger Road with access from either
street.
The Inn at Heritaae Farms - Phase One, scheduled for completion in Z013: This
Planning and Zoning Commission Agenda Briefing 3a
facility will be approximately 106,500 square feet, at the completion of Phase II, and
will provide a combination of 74 assisted living, on two levels, and 54 memory care
beds, on one level. The applicant is proposing to construct this facility south of the
Homestead along Wayne Drive. This facility will have common areas for the assisted
living such as reception, kitchen, dining, and a salon. The residents will have access to
exterior courtyards for recreation and therapy. All floors will be attended by registered
nursing aides, who will provide care and assistance on a 24/7 basis. The memory care
beds will be arranged around internal common activity areas and a central private
courtyard. The private courtyard will be secure and monitored to prevent users from
leaving memory care as required by the Texas Department for Aging and Disabilities.
This facility will be designated with a Type B license from the Texas Department of
Aging and Disability Services.
The Residences at Heritaae Farms - Phase Two, scheduled for completion in 2016:
This facility will be approximately 200,000 square feet, at the completion of Phase II,
and will provide 150 age-qualified independent living homes for residents age 55 years
and older in a single building. The applicant is proposing to construct this facility south
of the assisted living and memory care building, along Wayne Drive. The residents of
this building will be provided with a selection of recreational activities, dining options,
activity areas, and wellness programs, including landscaped courtyards with outdoor
pool and spaces for entertaining. This facility will generally be a two-story building with
a three-story component in the center of the complex and will operate on a 24/7 basis.
The Cottaaes at Heritaae Farms - Phase Two, scheduled for completion in Z016: The
applicant is proposing to construct 12 independent living detached cottages along the
south and east property lines of the development. Each cottage will be one-story and
will range between 1,300 and 2,400 square feet and will be available to age-qualified
residents of 55 years and older.
Hours of Operation. The applicant states the facility will provide care on a 24/7 basis
365 days a year. However, the building will not be open to the general public;
therefore, there are no posted standard hours of operation. Guests will be permitted to
visit residents at their leisure.
Service Deliveries. The applicant states that deliveries to the facility for food service
and general delivery will be restricted to 7 a.m. to 6 p.m. daily.
Development Phasing. As noted above,
project in two separate phases with Phase
be completed by 2016. The development
Planning Objectives.
the applicant is proposing to develop this
to be completed by 2013 and Phase II to
schedule is included in the Statement of
Building Setbacks. The applicant is proposing a 10 foot building setback along
Cheek-Sparger Road and a 30 foot setback along Wayne Drive. The Land Development
Code requires a 40 foot setback for a PUD-C zoning district. A 25 foot setback is
proposed for all rear property lines adjacent to residential properties. The 25 foot
Planning and Zoning Commission Agenda Briefing 3a
setback complies with the Land Development Code.
Exterior Building Elevations, Height and Materials. The applicant has submitted
exterior building elevation plans. These elevations have been included within the
proposed ordinance.
The height of all proposed buildings is broken down as follows:
The Homestead: 35 foot maximum height (two stories)
The Inn: 35 foot maximum height (two stories)
The Residences: 45 foot maximum height for no more than 10 percent of all units
(three stories); 35 foot maximum height for the remainder of the units (two stories)
The Cottages: 30 foot maximum height (one story)
In order to maintain the architectural style and atmosphere proposed by the applicant,
the buildings would contain a mix of masonry and wood. The breakdown is as follows:
The Homestead: 75 percent masonry minimum
The Inn: 25 percent masonry minimum
The Residences: 50 percent masonry minimum
The Cottages: 50 percent masonry minimum*
* The Cottages would be an aggregate average for all 12 buildings of 50 percent with a
minimum allowance of 25 percent for each individual building.
The Land Development Code requires that the exterior wall of any commercial and
institutional building be composed of 100 percent masonry materials. Residential
structures have no exterior wall material requirements.
Residential Density. The applicant states that the residential density will not exceed
eight units per acre. However, when calculating just the acreage that will contain The
Residences and The Cottages, the density is calulated at approximately 15 units per
acre.
Parking. According to the site plan, the applicant is providing 267 parking spaces for
this development. The minimum amount of parking required to be provided by the
Land Development Code for this development is one (1) space per every living unit;
two (2) per every single-family detached unit and one (1) space per 300 square feet of
gross floor area for the retail/office facility. Since the applicant is proposing 278 living
units, 12 single-family cottages and 16,000 square feet of retail/office space, 355
parking spaces are required (382 parking spaces are required if the entire 16,000
square retail/office were developed as medical office and retail); therefore, according
to the parking requirements of the Land Development Code, 88 additional parking
spaces are required. However, the applicant states that the patients of the assisted
living and memory care facility will not be driving; therefore they feel that 267 parking
Planning and Zoning Commission Agenda Briefing 3a
spaces are sufficient for the staff, patients and the residents of the development.
Access. The applicant is proposing six (6) points of access to the property with one
(1) from Cheek-Sparger Road, four (4) from Wayne Drive and one (1) from Bedford
Court. Two primary access drives would connect Wayne Drive to Bedford Court.
These drives will be required to be platted as 24 foot wide access and fire lane
easements. Bedford Court currently terminates at the subject property line south of
Cheek Sparger Road.
Lighting. Staff recommends that all lighting be directed away from residential areas
with a minimum of 0.5 foot-candle illumination as measured at the property line.
Open Space. The PUDC regulations require a minimum of 20 percent open space.
According to the site plan, this development proposes an open space area equal to 34
percent of the total development, exceeding the PUDC development requirement by 14
percent. Amenities in the open space areas include walkways, park benches, various
courtyards and a natural pond feature. Per the requirements of the Land Development
Code, less than 25 percent of the required open space will be utilized for storm water
detention as the pond would take up only 5.4 percent of the total open space.
Fencing and Screening. The applicant is proposing to construct an eight (8) foot
stained cedar fence along the south and east property lines however staff recommends
an eight (8) foot masonry screening wall along the south and east property lines
adjacent to the existing residential properties. The applicant is proposing to construct
decorative split-rail fencing throughout the property of no more than 36 inches in
height. The applicant is also proposing to construct decorative stone walls throughout
the property of no more than 42 inches in height. The eight (8) foot masonry screening
wall has been included in the proposed ordinance.
Landscaping and Buffering. The applicant has submitted a landscape plan that
includes the planting of trees and shrubs all around the subject property with a heavy
concentration along the south and east property lines adjacent to the residential
properties. The landscaping depicted on the plan meets the minimum requirements of
the Land Development Code. The applicant intends to preserve all existing trees within
the 20 foot landscape buffer along the southern and eastern property lines as well. The
applicant acknowledges that any trees removed on the property will be subject to
Chapter 5-Tree Preservation of the Land Development Code.
Sidewalks. According to the Colleyville Pathways Plan, a four (4) foot wide sidewalk
is required along Wayne Drive and Bedford Court and a five (5) foot wide sidewalk is
required to be constructed along Cheek-Sparger Road. The sidewalks will be required
to be constructed upon issuance of the building permit.
Platting. The subject property will be required to be platted upon approval of the
rezoning request and the applicant has acknowledged this requirement.
Planning and Zoning Commission Agenda Briefing 3a
Drainage. As required by the Land Development Code for any PUD-Planned Unit
Development district zoning, a preliminary drainage analysis has been submitted and
accepted by the Public Works department.
Traffic Generation and Future Transportation Improvements. The applicant did
provide a Traffic Impact Analysis (TIA), since the development is projected to generate
in excess of 1,000 vehicle trips per day. The Institute of Transportation Engineers
publication Trip Generation provides estimates of expected traffic generation based on
land use. Data has been collected in the United States and Canada since the 1960's,
primarily in suburban locations. Assisted living and memory care facilities containing
290 units along Wayne Drive and Bedford Court, with a retail/office component along
Cheek-Sparger Road, are expected to generate 1,140 trips per day.
The TIA submitted by the applicant contains two sections. The first section contains a
general analysis of the entire site and states the following in conclusion:
"The peak hour intersection capacity analysis indicates that the unsignalized Cheek-
Sparger Road-Wayne Drive intersection currently operates at an acceptable Levels-of-
Service (LOS). This intersection is expected to experience some delay upon the
addition of future background and site related traffic. The STOP-controlled movements
at the unsignalized intersection of Cheek-Sparger Road and Bedford Road currently
experience significant control delays and poor LOS primarily due to heavy through
volumes on Cheek-Sparger Road. However, this congestion should be considered a
pre-existing condition to which motorists have become accustomed. The control delay
is expected to increase upon the addition of future background and site-related traffic.
These conditions are typical of similar locations and are not considered to be unduly
prohibitive."
The second section contains a specific analysis of the development's impacts upon the
intersection of Cheek Sparger and Bedford Court and whether or not a traffic signal or
a roundabout would be best for meeting the future traffic needs of the intersection.
This concludes that a signalized would be optimal. That said, the engineer states that
the conclusions on the roundabout are very conservative and based on a template
from the Georgia Department of Transportation.
The study notes that Cheek Sparger Road has 10,678 total vehicles pass by the
development on a daily basis. According to the study only 64 vehicles per day will go
south on Wayne Drive into the City of Bedford.
Cheek-Sparger Road, Bedford Court and Wayne Drive are currently unimproved where
they are adjacent to the subject property. The Land Development Code requires that
Wayne Drive, as a residential local street, be improved to a 31 foot wide concrete
street with curbs and gutters while Cheek-Sparger Road, as a major two lane collector
street on the Master Thoroughfare Plan, must be improved to a 42 foot wide concrete
street with curbs and gutters. Bedford Court exists as a 31 foot wide street with curbs
and gutters. However, Bedford Court is composed of asphalt, not concrete, and is
Planning and Zoning Commission Agenda Briefing 3a
therefore required to be improved as well.
These street improvements are required whenever any new development occurs
adjacent to the roadway. The developer has two options in this situation: construct
their half of the required street improvements adjacent to the development, or; escrow
the construction costs with City for future improvements to the adjacent roadway.
Staff recommends that, in lieu of construction, the money be escrowed with the final
improvement costs to be determined by the City Engineer as required by the Land
Development Code and State law. However, staff recommends that the applicant have
to the option to channel all, or a portion of, the required escrowed funds to future
improvements to the intersection of Bedford Court and Cheek-Sparger Road. This
would require both the final approval of the applicant and the City Council and would
likely be approved in the form of a future City/Developer Agreement. This intersection
is noted on the Master Thoroughfare Plan as a"special consideration intersection" and
is therefore eligible to receive roadway impact fees for future roadway improvements
as well. This option is included in the proposed ordinance.
Signage. The applicant proposes to have two (2) monument signs, one (1) located
along the driveway entrance of Cheek-Sparger Road and one located along the
driveway entrance at the corner of Cheek-Sparger Road and Wayne Drive. Both
monument signs will be subject to the requirements of Chapter 7-Sign Regulations of
the Land Development Code.
Master Plan. The Colleyville Master Plan designates this property for future single
family residential uses. The subject property to be utilized as an assisted living facility
and multifamily development does not comply with the plan as it is considered an
institutional and multifamily use. However, the portion of the subject property to be
utilized for single-family detached units does comply with the plan.
However, the 2004 Master Plan states as one its objectives under the goal of
"preserve the superior quality of Colleyville's residential neighborhoods" the following:
"allow development of higher density neighborhoods as buffer areas in appropriate
transitional areas which support commercial areas and enhance property values".
Economic Development Analysis. The self-contained Heritage Farms facility
proposed by Cirrus Health is consistent with several of the objectives identified in the
City Council's highest-ranked Strategic Point, "Make a long-term commitment to
economic development". For instance, the project will bring in people from other cities,
is a medical-related facility and may increase commercial development along Cheek-
Sparger Road. It appears this facility may also bring a much needed boost to the
tenants of Tara Village Shopping Center by having residents within walking distance to
pick up their dry cleaning, have dinner or do a little shopping.
According to Cirrus Health, the project will create approximately 100 jobs for the local
economy, with 70 full-time and 30 part-time employees. Cirrus Health officials also
Planning and Zoning Commission Agenda Briefing 3a
indicate that Heritage Farms employees', "will receive employment in a professional
environment with a career path in management, nursing, or facility support." This
increase in daytime population and the associated payroll will help boost the City's
efforts to retain and attract retail and restaurants (as well as impact the level of bank
deposits within Colleyville financial institutions).
Surrounding Properties. The properties to the north are zoned CC1-Village Retail
and are developed as a day care facility and PUD-R-Planned Unit Development
Residential and developed as the Saddlebrook Addition with single family residential
uses. The properties to the west are zoned PUD-C-Planned Unit Development
Commercial and are developed as a private school known as Covenant Christian
Academy. The property to the east in Colleyville is developed as Tara Village shopping
center while the other properties to the south and east are located in the City of
Bedford and are developed as single family residences.
Public Notification. Staff notified 30 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. Courtesy notices were
mailed to the City of Bedford and the Saddlebrook Homeowners Association. Staff has
received no correspondence regarding this request.
Summary of Waiver Requests. The following is a summary of the development
proposals by the applicant that are not consistent with the requirements of the Land
Development Code:
- Building Setbacks: The applicant is proposing a 10 foot building setback along
Cheek-Sparger Road and a 30 foot setback along Wayne Drive. The Land Development
Code requires a 40 foot setback for a PUD-C zoning district. A 25 foot setback is
proposed for all rear property lines adjacent to residential properties.
- Building Height: The Residences: 45 foot maximum height for no more than 10
percent of all units (three stories); 35 foot maximum height for the remainder of the
units (two stories). The Land Development Code allows a maximum height of 35 feet
for all residential structures.
- Exterior Building Materials: The Homestead: 75 percent masonry minimum
proposed; The Inn: 25 percent masonry minimum proposed. The Land Development
Code requires that exterior walls be composed of 100 percent masonry materials for
institutional and commercial buildings. The Residences and The Cottages have no
minimum masonry requirements as they are considered to be residential buildings.
- Parking: The applicant proposes to provide 267 spaces for the entire development.
According to the Land Development Code, a maximum of 382 parking spaces is
required for the development.
Staff has composed the proposed ordinance to include the above waiver requests as
Planning and Zoning Commission Agenda Briefing 3a
submitted. However, regarding the parking requirements, staff recommends that all
parking spaces in the development, save for The Cottages, be mutually accessible.
Summary. Although the request is not fully compliant with the future land use
recommendations of the Colleyville Master Plan, it nonetheless conforms to the
economic development goals of the City's adopted strategic plan. The proposed
development also addresses a burgeoning need related to the City's aging population
and demographics as indicated in the 2010 Census. The use is compatible with the
surrounding uses and will be suitably screened from the adjacent residential
properties. Assisted living centers can be considered institutional uses given their 24/7
health care mission yet are similar in use to residential properties given their residents
are permanently housed on the property. As the future land use map indicates,
institutional uses are commonly located within close proximity to residential areas and,
in some cases, nestled within neighborhoods. Regarding the multifamily nature of The
Residences building, the 2004 Master Plan states as one its objectives under the goal
of "preserve the superior quality of Colleyville's residential neighborhoods" the
following: "allow development of higher density neighborhoods as buffer areas in
appropriate transitional areas which support commercial areas and enhance property
values". Although the residential density is significantly higher than average
for residential developments in Colleyville, it is restricted to persons that are aged 55
and up. This is the only case where federal statues enforced by the U.S. Department
of Housing and Urban Development (HUD) allow for restrictions on persons who may
live in certain housing. Persons aged 55 and over tend to drive less, be retired from
work, and tend to have smaller average household sizes. These age restricted factors
equate to a situation where the effect of higher residential density has a reduced
overall impact on neighborhoods than would normally be the case in a non-age
restricted scenario. Given these factors, staff recommends approval.
Recommendation
Approval with the following conditions:
General:
a. The purpose of this PUD-C is for a mixed use development consisting of retail and
medical office uses on 1.2 acres on the northeast corner of Cheek-Sparger Road and
Wayne Drive and a senior housing development on the remaining 17.2 acres with a
combination of independent living, assisted living, and memory care.
b. This facility shall be licensed as a Type A and Type 6 Assisted Living Center by the
Texas Department of Aging and Disability Services as required by the Assisted Living
Facility Licensing Act. Proof of such licensing shall be required prior to the issuance of a
Certificate of Occupancy for this property.
c. This property is subject to all the regulations contained in the Land Development
Code, except where amended by this Ordinance.
Land Use:
Planning and Zoning Commission Agenda Briefing 3a
a. The commercial uses allowed by this PUD shall include all land uses in the CC1-
Village Retail zoning district only and shall not exceed 15,000 square feet total.
b. Type ~~A" and Type '~B" assisted living facilities are permitted with a maximum of 74
beds for assisted living uses and 54 beds for memory care uses.
c. A maximum of 150 multifamily independent living units and 12 detached
independent living units are permitted as depicted in Exhibit ~~D".
d. All residential units permitted by this PUD shall only be occupied by persons who are
aged 55 or older per the requirements of the United States Department of Housing and
Urban Development.
Hours of Operation:
a. Deliveries to the facility for food service and general delivery will be restricted to
7:00 a.m. to 6:00 p.m. daily.
Conceptual Plan and Platting:
a. The development shall be generally consistent with Exhibit ~~D", which shall not be
considered the preliminary plat.
b. The developer shall submit and receive approval from the City of Colleyville a replat
in accordance with the requirements of the Land Development Code prior to
development of this PUD-C.
Buildings:
a. The maximum square footage of assisted living and memory care space for this
development shall be 306,500 square feet.
b. The maximum square footage for the retail/office facility for this development shall
be 16,000 square feet.
c. Building elevations shall be consistent with the elevations shown on Exhibit ~~E".
d. There shall be no more than 12 cottages allowed for this development and they shall
not exceed one story in height.
e. For the independent living residences, known as The Residences at Heritage Farms,
there shall only be one center section that is allowed to exceed 35 feet in height
provided said feature does not exceed a maximum height of 45 feet. No more than
10% of the units located within The Residences may be more than two stories in height
and exceed 35 feet.
f. There shall be a ten foot building setback along Cheek-Sparger Road and a 30 foot
setback along Wayne Drive. Otherwise, all building setbacks shall comply with
Planning and Zoning Commission Agenda Briefing 3a
minimum requirements of the Land Development Code.
e. The exterior wall of the buildings in this development shall be as follows:
- The Homestead (office/retail): 75 percent masonry minimum
- The Inn (assisted living): 25 percent masonry minimum
- The Residences (independent living): 50 percent masonry minimum
- The Cottages (independent living): 50 percent masonry minimum for all buildings
combined with a minimum of 25 percent for each building.
Open Space:
a. This development shall provide a minimum of 34 percent common open space, as
shown on Exhibit ~~D". All open space areas shall be landscaped and maintained by the
property owner.
b. All landscaping shall comply with Chapter 4-Landscaping in the Land Development
Code.
Sidewalks:
a. The sidewalk along Cheek-Sparger Road must be at least five (5) feet wide. The
sidewalk along Wayne Drive and Bedford Court must be at least four (4) feet wide. The
sidewalk must be installed when any new structures are built on the property.
Parking and Access:
a. This development shall be required to have a minimum of 267 parking spaces.
b. With the exception of the parking required for The Cottages, all parking shall be
mutually accessible and available across all uses within this development.
c. As depicted on Exhibit ~~D", two 24 foot access and fire lane easements shall be
located within the development such that they connect Wayne Drive to a single access
point at the southern terminus of the Bedford Court right-of-way boundary. Said
easements shall be included on the final plat for the subject property.
Lighting:
a. All lighting shall be directed away from adjacent residential properties. Illumination
from light poles shall not exceed 0.5 foot-candles as measured from any portion of the
property line.
Fencing:
a. An eight (8) foot masonry fence shall be constructed along the south and east
property lines adjacent to the existing residential uses located in the City of Bedford.
b. All decorative split-rail fencing throughout the property shall be no more than 36
inches in height.
Planning and Zoning Commission Agenda Briefing 3a
c. All decorative stone walls throughout the property shall be no more than 42 inches
in height.
Signage:
a. All monument signs shall meet the minimum requirements of the Land Development
Code.
Dumpster Enclosure:
a. The dumpster enclosure elevations shall be composed of masonry materials and be
generally consistent with Exhibit ~~F".
b. All requirements of the Land Development Code shall be met, except where
amended herein.
Perimeter Street Improvements:
a. The developer shall escrow all perimeter street improvement costs as required by
the Land Development Code prior to the filing of the required plat of the subject
property.
b. The escrowed funds required by section "a" above may be utilized, all or in part, for
future intersection improvements at Cheek-Sparger Road and Bedford Court in lieu of
any perimeter street improvements through the approval of a separate agreement
between the developer and the City.
Attachments
1. Location and Zoning Map
2. Notification List
3. Buffer Map
4. Statement of Planning Objectives
5. Firm Information for "Three Architects"
6. List of Projects by "Three Architects"
7. Economic Development Analysis
8. Concept Images Provided by Applicant
9. Aerials Provided by Applicant
10.Zoning Exhibits
11.Site Plan
12.Building Elevations
13.Sign Elevations
14.Drainage Analysis
15.Dumpster Enclosure Elevations
16.Traffic Impact Analysis
17.Traffic Impact Analysis Supplement
18.Questions and Answers Concerning the Housing for Older Persons Act of 1995
(HOPA)
19.Proposed Ordinance
Location and Zoning Map
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Notification List
OWNER NAME
OWNER ADDRESS
OWNER CITY OWNER
STATE OWNER
ZIP
SITUS ADDRESS
Allred, Shane Etux Kelly 1005 Inwood Ln Colleyville TX 76034 001005 Inwood Ln
Baerg, Hal PO Box 1359 San Juan Capo CA 92693 001001 Cheek Sparger Rd
Baerg, Hal PO Box 1359 San Juan Capo CA 92693 001005 Cheel< Sparger Rd
Baerg, Harold J Etux I<athleen 3848 Campus Dr Ste 112 Newport Beach CA 92660 001101 Cheel< Sparger Rd
Bell, Michael E Etux Ellen K 1001 Inwood Ln Colleyville TX 76034 001001 Inwood Ln
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003916 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003908 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003816 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003816 Bedford Ct
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003817 Bedford Ct
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003808 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003804 Bedford Ct
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003716 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003714 Bedford Ct
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003708 Wayne Dr
Ccdcw Lp 9301 N Central Expy Ste 360 Dallas TX 75231 003708 Bedford Ct
Chatelain, Gary M Etux Gloria 1007 Inwood Ln Colleyville TX 76034 001007 Inwood Ln
Chatham, I<eith 2607 Brenner Dr Dallas TX 75220 003716 Bedford Ct
Chatham, Larry K Etal 4413 Bowman Dr Colleyville TX 76034 003707 Bedford Ct
Chatham, Larry K Etal 4413 Bowman Dr Colleyville TX 76034 003813 Bedford Ct
Colleyville Cov Christian Aca 901 Cheek Sparger Rd Colleyville TX 76034 000901 Cheel< Sparger Rd
Colleyville Cov Christian Aca 901 Cheek Sparger Rd Colleyville TX 76034 000901 Cheel< Sparger Rd
Colleyville Covenant Christian 901 Cheek Sparger Rd Colleyville TX 76034 003709 Wayne Dr
Covenant Christian Academy 901 Cheel< Sparger Rd Colleyville TX 76034 003906 Bedford Ct
Daisy Hill Academy Ltd 919 Cheel< Sparger Rd Colleyville TX 76034 000919 Cheel< Sparger Rd
Jackson, William D Etux Melba 1003 Inwood Ln Colleyville TX 76034 001003 Inwood Ln
Jones, Gregory G Etux Michelle 903 Inwood Ln Colleyville TX 76034 000903 Inwood Ln
Kelly, Deborah R 905 Inwood Ln Colleyville TX 76034 000905 Inwood Ln
Reid, Terry Bryant 907 Inwood Ln Colleyville TX 76034 000907 Inwood Ln
Wolfe, Kevin & Larry Chatham 4800 Bill Simmons Rd Colleyville TX 76034 003900 Bedford Ct
City of Bedford 2000 Forest Ridge Bedford TX 76021 Courtesy Notice
Saddlebrool< HOA 904 Saddlebrool< Dr. Colleyville TX 76034 Courtesy Notice
PDGR, applicant 9301 N. Central Expressway,
Tower II, Suite 360
Dallas
TX
75231
applicant
Public hearing notices were mailed
on Friday, March 9, 2012 by Amy
Shelley.
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Statement of Planning Objectives
Zoning Application for PUD-C
Presented to the City of Colleyville
(Revised per DRC comments dated 2/4/2012)
for
Heritage Farms
Introduction
As the City of Colleyville and surrounding communities move further into the 21st century, the number of residents in
the community over the age of 65 is projected to increase. Based on our study of the market and its demographic
trends, the total population of residents age 65+ within the greater Colleyville area has increased 54.5% from 2000 to
2009; it's expected to increase another 43.2% by 2014. This localized rate of increase is more than double the
average rate found within the State of Texas (19%).
We are addressing this need by developing Heritage Farms. This new `neighborhood' will be geared towards a
population of seniors fifty-five years of age and above, and features a continuuxn of care in three distinct
emironxnents: independent living, assisted living, and memory care. The unique philosophy of Heritage Farxns is
`hospitality informed by health care', where residents are treated more like guests of a nice hoteL This new approach
will yield a level of service, coupled with enriching living environxnents and amenities, where one can embrace a
transforxnational lifestyle - not simply where one goes to retire.
Design Concept
The architecture of Heritage Farms begins with an understanding of Colleyville's history as a community of farms
and settlements connected by country roads, all built in a vernacular style that reflected the timeless values of those
early pioneers. There is a certain charxn and coxnfort inherent in that style, and many of us associate those images
with the concept of `home'. We have a unique opporhxnity on this site to recapture the concept of `home' for seniors,
and pay homage to Colleyville's early historical structures that were indicative of regional construction prominent in
the early 20th century, such as the City's restored Webb House. Through careful site planning, building design, and
Landscape design, the development team is coxnxnitted to seeing this concept through in the exterior and interior of the
buildings, as well as in the motor courts, common areas and cour[yards. Only througJi this cohesive approach can we
honor a rime that truly reflects the heritage and history of Colleyville.
From the moment one arrives on the site, guests and residents will see an architecture that connects to its community.
The fencing will be split-rail, the building exteriors will include a mix of board-and-batten and stone, and the
landscaping will have an assortment of trees and grasses that reinforce a sense of relaxation and coxnfort.
We will preserve many of the large trees and over 30% of the open space around the site in order to create a`sense of
place' on day one. A significant number of the existing trees along the southern and eastern property lines will be
protected in an effort to provide an enhanced landscape buffer between the existing Bedford residents and the new
senior living residents. The existing fencing along these two proper[y lines will be re-built with cedar. The
development program is spread across four different areas of the site, each with a distinct name and function:
I- The Homestead at Heritage Farms
(15,000 SF of Retail and Office)
The vision of The Homestead building is that it could have been the original iconic estate house of Heritage Farxns,
now re-purposed for commercial use. The architectural style and scale is appropriate for its location and it provides a
transition from the residential neigJiborhoods along Cheek-Sparger to the commercial and educational buildings along
Wayne Drive. The two-story structure is intended to be used for general office, medical office, or retail purposes,
providing access to services for those residents living on the property, as well as to those within the Colleyville area.
The Homestead's main elevation addresses Cheek-Sparger as the primary street, while also providing for a second
vehicular entry from Wayne Drive to the motor court on the south side of the building. Signature landscaping and
guest parking is provided, although the intention is that most of the visitors walk ar take the shuttle from other
buildings within the campus to lessen the need for excess parking. The floor plan of the building is in the shape of a
`T', a nod to the historic Webb House that also has this configurarion.
II - The Inn at Heritage Farms
(74 Assisted Living Beds & 54 Memory Care Beds)
Addressing the need for specialized health care and resident services, the assisted living and memory care components
are contained within The Inn at Heritage Farxns, located along Wayne Drive just south of The Homestead. The Inn is
distinguished by its own entry court framed by landscaped walls and an iconic entry feature. The architecture is
consistent with early rural wood-framed structures, with simple massing, clean forxns and roof shapes, and a classic
vernacular style with a human scale.
The Inn will have 74 assisted living beds on two levels and 54 memory care beds on one level. The facility will be
designed for a`Type B' license. Operating hours will be 24/7, primarily to accommodate visitation by outside family
members. Service deliveries will typically occur between the hours of 7am & 6pxn, and will be screened by wings of
the building
The common areas for assisted living will contain functions such as reception, kitchen, dining, and salon. Residents
will have access to exterior cour[yards for recreation and therapy. All floors will be attended by registered nursing
aides, who will provide care and assistance as needed.
The memory care beds are arranged around internal common activity areas and a central private cour[yard. The
private cour[yard will be secure and monitored to prevent users from leaving memory care as required by the Texas
Department for Aging and Disabilities
III - The Residences at Heritage Farms
(150 Independent Living Residences)
Located south of the assisted living and memory care building, The Residences at Heritage Farxns will feature 150
age-qualified independent living homes for residents age 55 years and older, as well as an assortment of amenities.
Residents will be provided with a selection of recreational activities, dining options, activity areas, and wellness
programs, including landscaped cour[yards with outdoor pool and spaces for entertaining.
The building is generally two stories, but does increase in height to three stories at its center to provide some visibility
to and from Cheek-Sparger Road. The architectural style is once again similar to that of The Inn, maintaining the
concept of a cohesive farm vernacular. Operating hours will be 24/7, with service and deliveries typically occurring
between the hours of 7am & 6pm.
IV - The Cottages at Heritage Farms
(12 Independent Living Cottages)
Along the southern and eastern edges of the site are 12 independent living cottages known as The Cottages at Heritage
Farxns. These age-qualified residences will be for those who are 55 years of age and older who desire a living
environxnent similar to their previous home, but also want access to all of the ameniries at Heritage Farxns.
The Cottages are situated on the site to provide a compatible transirion from the e~sting Bedford residents to the
more commercial uses on the site. Each cottage will be one-story and between 1,300 SF and 2,400 SF.
Development Schedule
PHASE 1
The Homestead at Heritage Farxns: 15,000 SF of retail / office space
The Inn at Heritage Farxns: 74 assisted living beds, 36 memory care beds
• Construcrion Complete: 2013
PHASE 2
• The Inn at Heritage Farxns: 18 memory care beds
• The Residences at Heritage Farxns: 150 residences
• The Cottages at Heritage Farxns: 12 homes
• Construcrion Complete: 2016
Pedestrian Connections
Keeping seniors an active part of the community will be an important concept at Heritage Farms. Social prograxns
and organized trips into the community will certainly be a few of the ways our seniors stay connected with friends and
relatives, but our intention is to go beyond those typical programs. ThrougJi the use of walking trails and outdoor
amenity areas, we will also enable our residents to make pedestrian connections to their surrounding neigJiborhood.
Not only is walking a terrific way to stay fit, but it's also one of the best ways to meet and greet new neigJibors. Our
residents will have the aMlity to interact with the Bedford residents to the soutti, the school teachers and kids to the
west, and Tara Village Retail to the north. As the city trail system is finished along Cheek-Sparger, our residents will
also be able to enjoy a walk to Sparger Park.
Open Space Amenities
Outdoor amenities will be provided for residents, visitors, and neigJibors. These amenities will include a naturalized
pond, gravel paved walking trails with benches, various cour[yards, and an assortment of canopy and omamental trees
placed throughout the site for shade and coxnfort. The public landscape shall be rural in character, with vegetation and
native grasses similar to the concept images.
Support for Retail in Colleyville
This new community of seniors will bring a much needed boost to the tenants of Tara Village Shopping Center. The
close pro~mity of Heritage Farxns to the existing retail center enables our residents to drive, or even walk, a very
short distance to have dinner, pick up their dry cleaning, or just do a little shopping. To the extent there is an unxnet
need for additional goods and services by our seniors, there may be opporhxnities far the owner of Tara Village to
expand the current list of tenants.
Jobs for the Community
This project will create approximately 100 jobs for the local economy, 70 fixll-time and 30 part-time. These on-site
positions will provide employment in a professional environxnent and a career path in management, nursing, or
facility support.
Utility Provisions
Informarion obtained from sources at the City of Colleyville, Oncor, Atmos, and AT&T, have each verified there is
adequate availability of water, sewer, storxn, electric, gas, and phone services to the site.
Traffic Impact
Continuing care retirement centers are low traffic generators. Vir[ually all of the residents within the independent
living portion of the facility are retired and no longer have a daily commute to and from work. Many no longer own a
vehicle. Miscellaneous local travel far things like doctor appointments and running eirands are done mostly as a
group by facility-owned van. As for residents within the assisted living or memory care portion of the facility, they
are even less likely to generate traffic, simply due to their advanced age and/or health condition.
Through our conversations with city staff, we understand the intersection of Cheek-Sparger Road & Bedford Road to
be a"Special Considerarion Intersecrion", and is thus under considerarion by the city for improvements such as
signalizarion or roundabout. We believe a roundabout is the best option far this intersecrion, as it allows constant
movement of east- and west-bound traffic along Cheek-Sparger Road. It will also enable easier north- and south-
bound movements onto Cheek-Sparger Road from Bedford Road and Bedford Court.
As a way of funding the construcrion of the improvements at this intersection, we would propose two oprions: (1)
direct roadway impact fees from Heritage Farxns (fees yet to be assessed) and Covenant Chrisrian Academy (fees
already assessed) away from the re-construction of Wayne Drive, and use the fees for intersection improvements;
and/or (2) create a project-specific TIF, the boundary of which would be Heritage Farxns, and use the incremental
revenue for the intersection improvements.
We would support the city with any efforts necessary to enable funding by either method.
Economic Development
The project will provide a substantial public benefit to all ta~ng jurisdictions through the assessment of taxes. Below
is the projected incremental` ad valorem and sales tax revenue over a 15-year period for each entity. (See attached
spreadsheet for details)
AD VALOREM TAX REVENUE
Ciry of Colleyville $ 2,056,967
TarrantCounty $ 1,525,820
Tarrant County College $ 860,990
Tarrant County Hospital $ 1,317,159
HEBSchoolDish-ict $ 8,172,385
Total $ 13,933,322
SALES TAX REVENUE
Ciry of Colleyville $ 512,590
1. Revenue totals aze exclusive of ad valorem taYes assessed on current property.
There aze no sales taYes on current property.
The DeShazo Group, a Dallas-based engineering firxn who specializes in traffic planning and design, has perforxned a
traffic analysis far this project. A copy of the report has been provided as a part of this zoning request.
Summary of Architectural Guidelines
DevelopmentProgram
• The Homestead (Retail, General Office, Medical Office) = 15,000 SF
• The Inn (Assisted Living and Memory Care) = 74 AL beds, 54 MC beds
• The Residences (Independent Living) = 150 homes
• The Cottages (SingJe-Family Detached) = 12 homes
Building Setbacks
• 10'-0" setback along Cheek-Sparger Road
• 30'-0" setback along Wayne Drive
• 2Y-0" setback along east property line
• 2Y-0" setback along south property line
Building Height
• The Homestead = maximum heigJit of 3Y-0" (two stories)
• The Inn = maximum heigJit of 3Y-0" (two stories)
• The Residences = maximuxn height of 3Y-0" (two stories); up to 10% of the total number of units may be
exceed a height of 3Y-0", but be no higher than 4Y-0" (three stories). The area of addirional heigJit will be
limited to an approximate location as shown on the concept plan
• The Cottages = maximum height of 30'-0" (one story maximum)
Building Elevafions
• The Homestead = minimum of 75% masonry
• The Inn = minimum of 25% masonry
• The Residences = minimum of 50% masonry
• The Cottages = minimum 50°/o masonry; each cottage may range between 25% and 75%, so long as sum of all
cottages is minimum of 50°/o
Density
• The Residences = maximum density shall not exceed 8.0 units per acre. Acreage shall be measured as total
acreage per zoning exhibit.
Parking
• The Homestead (Retail) = 1 per 200 SF
• The Homestead (General Office) = 1 per 300 SF
• The Homestead (Medical Office) = 1 per 300 SF
• The Inn (Assisted Living) = 1 per 2 beds
• The Inn (Memory Care) = 1 per 3 beds
• The Residences (Independent Living) = 1 per unit; covered parking may be provided for up to 100 spaces
• The Cottages (SingJe-Family Detached) = 2 off-street spaces per unit
Fences and Walls
• Privacy fencing along south and east property lines shall be constructed of 8'-0" stained cedar.
• Decorative split-rail fencing elsewhere on the property shall be no more than 36" in heigJit (measured to the
centerline of top rail); setback from property line shall be 0'-0"
• Decorative stone walls (non-retaining) shall be no more than 42" in height (measured to the top of wall);
setback from property line shall be 0'-0"
Open Space
• Open space for the site as a whole shall be no less than 30°/o
• Open space used for storxn water detention or retention purposes shall not exceed 25% of the common open
space area
Building Signage
• Size and shape of building signage shall be based on attached concept drawings; location per concept plan
Dumpster Enclosures
• Size and shape of dumpster enclosures shall be based on attached concept drawings; location per concept plan
C I R R U S H E A L T H
Part~zers In Health
Project Owner & Operator
Cirnxs Health, owned and operated by Colleyville resident Don Wilson, has an excellent track record of developing
medical and health care-related facilities. Mr. Wilson founded Cirnxs Health in 1999 as a healthcare operations and
management organization specializing in partnering with physicians in the development of surgical facilities.
Over the last ten years, Mr. Wilson's focus has been exclusively devoted to the development of inedical operations
platforxns and medically-oriented real estate projects. Mr. Wilson has participated in over 50 healthcare estate
development projects including ambulatory surgery centers, surgical hospitals, acute care hospitals, medical office
buildings, primary care clinics, radiation oncology units and other complex medical facilities.
His participation includes approximately $400 million in active acquisition, development, and construction projects.
Approximately $200 million of this volume is comprised of real proper[y acquisition and $200 million is comprised of
"ground-up" development and construcrion projects.
Cirrus Health current and recent projects:
Hospitals
Fresno Surgical Hospital - Fresno, CA
• Accreditarion-TheJointCoxnxnission
• Back and Neck Surgery (Spinal Fusion), Rated Best - 5-star (HealthGrades)
• Joint Replacement Excellence Award, 2010, 2011, 2012 (America's 100 Best, HealthGrades)
• Prostatectomy Excellence Award, 2011, 2012 (America's 100 Best, HealthGrades)
• Ranked 3`d in the State of Califomia in overall patient experience 2010 by ConsumerReports~
• Rated Better in overall parient experience by ConsumerReports~ as of 2012.03 (highestparsible ratin~
Thousand Oaks Surgical Hospital - Thousand Oaks, CA
• Accreditation-DNV
• Joint Replacement Excellence Award, 2012 (HealthGrades)
• Prostatectomy Excellence Award 2010, 2011, 2012 (America's 100 Best, HealthGrades)
• Patient Advocate Award 2011 (Professional PatientAdvocate Insfitute)
• Women's Certified Hospital 2011- 2012
• Ranked 2vd in the State of California in overall patient experience according to ConsumerReports~ Health
2009, 2010
North Texas Hospital - Denton, TX
• Accreditation-DNV
• Back and Neck Surgery (Spinal Fusion), Rated Best - 5-star (HealthGrades)
• Bariatric Surgery, Rated Best - 5-star (HealthGrades)
• Gynecologic Surgery, Rated Best - 5-star (HealthGrades)
• Ranked 7"' in the State of Texas in overall patient experience 2010 by ConsumerReports~ Health
• State-of-the-Art Wound Healing & Hyperbaric Medicine Center
Southern Surgical Harpital - Slidell, LA
• Accreditarion-TheJointCoxnxnission
• Total Knee Replacement, Rated Best- 5 star (HealthGrades)
• Bariatric Center of Excellence (American Society forMetabolic & Bariatric Surgery)
• Ranked 10"' in the State of L ouisiana in overall patient experience 2010 by ConsumerReports~ Health
• Rated Better in overall patient experience by ConsumerReports~ as of 2012.03 (highestparsible rafin~
• Platinum L evel 2007 Louisiana Hospital Quality Award
The Hospital at Craig Ranch - McKinney, TX
Central Heart & Surgical Hospital - Conway, AR
California Heart & Surgical Hospital - Loma Linda, CA
Trophy Club Medical Center - Trophy Club, TX
Ambulatory Surgical Centers
Spring CreekSurgery Center-Tomball, TX
Surgery Center at Craig Ranch - McKinney, TX
Central California Endarcopy - Fresno, CA
Laguna Hills Surgery Center - Laguna Hills, CA
Linden Crest Surgery Center - Beverly Hills, CA
Physician Practices
Southern Spine Care - Slidell, LA
Design Team
Architect
Three Architecture has been designing living environxnents in residential, hospitality, and senior care projects for over
thirty years. The design team at Three prides itself in crearing designs that lift the human spirit. Recent relevant
projects include the following:
• Edgemere - Dallas, Texas
• The Nfirador - Corpus Christi, Texas
• The Palomar Hotel - Dallas, Texas
• Mt. Nicholson Residential - Hong Kong, China
To see addirional projects, go to "www.threearch.com"
Landscape Architect
Talley Associates consistently focuses on environxnental responsiMlity, the accountability of place, context and
history in the development of design and thought provoking expression of both scientific and artistic solutions done in
a craftsman-like manner. Recent relevant projects include the following:
Edgemere - Dallas, Texas
Querencia - Austin, Texas
The Stayton-Fort Worth, Texas
To see addirional projects, go to "www.talleyassociates.com"
Civil Engineering
Pacheco Koch is a full-service civil engineering firm with both civil design and land surveying, providing a broad
spectruxn of services for projects in both the private and public sectors
Tr~c Consultant
DeShazo Group is a well-established engineering and transportation planning consulting firxn based in Dallas, Texas.
Their specialized fields of transportation, parking and site civil engineering cater to the unique needs of clients in the
public, insriturional and private sectors
Firm Information
threeArch LLC
three is a Dallas, Texas based Architectural firm. three was founded in 1983 and has established an
international expertise in luxury residential, hospitality and senior living architecture, earning recognition for applying
its knowledge of enduring in artistic and beautiful design concepts to various types of projects. three provides
services on both a national and international basis. three is licensed in twenty of the United States.
three has been involved with the design of numerous senior living facilities and has completed over five
hundred million dollars of senior living construction during the past fifteen years. three is a nationally recognized
leader in the design and administration services for the full continuum of residential and care environments for
seniors. Rockland Berg, AIA is a Principal of the firm and is dedicated exclusively to this market. Rockland is
complimented by a creative and passionate team of professionals who are collaborative, thorough and innovative as
they attend to the mission of our senior living clients. www.threearch.com 214 559 4080 berg@threearch.com
three's senior living project experience includes the following:
Communitv and Location Tvpe of Communitv Year of Completion
Mirador 125 Independent Living Residences 2012
Corpus Christi, Texas 44 Assisted Living Units
18 Memory Support Unit
41 Skilled Nursing Units
Christus Village 100 Independent Living Residences 2012
Lake Charles, Louisiana 40 Assisted Living Units
Meyerland Assisted Living 97 Assisted Living Units 2012
Houston, Texas 24 Memory Support Unit
Dogwood Ridge 130 Independent Living Residences 2012
Germantown, Tennessee 33 Assisted Living Units
19 Memory Support Unit
The Village 170 Independent Living Residences 2009
Gainesville, Florida 60 Assisted Living Units
Marketing, Club and Maintenance
Cinco Ranch Village 148 Independent Living Residences 2009
Katy, Texas 28 Assisted Living Units
The Tradition: Prestonwood 220 Independent Living Residences 2009
Dallas, Texas
Edgemere Dallas, Texas
SCULPTING BCJLITIQLIE ARCHfTECTUR€
Communitv and Location
The Village at Gleannloch Farms
Spring, Texas
Edgemere Phase I and II
Dallas, Texas
Kahala Nui
Honolulu, Hawaii
Las Ventanas Phase I and II
Summerlin, Nevada
The Veranda
Dallas, Texas
Town Village Ridgemar
Fort Worth, Texas
Town Village Audubon Park
Memphis, Tennessee
Town Village Arlington
Arlington, Texas
Caruth Haven Court
Dallas, Texas
Signature Pointe on the Lake
Dallas, Texas
"~'
t~ree +~
~
Tvpe of Community
123 Independent Living Residences
48 Assisted Living Units
35 Nursing Home Beds
304 Independent Living Residences
60 Assisted Living Units
31 Memory Support Unit
72 Skilled Nursing Beds
258 Independent Living Residences
62 Assisted Living Units
50 Nursing Beds
204 Independent Living Residences
60 Assisted Living Units
60 Nursing Beds
41 Assisted Living Units
20 Memory Support Units
59 Nursing Beds
213 Independent Living Residences
200 Independent Living Residences
218 Independent Living Residences
99 Assisted Living Units
103 Independent Living Residences
66 Assisted Living Units
190 Nursing Beds
FORGIP3G GLL7~BAL R€LATfQNSHIPS
Year of Completion
2008
2001 /2007
2005
2005/2007
2002
2001
2001
2000
1999
1998
4~441~}. Cen[ral Expwy. ~allas, Texas ~14.559.4~8[] I 214.559.d990 www.threearch.com
suite ~d0 752~74 telephone 6acsimile weh
Projects From Three Architects
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Economic Development Analysis
HERITAGE FARMS
COLLEYVILLE, TEXAS
- RETAIL, OFFICE, LICENSED CARE, & AGE-QUALIFIED SENIOR HOUSING -
ECONOMIC DEVELOPMENT ANALYSIS: 15-YEAR LOOK AT INCREASED TAX REVENUE
PROJECTDATA
EXISTING TAXABLE VALUE FllfURE TAXABLE VALUE TOTAL SF VALUE/SF TOTAL VALUE SALES/SF TOTAL SALES
RAW LAND 722,140
COMMERCIAL
INFLATION RATE-REAL PROPERTV 1.50% RETAIL 7,500 150.00 1,125,000 200.00 1,500,000
INFLATION RATE -SALES PER SF 3.00% GENERAL / MED OFFICE 7,500 150.00 1,125,000
DISCOUNT RATE 5.00%
LICENSED CARE
PROPERTVTAXRATE5~2011) ASSISTEDLIVING 74,000 125.00 9,250,000
CITV OF COLLEVVILLE 0.355900 MEMORV CARE PH 1 20,000 125.00 2,500,000
TARRANT COUNTV 0264000 MEMORV CARE PH 2 12,500 125.00 1,562,500
TARRANTCOUNTVCOLLEGE 0.148970
TARRANT COUNTV HOSPITAL 0227897 AGE-QUALIFIED HOUSING
HEB SCHOOL DISTRICT 1.414000 COTTAGES 30,000 100.00 3,000,000
TOTAL 2.410767 INDEPENDENTLIVING 200,000 125.00 25,000,000
PROJECT VEAR
CALENDARVEAR
W RRENT TAXABLE VALUE (A)
RAW LAND
FUTURE TAXABLE VALUE (B)
RETAIL
GENERAL /MEDICAL OFFICE
ASSISTED LIVING
MEMORVCAREPH1
MEMORV CARE PH 2
COTTAGES
INDEPENDENT LIVING
TOTAL
INCREMEMAL TAXABLE VALUE (B -A)
REVENUE ONINCREMENTALTAXABLEVALUE
CITV OF COLLEVVILLE
TARRANTCOUNTV
TARRANTCOUNTVCOLLEGE
TARRANT COUNTV HOSPITAL
HEB SCHOOL DISTRICT
TOTAL
REVENUE FROM SALES TAX
TOTAL SALES
CITV-GENERALFUND
CITV - CRIME CONTROL
CITV - ECONOMIC DEVELOPMENT
February 13, 2012
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 TOTAL
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140 722.140
YEAR OPEN
2013 562,500 1,125,000 1,141,875 1,159,003 1,176,388 1,194,034 1,211,945 1,230,124 1,248,576 1,267,304 1,286,314 1,305,608 1,325,193 1,345,070 1,365,246
2013 562,500 1,125,000 1,141,875 1,159,003 1,176,388 1,194,034 1,211,945 1,230,124 1,248,576 1,267,304 1,286,314 1,305,608 1,325,193 1,345,070 1,365,246
2013 4,625,000 9,250,000 9,388,750 9,529,581 9,672,525 9,817,613 9,964,877 10,114,350 10,266,065 10,420,056 10,576,357 10,735,003 10,896,028 11,059,468 11,225,360
2013 1,250,000 2,500,000 2,537,500 2,575,563 2,614,196 2,653,409 2,693,210 2,733,608 2,774,612 2,816,231 2,858,475 2,901,352 2,944,872 2,989,045 3,033,881
2016 - - - 781,250 1,562,500 1,585,938 1,609,727 1,633,872 1,658,381 1,683,256 1,708,505 1,734,133 1,760,145 1,786,547 1,813,345
2016 - - - 1,500,000 3,000,000 3,045,000 3,090,675 3,137,035 3,184,091 3,231,852 3,280,330 3,329,535 3,379,478 3,430,170 3,481,622
2016 12,500,000 25,000,000 25,375,000 25,755,625 26,141,959 26,534,089 26,932,100 27,336,082 27,746,123 28,162,315 28,584,749 29,013,521
7,000,000 14,000,000 14,210,000 29,204,400 44,201,997 44,865,027 45,538,003 46,221,073 46,914,389 47,618,105 48,332,376 49,057,362 49,793,222 50,540,121 51,298,222
6,277,860 13,277,860 13,487,860 28,482,260 43,479,857 44,142,887 44,815,863 45,498,933 46,192,249 46,895,965 47,610,236 48,335,222 49,071,082 49,817,981 50,576,082
22,343 47,256 48,003 101,368 154,745 157,105 159,500 161,931 164,398 166,903 169,445 172,025 174,644 177,302 180,000 2,056,967
16,574 35,054 35,608 75,193 114,787 116,537 118,314 120,117 121,948 123,805 125,691 127,605 129,548 131,519 133,521 1,525,820
9,352 19,780 20,093 42,430 64,772 65,760 66,762 67,780 68,813 69,861 70,925 72,005 73,101 74,214 75,343 860,990
14,307 30,260 30,738 64,910 99,089 100,600 102,134 103,691 105,271 106,874 108,502 110,155 111,832 113,534 115,261 1,317,159
88,769 187,749 190,718 402,739 614,805 624,180 633,696 643,355 653,158 663,109 673,209 683,460 693,865 704,426 715,146 8,172,385
151,345 320,098 325,161 686,641 1,048,198 1,064,182 1,080,406 1,096,873 1,113,587 1,130,552 1,147,772 1,165,250 1,182,989 1,200,995 1,219,272 13,933,322
2016 - 1,500,000 1,545,000 1,591,350 1,639,091 1,688,263 1,738,911 1,791,078 1,844,811 1,900,155 1,957,160 2,015,875 2,076,351 2,138,641 2,202,801
1.00% - 15,000 15,450 15,914 16,391 16,883 17,389 17,911 18,448 19,002 19,572 20,159 20,764 21,386 22,028 256,295
0.50% - 7,500 7,725 7,957 8,195 8,441 8,695 8,955 9,224 9,501 9,786 10,079 10,382 10,693 11,014 128,147
0.50% - 7,500 7,725 7,957 8,195 8,441 8,695 8,955 9,224 9,501 9,786 10,079 10,382 10,693 11,014 128,147
- 30,000 30,900 31,827 32,782 33,765 34,778 35,822 36,896 38,003 39,143 40,317 41,527 42,773 44,056 512,590
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The Homestead
Height = 27'-9"
to midpoint of roof
(35'-0" allowable per proposed PD)
The Inn
Height = 28'-4"
to midpoint of roof
(35'-0" allowable per proposed PD)
I
The Residences
Height = 26'-6"
to midpoint of roof
(35'-0" allowable per proposed PD)
The Residences
Height = 37'-3"
to midpoint of roof
(45'-0" allowable per proposed PD)
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Concepttial Aerial with Annotated Heights
Resumbitted 7 March 2012
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LOCATEO IN THE CITY OF COLLEYVILLE, TEXAS
AND BEING OUT OF THE
ALLEN CHRISTIAN SURVEY, A95TRACi N0. 339
AND L L. McLAIN SURVEY, ABSTRACT N0. 1077,
TPRRANT COUNN, iEXAS
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All buildings not to exceed 35'-0" in height.
Resubinitted 13 Febxuaiy 2012
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I~ERITAGE FARMS
scale: 1 : 16
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All buildings not to exceed 35'-0" in height.
Resubinitted 13 Febxuaiy 2012
~ - ° TI~E INN ~t
s~ale: l: zs I~ERITAGE FARMS
Assisted Living aud Memory Care
Concephial Wayne Drive Elevation
All buildings not to exceed 35'-0" in height.
Resuinbitted 13 February 2012
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I~ERITAGE FARMS
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Concephial Wayne Drive Elevation
All buildings not to exceed 35'-0" in height, with the exception
of area definedUy PUD-C site plan where allows to 50'-0".
Resubinitted 13 Febxuaiy 2012
scale: 1 : 10
TI~E COTTAGES ~t
I~ERITAGE FARMS
Conceptual Wayne Drive Elevation
All buildings not to exceed 30'-0" in height.
Resubinitted 13 Febxuaiy 2012
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Resuinbitted 13 February 2012
FRONT ELEVATION
REV/SED TRAFFIC IMPACT ANALYS/S FOR
HERITAGE FARMS
IN COLLEYVILLE, TEXAS
Pxcpucd fox:
Provider Development and Resource Group, LLC
9301 NorYh Central E~ressway, Tower II
SuiYe 36Q Dallas, Texas 75231
Px Paxcd UY'
DeShazo Group
Traffic. 1Yansportation Planning. Parking. Design.
Texas Registeretl Engineering Firm F3199
400 South Houston Street, Suite 330
Dallas,Texas 75202
Phone 214/748-6740
deshazogroup.com
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JIONESH P. THAK%AR j
~ 101295 ' ~~ /anuary 19, 2012
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DeShazci Prc~ject Nci.1115U
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
1ZEVISED Traffic Impact AnaLysis for
Heritage Farms
- ~esnma i~. ~e~r Na. ~nso -
Table Of Contents
EXECUTIVE SUMMARY ............................................................................. ...............I
INTRODUCTION ......................................................................................... ..............1
Purpose .............................................................................................................. ................1
Project Description ............................................................................................ ................ 2
Study Parameters .............................................................................................. ................ 2
Study Area .......................................................................................................... ................ 2
TRAFFIC IMPACT ANALYSIS .................................................................... .............. 3
Approach ............................................................................................................ ................ 3
Background Tra(fic Volume Data ..................................................................... ................3
Existing Volumes ............................................................................................. ................3
Historical Traffic Characteristics ...................................................................... ................3
Projected Background Tra~c Volumes ............................................................ ................4
Site-Re/ated Tra(fic ............................................................................................ ................4
Trip Generation and Mode Split ....................................................................... ................4
Trip Distribution and Assignment ..................................................................... ................4
Site-Generated Traffic Volumes ....................................................................... ................5
Traffic Operational Analysis ............................................................................. ................ 5
Analysis Methodology ...................................................................................... ................5
Analysis Traffic Volumes .................................................................................. ................5
Summary of Results ......................................................................................... ................6
CONCLUSIONS .......................................................................................... ..............8
FIc-iitagc Farrru
Praffic Imyact lv~alysu
Pablc fCor~tcr~G
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
LIST OF APPEND/CES:
Appendix A. Trip Generation Supplement
Appendix B. Existing Peak Hour Intersection Traffic Volumes
Appendix C. Level-of-Service Definitions
Appendix D. Detailed Intersection Capacity Analysis Results
Appendix E. City of Colleyville Master Thoroughfare Plan
Hciitagc Farrru
Pr ~c Imyact lv~alysu
Pablc fCor~2r~ts
EXECUTIVE SUMMARY
The services of DeShazo Group, Ine (DeShazo) were reYained by Provider Development
and Resouree Group, LLC (PDRG) Yo mnduct a Traffic Impact Analysis (TIA) for a
proposed development named HeriEage Farins (Yhe "Project"), a development wiYh
reYirement living mmmunity and general office. The proposed Project is a locaYed on a
19.S61-acre siYe on Yhe souYheast corner of Cheek-Sparger Road-Wayne Drive inYersecYion in
Yhe City of Colleyville, Texas. The subject siYe is currenYly mned R-40 (Single Family
ResidenYial: 40K sq. ft. min) and is undeveloped. CompleYion of Yhe project is esYimaYed Yo
occur by 2016.
The purpose of Yhis report is Yo summarize Yhe findings of Yhe TIA for use by PDRG in a
request for a Planned Unit Development (PUD) Yo Yhe City of Colleyville for Yhe Project. As
needed oYher agencies may also review Yhe project as a useful resource. A TIA for Yhis
project (Yhen named CIELO Colleyville) was previously submitYed by DeSham on May 4,
2011. This report features a revised TIA Yo inmrporaYe Yhe changes in Yhe proposed
development plan.
This TIA analyzed Yhe anYicipaYed impact of back~ound traffic ~owYh and siYe-relaYed
traffic at specified buildout mndiYions. The peak hour inYersecYion capacity analysis
indicaYed Yhat Yhe unsi~malized Cheek-Sparger Road-Wayne Drive inYersecYion currenYly
operaYes at Yan accepYable Levels-of-Service (LOS). This inYersecYion is e~ecYed Yo
e~erience some delay upon Yhe addiYion of future background and siYe relaYed traffic The
STOP-mntrolled movemenYs at Yhe unsignalized inYersecYion of Cheek-Spazger Road and
Bedford Road currenYly experience si~mificant mntrol delays and poor LOS primarily due Yo
heavy through volumes on Cheek-Sparger Road. However, Yhis mngesYion should be
mnsidered a pre-exisYing mndiYion Yo which moYorisYs have become accusYomed. The
mntrol delay is expecYed Yo increase upon Yhe addiYion of future background and siYe-
relaYed traffic These condiYions are typical of similar locaYions and are not mnsidered Yo be
unduly prohibiYive.
END
DeShazo Group
1Yaffic. 1YansportaHon Planning. Parking. Design.
Technical Memorandum
To: Randall Johnson-Provider Development and Resource Group, LLC
Prom: DeShazo Group,Inc
Date: Januazy 19, 2012
Re: REVISED Traffic Impact Analysis for HeriYage Farms in Colleyville, Texas
Dc57iazo PinjcctNo. 11150
INTRODUCTION
The services of DeShazo Group, Ine (DeShaw) were reYained by Provider Development
and Resouree Group, LLC (PDRG) to conduct a Traffic Impact Analysis (TIA) for
development of HeriYage Fazms ("Yhe Project") in Colleyville, Texas. DeShazo is an
engineering mnsulYing ffrm providing licensed engineers skilled in Yhe field of
traffic~trans-porYaYion engineering.
The proposed Project is a reYirement mmmunity development locaYed on a 19.S61-acre siYe
on Yhe souYheast corner of Cheek-Spazger Road-Wayne Drive inYersecYion in Yhe City of
Colleyville, Texas. The subject siYe is currenYly mned R-40 (Single Family ResidenYial: 40K
sq. ft. min) and is undeveloped. A siYe locaYion map is provided for reference in ExhibiY 1.
Purpose
The purpose of Yhis report is Yo summarize Yhe findings of Yhe TIA for use by PDRG in a
request for a Planned Unit Development (PUD) for Yhe Project. The TIA will be provided Yo
Yhe City of Colleyville sYaff ("Yhe SYaff") for Yechnical review Yo fulfill Yhe associaYed
requfremenYs of Yhe local approval process. A TIA for Yhis project (Yhen named CIELO
Colleyville) was previously submitYed by DeShazo on May 4, 2011. This report features a
revised TIA Yo inmrporaYe Yhe changes in Yheproposed developmentplan.
This TIA analyzes Yhe anYicipaYed impact of back~ound traffic growYh and siYe-relaYed
traffic at s-pecified buildout mndiYions. Based upon Yhe resulYs of Yhis analysis, DeShazo has
remmmended traffic-relaYed measures mnsidered mmmensuraYe and appropriaYe Yo
miYigate excessive or undue projecYed impacYs. It is inYended Yhat Yhe findings and
remmmendaYions presenYed herein be mnsidered a credible basis Yo deYermine Yhe traffio-
relaYed improvemenYs essenYial for Yhe Project Yo operaYe safely and efficienYly.
H~~~'i.ta~;~~ Fa~'rri.s 404 South Houston Street, Suite 339 Dallas, Texas J5202 P. 2Y4.J48.6J40 F. 214.Jd8.J03J www.DeShazogroup.com
REVISED Prafficlmyactltr~alysu
Pagc i
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
Project Description
A summary of Yhe proposed development program is provided in Table 1.
Table 1. Development Program
USE FUTURE AMOUNT
Assisted Senior Living 74 Beds*
Memory Care Un ts 54 Beds*
lndependc~t Senior Living 150 Units
Ccrttages 12 Units
GeneraL Office 16,000 SF
* at 1 Bcd pcx U~ut
NOTP: Tls dcvr]opmoit pxobrszm p xo~~dcd aUovc is Uasrd upmi Hs most cuxxoit
'vifcmnatimi availaUlc at Hic timc of Hus s[udy puUlicatimi. Thc ac[uz] dcvr]opnu~it
pxobrsz~n may diffcx frrnn Hus swm i v, howcvcx no appxcriaUlc diffcxoicrs u~
zntiapatrd.
The Project will be built in two (2) phases wiYh iniYial occupancy anYicipaYed in 2013 and siYe
buildout Yo occur in 2016. A preliminar y siYe plan for Yhe Project as provided by Talley
Associates is provided in Exhibit 2.
Study Parameters
This TIA will analyze Yhe day-Yo-day traffic operaYional condiYions Yhat are anYicipaYed Yo be
Yhe most criYically impacYed by Yhe proposed Project at buildout mndiYions. Based upon Yhe
traffic generaYion characYerisYics of Yhe Project and Yhe prevailing back~ound traffic
mndiYions, Yhe following periods shall be analyzed:
• tradiYional weekday AM and PM peak hours of adjacent street traffic
o at exisYing mndiYions
o at siYe buildout year 2016 wiYhout siYe-generaYed traffic
o at siYe buildout year 2016 wiYh siYe-generaYed traffic
The study pazameYers used in Yhis TIA are mnsisYent wiYh Yhe approach used in similaz
studies.
Study Area
Based upon Yhe scale of Yhe proposed Project Yhe TIA study azea was defined in order Yo
assess Yhe most relevant traffic impacYs Yo Yhe local area. The following locaYions are
included in Yhe study area. A map of Yhe study area inYersecYions mnsidered in Yhis analysis
is also depicYed in ExhibiY 1.
InYersecYions:
(a) Cheek-Sparger Road and Wayne Drive: STON~onkro44ed on Wayne Orine
(b) Cheek-Sparger Road and Bedford Road: STON~onkro44ed on l3edford 1Zoad
FIc-iitagc Farrru
REVISED Prafficlmyactltr~alysu
Pagc 2
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
The City's masYer Yhoroughfaze plan shows Cheek-Sparger Road as a Major Co1lecYor (two
lane), Bedford Road as a Minor Co1lecYor, and Wayne Drive as a local road. The speed limit
on all study area roadways is 30 MPH wiYhin Yhe vicinity of Yhe siYe. Covenant Cku~isYian
Academy is locaYed on Yhe souYhwest corner of Cheek-Sparger Road-Wayne Drive
inYersecYion just across Yhe street from Yhe Project. School zone speed (20 MPI-~ is enforced
wiYh beamns during school days on Cheek-Sparger Road from slighYly east of Brown Trail
Yo Wayne Drive. NorYhbound left-turns are prohibiYed on Wayne Drive at iYs inYersecYion
wiYh Cheek-Sparger Road during school days between 7:15-5:30 AM and 2:30-4:00 PM.
TRAFFIC IMPACT ANALYSIS
In accordance wiYh Yhe requfremenYs for a Planned Unit Development (PUD) in Yhe City of
Colleyville, submitYal of a Traffic Impact Analysis is requfred for Yhe Project. The study is
provided Yo Yhe SYaff for review of Yhe projecYed traffic impact.
Approach
The TIA presenYed in Yhis report will analyze Yhe operaYional condiYions for Yhe peak hours
and study area as defined above using sYandazdized analyYical meYhodologies where
applicable. Current traffic volume daYa were collecYed Yhroughout Yhe study area Yo
represent exisYing traffic mndiYions. GrowYh facYors were applied Yo Yhe exisYing volumes Yo
project future background traffic at Yhe siYe buildout year mndiYions. Then, traffic generaYed
by Yhe proposed development was projecYed using Yhe sYandard four-sYep approach: Trip
GeneraYion, Mode Split Trip DistribuYion, and Traffic Assignment. By adding Yhe siYe-
generaYed traffic Yo Yhe background traffic, Yhe resulYing siYe-plus-background traffic impact
Yo operaYional mndiYions may be assessed from which approach miYigaYion measures may
be recommended.
Background Traffic Volume Data
Existinq Volumes
Current peak period traffic volumes were m1lecYed by DeShazo at Yhe study area
inYersecYions on February 17, 2011 and are summarized in ExhibiY 3. Current daily volumes
on Cheek-Sparger Road between Wayne Drive and Bedford Road were also m1lecYed by
DeShazo on February 1S, 2011. DeYailed traffic volume daYa areprovided in Appendix B.
Historical Traffic Characteristics
A mmparison of hisYorical daily traffic volumes on Cheek Sparger Road (11,707 vehicles in
2004) obYained from NorYh Central Texas Council of GovernmenYs (NCTCOG) and Yhe
exisYing daily volumes m1lecYed DeShazo (1Q67S vehicles) indicaYed a decreasing traffic
demand in recent years. Generally, hisYorical traffic volumes on Yhe major area roadways in
Yhe vicinity of Yhe siYe followed a sYable or decreasing traffic demand in recent years.
AlYhough no posiYive ~owYh facYor is mnsisYenYly evident DeShazo assumed a 2'% percent
per year raYe of ~owYh in order Yo reflect a mnservaYive condiYion.
Hciitagc Farrru
REVISED Pr~clmyactltr~alysu
Pagc 3
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
Proiected Backqround Tra~c Volumes
By applying Yhe assumed growYh raYe, future background (non-siYe-relaYed) peak period
traffic volumes at Yhe study azea inYersecYions in Yhe Project buildout year of 2016 were
developed. These volumes are summazized in ExhibiY 4.
Site-Related Traffic
Trip Generation and Mode Split
Trip generaYion for Yhe Project was calculaYed using Yhe InsYituYe of TransporYaYion
Engineers (ITE) Trrp GeneraEion manual (S~ EdiYion). ITE Trip GeneraEion is a mmpilaYion of
actual traffic generaYion daYa by land use as collecYed over several decades by credible
sources across Yhe muntry, and it is accepYed as Yhe sYandard meYhodology Yo deYermine trip
generaYion volumes for various land uses where sufficient daYa exisYs. It is assumed Yhat
"mode s-plit` characYerisflcs (i.e., mnsideraYion of vehicle omupancy, transit usage, and
oYher facYors Yhat may effect siYe-generaYed traffic volume) for Yhe subject uses are °typical`
and are sufficienYly incorporaYed in Yhe default Trip GeneraEion daYa.
Trip generaYion is summarized in trip ends - a trip end is a one-way vehicular trip enYering
or leaving a siYe (i.e., one vehicle arriving and deparYing represenYs two trip ends). This
analysis evaluaYes typical weekday AM and weekday PM peak hour mndiYions of Yhe local
street traffic Table 2 provides a summary of Yhe calculaYed trip ends generaYed by Yhe
project. ExcerpYs from Trip GeneraEion are provided in Appendix A.
Table 2. Projected Trip Generation Summary
ITE ITE Quantity Weekday AM Peak Ho~ PM Peak Ho~
Code Land Use Txips
Total In Out Total In Out
255 Continuing Care 290 Occupied 815 52 33 19 91 44 47
Retireme~Communty Units*
710 GeneraL Office 16,000 SF 325 43 38 5 97 16 81
TOTAL 1,140 95 71 24 188 60 128
` Fm~ dic yuryosc f niy gcr~cratior< <alculatioru, aIl scr~im~ howir~g rclatcd lar~d wcs mcrc mmbir~cd as Cor~tir~uir~g Carc
Rctircmcr~t Commurnh~. Ir~ additior~, aIl 290 urnts mcrc assumcd ro bc occuyicd to rcryrescr~ta cor~x-ivatmc sa-r~ai~io.
Trip Distribution and Assiqnment
Traffic generaYed by Yhe proposed development at siYe buildout mndiYions was distribuYed
and assigned Yo Yhe study azea roadway network based upon a subjecYive interpreYaYion of
Yhe geographic distribution of populaYion and employment in Yhe vicinity using professional
judgment and a Yechnical undersYanding of Yhe available roadway network. SeparaYe
outbound traffic assignmenYs were developed for each of Yhe two land uses and for AM and
PM peak hour considering Yhe norYhbound left-turn restricYions on Wayne Drive during AM
peak period. DeYailed trip distribuYion and traffic assignment calculaYions and resulYs are
summarized in Exhibit 5A-D.
FIc-iitagc Farrru
REVISED Prafficlmyactltr~alysu
Pagc 4
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ zy, zozz
Site-Generated Traffic Volumes
SiYe-generaYed traffic is calculaYed by mulYiplying Yhe trip generaYion value (from Table 2)
by Yhe corres-ponding traffic assi~mmenYs (from ExhibiY 5A-D). The resulYing cumulaYive
(for all uses) peak period siYe-generaYed traffic volumes at buildout of Yhe PIOject are
summarized in Exhibit 6.
Traffic Operational Analysis
Analvsis Methodoloqv
Traffic operaYional mndiYions for traffic-signal-mntrolled ("signalized") roadway
inYersecYions are quanYiYaYively measured in Yerms of average delay per vehicle in a one-
hour period Yhrough Yhe inYersecYion as a funcYion of roadway capacity and operaYional
characYerisYics of Yhe traffic si~mal. The sYandazdized meYhodology applied herein was
developed by Yhe Transportation Research Board as presenYed in Yhe Highuray CnpaciEy
Manual (HCM). HCM also qualiYaYively raYes Yhe overall delay condiYions in Yerms of
"Level-of-Service" (LOS) ranging from "A` (free-flowing mndiYions) Yo "F` (over-capacity
mndiYions). Generally, LOS D or betYer is mnsidered an accepYable mndiYion for signalized
inYersecYions in urban and suburban mndiYions. A deYailed descripYion of HCM LOS for
signalized inYersecYions is provided in Appendix C.
The sYandard meYhodology for measuring Yhe operaYional mndiYions of STOP-mntrolled
("unsi~malized") inYersecYion capacity was also developed by Yhe Transportation Researeh
Board and presenYed in Yhe HCM. These operaYional mndiYions are also qualiYaYively
defined in Yerms of LOS ranging from "A` Yo "F` and are quanYiYaYively measured in Yerms
of average delay per vehicle in a one-hour period - but as a funcYion of accepYable gaps in
Yhe opposing traffic stream(s). LOS for unsi~malized locaYions aze not measured for Yhe
enYire inYersecYion; raYher, LOS is only calculaYed for individual traffic movemenYs Yhat must
sYop or yield right-of-way (traffic movemenYs Yhat do not sYop or yield have no effecYive
delay). A deYailed descripYion of LOS for unsignalized inYersecYions is also provided in
Appendix C.
NOTP: Thc HCM mcHiodology fox wisi~ializcd 'vih~iscctimis w ori~izlly dcsi~ird m znzlvzc ]ow- to
nodc2ato-volwnclocatim,s wl,cxc H~c ~zffic is, go~cxzlly, cvoily dishiUu~d rluoughout nc~'v~tc2sc~ctim~ (c.g., zn
'vitc2sc~ctimioftwoloczls~ccts).Howcvcx,foxwisi~izlizcd'vitcxsc~ctimtsloca~dmi~rhoxou fh~~xcs(whc2c
hzffic volwnc ox xoadway capaaty is vcxv ]ugh znd/ox vastlv dispxopcntimiatc), thc mcthodology is dcfiaoit.
NHiough LOS D cn Ucth~i is dcsixaUlc,~L05 F(czlculatcd) c nmily xrsulls znd cz~uiot Uc opcxatimizllv
nutiga~d wilcss a hzffic si~ia] is 'vistzllcd (suUjcct m Hic f'vid'vigs of a Txzffic Si~iz] Wuxznt tUialysis znd
suUscquoit appxovcd of hzffic si~iz] 'vtslallatimi Uy Hic xcspmisiUlc hznspoxlatimi agoicy). Pxtcmz] £acmxs
such as gaps 'v~ nc~ hzffic shcz~n ccca~d Uy ncuUv haffic si~~zls uc not suffiao~rlv accow~~d fox 'v~ H,c
nsHiodology Uut n n£act pxovidc Ucttcx-Htivi~zlculatcd cmiditimts. SSncc no zltc~iativc znzlysis
nsHiodology crists,lHs,xcsults dixccHy oUla'vird frmn thc czlcula~d vzlucs uc pxrsoitrd hc2c'u~. [t is
munoidcd that znalysis xrsulls fox such ]ocatimis Uc lakoi 'vi Hs cmi~t of dav-todav crpcsiosc xathcx
thzn as zn aUsalutc dctc~n'viatimi of 'viadrquacy.
Analvsis Traffic Volumes
DeYerminaYion of Yhe traffic impact associaYed wiYh Yhe Project is measured by mmpazing
Yhe in¢emenYal change in operaYional mndiYions wiYh and wiYhout siYe-relaYed traffic.
ExhibiY 7 summazizes Yhe back~ound-plus-siYe peak period traffic volumes at Yhe Project
Hciitagc Farrru
REVISED Pr~clmyactltr~alysu
Pagc 5
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ 1y, zmz
buildout year. Roadway inYersecYion geometry and traffic mntrol informaYion used in Yhe
analvsis is summarized in Exhibit 8.
Summarv of Results
InYersecYion capacity analyses presenYed in Yhis study were performed using Yhe Synehro 7
softwarepackage.
Table 3 provides a summary of Yhe inYersecYion operaYional condiYions during Yhe peak
periods under Yhe analysis mndiYions presenYed previously. DeYailed software output is
provided in Appendix D.
As noYed in Yhe resulYs, Yhe capacity analysis indicaYes Yhat exisYing operaYional mndiYions at
Cheek-Sparger Road-Wayne Drive inYersecYion generally operaYe efficienYly and at
amepYable Levels of Service. This inYersecYion is e~ecYed Yo e~erience some delay as a
result of increases in background traffic and siYe-relaYed traffic The site generaYes a
moderaYe amount of traffic volume at Yhe Cheek Sparger Road-Wayne Drive inYersecYion;
however Yhe poor Level-of-Service at Yhis inYersecYion is attribuYed more Yo Yhe background
Yhrough traffic volumes on Cheek-Sparger Road. The exisYing traffic signal on Cheek-
Sparger Road at Brown Trail is e~ecYed Yo provide some gaps in Yhe traffic flow Yhat will
help facihYaYe Yhe norYhbound tumin~ mo~emenYa at Cheek Spar~er Road Wavne Drive
inYersecYion [NOTE These gaps are not reflecYed m Yhe mYersecflon analvsis] The
insYallaYion of a traffic si~mal is not mnsidered Yo be warranYed
It should be noYed Yhat Yhe highest exisY~ng peak hour volume on Yhe two-lane undivided
segment of Cheek-Sparger Road between Wayne Drive and Bedford Road is 1,234 vehicles
per hour, which is approximaYely 1S'% over Yhe esYimaYed YheoreYical capacity of 1,050
vehicles per hour per NCTCOG sYandards. AddiYion of Yhe back~ound growYh (2'% per
year) and Yhe siYe relaYed traffic resulYs in 33'% over YheoreYical capacity.
On Yhe Cheek-Sparger Road-Bedford Road inYersecYion where a minor m1lecYor meeYs a
major m1lecYor, Yhe analysis indicaYes fafrly si~mificant calculaYed delays at Yhe sYop-
mntrolled movemenYs in Yhe exisYing mndiYions. This mntrol delay at Yhis inYersecYion is
e~ecYed Yo increase upon Yhe addiYion of back~ound and siYe relaYed traffic [NOTE:
Cheek-Sparger Road-Bedford Road inYersecYion is lisYed as a"Special ConsideraYion
InYersecYion` on Yhe City's masYer Yhoroughfare plan (see Appendix E) and is under City's
mnsideraYion for some form of traffic mntrol improvement] This is more a result of high
Yhrough volumes on Yhe ¢oss street (Cheek-Sparger Road) Yhan high turning movemenYs.
mndiYions are typical ot similaz locaYions and are not mnsidered Yo be unduly prohibiYive.
The insYallaYion of traffic signals and oYher miYigaYion measures are not mnsidered Yo be
warranYed as a d'aect result of Yhe proposed development.
InYersecYion analysis indicaYes Yhat Yhe future siYe driveway inYersecYions on Cheek-Spazger
Road and Wayne Drive are expecYed Yo operaYe efficienYly and at accepYable LOS.
~
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FIc-iitagc Farrru
REVISED Prafficlmyactltr~alysu
Pagc 6
DcShazo Ci~ouy, Ir~c.
Jar~„a,~ 1y, zmz
CONCLUSIONS
Development of a reYirement living mmmunity and general office is proposed. The project
siYe is currenYly vacant and is locaYed on Yhe souYheast corner of Cheek-Sparger Road-Wayne
Drive inYersecYion in Yhe City of Colleyville, Texas.
The peak hour inYersecYion capacity analysis indicaYes Yhat Yhe unsi~malized Cheek-Spazger
Road-Wayne Drive inYersecYion currenYly operaYes at an accepYable Levels-of-Service (LOS).
This inYersecYion is e~ecYed Yo e~erience some delay upon Yhe addiYion of future
back~ound and siYe relaYed traffic The STOP-mntrolled movemenYs at Yhe unsignalized
inYersecYion of Cheek-Spazger Road and Bedford Road currenYly e~erience significant
mntrol delays and poor LOS primazily due Yo heavy truough volumes on Cheek-Sparger
Road. However, Yhis mngesYion should be mnsidered a pre-exisYing mndiYion Yo which
moYorisYs have bemme accusYomed. The mntrol delay is expecYed Yo increase upon Yhe
addiYion of future background and siYe-relaYed traffic These mndiYions are typical of
similar locaYions and are not mnsidered Yo be unduly prohibiYive.
END OF MEMO I A I
FIc-iitagc Farrru
REVISED Prafficlmyactltr~alysu
Pagc 8
DeShazo Group
~Eiia .. e;?~~ i
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~
NOT 1
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Site Location Map ~"IB`T
Herltage Farms REVISED Trafflc Impa<t Ana~ysls p~9e 9
DeShazo Group
I
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-
p ~~ (Liosriai~ scn~e
~ 436(]25J f 365j650f
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Preliminary Site Plan
\ Heritage Farms REVISEO TraffiC ImpaCt Analysis
EXHIBIT
Si[e plan iECeived M1om Talley Associates. 7
Pa~10~
~ Drtvewpy5
~
Legend:
XXX(VVVj
XXX -ANI Peak Hour Trafflc Volumes
(YYY~ - PM Peak Hou~ T~aHIC Volumas
Year 2011 Existing Traffic Volumes ~"IBIT
Herltage Farms REVISEO Trafflc [mpact Analysls pa9e 11
DeShazo Group I I
DeShazo Group
~
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I Year 2016 Background Traffic Volumes
I Herltage Farms REVISED Trafflc Impact Analysls
!~
Le9end:
xxx ~vvv>
XXX - HM Peak Hour TraMc Volumes
lYYY) - PM Peak Hou~ T~eiflc Volumes
EXHIBIT
P~4z ,
DeShazo Group
~N
~ j45 of
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!YY % ) - Outbountl Slta Traiflc Asslgnment
Site Traffic Assignment (CCRC-AM Peak Hour) ~"IBIT
, He~~ta9e Fam„ RE~fSE~ T~affl~ ~mPa~t A~a~Y,~~ 5eA .
DeShazo Group DeShazo Group
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XX%(VV%) Le9end:
%X°n (VV°o)
XX%- Inbountl Slte TraPocASSlgnment XX%-Inbountl Slte TralflcHSS~nn ent
(VYW )- Outbountl Slte TraHlc Asslonment !YY %)- Outbountl Slta Traiflc Asslgnment
Site Traffic Assignment (CCRC-PM Peak Hour) ~~8~ Site Traffic Assignment (OFFICE-AM Peak Hour) ~I~
Herltage Farms REVISED Trafflc Impact Analysls p~9e lq Herltage Farms REVf5E0 Trafflc Impact AnalYsls Pa9e 15
DeShazo Group DeShazo Group
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Le9end:
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Legend:
XX%- Inbountl Slte TraPoc Asslgnment XXX (VVV)
(YYWo) - Outbountl Slte TraHlc ASSlonmen~ XXX -ANI Peak Hour Trafflc Volumes
(YYY~ - PM Peak Hou~ T~aHIC Volumas
Site Traffic Assignment (OFFICE-PM Peak Hour) ~~BD Site Generated Traffic Volumes (All Uses) ~`"~IT
v
Herltage Farms REVISED Trafflc Impact Analysls Pd9e 16 Herltage Farms REl/ISED Traffic Impact Analysls py~
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DeShazo Group
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Year 2016 Background plus Site Traffic Volumes EXHIBIT
\ Herltage Farms REVISED Trafflc Impact Analysls pa9e lg /
DeShazo Group
~- ~
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Analysis Roadway Geometry
Herltage Farms REVf5E0 Trafflc Impact AnalYsls
I
Leyenrl:
~ - ExlsOng Roatlway Lane
- Exie~ina STOF Sign
- Future Roadway Lane
~ -FU~u25TOFSign
* - No Lefl-TUm (1:~5A:30 AM 8 2:30-0 PM tluring 6chool Daysj
EI(HIBIT
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Land Use: 255
Conti~ui~g Care Retirement Community (CCRC)
DescNptinn
~~i~ ~re ~adre~m commwn~ee;ccacsFare ia~e o~mer erwiae m~mp~ aie~rre~~e m
pr etlutt livinq. CCRCa combins es0~~s atintlepetWmt Iivl~ wiifi Intteasetl care, as Irfastyie
ree~tlsc~angawiihHme.HOUSi~goptionsmeyindutlevatbu ~nWna~lonsIXS^nbratlN(
~oem~. ~ a aa~u ta~onea), ~,yregam ~~e, esaizrea nang a~e sunea ~rsi~re care-
at ailowmg Me resiaanta m liva in one ovmmvN.ry es it~&r metlicel naeCS dfatge. Tne
~u~~ea mer a~~ =o~~m sa~a~ ~~~~a ~,~n ~ meai~t a~~~ma. re~no~ai ~a some
Iimttey,auDWilingre~ailfacllilies.CCRGS ere ueuallyseN-coMai~eC villeges.5eniora~ull
Iwusin8-d~~~ (~ntl Use 15t}, ~nior eGUtt fwusi~g-eHechetl (tene Uae 252}, migregate
aie faeiifry (LaM Use 2537, asslMed liring (tentl Uea 254) antl numinqlwme (lIDnd I1ae 6N7
arerelatetl ~ses.
namm~ei oeee
, G~fionsnouMlreuaetlwhenapp~yNpMeaeJafa.CGRCSamrelaM4ynewantlunpue
rarwvsw. nreseae~enamanrs ca'var wvenova no~sma comc~~a faweruw unm,
rooms aMbetls') thaf otten e.Hatln varying proporHOna ThaesPore, fhe uae ofazbgk
houaMB compunent does not Nlry tlaxrtbe Me Mp gee~erefion Marecronatlc<W theae
. r.~nenmunibea.BaaeduponMetlmltMWfewbmldadbrthlalar#uae,ifwsatlebm~bretl
' MntaEOmpref10n81veitltlBpBndentvailebte,ottupktlunlfs,WBSMemaetBpprOpMe~
~ deacilptwWtMcharecfaefstlcs.TAHrarbWelsOeRnwtesanaggexgahofa111lHng
~ iCCOmmotlaUUlstanmontoffiesacnmmuniMeB.
TolNUatraN d» raryAgpropotEbns oflroustrp oyNwra tlwfeHHafaeM ro proviQe a mure
_ ~~~ cwnpfekQwc~ipG'onotGwdabcn~MelnetllrtRNStat#vae,fhekUOw~ngfedekprevided
fw tM Mere CCftCs iu~ludedtn tMS keu(uza Usevs ares(rongly cauNOnertM ecercke
p2pe~en8~eerMpJutlgrtreeNin applp'vg+hese dale.
5 Owe i eg un is, romna sM beds ere Mie "ndepentlent varcables~'w 7~~ to represen~
~ ~ ~~ ~ritlepentla~rtMUSmg{detsct~edlatlscM1edlcoitgregece cace7 ass dOVlgteolNesm~tl nurs'`g
respeclrvery. ocwplea a.veiltrg ~nnarmoma m3y be pnva~e w sheretl acwmmoaaaons.
~TObI n~mber of comUnetl tlwellirg uni[s ard rooms available wil~in a communlry.
analysis purposea, an asaumption was matle t~ai lhe rotal ~umtrer of betls equaletl Ne tolsi
numbarofoccupied betls.
'~% ZnpGereradan,BMCMtivn 523 InstlWieoiTrensparqrionEnglneere
Peak hours of tlfe genetata- ~
Theweek~ay a.m. peak hourvatied balween 900 e.m. antl 12~.00 p.m. The weaXaiay '""~ '
p.m. psak Iwur varietl bstween i2 00 p.m. antl d:00 p m. ~..~~
maem~v,a,as~ y ~~u,amw-ieme~a~~yiseasmiu~~~ds,a~~sN~~~aa~av~re~~.
AcompleleafvtlYINGCYtCarequliasfuWrematyataolMehvartouswmponants.]1~aeWOr& .._ .
n~s ~nrpmeam ro carecras moenrert«mae~ ~aw:raa.arema,-.~y r~ny xb mrnr
ra
nu basMtlxeWnB~In,roonueMberhshouMbaobfahred:NpoaeMro,~m+m~'~
~w~=ao~~erw occ~a~n ~~m .xova oe.eco.~reo es wen. ...
Source Numbers
244.253,388,501,5i8
tnp 6efreraGOn.9fh EdlNOn 529 InsOtuhMTrereportationE`gu~eers
~~~~~~~~~~~~ liWn AccommotlatlonertCCRCa
o~~v~aa v~n~ ~ccupKtl TMaI Oaupietl
u~~~ameoma' eew v~ns
zjs ae zei""'
Te0 i51 3Z1
620 100 120
312 t88 6)8
210 3i 24]
323 ~20
233 1?t' 366
209 33 2A2
234 94 328
Continuing Care Retirement Community {CCRC}
(255}
AveregeYehlcbTMR~~+'~~ ~eupietlUntts
One: Weektlay
Number ot $Ndies: 5
Avetage Number of Ocp~pietl Vnits: 323
OirecVanal ~IStribuf on: 50°b emenng, 50 %exiting
TriR Ge~raWn par OxuD~tl Unit
age Rate fl ge i flatea 3lantleN Devlaeon
I A
i 2&i .... t 98 d 71- ~-~ -199
. mne~,a.~n~,.emean~ s~s m,~,~o~,~„e~ ":~' ~ ~ ~
L ._..._..... . .........._..........._
Continuing Gare Retlrement Community (CGRC)
(255)
AveregeYehicleTrlpEntlsve: OccupiadUnlte ~~~
Ona: Weakdey,
Peak Heur of AdjecaM Street Traffic,
One Hour Betwsen 7 entl e e.m.
Number M Studies: e
Avarage Number at Occupied Units: 383
DlrectWnal Dlsfibutlon: 64%errtering, 36 o exWng
Ttip Ge~ratinn per Oceupietl Untt
~
n~~A~a ~~yaaaares sca~m~ o ~ ;
___-..____- " _ ~
018 ... oia Dffi ......... .... 043
rroc~.m',~.emEanw~ saa m~,~w~wrm~,w~o~e~e~~re5
Continuing Gare Fletirement Community (CCRC}
' (255)
...... Avere9e Yehlcle T~ip E~MC ve: ~ Occupictl Units ..... .._... '.
~na Weektlal'~ I
Peak Fbur of Atl7aCenf S[reet Traffic, .
One Hour eetwean 4 and 5 p.m. ~.
Number oi Siudies: 9 "
Average NumDer of Occupietl Untta: 3B3 ~..
Direcllonal ~ietribudon: 48%entenng, 52 o exiting '~
TriP~BmtlOnperOCCUpkAUnfl ...~~ ~~~ ~~- ~ ~..._ ..,
Avetageflate qetgeotPefes SteMeMOavletim ;
._ . . 028 ..._.... 020 - ~.L5 ....._. O ~ _- ___~
Deb Plot and Equation
sio, . ..._. .._... _,_- __I ,.
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TrroGerniatb~~.BihEtlMOn 528 IwpwreIXTrenapottaeon 9rsen Y
Land Use: 710
General Office Building T~;RCnara~ce,~sa~s
T ~
Description u..
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en~ Use~ 4 x sla Ma~i>,~. ~ . S.,NC.,,a .. M.ASe S., ~_ Zi' ~2~2 i 5~ ~bt_2f E l .25 s'~ u..~~--+~3 ~C.3~i.
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Atldltionai Oata
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a.rareuet~u.ron ._a InsL.vtsoFir « ton b nrc tv~ne,.,nan.9 Ed~lon i..._ Irstat_~f~-rap 't+9loars
Gsneral Office Building General Office Buiiding
(710) -- - - (710}
~~
Ave ge Vehicle TriF Ends vs: 1900 Sq. Feet Gross Flaor Area ~~~ ~~ ~prerag Vehic{e Trip Entls vs: ipd0 Sq. Feat Grass Floor Area
On n: Weekday
Ona: Weektlay,
A.PA. Peak Haur
HumberotSWdie1: l3 Numh5ralSiudias- 217
A y 1"q~5q.F G H 5
' Are
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,oaslcg
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......... ..... ....._ _.... ...._.._.._ P~ectonaiD'.,teb..a~: 88:eenio yt2°oexiting
~~ ~~~~~~~~
T~pGenerat~onRert~00Sp.ReetGrossFloarArea ..._
_ TrpGeneratwnpsr1~005q.FeetGrossFloorArea
tirsr'.~.,flz'e ,nq ifint., o.aio~.
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Data P~oi and Equation Oata Plot antl Equation
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Generai Office Buiidiog
{710)
~~~ ~~~~
~
Average Veh~cie Trip Entls vs: t~~0 Sq. Feet Gross Fioor Area
Ona: Weekdey,
F.M. Peak Nour
umbero' ~l~diea: 235
h1
Avera~ei~xlOSq.F-ne~aFA 2i6
~ire~~'~~~.on2i 61sUihution- 1?°~'n:ehn8, 23°io exiiing
7 ip Generation por 1~00 Sq. Feei Gross Fioor Area _
..... _..._" __... .....
Av.re~rF~e l~rtsates 1'~~eu>n ..,.
6ata Fbt antl Equation _
e rve ~. =..zxi-'/»,e~ _
n
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Page [ nf [ Page [ nf [
Intexsection Txaffic Movements DeSliam Croup, Inc.
Location~ Cheek Sparger Roatl 8 8etlfortl Roatl
ClryBtete~ Colleyville, TX Dete Colleoror(sJ~ N/A
Dey/Dete~ Thurstlay, February l7, 2011 Weemer Conmtlons N/A
ProjecFlD k 11021-01 TraRic Conhol' UIISlCJIIdIlZ¢tl
Data Source~ Quality Coun[s Description~ Minor-S[ree[ STOP Con[rolletl
Time of Northbountl on Southbountl on Eastbountl on Westbountl on
Count Betlfortl Roatl Betlfortl Roatl Cheek S ar erROatl Cheek S ar er Roatl
Be in Entl U L T R U L T R U L T R U L T R
6:30 AM 6:45 AM 0 0 2 0 0 13 0 B 0 0 59 0 0 0 18 5
6:45 AM ]:00 AM 0 2 0 3 0 9 0 9 0 5 B6 0 0 2 20 14
]:00 AM ]:15 AM 0 0 0 0 0 22 0 1] 0 6 111 2 0 0 36 20
]:15AM ]:30AM 0 0 0 2 0 23 1 25 0 24 141 0 0 2 60 13
]:30 AM ]:45 AM 0 0 1 5 0 23 0 21 0 19 148 0 0 2 83 32
]:45AM B:OOAM 0 0 0 1 0 20 0 23 0 ]0 141 3 0 1 132 2]
B:00 AM 8:15 AM 0 1 0 3 0 12 0 25 0 4] 128 1 0 0 90 33
8:15 AM 8:30 AM 0 0 0 1 0 2] 0 15 0 11 102 3 0 1 52 22
In~ersec~ionPHV: 0 1 1 ii 0 I8 1 94 0 160 '8 4 0 5 365 f05
PHF: 000 025 0.25 055 0.~ 085 025 0.94 0.~ 0.5I 094 033 000 0.63 069 080
Interse cGonPeekHour 7:15AM-8:15A M IntersecGonPHF 0.83
Stutly Area
PHF~ 0 00 0 25 0.25 0'55 0 00 0'85 0 25 O9 6 0 00 0 5] 0.94 0 33 0 00 0 63 0 69 0 80
Stutl Peak Hour: 7:'IS AM - 8:'I S AM Stutl Area PHF: 0.83
4:30 PM 4:45 PM 0 2 1 2 0 33 1 21 0 12 92 3 0 1 133 29
4:45 PM 5:00 PM 0 0 2 1 0 25 3 23 0 10 91 4 0 1 142 45
5:00 PM 5:15 PM 0 2 2 1 0 23 3 29 0 29 9] 3 0 0 151 3]
5:15 PM 5:30 PM 0 0 2 1 0 30 3 22 0 22 94 3 0 1 1]1 34
5:30 PM 5:45 PM 0 4 1 3 0 24 ] 18 0 15 93 B 0 2 164 42
5:45 PM 6:00 PM 0 0 2 0 0 33 4 26 0 20 B6 3 0 1 164 28
6:00 PM 6:15 PM 0 3 1 3 0 25 4 21 0 20 94 5 0 1 160 35
6:15 PM 6:30 PM 0 2 2 3 0 2] 2 20 0 15 83 3 0 0 130 31
In~e~Sec~ionPHV: 0 6 ] 5 0 110 1] 95 0 86 3I0 1] 0 4 650 141
PHF: 0.00 0.38 0.88 OA2 0.00 0.83 0.61 0.82 0.00 0.I4 0.95 0.53 0.00 0.50 0.95 0.84
In~erse clionPeakHOUr S:OOPM-6:OOP M In~ersec~ionPHF: 0.98
Stutly Area P '
9
'
HF~ 0 00 0 38 0.88 0 42 0 00 0 83 0
61 O
2 0 00 0. 6 0.95 0
53 0 00 0 50 0.95 0 84
Stutl Peak Hour 5:00 PM - 6:0 0 PM Stutl Area PHF: 0.98
observenons~
0
Intexsection Txaffic Movements DeSliam Croup, Inc.
Location~ Cheek Sparger Roatl 8 Wayne Drive
Clry/Stete~ Colleyville, TX Dete Collecror(sJ~ N/A
Dey/Dete~ Thurstlay, February l7, 2011 Weemer Conmtlons~ N/A
Project-IDk 11021-O1 TraRmCOnnol' Un51gnd11Z¢tl
Data Sou~ce~ Quality Coun[s Description~ Minor-S[ree[ STOP Con[rolletl
Time of Northbountl on Southbountl on Eastbountl on Westbountl on
Count Wa neDrive Wa neDrive CheekS ar erROatl CheekS ar erROatl
Be in Entl U L T R U L T R U L T R U L T R
6:30AM 6:45AM 0 0 0 3 0 0 0 0 0 0 60 0 0 0 26 0
6:45AM ]:OOAM 0 2 0 3 0 0 0 0 0 0 85 1 0 1 2] 0
]:OOAM ]:15AM 0 0 0 2 0 0 0 0 0 0 120 2 0 0 51 0
]:15AM ]30AM 0 2 0 4 0 0 0 0 0 0 161 1 0 2 ]9 0
]:30AM ]:45AM 0 4 0 1] 0 0 0 0 0 0 152 2 0 10 95 0
]:45AM B:OOAM 0 3 0 90 0 0 0 0 0 0 12] 6 0 1 150 0
B:OOAM 8:15AM 0 3 0 40 0 0 0 0 0 0 129 2 0 2 112 0
8:15AM 830AM 0 1 0 ] 0 0 0 0 0 0 102 0 0 4 65 0
InteisectionPHV: 0 12 0 151 0 0 0 0 0 0 569 ii 0 15 436 0
PHF: 0.~ O.I5 000 042 000 0.~ 000 000 000 000 0.88 046 000 038 OI3 000
Interse cGonPeekHour:715AM-815A M IntersectionPHF 0.79
StutlyArea
PHF~ 000 0']5 000 042 000 000 000 000 000 000 0.88 OA6 000 0'38 0.]3 000
Stutl PeakHOUr:7:'ISAM-8:'I SAM Stutl AreaPHF:0.79
4:30PM 4:45PM 0 1 0 5 0 0 0 0 0 0 98 1 0 4 158 0
4:45PM 5:OOPM 0 3 0 5 0 0 0 0 0 0 104 1 0 5 162 0
5:OOPM 5:15PM 0 3 0 12 0 0 0 0 0 0 119 2 0 5 1]B 0
5:15PM 530PM 0 2 0 5 0 0 0 0 0 0 118 1 0 B 182 0
5:30PM 5:45PM 0 2 0 5 0 0 0 0 0 0 110 2 0 4 183 0
5:45PM 6:OOPM 0 3 0 4 0 0 0 0 0 0 110 3 0 ] 182 0
6:OOPM 6:15PM 0 4 0 6 0 0 0 0 0 0 112 0 0 10 180 0
6:15PM 630PM 0 0 0 3 0 0 0 0 0 0 101 2 0 2 155 0
InteisectionPHV: 0 f0 0 26 0 0 0 0 0 0 45I 8 0 24 I25 0
PHF: 0.~ 0.83 000 0' 000 0.~ 000 000 000 000 O.S6 06I 000 OI5 099 000
Interse cGon PeekHour 5:00 PM-6:00 P M Intersection PHF 0.98
StutlyArea
PHF~ 000 0'83 000 0256 000 000 000 000 000 000 0.96 0.6] 000 02]5 099 000
Stutl Peak Hour 5:00 PM - 6:0 0 PM Stutl Area PHF: 0.98
observenons
0
QunLrTV cou~TS, nc.
DATA COLLECTTOS & ASALYSTS DcShazo Crouy, Iuc.
COLLEYVILLE, TX
CHEEKSBARGER - BEDFROD TO R'AS'SE
24-Ho~r TraRic Co~nn
ia Frb-ii
c.T~nm~Ti: ,o,fi,x Appendix C. Level-of-Service De~nitions
AMPCekHOUr: 1.1~9 ~:ISAMtoN:ISAM
PM PrekHOUr: I??4 5:00 PM b 6:00 PM
xoo
~00
600
~ 500
~ 400
3 ?00
?00
100
0
I ?AM ?AM 4AM 6AM XAM IOAM I?YM ?YM 4YM 6YM XYM IO YM
Hciitagc Farrru
REVISED Pr~clmyactltr~alysu
n~~~-r~a,,
Tinic LB (:HLLICSB AHGLH WB(: HLLICSBA HGLH
Stert :00 :IS :30 AS Ttl. :00 :IS :30 :45 T11.
I?AM N 3 6 19 5 6 4 IJ
I AM
?AM 0 3
3
I 0
3 5
9 I 4
I 0
3 ~
N
3 AM I I 3 J 0 I 0 3
4AM I 4 0 J 0 0 I 3
5 AM 6 14 14 13 4~ 3 I 3 3 10
6AM 16 50 59 91 ?I6 I? 19 ?6 31 NN
JAM
N AM 119
1~6 164
116 16J
96 ?I4
N4 664
4~? 53
116 N3
6~ 104
~6 I55
~4 395
333
9AM
IOAM T?
60 6N
6? 49
J? NI
JS ?~0
?69 53
5? 45
66 55
60 49
53 ?ll?
~I
II AM 5? 44 61 64 ~?I 6~ 51 6? 6N ?4N
I? PM 5? 56 6? 50 ~?0 ~9 59 64 5~ S9
I PM 65 66 6J 65 ?63 61 61 JJ 66 ?65
? PM 69 ~N 6N 49 ?64 ~0 91 95 106 36?
3 PM 69 N6 ~I ~N 3114 II? I?~ 13~ I?4 500
4PM 134 NI IOJ 105 4?J I?9 153 156 165 6113
SPM I?9 119 116 109 4~3 IN? 193 IN6 190 ~51
6PM 119 109 N~ 69 3N4 IN4 190 I~? 96 59?
JPM NI 60 49 50 ?40 N? 59 6? 56 S9
N PM 3N 45 35 43 161 6? 40 ?4 31 I5~
9PM
10PM
I I PM NO
19
I? 5~
16
5 4?
5
6 ?0
10
0 199
50
?3 3~
?0
~ ?I
IS
~ I~
J
6 19
5
10 94
4J
30
?4 Hour 5,210 S,OfiO
^Ltl CHLLKStlAItOLIt
^ Wtl CHLLKStlAItOLIt
SERVICE MEASURES
ROAO WAY INTERSECTIONS ea~ irpe of fac~liir ~ype, one or ~nore or ihe siaied perfor~nance measures serves as ihe
~txccrpis f om ihe Hikl.moy CeTo-u~y Moiiiiol'IYansporiaiion Itesearch Hoard - HC,~~t 20f10_I pri~nary deier~ninani of levels of sm~ice. 'I'his L(JSdeier~ninin - Iled ihe
g par
sm ~ct mtasurt or somti~mes ihe measure of effeciivenecs (_VIO ) for c~ch faciliir irpe
CHAPTER 2- CAPACITY ANO LEVEL OF SERVICE CONCEPTS CHAPTER 1] - UNSIGNALIZEO INTERSECTIONS
LEVEL OF SERVICE
c~ual~ir of s~~n~ice requ~res quani~iai~ve ~n o~ar~cier~ze oper~i~o~l condii~ons OVERVIEW
vviihinair~fFicsirc~~n la_velofservice(LO~usaqualiir~n redescribingoper~iional 'Iheproceduresinihischapiercanbeusedioanalrzeihecapaciirandlevelofservice,lane
oidloisvvih- fF .rtam,g II~- s f. I. r sspeedaid
f
a re~ureneiis,aid ff ofir~fFica 11.-g f~iures f siop~ Iled(IWSC)
}
ir~vel iime, f eedom io ~nanewer, ir~fFicinierrupiions, and comfori
and
cnnvenience and alLvvay siop~onirolled (A WSC) inierseciionc In addiiion, a
procedure for esii~naiing
capaair of roundabouis is presenied_
redeFinedforc~~irpeoffvaliiyihaihasanalysisproceduresavailable_L s
'
design
aie c~~ Irnel, f o~n A i~ viih LOS A represeniing ihe besi oper~iing condiiions
and ~OS F ihe ~vorsi_ tach level of serv~ce represenis a r~nge of oper~i~ng cond~i~ons and LIMITATIONS OF THE METHOOOLOGY
I i-~ s perc F- i of ihuse c i- ._ Safeir -s ioi icluded -i ihe ntasurts ihai
bl-
I
-
l
I '~I -. I~pier does i iclude a deia led neihod for es ai ig dela ~ f ~-eld sigr
.
.
.
ru~ct
~
._ conirolled i viih appr~priaie ~anµes ii ihe values of ker
s
f
~
par~meiers, ihe analrsi
cnuld apple
ihe
l'Vl'SC meihod io rield~onirolled inierseciions_
SERVICE FLOW RATES
I I~ I I i
I
I F i t bl
I F i I
Fl v A~~ of ihe neihod f i~. i .( ihe dena id a id caF i
.
.
.
.
for~arousf-I-- tachl~lf. FL F,forvl-IhtFlov~sare aiidurigl iala~ssFeri),I tihodsareioidesgiedio I thov~fvsi
siableorihe I I i I ~.I gl I I f I I f~ eFlovvraies,oiefor I f ihef I~ . . fonoiedenaid/ F ; I I:si
-
-
-
c~chle~elofsm t( ihroughL) L(JSF,"i-sdff uliioFrtdciFlovvdueiosiopaid ~hail, i f
ifornaioishouldcnisderaFFl
gsnulaioinodels_
~ ~
siaricondiiions_
'ihesemi,-eFlmaroie~sihemaximumhourlr~ieai~vh~ch h~clesrc~sonablr~~~
vtr ~,sor PARTA. TWO-WAYSTOP-CONTROLLEOINTERSECTIONS
ne e.p~iea m r. ~ po~~i or ~~~ror~» ~g~»e~i or ~ i~~e or r~a.~~r a~r~~g ~ gme~
period under prevaTling road~var, irafFic, and c~irol cond~i~ons ~vh~le m ~~ng a II. METHOOOLOGY-PARTA
desgiaiedle~el f. 'Ihes ~ Fl regeier~Il~~basedupoialS ut
1 F nalrsis isdepeidsoiacleardescrpioiaiduidersiaid-ig
F-d_'Ihpicall:,l I rlrFlovv -.iF lasfourinesihepc~kl5niuit~olune fl ifir~ersoiil~n siop~oiirolledapproachvvihdr~ersoiihe
c1
~najor sireei
HOin gap accepiance and e~npincal ~nodels have been developed io describe
e ihai servicc Flovv r~ies are diureie values, vvlierc~s Irnels of service represeni a r~nge ih~s in ~cedures described in ihis chapier relr on a gap accepiance ~nodel
1
of condiiions_ Ik se ihe servicc Flovv r~ies are deFined as ~naeimums for c~ch level of
c developed a
nd refi ed in Ger~nanr-
sm ~ce, iher effeci
vely deFine Flovv boundaries beivveen Irnels of service
_ ~si des~gn or planning efforis irp~~~~~r u e serv~ce Flo~v r~ies ai ~O5 C or u, io ensure an LEVEL-OF-SERVICE CRfrERIA
accepiableoper~iingserviceforfvaliiruserc velofservice(LO~fora'I'4 i isdeier~ninedbyiheco~npuiedormeasured
N'JC i ilnsxlion
o-oi aei~~ ~~a ~. aer~ea ror ~~n ~» ~tis ~. ~oi aer~ea ror ine
~~i~.~i~o~ ~. ~.~noie i.os ~ru~~~ ~re g~oe~ ~~ t.nm~i ~~-z
o
- rzs ~.ep~,~ie ~~~ir.~. a proo~aea m~i req~o-e. me sg~~r~ea ~~,itmstcim~ a~i~ ~~rde ie~gm,
~i~ sr~~r~»e~,me.~wr~im~no.~,~ie,~~a~~ror~»~im~o~pi~mo~eano.~_
' - INTERPRETING RESULTS
> IS15
> 1535 Sharetl Lanes
'~- musi oFlena leFlaurn ~novemeni, can someiimes havea poorer lrnel of service
~
ov
T
f
1
g
Ven a separ~ie lane ihan if ii shares a lane vviih anoiher ~novemeni (usuallr a
inro~gn ~» e~p_ ~rn~. ~. ~. t~ or me . ,iea ~r~ ~~ ~ri-wr~
. ~i ~ r e.~n~i a-rrere,i r o» me ~rier~ ~.ea -~
~ ..~u g u. . F- ~=e m,g~ ~o,o-oi ati .. i mn~ » . n~~~.e
~~ ~Fier ~9 ror g ~ ta
atmstc . Frn~rh nec~~.e a-rrere a ir~ . F o, 5e~re. or me , ~,a F- r me mo.enea_ ~r ~ee wr,. ~re p~~~ea -, ~.n~rea ~~,e, me
ie differeni driver percepiionc 'Ihe eepeciaiion is ihai a signalized in
G iroldelaa forvehiclesinihailanemarindeedbelessihaniheconiroldelarforleFliums
desagnediocarryhigherir~fFicvolumesandexperiencegrc~ierdelarihananuns
ignalized separ~ielane_H r,ifdelarforallvehiclesisconsidered,providingseparaielanes
~~i~.~i~o~_ .~~u re.wi ~~ m.~~ mi~i aei~r_
INPUT OATA REQUIREMENTS Pertormance Measures
f I'
h
i I
l
h
f
h ~vhei ihere are ioi t gl g F. of su bl allo ~~
aia re~u rene
. nei
o
g: i~ni
ar io i
ose
or oi
er
" ~ ~ ~ f I: . I gl fF I ~ I. : F II: ~ i f
ial~~s I ia l i dtur
f I tires, coiirol, a id ~olu nes
F qutc lJ Fioiso g . ntl~~ loig co I itla~~stxFer ictd by~ n s ir~fFc aid b; ~utu ig oi iht
aiiheinierseciionareneeded_ I 'I'hemeihod,hovvrner,isbasedonaconsianicriiical
~n~n rapproacies_ gapsize
:g f I i nberaiduseoflaies,chaiielzaio ~If
la it ('Vl "L) o "
td or sir
td ned-a i sior~
e (or boih)
a
roach
i
d u sit ice . ~ FF I forn fi ~. I . .I g. II I
-
.
F
g
,
pp
g
,
fFl
d
h
ih
i
i
i ~
~ . f a~ ~a~ lx blt n, a id . t d-sru I fFc
~ gaFclisu _ Fro
Fioii ajoria
o
are
approac
eson
e~n
nors
ree
_ 01
suli_ e ihai L alvvars resuli ~n long queues bui ii
"heiunberaid . fl a r- Ifciors_Veh-I. ijacciilaiescaiuseihesane ~1 ~44 4~nc Ixl ~
. I -- I F I I F I
gap -i ihe iafF . I~ne .I_ ( less ~~npti i b} onfrci~ ig user oF ihe gap)_ i nF r ri - ru~ .~i i i i itr ~' . r
i .t ..i i t.o~h. .rdero~nmo..eno.enea.~~,~.ee~~n
~ g'P-A
' il F.I I . !ih il: 1 . IIF i il:.g I
. i F i iai(orboih)allm. .I I '
"
-
, f - siret i .I . I i I (I..
j afFcsirt _
htgr~deofiheappro I I. i
c
a i ur~blttffeci
i ihe ca
acii
of c~ch mnnor ~novemeni
C~~n
arel vviih a Irnel a
roacl
Gdovvn
ra fes o~t -
I 2~ h/h} n I~i iht L06 I sAold -s rta I i ~lh a n apac i} oF
p
r
_
p
pp
y
µ
and u des decrease ca - A Flared a h on ihe ~ninor sireei
ta. capaciip pgra paaip_ pproac ~pprox~~naielrNSVeh/h or lecs_
~ncrtasesihecapaairbrallovving~norevehiclesiobeservedsimulianeouslr- 'Ihisanalrsisprocedureassumesr~ndo~narrivalsonihe~najorsireei_ F irpicalfour-
~I . b F Fib: ' I I..-. fl i- . i-41e I j I. g i-I: ff . I - I g f 2 . I- I.
-
-
F ak IS n i_, ih la si nusi d-~-i iht full hour ~ I nts by~ iht Ftak I r fvcior ( HF~ F i_(y kl
I ,5 2 I/I) I il; ~
llF i 4 I
f itla~~ (LOS ) f a~ urba
I~i allov~ n i
vi ItFl iuri
b f b g - g F f I I_ si has pc~k IS n i Flovv r~ies, ihe~~ c i be .
.
~ -~~ ~ F {- { q{~ f I ~ I f n ior sireei leFl iuri ig
rtaa-r~as~ -nmt Hn~im~~_ rt~ t .-in »~ m...ow»t ne..~owa,o
approac
"he of ~fFc s Is fron ihe -iierseci~i ~i ihe vvll
preseice g ia uF. 1
~ f I ~ ~ I i I~ . f g I- 11 I~.
I ~ I VI ' I
h
ld
i
i
ih
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i
f"4
a
producc i aidon Flovvs aid aff I ~paciir of ihe n FF I s
!f ihe rts
o
s
o
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Traffic Impact Analysis Supplement
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
February 29, 2012
Mr. Randall Johnson
Provider Development and Resource Group, LLC
9301 N. Central Expressway, Tower lI
SLiite 360, Dallas, TX 75231
RE: Traffic Impact Analysis Supplement for Heritage Farms in Colleyville, Texas
(Project No. 11150)
Dear Mr. Johnson:
Per your request DeShazo Group, Inc (DeShazo) has completed an analysis for Phase 1(Year
2014) and Year 2016 Site Suildout with improvements scenarios for Heritage Farms in
Colleyville, Texas. This letter summarizes the analysis procedures, results and related
appendices and should be considered as a supplement to the revised traffic impact analysis
(TIA) report for the Heritage Farms dated January 19, 2012.
Traffic operational analysis for Year 2014 Phase 1 background-plus-site and Year 2016
background-plus-site scenario (with improvements) was performed using the study parameters
and methodologies described in the revised T1A.
Year 2014 Phase 1 Intersection Analvsis
Phase 1 of the proposed development is assumed to occur in 2014. A summary of the proposed
development prograzn for Phase 1 is provided in Table 1.
Table 1. Phase 1 Development Program
USE
Assisted Senior Living
FUTURE AMOUNT
Memory Care Units
General Office
74 Seds *
54 Seds *
16,000 SF
* at 1 Sed per Unit
Table 2 provides a summary of the calculated trip ends generated by Phase 1 of the project.
Year 2014 Phase 1 background-plus-site peak hour traffic volumes are summarized in Exhibit 1.
Intersection capacity analysis for Phase 1 was performed using the Synchro 7 software package
and the results are summarized in Table 3. Detailed software output is provided in the
Appendix. As noted in the results, the capacity analysis indicates that the study area
intersections on Cheek-Sparger Road are expected to experience some delay as a result of the
increase in background traffic as well as the additional Phase 1 site-related traffic. The site
generates a rnoderate amount of traffic volume at the Cheek-Sparger Road/Wayne Drive and
400 South Houston Street, Suite 330 Dallas, Texas 75202 P. 214.748.6740 F. 214.748.7037 www.deshazogroup.com
Mr. Rn~~clc~ll jollnson
Mard1 1, 2012
Pa~>e 2
Cheek-Sparger Road~ Sedford Road intersections; however, the poor Level-of-Service (LOS) at
both intersections is attributed more to the background through traffic volumes on Cheek-
Sparger Road. As indicated in the revised T1A, the existing traffic signal on Cheek-Sparger
Road at Brown Trail is expected to provide some gaps in the traffic flow that should help
facilitate the turning movements at both Cheek-Sparger Road/ Wayne Drive and Cheek-Sparger
Road/ Sedford Road intersections. [NOTE: These gaps are not reflected in the intersection
analysis] .
Table 2. Projected Phase 1 Trip Generation Summary
ITE
Code ITE
Land Use
Quantity Weekday
Trips AM Peak Hour
Total In Out PM Peal< Hour
Total In Out
Continuing Care 128 Occupied
255 360 23 15 S 62 30 32
Retirement Conunuiutv Units*
710 General Office 16,000 SF 325 43 38 5 97 16 81
TOTAL 685 66 53 13 159 46 113
* For the ~urpose of ti-i~ ge~leretio~i cnlculetio~is, nll senior housing i~elnted lm7d uses zuere co~iibined ns Conti~luing Cn~~e
Retii•ei~ierlt Coi~~~nimity. In ndditiorl, nll 128 units z~~ere nssni~~ed to be occupied to re~resent n conservntiz~e scerlni•io.
Year 2016 Site Buildout Intersection Analysis (with improvements)
Table 3 also summarizes the intersection analysis results for the year 2016 background-plus-site
scenario with existing geometry and potential improvements. The results for 2016 background-
plus-site scenario with existing geometry are taken directly from the revised T1A. As noted in
the revised T1A, the intersection of Cheek-Sparger Road with Sedford Road operates at a poor
LOS, experiencing significant delays with the existing geometry. The intersection was
reanalyzed with two potential improvemen~s: 1) installing a traffic signal, and 2) implementing
a roundabout.
1) The signalized intersection analysis was performed using Synchro 7 software. As
shown, the LOS of the currently stop-controlled movements improved to LOS D or better
while the LOS for the curren~ly free westbound approach degrades sligh~ly.
Nonetheless, all approaches are projected to operate at acceptable levels upon the
installation of a traffic signal.
2) The roundabout analysis was performed using a roundabout analysis tool developed by
Georgia Department of Transportation (GDOT). [NOTE: This tool is based upon the
National Cooperative Highway Research Program (NCHRP) Report 572 and Federal
Highway Administration's (FHWA) Roundabout Design Guide (2000) standards.
Although, the analysis results generated by this tool appear to be realistic, the tool
shoulc~ be used as a guideline and the results should be considered for "lnformation
Only°.] For the purpose of this analysis, a single-lane roundabout was assumed at the
Cheek-Sparger Road/ Bedford Road intersection. As shown in Table 3, the Levels-of-
Service for the currently stop-controllec~ znovements iznprove significantly while the
LOS for the currently free approaches degrade considerably. ln particular, the LOS at
the westbound approach of Cheek-Sparger Road, which currently operates at LOS A
with existing geometry would operate at LOS E upon the installation of the roundabout.
lt should be noted, that the NCHRP formula used in this analysis tool assumes a lower
c~river familiarity with roundabouts, so the results should be considered as conservative
for long-term projections.
Mr. Rn~~clc~ll jollnson
Mard1 1, 2012
Pa~>e 3
The overall operational conditions at the Cheek-Sparger Road~ Sedford Road intersection
would improve with any of the above improvements in traffic control. With a traffic signal or a
roundabout at this intersection, the overall control delay would be shared by all four
approaches as opposed to the current geometry where the control delay is primarily observed
by the two stop-controlled movements.
lf you have any questions, please call me at 214-748-6740.
Sincerely,
DeSHAZO GROUP,INC.
- ji~:~~-~~~
~~ ...., - _
Jignesh Thakkar, P.E., PTOE
Project Manager
TJS:jpt:lsk
Enclosures
DeShazo Group, Inc.
3/1/2012
Table 3. Peak Hour Intersection Capacity Analysis Results
Conditions
Year 2016 Site Buildout
Year 2014 Phase 1 B ackground Year 2016 Site Buildout
Intersections
* Background plus Site
plus Site Background plus Site
Traffic (with imuro vements)
Movement AM PM AM PM AM PM
Cheek-Sparuer Road at
Wayne Drive WBLT A(9.3) A(8.7) A(9.5) A(8.8) -- --
NBLR F (52.8) E (36.8) F (73.3) E (48.6) - - - -
Cheek-Sparuer Road at
Bedford Road EBL~EB B(11.2) B(10.9) B(11.7) B(11.3) B~~~ C~~~ B~~~ B~~~
WBL~WB A(8.9) A(8.4) A(9.0) A(8.5) C~~~ D~~~ C~~~ E~~~
NBLTR F(70.7) F(>100.0) F(>100.0) F(>100.0) B~~~ A~~~ B~~~ A~~~
SBLTR F(>100.0) F(>100.0) F(>100.0) F(>100.0) C~~~ A~~~ D~~~ C~~~
Cheek-Sparuer Road at
Driveway 1 WBLT A(0.6) A(0.2) A(0.7) A(0.2) -- --
NBLR D (26.1) B (14.5) D (28.4) C (15.1) - - - -
WaUne Drive at
Driveway 2 WBLR A(9.2) A(8.8) A(9.3) A(8.9) -- --
SBLT A (2.5) A (0.9) A (2.0) A (0.8) - - - -
WaUne Drive at
Driveway 3 WBLR A(9.2) A(8.6) A(9.3) A(8.6) -- --
SBLT A (1.4) A (1.8) A (2.1) A (2.2) - - - -
WaUne Drive at
Driveway 4 WBLR A(0.0) A(8.5) A(9.3) A(8.6) -- --
SBLT A (0.2) A (0.3) A (0.4) A (0.3) - - - -
WaUne Drive at
Driveway 5 WBLR A(0.0) A(8.5) A(9.3) A(8.6) -- --
SBLT A (1.2) A (1.6) A (2.0) A (2.0) - - - -
KEY:
A, 8, C, q E, F= Level-of-Service for each intersection approach
N8, S8, E8, WB = North-, South-, East-, Westbound approach
L, T, R= Left, Through, Right Approach turning movement
AM = AM Peak Hour of Adjacent Street
PM = AM Peak Hour of Adjacent Street
` Results are taken directly from the Revised TIA for Heritage Farms dated January 19, 2012.
(1) Signalized Intersection Analysis
(2) Roundabount Intersection Analysis (Reference only - Conducted based on NCHRP report using a templete available from Georgia DOT.)
NOTE: Peak hour factors for some of the movements were slightly adjusted to account for an increase in turning movement volumes due to site related traffic.
Heritage Farms
Traffic Impact Analysis Supplement
Page 3
DeShazo Group
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Legend:
XXX (YYY)
XXX - AM Peak Hour Traffic Volumes
(YYY) - PM Peak Hour Traffic Volumes
Year 2014 Phase 1 Background plus Site Traffic Volumes EXHIBIT
1
Heritage Farms Traffic Impact Analysis Supplement Page 5
DeSlln~o Group, Ir1c.
Appendix
Hei~itn~,~e Fni-rirs
Trn~jiclrrl~~actAnnh/sis Supplenient
A~~~endix
AM Peak Hour Year 2014 Phase 1 Background plus Site
1: Cheek-Sparger Road & Wayne Drive s~vzo~z
~ ~ ~ F -~ ~
Sign Contml Free Free Stop
Grade 0% 0% 0%
PeakHourFactor o.sa 0.75 0.75 0.73 0.75 0.50
Houdy flow rate (vph) 089 45 33 042 97 328
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage ~
Rightlum flare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 734 1420 711
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 734 1420 711
lC, single (s) ~ 4.1 6.4 62
{C, 2 slage (s)
Yr (s) 22 3.5 3.3
pOqueuefree% 96 sa 24
oM aapaoily (vehlh) 871 145 433
Direction, Lane # EB 1 WB 1 WB 2 NB 1
Volume Total 734 33 642 345
Volume Left 0 33 0 17
Volume Right 45 0 0 328
Intersection Summary
Average Delay 10.6
Intersection Capacity Utilization 51.5 % ICU Level of Service A
Malysis Penod (min) 15
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 1
AM Peak Hour Year 2014 Phase 1 Background plus Site
2: Cheek-Sparger Road & Bedford Road s~vzo~z
~ ~ ~ ~ ~ ~ -~ T ~ '- l -'
Sign Control Free Free Stop Stop
Grade 0% 0% 0% 0%
Peak Hour Factor 0.57 0.94 0.50 0.63 0.69 0.80 0.75 0.50 0.55 0.85 0.50 0.94
Houdyilowrate(vph) 300 034 S 90 587 939 7 2 22 98 4 999
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage ~ ~
Rightlum flare (veh)
Median type
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 726 642 1957 1983 638 1932 1917 656
vCi, stage 1 conf vol
vC2, stage 2 conf vol ~ ~
vCu,unblocked vol 726 642 1957 1983 638 1932 1917 656
tC, single (s) 4.1 ~ 4.1 ~ 7.1 6.5 62 7.1 6.5 62
tC, 2 slage (s)
tF (s) 22 22 3.5 4.0 3.3 3.5 4.0 3.3
p0 queue free % 66 99 73 95 95 0 91 76
cM capacity (vehlh) 877 943 25 40 477 33 44 465
Direction, Lane # EB 1 EB 2 WB 1 WB 2 NB 1 SB 1
VolumeTotal 300 642 10 726 30 212
Volume Left 300 0 10 0 7 98
Volume Right 0 S 0 139 22 111
65.3 % ICU Level of Service
15
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 2
AM Peak Hour Year 2014 Phase 1 Background plus Site
3: Cheek-Sparger Road & Driveway 1 s~vzo~z
~ l ~ F `~ P
Sign Contml Free Free Stop
Grade 0% 0% 0%
PeakHourFactor o.sa 0.92 0.92 0.73 0.92 0.92
Houdyilow rate (vph) 872 2 98 073 2 2
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage ~
RightiJrnllare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 874 1582 873
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 874 1582 873
lC, single (s) ~ 4.1 6.4 62
{C, 2 slage (s)
t~r (s) 22 3.5 3.3
pOqueuefree% 98 98 99
oM aapaoily (vehlh) 772 997 350
Direction, Lane # EB 1 WB 1 NB 1
Volume Total 874 691 4
Volume Left 0 18 2
Volume Right 2 0 2
cSH 1700 772 175
Volume to Capacity 0.51 0.02 0.02
Queue Lenqth 95th (ft) 0 2 2
Intersection Summary
Average Delay 0.4
Intersection Capacity Utilization 50.5 % ICU Level of Service A
Malysis Penod (min) 95
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 3
AM Peak Hour Year 2014 Phase 1 Background plus Site
4: Driveway 2& Wayne Drive s~vzo~z
~ t T P y l
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyflow rate (vph) 0 9 990 0 29 43
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Median type
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 275 190 190
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 275 190 190
tC, single (s) 6.4 62 ~ 4.1
tC, 2 slage (s)
tf (s) 3.5 3.3 22
p0 queue free % 100 100 99
aM aapaoity (vehlh) 704 852 9384
Direction, Lane # WB 1 NB 1 SB 1
VolumeTotal 1 190 64
Volume Left 0 0 21
Volume Right 1 0 0
cSH 852 1700 1384
Volume to Capacity 0.00 0.11 0.01
Queue Lenqth 95th (ft) 0 0 1
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 4
Average Delay 0.7
Intersection Capacity Utilization 25.9 % ICU Level of Service A
Analvsis Penod (min) 95
AM Peak Hour Year 2014 Phase 1 Background plus Site
5: Driveway 3& Wayne Drive s~vzo~z
~ t T ~ '- l
Lane Confgurations
Volume (vehlh) -~
0 2 '~
174 0 ~
7 33
Sign Contml Stop Free Free
Grade 0% 0% 0%
PeakHourFactor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyflow rate (vph) 0 2 989 0 S 30
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 240 189 189
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 240 189 189
lC, single (s) 6.4 62 T 4.1
{C, 2 slage (s)
t~r (s) 3.5 3.3 22
pOqueuefree% 100 100 99
oM aapaoity (vehlh) 744 853 9385
Direction, Lane # WB 1 NB 1 SB 1
Volume Total 2 189 43
Volume Left 0 0 S
Volume Right 2 0 0
cSH 853 1700 1385
Volume to Capacity 0.00 0.11 0.01
Queue Lenqth 95th (ft) 0 0 0
AM Peak Hour Year 2014 Phase 1 Background plus Site
6: Driveway 4& Wayne Drive s~vzo~z
~ ~ T ~ '- l
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyilow rate (vph) 0 0 988 0 9 35
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Median type
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 225 188 188
vCi, stage 1 conf vol
vC2, stage 2 conf vol ~
vCu, unblocked vol 225 188 188
tC, single (s) 6.4 62 ~ 4.1
tC, 2 slage (s)
tf (s) 3.5 3.3 22
p0 queue free % 100 100 100
aM aapaoity (vehlh) 703 854 9380
Direction, Lane # WB 1 NB 1 SB 1
VolumeTotal o ~sa 36
Volume Left 0 0 1
Volume Right 0 0 0
cSH 1700 1700 1386
Volume to Capacity 0.00 0.11 0.00
Queue Lenqth 95th (ft) 0 0 0
0.0
12.4%
15
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 6
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 5
Average Delay 0.3
Intersection Capacity Utilization 192 % ICU Level of Service A
Malysis Penod (min) 15
AM Peak Hour Year 2014 Phase 1 Background plus Site
7: Driveway 5& Wayne Dri ve s~vzo~z
Movement ~
WBL t T ~
WBR NBT NBR '-
SBL l
SBT
Lane Confgurations
Volume (vehlh) -~
0 '~
0 173 0
5 ~
28
Sign Contml Stop Free Free
Grade 0% 0% 0%
PeakHourFactor 0.92 0.92 0.92 0.92 0.92 0.92
Houdy flow rate (vph) 0 0 188 0 5 30
Pedestnans
Lane Width (ft)
Walking Speed (ffls)
Percent Blockage
Rightlum flare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 229 188 ~ ~sa
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 229 188 188
lC, single (s) 6.4 62 T 4.1
lC, 2 stage (s)
tF (s) 3.5 3.3 22
pOqueuefree% 100 100 100
cM capacity (vehlh)
Direction, Lane # 756
WB 1 854
NB 1 SB 1 1386
VolumeTotal o ~sa 36
Volume Left 0 0 5
Volume Right 0 0 0
cSH
V
l
C
i 1700
0
00 1700 1386
0
11 0
00
o
ume to
apac
ty
Queue Length 95th (ft) .
0 .
.
0 0
Control Delay (s) 0.0 0.0 12
Lane LOS
A
h D
l A
0
0 A
0
0 12
ppmac
e
ay (s)
Approach LOS
Intersection Summary .
A .
Average Delay 02
Intersection Capacity Utiliza tion 12.4 % IC U Level of Service A
Malysis Penod (min) 15
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 7
PM Peak Hour Year 2014 Phase 1 Background plus Site
1: Cheek-Sparger Road & Wayne Drive s~vzo~z
~ ~ ~ F -~ ~
Sign Contml Free Free Stop
Grade 0% 0% 0%
PeakHourFactor 0.96 0.75 0.75 0.99 0.92 0.75
Houdyilow rate (vph) 500 37 59 783 09 05
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage ~
RightiJrnllare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 544 1409 525
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 544 1409 525
lC, single (s) ~ 4.1 6.4 62
{C, 2 slage (s)
Yr (s) 22 3.5 3.3
pOqueuefree% 95 58 sa
oM aapaoily (vehlh) 9025 945 553
Direction, Lane # EB 1 WB 1 WB 2 NB 1
Volume Total 544 51 783 126
Volume Left 0 51 0 61
Volume Right 37 0 0 65
cSH 1700 1025 1700 235
Volume to Capacity 0.32 0.05 0.46 0.54
Queue Lenqth 95th (ft) 0 4 0 72
Intersection Summary
Average Delay 3.4
Intersection Capacity Utilization 53.6 % ICU Level of Service A
Malysis Penod (min) 15
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 1
PM Peak Hour Year 2014 Phase 1 Background plus Site
2: Cheek-Sparger Road & Bedford Road s~vzo~z
~ ~ ~ ~ ~ ~ -~ T ~ '- l -'
Sign Control Free Free Stop Stop
Grade 0% 0% 0% 0%
Peak Hour Factor 0.74 0.95 0.53 0.50 0.95 0.84 0.50 o.sa 0.50 0.83 0.61 0.82
Houdyilowrate(vph) 930 400 34 92 749 979 90 90 98 949 33 927
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage i i
RightiJrnllare (veh)
Median type
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 920 494 1658 1694 477 1610 1621 830
vCi, stage 1 conf vol
vC2, stage 2 conf vol
vCu,unblocked vol 920 494 1658 1694 477 1610 1621 830
tC, single (s) 4.1 4.1 7.1 6.5 62 7.1 6.5 62
tC, 2 slage (s)
tF (s) 22 22 3.5 4.0 3.3 3.5 4.0 3.3
p0 queue free % 82 99 48 86 97 0 61 66
aM aapaoity (vehlh) 742 9070 39 75 588 02 83 370
Direction, Lane # EB 1 EB 2 WB 1 WB 2 NB 1 SB 1
VolumeTotal 136 494 12 920 44 301
Volume Left 136 0 12 0 16 141
Volume Right 0 34 0 179 18 127
160.4
82.3%
15
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 2
PM Peak Hour Year 2014 Phase 1 Background plus Site
3: Cheek-Sparger Road & Driveway 1 s~vzo~z
~ l ~ F `~ P
Sign Contml Free Free Stop
Grade 0% 0% 0%
PeakHourFactor 0.96 0.92 0.92 0.99 0.92 0.92
Houdyflow rate (vph) 550 9 S 897 4 35
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage ~
RightiJrnllare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 557 1389 557
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu, unblocked vol 557 1389 557
lC, single (s) ~ 4.1 6.4 62
{C, 2 slage (s)
t~r (s) 22 3.5 3.3
pOqueuefree% 99 97 93
oMaapaoily(vehlh) 9093 950 530
Direction, Lane # EB 1 WB 1 NB 1
Volume Total 557 825 39
Volume Left 0 S 4
Volume Right 1 0 35
PM Peak Hour Year 2014 Phase 1 Background plus Site
4: Driveway 2& Wayne Drive s~vzo~z
~ t T P y l
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyflow rate (vph) 0 49 66 0 9 63
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Median type
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 147 66 66
vCi, stage 1 conf vol
vC2, stage 2 conf vol ~
vCu, unblocked vol 147 66 66
tC, single (s) 6.4 62 ~ 4.1
tC, 2 slage (s)
tf (s) 3.5 3.3 22
p0 queue free % 100 95 99
aM aapaoily (vehlh) 849 997 9535
Direction, Lane # WB 1 NB 1 SB 1
VolumeTotal 49 66 72
Volume Left 0 0 9
Volume Right 49 0 0
cSH 997 1700 1535
Volume to Capacity 0.05 0.04 0.01
Queue Lenqth 95th (ft) 4 0 0
19.8 % ICU Level of Service T A ~
15
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 4
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 3
Average Delay 0.5
Intersection Capacity Utilization 582 % ICU Level of Service B
Malysis Penod (min) 15
PM Peak Hour Year 2014 Phase 1 Background plus Site
5: Driveway 3& Wayne Drive s~vzo~z
~ t T ~ '- l
Lane Confgurations
Volume (vehlh) -~
0
13 '~
48 ~
0 14 44
Sign Contml Stop Free Free
Grade 0% 0% 0%
PeakHourFactor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyflow rate (vph) 0 94 52 0 95 48
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 130 52 52
vCi, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 130 52 52
lC, single (s) 6.4 62 T 4.1
{C, 2 slage (s)
t~r (s) 3.5 3.3 22
pOqueuefree% 100 99 99
oMaapaoily(vehlh) S55 9095 9554
Direction, Lane # WB 1 NB 1 SB 1
Volume Total 14 52 63
Volume Left 0 0 15
Volume Right 14 0 0
Intersection Summary
Average Delay 1.8
Intersection Capacity Utilization 19.8 % ICU Level of Service A
Malysis Penod (min) 95
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 5
PM Peak Hour Year 2014 Phase 1 Background plus Site
6: Driveway 4& Wayne Drive s~vzo~z
~ ~ T ~ '- l
Volume (vehlh) 0 2 46 0 2 43
Sign Control Stop Free Free
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Houdyilow rate (vph) 0 2 50 0 2 47
Pedestnans
Lane Width (ft)
Walking 9peed (ffls)
Percent Blockage
RightiJrnllare (veh)
Median type
~
None
None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 101 50 ~ 50
vCi, stage 1 conf vol
vC2, stage 2 conf vol ~
vCu, unblocked vol 101 50 50
tC, single (s) 6.4 62 T 4.1
tC, 2 slage (s)
tf (s) 3.5 3.3 22
p0 queue free % 100 100 100
aMaapaoily(vehlh) 890 9098 9557
Direction, Lane # WB 1 NB 1 SB 1
VolumeTotal 2 50 49
Volume Left 0 0 2
Volume Right 2 0 0
HCM Unsignalized Intersection Capacity Analysis
JPT
Synchro 7 - Repod
Page 6
Average Delay 0.3
Intersection Capacity Utilization 13.9 % ICU Level of Service A
Analvsis Penod (min) 95
PM Peak Hour Year 2014 Phase 1 Background plus Site
7: Driveway 5& Wayne Drive s~vzo~z
~ t
Movement WBL WBR T ~
NBT NBR '-
SBL l
SBT
Lane Confgurations -~
Volume (vehlh) 0 S '~
38 0
9 ~
34
Sign Contml Stop Free Free
Grade 0% 0% 0%
PeakHourFactor 0.92 0.92 0.92 0.92 0.92 0.92
Houdy flow rate (vph) 0 9 41 0 10 37
Pedestnans
Lane Width (ft)
Walking Speed (ffls)
Percent Blockage
Rightlum flare (veh)
Mediantype None None
Median storage veh)
Upsheam signal (ft)
pX, platoon unblocked
vC, conflicting volume 98 41 ~ 41
vCi, stage 1 conf vol
vC2, stage 2 conf vol T
vCu,unblocked vol 98 41 41
lC, single (s) 6.4 62 T 4.1
lC, 2 stage (s)
tF (s) 3.5 3.3 22
pOqueuefree% 100 99 99
cM capacily (vehlh) 896 1030
Direction, Lane # WB 1 NB 1
SB 1 1568
Volume Total 9 41 47
Volume Left 0 0 10
Volume Right 9 0 0
cSH 1030 1700
V
l
C
i
0
01 0
02 1568
0
01
o
ume to
apac
ty
.
.
Queue Length 95th (ft) 1 0 .
0
Control Delay (s) S.5 0.0 1.6
Lane LOS A
A
h D
l
S
5 0
0 A
1
6
ppmac
e
ay (s)
.
.
Approach LOS A
Intersection Summary .
Average Delay 1.5
Intersection Capacity Utilization 19.0 % IC U Level of Service A
Malysis Penod (min) 15
HCM Unsignalized Intersection Capacity Malysis Synchro 7- Repod
JPT Page 7
AM Peak Hour Year 2016 Background plus Site (with improvements)
2: Cheek-Sparger Road & Bedford Road s~vzo~z
s ~ ~ r F t -~ T r ~ • ~
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Confgurations
Volume (vph) -S
178 '~
623
4 -~
7 '~
426
116
10 ~
2
14
86 ~
3 109
IdealFlow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 75 0 75 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
TaperLength(ft) 25 25 25 25 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.998 0.971 0.920 0.930
Flt Protected 0.950 0.950 0.985 0.978
Satd. Flow (pmt) 1770 1859 0 1770 1809 0 0 1688 0 0 1694 0
FIt Permitted 0.107 0.377 0.918 0.835
Satd.Flow(perm) 199 1859 0 702 1809 0 0 1573 0 0 1447 0
Right Tum on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 1 22 25 66
Link Speed (mph) 20 20 30 30
Link Distance (ft) 417 470 291 586
Travel Time (s) 142 16.0 6.6 13.3
PeakHourFactor 0.57 0.94 0.50 0.63 0.69 0.80 0.75 0.50 0.55 0.85 0.50 0.94
Adj. Flow (vph) 312 663 S 11 617 145 13 4 25 101 6 116
Shared Lane Traffic (% )
Lane Group Flow (vph)
312
671
0
11
762
0
0
42
0
0
223
0
EnterBlockedlntersection No No No No No No No No No No No No
LaneAlignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Tum Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Tuming Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 2
DetectorTemplate Left Thru Left Thm Left Thru Left Thm
LeadingDetector(ft) 20 100 20 100 20 100 20 100
Trailing Detector (ft) 0 0 0 0 0 0 0 0
Detector1 Position(ft) 0 0 0 0 0 0 0 0 ]
Detector1 Size(ft) 20 6 20 6 20 6 20 6
Detector 1 Type CI+F~ CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex ~
Detectori Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ~
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s)
Detector2Position(ft) 0.0 0.0
94 0.0 0.0
94 0.0 0.0
94 0.0 0.0
94 ~
Detector2 Size(ft) 6 6 6 6 ~
Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex
Detector2 Channel ~
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Tum Type pm+pt pm+pt Perm Perm
Protected Phases 7 4 3 S 2 6
Permitted Phases 4 S 2 6
DetectorPhase 7 4 3 S 2 2 6 6
Switch Phase
Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Minimum Split (s) S.0 20.0 S.0 20.0 20.0 20.0 20.0 20.0
Total Split (s) 15.0 47.0 0.0 S.0 40.0 0.0 20.0 20.0 0.0 20.0 20.0 0.0
TotalSplit(%) 20.0% 62.7% 0.0% 10.7% 53.3% 0.0% 26.7% 26.7% 0.0% 26.7% 26.7% 0.0%
Lanes, Volumes, Timings Synchro 7- Repod
JPT Page 1
AM Peak Hour Year 2016 Background plus Site (with improvements)
2: Cheek-Sparger Road & Bedford Road s~vzo~z
~ ~ ~ ~ ~ ~ -~ T ~ '- l -'
Yellow Time (s)
All-Red Time (s) 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5
LostTimeAdjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
LeadlLag Lead Lag Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None Max Max Max Mae
WalkTime(s) 5.0 5.0 5.0 5.0 5.0 5.0 ]
Flash DontWalk (s) 11.0 11.0 11.0 11.0 11.0 11.0
Pedestnan Calls (#Ihr) 0 0 0 0 0 0 ~
Act Effct Green (s) 48.1 46.5 37.0 33.0 16.1 16.1
Actuated gIC Ratio 0.67 0.64 0.51 0.46 022 022 ]
vlc Ratio 0.84 0.56 0.03 0.91 0.11 0.60
Control Delay 37.1 9.9 4.9 34.3 14.8 26.0 ~
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 37.1 9.9 4.9 34.3 14.8 26.0 ~
LOS D A A C B C
Approach Delay 18.5 33.9 14.8 26.0 ~
AppmachLOS B C B C
Queue Length SOth (ft) SS 131 1 292 6 65 ~
Queue Length 95th (ft) 75 295 4 279 12 53
Intemal Link Dist (ft) 337 390 211 506 ,
Tum Bay Length (ft) 75 75
Base Capacity(vph) 373 1223 419 918 370 374 ,
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 -
Storage Cap Reductn
Reduced vlc Ratio
Intersection Summary 0
0.84 0
0.55 0
0.03 0
0.83 0
0.11 0
0.60
Area Tme~ Other
~gth: 75
Cycle Length: 722
ycle: 75
ype: Actuated-Uncoordinated ~
i vlc Ratio: 0.91
on Signal Delay: 25.1 Intersection LOS: C
on Capacity Utilization 65.1 % ICU Level of Service C
Penod (min) 15
Snll}C aflfl PhaCP.C' ~' ~:hP.P.It-SnafnP.f Rnafl R RP.flFnffl Rnafl
T m2 ~ m3 ~ m4
20s 8s 47s
1
m6
m7 ~
m8
20s 15s 40s
Lanes, Volumes, Timings
JPT
Synchro7- Repod
Page 2
PM Peak Hour Year 2016 Background plus Site (with improvements)
2: Cheek-Sparger Road & Bedford Road s~vzo~z
s ~ ~ r F t -~ T r ~ • ~
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Confgurations
Volume(vph) -S
105 '~
457
19 -~
7 '~
736
156
9 ~
10
10
121 ~
21
109
IdealFlow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 75 0 75 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
TaperLength(ft) 25 25 25 25 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.990 0.971 0.945 0.943
Flt Protected 0.950 0.950 0.982 0.977
Satd. Flow (pmt) 1770 1844 0 1770 1809 0 0 1729 0 0 1716 0
FIt Permitted 0.081 0.422 0.855 0.829
Satd.Flow(perm) 151 1844 0 786 1809 0 0 1505 0 0 1456 0
Right Tum on Red Yes Yes Yes Yes
Satd. Flow (RTOR) S 25 20 44
Link Speed (mph) 20 20 30 30
Link Distance (ft) 417 470 291 586
Travel Time (s) 142 16.0 6.6 13.3
PeakHourFactor 0.74 0.95 0.53 0.50 0.95 0.84 0.50 o.sa 0.50 0.83 0.61 0.82
Adj. Flow (vph) 142 481 36 14 775 186 18 11 20 146 34 133
Shared Lane Traffic (% )
Lane Group Flow (vph) 142 517 0 14 961 0 0 49 0 0 313 0
EnterBlockedlntersection No No No No No No No No No No No No
LaneAlignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Tum Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Tuming Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 2
DetectorTemplate Left Thru Left Thm Left Thru Left Thm
LeadingDetector(ft) 20 100 20 100 20 100 20 100
Trailing Detector (ft) 0 0 0 0 0 0 0 0
Detector1 Position(ft) 0 0 0 0 0 0 0 0 ]
Detector1 Size(ft) 20 6 20 6 20 6 20 6
Detector 1 Type CI+F~ CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex ~
Detectori Channel
Detector 1 Extend (sl 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ~
Detector2Position(ft) 94 94 94 94
Detector2 Size(ft) T 6 T 6 6 6 ~
Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex
Detector2 Channel ~
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Tum Type pm+pt pm+pt Perm Perm
Protected Phases 7 4 3 S 2 6
Permitted Phases 4 S 2 6
DetectorPhase 7 4 3 S 2 2 6 6
Switch Phase
Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Minimum Split (s) S.0 20.0 S.0 20.0 20.0 20.0 20.0 20.0
Total Split (s) S.0 49.0 0.0 S.0 49.0 0.0 23.0 23.0 0.0 23.0 23.0 0.0
TotalSplit(%) 10.0% 61.3% 0.0% 10.0% 61.3% 0.0% za.si za.si 0.0% za.si za.si 0.0%
PM Peak Hour Year 2016 Background plus Site (with improvements)
2: Cheek-Sparger Road & Bedford Road s~vzo~z
~ ~ ~ ~ ~ ~ -~ T ~ '- l -'
Yellow Time (s)
All-Red Time (s) 3.5 3.5
0.5 0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5 3.5
0.5
LostTimeAdjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
LeadlLag Lead Lag Lead Lag
Lead-Lag Optimize? Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None Min Min Min Min
WalkTime(s) 5.0 5.0 5.0 5.0 5.0 5.0 ]
Flash DontWalk (s) 11.0 11.0 11.0 11.0 11.0 11.0
Pedestnan Calls (#Ihr) 0 0 0 0 0 0 ~
Act Effct Green (s) 50.0 492 467 42.7 17.4 17.4
Actuated gIC Ratio 0.66 0.65 0.61 0.56 023 023 ~
vlc Ratio 0.77 0.43 0.03 0.94 0.14 0.86
Control Delay 39.9 S.S 4.9 34.0 17.5 48.4 ~
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 39.9 S.S 4.9 34.0 17.5 48.4 ~
LOS D A A C B D
Approach Delay 15.5 33.6 17.5 48.4 ~
AppmachLOS B C B D
Queue Length SOth (ft) 23 103 2 401 11 129 ~
Queue Length 95th (ft) #75 220 4 #694 37 127
Intemal Link Dist (ft) 337 390 211 506 ~
Tum Bay Length (ft) 75 75
Base Capacity(vph) 185 1215 534 1090 394 400 ,
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 -
Storage Cap Reductn
Reduced vlc Ratio
Intersection Summary 0 0
0.77 0.43 0
0.03 0
o.sa 0
0.12 0
078
Area Type: Othe r
Cycle Length: SO
Actuated Cycle Length: 762
Natural Cycle: SO
ControlType:Actuated-Uncoordina ted ~
Maeimum vlc Ratio: 0.94
Intersection Signal Delay: 29.5 I ntersection LOS: C
Intersection Capacity Utilization 852 % I CU Level of Se rvice E
Analysis Penod (min) 15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after lwo cycles.
Cnli}c anri Phacac~ ~~ f'haak-Cnamar Rnari R Rarifnrri Rnari
_, __ __. ._---. _. __ ... .. .........
T m2 . ----- --
~ m3 --
~ mA
23s $s 49s
1
m6
m7 ~
m8
23s 8s 49s
Lanes, Volumes, Timings Synchro 7- Repod I Lanes, Volumes, Timings Synchro 7- Repod
JPT Page 1 JPT Page 2
Roundabout Analysis Tool
Single Lane
3/1/2012
Version 1.3
General & Site Information
Analyst:
Agency/Company:
Date:
Project Name or PI#:
Year, Peak Hour:
County/District:
Intersection: ~pT
DeShazo Group, Inc.
2/29/2012
Heritage Farms TIA (#11150)
2016 Bkgd+Site - AM
Bedford Road and Cheek-
Sparger Road NW (
W~7)
SW (6 N(1)
(5) NE (2)
E(3)
E(4)
~
orth
Volumes Entry Legs (FROM)
N(1) NE (2) E(3) SE (4) S(5)
SW (6)
W(7)
NW (8)
N(1), vph 116 2 178
Exit NE (2), vph
Legs E(3), vph g6 14 623
(TO) SE (4), vph
S(5), vph 3 7 4
SW (6), vph
W(7), vph 109 426 10
NW (8), vph
Output Total Vehicles 198 0 549 0 26 0 805 0
Volume Characteristics N NE E SE S SW W NW
% Cars 98% 100% 98% 100% 98% 100% 98% 100%
% SU/ Bus 0% 0% 0% 0% 0% 0% 0% 0%
% Trucks/ Combin. 2% 0% 2% 0% 2% 0% 2% 0%
% Bicycle 0% 0% 0% 0% 0% 0% 0% 0%
PHF 0.94 0.92 0.69 0.92 0.55 0.92 0.94 0.92
FH~ 0.980 1.000 0.980 1.000 0.980 1.000 0.980 1.000
Flow to Leg # N(1), pcu/h 0 0 171 0 4 0 193 0
NE (2), pcu/h 0 0 0 0 0 0 0 0
E(3), pcu/h 93 0 0 0 26 0 676 0
SE (4), pcu/h 0 0 0 0 0 0 0 0
S(5), pcu/h 3 0 10 0 0 0 4 0
SW (6), pcu/h 0 0 0 0 0 0 0 0
W(7), pcu/h 118 0 630 0 19 0 0 0
NW (8), pcu/h 0 0 0 0 0 0 0 0
Entry flow, pcu/h 215 0 812 0 48 0 874 0
Conflicting flow, pcu/h 659 0 215 0 962 0 107 0
Roundabout Type Standard Single Lane or Urban Compact
r_'~___ i _ ~'____ 'i_."i e- _i_ ~
~ ~n~er ~y~e nere...~ Sia~iuaru ~i~i~ie ~a~ie
Georgia Department of Transportation
Office of Traffic Operations
Roundabout Analysis Tool 3/1/2012
Single Lane Version 1.3
Results: Approach Measures of Effectiveness
NCHRP-572 Model N NE E SE S SW W NW
Entry Capacity, pcu/h 585 NA 911 NA 432 NA 1015 NA
V/C ratio 0.37 0.89 0.11 0.86
Control Delay, sec/pcu 10 26 9 21
LO S A D A C
95th % Queue (ft) 43 314 10 288
UK Model** N NE E SE S SW W NW
Entry Capacity, pcu/h 853 NA 1095 NA 688 NA 1154 NA
V/C ratio 0.25 0.74 0.07 0.76
Control Delay, sec/pcu 6 12 6 12
LO S A B A B
95th % Queue (ft) 25 182 6 196
Notes:
Unit Le~end:
vph = vehicles per hour
PHF = peak hour factor
FH~ = heavy vehicle factor
pcu = passenger car unit
Bypass Lane Merge Point Analysis (if applicable)
Bypass Bypass Bypass Bypass Bypass Bypass
Bypass Characteristics #1 #2 #3 #4 #5 #6
Select Entry Leg from Bypass (FROM)
Select Exit Leg for Bypass (TO)
~ Volumes
Right Turn Volume removed from Entry Leg ~~
Volume Characteristics (for entry leg)
PHF
FHv
NOTE: Volume Characteristics for Exit Leg are already taken into account
Entry/Conflicting Flows
Entry Flow ~
Conflicting Flow
Entry Capacity at bypass mergepoint, pcu/hr
V/C ratio
Control Delay, sec/pcu
LO S
95th % Queue (ft)
Georgia Department of Transportation
Office of Traffic Operations
Roundabout Analysis Tool
Single Lane
3/1/2012
Version 1.3
General & Site Information
Analyst:
Agency/Company:
Date:
Project Name or PI#:
Year, Peak Hour:
County/District:
Intersection: ~pT
DeShazo Group, Inc.
2/29/2012
Heritage Farms TIA (#11150)
2016 Bkgd+Site - PM
Bedford Road and Cheek-
Sparger Road NW (
W~7)
SW (6 N(1)
(5) NE (2)
E(3)
E(4)
~
orth
Volumes Entry Legs (FROM)
N(1) NE (2) E(3) SE (4) S(5)
SW (6)
W(7)
NW (8)
N(1), vph 156 10 105
Exit NE (2), vph
Legs E(3), vph 121 10 457
(TO) SE (4), vph
S(5), vph 21 7 19
SW (6), vph
W(7), vph 109 736 9
NW (8), vph
Output Total Vehicles 251 0 899 0 29 0 581 0
Volume Characteristics N NE E SE S SW W NW
% Cars 98% 100% 98% 100% 98% 100% 98% 100%
% SU/ Bus 0% 0% 0% 0% 0% 0% 0% 0%
% Trucks/ Combin. 2% 0% 2% 0% 2% 0% 2% 0%
% Bicycle 0% 0% 0% 0% 0% 0% 0% 0%
PHF 0.83 0.92 0.95 0.92 0.88 0.92 0.95 0.92
FH~ 0.980 1.000 0.980 1.000 0.980 1.000 0.980 1.000
Flow to Leg # N(1), pcu/h 0 0 167 0 12 0 113 0
NE (2), pcu/h 0 0 0 0 0 0 0 0
E(3), pcu/h 149 0 0 0 12 0 491 0
SE (4), pcu/h 0 0 0 0 0 0 0 0
S(5), pcu/h 26 0 8 0 0 0 20 0
SW (6), pcu/h 0 0 0 0 0 0 0 0
W(7), pcu/h 134 0 790 0 10 0 0 0
NW (8), pcu/h 0 0 0 0 0 0 0 0
Entry flow, pcu/h 308 0 965 0 34 0 624 0
Conflicting flow, pcu/h 808 0 135 0 752 0 182 0
Roundabout Type Standard Single Lane or Urban Compact
r_'~___ i _ ~'____ 'i_."i e- _i_ ~
~ ~n~er ~y~e nere...~ Sia~iuaru ~i~i~ie ~a~ie
Georgia Department of Transportation
Office of Traffic Operations
Roundabout Analysis Tool 3/1/2012
Single Lane Version 1.3
Results: Approach Measures of Effectiveness
NCHRP-572 Model N NE E SE S SW W NW
Entry Capacity, pcu/h 504 NA 988 NA 533 NA 942 NA
V/C ratio 0.61 0.98 0.06 0.66
Control Delay, sec/pcu 18 39 7 11
LO S C E A B
95th % Queue (ft) 104 451 5 133
UK Model** N NE E SE S SW W NW
Entry Capacity, pcu/h 772 NA 1139 NA 802 NA 1113 NA
V/C ratio 0.40 0.85 0.04 0.56
Control Delay, sec/pcu 8 18 5 7
LO S A C A A
95th % Queue (ft) 49 282 3 92
Notes:
Unit Le~end:
vph = vehicles per hour
PHF = peak hour factor
FH~ = heavy vehicle factor
pcu = passenger car unit
Bypass Lane Merge Point Analysis (if applicable)
Bypass Bypass Bypass Bypass Bypass Bypass
Bypass Characteristics #1 #2 #3 #4 #5 #6
Select Entry Leg from Bypass (FROM)
Select Exit Leg for Bypass (TO)
~ Volumes
Right Turn Volume removed from Entry Leg ~~
Volume Characteristics (for entry leg)
PHF
FHv
NOTE: Volume Characteristics for Exit Leg are already taken into account
Entry/Conflicting Flows
Entry Flow ~
Conflicting Flow
Entry Capacity at bypass mergepoint, pcu/hr
V/C ratio
Control Delay, sec/pcu
LO S
95th % Queue (ft)
Georgia Department of Transportation
Office of Traffic Operations
Questions and Answers
Concerning the Final Rule Implementing
the Housing for Older Persons Act of 1995 (HOPA)
Title VIII of the Civil Rights Act of 1968 (the Federal Fair Housing
Act), as aulended by the Fau Housing Amendments Act of 1988 (the Fair
Housing Act), prohibits discii~nination in housing and real estate-related
transactions based on race, color, religion, sex, national origin, handicap and
familial status (in general, the presence of children under the age of 18 in the
household). The prohibition against discrimination based on fa~nilial status
became effective March 12, 1989. The Act contained a provision exempting
"senior" housing from the prohibition against familial status discriuliuation.
The Housing for Older Persons Act (HOPA), signed into law by
President Clinton on December 28, 1995, aulended the housing for older
persons exeiuption against fainilial status discrullination. The HOPA modified
the statutory definition of housing for oldei persons as hoLlsing intended and
operated for occupancy by at least one person 55 years of age or older per unit.
It eliininated the requirement that housing for older persons have significant
services and facilities specifically designed for its elderly residents. It required
that facilities or commuuities clauning the exemption establish age verification
proceduies. It established a good faith reliance defense or exemption against
monetaiy damages for persons who illegally act in good faith to exclude
children based on a legitimate belief that the housing facility or community
was entitled to the exemption.
Question 1
For the purpose of HOPA, what is a housing community or facility?
What are some typical examples of a housing, community or facility?
Answer
A housing coinmunity or facility is any dwelling or group of dwelling units
governed by a conunon set of rules, reglllations or restrictions. A portion of a
single building may not be considered a housing facility or co~nunity. Typical
exasnples include: a condominiLim association; a cooperative; a property
governed by homeowners or resident association; a municipally zoned area; a
leased property under common private ownership; a manufactured housing
comiuunity, a mobile home park.
~`* HUD 1NTERNET VERSION **
~
Question 2
May an owner of single family houses that are dispersed throughout a
geographical area, and who is not otherwise exempt under the Fair
Housing Act, qualify as a"housing community or facility" and claim the
exemption?
A n c~x~er
No. The common use of the tenns "housing cominunity" and "facility" applies
to dwelling units which are in the same location and have some relationship to
each other. The dwelling units in a housing coi~nunity or facility must share a
common set of rules, policies, and procedures, that is applied to all of the
dwellings in the corninunity or facility. Further, although there is no required
stated miniinum number of dwelling units that must be present for the
exemption to apply, there must be a sufficient number of dwelling Lmits to
constitute a"conununity" or "facility" in the co~non meaning of those terms.
One single family dwelling or a duplex would not qualify as a"housing
community or facility."
Qllestion 3
What must a housing community or facility do to qualify for the 55 or
older housing for older persons exemption?
Answer
In order to qualify for the exeinption, the housing coin~nunity/facility must
satisfy each of the following requuements:
a) at least 80 percent of the occupied units must be occupied by at least
one person 55 years of age or older per unit;
b) the owner or management of the housing facility/cominunity must
publish and adhere to policies and procedures that demonstrate an
intent to provide housing for persons 55 years or older; and
c) the facility/coinmunity inust comply with rules issued by the
Secretary for verification of occupancy through reliable surveys and
affidavits.
Question 4
~`* HUD 1NTERNET VERSION **
What are some examples of the types of policies and procedures that
would demonstrate an intent to provide housing for persons 55 years of
age or older?
Answer
Examples include:
a) the wiitten rules, regulations, lease piovisions, deed oi other
restrictions,
b) the actual practices of the owner/management of the hollsing
facility/conununity used in the enforcement of the rules;
c) the kind of advertising used to attract prospective residents to the
housing facility/community as well as the manner in which the
facility/co~nunity is desciibed to piospective residents;
d) the housing cominunity's/facility's age verification procedures, and
its ability to produce, in response to a fainilial status complaint,
veri~ication of required occupancy.
Question 5
May a housing facility or community advertise as "adult" housing and still
demonstrate the intent to be housing for older persons?
Answer
Use of the word "adult" or "adult community" in an advertisement, sign or
other informational material, or when describing the facility or community to
prospective renters or puichasers or members of the public, does not
demonstrate an iutent to be housing for older persons as defuled by the fulal
rule. The use of these terms, on the other hand, does not destroy the intent
requirement of HOPA. If a facility or com~nunity has clearly shown in other
ways that it intends to operate as housing for older persons, and meets the 80%
requirement, and has in place age verification procedures, the intent
requirement can be met even if the term "adult" is occasionally used to describe
it. The Department will look at the totality of the circumstances in the
investigation of a complaint alleging that the facility or community does not
qualify as housing for older persons.
~`* HUD 1NTERNET VERSION **
~
Question 6
How many days after the effective date of the final rule implementing
HOPA does a facility/community have to develop roufine procedures for
determining the occupancy of each unit, including age verification?
Answer
The housing co~nunity/facility has 180 days after the effective date of the
rule, May 3, 1999, to develop the appropriate procedures that should constitute
a part of its normal leasing and purchasing procedures. However, if a housing
facility or coinmunity is not now but intends to become eligible for the
exemption, it should not delay development of appropriate procedllres.
Question 7
What information should a housing provider include in its survey of
residents in order to calculate whether the community or facility meets the
80% requirement of HOPA?
Answer
The owner or manager should obtain the total number of Lmits in the housing
coiniuunity or facility. Fiom that number, the following units should be
excluded from the calculation of the 80% requuement:
a) the number of units that have been continuously occupied by the
saine household since September 13, 1988, and the household did
not contain a~d does not currently contaiu at least one person over
the age of 55;
b) the number of unoccupied units (see question 22);
c) the number of units occupied by employees of the housing facility or
coinmunity who are under 55 years of age, and who provide
substantial management and maintenance services to the housing
facility or co~nuility
d) the number of units occupied solely by persons who are necessary or
essential to provide medical and/or health and nursing care services
as a reasonable accommodation to residents.
~`* HUD 1NTERNET VERSION **
The owner or management then should calculate the percentage of the
remaining number of units that are occupied by at least one person age 55 or
over as of the date of the suivey or the alleged date of violation of the Act.
Ouestion 8
What is considered reliable age verification documentation?
Answer
The following documents are considered to be reliable for age verification:
birth certificate, drivers license, passport, iminigration card, military
identification, or any other state, local, national or international docuulentation,
provided it contains current infoi~nation about the age or bu~th of the possessor.
Question 9
Is there any other documentation that would be considered reliable for age
verification?
Answer
Yes. A self certification in a lease, application affidavit, or other document
signed by an adult inember of the household asserting that at least one occupant
iu the uuit is 5 5 years of age or older will satisfy tllis requirement.
Question 10
What recourse is there for the owner or management of the housing
community or facility if the occupants in the household refuse to
cooperate in providing documentation regarding their age?
Answer
The housing/conuuunity facility may, if it has sufficient evidence, consider tl~e
household to be occupied by at least one person who is 55 years oi older.
Statements made under penalty of perjury from third party individuals who
have knowledge of the age of the occupants of a household may be used when
the household itself refiises to cooperate by providing age verification. Other
iuformation, such as statements indicatiug age iu prior applications may be
acceptable. In addition, the facility/community may base its decision on
governinent documents such as census data. The census data referred to is
household censuses that are conducted by many cities and towns.
~`* HUD 1NTERNET VERSION **
6
Question 11
How frequently should a housing/community provider update its lists of
occupants to be in compliance with the age verification requirements of
HOPA? Are there any consequences if a housing provider fails to update
its list of residents?
Answer
HOPA requires that a housing facility/cominunity re-survey its lists of
residents every two years to ensure that the 80% requirement is met. A housing
coiniuunity's or facility's failure to survey or re-survey its list of occupants in
accordance with its age verification procedures does not demonstrate intent to
housing for older persons, and could jeopardize the housing coinmunity's status
as 55 or older housing.
Question 12
How long should a housing community/facility retain its records of survey
information that show it meets the 80 percent requirement?
Answer
The iecords referred to in Answer 9 above need to be kept as long as the
housing community/facility intends to proffer its exempt status.
Qllestion 13
Are the surveys and affidavits used to gather information about the
facility's/community's residents admissible in an administrative or judicial
proceeding under the Fair Housing Act?
Answer
Yes.
Qllestion 14
What does the ratio or percentage of 80/20 portion of housing mean?
Answer
HOPA requires that at least 80 percent of the occupied units must be occupied
by at least one peison 55 or older. The remaining 20 percent of the units may
be occupied by persons under 55, and tl~e conununity/facility may still qLlalify
for the exemption.
~`* HUD 1NTERNET VERSION **
7
Question 15
Is it lawful to advertise or market the 20 percent portion of the units not
required to be occupied by at least one person 55 years of age or older to
prospective tenants/purchasers under age 55 and to families with
children?
Answer
Yes. However, the maiketing milst be done in a way that identifies the
facility/coinmunity as housing intended for older persons. Advertising and
marketing must not be inconsistent with the intent. Further, the
facility/conununity needs to plan with care any attempt to sell or rent the entire
20 percent portion of the remainiug units to incoming households under age 55,
because it could risk losing the exeinption if soine occupants over 55 die, with
surviving spouses or heirs who are under 55 years of age. Such planning
should address notice to incoming households under the age of 55 regarding
how the housing piovidei will proceed in the event that the 80% requirement is
endangered.
Question 16
May a housing facility/community impose an age limitation more
restrictive than that required by HOPA and qualify for the 55 or older
exemption?
Answer
Yes. For example, the housing facility/comuiunity may require that at least 80
percent of the units be occupied by at least one person 60 years of age or older.
The housing facility/coinmunity may require that 100% of the units are
occupied by at least one person 55 years of age or older, or that 80% of the
units be occupied exclusively by persons aged 55 or older. However, the
facility/community should review other state and locallaws, including fau
housing laws that may prohibit discrunination based on age, before establishing
policies and procedures restricting occupancy based on age, or affecting
survivors' rights to property, that are not covered undei HOPA.
~`* HUD 1NTERNET VERSION **
R
Question 17
If a housing facility or community meets the requirements of HOPA but
permits up to 20 percent of the units to be occupied by families with
children, may the facility/community impose different terms and
conditions of residency on those families with children who reside there?
A n c~x~er
Yes. If a housing community/facility qualifies under HOPA as housing for
older persons, the com111unity/facility is exempt from the Act's prohibition
against discri~nination on the basis of fa~nilial status. The housing
commuuity/facility may restrict fainilies witli children from benefits of the
coinmunity, or otherwise treat family households differently than senior
households, as long as those actions do not violate any other state or locallaw.
However, the convnunity/facility is not exempt froin the provisions of the Act
that piohibit disciuuination against any resident or potential iesident on the
basis of race, color, ieligion, national origin, sex, or disability.
Question 18
If a 55 or older occupant dies and leaves his/her property to a surviving
spouse or heir(s) under the age of 55, what rights, if any, do the survivors
have to possession?
Answer
The iight to possession by a surviving spoLlse or heir is not governed by the
HOPA or the Fair Housing Act. Whether an underage heir or surviving spouse
can occupy the unit upon the death of the 55 or older occupant is a matter of
state/locallaw or custom, and generally is governed by private contractual
agreeinents between seuior housing developers aud the individuals who
purchased or rented the dwelling. The provision in the Act permitting 20
percent of the units to be occupied by persons under 55 is intended, in part, to
prevent a housing facility/community from losing the exemption due to
situations where there are surviving spouses and underage heirs when the 55 or
older occupant dies.
Question 19
~`* HUD 1NTERNET VERSION **
(~
In the event that the sole 55 or older occupant dies, and a surviving spouse
or heir remains in the unit, is the surviving occupant counted in the 80
percent or the 20 percent portion of the units needed to meet the criteria
for housing for older persons?
Answer
The surviving occupant must be counted iu tlie 20 percent portion.
Question 20
How should a housing provider count, for the purpose of ineeting the 80/20
occupancy requirement, attendants or health care providers needed for
the reasonable accommodation of the disability of an occupant (including
family members under the age of 18)?
Answer
The attendant or health care provider or family care provider is excluded from
the calculation in its entirety. This is true whether the live-in person resides in
the same unit with the disabled occupant or in a separate unit. Neither
circuiustance adversely affects the exemption of the housing
facility/conunuuity.
Question 21
How is the calculation for the 80/20 percent requirement affected if a 55 or
older individual purchases a dwelling in a senior housing
facility/community, vacates the unit, and allows an underage adult relative
to move in for an indefinite length of time?
AnewPr
In calculating whether a cominunity/facility meets the 80 percent requirement,
it is the occupants of the dwelling units who are counted, not the owners. In
tliis exa~nple, the current resident, the underage adult relative, would be
counted in the 20 percent portion. Si~nilarly, if a 55 or older owner/occupant
decided to vacate a unit for an indefinite period of tune and rent to an underage
individual, the current occupant would be counted in the 20 percent portion.
~`* HUD 1NTERNET VERSION **
10
Question 22
Are there circumstances under which a 55 or older owner/tenant might be
temporarily absent from a dwelling without affecting the exemption status
of the community/dwelling?
Answer
Yes. For exa~nple, the 55 or older occupant may be on vacation, hospitalized,
or absent for a season withoilt affecting the exempt status of the conununity.
The resident may, if he/she wishes, allow a younger relative or a house sitter
under 55 years if age to live in the unit during this absence. In either event, the
unit would be inclllded in the calculation of the 80 percent occupancy
requirement as long as the dwelling is not rented out, the owner/tenant returns
on a periodic basis, and maintains legal and financial responsibility for the
upkeep of the dwelling.
Question 23
Can a housing community/facility that does not now meet the 80 percent
occupancy requirement take any action to become eligible?
Answer
Yes. For a period of one year after the rule beca~ne effective (May 3, 1999), a
housing provider may reserve a11 new, vacant and/or unoccupied
units/dwellings for occupancy until 80 percent of the units/dwellings are
occupied by at least one person 55 years of age or older. This does not mean
that t1~e dwellings/uuits must be held off the market; indeed, marlcetiug the
units as 55 and over units during the transition period may be done as those
units become vacant.
Question 24
During this transition period, may a facility/community refuse to rent or
sell to families with children in its effort to qualify as housing for older
persons?
Answer
Yes. If, during the one year period the facility/coinmunity demonstrates its
intent to be housing for older persons through advertising and revisions to or
development of rilles and procedures, and adopts age verification procedures, it
may refuse to rent or sell to applicants based on their fainilial status. Of course,
the facility/coinmunity may have to meet the requuements of state and
local laws with respect to making the changes required for the transition in its
covenants or other inst~-uments binding on the property.
~`* HUD 1NTERNET VERSION **
11
Question 25
Can the facility/community evict families with children during the
transition period for the purpose of becoming housing for older persons?
Answer
No. However, the housing facility/co~nunity can renew or not renew leases
for fainilies with children if doing so does not represent a change iu its
practices or does not violate state or local landlord tenant law. Additionally,
while the facility/coinmunity may not take any measures deliberately designed
to discollrage fainilies with children froin continlling to reside in the
coiniuunity, notl~ing prevents the offering of positive incentives that might lead
some families to seek housing elsewhere.
Question 26
What if a 55 or older housing provider, at the end of the transition period,
does not succeed in meeting the 80 percent occupancy requirement?
Answer
At the expiration of the one year period, all uilits/dwellings must be marketed
a~d made available to the public in general, iucluding families with children.
Additionally, all restrictive operations policies which may unpact negatively on
families with children must be rescinded.
Question 27
When does HUD become involved in determining whether a 55 or older
housing community or facility is in compliance with HOPA requirements?
Answer
HUD's involvement begins in one of two ways: 1) when a person allegedly
injured on the basis of familial status files a complaint against a housing
facility/coinmunity and the respondent claims the exemption as a defense; or 2)
when HUD coiniuences a Secretaty-initiated investigation or files a complaint
based on iuforination it has tliat indicates the need for a~ investigation.
~`* HUD 1NTERNET VERSION **
12
Question 28
When must a person claiming to be injured by a housing
community/facility because of familial status file a complaint with the
Department in order for the complaint to be timely?
Answer
The complaint must be filed no later than one yeai after the alleged
discruninatory act occurred or was terminated.
Qllestion 29
Can a household which does not fall within the Fair Housing Act's
definition of familial status file a complaint challenging a housing
provider's attempt to provide housing for older persons?
Answer
No. The family cannot file a familial status coinplaint because it does not meet
the definition of familial stahis.
Question 30
Can an owner of a dwelling file a complaint based on familial status if the
owner is being impeded in the ability to sell or rent the dwelling because
the housing facility/community is claiming to be 55 and over housing but
does not meet the requirements for the exemption?
Answer
Yes, if the owner has affirmatively undertaken to rent or sell ]iis property and
can establish that the housing community/facility illegally (is not qualified
housing for older persons) interfered with the owner's ability to do so, be/she
can file a familial status complaint. Other complainant parties could include the
family with children seeking to rent or buy but was denied the oppoi-tunity, as
well as any real estate agent involved in the transaction.
~`* HUD 1NTERNET VERSION **
13
Question 31
If an individual files a complaint based on familial status and the housing
community/facility claims the exemption as a defense, who has the burden
of proving, that the community/facility is in compliance with HOPA
requirements?
Answer
The comuiunity/facility housing provider has the buiden of proving that it was
in compliance with HOPA requirements on the date of occurrence of the
alleged act or incident of discrimination.
Question 32
Can a corporate entity avail itself of the good faith reliance against
monetary damages if the housing community/facility is found not to be in
compliance with the HOPA requirements?
Answer
No. The governing board, management company, or coiporate entity of the
housing facility/coiniuuility is liable if the facility/co~uuility fails to meet the
requirements, and cannot clai~n a good faitl~ reliance defense agaiust monetary
dainages. The legislative ]iistory of HOPA shows that in creating the good faith
reliance defense, Congress intended to protect individual persons, such as
individual meinbers of boards of governulg homeowners associations and real
estate agents relyiug on information provided by the housing providers of
senior housing.
Question 33
Since individuals, including individual members of a homeowners
association or a board of directors, can use the good faith reliance against
monetary damages, under what conditions might that occur?
Answer
An individual is not liable for monetary damages if the person acted with a
good faith belief that the housing facility/community qualified for a housing for
older persons exemption. Such a person must have knowledge, from an
allthorized representative, that the facility/community asserted in writing that it
qualified for the older persons exemption before the date on which the alleged
discrunination occurred. An authorized representative may be an
~`* HUD 1NTERNET VERSION **
1~
individual, continittee, management company, listing agent, owner or other
entity.
Question 34
Under what circumstances may an individual not use the good faith
reliance defense?
Answer
An individual is not entitled to the good faitli defense if he or she has actual
knowledge that the facility/co~nunity does not or will not qualify as housing
foi older peisons, despite the fact that he/she received written assurances to the
contrary from an authoiized representative of the housing provider.
Question 35
Is an individual insulated from a liability claim for disseminating
information to others regarding the facility's/community's exemption
claim?
Answer
An individual who claiuis the good faith reliance defense based on his/her
actuall~nowledge and a written assertion from an authorized representative of
the facility/com~nunity may disseminate such information to others. Those
others may inchlde real estate agents, multiple listing services, advertisers and
other print media who may, in turn, rely on the assertions of the individual
from whom they received the information, unless they have actlial knowledge
that information is not accurate.
Question 36
Is a publisher (newspaper or other print media) liable for damages under
the Fair Housing Act for accepting for publication an advertisement for 55
and older housing if the community/facility is found not to be in
compliance with HOPA?
Answer
No. Newspaper publishers and other print media that rely on the assertions of
the housing provider are not liable unless they have actuall{nowledge that the
housing does not qualify for the exemption.
~`* HUD 1NTERNET VERSION **
1>
Question 37
Does HUD certify that a housing, facility/community is housing for older
persons?
Answer
No. Neither the Fair Housing Act nor HOPA authorizes the Department to
certify whether a particular housing facility or co~nunity meets the
qualifications for housing for older persons.
Question 38
If a developer is building new housing that is intended to be for persons 55
and over, how should the new units be marketed and occupied as the
facility/community is being developed?
Answer
Newly constructed housing for first occupaucy after March 12, 1989 (includiug
a facility or community that has not been occupied in its entirety for at least 90
days prior to re-occupancy due to renovation or rehabilitation), must be
marketed as housing intended for older persons. It does not have to have at
least one occupant in each occupied unit who is age 55 and over until at least
25 percent of the units are occLlpied.
Question 39
How are state and federal fair housing laws that prohibit age
discrimination affected by HOPA?
Answer
Neither the Fair Housulg Act nor HOPA covers age discrunination. Neither of
these federal laws supersede or otherwise affect state or locallaws that proliibit
age discrimination. Housing community/facilities always should check all
relevant state, local and federal laws, and any requirements imposed as a term
of governmental financial assistance before implementing policies and
procedures that liinit the eligibility of its residents.
~`* HUD 1NTERNET VERSION **
16
Question 40
Must state or local governments that have been determined to have
substantially equivalent laws to the Fair Housing Act change the laws
under which they operate in order to be identical to HOPA?
Answer
No. States and local governinents with fair housing laws that have been
determined to be substantially equivalent to the federal law may have no
exemption from familial status discrimination for housing for older persons, or
may have more strulgent requirements to meet an exemption than does HOPA.
Question 41
Must a housing community/facility file or register a declaration of intent
with the state or local unit of government in order to claim its exemption
as housing for older persons?
Answer
HOPA does not require tliis. However, the state or local governlnent inight
require the housiug co~nunity/facility to register its intent to be housing for
older persons. The facility/community should consult the appropriate
governinental body for requuements in this regard.
Qllestion 42
Must a resident of a 55 or older housing community/facility join the
homeowner's association?
Answer
The Fair Housiug Act does not require this. HOPA does not require this. This is
an example of an issue or aspect of senior housing cominunities that is
generally governed by independent law, deed restriction, or other legally
enforceable documents.
~`* HUD 1NTERNET VERSION **
17
Question 43
Would HUD apply HOPA retroactively to a familial status claim of
discrimination that occurred prior to December 28, 1995, when HOPA was
signed into law?
Answer
No. If the alleged violation occurred piior to December 28, 1995, the
Department's investigation of a pending complaint will determine whether the
co~nunity/facility met the requirements for the housing for older persons
exemption, based on the regulations that were iu effect at the tiine of the
alleged violation.
Question 44
How does the Fair Housing Amendments Act senior housing, exempfion,
and HOPA, affect eligibility requirements for federally funded housing
programs.
Answer
The Act and HOPA do not affect statutoiy or regulatoiy provisions of federally
assisted housing programs. For example, neither HOPA nor the Act change the
definition of "elderly family"' in federally assisted housing programs. HOPA
does not permit a HUD funded public housing provider to designate a project
as an "elderly project" without HUD review and approval as mandated by
existing regulations. HUD funded housiug that is designated as elderly housing
may not, because of HOPA, admit households that are not statutorily eligible
for the housing. No public housing development that is not designated as an
elderly development by statute or program regulation may exclude families
with children even if at least 80% of the units are occupied by at least one
person age 55 or older. Federally assisted housing providers should continue
look to existing program statutoiy and regulatoiy requirements to determine
tenancy of those developments.
~`* HUD 1NTERNET VERSION **
ORDINANCE 0-12-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 AND CHANGING THE ZONING ON 7.99
ACRES ON LOTS 3 AND 4, BLOCK 1 AND LOTS 1-6, BLOCK 2 OF THE
SOUTHGATE ADDITION AND 11.8 ACRES ON TRACTS 5A, 5A1, 5A1A,
5A1B, 5A2A, 5A02B, 5A2C, 5A02D, 5A02E OF ABSTRACT 339 OF THE
ALLEN CHRISTIAN SURVEY AND TRACTS 1, 1A AND 1B OF ABSTRACT
1077 OF THE L.L. McLAIN SURVEY FROM THE AG-AGRICULTURAL
AND R40-SINGLE FAMILY RESIDENTIAL ZONING DISTRICT TO THE
PUD-C-PLANNED UNIT DEVELOPMENT COMMERCIAL ZONING
DISTRICT; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, the City of Colleyville has received an application for a rezoning
request under Case No. ZC12-007; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be
enforced therein and to recommend a new zoning ordinance;
and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan and designed
to lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration to, among other things, the character of the
Ordinance 0-12-XXXX
Page2of8
districts and their peculiar suitability for particular uses, with a
view to conserving the value of buildings and encouraging the
most appropriate use of land throughout the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville
and the City of Colleyville City Council, in compliance with the
Charter of the City of Colleyville, and State Law with reference
to changes to zoning classifications under the Zoning Ordinance
Regulations and Zoning Map, having given the requisite notices
by publication and otherwise, and after holding due hearings
and affording a full and fair hearing to all the property owners
generally, and to the persons interested and situated in the
affected area and in the vicinity thereof, the governing body of
the City of Colleyville is of the opinion that said change in
zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COLLEYVILLE, TEXAS:
Sec. 1. THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance
as if copied in their entirety.
Sec.2. THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by
changing the zoning on 7.99 acres on Lots 3 and 4, block 1 and
Lots 1-6, Block 2, of the Southgate Addition and 11.8 ACRES on
Tracts 5A, 5A1, 5A1A, 5A1B, 5A2A, 5A02B, 5A2C, 5A02D, 5A02E
of Abstract 339 of the Allen Christian Survey and Tracts 1, 1A
and 1B of Abstract 1077 of the L.L. McLain survey from the AG-
Agricultural and R40-Single Family Residential Zoning District to
the PUD-C-Planned Unit Development Commercial zoning district,
as depicted on Exhibit ~~A" and described on Exhibit ~~B" and
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:
Ordinance 0-12-XXXX
Page3of8
1. GENERAL
a. The purpose of this PUD-C is for a mixed use development
consisting of retail and medical office uses on 1.2 acres on
the northeast corner of Cheek-Sparger Road and Wayne
Drive and a senior housing development on the remaining
17.2 acres with a combination of independent living,
assisted living, and memory care.
b. This facility shall be licensed as a Type A and Type B
Assisted Living Center by the Texas Department of Aging
and Disability Services as required by the Assisted Living
Facility Licensing Act. Proof of such licensing shall be
required prior to the issuance of a Certificate of Occupancy
for this property.
c. This property is subject to all the regulations contained in
the Land Development Code, except where amended by
this Ordinance.
2. LAND USE
a. The commercial uses allowed by this PUD shall include all
land uses in the CC1-Village Retail zoning district only and
shall not exceed 15,000 square feet total.
b. Type "A" and Type '~B" assisted living facilities are
permitted with a maximum of 74 beds for assisted living
uses and 54 beds for memory care uses.
c. A maximum of 150 multifamily independent living units and
12 detached independent living units are permitted as
depicted in Exhibit ~~D".
d. All residential units permitted by this PUD shall only be
occupied by persons who are aged 55 or older per the
requirements of the United States Department of Housing
and Urban Development.
3. HOURS OF OPERATION
a. Deliveries to the facility for food service and general
delivery will be restricted to 7:00 a.m. to 6:00 p.m. daily.
Ordinance 0-12-XXXX
Page4of8
4. CONCEPTUAL PLAN AND PLATTING
a. The development shall be generally consistent with Exhibit
~~D", which shall not be considered the preliminary plat.
b. The developer shall submit and receive approval from the
City of Colleyville a replat in accordance with the
requirements of the Land Development Code prior to
development of this PUD-C.
~$. BUILDINGS
a. The maximum square footage of assisted living and
memory care space for this development shall be 306,500
sq ua re feet.
b. The maximum square footage for the retail/office facility for
this development shall be 16,000 square feet.
c. Building elevations shall be consistent with the elevations
shown on Exhibit ~~E".
d. There shall be no more than 12 cottages allowed for this
development and they shall not exceed one story in height.
e. For the independent living residences, known as The
Residences at Heritage Farms, there shall only be one
center section that is allowed to exceed 35 feet in height
provided said feature does not exceed a maximum height
of 45 feet. No more than 10% of the units located within
The Residences may be more than two stories in height and
exceed 35 feet.
f. There shall be a ten foot building setback along Cheek-
Sparger Road and a 30 foot setback along Wayne Drive.
Otherwise, all building setbacks shall comply with minimum
requirements of the Land Development Code.
e. The exterior wall of the buildings in this development shall
be as follows:
- The Homestead (office/retail): 75 percent masonry
minimum
Ordinance 0-12-XXXX
Page5of8
- The Inn (assisted living): 25 percent masonry minimum
- The Residences (independent living): 50 percent masonry
minimum
- The Cottages (independent living): 50 percent masonry
minimum for all buildings combined with a minimum of 25
percent for each building.
G. OPEN SPACE
a. This development shall provide a minimum of 34%
common open space, as shown on Exhibit "D". All open
space areas shall be landscaped and maintained by the
property owner.
b. All landscaping shall comply with Chapter 4-Landscaping in
the Land Development Code.
7. SIDEWALKS
a. The sidewalk along Cheek-Sparger Road must be at least
five (5) feet wide. The sidewalk along Wayne Drive and
Bedford Court must be at least four (4) feet wide. The
sidewalk must be installed when any new structures are
built on the property.
H. PARKING AND ACCESS
a. This development shall be required to have a minimum of
267 parking spaces.
b. With the exception of the parking required for The
Cottages, all parking shall be mutually accessible and
available across all uses within this development.
c. As depicted on Exhibit ~~D", two 24 foot access and fire lane
easements shall be located within the development such
that they connect Wayne Drive to a single access point at
the southern terminus of the Bedford Court right-of-way
boundary. Said easements shall be included on the final
plat for the subject property.
Ordinance 0-12-XXXX
Page6of8
9. LIGHTING
a. All lighting shall be directed away from adjacent residential
properties. Illumination from light poles shall not exceed
0.5 foot-candles as measured from any portion of the
property line.
1O. FENCING
a. An eight (8) foot masonry fence shall be constructed along
the south and east property lines adjacent to the existing
residential uses located in the City of Bedford.
b. All decorative split-rail fencing throughout the property
shall be no more than 36 inches in height.
c. All decorative stone walls throughout the property shall be
no more than 42 inches in height.
11. SIGNAGE
a. All monument signs shall meet the minimum requirements
of the Land Development Code.
12. DUMPSTER ENCLOSURE
a. The dumpster enclosure elevations shall be composed of
masonry materials and be generally consistent with Exhibit
~~ F„
b. All requirements of the Land Development Code shall be
met, except where amended herein.
13. PERIMETER STREET IMPROVEMENTS
a. The developer shall escrow all perimeter street
improvement costs as required by the Land Development
Code prior to the filing of the required plat of the subject
property.
b. The escrowed funds required by section "a" above may be
utilized, all or in part, for future intersection improvements
at Cheek-Sparger Road and Bedford Court in lieu of any
Ordinance 0-12-XXXX
Page7of8
perimeter street improvements through the approval of a
separate agreement between the developer and the City.
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
2012.
The second reading and public hearing being conducted on the _ day
of 2012.
PASSED AND APPROVED by the City Council of the City of Colleyville,
Texas, on this the _ day of 2012.
Ordinance 0-12-XXXX
Page8of8
ATTEST:
CITY OF COLLEYVILLE
Cynthia Singleton, TRMC, CMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
EXHIBIT ~~A" - Location and Zoning Map
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EXHIBIT ~~B" - Property Description
DESCRIPTION OF A 19.682 ACRE TRACT
FOR ZONING CHANGE REQUEST
FROM "R-40" AND "AG" TO "PUD-R"
Allen Christian Survey, Abstract No. 339
And L. L. McLain Survey, Abstract No. 1077,
City of Colleyville, Tarrant County, Texas
DESCRIPTION, of a 19.862 acre tract of land situated in the Allei7 Christian Survey,
Abstract No. 339, Tarrant County, Texas; said tract being all of Lots 3 and 4, Bloclc 1,
part of Coui7ty Road No. 3081 (now Bedford Court, a 65-foot right-of-way) and Coui7ty
Road No. 3124 (now Cheelc Sparger Road, a variable width right-of-way), Southgate
Addition, an addition to the City of Colleyville, Texas according to plat recorded in
Vohiine 388-29, Page 143, all of Lots 1 through 6, Bloclc 2, part of Wayne Drive (a 60-
foot right-of-way) Southgate Addition, an addition to the City of Colleyville, Texas
according to plat recorded in Volume 388-42, Page 69 both of the Plat Records of Tarrant
County, Texas; said tract also being all of a tract of land described in General Warranty
Deed to CCDCW, LP recorded in Instrument Number D2063759233, all of a tract of land
described as Tract I and Tract II in Warranty Deed to Larry Keith Chathain, David L
Meadows, Kem Meadows, Carole Shaw recorded in liistrument Number D205387156, all
of a tract of land described in Warranty Deed to Covenant Christian Academy recorded in
I~1stn~inent Number D207003805, all of a tract of land described in Warranty Deed With
Vendor's Lien to Kevin J. Wolfe and Larry Keith Chatham recorded in lilstn~inent
Number D207003803, all of a tract of land described in Warranty Deed With Vendor's
Lien to CCDCW, LP recorded in lilstrument Number D208004590, all of a tract of land
described in Warranty Deed With Vendor's Lien to CCDCW, LP recorded in lilstrument
Nuinber D208115123, all of a tract of land described in General Warranty Deed to Keith
Chatham recorded in lilstniment Number D206148429, all of a tract of land described in
General Warranty Deed to CCDCW, LP recorded in Instrun~ent Number D206375924,
all of a tract of land described in Warranty Deed to CCDCW, LP recorded in Instn~ment
Number D208004594, all of a tract of land described in Warranty Deed With Vendor's
Lien to CCDCW, LP recorded in I~ZStrument Nun7ber D208004592, all of a tract of land
described in Warranty Deed With Vendor's Lien to GCDCW, LP recorded in Instruinent
Number D208082463, all of the Deed Records of Tarrant County, Texas; said 19.862
acre tract being more particularly described as follows:
BEGINNING, at a point for corner, said point being northwest corner of Bloclc 12,
Bedford Place, Section II, an addition to the City of Bedford, Tarrant County, Texas
according to the plat recorded in Volume 388-136, Page 11 of said Plat Records and
being in the sotrth line of Lot 3, Bloclc 1, Tara Addition, an addition to the City of
Colleyville according to the plat recorded in Voluine 388-192, Page 86 of said Plat
Records;
O~'ER_~L L-2011-03-29.doc
3iso-ii.o3~~~~ PAGE 1 OF 3
19.682 ACRE TRACT
(Coi7tinued)
THENCE, South 00 degrees, 45 minutes, 12 seconds West, departing the said south line
of said Lot 3, Bloclc 1 and along the said west line of said Block 12, a distance of 830.79
feet to a point for corner; said point being the northeast corner of a tract of land described
in General Warranty Deed to David Meadows and wife, Kem Meadows recorded in
Instn~ment Number D208382171, of said Deed Records;
THENCE, North 87 degrees, 10 minutes, 00 seconds West, departing the said west line of
said Bloclc 12 and along the north line of said Meadows tract, at a distance of 763.00 feet
passing a point for the northwest corner of said Meadows tract; said point being in the
east right-of-way line of said Wayi7e Drive, continuing in all a total distance of 793.01
feet to a point for corner; said point being in the centerline of said Wayne Drive;
THENCE, along the said centerline of Wayne Drive the following five (5) calls:
North O1 degrees, 38 n7inutes, 00 secoi7ds East, a distance of 931.85 feet to a
point for corner; said point being the beginning of a non-tangent curve to the left;
lii a northwesterly direction, along said curve to the left, having a central angle of
14 degrees, 03 minutes, 17 seconds, a radius of 804J6 feet, a chord bearing and
distance of North OS degrees, 31 minutes, 19 seconds West, 196.92 feet, an arc
distance of 197.41 feet to a point at the end of said curve;
North 13 degrees, 00 ininutes, 46 seconds West, a distance of 29.87 feet to a
point for corner; said point being the beginning of a non-tan~ei7t curve to the
right;
In a northwesterly direction, along said curve to the right, having a central angle
of 12 degrees, 39 n~inutes, 39 seconds, a radius of 676.64 feet, a chord bearing
and distance of North 06 degrees, 12 nunutes, 50 seconds West, 149.22 feet, an
arc distailce of 149.52 feet to a point at the end of said curve;
North 00 degrees, 07 minutes, 00 seconds East, a distance of 53.61 feet to a
point for corner; said point being in the centerline of said Cheelc Sparger Road;
THENCE, Due East, a distailce of 276.69 feet to a point for cori7er;
THENCE, South Ol degrees, 38 minutes, 00 seconds West, at a distance of 60.02 feet
passing a point for the northwest corner of Lot 1-R, Bloclc 1, Southgate Addition, an
addition to the City of Golleyville according to the plat recorded in lilstn~ment Number
D197041345, of said Deed Records; said point being in the south right-of-way line of
said Cheelc Sparger Road, continuing along the west line of said Lot 1-R, Bloclc 1 and
departing the said south line of Cheelc Sparger Road, in all a total distance of 304.21 feet
to a point for corner; said point being the southwest corner of said Lot 1-R, Bloclc 1;
THENCE, Sotrth 89 degrees, 59 minutes, 50 seconds East, along the sotrth line of said
Lot 1-R, Bloclc 1, at a distance of 301.30 feet a point for the southeast corner of said Lot
O~'ER_~L L-2011-03-29.doc
3iso-ii.o3~~~~ PAGE 2 OF 3
19.682 ACRE TRACT
(Coi7tinued)
1-R, Block l; said point being in the west line of said Bedford Court, continuing in all a
total distance of 333.80 feet to a point for corner; said point being in the centerline of said
Bedford Court;
THENCE, South 00 degrees, 11 minutes, 09 seconds West, along the said centerline of
Bedford Court, a distance of 260.69 feet to a point for corner; said point being in the
terminus of said Bedford Court;
THENCE, South 89 degrees, 25 nunutes, Ol seconds East, along the said terininus of
Bedford Court, at a distance of 32.50 feet passing a poii7t for the southwest corner of said
Lot 3, Bloclc 1, continuing along said south line of said Lot 3, Bloclc 1 in all a total
distance of 217.16 feet to the POINT OF BEGINNING;
CONTAINING, 865,205 square feet or 19.862 acres of land, more or less.
O~'ER_~L L-2011-03-29.doc
3iso-ii.o3~~~~ PAGE 3 OF 3
EXHIBIT ~~C" - Statement of Planning Objectives
The applicant is providing a document that is not in booklet format for this
section. The notebook that you have received in your packet contains the
statement of planning objectives that will be added to this ordinance once
staff receives the document in the proper format.
EXHIBIT ~~D" - Site Plan
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Exhibit ~~E" - Building Elevations
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Exhibit ~~E" - Building Elevations Continued
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of area ~lefiuedh.~ f'I; D.(" sice pian o~ hzrr sl Im~.~s r,u ;6-,~1-.
Exhibit ~~E" - Building Elevations Continued
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Exhibit ~~F" - Dumpster Enclosure Elevations
G t T Y ~ F
~
CC}LLEYVILLE
1' F `{ A S
City of Colleyville
Planning and Zoning
Commission
Agenda Briefing
City Hall
100 Main Street
Colleyville, Texas 76034
www.colleyville.com
Agenda Number 3b Agenda Date 03/26/2012 Number ZC12-008
Type Public Hearing Agenda Items
Department Community Development
Title
Approval of a request for a Special Use Permit to allow for horses on Lot 1, Block 1, of
the Greener Acres Subdivision, located at 1313 Glade Road, Case ZC12-008
Explanation
Alan Greer is requesting a Special Use Permit to allow for six (6) horses on 3.4 acres
on Lot 1, Block 1, of the Greener Acres Addition, located at 1313 Glade Road. The
applicant is seeking this request in order to keep horses on the subject property. The
Land Development Code allows the boarding of horses on properties zoned the R20-
Single Family Residential zoning district with the approval of a Special Use Permit
(SUP).
Existing Conditions. The property is currently platted and developed as a single
family residence.
Grazing Area. The Land Development Code requires that each grazing animal must be
provided a minimum of 15,000 square feet of land for use as pens, stables and
grazing. The applicant has indicated that the grazing area provided contains
approximately 109,000 feet therefore meeting the minimum requirements of 90,000
square feet for six (6) horses.
Fencing and Gate. The Land Development Code states "Fences for pens, corrals or
similar enclosures shall be of sufficient height and strength to properly retain the
grazing animal(s) on the premises." The applicant is proposing install a four (4) foot
split rail wood fence around the perimeter and in locations where the fencing is not
adequate to secure horses. The applicant will utilize the current wrought iron fencing
around the house and swimming pool. The applicant is also proposing to construct an
entrance gate across the front entrance drive. The proposed fencing details have been
included in the proposed ordinance.
Horse Stable. The applicant is proposing to construct a 2,300 square foot horse stable
approximately 180 feet from the east property line and 50 feet from the south property
line. The horse stable will consist of six (6) horse stalls, a wash room, feed area, hay
loft, tack room and a small bathroom. The Land Development Code allows for a
maximum of 2,500 square feet for an accessory building on properties with a minimum
of three (3) acres. A site plan is attached to this agenda briefing which details the
placement of the accessory building. The proposed site plan has been included in the
Planning and Zoning Commission Agenda Briefing 3b
proposed ordinance.
Riding Arena. The applicant is proposing a 100 foot by 200 foot fenced and lighted
riding arena to be located 20 feet from the east property line and 20 feet from the
south property line. Staff recommends that all lighting be directed away from
residential areas and shall provide a maximum candle illumination of 0.5 foot candles
as measured from the property line. This condition has been included in the proposed
ordinance.
Surrounding Properties. The surrounding properties consist of single family
residential uses. The property to the north is zoned R20-Single Family Residential and
is developed as a single family residence. The properties to the south are zoned AG-
Agricultural and R20-Single Family Residential and are developed as single family
residential uses. The properties to the east are all zoned R40-Single Family Residential
and are developed as single family residential uses. The property to the west is zoned
AG-Agricultural and developed as a single family residence.
Public Notification. Staff mailed notices to 16 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 nine (9) letters of
opposition regarding this request and all of the nine (9) letters are from persons within
the 200 foot notification area.
Summary. The proposed use of private horse stables for domestic use complies with
the future land use designations of the Colleyville Master Plan with the approval of a
Special Use Permit.
Recommendation
Approval subject to the provisions listed below, which are also included in the proposed
ordinance:
1. This Special Use Permit (SUP) hereby allows no more than six (6) horses to be
boarded on the subject property
2. The horses shall be contained in a completely fenced area that is no less than
90,000 square feet in size located on the back portion of the property.
3. A minimum four (4) foot split rail wood fence shall be constructed around the
perimeter and in locations where the fencing is not adequate to secure horses
4. The horse stable shall not exceed 2,300 square feet and shall be 180 feet from the
east property line and 50 feet from the south property line.
Planning and Zoning Commission Agenda Briefing 3b
5. The riding arena shall not exceed 100 feet by 200 feet and shall be located 20 feet
from the east property line and 20 feet from the south property line.
6. The riding arena lighting shall be directed away from residential areas and shall
provide a maximum candle illumination of 0.5 foot candles as measured from the
property line.
Attachments
1. Location and Zoning Map
2. Notification List
3. Buffer Map
4. Letters of Opposition
5. Aerial Looking South
6. Statement of Planning Objectives
7. Site Plan
8. Proposed Barn Elevations
9. Proposed Fencing Exhibit
10. Proposed Ordinance
Location and Zoning Map
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Notification List
OWNER NAME
OWNER ADDRESS
OWNER CITY OWNER
STATE OWNER
ZIP
SITUS ADDR
Del Hierro, C& G Bone 5008 Bluebonnet Rd Colleyville TX 76034 005100 Blue Bonnet Dr
Idol Investments Llc 4900 Jim Mitchell Trl W Colleyville TX 76034 001304 Glade Rd
Hicl<son, Heather J 1315 Glade Rd Colleyville TX 76034 001317 Glade Rd
Hicl<son, Steven A Etux Connie 1315 Glade Rd Colleyville TX 76034 001315 Glade Rd
Lansford, Chas W Jr Etux Stacy 1313 Glade Rd Colleyville TX 76034 001313 Glade Rd
Hubbard, Robert Gene PO Box 494 Colleyville TX 76034 001309 Glade Rd
Rp25 Development Lp 203 E Northwest Hwy Grapevine TX 76051 001301 Glade Rd
Easley, James N 4808 Stafford Dr Colleyville TX 76034 004808 Stafford Dr
Dunham, Michael G Etux Cynthia 4800 Stafford Dr Colleyville TX 76034 004800 Stafford Dr
Mahan, Roy Etux Debra 4712 Stafford Dr Colleyville TX 76034 004712 Stafford Dr
Groom, Dorothy Dee 4708 Stafford Dr Colleyville TX 76034 004708 Stafford Dr
Williams, James P Etux Agnes F 4700 Stafford Dr Colleyville TX 76034 004700 Stafford Dr
Gammil, Greg 1312 Chatsworth Ct E Colleyville TX 76034 001312 Chatsworth Ct E
Smith, Denis J& Mona J Smith 1308 Chatsworth Ct E Colleyville TX 76034 001308 Chatsworth Ct E
Hautanen, Osmo A 1304 Chatsworth Ct E Colleyville TX 76034 001304 Chatsworth Ct E
Thompson, David S 4612 Stafford Dr Colleyville TX 76034 004612 Stafford Dr
Alan Greer, applicant 2304 Mulberry Ct. Colleyville TX 76034 applicant
Public hearing notices were mailed on Februrary 24, 2012 by Amy Shelley
Buffer Map
Letters of Opposition
Fcam: mc~na smith
Sent: iNednesday, f-ebruary 2~, 2{}12 2:39 PM
To: Rmy Shelley
Subject: Special Use Permit Request ZC12-fl{}8
Ms Shel~ey,
I am writin~ to vaice my e~treme concern abc~ut the Special LTse Permit Request ZC12-008, I have read the
proposal, which is substantially different than the letter I received stating that there would be 'a horse' on the
property. The detailed permit gives rise to many concerns which separately and combined will most definately
adversely affect our enac~yment c~f living and severely decrease the value of aur property.
ViThen we bought our home we chose this location due to the quiet spot at the end of a cul de sac with property
behind u~ zQned R20. It was our belief that we would enjoy seeing trees free of rooftops, noise ~nd outside
lighting. If there had been a horse stable directly behind the property we would NEVER have bought this hc~me.
Our cc~ncerns are as follows:
1. The stable building: The size and materials used for constructic~n will negatively irnpact our views.
~. The lights: Loaking at ugly lights in the evening atld light posts during the day negatively impacts our
enjt~yment of our yard.
~. The noise; Horses are noisy. l~iot only do they make noise, ther~ are usually dags around horses that get excited
and bark a lot.
4. The smells; Horse manuer is not a nice smell. C}ur windc~ws wauld often need to be closed to block the smell,
especially if daumwind, not tc~ mentiQn what we would endure just being outside. We have a garden directly
behind the area being proposed f4r the stable. This would cc~mp~ete~y ruin my enjoyment of working in the garden
if I had to smell harses and manuer.
5. The flies, insects and radents attracted tc, the stable area would be m~st undesirable.
6. The health hazards af an unkept barn, stable area would nc~t be acceptable. The proposal states that the area
wauld be cleaned and maintained but who is tc~ ~uarantee that or monitor it.
If we wanted to live in the country we would have moved to the cauntry. VVe never thought that we would possibly
have a horse stab~e with six horses, manuer smell, flies, nc~ise, lights and a barn directly behind our home in
Colleyville.
It is our request that this permit is not issued.
Thank yc~u,
Mona Smith
Amy Shelley
Fram: Gammill, Greg ' _ .
Sent: Thursday, March 01, 2012 9:11 AM
To: Amy Shelley
Subject: ~oning Case Number: ZC12-008
Ms. Shelly,l arn writing to you ~oicing my concerns r~garding the pending speciaf use permit ZC12-008. I thinlc that the
issuance of this permit which wifl allow for an e~uestrian facility on the property located at 1313 Glade Road will greatly
impact our quality of life and will decrease the value of my property. My concerns are the arena lights, smeHs, rodents, and
noise. I wouEd not have purchased my home at 1312 Chatsworth Ct East if there was an equestrian facility located cfirectly
behind my back yard. Please hear my ~oncerns and do not allow this special use permit.
Thank you
Greg Gammill
, -~ ~
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Greg Gammill
Presit~ent
Office (817) 232-8245x304
Fax (8~7}232-$9$4
Cell (897) 714-453~
March 1, 2012
Community Development Department
City of Colleyville
100 Main Street
Colleyville, TX 76034
Re: ZC 12-008
As a nearby property owner, I have several objections to the requested zoning change.
1. Six horses on two acres? The applicant states that allows 1~,000 sq. ft. per
horse. Horses spot graze until the ground is bare. Trampling is also a problem
with horse pastures. A lush green pasture is hardly possible in such a confined
area.
2. I live north of the zoning change location. The prevailing wind in our area is from
the south. It is probable that I will get objectionable odors from ~this horse
location. The proposed owner stated in the char~ge request that manure will be
coNected and disposed of properly. What recourse do adjacent property owners
have if this is not done?
3. A lighted arena implies night riding. This neighborhood is too compact for this
type of lighting. It is certain to be objectionable. Additionally, there will be noise
associated with use of the riding arena. There are several older residents
impacted by this proposal that don't need noise and I~ght at bed time.
4. When this property was rezoned R-20 before the home was built, the adjacent
property owners concurred. I propose the zoning be left R-20.
James Easley
4808 Stafford Dr.
Coileyvilie, TX 76034
REC~~v~n
,'~?.~ ~15 ~ O 1~
Per .,,,......r.r
Community Develapment C}epa~tment March 8, 2012
City of ~olleyviHe
1 t~~ Main Street
Co(leyviile, Texas 76034
RE: Proposed Special Use Permit ZC12-{l08 a~ 1~13 Glade Road
Greetings,
After reviewing the application for proposed Specaa{ Use Permit referenced above 1 wish ta
formally object for the foliowing reasons.
1.. The property size, after deleting the driveway, hause and pool, surrc~unding concrete, barn,
pen, and a half-acre riding arena, will leave littl~ property fc~r six horses. The proposed plan
seems to include about two acres for the grazing of six ht~rses.
# am a Harse Chnrner artd know that this is not adequate space.
2. The proposed 100' x 200' arena is appraximately one half acre. It is als+~ proposed that it will
be li~h#ed. We enjoy ou~ evenings sitting in flur backyard with the quietness and tranquility of
the evening relaxing us_ This was a selling point to ourselves when we moved here. 1 can't
imagine that will be the case after a ha(f acre is illuminated and all the nders and horses are
participating in whatever events are going on at night. This has an adverse effect on our quality
of life as we now enjoy and do not feel it is just for someane else to take that away.
~. It is also our opinion that a horse c~peration of this type is mt~re cQmmercial in nature and
th~refore has no place in a residential neighborhoc~d.
4, It is also interesting to note that the "Potential Buyer" has proposed these additions in the
Southeast carner of his lot. That p{aces the propc~sed arena a far distanc~: fram his hcrme but in
our backyards and considerably closer to our homes an Stafford Drive.
This is a change to existing crit~ria in zon9ng that we feel would have an adverse effect on all
our property values r~n Stafford C3rive, as any potential buyers we might enterkain would Hkely be
limited tc~ the Equestrian community,
Please consider our valid concerns and objections and deny this application.
~.5..~~~.c~ -~..~---~3 Ff v~'~I,~Z ..~~ ~/ r.~/~'Cj f ~
/~ «
David and Jeanne Thompson
46'12 Stafford Drive
Colleyville, Texas 76a34
$1 ?-~fl6-0909
RE~EIVED
MAlR n 8 2012
~~• ~i~~M~~~t~*~•
Amy Shelley
Sub~ect: FW: Request for Special Use Permit ZC92-t~48
Fr~m: Jim Williams
5ent: Friday, March 09, 2012 1:12 PM
Tfl: Amy Shelley
Subject: Reqtaest for S{~cial Use Permit ZC12-O~JB
Amy,
We r~ceived a natice of a proposed Special Use Permit for 1313 Glade Road, case number ZG12-008.
We object to the proposal for reasons inciuding:
1,. The prc~perty size, le~s the acreage encompassed by the driveway, house and pool, surraunding
concrete, barn, pen, and a 17a1f-acre riding arena, leave little pr~perty far six horses. The proposed plan
seems tc~ inelude about finrcr aer~s for ~he grazir~g of six harses, an insu~eient amount af property.
2. 1Ne ins~alled ~ome 300' of w~od fer~cing along our praperky line adjacent to 1313 Glad~ Rd. As horse
owners are well aware, horses chew on wood. ~ix harses can do a!o~ of damage ta a wood fence. My
neighbor to the west faces the same situatian with his newly installed back yard fence.
~. The proposed lighted riding arena, 100' x~00' is approximately one half acre, i.e. an R20 Ic~t. 'fhe
idea of having a large lighted riding arena 20 feet from our fence, as well as 20 feet from the back fence
af twa c~f our neighbors, is appalling. We da not knaw what it takes to light up ar~e half of an acre of
land; we dc~ knaw that we do not want a half-acre riding arena 20' from our f~nce lit up at night! It
is Linlikely we would have purchased this property given the presence of such a horse operatic~n,
especially an cautdoor I~ghted riding arena, and it will ~ffect aur ability to sell when that time comes.
4. This pr~posal aduersely affects the value of c~~.~r property - as it daes far several homes an Staffard
C~rive.
5. It is our apinion that such a significant horse ~peration would be a nuisance for ~this resid~ntial
n~ighbarhood.
When we purchased our praperty and built our home, ALL adjacent properties had by that time been
~latted and zoned. This is a significant change to current zoning that we disagree with, and request
der~ial of ~he Sp~cial Use Perrr~it.
James and Agn~s 1Nilliams
4700 Stafford Drive
Colleyville, Texas 760~4
March 15, 2t~ 12
Community Developm~nt Department
City af Colleyville
140 Main Street
Calleyville, TX '7b034
RE: Zoriing Case N~b~r ZC 12-048
This letter concerns the application far arena and stables at 1313 ~'rlade Rc~ad, Having
lived 'in Colleyville~ sinee 1956, and on aereage tmtil 1~93, I am very fatniliar with having
livestock, iV1y family {5 children) always had animals and participated in C'irapevine F~A
and Colleyvilie Riding Club. This is n~,o,t the rura~ area that w~s t~nce enjoyed by my
children growing up, alc~n~ with the odors, flies and a lot c~f manure. I da nc~t believe the
prc~perty is suitable far six harses, a barn and lighted arena. IYIy question is h~w Mr. Greer
thinks this would compliment the adjacent properties, especially to the east, where the
arena would be`~
I do not wish ta prevent Nir. Lansford frc~m selling his prc~pe~rty. However, I do not wish
to have this sort of facility next to me, Been there, do~e thatt
I, therefore, ask that yau deny Z~oning Case I~Furriber ZC 12-{~08.
Sincere~y,
~,' ~~~ '~~~~..,~,,~..''
~..r~1~ ~~ .,
~~~ ~~ ~~~~
470~ Stafford Drive
Cc~lleyville, TX 76034
ic~mg
Communifiy Development Departmen~ March '~ 9, 2012
City of Colleyville
100 Main Street
Colleyville, Texas 76034
RE: Proposed Special Use Permit ZC12-008 @ 9313 Glade Roa~
Dear Board,
Our property, 1315 Glade Rd, is lacated directly north from this proposed SU~. We share a
cornmon property line or~ our south and their north. With #a[cing the time to research the
proposed appfication for the SUP referenced above and researching what is commonly referred
to as "small horse farms," We wish to formally object to the passing ofthis SUP for the
foliowir~g reasons:
1. There is not enaugh available acreage to properly care for the number of horses proposed
under this SUP. See exhibit "A" for a"Usable Pasture Analysis." Also attached is documentation
from multiple resaurces tf~at indicate the recommended ratio of horse per acre. 7his ratia is
way out of sync.
2. This is a small parcel surraunded by residences. The proposed SUP cal#s for a 6 harse barn
and arena. There will be the proposed number of horses on the property a~d constant
actiwities with the arena. Because of this, the property usage seems to be slated for a
commercial irrtplementation which is not acceptable in a residential area.
3. Being surrounded entirely by residences, introducing livestack on this property there will be
5ignificant issues we neighbors will ha~e to deal with that are common to small horse farms,
including groundwater runoff. Attached doc~mentation lists these ~ssues.
4. As you will se~ in the attached documentation, a horse will produce upwards af 12 tons per
year of manure and stall waste. There is no way this small parcel will handle the 72 tons the 6
horses will produce yearly. So what does the farrr~ do with all that waste? Same can be spread,
producing flies, smell and concentrated nutrient runoff. Most of the time this waste has to be
hauled off weekly. Being directly north of this proposed horse farm, this will create
unacceptable odor and insects as well as unacceptable commercial traffic on our small peaceful
dri~eways.
5. As you will see with the attached documentation, horse farms produce high levels of flies.
As nated, "organic matter + moisture + warm weather +7 to 10 days =~lies." Also noted in the
attached, "one f~y can produce 300 million flies in about 64 days!° Being directly north of this
property, the r~atural increase af insects, flies in particular, wilf be unacceptable with the
prevailing south wind.
t~AR 1 J 201`L
6. As pre~iously stated, our property is directly north of this parcel and our backyard li~ing
area/pool face south. The increase odar of urine and manure frorr~ this farm will flow directly to
our backyard on days that ~ave a prevailing 5outh wint#. [Almost e~ery day!) We wi11 na longer
be able to enjoy ar backyard at any time, in particular d~ring the sumrner w#~en the adors are
#he strongest. Currentfy, with our large family, we har-e multiple gatherings weekly to enjoy or
backyard. Currently, when our neighbors septic system on the proposed praperty is saur, we
smell it. Last summer when the pond south of the proposed farm went sour, we smelled that.
We will surely smell urine and manure. This is ur~acceptable.
7. When we de~eloped aur property along wit#~ t#~e current owner of the property for the
praposed SUP, we designed the driveways to ~andle the usual and customary tra~ffic generated
by a farr~ily. Currentfy the only trafFic we worry about is the current owners 2 ~ehicles. Mul#iple
times per week we have any nurriber of our 11 grandchildren riding bikes up and dawn the
cammon dri~eway. As you can imagine, safety far these grandc~ildren is a fiuge concern.
The nature of the commercial use will bring daily mu#tiple ~ehic~e traffic down our 12` comman
driveway. This increased traffic will ruin our peacefu! settir~g and potentially jeopardize o~r
safety. Wi#h the additian of a horse farm using this small common driveway far daily
owner/boarders ~isits, ~eterinary visits, harseshoeing trucks, manure remo~al trucks, feed
deli~ery trtacks and not to mention the ~xtra traffic related to the acti~ities in the "arena", we
will not be safe to do the things with our family and grandchildren we are currently enjoying.
This will render our pri~ate dri~eways unsafe. This is not acceptable.
Please consider our concerns and abjectians as you ~ote to deny this application.
Sincerely,
.
Ste~e and Gannie HickSOn
1315 Glade ~toad
Cofleyr-ille, TX 76034
817-821-~391
1313 Glade Road
Usabie Pas~ure Analysis
Exhibit "A"
Paved Entrance
10,817 sf
.25 acre
't2" Wide Driveway
HouselDriveways
Paol Area
36,102 sf
.83 acre
Usa6le Pasture Analysis Reca~
Total Platted Acerage 3.5ac
Total Unusabte Pasture 1.58ac
Total Usable Pasture 1.92ac"
Recommended HorselAcre 1
Total Harses recommended 1.9
*This does not account for t~e space
needed #or the propased horse barr~.
.~ ~
~ - _ ;~~~
~~.~. a ~ . ~. ~ .
GlaQe ftaad
Small Horse Farm Research
Rutgers Uni~ersity Equine Service Center:
Typical Gha9lenges in Mairttairting Pastures and dlUafer Quality
Our team af experts in pasture management, water quality, and concentrated
nutrient and waste mar~agement identified some of the typicai challenges
which managers might enco~nter on their farm, such as:
1) Pastures vary in the need for fertifizer and lime applications.
2) O~erstocking and intensive grazing may cause loss of high quality
forages.
3) Farm plans ne~d to be adaptable due ~o changing harse numbers and
group composition.
4) Overgrazing, lack of pasture mar~agement, and adverse en~ironmentaf
conditions can cause weeds and toxic plants to flourish.
5) More manure is generate~ than can be effecti~ely utilized on most horse farms.
6) Poar drainage and existing ~andscape configuration can create wet and muddy pastures.
7) Stormwater runoff may transport animaf waste to local waterways, which increases stream nutrients and fecal
coliform bacteria.
8) Improper storage af manure may cause Isac~ing of nitrates and bacteria which contribute to groundwa#er
contamination
The Equine Science Center is an appro~ed unit of the New Jersey Agricultural Experiment Station at Rutgers, The
State Uni~ersity of New Jersey
Oregon State Uni~ersity Extension Ser~-ice:
"Managing Small-acerage Hor~s Farms"
Study identifies a small horse farm as being "from 1#010 acres."
How many acres per horse?
"A minimum of 1 acre per horse is requires ta cycle nutrients ~From manure and urine and #o pro~ide adequate
space for rneeting the social and exercise needs of horses."
"A 1,20~ pound F~arse praduces 1 cubic faot of fresh manure e~ery day."
Overgiazing, ~ack of pasture management, and
adve~se environmental condirions can cause weeds
such as yellaw rocicet to flourish.
HorseChannel.com:
Small Acreage Challenges
By Louann Chaudier
Small pastures require more maintenance. If you don't remove man~re, yau need to spread it ofter~. If you don't
rotate pastures, or don't keep horses aff them when the ground is soft, you won't have forage. If you allow
o~ergrazing, the grass will e~entually die. And, when the grass dies, weeds proliferate. These problems also occur
on larger properties-they just don't t~appen as quickly.
Maintaining safe fencing is always a priority on a horse farm, but even more crucial on a smail property. More
horses per acre equal5 more pressure on the fence, Worses that can't graze away the hours will invent tfi~ings to do,
many of which sorely test th~ f~nce; they chew, crib, rub, lean on and occasinnally run through it trying to get away
from ane another. Checking the integrity of the fence and rnaking necessary repairs or adjustments are ongoing
tasks.
HorselLand Sizing:
Buying Smalf Horse Property
If you're in the mark~t to buy horse property, you probabfy want to know the horse-per-acre ratio for pasfure
feedir~g. The answ~r ta this depends an the quality of pasture, type of soil, variety of grasses, hours your horses are
turned out, growing conditions, and haw diliger~tly the pasture is managed. A general ruie of thumb is 1 acre per
horse for good pasture, but as much as 2'/2 acres per horse for a poorly managed field. Urofortunateiy, smaller
acreaaes tend ta be a~erpopulated~ n~erqrazed, and under-manaqe~, so they fall in the latter cate~ory_
Carefully assess your current acreage requirements, yet plan for the future. Horse owners are no~oriflus
accumulators-just look in your tack trunk, for example. YoU rr~ight start with two horses, but if you have an empty
stall watch out! If you don't fill it vourself, vo~r friends will do their best to qive vou a free or rescued horse
Equine Forage Issues
Dr. Shea Porr, Equine Extension Agent
Virguua Cooperative Extension
S~.nunarv
• Horses should be ~ed forages to meet their physiological and nutritional needs.
• Horse owners should be educated on those needs and about how various forages
can meet them.
• He~th management of harses may require the ~,se of dxylots or grazing muzzles
in order to prevent the an~mals from becoming obese or to manage horses prone to
Iarninitis.
• The ruie-af-thumb requirement for acreage is 2 acres/horse. During draught, this
may increase t~ 3 or more acres per hoxse, and may require tlie use o£ a drylot to
prevent ovexgrazing. Standard pas~ure management, including soil testing,
litning, fertilizing, and rese~ding, is appropriate on a horse farm.
• Forage alternatives can include the use of large square bales or round bales,
provided the horse owner has a method ~o handle them. Other alternatives inc]udecubed, chopped, or
pelleted forage, beet pulp, haylage, and straw
How to Compost and Use Horse Manure
By Alayne Blickle, King Conser~ation District, Washington
Introduction
If you care for horses on your own place, you have, no doubt, wondered about w~at to da with that
huge mound of rrianure a~d stall waste generated by your horse. in fact, one horse can create a
serious pile in no tirr~~ -- one harse produces about ~4 pour~ds of rnanure per day, a~er eight tans
per year. Ac~d to that the whe~lbarrow or more of bedding yo~ use each day and in na tirne at all
you have a virtual manure mountain!
There are other concerns for the mismanaged rnanure pile as well -- horses allawed to graze near
their own manure are quickly reinvested by larva which hatch from ~he worm eggs. Runoff frorr~
soggy mar~ure piles can cause serious surface water cor~tarriination probfems, and in some parts oF
~he country these issues are strictly cantroiled by laws. Then there are the associated odor and fly
problerrts, and if you live clase ta athers this may concern your neighbors as well.
NC State University Department of Entomology:
Fl~ ~robl~rris Aro~nd Pot~ltr~, Li~r~s~o~l~ ~nd Hor~~ ~'~~~as
ORGANIC MATTER + MOISTURE+ WARM WEATHER + 7 to 10 DAYS = FLIES
Horse Stable Manure Management G-97
Eileen Wheeler, Ass'rstant Professor - Penn State
Jennifer S~nith Zajaczkowski, Senior Researc~ Tech~ologist
"It is importazat to recogniza that horses produce large amounts of manure that quickly accumulatesj Abaut 12 tons
of manure and soiled bedding wilI be removed annually from each horse stall."
"Often, suburhan horse facilities have limited or no acreage for iand dis~osaI of manure and soi~ed
beddin~.,,
"Manure includes both the solid and liquid portions of waste. Horse manure is about 60% solids and 40%
urine. On average, a horse produces 0,5 ounces feces and 0.3 fluid ounces urine per pound of body weight
every day. A 1000-pound horse produces about 31 pounds of feces and 2.4 gallons of ~rine daily, which
totals around 51 pounds of total raw waste per day in feces and urine."
"Soiled bedding removed with the rr~anure during stali c3eaning may accaunt for another 8 ta 15 pounds per day of
waste. The volume of soiled bedding removed equals almost twice the volume of manure removed, but varies
widely depending on ~anagement practices. So for each stall, abaut 60 to 70 pa~nds af total waste material is
removed daily. This resuits in ahout 12 tons of waste a year ~er stall with 8.5 tons being manure fraz~n a 1000-pound
horse."
Insects and Rodents:
"Pests coznnnonly associated with aninnal agriculture are flies and small rndents, such as mice and rats.
Flies and odors are the mast co~nman complaints."
"Fiies deposit eggs in the top few inches of moist manure w~ich means t~at minimizing the annount of
moist manure surface area available to the ~y is one fly reduction strategy. Eggs can hatch in as little as
sevan days under optima~ temperature and moisture conditions. Fly br~eding season starts when spring
temperatures get a6ove 65oF and ends at the first killing frost in the fa1L It has been calculated ~that,
under ideal breeding canditions, one f~y can nroduce 300 millian flies in about 60 da,~
Odors•
"Offensi~e odors can be generated from manure. If manure is allowed ta decompase without enough oxygen it will
be anaerobic (without oxygen} and will usually praduce offensive odors."
"It is best to anticipate some odor from the manure storage area due to daily fresh rnanure additions. Place the area
downwind o~the stable facility and residential areas to mini~nize odor problems. Sumnner breezes
are the main concer~~ if winter and summer prevailing wind directions are not the same. When odors are
a~lawed to become a problern, neighbors will be less tolerant duri~g warm w~ather as thev are outdoors
more often and have o~en house windows."
Communi'#y Deve#opment Depa~tment March 19, 2~12
City of Colleyville
100 Main Street
Colleyrrille, Texas 76034
RE: Proposed Special Use Permit ZC12-008 @ 1313 Glade Road
Greetings,
After taking the time to study the proposed application for the SUP referenced abo~e, I wish to
formally object to the passing of this SUP for the following:
1. T~is is a secluded parcel that is surrounded by residences. This property will not aliow for
the proper open pasturing af the propaseci number of horses.
2. Because rr-y property is directly north of this parcel, the increase odor of urine and manure
from this proposed farm will flow directly to my backyard on days that ha~e a pre~ailing south
wind. This just so happens to be more that 75% of the time. I will no longer be able to open my
windows on the south side af the house.
3. The natura4 increase of insects, flies in particular, will be unacceptable with the prevailing
south wind.
4. The proposed SUP calls for a 5 horse barn and arena. It is nat a huge stretch to belier-e that
there will be the proposed number of horses on the property and constant activities. Because
of this, the property usage seems to be slated for a commercial implementation rather than a
couple of casual horses peacefully grazing on the property.
5. The nature of the commercial use will bring daily traffic down our 12' common dri~eway.
This increased traffic will ruin the peaceful setting and potentially jeopardize safety.
Please consider my concerns and objections as you vate to deny this applicatio~.
'ncerely,
Heather J. Mickson
1317 Glade Road
Colley~ille, TX 76034
March 15, 2{}1~
Cc~mrnunity Development Department
City c~f Colleyville
lt}0 Main ~treet
Colleyville, TX 7603~
FWE: 2oning ~ase Number ZC 12-408
Thank yc~u fc~r your time. Flease know that we certainly vuant our neighbc~rs to have the
opportunity to sel~ their property, and use it as they wish. However, as owners c~f a house
and over one acre that is adjacent tc~ the above property, we have cc~ncerns regardin~ this
proposal.
~l) The proposed lighted harse arena appears to be about 20 feet from aur backyard.
During a hot Texas sumrner, the ~c~l is utilized in the evenings and at night, far
barbecues, fatnily and friends, 1~. lighted arena would ta1~~ away much ofthe usability and
enjayrnent of a~ praperty.
~2) Al~hough ~he to~ aereag~ af proposed zot~ing praperty is 3.5 acre~, ott+ce yc~u take
away the pc~rtion not accessible to hc~rses (hause and surrounding 1and, horse"arena and
barn) yau have Iess than tv~o usable acres ~eft for six hvrses. As previc~us horse ow~ters,
t.~at is not suf£icient acreage, either for t~e horses or for th~ si~rrounding prope;rt~ awrters.
(3} The abave ec~ncerns will greatly a~Fect the resa~e value of our property, which is
especially important a~ we are starting to plan for retirement.
After much cc~nsideration, we ask that you deny Zc~ning Case Number ZC 12-C~OS,
$~~~~IY,
~ ~ ~
Roy Donald Mahan and Debra J. Mahan
4712 St~~ford Drive
Colleyville, T~ 76034
~d.]m
Statement of Planning Objectives
Request for Special Use Permit
For Horses and Private Stable at
1313 Glade Road, Colley~-ille Texas
Propertv Information
Project Name: Special Use Perrr~it for Harses and Private S#able
Pro}ect Address: 1313 Glade Road, Colkeyville, Texas 76034
~ega! Description: Greener Acres Subdi~ision, Blk 1, Lot 1
Proposed f~umber of Lots: 1 GrosS Acres: 3.5 acres
Existfr~g Zoning: I2-20 Proposed Zoning: R-2D
Existing Use: SF Residential Proposed Use: S~ Resfdential with Private Horse Stable
Applicant
Alan and l.ori Greer 214-5D7-0654
2~04 Mulberry Ct adg[Nfreese.com
Colley~ille, TX 76034
Current Propert~ Owner
Cl~arles Wesley and Stacy Larrsford
~.313 Glade Raad
Colley~ille, TX 76034
Statemen# of Plannin~ 4biectives
The purpose of this request is to allow the specific use of a"Pri~ate horse stable for damestic use" on the
subject property currently zoned R-20. The rec{uest is to aliow a maximum of 6~orses on the subject 3.5 acre
#ract, the construction of a 2300 SF horse 5tabie, and a 100' x 200' lighted riding arena. A site plan showing
the location o~ these facilities and a general plan for the harse stable is attached.
Ou~ family has lived iR Colley~iiie far 6 years. We currently owr~ horses that we ha~e in a stable ~ast of
McKinney, TX. We would like ta p~archase this praperty so that we can upsize our house to pro~ide for our 4
cEaughters and to stabfe our harses. This property pro~ides the house and adequate land for us to stable our
horses on the property, it is our plan to limit thE use flf the horse stable and riding arena to our famify, guests
and friends.
This request is for a maximum of 6 horses on the proper~ty, which is less than the one grazing animal per
15,000 SF, which is allowed by use for R-40 and larger districts. The horse stable to be located on t~e site
would be equally spaced between existing houses and located as to not block or pre~ent any ~iews of the
neighbors. The horse stabl~ will be located approxirr~ately 320 ~ 330 ft. from the north property line,
approxirr~ately 150 to 160 ft. from the west property line, approximately 180 to 2~0 ft from the east property
[ine, and 50 #t from the south property line. The hQrse stable will consis# of 6 horse stalls, a wash roorrt, -Feed
area, hay loft, tack room and a small bathroom. It will be constructed using a wood timber frame,
composi~ion or metal seam roof, ar~d hardy board/roclc/stucco fa~ade. Materiais and tanstruction wil! comply
with City of Colley~ille building standards. ~See a'ttached site plan, floor pla~, e~evation, and picturesJ.
The prope~ty is current~y fenced with a ~ariety of barb-wire, chain iinlc and wood stoekade fences. Prior to
moving any horses ta the property, a new 4' split rail wood fence will be installed around the perimeter and
far cross fencing in locations where there is not adequat~ fencing to secure the ho~ses. A~00' x 200' fenceci
and lighted riding arena wil! be locateck z0 ft from the east property line and 2Q ft from the south property
line. The current wrought iron fence will be utilized around the house and swimming pool. A new entrar~ce
gate will be constructed across the ~ront entrance drive, (Refer to site plan for location of fencing and see
pictur~ of type of proposed fence and gate).
The stable will be cleaned ar~d maintained by homeov~,rner ta prer~ent any offensiue adors or health hazarcis.
AccumulaCions of manure shall be Gollected arad properly disposed.
Develapmen# Schedule
It is praposed that the sale of the property wilf occur by the end of May, 2Q12. The propased horse stable,
fe~cing, and riding arena wfluld th~en be canstructed a~er the roext 6 months.
Economic Der-elopment Infarmation
The 2D11 tax appraisal district shows an Appraised Market value far the praperty of $1,145,900. 7he
appraised size of the existir~~ resid~ntial building structure is 6440 SF. 7he 2011 Tarrant county property tax
paid is $7,344, the 2~11 GCISD tax paid i$ $14,81.5, and the 2011 City of Colleyvilf~ ad valorem tax paid is
$4,078, fpr a total of $26,237. The proposed request would add appraximately ~.,300 SF of non-habitable
horse stable strueture which should not resuit in any ~f~ange in tax status. An agricuiture tax exemption wilE
l~e requ~ste~i for the praperty.
Traffic ~mpact Analvsis
C~rrrent residentia! dri~eway is adequate and has been constructed to meet City of Colleyville standards. fVo
additionaf traffic volurne will be ger~erated based ara this request.
The site layout and on-site faciliti~s have beer~ sited and selected to enhance the currer~t aesthetics af the
house and to complement the adjacent properties.
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ORDINANCE 0-12-XXXX
AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
COLLEYVILLE, TEXAS, AS HERETOFORE AMENDED; BY AUTHORIZING
A SPECIAL USE PERMIT TO ALLOW SIX HORSES ON LOT 1, BLOCK 1,
OF THE GREENER ACRES SUBDIVISION, LOCATED AT 1313 GLADE
ROAD; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED TWO
THOUSAND DOLLARS ($2,000.00); AND PROVIDING AN EFFECTIVE
DAT E
WHEREAS, the City of Colleyville has received an application for a Special
Use Permit under Case No. ZC12-008; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of
promoting the health, safety, morals, or general welfare of the
City to enact a new zoning ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning
Commission to recommend the boundaries of the various
original zoning districts and appropriate regulations be
enforced therein and to recommend a new zoning ordinance;
and
WHEREAS, the Planning and Zoning Commission has divided the City into
districts and has prepared regulations pertaining to such
districts in accordance with a comprehensive plan and designed
to lessen congestion in the streets; to secure safety from fire,
panic, and other dangers; to promote health, general welfare;
to provide adequate light and air; to prevent the overcrowding
of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable
consideration to, among other things, the character of the
districts and their peculiar suitability for particular uses, with a
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
Ordinance 0-12-X~;XX
Page2of3
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
authorizing a Special Use Permit to allow horses on the premises
of Lot 1, Block 1, of the Greener Acres Subdivision, as depicted
on Exhibit ~~A" and shown on Exhibit ~~B".
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. This Special Use Permit (SUP) hereby allows no more than
six (6) horses to be boarded on the subject property.
2. The horses shall be contained in a completely fenced area
that is no less than 90,000 square feet in size located on
the back portion of the property as depicted on Exhibit ~~B".
3. A minimum four (4) foot, split rail fence shall be installed
as depicted on Exhibit ~~B".
4. The stable shall not exceed 2,300 square feet and shall be
180 feet from the east property line and 50 feet from the
Ordinance 0-12-X~;XX
Page3of3
south property line.
5. The riding arena shall not exceed 100 feet by 200 feet and
shall be located 20 feet from the east property line and 20
feet from the south property line.
6. The riding arena lighting shall be directed away from
residential areas and shall provide a maximum candle
illumination of 0.5 foot candles as measured from the
property line.
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
2011.
The second reading and public hearing being conducted on the day
of 2011.
Ordinance 0-12-X~;XX
Page4of3
PASSED AND APPROVED by the City Council of the City of Colleyville,
Texas, on this the day of 2012.
ATTEST:
CITY OF COLLEYVILLE
Cynthia Singleton, TRMC, CMC David Kelly
City Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
EXHIBIT "A" - Location and Zoning Map
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EXHIBIT "B" - Site Plan