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HomeMy WebLinkAboutPlanning and Zoning Commission-Minutes-4/11/2012C1~ Y O~, ~..'- CC~LLEYVILLE r~: x ~` 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 Call Meeting to Order The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on March 26, 2012 at 7:00 p.m. Roll Call Present: Commissioners Larry Knox, Dave Dudziak, David Wheelwright, Don Davis, David Phelps and Jeff Byerly Absent: Commissioner Ron Rotthaus Staff Present: Ron Ruthven, Amy Shelley, Marty Wieder and Rob McKeown Invocation The invocation was given by Commissioner Phelps. 1. APPROVAL OF MINUTES The March 26, 2012 meeting minutes were not included in the packet due to clerical error when generating the packet. These minutes will be approved during the April 9, 2012 meeting. 2. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON THE AGENDA There were no 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 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 ~ City of Colleyville Page 1 Planning and Zoning Commission Agenda March 26, 2012 Ron Ruthven presented the case and briefed the Commissioners. Commissioner Phelps questioned staff regarding if the cottages include parking garages. Ron Ruthven replied that the cottages are proposed to have garages and he further explained the parking requirements for the residential units. He stated those garages were not included in the parking requirements. Commissioner Byerly opened the public hearing at 7:18 p.m. Don Wilson with Cirrus Health came forward to present the case and brief the Commissioners of the overall development. Gary Keorner with Three Architects and Coy Talley with Talley Associates came forward to present the design aspects of the proposed development. Jignesh Thakkar with DeShazo Group came forward to discuss the traffic impact aspects of the proposed development. Commissioner Dudziak questioned Mr. Wilson regarding how the actual business works; do the residents come into the Inn at the age of 55 to live and then move on to the Residences as they need more care? Mr. Wilson stated that the age of the occupant of the independent and the assisted living is not that different. He stated they make a decision with a health care professional regarding the negotiation of that. He stated that there are times when one can move up in care without moving from the site. He stated the largest core of persons is 75 to 85 years of age. He stated that there are different needs of care. He stated the average residency is six years. He explained that these are one year leases and 21 percent turn in a year. He stated they change services and needs. He stated that they feel that it is important to have an advocate care person on site. Commissioner Dudziak questioned Mr. Wilson if this is a private facility. Mr. Wilson replied it is all private with Medicare reimbursement from persons with eligible Medicare. Commissioner Phelps questioned Mr. Talley regarding if the entire fencing will be replaced. Mr. Talley replied yes along with landscaping. Commissioner Phelps questioned Mr. Talley regarding if the fencing will face the development side or the neighbor side. Mr. Talley replied that they could do both. Commissioner Phelps questioned Mr. Talley regarding if the fencing will be overlapping. Mr. Talley replied probably not. He stated it will be have details such as a top plate. ~ City of Colleyville Page 2 ' Planning and Zoning Commission Agenda March 26, 2012 Commissioner Phelps questioned Mr. Talley regarding the traffic specifically with the concern for the increase of traffic through the facility; are there speed controls on the facility? Mr. Talley replied yes, environmentally approved streets with a tight perimeter circulation for a slower movement. He stated that the traffic generated for this development will be distributed throughout the day. Commissioner Phelps stated having concerns for the cut through traffic of the persons not living in this development. Mr. Talley assured the Commissioner that the cut-through may be difficult Commissioner Phelps questioned Mr. Thakkar regarding the no left turn lane on Cheek-Sparger in the peak morning times of traffic, are there any plans to accommodate that traffic? Mr. Thakkar replied that they will manage that traffic because they don't want to disrupt the residences. Commissioner Phelps questioned Mr. Talley regarding if the three way intersection on the Bedford Court side is regulated? Mr. Talley replied that there will be a stop sign at the three way stop from Bedford Court. Commissioner Davis questioned Mr. Talley regarding if the existing fencing will be removed or will a new fence be installed adjacent to the existing fences. Mr. Talley replied that the preferred option would be to take the existing fencing down however they will have to work with each neighboring resident. Commissioner Dudziak questioned Mr. Talley regarding the maintenance schedule for a wooden fence. Mr. Talley replied that the fences should be good for 15 years and they will be maintained like the facility will be maintained. Commissioner Dudziak stated that a masonry fence will have a longer time when maintenance will not be necessary. Mr. Talley assured the Commissioners that the fencing will be properly maintained just like the landscaping will be maintained. Commissioner Dudziak questioned Mr. Thakkar regarding traffic concerns, is Cheek-Sparger Road currently at capacity. Mr. Thakkar stated that Cheek- Sparger Road is over the capacity standards with regard to NCTCOG standards in terms of numbers in peak hours. Commissioner Dudziak stated that there are a lot of ~~f"s on the traffic analysis which would indicate that the road does not meet traffic standards. Mr. Thakkar concurred and stated that the study does not take into consideration the micro numbers for an un-signalized intersection. He stated in terms of improvements such as a signal or a roundabout, the conditions could be improved. Commissioner Dudziak questioned Mr. Thakkar regarding if an additional right turn lane on Cheek-Sparger Road from Wayne Drive could improve the intersection. Mr. Thakkar concurred. ~ City of Colleyville Page 3 Planning and Zoning Commission Agenda March 26, 2012 Commissioner Dudziak questioned Mr. Talley regarding if he would be in favor of additional turn lanes? Mr. Talley replied that the overall traffic numbers are not occurring at one time. He stated that successful developments will generate more traffic. Mr. Thakkar stated that they used general office equations but not for a specific medical office use. Commissioner Davis questioned Mr. Keorner regarding the construction materials and if the design standards can come closer to the code requirements. Mr. Keorner replied that they are trying to stay authentic to the design of the concept and not to be disrespectful to the Colleyville code. He explained that they are asking for special exceptions for this particular development because it is a unique planned unit development. Commissioner Phelps stated that the developer has made a great effort with the design of this development however some of the design standards could be met by the code around the perimeter of the development with more of the internal portion of the development meeting the design standards of the proposed development. Commissioner Phelps stated that the Commission should not let the traffic capacity on Cheek-Sparger Road discourage this development. Commissioner Dudziak concurred with Commissioners Davis and Phelps and further explained that there needs to be a proper mix of masonry within the design. Commissioner Dudziak questioned Mr. Keorner regarding if there will be metal roofs. Mr. Keorner replied that there will be a combination of composition and metal. Commissioner Dudziak questioned Mr. Keorner regarding the materials to be used for the Inn facility; will it be 100 percent masonry? Mr. Keorner replied that it will be a 50 percent cementious material and 50 percent masonry. Commissioner Dudziak questioned Mr. Keorner if they were aware of the design guidelines when this project was started. Mr. Keorner replied yes. He further explained that they are focusing on the rural design concept for the whole development. Commissioner Dudziak questioned Mr. Keorner regarding if the cell tower will remain in place. Mr. Keorner replied yes. Commissioner Dudziak questioned Mr. Keorner if there will be HOA guidelines within this community. Mr. Keorner replied yes, there may be something of the sort. Mr. Wilson concurred. Mr. Wilson came forward to explain that they want to design the best facility to try and meet the criteria for Colleyville however there will have to be an ~ City of Colleyville Page 4 ' Planning and Zoning Commission Agenda March 26, 2012 exchange for the viability of this project. Commissioner Davis questioned Mr. Keorner, for clarification, regarding the materials to be used are cementious, which would indicate some form of masonry, which complies with the Land Development Code. Ron Ruthven further explained that Chapter 6-Buidling Design of the Land Development Code does not recognize hard board or cementious materials as masonry materials. Commissioner Wheelwright questioned Mr. Wilson regarding if he has developed another one such as this in a residential area. Mr. Wilson said no but that this is where this type of development should go. He stated that these are residences therefore this gives them a feeling of living in a neighborhood. He stated most do not have a choice with little integration into a community. Commissioner Wheelwright stated that any development that goes on Wayne Drive is going to affect the traffic. Commissioner Wheelwright stated not having an issue with the design but that it does not fit the design criteria of the Colleyville code. Mr. Wilson stated that they want to stay true to execute, within economic means, to create this vision. Rusty Beam, facilities Director of CCA, came forward to speak in support of the request. He suggested that staff add a provision to the ordinance that states that the school is permitted to use the current property located on Lot 3, Block 1, of the Southgate Addition, which is owned by CCA, until a building permit is issued on such property. Joseph Behm, 3713 Woodmont Court, Bedford, came forward and stated that the development looks great however; this is an ongoing drainage issue that will need to be addressed. Mary Reme, 3705 Woodmont Court, Bedford, came forward and stated that she liked the concept plan, however, stated having issues with drainage, the proposed fencing, and traffic. There being no one wishing to speak, the public hearing was closed at 8:46 p.m. Randy Johnson, with PDRG, project manager, came forward to answer any questions. He stated he has walked the property and stated that there is a drainage issue but they have designed the development with residential abutting residential. He stated that the flow is natural right now but there are areas that will need attention. He stated that with regard to the fences, he explained that there are a lot of trees that they are planning to save and trees that they are planning to plant. He stated that the cedar fence is much more ~ City of Colleyville Page 5 ' Planning and Zoning Commission Agenda March 26, 2012 like a residential fence than a masonry wall will present. Commissioner Dudziak suggested that Mr. Johnson and his engineers should visit the site the next time there is a substantial rain to experience the water flow. Mr. Johnson concurred and stated that he has visited the site during a heavy rain. Mr. Talley stated that there will be natural drainage swells instead of concrete drainage ditches. He stated there will be a significant detention area and they will have to study the flow of water which relates to the subject property. Ron Ruthven explained that a drainage analysis was submitted and has been reviewed to address the subject property. Mr. Talley explained that erosion control measures will be put in place to protect the surrounding neighbors. Commissioner Phelps questioned Mr. regarding the photos of the fencing, which boundary do these photos represent. Mr. Johnson replied mostly the south boundary. Commissioner Phelps questioned Mr. Talley regarding general flow of the water. Mr. Talley replied that it generally flows from the south to the east to the detention pond and then to Wayne Drive to the west. Commissioner Phelps questioned Mr. Talley regarding if the roads are going to be curved. Mr. Talley replied that they are not. He stated that the development will have bio swells that will direct the water into the pond. Commissioner Byerly questioned staff regarding why this was not looked at as a PUDR instead of a PUDC. Ron Ruthven replied that staff considered a PUDR however this is a commercial mixed use development. He stated that he considers the commercial aspect to trump the residential uses. Commissioner Byerly questioned staff regarding there being no requirements for masonry residential. Ron Ruthven concurred. Commissioner Byerly questioned staff what are the requirements for multi- family. Ron Ruthven replied that there are no building material requirements for multi-family. Commissioner Byerly stated that it could be all wood or cementious. Ron Ruthven concurred. Commissioner Byerly questioned staff regarding if this had been a PUDR, then the request would have to be considered more for those requirements? Ron Ruthven replied that it could be a consideration of the fact that it is a PUD which can be tailored specific to the individual development being proposed. The applicant believes in their style therefore they are requesting these particular design elements and materials. He further explained that the Village at Colleyville had their specific waiver request, which is why it is a PUD development. ~ City of Colleyville Page 6 Planning and Zoning Commission Agenda March 26, 2012 Commissioner Byerly stated he likes the residential and commercial look and feel of the farm theme. He stated the drawings seem to have a good mix with the commercial having the most masonry and stone, which meets at least 75 percent. He stated that if the commercial was by itself, he would have an issue with just the 75 percent versus the 100 percent requirement but given the whole theme of this development, there is a good mix of both. Commissioner Byerly questioned staff regarding if the streets will be dedicated or private drives? Ron Ruthven replied that they would be platted as 24 foot access fire lane easements so that they would be open to the public and they would allow for cut through traffic. He stated that the parking areas do not have to use the streets to back out. He stated that, although it is not stated in the proposed ordinance, he would encourage the developer to install traffic calming techniques such as speed humps and stop signs. He stated this development is designed to handle the cut through traffic. Commissioner Byerly questioned staff regarding drainage; does this development make the drainage any worse? Ron Ruthven replied it does not. Commissioner Byerly questioned staff regarding the staff recommendations that are not included in the proposed ordinance. Ron Ruthven explained building height, parking and setbacks. Commissioner Byerly questioned staff regarding the only existing house on the subject property, is that owned by CCA? Ron Ruthven replied yes. Commissioner Dudziak questioned Fire Marshal Rob McKeown regarding if the 200,000 foot structure will be the biggest residential structure in Colleyville and will it prevent any challenges for the fire service? Rob McKeown stated that it will be the largest residential structure but the fact that it will be fire sprinkle protected, it will help out tremendously. He further explained that the ambulance service will be impacted however it is difficult to forecast. Commissioner Dudziak questioned Marshal McKeown if the service is currently staffed to meet expectations. Marshal McKeown replied yes, but there may be a need for additional staff, in the future. He stated that the City currently has a staffing plan in place. Commissioner Dudziak questioned Marshal McKeown regarding if the fire department has the capability to fight a fire in this type of a building? Marshal McKeown replied if the fire suppression system fails, then it will be a very large issue. He stated they have the capability but an emergency management plan will have to be in place. Commissioner Phelps questioned staff regarding the proposed ordinance, the applicant is requesting the cedar fencing however the proposed ordinance states masonry, is masonry required? Ron Ruthven replied yes and further explained that the masonry requirement is a request by City Council. He ~ City of Colleyville Page 7 ' Planning and Zoning Commission Agenda March 26, 2012 stated that if the applicant would like the cedar, then the Commissioners may make that amendment in the motion. Commissioner Knox stated being in full support of this development but stated having strong concerns for the need of the masonry fencing. He stated that if the building materials requirements are going to be waived, then the masonry fencing requirement should remain. Commissioner Dudziak stated he concurred with Commissioner Byerly. He stated that this is an opportunity to have a complete project, a unified concept built and owned by one developer. He stated this is the perfect example for an overlay. He stated he would like to see some roadway improvements for a right turn onto Cheek-Sparger Road and a right turn off of Cheek-Sparger Road onto Wayne Drive just to get the traffic flowing. Commissioner Phelps stated he concurred with Commissioner Dudziak and that the right turns could certainly be considered. He stated being less concerns for the building materials, overall. He stated with regard to the fencing, it appears that there is going to be a lot of landscaping which may require the reduction of some of the trees; however the masonry requirement needs to remain in place. He stated he overall liked the project. Commissioner Byerly moved to approve case ZC12-007 with the conditions of the proposed ordinance. Commissioner Davis seconded. Commissioner Wheelwright stated that by just having looked at some of the photos presented along the fencing area, it appears that any kind of fencing is going to be problematic. Commissioner Phelps stated that those areas will need some erosion reinforcement which will offset some of the problems. Commissioner Wheelwright stated not wanting the fence to erode and cause issues for the residents. Commissioner Phelps stated they could bring back more information regarding the fencing to City Council. Commissioner Knox stated that the masonry will have a longer life span than a wooden fence. Commissioner Dudziak questioned staff regarding if there is a dedicated left turn lane from Cheek-Sparger Road onto Wayne Drive. Ron Ruthven replied yes. Discussion occurred between the Commissioners and staff regarding roadway improvements along Cheek-Sparger Road. Commissioner Dudziak made a friendly amendment that City Council consider improvements to the intersections located at Cheek-Sparger Road and Wayne Drive as well as Cheek-Sparger Road and Bedford Court. Both accepted the friendly amendment. Commissioner Dudziak thanked the developer for bringing this forward. ~ City of Colleyville Page 8 Planning and Zoning Commission Agenda March 26, 2012 The motion to approve carried with the following vote: Aye: 6- Knox, Dudziak, Wheelwright, Davis, Phelps and Byerly 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 Amy Shelley presented the case and briefed the Commissioners. Commissioner Byerly opened the public hearing at 9:31 p.m. Alan Greer, the applicant and property owner, came forward to present the case and brief the Commissioners. He explained that he is withdrawing his request to have the riding arena lighted. He further explained that the barn structure will only be one story. Commissioner Davis questioned Mr. Greer regarding how often the compost will be removed from the property. Mr. Greer stated that it will have to be hauled off and is going to work with the local nurseries. Commissioner Davis questioned Mr. Greer regarding if he will own all six horses. Mr. Greer replied that he or one of his relatives would own. Commissioner Davis questioned Mr. Greer if he will rent any spots if he does not have six horses. Mr. Greer replied no that this is not a commercial operation. Commissioner Phelps questioned Mr. Greer regarding the barn; the exhibits indicate that there will be a loft feature. Mr. Greer explained that the exhibits are conceptual however; the barn will not have a loft, it will be a one story structure. Commissioner Byerly questioned Mr. Greer regarding if the riding arena will be fenced separately. Mr. Greer replied yes. Commissioner Byerly questioned Mr. Greer if the northeast corner will be fenced separately. Mr. Greer replied no, it is a cross fence with horses in both locations. Commissioner Dudziak questioned Mr. Greer regarding if there is a drainage issue on this property. Mr. Greer replied that he does not have a topo of the site however he states that he thinks that the area drains to the southwest corner of the property. He will check into making sure that the drainage is done properly. ~ City of Colleyville Page 9 ' Planning and Zoning Commission Agenda March 26, 2012 Commissioner Dudziak questioned Mr. Greer regarding the square footage for grazing, is 15,000 square feet the optimal size for a horse? Mr. Greer replied that he would like to have the right to the number of horses that the land will allow since this is a very large financial investment. He stated not knowing at this time if he will have two, four or six horses but he would like to be allowed to have the maximum amount. Commissioner Wheelwright questioned Mr. Greer regarding if a drainage analysis has been done on this property. Mr. Greer replied not knowing. Ron Ruthven stated that a drainage analysis is not necessary for a Special Use Permit. He further explained that a lot drainage plan is required for any new building permit that is a significant addition or a new structure built on a property and that is at the time of building permits. Steve Hickson, 1315 Glade Road, spoke in opposition to this request with concerns for odor, traffic and flies. Cindi Dunham, 4800 Stafford Drive, spoke in opposition to this request with concerns for noise from barking dogs, smell, flies, ticks and traffic on Glade Road. Jim Williams, 4700 Stafford Drive, spoke in opposition to this request with concerns for dirt being blown onto his property and drainage. Greg Gammill, 1312 Chatsworth Court East, spoke in opposition to this request with the same concerns as the neighbors. There being no one wishing to speak, the public hearing was closed at 10:00 p.m. Mr. Greer stated he would like to have the option to make this work. Commissioner Phelps questioned staff regarding the calculation of the grazing area; does the riding arena and barn structure affect the grazing area? Ron Ruthven explained that the code includes those structures in the 15,000 square footage calculations. Commissioner Davis stated that it does not appear that the neighborhood and what the applicant wants will be able to meet. Commissioner Dudziak moved to deny case ZC12-008. Commissioner Knox seconded. ~ City of Colleyville Page 10 Planning and Zoning Commission Agenda March 26, 2012 The motion to deny carried with the following vote: Aye: 6- Knox, Dudziak, Wheelwright, Davis, Phelps and Byerly 4. ADJOURNMENT The meeting adjourned at 10:04 p.m. Minutes were written and prepared by: ~ ~ Amy Shelley Community Development Coordinator The meeting minutes were approved on April 9, 2012 by a vote of 7-0. ~ City of Colleyville Page 11