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City of
Planning & Zoning Commission
Agenda - August 26, 2002
Page 1 of 2
Texas
AGENDA
PLANNING AND ZONING COMMISSION
City Hall - 5400 Bransford Road
Monday August 26, 2002
REGULAR MEETING:
7:00 P.M.
Invocation:
Chairman Gasper
Commissioners Jeffrey Wall, Bob Culley, Earl Swift, Mark Jones,
Bud Sellers, Mark Hollis, Jo Ann Gasper
Chairman Gasper
Call to Order:
Roll Call:
Pledge of Allegiance
Approval of Minutes:
August 12,2002
Citizen Comments:
Regarding items not on the following agenda
1. Case Z-02-o22 - TABLED ITEM - Zoning Change from R40 to R20 Single Family
Residential on 2.11 acres located at the southeast corner of Glade Road & Behrens Road,
1701-1713 Glade Road
2. Case P-02-G24 Minor Plat of Addy Estates, Block 1, Lots 1 and 2, 1.5517 acres located
at the northwest corner of Glade Road and Pool Road
3. Case P-G2-026 Minor Plat of Mikolaitis Addition, 0.9623 acres located on the south side
of Hall Johnson Road, e~st of Sycamore Drive
4. Case P-02-G31 Amended Plat of Lots 29R & 66R, Village at Colleyville, 0.431 acres
located at 97 Main Street
5. Case P-G2-G25 Final Plat of Westcliff Addition, Phase I, 57.112 acres located on the
north side of McDonwell School Road east of Remington Parkway
6. Case P-02-o28 Final Plat of Timarron Village H Phase 3, 17.059 acres located at the end
of Byron Nelson Parkway in the city of Southlake
P.O. BOX 185 COLLEYVILLE, TEXAS 76034 (817) 577-7575
Planning & Zoning Commission
Agenda - August 26, 2002
Page 2 of 2
7. Case z..o2-G23 - PUBLIC HEARING - Zoning Change from R40 to PUD-R Planned Unit
Development Residential and PUD-C Planned Unit Development Commercial on 36.264
acres located at the northeast corner of Precinct Line Road and L.D. Lockett Road
8. Staff comments, reports and discussion items.
The following items were received on the last case submittal cycle and may be placed on a
future agenda:
. Case P-02-029 Replat of Lot 1, Block 1, Monterra Place, 2.5175 acres located at 1700
Tennison Parkway
. Case P-02-030 Preliminary Plat of Old Grove, 45.460 acres located behind McDonwell
School City Park between Westcliff Phase I & Westmont
. Case Z-02-024 Special Use Permit for an accessory building on Lot 5A Sand Oak Acres
located at 4508 Jim Mitchell Trail West
. Case SP-02-008 Site Plan for Daniel H Davis DDS, PA, located at 4000 Brown Trail
9. Commissioners' comments and reports.
AD.JOURNMENT
I certify that this agenda was posted on the Bulletin Board at City Hall on Friday August 23,2002 at 4:30 p.m.
~ Jan Levy, Planning and Zoning Assistant
PLANNING & ZONING COMMISSION
Meeting Minutes - August 12, 2002
Vice Chairman Wall called the regular meeting of the Planning and Zoning Commission to order at
7:00 P.M. on August 12, 2002.
Roll Call:
Present:
Jeffrey Wall, Bob Culley, Mark Jones, Bud Sellers
Absent:
Earl Swift, Jo Ann Gasper, Mark Hollis
Staff:
Barry LeBaron, Clayton Husband, Jeff Jones, Jan Levy
Invocation:
Recording Secretary Jan Levy
Pledge of Allegiance
Approval of Minutes:
July 22, 2002
Commissioner Culley moved to approve the minutes of the July 22, 2002 meeting as
written. Commissioner Sellers seconded the motion. The vote being:
Ayes: Wall, Culley, Jones, Sellers
Noes: None
1. A Minor Plat of Lot 7R2, Block 1, Pleasant Oak Estates, 1.07 acres located at 5916
Pleasant Run Road, Case P-02-019
Clayton Husband presented the case to the commissioners and reviewed the staff briefing. The
commissioners had no comments or questions regarding the plat. Commissioner Jones moved
to approve the plat. Commissioner Culley seconded the motion. The vote being:
Ayes: Wall, Culley, Jones, Sellers
Noes: None
2. PUBLIC HEARING - A Zoning Change from R40 to R20 Single Family Residential on 2.11
acres located at the southeast corner of Glade Road & Behrens Road, 1701-1713 Glade
Road, Case Z-02-022
Clayton Husband presented the case to the commissioners and reviewed the staff briefing. He
said the zoning change request was initiated by the City of Colleyville as a condition of an
agreement with the owner to dedicate right-of-way for the sidewalk across the front of the property
along Glade Road. He told the commissioners that the City Council approved the agreement on
Planning & Zoning Commission
Minutes - August 12, 2002
Page 1 of 6 - D R AFT CO" Y
April 9, 2002. Mr. Husband displayed an overhead showing the zoning of surrounding properties.
He said staff mailed 17 notices to adjacent property owners and received one letter of opposition
to the request and that letter is in the packet.
Vice Chairman Wall opened the public hearing. Those present wishing to speak were:
Sam McCollough, 4912 Behrens Road, said that although he appreciates the sidewalk being built
along Glade Road, he is strongly opposed to the zoning change. He said that historically all of the
property in the Behrens Road and Behrens Court area has been zoned R40. He said that if the
zoning change to R20 is granted, the property values on the south side of Glade Road will be
diminished and a precedence will be set.
George Hall, 1865 Renfro Road, said he is opposed to the zoning change request. He said there
have been three prior zoning change requests to R20 in the area and the neighbors have always
opposed and come to the meetings to protest and the City Council has denied the requests. He
said all of the property south of Glade Road in the area is zoned R40 for one acre or larger
parcels. He said the original owner, Mrs. Behrens, had the property divided into one acre parcels
and future rezoning to R20 will have a negative impact on the neighborhood.
Brenda Huckins, 1700 Glade Road, said she and her husband recently bought the three acre
parcel of land across the street because of the country feel of the area. She said she is
adamantly opposed to the possibility of future subdivision of property in the area.
Norm Cox, 4901 Behrens Road, spoke in opposition. He asked the commissioners for a
clarification of the intent behind the zoning change request. Vice Chairman Wall requested that
staff address that question. Clayton Husband explained that there are two houses on the property
and the property owner intends to build another home between the two corner lots. He said that
Mr. Behrens requested the City to propose the zoning change and plat the property in exchange
for dedicating right-of-way for the sidewalk along Glade Road. He read a portion of the
agreement. Mr. Cox said that he is concerned that ifthis zoning change is requested, there could
potentially be another twenty-five requests for R20 zoning within the Behrens Road and Behrens
Court neighborhood.
There being no one else present wishing to speak, the public hearing was closed.
Commissioner Culley asked staff to point out the amount of R20 zoning in the area. He had
questions about what the estimated cost to the City would be if the zoning change was not
granted. There was discussion about the traffic impact created by one additional lot and staff said
there would be an addition ten trips per day added to Glade Road.
Vice Chairman Wall asked staff questions about the agreement. Clayton Husband said the
agreement was made and signed by the property owner and the City Manager. He read the
agreement to the commissioners and said it is an agreement and not a contract per say.
Commissioner Jones said the neighbors bought into the neighborhood because of the rural feel
and they deserve for that to not be changed.
Planning & Zoning Commission
Minutes - August 12, 2002
Page 2 of 6 - D R AFT COP Y
Commissioner Jones moved to recommend denial of the zoning change request.
Commissioner Sellers seconded the motion. The vote being:
Ayes: Wall, Jones, Sellers
Noes: Culley
The City Charter states: "A majority of the members shall constitute a quorum; however, no action
shall be approved with less than four (4) affirmative votes."
Vice Chairman Wall moved to table the item so there may be additional members present to
take action on the case. Commissioner Culley seconded the motion. The vote being:
Ayes: Wall, Culley, Sellers
Noes: Jones
Following discussion, Commissioner Jones changed his vote in order to table the case.
The final vote to table being:
Ayes: Wall, Culley, Jones, Sellers
Noes: None
[Note: Vice Chairman Wall moved to item #4 because Commissioner Sellers would recuse
himself from item #3 and there would not be a quorum to consider the case.]
3. A Final Plat of Westcliff Addition, Phase I, 57.112 acres located on the north side of
McDonwel1 School Road east of Remington Parkway, Case P-02-025
4. TABLED ITEM - Zoning Change from R40 to PUD-R Planned Unit Development
Residential on 19.405 acres located on the south side of L.D. Lockett Road in the 900
block, Case Z-02-018
Commissioner Culley moved to remove the item from the table for discussion.
Commissioner Sellers seconded the motion. The vote being:
Ayes: Wall, Culley, Jones, Sellers
Noes: None
Clayton Husband presented the case to the commissioners and reviewed the staff briefing. He
told them the developer has decreased the number of lots from 32 to 31 lots and that decreases
the density of the subdivision. He said the average lot size has been increased from 15,769
square feet to 16,050 square feet and now meets the PUD requirement. He told the
commissioners that staff has discussed the proposed zoning change with the Planning
Department at the City of Hurst. He said their staff does not have any problems or issues with the
connection ofthis phase ofthe subdivision with the existing phase in Hurst. Mr. Husband told the
commissioners that staff's recommendation of denial is due to the non-compliance with the Master
Planning & Zoning Commission
Minutes - August 12, 2002
Page 3 of 6 - D R AFT COP Y
Plan as the Master Plan shows the property to become commercial.
There was discussion by Commissioner Jones and staff about the density of the subdivision and
staff's reason for recommending denial. He asked how far away from Precinct Line Road the
property is.
The applicant's engineer, Joseph Reue, Washington and Associates, was present to represent
the case. He said the property is approximately 1,600 feet from Precinct Line Road. He told the
commissioners that they have complied with the technical aspect of the PUD requirements and he
showed them the changes they made to the exhibit. He introduced the representative from the
developer, Mr. Dick Blackard, to present the economic development information the Commission
had requested in the past.
Dick Blackard, representing Stinson Development Corp., presented economic impact information.
He said he does not believe the site would support office or retail development because it is too
far off Precinct Line Road and there is little traffic on L.D. Lockett Road. He said he spoke with
two area commercial developers regarding potential office development on the Lonesome Dove
site. Mr. Blackard said he spoke with Alan Curlee, Classic Concepts, and Alan said possibly the
site would be appropriate for garden type offices in 20 years. Mr. Blackard said he also spoke
with Joe Fuches, a commercial developer and Chairman of the City of Hurst Planning and Zoning
Commission and Joe said the site may be appropriate for offices in 10 to 15 years.
Mr. Blackard said that when the Master Plan was created in 1998 it was estimated that it would
take 20.8 years to consume the available commercial property in the City of Colleyville. He then
went on to explain the economic impact information he submitted to the City. He said the
development of the property for single family residential homes will bring $336,238.55 total
revenue within the next ten years. He said they plan on having ten houses completed by the end
of next year and the project to be completed within the next two years.
The commissioners questioned the school district in that area and Mr. Blackard said the economic
information he provided was only for City of Colleyville revenues and school taxes were not
included. He said that the water and sewer system with be in Colleyville.
Commissioner Jones said that he drove to the site and drove around the area. He said he could
not imagine commercial development on that property and it will make a beautiful residential area.
Commissioner Culley moved to recommend approval ofthe zoning change. Commissioner
Jones seconded the motion.
Commissioner Wall said this is a similar issue to another zoning change the Commissioners had
dealt with in the past. He said that even if the area is not the greatest area for commercial
development, a residential subdivision will make it more difficult to zone other property in the area
commercial ten years down the road. Vice Chairman Wall called for the vote.
The vote being:
Ayes: Wall, Culley, Jones, Sellers
Noes: None
Planning & Zoning Commission
Minutes - August 12, 2002
Page 4 of 6 - D R AFT COP Y
Vice Chairman Wall returned to item #3, Case P-02-025. Commissioner Sellers recused himself
from the discussion of this item. There was not a quorum to take action on the item and the item
was passed over and will be rescheduled for the August 26, 2000 meeting.
5. Citizens' comments regarding items not on the agenda. There were none at this time.
6. Staff comments, reports and discussion items:
Barry LeBaron told the commissioners that staff would like to deliver the packets to their homes
on Friday afternoons. There was discussion by the commissioners regarding home delivery.
Commissioner Wall said he is opposed to using staff time to deliver packets. Commissioner
Culley said he concurs on the sense of duty by the commissioners as far as time involved to study
packets, and he would appreciate it delivered.
Linda Baker requested to address the Commission. Commissioner Culley requested that the
rules be suspended to allow citizens comments.
Linda Baker said she filed an open records request for a log as to what time the commissioners
were picking up their packets. She said that the idea of staff delivering the packets is probably in
response to her request. She said city staff is too busy from her perspective to take away from
their jobs to deliver packets and Mondays are way too late for commissioners to pick up packets
and be prepared for the meetings.
Commissioner Culley thanked Linda for pointing out her interest in when the packets are picked
up by the commissioners. He said the information the Commissioners need to prepare for a
meeting is included on the Internet and the commissioners can and do preview the information
and prepare for the cases over the weekend.
Commissioner Jones said that he devotes and allocates Monday afternoons to visit sites and he
takes the time needed to prepare for the meetings.
7. Commissioners' comments and reports.
ADJOURNMENT:
The Commission moved to adjourn the meeting at 7:50 p.m. The motion was seconded and
passed by acclamation.
Planning & Zoning Commission
Minutes - August 12, 2002
Page 5 of 6 - D R A. FTC 0 P Y
Respectfully Submitted,
Jan Levy
Planning & Zoning Assistant
levvi@ci.collevville.tx.us
Approved on:
NO TE: As a matter of public record, an audio recording of this Planning and Zoning Commission meeting is available
upon request.
Planning & Zoning Commission
Minutes - August 12, 2002
Page 6 of 6 - D R AFT COP Y
.~
Texa&
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26, 2002
Z-02-022 - Tabled Item - Zoning Change from R40 to R20 Single
Family Residential on 2.11 acres located at the southeast corner of
Glade Road & Behrens Road, 1701-1713 Glade Road
UPDATE
The Planning and Zoning Commission tabled action on this item at the August 12, 2002
meeting in order to allow for more members of the Commission to consider the case.
Four persons spoke in opposition to the zoning change at the August 12 meeting. These
persons cited increased density and property values during their comments.
STAFF REVIEW COMMENTS - AUQust 12. 2002
Charles Behrens and Christopher Behrens are the owners of 2.11 acres of land located on
the south side of Glade Road, between Behrens Court and Behrens Road. The owner has
submitted a request to change the zoning on the property from R40 Single Family
Residential to R20 Single Family Residential. The owner is seeking a zoning change in
order to plat the property.
This particular zoning change request was initiated by the City of Colleyville. Over the last
several years, the City has been working to acquire right-of-way or an easement across the
front of this property in order to connect two sections of sidewalks along Glade Road. The
City agreed to initiate the rezoning process on this property and have the property platted
as a condition of the owner dedicating right-of-way for the sidewalk across the front of the
property. The City Council approved this agreement on April 9, 2002.
The R20 district requires a minimum lot width of 100 feet, a minimum lot depth of 125 feet,
and a minimum lot area of 20,000 square feet. The property proposed for rezoning meets
the requirements of the R20 district. There are two existing residences on the property.
The surrounding property is single-family residential in nature. Property to the north,
across Glade Road, is zoned R40 and R20 Single Family Residential, and is developed as
single-family residences (Chelsea Park and Community Home Addition). Property to the
east, west and south is zoned R40 and developed as single-family residences. Cranbrook
Estates, zoned R20, is located approximately 600 feet east of this property.
Lot sizes south of Glade Road range from 26,000 square feet to over one acre. The typical
lot size in Chelsea Park and Cranbrook Estates is 20,000 square feet. The lot sizes in the
Community Home Addition, containing Rose Street and Cherry Avenue, range from 34,000
square feet to 40,000 square feet.
Agenda Item No. 1 - Page 1
IMPACT ISSUES
1. Master Plan. The rezoning request is consistent with the Colleyville Master Plan,
adopted in 1998, which designates this area as a future single-family residential area.
The surrounding properties are also designated as single-family residential areas.
2. Surrounding Properties. The surrounding properties are developed as single-family
residential areas. Chelsea Park, a 111-lot subdivision, is located across Glade Road
from this property. Also located across Glade Road is the Community Home Addition,
a 26-lot subdivision. The remaining properties contain existing residences on.
3. Development Trends. The long-term trend for this area is single-family development.
Property in the area is generally suitable for that type of development.
4. Infrastructure. Water and sanitary sewer service are available along adjacent rights-
of-way. The developer is responsible for the extension of water and sewer service lines
to the individual lots.
5. Property Taxes. According to information available from the Tarrant Appraisal District,
the 2.11-acre tract and house is appraised at $161,700. The estimated annual City
property tax revenue generated by this property is $562.
6. Traffic Generation. 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 1960s, primarily in
suburban locations. Single-family residences are expected to generate 9.57 trips per
day, on average. The following table shows the recent traffic counts for Glade Road
during a 24-hour period.
Location 24-Hour Total Date
Bluebonnet Road intersection 9,586 vehicles 2001
Montclair Drive intersection 7,917 vehicles March 5, 1999
Staff mailed 17 notices to adjacent property owners regarding this request. As of the time
of the agenda preparation, staff has received one letter of opposition to this request.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: August 12, 2002 - tabled to August 26, 2002
City Council: September 3 and September 17, 2002
RECOMMENDATION:
Approval
Agenda Item No. 1 - Page 2
ATTACHMENTS:
· Location and Zoning Map
· Zoning Exhibit
· List of Property Owners Notified
· Correspondence
Prepared by:
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Agenda Item No. 1 - Page 3
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Christopher Robin Behrens
1701 Glade Road
Colleyville, TX 76034
Charles 0 Behrens
1713 Glade Road
Colleyville, TX 76034
Bessie Behrens Estate
4900 Behrens Court
Colleyville, TX 76034
Mrs. John E. Butler Estate
1713 Glade Road
Colleyville, TX 76034
Mircea & Natalia Volosen
1721 Glade Road
Colleyville, TX 76034
Bonny & Ava Allen
1717 Glade Road
Colleyville, TX 76034
David & Robin Baum
4800 Behrens Court
Colleyville, TX 76034
Richard & Patricia Baca
4905 Behrens Road
Colleyville, TX 76034
Samuel & Joyce McCollough
4912 Behrens Road
Colleyville, TX 76034
G. Thurman Harden
4916 Behrens Road
Colleyville, TX 76034
Lola McPeek
5005 Rose Street
Colleyville, TX 76034
Teddy Evans
1604 Glade Road
Colleyville, TX 76034
Bruce & Brenda Huckins
P.O. Box 1947
Colleyville, TX 76034
Raymond & Carolyn Peak
1708 Glade Road
Colleyville, TX 76034
Steven Hester
1704 Glade Road
Colleyville, TX 76034
Bryan & Shelia Armstrong
5000 Chelsea Drive
Colleyville, TX 76034
Duran & Zoubida Hooks
5004 Chelsea Drive
Colleyville, TX 76034
Case Z-02-022 (Notices dated: August 2,2002)
According to the last published Tax Record, individuals who own property that is within the 200'
of the proposed special use permit/and-or/zoning change request are listed above. I certify that
the parties listed above have been notified ofthe proposed change request as required by
the Texas Local Government Code and the Colleyville Land Development Code.
Jan Levy ~
Planning & 1bning Assistant
Samuel J. McCollough
4912 Behrens Road
Colleyville, TX 76034
817-283-1002
August 6, 2002
Reference Case Number
Z-02-022
Planning & Zoning Commission
City of Colleyville
P.O. Box 185
Colleyville, TX 76034
As a resident living within 200 feet of the property related to Case Z-02-022, I am
opposed to approval of the request.
The area where subject property is located has long been subject to R40 zoning which
was the reason I purchased the property where I now reside. Rezoning of subject
property would likely result in rezoning requests for other properties in the area where
R20 lots could be squeezed in thus changing the character of the neighborhood.
A few years ago, a request for R20 in this neighborhood was soundly defeated. A vast
majority of property owners in the neighborhood opposed an R20 zoning.
~~~~
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~~ r A~~~ 2002 '; Ijj:
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CITY OF COLLEYVILlE
LBy _ COMMUNITY DEVElOPMENT ~ i
.~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26, 2002
P-02-024 - Minor Plat of Addy Estates, Block 1, Lots 1 and 2,
1.5517 acres located at the northwest corner of Glade Road and
Pool Road.
STAFF REVIEW COMMENTS:
Robert W. Addy and Samuel a. Addy are the owners of a 1.5517 -acre parcel of land
located at the northwest corner of Glade Road and Pool Road. The owners have
submitted a Minor Plat of the property for review and consideration by the Planning &
Zoning Commission. The plat will create two single-family residential lots, each with an
existing residence.
The following is a summary of the major items associated with this Minor Plat.
Zoning. The property is zoned R20 Single Family Residential. A zoning change to R20
was approved by the City Council on August 20, 2002. The proposed lots meet the
requirements of the R20 district.
The owner's surveyor has addressed all Development Review Committee comments.
This plat only requires approval by the Planning and Zoning Commission.
RECOMMENDATION:
Approval
ATTACHMENTS:
· Location map
· Plat
.-::.
Prepared by:
Agenda Item No. 2 - Page 1
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PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26, 2002
P-02-026 - Minor Plat of Mikolaitis Addition, 0.9623 acres located
on the south side of Hall Johnson Road, east of Sycamore Drive.
STAFF REVIEW COMMENTS:
John and Deborah Mikolaitis are the owners of a 0.9623-acre parcel of land located at
2309 Hall Johnson Road, between Sycamore Drive and Amador Trail. The owners
have submitted a Minor Plat of the property for review and consideration by the
Planning & Zoning Commission. The plat will create one single family residential lot.
The following is a summary of the major items associated with this Minor Plat.
Zoning. The property is zoned R20 Single Family Residential. A zoning change to R20
was approved by the City Council on August 20, 2002. The proposed lots meet the
requirements of the R20 district.
The owner's surveyor has addressed all Development Review Committee comments.
This plat only requires approval by the Planning and Zoning Commission.
RECOMMENDATION:
Approval
ATTACHMENTS:
· Location map
· Plat
~
Prepared by:
Agenda Item No. 3 - Page 1
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PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26,2002
P-02-031 - Amended Plat of Lots 29R & 66R, Village at
Colleyville, 0.431 acres located at 97 Main Street.
STAFF REVIEW COMMENTS:
Village Management Ltd. and Stoneleigh Investors Ltd. are the owners of two lots
located at the southeast corner of Main Street and Cottage Lane. The owners have
submitted an Amended Plat of the property for review and consideration by the Planning
& Zoning Commission.
The following is a summary of the major items associated with this Minor Plat.
Lot Line Adjustment. The purpose of the plat is to adjust the lot line between the two
lots adjacent to Cottage Lane. The lot line adjustment will allow for better access to an
underground parking area on Lot 29R.
Pedestrian Access Easement. A 1 O-foot wide pedestrian easement is being added to
Lot 29R to connect Cottage Lane to the open space area on Lot 66R. The pedestrian
access will be through a covered walkway adjacent to the building.
Zoning. This property is zoned PUD-C. The proposed development is consistent with
the requirements contained in the adopted ordinance for this project.
The owner's surveyor has addressed all Development Review Committee comments.
RECOMMENDATION:
Approval
ATTACHMENTS:
· Location map
· Plat
Prepared by:
~60
Agenda Item No. 4 - Page 1
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CASE" P-02-031 - Amended Plat
Lot 29R & 66R, Village at Colleyvllle
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PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26,2002
P-02-025 - Final Plat of Westcliff Addition, Phase I, 57.112 acres
located on the north side of McDonwell School Road, east of
Remington Parkway.
STAFF REVIEW COMMENTS
The David Bagwell Company has submitted a Final Plat on a 57-acre parcel of land
located on the north side of McDonwell School Road, east of Remington Parkway. The
plat will create 103 single-family residential lots and 12 open space lots and will be the
first phase of this single family development.
The following is a summary of the major items associated with this Final Plat.
Zoning. This property is zoned PUD-R, approved by Ordinance 0-99-1153 on April 20,
1999. The overall density of the development is 1.77 dwelling units per acre. The
smallest lot is 13,500 square feet in area, with an average lot size of 15,302 square feet.
While the average lot size for this phase is less than the required 16,000 square feet,
the PUD-R ordinance for this property requires that the average lot size be taken over
both phases of the development. When the second phase of the development is
submitted, the lot sizes would need to be sufficient to bring the average to the required
16,000 square feet.
Open Space. The PUD-R ordinance for this property requires that 20% of the total
development be designated as open space. The nine open space lots comprise 12.03
acres, or 20.7% of the development. The homeowners association is responsible for
the maintenance of the private open space areas and the associated detention ponds.
Emergency Access. There is one primary entrance to the subdivision from McDonwell
School Road on Newkirk Lane. A secondary emergency access is proposed at the
south end of Wildbriar Lane. This secondary access enables this subdivision to meet
the requirement to provide two entrances to this phase of the development.
Colleyville Pathways Plan. This property is subject to the provisions of the Colleyville
Pathways Plan, which requires a 10-foot wide hike and bike trail (with a two-foot
shoulder on each side) to be constructed through this property. The trail is required to
be built with the public improvements to the property. The developer is responsible for
the construction of the trail along Newkirk Lane and in the open space area adjacent to
Lot 45, Block A. The developer will be allowed to construct the trail on the McPherson
park property, subject to certain conditions. A copy of a letter sent to the developer is
attached.
Agenda Item No. 5 - Page 1
RECOMMENDATION
Approval
ATTACHMENTS
· Location map .
· Plat
· DRC Review Memo
· Applicant Response Letter
Prepared by:
sband, AICP
Development Manager
Agenda Item No. 5 - Page 2
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CASE # P-02-025 - Final Plat - Westcliff Addition
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CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
July 25, 2002
David Bagwell ~ Eddie Eckart ~ Justin Stratton
214-368-7740 ~ 817-446-3116 ~ 817-545-8989
Clayton Husband, AICP, Development Coordinator
SUBJECT P-02-025 Final Plat - Westcliff
The Colleyville Development Review Committee (DRC) has reviewed your Final Plat request
submitted to this office on July 16, 2001. The following comments are for your consideration.
GENERAL INFORMATION
The review of this plat and related engineering plans was based on Ordinance No. 0-99-1153,
adopted by the City Council on April 20, 1999, on the PUD-R regulations contained in the Land
Development Code, and on the Preliminary Plat approved by Resolution R-02-1903.
PLAT DRAWING
1. The trail right-of-way along Newkirk adjacent to the city park property needs to be clarified.
The drawing is not clear where trail right-of-way ends and private open space begins.
2. The street Newkirk does not have a street type designation, such as "street" or "lane". Is the
name Newkirk proposed to stand alone as a street name?
3. The location of the water transmission line, located within the 20-foot water line easement,
needs to be field verified. The engineer may contact Ken Tywater or Mike Tekaucic,
Colleyville Public Works Department, at 817-540-0609 to assist with this effort.
ENGINEERING CONSTRUCTION PLANS
The engineering construction plans are under review by the Engineering Department, Fire
Department and Public Works Department. Comments on the paving, drainage and utility plans
are being coordinated with the developer's engineer. Questions concerning the engineering
construction plans should be directed to Chris Steubing, P.E., at 817-577-7587.
P.O. Box 185-Colleyville, Texas 76034-817.577.7587
DEVELOPMENT REVIEW COMMITTEE
P-02-025 WESTCLlFF
OTHER INFORMATION
1. HIKE AND BIKE TRAIL The Parks and Recreation Department and City Managers Office have
advised that the required 10-foot wide hike and bike trail will not be allowed to be constructed
on the park property at this time. The developer must escrow an equivalent amount of funds
with the City for the future construction of this trail in the park property. The developer is
responsible for the construction of the trail along Newkirk and in the open space area adjacent
to Lot 45, Block A.
2. SIDEWALKS. The Land Development Code requires sidewalks along all streets. All sidewalks
must be a minimum of 4- feet in width and constructed in the area between the curb line and
the adjacent property line. The sidewalks must be constructed when new structures are built
on the lot.
3. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is
issued for a new structure on the lot. The Engineering Department will provide a formal
assessment of impact fees to the Building Inspection Department upon submittal for a building
permit. The fees listed below are intended to provide general information on the fees that
could be assessed.
ROADWAY
WATER
SEWER
$794 per lot for single family residential uses
$1,468 for a I-inch meter [fee dependent on whether new water tap or meter is requested]
$128 for a I-inch meter [fee dependent on whether new water tap or meter is requested]
4. PERIMETER STREET IMPROVEMENT REQUIREMENTS. Perimeter street improvements are
required for this property since McDonwell School Road is considered an unimproved street
and the plat contains more than one residential lot. The developer is required to construct one-
half of the street or provide an equivalent amount of cash escrow for future improvement by
the City. The response letter should indicate the developer's intention of construction or
escrow regarding this roadway.
5. PARKLAND DEDICATION FEES. Parkland dedication fees are assessed at the time of approval
of the final plat. The fee for single-family residential uses is $1,802 per lot. An assessment of
parkland dedication fees will be provided to the Engineering Department, and all fees must be
paid at the time of fiI?al acceptance of the subdivision.
PUBLIC HEARING SCHEDULE
Planning & Zoning Commission:
City Council:
Monday, August 12,2002,7:00 p.m.
Tuesday, September 2,2002,7:30 p.m.
PAGE20F3
DEVELOPMENT REVIEW COMMITTEE
P..Q2..Q25 WESTCLlFF
RESUBMITT AL REQUIREMENTS
A marked-up print is available for pickup in the Community Development Department offices.
Once you have completed the changes to the drawing, please submit the following to our offices:
· 15 folded copies ofthe revised Final Plat drawing
· one 8W' x 11" reduced copy of the revised exhibit
· a written letter addressing each comment stating the comment has been addressed or offering
reasons why the requirement should be modified or waived
The above requested items must be submitted no later than noon on Wednesday, August 7, 2002
in order to make the scheduled hearings. The item will not be scheduled for the Planning &
Zoning Commission meeting until all items are submitted. Please contact me at 817-577-7587 or
husbandc(Cl),ci.colleyville.tx.us if you have any questions.
C: ENGINEERING DEPT
FIRE DEPARTMENT
BUILDING INSPECTION
PUBLIC WORKS
ECONOMIC DEVELOPMENT
CITY MANAGER'S OFFICE
PAGE 3 OF 3
GOODWXN~
M ARSHALL~
CIVIL ENGINEERS - PLANNERS - SURVEYORS
August 7, 2002
Mr. Clayton Husband, AICP
Development Coordinator
City of Colleyville
5400 Bransford Road
Colleyville, TX 76034
RE: Westcliff Addition - Final Plat P-02-025
Dear Mr. Husband:
In response to the City of Colleyville's review comments concerning the above referenced
project, we offer the following changes and explanations for the Final Plat. For ease of reference,
the following are organized in the same order as your letter dated July 251\ 2002.
PLAT DRAWING
1. The trail right-of-way along Newkirk Lane is located within Lot 46X and Lot 47X,
Block A. The north property line of Lot 47X, Block A is located at the PC of
Newkirk Lane (across from Lot 8, Block C). Therefore, the end of the Trail RO.W.
as defined in this area ends at the north property line of Lot 47X, Block A.
2. Newkirk has now been defined as Newkirk Lane per your request.
3. We have been in contact with Chris Steubing about verifying the location of the
existing water transmission line. At this time we are awaiting verification that the
water line has been exposed so that we can tie down the location via our surveyors.
ENGINEERING CONSTRUCTION PLANS
1. The engineering comments have been received and revised construction plans have
been submitted to the City.
OTHER INFORMATION
1. Please refer to Joe Potthoffs letter for this comment.
2. We are aware of the sidewalk policy and will follow the guidelines established in
Ordinance No. 0-99-1153 as to the construction of sidewalks. Please refer to Joe
Potthoff s letter for further discussion on this issue.
3. We are aware that impact fees are due at the time of the building permit and the
Westcliff homebuilders or ourselves will be paying the appropriate amounts.
6001 BRIDGE STREET, SUITE 100/ FORT WORTH, TEXAS 76112/ 817-429-4373 (METRO) /81-7-446-3116 (FAX)
Mr. Clayton Husband
August 7, 2002
Page 2 of2
4. Weare aware of the perimeter street improvements and would like to construct the
required improvements on McDonwell School Road that our development would be
required to build. Based on the previously escrowed monies that should have been
(or soon will be) obtained by the City of Colleyville for the surrounding
developments (i.e. Clairemont, Westmont, Remington Park, The Latter Day Saints
Church, and Raman Chandler's development, etc.), we would like to use that money
in conjunction with our required monies to construct improvements beyond the limits
of our boundary. If the City does not consider this a desirable solution, we would be
willing to escrow the monies required by this development for McDonwell School
Road.
5. We are aware of the parkland dedication fee and will be paying the appropriate fees
prior to acceptance of the subdivision.
Clayton, I appreciate the staff's time and consideration of this project, and if you have any
questions or need any additional information, please feel free to call me.
Sincerely,
Goodw!!!-~n~ Marshal~. /~
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EdwardW. Eckart, P. .
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HILL GILSTRAP, HARRIS & POTTHOFF
CON S U L TAN T S
August 7, 2002
Clayton Husband, AICP
Development Coordinator
City of Colleyville
P.O. Box 185
Colleyville, TX 76034
Dear Mr. Husband:
My firm has been engaged by the David Bagwell Company to represent it before
the City of Colleyville on various platting and other administrative matters
relating to the Westcliff addition in Colleyville, which is owned by Broadland
Limited Partnership ("Broadland''). The David Bagwell Company is the general
partner of Broadland.
I am writing today regarding the 7/25/02 Development Review Committee
comments ("DRC Comments") on the Westcliff Phase I final plat that you have
supplied the developer and the development engineer, Eddie Eckart of Goodwin
and Marshall, Inc ("Goodwin and Marshall").
Eddie Eckart and I are both responding to you by letter with respect to the DRC
Comments. Mr. Eckart is addressing the Plat Drawing section of the DRC
Comments and also Item 4 of Other Information on page 2 thereof. I am writing
to address Items 1 and 2 under Other Information on page 2 of the DRC.
Item 1) Hike and Bike Trail. The developer understands that this comment is
informational only and is not an issue affecting the Westcliff Phase I final plat.
The developer also understands that the applicable ordinances of the City of
Colleyville require that it build (on a phase-by-phase basis) only those portions of
the hike and bike trail that are within the Westcliff development. In
contradistinction to Item 1) of the DRC Comments, the developer finds nothing
in the ordinances of the City that obligates it to build or escrow money to make
any improvements to McPherson Park. Specifically, the developer finds nothing
in the City's ordinances that obligate it to build or escrow money for the hike and
bike trail in McPherson Park as Item 1. Hike and Bike Trail under Other
Information on page 2 of the DRC Comments says the developer must do.
1201 West Abram Street · Arlington, Texas 76013 USA
Phone: 817.795.0243 · Fax: 817.795.0245
As I believe you are aware, the preliminary plat approved in 2002 by the City
Council for Glenwood, the predecessor name of the property now called
"Westcliff", had a hike and bike trail that extended only to the western portion of
the north line of McPherson Park. There was no hike and bike trail south of the
north line of McPherson Park on the approved preliminary plat of Glenwood.
Moreover, as I believe you are aware, both the McPherson Park Master Plan
previously adopted by the City Council (copy enclosed) and the draft McPherson
Dairy Master Plan dated April, 2002 (copy enclosed) show a hike and bike trail on
the McPherson Park property running parallel to and just east of the west line of
the park. On both plans, the hike and bike trail I refer to continues on
McPherson Park land down to McDonwell School Road.
Said another way, the preliminary plat of Glenwood approved by the City Council
in 2000 brought the hike and bike trail from John McCain Road south across the
developer's property to the north line of McPherson Park. At that point, the hike
and bike trail on the approved Glenwood preliminary plat joined with the hike
and bike trail shown on the McPherson Park Master Plan running along the west
side of the park all the way to McDonwell School Road. This concept is
perpetuated on the draft McPherson Dairy Master Plan dated April, 2002.
When, due to the passage of time and the eventual unwillingness of the Keller
ISD to purchase the school site that they had asked the developer to show on
the Glenwood preliminary plat, the developer was required to submit a new
preliminary plat for the development, the developer changed the name of the
development from Glenwood to Westcliff. The preliminary plat the developer
submitted for Westcliff showed the hike and bike trail extending from John
McCain Road to the north line of McPherson Park just as the approved Glenwood
preliminary plat had showed it. Nevertheless, the Planning and Zoning
Commission recommended approval of the Westcliff preliminary plat with the
trail extending through the developer's property to McDonwell School Road.*
The developer understood the P & Z's recommendation in this regard to mean
that it should continue the trail from where the developer had shown it stubbing
out at the north line of McPherson Park, then continuing through the park along
the route of the hike and bike trail shown on the west side of the City Council
approved park plan until it emerged from the west line of the park onto the
developer's property, from which point it would go back on the developer's
property and beyond on property of the Mormon Church to McDonwell School
Road. This is how the developer amended the Westcliff preliminary plat and
submitted it to the City Staff, which recommended that the City Council approve
it. The City Council did approve the plat on 2/5/02 with the hike and bike trail
shown in this manner. There was no information provided by the City Staff at
that time about any objections to this location of the hike and bike trail, nor was
anything said in the meeting at which the City Council approved the Westcliff
')
preliminary plat about needing to change the location of the hike and bike trail
from that shown on the Westcliff preliminary plat.
I believe it is important to note that, with respect to the hike and bike trail, the
only difference between the Westcliff preliminary plat (approved by the
Colleyville City Council on February 5, 2002) and the Glenwood preliminary plat
(approved by the Colleyville City Council in 2000) is that, upon the
recommendation of the Colleyville Planning and Zoning Commission, the hike and
bike trail is shown to run from the northwest part of McPherson Park part way
down the west side of the park toward McDonwell School Road before exiting
onto the developer's property and continuing on to McDonwell School Road.
Said another way, in comparison to the previously approved Glenwood
preliminary plat for the developer's property, the Westcliff preliminary plat
approved by the City Council reduces but does not eliminate the extent of the
hike and bike trail that the City must build on its park property.
Although Item 1) Hike and Bike Trail under Other Information on page 2 of the
DRC Comments is not a Westcliff Phase I final plat issue, the developer's position
regarding responsibility for building and paying for hike and bike trail
improvements in McPherson Park is provided to you above for informational
purposes. If you have disagreement with the developer's position in this regard,
please explain to me i~ writing your understanding to the contrary.
Further, with respect to the hike and bike trail, the developer understands that,
just as in the case of the Westmont Addition, it will be the City's responsibility to
maintain the trail and trail right-of-way. If the City agrees with the developer in
this regard, please confirm that in writing. On the other hand, if the City
disagrees with the developer on this, please explain to me in writing, with a copy
to the developer, your understanding to the contrary.
Item 2) Sidewalks. The developer understands that this comment is
informational only and is not an issue affecting the Westcliff Phase I final plat.
Nevertheless, the developer wishes to explain its understanding of this matter.
Paragraph 4. b. of Ordinance 0-99-1153, which pertains to Westcliff, stipulates
that "Sidewalks shall be required for all lots within this development, except no
sidewalk shall be required in rights-of-way adjacent to open space areas where a
sidewalk is proposed on the opposite side of the same right-of-way." In other
words, where a sidewalk is proposed or built on one side of a street and there is
open space on the other side of the street, no sidewalk is required in the right-
of-way on the other side of the street.
Although not a Westcliff Phase I final plat issue, the developer wishes to receive
a letter from the City that confirms that no sidewalk is required on the west side
3
of Newkirk Lane across from where the hike and bike trail is proposed or built
east of and near Newkirk Lane.
Although not a platting issue, the developer also understands that sidewalks are
not required pursuant to the terms of Ordinance 0-99-1153 in the following
locations acljacent to open space: south end of Wildbriar Lane, north end of
Wildbriar Lane, north side of Hunterwood Lane, and west side of Newkirk Lane
north of Hunterwood Lane. We request your earliest written confirmation of this
understanding. As requested above, if you disagree with the developer's
interpretation of Colleyville ordinances in these regards, please give me your
explanation in writing.
If there are matters regarding the Westcliff Phase I final plat not addressed
herein or in Mr. Eckart's correspondence which need to be addressed, please let
me know. We are anxious that there be no reason to delay Planning and Zoning
Commission action on the Westcliff Phase I final plat on Monday night, August
12.
Please also let me know whether the City Staff will recommend approval or
denial of the Westcliff Phase I final plat.
Thank you for your consideration.
Sincerely,
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Joe Potthoff
cc: Bill Lindley, City Manager
Eddie Eckart, Goodwin and Marshall, Inc.
David Bagwell, Broadland Limited Partnership
Encls.
*Chairman Gasper: "I will move to approve P02002 with the following conditions:
the trail will connect from where it's stubbed out to John McCain and -- pardon
me -- McDonwell School Road, and that the developer will provide a letter of
understanding or agreement regarding the access to the circle in Westmont."
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PAGE 84
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McDonwell School Road
McPherson Park Master Plan
~
,~EB.
City of Colleyville, Texas
August 8, 2002
City of
August 22, 2002
Texas
David Bagwell, President
The David Bagwell Company
8222 Douglas Avenue, Suite 605
Dallas, TX 75225
Dear Mr. Bagwell,
I have reviewed your letter regarding the required hike and bike trail associated
with the Westcliff development. It is the City's position that you are required to
construct the trail through this property.
Ordinance 0-99-1153 requires the developer to construct the trail through the
entire project, including a connection to McDonwell School Road. You have
requested permission to construct a portion of the trail on a portion of City park
property. Staff has reviewed your request and agrees that the trail may be built
on the park property, subject to the following:
The trail must. be shown on the engineering construction plans for
the Westcliff addition. The City will allow the construction of the 10-
foot wide trail on the McPherson Park property. The trail shall be
constructed within 20 feet of the back of curb of Newkirk Lane.
Landscaping shall not be installed in a public area until approved by
the Parks and Recreation Department. The Developer shall be
responsible for installing a perimeter fence along the portion of the
trail constructed on the portion of City park property to provide
security of the park.
The Westcliff subdivison plat is tentatively scheduled for the August 26, 2002
Planning and Zoning Commission agenda. A written response to this letter is
requested by Friday, August 23, 2002, in order for the plat to be scheduled.
Sincerely,
----
CITY OF COLLEYVILLE
--i? &/L l- -vrv?
William Lindley
City Manager
c: Joe Potthoff, Hill Gilstrap, Harris & Potthoff
P.O. BOX 185 COLLEYVILLE, TEXAS 76034 (817) 577-7575
.~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26,2002
P-02-028 - Final Plat of Timarron Village H, Phase 3, 17.059
acres located at the end of Byron Nelson Parkway in the city of
Southlake.
STAFF REVIEW COMMENTS
Southlake Residential Properties has submitted a Final Plat on a 17.059-acre parcel of
land located at the end of Byron Nelson Parkway in the city of Southlake. The owners
have submitted a final plat of the property for review and consideration by the Planning
and Zoning Commission. The plat will create 25 single family residential lots.
The following is a summary of the major items associated with this Final Plat.
Zoning. The property is zoned PUD-R Single Family Residential. The approved PUD-
R requires a minimum lot size of 13,000 square feet, a minimum lot width of 100 feet,
and a minimum lot depth of 120 feet. The lots exceed these minimum requirements.
The smallest lot size is 17,723 square feet, with an average lot size of 25,157 square
feet. The project provides a density of 146 dwelling units per acre.
Street Right-of-Way. The approved preliminary plat required a minimum 56-foot wide
right-of-way for Byron Nelson Parkway. The developer is requesting that the right-of-
way for the cul-de-sac remain at 50 feet, as shown on the plat, with the addition of 10-
foot wide utility easements on both sides of the street. The street pavement width
meets the Land Development Code requirements of 36 feet.
Sidewalks. The developer is requesting that the sidewalk requirement be waived for
this development. This property is not accessible to any streets or sidewalks located in
the Colleyville city limits. The portion of Timarron in South lake has sidewalks on most
parcels.
Access and Emergency Service. This property is only accessible from Byron Nelson
Parkway, located in the city of Southlake. The cities of Colleyville and Southlake have
an Interlocal Agreement for Automatic Aid for Fire Protection and Emergency Services.
In the event of an emergency call, the South lake Fire Department will respond first to
this area.
Water Service. Given the location of the property and the inability to physically service
this property with Colleyville water lines, the city of South lake will provide water service
to this development. The Council approved an interlocal agreement with Southlake in
February 2002 to address water service and billing issues.
Agenda Item No. 6 - Page 1
In summary, the plat meets all technical requirements of the Land Development Code
with the exception of the right-of-way for Byron Nelson Parkway. The developer is
requesting that a right-of-way of 50 feet be allowed, provided 10-foot utility easements
are added to each side of the street. The addition of the easements provides sufficient
room for utilities adjacent to the street, and functions in the same way as the extra right-
of-way width. The street pavement meets the requirements for a cul-de-sac with over
12 lots. The developer is also requesting a waiver of the sidewalk requirement for this
development.
Staff is not opposed to the granting of a waiver of the street right-of-way width, as the
utility easements dedicated on the plat will provide sufficient room for maintenance and
location of utilities. Staff recommends that sidewalks be constructed within this
development as required by the Land Development Code.
RECOMMENDATION
Denial, due to technical non-compliance with the Land Development Code regarding
right-of-way widths and sidewalks
ATTACHMENTS
· Location map
· Plat
· DRC Review Memo
· Applicant Response Letter
Prepared by:
d"t,
Agenda Item No. 6 - Page 2
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J. N, GIBSON SURVEY, ABSTRACT NO. 591
ZONED PUD-R
SITUAlED IN THE
CITY OF COLLEYVILLE, TARRANT COUNTY, TEXAS
17.046 ACRES /25 LOTS
AUGUST 2002
PAGE20F2
SURVEYtiUCs:nn::AT'E
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ADAMS CONSUlTING ENGINEERS, INC, BURKS lAND SURVEYING
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02051
CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
August 15, 2002
Terry Wilkinson ~ Michelle Hirst
817-488-2420 ~ 817-329-7671
Clayton Husband, AICP, Community Development Manager
SUBJECT P-02-028 Final Plat - Timarron Village H Phase 3
The Colleyville Development Review Committee (DRC) has reviewed your Final Plat request
submitted to this office on July 29,2002. The following comments are for your consideration.
GENERAL INFORMATION
1. The review of this plat and related engineering plans was based on the PUD-R regulations
contained in the Land Development Code, and on the Preliminary Plat approved by
Resolution R-00-1739.
PLAT DRAWING
1. The drawing is too small to read. Increase the scale and size of the drawing.
2. The size of the title block needs to be increased.
3. It appears that building lines are shown on each lot. These lines need to be removed from the
drawing. Show only the 30-foot front building line on each lot.
4. Show all easements with dashed lines only.
5. Label all easements as DRAINAGE & UTILITY EASEMENT.
6. Add a 16-foot drainage & utility easement to the rear of Lots 9-22.
7. The resolution approving the Preliminary Plat required that the right-of-way for Byron Nelson
Parkway be 56-feet in width. The proposed plat shows a 50-foot right-of-way. The owner
will need to request in writing a waiver of this requirement. Since a lO-foot drainage and
utility easement is shown adjacent to the street right-of-way, the DRC will recommend
approval of this waiver.
8. The two east-west cuI de sacs do not have street names shown on the plat. Provide names for
these cuI de sacs on the next submittal.
P.O. Box 185 - Colleyville, Texas 76034 - 817.577.7587
DEVELOPMENT REVIEW COMMITTEE
P-02-o28 TIMARRON VILLAGE H PHASE 3
9. The phone number for the owner needs to be added to the plat.
10. Since the development is proposed to be a gated community, the street must be dedicated as a
separate lot that is owned by the homeowner's association. Label the street as Lot 26. The
easement may remain noted as shown.
11. A detailed drawing, to scale, of the gates and entry area must be subrnitted so the relevant
requirements for gated communities may be evaluated. An Opticom entry system with Knox
Box backup is required for all gates.
12. A portion of the entrance on Byron Nelson Parkway will need to be dedicated as public right-
of-way. The exact dimension of this dedication will be provided upon the review of the
detailed gate drawing.
13. Since the proposed plat is a gated community, the attached Conditions of Approval and Plat
Dedication Certificate need to be added to the plat. This dedication certificate is in addition to
the one shown on the plat.
14. The following note needs to be added to the plat at Note 3:
Drainage Easement Restriction: No construction or filling, without the written approval of the
City of Colleyville shall be allowed within a drainage easement, and then only after detailed
engineering plans and studies show that no flooding will result, that no obstruction to the
natural flow of water will result, and subject to all owners of the property affected by such
construction becoming a party to the request. Where construction is permitted, all finished
floor elevations shall be a minimum of two feet above the 1 OO-year flood elevation.
15. There are discrepancies between the metes and bounds description and the drawing. These are
noted on the marked-up print. Verify and revise the plat accordingly.
TREE PRESERVATION
1. Trees not located within the right-of-way must be preserved during the construction of the
subdivision. Before construction begins on the site, protective fencing must be installed
around all preserved trees located outside the right-of-way. The fencing must be located at the
dripline of the preserved trees. The protective fencing may be comprised of orange vinyl
construction fencing, chain link fence or other similar fencing with a four-foot (4')
approximate height. The fencing must remain in place during the entire construction period.
ENGINEERING CONSTRUCTION PLANS
1. The Engineering Department, Fire Department and Public Works Department are reviewing
the engineering construction plans. Comments on the paving, drainage and utility plans will
be available early next week. Questions concerning the engineering construction plans should
be directed to Chris Steubing, P.E., at 817-577-7587.
PAGE20F6
DEVELOPMENT REVIEW COMMITTEE
P-02-028 TIMARRON VILLAGE H PHASE 3
2. The sanitary sewer line shown at the rear of the lots must be moved to the street right-of-way.
The Public Works Department has significant concerns about the maintenance of this line and
access to the rear of the lots. If the sanitary sewer line were to remain at the rear of the lots, an
access drive would need to be provided on top of the line. The access drive would need to be
at least IS-feet in width and constructed to support a large maintenance vehicle.
OTHER INFORMATION
1. SIDEWALKS. The Land Development Code requires sidewalks along all streets. All sidewalks
must be a minimum of 4-feet in width and constructed in the area between the curb line and
the adjacent property line. The sidewalks must be constructed when new structures are built
on the lot.
2. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is
issued for a new structure on the lot. The Engineering Department will provide a formal
assessment of impact fees to the Building Inspection Department upon submittal for a building
permit. Please be advised that the impact fees are being reconsidered by City Council and the
collected fee may be increased within the next 30-45 days. The fees listed below are intended
to provide general information on the fees that could be assessed.
ROADWAY
WATER
SEWER
$794 per lot for single family residential uses
$1,468 for a I-inch meter [fee dependent on whether new water tap or meter is requested]
$128 for a I-inch meter [fee dependent on whether new water tap or meter is requested]
3. PERIMETER STREET IMPROVEMENT REQUIREMENTS. Perimeter street improvements are not
required for this property.
4. PARKLAND DEDICATION FEES. Parkland dedication fees are assessed at the time of approval
of the final plat. The fee for single-family residential uses is $1,802 per lot. An assessment of
parkland dedication fees will be provided to the Engineering Department, and all fees must be
paid at the time of final acceptance of the subdivision.
PUBLIC HEARING SCHEDULE
Planning & Zoning Commission:
City Council:
Monday, August 26,2002,7:00 p.m.
Tuesday, September 17, 2002, 7:30 p.m.
RESUBMITTAL REQUIREMENTS
A marked-up print is available for pickup in the Community Development Department offices.
Once you have completed the changes to the drawing, please submit the following to our offices:
· 12 folded copies of the revised Final Plat drawing
PAGE30F6
DEVELOPMENT REVIEW COMMITTEE
P-02-o28 TIMARRON VILLAGE H PHASE 3
· one 8W' x 11" reduced copy of the revised exhibit
· a written letter addressing each comment stating the comment has been addressed or offering
reasons why the requirement should be modified or waived
The above requested items must be submitted no later than noon on Wednesday, August 21, 2001
in order to make the scheduled hearings. The item will not be scheduled for the Planning &
Zoning Commission or City Council meeting until all items are submitted. Please contact me at
817-577-7587 or husbandc@ci.collevville.tx.us if you have any questions.
C: ENGINEERING DEPT
FIRE DEPARTMENT
BUILDING INSPECTION
PUBLIC WORKS
ECONOMIC DEVELOPMENT
CITY MANAGER'S OFFICE
PAGE40F6
DEVELOPMENT REVIEW COMMITTEE
P-02~28 TIMARRON VILLAGE H PHASE 3
ATTACHMENTS
PLAT DEDICATION CERTIFICATE
NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENT:
THAT , acting by and through the undersigned, its duly
authorized agent, does hereby adopt this plat designating the hereinabove described real property as
, an addition to the City of Colleyville, Tarrant County, Texas,
and does hereby dedicate to the public's use the emergency access and utility easements shown thereon
subject to the conditions of approval stated herein.
WITNESS MY HAND at Colleyville, Tarrant County, Texas, this
day of
,199_.
(provide name and title)
CONDITIONS OF APPROVAL
1. Lot 1, Block A denotes the private access and private drainage easement owned by the Homeowners
Association (HOA) of . No building permit will be issued for Lot 1,
Block A.
2. The landowners and any subsequent owners of lots shown herein (the OLot OwnersO), jointly and
severally, shall be responsible and liable for the construction, operation and maintenance of any
private common areas or facilities in the addition created herein (the OAddition 0), including but not
limited to private streets, private entrance gates or structures, private walls and fences, private
pedestrian access, private storm drainage systems, private lake, private open space and landscaping,
and emergency access.
3. A HOA shall be established by the subdivider or developer to operate and/or maintain the
aforementioned private common areas or facilities.
4. The City of Colleyville, Texas (the City) shall not be responsible for maintaining any of the
aforementioned private common areas or facilities. The City will maintain only the public water and
sewer systems in utility easements accepted by the City.
5. The HOA, lot owners, and landowners shall not seek maintenance from the City except for the
aforementioned public water and sewer systems in utility easements accepted by the City.
6. Any public utility entities, including the City, shall have the right at all times of ingress and egress to
and from and upon the utility easements shown herein for the purpose of construction, reconstruction,
inspection, patrolling, maintaining, and adding to or removing all or part of its respective systems.
Except for private storm drainage systems, private streets and related entrance gates or structures
that are approved by the City, no buildings, fences, structures, trees, shrubs, or other improvements or
growths shall be constructed or placed upon, or across said public utility easements. Any public utility
entity, including the City, shall have the right to remove and keep removed all or parts of any buildings,
fences, structures, trees, shrubs, or other improvements or growths which may in any way endanger
or interfere with its respective systems within said utility easements.
PAGE50F6
DEVELOPMENT REVIEW COMMITTEE
P..Q2..Q28 TIMARRON VILLAGE H PHASE 3
7. The City shall have the right at all times to remove and keep removed any vehicle or obstacle that
impairs emergency access in the emergency access easements shown herein.
8. Any governmental entities, including the City, shall have the right at all times of ingress and egress to
and from and upon the private access easements shown herein for any purpose related to the
exercise of a governmental service or function.
9. If the HOA or lot owners fail to maintain reliable access to any public utility or govemmental entities for
purposes stated hereinabove, the City may enter the Addition and remove any entrance gate or
structure which is a barrier to access at the sole expense of the HOA or lot owners on a pro-rata share
formula.
10. The construction, reconstruction or repair of any private streets within the Addition must meet the
approval of the City Engineer and comply with the specifications of the City for public streets at the
time of construction, reconstruction or repair. The construction, reconstruction or repair of any
entrance gate and structure for the Addition must meet the approval of the Engineering Department
and Fire Department of the City.
11 . The installation or replacement of all traffic regulatory signs along the private streets must conform to
the Texas Manual of Uniform Traffic Control Devices.
12. The HOA and lot owners agree to release, indemnify, defend and hold harmless the City, its officers,
agents, licensees, servants and employees, from and against any and all claims or suits for property
damage or loss and/or personal injury, including death, to any and all persons, of whatsoever kind of
character, whether real or asserted, arising out of or in connection with, directly or indirectly: a) the
reasonable use of the private streets, emergency access, utility easements, entrance gate or structure
by the City, its officers, agents, licensees, servants and employees; b) the condition of the private
streets, private entrance gates or structures, private walls and fences, private pedestrian access,
private storm drainage systems and emergency access; or c) any use of the addition by the City, its
officers, agents, licensees, servants and employees for any purpose stated hereinabove, whether or
not caused, in whole or in part, by alleged negligence or officers, agents, servants, employees,
contractors, subcontractors, licensees or invitees of City. The HOA shall be responsible for carrying
liability insurance to meet the requirements in this paragraph.
PAGE 60F 6
A
ADAMS CONSULTING ENGINEERS, INC.
Civil/Environmental Engineers
August 21, 2002
City of Colleyville
Community Development Department
ATTN: Mr. Clayton Husband, AICP
P.O. Box 185
Colleyville, Texas 76034
RE: Timarron Village H - Phase 3
Final Plat
ACEZ Project Number 2000-120
Dear Mr. Husband:
Attached you will find the following items:
. Twelve (12) folded copies of the revised Final Plat
. One (1) 8.5" x 11" copy of the revised Final Plat
. Final Plat with City comments
. Waiver request letter
This letter is a response to your written comments dated August 15, 2000. I am
responding to your comments using your format of category headings and numbers.
GENERAL INFORMATION
1. Okay.
PLAT DRAWING
1. Scale is currently 1" = 60', and two sheets are utilized.
2. Title block size is larger.
3. The 30' building line only is shown.
4. Easement lines are dashed.
5. Easement labels are revised.
6. Per our telephone conversation, an exclusive 10' Utility Easement was added
where the variable width drainage easement exceeded 16' in width. Where
F: \Projecl:s\2000-120\cor-20020821-mh-CHusband-Plat comments.doc
2445 East Southlake Boulevard, Suite 100 . Southlake. Texas 76092 . Metro (817) 329-6990 . FAX (817) 329-7671
Coroorate Office . T vier . Texas
7. the variable width drainage easement is less than 16', the 16' Drainage and
Utility Easement was added.
8. A written waiver request is provided.
9. Added the street name Chadwick Crossing. If this name is not approved,
we are requesting Camden Court.
10. Owner and developer are the same. Modified parties' information as
appropriate.
11. Lot 26 label was added for the private streets.
12. landscape architect is preparing the detailed entry gate plans.
13. Right-of-way/Private drive adjustments will be made once the requirements
are determined.
14. Conditions and certificate are included.
15. Note is included.
16. Discrepancies are corrected.
TREE PRESERVATION
1. Protective fencing will be installed prior to construction.
ENGINEERING CONSTRUCTION PLANS
1. We are waiting for City comments.
2. Terry Wilkinson is seeking resolution of this issue since Chris Steubing
previously informed him the sanitary sewer could be put at the rear of the
lots and an access drive requirement was not discussed.
OTHER INFORMATION
1. SIDEWALKS. Owner is requesting a waiver of this requirement (see
attached letter).
2. IMPACT FEES. Water, sewer, and roadway impact fees to be paid by
builder at the time of permitting.
3. PERIMETER STREET IMPROVEMENT REQUIREMENTS. No action.
4. PARKLAND DEDICATION FEES. Owner will pay parkland dedication fees
in lieu of land dedication.
I greatly appreciate all of your assistance with this project. Should you have any
questions or comments, please do not hesitate to contact me at 817-329-6990.
Sincerely,
ADAMS CONSULTING ENGINEERS, INC.
~'~~
Michelle Hirst, P.E.
Engineering Manager
Attachments
F: \Projects\2000-120\cor-20020821-mh-CHusband-P1at comments. doc
B8/21/2e62 68:47
8174882426
WYNDHAM PROPERT IES
PAGE 02
Wyndham Properties, Ltd.
;51 E Soulr.lakg Blvd
Seli"l130
SoUlhlakQ. TX 76092
18171 329-4599
(8171 413e.2420 Fa~
August 21,2002
J. Clayton Husband, AlCP
Development Coordinator
City of Colleyville
5400 Bransford Road
ColleyviJIe, TX 76034
Re: RQ.W. width for the Extension of Byron Nelson Parkway. ID Timarron, and
Sidewalks
In my discussions with the city staff, we have agreed to construct a 36' pavement section
for the cul.de.sac roads, however we have requested that the R.Q.W. width be 50' rather
that 56'. This is being requested because of the steep slope on the lots, and this will
allow for better placement of homes on these lots. We are providing a 10' additional
Utility easement adjacent to the R.O.W. to allow for access to any utility line, this will
effectively provide a 70' R.Q.W. section.
We would also request that constNction of sidewalks along each of the lots be waived.
As previously approved, this will be a gated section of Timarron, and will only have 25
lots in this area. This property 1S located north of Big Bear Creek, adjacent to the
Southlake phases, and there are no sidewalks in the Southlake phase to connect these
sidewalks with.
~~
.~
TexaS
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
August 26. 2002
Z-02-023 - Public Hearing - Zoning Change from R40 to PUD-R
Planned Unit Development-Residential and PUD-C Planned Unit
Development-Commercial on 36.264 acres located at the northeast
corner of Precinct Line Road and L.D. Lockett Road
STAFF REVIEW COMMENTS
Norma J. Jones and Jerrell W. Jones are the owners of 36.264 acres located at the
northeast corner of L.D. Lockett Road and Precinct Line Road. Larry Cole, with Cole
Custom Homes, has the property under contract to purchase and develop. Mr. Cole has
submitted a request to change the zoning on the property from R40 Single Family
Residential to both PUD-R Planned Unit Development Residential and PUD-C Planned
Unit Development Commercial. The owner proposes to develop the property for single
family residential and commercial uses.
The property has gently rolling terrain with some areas of tree coverage. The Meadow
Creek drainage area runs through the eastern portion of the property. A summary of the
residential and commercial portions of the development follows.
Summary of Residential Portion. The residential portion of this zoning case contains
20.096 acres (55.4 % of the total development). The developer proposes to divide the
property into 71 single family lots, with a density of 3.53 dwelling units per acre. The lots
average 7,200 square feet in size. The residential portion contains 4.02 acres of open
space, which accounts for 20% of the residential area. The residential area is proposed to
be a gated community with private streets and entrance gates. The developer estimates
the buildout of the residential area will occur in two years.
Summary of Commercial Portion. The commercial portion contains 16.168 acres (44.6 %
of the total development). The proposed land uses include offices, retail buildings, office-
warehouses, and a convenience store with gasoline sales. The commercial area will be
screened from the residential area by a 20-foot wide greenbelt and 6-foot tall masonry
screening wall. The layout of the commercial area, as shown on the zoning exhibit, is
conceptual only. The exhibit shows one possible way the commercial area could develop.
The attached draft ordinance designates the general locations for each type of use. The
developer estimates the buildout of the commercial area will occur in five years.
The following is an analysis of the major issues associated with this rezoning request.
Master Plan. The Colleyville Master Plan shows this area as a future office and
commercial area. During the development of the Master Plan, the Master Plan Committee
spent considerable time evaluating the location of additional future commercial lands.
Since the amount of commercial land in Colleyville is extremely low as a percentage of the
overall development, one of the goals of the Master Plan is to increase the percentage of
commercial land in the future. The Precinct Line Road corridor was identified as a non-
Agenda Item No. 7 - Page 1
residential area, partly due to its relatively undeveloped status. Approval of the PUD-R
portion of the rezoning request will eliminate 20 acres of future commercial and/or office
land from possible development in the future. However, the applicant is proposing 16.2
acres of commercial and office property along Precinct Line Road.
Density and Lot Sizes. The proposed density of this rezoning request exceeds the
recommended maximum residential density called for in the Colleyville Master Plan. The
Master Plan calls for a maximum density of 1.8 dwelling units per acre. The proposed
density of this project is 3.53 dwelling units per acre. The developer proposes a minimum
lot size of 7,200 square feet. The PUD-R regulations require a minimum lot size of
13,OOOsquare feet and an average lot size of 16,000 square feet.
Open Space. The PUD-R regulations require that 20% of the land area be dedicated as
open space for the use of the residents in the development. The open space also offsets
the smaller lot sizes allowed in the PUD-R. This project provides 4.02 acres of open
space, which is 20% of the residential project area. The internal open space area will
contain a pond/detention area. Additional open space is shown along the LD Lockett Road
frontage at the entrance to the subdivision.
Preliminary Plat. The zoning exhibit for this request is not considered a preliminary plat.
The exhibit is a conceptual layout only, and the developer will be required to submit a
preliminary plat if the zoning change is approved. The preliminary plat review will give the
Commission an additional opportunity to review specific plans for streets, water, sewer and
drainage.
Sidewalks and Trails. The Land Development Code requires sidewalks along LD Lockett
Road and along all interior streets. A 5-foot wide sidewalk is required along LD Lockett
Road. All internal sidewalks must be 4-feet wide and will be built with the construction of
the houses on the lots. The construction of hike and bike trails is required for the
commercial lots. A 10-foot hike and bike trail will be constructed as part of the building
improvements to the commercial lots.
IMPACT ISSUES
1. Master Plan. The rezoning request is not consistent with the Colleyville Master Plan,
adopted in 1998, which designates this area as a future office and commercial area.
2. Surrounding Properties. The surrounding properties are generally undeveloped,
though there are some single-family residences located on large acreage tracts in the
area. There is a convenience store and gas station located at the southeast corner of
LD Lockett and Precinct Line Road, and a church located just south of the store.
3. Development Trends. There are no development trends established in this area, as
most ofthe property is undeveloped. The most recent development is the convenience
store and church, both located on Precinct Line Road south of this property.
4. Infrastructure. Water and sanitary sewer service are available along adjacent rights-
of-way. The developer is responsible for the extension of water and sewer service lines
to the individual lots.
Agenda Item No. 7 - Page 2
5. Property Taxes. According to information available from the Tarrant Appraisal District,
the parcels that make up the 36.264-acre tract are valued at $1,080,423. The
estimated City property tax revenue for the undeveloped property is $3,753 annually.
The future property tax revenue would depend upon the value of each individual lot and
the value of the structure built on the lot. The following table summarizes the estimated
property tax revenue for this development.
Estimated Value Pro e
$ 22,045,500
$ 4,777,484
$ 3,923,558
$ 3,063,420
$ 33,809,962
Tax Revenue
$ 76,586
$16,597
$13,630
$10.642
$ 117,455
6. Sales Taxes. The applicant provided an economic impact summary, and a copy is
attached. The project contains 44,000 square feet of general retail space and a 7,200
square foot convenience store. Based on an average sales per square foot of $200,
the estimated annual sales generated by this development is $10,240,000. The
estimated sales tax revenue to the City from this development is $204,800 per year. It
is possible that the offices and office-warehouses may generate taxable sales, but the
effect on overall sales tax revenue would be minor.
7. Traffic Generation. The Institute of Transportation Engineers publication Trip
Generation provides estimates of expected traffic generation based on land use. Data
has been collected in the United States and Canada since the 1960's, primarily in
suburban locations. Single-family residences are expected to generate 9.57 trips per
day, on average. Based on this average, the 71 proposed residences would add 680
vehicle trips per day to the surrounding roadways. Based on the proposed layout ofthe
commercial area, the commercial development could add 3,503 trips to the surrounding
roadways. The 2001-2002 traffic counts indicate that 1,146 vehicles traveled LD
Lockett Road during a 24-hour period, though a date for this count is not known.
During that same period, 15,280 vehicles traveled Precinct Line Road at the LD Lockett
Road intersection.
Staff mailed 14 notices to adjacent property owners regarding this request. As of the time
of the agenda preparation, no correspondence has been received regarding this request.
SUMMARY
The proposed development contains 20 acres of single family residential development and
16 acres of commercial development. The lot sizes are not consistent with the PUD-R
zoning regulations, and the developer is requesting that the proposal be approved as
shown. The request is not consistent with the adopted Master Plan, and only the Planning
and Zoning Commission and City Council may approve residential lots in these areas. The
depth of the commercial area along Precinct Line Road is consistent with existing
developments on Colleyville Boulevard and eastern Glade Road.
Agenda Item No. 7 - Page 3
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: August 26,2002
City Council: September 17 and October 1, 2002
RECOMMENDATION:
Denial, due to non-compliance with the Master Plan and the PUD-R regulations of the
Land Development Code
ATTACHMENTS:
· Location and Zoning Map
· Zoning Exhibit
· Information from Applicant
· List of Property Owners Notified
· DRC Review Memorandum
· Developer Response Letter
· Draft Ordinance
Prepared by:
~
Agenda Item No. 7 - Page 4
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Location Map
CASE # Z-02-023 - Zoning Change - Emerald Park
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Emerald Park
Planning Objectives
Emerald Park will be a master planned unit development with a combination of
retail, office, office/showroom and residential spread over approximately 36 acres.
Sixteen (16) acres ofland will be allocated for office and retail. The exact amount of
each will be determined by market need. The other twenty (20) acres will be used as a
residential community. This area will serve a transitional area from commercial to
residential so that all land to the east of this property can have the traditional Colleyville
lot sizes when developed. A six foot masonry wall shall be built separating the
commercial from the residential use. This community will have 20% open space with
area allocated for ponds and open recreational areas. Lot sizes are planned to be 60 feet
wide by 120 feet deep with a twenty foot building line. This is the size that is requested
by potential Builders for this community based on their designs and market input.
Sideyards are to be six (6) feet with a minimum of twelve feet between houses. The entry
will be constructed with electronic gates. The internal streets will be concrete and built
according to Colleyville street standards; however they will be private streets. The target
price range is in the $300,000 to $375,000 area. The minimum house size will be 2,000
square feet.
All common areas, screening walls and private streets shall be owned and
maintained by the Emerald Park Homeowners Association. AIl lots will be encumbered
with a mandatory provision which provide for the assessment and collection of annual
dues estimated to be approximately $500 per year.
This location is ideal for neighborhood garden offices as it is strategically located
in the heart of Northeast Tarrant County with easy accessibilty to the major thoroughfares
of Precinct Line Road, Davis Blvd, Hwy 1709 to the north and 183 to the south. There is
an immediate demand for a service station on the comer of Precinct Line Road. The
development of the retail center will be come as the market improves and the maturity of
the Walmart and Target Centers to the north mature and determine what additional retail
uses will be attracted to this area.
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EMERALD PARK
Project 522
STATEMENT OF UTILITIES TO BE PROVIDED
Existing on the site of the proposed residential subdivision is an 8" sanitary sewer
main running North and South. This line will be relocated into the streets to service
the lots adjacent.
Sanitary Sewer for the commercial development will be serviced by extensions of
this relocated main. A line will be constructed to the West along the boulevard street
at the North end ofthe commercial development. Another line will be constructed to
the West at the South end of the residential development, just south of the lake.
Existing in L.D. Lockett Road is a 12" cast iron water main and in Precinct Line
Road is a 10" cast iron water line. An 8" PVC water main will be constructed from
Precinct Line Road along the new boulevard street at the North end of the
commercial development and extending into the residential development. The water
line will be constructed along the streets running North and South to the waterline in
L.D. Locket Road, thus servicing the residential lots and providing fire protection.
The commercial lots will be serviced from the existing lines in L.D. Lockett Road
and Precinct Line Road.
RUG 06 2002 16:17
HP LRSERJET 3200
p. 1
HAGAN ENGINEERING, INC.
CNIL · MECHANICAL · ELECTRICAL
TRAFFIC STUDY
Emerald Park - Project 522
Residential- (711018)(957 vehicle trips/dwelling unit) = 680
680 cars at entry onto L.D. Lockett Road per day
General Office - (40,100 8.[)(11.01 vehicle trip5/1~OOO s.f.) = 442
442 cars at boulevard onto Precinct Line Road per day
Retail Center - (44,000 s.f.)(40.67 vehicle trips/l,OOO s.f.) == 1790
1790 cars - Y2 t>eI' each drive entry onto Precinct Line Road per day
General Ligbt Industrial- (30,000 s.f)(6.97 vehicle trips/I,OOO s.f.) = 210
General Office - (8,000 5.f.)(11.01 vehicle trips/l,OOO s.f.) = 88
298
298 cars at street onto L.D. Lockett Road per day
Retail Ceoter - (7,200 5.f.)(40.67 vehicle tripsll,OOO s.f) = 293
293 cars ~ Yi per each drive entrY
1 entry onto L.D.Lockett Road - 1 entry onto Precinct Line Road
1705 Forest Ridge Drive' Suite 102' Bedford, Texa~ 76022
Phone: 817-571-9221 Fax: 817-571-9335
wehengr@swbelLnet
City of North Richland Hills
7301 N. E. Loop 820
North Richland Hills, TX 76180
State of Texas
P.O. Box 6868
Fort Worth, TX 76115
William D. Souder Investments
305 Brookridge Court
Hurst, TX 76054
Verl & Ruth Ann Plain
909 W. Lavaca Trail
Colleyville, TX 76034
Danny & Ruth Ogle
1009 W. Lavaca Trail
Colleyville, TX 76034
Lewis Martin
1013 W. Lavaca Trail
Colleyville, TX 76034
BVESCO LP
P.O. Box 670903
Dallas, TX 75367
Stinson Development Corp.
7510 Davis Blvd., Suite D
Fort Worth, TX 76180
Craig Gandy
1117 W. L.D. Lockett Road
Colleyville, TX 76034
Mark & Bliss Herron
1500 Blue Bonnet Drive
Fort Worth, TX 76111
Kang Investments Inc.
DBA Colleyville Beer & Wine
8515 Grapevine HWY, Apt. 407
North Richland Hills, TX 76180
Atlantic Oil & Gas Inc.
16801 Addison Road, Suite 105
Addison, TX 75001
Jerrell Jones
11111 Abbeywood
Oklahoma City, OK 73170
Norma Jones
2509 Honeysuckle Avenue
Fort Worth, TX 76111
Case Z-02-023 (Notices dated: August 16, 2002)
According to the last published Tax Record, individuals who own property that is within the 200'
of the proposed special use permit/and-or/zoning change request are listed above. I certify that
the parties listed above have been notified ofthe proposed change request as required by
the Texas Local Government Code and the Colleyville Land Development Code.
Jan Levy ~
Planning &'Ioning Assistant
CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
August 15,2002
Larry Cole ~ Rod Ekern, PE
817-581-4075 ~ 817-571-9335
Clayton Husband, AICP, Development Coordinator
SUBJECT Z-02-023 R40 to PUDR & PUDC - Emerald Park
The Colleyville Development Review Committee (DRC) has reviewed your zoning exhibit and
zoning change request submitted to this office on July 29, 2002. The following comments are for
your consideration.
GENERAL INFORMATION
1. The zoning exhibit submitted does not meet the requirements of a Preliminary Plat. While a
conceptual plan -is acceptable for the zoning process, a preliminary plat and final plat will be
required prior to development of the property. This application may include review of a
preliminary plat if all required information for the preliminary plat is submitted.
2. The Colleyville Master Plan designates the future land use of this property as retail and office
development. The zoning request is technically inconsistent with a portion of the Plan, and a
recommendation for denial will be made to the Planning & Zoning Commission for technical
non-compliance with the Plan. Only the Planning & Zoning Commission and City Council
have the discretion to approve residential development in this area.
ZONING EXHIBIT DRAWING
Residential Portion
The comments contained in this section are related only to the residential portion of this PUD
request. The ordinance that the Planning and Zoning Commission and City Council will consider
for this zoning case will be broken into a residential portion and a commercial portion.
1. Revise the title block needs to be revised to reference PUD-R and PUD-C rather than PUD.
2. Is this development proposed to be a gated community? If so, generally show where gates
would be located in the entryway, and if an emergency access gate is proposed on the
secondary entrance.
P.O. Box 185-Colleyville, Texas 76034-817.577.7587
DEVELOPMENT REVIEW COMMITTEE
Z-02-023 EMERALD PARK
3. The residential lots in the proposed development do not meet the minimum requirements for a
PUD-R zoning district. The lots must be reconfigured to conform to the following
requirements:
a. Minimum Lot Size: 13,000 sq. ft.
b. Average Lot Size: 16,000 sq. ft.
c. Minimum Lot Width: 100 feet
d. Minimum Lot Depth: 120 feet
e. Front Building Line: 30 feet
f. Side Building Lines: 10 feet
g. Rear Building Line: 25 feet
4. The street widths shown on the plan indicate a width of 30 feet back of curb to back of curb.
The Land Development Code requires a 31- foot width from back of curb. Revise the drawing
accordingly.
5. The proposed open space area primarily consists of a detention pond. Will the developer
make any landscaping or other site improvements to this area?
6. The proposed subdivision includes the construction of a 6-foot tall masonry screening wall
along the west side of the residential area. It will be recommended that the wall be
constructed as part of the public improvements to this property.
7. A 7.5-foot wide drainage and utility easement will be required at the rear of each lot when the
plat is submitted.
8. The right-of-way for L.D. Lockett Road needs to be verified when the plat is submitted. Tie
down the existing right-of-way with monuments on the opposite side of the street. The
required right-of-way established for this roadway by Master Thoroughfare Plan is 75 feet.
The required right-of-way dedication along the frontage of the property is 37.5-feet from the
centerline of the existing right-of-way.
9. Other comments are noted on the marked-up print.
Commercial Portion
The DRC recognizes that the proposed layout of the commercial area is conceptual only, and that
the actual development of the property may be different than shown. The comments provided in
this section are general comments related to the proposed layout.
10. The drive approach between the gas station and retail area should be changed to a joint
approach.
11. The street widths shown on the plan indicate a width of 30 feet back of curb to back of curb.
The Land Development Code requires a 31-foot width from back of curb. Revise the drawing
accordingly.
PAGE 2 OF 4
DEVELOPMENT REVIEW COMMITTEE
Z-02..o23 EMERALD PARK
12. The Fire Department has requested that a median opening be shown on the entry street
adjacent to Lots 2 and Lot 8. The opening is needed to allow emergency vehicle access to
these lots.
13. The briefing to the Planning and Zoning Commission and City Council will indicate that the
commercial zoning request includes the following land uses: offices, retail, gas
station/convenience store, and office-showrooms. If this is incorrect, please advise.
14. Is it proposed that the gas station/convenience store will sell beer and wine for off-premise
consumption? Are any restaurants planned that may sell alcoholic beverages for on-premise
consumption? If this were a possibility, the DRC would prefer to include these requests as
part of the overall zoning application.
OTHER INFORMATION
1. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is
issued for a new structure on the lot. The fees listed below are intended to provide general
information on the fees that could be assessed. Please be advised that the impact fees are
being reconsidered by City Council and the collected fee may be increased within the next 30-
45 days. The actual fee paid may be different depending upon the specific plans for
construction.
ROADWAY
$794 per dwelling unit for SINGLE FAMlLY uses. Actual fee depends on specific use of
the property. Details are available in Chapter 13 of the Land Development Code.
$1,790 for a I-inch meter. Actual fee depends on water meter size and/or if a new
meter is installed.
$128 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter
is installed.
WATER
SEWER
2. PERIMETER STREET IMPROVEMENT REQUIREMENTS. Perimeter street improvements are
required for this property since L.D. Lockett Road is considered an unimproved street and the
plat contains more than one residential lot. The owner is required to construct one-half of the
streets adjacent to this property, or provide an equivalent amount of cash escrow for future
improvement by the City. An estimate of the cash escrow amount can be provided by the
Engineering Department upon request. A general estimate of the escrow amount is
approximately $139 per linear foot, for 1195 feet, for a total of$166,105. The response letter
to these comments should indicate the developer's initial intention of construction or escrow
regarding these streets.
3. PARKLAND DEDICATION. Parkland dedication fees are due at the time of approval of the
subdivision plat. The fee for residential uses is $1,802 per dwelling unit. The fee for non-
residential uses is $800 per acre. An assessment of parkland dedication fees will be provided
upon the review of the final plat.
4. SIDEWALKS AND TRAILS. The Land Development Code requires sidewalks along L.D.
Lockett Road and all interior streets. The internal sidewalks must be installed when any new
PAGE 3 OF 4
DEVELOPMENT REVIEW COMMITTEE
Z~2~23EMERALDPARK
residence is constructed on the property. The internal sidewalks must be at least 4-feet wide.
The sidewalks along L.D. Lockett Road are required to be 5-feet wide, and the developer is
required to construct the L.D. Lockett Road sidewalk as part of the public improvements for
this property.
5. INFORMATIONAL ONLY. The Colleyville Land Development Code is available on-line at
htto://www.colleyville.comldevelopment/code.asp. The Land Development Code is in Adobe
Acrobat format.
PUBLIC HEARING SCHEDULE
Planning & Zoning Commission:
City Council:
Monday, August 26,2002,7:00 p.m.
Tuesday, September 17 and October 1, 2002, 7:30 p.m.
RESUBMI1T AL REQUIREMENTS
A marked-up print is available for pickup in the Community Development Department offices.
Once you have completed the changes to the drawing, please submit the following to our offices:
· a written letter addressing each comment stating the comment has been addressed or offering
reasons why the requirement should be modified or waived
· 22 folded copies of the revised Zoning Exhibit drawing
· one 8Y2" x II" reduced copy of the revised exhibit
The revised drawings must be submitted no later than Wednesday, August 21, 2002 in order to
make the scheduled hearings. Please contact me at husbandc@ci.colleyville.tx.us or 817-577-
7587 if you have any questions.
c: ENGINEERING DEPT
FIRE DEPARTMENT
BUILDING INSPECTION
PUBLIC WORKS
ECONOMIC DEVELOPMENT
CITY MANAGER'S OFFICE
PAGE40F4
HAGAN ENGINEERING, INC.
CIVIL · MECHANICAL · ELECTRICAL
J. Clayton Husband, AICP
Development Coordinator
P.O. Box 185
Colleyville, Texas 76034
August 19, 2002
Project 522
RE: EMERALD PARK
COLLEYVILLE, TEXAS
Clayton,
Please find listed below our reply to the DRC Comments dated August 15, 2002.
COMMENT 1:
COMMENT 2:
COMMENT 3:
COMMENT 4:
COMMENT 5:
COMMENT 6:
COMMENT 7:
COMMENT 8:
COMMENT 9:
The title block has been revised as requested.
The development is proposed as a gated community and the
gates have been shown as requested.
Weare requesting that the lot sizes remain as shown. We
feel that these smaller lots are required in this location as a
buffer between the larger lots to the East and the commercial
lots to the West.
The street widths have been revised to thirty-one (31 ') feet,
back to back as requested.
The proposed open space area will be sodded and
landscaping will be provided. The landscaping is not yet
planned as to type and location at this time.
The six (6') foot masonry fence can be installed with the
development of the residential property as requested.
The seven and a half (7.5') foot-wide drainage and utility
easement has been shown as requested.
The verification ofthe width ofL.D. Lockett Road will be
provided with the plat.
N/A
10f2
1705 Forest Ridge Drive. Suite 102 . Bedford, Texas 76022
Phone: 817-571-9221 Fax: 817-571-9335
wehengr@swbell.net
COMMENT 10:
The drive entry has been revised as requested.
COMMENT 11:
See Comment #4.
COMMENT 12:
The median cut has been shown as requested.
COMMENT 13:
This is correct.
COMMENT 14:
No restaurants are proposed at this time.
Perimeter street improvements - The developer will construct the street improvements at
the time of development.
Sincerely,
~c:k-
Rod Ekern, P.E.
RE/cjp
20f2
~
ORDINANCE 0-02-xxxx
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF
COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP AND
CHANGING THE ZONING OF A 36.264 ACRE TRACT OF LAND OUT OF THE
W.C. NEWTON SURVEY, ABSTRACT 1182, FROM THE R40 SINGLE FAMILY
RESIDENTIAL DISTRICT TO THE PUD-R PLANNED UNIT DEVELOPMENT
RESIDENTIAL DISTRICT AND THE PUD-C PLANNED UNIT DEVELOPMENT
COMMERCIAL; PROVIDING FOR THE VIOLATION OF THIS ORDINANCE;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR AN EFFECTIVE DATE;
PROVIDING A PENALTY AND AUTHORIZING PUBLICATION.
WHEREAS, an application for a zoning change was filed by Larry Cole for
Norma J. Jones and Jerrell W. Jones on July 29,2002, under Case
No. Z-02-023; and
WHEREAS, the City of Colleyville has complied with the notification
requirements of the Texas Local Government Code and the
Colleyville Land Development Code; and
WHEREAS, the Planning and Zoning Commission has held a public hearing and
made a recommendation on the proposed zoning amendment; and
WHEREAS, the City Council has determined that the proposed zoning
amendment is in the best interests of the City of Colleyville.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF COLLEYVILLE, TEXAS:
Sec. 1.
THAT the Master Plan, the Land Development Code of the City of
Colleyville, Texas, and the Official Zoning Map are hereby amended
insofar as they relate to certain land located in Colleyville, Texas, as
shown on the Zoning Map attached as Exhibit "A", and described by
metes and bounds description attached as Exhibit "B", by changing
the zoning of said property from the R40 Single Family Residential
district to the PUD-R Planned Unit Development Residential district
and the PUD-C Planned Unit Development Commercial district,
including any other conditions and restrictions imposed and
approved by the City Council, which are incorporated herein.
Sec. 2.
THAT this PUD-R shall be subject to the following conditions:
1. GENERAL
a. The purpose of this PUD-R is for single-family residential
development, constructed at an approximate density of 3.53
dwelling units per acre.
Ordinance 0-02-xxxx
Page 2 of 5
b. This property is subject to all the regulations contained in the
Colleyville Land Development Code, except where amended by
this Ordinance.
2. PERMITTED USES
a. Single family residences, detached
b. Open space
3. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS
Residential lot requirements and setbacks shall comply with the
following provisions, as shown in the Conceptual Site Plan attached
as Exhibit C.
~
a. Minimum Lot Size
b. Average Lot Size
c. Minimum Lot Width
d. Minimum Lot Depth
e. Front Building Line
f. Side Building Line
g. Rear Building Line
7,200 square feet
xxxxxx square feet
60 feet
120 feet
xx feet
xx feet
xx feet
5. OPEN SPACE
a. This development shall provide a minimum of twenty percent
(20%) of the residential project area as common open space for
the leisure and recreational use of the development's residents.
The open space shall comply with the provisions contained in
the Land Development Code.
b. The common open space may be utilized for storm water
detention purposes.
6. CONCEPTUAL SITE PLANS AND PLATTING
a. The subdivision shall be generally consistent with the
conceptual site plan attached as Exhibit "C", which shall not be
considered the preliminary plat. The actual street and lot
arrangement may differ from that shown on Exhibit "e" to
accommodate topographic, drainage or other conditions.
b. Prior to the issuance of any development permits within this
PUD-R and as a condition to the development of the subject
property, the developer shall obtain approval of a preliminary
plat and a final plat of the property in accordance with the
procedures and requirements of the Colleyville Land
Sec. 3.
~
Ordinance 0-02-xxxx
Page 3 of 5
Development Code.
7. SIDEWALKS
a. The developer shall construct a 5-foot wide sidewalk along L.D.
Lockett Road at the same time as other public improvements
are constructed in the subdivision, unless funds are escrowed
with the City for future construction of the sidewalk.
b. Each homebuilder shall construct sidewalks along lot frontages.
All sidewalks shall be constructed in accordance with the
requirements of the Colleyville Land Development Code.
THAT this PUD-C shall be subject to the following conditions:
1. GENERAL
a. The purpose of this PUD-C is for office, retail, and office-
warehouse land uses.
b. This property is subject to all the regulations contained in the
Colleyville Land Development Code, except where amended by this
Ordinance.
2. PERMITTED USES
The following uses shall be permitted in this PUD-C. The locations
of the uses shall be limited to the areas designated for each use, as
shown in Exhibit xxxx.
a. General office
b. Retail
c. Office-warehouse
d. Convenience store with gasoline sales
3. LOT REQUIREMENTS AND SETBACKS
Non-residential lot requirements and setbacks shall comply with the
minimum standards contained in the xxxxxx zoning district.
4. CONCEPTUAL SITE PLANS AND PLATTING
a. The locations of land uses shall be generally consistent with the
conceptual site plan attached as Exhibit "C", which shall not be
considered the preliminary plat. The actual street and lot
arrangement may differ from that shown on Exhibit "e" to
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Sec. 5.
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Ordinance 0-02-xxxx
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accommodate topographic, drainage or other conditions.
b. Prior to the issuance of any development permits within this PUD-
R and as a condition to the development of the subject property, the
developer shall obtain approval of a preliminary plat and a final plat
of the property in accordance with the procedures and requirements
of the Colleyville Land Development Code.
5. SIDEWALKS
a. The developer of each individual commercial lot shall construct a
5-foot wide sidewalk along L.D. Lockett Road, unless funds are
escrowed with the City for future construction of the sidewalk.
b. The developer of each individual commercial lot shall construct a
ten (10) foot wide hike and bike trail along Precinct Line Road.
6. OTHER
THAT any person, firm, or corporation violating any of the provisions
of this ordinance shall be guilty of a misdemeanor and upon
conviction thereof shall be fined a sum not to exceed Two Thousand
Dollars ($2,000.00). Each and every day such violation continues
shall constitute a separate offense and shall be punishable as such.
THAT Section 18-164(c) of the Code of Ordinances of the City of
Colleyville, Texas, shall remain in full force and effect, except where
amended by this ordinance.
THAT the City Secretary is hereby authorized and directed to cause
publication of the descriptive caption and penalty clause hereof as an
alternative method of publication provided by law.
THAT this ordinance shall become effective immediately upon
publication.
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the
2002.
day of
The second reading and public hearing being conducted on the
2002.
day of