HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-10/28/2002
City of
Planning & Zoning Commission
Agenda - October 28, 2002
Page 1 of 2
Texas
AGENDA
PLANNING AND ZONING COMMISSION
City Hall - 5400 Bransford Road
Monday October 28, 2002
REGULAR MEETING:
7:00 P.M.
Invocation:
Chairman Wall
Commissioners Bruce Kelly, Bob Culley, Earl Swift, Jeff Byerly, Bud
Sellers, Mark Jones, Jeff Wall
Commissioner Kelly
Call to Order:
Roll Call:
Pledge of Allegiance
Approval of Minutes:
October 14, 2002
Citizen Comments:
Regarding items not on the following agenda
1. Case P-02-041 PUBLIC HEARING - Replat of Lot 11 R, Block A, Leyton Grove, 1.589
acres located at 5309 Braedon Lane
2. Case Z-02-027 PUBLIC HEARING - Zoning Change from AG to R20 Single Family
Residential on 0.443 acres located at 612 Shelton Road
3. Case Z-02-028 PUBLIC HEARING - Zoning Change from AG to PUD-R Planned Unit
Development Residential on 3.561 acres located at 414 W. McDonwell School Road
4. Case P-02-042 - Final Plat of West cliff Addition, 57.112 acres located on the north side of
McDonwell School Road, west of Fire Station No.3
5. 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 Z-02-029 - Special Use Permit for an accessory building on Lot 3, Block 1, Sunrise
Terrace located at 1205 Glad Road
P.O. BOX 185 COLLEYVILLE, TEXAS 76034 (817) 577-7575
Planning & Zoning Commission
Agenda - October 28, 2002
Page 2 of 2
· Case Z-02-030 - Zoning Change from R40 to R20 Single Family Residential on 1.00
acres located at 304 W. Van Oaks Drive
· CaseZ-02-031-Special Use Permitfora cellular tower on 0.0109 acres located at2319
Hall Johnson Road
· Case Z-02-032 - Special Use Permit for an accessory building on Lot 1, Block 1,
Mikolaitis Addition located at 2309 Hall Johnson Road
· Case Z-02-033 - Zoning Change from CPO to PUD-C Planned Unit Development-
Commercial on Tract A-2, Block 2, Highland Acres located at 5314 Bransford Road
· Case P-02-043 - Minor Plat of Tivoli Office Park, 2.189 acres located at the southwest
corner of Bogart Drive and Hall Johnson Road
· Case P-02-044 - Replat of Lot 4, Block 7, Windview Addition located at 4005
T amblewood Drive
· Case SP-02-012 - Site Plan for Colleyville Square Phase VI located at 6219 Colleyville
Boulevard
· Case G-02-028 - Encroachment and Joint Use Agreement of a Public Drainage and/or
Utility Easement or Right-of-Way located at Cheek Sparger and Brown Trail
6. Commissioners' comments and reports.
ADJOURNMENT
I certify that this agenda was posted on the Bulletin Board at City Hall on Friday October 25, 2002 at 4:30 p.m.
1Jan Levy, Planning and Zoning Assistant
PLANNING & ZONING COMMISSION
Meeting Minutes - October 14, 2002
Chairman Jeffrey Wall called the regular meeting of the Planning and Zoning Commission to order
at 7:00 P.M. on October 14, 2002.
Roll Call:
Present:
Earl Swift, Mark Jones, Bud Sellers, Jeffrey Wall, Bruce
Kelly, Jeff Byerly
Absent:
Bob Culley
Staff:
Barry LeBaron, Clayton Husband, Jeff Jones
Invocation:
Commissioner Wall
Pledge of Allegiance
Approval of Minutes:
September 23,2002
Chairman Wall moved to approve the minutes of the September 23, 2002 meeting as
written. Commissioner Sellers seconded the motion. The vote being:
Ayes: Swift, Jones, Sellers, Wall, Kelly, Byerly
Noes: None
1. Case P-02-039 Minor Plat of Hyde Addition, Lots 1 and 2, 1.99 acres located at 4508
Bill Simmons Road
Clayton Husband presented the case to the commissioners and reviewed the staff briefing.
Commissioner Jones moved to approve the plat. Commissioner Byerly seconded the
motion. The vote being:
Ayes: Swift, Jones, Sellers, Wall, Kelly, Byerly
Noes: None
2. Case Z-02-026 PUBLIC HEARING - Special Use Permit for a Carport on Lot 25R, Block
1, Rustic Oaks Addition, located at 209 Valley View Drive South
Clayton Husband presented the case to the commissioners and reviewed the staff briefing. He
stated the applicant is present and available to answer any questions concerning the request.
Planning & Zoning Commission
Minutes - October 14, 2002
Page 1 of 2 - Dra" #1(10118102)
Chairman Wall opened the public hearing.
There being no one present wishing to speak, the public hearing was closed.
Commissioner Jones moved to approve the Special Use Permit. Commissioner Sellers
seconded the motion. The vote being:
Ayes: Swift, Jones, Sellers, Wall, Kelly, Byerly
Noes: None
3. Staff comments, reports and discussion items:
Barry LeBaron advised the Commission of the upcoming joint work session with the City Council
about the master planning process. He stated the work session would be held on October 22,
2002, at 6:30 pm in the Community Center.
4. Commissioners' comments and reports:
None
ADJOURNMENT:
The Commission moved to adjourn the meeting at 7:35 p.m. The motion was seconded and
passed by acclamation.
Respectfully Submitted,
J. Clayton Husband, AICP
Community Development Manager
Approved on:
NOTE: As a matter of public record, an audio recording of this Planning and Zoning Commission meeting is available
upon request.
Planning & Zoning Commission
Minutes - October 14, 2002
Page 2 of 2 - Draft #1(10118/02)
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PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
October 28,2002
P-02-041 - Public Hearing - Replat of Lot 11 R, Block A, Leyton
Grove, 1.589 acres located at 5309 Braedon Lane
STAFF REVIEW COMMENTS:
Phillipe and Joelle Cabassol are the owners of a 1.589-acre parcel of land located on
the northeast corner of Hawthorne Avenue and Braedon Lane. The owner has
submitted a Replat of the property for review and consideration by the Planning &
Zoning Commission. The plat will create two single-family residential lots.
In March 2001, four lots in the Leyton Grove subdivision were replatted into two lots.
One of these lots became Lot 11 R. The proposed replat would divide Lot 11 R into two
lots. The property is zoned R20 Single Family Residential, and the proposed lots meet
the requirements of the R20 zoning district.
This replat is scheduled as a public hearing as required by the Texas Local Government
Code and the Colleyville Land Development Code. When a residential lot is proposed
for subdividing into additional lots, notice of a public hearing must be sent to each
property owner within 200 feet of the lot within the same subdivision. Notices of this
public hearing were sent to eight (8) property owners in the Leyton Grove subdivision.
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. 1 - Page 1
Keswick Ltd. Partnership
8222 Douglas Avenue
Dallas, TX 75225
Ricky Allen & D. Close
5301 Braedon Lane
Colleyville, TX 76034
Michael & Julie Glenn
2901 Highgrove Court
Colleyville, TX 76034
Case P-02-041
J. Paul & Anne Hanchin
2404 Hawthorne Avenue
Colleyville, TX 76034
Phillipe & Joelle Cabassol
2908 Cottonwood Lane
Colleyville, TX 76034
Gregory & Pamela Jacobson
5209 Braedon Lane
Colleyville, TX 76034
Bailey Draper Custom Homes, Inc.
700 N. Carroll Ave., Ste 120
Southlake, TX 76092
Seyed & Chits a Mirtaheri
2411 Hawthorne Avenue
Colleyville, TX 76034
According to the last published Tax Records, individuals who own property that are with
200' of the replat, but within the original subdivision of the proposed replat request are
listed above. I certify that the parties listed above have been notified of the proposed
replat request as required by Section 212 the Local Government Code. (Notices
dated: October 11,2002)
~n Levy
VJ ~~anning & Zoning Assistant
cae~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
October 28,2002
Z-02-027 - Public Hearing - Zoning Change from AG to R20
Single Family Residential on 0.443 acres located at 612 Shelton
Road
STAFF REVIEW COMMENTS
Billy and Dinah Stephens are the owners of 0.443 acres located at the northwest corner of
Shelton Road and Hunter Lane. The owners have submitted a request to change the
zoning on the property from AG Agricultural to R20 Single Family Residential. The owner
is seeking a zoning change in order to provide an appropriate building site for a new
residence.
The property is considered a lot of record and is allowed to be platted in its current
configuration under the AG zoning district, even though the property does not meet the
requirements of the AG district. However, due to the narrow width of the property and the
25-foot side building lines required by the AG district, the owner has applied to change the
zoning to R20. .
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 existing property is 80 feet wide along
its frontage on Shelton Road, 218 feet deep along Hunter Lane, and approximately 17,440
square feet in area. The zoning change would primarily provide narrower side yards, 10
feet on each side, and provide a more appropriate building site for the new residence given
the existing property dimensions. Since this is a corner lot, the Commission may establish
the street side building lines at the time the subdivision plat is considered.
The surrounding property is single-family residential in nature. Property to the south,
across Shelton Road, is zoned R40 Single Family Residential and is developed as single-
family residences. Properties to the north along Hunter Lane are zoned R40 and R30 and
are developed as single-family residences. Property to the west is zoned AG Agricultural
and is developed as single-family residences. Property to the east, across Hunter Lane, is
zoned R30 and is presently vacant.
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
residences.
Agenda Item No. 2 - Page 1
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.
5. Property Taxes. According to information available from the Tarrant Appraisal District,
the land and house is appraised at $52,800. The estimated annual City property tax
revenue generated by this property is $183.
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 1960's, primarily in
suburban locations. Single-family residences are expected to generate 9.57 trips per
day, on average. There are no recent traffic counts available for Shelton Road.
Staff mailed notices to 14 adjacent property owners regarding this request. No
correspondence has been received regarding this request.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: October 28, 2002
City Council: November 19 and December 3, 2002
RECOMMENDATION:
Approval
ATTACHMENTS:
· Location and Zoning Map
· Property Map
· List of Property Owners Notified
· Draft Ordinance
Prepared by:
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Agenda Item No. 2 - Page 2
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J ames Pine
5918 Hunter Lane
Colleyville, TX 76034
Jerry Allen
5917 Hunter Lane
Colleyville, TX 76034
Cecil & Rebecca Allen
307 Main Road, #A
Ruidoso, NM 88345
Mary Watson
P.O. Box 1211
Grapevine, TX 76099
Madelyn Gardner
701 Shelton Road
Colleyville, TX 76034
Kevin & Margaret Love
6000 Hunter Lane
Colleyville, TX 76034
Leroy Chism
6150 Genview Drive, Apt. 139
North Richland Hills, TX 76180
Nadine Wilmut
6101 Hunter Lane
Colleyville, TX 76034
Jeffrey & T. Vanderpool
601 Shelton Road
Colleyville, TX 76034
Billy & Dinah Stephens
612 Shelton Road
Colleyville, TX 76034
Teri Workman
6001 Hunter Lane
Colleyville, TX 76034
J ames Henslee
P.O. Box 863
Colleyville, TX 76034
C. L. Allen
704 Shelton Road
Colleyville, TX 76034
William & Beverly Lathorp
609 Shelton Road
Colleyville, TX 76034
Case Z-02-027 (Notices dated: October 11,2002)
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 & ZonMg Assistant
ORDINANCE 0-02-xxxx
AN ORDINANCE AMENDING THE LAND DEVELOPMENT CODE OF THE CITY OF
COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP AND
CHANGING THE ZONING OF 1.419 ACRES OUT OF THE JOESPH WHITE SURVEY,
ABSTRACT 1692, FROM THE AG AGRICULTURAL DISTRICT TO THE R20 SINGLE
FAMILY RESIDENTIAL DISTRICT; PROVIDING FOR THE VIOLATION OF THIS
ORDINANCE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION;
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, an application for a Special Use Permit was filed by Billy and Dinah
Stephens on October 15, 2002, under Case No. Z-02-027; 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.
Sec. 2.
Sec. 3.
Sec. 4.
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 attached as Exhibit "B", by changing the zoning of
said property from the AG Agricultural district to the R20 Single
Family Residential district.
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 the Land Development Code 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.
Ordinance 0-02-xxxx
Page 2 of 2
Sec. 5.
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
ATTEST:
CITY OF COLLEYVILLE:
Cynthia Singleton, TRMC
City Secretary
Donna Arp
Mayor
APPROVED AS TO FORM AND LEGALITY:
Ross 1. Foster
City Attorney
.~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
October 28,2002
Z-02-028 - Public Hearing - Zoning Change from AG to PUD-R
Planned Unit Development Residential on 3.561 acres located at
414 W. McDonwell School Road
STAFF REVIEW COMMENTS
Linda and Frank Baker are the owners of 3.561 acres located on the north side of
McDonwell School Road, immediately west of Fire Station NO.3. David Bagwell, with
Broadland Limited Partnership, proposes to develop the property for single family
residential uses. Mr. Bagwell has submitted a request to change the zoning on the
property from AG Agricultural to PUD-R Planned Unit Development Residential.
The subject property is 3.561 acres in size, and is currently developed as a single family
residence with associated agricultural uses. The developer proposes to construct 7 single
family lots, with a minimum lot size of 13,000 square feet and an average lot size of 13,500
square feet. The development is proposed to be a second phase of Westcliff Addition.
The surrounding property is single-family residential in nature. Property to the south,
across McDonwell School Road, is zoned R30 Single Family Residential and is developed
as single-family residences. Property to the north is zoned PUD-R and is presently vacant,
but is proposed for development as single family residences (Westcliff Addition). Property
to the west is zoned PUD-R with a church building under construction. Property to the east
is zoned AG and is the location of Fire Station NO.3.
The applicant has submitted a proposed set of conditions for this rezoning request. Staff
has proposed several changes to these conditions, and the attached draft ordinance
includes those conditions as proposed by staff and other requirements necessary for the
proposed development. A letter from the developer is also attached, which includes an
explanation of several conditions and the list of conditions as proposed by the developer.
Not all of the conditions were included in the ordinance. The developer may request that
other conditions be included.
The proposed layout shows seven residential lots. The lots are located only on the east
side of the street. An open space lot is located on the west side of the street. The street,
Green Leaf Court, runs parallel to Newkirk Lane, which is the primary access to the
proposed Westcliff subdivision. This design is similar Revershon Court, a street in
Westmont, which runs parallel to Westcoat Drive. A 70-foot wide greenbelt area is
proposed adjacent to McDonwel1 School Road.
The following is an analysis of the major issues associated with this rezoning request.
Master Plan. The Colleyville Master Plan indicates the future use of this area as single
family residential. Given the location of the property and surrounding development, it is
likely that the trend of single-family development will continue in this area.
Agenda Item No. 3 - Page 1
Density. When considered as a stand-alone project, the rezoning request and the
proposed preliminary plat slightly exceed the recommended maximum residential density
established by the Colleyville Master Plan. The Master Plan suggests a maximum density
of 1.8 dwelling units per acre; the proposed density of this project is 1.97 dwelling units per
acre. The attached ordinance would allow the overall density of Westcliff to be calculated
over this phase, Westcliff Phase I and Old Grove, which generally covers the entire PUD-R
area originally approved in April 1999 (Ordinance 0-99-1153). When calculated over this
larger area, the density of the Westcliff/Old Grove project is 1.63 dwelling units per acre.
Lot Sizes. The PUD-R standards allow for lots as small as 13,000 square feet, provided
the average lot size is 16,000 square feet. This particular phase of Westcliff has an
average lot size of 13,509 square feet. The proposed lots are 85 feet wide, and the PUD-R
regulations require 100 foot width. The attached ordinance establishes the required
average lot size forWestcliff Phase II at 13,500 square feet, as requested by the applicant.
The ordinance also establishes a minimum lot width of 85 feet. The lot sizes and widths
are consistent with the approved regulations of the Westcliff/Old Grove project area. If
calculated over the Westcliff/Old Grove project area, the average lot size is 15,173 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 31,000 square feet of
open space, which is 19.4% of the residential project area. The attached ordinance
establishes the required open space area for Westcliff Phase II at 16%, as requested by
the applicant. When viewed within the limits of the overall project, the total open space
provided in the Westcliff/Old Grove project area is 25.04 acres, or 24.4% of the total
development.
Preliminary Plat. The zoning exhibit for this request is considered a preliminary plat. The
preliminary plat review included general plans for streets, water, sewer and drainage.
There are no significant issues outstanding with these items.
Sidewalks and Trails. The attached ordinance will require the developer to construct a 5-
foot wide sidewalk adjacent to the north side of McDonwell School Road. The ordinance
also allows the developer to escrow money in lieu of construction or construct a 10-foot
wide trail at this location.
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.
2. Surrounding Properties. The surrounding properties are generally developed, with a
mix of traditional neighborhoods and some single-family residences located on large
acreage tracts. There is a church under construction to the west, and an existing fire
station is located to the east.
Agenda Item No. 3 - Page 2
3. Development Trends. The development trends in this area primarily focus on single
family 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 parcels that make up the 3.561-acre tract are valued at $125,400. The estimated
City property tax revenue for the undeveloped property is $435 annually. The future
property tax revenue would depend upon the value of each individual lot and the value
of the house built on the lot.
6. Sales Taxes. The project will not directly generate sales tax revenue. The addition of
seven new houses could indirectly have an impact on sales tax revenue due to new
residents shopping in Colleyville.
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 seven proposed residences would add 67
vehicle trips per day to the surrounding roadways.
Staff mailed 8 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 less than four acres of proposed single family
development, and is intended to be a phase in the overall Westcliff/Old Grove subdivision.
Though the stand-alone project does not meet the technical requirements of the PUD-R
district, the project is consistent with the standards and requirements of the overall
Westcliff/Old Grove project. It is staff's opinion that Westcliff Phase II should be evaluated
as a part of the overall project. Given the existing conditions of the property, development
alternatives are limited. The developer has made a good faith effort to design this project
in a consistent manner with the surrounding larger development.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: October 28,2002
City Council: November 19 and December 3. 2002
RECOMMENDATION:
Denial, due to technical non-compliance with the PUD-R regulations of the Land
Development Code
Agenda Item No. 3 - Page 3
ATTACHMENTS:
· Location and Zoning Map
· Zoning Exhibit
· Information from Applicant
· List of Property Owners Notified
· DRe Review Memorandum
· Developer Response Letter
· Draft Ordinance
Prepared by:
Agenda Item No. 3 - Page 4
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WESTCLIFF PHASE II
PUD-R ZONING REQUEST: Statement of Planning Objectives &
Statement of Utilities to be Provided
I. PLANNING OBJECTIVES
The size and dimensions of the Westcliff Phase II property and its relationship to
surrounding land suggests both PUD-R zoning and the Special Conditions proposed,
namely:
1. flexibility within the City's PUD-R to create different lot sizes which meet the
demands of the housing market and accommodate conditions of the site, e.g.
the site is too narrow east to west for a conventional 20,000 sJ. development
with lots on either side of a double loaded street, and provisions for vehicular
traffic require compromise in lot size and dimensions to produce buildable lots
in an attractive neighborhood environment;
2. continuation of the seventy foot (70') open space along McDonwell School
Road begun at Westmont and continued in Westcliff Phase I seems favorable
to the community and is accommodated by PUD-R zoning;
3. the 27 acre McPherson Park site adjacent to the property imposes significant
burdens on the Westcliff Phase II land, e.g. vehicular traffic to and from the
City's maintenance facility along the lane behind (east of) the lots.
Therefore, the applicant seeks resolution of basic economic and planning issues for the
Westmont Phase II property, such as improvements required (including street layout),
lot size, lot dimensions and maximum number of units allowable.
The Westcliff Phase II zoning request has been tailored to fit the City's PUD-R ordinance
and PUD-R zoning previously approved for Westcliff Phase I and Old Grove. The
applicant anticipates that in deliberating its zoning request the community will
thoughtfully consider alternative uses and configurations of the property. If residential
use of the land is determined to be best, if an overall Westcliff Phase I, Old Grove and
Westcliff Phase II density of roughly 1.57 DU/A is acceptable, and if a single loaded
street similar to Reverchon Court nearby in Westmont is desirable, then the applicant
seeks to resolve such essential elements of Westcliff Phase II, so that the applicant may
proceed to develop this addition to the City essentially at the same time as it develops
Westcliff Phase 1.
II. UTILITIES TO BE PROVIDED
Utilities necessary for the development will be provided from adjacent or nearby
sources of water and sanitary sewer.
Church of Jesus Christ LDS
50 E. North Temple, FL 12
Salt Lake City, VT 84150
Glenwood Heights Dev. Corp
8222 Douglas Ave., Ste 605
Dallas, TX 75225
City of Colleyville
David Dacke
321 W. McDonwell School Road
Colleyville, TX 76034
Andrew Brownlow
317 W. McDonwell School Road
Colleyville, TX 76034
Stephen & Beatriz Byers
P.O. Box 532
Colleyville, TX 76034
Henry Wells
413 W. McDonwell School Road
Colleyville, TX 76034
Frank & Linda Baker, III
404 W. McDonwell School Road
Colleyville, TX 76034
Case Z-02-028 (Notices dated: October 11, 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 of the proposed change request as required by
the Texas Local Government Code and the Colleyville Land Development Code.
Jan Levy f'/'
Planning & Zoning Assistant
CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
October 16, 2002
Eddie Eckert, PE ~ David Bagwell ~ Linda & Frank Baker
817-446-3116 ~ 214-369-7740 ~ via mail
Clayton Husband, AICP, Community Development Manager
SUBJECT 2-02-028 AG to PUDR - WestcliffPhase II
The Colleyville Development Review Committee (DRC) has reviewed your zoning exhibit and
zoning change request submitted to this office. The following comments are for your
consideration.
ZONING EXHIBIT DRAWING
1. The residential lots in the proposed development do not meet the minimum area, width, depth
and setback requirements for the PUD-R zoning district. The proposed special conditions
(addressed elsewhere in this memo) should be written to address this issue for this
development.
2. A 7.5-foot drainage and utility easement is required adjacent to the rear property line of each
residential lot. Add the easement to the drawing.
3. The intersection of Newkirk Lane and Green Leaf Court must be designed to allow fire
vehicles adequate turning radii for a right-hand turn. The required minimum inside radius is
20 feet and the minimum outside radius is 50 feet. Provide an exhibit or calculation showing
that these turning radii can be satisfied at this intersection.
4. The open space area in the proposed development does not meet the minimum 20% land area
requirements for the PUD-R zoning district. The proposed special conditions (addressed
elsewhere in this memo) should be written to address this issue for this development.
5. The right-of-way for McDonwell School Road needs to be verified when the final 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.
6. Is a street connection between Green Leaf Court and McDonwell School Road proposed? If
not, what type of physical separation - such as fences or landscaping - is proposed between
the streets?
P.O. Box 185 - Colleyville , Texas 76034 - 81 7.577.7587
DEVELOPMENT REVIEW COMMITTEE
Z-02.Q28 WESTCLlFF II PUD-R
7. On the Site Data Table, remove the information for Impervious Area and Impervious Area
Percentage.
8. The 5-foot wide UTILITY EASEMENT on the east side of the street should be relabeled as
PEDESTRIAN AND UTILITY EASEMENT. The developer may consider making this easement
wider to accommodate both utilities and sidewalks due to the narrower right-of-way proposed.
PROPOSED SPECIAL CONDITIONS
The following comments are proposed changes to the Special Conditions by the Development
Review Committee. The developer response letter shall indicate whether these proposed changes
are acceptable, not acceptable or provide revised language. The briefing to the Planning and
Zoning Commission and City Council will include the proposed changes agreed to by the
developer and indicate those changes not acceptable by the developer.
Platting & Phasing.
Revise as follows: "The average residential density is permitted to be 1.8 dwelling units per
acre over the combined acreage of West cliff Phase I ift@hlsmg th@ €lRl:If€lft sit@, Old Grove, and
Westc1iff Phase II." Residential densities are calculated over the. acreage of residential
property; commercial or non-residential property is not included. The calculated density of all
three phases is 1.63 dwelling units per acre. This calculation does not include the church
property.
Streets and Sidewalks
Revise as follows: "b. The right-of-way of Green Leaf Court shall be forty feet (40') wide
with a five-foot (5') utility easement abutting th@ WlIsaft@d Bid@ both sides of the right-of-
way."
Delete paragraphs "c" and "d". Street engineering design standards are contained in the Land
Development Code. A separate request for variance from an engineering design standard
must be submitted to the Director of Public Works. The developer may appeal the Director's
decision to the City Council.
Revise as follows (see Item 5 under Other Information for detail): "f The provisions of the
Colleyville TMils 8yst@IH Pathways Plan de lu~t shall apply to this development. The
developer shall construct a five (5) foot wide sidewalk adiacent to McDonwell School Road as
part of the public improvements to this property. The construction of hike and bike trails
internal to the property is not required bv the Plan."
Water and Sanitary Sewer
Delete paragraph "a". Sewer extensions are already proposed by the preliminary engineering
plans.
PAGE 2 OF 5
DEVELOPMENT REVIEW COMMITTEE
Z-02-o28 WESTCLlFF II PUD-R
Lot Requirements and Setbacks
Revise as follows: "a. All lot dimensions and building setback lines shall be in accordance
with the Colleyville 2:Bnmg RegulatiBRB 8fl8 8li~tH'.i8iBR Regulati8BB Land Development
Code, except where amended by this ordinance.
Revise as follows: "b. The minimum lot size shall be 13,000 square feet. The average size of
all residential lots shall not be less than 13,999 13.500 square feet."
Add the following: "c. This development shall provide nineteen percent (19%) of the project
area as common open space."
TREE PRESERVATION
1. The Land Development Code requires that a tree surveyor recent aerial photograph be
submitted with a preliminary plat application. The purpose of the surveyor photograph is to
document areas of tree coverage for determining compliance with Chapter 5 of the Land
Development Code. Include a surveyor photo with the next submittal.
2. 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.
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 for this project. The actual fee paid may be
different depending upon the specific plans for construction or other arrangements provided
for by a City-Developer Agreement.
ROADWAY
$1,589 per dwelling unit for SINGLE FAMILY uses. Actual fee depends on specific use
of the property. Details are available in Chapter 13 of the Land Development Code.
$2,666 for a I-inch meter. Actual fee depends on water meter size and/or if a new
meter is installed.
$200 for a I-inch meter_ Actual fee depends on water meter size and/or if a new meter
is installed.
WATER
SEWER
2. 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 owner is required to construct one-half
of the streets adjacent to this property, or provide an equivalent amount of cash escrow for
PAGE30F5
DEVELOPMENT REVIEW COMMITTEE
Z~2~28 WESTCLlFF II PUD-R
future improvement by the City. An estimate of the cash escrow amount can be provided by
the Engineering Department upon request. The response letter to these comments shall
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. An assessment of
parkland dedication fees will be provided upon the review of the final plat.
4. SIDEWALKS. The Land Development Code requires sidewalks along all interior streets. The
intemal sidewalks must be installed when any new residence is constructed on the property.
The internal sidewalks must be at least 4-feet wide.
5. HIKE AND BIKE TRAILS - COLLEYVILLE PATHWAYS PLAN. The Colleyville Pathways Plan and
Land Development Code require the construction of a 5- foot wide sidewalk along McDonwell
School Road. This sidewalk must be constructed as part of the public improvements for this
property as it is not adjacent to a residential lot. Alternatively, the developer may escrow the
equivalent amount of funds with the City for future construction by the City.
A separate letter was sent to the developer on October 15, 2002, regarding the issues
surrounding the hike and bike trails for this property. The letter contains specific information
and proposals regarding portions of the trail within Westcliff Phase I, Westcliff Phase II, and
Old Grove. It is requested that the developer respond in writing to the letter as the response
will be included in the briefings to the Planning and Zoning Commission and City Council for
the WestcliffPhase I and Phase II plats.
PUBLIC HEARING SCHEDULE
Planning & Zoning Commission:
City Council:
Monday, October 28, 2002, 7:00 p.m.
Tuesday, November 19 and December 3,2002, 7:30 p.m.
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:
· 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 8W' xlI" reduced copy of the revised exhibit
The revised drawings must be submitted no later than Wednesday, October 23, 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.
PAGE40F 5
DEVELOPMENT REVIEW COMMITTEE
Z-02-028 WESTCLlFF II PUD-R
C: ENGINEERING OEPT
RRE OEPARTMENT
BUILDING INSPECTION
PUBUC WORKS
ECONOMIC DEVELOPMENT
CITY MANAGER'S OFFICE
PAGE50F5
GOODWXN~
M ARSHALL~
CIVIL ENGINEERS - PLANNERS - SURVEYORS
October 21,2002
Mr. Clayton Husband, AICP
Development Coordinator
City of Colleyville
5400 Bransford Road
Colleyville, TX 76034
RE: Westeliff Addition, Phase II - Z-02-028
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 preliminary plat. For ease of
reference, the following are organized in the same order as your letter dated October16th, 2002.
ZONING EXHIBIT DRAWING
1. Please refer to the Developer's response letter to address this issue.
2. A 7.5' drainage and utility easement has been added to the rear property line of all of
the lots.
3. The radii at the intersection of Newkirk Lane and Green Leaf Court have been shown
to allow fire vehicles to adequately make the turn. An exhibit has been included with
this letter.
4. Please refer to the Developer's response letter to address this issue.
5. The right-of-way for McDonwell School Road will be verified at the time of the final
plat and any additional R.O.W. necessary will be dedicated at that time.
6. Please refer to the Developer's response letter to address this issue.
7. The impervious area and percentage information has been removed from the table.
8. The 5' utility easement along the east side of Green Leaf Court has not been changed
since the sidewalk can be constructed within the dedicated 40' ofR.O.W.
PROPOSED SPECIAL CONDITIONS
1. Please refer to the Developer's response letter to address all of these issues.
6001 BRIDGE STREET, SUITE 100/ FORT WORTH, TEXAS 76112/ 817-429-4373 (METRO) / 817-446-3116 (FAX)
Mr. Clayton Husband
October 21, 2002
Page 2 of2
TREE PRESERVATION
1. Please refer to the Developer's response letter to address this issue.
OTHER INFORMATION
1. Impact fees will be paid at the time of building permits for each lot.
2. Please refer to the Developer's response letter to address this issue.
3. Please refer to the Developer's response letter to address this issue.
4. Please refer to the Developer's response letter to address this issue.
5. Please refer to the Developer's response letter to address this issue.
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. Along with this letter, I
have included the required 22 copies of the revised Zoning Exhibit and an 8 Y2 x 11 copy of the
plat.
Sincerely,
Goodwin.qnd Marsha/f;t1t.e,..
....... ... / - -,
(~----.:> ~~~'",
Edw~d ~. Eckart, ~ '-...J
EWE/jc
cc: David Bagwell
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October 23, 2002
Clayton Husband, AICP
Development Coordinator
City of Colleyville
P.O. Box 185
Colleyville, TX 76034
Dear Clayton,
I am providing information in response to your October 16 Westcliff Phase II DRC
comments letter that were not addressed by Eddie Eckart, P.E. in separate
correspondence. The following paragraph titles and sub-paragraph numbers track yours.
ZONING EXHIBIT DRAWING
1. I wrote you after the Westcliff Phase II DRC meeting regarding the average lot square
footage error that the Staff noted in the PUD-R Special Conditions proposed as a part of
our zoning application. I enclosed a new third page of the special conditions which
corrected that error. I have further revised the Westcliff Phase II PUD-R Special
Conditions generally in accord with the DRC comment regarding minimum area, width,
depth and setback requirements. Please note in the revised special conditions enclosed
herewith the differences between them and the DRC comments.
4. In this regard, see the revised Westcliff Phase II PUD-R Special Conditions enclosed.
6. We do not plan to connect Green Leaf Court and McDonwell School Road.
No decisions have been made about landscaping and fencing in this area. The open
space of Westcliff Phase II adjacent to McDonwell School Road is similar in depth to
open space along McDonwell School Road at Westmont, as well as open space along
McDonwell School Road in the new McPherson Park plan, in the LOS church plat and in
the Westcliff Phase I plat. The use of native materials in naturalized landscaping at
Westmont and native woods on the south side of McDonwell School Road suggest that
similar planting be coordinated along the north side of McDonwell School Road in the
open space of McPherson Park, Westcliff Phase II, the LOS Church and Westcliff Phase
I. Perhaps planting of native trees could be extend all the way to Precinct Line Road.
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Page Two
October 23, 2002
Clayton Husband, AICP
PROPOSED SPECIAL CONDmONS
Platting . Phasing
Revision suggested has been made.
Streets and Sidewalks
Some suggested revisions made; others not made. See revision provided herewith.
Lot Requirements and Setbacks
Some suggested revisions made; others not made. See revision provided herewith.
TREE PRESERVATION
The Westcliff Phase II PUD-R Special Conditions have been modified to exempt the
property from the protective fencing provisions of the Land Development Code. The
enclosed aerial photo shows Westcliff Phase II.
~HERINFORMATION
3. The special conditions have been revised to provide that Parkland dedication fees will be
due at the time the City accepts the paving, drainage and utilities in Westcliff Phase II.
4. The special conditions have been revised to provide that a sidewalk is required only on
the east side of Green Leaf Court
5. The special conditions have been revised to provide that the Colleyville Pathways Plan
shall apply to Westcliff Phase II only with respect to a five foot (5') sidewalk along
McDonwell School Road and that, at the option of the developer, a concrete trail
section ten feet (10') wide may be built if it connects (or will connect) at each end to a
trail of the same width.
The October 17, 2002 letter of the City Manager to me, amended in ~2. to provide
that the developer of Westcliff Phase I will build Segment B, is acceptable.
If there is anything further that we need to address so that our zoning application may be
Page Three
October 23, 2002
Clayton Husband, AICP
considered Monday night, please let me and Eddie know.
SiOcerety, \ .
<ii:'~~jf ) 1/--
cc: Eddie Eckart, P.E.
WESTCUFF PHASE II
PUD-R ZONING REQUEST: Special Conditions
1. PERMITTED USES
The PUD-R shall have two (2) land uses as indicated on the Zoning Exhibit:
a. Single family dwelling units
b. Open space
2. PLAmNG & PHASING
a. Prior to the issuance of any development pennits on the subject property and as a
condition to the development of the property, the developer shall obtain approval of a final
plat of the property, which may be in phases. In approving the final plat, each approving
body shall adhere to the Zoning Exhibit, while exercising reasonable discretion with
respect to changes from the Zoning Exhibit in roadway design, lot size, lot shape, building
lines, setback lines, open space and all other aspects of the plat; provided, each approving
body shall not approve anything inconsistent with the other conditions of this ordinance
and shall approve a final plat that is consistent with the Zoning Exhibit except in minor
regards.
b. This development shall be subject to all impact fees on the date of approval hereof.
3. DENSITY
The average residential density is pennitted to be 1.8 dwelling units per acre over the
combined acreage of Westcliff Phase I, Old Grove and Westcliff Phase II.
4. STREETS AND SIDEWALKS
a. Sidewalks shall be required for all lots within this development, except no sidewalks
shall be required on the west side of Green Leaf Court or south or west of the south line of
Lot 7. The lot owner shall construct sidewalks in rights-of-way adjacent to each lot
frontage no later than the date of the occupancy of the home on the lot.
b. The right-of-way of Green Leaf Court shall be forty feet (40') wide with a five foot (5')
utility easement abutting both sides of the right-of-way. The right-of-way width of the cui
de sac circle shall be ninety feet (90') wide with a five foot (5') utility easement abutting
the unloaded side of the right-of-way.
c. All streets in this PUD shall be thirty-one feet (31') wide and be constructed at the
discretion of the developer either of six inch (6''), 3,000 p.s.L concrete or of five inch (511),
3,600 p.s.L concrete.
d. The City's street design standards (tangency between curves, radius requirements,
etc.) shall be waived, except that a minimum radius shall not be less than twenty-five feet
(25'). At the discretion of the developer, no eyebrow shall be required as shown on the
Zoning Exhibit on Green Leaf lane.
e. No emergency access shall be required for Green Leaf Court.
f. The provisions of the Colleyville Pathways Plan shall apply to Westcliff Phase II only
with respect to a five foot (5') wide sidewalk parallel to McDonwell School Road extending
the width of Westcliff Phase II from east to west, which the developer shall construct in a
trail right-of-way twenty feet (20') wide adjacent to the north right-of-way of McDonwell
School Road. Or, at the option of the developer, the developer may escrow with the City a
sum reasonably acceptable to the Director of Public Works for the construction of said five
foot (5') wide sidewalk and not build it. In addition, at the option of the developer, a
concrete trail section ten feet (10') wide may be built in lieu of said sidewalk, provided that
it connects (or will connect) at each end to a trail of the same width.
5. DRAINAGE
a. All drainage facilities shall be designed and constructed in accordance with the Land
Development Code.
b. It shall not be the responsibility of the developer to improve any off-site drainage
structures or any other public facilities.
c. At developer's election, pursuant to a grading plan acceptable to the City's Engineer,
only one Side-yard swale between and behind lots may be utilized for lot drainage;
retaining wall construction, lot benching and drainage swale construction shall not be the
responsibility of the developer but shall be the responsibility of builders on individual lots
and shall not be required of the developer for City acceptance of public improvements.
d. Lot-to-Iot drainage shall be allowed in a grading plan acceptable to the City Engineer
across two lots contiguous with one another and adjacent to the lot(s) where drainage
begins, Le. drainage shall be allowed from the drainage source lot(s) across two other lots
which are adjacent one to the other.
e. Drainage from portions of the development is pennitted to sheet flow from
west to east onto City property.
6. WATER AND SANITARY SEWER
a. No water or sewer extensions are required to be made to adjacent property, except
that water shall be looped to the lines in Newkirk Lane and McDonwell School Road rights-
of-way.
b. If sanitary sewer installation to serve the development is necessary across City
property, the City shall cooperate in all regards, provided that no less than twenty feet
(20') of the drive surface of any street or driveway pavement shall be left: passable at all
times during sanitary sewer connection.
7. LOT REQUIREMENTS AND SETBACKS
a. All lot dimensions and building setback lines shall be in accordance with the Colleyville
Zoning Regulations and Subdivision Regulations, except where amended by this ordinance.
b. The minimum lot size shall be 13,000 square feet. The average lot size of all
residential lots shall not be less than 13,500 square feet.
c. Open space, including any trail right-of-way, shall not be less than sixteen percent
(16%).
8. SIGNAGE
Developer is pennitted to erect at locations approved by the City Engineer entry structures
with or without pennanent signage (which signage must comply with the City sign
ordinance and be properly pennitted) in the rights-of-way of perimeter roads at their
intersection with internal streets not to exceed twenty-five feet (25') in height, i.e. in the
sight triangle areas of such intersections, provided that said structures do no obstruct the
view of traffic as detennined by the City Engineer.
9. TREE PRESERVATION
Westcliff Phase II is exempt for requirements of the Land Development Code that require
protective fencing around trees.
CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
October 24, 2002
David Bagwell
~ Linda & Frank Baker
214-369-7740 ~ via mail
Clayton Husband, AICP, Community Development Manager
SUBJECT Z-02-028 AG to POOR - WestcliffPhase II
The Colleyville Development Review Committee (DRC) has reviewed your revised zoning
exhibit and zoning change request submitted to this office. The following comments are for your
consideration.
PROPOSED SPECIAL CONDITIONS
Attached is a copy of the draft ordinance prepared for this zoning change. Several of the special
conditions as proposed by the developer and/or revised by the Development Review Committee
are included in the ordinance.
The following items are not included in the ordinance, and an explanation for each follows. The
developer may request that the Planning and Zoning Commission include these items in the
ordinance.
Platting & Phasing.
a. Minor changes were made in the wording.
Streets and Sidewalks
Paragraphs "c" and "d" were not included. Street engineering design standards are contained
in the Land Development Code. A separate request for variance from an engineering design
standard must be submitted to the Director of Public Works. The developer may appeal the
Director's decision to the City Council.
Paragraph "f' was added with minor wording changes. This paragraph references a 20-foot
wide trail right-of-way that is not shown on the plat. The right-of-way should be added to the
plat or this particular sentence deleted.
P.O. Box 185-Colleyville, Texas 76034-817.577.7587
DEVELOPMENT REVIEW COMMITTEE
Z-02-028 WESTCLlFF II PUD-R
Drainage
Paragraphs "b", "c" and "d" were not added to the ordinance. These items are already covered
under specific the Land Development Code requirements. A separate request for variance
from an engineering design standard must be submitted to the Director of Public Works. The
developer may appeal the Director's decision to the City Council
Water and Sanitary Sewer
Paragraphs "a" and "b" were not added to the ordinance. These items are already covered
under specific the Land Development Code requirements. A separate request for variance
from an engineering design standard must be submitted to the Director of Public Works. The
developer may appeal the Director's decision to the City Council
Signage
This section was not added. Before staff can make a recommendation on this section, more
information is needed. Provide an exhibit showing what this paragraph is intended to permit.
Tree Preservation
This section was not added. More justification is needed to consider waiving this requirement.
PAGE20F2
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-JC'O
ORDINANCE 0-02-xxxx
AN ORDINANCE AMENDING CHAPTER 3, LAND USE OF THE LAND
DEVELOPMENT CODE OF THE CITY OF COLLEYVILLE, TEXAS, BY AMENDING
THE OFFICIAL ZONING MAP AND CHANGING THE ZONING OF A 3.561 ACRE
TRACT OF LAND OUT OF THE D.J. BEDDO SURVEY, ABSTRACT 232, FROM
THE AG AGRICULTURAL DISTRICT TO THE PUD-R PLANNED UNIT
DEVELOPMENT RESIDENTIAL DISTRICT; PROVIDING FOR THE VIOLATION OF
THIS ORDINANCE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING
PUBLICATION; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, an application for a zoning change was filed by Broadland Limited
Partnership for Linda and Frank Baker on October 11, 2002, under Case
No. Z-02-028; 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 AG Agricultural district to the
PUD-R Planned Unit Development Residential district, as shown on
the attached Exhibit "C", including any other conditions and
restrictions imposed and approved by the City Council, which are
incorporated herein.
Sec. 2.
THAT the PUD-R shall be subject to the following conditions:
1. GENERAL
a. The purpose of the PUD-R area is for single-family residential
development.
Ordinance 0-02-xxxx
Page 2 of 4
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:
a. Minimum Lot Size
b. Minimum Lot Width
c. Minimum Lot Depth
d. Front Building Line
e. Side Building Line
f. Rear Building Line
g. Average Lot Size
13,000 square feet
85 feet
120 feet
25 feet
1 0 feet
25 feet
13,500 square feet
4. OPEN SPACE
a. The PUD-R area shall provide a minimum of sixteen percent
(16%) 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.
5. CONCEPTUAL SITE PLANS AND PLATTING
a. The residential lot layout of the PUD-R area shall be generally
consistent with the conceptual site plan attached as Exhibit "C",
which shall be considered the preliminary plat. The actual street
and lot arrangement may differ from that shown on Exhibit "C" to
accommodate physical, topographic, drainage or other
conditions.
b. Prior to the issuance of any development permits on the subject
property and as a condition to the development of the subject
property, the developer shall obtain approval of a final plat of the
property in accordance with the procedures and requirements of
Ordinance 0-02-xxxx
Page 3 of 4
the Colleyville Land Development Code. In approving the final
plat, the approving body shall exercise reasonable discretion
with respect to changes from the Preliminary Plat in roadway
design, lot sizes, lot shape, building line, setback lines, open
space and all other aspects of the plat.
c. The average residential density is permitted to be 1.8 dwelling
units per acre over the combined acreage of Westcliff Phase I,
Old Grove, and Westcliff Phase II.
6. STREETS AND SIDEWALKS
a. The right-of-way of Green Leaf Court shall be forty feet (40')
wide with a five-foot (5') utility easement abutting both sides of
the right-of-way. The right-of-way width of the cui de sac circle
shall be ninety feet (90') wide with a five-foot (5') wide utility
easement abutting the unloaded side of the right-of-way.
b. An emergency access drive shall not be required from Green
Leaf Court to McDonwell School Road.
c. The provisions of the Colleyville Pathways Plan shall apply to
Westcliff Phase II only with respect to a five-foot (5') wide
sidewalk parallel to McDonwell School Road, extending the
width of Westcliff Phase II from east to west. The developer
shall construct the sidewalk in a twenty-foot (20') wide trail right-
of-way adjacent to the north right-of-way line of McDonwell
School Road. The developer may escrow with the City an
amount of money acceptable to the Director of Public Works for
the construction of said five-foot (5') wide sidewalk in lieu of
actual construction. The developer may construct, in lieu of said
sidewalk, a ten-foot (10') wide hike and bike trail at the same
location, provided the trail connects to a trail of the same width
at each end.
d. Sidewalks shall not be required on the west side of Green Leaf
Court or south or west of the south lot line of Lot 7.
e. Each homebuilder shall construct sidewalks along lot frontages.
All sidewalks shall be constructed in accordance with the
requirements of the Colleyville Land Development Code.
7. DRAINAGE
a. All drainage facilities shall be designed and constructed in
accordance with the requirements of the Land Development
Code.
b. Drainage from portions of the development is permitted to sheet
flow from west to east onto City property.
Sec. 3.
Sec. 4.
Sec. 5.
Sec. 6.
Ordinance 0-02-xxxx
Page 4 of 4
8. OTHER
a. This development shall be subject to all water, sanitary sewer
and roadway impact fees in effect as of the date of approval of
the final plat.
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 the Land Development Code 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
ATTEST:
CITY OF COLLEYVILLE:
Cynthia Singleton, TRMC
City Secretary
Donna Arp
Mayor
APPROVED AS TO FORM AND LEGALITY:
Ross T. Foster
City Attorney
cce~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
October 28, 2002
P-02-042 - Final Plat of Westcliff Addition, Phase I, 57.112 acres
located on the north side of McDonwell School Road, west of Fire
Station NO.3
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 McDonwel1 School Road, east of Remington Parkway. The
plat will create 103 single-family residential lots and 11 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, Old
Grove, is included, the lot sizes are 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 11 open space lots comprise 12.03
acres, or 21.1 % 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 to be constructed
through this property. In a separate agreement, the developer has agreed to construct
the trail from the north boundary of the church property to the McPherson Park property
line.
Agenda Item No. 4 - Page 1
RECOMMENDATION
Approval
ATTACHMENTS
· Location map
· Plat
· DRe Review Memo
· Applicant Response Letter
Prepared by:
usband, AICP
Development Manager
Agenda Item No. 4 - Page 2
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CITY OF COLLEYVILLE
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE
DATE
FAX TO
FAX NO
FROM
October 16, 2002
David Bagwell ~ Eddie Eckart ~ Justin Stratton
214-368-7740 ~ 817-446-3116 ~ 817-545-8989
Clayton Husband, AICP, Community Development Manager
SUBJECT P-02-042 Final Plat - Westcliff
The Colleyville Development Review Committee (DRC) has reviewed your Final Plat request
submitted to this office on September 25, 2002. 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.
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.
OTHER INFORMATION
1. HIKE AND BIKE TRAIL. A separate letter was sent to the developer on October 15, 2002,
regarding the issues surrounding the hike and bike trails for this property. The letter contains
specific information and proposals regarding portions of the trail within Westcliff Phase I,
Westcliff Phase II, and Old Grove. It is requested that the developer respond in writing to the
letter as the response will be included in the briefings to the Planning and Zoning Commission
and City Council for the WestcliffPhase I and Phase II plats.
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.
P.O. Box 185 - Colleyville, Texas 76034 - 817.577.7587
DEVELOPMENT REVIEW COMMITTEE
P-02-o42 WESTCLlFF
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
$1,589 per dwelling unit for SINGLE FAMILY RESIDENTIAL uses. The actual fee depends on
specific use of the property. Details are available in Chapter 13 of the Land Development Code.
$2,666 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is
installed.
$200 for a I-inch meter. Actual fee depends on water meter size and/or if a new meter is
installed.
WATER
SEWER
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 final acceptance of the subdivision.
PUBLIC HEARING SCHEDULE
Planning & Zoning Commission:
City Council:
Monday, October 28,2002, 7:00 p.m.
Tuesday, November 19,2002, 7:30 p.m.
RESUBMllT 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 of the 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@ci.colleyville.tx.us if you have any questions.
PAGE20F3
DEVELOPMENT REVIEW COMMITTEE
P-02-042 WESTCLlFF
C: ENGINEERING DEPT
RRE DEPARTMENT
BUILDING INSPECTION
PUBLIC WORKS
ECONOMIC DEVELOPMENT
CrTY MANAGER'S OFFICE
PAGE30F3
GOODwrrN~
M ARSHALL~
CIVIL ENGINEERS - PLANNERS - SURVEYORS
October 21,2002
Mr. Clayton Husband, AICP
Development Coordinator
City of Colleyville
5400 Bransford Road
Colleyville, TX 76034
RE: Westcliff Addition - Final Plat P-02-042
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 October 16th, 2002.
ENGINEERING CONSTRUCTION PLANS
1. The engineering comments have been received and revised construction plans have
been re-submitted to the City. A revised trail section will be provided according to
the pending resolution between the City and the Developer.
OTHER INFORMATION
1. Please refer to the Developer's letter for this comment.
2. Weare aware of the sidewalk policy and will follow the guidelines established in
Ordinance No. 0-99-1153 as to the construction of sidewalks.
3. Weare aware that impact fees are due at the time of the building permit and the
Westc1iffhomebuilders or ourselves will be paying the appropriate amounts.
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 the McDonwell School
Road improvements.
600 I BRIDGE STREET, SUITE 100/ FORT WORTH, TEXAS 76112/ 817-429-4373 (METRO) / 817-446-3116 (FAX)
Mr. Clayton Husband
October 21, 2002
Page 2 of2
5. Weare aware of the parkland dedication fee and will be paying the appropriate fees
prior to acceptance of the subdivision.
Clayton, I appreciate the staffs time and consideration of this project, and if you have any
questions or need any additional information, please feel free to call me. Along with this letter, I
have included the required 15 copies of the revised final plat and an 8 'li x 11 copy of the plat.
Sincerely,
Good~~n;.:~nd Mars~al~&-
:~.-: ) ~~~
~~l .'':1-"
-----" '~
Edward W. Eckart, P.b.
EWE/jc
cc: David Bagwell
1).\\.11) B.\ C;\\ELL
("". 1 J-) .\~\-
_. \ . .,. _., J
October 23, 2002
Clayton Husband, AICP
Development Coordinator
City of Colleyville
P.O. Box 185
Colleyville, 1)( 76034
Dear Clayton,
I am providing infonnation in response to your October 16 Westcliff Final Plat
DRC comments letter that were not addressed by Eddie Eckart, P.E. in sepa-
rate correspondence. The following paragraph titles and sub-paragraph num-
bers track yours.
OTHERINAORMATlON
1. HIKE AND BIKE TRAIL. The October 17, 2002 letter of the City Manager
to me, amended in ~2. to provide that the developer of Westcliff Phase I
will build Segment B, is acceptable.
4. PERIMETER STREET IMPROVEMENTS. We propose to build the portion
of McDonwell School Road that we are obligated to build and also build addi-
tional sections of the road using funds escrowed by Clairmont, Remington
Park, the LDS Church, Westcliff Phase II, and Raman Chandler's new devel-
opment, plus road impact fees paid by builders in those developments and in
Westmont. If this is not possible, we will escrow with the City a reasonable
sum to satisfy the obligation imposed by the Land Development Code on
Westcliff for perimeter road construction.
If there is anything further that we need to address so that our zoning applica-
tion may ~e considered Monday night, please let me and Eddie know.
Sincerely, .
/ I ~JJ~~
D~d S. Bagwell
cc: Eddie Eckart, P.E.
C )\I\II.'dl") Dr.\ IT' JP\ILYJ
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