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HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-4/28/2003 city Of n~ Texas AGENDA PLANNING AND ZONING COMMISSION East WinQ Conference Room Located Behind Citv Hall - 5400 Bransford Road Monday April 28, 2003 REGULAR MEETING: 7:00 P.M. CALL TO ORDER Chairman Jeff Wall ROLL CALL Commissioners Bruce Kelly, Bob Culley, Earl Swift, Jeff Byerly, Bud Sellers, Mark Jones, Jeff Wall INVOCATION Commissioner Byerly PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES April 14, 2003 CITIZEN COMMENTS AGENDA ITEMS 1. Case P-03-010 - Final Plat of Emerald Park Addition, Phase 1, 20.380 acres located on the north side of L.D. Lockett Road, east of Precinct Line Road 2. Discussion of the Master Plan Update 3. Staff Comments, Reports and Discussion Items The following items were received on the last case submittal deadline: · Case SP-03-005 - Site Plan for Richard medical office located at 5009 Thompson Terrace Planning and Zoning Commission Agenda - April 28, 2003 Page 1 of 2 4. Commissioners' Comments and Reports ADJOURNMENT I certify that this agenda was posted on the Bulletin Board at City Hall on Friday, April 25. 2003 at 4:30 p,m. ~ J. Cl,y!o, ",,',"d, AICP, Comm""'ty De"'opmo" M,Mge' Planning and Zoning Commission Agenda - April 28, 2003 Page 2 of 2 .~ Texas PLANNING AND ZONING COMMISSION MEETING MINUTES - April 14, 2003 CALL TO ORDER Chairman Wall called the meeting to order at 7:00 p.m. ROLL CALL Commissioners Bruce Kelly, Earl Swift, Jeff Byerly, Mark Jones, and Jeff Wall were present. Commissioner Bud Sellers was absent. Barry LeBaron, Clayton Husband, Jeff Jones, and Jan Levy from staff were present. INVOCATION The invocation was given by Commissioner Swift PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES March 24, 2003 Commissioner Byerly moved to approve the minutes as written. Commissioner Kelly seconded the motion. The motion passed by unanimous acclamation. SWEARING IN Bob Culley was sworn in at Place 5 CITIZEN COMMENTS There was none. AGENDA ITEMS 1. Case P-03-009 - Replat of Colleyville Shopping Village Addition, Lots 4R-2-1, 4R-2-2, 4R-2-3, and 4R-2-4 located at 6201 Colleyville Boulevard Clayton Husband presented the case to the commissioners. Barry LeBaron explained how commercial lots are not required to have frontage on a public street but are required to provide access from a dedicated access easement. He said these lots are accessible from a dedicated easement, which connects to both Colleyville Boulevard and Sanders Lane. Commissioner Culley moved to approve the minor plat. Commissioner Jones seconded the motion. The vote being: Ayes: Kelly, Culley, Swift, Byerly, Jones, Wall Noes: None Planning & Zoning Commission Minutes - March 24, 2003 Page 1 of 8 Draft Copy (3/27/03) 2. Case Z-03-006 - TABLED ITEM - Zoning Change from CN to PUD-R, 2.05 acres located at the northeast corner of Cheek Sparger Road and Steeplechase Drive Commissioner Jones moved to remove the item from the table for discussion. Commissioner Swift seconded the motion. The vote being: Ayes: Kelly, Culley, Swift, Byerly, Jones, Wall Noes: None Clayton Husband presented the case to the commissioners and reviewed the staff briefing. There was discussion by staff and the commissioners about the changes in the number of lots, the size of the lots, the density of the subdivision, and the plans to offer open space that will help in the realignment of Cheek Sparger Road. Mr. Husband distributed a larger size of the revised zoning exhibit that reflected the changes. He told the commissioners that a ten foot (10') wide trail is required along Cheek Sparger Road and the applicant has not asked for a waiver from the requirement. Chairman Wall moved to reopen the public hearing. Commissioner Swift seconded the motion. The motion passed by acclamation. Those present wishing to speak were: Jimmy Schnurr, applicant, told about how they took the issues that were problematic to the surrounding homeowners and redesigned the subdivision by reducing the number of lots, and adding some open space. He introduced the developer, Monte Thomason. Monte Thomason, developer, said he met with the Bridlewood Estates Homeowners Association and addressed the line of sight issue by placing open space along the southwestern portion of the subdivision. He said the proposed subdivision will have an entry feature that is compatible with Bridlewood Estates, they reduced the number of lots 20% from 10 lots to 8 and now offer approximately four dwelling units per acre. He said they redesigned the subdivision so that the smaller lots would abut the commercially zoned property to the east and the largest lots would abut the residential lots to the north. He said they now have a 45% reduction in paved area and they will limit the houses along Steeplechase and the two northern lots to one story and there will be three lots along the eastern side of the subdivision that will be allowed to have 1 % story homes. Mr. Thomason said they will exceed the Bridlewood deed restrictions and they will require 95% masonry coverage and no front-entry garages. He said there will be a HOA that will maintain all grass and landscaping and he plans on planting 15' to 1 T live oak trees along Steeplechase to the west of the subdivision and they agree to the construction of a ten foot trail that is required along Cheek Sparger Road. He said they contacted Woodbriar Estates, The Woods of Colleyville, and the Saddlebrook homeowners associations to inform them of the proposed changes. Planning & Zoning Commission Minutes - March 24, 2003 Page 2 of 8 Draft Copy (3/27/03) Commissioner Swift asked staff about the zoning and use of the lots to the east. There was discussion about the use of the property along Cheek Sparger. Commissioner Swift asked the fire marshal if he was all right with the reduction of paved area in the subdivision and Fire Marshal Jones responded that he did not have any problems with it and it is adequate for that length of street. Tom Caunitz, 4006 Steeplechase Drive, represented the Homeowners Association for Bridlewood Estates and said they met with the developer at the annual HOA meeting. He said they liked the changes and there are tremendous selling points. He said everyone at the meeting is in favor of a residential use for the property and the developer has worked with them to provide landscaping along Steeplechase. Pam Brandon, 3608 Briarwick Court, said she is president of the Woodbriar HOA and is in favor of the changes made by the developer. She said she spoke to four out of the six residents who live along Cheek Sparger Road as they would be most impacted by the development. She said they were in favor. D. J. Garmon, 3720 Oakbriar, said he was very concerned about traffic. He reported that people use Wood briar Estates as a cut-through and they don't obey the speed limits or stop signs. He said he doesn't agree there would be more traffic generated by a commercial use than a residential development on the property. He said the density is still too high and Bridlewood Estates and the Woods at Colleyville were required to provide 20% open space. Steve Knight, 3917 Felps Court, spoke in opposition. He explained where he lived in relationship to the zoning change request. He said that density is a problem and sited the Sparger/Felps Addition as setting a trend in the area. He told the commissioners that Bridlewood's higher density was a result of the land being originally zoned multi-family and the desire of the citizens to have single family homes on the property rather than multi-family. He encouraged the commissioners to not keep scaling down the size of lots in Colleyville. He agreed that residential is the best use of the land, but still believes there is crunch room and the lots could be larger and fewer. There was no one else present to speak, and Chairman Wall closed the public hearing. Commissioner Jones moved to deny the zoning change as proposed. Commissioner Swift seconded the motion. There was discussion by the commissioners following the motion. Commissioner Culley said he agrees with the denial and the development needs more green belt and also density is an issue because the lots are significantly smaller than Bridlewood. Commissioner Byerly spoke about the need to jealously guard the adjoining commercial space and take a wait and see position in case commercial can develop in the area. Commissioner Kelly said even the representatives from Bridlewood supported reducing the density in order to have residential development on that property. Planning & Zoning Commission Minutes - March 24, 2003 Page 3 of 8 Draft Copy (3/27/03) Chairman Wall called for the vote. The vote to deny being: Ayes: Kelly, Culley, Swift, Byerly, Jones, Wall Noes: None Chairman Wall explained that the case can go to City Council for consideration; however it will require a super majority approval vote to grant the zoning change request. 3. Case Z-03-008 - PUBLIC HEARING & TABLED ITEM - Zoning Change from CC2 to PUD-R, 9.285 acres located on the south side of Centerpark, east of Colleyville Boulevard Clayton Husband presented the case to the commissioners and reviewed the staff briefing. He told the commissioners that the applicant and representative are in attendance to make a presentation. Clayton said staff received two letters of opposition and they are in the commissioners' packets. Commissioner Jones moved to remove the item from the table. Commissioner Kelly seconded the motion. The vote being: Ayes: Kelly, Culley, Swift, Byerly, Jones, Wall Noes: None Kennis Ketchum, Portfolio Development, was present to represent the case. She spoke about the need for senior housing and presented statistics supporting her position. She said the buildings would have direct access garages and when they designed the architectural style, they were sensitive to what Colleyville is about and they didn't want to insult the community. Kennis said they will limit the buildings to one story where the buildings abut current residential and will and can legally restrict the rentals to seniors. She said the rents will be between $800 to $1,500 per month. Greg Faulkner, architect, also representing the land owner, showed slides of other similar projects that were developed in Dallas and other parts of the country. He explained the concept and how they try to keep the scale and luxury of single family homes and told about other amenities. Mr. Faulkner said there will be kitchen islands in some units and walk in closets. He said the streets will have names to give a sense of a single family development. He said there will be approximately 142 units and there will be entries off Centerpark and Colleyville Boulevard. He said that all cars will be required to be parked in garages; however they will provide guest parking. Commissioner Swift asked questions about the comparison of the proposed Colleyville project to the Hilton Head project that Mr. Faulkner's company designed. Mr. Faulkner said that the project was built in 1997 to 1998 and the projects would be similar in construction costs, but Planning & Zoning Commission Minutes - March 24, 2003 Page 4 of 8 Draft Copy (3/27/03) the Hilton Head project would demand a higher rental cost, and the Hilton Head project was exclusively rentals. Commissioner Culley commented that the fronts of the buildings in the Colleyville design lack brick and masonry. Commissioner Jones questioned the marketing and research study that was performed and asked what brought the developer to Colleyville. Mr. Faulkner and Kennis Ketchum said that the owner has had no good commercial offers on the property and they felt there was a need to propose something different so that the property could be developed. There was discussion about why the developer is proposing rentals vs. sales. Mark Hiller, 6615 Brookshire, Dallas, Texas, owner of the property, said that Colleyville has a situation where parents are living with children and he felt there is a definite need for this kind of project for Colleyville residents. He said that he is not married to an apartment concept and would take the comments offered by the commissioners and consider condominiums. Commissioner Jones asked if the market study indicated that rents are more desirable than condominium ownership. Mr. Hiller responded that according to the economic part of the issue, rentals would be the first choice, but condominiums would not prohibit his interest in the development of the land. Andrew Wayne, 1009 Lakeridge, commented that the developer made a good presentation and said he is 57 years old and there is a need in Colleyville for senior citizen housing; however, the commissioners denial of the previous case because of density issues, negates approval of this item because it has an even higher density. He said there is a need for housing for seniors in Colleyville, but not a need for this type of living quarters. He said that this is not a marketing study provided by the applicant, but a professional study. He said there is very little greenbelt associated with the development and adding a minimum of 100 cars to Centerpark will affect all who live in the area. He said he is opposed to the zoning change. Dr. Susan Hess, 4609 Westbury Drive, said she lives in the Lakes of Somerset subdivision and has concerns that this development does not fit the ambiance of the area. She said density, and traffic concerns are a huge issue and there are better uses for the property. Don Shaver, 1001 Edgewater, said reports by City Council have stated that there are 57 seniors in Colleyville and he supposed those 57 seniors would not downsize to a two story apartment. He said nice garden homes with a lower density should be considered for the property. Ken Wallace, 4205 Green Meadow East, said he is in total opposition of the proposed zoning change. He said there should be no two story structures and has fears that in the future the property would not be maintained and it's value would decline. He said this may be a good concept, but not for where it is proposed. Larry Henry, 4104 Inwood Lane, said he is a 15 year Colleyville resident, and there is a need for more commercial tax producing businesses. He said this proposal is too disparate from the Planning & Zoning Commission Minutes - March 24, 2003 Page 5 of 8 Draft Copy (3/27/03) Master Plan and the commissioners need to take time and understand the impact this proposal will have on the area. Margaret Sherlock, 905 Briar Ridge, said the City already has an apartment/town home project that was built by a Dallas developer who built two story buildings with the master bedroom upstairs and that was not a successful project. She spoke in opposition. Phil Charon, 4604 Clearwater Court, said his property abuts the east property line of the proposed project. He said that two story apartments are not designed for seniors. He said the developer has stated he proposes luxury apartments and when he compared rates along Highway 121, the average rental is $1.00 per square foot average. He said this proposed project is not a luxury apartment, but compares with average apartment rentals. He said that even though one story apartments are being proposed along the eastern property line, the finish floor elevations will rise to the west toward the flood plain and those buildings will overlook his property. He spoke about density and traffic problems and said this proposal is not suitable for Colleyville. Steve Ewing, 700 Green Meadow North, said he was on the Board of Directors of Saddlebrook HOA. He spoke in opposition due to density and the negative impact it would have on home values in the area. Ron Grove, 4708 Lakeshore Court, said there are so many boarded up businesses along Highway 26 and the addition of this type of project will degrade property values. Alan Jackson, 4801 Lakeshore Court, said most elderly people do not live in apartments. He said he pays three times the amount of taxes as in Keller, but does so willingly in order to live in a community that does not have these kinds of projects. He spoke about the negative impact the additional traffic and high density have and stated there is a place for this kind of product, but not here. Jim Gormley, 502 Green Meadow North, spoke in opposition sighting high density, lack of ~pen areas and lack of green belts. He said Centerpark access is an issue as is the risk of seniors accessing off Colleyville Blvd. He said patio homes would be a great alternative with fewer units and one story buildings. Brad Trow, 4605 Colleyville Boulevard, said he owns the property where Riceland is located. He said although he relishes the idea of having so many hungry people nearby to support the restaurant trade, the property will become more desirable for commercial development when Highway 26 is widened. Kennis Ketchum, applicant, said that they appreciate all of the comments, and they are trying to come up with the highest and best use of the property. She said the owner has not been able to sell as commercial and they are proposing an alternative use. Chairman Wall closed the public hearing. Commissioner Culley commented that it appears the developer is here to make changes and work with the neighbors and he has never heard such productive comments at a public hearing Planning & Zoning Commission Minutes - March 24, 2003 Page 6 of 8 Draft Copy (3/27/03) before. He said that Centerpark can handle more traffic and it can be regulated as the outgoing traffic from the day care center is regulated. He said that density is an important issue and apartments are not needed at this time in Colleyville. Commissioner Swift said that he is qualified to speak as a senior citizen. He spoke about current problems with a similar project, Spring Garden. He said that apartments don't fit the long term image of Colleyville and are counterproductive. He said he was very impressed with the image of Lakewood Estates and is sensitive to their comments. He said he did not believe it was legal to restrict rentals by age. Commissioner Kelly said that the comments by the citizens are not against development and growth in the area, but are against this type of proposal. He said it seemed as if the citizens and developer still want something to happen on the property. Commissioner Jones moved to deny the zoning change request. Commissioner Culley seconded the motion. The vote being: Ayes: Kelly, Culley, Swift, Byerly, Jones, Wall Noes: None Chairman Wall encouraged citizens to get involved with the Master Plan Update process. He said it seems as if the developer is willing to work with the community. [NOTE: The Planning and Zoning Commission took a 5 minute break and then resumed the meeting.] 4. Discussion of the Master Plan Update: Barry LeBaron said he is pleased with the positive feedback he has received regarding the meetings. He went over the upcoming schedule and outlined the process once the neighborhood meetings are concluded. Chairman Wall asked the commissioners to check their June and July schedules and notify staff so that meetings can be scheduled when most members can be present. There was discussion about comments raised in a Master Plan neighborhood meeting about the City pooling resources with the GCISD. Chairman Wall requested that staff meet with the new City Council and Mayor to update them on the Master Plan process with the Planning and Zoning Commission present. 5. Staff Comments, Reports and Discussion Items: There were none. Planning & Zoning Commission Minutes - March 24, 2003 Page 7 of 8 Draft Copy (3/27/03) 6. Commissioners' Comments and Reports: There were none. ADJOURNMENT The Commission moved to adjourn the meeting at 8:55 p.m. The motion was seconded and passed by acclamation. Respectfully Submitted, Jan Levy Planning & Zoning Assistant 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 - March 24, 2003 Page 8 of 8 Draft Copy (3/27/03) CQ.~ Texa~ PLANNING & ZONING COMMISSION AGENDA BRIEFING Agenda Date: Subject: April 28, 2003 P-03-010 - Final Plat of Emerald Park Addition, Phase 1,20.380 acres located on north side of L.D. Lockett Road, east of Precinct Line Road STAFF REVIEW COMMENTS: Emerald Park Development is the owner of a 20.38-acre parcel of land located on the northeast corner of Precinct Line Road and L.D. Lockett Road. The owner has submitted a Final Plat of the property for review and consideration by the Planning & Zoning Commission. The plat proposes 72 single family lots and 3 open space lots. Zoning. This property is zoned PUD-R and PUD-C, approved by Ordinance 0-02-1366 on October 1, 2002. The overall density of the development is 3.5 dwelling units per acre. The smallest lot is 7,200 square feet in area, with an average lot size of 7,508 square feet. The typical lot is 60 feet wide and 120 feet deep. Preliminary Plat. The Planning and Zoning Commission approved the preliminary plat on February 10, 2003, and the City Council approved the plat on March 18, 2003. The final plat is consistent with the approved preliminary plat. Open Space. The PUD-R ordinance for this property requires that 20% of the total development be designated as open space. The three open space lots comprise 4.0 acres, or 20% 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 L.D. Lockett Road on Crescent Way. A secondary emergency access to Precinct Line Road is proposed on Crystal Way, at the northwest corner of the property. This secondary access enables this subdivision to meet the requirement to provide two entrances to this phase of the development. An interim fire lane will be constructed to this secondary entrance until the time the commercial area develops. At that time, the fire lane will be reconstructed as a public street. Sidewalks. The developer will construct a 5-foot wide sidewalk along L.D. Lockett Road. The residential portion of the project does not require the construction of hike and bike trails. Drainage. Storm water runoff will be directed to a detention pond located in the open space area in the middle of the subdivision. Separate detention ponds will be constructed when the commercial area develops to accommodate storm water runoff Agenda Item No. 1 - Page 1 ~ - ---~-,-,---_.,'---"---_.._.._.-~---_._._-,.._-~"--'"---,--.- from that area. Extensive drainage improvements will be made as part of this development. 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 developer. is, required to construct one-half of the street or provide an equivalent amount of cash escrow for future improvement by the City. Gated Community. The developer has indicated that this development will be constructed as a gated community with private streets. Approval of the final plat will include approval of the subdivision as a gated community. Dwelling Unit Construction Requirements. The PUD-R portion of the ordinance has specific requirements for the houses built within the subdivision. The minimum dwelling unit size is 2,500 square feet, with at least 2,300 square feet located on the first floor. All houses must provide 90% masonry walls and chimneys, and roofs with a minimum 10:12 pitch. No more than 40% of the garage doors are allowed to face the street, and the doors must be constructed of wood or wood-faced steel. The owner's surveyor has addressed all Development Review Committee comments. This plat also requires approval by the City Council. RECOMMENDATION: Approval ATTACHMENTS: · Location map · Plat (see large paper copy) . Excerpt from Ordinance 0-02-1366 Prepared by: J, Clayton Husband, AICP Community Development Manager Agenda Item No. 1 - Page 2 Location Map '\'. ,l/ II Jl // l,gmmY:-~rov~}?tt ~. MapPoinf' 1/ (r" .......rv.nuttwell Scho~ ~/\~ II ",.....-., 11 ID--'-~ II !-JJ~,.,.. If 1 ,I ;.::::.:~:" /;.i [II , , ~;b~;t,,', -;D J,W~ ~9~~nnnil It Lovaco froil ~ ~r . -~ f I -'/,?~ N'o' rth Richland Hills (;l029) f\ U ii' V,M '/ "".(,~ !;.ocl~ctt ~d I 3126 "'~ / ;:,>/ ({ ,'1 ' ,/;-/",-;::::>'1111 I,ll 1,1 1,.,1, . _ ,,<<~1!! /_'" l I '--__--' '- -0 'i>i';<r:':~>'-] i r! j 0:: Ij,'." \..-J L-J r 'i=:;f1{ (~~;,I) , l1L$ ":~~;::-j I U111 ",' ~'...'/ J I ,,':-r..";(' '---, t. . Hurst ",.,g"--'\\ i .i W ,,1" ~IJ:F)'--'I:' /~~] .,,)~" .~ <::::,;.J l, 'tt ., ,-A~:,-:.-:...__,. __. 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('.1'-. r c r Excerpt from Ordinance 0-02-1366 DWELLING UNIT CONSTRUCTION REQUIREMENTS a. The minimum dwelling unit size shall be two thousand five hundred (2,500) square feet. At least two thousand three hundred (2,300) square feet shall be located on the first floor of the dwelling unit. b. The exterior wall surface area of each dwelling unit shall be constructed of ninety percent (90%) brick, stone, stucco or other masonry material. The area of window and door openings shall not be included in the calculation of this requirement. This requirement shall only apply to the first story of the structure. c. The front elevation wall surface area of the dwelling unit shall not be constructed of siding or non-masonry material. d. The primary roof of the dwelling unit shall be constructed with a roof pitch of not less than a 10: 12 pitch. e. All chimneys shall be constructed of brick, stone, stucco or other masonry material. f. Not more than forty percent (40%) of the garage doors shall face the street. Garage doors shall be constructed of wood or wood-faced steel.