PLANNING & ZONING COMMISSION MEETING THURSDAY, NOVEMBER 10, 2016 AT 6:30 P.M. JUSTIN CITY HALL 415 NORTH COLLEGE STREET JUSTIN, TEXAS 76247 I. Call To Order: Invocation and Pledge of Allegiance. II. Public Input for Items Not Listed On Agenda In order to expedite the flow of business and to provide all citizens the opportunity to speak, the Planning & Zoning Chair may impose a three-minute limitation on any person addressing the Planning & Zoning Commission. III. Action Items 1. Consider and Act on Rezoning of Timberbrook Development: Applicant/ Property Owner: Douglas Properties, Inc., Bloomfield Homes, L.P. Present Zoning: SF-1 Requested Zoning: Planned Development, Single Family Residential, Commercial/Retail, Municipal, Parkland, Open Space Location: 571.72 Acres, N.S. Hazelton Survey, Abstract Number 547, M.E.P. & P.R.R. Co Survey, Abstract Number 1477, E. Young Survey Abstract No. 1452, W.W. Young Survey, Abstract Number 1444, H. McDonald Survey, Abstract Number 879, M. Garnett Survey, Abstract Number 439, W.M. Reed Survey, Abstract Number 1071, and R.W. Terell Survey, Abstract Number 1650, Denton County, Texas. Proximity: North side of FM 407, south of Oliver Creek, west of FM 156 with Ridgeview Estates subdivision to the south side of the central portion of the development. 2. Discuss, Consider, and Act on a Preliminary Plat for Timberbrook Phase I. Property Owner: Douglas Properties, Inc., Bloomfield Homes, L. P. Located on 218.8 Acres, N.S. Hazelton Survey, Abstract Number 547, M.E.P. & P.R.R. Co Survey, Abstract Number 1477, E. Young Survey Abstract No. 1452, W.W. Young Survey, Abstract Number 1444, H. McDonald Survey, Abstract Number 879, and R.W. Terell Survey, Abstract Number 1650, Denton County, Texas. PLANNING & ZONING COMMISSION AGENDA THURSDAY, NOVEMBER 10, 2016
Proximity: West side of FM 156, south of Oliver Creek with Ridgeview Estates subdivision to the south side. 3. Future Agenda Items III. Adjournment Prepared and posted, this 7 th day of November 2016, in accordance with the Texas Local Government Code. Cori Reaume, Interim City Manager PLANNING & ZONING COMMISSION AGENDA THURSDAY, NOVEMBER 10, 2016
Planning & Zoning Meeting November 10, 2016 Justin City Hall, 415 North College Street City Council Cover Sheet Agenda Item: #1 Title: Timberbrook Zoning Department: Planning & Development Contact: Cori Reaume, Interim City Manager, Barry Hudson, Planning Consultant Background: Attached, please find a request for zoning for the Timberbrook Development. Timberbrook encompasses several large tracts of land currently in the City s city limits following recent annexation. When annexed into the City, the property automatically became zoned as SF-1. In the case of Timberbrook, the City did pass a development agreement. The terms of the agreement have more stringent zoning requirements than the SF-1 zoning. This zoning request by the developer is in line with the development agreement, (attached), which was passed by the City Council in April of this year. The request is for a planned development encompassing single family residential, commercial (along FM 407), a school site, a municipal site for a future police/fire station, a site for a water tower, many parks, and open space. The public hearing for this rezoning was opened and closed at the last Planning & Zoning meeting on October 18, 2016. The City Council s public hearing for this rezoning is scheduled for November 14, 2016. The Planning & Zoning Commission must take action on this item before the City Council will be allowed to hold the scheduled public hearing on November 14 th. Line Item: NA Amount remaining in line item: NA Expenditure Required: NA Additional Required: NA Budget Amendment Needed: NA City Attorney Review: No
Recommendation: Recommend the requested zoning to the City Council. Attachments: (1) Timberbrook Development Agreement (2) Timberbrook Concept Plan (3) Timberbrook Zoning Application (4) Additional Timberbrook Information (5) Pending, to be sent later A review letter from Barry Hudson, Dunaway Associates regarding the requested zoning change.
Planning & Zoning Meeting November 10, 2016 Justin City Hall, 415 North College Street City Council Cover Sheet Agenda Item: #2 Title: Timberbrook, Phase I Preliminary Plat Department: Planning & Development Contact: Cori Reaume, Interim City Manager; Gary Fisher, Engineering Consultant; Christopher Cha, Engineering Consultant; Barry Hudson, Planning Consultant Background: Attached, please find the preliminary plat submission for Phase I of the Timberbrook Development. This Development was approved by the City Council in April of this year and the plat submitted is in line with the concept plan approved at that time. Pacheco Koch has completed their review of the preliminary plat and I have included the engineering review letter in this packet. Line Item: NA Amount remaining in line item: NA Expenditure Required: NA Additional Required: NA Budget Amendment Needed: NA City Attorney Review: No Recommendation: Deny preliminary plat because it does not yet conform to subdivision regulations - See Engineering Review Letter Attachments: (1) Engineering review letter (2) Preliminary Plat for Timberbrook, Phase I (3) Preliminary Utilities & Drainage Study for Timberbrook, Phase I
November 7, 2016 PK No.: 3340-13.294 TX Reg. Engineering Firm F-469 Ms. Cori Reaume Interim City Manager City of Justin P.O. Box 129 Justin, Texas 76247 Re: CITY OF JUSTIN Timberbrook Subdivision Preliminary Plat Review Justin, Texas Dear Ms. Reaume: In accordance with your request October 26, 2016, the Preliminary Plat with attending preliminary drainage, water and sewer plans were reviewed against the Subdivision Regulations. The following comments are offered along with corresponding section in the Subdivision Regulations. Preliminary Plat 1. Provide layouts of the entire area intended to be subsequently subdivided showing tentative proposed layouts of streets, blocks, drainage, water, sewer and other improvements. Those in the executed Development Agreement we have are not readable. [26-101] 2. Provide a list of proposed restrictive covenants, conditions and limitations. [26-103.AA] 3. Revise the City Certificates to delete the second dates for the minutes. [26-103.II] 4. Revise the title of the signatory for the City Council to MAYOR. [26-103.II] 5. Add a description for the basis of the bearings on the Preliminary Plat. [26-103.G] 6. Add the name of the Registered Professional Land Surveyor responsible for preparing the Preliminary Plat. [26-103.Z] 7. The limits of the existing drainage easement east of the northeast corner of Ridgeview Estates are unclear. [26-103.D] 8. Show existing watercourses. [26-103.D&FF] 9. Show building lines in Ridgeview Estates. [26-103.D] 10. Present purpose or limitation of public and private open spaces. [26-103.DD]
Ms. Cori Reaume November 7, 2016 Page 2 11. Show the size, type and pressure of existing pipeline(s). [26-103.Y] 12. Show existing gas well(s), site & pipeline easement(s). [26-103.D,E&K] 13. Show limits of existing non-exclusive ingress and egress easement near FM 156. [26-103.K] 14. Label approximate location of Zone A Floodplain limits on all applicable sheets. [26-103.X] 15. Label all proposed streets on all sheets. [26-103.M] 16. Show approximate outlines of all homes and other buildings and structures within and contiguous areas. [26-103.K] 17. Provide paved access to Parkmont Ct. [45-100] & [45-102] 18. Consider projection of Kettlewood Drive right-of-way to the unsubdivided area to the south. [45-100.C&D, 45-101.C] 19. The residential street centerline radii should be revised to not less than 250 feet. [45-102.E] 20. The Timberbrook Parkway centerline radii should be revised to not less than 1,200 feet. [45-102.E] 21. It is recommended that the reversed curve of Timber Ridge Drive just east of Elmwood Drive be provided with a straight tangent section of not less than 100 feet between the curves. 22. At the Timberbrook Parkway intersection with FM 156, the centerline radius of Timberbrook Parkway (a thoroughfare) is 225 feet, far less than the minimum required of 1,200 feet. The City s Thoroughfare Plan show s this thoroughfare, if extended to the east, to have a grade separation (aka bridge) over FM 156 and the BNSF Railroad. It seems reasonable that there would be an at-grade, stop condition to FM 156. In view of this, it seems reasonable to allow a reduced speed section on the approach to FM 156. The reduced speed would allow a reduced centerline radius. If the speed limit were set to the residential speed of 30 miles per hour, the centerline radius could be a minimum of 250 feet. [45-102.E] 23. Provide detail on the western terminus of Timberbrook Parkway. West of Sagewood Drive there is no turnaround or road closure shown. [26-104] Preliminary Drainage Layout 1. Drainage Areas A-1, A-4, B-4, B-5, I-6, H-6, and L-2 appear to have lot to lot drainage. [26-104] 2. Drainage Area K-1 appears to be draining through existing lots in Ridgeview Estates. Please provide more detail south of K-1 and the offsite area below that to show how runoff is to be handled. [26-104]
Ms. Cori Reaume November 7, 2016 Page 3 3. On topographical information, provide contour lines on a basis of five 5 foot intervals in terrain with a slope of five (5) or more and on a basis of two (2 ) foot intervals in terrain with a slope of less than five (5) percent. [26-104] 4. Provide more detail and contours on OS-A3, particularly the south side where contours look like there is a ditch (not ridge) which might capture more runoff. [26-104] 5. There are street and drainage improvements proposed outside of property without easements shown. [45-100] 6. The south portion of Drainage Area I-2 appears to flow south not north. [26-104] Preliminary Water Layout 1. Verify that east connection to Ridgeview Estates is a 12 WL as shown in Exhibit F of the Developer Agreement. [26-105] 2. Provide clarification on west side 12 loop, currently the Preliminary Water Layout does not show a 12 loop for the subdivision. Ridgeview Estates is connected to water tower via 6 water lines. There is still an ongoing investigation into whether the 12 line on the west side is needed at this phase. [53-101] Preliminary Sewer Layout 1. Based on the contours shown, sewer depths in Sewer Sub-Basin B and Sewer Sub-Basin E look excessive and too deep to be access within a 50 or 60 ROW. Areas of note are along Oakcrest Drive and on the north/south road near the north part of Sewer Sub-Basin B. [53-101] 2. Exhibit F of the developer agreement provides a sanitary sewer line along Timberbrook Parkway. The preliminary sewer layout does not provide a sanitary sewer line along Timberbrook Parkway but is proposed down Oakcrest Drive. The sanitary sewer line along Timberbrook Parkway allows for additional space for access in the future particularly on the given the apparent depth of the 12 sanitary sewer main on Oakcrest Drive. Should you have any questions about the information contained herein, please do not hesitate to call. Sincerely, {ORIGINAL SIGNED BY CHRIS CHA} Chris Cha, P.E. {ORIGINAL SIGNED BY GARY W. FISHER} Gary W. Fisher, P.E.