AGENDA PLANNING AND ZONING COMMISSION SEPTEMBER 5, 2017 Council Chambers 151 West Church Street Lewisville, Texas 6:30 P.M. 1. CALL TO ORDER AND ANNOUNCE THAT A QUORUM IS PRESENT. 2. APPROVE MINUTES OF THE AUGUST 15, 2017 MEETING. 3. PUBLIC HEARING CONSENT AGENDA - PLATS (The following Replats on the Consent Agenda are submitted for approval with no variance requests, or the variances have previously been approved by the City Council. Although a citizen or Commission Member may speak regarding individual plats, they will be considered and acted upon with one motion following a public hearing in accordance with Local Government Code Section 212. Individual replats may be removed from the consent Agenda list for separate consideration at the request of a citizen or Commission Member.) A. Public Hearing: Final Plat of Crest Manor Addition, Lots 1R and 3R, Block A; on 3.745 Acres; Zoned General Business District (GB); Located on the South Side of Round Grove Road (FM 3040), Approximately 550 Feet from Ace Lane; a Portion Being a Replat of Crest Manor Addition, Lots 1, 2, and 3, Block A. B. Public Hearing: Final Plat of Bankston Nissan Addition, Lot 1R, Block A; on an 8.37 Acre Tract of Land out of William King Survey, Abstract No. 697; Zoned Light Industrial District (LI); Located on the Southwest Corner of Country Ridge Road and IH 35E Frontage Road; Being a Replat of all of Bankston Nissan Addition, Lot 1, Block A; and a Portion of YM Auto Addition, Lot 1, Block A. C. Public Hearing: Final Plat of Bankston Nissan Addition, Lot 2, Block A; on an 1.35 Acre Tract of Land out of William King Survey, Abstract No. 697; Zoned Light Industrial District (LI); Located on the West Side of Park Street, Directly South of Country Ridge Road; Being a Replat of all of Bankston Nissan Addition, Lot 1, Block A; and a Portion of YM Auto Addition, Lot 1, Block A. D. Public Hearing: Final Plat of Villas on Rockbrook Addition, Lot 1, Block A; on a 10.132 Acre Tract of Land out of L. Bourgeois Survey, Abstract No. 52; Zoned Planned Development Mixed Use District (PD-MU); Located on the Southwest Corner of Rockbrook Drive and East Uecker Lane; a Portion Being a Replat of Highpoint at Timber Creek Addition, Lot 1A, 1B and 1C, Block B, and a Potion Being a Replat of Weatherford Addition Lot 3, Block B. 4. PUBLIC HEARING PLATS - PLATS (The following replats have variances requested and will be considered following a public hearing in accordance with Local Government Code Section 212.) A. Public Hearing: Preliminary Plat of Highland Terraces, Containing 32 Residential Lots, and Three HOA Lots; on an Approximately 4.204-Acre Tract of Land; Zoned Estate Townhome District (ETH); Being a Replat of Vista Ridge United Methodist Church Addition Phase 1, Lot 1R3, Block A; Located on the North Sides of Highland Drive, Approximately 495 Feet East of Denton Tap Road.
5. PUBLIC HEARINGS ZONING & SPECIAL USE PERMITS 6. REPORT A. Public Hearing: Consideration of a Zone Change Request From R-5 Single Family Residential District (R-5) to Estate Townhome District (ETH); on an Approximately 4.204- Acre Tract of Land out of the G.C. Woolsley Survey, Abstract No.1402, Located on the North Sides of Highland Drive, Approximately 495 Feet East of Denton Tap Road; as requested by Noah Flabiano of Skorburg Company (Case No. PZ-2017-09-17) A. There will be a Capital Improvement Advisory Committee Meeting following the P&Z meeting. 7. ADJOURNMENT NOTICE OF ASSISTANCE AT THE PUBLIC MEETINGS The City will provide appropriate auxiliary aids and services, including sign language interpreters and assisted listening devices, whenever necessary to ensure effective communication with members of the public who have hearing, sight or speech impairments, unless doing so would result in a fundamental alteration of its programs or an undue financial burden. A person who requires an accommodation or auxiliary aid or service to participate in a City program, service or activity, should contact the sponsoring Department, or the Human Resource Department at 972-219-3450 or by Fax at 972-219-5005 as far in advance as possible but no later than 48 hours before the scheduled event.
[Type here] MINUTES PLANNING AND ZONING COMMISSION AUGUST 15, 2017 Item 1: The Lewisville Planning and Zoning Commission meeting was called to order at 6:30 pm. Members present: William Meredith, John Lyng, Alvin Turner, Karen Locke and James Davis. Members MaryEllen Miksa and Kristin Green were absent Staff members present: Richard Luedke, Planning Director; and June Sin, Planner. Item 2: The second item on the agenda was to approve the minutes from the August 1, 2017 meeting. A motion was made by William Meredith to approve the minutes, seconded by Karen Locke. The motion passed unanimously (5-0). Item 3: Consent Agenda Plats were next on the agenda. There was one item for consideration: A. Preliminary Plat of Legacy Point Addition, Containing 97 Residential Lots and Two HOA Lots; on 12.293 Acres; Zoned Planned Development Estate Townhouse (PD- ETH); Located at the East Side of North Kealy Avenue Approximately 409 feet North of East College Street. Staff gave a brief overview of the proposed plat and recommended approval. A motion was made by Alvin Turner to approve the plat, seconded by James Davis. The motion passed unanimously (5-0). Item 4: Public Hearing Consent Agenda Plats were next on the agenda. There was one item for consideration: A. Public Hearing: Final Plat of Wyndale Meadows Phase 3B, Containing 33 Residential Lots, One HOA Lot and One Drainage and Utility Right-Of-Way Lot; on 9.387 Acres; Zoned Estate Townhouse (ETH); Being a Replat of a Portion of Lot 1, Block A of the Crossroads Centre South Addition Phase 1.
[Type here] Staff gave a brief overview of the proposed plat and recommended approval. John Lyng opened the public hearing. With no public comment, the public hearing was then closed. A motion was made by William Meredith to approve and seconded by Alvin Turner. The motion passed unanimously (5-0). Item 5: Regular Hearing items were next on the agenda. There were three items for consideration: A. Consideration of a Recommendation for the Adoption of the Old Town Lewisville Transit Oriented Development Master Plan Update. Staff gave a brief overview of the Old Town Lewisville Transit Oriented Development Master Plan Update. Member John Lyng and Karen Locked asked about available incentives and if the plan would affect previously approved cases. Staff answered that the incentives will be provided based on the Economic Development Policy and there should not be any conflict with previous cases. A motion was made by James Davis to recommend the adoption of the Old Town Lewisville TOD Master Plan Update, and was seconded by Karen Locke. The motion passed unanimously (5-0). Staff indicated that the item would be going before the City Council on September 11 st for a second regular hearing and a final decision. B. Consideration of a Recommendation for the Adoption of the Northern Gateway Plan. Staff gave a brief overview of the Northern Gateway Plan. Member John Lyng asked if coordination with Denton County Transit Authority (DCTA) was needed. Staff answered that there has been an on-going partnership with DCTA related to establishing pedestrian connections to the DCTA Highland Village/Lewisville Lake station. A motion was made by Karen Locke to recommend adoption of the Northern Gateway Plan, and was seconded by James Davis. The motion passed unanimously (5-0). Staff indicated that this item would be going before the City Council on September 11 th for a second regular hearing and a final decision. C. Consideration of a Recommendation for the Adoption of the Southern Gateway Plan. Staff gave a brief overview of the Southern Gateway Plan. Member Karen Locke asked if this would be considered part of the green centerpiece Big Move in the Lewisville 2025 plan. Staff answered that it will feature an environmental showcase, which will be a component of the green centerpiece. A motion was made by Karen Locke to recommend adoption of the Southern Gateway Plan and was seconded by William Meredith. The motion passed unanimously (5-0). Staff indicated that this item would be going before the City Council on September 11 th for a second regular hearing and a final decision. There being no other business to discuss, the meeting was adjourned at 7:05 p.m.
[Type here] Respectfully Submitted, Richard E. Luedke, AICP Planning Director Approved, Kristin Green, Chairman Planning and Zoning Commission
STAFF REPORT Date: September 5, 2017 To: From: Subject: Planning and Zoning Commission Jonathan Beckham, Planner Public Hearing Consent Agenda Plats: September 5, 2017 Meeting There are four plats on the agenda to be considered for approval. There are no variances requested. A. Public Hearing: Final Plat of Crest Manor Addition, Lots 1R and 3R, Block A; on 3.745 Acres; Zoned General Business District (GB); Located on the South Side of Round Grove Road (FM 3040), Approximately 550 Feet from Ace Lane; a Portion Being a Replat of Crest Manor Addition, Lots 1, 2, and 3, Block A. B. Public Hearing: Final Plat of Bankston Nissan Addition, Lot 1R, Block A; on an 8.37 Acre Tract of Land out of William King Survey, Abstract No. 697; Zoned Light Industrial District (LI); Located on the Southwest Corner of Country Ridge Road and IH 35E Frontage Road; Being a Replat of all of Bankston Nissan Addition, Lot 1, Block A; and a Portion of YM Auto Addition, Lot 1, Block A. C. Public Hearing: Final Plat of Bankston Nissan Addition, Lot 2, Block A; on an 1.35 Acres Tract of Land out of William King Survey, Abstract No. 697; Zoned Light Industrial District (LI); Located on the West Side of Park Street, Directly South of Country Ridge Road; Being a Replat of all of Bankston Nissan Addition, Lot 1, Block A; and a Portion of YM Auto Addition, Lot 1, Block A. D. Public Hearing: Final Plat of Villas on Rockbrook Addition, Lot 1, Block A; on a 10.132 Acre Tract of Land out of L. Bourgeois Survey, Abstract No. 52; Zoned Planned Development Mixed Use District (PD-MU); Located on the Southwest Corner of Rockbrook Drive and East Uecker Lane; a Portion Being a Replat of Highpoint at Timber Creek Addition, Lot 1A, 1B and 1C, Block B, and a Potion Being a Replat of Weatherford Addition Lot 3, Block B. Recommendation: That the Planning and Zoning Commission approve the plat as presented.
FINAL PLAT, 111 Hillside Drive Lewisville, TX 75057 P: 972.436.9712 F: 972.436.9715 144 Old Town Blvd. North, Ste 2 Argyle, TX 76226 P: 940.240.1012 F: 940.240.1028 TBPE Firm No. 1798 TBPLS Firm No. 10047700 16263
STAFF REPORT Date: September 5, 2017 To: From: Subject: Planning and Zoning Commission June Sin, Planner Regular Hearing Plats Plats: September 5, 2017 Meeting There is one plat on the agenda to be considered for approval. There are three variances requested. A. Public Hearing: Prliminary Plat of Highland Terraces, Containing 32 Residential Lots, and Three HOA Lots; on an Approximately 4.204-Acre Tract of Land out of the G.C. Woolsley Survey, Abstract No.1402; Zoned Estate Townhome District (ETH); Located on the North Sides of Highland Drive, Approximately 495 Feet East of Denton Tap Road. Recommendation: That the Planning and Zoning Commission approve the plat as presented.
STAFF REPORT Date: September 5, 2017 To: From: Subject: Planning and Zoning Commission Jeff Kelly, Assistant City Engineer Regular Hearing Plats Plats: September 5, 2017 Meeting A. Preliminary Plat of Highland Terraces, Containing 32 Residential Lots, and Three HOA Lots; on an Approximately 4.204-Acre Tract of Land out of the G.C. Woolsley Survey, Abstract No.1402; Zoned Estate Townhome District (ETH); Located on the North Sides of Highland Drive, Approximately 495 Feet East of Denton Tap Road.; with three associated variances. Highland Terraces is located on the north side of Highland Drive, approximately 495 feet east of Denton Road. The total site contains 4.204 acres of land; and the site is proposed to contain 33 single-family detached residential lots and three HOA lots with Townhouse (ETH) Zoning. The Preliminary Plat identifies the following three variances: a) To waive the alley requirement and allow front entry. Section 6-92 (k) requires alleys for all single family residential subdivisions and Section 6-94(a) requires all lot to front along a street. The developer is requesting to have 32 residential lots with garages that front directly to a residential street without an alley. Eighteen of these residential lots will have an alley positioned behind them, but will not access the existing alley. The remaining fourteen lots will not be adjacent to an alley. A front entry product provides a private larger back yard patio area for each unit. The area is limited in terms of its width. This variance has also been granted previously for other estate townhouse developments such as Legacy Point and Manors at Forestbrook. Staff has no opposition to waive the alley requirement and allow front entry. a) To reduce the right-of-way width from required 50 feet to 40 feet with 10-foot sidewalk and utility easements. Section V (2)(B) requires a minimum 50-foot wide right of way for residential streets. The developer is proposing a 40-foot wide right of way with additional ten-foot utility & drainage easement along both sides of the street. In a typical residential subdivision, the 50-foot street right of way contains a 31-foot wide street, a four-foot wide sidewalk on both sides of the street, public utilities and franchise utilities. In the proposed subdivision, the 40-foot right of way would contain a 31-foot wide street, and public utilities. The ten-foot Sidewalk and Utility Easements would contain the four-foot sidewalks, water meters, sewer service clean outs and may contain franchise utilities. This variance was previously approved for other developments such as South
Village, Castle Hills Phase 8, and Castle Hills Phase 9. Staff has no opposition to reduce the rightof-way width. c) To allow tubular steel fencing with brick columns on the western boundary line in lieu of the required 6 masonry screening wall Section 6-144 requires a six-foot masonry screening wall between residential and institutional uses and allow churches to use an irrigated living screen or wrought iron fencing with brick columns. The site is adjacent to a property zoned General Business (GB) and since the church property is already developed, the construction of the wall falls upon the residential property developer. The applicant is proposing an alternative screening of a six-foot tubular steel fences with brick columns. The representative of the church has submitted a letter of approval of the alternative metal screening. Staff has no objection to this request. Recommendation: That the Planning and Zoning Commission recommend approval of the plat and three request variances.
MEMORANDUM TO: FROM: Planning and Zoning Commission Richard E. Luedke, Planning Director DATE: September 5, 2017 SUBJECT: Public Hearing: Consideration of a Zone Change Request From R-5 Single Family Residential District (R-5) to Estate Townhome District (ETH); on an Approximately 4.204-Acre Tract of Land out of the G.C. Woolsley Survey, Abstract No.1402, Located on the North Sides of Highland Drive, Approximately 495 Feet East of Denton Tap Road; as requested by Noah Flabiano of Skorburg Company (Case No. PZ-2017-09-17) BACKGROUND The Vista Ridge United Methodist Church currently owns the vacant property located on the north side of Highland Drive, approximately 495 feet east of Denton Tap Road. The property was rezoned from General Business (GB) to Single-Family Residential (R-5) in 1994. The site is surrounded by a developed Multi-Family (MF-1) parcel to the north; Vista Ridge Estates, a Single- Family Residential (R-5) subdivision to the east; the Preserve at Vista Ridge zoned Townhouse (TH) and the Vista Ridge United Methodist Church zoned General Business (GB) to the west. In 2013, Cedar Creek Development LLC.. A requested to change the zoning to Townhouse District (TH) for 37 attached townhouse units was submitted, but the applicant withdrew his request on May 23, 2013. ANALYSIS Skorburg Company plans to purchase this property from Vista Ridge United Methodist Church and is requesting a zone change in order to build approximately 32 single-family detached units with front entry garages. The current zoning, R-5, requires a minimum 5,000 square foot lot size with a minimum 1,450 square foot dwelling units. The applicant is proposing a minimum 4,000 square foot with a minimum 2,000 square foot dwelling units, which meets the ETH zoning requirements. The proposed ETH zoning is considered a transitional zoning between the church property, which is zoned GB, and the existing Single-Family Residential (R5) zoning. Skorburg Company plans to offer a high-quality development with masonry finished, Tutor style homes. A Home Owners Association (HOA) will be established to maintain common areas as well as the grass strip east of the development which adjoins the existing 18 wide alley serving the Vista Ridge Estates. There is no proposed access to the alley that exists on the west side of Vista Ridge Estates. Three variances associated with this development will be considered by the City Council in conjunction with the zone change. The variances are: a) to waive the alley requirement and allow front entry; b) to reduce the right-of-way width from required 50 feet to 40 feet; and c) to allow
Subject: Highland Terraces September 5, 2017 Page 2 tubular steel fencing on the western boundary line in lieu of the required 6-foot masonry screening wall. Staff has no objection to these variance requests. RECOMMENDATION Staff recommends consideration of the zone change request from R-5 Single Family Residential District (R-5) to Estate Townhome District (ETH) Zoning as presented.
Location Map - Highland Terrace DENTON TAP RD DENTON TAP RD DENTON TAP RD R5 - R5 Single Family Residential R5 R5 TH TH R5 GB - General Business City Of Lewisville City Of Coppell PUD - Planned Unit Development VISTA RIDGE MALL DR PUD PUD R5 R5 SH 121 R5 MF1 SUBJECT PROPERTY MF1 - Multi-Family 1 R5 R5 R5 R5 R5 HIGHLAND DR TH - Townhouse LI R5 LI PUD RIDGEMONT DR VISTA RIDGE MALL DR R6 HILLVIEWDR R5/R6 R5/R6 R5/R6 R7.5 R6 - Single Family Residential TH TH SH 121 R7.5 CLUB RIDGE DR R7.5 PU - Public Use TH CRESTVIEW POINT DR R7.5 - Single Family Residential R7.5 HIGHLAND DR MF2 - Multi-Family 2 MF2 LI - Light Industrial SH 121 LI LI ROCKBROOK DR HIGHLAND DR t 1 = 800 feet SH 121 CASE NO. PZ-2017-09-17 PROPERTY OWNER: VISTA RIDGE UNITED METHODIST CHURCH APPLICANT NAME: PROPERTY LOCATION: CURRENT ZONING: REQUESTED ZONING: NOAH FLABIANO, SKORBURG COMPANY LOT 1R3, BLOCK A, VISTA RIDGE UNITED METHODIST CHURCH ADDITION PHASE 1, LOCATED ON THE NORTH SIDE OF HIGHLAND DRIVE APPROXIMATELY 495 FEET EAST OF DENTON TAP ROAD SINGLE FAMILY RESIDENTIAL DISTRICT (R.5) ESTATE TOWNHOUSE DISTRICT (ETH)
Aerial Map - Highland Terrace DENTON TAP RD DENTON TAP RD DENTON TAP RD R5 R5 R5 R5 - Single Family Residential TH TH R5 GB - General Business City Of Lewisville City Of Coppell PUD - Planned Unit Development VISTA RIDGE MALL DR PUD PUD R5 R5 R5 SUBJECT PROPERTY MF1 - Multi-Family 1 R5 MF1 R5 R5 R5 R5 HIGHLAND DR TH - Townhouse R5 PUD RIDGEMONT DR VISTA RIDGE MALL DR R6 HILLVIEWDR R5/R6 R5/R6 R5/R6 R7.5 R6 - Single Family Residential TH R7.5 TH CLUB RIDGE DR R7.5 PU - Public Use TH CRESTVIEW POINT DR R7.5 - Single Family Residential R7.5 HIGHLAND DR MF2 - Multi-Family 2 MF2 LI - Light Industrial SH 121 LI LI ROCKBROOK DR HIGHLAND DR SH 121 LI LI SH 121 SH 121 t 1 = 800 feet
VARIANCE REQUEST HIGHLAND TERRACES LEWISVILLE, TEXAS The proposed Highland Terraces neighborhood is conveniently located on the north side of Highland Drive, just east of Denton Tap Road. Due to the natural configuration and infill qualities, Highland Terraces has challenges to make the site developable in a beneficial manner. For the property to be developed to benefit the City of Lewisville and the Owner (Vista Ridge United Methodist Church), four variances are needed. These variances will enable the property to be developed, while also fixing an existing, unsolved storm drainage issue with the neighboring apartments to the north, increase the City s tax base, and provide more high-quality housing for upstanding residents of the City of Lewisville. The natural configuration of the land and the concerns from neighboring landowners are two of the major reasons for the slight variances being requested. The narrow width (± 260 feet) of the property, joined with the setbacks and area requirements in the General Development Ordinance ( GDO ) cause concern with types of product that will be marketable in the area. A major issue that has been affecting the site for Highland Terraces and the surrounding areas is storm water drainage. The Ballantyne Apartments are flowing a great amount of water, making a stagnant, and potentially dangerous, mucky pond on the site. Without proper engineering and development of the storm drainage, this problem will continue to grow and potentially become worse. With the development of Highland Terraces, we plan to solve all the issues pertaining to storm drainage. In December 2016, we met with the adjacent homeowners to the east on Ridgedale Drive within the Vista Ridge Estates community. We first planned to build high-quality, single-family attached townhomes on the site, but that idea was strongly discouraged by the neighbors. At the meeting, they highly recommended our team to revisit different options, and several neighbors verbally stated they would support the project if we were to build detached single-family homes. After working diligently with Vista Ridge United Methodist Church, we have come up with a plan that takes their feedback into consideration. As mentioned earlier, due to the natural width of the property, we need only four minor variances in order to develop the community in the fashion the neighbors have preferred. The solutions to the issues listed above came from several discussions with the City Staff and iterations for the most logical plan to help address some of the neighboring homeowners comments. The variances needed for Highland Terraces to become a reality include: A. Waive the alley requirement and allow front entry a. Rationale i. Narrow width of property. ii. Setback requirements. iii. A front entry product provides a useable backyard area for each unit. iv. The adjacent homeowners of Vista Ridge Estates are strongly opposed to sharing their existing alley. v. This variance has also been granted previously for other estate townhouse developments such as Fireside Village, Manors of Vista Ridge, Manors of Forestbrook, and Legacy Pointe. 1
B. Decrease the right-of-way width from 50 feet to 40 feet a. Rationale i. This variance is needed to ensure that no lot is less than 4,000 square feet (a requirement of the Estate Townhouse zoning district). ii. The natural configuration of the property (being only 260 feet wide) prohibits the development from being able to provide more than a 40-foot-wide right-of-way and provide the optimal lot depths needed to provide future residents with as much enjoyable and useable backyard space as possible. With this variance, the look and feel of the streetscape will remain consistent with the look of a 50-footwide right-of-way by providing a 10-foot-wide utility easement outside of the 40- foot-wide right-of-way. The pavement width will be the same at 33 feet wide (including the curb). iii. Setback requirements of: 1. Front: 20 feet 2. Side: 3 feet 3. Rear: 10 feet (but no rear setback is required per Estate Townhouse zoning district) C. To allow Tubular Steel Fencing with brick columns on the western boundary line in lieu of the required 6 masonry screening wall a. Rationale i. This is a request from the Vista Ridge UMC, the current owner of the Highland Terraces property and future adjacent property owner to Highland Terraces. ii. This will be long-lasting, more open, and constructed to the City of Lewisville standards. iii. The fencing will be accompanied by a dense row of Photinia plants that will ensure a natural-looking, green buffer while also providing privacy for the new homeowners within Highland Terraces. 2
August 23, 2017 HIGHLAND TERRACES - TIMELINE OF EVENTS LEWISVILLE, TEXAS The Vista Ridge United Methodist Church (the Church ) has been a long, upstanding and supportive member of the City of Lewisville and its citizens since purchasing the land located on the northeast corner of Denton Tap Road and Highland Drive in 1995. While the Church has been actively involved in the community, the congregation s growth has not materialized as originally envisioned when the Church bought the property. As a result, the Church decided to sell its undeveloped property in 2013. In consideration of adjacent residents, the church has gone to great lengths to seek a buyer(s) that would develop the property for high quality residential use given the property s narrow & deep configuration as well as mid-block location. As discussed later, the Church sold the northern half of its excess property in 2013 which was successfully developed into an attractive 37-unit townhome community called The Preserve at Vista Ridge. In spite of high demand for the townhome product, the eastern half of the Church s property was carved out of the development due to opposition to townhome use from adjacent residents to the east of the Church. From 2013 to 2016, the Church continued to prospect for buyers for the remaining Property capable of delivering a high-quality residential development that the City would support and that would be embraced by the adjacent residents. However, the narrow configuration of the property coupled with the existing drainage burden proved to be very challenging obstacles to prospective buyers despite the strong housing market. In time, it became evident that it would take a developer / homebuilder with a high-quality, niche residential product that could manage the project from the ground up (beginning to end). After nearly a yearlong process of working collaboratively with adjacent residents, the Church and the Skorburg Company believe that Highland Terraces is an ideal solution to bring a high-quality, jewel-box community to fruition that the community will be proud of. Below is a narrative timeline of events for the Church since deciding to sell its undeveloped land. Additionally, an illustrative timeline is attached as Exhibit A. May 7, 2013 The Church had been working with Bob Pearson (not affiliated with Skorburg Company) for several months and was on the agenda for the May 7 th Planning and Zoning Commission Meeting. Mr. Pearson proposed a 37-unit attached townhome community with prices ranging from the mid $200s to low $300s. At the meeting, several of the adjacent homeowners spoke in opposition and referenced worries such as decreased property values, low quality product, homes becoming rental units, increasing crime, and general objection to attached product. Even though the townhomes would have been priced in line with the adjacent homeowners price points (and higher on a per square foot basis), the lack of communication between the developer and neighbors seemed to be an issue, and the Planning and Zoning Commission voted to deny the proposed townhome project by a 4-3 vote. After the Planning and Zoning meeting, Mr. Pearson and the Church ultimately decided it would be best to move the development to the north of the existing Church. The development passed on the northern site and is now built out into a beautiful townhome community known as The Preserve at Vista Ridge. The average prices were from the mid $200s to low $300s, and currently there are homes reselling in this price range. The Preserve at Vista Ridge proved to be a successful development with quality product. 1
November 14, 2016 We approached Vista Ridge United Methodist Church regarding the property located on the east side of the existing Church. Before contracting for the property, Vista Ridge UMC explained the reaction of the homeowners when Mr. Pearson attempted to rezone the property. After seeing The Preserve at Vista Ridge s quality of product, we felt it would be appropriate to propose another townhome community provided we showed the adjacent residents the high-quality construction of Terraces by Windsor (the affiliated townhome building company of Skorburg Company), which has built townhomes in Allen, Murphy, and McKinney which are currently selling from the low to mid $300 s with high-quality construction and finish out. The initial plan for attached townhomes was based on the success of The Preserve at Vista Ridge. December 15, 2016 About 30 days after contracting for the land, representatives from the Skorburg Company held the first Adjacent Neighbor Meeting. We proposed a quality, attached townhome product consisting of 42 units priced in the high $200s to mid $300s. As mentioned earlier, we are building communities in other highend municipalities that would directly compare to the product proposed for Highland Terraces. The neighbors were displeased with the fact that the units were attached and raised the issue of decreasing property value, even though home price points and price per square foot would be well above the existing adjacent residences. Another issue arising from the first Adjacent Neighbor Meeting was the fact that the land would no longer be vacant the neighbors enjoy the green space, even though the site is owned by Vista Ridge United Methodist Church. We appreciated the feedback, heard the neighbors comments, and respectfully attempted to explain that this property will eventually be developed, and that a high quality residential use is clearly in the best interests of the neighborhood. After six months working hand-in-hand with Vista Ridge UMC and developing new designs for Highland Terraces, we came up with a solution offering a customized detached, high-quality product with far less density to address resident concerns as much as possible. May 24, 2017 We held Adjacent Neighbor Meeting #2 a little over 6 months after the first meeting. The resolution took all comments posed by the neighbors into account and resulted in a 32 home, detached single-family community with an increase in projected home prices to be from the mid $300s to low $400s. There were only two neighbors that showed up to the meeting and both seemed receptive to the idea and appreciated our efforts, which was made possible in part due to significant concessions by the Church and Skorburg Company. Despite these substantial enhancements of increasing lot size and reducing lot count, the issue of losing the view of undeveloped acreage was still a concern for some of the neighbors. We respectfully listened to the comment and reiterated this property will eventually be developed, and that a high quality residential use is clearly in the best interests of the neighborhood. June 22, 2017 Given the low attendance at the second Adjacent Neighbor Meeting, we held a third meeting a month later to allow more residents to provide input and see our new and improved plan. We reiterated the mid $300s to low $400s price point, but some of the residents still had issues with losing the view of green space. Another issue was the concern of backyards and back windows on our product. We offered to the residents that we would construct an 8 board-on-board back yard fence for lots abutting the existing alley and homes and also plant one tree per backyard. Many of the neighbors expressed their appreciation for this gesture. 2
July 27, 2017 Our most recent and fourth meeting before starting the public hearing process was an invitation extended to the entire Vista Ridge Estates HOA. This meeting was to ensure all residents of Vista Ridge Estates had an opportunity to give their input. We answered all questions of the Board, and by the end of the meeting, most residents in attendance felt Highland Terraces would be beneficial to the Vista Ridge Estates community. Throughout this process (including the four (4) neighborhood meetings to date), the Vista Ridge United Methodist Church, Skorburg Company, and surrounding neighbors have worked together in good faith and full transparency. Substantial concessions and plan modifications have been made with creative problem solving, resulting in the current Highland Terraces single family detached plan that will be a beautiful addition to the City of Lewisville. 3
EXHIBIT A PRE-ZONING TIMELINE 4
September 1, 2017 Planning and Zoning Commission City of Lewisville 151 W. Church Street Lewisville, Texas 75057 RE: Highland Terraces (Case No. PZ-2017-09-17) Dear Members of the Planning and Zoning Commission: Thank you for your time today and your continued service to the community. My wife and I have occupied our current home at 2874 Ridgedale Drive for over fifteen years and we enjoy calling Lewisville home! My understanding is the current property is zoned R-5. And with no alley/rear access the minimum building setback would be twenty feet. Also I understand that the current zoning of the adjacent Vista Ridge Estates is R-5 with alley/rear access and a minimum building setback of twenty five feet. The requested zoning change is for Estate Townhomes (ETH) with a variance for a requested minimum building setback of ten feet and no side yard setback. Upon analysis of the pattern language for the current neighborhood/street aesthetic and specifically the site, it occurs to me that the requested zoning change and specifically the minimum ten foot rear setback and no side yard does not create a congruent extension of the existing adjacent neighborhood. Nor does the ten feet provide for an adequate opportunity to plant trees for any type of vegetative screening or enhancement. Picture a live/red oak or any other large canopy tree in that narrow ten foot space. The current property owner and developer have made an effort to engage the adjacent homeowners in their desire to redevelop the property. At times the engagement by the developer has appeared less than candid and the design direction dictated/forced by the developer and not the community. I do understand the current property owner has the right to pursue the option to sell the property and retire debt. Although at this point in the process we have not come to full agreement as to what is the best possible development for this site. Therefore, in all honesty I do not support the current requested zoning change. For the record I am not a NIMBY (Not In My Back Yard) or a BANANA (Build Anything Not Anywhere Near Anyone. Thoughtful design, sustainable community development and economic growth are vital to a vibrant and growing community like Lewisville. I appreciate the direction and guidance the Planning and Zoning Commission and the Planning Department provide for the City of Lewisville in an effort to create an economically sustainable and growing community. Thank you for your consideration. Respectfully, Robin R. Frye (214)455-3100 cc: Mayor Rudy Durham Mayor Pro Tem, Brent Daniels, Place No. 5 Deputy Mayor Pro Tem Brandon Jones, Place No. 4 Councilman Bob Troyer, Place No. 1 Councilman R. Neil Ferguson, Place No. 2 Councilman TJ Gilmore, Place No. 3 Planning Director Richard Luedke, AICP
9/1/2017 City of Lewisville Mail - 9-5-17 zoning change request by Skorburg Company Theresa Ernest <ternest@cityoflewisville.com> 9-5-17 zoning change request by Skorburg Company Ray Hackman <rayhackman@hotmail.com> Fri, Sep 1, 2017 at 8:40 AM To: "rluedke@cityoflewisville.com" <rluedke@cityoflewisville.com> Cc: "ternest@cityoflewisville.com" <ternest@cityoflewisville.com>, "rfrye@fryeassociates.com" <rfrye@fryeassociates.com> Mr. Luedke, My name is Ray Hackman. I live at 2870 Ridgedale Drive, here in Lewisville in the Vista Ridge Estates. The Skorburg Company, a builder/developer is requesting a zoning change from the currently zoned designation of R-5 to ETH this coming Tues night. I am letting you know via this email that myself and I'm sure a majority, if not all of my neighbors who live adjacent to the property, are vehemently opposed to this zoning change. We bought our properties with the understanding that either some sort of facility to be used by the church would be built on the property some day or similar homes to ours (with R-5 conforming building/setback requirements). Not only would this zoning change have a negative effect on all our property values - it in no way would be an asset for the city. I am carbon copying this email to Teresa Ernest who said she would forward/ distribute it to all the Planning and Zoning Commission members. We would greatly appreciate yours and the rest of the commission members DENYING this zoning change request. Thank you - best regards, Ray Hackman 2870 Ridgedale Drive 214-686-6900 https://mail.google.com/mail/u/0/?ui=2&ik=b1cb837231&jsver=atbduu1ekpo.en.&view=pt&msg=15e3dabd6e3978d7&search=inbox&siml=15e3dabd 1/1