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Item 7 - CP15-004 - Stone Trail EstatesCITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT April 1, 2016 CASE NO: CP15-004 PROJECT: 2030 Land Use Plan Amendment for Stone Trail Estates EXECUTIVE SUMMARY: Terra/Manna, LLC is requesting approval of a 2030 Land Use Plan Amendment from Low Density Residential to Medium Density Residential on approximately 6.77 acres described as Lots 5B and 5A, being portions of Lot 5, Brock Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 400 and 410 Brock Dr., Southlake, Texas. REQUEST DETAILS: The applicant is requesting approval of a 2030 Land Use Plan Amendment from Low Density Residential to Medium Density Residential in association with the proposed Zoning Change and Development Plan for Stone Trail Estates, which includes 65 residential lots and 11 open space lots on approximately 36.03 acres. The majority of the Stone Trails Estates site is designated "Medium Density Residential", which is suitable for any single-family detached residential development. Approximately 6.77 acres of the proposed development that is currently in the Brock Additions has a Low Density Residential designation in the 2030 Land Use Plan. The number of lots in that portion of the subdivision does not comply with the Low Density Residential designation, which requires a net density of one or fewer dwelling units per acre, so a 2030 Land Use Plan amendment from Low Density Residential to Medium Density Residential is requested. q 'too, Requested i - amendment Existing Land Use Designation Low Density Residential 100-Year Floodplain Case No. CP15-004 The Low Density Residential land use category is defined by the Southlake 2030 Comprehensive Plan as: "The Low Density Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per acre. " The applicant's proposed development is consistent with the Medium Density Residential land use category, which is defined by the Future Land Use Plan as: "The Medium Density Residential category is suitable for any single-family detached residential development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories. " 0�eJJ �o� d _ South Jd 1 ``o\_`�c J, s t,. a ayJ Trail i Estates Via` (36.03 ac. Total) v =-1— Ct Proposed m Medium I G ` a Z I `O AJ Density Residential) 29.26 ac. 6.77 ac. eJ O Proposed Land Use Designation — Medium Density Residential 100-year Floodplain No changes have been made to the plans since the February 4, 2016 Planning and Zoning Commission meeting. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Support Information - Link to Power Point Presentation STAFF CONTACT: Dennis Killough (817) 748-8072 Richard Schell (817) 748-8602 Case No. C P 15-004 BACKGROUND INFORMATION APPLICANT: Terra/Manna, LLC OWNERS: Margaret J. Haney and Sandra Lynn Bagwell PROPERTY LOCATION: Generally located south of W. Southlake Blvd. and west and south of Brock Dr. PROPERTY DESCRIPTION: Tracts 513 and 5A, being portions of Lot 5, Brock Addition LAND USE CATEGORY: Low Density Residential, 100-Year Floodplain PROPOSED LAND USE CATEGORY: Medium Density Residential and 100-Year Floodplain CURRENT ZONING: "SF-1X Single Family Residential District REQUESTED ZONING: "R-PUD" Residential Planned Unit Development District HISTORY: - The property was annexed into the City in 1956 and given the "AG" Agricultural District zoning designation. - A Plat Showing for Brock Addition was filed November 8, 1967. - The "SF-1X Single Family Residential District zoning was placed on the Brock Addition property with the adoption of Ordinance No. 480 and the Official Zoning Map in September of 1989. PLANNING AND ZONING COMMISSION ACTION: February 4, 2016; The item was tabled to the February 18, 2016 meeting at the applicant's request. February 18, 2016; The item was tabled to the March 3, 2016 meeting at the applicant's request. March 3, 2016; The item was tabled to the April 7, 2016 meeting at the applicant's request. STAFF COMMENTS: Due to the limited scope of this request, no review comments were prepared for this item. Case No. Attachment A CP15-004 Page 1 Case No. CP15-004 Attachment A Page 2 vA 1i0B S 1 Case No. CP15-004 Vicinity Map 400 and 410 Brock Dr. 15 �6 06 ZF � 8 _ i� 4 _ a 8 a G NW Jd? = 319 x1E NZ• x3m .� i = 4 4. xa P`x � sr 4 - CP15 004 2030 Land Use Plan Amendment 8 462 5 925 1.858 Feet 5 Attachment B Page 1 Support Information Comprehensive Plan Amendment Application Submittal Letter 18 January 2016 sr©NE VRAIL UrAIMS The following is intended to address the reasons and rationale for the request to change the Land Use Designation for a portion of the Stone Trail Estates property from Low Density Residential to Medium Density Residential, responding specifically to the questions posed in Section 1, Item 3 of the Submittal Requirements of the Comprehensive Plan Amendment Application: 3a: Non -Conforming; Features: While the majority of the Stone Trail Estates property is already designated, appropriately, as Medium -Density Residential, a small portion is not and the proposed plan may not comply with the existing Land Use Designation of Low Density Residential, depending on how it is calculated_ The relevant tract is 6.77 acres in size and contains portions of 7 residential lots (parts of 5 of those 7 lots are on land already designated as Medium -Density), so in an abundance of caution- and for the sake of consistency- we are requesting this tract be amended to Medium -Density Residential. 3b: Changed Conditions: The conditions which will be changing in the area which warrant a change in the LUD include: This tract is adjacent to, and is proposed to be made a part of, the Stone Trail Estates development proposal, which is on property already designated as "Medium Density Residential." Therefore, for consistency, it makes sense for this area to also be designated as "Medium Density Residential." 3c: Appropriate Land Use Designation: Because of the above adjacency considerations and changed conditions in the area, a change in Land Use Designation for the subject property to Medium Density Residential would allow for development in such a way to provide consistency. Therefore, for all the reasons identified above, we believe that Medium Density Residential (as proposed) would be a more appropriate Land Use Designation than Low Density Residential. 3d: Compatibility with Surrounding The property to the west and south is currently designated as "Medium Density Residential," so this change would be already compatible with those adjacencies. (The Medium Density Residential designated area to the South is currently developed as Industrial.) To the East is property designated as "Mixed Use," and is separated from this tract by a creek and associated Flood Plain, so that would be compatible as well. Although the LUD to the North of this tract will most likely remain Low Density Residential, we have Case No. Attachment C CP15-004 Page 1 carefully worked with the property owner potentially affected to mitigate any concerns. The plan has been designed so as to replicate the number of home sites compatible with Low Density Residential along this given boundary, and it includes a landscape/ access easement in favor of the adjacent lot, to be used for access and a landscaped buffer -yard. 3e: Goals of the Comp Plan and Southlake 2030 Plan: The project has been designed to fit within the area by carefully considering the adjacencies and responding to the natural features found on -site. This project would meet and further the following goals of the 2030 Southlake Consolidated Land Use Plan and Southlake 2030 Plan: • Encourage appropriately -scaled neighborhood design that compliments existing development patterns while creating unique places, recognizing that quality residential neighborhoods are the cornerstone of our community. Stone Trail Estates has been designed to compliment the existing streetscape along Southlake Blvd., with an open space buffer and a minimum of residential units backing to the arterial road. The plan maximizes open space along this frontage where there is an existing tree stand, and includes open space through the entry corridor. The intent is to convey a feel of quality throughout, from the entry along Southlake Blvd., the Common Open Space park -like area located to your left as you enter the residential area and the preserved open space along the right side of the entry, designed to save the significant trees in that area_ In addition, Stone Trail Estates will be developed with a comprehensive set of Development Standards and an Architectural Approval process to assure a quality end product. Put together, these features of the plan are intended to yield an appropriately scaled neighborhood that compliments existing development, with a sense of place and community, and to be a valuable addition to the City of Southlake. • Emphasize creativity and ensure environmental stewardship in the design of all development and public infrastructure, maximizing the preservation of desirable natural features such as trees, topography, streams, wildlife corridors and habitat. The first step in the design of Stone Trail Estates was to walk the site and identify the desirable natural features, most prominently the trees along the Southlake Blvd. frontage, and along the creek in the Southeast corner of the property. In an effort to preserve the majority of those features, the Development Plan reserves that area for the primary open space of the project. This open space area will include natural areas. Case No. Attachment C CP15-004 Page 2 • Strengthen street and landscape design standards to enhance the visual quality along major corridors. The attractive nature of the landscaping standards along the frontage of Southlake Blvd. and the architectural requirements of homes to be developed in Stone Trail Estates will further this goal. • Ensure that new development incorporates usable open space. The Stone Trail Estates plan furthers this goal by identifying and taking steps to preserve the most valuable open space areas found on the property. Care will be taken to save the most prominent natural assets (the significant trees), by carefully locating each tree, determining size and species, and by extensive site investigation to determine to most valuable assets to preserve and using that inforination to guide the planning. Additionally, a park -like open space area next the front entry will provide useable open space areas and trails for the residents. Traffic Impact: Since the requested change to Medium Density Residential will allow for an addition of only 1 additional lot, at most, as compared to what could be developed -under Low Density Residential (7 vs. 6), the traffic impact on any adjacent streets as a result of this change would be minimal. We estimate that additional lot would generate an average total number of daily trips into and out of the development of 10. Case No. Attachment C CP15-004 Page 3 Table 1: Future Land Use Map Amendment Table To be completed for all proposed Future Land Use Map amendments Tract(s) or Lot(s) Acres or Sq. Ft. Current Zoning Existing Use(s) Proposed Uses) Proposed re Curnt Land Use Proposed Land Use Zoning Designation Designation Brock Addition, Lots SA & 6.77 ac. 5F-iA Residential Residential RpUD Low Density Medium Density 56 Residential Residential LIr7l i Total Acres or Square Footage 5.77 acres Table 2: Land Use Mix Table* Proposed Land Use 'Medium Density Residential Land Use Percentage of Acreage Recommended Range from the Consolidated Land Use Plan Single Family Residential 80% 85% Open Space 20% 104'a Civic Use poi � 5% To be completed for all amendments with a proposed land use designation of Low Density Residential, Medium Density Residential, Office Commercial, Retail Commercial, Regional Retail, Mixed Use, Town Center, Rural Conservation, Employment Center. Consult the Consolidated Land Use Plan for the recommended land use mix for each land use designation. Case No. Attachment C CP15-004 Page 2 �:- ��yt1` -Pe .. o � y�a�a�� IIy voSjvd ;0? -.am QJ Stone Trail Estates ,-,o` r (36.03 ac. Total) F,y � ,an *.G1 Proposed �c Medium Jh O Density Residential 29.26 ac. 6.77 ac. L F. M'2 Case No. Attachment C CP15-004 Page 3