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Item 6C Zoning Change and Development Plan Crescent Heights ZA17-016 1 Applicant: Hat Creek Development Request: Approval of a Zoning Change and Development Plan for Crescent Heights from “AG” Agricultural District and “SF-1A” Single Family Residential District to “R-PUD” Residential Planned Unit Development to develop 57 residential lots and 12 open space lots on approximately 57.95 acres. Location: Generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. ZA17-016 Hat Creek Development is requesting 2nd reading approval of a Zoning Change and Development Plan for Crescent Heights to develop 57 residential lots and 12 open space lots on property located at 720 through 1120 W. Southlake Blvd. and 250 through 330 Shady Oaks Dr - Zoning: "AG“ Agricultural District and "SF-1A" Single Family Residential District. Requested Zoning; "R-PUD" Residential Planned Unit Development District". SPIN #6. 2 The land use designation is low density residential. 3 Purpose: The purpose of the Low Density Residential land use category is to provide for and to protect low intensity detached single-family residential development that promotes the openness and rural character of Southlake. Definition: The Low Density Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per acre. Net density is the number of dwelling units per net acre, which excludes acreage in all public rights-of-way. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi-Public categories. The Low Density Residential category encourages the openness and rural character of the City of Southlake. Open Space: Open spaces should be designed to add value to the development and may include parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas. Provide natural walking paths along stream and creek corridors. Preserve existing wooded areas and stream corridors when feasible. Emphasize environmental elements as “features” rather than constraints. Low Density Residential 4 5 Aerial View This is an aerial view of the property with the subject property outlined in red. The property is generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. and is bounded to the west by the Ginger Creek Addition, to the north by the SouthRidge Lakes, Phase II Addition and to the southeast by the Shady Oaks Offices. 6 Aerial View Stacy Former Owens Property – 16 lots Stacy This is an aerial view of the property with the subject property outlined in red. The property is generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. and is bounded to the west by the Ginger Creek Addition, to the north by the SouthRidge Lakes, Phase II Addition and to the southeast by the Shady Oaks Offices. Gregory Property / Levits Property Block A, Lots 16 – 19 7 Approved Concept Plan (SF-1A) Approved January 20, 2015 ZA14-111 8 View North Stone Lakes Timber Lakes Ginger Creek Shady Oaks Office Southridge Lakes, Phase II The Marq Lake Crest The property is generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. and is bounded to the west by the Ginger Creek Addition, to the north by the SouthRidge Lakes, Phase II Addition and to the southeast by the Shady Oaks Offices. SouthRidge Lakes 20,000 s.f. + lots 12,000 s.f. – 17,000 s.f.lots 9 Responses to 1st Reading Conditions 10 Development Plan at 1st Reading Gate location The Marq drive Private street with one gated entrance Sidewalks as shown Rear setbacks and side setbacks adjacent to a street as shown Side and rear lot lines as shown R-PUD Regulations Mail Kiosk Emergency Access Road This is the development plan under consideration this evening. I am going to point out some features of the plan at a high level and the applicant has a more detailed presentation following staff’s presentation. 1 )Private Street with a gated entrance – 257’ of stacking distance (12 cars?) 2) 6 foot existing sidewalk along FM 1709; 4 foot sidewalk along the internal streets; and 4 foot sidewalk along Shady Oaks 3) Mail Kiosk - cluster box unit (CBU) is a free-standing, pedestal-mounted mailbox containing individually locked mailboxes and parcel compartments. The USPS is now requiring homebuilders to provide these primarily as a cost cutting measure. The applicant has provided concepts which will be presented later in the presentation. 4) Minimum lot size shall not be less than 20,000 square feet. 5) Maximum lot coverage is 45% ( this is primarily to allow a 1 story product which is becoming more market driven) – accessory building on the lots cannot exceed 600 square feet 6) All new houses built shall be a minimum 4,000 square feet – except for the existing Stacy properties but the regulation would apply to the subsequent or new owners. 7) Side and rear setbacks as shown on the development plan – in an upcoming slide I will provide a comparison between the SF 20 regs and the proposed PUD regs. The side setbacks along the reverse frontage lots are a minimum 25’ instead of the 15’ required by the SF-20 ordinance. Open Space management Plan provided. Average lot size with out large lots 27,406 without 5 large lots 11 Revised Development Plan Gate location with pedestrian access The Marq drive Private street with one gated entrance Sidewalks as shown Rear setbacks and side setbacks adjacent to a street as shown Side and rear lot lines as shown R-PUD Regulations Lot layout revised to pull the edge of Lot 49 to a minimum of 45’ from the Southlake Blvd. right of way (the home would be set back a minimum of 60’) Emergency Access Road Pedestrian access with gate added Mail Kiosk 10’ Fence/Landscape easement added 20’ Tree Preservation easement added 10’ Pedestrian Access easement added This is the development plan under consideration this evening. I am going to point out some features of the plan at a high level and the applicant has a more detailed presentation following staff’s presentation. 1 )Private Street with a gated entrance – 257’ of stacking distance (12 cars?) 2) 6 foot existing sidewalk along FM 1709; 4 foot sidewalk along the internal streets; and 4 foot sidewalk along Shady Oaks 3) Mail Kiosk - cluster box unit (CBU) is a free-standing, pedestal-mounted mailbox containing individually locked mailboxes and parcel compartments. The USPS is now requiring homebuilders to provide these primarily as a cost cutting measure. The applicant has provided concepts which will be presented later in the presentation. 4) Minimum lot size shall not be less than 20,000 square feet. 5) Maximum lot coverage is 45% ( this is primarily to allow a 1 story product which is becoming more market driven) – accessory building on the lots cannot exceed 600 square feet 6) All new houses built shall be a minimum 4,000 square feet – except for the existing Stacy properties but the regulation would apply to the subsequent or new owners. 7) Side and rear setbacks as shown on the development plan – in an upcoming slide I will provide a comparison between the SF 20 regs and the proposed PUD regs. The side setbacks along the reverse frotage lots are a minimum 25’ instead of the 15’ required by the SF-20 ordinance. Open Space management Plan provided. Average lot size with out large lots 27,406 without 5 large lots 12 R-PUD Regulations R-PUD zoning follows SF-20A district with the following exceptions: 13 R-PUD Regulations R-PUD zoning follows SF1A/SF-20A district with the following exceptions: 14 Tree Conservation Analysis at 1st Reading Lot 1, Block B reconfigured to provide more open space The existing canopy on the site is covers 24.63% of the property. The ordinance requires 60% of the trees to be maintained. The applicant is preserving 65% with another 12.86% attempted to be saved. 15 Revised Tree Conservation Analysis Lot 1, Block B reconfigured to provide more open space The existing canopy on the site is covers 24.63% of the property. The ordinance requires 60% of the trees to be maintained. The applicant is preserving 65% with another 12.73% attempted to be saved. 16 Revised Fence and Wall Plan Fence to match existing pipe and cable to north Revised to ornamental iron fence 8’ stained cedar fence along SouthRidge Lakes 17 Masonry Wall and Ornamental Metal Fence 18 Entry Exhibit 19 Entry Plan at 1st Reading Point out Monument sign locations. 20 Revised Entry Plan Sidewalk shown Crosswalk added Point out Monument sign locations. 21 Entry Gates 22 Pedestrian Access to Southlake Blvd. 23 Monument Sign Exhibits 24 Mail Kiosk Plan with Playground 25 Mail Kiosk Exhibit 26 Mail Kiosk Exhibit 27 Northern Shady Oaks Offices Fence 28 Western Shady Oaks Offices Fence 29 Western Shady Oaks Offices Fence 30 31 32 Entry/Exit Gate Detail 33 Entry/Exit Gate Detail 34 Entry/Exit Gate Detail 35 Entry/Exit Gate Detail 36 Pre-Developed Drainage Area Map 37 Post-Developed Drainage Area Map 38 TIA Summary – Site Plan B Shady Oaks Drive & Unity Way - Acceptable Level of Service Shady Oaks Drive & Driveway 1 - Acceptable Level of Service Shady Oaks Drive & Southlake Boulevard - Acceptable Level of Service 39 May 4, 2017; Approved (4-0) subject to the staff report dated April 28, 2017 and Development Plan Review Summary No. 3, dated April 27, 2017 noting the applicant’s willingness to measure the silt levels in the adjoining pond/creek areas before the project commences and then at various intervals after the project commences, further noting the applicant’s willingness to bring updated pictorials of the gate and how they will look when they go to City Council, noting the applicant’s willingness to remove the chain link fence on the southeast corner in the presentation that they present to Council, also noting the applicant’s willingness to put fountains in all the ponds, to light the fountains on the ponds that border Southlake Blvd. and that Mr. Stacy’s home will be refurbished to bring it up to customary iconic standards and how that’s going to be envisioned and also exploring the possibility of deed restrictions on the remaining Stacy properties. P&Z Action 40 City Council Action May 16, 2017; Approved at 1st reading (5-1) subject to the staff report dated May 9, 2017 and Development Plan Review Summary No. 4, dated May 9, 2017 noting the following: We are accepting the exhibits for the entry features, gate, monument signs, oval open space and mail kiosk that were presented this evening; Also noting that we are creating an R-PUD regulation prohibiting any two-story portion of a single family home to be built within 50’ of Southridge Lakes; Also noting that we are creating a consistent 40’ rear building line for single family homes to be built adjacent to the common property line of Crescent Heights and SouthRidge Lakes; Also noting that we are creating a 20’ tree preservation easement prohibiting the removal of any existing healthy and viable trees on the common property line of Crescent Heights and SouthRidge Lakes; Also noting the applicant will be installing an 8’ stained cedar fence within the 10’ fence landscape easement on the common property line of Crescent Heights and SouthRidge Lakes prior to the construction activities commencing on Crescent Heights; 41 City Council Action (Cont’d) Also noting that the applicant is agreeing to include Block A, Lots 16-19, which are noted as the Stacy family homes along Shady Oaks, in the deed restrictions of Crescent Heights for any homes that are to be built after the lots are sold and any new homes are proposed; Noting the applicant’s willingness to add pedestrian access via a pedestrian access gate on the southeast portion of the property, which will allow connectivity from Southlake Blvd. to Shady Oaks; Noting the applicant’s willingness to consider between first and second reading the installation of a playground in what is considered the center crescent area; Also noting the applicant is agreeing to study and consider the space allocated to Lot 49 and potentially offer an amended proposal, but that’s at the applicant’s willingness; Noting that we are directing staff to review our master sidewalk plans as it relates to the north south mobility along Shady Oaks and to be prepared at second reading to provide a more in depth understanding of the current plans and what our options might be to best plan for sidewalks from Crescent Heights to the north; Also noting the applicant’s agreement that all homes within this development will be fully sprinkled for fire safety. 42 Questions? 43 Development Plan at 5/4 P&Z Meeting Private street with one gated entrance Sidewalks as shown Rear setbacks and side setbacks adjacent to a street as shown Side and rear lot lines as shown R-PUD Regulations Gate location The Marq drive This is the development plan that was presented at the PZ Commission meeting. 57 lots – 19.67% open space. Access onto to Shady Oaks drive, private streets, gated entrance. 27,406 without 5 large lots - Existing 6 44 Responses to P&Z Conditions 45 R-PUD Development Plan (Withdrawn) Withdrawn August 7, 2014 Net Density 1.88 Du/Ac. ZA13-092 46 Approved Concept Plan (SF-1A) Approved January 20, 2015 ZA14-111 47 Development Plan (Denied) ZA15-105 Denied February 2, 2016 . 48 Development Layout (Denied) ZA15-105 Denied February 2, 2016 . 49 Level of Service Summary - Intersections 50 Level of Service Summary - Roadway 51 Level of service Level of Service – Measures how well traffic moves through an intersection or along a roadway LOS Measures how well traffic moves along a roadway Delays at intersections typically determine LOS – see table A: free flow. Traffic flows at or above the posted speed limit and motorists have complete mobility between lanes. The average spacing between vehicles is about 550 ft(167 m) or 27 car lengths. Motorists have a high level of physical and psychological comfort. The effects of incidents or point breakdowns are easily absorbed. LOS A generally occurs late at night in urban areas and frequently in rural areas. B: reasonably free flow. LOS A speeds are maintained, maneuverability within the traffic stream is slightly restricted. The lowest average vehicle spacing is about 330 ft(100 m) or 16 car lengths. Motorists still have a high level of physical and psychological comfort. C: stable flow, at or near free flow. Ability to maneuver through lanes is noticeably restricted and lane changes require more driver awareness. Minimum vehicle spacing is about 220 ft(67 m) or 11 car lengths. Most experienced drivers are comfortable, roads remain safely below but efficiently close to capacity, and posted speed is maintained. Minor incidents may still have no effect but localized service will have noticeable effects and traffic delays will form behind the incident. This is the target LOS for some urban and most rural highways. D: approaching unstable flow. Speeds slightly decrease as traffic volume slightly increase. Freedom to maneuver within the traffic stream is much more limited and driver comfort levels decrease. Vehicles are spaced about 160 ft(50m) or 8 car lengths. Minor incidents are expected to create delays. Examples are a busy shopping corridor in the middle of a weekday, or a functional urban highway during commuting hours. It is a common goal for urban streets during peak hours, as attaining LOS C would require prohibitive cost and societal impact in bypass roads and lane additions. E: unstable flow, operating at capacity. Flow becomes irregular and speed varies rapidly because there are virtually no usable gaps to maneuver in the traffic stream and speeds rarely reach the posted limit. Vehicle spacing is about 6 car lengths, but speeds are still at or above 50 mi/h(80 km/h). Any disruption to traffic flow, such as merging ramp traffic or lane changes, will create a shock wave affecting traffic upstream. Any incident will create serious delays. Drivers' level of comfort become poor.[1] This is a common standard in larger urban areas, where some roadway congestion is inevitable. F: forced or breakdown flow. Every vehicle moves in lockstep with the vehicle in front of it, with frequent slowing required. Travel time cannot be predicted, with generally more demand than capacity. A road in a constant traffic jam is at this LOS, because LOS is an average or typical service rather than a constant state. For example, a highway might be at LOS D for the AM peak hour, but have traffic consistent with LOS C some days, LOS E or F others, and come to a halt once every few weeks. 52 53 Tree Conservation Analysis at 5/4 P&Z The existing canopy on the site is covers 24.63% of the property. The ordinance requires 60% of the trees to be maintained. The applicant is preserving 65% with another 12,86% saved. 54 Density Comparison 55 56 Fence and Wall Plan at 5/4 P&Z Meeting 57 Utility Plan 58