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Item 7 - Development RegulationsTable of Contents A. Introduction B. Statement of Intent and Purpose C. The Site: - Site “Land Use Designation” and “Zoning.” - Surrounding Uses D. The Concept: - Development Concept: - District Components - Circulation E. Master Plan: - Tree Conservation Plan - Development Plan - Neighborhood Landscape Plan - Neighborhood Edge Landscape Plan F. Concept Sketches G. Land Uses: - Development Standards - Neighborhood Edge (Office) - Office Elevations - Neighborhood - Residence Elevations H. Other Considerations: - TZD Modifications - Project Schedule - Variance Requests - Open Space Management Plan The Overlook / WillowTree Gardens A. Introduction The subject of this zoning request is a 9.6 acre tract of land, situated along the west side of Carroll Avenue, approximately 600 feet north of Southlake Blvd., in the City of Southlake, Texas. It is across the street from Southlake Town Square. The property is made up of several existing parcels, some of which are vacant, while others are occupied by older homes which would be removed as a part of this development. The adjacent land uses are varied, including Medical Office/ Banking uses to the South (along Southlake Blvd.), Medium- Density Residential to the North and west (Foxborough and Southview additions), Carroll Avenue. to the East, and one Residential tract to the South. The property is currently zoned either SF-1A or Agriculture (AG). The Future Land Use Plan designates this area for “Medium-Density Residential, and we are requesting a change, just for the Office site, to “Office/Commercial.” We are proposing to develop the entire property under the Transition Zoning Ordinance. The property presents unique challenges and opportunities for development. The site is very linear, with a small amount of frontage along a busy thoroughfare, Carroll Avenue. We propose to buffer the activity and noise of Carroll Avenue from the Residential portion with the Neighborhood Edge (Office Building) portion. A Traffic Study was prepared to address access, effects of this development, and proposed changes to the median in Carroll Avenue to enhance accessibility. That study has been submitted to staff for review, but the results conclude that additional traffic from this development would have a negligible effect on local traffic on Carroll Avenue (less than 2%), which is dominated by Southlake Town Square related and through traffic, and that the proposed connections to Carroll Avenue are sufficient to provide acceptable LOS (Level of Service) and that no other connections are needed. To the rear of the property, there is over 1,500’ of a common property line with the existing residential neighborhoods. Clearly, the most important “transition” to be accomplished by this development would be that between the existing homes and the Carroll Avenue and Southlake Blvd. corridors, and the associated development along both. Therefore, early on in the planning process a series of exploratory meetings and presentations were held between the planning and development team and the immediately adjacent neighbors, along with the leadership of their HOA’s, to gather their input and guidance. Development scenarios were presented for discussion. Based on the input received, subsequent plans were prepared until we had a concept that made an effective transition of land uses, reflecting the wishes of the neighbors and made sense as a development. The plan shows an “emergency only” access gate to the west, connecting with Cross Lane, and will only be accessed by emergency vehicles if necessary. At the request of the neighbors, we’re proposing adding a small turnaround at the end of Cross Lane, to facilitate easier egress for delivery and other vehicles dropping off on that street. The plan we are presenting with this submittal is a direct result of that process and we believe we have the support of the majority of our residential neighbors. It is important to note that the proposed building setback lines- as measured from the property boundaries, meet or exceed those required in the adjacent SF-20A zoning of the existing residential lots. The scale and orientation of the development has been designed to provide for and encourage a safe and inviting walking environment, desirable architecture and a high-quality environment, compatible with the rest of the city. B. Statement of Intent and Purpose: The purpose and intent of this zoning application is to allow for the creation of a multi-use community that meets the following objectives: 1. Results in a high quality, well-designed and attractive neighborhood, meeting the needs of a diverse and vibrant city, in a manner complimentary to the high-quality existing neighborhoods and commercial developments of Southlake. 2. Allows for a mixture of complimentary land uses and density, including housing and professional offices in such a way so as to provide an effective transition from the high traffic and commercial land uses along the major corridors, to the residential land uses bordering the site. 3. Provide for open space areas, specifically located to provide a pleasant pedestrian and visual linkage through the community. 4. Reinforce streets as public places that encourage pedestrian and bicycle travel. 5. Encourage efficient use of the land by facilitating compact development. E. Master Plan The following exhibits show, in detail, how the conceptual themes identified above have been developed and applied specifically to the property. The Tree Conservation plan show how the Master Plan fits on the existing site features, and which trees are to be preserved. The Development Plan graphic brings it all together into a summary site plan rendering, showing all the features of the project. The Neighborhood Landscape Plan shows the overall landscaped areas and specifically the trees requested by each of our neighbors which we have agreed to install when the homes are built adjacent to their lots. F. Concept Sketches The following sketches are intended to show how the project would look at various locations within the development. G. Land Uses -Development Standards Proposed Development Standards Standard Office Building Residential Neighborhood 1.0 Permitted Land Uses Use Categories “O-1” Office District Uses. Single-family residential detached dwelling unit, model homes for sales and promotion. Parks, playgrounds and open space. 2.0 Street Design Standards R.O.W. Width Varies, as per Development Plan. Varies, as per Development Plan. Design Speed < 25 mph. < 25 mph. Street Typology Allowed Local Street: 2 lane undivided Residential Street: 2 lane divided. Travel lane widths 12’, 25’ b/b total street width 12’, 25’ b/b total street width On street parking Parallel, in 8’ inset parking spaces. None. Turning radii 20’ minimum 20’ minimum 3.0 Streetscape Standards Sidewalks/ Trails/ Walkways 5’ minimum 5’ minimum Street trees required Average spacing of 40’, Maximum spacing of 50’ Average spacing of 40’, Maximum spacing of 50’ Continuous planter width 6’ minimum. 6’ minimum. 4.0 Open Space Standards Open space Minimum of 25% Minimum of 15% 5.0 Block and Lot Standards Block Type Single Site, fronting on Carroll. Irregular, based on topography, vegetation and site constraints. Block Dimensions n/a Less than 900 feet. Access to/from Cross Lane will be emergency only. Lot area Minimum of 20,000 s.f. Minimum of 5,700 sf Lot width and depth Min. of 100’ wide x 80’ deep Minimum of 46’ wide x 125’ deep, with alley access. Maximum lot coverage 35% 70% Maximum impervious cover 80% 80% Minimum Block Length n/a 500’ 6.0 Building Standards Maximum Building Height 2 stories/ 35’ 2-1/2 stories Maximum Building Area 26,000 sf. 5,200 sf. (Minimum of 3,000 sf.) Setbacks: Front Front Garage Side Rear 15’ n/a 25’ 25’ 10’ n/a 6’/0’ 20’ Accessory buildings As per rqmts of Zoning Ord., Sec. 34, Max. of 1,000 s.f. SUP required per Section 45, Ord. 480. As per rqmts of Zoning Ord., Sec. 34, Max. of 500 s.f. Principal Building Orientation Toward Carroll Avenue. Toward front of lot on internal street. 7.0 Site Design Standards Standard Office Building Residential Neighborhood Off street parking requirements 3.33 spaces per 1,000 s.f. of floor area. 2 spaces in garage plus 2 in driveway. Screening ▪ Trash/recycling receptacles ▪ Other utility equipment ▪ Loading spaces ▪ Surface parking areas -3 side Masonry wall w/ opaque Entry door, minimum 8’ high. -Screened from surrounding area. with wall and/or landscaping. -n/a -Screened from Carroll Ave. with landscaping. -n/a Landscaping or fence. -n/a -n/a Landscaping ▪ Landscape buffer between parking, sidewalks and streets ▪ Parking lot minimum interior landscaping ▪ Rear setback at exist. Res. 6’ from Internal Road, 25’ from Carroll Ave. curb, 3’ from Sidewalk. All open spaces fully landscaped. n/a Fully landscaped As per landscape plan, as shown along property lines. Lighting ▪ Building entrances ▪ Parking areas, trails, and streets Yes Street lights along one side of every internal street, minimum spacing of 450’. Yes Street lights along one side of every internal street, minimum spacing of 450’. 8.0 Sign Standards All Signs in accordance with requirements of the Sign Ord.; Entry Feature signs allowed at all Project Entries from Carroll Ave.: Maximum of One (1) ground mounted monument sign shall be allowed per site/ building. No permanent signs allowed on Residential lots; Wayfinding and identification signs allowed in Common areas. G. Land Uses (cont.) Neighborhood Edge (Office): The Neighborhood Edge will be made up of a Class A Professional Office building. Parking will be provided at a ratio of one space for every 300 square feet of office space. Such parking will be provided through a dedicated off-street parking lot. The parking spaces shall be available, during off hours, for shared use by the residential neighborhood when special events, such as parties and family gatherings require it. Bicycle parking spaces shall be provided. Exhibits that follow show a detailed plan of the proposed office site and building elevation. Neighborhood: The Neighborhood contains single-family type residential units, and open space areas. -The 26 lots will feature a single-family detached product, ranging in size from 3,000 s.f. to 5,200 s.f. Each unit will have at least an enclosed two-car garage and two off-street, driveway parking spaces. All garages will be recessed from the rear alley. Typical plans and elevations for the Residences follow. H. Other Considerations TZD Modification: 1) Carroll Avenue Sidewalk Width: Modification of the TZD requirement for a 6’ sidewalk along Carroll Avenue to 5’, which is consistent with the normal requirements of the Subdivision Ordinance. Shared Parking: There shall be a “Shared Parking Agreement” between the Office Building lot, and the Residential Neighborhood such that it will allow temporary “after hours and weekend use” of the office parking lot, as overflow parking for gatherings or events occurring within the residential portion of the project. The Development Plan shows an extension of a sidewalk from the residential lots, to the parking lot, facilitating pedestrian access between the two. Proposed Project Schedule: This project infrastructure is proposed to be developed in a single phase, with detailed design beginning immediately after zoning approval; submittal for final approvals and construction is planned to proceed as soon as is possible after that. All open spaces areas within the Residential Neighborhood will be improved in Phase I. Two or more model homes will be built initially, followed by for-sale or build-to-suit homes as sales progress. The Office Building will be built as the market allows. Open Space Management Plan: All Common Open Space shall be owned and maintained by the Overlook / WillowTree Gardens Property Owners Association (POA). Open Space Easement areas shall also be maintained by the POA. All other areas shall be the responsibility of the individual property owners, including the front yards and required streetscape elements of the residential lots. All property owners shall be required to be a member of the POA. Dues assessments, required for the maintenance of the common areas and other POA activities, shall be mandatory. The POA shall be responsible for the maintenance and operation of the protected open space within the development. The expenses required to maintain the common areas at a quality level shall be estimated annually by the POA Board, and dues shall be determined and assessed on each property owner in an equitable fashion at such a rate as necessary to maintain such a level of quality. Authority to enforce these requirements, and to place a lien on the property if such dues are not paid, shall be in the form of written Deed Restrictions and Covenants, agreed to by all property owners at purchase, and shall run with the land. Provisions shall be made, in the POA bylaws and Deed Restrictions, that in the unlikely event the POA fails to maintain all or a portion of the protected open space in reasonable order and condition, the City of Southlake may, but is not required to, assume responsibility for its maintenance and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the POA or individual property owners that make up the POA, and may include administrative costs and penalties which shall become a lien on all property in the development.