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Item 6A - Staff ReportCITY OF S0UTHLA1<.,,-E Department of Planning & Development Services STAFF REPORT April 9, 2024 CASE NO: CP24-0001 PROJECT: Land Use Plan Amendment for The Overlook EXECUTIVE SUMMARY: Curtis Young of Sage Group, on behalf of the owner Angelo Mendez, Mendez Ltd, is requesting approval of a Land Use Plan amendment from "Medium Density Residential" to "Office Commercial" for The Overlook, on property described as a portion of Tract 3C, W. W. Hall Survey Abstract No. 695, City of Southlake, Tarrant County, Texas and located at 240 N. Carroll Ave. Current Land Use Designation: Medium Density Residential. Requested Land Use Designation: Office Commercial. Current Zoning: "AG" Agricultural District. SPIN Neighborhood #7. DETAILS: The purpose of this request is to propose a Land Use Plan amendment appropriate for developing an approximately 23,000 square foot, 2-story office building, referred to as "The Overlook". The 1.98-acre office development is the "Neighborhood Edge" component of a proposed 9.6-acre Transition Zoning District development, known as The Overlook and WillowTree Gardens (ZA23-0072). The Transition Zoning District development also includes a "Neighborhood" component with single family residential homesites. Although the entire 9.6-acre site is designated Medium Density Residential, only the "Neighborhood Edge" (office) component is the subject of this land use amendment as the "Neighborhood" (residential) component is consistent with the existing land use designation. EXISTING LAND USE DESIGNATION: The existing land use designation is Medium Density Residential. Future Land Use Medium Density ASIS Ci Residential Purpose z Land Use Designation: WdiumDensity Restdeitial and Definition: The z o� Future to Use Update aa.eerrooaP,m purpose of the Medium O U w � Cetus W En9neeis PrepeTy �wboaPervoansoam Density Residential land L if =U m WblitlSernPubllc moesryReeeba use category is to r.k......iv .,a: i. � Meerum oenrly R•etlen0el �m•om-ri•i promote a neighborhood I. Reba comm.Ra setting primarily comprised of single family � o-eme,i detached houses. The Medium Density Residential category is suitable for any single- ° family detached residential development. Case No. CP24-0001 Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi- Public categories previously discussed. Land Use Mix*: The percentages below for the land use mix in the Medium Density Residential category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Single-family Residential 8S% +1S% Open space 10% ±10% Civic use 10% ±10% Total 100 *These percentages are not regulatory and should only be used as a guide. In addition, this location is included in Site Specific Land Use Recommendation FM-LU10: Na. Issues Recom mendations/PcA icy Implementation Metric Mendez/Strunk Properties • Retain the Medium Density Residential land use Cingoing— Evaluate designation- development Approximately 12 acres. • For properties fronting on Carroll Aver garden proposals per the office uses may be considered if development is recommendations. The land use designation is Medium Density Residential and planned in a comprehensive manner - office Commercial. • Buffer existing and future residential uses from office uses. 6ffice deveopment adjacent tc Carroll Avenue. • Any future connection of Cross Lane to Carroll Ave. is not intended. Cross Lane IFDxboro Subdivision) is stubbed out to the west • Any office development along Carroll Ave- should FM property line. have cross access hack to th a traffic signal at LU10 F.M. 1709/Tower Plaza as well as to the office properties to the south tea ccess the existing W d rive cut on Carroll Ave. Anew drive cut at Carroll Ave. and Main Street is not recommended due to existing traffic .. f• conditions/volumes at this intersection and the r; €lase proximity to the light. PROPOSED LAND USE DESIGNATION: The proposed land use designation is Office Commercial. Office Commercial Purpose and Definition: The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office -related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential Case No. CP24-0001 development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories previously discussed. Land Use Mix*: The percentages below for the land use mix in the Office Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Office 85% ±15% Open space 10% ±10% Civic use 5% ±5% Total 100 *These percentages are not regulatory and should only be used as a guide. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider 2"d Reading Approval of Land Use Plan Amendment ATTACHMENTS: (A) Background Information (B) Applicant's Narrative and Land Use Exhibit (C) Ordinance No. 1269-B STAFF CONTACT: Jenny Crosby (817) 748-8195 Dennis Killough (817) 748-8072 Case No. CP24-0001 OWNER: APPLICANT: PROPERTY SITUATION BACKGROUND INFORMATION Angelo Mendez- Mendez Ltd. Curtis Young- Sage Group 240 N Carrol Ave LEGAL DESCRIPTION: A portion of Tract 3C, W.W. Hall Survey Abstract No. 695 LAND USE CATEGORY: Medium Density Residential PROPOSED LAND USE CATEGORY: Office Commercial CURRENT ZONING: "AG" Agricultural District PROPOSED ZONING: "TZD" Transition Zoning District HISTORY: The property was included in the 1956 incorporation of the city. PLANNING AND ZONING COMMISSION: February 22, 2024; Tabled to March 21, 2024. March 21, 2024; DENIED (5-0). CITY COUNCIL: April 2, 2024; 1st Reading Approved (6-0). Case No. Attachment A CP24-0001 Page 1 Applicant's Narrative: The/ oveW/Wabr�rwrr��� 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 suff icient to provide acceptable L05 (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 Case No. Attachment B CP24-0001 Page 1 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 5F-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. 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. Case No. Attachment B CP24-0001 Page 2 Land Use Exhibit J- 4: F F n-7--T- Erhg1-- PROPOSED OFFICE j COMMERCIAL LAND USE EEOIL4Aiµ4 WO Planner. E)03TrNG LAND USE Case No. ZA23-0072 ®� Land Use Exhibit OverlookWillowtree Gardens SDutnlake, Tana -ft County, Texas Case No. Attachment B CP24-0001 Page 3 786 s-f-� I� I Enlarged Office Commercial Land Use Exhibit � r I 8S PARKING 5PkES 240 I � I I ti k. t l Bldg 1 26,000 s.f. z-SbDry USE; 0ffice rLp.ELA, RF�flE PROPOSED OFFICE COMMERCIAL LAND USE Case No. Attachment B CP24-0001 Page 4 ORDINANCE NO. 1269-B AN ORDINANCE AMENDING THE CONSOLIDATED FUTURE LAND USE PLAN, AN ELEMENT OF THE CITY OF SOUTHLAKE'S COMPREHENSIVE PLAN. WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the voters in a duly called Charter election on April 4, 1987; and, WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's comprehensive plan elements every four years, WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan is an element of the City's Comprehensive Master Plan, WHEREAS, the City Council has determined that the Consolidated Future Land Use Plan complies with the Southlake 2035 Vision, Goals, & Objectives, WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan has been formulated with adequate public input, WHEREAS, the City Council has deemed that the recommendations in the Consolidated Future Land Use Plan herein reflect the community's desires for the future development of the City, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, THAT: Section 1. All of the findings in the preamble are found to be true and correct and the City Council hereby incorporates said findings into the body of this ordinance as if copied in its entirety. Section 2. (Adopted Change). Section 3. The different elements of the Comprehensive Master Plan, as adopted and amended by the City Council from time to time, shall be kept on file in the office of the City Secretary of the City of Southlake, along with a copy of the ordinance and minute order of the Council so adopting or approving the same. Any existing element of the Comprehensive Master Plan which has been heretofore adopted by the City Council shall remain in full force until amended by the City Council as provided herein. Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of Southlake, Texas, except where the provisions of this ordinance are in direct conflict with the provisions of such ordinances, in which event the conflicting provisions of such ordinances are hereby repealed. Case No. Attachment C CP24-0001 Page 1 Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses, sentences, paragraphs and sections of this ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this ordinance in book or pamphlet form for general distribution among the public, and the operative provisions of this ordinance as so published shall be admissible in evidence in all courts without further proof than the production thereof. Section 7. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 2024. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2024. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: Case No. Attachment C CP24-0001 Page 2 CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. CP24-0001 Attachment C Page 3