Item 6F
Department of Planning & Development Services
S T A F F R E P O R T
December 10, 2008
CP08-001
CASE NO:
Comprehensive Plan Amendment for Regents Park
PROJECT:
REQUEST: Blake Architects is requesting an amendment to the Future Land Use Plan component
of the Southlake 2025 Plan from “Low Density Residential” to “Office Commercial.”
This application is being processed in conjunction with Zoning Change and Site Plan
Case ZA08-044 for five (5) medical office buildings of 6,000 square feet each on this
property of 3.54 acres.
As provided in Attachment C, the applicant has provided the following justification for
the amendment request:
1. Frontage on Southlake Boulevard makes it a “hard sell” for residential
development;
2. Offices are a “more appropriate use of land;”
3. Majority of Jellico Estates residents front on internal subdivision street
(Jellico Circle); and
4. Provides “harmony” between this development and the River Oaks office
development to the east.
1. Conduct public hearing
ACTION NEEDED:
2. Consider comprehensive plan amendment approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information
STAFF CONTACT: Ken Baker (817)748-8067
Clayton Comstock (817)748-8072
Case No.
CP08-001
BACKGROUND INFORMATION
OWNER: NADO LTD.
APPLICANT: Blake Architects
PROPERTY SITUATION: 2580 and 2530 W. Southlake Boulevard
LEGAL DESCRIPTION: Tracts 2C14 and 2C15, J.G. Allen Survey, Abstract No. 18
CURRENT ZONING: SF-1A Single Family Residential District
PROPOSED ZONING: S-P-1 Detailed Site Plan District w/ O-1 Office District uses
CURRENT LAND
Low Density Residential
USE CATEGORY:
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 described previously. The Low Density Residential category
encourages the openness and rural character of the City of Southlake.
Recommended Land Use Mix:
REQUESTED LAND
Office Commercial
USE CATEGORY:
Office Commercial
Purpose and Definition:The 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 development. Properties with this designation
may serve as a transition between established residential neighborhoods,
major roadways, and retail development. Other suitable activities are those
Public Parks/Open Space Public/Semi-Public
permitted in the and
categories previously discussed.
Case No. Attachment A
CP08-001 Page 1
Recommended Land Use Mix:
EXISTING LAND USES:The property is currently undeveloped and is bordered by Southlake Boulevard
to the south, low density residential land uses to the north and west (Jellico
Estates), and undeveloped property to the east. Office and retail uses (River
Oaks development) are approved on the property to the east.
OPTIONAL LAND USE: There is no optional land use designation adopted for this property. When the
Southlake 2025 Land Use Recommendations for the Davis Boulevard/F.M.
1938 Corridor Plan Area were originally adopted on October 22, 2004, a
“Transition” designation of “T-1” was provided to this property. By the adoption
of the Consolidated Optional Land Use Designations on August 2, 2005,
however, that “T-1” designation was removed and only the Underlying Land
Use Recommendation of “Low Density Residential” remains.
DAVIS BLVD/FM 1938
Davis Boulevard/F.M. 1938 Corridor Plan
CORRIDOR PLAN: The recommends a transition from
higher intensity retail and office uses near the Southlake Boulevard and F.M.
1938 intersection to lower intensity office and residential uses adjacent to
Jellico Estates. Although the land use designation of the subject site is Low
Davis Boulevard/F.M. 1938 Corridor Plan
Density Residential, the notes that
property immediately adjacent to F.M. 1709 may not be suitable for single
family residential development.
Davis Boulevard/F.M. 1938 Corridor Plan
In addition, the recommends master
planning this site with the property to the east, which is the future River Oaks
Plan
development. The also recommends providing connectivity between the
properties. The applicant is proposing a drive that will connect to the River
Oaks development. A sidewalk connection along the drive is recommended.
Case No. Attachment A
CP08-001 Page 2
The area under consideration is part of
“Area 4” of the Davis Boulevard Corridor
Plan recommendations. This 40-acre
area encompasses the entire northwest
corner of Davis Boulevard and
Southlake Boulevard and extends to
Jellico Circle East to the west and
nearly to Johnson Road to the north.
Issues identified by the Plan include:
may not be suitable for single-
family residential.
Significant portion of this area in
the 100-year floodplain;
Part of original plans for
Stonebridge Office
Development; and
Significant portions of the
property lack frontage on either
arterial and thus may limit
market potential for office uses.
Site-specific recommendations include:
T-1 Transition land use category
(office, retail, open space, civic,
and residential) designation for
all properties without direct
access to the intersection.
Provide flexibility to respond to
market conditions in the land
use mix permitted.
Encourage lower intensity office
and/or residential uses
transitioning to existing
neighborhoods to the north and
west.
Encourage the master planning
of entire site together – providing
the financial feasibility of
protecting the flood plain.
Provide internal connectivity
within the development of the
entire site.
Preserve the flood plain as a
natural stream corridor and as
an asset to the development of
the site.
Case No. Attachment A
CP08-001 Page 3
ENVIRONMENTAL
RESOURCE
PROTECTION: Although this site does not have any specific tree cover/open space
Environmental Resource Protection Map
preservation areas as shown on the ,
Environmental
there are several trees scattered across the property. The
Resource Protection Plan
recommends the preservation of trees whenever
feasible. The applicant’s Tree Conservation Plan indicates that approximately
45% of the existing tree coverage may be preserved.
PATHWAYS PLAN &
SIDEWALK PLAN: There is an existing 8 ft. sidewalk adjacent to the majority of the length of the
southern property boundary along Southlake Boulevard. The sidewalk does
not extend the entire length due to the planned construction of a deceleration
lane. This missing sidewalk segment will be constructed in conjunction with
the deceleration lane project.
Sidewalk Plan
Per the , a through pedestrian zone designated by pavement
markings, pavers, or other distinctions is recommended across the entry drive.
A sidewalk connection along the fire lane to the River Oaks development to the
east is also recommended.
THOROUGHFARE PLAN
Master Thoroughfare Plan
& URBAN DESIGN PLAN:Southlake’s calls for W. Southlake Boulevard (FM
1709) to be a multi-lane TXDOT roadway requiring 130 feet of right-of-way. No
additional right-of-way is required to be dedicated by these properties at this
time.
Median Plan Urban Design Plan
The componentof Southlake’s recommends a
landscaped median in Southlake Blvd with no median break/opening at this
Case No. Attachment A
CP08-001 Page 4
location. Access to a controlled intersection will be possible through a
connection to the east.
TXDOT has a deceleration lane planned for Jellico Circle East just west of this
property.
Urban Design Plan
The provides guidance for retaining wall design and trail
amenities along Southlake Boulevard. Any proposed changes to the existing
retaining wall or any proposed trail amenities should follow the design
Plan
guidelines of the .
Traffic Impact: Calculated Trip Ends
The following chart shows the difference in traffic impact between the
development of these 3.54 acres under a “Low Density Residential” land use (3
lots) and an “Office Commercial” land use.
AM PEAK PM PEAK
HOUR HOUR
Use Units Vtpd*
IN OUT IN OUT
Single-Family 3 dwelling 29 2 5 6 3
Residential units
Medical-Dental 28,570 sq ft 953 56 15 26 72
Office (720)
th
*Vehicle Trips Per Day based on ITE’s Trip Generation Manual, 6 Edition.
**The AM/PM times represent the estimated number of vehicle trips generated during the peak
travel times on Southlake Blvd.
P&Z ACTION: November 6, 2008; Approved (7-0) subject to Staff Report dated October 30,
2008.
STAFF COMMENTS: This Comprehensive Plan Amendment is being processed in conjunction with a
zoning change and site plan request (ZA08-044) for an office development at
this location.
L:\Meetings\City Council\2008-12-16 CC Meeting\Item 6H.doc
Case No. Attachment A
CP08-001 Page 5
Case No. Attachment B
CP08-001 Page 1
Case No. Attachment C
CP08-001 Page 1