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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