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Item 6BCity of Southlake Department of Planning & Development Services S T A F F R E P O R T February 28, 2007 CP06-004 CASE NO: Comprehensive Plan Amendment for proposed Southlake Professional Plaza PROJECT: REQUEST: Applicant Century Property Partners, LLC is requesting an amendment to the Future Land Use Plan from Medium Density Residential to Office Commercial for approximately 4.87 acres located at 3115 & 3117 W. Southlake Blvd. The request stems from a proposal to develop a professional office plaza of 6 buildings totaling 35,000 sq.ft. of office uses. The proposed development is called Southlake Professional Plaza and will have access from Southlake Boulevard. At the February 8, 2007 meeting, the Planning and Zoning Commission recommended approval (5-0) of the requested Comprehensive Plan Amendment. 1. Conduct public hearing ACTION NEEDED: 2. Consider amendment approval ATTACHMENTS: (A) Background and Context Information (B) Vicinity Map (C) Supporting Information and Exhibits (D) Applicant’s Letter (updated) (E) Comprehensive Plan Review Summary No. 3, dated January 3, 2007 (F) Surrounding Property Owners Map & Responses STAFF CONTACT: Ken Baker (748-8067) Jay Narayana (748-8070) Case No. CP06-004 BACKGROUND AND CONTEXT INFORMATION Context & Existing Land Uses The property is located on the south side of West Southlake Boulevard approximately 800 feet east of its intersection with Pearson Lane. The property is immediately north of the Chesapeake residential neighborhood. Immediately west of the subject property are some low intensity commercial uses including a day care and a strip shopping center at the Pearson intersection. Immediately east of the subject property are vacant and low intensity residential uses. Southlake Boulevard is a major regional arterial serving the cities of Southlake and Keller and was recently reconfigured to a 6-lane roadway with a center 2-way left turn lane. Southlake Boulevard between Davis Boulevard and Pearson Lane carries approximately 32,000 trips per day. Zoning All the tracts in the subject property are zoned “AG” Agricultural district. Two single family homes are currently located on the tracts. The zoning of the properties to the south is “R-PUD” Residential Planned Unit Development district, to the east is “AG” Agricultural district, and to the west is C-2 Commercial district. The requested zoning of the property is “SP-2” Generalized Site Plan district. Existing Land Uses Existing Zoning Map Transportation Analysis Southlake Boulevard (F.M. 1709) is designated as a regional arterial and is currently a 6-lane roadway with a continuous left turn lane. It is one of the most critical roadways in the city of Southlake, second only to S.H. 114. In addition, Southlake Boulevard is the city’s premier commercial corridor with higher intensity commercial development along the eastern half of the roadway in the city while the western half of Southlake Boulevard is fairly undeveloped and is characterized by lower intensity office and residential uses. The city’s Mobility and Master Thoroughfare plan classify the corridor as an arterial and its street typology designation is Regional Boulevard. Design priorities along Regional Boulevards include access management, addition of medians and parkways, and minimizing the impact of surface parking along the roadway. Case No. Attachment A CP06-004 Page 1 The table below shows the historic and current traffic counts on F.M. 1709 (Southlake Boulevard) between Davis Boulevard and Pearson Lane. 20022003200420052006 Year20062006 24-Hour Totals AM PeakPM Peak 1734 1020 East 16,820 16,592 17,090 16,915 16,398 Bound 6:45 – 7:454:00 – 5:00 772 1860 West 16,405 15,411 16,301 17,303 15,578 Bound 11:15 – 12:155:00 – 6:00 Source: City of Southlake Traffic Count Report 2002 - 2006 Southlake Boulevard is currently at its ultimate width as determined by the city’s thoroughfare plan. However, the city is currently undertaking a median study for Southlake Boulevard. The goals of this study include improving safety and mobility along this major thoroughfare. The study will be completed in Spring 2007 and implementation will be based on TxDOT’s funding programs. Environment and Topography The subject property slopes down from F.M. 1709 towards the south and west with approximately a 15-foot to 18-foot grade change between the northern and southern property lines. Based on the most current grading plan submitted, the applicant is planning to work with the existing grade of the property. 2005 Future Land Use Plan The subject property’s current Land Use Plan designation is Medium Density Residential with an optional T-1 designation along its frontage on F.M. 1709. The following is the definition of Medium Density Residential under the recently adopted Future Land Use Plan: Medium Density Residential Purpose: The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single family detached houses. Limited office and neighborhood retail uses are appropriate when designed to provide convenient access to goods and services for the surrounding neighborhood. Definition: The Medium Density Residential category is suitable for any single-family detached residential development. Limited low intensity office and/or retail uses may be permitted provided that the nature of the commerce is to support the surrounding neighborhood and that the area is sufficiently buffered from adjacent residential property. Such non-residential uses must be compatible with and not intrusive to the adjacent residential uses. 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. Case No. Attachment A CP06-004 Page 2 Land Use Percentage of Acreage Flexibility Allowed Retail 3% -3% Office 7% -7% Single-family Residential 75% +25% Open space 10% ±10% Civic use 5% ±5% Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Retail uses: Limited to convenience and neighborhood retail and service uses. o Provide safe and easy pedestrian access to the retail from the surrounding o neighborhoods. Office uses: Professional offices that are 1-2 stories with footprints less than 6,000 square feet. o Provide safe and easy pedestrian access to the office uses from the surrounding o neighborhoods. Residential uses: Single family detached dwellings. o Open space: Open spaces should be designed to add value to the development and may include o parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas. Provide natural walking paths along stream and creek corridors. o Preserve existing wooded areas and stream corridors when feasible. o Emphasize environmental elements as “features” rather than constraints. o Civic uses: Small scale government offices and facilities, schools, churches and related facilities. o Case No. Attachment A CP06-004 Page 3 Overall Character and Design Images: Residential Uses Office Uses Requested Amendment The applicant is requesting a change in designation from Medium Density Residential to Office Commercial due to the following reasons:  Proposed development does not meet the land use mix or the scale and context criteria for office uses in the Medium Density Residential land use category. Specifically, office uses in the Medium Density Residential land use category are intended to allow transitional office buildings on appropriate sites in within larger residential neighborhoods. The Medium Density Residential designation is not in appropriate given the scale, location, and intensity of the proposed office development. The proposed Office Commercial land use designation is defined as: 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 development. The recommended and proposed land use mix are as follows: Land Use Percentage of Acreage Flexibility Allowed Proposed Office 85% ±15% 94% Open space 10% ±10% 6% Civic use 5% ±5% 0% Total 100% *These percentages are not regulatory and should only be used as a guide. N:\Community Development\MEMO\2006cases\CP06-004.doc Case No. Attachment A CP06-004 Page 4 Case No. Attachment B CP06-004 Page 1 Plans and Support Information – Existing Land Use Plan Map Case No. Attachment C CP06-004 Page 1 Plans and Support Information – Site Plan Case No. Attachment C CP06-004 Page 2 Plans and Support Information – Tree Conservation Plan Case No. Attachment C CP06-004 Page 3 Applicant’s Letter Case No. Attachment D CP06-004 Page 1 COMPREHENSIVE PLAN AMENDMENT REVIEW SUMMARY CP06-004Four1/2/07 Case No.: Review No.: Date of Review: Southlake Professional Plaza Project Name: - Land Use Plan Amendment APPLICANT: Century Property Partners MAIN CONTACT: c/o Baird, Hampton, & Brown Konstantine Bakintas 12750 Merit Drive, Suite 770 Phone: (817) 251-8550 Dallas, TX 75251 Email: kb@bhbinc.com Phone: (972) 931-2374 Fax: (972) 776-8767 Email: kb@bhbinc.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/27/06 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF COMPREHENSIVE PLAN AMENDMENT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT JAY NARAYANA AT (817) 748- 8070 OR JNARAYANA@CI.SOUTHLAKE.TX.US. Submittal Requirements Provided? 1. Completed Table 1 Yes 2. Map of proposed change Yes (shown on concept plan) 3. Submittal letter Yes 3a. Summary of features that do not conform to the Land Use Map Yes 3b. Identification of conditions that have changed Yes 3c. Why the requested designation is more appropriate Yes 3d. How the requested designation is compatible with surrounding designations Yes 3e. Justification as to how the proposed development fits within the area and fulfills Southlake 2025 Yes goals 3f. Identification of unique characteristics Yes (shown on Tree Conserv. Plan) 3g. Any additional information to support the amendment NA 4. Any additional maps or other information to support the amendment See below Case No. Attachment E CP06-004 Page 1 Surrounding Property Owners Southlake Professional Plaza SPO # Owner Zoning Land Use Acreage 1. Retail Commercial Southlake Pse Inc C2 1.76 2. Retail Commercial Hill, Gary Gene Etal C2 2.277 3. Medium Density Residential Southlake, City Of RPUD 11.551 4. Medium Density Residential Venteicher, Edward R Etux Kare RPUD 0.433 5. Medium Density Residential Simpkins, Karen RPUD 0.431 6. Medium Density Residential Grassanovits, Robert Etux Roby RPUD 0.428 7. Medium Density Residential Essex, Paul W Etux Nancy RPUD 0.445 8. Medium Density Residential Farris, David Etux Janet RPUD 0.589 9. Medium Density Residential Riches, Julian M Etux Beverley RPUD 0.454 10.Medium Density Residential Manuszak, Steven Etux Sandra RPUD 0.426 11.Medium Density Residential Rowston, Mark Etux Bernadine RPUD 0.426 12.Medium Density Residential Huon, Chay RPUD 0.504 13.Medium Density Residential Alvarez, Lamberto Jr Etux Eliz RPUD 0.439 14.Public / Semi-Public Southlake, City Of CS 3.807 15.Office Commercial Simmons Properties Group Llc SP1 0.715 16.Office Commercial Simmons Properties Group Llc SP1 0.802 17.Office Commercial Shaw, Ralph H Jr & Susan SP1 0.691 18.Medium Density Residential Century Properties Prtnshp AG 1.745 19.Medium Density Residential Century Property Partners Llc AG 1.277 20.Medium Density Residential Century Property Partners Llc AG 0.747 21.Medium Density Residential Century Properties Prtnshp AG 1.01 22.Medium Density Residential J N S Land Family Limited Prt AG 3.743 Case No. Attachment F CP06-004 Page 1 Surrounding Property Owner Responses Southlake Professional Plaza Notices Sent: Sixteen (16) Responses Receive: None (0) Case No. Attachment F CP06-004 Page 2 RESOLUTION NO. 07-010 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, AMENDING THE CONSOLIDATED 2005 FUTURE LAND USE PLAN, AN ELEMENT OF THE SOUTHLAKE 2025 PLAN, THE CITY’S COMPREHENSIVE MASTER 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 has adopted the City’s Comprehensive Master Plan in 2005 WHEREAS , recognizes that the Consolidated Future Land Use Plan is an element of the Southlake 2025 Plan, the City’s Comprehensive Master Plan, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a need for the changes to the Future Land Use Plan and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels the changes are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. WHEREAS , the City Council has determined that the change to the Future Land Use Plan complies with the Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and the guiding principles and recommendations for land use under Southlake 2025 Plan - Phase II, WHEREAS, the City Council of the City of Southlake, Texas, held a public hearing to consider the proposed amendment to the Future Land Use Plan, WHEREAS, the City Council has deemed that the recommendations herein reflect the community’s desires for the future development of the city, THEREFORE, BE IT RESOLVED 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 resolution as if copied in its entirety Section 2 . Future Land Use Plan designation for parcels indicated in Exhibit A is changed from Medium Density Residential to Office Commercial. Case No. Attachment F CP06-004 Page 3 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 resolution 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 resolution shall become effective on the date of approval by the City Council PASSED AND APPROVED ON THIS __ DAY OF __ 2007. CITY OF SOUTHLAKE By: ______________________ Andy Wambsganss, Mayor ATTEST: _______________________ Lori Farwell, City Secretary Case No. Attachment F CP06-004 Page 4 EXHIBIT A Case No. Attachment F CP06-004 Page 5