Item 6ACity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
August 15, 2007
CP 07-004
CASE NO:
Comprehensive Plan Amendment Request for Gateway Church
PROJECT:
REQUEST:Applicant Kimley-Horn and Associates, Inc., on behalf of Gateway Church, is
requesting an amendment to the Future Land Use Plan to change the underlying
land use designation from Mixed Use to Public/Semi-Public on 90.65 acres
located on the north side of the 1200, 1500, and 1600 blocks of East S.H. 114.
The request stems from a proposal to develop a church campus known as
Gateway Church – SH 114 Campus. The amendment is associated with a
requested zoning change from “NR-PUD” Non-Residential Planned Unit
Development and “AG” Agricultural District to “NR-PUD” Non-Residential
Planned Unit Development (case ZA05-112).
The property also has optional land use designations of Employment Center 1
(EC-1), Employment Center 2 (EC-2), and Employment Center Residential (EC-
R). However, the applicant is not proposing to remove or change the optional
designations.
1. Conduct public hearing
ACTION NEEDED:
2. Consider approval of the proposed Comprehensive Land Use Plan
Amendment.
ATTACHMENTS: (A) Background and Context Information
(B) Vicinity Map
(C) Supporting Information and Exhibits
(D) Applicant’s Letter
STAFF CONTACT: Ken Baker (748-8067) or Jenny Crosby (748-8195)
BACKGROUND AND CONTEXT INFORMATION
Existing Land Uses & Zoning
The subject property is currently underdeveloped with a house and a barn. The property is bordered by
undeveloped/vacant properties to the east, north, and west, Carroll Intermediate School to the northwest,
and SH 114 to the south. Across SH 114, there are commercial uses (Southlake Town Square) and
undeveloped properties.
The current zoning of the property is primarily “NR-PUD” Non-Residential Planned Unit Development,
with a small area in the northeast corner zoned “AG” Agricultural District. The proposed zoning is “NR-
PUD” Non-Residential Planned Unit Development (see case ZA05-112).
Existing Land Uses Existing Zoning Map
Mobility
The SH 114 Area Plan has specific mobility recommendations that relate to this site, as shown in the map
and outlined below:
Attachment A
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CP07-004 Comprehensive Plan Amendment
1.“Improve pedestrian and bicycle circulation north of S.H. 114 by developing an interconnected
system of trails and sidewalks on all streets, providing pedestrian greenways along floodplains and
creeks, and creating an interconnected network of linear greens through areas with the
employment center land use designation.”
The applicant has addressed this recommendation by providing sidewalks/trails along all public
and private streets proposed, as shown in the Pedestrian Access Plan (see Attachment C).
Specifically, the applicant is providing:
10’ multi-use trail along S.H. 114 West Bound Access Road
o
8’ multi-use trail along future Kirkwood/Gateway Boulevard
o
6’ sidewalk along both sides of the proposed collector streets
o
6’ sidewalks along fire lanes and 15’ pedestrian alleys through the parking lots to
o
the buildings.
2.“Determine the optimal roadway cross section for the Kirkwood Blvd. extension through the
Aventerra properties to promote safe automobile and pedestrian connectivity through any
proposed development.”
The applicant has proposed an alignment for Kirkwood/Gateway Boulevard that is slightly north
of the alignment shown on the Mobility and Master Thoroughfare Plan. In addition, in lieu of one
four-lane divided arterial connecting Kirkwood/Gateway Church Boulevard to the SH 114 West
Bound Access Road, the applicant is proposing two four-lane undivided collectors to connect the
new boulevard with the access road. One collector is proposed on the eastern side of the property
and the other is on the western side. The western collector cuts though the middle of a significant
stand of Post Oaks and Blackjack Oaks. Staff recommends ending the western collector at the
parking entrance and not connecting to Kirkwood/Gateway Church Boulevard in order to preserve
these trees.
Beyond the applicant’s property boundary, Kirkwood/Gateway Boulevard is shown on the
Mobility and Master Thoroughfare Plan to narrow from a four-lane divided arterial to a three-lane
undivided arterial where it intersects with Highland Street. The applicant’s Traffic Impact
Analysis recommends amending the Mobility and Master Thoroughfare Plan to show
Kirkwood/Gateway Boulevard as a four-lane divided arterial from Carroll Avenue to Kimball
Avenue and curving Highland Street to the south to provide a connection near the proposed
western collector. Because these recommendations are not within the applicant’s property
boundary and are beyond the scope of the current request, these recommendations will be
considered with future development to the north of the applicant’s site.
Environment
The property has several significant tree stands as well as a large pond in the center of the site. As such,
the Environmental Resource Protection Map identifies several areas of the site as “Tree Cover/Open
Space to be preserved where appropriate”, as shown below:
Attachment A
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CP07-004 Comprehensive Plan Amendment
Legend
Creeks/Water Bodies
Tree Cover/Open Space to be preserved where appropriate
Existing Tree Cover *
The applicant has incorporated the following statements into the regulatory language of the NR-PUD to
ensure compliance with the Environmental Resource Protection and Mobility Recommendations of the
Southlake 2025 Plan:
To the extent possible, the proposed site design shall protect the existing ponds and
o
maximize tree preservation.
To the extent possible, the proposed site design shall limit the impact of large
o
surface parking by incorporating parking garages.
The existing flood plain and wetlands on the property shall be impacted to the
o
minimum extent possible and a contiguous open space network shall be provided
through the site that incorporates a natural, 8’ trail.
However, the concept plan is not in compliance with their established standards in the NR-PUD
regulations. Specifically, the following issues should be addressed:
The concept plan shows parking in the flood plain. Revise the plan to eliminate or
o
minimize parking in the flood plain.
The existing pond/wetlands will be significantly disturbed with the current layout.
o
Revise the plan to eliminate or minimize the impact on the existing pond/wetlands.
There is significant tree cover where the main building will be located and along/in
o
the proposed western road. Revise the plan to minimize impact on the trees.
Parking garages have been incorporated but the overall surface area dedicated to
o
parking has not been reduced. Revise the plan to reduce parking and preserve
critical environmental resources.
Attachment A
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CP07-004 Comprehensive Plan Amendment
The proposed concept plan does not indicate the areas on the site that are proposed
o
to be preserved and are intended for building pads. The applicant needs to provide
a concept plan that incorporates such detail to be able to evaluate the zoning change
request’s compliance with the environmental resource protection recommendations.
Once areas to be preserved are identified, pedestrian greenways should be provided
o
along the preserved flood plains and ponds/wetlands.
2005 Future Land Use Plan
The underlying land use designation of the property is Mixed Use and the optional designations are
Employment Center 1, Employment Center 2, and Employment Center Residential, as shown below:
Future Land Use Plan - Future Land Use Plan –
Underlying Land Use Designation Optional Land Use Designations
The purpose of the Mixed Use land use designation is “to provide an option for large-scale, master-
planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks,
and residential uses. This designation is generally applicable on properties larger than approximately 50
acres located along the City’s major roadways. Smaller developments must be designed to be integrated
into the context of a larger master-planned development.”
The Employment Center optional land use categories are intended for a continuum of development from
the highest intensity mixed use development immediately adjacent to the highway to the lowest intensity
residential uses adjacent to existing neighborhoods.
Requested Amendment
The applicant is requesting a change in designation from Mixed Use to Public/Semi-Public. The proposed
church development is not consistent with the existing designation because the Consolidated Land Use
Plan recommends a maximum acreage allocation of 10% for civic uses in the Mixed Use land use
designation. Further, the Consolidated Land Use Plan recommends limiting civic uses in the Mixed Use
land use designation to 10,000 square feet of built area.
The requested land use designation is Public/Semi-Public, which is defined as follows:
Attachment A
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CP07-004 Comprehensive Plan Amendment
“Public/Semi-Public areas are suitable for a wide range of public, civic, and religious uses, such as
government offices and facilities, public and private schools, churches and related facilities (including
parsonage and parochial schools), cemeteries, and Public Parks/Open Space uses in conjunction with
these developments.”
P&Z ACTION:
July 5, 2007; Approved (5-0) subject to the staff report and as presented.
Staff Comments
The vicinity map, applicant’s supporting exhibits, and applicant’s letter are attached to this report.
Attachment A
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CP07-004 Comprehensive Plan Amendment
Attachment B
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CP07-004 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Surrounding Land Use Designation Exhibit
Attachment C
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CP07-004 Comprehensive Plan Amendment
Concept Plan
Attachment C
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CP07-004 Comprehensive Plan Amendment
Pedestrian Access Plan
Attachment C
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CP07-004 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Applicant’s Letter
Attachment D
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CP07-004 Comprehensive Plan Amendment
Attachment D
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CP07-004 Comprehensive Plan Amendment
Attachment D
Page 3