Item 7G� City of Southlake
• Department of Planning
MEMORANDUM
May 31, 2006
TO: Shana Yelverton, City Manager
FROM: Ken Baker, AICP, Planning Director
SUBJECT: Comprehensive Plan Amendment Request CP06 -001 (Proposed Resolution
06 -019)
Request
Following the implementation of the City Comprehensive Plan amendment policy in January
2006, all development proposals inconsistent with the land use element of the Southlake 2025
Plan require a formal amendment to the Future Land Use Plan.
Applicant David Keener is requesting an amendment to the Future Land Use Plan from Low
Density Residential to Medium Density Residential for approximately 30 acres located at 945
and 985 Randol Mill Ave and 2090 — 2186 Gifford Court. The request stems from a proposal to
develop 33 residential lots at a net density of 1.27 dwelling units per acre with access from
Randol Mill Avenue immediately south of Kingswood Drive (proposed Palomar Estates).
Context & Existing Land Uses
The property is located east of Randol Mill Avenue, north of Gifford Court, west of the existing
neighborhood of Cross Timber Hills, and east of the city limit line along Randol Mill Avenue. It
is composed of 8 unplatted tracts ranging from 2 acres to 10 acres in size and are has low
intensity residential and vacant land uses. The property is currently surrounded by residential
neighborhoods to the east, north, and west (City of Keller) and is adjacent to existing non-
conforming industrial uses (Lemke Enterprises) and vacant property to the south. Randol Mill
Avenue is currently a 2 -lane arterial roadway in the City of Southlake, carrying approximately
4,000 average daily trips (see Transportation Analysis for more details).
Zoning
All the tracts in the subject property are zoned "AG" Agricultural district. The property has
remained in an undeveloped state since it was annexed into the city in 1956. Surrounding zoning
of the property is "SF1 -A" (Single Family Residential district) to the north and east and "SF1 -A"
and "AG" Agricultural to the south. The requested zoning of the property is "R -PUD"
Residential Planned Unit Development district.
CP06 -001
Comprehensive Plan Amendment
Transportation Analysis
Randol Mill Avenue is currently a 2 -lane arterial connecting the northeast Tarrant County cities
of North Richland Hills, Keller, Southlake, and Westlake. It is designated as a 4 -lane divided
arterial on the City's master Thoroughfare Plan and a Regional Boulevard on the City's Street
Typology Map.
Traffic Count Trends:
Randol Mill from 1709 to Florence
Year
2001
1 2002
1 2003
1 2004
1 2005
2005
2005
24 -Hour Totals
AM Peak
PM Peak
North
Bound
3666
4279
3993
4334
4065
373
7:00 — 8:00
349
4:00 — 5:00
South
Bound
3922
4118
4022
3506
4142
350
7:45 — 8:45
352
4:30 — 5:30
May 31, 2006
Existing Land Uses
Existing Zoning Map
Typical cross section of a Regional Boulevard
CP06 -001
Randol Mill from Kingswood to Marantha
Comprehensive Plan Amendment
Year
2001
1 2002
1 2003
1 2004
2005
2005
2005
24 -Hour Totals
AM Peak
PM Peak
North
Bound
NA
2286
2171
2588
2208
317
7:30 — 8:30
168
12:15 — 1:15
South
Bound
NA
2825
2244
2602
1808
142
7:00 — 8:00
260
4:45 — 5:45
Source: City of 'Southlake TraJJic Count Report 2001 - 2005
The extension of F.M. 1938 is the improvement of Randol Mill Avenue north of F.M. 1709
( Southlake Boulevard) to S.H. 114. This project has been identified as high priority project for
funding by the City, North Central Texas Council of Governments (NCTCOG), and Texas
Department of Transportation (TXDOT) due to its regional impact and potential to greatly
improve mobility, reduce congestion and delay, and improve air quality in Northeast Tarrant
County. However, the final decisions on funding and phasing of improvements of F.M. 1938
from F.M. 1709 to Westlake city limit line are still pending.
Environment and Topography
The subject property has a significant stand of quality trees in the southwest quadrant of the site
and its eastern boundary with the adjoining neighborhood of Cross Timber Hills. Another
significant area of secondary quality trees is along the northern boundary line of the property.
The applicant has provided an exhibit of existing environmental features with this request and is
attached as an appendix to the staff report. The applicant is proposing to preserve a portion of
the quality trees on the property in permanent open space and limiting the encroachment of
building pads and streets on the stand of quality trees (see Tree Conservation Plan exhibit).
The property slopes down from the west to the eastern boundary line. The property is at an
elevation of 700 at Randol Mill Avenue and slopes down to 654 at its eastern property line. The
slope is approximately 3.5 %. The property drains to the north east along the site and feeds into a
creek through Cross Timber Hills.
2005 Future Land Use Plan
The property's current Land Use Plan designation is Low Density Residential. The following is
the definition of Low Density Residential under the recently adopted Future Land Use Plan:
Low Density Residential
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
May 31, 2006 3
CP06 -001
Comprehensive Plan Amendment
Residential category encourages the openness and rural character of the City of
Southlake.
Land Use Mix *: The percentages below for the land use mix in the Low Density
Residential category are intended only to be guidelines, and greater flexibility may be
appropriate under site specific conditions.
Land Use Percentage of Acreage Flexibility Allowed
Single - family Residential 85% ±15%
Open space ** 10% ±10%
Civic use 5% f5%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
* *Park dedication fees may be appropriate in lieu of open space. Small subdivisions (less than 4 lots) may
be designed without open space.
Scale and Context Criteria: Scale and context criteria describe intensity, location, and
compatibility criteria for the mix of land uses proposed.
Residential uses:
o Single family detached dwellings at a net density of one or fewer
dwelling units per acre.
Open space:
o Open spaces should be designed to add value to the development and
may include parks, playgrounds, greenbelts, ponds and lakes, gardens,
and conservation areas.
o 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.
Civic uses:
o Small scale government offices and facilities, schools, churches and
related facilities.
Overall Character and Design: This land use category is primarily characterized by
single family detached dwellings with rural cross - section roadways. Below are some
representative images:
May 31, 2006 4
Equestrian Estate
Residential Neighborhood
CP06 -001
Comprehensive Plan Amendment
Requested Amendment
The applicant is requesting a change in designation from Low Density Residential to Medium
Density Residential due to the following reasons:
• Proposed development does not meet the definition of Low Density Residential: "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. "
The definition and criteria established under the Medium Density Residential land use category
are as follows:
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.
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%
f5%
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.
• Provide safe and easy pedestrian access to the retail from the
surrounding neighborhoods.
May 31, 2006 5
CP06 -001 Comprehensive Plan Amendment
Office uses:
o 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 neighborhoods.
Residential uses:
o Single family detached dwellings.
Open space:
o Open spaces should be designed to add value to the development and
may include parks, playgrounds, greenbelts, ponds and lakes, gardens,
and conservation areas.
o 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.
Civic uses:
o Small scale government offices and facilities, schools, churches and
related facilities.
Overall Character and Design Images:
Residential Uses
The proposed land use mix is as follows:
Land Use
Recommended
Flexibility Allowed
Proposed Land Use
Percentage of
Mix
Acreage
(Palomar Estates)
Retail
3%
-3%
0%
Office
7%
-7%
0%
Single - family Residential
75%
+25%
83%
Open space
10%
±10%
17%
Civic use
5%
±5%
0%
Total 100% 100%
May 31, 2006 6
Office Uses
CP06 -001
Comprehensive Plan Amendment
Requested Action by City Council: Conduct a public hearing on the proposed Land Use Plan
Amendment and consider the proposed Land Use Plan Amendment.
P &Z Action: May 4, 2006; Approved (6 -0) as presented.
Staff Contact
Ken Baker (817) 748 -8067
Jay Narayana (817) 748 -8070
Attachments
• Location Map and 2005 Future Land Use Plan
• 2005 Master Thoroughfare Plan and Street Typology Map
• 2005 Pathways Plan Map
• Applicant's Exhibits:
• Justification Letter
• Applicant's context map
• Existing Environmental Features Map
• Proposed Tree Conservation Plan
• Proposed Development Plan for Palomar Estates
Mai 31, 2006
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CP06 -001 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Applicant's Submittal Letter
Comprehensive Plan Amendment Application
Submittal Letter
IRA LOMAR EsrAIMS
The following is intended to address the reasons and rationale for the request to change the Land
Use Designation for the Palomar Estates property from Low Density Residential to Medium
Density Residential, responding specifically to the questions posed in Item 3 of the Submittal
Requirements of the Comprehensive Plan Amendment Application:
3a: Non - Conforming Features: The proposed project would not comply with the existing
Land Use Designation of Low Density Residential primarily because of a planned density
of greater than 1 dwelling unit per acre (1.21 du /ac). Additionally, since some of the
elements which make up the Overall Character and Design of the area are proposed to be
changing- specifically the upcoming improvements of Randol Mill Ave. into a 6 lane,
divided, "Regional Boulevard " - this project will be developed with the more standard
"suburban" street sections, rather than the rural cross - section recommended for Low
Density Residential areas.
3b: Changed Conditions: The conditions which have changed in the area which warrant a
change in the LUD include:
1) The proposed improvements to Randol Mill Ave., which include a complete
reconstruction of the existing 2 lane rural road into a 6 lane, divided thoroughfare (State of
Texas FM road) with a Right of Way of at least 140'. Such road improvements will greatly
change the environment of the area, bringing noise, traffic and pollution not as conducive
to the rural character currently existing, and to which Low Density Residential areas are
known for.
2) The ongoing development of residential subdivisions, existing and proposed in the area
(north and south of the project, as well as to the west- across Randol Mill in Keller) with a
net density of greater than 1 dwelling unit per acre. (See exhibit showing locations)
3) The development of an Industrial Park area, immediately South of the project, and an
access road leading to it along the entire southern boundary of the project. (See exhibit).
3c: Appropriate Land Use Designation: In addition to the above adjacency considerations
and changed conditions in the area, there are currently some unique drainage issues
affecting the subject property, involving run -off from adjacent properties along the three
May 31, 2006 11
CP06 -001
Comprehensive Plan Amendment
upstream sides of the subject tract. These off -site areas send drainage through the subject
property, ultimately having an adverse affect on the existing residential lots downstream.
Those homeowners have requested our help in solving those issues. Our studies indicate
that doing so would require a singular, cohesive development plan for this assemblage of
properties- as opposed to a more piecemeal development- and a comprehensive drainage
improvement plan involving redirecting the existing flow away from those lots and into
properly designed detention areas. While such costly improvements would be difficult to
accomplish under the full constraints of the "Low Density" designation requirements, at the
same time they do not require the full density levels normally achievable under Medium
Density (we are asking for an additional 6 lots, an approx. 20% density increase).
Nonetheless, since any increase over one lot /acre would require a L.U.D. change, we are
requesting this change.
In addition, the natural features of the site- including topography, drainage and the location
of the significant tree stands- and the desire of the applicant to feature and preserve as
many of those elements as possible within Common Open Space areas, lends itself more to
the flexibility found within the allowable development characteristics of Medium Density
Residential. As well, the additional density will be helpful to provide the means to
develop such Open Space areas, as well as to assure the continued high level of
maintenance of such areas through the spreading of maintenance costs across more
homeowners.
Therefore, for all the reasons identified above, we believe that Medium Density Residential
(as proposed) would be a more appropriate Land Use Designation than Low Density
Residential.
3d: Compatibility with Surrounding LUD: Although the LUD to the North and East of the
Project will most likely remain Low Density Residential, the plan has been designed so as
to not greatly increase the number of home sites along a given boundary, and to the North
there would actually be fewer and wider lots along the common boundary. In some areas, a
Common Open Space buffer has been planned, with the intent of reducing and buffering
any adjacency considerations.
There are no compatibility issues to the West, at Randol Mill and across into Keller, as
development there is consistent with Medium Density. To the South, because of the
existing Industrial development and access drive, there would be not be a negative
compatibility change as a result of this change, other than Medium Density Residential
might be slightly more compatible with the Industrial there, than would Low Density
Residential.
3e: Goals of the Comp Plan and Southlake 2025 Plan: The project has been designed to fit
within the area by carefully considering the adjacencies and responding to the natural
features found on -site. This project would meet and further the following goals of the 2005
Southlake Consolidated Land Use Plan and Southlake 2025 Plan:
May 31, 2006 12
CP06 -001
Comprehensive Plan Amendment
• Promote quality neighborhoods that contribute to an overall sense of place and
community. Quality neighborhoods are the cornerstone of our community.
Quality neighborhoods are well designed and maintained, attractive, pedestrian
friendly and safe.
Palomar Estates has been designed to convey a feel of quality throughout, from the
entry along Randol Mill, the median park just inside, the curvilinear street pattern
designed to save the significant trees along it's path, as well as the generous open
space areas- also designed to take advantage of the higher quality treed areas on the
property. In addition, Palomar Estates will be developed with a comprehensive set of
Development Standards and Architectural Approval process to assure a quality end
product. Put together, these features of the plan are intended to yield a neighborhood
with a quality sense of place and community, and to be a valuable addition to the City
of Southlake.
• Foster attractive and well designed residential developments to meet the needs of
a diverse and vibrant community.
The attractive nature of the plan and the architectural requirements of the homes to be
developed in Palomar Estates will further this goal.
• Support a comprehensive integrated open space and recreation system that
creates value and preserves natural assets of the City. Open spaces may include
a combination of natural areas, parks, trails, and greens. A recreation system
includes squares, educational and civic uses.
The Palomar Estates plan furthers this goal by identifying and taking steps to preserve
the most valuable open space areas found on the property. Care has been taken to
save the most prominent natural assets (the significant trees), by carefully locating
each tree, determining size and species, and by extensive site investigation to
determine to most valuable assets to preserve and using that information to guide the
planning. These open space areas will include natural areas, parks and trails.
May 31, 2006 13
CP06 -001
Traffic Impact:
Comprehensive Plan Amendment
Since the requested change to Medium Density Residential is with the intent adding an
approximate 6 additional lots, as compared to what could be developed under Low Density
Residential, the traffic impact on Randol Mill as a result of this change would be minimal. We
estimate those 6 lots would generate an average total number of daily trips into and out of the
development of 60.
The total 24 hour trips counted along this section of Randol Mill in 2005 was over 4000. In 2004,
it was over 5,000; in 2003, over 4,000 and in 2002, over 5,000. In the future, it follows that once
the improvements are made to the corridor through Westlake- making the direct connection to
SH 114- the traffic on Randol Mill will rise significantly, making this change even more
negligible to the whole amount of traffic on Randol Mill.
May 31, 2006 14
CP06 -001
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May 31, 2006 15
CP06 -001
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Common Areas
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