Item 7ICity of Southlake
o Department of Planning
STAFF REPORT
August 30, 2006
CASE NO
CP 06 -003
PROJECT: Comprehensive Plan Amendment Request for Proposed Camden Park -
Resolution 06 -054
REQUEST: Applicant David McMahan is requesting an amendment to the Future Land Use
Plan from Low Density Residential to Medium Density Residential for
approximately 8.85 acres located at 545 — 565 Randol Mill Avenue. The request
stems from a proposal to develop 14 residential lots at a net density of 1.86
dwelling units per acre with 1.37 acres of open space. The proposed development
is called Camden Park (formerly known as Fairfield Estates) and will have access
from Randol Mill Avenue.
ACTION NEEDED: 1. Conduct public hearing
2. Consider Comprehensive Plan Amendment approval
ATTACHMENTS: (A) Background and Context Information
(B) Vicinity Map
(C) Supporting Information and Exhibits
(D) Applicant's Letter
(E) Comprehensive Plan Review Summary No. 2, dated July 7, 2006
(F) Resolution No. 06 -054
P &Z ACTION: July 20, 2006, Recommended approval of CP06 -003, Amendment to the Future
Land Use Plan from Low Density Residential to Medium Density Residential for
the proposed Camden Park (4 -1)
STAFF CONTACT: Ken Baker (748 -8067) or Jay Narayana (748 -8070)
BACKGROUND AND CONTEXT INFORMATION
Context & Existing Land Uses
The property is located east of Randol Mill Avenue, north and west of the existing Myers Meadow
subdivision. It is composed of Tracts lE & 1D1 and a portion of Tracts 1D2 & lEl, B.J. Foster Survey,
Abstract No. 519 with low intensity residential land uses. The property is adjacent to Myers Meadow
residential neighborhood to the east and south and residential and vacant land uses to the west and north.
There is also a gas station to the northwest of the site. 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. The zoning of the surrounding properties is "R -PUD" Residential Planned Unit
Development district to the south and east and "AG" Agricultural district to the west and north. There is
also a parcel that is zoned "C -2" Local Retail Commercial district to the northwest of the site. The
requested zoning of the property is "R -PUD" Residential Planned Unit Development district.
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. Specifically, the
future F.M. 1938 is designated to be a parkway with a center median and trails.
Attachment A
Page 2
FLE ➢\ t1NC
'
t
AG
1
Vacant
Residential
Residential Uses
r
Vacant
F - -
- C R PU
11
Existing Land Uses
Existing Zoning Map
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. Specifically, the
future F.M. 1938 is designated to be a parkway with a center median and trails.
Attachment A
Page 2
CP06 -003
Traffic Count Trends:
Randol Mill from 1709 to Florence
Comprehensive Plan Amendment
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
Source: City of Southlake Traffic 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 stand of quality trees in the northeast quadrant of the site, which the applicant
is proposing to preserve. There are also two existing ponds on the site that will not be preserved. The
applicant has provided an exhibit of existing environmental features with this request and it is attached as
an appendix to the staff report.
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 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.
Attachment A
Page 3
CP06 -003
Comprehensive Plan Amendment
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:
• Open spaces should be designed to add value to the development and may include
parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas.
• Provide natural walking paths along stream and creek corridors.
• Preserve existing wooded areas and stream corridors when feasible.
• Emphasize environmental elements as "features" rather than constraints.
civir ncec•
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:
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
Attachment A
Page 4
Equestrian Estate
Residential Neighborhood
CP06 -003 Comprehensive Plan Amendment
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.
Office uses:
• Professional offices that are 1 -2 stories with footprints less than 6,000 square feet.
• Provide safe and easy pedestrian access to the office uses from the surrounding
neighborhoods.
Residential uses:
o Single family detached dwellings.
Attachment A
Page 5
CP06 -003 Comprehensive Plan Amendment
Open space:
• Open spaces should be designed to add value to the development and may-include
parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas.
• Provide natural walking paths along stream and creek corridors.
• Preserve existing wooded areas and stream corridors when feasible.
• 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:
LA
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%
Attachment A
Page 6
Office Uses
N
Vicinity Map
Proposed Camden Park
Land Use Plan Amendment Request
Attachment B
Page 7
1444 0 1000 2404 3000 Feet
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AREA SUMMARY
RESIDENTIAL LOTS 69.383 6.14 AC.
RIGHT -OF -WAY
INFERNAL STREETS 15.14% 1.34 AC.
OPEN SPACE 15.48% 1.37SPACE 15.48% 1.37 AC,
GROSS ACREAGE 100.007. BA5 AC.
SITE DATA
GROSS GE ACREA 8.85 AC.
NET ACREAf� 7.51 AC.
GROSS DENSITY 1.56 MY AC.
NET DENSITY 1.66 DU/ AC.
LOT BUMMARY
RESDENTIAL LOTS
14
M1NM.1M BUILDING LOT AREA
16.025 S.F.
AVERAGE BUILDING LOT AREA
15,595 S.F.
CONNION AREAS
3
L.U. ZONING
/
EX16TNG L.U.D.
LOW DENSITY RESIDENTIAL
EXISTING ZONING
AG
PROPOSED L.U.D.-
PROPOSED ZONING:
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AOn: ® DcMd McMahon K E L L I E
RESIDENTIAL P.N. D. DEIJIELOPMEM PLAN
rce
CAMDEN PARK
14 RESIDENTIAL LOTS
8.85 Acres
Sdn E D, E
CITY OFSOUTMLAKE, TARRANT COUNTY. TEXAS
AUGUST2006
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CP06 -003 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Subdivisions with Density > 1 DU /Acre
City of Southlake Page 1 of 1
EXISTINC 6, P20POS €D !�;Ug >IYISIbNS WITIf
Attachment C
Page 9
CP06 -003 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Applicant's Exhibit
Environmental Features
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SA MtKS ot= pomvs�)
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DISCLAIMER
j; *21 City of Southlake `his data has been compiled for the City of Southlake.
1400 Main Street Various official and unofficial sources were used to
Southlake, 7X 75492 City/ of Southlake gather this information. Every effort was made to
ensure the accuracy of this data, however, no L—
7/51200Fi guarantee is given or implied as to the accuracy of
said data.
Attachment C
Page 10
CP06 -003 Comprehensive Plan Amendment
Comprehensive Plan Amendment Application
Applicant's Exhibit
Traffic Impact
Impact on Randol Mill traffic resulting from change in density.
Proposal increase in density increases the number of lots from 8 to 14 residential units.
Per the ITE Trip Generation Manual the number of" trips at the intersection of the
proposed subdivision increases from 102 trips /day to 170 trips /day. TXDOT historical
data shows approximately 8000 #trps per day on this section of Randot Mill Road (refer
to the attached chart). The additional 70 trips per day will not have a treasurable impact
on the traffic on Randol Mill Road. Pending TXDOT improvements for RandoI Mill will
help alleviate existing traffic delays at the intersection of Southlake Boulevard and FM
1938.
Attachment C
Page 11
Comprehensive Plan Amendment Application
Applicant's Letter
July 5, 2006
Tay Narayana
Planning Department
City of Southlake
1400 Main Street
Southlake, TX 76092
RE Comprehensive Plan Amendment Review SummarY
Dear Jay,
Please accept this letter as a response to item 3 of our review.
The lot sizes do not conform to Low Density Residential lots as outlined by the Land Use
Plan and Zoning regulations.
Although designated in the current Land Use Plan as Low Density, the suirounding
propertles either have developed or are being developed as I'UD's and/or medium density
residential subdivisions.
The requested designation is more appropriate, because it more closely reflects the
character of development within. th.e immediate and nearby areas_
The subject property abuts an existing PUD (Myer's Meadow) and will be across Randol
Mill Rd. from another (Johnson Place) and just below yet another (Palomar) on Randol
Mill Rd.
Because of the aforementioned reasons, the proposed development fits better within the
area and the 2025 Land Use Plan, as amended.
With the corning major expansion of Randol Mill TM. 1938 }, the property is mare suited
to medium density residential lot development.
Sirerely,
� C
David McMahan
RECD J UL 0 5 2006
� - Po& -0 0
Attachment D
Page 12
COMPREHENSIVE PLAN AMENDMENT REVIEW SUMMARY
Case No.: CP06 -003 Review No.: Two Date of Review: 07/07/06
Project Name: Camden Park (Fairfield Estates) - Land Use Plan Amendment
APPLICANT: Four Peaks Development, Inc.
David McMahan
726 Commerce #109
Southlake
Phone: (817) 329 -6996
Fax: (817) 481 -4074
Email: dmcmahan @fourpeaksdev.com
MAIN CONTACT:
David McMahan
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/05/06 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@CLSOUTHLAKE.TX.US.
New comments are provided in italics.
Submittal Requirements
Provided?
1. Completed Table 1
Yes
2. Map of proposed change
Yes
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 goals
Yes
3f. Identification of unique characteristics
Yes
3g. Any additional information to support the amendment
NA
4. Any additional maps or other information to support the amendment (see list below)
Yes
Additional Requirements:
1. Provide a map and/or aerial showing the surrounding existing and proposed residential subdivisions with a net density
greater than 1 dwelling unit per acre. This information has been provided.
2. Provide a map and/or aerial showing significant environmental features on the site and indicate which features are
proposed to be preserved. This information has been provided. However, please explain why the existing ponds will
not be preserved.
3. Discuss the traffic impact on Randol Mill that will result from changing the land use designation from Low Density
Residential to Medium Density Residential. This information has been provided.
4. Please elaborate on how the proposed development furthers the goals and objectives of the Southlake 2025 Plan. The
Visions, Goals, and Objectives are available online at http://www.cityofsouthlake.coml2O251reportsISL2025-
phasel. pdf
Attachment E
Page 13
RESOLUTION NO. 06 -054
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 Low
Density Residential to Medium Density Residential.
Attachment F
Page 14
CP06 -003
Comprehensive Plan Amendment
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 2006.
CITY OF SOUTHLAKE
WE
Andy Wambsganss, Mayor
ATTEST:
Lori Farwell,
City Secretary
CP06 -003
EXHIBIT A
Comprehensive Plan Amendment
CP06 -003
LUP Amendment from
Low Density Residential to
Medium Density Residential !
Proposed Camden Park Subdivision i —
C
6 /
300 5 0 300 Feet I 1
%
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
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P06 -003
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