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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 b 0 0 C� V n l 1 I III r v l ,�I 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. 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T1 SxN0 vd pmebg 01112. l al05 /6 --lb 'MS 1640• cap _ IeN 1d rNUrery b 1 1ns p•1e1 Ol Banning eM epnbniep of 9 95 are' e1 SIG 9G 0- 2cD Ruro show N1NO warm Faun P-w la bP�l. D1a- Au9e 72L 716C ®mm - SO.,SuD91W Ke11 er,1%761AB S.dhIc,W.Teza3.76092 L TN, R,25 T9I9pI,mG:8p-3D -0996 FOt, 8 �) 7 ,J 17919!1221 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 0 V Cfl x O � I V �• O � i..b• I� �r� r9 V F �el l� l� V eN♦ 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 'P6KPS in BE F6mo C I W4 - t c - rat of SA MtKS ot= pomvs�) s a y y L $ 7p^ ji K> 777111 W A a u. 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 Q o SW F- LL w J � Q w 2 m i P06 -003 NEFZ I I �� DOE � O 1 ICE ,