Item 6BITY 01
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
October 31, 2012
CASE NO: CP12 -005
PROJECT: Land Use Plan Amendment for Oak Bend
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SUMMARY: Hat Creek Development, LLC on behalf of Delta 8 Properties, LLC and Bethel
Methodist Church of North Texas is requesting approval of a Land Use Plan
Amendment from Low Density Residential to Medium Density Residential on property
described as James L. Chivers, Survey, Tracts 2D01 and 2D01A, Abstract No. 348,
Southlake, Tarrant County, Texas and located at 930 E. Dove Rd., Southlake, Tarrant
County, Texas. Current Zoning: SF -1A- Single Family Residential Zoning District.
Proposed Zoning: R -PUD — Residential Planned Unit Development District. SPIN
Neighborhood # 2.
REQUEST
DETAILS: Hat Creek Development, LLC is requesting approval of a Land Use Plan Amendment
from Low Density Residential to Medium Density Residential on property located 930
E. Dove Rd. The property has a current land use designation of Low Density
Residential. The Low Density Residential land use category is defined by the Southlake
2030 Comprehensive Plan as:
"...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."
Case No.
CP12 -005
Existing Land Use Designation — Low Density Residential
The applicant is requesting to change the land use designation to Medium Density
Residential. This application is being processed in conjunction with a Zoning Change
and Development Plan (Planning Case ZA 12 -083) for the development of twelve (12)
residential lots and four (4) open space lots on approximately 10.01 acres. The gross
density proposed is 1.20 units per acre, which does not conform to the definition of the
Low Density Residential land use category. For this reason, a Land Use Plan
Amendment is needed. The applicant's proposed development complies with the
Medium Density Residential land use category, which is defined as:
"...suitable for any single- family detached residential development. Other suitable
activities are those permitted in the Public Parks /Open Space and Public /Semi-
Public categories previously discussed."
A justification letter from the applicant describing the circumstances of the property is
included under Attachment `C' of this staff report.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider 2 nd reading approval of proposed Land Use Plan Amendment
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information- Link to PowerPoint
(D) SPIN Meeting Report
(E) Ord. No. 1049
STAFF CONTACT: Dennis Killough (817) 748 -8072
Matt Jones (817) 748 -8269
Case No.
CP12 -005
BACKGROUND INFORMATION
APPLICANT: Hat Creek Development, LLC
OWNER: Delta 8 Properties, LLC and Bethel Methodist Church of North Texas
PROPERTY ADDRESS: 930 E. Dove Rd.
PROPERTY
DESCRIPTION: James L. Chivers, Survey, Tracts 2D01 and 2D01A, Abstract No. 348
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF1A" Single Family Residential District
REQUESTED ZONING: "R -PUD" Residential Planned Unit Development District
CITIZEN INPUT: A SPIN meeting was held on August 27, 2012 for the zoning change and
development plan case (Planning Case ZA 12 -083) related to this request. The
SPIN report can be found under Attachment `C' of this staff report.
P &Z COMMISSION: October 4, 2012; Approved (7 -0), subject to the Staff Report dated, September
28, 2012.
CITY COUNCIL: October 16, 2012; Approved 1 reading (5 -1), subject to Staff Report, dated
October 10, 2012.
STAFF COMMENTS: As mentioned previously, this application is being processed in conjunction
with a Zoning Change and Development Plan (Planning Case ZA 12 -083) which
does not conform to the guidelines for development in the Low Density
Residential land use category. The applicant's proposal for development
complies with the Medium Density Residential land use category and a
justification letter from the applicant describing the circumstances of the
property is included as Attachment `C' of this report. There are no staff review
summary comments for this case. All of the requirements for submittal have
been met.
Case No. Attachment A
CP12 -005 Page 1
Vicinity Map
Oak Bend
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Land Use Plan Amendment
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Case No. Attachment B
CP12 -005 Page 1
SUPPORT INFORMATION
Comprehensive Plan Amendment Application
Submittal Letter
930 F. Dowel R dl. Property
The following is intended to address the reasons and rationale for the request to change
the Land Use Designation for the 930 E. Dove Rd. property from Low Density
Residential to Medium Density Residential, responding specifically to the questions
posed in Section 1, 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 slightly greater than I dwelling unit per acre (1.20 dulac).
3b: Changed Conditions: The conditions which have changed in the area which
warrant a change in the LUD include:
1) The proposed change to the CISD facility neighboring this property to the East,
from a Middle School to a general use facility housing administrative offices,
service yard, loading area and other uses, is a change in condition. That, along with
the existing parking lots and drives, present an adjacency that would be more
compatible with the proposed Medium — Density Residential than it would with
Low - Density Residential.
3c: Appropriate Land Use Designation: Because of the above adjacency
considerations and changed conditions in the area, a change in Land Use
Designation for the subject property to Medium Density Residential would allow
for development in such a way to provide for a transition between those Non -
Residential Uses and the lower density residential areas to the West.
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 West, North and
South of the Project will most likely remain Low Density Residential, the plan has
been designed so as to be compatible with the mostly developed adjacent parcels.
Buffers, setbacks and open spaces have been strategically located to mitigate any
adjacency concerns.
Case No. Attachment C
CP12 -005 Page 1
3e: Goals of the Comp Plan and Southlake 2030 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 2030 Southlake Consolidated Land Use Plan and
Southlake 2030 Plan:
Encourage appropriately- scaled neighborhood design that compliments
existing development patterns while creating unique places, recognizing
that quality residential neighborhoods are the cornerstone of our
community.
930 E. Dove Rd. has been designed to compliment the existing streetscape
along Dove Rd., with generous open space and only one residential unit -
across that open space- fronting Dove. In addition, the plan has attempted to
cleverly link the property together with an open space and pedestrian access
corridor, which results in open space adjacent to every residential lot. The
intent is to convey a feel of quality throughout, from the curved entry along
Dove Rd, which orients and focuses on an impressive existing Oak tree to be
preserved and the open space corridor throughout. Extensive landscaping, not
only in the Open Space corridors, but also along the street frontages and on
the residential lots, will compliment the existing trees and landscape. In
addition, this project 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 an appropriately scaled neighborhood that compliments existing
development, with a sense of place and community, and to be a valuable
addition to the City of Southlake.
• Emphasize creativity and ensure environmental stewardship in the design
of all development and public infrastructure, maximizing the preservation
of desirable natural features such as trees, topography, streams, wildlife
corridors and habitat.
The first step in the design of 930 E. Dove Rd. was to walk the site and
identify the desirable natural features, most prominently the existing trees. In
an effort to preserve many of those trees, the Development Plan has arranged
for the primary (and extensive) open space of the project to be located to
contain many of those trees. This open space area will include natural areas
and trails.
• Strengthen street and landscape design standards to enhance the visual
quality along major corridors.
The attractive nature of the landscaping standards along the frontage of Dove
Rd. and the architectural requirements of the homes to be developed in
Highland Oaks will further this goal.
Case No. Attachment C
CP12 -005 Page 2
• Ensure that new development incorporates usable open space.
The plan furthers this goal by identifying and taking steps to preserve the most
valuable open space areas found on the property. Care will be 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 and
trails, making them very usable by the residents.
3f: Identification of Unique Characteristics: The most unique feature of this
property, the one that warrants the requested change in Land Use Designation, is its
position adjacent to CISD Administration and Service Facility, and ability to act as a
buffer or Transition use between that Commercial Uses, and the existing Residential
areas along Dove Rd.
Traffic Impact:
Since the requested change to Medium Density Residential will allow for an addition of
only 2 additional lots, as compared to what could be developed under Low Density
Residential (12 vs. 10), the traffic impact on Dove Rd. as a result of this change would be
minimal. We estimate those 2 lots would generate an average total number of daily trips
into and out of the development of 20.
Case No. Attachment C
CP12 -005 Page 3
DEVELOPMENT PLAN
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Case No.
CP12 -005
Attachment C
Page 4
USOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZAl2 -083
PROJECT NAME: no official name yet — 930 E. Dove Road / Residential
SPIN DISTRICT: SPIN #2
MEETING DATE: August 27, 2012; 6:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Twelve (12)
• SPIN REPRESENTATIVE(S) PRESENT: David Alexander #2
• APPLICANT(S) PRESENTING: Kosse Maykus, Hat Creek Development; Curtis Young,
Sage Group, Inc.
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell, Planner II: (817)748 -8602 or rschell(q),ci. south lake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 930 E. Dove Road; east of the previous Carroll Middle School
which is currently being used as a Carroll school district administration and service
center.
Development Details
• The applicant is proposing a residential planned unit development for twelve (12) lots on
ten (10) acres.
• Hat Creek will be building all of the homes.
• The proposed homes will range from 4,000 to 5,000 square feet with 3 to 4 -car garages.
• The price point stated $750- $900K.
• HOA maintained green space.
• Open entrance area with approximately 1.2 acres off of Dove in order to save a mature
existing tree.
• Wrought iron fencing and natural buffers for privacy.
Site Data
Grass Acreage
10.01 —
Gross Density
1.20 d, ac
Area Summary
PASIdeMlal Lots
5.85 W.
Open Space (24.58%)
2.46 X.
Internal Streets
1, 56 X.
R.O.W. Dedication (appmwmate)
0.14 ac.
Gross Site Area
10.01 ac.
Lot Summary
Resdeftal Lnts
12
Minimum Budding Lot Area
20,004 sS.
Average Buitdig Lot Area
21.235 s.r.
Common Areas
4
Case No. Attachment D
CP12 -005 Page 1
The plan presented at SPIN:
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�� 9 30 East Dove Road
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QUESTIONS /CONCERNS
• Are you building fencing throughout?
F) There is some existing wood and wrought iron; we will work with homeowners to
build or continue fencing. We plan on wrought iron as much as possible to keep
an open and modern feel to this neighborhood.
• What about the open lot on the west side?
o We would like to keep it open with a five (5) foot wrought iron fence. We are also
planning a trail through our property so we could possible connect with a gate to
this property and construct a trail.
• What about the flowage / run -off easement?
o Most of the water flows to the center and then runs to the west to an existing
culvert and then back south. Our development will have curb and gutter.
• Do you plan to have wrought iron fencing along the front?
o No, nothing along the frontage.
C D
CP12 -005 Page 2
• Do you have a name yet?
o No, not yet... there is a real science to naming residential subdivisions. We are
still researching at this time.
• Will you have a big sign at the entrance?
o No
• What then?
o The entrance will look wide open with trees and landscaping.
• Did you say you did Estes Park?
o Yes, I was involved in Estes Park; also, Carroll Meadows, Oak Pointe, Sandlin
Manor, High Point, Shady Oaks, Stratfort Gardens, Lonesome Dove Estates,
Southview Estates and Cannon Homestead.
• What are these houses going to sell for?
o $750 - $900K
• And the lot sizes?
o The minimum lot size will be 20,000 square feet; most will be in the 20's. There
will be 2.46 acres of open space.
• So these are half acre?
o Yes, similar to what you would see in an SF -20 only we are doing an R -PUD.
• How far offset from the street are the houses?
o Minimum 30 foot front setbacks; rear setbacks at 40 feet.
• How wide is the street?
o The street will be city standard at 31 feet back to back.
• Why this serpentine street configuration?
o We listened to the meetings involving the previous development proposals for
this property. We understand the issues... did not want existing homes to back
up to our houses. We also want to save as many trees as possible which is why
our frontage off Dove is over an acre.
• Why do you feel your proposal will succeed where others have failed?
o The economics of this piece and getting to where it is a quality development that
has little impact on adjacent property is not possible. We are making it
economically possible by building the homes ourselves.
• I have concern for one of the configurations of the home as it has potential to view my
backyard.
o We will mitigate for privacy with trees and fencing.
• When will you go to P &Z?
o Hoping for the end of September and begin construction by the beginning of next
year. It will take us about 18 months to build.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives The report is neither verbatim nor official
meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and
the general responses made Responses as summarized in this report should not be taken as guarantees by the applicant Interested parties are
strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
CdSv NO. AttdC1111111111111vilt D
CP12 -005 Page 3
Ordinance No. 1049
AN ORDINANCE ADOPTING THE CONSOLIDATED FUTURE LAND
USE PLAN AS AN ELEMENT OF THE SOUTHLAKE 2030 PLAN, THE
CITY'S COMPREHENSIVE PLAN UPDATE.
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 recognizes that the Consolidated Future Land Use Plan is an
element of the Southlake 2030 Plan, the City's Comprehensive Master Plan,
WHEREAS, the City Council has determined that the Consolidated Future Land Use
Plan complies with the Southlake 2030 Vision, Goals, & Objectives,
WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan
has been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations in the Consolidated
Future Land Use Plan herein reflect the community's desires for the future development of the City,
NOW, THEREFORE, BE IT ORDAINED 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 ordinance 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.
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 ordinance 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 ordinance shall be cumulative of all provisions of ordinances of the City of
Southlake, Texas, except where the provisions of this ordinance are in direct conflict
with the provisions of such ordinances, in which event the conflicting provisions of
such ordinances are hereby repealed.
Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses,
Case No. Attachment E
CP12 -005 Page 1
sentences, paragraphs and sections of this ordinance are severable, and if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent
jurisdiction, such unconstitutionality shall not affect any of the remaining phrases,
clauses, sentences, paragraphs and sections of this ordinance, since the same
would have been enacted by the City Council without the incorporation in this
ordinance of any such unconstitutional phrase, clause, sentence, paragraph or
section.
Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution among the public, and the
operative provisions of this ordinance as so published shall be admissible in
evidence in all courts without further proof than the production thereof.
Section 7. This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 16th day of October, 2012.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 6th day of November, 2012.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment E
CP12 -005 Page 2
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
CP12 -005 Page 3
EXHIBIT "A"
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Legal Description
Being described as James L. Chivers, Survey, Tracts 2D01 and 2D01A, Abstract No. 348,
City of Southlake, Tarrant County, Texas.
Case No. Attachment E
CP12 -005 Page 4
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Legal Description
Being described as James L. Chivers, Survey, Tracts 2D01 and 2D01A, Abstract No. 348,
City of Southlake, Tarrant County, Texas.
Case No. Attachment E
CP12 -005 Page 4
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