Item 6D13 CITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
January 30, 2013
CASE NO: CP12-006
PROJECT: Land Use Plan Amendment for Highland Oaks
EXECUTIVE
SUMMARY: Terra Land Management, Inc. is requesting approval of a Land Use Plan
Amendment from Low Density Residential to Medium Density Residential for
Highland Oaks on property described as Tracts 8CO2, 8D01, 8D03 and a portion of
Tract 8C, Thomas M. Hood Survey, Abstract No. 706, City of Southlake, Tarrant
County, Texas and Lots 8, 9R1 and 10, T.M. Hood No. 706 Addition, an addition to
the City of Southlake, Tarrant County, Texas, and located at 200, 220, 280, 300,
310, 320 and 340 W. Highland St., Southlake, Texas. The current zoning is "AG"
Agricultural District and "SF1-B" Single Family Residential District. The proposed
zoning is "R-PUD" Residential Planned Unit Development District. SPIN
Neighborhood #5
REQUEST
DETAILS:
Terra Land Management, Inc. is requesting approval of a Land Use Plan
Amendment from Low Density Residential to Medium Density Residential on
property located at 200, 220, 280, 300, 310, 320 and 340 W. Highland St. 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.
CP12-006
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 12-099) for the development of
twenty-seven (27) residential lots and five (5) open space lots on approximately
16.34 acres. The gross density proposed is 1.65 units per acre and the net density
proposed is 1.93 units per net acre (excluding acreage in all public rights -of -way),
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."
Proposed Land Use Designation — Medium Density Residential
Ajustification 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
Case No.
CP12-006
2) Consider 2nd reading approval of a Land Use Plan Amendment
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information - Link to Staff Presentation
(D) SPIN Report dated May 21, 2012 (for previous Highland Oaks case)
(E) Ordinance No. 1052
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
CP12-006
BACKGROUND INFORMATION
OWNERS: Marguerite E. Fechtel Revocable Trust, Rita E. Fechtel Trust, Merton and
Susan M. Skaggs, Ride With Pride, Inc., James and Joy Duggins, Stephen
A. Davis
APPLICANT: Terra Land Management, Inc.
PROPERTY SITUATION: Generally located west of N. White Chapel Blvd. and north of W. Highland
St. at 200, 220, 280, 300, 310, 320 and 340 W. Highland St.
LEGAL DESCRIPTION: Tracts 8CO2, 8D01, 8D03 and a portion of Tract 8C, Thomas M. Hood
Survey, Abstract No. 706, City of Southlake, Tarrant County, Texas and
Lots 8, 9R1 and 10, T.M. Hood No. 706 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District and "SF-1 B" Single Family Residential District
REQUESTED ZONING: "R-PUD" Residential Planned Unit Development District
CITIZEN INPUT: A SPIN meeting was held on May 21, 2012 for the previously submitted
Highland Oaks zoning change and development plan case (Planning Case
ZA12-051). The SPIN report for that case can be found as Attachment `D' of
this staff report. The SPIN representative did not recommend holding
another SPIN meeting for the current proposal.
PLANNING AND ZONING
COMMISSION ACTION: November 8, 2012; Recommended approval (7-0) subject to the staff report
dated November 2, 2012 and noting the applicant's willingness to make the
design guidelines part of the zoning application as it moves forward to City
Council.
CITY COUNCIL ACTION: December 4, 2012; Approved a motion to table to the January 15, 2013
meeting (7-0).
January 15, 2013; Approved at 1st reading (5-2) subject to the staff report
dated January 9, 2013.
STAFF COMMENTS: The open space percentage in Table 2, Land Use Mix Table will be revised
from 15% to 19.03% if Council approves the alternative Development Plan
showing 19.03% open space.
Case No. Attachment A
CP12-006 Page 1
Vicinity Map
Highland Oaks
CP12-006
N Comprehensive Plan
Amendment
s
550 1.100
2.200
� Feet
Case No.
CP12-006
Attachment B
Page 1
Support Information
Case No. Attachment C
CP12-006 Page 1
Comprehensive plan Amendment Application
Submittal Letter
ICIR LA ND OAKS
The following is intended to address the reasons and rationale for the request to change
the Land Use Designation for the Highland Oaks 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 greater than 1 dwelling unit per acre (1.65 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
White Chapel Blvd. into a 4 lane, divided, "Arterial" with a,Roundabout at the
intersection of White Chapel and Highland, and the proposed land use changes
along the White Chapel corridor, 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
warz-ant a change in the LUD include:
1) The proposed improvements to White Chapel Blvd., which include a complete
reconstruction of the existing 2 lane rural road into a 4 lane, divided thoroughfare
with a Right of Way of at least 88" and the installation of a new, two lane
Roundabout at the intersection of White Chapel and Highland. Such road
improvements will greatly change the environment of the area, bringing noise,
traffic and pollution not as conducive to the more rural character currently existing,
and to which Low Density Residential areas are known for.
2) The 2030 Plan anticipates a Land Use Change along the Last side of the White
Chapel Corridor from Medium Density Residential to Mixed -Use. North of that
area, the L.U.D is Office/Commercial and Commercial. It follows that the couple of
tracts on the West side of White Chapel Blvd. (between the subject tract and White
Chapel) will become ancillary Office uses, as they would front the Blvd. just across
from those Mixed Use and Commercial Uses. One of those tracts is already being
used as an office.
3) The development of an Office/ Commercial Park in the area immediately North
of the project since the arrival of the current owners of the subject property. (See
exhibit).
Case No. Attachment C
CP12-006 Page 2
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
Commercial Uses and busy Arterial Roadway, and the lower density residential
areas to the West and South.
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 and South
of the Project will most likely remain Low Density Residential, the plan has been
designed so as to replicate the number of home sites compatible with Low Density
Residential along a given boundary. Most afthe lots within the plan along Highland
Street already exist and are proposed to remain the same. Where they are changing,
we are proposing a common open space buffer area along the frontage.
There are no compatibility issues to the East, at the White Chapel corridor and to
the North, as development and/or future development there is or will be a higher use
than Medium Density Residential, and the subject property would be providing a
transition to those uses, and certainly more compatible than would Low Density
Residential.
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
corttrr unfit .
Highland Oaks has been designed to compliment the existing streetscape
along Highland St., with generous open space and a minimum of residential
units adjacent to Highland, matching the frequency of existing homesites
along Highland St. The intent is to convey a feel of quality throughout, from
the entry along Highland St, the Common Open Space buffer area along the
Highland St, frontage and the Open Space in the SE corner designed to save
the signifoant trees in that area. In addition, Highland Oaks 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
Case No. Attachment C
CP12-006 Page 3
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
ofall development aril public irrfra$tructure, maximizing the preservation
o, f desirable nuturai features suc�a 46 trees, topography, streams, wildlife
corridors and habitat.
The first step in the design of Highland oaks was to walk the site and identify
the desirable natural features, most prominently the trees and moderate
topography along the Highland St. frontage in the Southeast corner of the
property. In an effort to preserve the majority of that feature, the Development
Plan reserves that area for the primary open space of the project. 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
Highland St. and the architectural requirements of the homes to be developed
in 1ighland Oaks will further this goal,
• Ensure that new development incorporates usable open space.
The Highland Oaks 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 ext'onsive
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.
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 Commercial properties to the North and East, and ability to act as a
buffer or Trawition use between those Commercial Uses, the future Commercial Uses
along White Chapel and the existing Residential areas along Highland St..
Traffic Impact:
Since the requested change to Medium Density Residential will allow for an addition of
only 11 additional lots, as compared to what could be developed under Low Density
Residential (27 vs, 16), the traffic impact on Highland St. as a result of this change would
be minimal. We estimate those I 1 lots would generate an average total number of daily
trips into and out of the development of 110,
Case No. Attachment C
CP12-006 Page 4
Table 1: Future Land Use Map Amendment Table
To be completed for all proposed Future Land Use Map amendments
Tract(s) or
Acres or
Current
Existing Use(s)
Proposed Use(s)
Proposed
Current Land Use
Proposed Land Use
Lot(s)
Sq. Ft.
Zoning
Zoning
Designation
Designation
Residential/
Single Family
Low Density
Medium Density
16.34
AG,SF-1R
Agricultural/
Residential/
R-PUD
Residential
Residential
Horses
Horses
Total Acres or F1634 Acres
Square Footage
Table 2: Land Use Mix Table*
Proposed Land Use Medium Density Residential
Land Use
Percentage of Acreage
Recommended Range from the
Consolidated Land Use Plan
Single Family Residential
85%
85%
Open Space
15%
10%
Civic Use
0%
5%
* To be completed for all amendments with a proposed land use designation of Low Density Residential; Medi urn Density
Residential; Office Commercial, Retail Commercial, Regional Retail; Mixed Use; Town Center, Rural Conservation,
Employment Center, and/or T-11T-2. Consult the Consolidated Land Use Plan for the recommended land use mix for each
land use designation.
Case No. Attachment C
CP12-006 Page 5
JUSOUTHLAKE
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE
MEETING LOCATION
SPIN MEETING REPORT
ZA12-051
Highland Oaks
SPIN #5
May 21, 2012; 6:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Nine (9)
• CITY COUNCIL PRESENT: Carolyn Morris
• SPIN REPRESENTATIVE(S) PRESENT: Ron Evans- #10, Vic Awtry- #7
• STAFF PRESENT: Bob Price, Director of Public Works and Matt Jones, Planner I
STAFF CONTACT: Richard Schell, Planner II, (817)748-8602; rschell@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 200 W. Highland St. at the northwest corner of W. Highland
St. and N. White Chapel Blvd.
Development Details
• The applicant is requesting a zoning change from AG (Agricultural) zoning to R-PUD
(Residential Planned Unit Development) district. The request is for a residential
subdivision consisting of 15 residential lots on approximately 9.26 acres. The applicant
intends to conserve the existing natural vegetation along the southeast corner of the
property as well as provide an open space area within the development providing
approximately 1.54 acres of open space.
Case No. Attachment D
CP12-006 Page 1
,p I
o a 2aeal-d
,•M P411 eq yy. I - I NAY I I IM
!-nninq Der.:
al—
Zoning Case SZA12-XXX
Development &Pedestrian Access Plan HIGHLAND OAKS
Tlwnas M. HooN Survey, Ab-d No. 106. Tr BN3, K.&K2 Tc
QUESTIONS/CONCERNS
• Will there be access to the development from N. White Chapel Blvd?
o No, there will only be access to the development from W. Highland St.
• What are the sizes of the homes planned for in the development?
o There will be a minimum home size of 4,000 square feet and range to
approximately 6,000 square feet, with a price between $900,000 and $1,200,000.
• Do you have a builder for the development?
o We are not certain who the builder will be at this point in the project.
• What are your plans for the park area on the southeast corner?
o For the most part we plan on leaving that area as open space in its existing
vegetative state and doing some clean-up with landscaping around the
perimeter.
• Will the development be gated?
o No, we will not be requesting that this be a gated development.
• Will there be sidewalks required along W. Highland St.?
o If there is a requirement by the City to install sidewalks along W. Highland St.
then we will provide the sidewalks with our development.
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.
Case No. Attachment D
CP12-006 Page 2
Ordinance No. 1052
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.
Case No. Attachment E
CP12-006 Page 1
Section 5. It is hereby declared to be the intention of the City Council that the phrases,
clauses, 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 151" day of January, 2013.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2013.
MAYOR
ATTEST:
Case No. Attachment E
CP12-006 Page 2
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
CP12-006 Page 3
1 *AV :II:11r_1
Legal Description
Being described as Tracts 8CO2, 8D01, 8D03 and a portion of Tract 8C, Thomas M. Hood
Survey, Abstract No. 706, City of Southlake, Tarrant County, Texas and Lots 8, 9R1 and
10, T.M. Hood No. 706 Addition, an addition to the City of Southlake, Tarrant County,
Texas and more fully and completely described below:
POLITICAL BOUNDARY FOR ZONING
BEING a 16.52 acre tract of land situation in the Thomas M. Hood Survey, Abstract No. 706, City of Southlake, Ta,rant County, Texas, and being all of a 2.00 acre tract
of land conveyed to Marguerite Elizabeth Fechtel Revocable Trust, recorded in Instrument No. D206039012, Deed Records, Tarrant County, Texas and being apart of a
7.51 acre tract of land conveyed to Marguerite Elizabeth Fechtel Revocable Trust, recorded in Instrument No. D206039011(DRTCr), being lots 8, 911-1, and 10 of the
TM Hood No. 706Addition, be! rig Tracts SD01 and 8D02 of the Thomas M. Hood Survey, Abstract No. 706 conveyed to Ride With Pride Inc. recorded in Instrument No.
D199110154 (DRTCf(, and heing more particularly described as follows:
BEGINNING in the northerly right-of-way line of Highland Street (row( at a A inch iron rod found for the southwest corner of said 2.00 acre tract of land, from which
"capped" iron rod found for reference hears NORTH 00'01'31" EAST, a distance of 15.15 feet, being the southeast rnrnerOf Lot 10oft7heTM Hood No. 706 Addition;
THENCE along the southerly line of the TM Hood No. 706 addition SOUTH 89'51'13" WEST a distance of 346.34 feet to a point being the southeast corner of Lot of
the TM Hood No.706Addition;
THENCE SOUTH 00'01'02" WEST, a distance of 15.00feet, to a point;
THENCE SOUTH 89°52'43" WEST, a distance of 100.00 feet, to a point;
THENCE NORTH 00'01'02" EAST, a d ista rice of 399.49 feet, to a point;
THENCE NORTH 89'56'05" WEST, a distance of 90.09 feet, to a point;
THENCE NORTH 01'27'14" WEST, a distance of 196.30feet,to a point;
THENCE NORTH40'12'46" EAST, a distance of 75.24 feet, to a point;
THENCE SOUTH 89'55'49" FAST, a distance of493.00 Feet, to a point
THENCE along the northerly line of said 2.00 acre tract of land and the southerly line of said Ravenaux ViIlageAdditlon, 50UTH89'5VOU' EAST, at 134.32 feet passing
the northeast corner of said 2.00 acre tract of land, and being the northwest corner of said 7.51 acre tract of land, and continuing along the northerly line of said 7.51
acre tract, at 41.04feet passing an iron pipe found for the southeast corner of said Rave naux Vi I I age Addition, and continuing for a total distance of 645.68 feet to a
5/8 inch iron rod set for the northeastcorner of said 7.51 acre tract of land, and being the northwest corner of a tract of land conveyed to Rucker Family Partnership,
Case No. Attachment E
CP12-006 Page 4
recorded in Volume 10439, Page 897, (DRTCT), from which a "capped" iron rod found for reference bears NORTH 89"50'00" WEST, a distance of 12.81 feet;
THENCE along the easterly line of said 7.51 acre tract as follows:
SOUTH 00"17'30" WEST along the west line of said Rucker tract, a distance of 134.68 feet passing a 5/8inch iron rod set for the southwest corner of said Rucker tract
and continuing for a total distance of 1J34.33feetto a point,
SOUTH 89°59'14" WEST along the northerly line of said Jones tract, a distance of 88,84 feet to a 5/8 inch iron rod set at the northwest corner of said Jones tract:
SOUTH 00"09'14" WEST along the westerly line of said Jones tract, a distance of 176.20 feet to a 5/8 inch iron rod set for the southwest corner of said Jones tract, from
which a 3/8 inch iron rod found for reference bears NORTH 89°59'14" EAST, a distance of0.84feet;
NORTH 89°59'14" EAST along the southerly line of said Jones tract, a distance of 99.09 feet to a 5/8 inch iron rod set for the northwest corner of a tract of land
conveyed to Jerry 0. Passmore, Sr. et uM, recorded in Volume9670, Page 3350(DRTCI');
SOUTH 00°05'13" EAST, along the westerly line of said Passmore tract, a distance of 241.45 feet to a 5/8 inch iron rod set for the southwest corner of said Passmore
tract, and being in the northerly right-of-way line of said Highland Street, said point also being in a curve to the left, having a radius of 375.00feetand chord bearing of
SOUTH 66°27'50" WEST,
THENCE along the northerly line of said Highland Street as follows:
Along said curve to the left through a central angle of 03°43'49" for an arc length of 24.41 feet to a 5/8 inch iron rod found atthe end of said curve, and being in a
compund curve to the right, having a radius of 325.00 feet and chord bearing of50UTH77'19'19" WEST;
Along said curve to the right through a central angle of 25"20'58" for an arc length of 143.79feettoa 5/8 inch iron rodset at the end ofsaid curve,
SOUTH 00"06'30" WEST, a distance of 6.37 feet to a 5/8 inch iron rod set forcorner in thesoutherly line ofsaid 7.51 acre tract;
SOUTH 89'56'42" WEST, along the southerly line of said 7.51 acre tract, at 359.30feet passing the southwestcornerofsaid 7.51 acre tract, and continuing for a total
distance of 493.64 feet to the POINT OF 9EG1NNmG;
CONTAINING within these metes and bounds 16.34 acres or 711,810 squarefeet of land more or less.
Case No. Attachment E
CP12-006 Page 5