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Item 7ACITY OF SOUTHLAI<,,E Department of Planning & Development Services STAFF REPORT February 13, 2013 CASE NO: CP12-004 PROJECT: Land Use Plan Amendment for Savannah Estates W:/xd1j111VM SUMMARY: G&A Consultants, LLC on behalf of Maguire Partners- Solana Land, L.P is requesting approval of a Land Use Plan Amendment from Mixed Use and Low Density Residential to Medium Density Residential on property described as Tracts 1 B, 1 B2, 1 132A, 1 B2A1, 1 132A2, 2A, 213, 2C, 3, 4A, 4A1, 4A2, 4A3, 413, 4131, 4132, 5A, 5A1, 5A1A, 513, 5C, 6A, 6A1, 6A1A, 6A2, 6A2A, and 613, R.P. Estes Subdivision and Tracts 1B, 1131, 1131A, 1B1A1, 1131B, 1131131, 1131C, 1131D, and 1B2, T. Martin Survey, Abstract No. 1134, Southlake, Tarrant County, Texas and generally located at the northwest corner of W. Dove Rd. and SH 114, Southlake, Tarrant County, Texas. The current zoning is "NR-PUD" Non Residential Planned Unit Development, "AG" Agricultural District and "S-P-1" Detailed Site Plan District. The proposed zoning is "R-PUD" Residential Planned Unit Development. SPIN Neighborhood # 5. REQUEST DETAILS: G&A Consultants, LLC is requesting approval of a Land Use Plan Amendment from Mixed Use and Low Density Residential to Medium Density Residential on property generally located at the northwest corner of W. Dove Rd. and SH 114. The property has a current land use designation of Mixed Use and 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." The Mixed Use land use category is defined by the Southlake 2030 Comprehensive Plan as: "The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses." Case No. CP12-004 Existing Land Use Designation — Mixed Use and 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 ZA12-088) for the development of ninety five (95) residential lots and three (3) open space lots on approximately 77.05 acres. The gross density proposed is 1.2 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) Consider 1st reading approval of proposed Land Use Plan Amendment ATTACHMENTS: �3rel; 11;Kole] k11re«0 (A) Background Information (B) Vicinity Map (C) Support Information (D) SPIN Meeting Report Dennis Killough (817) 748-8072 Matt Jones (817) 748-8269 Case No. CP12-004 BACKGROUND INFORMATION APPLICANT: G&A Consultants, LLC OWNER: Maguire Partners- Solana Land, L.P. PROPERTY LOCATION: The northwest corner of W. Dove Rd. and SH 114 PROPERTY DESCRIPTION: Tracts 1 B, 1 B2, 1 132A, 1 B2A1, 1 B2A2, 2A, 2B, 2C, 3, 4A, 4A1, 4A2, 4A3, 4B, 4B1, 4132, 5A, 5A1, 5A1A, 5B, 5C, 6A, 6A1, 6A1A, 6A2, 6A2A, and 6B, R.P. Estes Subdivision and Tracts 1B, 1131, 1131A, 1131A1, 113113, 1131131, 1131C, 1 B1 D, and 1 B2, T. Martin Survey, Abstract No. 1134 LAND USE CATEGORY: Mixed Use and Low Density Residential CURRENT ZONING: "NR-PUD" Non Residential Planned Unit Development, "AG" Agricultural District and "S-P-1" Detailed Site Plan District REQUESTED ZONING: "R-PUD" Residential Planned Unit Development District CITIZEN INPUT: A SPIN meeting was held on October 8, 2012 for the zoning change and development plan case (Planning Case ZA12-088) related to this request. The SPIN report can be found under Attachment `C' of this staff report. The applicant hosted a community meeting for concerned citizens on November 1, 2012 at Town Hall. P&Z COMMISSION: On October 18, 2012 the Planning and Zoning commission tabled the request (6-0) to the November 8, 2012 Planning and Zoning Commission meeting. On November 8, 2012 the Planning and Zoning commission tabled the request (6-0) to the January 3, 2013 Planning and Zoning Commission meeting. On January 3, 2013 the Planning and Zoning commission tabled the request (5-0) to the January 17, 2013 Planning and Zoning Commission meeting. On January 17, 2013 the Planning and Zoning commission tabled the request (6-0) to the January 17, 2013 Planning and Zoning Commission meeting. On February 7, 2013 approved (4-1) subject to Staff Report dated February 1, 2013. STAFF COMMENTS: As mentioned previously, this application is being processed in conjunction with a Zoning Change and Development Plan (Planning Case ZA12-088) 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 Case No. Attachment A CP12-004 Page 1 been met. Case No. Attachment A CP12-004 Page 2 Vicinity Map Savannah Estates CP12-004 Land Use Plan Amendment Northwest corner of W. Dove Rd. and SH 114 N 0 445 890 1,780 s Feet Case No. CP12-004 Attachment B Page 1 SUPPORT INFORMATION SITEPLANNING CIVIL ENGINEERING PLATTING CONSULTANTS, LLC LAND SURVEYING LANDSCAPF. ARCHITF.CTURF. September 10, 2012 Mr. Ken Baker Director of Planning & Development Services City of Scuthlake 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: Savannah Estates — Land Use Map Amendment Letter of Intent G&A Job No. 12124 Mr. Baker: Please accept this letter, on behalf of Maguire Partners — Solana Land, L.P., as an explanation of the proposed Comprehensive Plan Amendment application for approximately 77 acres of land generally located on the northwest corner of the intersection of West Dove Road and State Highway 114. The purpose of this application is to change the Land Use designation to Medium Density Residential. The existing Land Use designations that make up these properties are Mixed Use and Low Density Residential. A companion Zoning Change Request is being submitted concurrently with this application to change the existing zoning, which is Agricultural and Site Plan 1 (SP1), to Residential Planned Unit Development (RPUD). The proposed development is a residential subdivision to be known as Savannah Estates and includes a total of 105 residential lots and seven "X" lots to be owned by the proposed Homeowner's Association for open space purposes. The existing site conditions of the property include a large swath of FEMA floodplain that is located primarily along SH 114. This area is heavily treed and acts a natural barrier between the highway and the proposed residential lots. Savannah Estates includes a total of 17 acres of usable open space area that serves as an amenity for the future residents. Two enhanced retention ponds with fountains and amenity features will be located on either side of the main boulevard entrance from Sam School Road. A secondary entrance is located further east on West Dove Road. Inside the development will include pedestrian pathways within the open space lots and third large amenity retention pond to be used and enjoyed by the residents. In addition, the re -alignment of Sam School Road with West Peytonville Road is included in the proposed improvements. By working with the City, the developer has acquired the necessary properties in order to facilitate the realignment. Furthermore, we are proposing to provide adequate ROW for the future roundabout at this intersection. A change to the Land Use Plan Is necessary since the existing land use designations do not permit the type of residential lots proposed in Savannah Estates. We are seeking to obtain a Medium Density Residential designation which allows the proposed lot area minimums of 15,000 square feet. However, the average lot size is 19,768 square feet and the overall density is 1.38 dwelling units per acre. The development is similar to a cluster -style neighborhood. In order to preserve the environmentally significant areas within and around the FEMA floodplain, which is approximately 12 acres, the proposed lots are smaller and are grouped together in a tighter layout. This is one of the most effective methods used in sustainable design for residential developments to preserve environmental resources. Also, the total open space in Savannah Estates is 22.6% which far exceeds the requirement of 10% preferred open space listed in the City's Consolidated Future Land Use Plan. It is for these purposes and others that our request is justified and can be supported by the City. 111 Hillside Drive Lewisville, TX 75057 • P: 972.436.9712 0 F: 972.436.9715 611 Dallas Drive, Suite 114 • Roanoke, TX 76262 • P: 682.831.9712 • F: 817.890.4043 Case No. Attachment C CP12-004 Page 1 Savannah Estates — Land Use Map Amendment September 10, 2012 Page 2 of 3 The following includes some of the goals listed in the City's Consolidated Future Land Use Plan. We offer an explanation as to how Savannah Estates will meet each of these goals and prove to be an attractive and successful residential development within the City of Southlake. Goal 1: Quality Development Objective 1.3: 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. The developer is one of the largest homebuilders in the State of Texas and has a proven success record for quality residential neighborhoods across most of the communities in the North Texas region. Savannah Estates follows existing development patterns by proposing medium density lots on a property which is currently planned as Mixed Use that could have a greater density than what we are proposing. It is segmented from the larger Mixed Use piece via the highway and floodplain and is adjacent to the Town of Westlake on both the north and west boundaries. It is located in a predominately low density area in which medium density would be an appropriate transition closer to the highway. Objective 1.4: 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, and wildlife corridors and habitats. By preserving the FEMA floodplain, which also separates the highway from the residential uses, Savannah Estates adequately meets this objective. Furthermore, not only is the floodplain area completely preserved, additional open space areas are proposed throughout the development and equate to a total of 22.6%of the land use. Goal 2: Balance Objective 2.1: Encourage a balance of uses, including retail, office, medical, hospitality, entertainment, institutional, industrial, and residential that is both responsive to and sustainable within changing market conditions and sustains growth in property values for the future. This property is better suited for Medium Density over Mixed Use because it is visually blocked from the highway due to the heavily treed area within the floodplain. If this property were to have adequate frontage along SH 114, then Mixed Use would be an appropriate and viable option since it would have prime real estate potential for commercial, office, or high density residential uses. In addition, it is bordered by the Town of Westlake on both the north and west boundaries with low density uses within that jurisdiction. The Medium Density Use provides a more appropriate transition to the busy highway corridor. Goal 4: Parks, Recreation and Open Space Objective 4.1: Ensure that new development incorporates usable open space. Objective 4.2: Ensure that parkland and open spaces include an integrated mix of developed and natural areas with consideration of protecting the City's ecosystem and wildlife. Objective 4.7. Integrate passive recreational opportunities into preserved natural and drainage areas. As described above, the proposed layout for Savannah Estates will preserve approximately 22.6% of the property as open space. This area encompasses the 12 acres of floodplain and additional open space lots that include pedestrian pathways and attractive amenity ponds to provide passive recreation for residents. Since the entire floodplain is proposed to be preserved, the riparian habitats and wildlife will Case No. Attachment C CP12-004 Page 2 Savannah Estates —Land Use Map Amendment September 10, 2012 Page 3 of 3 also be saved. This development is unique because it incorporates the existing drainage area as an amenity and natural buffer. These lots are to be dedicated to the Savannah Estates Homeowner's Association for maintenance. For the reasons described in detail above, we feel the land use amendment request is reasonably justified and we are hopeful the City will support the change. Should the City staff or officials need or desire additional information about the Savannah Estates development, please refer to the Zoning Development Plan or feel free to contact me with any questions. Thank you in advance for your consideration of the presented request. Sincerely, lz6u luja Robert 1. Dollak, Jr., E. Senior Project Engineer bobbv@eacon.com cc: Mr. Jack Dawson, Centurion American Z.\2012\12124\PDF-Submittals\Comp Plan Amend\12124 Land Use Amen L01091012.doc Case No. Attachment C CP12-004 Page 3 DEVELOPMENT PLAN Y ... - ,�-• � .� � -� fad � � �y;:�f CITY F TNIAKE 'n• � - � �� \ t � ! ('•%� ':.-a11�1 f i �RiRRRR.� T(/%L6ie/ Z-9DavVop—tHan-VaF w10.2 Case No. Attachment C CP12-004 Page 4 QjS0UTHLA1<,E PROJECT NAME: SPIN DISTRICT: MEETING DATE: MEETING LOCATION: SPIN MEETING REPORT PIA_1PzI :Z:3 Savannah Estates SPIN # 5 October 8, 2012; 8:00 PM 1400 Main Street, Southlake, TX Training Rooms 3A — 3B TOTAL ATTENDANCE: Thirteen (13) • SPIN REPRESENTATIVE(S) PRESENT: David Alexander # 2; Rob Baker # 1; Ron Evans # 10 • APPLICANT(S) PRESENTING: Randi Rivera, G&A Consultants, LLC, et al (4) • STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Matt Jones, Planner I: (817)748-8269 or mionesa-ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located on the northwest corner of West Dove Road and State Highway 114; and is approximately 77 acres. Development Details • Zoning Change and Development Plan proposed for approximately 105 single family residential lots. • Current zoning districts are AG — Agricultural District, NRPUD — Non -Residential Planned Unit Development, and S-P-1 — Detailed Site Plan District. • Proposed zoning district is RPUD — Residential Planned Unit Development with regulations that are consistent with a SF-20A — Single Family Residential District. The plan presented at SPIN: Case No. Attachment D CP12-004 Page 1 1, L J ,y � - f •.10 r.l la. f QUESTIONS / CONCERNS • Where is the gas well in Westlake located? o Over 600 feet to the north • What about the 1000 foot setback that has been established in Southlake? o It may not apply since the well was here first and homeowners will have full disclosure prior to moving here; and it's in Westlake. • Don't you think approving a residential subdivision less than 1000 feet away from a gas well will set a precedent that it's OK to have that setback in Southlake? • What is the minimum lot size? o 15,000 square feet; about 1.4 dwelling units per acre • Will there be a clubhouse? o No • What is the developer's experience? o Centurion American has over ninety (90) residential developments • Who will build? o Toll Brothers will likely be the builder • Will these homes be in keeping with the surrounding properties? o Yes, we are considering what is surrounding • What is the estimated price point? o $750K to 1.5 million • Didn't you develop Terra in Colleyville? o No. Terra Plantation was built around 1975 • 1 would like to see a more timeless design. We have seen so much of this "castle" theme. Southlake has enough of this... would like to see "hill country" or "Mediterranean." Case No. Attachment D CP12-004 Page 2 • What kind of fencing will be between the lots? o Wood... board -on -board. All of the open space will have wrought -iron. • How many trees are you taking out? o We do not have a tree survey yet; this is just zoning at this point The homes look very large for such small lot size. This is typical Toll Brothers. • We would like to see larger lots; we are concerned about school capacity; we are also concerned about the existing gas well. 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 CP12-004 Page 3