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Item 7ACITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT November 13, 2013 CASE NO: CP13-005 PROJECT: Land Use Plan Amendment for Gateway Lakes EXECUTIVE SUMMARY: The applicant Four Peaks-RM, Inc. is requesting approval of a Land Use Plan Amendment for Gateway Lakes from Low Density and Medium Density Residential on an approximately 3 acre portion of the development to Mixed Use located at 1000 and 1030 N. Kimball Avenue. SPIN Neighborhood #4 REQUEST DETAILS: The Four Peaks-RM, Inc. is requesting approval of a Land Use Plan Amendment from Low Density and Medium Density to Mixed Use for the purposes of creating consistency with the majority of the proposed development which currently is designated Mixed Use. Lan Use PI n Am4ment Boundary IE Gateway Lakes Development Boundary Existing Land Use Designation — Medium Density Residential / Low Density Residential The Low Density Residential Land Use is defined in the Southlake 2030 as: "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." Case No. CP13-005 The Medium Density Residential Land Use is defined in the Southlake 2030 as: "The Medium Density Residential category is 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. " This application is being processed in conjunction with a Zoning Change and Development Plan for Gateway Lakes under Planning Case ZA13-084 for the development of approximately forty (40) residential lots and one (1) commercial lot. While the development being proposed is consistent with the Medium Density land use designation it is not with the Low Density designation. However, to avoid having more than one land use designation on this development the applicant is requesting to amend the future land use map to show Mixed Use throughout the entirety of the development. Lan Use PI n Amen Iment Boundary Gateway Lakes Development Boundary Proposed Land Use Designation — Mixed Use A letter from the applicant describing the circumstances of the development is included under Attachment `C' of this staff report. ACTION NEEDED: Consider 1st Reading Land Use Plan Amendment Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Support Information - Link to PowerPoint Presentation STAFF CONTACT: Ken Baker (817) 748-8067 Daniel Cortez (817) 748-8070 Case No. CP13-005 BACKGROUND INFORMATION OWNER: Burton & Virginia Patterson APPLICANT: Four Peaks-RM, Inc. PROPERTY SITUATION: 1000 and 1030 N. Kimball Ave. LEGAL DESCRIPTION: Lot 1 and Lot 2, Hanna Addition LAND USE CATEGORY: Low Density Residential and Medium Density Residential PROPOSED LAND USE: Mixed Use CURRENT ZONING: AG — Agriculture District REQUESTED ZONING: TZD — Transition Zoning District SOUTHLAKE 2030: Consolidated Future Land Use Plan The Southlake 2030 Future Land Use Plan designates these properties as Mixed Use, Low Density and Medium Density Residential. The applicant has also filed an application for a Zoning Change and Development Plan under Planning Case ZA13-085 from "NR-PUD" Non - Residential Planned Unit Development District and "AG" Agriculture District to "TZD" Transition Zoning District for the development of forty (40) residential lots and one (1) commercial lot. There is Low Density and Medium Density Residential on a small portion of the development, approximately two acres in size. The applicant is requesting Mixed Use for the purpose of being consistent with the rest of the 22 acres of the development. Mixed Use is defined as: "a range of activities being 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." "Typically, the Mixed Use designation is intended for medium- to higher - intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed." The development as proposed appears to be consistent with the intent of the mixed use land use designation at this location. PLANNING & ZONING COMMISSION ACTION: October 3, 2103 Tabled (6-0) to the next regularly scheduled Planning & Zoning Commission meeting scheduled on October 17, 2013. Case No. Attachment A CP13-005 Page 1 October 17, 2013 Tabled (5-0) to the next regularly scheduled Planning & Zoning Commission meeting scheduled on November 7, 2013. November 7, 2013 Approve (6-0) subject to the staff report dated November 1, 2013. WCommunity DevelopmentWEMOIComp Plan Amendments120131CP13-005 - Gateway Lakes Case No. Attachment A CP13-005 Page 1 Vicinity Map Gateway Lakes MEMO Rol 1 Case No. CP13-005 ZA13-084 Zoning Change & Development Plan N c F. 0 500 1 000 2,000 s Feet Attachment B Page 1 Support Information SI H: PLANNING CIVIL ENGINEERING PLAITING CONSULTANTS, LLC LAND SURVEYING LANDSCAPE ARCHITECTURE 0 7"BPE Fine Nm 1798 'ISPLS Firm Na 10047'00 August 12, 2013 Mr. Ken Baker Director of Planning & Development Services City of Southlake 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: ZONING DEVELOPMENT PLAN — Gateway Lake Proposed TZD Letter of Intent G&A Job No. 13105R Mr. Baker: Please accept this letter, on behalf of Four Peaks — RM Inc. and Centurion American Development Group, as an explanation of the proposed Zoning Change Request application on approximately 25 acres of land located at the northwest corner of the intersection of Kimball Avenue and Kirkwood Boulevard. We are proposing to develop the property as a residential subdivision with some future, potential commercial uses and to change the zoning from Non - Residential Planned Unit Development (NRPUD) and Agricultural (AG) to Transition Zoning District (TZD). Its current zoning includes Non -Residential Planned Unit Development (NRPUD) and Agricultural (AG). The future land use is Mixed Use, Medium Density Residential, and Low Density Residential. This subject property is referred to as Gateway Lakes. The property includes a total of five different lots/tract of land with three different owners. In order to put these pieces together to create a unique and efficient layout, land swaps with some of the existing owners were necessary. In addition, these land owners desire to continue to use their revised configured property as they currently do, which is predominately for residential purposes. Therefore, by creating a TZD, we can allow these owners to continue this use with a requirement that their property be properly zoned prior to the approval of a final plat. As part of the application to create this TZD, we request to establish "subdistricts" within the overall TZD. Exhibit A, which is attached to the proposed development standards, describes these tracts. Tract A is proposed for residential uses. Tract B is proposed for a mix of uses. Tract C is proposed to remain as an agricultural use, at this time. Tract A includes approximately 23 acres and is proposed to be developed as a 40-lot residential subdivision with over 40% open space that is configured to mature tree stands and three 111 Hillside Drive 0 Lewisville, TX 75057 e P: 972.436.9712 1 F: 972.436.9715 611 Dallas Drive, Suite 114 0 Roanoke, TX 76262 9 P: 682.831.9712 1 F: 817.890.4043 Case No. Attachment C CP13-005 Page 1 Gateway Lakes —Zoning Application August 12, 2013 Page 2 of 3 existing ponds. The subdivision includes two enclaves of lots that are adjacent to the open space area and accessed by two separate cul-de-sac drives. One entrance is along Kirkwood Boulevard and will include a screening wall with an entry sign into the development. The other is along Kimball Avenue and will include a monument sign to be located within the street right- of-way. By preventing through traffic and directly abutting a unique open space area, these lots will be highly desirable to future homeowners. The design of this subdivision is similar to a cluster development which maximizes the amount of open space and natural features that can be preserved. Over 40% of the property will be open space and includes the most important natural features of the property. In order to preserve this amount of open space and still get a reasonable lot quantity, the minimum lot area will be 8,000 square feet. The layout was configured to allow all future homeowners access to the open space areas at the end of cul-de- sacs. While the lots are smaller than the typical lots in Southlake, these homeowners will have over 11 acres of open space in their backyard. The open space area is proposed to be dedicated as parkland to the City of Southlake and will serve as an extension of the existing public park that is located directly adjacent to the open space, in Lot 2, Block 3 of the Gateway Church campus. A proposed trail has been included in the Development Plan as a possible improvement to the open space and to eventually provide connectivity to Carroll Middle School. A Joint -Use Agreement between Gateway Church and the City of Southlake currently exists on approximately four acres of the open space area. Tract B is a 1.6 acre tract that includes the proposed land swap with one of the existing property owners, the Hank and Molly Stegall. The Stegall's would like to continue to use their property as their residential homestead. The zoning we are proposing within the TZD for Tract B is Mixed -Use. Prior to obtaining a final plat for this tract, we propose that a rezoning be required for commercial or residential uses when it redevelops and a Site Plan or Development Plan application be submitted at that time. The layout we include on the Development Plan for Gateway Lakes includes a conceptual layout for this tract and shows an office building with parking and a possible residential lot. While it is likely that this property will be developed as an office use in the future, we request a detailed site plan not be required at this time. This will allow flexibility in the site layout when an end user is obtained and the site is redeveloped. Tract C is a .9 acre tract that is part of a remainder of Lot 2 of the Hannah Addition. This property is mostly used for agricultural purposes. This property owner is Burton and Ginger Patterson who are also the owners of the property directly to the north that is used for horse riding. They enjoy being able to ride their horses among the trees on this tract and desire to continue to do so until such time when development occurs. Similar to Tract B, we understand that this property would be rezoned for either residential or commercial uses prior to the approval of a final plat. Development Standards have also been attached to this application which detail the requirements for the TZD area. They address the components within the TZD ordinance and are made specific for Gateway Lakes. In addition, since this development does not meet some of the requirements of the TZD, we are requesting exceptions to the ordinance. For example, Case No. Attachment C CP13-005 Page 2 Gateway Lakes — Zoning Application August 12, 2013 Page 3 of 3 dead end streets are prohibited in the TZD and we are proposing two cul-de-sac drives for Gateway Lakes since the property is bisected by a heavily wooded area with three large ponds that serve as a drainage area for this property. Gateway Lakes will be a distinct and desirable development for future homeowners, future park patrons, and the City. We look forward to working with the City on this project and we thank you in advance for your consideration of this request. Please do not hesitate to contact me with any questions or comments regarding this application. Sincerely, �—Pxl Randi L. Rivera, AICP cc: Mr. Robert J. Dollak, Jr., P.E., G&A Consultants, LLC Mr. Tom Matthews, Four Peaks — RM, Inc. Mr. Jack Dawson, Centurion American Z:\2013\33105R\PDFs & Submittals\Zoning\13105R Zoning LOI 081213.doc Case No. Attachment C CP13-005 Page 3