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
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1
Case No.
CP13-005
ZA13-084
Zoning Change & Development Plan
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Attachment B
Page 1
Support Information
SI H: PLANNING CIVIL ENGINEERING PLAITING
CONSULTANTS, LLC
LAND SURVEYING LANDSCAPE ARCHITECTURE
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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
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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