Item 7ACITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
February 12, 2014
CASE NO: CP13-009
PROJECT: Land Use Plan Amendment for Remington Estates
EXECUTIVE
SUMMARY: Four Peaks- RM, Inc. and JTS Holdings, LLC are requesting approval of a Land
Use Plan Amendment from Low Density Residential to Medium Density
Residential for the development of 22 residential lots on approximately 13.4
acres for Remington Estates. SPIN Neighborhood #4
REQUEST
DETAILS: Four Peaks- RM, Inc. and JTS Holdings, LLC are requesting approval of a Land
Use Plan Amendment from Low Density Residential to Medium Density
Residential for the development of twenty-two (22) residential lots and four (4)
open space lots that are being processed concurrently with a Zoning Change and
Development Plan and a Preliminary Plat under Planning Cases ZA13-134 and
ZA13-140, respectively. The applicant is proposing to designate the 21 lots along
Remington Lane as Medium Density Residential and the remaining portion will
retain the Low Density Residential land use designation.
I,
Existing Land Use Designations —Low Density Residential
The Low Density Residential land use category is defined by the Southlake 2030
Comprehensive Plan as:
Case No.
CP13-009 Page 1
"The Low Density Residential category is for detached single-family residential
development at a net density of one or fewer dwelling units per acre."
The applicant's proposed development complies with the Medium Density
Residential land use category, which is defined by the Future Land Use Plan as:
"The Medium Density Residential category is suitable for any single-family
detached residential development."
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Proposed Land Use Designation —Medium Density Residential
ACTION NEEDED: Consider 1st reading Land Use Plan Amendment Request
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information - Link to Power Point Presentation
(D) Ordinance No.1082- 1s' Reading
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No.
CP13-009 Page 2
BACKGROUND INFORMATION
OWNERS: Tim and Linda Bradford, James N. Mertz, and Carol Ann Lance
APPLICANT: Four Peaks- RM, Inc. and JTS Holdings, LLC
PROPERTY SITUATION: 395, 405, and 413 Shady Lane
LEGAL DESCRIPTION: Lot 1 of Greg's Country Addition and Tracts 2A02 and 2A01 of the S.
Freeman Survey Abstract No. 525, an addition to the City of Southlake,
Tarrant County, Texas
EXISTING LAND USE: Low Density Residential
PROPOSED LAND USE: Medium Density Residential
CURRENT ZONING: "AG" Agricultural District and "SF-1A" Single Family Residential District
REQUESTED ZONING: "R-PUD" Residential Planned Unit Development District
HISTORY: In 1978, a Plat Showing was approved for Greg's Country Acres (405
Shady Lane).
CITIZEN INPUT: A SPIN meeting was held on January 14, 2013. A meeting summary
report is included as Attachment `D' of this report.
PLANNING AND
ZONING COMMISSION: January 9, 2014: Tabled (6-0) per the applicant's request to the Regular
Planning and Zoning Commission Meeting on January 23, 2014.
January 23, 2014: Tabled (5-0) per the applicant to the Regular Planning
and Zoning Commission Meeting on February 6, 2014.
February 6, 2014: Approved (4-1) (Commissioner Smith dissented)
subject to Staff Report dated January 31, 2014.
WCommunity DevelopmentVEMOIComp Plan Amendments120131CP13-009 Remington EstateslCP13-009 staff report
Case No. Attachment A
CP13-009 Page 1
Vicinity Map
Remington Estates
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Case No. Attachment B
CP13-009 Page 1
Support Information
Comprehensive Plan Amendment Application
Submittal Letter
RFMINOroN FsrATtS
Case Number: CP13-009
11 February 14
The following is intended to address the reasons and rationale for the request to change
the Land Use Designation for a portion the Remington Estates 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 (1.64 du/ac).
3b: Changed Conditions: The conditions which have changed in the area which
warrant a change in the LUD include:
The partial and future development of Office/ Commercial Uses in the area
immediately south of the project make the development of low -density residential
undesirable. In addition, over time the surrounding properties have been platted
without including ROW access, or a stubbed street, to this property. In effect, the
main portion of this property became "land -locked," and the only solution appears
to be to purchase one of the surrounding homes/lots fronting on Shady Lane, and
utilize it to extend a public street ROW to the lots.
3c: Appropriate Land Use Designation: t�ion: Because of the above adjacency
considerations and changed conditions in the area, a change in Land Use
Designation for that portion of the property indicated on the attached plan to
Medium Density Residential would allow for development in such a way to provide
for an more efficient use of the property and a transition between those Commercial
Uses, to the lower density residential areas to the North.
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 The LUD to the North and West of the
Project, within the "Greg's Country Acres" subdivision, will most likely remain
Low Density Residential. The portion of Remington Estates which is adjacent to
those properties has been designed as either open space or a large enough lot to be
Case No. Attachment C
CP13-009 Page 1
completely compatible with Low Density Residential. Therefore, those areas can
remain Low Density Residential.
Only that portion of the project that is adjacent to the Commercial/ Office
developments, the smaller lots to the East with the City of Grapevine, and the
Fusella property (who is in agreement with this LUD change and zoning request)
requires a change in the LUD, so our request is limited to that area. Please see the
attached plan, detailing the area within the project that can remain "Low Density
Residential' and the area we are requesting be changed to "Medium 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 and property boundary dimensions 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.
Remington Estates has been designed to compliment the existing streetscape
along Shady Lane, with the proposed development of an "estate -like" entry,
leading the visitor through a generously landscaped corridor, to the residential
lots in the rear. The intent is to replicate and enhance the existing feel and
theme along Shady Lane, in a way that is completely compatible with the
existing homes there, and further- to convey a feel of quality throughout, not
only at the entry, but in the Common Open Space area and buffer to the
existing lots along the Shady Lane frontage. In addition, Remington Estates
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 design process for Remington Estates started off by walking the site and
identify the desirable natural features, most prominently the trees and
moderate topography along the rear of the adjacent lots fronting Shady Lane.
We took the further step of having a Tree Survey prepared, to provide the
design team with detailed information on where best to preserve open space
and trees. So, in an effort to preserve the majority of those features, the
Case No. Attachment C
CP13-009 Page 2
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 planned along the frontage of Shady
Lane and the architectural requirements of the homes to be developed in
Remington Estates will further this goal.
• Ensure that new development incorporates usable open space.
The Remington Estates plan furthers this goal by identifying and taking steps
to preserve the most valuable open space areas found on the property. Care
has been 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.
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 south, and ability to act as a buffer or
Transition use between those existing and future Commercial Uses, and the existing
Residential areas to the north along Shady Lane.
Traffic Impact:
Since the requested change to Medium Density Residential will allow for an addition of
only 9 additional lots, as compared to what could be developed under Low Density
Residential (22 vs. 13), the traffic impact on Shady Lane as a result of this change would
appear to be minimal. Even though, we took the further step of having a "Traffic Impact
Letter" prepared by a traffic engineer, and such letter is included in this submittal.
The Traffic Impact Letter concludes: "The above trips generated are well below the
volumes for a LOSD street, and adding trips generated by the Remington Estates sub-
division therefore would have negligible impact on the traffic flow of Shady Lane and its
intersections at N. Kimball Avenue and at the northwest bound SH-114 frontage road. "
Further, when later asked to quantify the number of additional vehicles likely to use
Shady Lane north of the entry to this development, because of these additional 9 homes
(actually 10 when he analyzed it), he concluded: "we would conclude that, at most, only
one (1) vehicle would be entering the site from the north on Shady Lane in the AMPeak
Hour, and that less than two (2) vehicles would be entering the site from the north on
Shady Lane in the PM Peak Hour; and that all outbound traffic would go directly to the
SH-114 frontage road and not utilize Shady Lane at all. These one and two trip additions
are so negligible, they could be classified as insignificant. "
Case No. Attachment C
CP13-009 Page 3
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Case No. Attachment C
CP13-009 Page 4
ZISOUTHLAKE
SPIN MEETING REPORT
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE
MEETING LOCATION
N/A — Formal application pending
Darby Lane Estates
SPIN # 4
October 14, 2013; 8:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Seven (7)
• SPIN REPRESENTATIVE(S) PRESENT: Lou Hillman # 4
• APPLICANT(S) PRESENTING: David McMahan, et al one (1)
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Lorrie Fletcher, Planner I: (817)748-8069 or Ifletcher ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 405, 413 and 395 Shady Lane.
Development Details
• Zoning change, site plan, preliminary plat and comprehensive plan amendment for a 13.4 acre
residential development on three separate tracts.
• Proposed R-PUD — Residential Planned Unit Development for twenty-three (23) single family
residential lots.
• Average lot size is 14,400 square feet; average home size is 4,500 square feet; average price is
$725,000. Approximately 22% open space.
Case No. Attachment C
CP13-009 Page 5
Presented at SPIN:
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Dar6p, Lane Estates
P IMINARY SITE PIAN
QUESTIONS/CONCERNS
• Who is the builder going to be?
o We have not signed a builder yet, however, Shaddock in Dallas is likely.
• Why the smaller lots?
o The market calls for smaller lots and the economics make the project viable.
• What is the timing?
o We anticipate getting through City Council by the end of January 2014. We would start
construction in April or May 2014. We should have homes finished by March 2015.
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 C
CP13-009 Page 6
Ordinance No. 1082
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,
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 18th day of February, 2014.
PASSED AND APPROVED on the 2nd reading the
MAYOR
ATTEST:
CITY SECRETARY
day of 2014.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
EXHIBIT `A'
Legal Description
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Being described as Lot 1 of Greg's Country Addition and Tracts 2A02 and 2A01 of the S. Freeman
Survey Abstract No. 525, an addition to the City of Southlake, Tarrant County, Texas.