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Item 6BCITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT February 26, 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." � N LN +h emu ,. on:nrw.i 3 Msd'i D.—tyR—dermal Ln�v RBRA[y RB&dCR I z� r� SH 114 ay r �J s RRvn.i R.d� P i � I Proposed Land Use Designation —Medium Density Residential ACTION NEEDED: Consider 2nd 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- 2nd 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. CITY COUNCIL: February 18, 2014: Approved (4-3) the land use plan amendment, Ordinance No. 1082 (CP13-009), from low density residential to medium density residential for the project known as Remington Estates. WCommunity DevelopmentVEMOIComp Plan Amendments120131CP13-009 Remington EstateslCP13-009 staff report Case No. Attachment A CP13-009 Page 1 Vicinity Map Remington Estates CA a 2910 2426 2504 516 1 N 25W 2620 ;26M� 2332 504 2503 2505 25019 261 Zfi21 2711 ch j 9 ° in r�i w c� m � p � 0 z n J CO Ch a N 414 � Lh m 330 z 23DD 23a4 ❑ &D 2540 ❑ s 2600 2630 =0 u a < th SH 114 2601 2 `. Land Use Plan Amendment = CP13-009 0 100 200 400 �• Feet 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 f 11 �--- Il B 9 I � � II II $ R oil 1 Yjx l�z OW 11If, 2 _ °�i' ds. ' - re�maus��uncrda®AM�'duynl 0 �:^m W Ruh a NO M U N � v v N W 9 o" W Q rQ) V / D fu J 9np ii ffig' N�<e `e]9 $gel T LL N E n 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: i I t L 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. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the 41" day of March 2014. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: EXHIBIT `A' Legal Description R orhu P�Ik�9l�YibCl LN n4O/ R Id9nllpl Othoa .^. omrtw aal p2 Q Medium density Ras�enoal Law densty Residen I 8 O C � a SH 114 4 P.¢g or.ul Re[nl R.gon.[ Rena •l x 5 s 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.