Item 7FCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
July 30, 2014
CASE NO: CP14-001
PROJECT: Land Use Plan Amendment for Remington Estates
EXECUTIVE
SUMMARY: Four Peaks- RM, Inc. is requesting approval of a Land Use Plan Amendment
from Low Density Residential to Medium Density Residential for the development
of 19 residential lots on approximately 13.4 acres for Remington Estates. SPIN
Neighborhood #4
REQUEST
DETAILS: Four Peaks- RM, Inc. is requesting approval of a Land Use Plan Amendment
from Low Density Residential to Medium Density Residential for the development
of nineteen (19) residential lots and three (3) open space lots that are being
processed concurrently with a Zoning Change and Development Plan ZA14-046.
The applicant is proposing to designate the 17 lots along Remington Lane as
Medium Density Residential and the remaining portion will retain the Low Density
Residential land use designation.
Reg, ... I R-1
Regional RMeil
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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.
CP14-001 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
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information - Link to Power Point Presentation
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No.
CP14-001 Page 2
BACKGROUND INFORMATION
OWNERS: Tim and Linda Bradford, James N. Mertz, and Carol Ann Lance
APPLICANT: Four Peaks- RM, Inc.
PROPERTY SITUATION: 395, 405, and 413 Shady Lane
LEGAL DESCRIPTION: Lot 1 of Greg's Country Addition and Tracts 2A2 and 2A1 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: March 4, 2014 the City Council approved (7-0) the motion to deny 2nd
reading of Ordinance No. 1082, Land Use Plan Amendment from Low
Density residential to Medium Density Residential, without prejudice.
CITIZEN INPUT: A SPIN meeting was held on May 13, 2014. A meeting summary report is
included as Attachment `C' of this report.
PLANNING AND
ZONING COMMSSION: May 22, 2014: Motion (3-1-0), Commissioner Kate Smith dissenting) to
approve CP14-001 subject to Staff Report dated May 16, 2014.
CITY COUNCIL: June 3, 2014; Approved (7-0) on the consent agenda to be tabled to the
August 5, 2014 City Council meeting at the request of the applicant.
WCommunity DevelopmenhMEMOIComp Plan Amendments120141CP14-001 Remington Estates
Case No. Attachment A
CP14-001 Page 1
Vicinity Map
Remington Estates
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Case No. Attachment B
CP14-001 Page 1
Support Information
Comprthensire Plan Amendment Appliculian
Submittal LOW
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Case Numher_ CV14-JI XX
21 April 14
The following is intended to address the reasons and rationale for the request to change
tho Lamd Use Des€gnation for a portiOR the Remington BUtes property from 1,Dw
Density Residential to Medium Density Residential, responding specifically 10 the
questions posed in Soctioa 1, Item 3 of the Submittal Requirements of the
ompt`ek-naivePlan Amendment Applicat{on:
3a: Non-C )nforming Features. The proposed prnjrtctwou€d noLiA)mtply with the
existing Land U5c Designation of Low Density Residential primarily because of a
planned density of greater than 1 dwelling unit per acre (1,41 dulac).
3b: Changd C'ondilkns: The canditions viiich have changed in the area which
warrant a change In the LUD include=
The partial and future do velvprnent of OfficW Commercial Uses in the area
immediWly south of the project, as well as five noise coming From the nearby
freeway (SH-114). make the development of low -density residential undesirable. In
addition, over time the surrounding propertics have been platted without including
ROW access, or a stubbed street, to this property. In effcct, tht: main Portion ofthis
property became land -locked,,, and the only solution is to purchase one of the
surrounding homes/lots fronting m Shady lane, and utilire it to extend a public
street ROW to the lots,
3c: Appropriate Land Usc Desipation: Because of the above ad*cney
considerations and changed txmditions in the area, a change in Land Use
Designation for that portion of the property indicaMi on the attached plan to
Medium Dens€ty Residential wum[d allow for development in sui;h a way to pmvide
for an more effioient use of the property and a tran sition between the noise of the
freeway, those Commercial Ums. to tho lower density residential aw-as to the North
and Nest.
TherefoM for a]i the reasons identified ahcwe, we be]ieve that a combination of
Medium Density Residential land use, where appropriate. with those portions of the
site which are adjacent to the existing Love Density Residential lots along Shady
Lane and Rolling lane remaining Low Density (as proposed) would be a more
appropriate Land Use Designation than entirely Low Demitp Rcsidcptial_
Case No. Attachment C
CP14-001 Page 1
3d: ComMlibilitywith Surrounding LUD: '11w LUD to the North and West of the
Pruje;ct, within the "Greg's Country Acres" subdivision, wi11 most Iikely amain
Low Density [residential. The portion of Remington Estates which is adjacent to
those properties has been designed to be either open space, or large enough lots to
be ,omplctclycompatible with 1LoDw 1Densky Residential, Therefore, those areas can
remain Low Density Residcntial-
Only that portion of the project that is adjacent to the Coinmercial/ Office fronting
S H-114 deveLopm ends to the south, the sinal ler lots to the east with i n the City of
4Grapevine, and the Fu9tlla property to fhc north (who 4 in agreement with this
LUD change and zoning request) requires a change in the LUD; therefore our
request is limited to that urea. Please scc the attached plan, detailing the area within
the project that can remain "Low FXnsity Rcsidtnti al" and the area we ate
requesting be changed to "Medium Tensity Residential."
3e; Goals of the Corny Plan and Sou 030 Plan. The project has been
designed to fit within the area by careful ly considering the adjacencies and
responding to the nmturml features and property boundary dimensions Found on -site.
This project would meet and fWher the following goals of the 2030 Southlake
Consolidated Land Uso Plan and Southlake 2030 Plan:
• EacourW appropriately- "sealed neighborhood des xt drat eorr#4wwnrs
existing developmew pal[erm wh* creating unique places, re ftnizing
that quality rx:sidenlial neighborboo& are the corns storm ofm&
corn munily,
Remington Estates has been designed to compiiment the existing scrods ape
clung Shady lane, with the proposed development of an "estaue-like"' entry,
leading the visitur through a gener,mrsly landscaped oorridor, W the residential
lots in the rear. The integt is tO TOP liUUC and enhance the existing feel and
theme along Shad} Lane, in a way 1JLA is completely compatible with the
existing homes there, and further- to convey a J�. [ of quality throughout, not
Mly at the entry, but in the Common Open Space area and buffer to the
existing lets along the Shady T tine frontage_ In addition, Remington Estates
will be developed with a comprehensive set of Development Standards and
Architectural Appnwal promss to assure a quality end product. PUt kigelhrr,
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 ofSouthfake.
• F,rnphasaze creativity and ensure envirnnmerdal slewardship in the design
ofall development andpubiie inftvslnwe ure, maxfmizing the preserparton
of desirable natural feaures such ms bees, topography, streams, wildh e
corridors and habitat,
The design process for ]Remington Estates startod off -by walking the site and
identify the desirable natural features, most prominently the trees and
moderatr topography niong the rear of the adjaeeti t lttts tixsnti ng Shady Lane,
Case No. Attachment C
CP14-001 Page 2
e took the Further step of having a Tree Survey prcpamd, to provide the
design team with detailed information on wbem best to preserve open space
and trees, So, is an cfFort to preserve the majority of those features. the
Development Plan reserves that area for larger lots or the primary open space
of the project. This open space arm will undo* natural areas and trails.
STrengrkon scree t cad landscape design standards To enhance fire visual
gwlity rdong rnaior Vomidors.
The attractive nature of the landscaping planned along the frontage of Shady
Inane and the architectural requirements of the hoines to be developed in
Remington Estates will further this goal,
• Enmure tMr new devdopment inearporatcs usable open space_
The Remington Estates plan furthers this goal by idmtifying and taking steps
w pre-4irve the most valuabl a open space areas found on the property. Care
has been taken k) save the most prominent natural assets (the significant
trees), by carefully locating each Lree, determining site and species, and by
extensive silo investigation to determine to most valuable assets io preserve
and using that information to guide the planning. These open space areas +Fill
include natural areas and trails.
3f,, L1otilication of Unique CharactcristiCs'. The most unique future ofthis
property, the one that warra,nis the requested change in Land Use Designation, is its
position adjacent to Cornrnerciall Office developments fronting SH-114 to the south, and
proximity to the dose -by freeway nnisc, and ability to act as a noise buffer or transitional
use betwomi those existing and future Commerei l U see, and rho existing Residential
areas to the north along Shady Lane_
Traffic impact:
Since cite requested change to Medium Density Residendal will allow for an addition of
only 6 additional lots, as compared to what could be developed under Low Density
Residmlial (19 vs, 13), the traffic impact on Shad, Lane as a result ofthis change is
minimal, Even though, wv. took the further step of lLaving a —1 raftic Impact Letter''
prepared by a traffic engineer (fi)r the previous 22 lot plan, 3 Ivts more than the current
propusalj and such teller is included in this submittat_
Tbc Traffic 1 mpact Letter cone ludes: "The above Trips generated are well below the
volumes fora LOS D street, and adding trips generaTed by the RemirVon 1~;slules sub-
divivion therefore would have negligible impact on the rraffic.flow of8hady Lane and its
iwer'sechons at N Kimhaif Avenue and at the wnhwesf bound Sff-114 f whinge rood -
Further, when later askod to quanrtify the number ofadditional vehicles likely to u&e
Shady l .$nc north of the entry to th is development, because of these additional 9 homes
(aotually 10 when he analyzed it), he coneluded= "we would conchrde tbae, at most, only
one 0) whk le would be ewering the site f om the ►north on Steady -Cage is the AM Peak
Hour, and that levy than two {2j ve hides would be eweriV the site from The north on
Case No. Attachment C
CP14-001 Page 3
Shady Lane in the PM Peak Hour, and rhar all owbound eraffic would go directly to Ow
SH 114.fm age road and not utilise Shady Lane at all, These one fadrdtwo trip additions
are so negligible, they coukibe classified as trtsl iftcartt. "
Case No.
C P 14-001
Attachment C
Page 4
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Case No. Attachment C
CP14-001 Page 5
ZISOUTHLAKE
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE
MEETING LOCATION
SPIN MEETING REPORT
ZA 14-046
Remington Estates
SPIN # 4
May 13, 2014; 6:00 PM
1400 Main Street, Southlake, TX
City Council Chambers
TOTAL ATTENDANCE: Thirty-seven (37)
• SPIN REPRESENTATIVE(S) PRESENT: David Alexander and Monique Schill
• APPLICANT(S) PRESENTING: Tom Matthews (214) 676-3434
• STAFF PRESENT: Patty Moos, Planner I
STAFF CONTACT: Patty Moos, Planner I: (817)748-8269 or pmoos ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 405, Shady Lane
• Fusella, Laturno and Mertz properties are land locked
• 2 existing houses on properties
• Approximately 13 acres
Development Details:
• Currently zoned AG and SF-1
• Rezoning for RPUD for Remington Estates: 19 residential lots with 3 open space lots
• Access through the existing Bradford property
• Remington lot sizes: west lots approx. 1 acre, south lots approx.. 16,000 sf and north lots
approx., 20,000 sf
• Access from the Bradford property
• Acreage:
o west lots (Remington Court)- approx. 1 acre
o north lots (Remington Lane)- approx. 20,000 sf
o south lots (Remington Lane)- approx. 16,000 sf
Case No. Attachment C
CP14-001 Page 6
Presented at SPIN:
ev '
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Owner,
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®� �= Development & Pedestrian Access Plan Remington Estates
Samuel Freeman Survey, P rod No. 525 Seu[make, Tarrant OMY, Texas
Development Plan
Case No. Attachment C
CP14-001 Page 7
oerelaoer
PIarM2r.
`� .�.,.. Case #ZA14-046
�_ Conceptual Entry Elevation Remington Estates
S-thlake, Tarrant County, 7—
Entry Concept
QUESTIONS / CONCERNS:
• Are there detention ponds on the site?
o Yes, One at the western end of the site near Shady Lane and in the northeast corner.
• Is there sewer for the development?
o Yes, the development will be on sewer.
• 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.
• What are the sizes of the lots in square feet?
0 2: approx. 1 acre lots
0 10: approx.1 /3 acre lots
0 7: approx. '/2 acre lots
• What will be the size of the homes?
o Minimum 3,300 sq. ft.
• When will this go to the Planning and Zoning Commission?
o May 22, 2014
• Wants larger lots on south side of Remington Lane.
o Project will not work with larger lots on south.
• Traffic concerns on Shady Lane and wants access from SH 114 access road.
Case No. Attachment C
CP14-001 Page 8
General comment and concerns were presented by several attendees regarding lot sizes, drainage,
fencing next to adjacent properties, traffic on Shady Lane, preferred access off SH 114, possible
park on south side of Remington Lane, sewer access, on site drainage, and the visibility of
subdivision entrance to prevent turn around in Shady Lane driveways.
Meeting ended: 7:50 pm
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
CP14-001 Page 9
Ordinance No. 1095
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 51" day of August, 2014.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 191" day of August, 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 2A2 and 2A1 of the S. Freeman Survey
Abstract No. 525, an addition to the City of Southlake, Tarrant County, Texas.