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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 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. 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." � N LN +h emu ,. on:nrw.i 3 Msd'i D.—ty Rssdennsl Ln�v RBRA[y RB&SCR I z� r� SH 114 ay r �J s RRvn.i R.d� P i � I 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 23 a 242s 2saa 516 2500 2G2a 2626 2832 504 2503 2505 25a9 2613 2621 2711 i o � p w � � � m z J r,} [a o O N 414 o p � ch m 330 z 23DD 2354 0 2s00 2630 5H 114 Zo1 2 �r r mot. 4, R Land Use Plan Amendment s CP14-001 0 100200 400 Feet f Case No. Attachment B CP14-001 Page 1 Support Information Comprthensire Plan Amendment Appliculian Submittal LOW E'?41 -ri WrMTS 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 .$nc north of the entry to th is development, because of these additional 9 homes (aotually 10 when he analyzed it), he coneluded= "we would conchrde tbae, at most, only one 0) whk le would be ewering the site f om the ►north on Steady -Cage is the AM Peak Hour, and that levy than two {2j ve hides would be eweriV the site from The north on Case No. Attachment C CP14-001 Page 3 Shady Lane in the PM Peak Hour, and rhar all owbound eraffic would go directly to Ow SH 114.fm age road and not utilise Shady Lane at all, These one fadrdtwo trip additions are so negligible, they coukibe classified as trtsl iftcartt. " Case No. C P 14-001 Attachment C Page 4 HU SltlO N[S8I1V ^ 1 nr o o� x pro L — - _ 91 <$ r ------- I c 0 r i� V� ffi S �d$a Ir i; 'rn c ism �V�op 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 ' Owner_ Owner, 2-3 at.r� T o P un _ n 3 i a I#,o.�i L.�Id,al Ir'�a �.'�"11t��,fiV ✓ x..�jj�,�- Plainer. En9i— r ��® (7 ...�. ,a, «r«e Case #ZA14-046 ®� �= 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 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 s 5�l 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.