M E M O R A N D U M November 9, 2018

Transcription

1 M E M O R A N D U M November 9, 2018 To: Southlake 2035 Corridor Planning Committee From: Kenneth Baker, Sr. Director of Planning and Development Services Subject: Item #8 Up to thirteen (13) residential lots at Union Church Rd. (generally located at 2499 Union Church Rd.) Purpose Review, discuss and make recommendations on the development of up to thirteen (13) residential lots on property located at Union Church Rd., generally located on the north side of Union Church Rd., approximately 900 feet east of Watermere Dr. and 400 feet west of Venice Ave. Property Location This project is located in the southwest quadrant of the City of Southlake just north of the City of Keller. The eastern boundary of this site is approximately 2,000 feet west of Davis Blvd., and the western boundary of this site is approximately 2,700 feet east of S. Pearson Ln Union Church Rd. lies between Watermere Dr. (Verandas at Southlake subdivision) and Venice Ave. (Siena subdivision). Just to the north of this site is the Watermere subdivision, while the Southlake City limit lies immediately to the south. The four (4) unplatted tracts making up this proposal are described in more detail below: 2477 Union Church Dr. ±3.4 acres 2499 Union Church Dr. ±.36 acres 2505 Union Church Dr. ±2.7 acres 2515 Union Church Dr. ±.86 acres Union Church Dr. Total ±7.3 acres Maximum density allowed in RPUD is 1.8 du/ac. Summary of Proposal The three (3) parcels located at 2477, 2499 and 2505 Union Church Rd. are the current location of M J Farm & Nursery, which is a legal nonconforming use. A single-family residential home is located at 2515 Union Church Dr. DCE Investments, LLC is showing concept plans exhibits based on different lot configurations. Concept A shows potential layout based on a Zoning Change AG Agricultural District to Residential Planned Unit Development (RPUD) to SF-20A develop thirteen (13) residential lots.

2 The concept plan shows access from Union Church Rd. to the south. The concept presented at the Corridor Planning Committee meeting on September 12, 2008 showed an extension of an existing street stub located to the northeast of this site that currently terminates within the three (3) lot subdivision of Union Church Estates. The revised concept plan exhibits do not show this street stub being extended. Comprehensive Plan Analysis This proposal is located in the West Sector Plan area as described in the Southlake 2035 Consolidated Future Land Use Plan. Medium Density Residential Land Use Category The recommended land use for this property within the Southlake 2035 Consolidated Future Land Use Plan is Medium Density Residential, which is consistent with the existing future land use. The purpose of the Office Commercial land use category as defined by the Consolidated Future Land Use Plan is as follows: The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single family detached houses. The definition for the Medium Density Residential land use category also states that 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. Southlake City Limit Zoning Future Land Use Map The current zoning on the property is AG Agricultural District. The applicant will be required to rezone the property to a district which allows for the concept as described. The applicant has provided concept plan exhibits based on a zoning change to from AG to either SF-20A or to R-PUD Residential Planned Unit District. Page 2

3 Current Zoning Map Transportation Union Church Rd. to the south of the proposal is classified as C2U (84 2-lane undivided collector) per the Southlake 2030 Mobility Master Plan. The developer would be required to dedicate ROW, as the properties fronting on Union Church Rd. are currently unplatted. The revised concept plan exhibits provided by the applicant each show one (1) point of entry into the development from Union Church Rd. Not extending the existing street stub from Siena would necessitate City Council approval of a variance. Master Pathways Plan Site According to the Master Pathways Plan (shown above), a priority segment has been identified along the south boundary of the proposed development on Union Church Rd. There are existing 6 sidewalks on each side of the proposed development, and therefore the applicant would be required to make a connection to these existing trails of 6 in width. Page 3

4 Plat for Union Church Estates As indicated by the plat below, Siena Dr. was dedicated public right-of-way through this instrument filed in Tarrant County on August 26, Siena Dr. Page 4

5 Plat for Siena Phase I As indicated by the plat below, Siena Dr. was dedicated public right-of-way through this instrument filed in Tarrant County on December 27, The terminus of Siena Dr. through the Siena subdivision was stubbed out at the eastern boundary of what is now Union Church Estates. See plat above. Siena Dr. Page 5

6 Applicable Comprehensive Plan Recommendations: Mobility Master Plan Sidewalk Construction Priority List 7(J) Primary Street / Location: Union Church north side Description: From Watermere property to Siena Addition Applicability to Proposal: Sidewalk has not yet been constructed. Aerial Union Church Rd. Page 6

7 Close-Up Aerial Union Church Rd. Google Street View Images of Site View from Union Church Rd. looking slightly northwest towards 2515 Union Church Rd. Page 7

8 View from Union Church Rd. looking west. Entrance to the existing nursery on the right, City of Keller to the left. View from Union Church Rd. looking slightly northeast towards the site. Page 8

9 View from Union Church Rd. looking slightly northwest towards the site. View looking slightly northwest along Union Church Rd at the entrance to Siena on Venice Ave. Page 9

10 View looking west towards existing street stub at the intersection of Venice Ave and Siena Dr. Page 10

11 Project Narrative DCE Investments, LLC October 30, 2018 Applicant: DCE Investments, LLC Request: 13 lot Planned Development on Approximately acres Location: Generally located at 2499 Union Church Road, Southlake DCE Investments, LLC is requesting a change in zoning on the subject property to a single family Planned Unit Development (PUD) with up to 13 lots. Applicant is requesting a PUD zoning to allow some design and engineering flexibility. Several mature trees exist on this site, every effort will be made to preserve as many trees as possible. All lots will be sold to premium custom builders familiar with the Southlake market. Homes sizes will range from 3200 to 6000 square feet with anticipated starting prices of one million dollars and up. PUD design requirements will be compatible with similar neighborhoods in Southlake. Architectural styles will vary from, Traditional, Country/farmhouse, Mediterranean, modern, to one-story ranch. The site is a transitional tract located east and south of higher density Condos and Villas of Watermere. To the east of the site wedged between the neighborhood of Siena (SF-20A) are three lots zoned SF-1A. Concept A illustrates thirteen 20,000 sf lots are possible with straight SF20A zoning. Concepts B1 and B2 corresponds to Southlake s subdivision zoning ordinance (need ordinance number) requiring 125 foot facing lots to SF-1A. Concept D utilizes the flexibility of PUD zoning to strike a balance. Placing the green space up front preserves several mature trees and allows for the design of an aesthetically pleasing main entrance. The main entry design also permits some stacking off a busy Union Church Road. This concept allows for 10% open space and a density of 1.78 homes per acre. Page 11

12 Concept Plan Exhibits Presented to the Corridor Planning Committee on September 12, 2018 Page 12

13 Concept Plan A From narrative: Concept A illustrates thirteen 20,000 sf lots are possible with straight SF20A zoning. Page 13

14 Concept Plan B.1 From narrative: Concepts B1 and B2 corresponds to Southlake s subdivision zoning ordinance (need ordinance number) requiring 125 foot facing lots to SF-1A. Page 14

15 Concept Plan B.2 From narrative: Concepts B1 and B2 corresponds to Southlake s subdivision zoning ordinance (need ordinance number) requiring 125 foot facing lots to SF-1A. Page 15

16 Concept Plan D Proposed RPUD Zoning From narrative: Concept D utilizes the flexibility of PUD zoning to strike a balance. Placing the green space up front preserves several mature trees and allows for the design of an aesthetically pleasing main entrance. The main entry design also permits some stacking off a busy Union Church Road. This concept allows for 10% open space and a density of 1.78 homes per acre. Page 16