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Item 6I Department of Planning & Development Services S T A F F R E P O R T August 25, 2015 CASE NO: ZA15-078 PROJECT: Site Plan for Miron Grove Business Park Phase 2 EXECUTIVE SUMMARY: On behalf of RCC Miron Office, Ltd, Conifer Real Estate, Inc. is requesting approval of a Site Plan for Miron Grove Business Park, located at 300 Miron Drive, to develop Phase 2 of the development. REQUEST DETAILS: The applicant is requesting approval of the site plan for Phase 2 of the Miron Grove Business Park to construct six office buildings totaling approximately 23,728 square feet. The Miron Grove Business Park Phase 1 has completed the construction of the 5 existing buildings totaling 20,300 square feet. The buildings in Phase 2 will be consistent in the architecture style and landscaping as in Phase 1. The Miron Grove Business Park will maintain the uses and regulations under the existing “S-P-2” zoning in Phase I as follows:  “O-1” Office District uses and development regulations  Parking – The required number of parking spaces shall be 207 spaces, or equal to a 5% reduction in the required number of parking spaces  Carports – Carports shall be a permitted accessory use as shown on the concept plan. The following modifications are proposed to the development regulations specific to carports: The roof design shall be a low pitch shed roof o The maximum number of parking spaces under a carport shall be 10 spaces o A total number of 25 parking spaces within the carport structures shall be o permitted (Currently, all permitted carports are shown on the approved Site Plan. There are no carports are currently proposed with Phase 2). There are no variances being requested. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider a Site Plan Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information – Link to PowerPoint Presentation (D) SPIN Report (E) Site Plan Review Summary No. 3, dated August 25, 2015 Case No. ZA15-078 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses STAFF CONTACT: Ken Baker (817)748-8067 Patty Moos (817)748-8269 Case No. ZA15-078 BACKGROUND INFORMATION OWNERS: RCC Miron Office, Ltd. APPLICANT: Conifer Real Estate PROPERTY SITUATION: 300 Miron Drive LEGAL DESCRIPTION: Lot 4R, Block 1, Miron Subdivision LAND USE CATEGORY: Office Commercial CURRENT ZONING: “S-P-2” Generalized Site Plan District HISTORY: May 5, 1992; A change of zoning to “S-P-2” was approved by City Council. June 3, 1997; City Council approved a plat revision for Miron Addition. October 3, 2006; (ZA06-088) A change of zoning to "S-P-2" with "O-1" uses was approved by City Council on the second reading (6-0) subject to Concept Plan Review Summary No. 3, dated September 27, 2006 and subject to the applicant’s presentation and the handout presented at the meeting; approving the proposed development regulation that the required number of parking spaces shall be 207 spaces, or equal to a 5% reduction in the required number of parking spaces; noting that the articulation on site plan page A3 is the correct articulation; subject to the number of carports to be reduced from 41 to 25 (Carports are approved and permitted in Phase I only) and will be made of a trellis design with no plywood decking, the roof design shall be a low pitch shed roof, and the maximum number of parking spaces under a carport shall be 10 spaces; and specifying that approval does not include approval of any signage. October 3, 2006; A site plan (ZA06-089) for phase 1 was also approved by City Council. February 20, 2007; A revised site plan (ZA07-014) was approved by City Council to change the building elevations on Phase 1. April 20, 2010; A zoning change and site plan (ZA10-008) to allow “ambulatory surgical center/clinic (no overnight stay)” as a permitted use as well as to allow an additional short-term covered parking space (or “carport”) and screening wall to screen new generators and HVAC units was approved by City Council. December 4, 2012; Approved a zoning change and site plan for the construction of an approximately 528 square foot addition to Building 6 to be used for storage space and to expand the mechanical yard by approximately 75 square feet at second reading (7-0), subject to Site Plan Review Summary No. 3 dated October 31, 2012. No other changes to the S-P-2 regulations. SOUTHLAKE 2030 Pathways Master Plan: A 6’ sidewalk currently exists along E. Southlake Boulevard. There are no recommended trails or sidewalks in the Mobility Plan along Miron Drive. TREE PRESERVATION: There is an existing stand of trees located along the east side of the property which will remain and protected per City of Southlake Ordinance 585-C as Case No. Attachment A ZA15-078 Page 1 recommended in the ZA06-088 Zoning and Concept Plan for the Miron Grove Business Park. The site plan shows the preservation of this stand of trees. UTILITIES: Water An 8” water line exists along the east side of Miron Drive. Existing public water lines are located within Phase 1 of the development. Sewer A 6” sanitary sewer line exists along the west side of Miron Drive. Existing private sewer lines are located within Phase 1 of the development. SPIN MEETING: The SPIN meeting was held on August 11, 2015. The SPIN report is located in Attachment D of this staff report. PLANNING AND ZONING COMMISSION: August 20, 2015; Approved (5-0) subject to the Staff Report dated August 20, 2015, noting it has been revised, and the Site Plan Review Summary No. 2 dated August 14, 2015. STAFF COMMENTS: Site Plan Review Summary No. 3 dated August 25, 2015 is attached. Case No. Attachment A ZA15-078 Page 2 Case No. Attachment B ZA15-078 Page 1 Plans and Support Information Approved Concept Plan (ZA06-088) Approved Carports limited to 25 spaces (Phase I only) and will be made of a trellis design with no plywood decking, the roof design shall be a low pitch shed roof, and the maximum number of parking spaces under a carport shall be 10 spaces. Carports not approved in Phase 2. Case No. Attachment C ZA15-078 Page 1 Approved Site Plan (ZA06-089) Approved Carports limited to 25 spaces (Phase I only) and will be made of a trellis design with no plywood decking, the roof design shall be a low pitch shed roof, and the maximum number of parking spaces under a carport shall be 10 spaces. Carports not approved in Phase 2. Case No. Attachment C ZA15-078 Page 2 Approved Building Elevations (Typ.) (ZA07-014) Case No. Attachment C ZA15-078 Page 3 Proposed Narrative Applicant’s submitted narrative: The Site Plan is designed to accommodate up to 45% medical office uses and the balance to be professional office uses. We will market the buildings for either lease or sale and it is anticipated the tenants/purchasers will be mostly from decision makers living in and around the Southlake area. We also anticipate some of the purchasers to be tenants currently leasing buildings in the immediate Southlake area. The infrastructure will be completed in phase one and will construct the buildings in phases based on the demand. The projected build out of the entire project is 24 months. We are requesting a parking variance for a 5% reduction of required parking spaces in an effort to save as many trees as possible. Case No. Attachment C ZA15-078 Page 4 Proposed Site Plan Phase 2 (ZA15-078) Bldg. 1 Bldg. 2 Bldg. 4 Bldg. 3 Bldg. 8 Bldg. 7 Case No. Attachment C ZA15-078 Page 4 Proposed Building Elevations Buildings #1and #2 Case No. Attachment C ZA15-078 Page 5 Building Elevations #3 and #8 Case No. Attachment C ZA15-078 Page 6 Building Elevations #3 and #8 Case No. Attachment C ZA15-078 Page 7 Building Elevations #4 Case No. Attachment C ZA15-078 Page 8 Building Elevations #7 Case No. Attachment C ZA15-078 Page 9 Case No. Attachment C ZA15-078 Page 10 Case No. Attachment C ZA15-078 Page 11 Rendered Landscape Plan Case No. Attachment C ZA15-078 Page 12 Landscape Plan Case No. Attachment C ZA15-078 Page 13 Tree Survey Case No. Attachment C ZA15-078 Page 14 Tree Preservation Case No. Attachment C ZA15-078 Page 15 Site Photographs View northwest from southwest corner of Miron Drive at south access road View northwest from south access road View west from Miron Drive Case No. Attachment C ZA15-078 Page 16 Site Photographs View northeast from interior east drive View east from existing west parking lot and drive Case No. Attachment C ZA15-078 Page 17 SPIN MEETING REPORT SPIN Item Number: SPIN2015-24 Planning Case Number: ZA15-078 Project Name: Miron Grove SPIN Neighborhood: SPIN # 8 Meeting Date: August 11, 2015 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: Twenty-two (22) Host: Sherry Berman, Community Engagement Committee Applicant(s) Presenting: Martin Schelling, Conifer Real Estate City Staff Present: Lorrie Fletcher, Planner I City Staff Contact: Patty Moos, Planner I – 817.748.8269 or pmoos@ci.southlake.tx.us Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on “Learn More” under Video On Demand; forums are listed under SPIN by meeting date. FORUM SUMMARY Property Situation:  300 Miron Drive Development Details:  Miron Grove Business Park was first established in 1992; the S-P-2 with O-1 zoning and site plan for Phase I was approved in 2006.  The proposed site plan for Phase II is consistent with the previously approved concept plan and consists of professional and medical offices.  Phase II consists of six (6) office buildings totaling approximately 23,728 square feet on 2.7 acres. Case No. Attachment D ZA15-078 Page 1  Phase II will be consistent in the architecture style and landscaping as in Phase I.  The request is scheduled to be heard by the Planning & Zoning Commission on August 20, 2015 and City Council September 1, 2015. Exhibits presented at SPIN: Case No. Attachment D ZA15-078 Page 2 QUESTIONS / CONCERNS:  No one came forward to speak. Meeting adjourned 6:09 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 D ZA15-078 Page 3 SITE PLAN REVIEW SUMMARY ZA15-078Three8/25/2015 Case No.: Review No.: Date of Review: Project Name: Site Plan for Miron Grove Office Park APPLICANT: Conifer Real Estate OWNER: RCC Miron Office, Ltd. Martin Schelling Tim Coltart 260 Miron Drive 909 Lake Carolyn Parkway Southlake, TX 76092 Phone: (817) 475-3335 Phone: 469-553-4100 Email: martin@coniferre.com Email: tim@realtycapital.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/24/2015 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us Informational Comments  Staff recommends a colored illustrative site plan and colored elevations be provided that includes landscaping, pavement treatments, retaining walls, sidewalks and buildings. Please see the examples at the end of this review. Staff believes this will add much value to the application.  Masonry required for any building in the Corridor Overlay Zone is as follows: a. Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. b. The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP).  A material sample board may more clearly represent the materials being used on the building being proposed. This may be useful during the Planning & Zoning Commission meeting and City Council meetings.  In the Corridor Overlay Zones Section 43.9 Development Regulations; General Development Standards, the building will need to comply with this section including the mechanical equipment screening. Please provide a comment for the Case No. Attachment E ZA15-078 Page 1 : location of the mechanical equipment a. Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from SH 114, Carroll Avenue between SH 114 and FM 1709, FM 1709, and FM 1938 and any adjacent public ROW. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. b. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visiblefrom adjacent public ROW. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: * The proposed Site Plan and Tree Conservation Plan are the same configuration as the previously approved Site Plan and Tree Conservation Plan and are not required to comply with the existing tree cover preservation requirements. As required with the previously approved Site Plan, the applicant is preserving the stand of trees along the east portion of the property adjacent to Miron Drive. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: 1. Unless there is a light pole located within a parking landscape island, the island is required to contain at least one (1) canopy tree along with the required shrubs, groundcover, ornamental grasses, seasonal color, or a combination of these plant materials. Show the location of the light pole in the landscape island if two accent trees are proposed to be planted. 2. All canopy trees are required to be at least 50% 2” caliper, 50% 4” caliper. * Indicates informational comment. # Indicates required items comment. Case No. Attachment E ZA15-078 Page 2 Public Works Review Om Gharty Chhetri, P.E., CFM Civil Engineer Phone: (817) 748-8089 E-mail: ochhetri@ci.southlake.tx.us GENERAL COMMENTS: This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. Show any proposed sidewalks on the plans. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 EASEMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’ minimum and located on one lot – not centered on the property line. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. 2. Detention basin shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. * Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. WATER AND SANITARY SEWER COMMENTS: 1. Clearly label all public and private lines. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for non-sprinkled buildings or 600’ for sprinkled buildings. * Water lines cannot cross property lines without being in an easement or right of way. Case No. Attachment E ZA15-078 Page 3 * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. GRADING AND DRAINAGE COMMENTS: 1. The FF elevation difference between building #4 and #3 is 10 feet. Verify the grading of the parking lot with handicap accessibility can be accommodated. 2. Differences between pre- and post- development runoff shall be captured in detention pond(s). Proposed detention ponds shall control the discharge of the 2, 10 and 100- year storm events. Detention may be required with any new proposed building construction. Describe how increased runoff from site is being detained. Access easements are needed for maintenance of detention ponds. 3. Submit preliminary drainage area map and preliminary calculations for the proposed improvement. Provide preliminary size and details of the underground detention. Provide outfall calculation. 4. Verify size, shape, and/or location of the detention pond (as depicted on the site development plan). Any changes to size, shape, and/or location of the proposed pond(s) may require a revision to the concept/site/development plan and may need to be approved by the Planning and Zoning Commission and the City Council. 5. Clearly label all private and public storm lines. 6. Show the water surface elevation limits for 1, 10 and 100 yr storm events for the pond. 7. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm sewer: 30” RCP and under - 15’ easement 42” – 54” RCP - 20’ easement 60” – 66” RCP - 25’ easement 72” – 102” RCP - 30’ easement Over 102” RCP – 3.5 times diameter * Calculations will be required to verify capacity of proposed curb inlets. * Property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning construction. * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days Case No. Attachment E ZA15-078 Page 4 for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-construction, construction and post-construction erosion control measures. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments. Community Services Review Peter Kao Construction Manager 817-748-8607 E-mail : pkao@ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Case No. Attachment E ZA15-078 Page 5 If not already provided, non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every fifty (50) non-residential gross acres of development. If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in the amount of $2400 per gross acre x 2.683 acres= $6439.20 will be required. Fees will be collected with the approved developer’s agreement or prior to any permit being issued. Pathway Comments: Provide pedestrian access plan. Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian access from each building to Trail System or sidewalk connections and between buildings. Should provide 4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility requirements. Does not show any sidewalks along Miron Drive or along common access streets or connections to existing pathways. Other informational comments? General Informational Comments * No review of proposed signs is intended with this site plan, including monument signs. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP) * Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from any rights-of-way as defined in Section 43.19.d. This shall include equipment on the roof, on the ground or otherwise Case No. Attachment E ZA15-078 Page 6 attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visible from ROW as defined in Section 43.19.d.. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. Denotes Informational Comment * Case No. Attachment E ZA15-078 Page 7 Surrounding Property Owners Miron Grove Office Park SPO # Owner Zoning Address Acreage Response SP1 1.10 1. Pky Group Llc 1621 E Southlake Blvd NR SP2 1.02 2. Bruton, Paul R & Doreen 1615 E Southlake Blvd NR SP1 1.44 3. Jefflyn Properties Vi Ltd 1575 E Southlake Blvd NR B1 0.63 4. Malik, Nalia & Shezad 175 Miron Dr NR B1 0.70 5. Wetrich Realty Lp 325 Miron Dr NR SP1 1.00 6. Rocky Mountain Holdings Llc 345 Miron Dr NR B1 0.74 7. March Investments Lp 365 Miron Dr NR CS 1.57 8. Southlake, City Of 320 Miron Dr NR SP2 4.29 9. Cambridge 114 Inc 1565 E Southlake Blvd NR SP2 2.72 10. Rcc Miron Office Ltd 300 Miron Dr NR B1 0.98 11. Dallas Smsa Tower Holdings Lp 340 Miron Dr NR SP2 0.08 12. Tesoriero Holdings Llc 260 Miron Dr NR SP2 0.08 13. D2S2M Llc 270 Miron Dr NR SP2 0.08 14. Bearfoot Investments Llc 300 Miron Dr NR SP2 0.13 15. Miron Grove Llc 290 Miron Dr NR SP2 1.57 16. Rcc Miron Office Ltd 300 Miron Dr NR SP2 0.11 17. Thorn Properties Llc 280 Miron Dr NR C2 0.54 18. Arianna Shabahang Llc 1695 E Southlake Blvd NR B1 0.52 19. Krause, Michael S Etux Rejana 205 Miron Dr NR B1 0.77 20. Candy Beara Llc 305 Miron Dr NR SP2 5.08 21. Cambridge 114 Inc 1545 E Southlake Blvd NR SP2 3.06 22. Cambridge 114 Inc 1555 E Southlake Blvd NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-two (22) Responses: None Case No. Attachment F ZA15-078 Page 1 Surrounding Property Owners Responses No Responses Case No. Attachment G ZA15-078 Page 1