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Item 6D 13 CITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT November 23, 2015 CASE NO: ZA15-121 PROJECT: Site Plan for Lot 2, Block 1, Morrison Office Park EXECUTIVE SUMMARY: On behalf of Sandlin Properties, M.J. Wright & Associates, Inc. is requesting approval of a site plan on property described Lot 2, Block 1, Morrison Office Park, City of Southlake, Tarrant County, Texas and located at 300 Morrison Park Drive, Southlake, Texas on .62 acres. Current Zoning: "S-P-2" Generalized Site Plan District. SPIN Neighborhood #4. DETAILS: The applicant is requesting approval of a site plan to allow the construction of a 5,499 square foot one-story office building on Lot 2 of the Morrison Office Park development. The proposed building elevations are consistent with the existing building elevations on Lots 3 and 5 currently existing on Morrison Park Drive. The zoning change and concept plan for the development was originally approved under planning case ZA06-031 (Ord. 480-491) approving a change of zoning from "AG" Agricultural District to "S-P-2" Generalized Site Plan District with "0-1" Office District uses to include limited "C-3" General Commercial District uses (for Lot 7) for the development of approximately 43,380 square feet for general office uses. The "S-P-2" zoning has been amended under cases ZA08-093 (Ord. 480-491 a) and ZA14-110 (Ord. 480-491 b). A copy of the overall concept plan (Attachment C, page 1), the approved site plan in ZA06- 166 (Attachment C, page 2), the approved conceptual drawings for the building elevations for Lot 2-7 in ZA06-166 (Attachment C, page 3), the approved landscape plan (Attachment C, page 4) and the approved tree survey (Attachment C, page 5) have also been included in Attachment `C' of this staff report. The cul-de-sac street, driveways, parking areas and City utilities are existing and in conformance with the originally approved plans. Approved Variances: The following variances were previously approved under city cases ZA06-031, ZA08-093 and ZA14-110. The infrastructure was built per the approved concept plan. 1. The 7-lot subdivision site currently has one (1) shared access drive for direct access to Lot 1; a cul-de-sac street for direct access to Lots 2-7; and, all of the previously approved parking constructed. The proposed site plan does not alter the existing access drive. Driveway Ordinance 634, as amended, requires a stacking depth of 75 feet at this location. The site plan proposed shows a stacking depth for the westernmost Case No. ZA15-121 driveway of approximately 13.3 feet and the interior stacking depths for the easternmost public street at approximately 12.5 feet. 2. Subdivision Ordinance 483, as amended, requires a street width of sixty (60) feet. The site plan shows an existing public street width of approximately forty (40) feet. 3. Landscape Ordinance 544, as amended, requires interior landscaping to be determined by the amount of square footage of each building on a particular lot. The applicant requested that the interior landscape requirements to be equally distributed throughout the development. Site Data Summary Chart Proposed Site Plan Lot 2 Existing Zoning "S-P-2"Generalized Site Plan with "0-1" Office Uses Commercial Land Use Designation Office Commercial Gross Acreage .62 Number of Proposed Lots 1 Area of Open Space(acres) .17 Percentage of Open Space 27% (15%min.) Area of Impervious Coverage 57% (85% max) Proposed Building Area(sf) 5,499 sf Number of Stories 1 Maximum Building Height(ft.) 30'-8" Required Parking 18 Provided Parking 27 ACTION NEEDED: 1) Conduct a public hearing; 2) Consider Site Plan approval. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) Site Plan Review Summary No. 2, dated November 13, 2015 (E) Surrounding Property Owners Map (F) Responses (G) Full sized plans STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. ZA15-121 BACKGROUND INFORMATION OWNER: Sandlin Properties APPLICANT: M.J. Wright & Associates, Inc. PROPERTY SITUATION: 300 Morrison Park Drive. LEGAL DESCRIPTION: Lots 2, Block 1, Morrison Office Park LAND USE CATEGORY: Office Commercial CURRENT ZONING: S-P-2 — Generalized Site Plan District HISTORY: August 1, 2006; City Council approved a zoning change and concept plan from "AG" Agricultural District to "S-P-2" Generalized Site Plan District with "0-1" Office District uses to include limited "C-3" General Commercial District uses (for Lot 7) for the development of approximately 43,380 square feet for general office uses with approximately 10,000 square feet of that square footage potentially used as a product showroom for retail sales. (ZA06-031/480-491) August 1, 2006; City Council approved a site plan for the development of a law office building of approximately 5,600 square feet on Lot 1. (ZA06-032) October 17, 2006; City Council approved, a preliminary plat for Morrison Office Park. (ZA06-134) October 19, 2006; City Council approved a final plat for Morrison Office Park. (ZA06-154) January 2, 2007; City Council approved a site plan for Lots 2-7, Morrison Office Park. (ZA06-166) May 1, 2007; City Council approved a revised site plan for Lot 1, Morrison Office Park. (ZA06-179) May 1, 2007; City Council approved a specific use permit for carports (6 spaces) on Lot 1, Morrison Office Park; subject to the applicant's agreement to fill in the portion of the parking structure arch that faces State Highway 114 with a feature that is architecturally compatible with the main building. (ZA06-178) November 18, 2008; City Council approved a zoning change and site plan to modify the existing "S-P-2" Generalized Site Plan District zoning to change the front yard setback for proposed Lot 7 and to change the maximum permitted impervious coverage for the development. Both changes were necessitated by the Texas Department of Transportation requiring a right turn deceleration lane and additional right-of-way dedication on SH 114 at the entrance of Morrison Park Drive (ZA08- 093). Case No. Attachment A ZA15-121 Page 1 November 18, 2014; City Council approved a zoning change and site plan subject to the staff report dated November 12, 2014, accepting the number of reduced covered parking spaces from eight to six and the relocation of the carport; accepting the new elevations and colored renderings as presented this evening; and, approving all previously approved variances for Lot 1 (ZA14-110). CITIZEN INPUT: A SPIN meeting has not been scheduled for this case. SOUTHLAKE 2030: Pathways Master Plan There is an existing eight (8) foot wide sidewalk along the SH114 frontage road. TREE PRESERVATION: The proposed tree conservation complies with the previous development approved tree conservation plan which shows that no existing trees on Lot 2. UTILITIES: Water An 8-inch water line exists along the north side of the E. State Highway 114 frontage road and 6-inch water lines are available for each lot within the development. Sewer An 8-inch sanitary sewer line exists at the northwest corner of the proposed office development. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends State Highway 114 to have between 300 and 500 feet of right-of-way. Adequate right-of-way exists for this roadway. Existing Area Road Network and Conditions The Morrison Office Park development currently has an existing driveway on E. State Highway 114 frontage road that is shared with the Next Century Dental office to the west. The development also has constructed a street that intersects with the E. State Highway 114 frontage road. The applicant was previously granted approval of a variance for the street to have a right-of-way width of 40 feet with 10-foot utility easements on either side in lieu of the standard right-of-way width of 60 feet for commercial streets. E. State Highway 114 is currently a 6- lane, restricted access thoroughfare with 3-lane frontage roads on either side. (betweenSH 114 (Frontage Road) (006W) • from FIVI 1709) . Kimball 24hr West Bound (14,801) AM Peak AM (1,000)8:45 AM-9:45 PM PM Peak PM (1,393)6:30—7:30 PM *Based on the 2015 City of Southlake Trak Count Report Case No. Attachment A ZA15-121 Page 2 Traffic Impact OUT OUT Office Park(750) 5,499 1 277 1 10 2 2 8 * Vehicle Trips Per Day *AM-In,AM-Out,PM-In and PM-Out are peak hour generators on a weekday *Based on the ITE: Trip Generation Manual, 7th Edition PLANNING AND ZONING COMMISSION: November 19, 2015; Approved (7-0) subject to the Staff Report dated November 13, 2015 and Site Plan Review Summary No. 2, dated November 13, 2015. STAFF COMMENTS: The Staff Review Summary is included as Attachment `D'. This site is subject to all previous conditions of approved Ordinance No. 480-491 b unless otherwise specifically approved by the City Council. IISLKSV105TTHLocallcommunity DevelopmentMEMO12015 Cases021-SP-Morrison Office Park Lot OStaff Report Case No. Attachment A ZA15-121 Page 3 Vicinity Map Morrison Office Park Lot ------------------------------------ 330 O ❑1 cep 2804 . 2724 dU E. SH'11 4 2501 t CD .. ..* Site Plan 0 200 400 800 ,Feet r Case No. Attachment B ZA15-121 Page 1 Approved Concept Plan (ZA08-093) JNIII3�NIJN� NV'IJ3.LISco I SUMF Nava aafaao Nos�aaowa �9 W � 8 IX ffi x $. o MH ' H El El El ED w a il`t c yj!( � All � 6 1� U'iN] ���• Ba41Y �539a:.a � ! a��l LM a _ ;i6gf :, Bi S g. .a �tEf9E �I II ,g.� f yi g BBim_. AMR. -A—1,ARM } L g f r s ? fe•.igg !a iia i fl f 9 d ice, p4 , g i ! ja34E�\ !1i YIIB a`99a� ©4GAi36 4s � I I Ij f i•i f i;! f€I,I r Irjf f14 i, 14 11 jam; � ; I I� � 1 Jill YL ffE' - } f3 1.3 i=iye 0 al Ea;ii 4f; j:aiaRk !li jl+ik jj@3 IL LIP Li Case No. Attachment C ZA15-121 Page 1 Approved Site Plan (ZA06-166) NIUAINIDN9 mvld� is pv SILITUP -------- cNava aafaio ffosBaaow� ILI— k- WAS j M= 71 ------------------ ---------- IL I 11 mob I �Mjgj- j --2, owl m t lit 11' la 11:21, j $1, ]IN ut Olt ILL 1:11111 211J 11 Case No. Attachment C ZA1 50 21 Page 2 • - • •r rl •1 1 REM.M. • � 1 . . . ILA `l lot. 4i i' I wee- 1�` � �-a _ i �_ # �i►I//�i1%1�i 'gym , B J. Approved Landscape and Lighting Plan (ZA06-031) P I a 4s as #� s Olt, �_l�° 3� ° I se's �- l�p�e�y° � w��y � N1,�sn — ------ -------- — r� G - � Q LU 'E l V §_--- 4 �D - _m ice_ zjol, T,, ODA E-4 --_� jq dtI ase I ry I . -g.-_ a•n aai d ue. F.-_J�sa vrirt�rxr YYJJ I 7, Case No. Attachment C ZA15-121 Page 4 Approved Tree Survey (ZA06-031) a oo�a 1 k z dH. Bpyyp yyBfpy 9(i8, I � {O_,. YC W ss1 _- U U .iD --- -- -- ---- - — ---- ^--- ------------------ 7 ---- ---- --- O r a -I r ��f 1 4 qT- o izj oil H as x m ✓1 g - R FRI 7\ f --' Y Case No. Attachment C ZA15-121 Page 5 Approved Site Plan Building Elevations Lot 1 (ZA14-110) r` V 14 . Case No. Attachment C ZA15-121 Page 6 Proposed Site Plan - Lot 2 w+ac'ewr�uroa fill as�w'�t�owrn+ow if d b as.qt va,a� �auauaco�rs'auratl twaala ans iw][7eTW�l rc wAR� 1 r p 4[ S N . W i V t -- $6 L• lg S �3- ItTIM L U ' i !1 RI III f# Q i� S:� j�g�#tff I'!1i�l $4! a � . f ��6e�lf " � S� g�9 � � $° i •i '1i��f1'F�;�� 5 i � t16 � I_ •: Q � r IM --------------------------- AI ME". 0 J e; i yy. pgpg i, �Eki fir € � e►• Case No. Attachment C ZA15-121 Page 7 Enlarged Site Plan Lot 2 ------------ k ___ t 4....� .............._.._ u� r.a i � Lar'i - _ - -c;R.1PEvIIJ� ___________________ .. ��:� ............ _--Blas_ �k .__• _ �P�IfiuL.'ll.F. L - - 6LGr-1{ ._-__-.._._-__ ��_� _-_____..._ MOp�BLH OFFICE.PAfd{ ..__ aGUIMLAKE,TARRMrt GGVI Case No. Attachment C ZA15-121 Page 8 �.! 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I Cp 40 I I o . .17IL Ap X (LU- 1,61 � I I LU I IZW � Ism � CIA r ___________� -- -- I I I i L——————————————— Case No. Attachment C ZA15-121 Page 11 Proposed Landscape Rendered Plan OSvxM,gxvlwlOS Nil ,s�> ° v 4 tsar rsF.e�a7e�9 s� MVd 301330 NOSIHHOW o ° o o w m Q Q a Q m O O m �---T—3T i T 9 I \ o 1 0 m d� 9� 0 � V i U 6N _ d g 8'v Case No. Attachment C ZA15-121 Page 12 Current S-P-2 Zoning Regulations for Morrison Office Park Permitted Uses: This property shall be limited to the permitted uses as found in the "0-1" Office District as described in Section 18 of the Comprehensive Zoning Ordinance NO. 480, as amended, with the following "C-3" use also being permitted for Lot 7: • Restricting the C-3 General Commercial uses to plumbing fixture showroom and related furnishings only. • Lot 1 will be allowed covered parking as shown on the site plan and elevation that meets the requirements of Section 45.11 with exception to parking space being 9'x18' if the structure has no walls. Development Regulations: This property shall be subject to the development regulations for the "0-1" Office District, and all other applicable regulations with the following exceptions: • Along the proposed street (Morrison Park Drive), the front building setbacks shall be at least 10-feet. • The building setback for Lot 7 along SH 114 shall be at least 35-feet. • Bufferyards along the interior lot lines shall not be required. • The west portion of the Lot 1 Front Bufferyard may be encroached by the common access drive to the extent that the required total of the buffer area is maintained. • The maximum impervious coverage shall not exceed 58-percent of the total lot area; however, individual lots may not exceed 85-percent. • Parking agreements shall be in place prior to permitting to satisfy the combined parking requirements of the development; • Lot 7 shall have a parking ratio of 1 parking space per 300 square foot of floor space; • The architectural style of each building within the development shall respect the elevations provided and conveyed with the Conceptual Site Plan; • The north boundary fencing to be maintained as a 6-foot iron fence; • A total of 3 trash receptacles to be permitted for the development; the Lot 2 trash receptacle shall be located within the front yard of SH 114. Minimal landscape material will be necessary to completely screen the trash receptacle from SH 114. Combined with the remaining two trash receptacles, the shared use of each receptacle shall be equally distributed within the development; • The development shall comply with the following: a. No loading dock; b. Save trees per exhibit presented; c. Require boring to protect trees; d. Increase detaining pond capacity; • Allow the elevations for the dumpster and retaining wall as presented; • An 8-foot masonry wall shall be provided along the residential lots up to the common area; Case No. Attachment C ZA15-121 Page 13 • A Superior Concrete Fence shall be provided along the neighbors' houses as approved and will be maintained at the applicant's cost; • A utility stub-out to the north property shall be provided; • Development shall be subject to the approved lighting plan; • Development shall be subject to staff review of utility considerations; • And, development shall be subject to the building materials (roof tile, shutters, wrought iron) as described in the architectural plans and conveyed in the concept plan; • On Lot 1, reduced covered parking spaces from eight to six and relocation of the carport from the east side of the building to the west side of the building and the building materials will match the main building materials; • On Lot 1, increase in building floor area from approximately 5,800 square feet to approximately 6,370 square feet; • On Lot 1, noting that the new elevations and colored renderings could have a slight elevation deviance in height from what was originally approved, but that they materially comply with the intent of the architectural elements of the 2008 approval; Development Variances Subdivision Ordinance: • Lot frontage will be accomplished with the dedication of a 36' f/f public road within a 40' right-of-way. A 10-foot utility easement will border the perimeter of the dedicated right-of-way. No public utilities are proposed to follow the alignment of the road. Driveway Ordinance: • The required parking of the development dictates a driveway stacking depth of 75' to the SH 114 right-of-way. The primary entrance of the development as a dedicated public street will comply with the requirement. The secondary entrance is constructed to the west of the development. Although the proposed stacking depth to the frontage road is 75-feet, the requested stacking depth to the SH 114 right-of-way minimum of 13 feet. • The dedicated public street serves this development only. Therefore the interior stacking depths to this public street are requested to be a minimum of 12.5-feet. Landscape Ordinance: • As may be necessary, interior landscape requirements are requested to be equally distributed throughout the development. Case No. Attachment C ZA15-121 Page 14 Site Photographs 1�1 3' View north to Lot 2 from E. SH114 access road k. - �.v y_Yi l.6tirs View northwest to Lot 2 from E. SH114 access road Case No. Attachment C ZA15-121 Page 15 SITE PLAN REVIEW SUMMARY Case No.: ZA15-121 Review No.: Two Date of Review: 11/13/15 Project Name: Site Plan — Morrison Office Park, Lot 2 APPLICANT: MJ Wright and Associates, Inc. OWNER: Sandlin Properties Michael J. Wright Scott Sandlin 8233 Mid-Cities Blvd. Ste. A 5137 Davis Boulevard N. Richland Hills, TX 76182 N. Richland Hills, TX 76180 Phone: 8177-268-5555 Phone: 817-281-3509 Email: mjw@mjwright.com Email: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/2/15 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 1. Show the required bracket lights on the rendered building elevations. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill-over. 2. All development must comply with the underlying zoning district regulations. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: No protected trees are on Lot 2. LANDSCAPE COMMENTS: 1. In the Bufferyards Summary Chart the North and South Bufferyards are incorrect. The North Bufferyard is a 5' — A, and the South Bufferyard is a 25' — 1. Revise the Site Plan and Landscape Plan appropriately. 2. In the Interior Landscape Summary Chart on the Site Plan the "Required" interior landscape Case No. Attachment E ZA15-121 Page 1 area is incorrect. Based on 50% of the building footprint the required interior landscape area is 2,750 square feet, not 3,150 square feet. Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Om Chherti, P.E. Civil Engineer Phone: (817) 748-8089 E-mail: ochhertia-ci.southlake.tx.us No Comments. Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire apparatus access needs to be an all-weather surface, asphalt or concrete, a minimum of 24 feet wide with 6 inch red striping that contains 4 inch white lettering that states "FIRE LANE NO PARKING" every 25 feet, and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec. 503.2.4) It appears that loading zones have been designated in fire lanes on the property. (Relocate loading zones to areas that are not required for fire lane access) General Informational Comments No review of proposed signs is intended with this site plan. 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. Case No. Attachment E ZA15-121 Page 2 It appears that this property lies within the 65 or 75 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a is required on proposed buildings. Stucco used for compliance with the Masonry Ordinance must be cement stucco applied in a three step process as described in the Corridor Overlay and Masonry Ordinance. Synthetic stucco is considered a masonry material. 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. Denotes Informational Comment Case No. Attachment E ZA15-121 Page 3 Surrounding Property Owners Lots 2, Block 1, Morrison Office Park a w w 330 ry O w 2600 P720 O� J� 2601 2 5'H 114 2gp� Owner Property Address Zoning Acreage Response Q Z 2821 1. SAM 114-KIMBALL COMMERCIAL LLC 315 MORRISON PARK DR SP2 0.40 NR 2. SAM 114-KIMBALL COMMERCIAL LLC 305 MORRISON PARK DR SP2 1.65 NR 3. SAM 114-KIMBALL COMMERCIAL LLC 300 MORRISON PARK DR SP2 0.62 F 4. SAM 114-KIMBALL COMMERCIAL LLC 330 MORRISON PARK DR SP2 0.46 NR 5. SAM 114 TWO LLC 325 MORRISON PARK DR SP2 0.51 F 6. BONOLA FAMILY LTD PRTNSHP 2600 E STATE 114 HWY C3 1.25 NR 7. SAM 114 TWO LLC 2720 E STATE 114 HWY SP2 1.52 NR 8. SAM 114 TWO LLC 320 MORRISON PARK DR SP2 0.52 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Letters Sent: Eight (8) Responses Received: In Favor: 2 No Response: 6 Case No. Attachment E ZA15-121 Page 4 Responses 11/11/2015 WED 11150 FAX rQfl53lQUa wotifidation Response Form ,.0 ZA15-121 Meeting Date:November 19,2015 at 5:30 PM SAM 114 TWO LLC 5137 DAVIS BLVD NORTH RICHLAND HILLS, TX 78180 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s)of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your posltl'on: Signature: Date: IbLk Z) Additional Signature: bate: Printed Name(s): tL�?�he property oumei(s)Ktme name(s)arra punted at top. OthenNise contact the Planning Department. One form per property. Phone Number (optional): -- Case No. Attachment F ZA15-121 Page 1 11/11/2015 WED 11e50 FAX �p¢a/pqa Notificatidn Response Form ZA1 5-121 Meeting Date: November 19,2015 at 8:30 PM SAM 114-KIMBALL COMMERCIAL LLC 5137 DAVIS BLV[ NORTH RICHLAND HILLS, TX 76180 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s)of the property so noted above, are hereby In favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position. Signature: Date: Additional Signature: Date: Printed Name(s): Must be property owner(s)whose narne(sj are printed at top. Otherwise contact the Planning Depadmenl. One form per property. Phone Number (optional): Case No. Attachment F ZA15-121 Page 2