Item 6B
Site Plan for Kimball Highland
ZA15-092
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Owner: Kimball Lakes, LLC
Applicant: Prime Advantage Enterprises, Inc.
Request: Approval of a Site Plan for Kimball Highland to develop four (4) approximately 5,900 square foot single-story
office buildings on approximately 3.2 acres.
Location: 1200 N. Kimball Ave.
ZA15-092
On behalf of Kimball Lakes LLC, Prime Advantage Enterprises, Inc. is requesting approval of a Site Plan for Kimball Highland office development. The proposal is for four (4) approximately
5,900 square foot single-story office buildings on approximately 3.2 acres.
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The current land use is medium density
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The current zoning is B-1.
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Aerial View
Highland St.
Kimball Ave.
This is an aerial of the site.
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Site Plan approved April 17, 2007
ZA06-187
April 17, 2007; City Council approved a site plan for a new 12,675 sf building and parking area to be used for aircraft instrument repair under Case ZA06-187 (never constructed)
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Rendering approved April 17, 2007
ZA06-187
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Site Plan Shown at P&Z meeting October 22, 2015
North
Existing Oncor Transmission tower and AT&T equipment compound
Phase Two
60’ power line easement
2 Driveway Ord. variances
requested (stacking and access)
Zoning Ordinance variance
requested (fencing)
This was the site plan that the PZ Commission reviewed and provided a recommendation to City Council. This site plan had three variances associated with the proposed layout. The first
variance was for drive access onto Highland. The driveway ordinance No. 634 prohibits a commercial drive on a collector street unless the lot has no other public access. Highland is
identified as a collector street on the City’s MTP. There was also a driveway stacking variance associated with the plan (removed with the revision.). Finally there was a variance
to ZO section 39.6 which requires where a non-residential use abuts a residentially zoned lot or a tract or lot having an occupied residential dwelling, solid 8’ fence must be installed.
The property to the north is owned the applicant. A rental home currently exists on the property. The property is currently zoned B-1. The applicant has indicated that eventually
the property will be redeveloped to a single story office use.
There is an existing Oncor transmission tower on site that AT&T utilizes for cell service antennas under an approved
Specific Use Permit that was granted in 2013. The transmission tower is located within a 60 foot power line easement that runs through the property. The parking for this development
is proposed to be constructed on the west side of the property and within the power line easement. The buildings are proposed to be constructed on the east side along Kimball Avenue
at the 30 foot building setback line.
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Preferred Base Plan for Kimball Highland
North
Existing Oncor Transmission tower and AT&T equipment compound
Phase Two
60’ power line easement
Phase Two
Increased stacking depth to 76 feet
Based on comments received at the PZ Commission meeting and SPIN meeting the applicant revised the site plan and has prepared two options for the City Council to consider. This is the
prefered base plan which eliminates the driveway stacking variance. (other 2 variances still are needed). This option show a full access opening onto Highland.
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Optional Site Plan for Kimball Highland
North
Access on Highland Street shown as right-in and left-out
Reconfigured overall parking and reduced by one space
This is the optional plan that shows a right-in and left out onto highland.
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Side by Side Comparison
North
Optional Site Plan
Preferred Site Plan
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TIA Data – Base Plan
Base option: Assumes full driveway access along N Kimball Avenue at Tumbleweed Trail (driveway #1) and full driveway access along E Highland Street (driveway #2) with all allowable movements
permitted
Highland St.
Kimball Ave.
Tumbleweed Tr.
#1
#2
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TIA Data – Option 1
Option 1: Assumes full driveway access along N Kimball Avenue at Tumbleweed Trail (driveway #1) and no driveway access along E Highland Street. Having only one driveway to serve the
site development may pose potential site circulation concerns especially during emergency vehicle access operations.
Highland St.
Kimball Ave.
Tumbleweed Tr.
#1
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TIA Data – Option 2
Option 2: Assumes full driveway access along N Kimball Avenue at Tumbleweed Trail (driveway #1) and a limited right-in, right-out driveway along N Kimball Avenue (driveway #3). The location
of the second driveway along N Kimball Avenue may create potential traffic safety concerns at it would be located offset from an existing median opening that serves the intersection
of N Kimball Avenue and Cripple Creek Trail.
Highland St.
Kimball Ave.
Tumbleweed Tr.
#1
#3
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TIA Data – Option 3
Option 3: Assumes full driveway access along N Kimball Avenue at Tumbleweed Trail (driveway #1) and a limited right-in, left-out driveway along E Highland Street (driveway #2).
Highland St.
Kimball Ave.
Tumbleweed Tr.
#1
#2
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Requested Variances
Allow a driveway on Highland St. (collector)
8’ solid fence required along north property line
8’ Wood fence w/ stone columns
No fence provided
Driveway Ordinance No. 634 prohibits a commercial driveway on a collector street unless the lot has no other public access. The applicant is requesting a variance to allow access from
Highland St. and Kimball Ave.
The lot to the north is zoned B-1 Business Service Park District, however, there is an occupied residence currently on the property. Zoning Ordinance
No. 480, as amended, Section 39.6(a) requires where a non-residential use abuts a residentially zoned lot or tract or lot having an occupied residential dwelling, a solid fence meeting
the material standards of Section 39.2(b) shall be erected along the side and rear property lines abutting said residential lot or dwelling to a height of eight (8) feet. The applicant
is requesting relief for fence that is required along the northern property.
* Required parking is 121 spaces… provided is 133
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Building 101 – West Elevation Comparison
Brick Veneer
Stone Veneer
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Building 101 – North Elevation Comparison
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Building 101 – East Elevation Comparison
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Building 101 – South Elevation Comparison
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Building 102 – West Elevation Comparison
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Building 102 – North Elevation Comparison
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Building 102 – East Elevation Comparison
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Building 102 – South Elevation Comparison
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Buildings 100 and 103 – West Elevation Comparison
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Buildings 100 and 103 – North Elevation Comparison
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Buildings 100 and 103 – East Elevation/Dumpster Comparison
= Dumpster Locations
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Buildings 100 and 103 – South Elevation Comparison
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Tree Conservation Plan
The preservation of the existing tree cover complies with the Existing Tree Cover Preservation regulations of the Tree Preservation Ordinance. There is approximately 4.9% of existing
tree cover on the site and 70% of that tree cover is required to be preserved. 30% of the tree cover is proposed to be removed and 70% is proposed to be preserved.
The trees proposed
to be preserved along the northwest corner of the property are volunteer trees that have grown along the fence line of the property. The most dominant tree is Eastern Red Cedar with
a mix of an Oak, Elm, and a Pecan
* The only change from the plan shown at P&Z is the access onto Highland and slight parking configuration
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Landscape Plan
In addition to the existing eastern red cedar, oak, elm and pecan trees, the applicant proposes to plant bald cypress, red maple and cedar elm canopy trees. Shantung Maple, Redbud, vitex,
yaupon holly and eastern red cedar accent trees, as well as shrubs, groundcover and seasonal color plantings.
* The only change from the plan shown at P&Z is the access onto Highland
and slight parking configuration
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TRAFFIC ANALYSIS
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October 22, 2015; Approved (5-0) subject to the Staff Report dated October 16, 2015 and the Site Plan Review Summary No. 2, dated October 14, 2016 specifically approving the variances
requested for driveway on Highland Street, the stacking depth and the fence on the north side; noting the applicant's willingness to evaluate adding parking lot tree islands, to take
out a few spaces on the south end that would alleviate the stacking depth issue and evaluating the two parking spaces at the southwest corner that would back into each other.
PLANNING & ZONING COMMISSION
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Questions?
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