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Item 6D ZA15-126 – Site Plan for Carroll Pointe Item 6D 1 APPLICANT: GFF Architects OWNER: Greenway - Carroll Roads Partners, L.P. REQUEST: Approval of a Site Plan for covered outdoor seating for Building A at Carroll Pointe LOCATION: 1201 E. SH 114 ZA15-126 On behalf of Greenway – Carroll Roads Partners, L.P., GFF Architects is requesting approval of a Site Plan for covered outdoor seating for Building A at Carroll Pointe located at 1201 E. SH 114 2 Building A Carroll Ave. This is an aerial of the proposed project location. The box labeled Building A points to the location of the proposed changes. In October 2013 a Site Plan for Carroll Pointe was approved for the development of three one-story retail/restaurant buildings consisting of approximately 44,052 square feet in size on approximately 7.25 acres. 3 The future land use for this site is Town Center 4 The current zoning for this site is “C-3” General Commercial District 5 Proposed Site Plan for Carroll Pointe Location of proposed outdoor patio Building A This slide contains the overall Site Plan for Carroll Pointe. The red area on the site plan shows the location of Building A and The blue area on the site plan illustrates the location of the proposed outdoor patio area 6 Proposed Site Plan (Building A) Location of proposed outdoor patio This slide is a zoomed in copy of the submitted site plan for the Site Plan application. The applicant is requesting approval of an approximately 1,500 square foot enclosed patio area. The location of the proposed patio area is shown in red. 7 Previous north elevation – presented December 1, 2015 This slide illustrates the previously presented north elevation as shown to City Council on December 1, 2015. The applicant is no longer requesting to change the cement plaster color. 8 Previous east elevation – Presented December 1, 2015 This slide illustrates the previously presented east elevation as shown to City Council on December 1, 2015. The applicant is no longer requesting to change the cement plaster color. 9 Previous west elevation – presented December 1, 2015 This slide illustrates the previously presented west elevation as shown to City Council on December 1, 2015. The applicant is no longer requesting to change the cement plaster color. 10 Summary of Proposed Modifications to Building A Here is a summary of the proposed modifications to building A, which will be covered in subsequent slides. As noted in the table below the summary of proposed changes, the applicant is requested to reduce the masonry of Building A from the originally approved 94.3% masonry to 93.1% masonry. The proposed reduction slightly lowers the overall site masonry percentage from 91.8% masonry to 91.3% masonry. The City Council motion for the original Site Plan (case ZA13-065) included language that the project must have 70% non-stucco masonry materials. As proposed, this proposal is consistent with the original motion. 11 North Elevation with Proposed Changes This is a slide illustrating the proposed changes to the north elevation. Please note that no signage will be approved with this site plan. The applicant has also been made aware of this. Staff has not received signage details but based upon the number of signs proposed, this would require a variance to the sign ordinance. Proposed changes include to the north elevation include: -enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap; -steel framed projected canopy with prefinished metal decking; (this was previously presented as a fabric canopy with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -simulated stone veneer column wrap (exposed columns require masonry per overlay Section 43); -proposed galvanized metal planter boxes and a concrete bar top; -an insulated sectional metal and glass overhead door; and -the applicant is proposing cut thin stone veneer in place of existing windows The applicant previously presented proposed new cement plaster color which is no longer being requested. 12 Photos of Existing North Elevation Proposed enclosed patio seating location Proposed cut thin stone veneer in place of existing windows as shown The image on the bottom illustrates the location of the proposed enclosed patio seating location and the image in the top-right shows the proposed locations of the cut thin stone veneer to replace existing windows. Proposed changes include to the north elevation include: -enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap; -steel framed projected canopy with prefinished metal decking; (this was previously presented as a fabric canopy with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -simulated stone veneer column wrap (exposed columns require masonry per overlay Section 43); -proposed galvanized metal planter boxes and a concrete bar top; -an insulated sectional metal and glass overhead door; and -the applicant is proposing cut thin stone veneer in place of existing windows The applicant previously presented proposed new cement plaster color which is no longer being requested. 13 Exterior rendering of the north elevation 14 East Elevation with Proposed Changes Proposed stained cedar material is the same as what currently exists on the dumpster enclosure on the south elevation of building A This slide illustrates the proposed changes to the east elevation. (This elevation is visible from SH 114). Proposed changes to the east elevation include: -Proposed tongue and groove cedar, stained. In lieu of existing cut thin stone veneer (this was previously presented as fiber cement siding); -Proposed dusted frost performance film applied to existing window, per shopping center standard; -proposed simulated stone veneer knee wall; -proposed modified design for 1’ insulated storefront, dark bronze anodized finish; -proposed galvanized metal planter boxes; -proposed enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap; -proposed steel framed projected canopy with prefinished metal decking (this was previously presented as a fabric canopy with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -proposed concrete bar top; -proposed simulated stone veneer column wrap; -proposed insulated sectional metal and glass overhead door; The applicant previously presented proposed new cement plaster color which is no longer being requested. 15 Photo of Existing East Elevation Applicant proposing tongue and groove stained cedar in lieu of existing thin stone veneer Proposed enclosed patio seating location Proposed simulated stone veneer knee wall location This slide illustrates the east elevation as it is today and highlights some of the proposed changes. The applicant has changed their request from the previous City Council meeting where the east elevation proposed fiber cement siding in lieu of existing thin stone veneer. This proposal shows proposed tongue and groove cedar, stained, in lieu of the fiber cement. In order to meet the non-stucco masonry requirements, the applicant has proposed a simulated stone veneer knee wall Proposed changes to the east elevation include: -Proposed tongue and groove cedar, stained. In lieu of existing cut thin stone veneer (this was previously presented as fiber cement siding); -Proposed dusted frost performance film applied to existing window, per shopping center standard; -proposed simulated stone veneer knee wall; -proposed modified design for 1’ insulated storefront, dark bronze anodized finish; -proposed galvanized metal planter boxes; -proposed enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap; -proposed steel framed projected canopy with prefinished metal decking (this was previously presented as a fabric canopy with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -proposed concrete bar top; -proposed simulated stone veneer column wrap; -proposed insulated sectional metal and glass overhead door; The applicant previously presented proposed new cement plaster color which is no longer being requested. 16 Exterior rendering of the east elevation 17 Rendering of proposed stained cedar infill on the existing East Elevation 18 West Elevation with Proposed Changes Existing door proposed to be removed This slide illustrates the proposed changes to the west elevation. The west elevation is visible from N. Carroll Avenue. Proposed changes to the west elevation include: -Proposed enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap (this was previously presented with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -proposed dusted frost performance film applied to existing window in two locations, and in one location the existing door is proposed to be removed (as shown on slide); The applicant previously presented proposed new cement plaster color which is no longer being requested. 19 Photo of Existing West elevation This slide illustrates the proposed changes to the west elevation. The west elevation is visible from N. Carroll Avenue. Proposed changes to the west elevation include: -Proposed enclosed patio seating with steel railing and simulated stone pedestals with cast stone cap (this was previously presented with the enclosed patio seating consisting of the same fiber cement material as used on various elevations); -proposed dusted frost performance film applied to existing window in two locations, and in one location the existing door is proposed to be removed (as shown on slide); The applicant previously presented proposed new cement plaster color which is no longer being requested. 20 Locations of proposed dusted frost film applied to windows East Elevation (Right) Proposed dusted frost performance film applied to existing window West Elevation (Left) Proposed dusted frost performance film applied to existing window This slide illustrates to locations of proposed dusted frost performance film applied to existing window. This is being proposed on the east and west elevations. Note: the west elevation shows the existing door to be removed. 21 Existing Patio area and Connectivity to SH 114 Sidewalk This image shows the existing patio area in front of the east elevation. This view is looking east towards SH 114. The applicant mentioned that there will be no expansion of concrete for the outdoor patio area. 22 *Based on the greater of 1 space per 100 square feet or 1 space per 3 seats and calculated using submitted Building Plans The Site Data Summary chart for the entire site area of Carroll Pointe (3 buildings) is shown on the left. Additionally on this page is the parking breakdown for Carroll Pointe based upon submitted building plans. As shown in the site data summary parking spaces are distributed by use; restaurant = 60% and retail = 40%. Per Zoning Ordinance, required spaces for restaurants are calculated at a rate of 1 space per 100 square feet OR 1 space per every 3 seats, whichever is greater. The chart shows that based upon the approved square feet and given the 60:40 split for restaurant/retail use, the site is adequately parked. The submitted building plans for Lolo’s indicate that 71 seats will be in the patio area. 23 Planning & Zoning Commission – November 19, 2015 Approved (7-0) subject to Staff Report dated November 13, 2015 and Site Plan Review Summary No. 1 dated November 13, 2015 24 City Council – December 1, 2015 Tabled (7-0) ZA15-126 tentatively to the January 5 meeting noting there is a possibility that it could be bumped to January 19. 25 Questions? 26 Example of Outdoor Seating Area 27 Overhead Door Examples Photos are examples from the overhead door company of Brookfield website 28 Overhead Door Example Photo from the automatic door specialists website 29 30 31 32 33 Materials Approved with Original Site Plan (ZA13-065) 34 Approved Tree Preservation Plan (Za13-065) 35 Approved Landscape plan (ZA13-065) 36 Applicant Exhibit of Proposed Canopy 37 Traffic 38 39 Existing Traffic Counts SH 114 Interchange N. Carroll Ave. at Lakewood Drive 40 Existing Traffic Counts N. Carroll Ave. at FM 1709 41 Field Observations Lakewood Drive PM rush hour is critical peak Existing median configuration for SB left-turn creates numerous conflict points and potential safety problems Existing raised island design on retail drive is not effective No significant delays along EB and WB approaches during peak periods (queue 1-2 vehs) Vehicle gaps are created from upstream traffic signals at SH 114 and Federal Way N. Carroll Avenue Lakewood Drive 42 Traffic Analysis Lakewood Drive Acceptable LOS during the AM peak EB approach is LOS F during the PM peak However, avg. queue is only 1 vehicle long 43 Access Alternatives Wild Wood Lane Option A (C2U-60’) Aligns with existing drainage channel between 800 and 850 Wild Wood Lane Includes TxDOT deceleration lane ROW acquisition ($252,000) Construction Cost ($853,000) Engineering/Survey ($85,000) Total Project Cost ($1,190,000) 44 Access Alternatives Wild Wood Lane Option B (C2U-60’) Includes TxDOT deceleration lane ROW acquisition ($210,000) Construction Cost ($696,000) Engineering/Survey ($69,600) Total Project Cost ($975,600) 45 Access Alternatives Wild Wood Lane Option C (C2U-60’) Aligns with existing driveway along SH 114 Does not meet TxDOT spacing requirements from existing off-ramp Includes TxDOT deceleration lane ROW acquisition ($168,000) Construction Cost ($609,500) Engineering/Survey ($61,000) Total Project Cost ($838,500) 46 Access Alternatives Option D (C2U-60’) Includes TxDOT deceleration lane ROW acquisition ($132,000) Construction Cost ($534,500) Engineering/Survey ($53,500) Total Project Cost ($720,000) Wild Wood Lane 47 Access Alternatives Lakewood Drive (Option 1) Extend median for SB left-turn lane Add access drive along Lakewood Drive Stripe EB approach as a two-lane approach (11’ lanes) No significant change in LOS for EB approach Reduces conflict points Eliminates confusion Improves safety Total Project Cost ($30,000) 48 Access Alternatives Option 1 plus… Relocate existing driveway along N. Carroll Modify existing raised island and driveway radius along east approach Total Project Cost ($85,000) Lakewood Drive (Option 2) 49 Access Alternatives Option 1 plus… Relocate existing driveway along N. Carroll Install median island to restrict left-turn from side streets Total Project Cost ($85,000) Lakewood Drive (Option 3) 50 Traffic Analysis – Lakewood Drive Option 2 Revised traffic for proposed modifications and the future retail development traffic Delay increases for EB and WB approaches EB Queue = 2 veh WB Queue = 1 veh 51 Traffic Analysis – Lakewood Drive Option 3 No left-turns from side streets Minimal delay along side streets Previous left-turns from Lakewood Drive are required to make U-turn south of intersection 52 Lakewood Acres Conclusions/Recommendations No significant congestion problem at N. Carroll Avenue & Lakewood Drive Vehicle gaps are created from upstream traffic signals at SH 114 and Federal Way Do not implement access connections from Wild Wood Lane Option 2 results in fewer restrictions for Lakewood Drive approach Consider implementing Option 3 if side street delay increases along Lakewood Drive 53