Item 7A1
Zoning Change and Concept / Site Plan for Pinnacle Point Office Park
ZA15-115
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Owners: Po Chin, Teresa Floyd, Blaine Thompson
Applicant: Brown Company Partners, LLC
Request: Approval of a Zoning Change and Concept/Site Plan from SF-1A Single Family Residential
District to S-P-2 Generalized Site Plan District with limited O-1 Office District uses.
Location: 305, 395 & 405 S. Kimball Avenue
ZA15-115
The applicant is requesting approval of a Zoning Change and Concept Plan from SF-1A Single Family Residential District to S-P-2 Generalized Site Plan District with O-1 Office District
uses for the development of six (6) lots to accommodate six (6) single-story office-use buildings ranging in size from 15,500 square feet to 21,500 square feet on approximately eleven
(11) acres. The development is intended to be constructed in phases, starting with a proposed site plan for Lots 1 and 2 which consists of the main entrance drive, two (2) single-story
office buildings totaling approximately 37,000 square feet. A concept plan will be provided for lots 3,4, 5 and 6.
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The current land use designation is mixed use and the use proposed is consistent with the land use
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The current zoning is SF-1 however a large portion of the property is under the 65 LDN which prohibits residential development
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Crooked/Kimball Small Area Plan
The subject property is located in the Crooked/Kimball Small Area Plan. The Future Land Use designation was changed from Low Density Residential to Mixed Use in 2012 as a result of the
recommendations in that plan.
The area outlined in black is approximately 82 acres and was identified in the Southlake 2030 Plan as the Crooked/Kimball Small Area. The area is bordered on the west by Kimball Avenue
generally between Southlake Blvd. and Crooked Lane; Nolen Drive to the east; the rear property lines of properties directly fronting Southlake Blvd. to the north; and includes all residential
properties along Crooked Lane on the south. A large portion of the area falls into the DFW noise corridor which does not permit low density residential development. The existing homes
in the area were mostly built in the 1980’s with four also built in the 90’s and 2000’s.
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Mobility Plan – Future Village Center Drive
The Master Thoroughfare Plan provides a recommendation for the construction Village Center Drive Extension from Kimball to Crooked Lane. The applicant is providing ROW dedication along
the northeportion of the property. Also this project went before the Planning Corridor Committee and the committee requested that a cost estimate for the construction of S. Village
Center between Kimball and Crooked be provided when proposals in this area came through the entitlement process. That cost analysis is provided in your staff report on attachment G,
page 1. ($3,086,000).
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Pathways Plan – Crooked/Kimball Small Area
Pathways Master Plan shows <8’ future sidewalks required along the east side of South Kimball Avenue and along the future Village Center Drive.
The master pathways plan shows an 8’ sidewalk along both Kimball and the future Village Center. The concept plan provides the sidewalks per the plan.
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Kimball/Crooked Concept Plan
SL 2035 Corridor Planning Committee
On December 2, 2015; the Southlake 2035 Corridor Planning Committee was presented with a larger concept plan that included the plan for Pinnacle Point. The project was presented as a
partnership between Brown Company Partners and Office Equity Solutions. Brown Company partners developing Pinnacle Point shown in green and Office Equity Solutions developing the remainder
of the plan indicating office development in blue and a possible indoor tennis facility in pink. The discussion included tree preservation; connectivity and roadway access points; creative
use of the property; and, residential adjacency. A copy of the 2035 Planning Corridor Committee report is in your staff report of Attachment E, page 1.
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Aerial View
This is an aerial view of the site. The property is outlined in red.
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Concept Plan
This is the concept plan. There are six buildings on six lots proposed. Site plans for buildings lots 1 & 2 will be considered with this application. Buildings 3 through 6 are conceptual
only and a site plan will need to be approved prior to those buildings being constructed. Building 1 is proposed at 21,500 sf. 98 parking spaces are indicated. Building 2 is proposed
at 15,500 sf. And 67 parking spaces are shown. The remainder of the lots (lots 3 through 6) combine for a total of 83,000 sf of office space with 281 parking spaces shown. The entire
site under a build out condition would have 120,000 square feet of office, 446 parking spaces and 40% open space.
Front yard – 30’
Side yard -25’
Rear Yard – 25’
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Concept Plan Site Data Summary
A concept site plan summary for each lot is provided in your staff report.
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Site Plan for Lots 1 & 2
Close up of lots 1 & 2 which will be site planned.
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Proposed S-P-2 Zoning
Any use permitted in the O-1 Office District with the following exceptions:
Chiropractors
Dentists
Optometrists
Physicians
Podiatrists
Psychiatrists
Psychologists
Shared parking agreement.
Buffer yards and building setbacks will not be required along internal boundary lines.
Allow for the adjacent screening of SF-1A lots to be screened by the
proposed bufferyard plantings only and for dumpster enclosures to back up to the south bufferyards.
Allow for the use of painted and textured tilt wall as specified on the plans.
Allow
for the impervious coverage to be calculated for the entire development as opposed to individual lots. Total site of impervious coverage is 60%.
Allow tree preservation of approximately
30% of existing tree canopy.
Development of Lots 3-6 will be contingent to any additional access points needed per the TIA.
This slide summarizes the proposed SP-2 regulations. Medical uses have been removed as permitted uses. A shared parking agreement will be in place. Lots 4 and 5 don’t meet the required
1/300 ratio. The letter from Lee Engineering (City’s consultant) – attachment F page 2 recommends that prior to any additional development (lots 3-6) have access to the Kimball Drive
that a revised TIA be submitted to evaluate operations.
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Regulation Comparison
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Pedestrian Access and Open Space
This is the pedesestrian access plan. A six foot sidewalk is shown along Kimball and around each of the lots.
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Overall Landscape Plan
This is the proposed landscape plan. A regulation has been added not requiring the interior bufferyards.
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Landscape Plan – Lot 1
This is the landscape plan for lot 1 – details plant species are provided
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Landscape Plan – Lot 2
Here is the landscape plan for lot 2.
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Tree Preservation Plan
Requesting tree preservation of approximately 30% of existing tree canopy. Existing tree canopy coverage is approximately 31.4%.
Here is the tree preservation plan showing approximately 31% of the site with existing tree cover. If this was a straight zoning case, 60% of the existing canopy would be required to
be preserved. For S-P-2 zoning, Council approves the Tree Conservation Plan or Analysis as part of the zoning. The applicant is proposing to preserve approximately 30% of the existing
canopy.
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Elevations for Building 1
Stone veneer
Painted concrete w/ board finish
Wood composite
Painted textured concrete
Building materials include painted concrete tilt wall with board finish, painted and textured concrete tilt wall; natural stone veneer with cast stone cap; and, wood slat composite board.
The concrete tilt wall is a permitted masonry material in the Masonry Ordinance, but not in the Residential Adjacency Overlay District, so a regulation has been added to allow the concrete
as shown.
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Building Elevations for Building 2
North Elevation
West Elevation
South Elevation
Building materials include concrete tilt wall with board finish, painted; concrete tilt wall textured and painted; natural stone veneer with cast stone cap; and, wood slat composite
board.
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Elevations for Retaining Wall and Dumpster Enclosure
This slide illustrates the dumpster encloseure which will match the natural stone veener on the building.
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Materials Sample Board
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LEVEL OF SERVICE RESULTS
The only movement to face a high delay is the westbound left turn out of the proposed driveway during the AM peak. However, during the AM peak only 3 vehicles will be making this movement.
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Variance Request
The Subdivision Ordinance No. 483, as amended, requires that all lots be fronted on a public or private street. The applicant is requesting approval of the lot configuration as shown
on the proposed concept plan.
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February 18, 2016; Approved (4-1) subject to the staff report dated February 12, 2016 and the Concept/Site Plan Review Summary No. 4 dated February 11, 2016; noting approval of the requested
variance; noting the applicant’s willingness to address tree mitigation in the pond area and to address the median by changing the crepe myrtles out to something at a lower level of
cover and bringing the details of those items to Council.
Planning & Zoning Commission Action
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Applicant’s Response
Shown at Planning & Zoning Commission Meeting
Proposed changes to include working with City staff regarding existing Crepe Myrtles in the median
35 trees planted in the drainage area.
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Site Distance Looking North
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Questions?
Applicant’s Presentation
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Site Distance Looking North
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