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Item 11 - SP for Starbucks Department of Planning & Development Services S T A F F R E P O R T February 12, 2016 CASE NO: ZA15-143 PROJECT:Site Plan for Starbucks EXECUTIVE SUMMARY: On behalf of Starbucks, Sterling Design Associates, LLC is requesting approval of a Site Plan for Starbucks on property described as Lot 4, Block 1, Southlake Crossing Phase II, an addition to the City of Southlake, Tarrant County, Texas and located at 2155 W. Southlake Boulevard, Southlake, Texas. Current Zoning: “C-3” General Commercial District. SPIN Neighborhood # 10. REQUEST DETAILS: The applicant is requesting approval of a Site Plan for the construction of an approximately 2,075 square foot Starbucks Cafe with drive thru and approximately 670 square foot outdoor patio area with a seating capacity to accommodate from 15-30 patrons. The site was previously occupied by McDonald’s. The McDonald’s building was built in 1995. In 1999 a site plan was approved to relocate landscape parking islands, parking spaces and drive lanes. McDonald’s was approximately 4,553 square feet (3,116 s.f. restaurant / 1,437 s.f. play place). The applicant is proposing a site plan for Starbucks that brings impervious coverage, tree preservation, parking, building materials and interior landscape into compliance with today’s standards. The new Starbucks stores feature modern design standards and building materials. Starbucks has also committed to obtaining LEED New Construction (NC) certification for this location. VARIANCE REQUESTS: Corridor Overlay District 1. The proposed building is less than 6,000 square feet which by Corridor Overlay Standards requires a pitched roof. The proposed architectural design indicates a parapet roof. 2. Exposed structural support columns shall be constructed of, or clad in, the same masonry material as the principal structure. The proposed outdoor seating area includes exposed columns which are consistent with Starbucks design standards and are not shown to be clad in masonry. The applicant has stated that the columns are part of the walk-way cover system and are a major element and part of the industrial design intent of the project. Bufferyards 1. The applicant is requesting relief from bufferyard requirements on the east, south and west boundaries. Because the property is a platted lot within the entire development, bufferyards are required to be provided around the perimeter of the property. Due to existing conditions, the applicant is Case No. ZA15-143 challenged with providing the required bufferyard area along the east, west and southern boundaries. Variance Approval Criteria has been included in Attachment ‘A’, page 3 of this report. ACTION NEEDED: 1. Conduct a Public Hearing 2. Consider approval of a Site Plan ATTACHMENTS: (A) Background Information – LINK TO PRESENTATION (B) Vicinity Map (C) Plans and Support Information (D) SPIN Summary Report (E) Site Plan Review Summary No. 3, dated February 11, 2016 (F) Surrounding Property Owners Map and Responses (G) Full Sized Plans (for Commission and Council members only) STAFF CONTACT: Dennis Killough (817) 748-8072 Lorrie Fletcher (817) 748-8069 Case No. ZA15-143 BACKGROUND INFORMATION OWNER: Starbucks Coffee Company APPLICANT: Sterling Design Associates, LLC PROPERTY SITUATION: 2155 W. Southlake Boulevard LEGAL DESCRIPTION: Lot 4, Block 1, Southlake Crossing Phase II LAND USE CATEGORY: Retail Commercial CURRENT ZONING: ‘C-3’ General Commercial District HISTORY: - December 1984 – City Council approved a zoning change for 27 acres to be known as Southlake Crossing (Market Place) from Agricultural to Heavy Commercial. (ZA84-058) - September 1989 – City Council adopted a new zoning ordinance (No. 480) and new zoning map and reclassified the zoning for Southlake Crossing to C-3 – General Commercial District. - September 1993 – City Council approved a revised concept plan for Southlake Crossing. (ZA93-066) - January 1994 – The Planning & Zoning Commission approved a final plat for Lot 4, Block 1, Southlake Crossing Phase II. (ZA93-125) - February 1999 – City Council approved a site plan for McDonald’s restaurant with drive-thru. (ZA98-165) - January 2000 – City Council approved a site plan for Lots 5 and 6, Block 1. (ZA99-092) - August 2011 – City Council approved a site plan for Dunkin Donuts (previously Taco Bell) with drive-thru. (ZA11-031) - August 2012 – City Council approved a site plan for Starbucks (previously / currently Boston Market) with drive-thru. (ZA12-056) - November 2012 – City Council approved a site plan for Bicycles Inc. (ZA12-086) SOUTHLAKE 2030 PLAN: Future Land Use Plan The site is designated Retail Commercial. The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhood-type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. Case No. Attachment A ZA15-143 Page 1 This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories. Mobility & Master Thoroughfare Plan The Mobility & Master Thoroughfare Plan shows West Southlake Boulevard to be a 6-lane divided Arterial with varying ROW widths of 130’ to 140’. Pathways Master Plan & Sidewalk Plan There is an existing 8’ sidewalk along both sides of West Southlake Boulevard. The proposed site plan shows and extension from the subject property to the existing public sidewalk. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed site plan does not have direct access to West Southlake Boulevard. There is an existing access drive to the west of the lot that will provide access. W. Southlake Blvd. (between Peytonville and Randol Mill) 24hr West Bound22,797East Bound24,309 () () AM 1,3212,716 Peak AM () 11:45 AM –12:45 PM Peak AM () 7:15 – 8:15 AM PM 2,5491,460 Peak PM () 5:00 – 6:00 PM Peak PM () 4:45 – 5:45 PM Based on the 2015 City of Southlake Traffic Count Report * Traffic Impact A Traffic Impact Analysis Threshold Worksheet was submitted by the applicant and the requirement for a TIA was waived by the Director of Public Works. VtpdAM-AM-PM-PM- Use Area * IN OUT IN OUT Coffee/Donut shop with 2,075 s.f. 786 98 95 41 41 drive-thru (937) 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 TREE PRESERVATION: There is approximately 3% of existing tree canopy on the site; an 18” Red Oak, a 10” Red Oak and three 4” Crape Myrtles. The applicant is proposing to preserve 90% of existing canopy by only removing one of the 4” Crape Myrtles which is necessary due to proposed parking configuration. Case No. Attachment A ZA15-143 Page 2 CITIZEN INPUT/ BOARD REVIEW: A SPIN Forum meeting was held November 10, 2015. A copy of the report is included as Attachment ‘D’ of this report. STAFF COMMENTS : Attached is Site Plan Review Summary No. 3, dated February 11, 2016. Variance Criteria: Corridor Overlay District To receive a variance, the applicant must demonstrate one of the following: 1. A variance will reduce the impact of the project on surrounding residential properties; or 2. Compliance with this ordinance would impair the architectural design or creativity of the project; or 3. A variance is necessary to assure compatibility with surrounding developed properties; or 4. The proposed construction is an addition to an existing project that does not meet the requirements of this ordinance. Bufferyards On all site plans and concept plans requiring review by the Planning and Zoning Commission and approval by the City Council, variances to the bufferyards may be granted by the City Council. Case No. Attachment A ZA15-143 Page 3 Case No. Attachment B ZA15-143 Page 1 Proposed Site Plan Case No. Attachment C ZA15-143 Page 1 Proposed Landscape Plan Case No. Attachment C ZA15-143 Page 2 Tree Preservation Plan Case No. Attachment C ZA15-143 Page 3 Proposed Elevations Case No. Attachment C ZA15-143 Page 4 Case No. Attachment C ZA15-143 Page 5 Case No. Attachment C ZA15-143 Page 6 Proposed Outdoor Patio Area Case No. Attachment C ZA15-143 Page 7 Applicant’s Narrative Regarding Pitched Roof Case No. Attachment C ZA15-143 Page 8 Case No. Attachment D ZA15-143 Page 1 Case No. Attachment D ZA15-143 Page 2 SITE PLAN REVIEW SUMMARY Case No.: ZA15-143 Review No.: Three Date of Review: 02/11/2016 Site Plan Project Name: – Starbucks Drive-Thru APPLICANT: Sterling Design Assoc., LLC OWNER: Dunhill Partners Jon Spencer Jill Fisher Eckols 2009 W. Littleton Blvd., # 300 3100 Monticello, Ste 300 Littleton, CO 80120 Dallas, TX 75205 Phone: 303-794-4727 x. 205 Phone: 214-373-7500 Email: jon@sterlingdesignassociates.com Email: jfisher@dunhillpartners.com City staff has reviewed the above referenced project received by the City on 02/11/16 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 Lorrie Fletcher Planner I Phone: (817) 748-8069 Email:lfletcher@ci.southlake.tx.us 1. Bufferyards are required on all boundaries of the site. A variance has been requested for relief from bufferyards for the east, south and west boundaries. 2. Because the proposed structure is located within the Corridor Overlay Zone and is less than 6,000 square feet, a pitched roof is required (see Section 43.12). A variance has been requested to allow the parapet roof as proposed. 3. For structures located within the Corridor Overlay Zone – exposed structural support columns shall be constructed of, or clad in, the same masonry material as the principal structure. A variance has been requested to allow the columns around the patio area as proposed. The following are recommendations and observations by staff where your application may benefit and does not represent a requirement.  Staff recommends providing a materials sample board.  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 Case No. Attachment E ZA15-143 Page 1 LANDSCAPE COMMENTS: * Because the property is a platted lot within the entire development, bufferyards are required to be provided around the perimeter of the property. Because of existing conditions the applicant cannot provide the required bufferyards area along the east, west, and south bufferyards but is providing the required plant material within the landscape areas of the property. Leased Pad Site Developments: Pad site developments which are ground leases (as opposed to separate platted lots) and a part of a larger planned commercial center shall be required to provide bufferyards along the perimeter of the project, but shall not be required to provide bufferyards along lease lines common to the larger commercial center. 1. The plant material provided along with the existing plant material meets the interior landscape and bufferyards plant material requirements but the “Provided” plant material for the Canopy Trees and Accent Trees seems to be incorrect. Fix the “Provided” sections within in the Interior Landscape and Bufferyards Summary Charts to match what is being shown on the landscape plan design. 2. Clearly identify on the landscape plan the existing trees that are being taken credit for required bufferyards and interior landscaping. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alex Ayala, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: aayala@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Provide preliminary water, sewer, drainage and grading plans for this development. 3. Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. 4. Fire lane radii shall be 30’ minimum. 5. Dimension the proposed drive, including the median. Refer to Driveway Ordinance No. 634 for design criteria. * 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 Case No. Attachment E ZA15-143 Page 2 EASEMENTS: * 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 SEWER COMMENTS: 1. Minimum size for water and sewer lines is 8”. 2. Size of the water service tap must match the size of the meter. The existing site contains a 2” domestic meter; consider verifying with MEP to insure size is adequate and utilize the existing location of the tap. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. Existing irrigation meter is 1”. * Water and sewer lines cannot cross property lines without being in an easement or right of way. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. * Water and sewer lines in public easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: 1. Update runoff calculations to the City of Fort Worth iSWMM manual. 2. Runoff from this development will enter the TxDOT storm drain system. Verify capacity of existing system, approval from TxDOT may be required. * Calculations will be required to verify capacity of proposed curb inlets. * Property drains into a Critical Drainage Structure #18 and requires a fee to be paid prior to beginning construction ($212.61/Acre). * 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 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. * Access permit is required prior to construction FM 1709. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. Case No. Attachment E ZA15-143 Page 3 * 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) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. 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 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 with regard to type of lighting, intensity, glare and spill-over. * 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. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS –exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. Case No. Attachment E ZA15-143 Page 4 * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, 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 ZA15-143 Page 5 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Name Zoning Address Acreage Response HOLIDAN INVESTMENTS INC C2 2210 W SOUTHLAKE BLVD 1.04 1. NR COMPASS BANCSHARES INC C2 2200 W SOUTHLAKE BLVD 0.89 2. NR SLM DUNHILL LLC C3 2055 W SOUTHLAKE BLVD 0.82 3. F SLM DUNHILL LLC C3 2101 W SOUTHLAKE BLVD 9.11 4. F MCDONALDS CORP C3 2155 W SOUTHLAKE BLVD 1.10 5. NR SOUTHLAKE, CITY OF SP1 2100 W SOUTHLAKE BLVD 2.95 6. NR WALMART REAL ESTATE BUS C3 2201 W SOUTHLAKE BLVD 5.76 7. NR TRUST F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Seven (7) Responses Received: One (1) Case No. Attachment F ZA15-143 Page 1 Case No. Attachment F ZA15-143 Page 2