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