Item 8 - ZA16-002 SP Care Now
Department of Planning & Development Services
S T A F F R E P O R T
February 26, 2016
CASE NO: ZA16-002
PROJECT:Site Plan for Care Now
EXECUTIVE
SUMMARY:
On behalf of Wyndham Properties Ltd., Claymoore Engineering, Inc. is
requesting approval of a Site Plan for Care Now on property described as Lot 2,
Block 2, Gateway Plaza Phase II, an addition to the City of Southlake, Tarrant
County, Texas and located at 2751 E. State Highway 114, Southlake, Texas.
Current Zoning: “S-P-2” Generalized Site Plan District. SPIN Neighborhood # 8.
REQUEST
DETAILS:
The applicant is requesting approval of a Site Plan for the construction of an
approximately 5,800 square foot single-story medical care facility on
approximately 2.39 acres. The lot is located approximately 340 feet east of
Nolen Drive and abuts the SH114 frontage road. The requested site plan is
consistent with the approved zoning and concept plan for development of this
portion of Gateway Plaza Phase II.
VARIANCE
REQUEST: 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.
Variance Approval Criteria has been included in Attachment ‘A’, page 4 of this
report.
ACTION NEEDED: 1. Conduct a Public Hearing
2. Consider approval of a Site Plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – LINK TO PRESENTATION
(D) Site Plan Review Summary No. 3, dated February 25, 2016
(E) Surrounding Property Owners Map and Responses
(F) Full Sized Plans (for Commission and Council members only)
STAFF CONTACT:
Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
ZA16-002
BACKGROUND INFORMATION
OWNER:
Wyndham Properties Ltd.
APPLICANT:
Claymoore Engineering, Inc.
PROPERTY SITUATION:
2751 E. State Highway 114
LEGAL DESCRIPTION:
Lot 2, Block 2, Gateway Plaza Phase II
LAND USE CATEGORY:
Regional Retail
CURRENT ZONING:
‘S-P-2’ Generalized Site Plan District
HISTORY: -
June 2000 – City Council approved a zoning change and concept
plan for Gateway Plaza Phase II. (ZA00-020 / 480-337)
- June 2000 – City Council approved a preliminary plat for Gateway
Plaza Phase II. (ZA00-032)
- June 2000 – City Council approved a site plan for Costco
Wholesale. (ZA00-045)
- July 2000 – P&Z approved a final plat for Lots 1 & 2, Block 1,
Gateway Plaza Phase II. (ZA00-076)
- September 2000 – City Council approved a site plan for Lot 1, Block
1 and Lot 1, Block 2, Gateway Plaza Phase II. (ZA00-094)
- February 2001 – City Council approved a site plan for Buca di
Beppo Restaurant. (ZA00-139)
- February 2001 – P&Z approved a final plat for Lot 1, Block 2,
Gateway Plaza Phase II. (ZA01-001)
- March 2001 – City Council approved a site plan for Big Bowl
Restaurant. (ZA00-127)
- April 2002 – City Council approved a zoning change and concept
plan for Lot 1, Block 1 and Lot 1, Block 2, Gateway Plaza Phase II,
in order to revise the development regulations and add a Concept
Plan ‘B’ option for Gateway Plaza Phase II. (ZA02-006 / 480-337a)
- April 2002 – City Council approved a revised site plan for Lot 1,
Block 1 and Lot 1, Block 2, Gateway Plaza Phase II to allow the
currently approved site plan as Site Plan Option ‘A’ and add a new
Site Plan Option ‘B’. (ZA02-017)
- August 2002 – City Council approved a revised preliminary plat for
Gateway Plaza Phase II. (ZA02-065)
- August 2002 – P&Z approved a final plat for Gateway Plaza Phase
Case No. Attachment A
ZA16-001 Page 1
III. (ZA02-068)
- September 2002 – City Council approved a revised site plan for Big
Bowl Restaurant. (ZA02-071)
- January 2003 – P&Z approved a final plat for Lots 4 & 5, Block 2,
Gateway Plaza Phase II and a portion of Tracts 6A1, 6A & 7B, W.E.
Mayfield. (ZA02-116)
- April 2003 – City Council approved a plat revision for Lots 1R, 2R,
3R, 4R & 5R, Block 1, Gateway Plaza Phase II. (ZA03-004)
- April 2003 – City Council approved a site plan for a mixed use
development as part of Gateway Plaza Phase II. (ZA03-012)
- October 2003 – City Council approved a revised site plan for a
portion of Lot 1, Block 1, Gateway Plaza Phase II. (ZA03-068)
- October 2003 – City Council approved a revised site plan for
Gateway Plaza Phase II (a portion of Tracts 6A1, 6A & 7B, W.E.
Mayfield). (ZA03-069)
- April 2004 – City Council approved a plat revision for Lots 4 & 5,
Block 2, Gateway Plaza Phase II and a portion of Tracts 6A1, 6A &
7B, W.E. Mayfield. (ZA04-011)
- April 2004 – City Council approved a revised site plan for Lot 1R1,
Block 1, Gateway Plaza Phase II. (ZA04-012)
- November 2004 – City Council approved a site plan for 24-Hour
Fitness. (ZA04-076)
- January 2005 – City Council approved a revised preliminary plat for
the purpose of further subdividing Block 2 in order to create a
separate lot for 24-Hour Fitness. (ZA04-093)
- January 2005 – P&Z approved a final plat for Lots 2 & 8, Block 2,
Gateway Plaza Phase II. (ZA04-095)
- April 2005 – City Council approved a revised site plan for The
Southlake Tavern (addition of square footage and outdoor seating
area). (ZA05-017)
- May 2005 – City Council approved a revised site plan for Lot 3,
Block 2, Gateway Plaza Phase II for Red Hot & Blue. (ZA05-032)
- May 2006 – P&Z approved a final plat for Lots 6 & 7, Block 2,
Gateway Plaza Phase II. (ZA06-052)
- July 2009 – City Council approved a revised site plan for Lot 5R,
Block 2, Gateway Plaza Phase II for Wildwood American Grill.
Case No. Attachment A
ZA16-001 Page 2
(ZA09-023)
- June 2015 – City Council approved a site plan for Lot 1R3, Block 1,
Gateway Plaza Phase II for Pollo Tropical. (ZA15-041)
SOUTHLAKE 2030 PLAN:
Future Land Use Plan
The site is designated Regional Retail. The Regional Retail category is
a higher-intensity commercial category providing for regional retail
shopping facilities that generally draw customers from a very large
market area (5 mile radius or greater). Development within this land use
may consist of a single large anchor store (> 100,000 sq. ft.) or have
multiple anchor tenants (department, supermarket, drug, home
improvement, sporting, variety, or specialty) along with pad sites
developed on the fringe of the area. Other permitted secondary uses
include fast food, restaurants, banks and service stations; however,
these uses must be integrated into the larger primary use. Regional
Retail designated areas should have direct access to State Highway
114.
This category is intended to preserve and promote quality, high-intensity
retail centers along the SH114 corridor that provide convenient
shopping for Southlake residents and to attract residents of neighboring
communities.
Mobility & Master Thoroughfare Plan
The Mobility & Master Thoroughfare Plan shows East SH114 as a
Freeway with 300’-500’ right of way and a 3-lane frontage road; and,
North Nolen Drive as a 5-lane undivided arterial road with 84’ right of
way.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan indicates a >8’ Multi-Use trail is planned
along the SH114 frontage road at this location. The Care Now property
is subject to the Pathways Plan that was in place in 2002 when the
zoning and concept plan was approved for this portion of Gateway
Plaza Phase II; which did not indicate required sidewalk at this location.
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The proposed site plan has existing direct access to the eastbound
SH114 frontage road as well as N. Nolen Drive to the west. The existing
internal drives also connect all the way to E. Southlake Blvd. to the
south.
Eastbound Frontage Road
(between Kimball and SH114 exit to 1709)
24hr East Bound (15,968)
N/A
AM
1,210
N/A Peak AM () 7:15 – 8:15 AM
PM
1,225
N/A Peak PM () 4:30 – 5:30 PM
N. Nolen Drive
(between SH114 and 1709)
24hr North Bound (2,951) South Bound(3,497)
Case No. Attachment A
ZA16-001 Page 3
AM
208303
Peak AM () 11:30 – 12:30 PM Peak AM () 11:15 – 12:15 AM
PM
263316
Peak PM () 4:00 – 5:00 PM Peak PM () 4:15 – 5:15 PM
Based on the 2014 and 2015 City of Southlake Traffic Count Reports
*
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.
AM-AM-PM-PM-
Use Area Vtpd*
IN OUT IN OUT
* AM / PM Peak Trip Data
Medical Clinic (630) 5,800 s.f. 1,824
Unavailable
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 are two (2) existing trees in the southeast corner of the property
and nine (9) existing trees just outside of the east property line. As
noted on the Landscape & Tree Preservation Plan, none of the trees are
proposed to be removed.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN Forum meeting was not held for this item.
STAFF COMMENTS
: Attached is Site Plan Review Summary No. 3, dated February 25, 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.
Case No. Attachment A
ZA16-001 Page 4
Case No. Attachment B
ZA16-001 Page 1
Proposed Site Plan
Case No. Attachment C
ZA16-002 Page 1
Proposed Landscape Plan
Existing trees to
be preserved
Case No. Attachment C
ZA16-002 Page 2
Proposed Elevations
Case No. Attachment C
ZA16-002 Page 3
Case No. Attachment C
ZA16-002 Page 4
Case No. Attachment C
ZA16-002 Page 5
Variance Request Letter
Case No. Attachment C
ZA16-002 Page 6
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-002 Review No.: Three Date of Review: 02/25/16
Site Plan
Project Name: – Care Now on Lot 2, Block 2, Gateway Plaza Phase II
APPLICANT: Claymoore Engineering, Inc. OWNER: Wyndham Properties Ltd.
Matt Moore Terry Wilkinson
1903 Central Drive, Ste 406 640 W Southlake Blvd.
Bedford, TX 76021 Southlake, TX
Phone: 817-281-0572 Phone: 817-329-4599
Email: matt@claymooreeng.com Email: terry@wyndhamproperties.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/25/16 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. Development within the Corridor Overlay Zone is subject to the Development Regulations of
Ordinance 480, Section 43.9. Roof Design Standards state that all structures having a 6,000
square foot or less footprint shall be constructed with a pitched roof. The S-P-2 Development
Regulations that govern the property stipulate terra cotta colored concrete tile roof is to be
used. A variance has been requested.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* There are two (2) existing trees in the southeast corner of the property, and nine (9) existing
trees just outside of the east property line. As noted on the Landscape & Tree Preservation
Plan, none of the trees are proposed to be removed.
The proposed tree preservation complies with the tree preservation requirements of the Tree
Preservation Ordinance 585-B.
Case No. Attachment D
ZA16-002 Page 1
LANDSCAPE & BUFFERYARDS COMMENTS:
* There are four (4) accent trees missing within the interior landscape, but there are six (6)
existing canopy trees within the parking lot islands that may be counted toward existing tree
credits. The applicant is also providing six (6) additional canopy trees within the interior
landscape area.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E.
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
New Requirement:
2. Provide Stormwater Pollution Prevention Plan per TXR150000. The plan
must include all required elements in Part III, Section F of the permit. The City of Southlake
especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan
to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly
recommended the project manager provide a series of maps for complex projects, including
one map showing controls during mass grading and infrastructure, one map showing controls
during vertical construction, and one map showing final stabilization (may be but not always
equitable to the landscape plan). Please include timelines in relation to the project activities for
SWPPP shall be submitted by second review of the
installation and removal of controls.
civil construction plans.
3. Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be
15’ minimum and located on one lot – not centered on the property line. A 20’ easement is
required if both storm sewer and sanitary sewer will be located within the easement.
WATER COMMENTS:
2. Minimum size for water lines is 8”.
2. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for
non-sprinkled buildings or 600’ for sprinkled buildings.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
Case No. Attachment D
ZA16-002 Page 2
* Water meters and fire hydrants shall be located in an easement or right of way.
* Fire lines shall be separate from service lines.
SANITARY SEWER COMMENTS:
3. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage
easement.
2. Clearly label all private and public storm lines.
* 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.
* 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
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
Case No. Attachment D
ZA16-002 Page 3
FIRE LANE COMMENTS:
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide
and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW)
(Provide Fire Lanes on property to allow access to required fire hydrant)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
Community Service/Parks Department Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
E-mail: pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if
requesting fee payments or fee credits. Please contact the Community Services Department at (817)
748-8607 for further details.
Land/park dedication requirements:
Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1)
acre of park land for every fifty (50) non-residential gross acres of development.
If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication
fees in the amount of $2400 per gross acre x 2.388 acres= $5731.20 will be required. Fees will be
collected with the approved developer’s agreement or prior to any permit being issued.
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.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
Case No. Attachment D
ZA16-002 Page 4
65
* It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* 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.
* 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 D
ZA16-002 Page 5
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Name Zoning Address Acreage Response
SP2 2601 E SH 114 15.75
COSTCO WHOLESALE CORP
1. NR
SP2 201 N NOLEN DR 3.92
GEN THREE INVESTMENTS LP
2. NR
SP2 2701 E SH 114 1.83
WYNDHAM PROPERTIES LTD
3. NR
SP2 301 N NOLEN DR 3.22
FERNICOLA DELAWARE LLC
4. NR
SP2 2751 E SH 114 2.41
WYNDHAM PROPERTIES LTD
5. NR
SP2 2821 E SH 114 1.14
WYNDHAM PROPERTIES LTD
6. NR
SP2 2801 E SH 114 1.45
WYNDHAM PROPERTIES LTD
7. NR
SAM 114-KIMBALL
SP2 305 MORRISON PARK DR 1.65
8. NR
COMMERCIAL LLC
SP2 3001 E SH 114 32.59
WYNDHAM PROPERTIES LTD
9. NR
SAM 114-KIMBALL
SP2 300 MORRISON PARK DR 0.62
10. NR
COMMERCIAL LLC
SP2 2720 E SH 114 1.52
SAM 114 TWO LLC
11. NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Eleven (11)
Responses Received:
None (0)
Case No. Attachment E
ZA16-002 Page 1