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Item 10 ZA16-031 Department of Planning & Development Services S T A F F R E P O R T May 13, 2016 CASE NO: ZA16-031 PROJECT:Preliminary Plat for Lots 1and 2, Carillon - Hotel Indigo EXECUTIVE SUMMARY: On behalf of Hines Southlake Land, LP, Jacobs Engineering, Inc. is requesting approval of a Preliminary Plat for Lots 1and 2, Carillon - Hotel Indigo on approximately 7.485 acres located between the 200 and 400 block of E. State Hwy. 114, being approximately 1,100 feet east of the northeast corner of E. SPIN Neighborhood # 3 State Hwy. 114 and N. White Chapel Blvd. DETAILS: Jacobs Engineering Inc. is requesting approval of a Preliminary Plat for Lots 1and 2, Carillon - Hotel Indigo on approximately 7.485 acres to create one lot for a Hotel Indigo boutique hotel with 121 rooms and one lot for offsite common access easements. This request is being processed in conjunction with a Site Plan for Hotel Indigo under Planning Case ZA16-030. ACTION NEEDED:1) Conduct a Public Hearing 2) Consider approval of a Preliminary Plat ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) SPIN Meeting Report dated March 22, 2016 (D) 2035 Corridor Planning Committee Report dated May 10, 2016 (E) Plans and Support Information – Link to PowerPoint Presentation (F) Plat Review Summary No. 2, dated May 13, 2016 (G) Surrounding Property Owners Map and Responses (H) Full Size Plans (for Commissioners and Council Members only) STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA16-031 BACKGROUND INFORMATION OWNER: Hines Southlake Land, LP APPLICANT: Jacobs Engineering, Inc. Located between the 200 and 400 block of E. State Hwy. 114, PROPERTY SITUATION: being approximately 1,100 feet east of the northeast corner of E. State Hwy. 114 and N. White Chapel Blvd. ortions of Tracts 3A5, 3A3, 3A and 3A1, Larkin H. Chivers LEGAL DESCRIPTION: P Survey, Abstract No. 300 LAND USE CATEGORY: Mixed Use CURRENT ZONING: “ECZ” Employment Center Zoning District PROPOSED ZONING: “ECZ” Employment Center Zoning District HISTORY: -On November 18, 2008 the City Council approved a Zoning Change and Development Plan from ‘NR-PUD’ Non-Residential Planned Unit Development and ‘C-2’ Local Retail Commercial District to ‘ECZ’ Employment Center Zoning District for Carillon under Planning Case ZA08-031 (Ordinance No. 480-564). - On April 20, 2010 the City Council approved a Site Plan for the Children’s Medical Center at Southlake under Planning Case ZA10-017. CITIZEN INPUT: A SPIN meeting was held on March 22, 2016 for the Hotel Indigo – Carillon, which included some discussion of the proposed amendment to the ‘ECZ’ corporate District zoning. A copy of the SPIN Report is included in Attachment C of this report. The 2035 Corridor Planning Committee discussed the proposed Hotel Indigo – Carillon at their May 10, 2016 meeting. A copy of the meeting report is included in Attachment D of this report. SOUTHLAKE 2030:Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates this property as Mixed Use. The Mixed Use land use designation is defined within Southlake 2030 as the following: “The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively Case No. Attachment A ZA16-031 Page 1 planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher-intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance-free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed.” Urban Design Plan The Urban Design Plan also includes a few recommendations pertaining to the State Highway 114 corridor where this site is proposed to be located. They are as follows: Establish appropriate scale and bulk standards for buildings along o the highway, specifically at mid-block locations. Buildings should be 4 – 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low-profile, single story pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged The view of surface parking from the highway should be limited. o Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian accessways. Structured parking is encouraged over surface parking. Specifically, o shared parking is also encouraged between adjoining complementary land uses. Special attention should be given to the design of parking garages to avoid plain facades with views of parked cars from adjoining properties and rights-of-ways. Façade details, vertical and horizontal courses such as cornices, lintels, sills, and water courses should be used to add interest along facades. To the extent possible, parking garages should be located behind principal structures to limit views from the highway. Master Pathways Plan The Master Pathways Plan Map shows a ≥8’ multi-use trail along the S. H. 114 frontage road and an 8’ trail is shown on the Site Plan. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will have two points of access onto Carillon Court. Carillon Court was designed to accommodate traffic from the development with the original ECZ zoning approval in 2008. Case No. Attachment A ZA16-031 Page 2 Traffic Impact AM-AM-PM-PM- Use Rooms Vtpd* IN OUT IN OUT Hotel (310) 121 1,079 43 35 51 39 Vehicle Trips Per Day * * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday th * Based on the ITE: Trip Generation Manual, 7 Edition Please see Attachment ‘D’ in the staff report for the associated Zoning Change and Development Plan for the Carillon Corporate District (Case No. ZA16-029) for additional traffic impact information including the conclusion from the original Traffic Impact Analysis and an approval letter from the Texas Department of Transportation (TxDOT). TREE PRESERVATION: A Tree Conservation Plan was approved during the initial approval of Carillon Zoning Change and Development Plan. All trees on this site were approved for removal. The Tree Conservation Plan for the hotel site shows 17% of the existing tree cover to be preserved. UTILITIES: Water The site has access to an existing 12-inch water line along the State Highway 114 frontage road and an 12-inch water line along Southmont Drive. Sewer The site will have access to an 8-inch sewer line that was installed during the development of Carillon on Carillon Court. STAFF COMMENTS : Attached is Plat Review Summary No. 2, dated May 13, 2016. Case No. Attachment A ZA16-031 Page 3 Case No. Attachment B ZA16-031 Page 1 SPIN Meeting Report Case No. Attachment C ZA16-031 Page 1 Case No. Attachment C ZA16-031 Page 2 Case No. Attachment C ZA16-031 Page 3 Case No. Attachment C ZA16-031 Page 4 Case No. Attachment C ZA16-031 Page 5 Case No. Attachment C ZA16-031 Page 6 Case No. Attachment C ZA16-031 Page 7 2035 Corridor Planning Committee Report Case No. Attachment D ZA16-031 Page 1 Case No. Attachment D ZA16-031 Page 2 Case No. Attachment D ZA16-031 Page 3 Case No. Attachment D ZA16-031 Page 4 Case No. Attachment D ZA16-031 Page 5 Plans and Support Information Preliminary Plat Case No. Attachment E ZA16-031 Page 1 Associated Site Plan for Hotel Indigo – Carillon (Case No. ZA16-031) Case No. Attachment E ZA16-031 Page 2 PLAT REVIEW SUMMARY Case No.: ZA16-031 Review No.: Two Date of Review: 05/13/16 Preliminary Plat Project Name: – Hotel Indigo - Carillon APPLICANT: Kevin Kessler OWNER: Jeff Kennemer Jacobs Engineering Hines Southlake Land LP 1999 Bryan St. Suite 1200 2200 Ross Ave. Suite 4200W Dallas, TX Dallas, TX Phone: (214) 920-8106 Phone: (972) 716-2900 E-mail: kevin.kessler@jacobs.com E-mail: jeff.kennemer@hines.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/16 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 RICHARD SCHELL AT (817) 748-8602 OR DENNIS KILLOUGH AT (817) 748- 8072. 1. The Preliminary Plat must conform to the underlying ECZ zoning and Development Plan for Carillon. A Final Plat for the hotel lot and offsite easement lot must be recorded with the County prior to issuance of a building permit. 2. The metes and bounds description will be reviewed at the next submittal. 3. Correct the Land Use Designation (LUD = ) on all adjacent properties. The LUD is Mixed Use and the Zoning is ECZ on adjacent properties. 4. The following changes are needed with regard to easements: a. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. b. Provide common access easements in accordance with the approved Development Plan and Site Plan. Common access easements are required on the driveway to the west and the driveway connection to the east. Please dedicate easements slightly wider than the proposed driveway widths. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: Case No. Attachment F ZA16-031 Page 1 * The proposed Tree Conservation Plan shows to preserve existing trees that were previously shown to be removed on the Carillon Tree Conservation Plan. The property contains approximately 52% of existing tree cover and if this was straight zoning 50% of the tree cover would be required to be preserved. A total of 17% of the existing tree cover is proposed to be preserved. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on Minimum percentage of the the entire site existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other Case No. Attachment F ZA16-031 Page 2 streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Steve Anderson, P.E., CFM 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. NEW REQUIREMENT: 3. Submit with Civil Construction Plans a Retaining Wall Layout sheet. 4. 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. 5. Construction within SH 114 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. * Street intersections shall comply with TDLR/ADA accessibility standards. Case No. Attachment F ZA16-031 Page 3 * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * 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 EASEMENTS: 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 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 COMMENTS: 1. Minimum size for water lines is 8”. 2. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details. * Water lines cannot cross property lines without being in an easement or right of way. * 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. * 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. Minimum size for sanitary sewer is 8”. Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards. 4. Proposed sanitary sewer shall be located in parkway - not under pavement, except for crossings. 5. 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. Clearly label all private and public storm lines. Case No. Attachment F ZA16-031 Page 4 2. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm sewer: 30” RCP and under - 15’ easement 42” – 54” RCP - 20’ easement 60” – 66” RCP - 25’ easement 72” – 102” RCP - 30’ easement Over 102” RCP – 3.5 times diameter * Calculations will be required to verify capacity of proposed curb inlets. * Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. The proposed flume will not be allowed. * 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 geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * 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. Case No. Attachment F ZA16-031 Page 5 Fire Department Review Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant. (A remote FDC is acceptable to meet the requirement)(FDC not shown on plans) FIRE LANE COMMENTS: 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) Fire apparatus access needs to be an all-weather surface, asphalt or concrete, a minimum of 24 feet wide with 6 inch red striping that contains 4 inch white lettering that states “FIRE LANE NO PARKING” every 25 feet, and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) (Label all fire lanes) The following should be informational comments only ========= ==================== * A SPIN meeting for this project was held on March 22, 2016. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Denotes Informational Comment Case No. Attachment F ZA16-031 Page 6 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Hotel Indigo - Carillon SPO# Owner Name Zoning Physical Address Acreage Response HINES SOUTHLAKE LAND LP ECZ 250 E SH 114 3.62 1. NR HINES SOUTHLAKE LAND LP ECZ 100 E SH 114 5.06 2. NR HINES SOUTHLAKE LAND LP ECZ 200 E SH 114 1.04 3. NR HINES SOUTHLAKE LAND LP ECZ 190 E SH 114 1.27 4. NR HINES SOUTHLAKE LAND LP ECZ 240 E SH 114 0.74 5. NR DOMINION SOUTHLAKE PROPERTIES C3 101 E SH 114 0.40 6. NR DOMINION SOUTHLAKE PROPERTIES C3 201 E SH 114 0.08 7. NR DOMINION SOUTHLAKE PROPERTIES C3 1350 N WHITE CHAPEL BLVD 6.33 8. NR HINES SOUTHLAKE LAND LP ECZ 400 E SH 114 0.06 9. NR HINES SOUTHLAKE LAND LP ECZ 430 E SH 114 0.53 10. NR DOMINION SOUTHLAKE PROPERTIES C3 301 E SH 114 2.70 11. NR DOMINION SOUTHLAKE PROPERTIES C3 319 E SH 114 2.86 12. NR BIEKER, RON ECZ 1621 RIVIERA LN 0.12 13. NR MCCAW, NEIL ECZ 1617 RIVIERA LN 0.12 14. NR RUCCI, COREY ECZ 1613 RIVIERA LN 0.12 15. NR BOISSEVAIN, DAVID ECZ 1609 RIVIERA LN 0.12 16. NR K HOVNANIAN HOMES - DFW LLC ECZ 1601 RIVIERA LN 0.21 17. NR K HOVNANIAN HOMES - DFW LLC ECZ 1605 RIVIERA LN 0.12 18. NR PERRY, RICHARD B ECZ 308 MONTPELIER DR 0.13 19. NR Case No. Attachment G ZA16-031 Page 1 HINES SOUTHLAKE LAND LP ECZ 300 CARILLON CT 0.15 20. NR HINES SOUTHLAKE LAND LP ECZ 1500 LE MANS LN 0.20 21. NR HINES SOUTHLAKE LAND LP ECZ 400 CARILLON CT 1.46 22. NR HINES SOUTHLAKE LAND LP ECZ 401 MONTPELIER DR 0.19 23. NR K HOVNANIAN HOMES DFW LLC ECZ 301 MONTPELIER DR 0.19 24. NR K HOVNANIAN HOMES DFW LLC ECZ 303 MONTPELIER DR 0.15 25. NR K HOVNANIAN HOMES DFW LLC ECZ 305 MONTPELIER DR 0.16 26. NR K HOVNANIAN HOMES DFW LLC ECZ 307 MONTPELIER DR 0.14 27. NR K HOVNANIAN HOMES DFW LLC ECZ 1508 LE MANS LN 0.14 28. NR K HOVNANIAN HOMES DFW LLC ECZ 1504 LE MANS LN 0.14 29. NR K HOVNANIAN HOMES-DFW LLC ECZ 300 MONTPELIER DR 0.24 30. NR PATEL, TEJAL ECZ 304 MONTPELIER DR 0.15 31. NR K HOVNANIAN HOMES-DFW LLC ECZ 306 MONTPELIER DR 0.13 32. NR HINES SOUTHLAKE LAND LP ECZ 833 ORLEANS DR 0.07 33. NR HINES SOUTHLAKE LAND LP ECZ 1700 N CARROLL AVE 20.94 34. NR DEORA, JITENDRA ECZ 829 ORLEANS DR 0.25 35. NR K HOVNANIAN HOMES DFW LLC ECZ 1513 LE MANS LN 0.14 36. NR K HOVNANIAN HOMES DFW LLC ECZ 1509 LE MANS LN 0.18 37. NR K HOVNANIAN HOMES - DFW LLC ECZ 1505 LE MANS LN 0.24 38. NR MERITAGE HOMES OF TEXAS LLC ECZ 817 ORLEANS DR 0.19 39. NR MERITAGE HOMES OF TEXAS LLC ECZ 821 ORLEANS DR 0.19 40. NR CHILDREN'S MEDICAL CENTER ECZ 470 E SH 114 9.80 41. NR K HOVNANIAN HOMES DFW LLC ECZ 1501 LE MANS LN 0.33 42. NR HINES SOUTHLAKE LAND LP ECZ 629 ORLEANS DR 0.54 43. NR MERITAGE HOMES OF TEXAS LLC ECZ 825 ORLEANS DR 0.18 44. NR SOUTHLAKE TX MEDICAL BLDG I LP SP2 431 E SH 114 2.70 45. NR SOUTHLAKE LAND HOLDINGS LP SP2 451 E SH 114 2.73 46. NR SOUTHLAKE LAND HOLDINGS LP SP2 401 E SH 114 1.88 47. NR SOUTHLAKE LAND HOLDINGS LP SP2 335 E SH 114 15.09 48. NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty-Eight (48) Responses Received: None (0) Case No. Attachment G ZA16-031 Page 2