Item 6A & 6B
6A. Future Land Use Amendment (CP17-001) 6B. Zoning Change and Site Plan for Southlake Commons (ZA17-015)
Items 6A & 6B
Owner: Gloria Lechler Trust, et al
Applicant: Tres Burros, LLC
Requests: 7A. Request to amend the Future Land Use map from Office Commercial to Retail Commercial.
7B.
Request to receive zoning and site plan approval to allow construction of three single-story retail commercial buildings totaling 21,997 square feet.
Location: Generally located at
the southwest corner of F.M. 1709/W Southlake Blvd and S White Chapel Blvd.
CP17-001 & ZA17-015
Good evening Mayor and City Council. Both items 7A and 7B will be presented in together. Item 7A is a request to amend approximately 4.1 acres of the Future Land Use map from Office
Commercial to Retail Commercial and item 7B is a request to rezone this same area O-1 to District to “S-P-1” Detailed Site Plan District with local C-2 uses to allow construction of
three single-story retail commercial buildings totaling 21,997 square feet.
The project is generally located near the SW corner of W Southlake Blvd and S White Chapel Blvd.
Aerial View
Aerial of the site
Aerial View
Aerial of the site – subject property outlined in blue.
Aerial View
From South looking North – across FM 1709 there is a bank, office and retail use, to the west is medical office uses, to the east is a bank and to the southeast office uses. Directly
to the south one story offices uses were approved and further to the south is the Stratford Parc Subdivison.
Aerial View
From the North looking South
Aerial View
From the East looking West
Aerial View
Looking from West to East
Street View
Street View
Street View
Street View
Street View
Site Plan
This is the proposed site plan.
Site Plan
This is an enlarged version of the site plan. There are three proposed retail buildings located on three separate lots. The buildings on lot 21 & 22 (the two western located lots)
are 7,510 sf each. The building to the east (Lot 23)next to the bank is 5,737 sf. Superimposed on this site plan is the office developed that was recently approved by City Council.
There are 203 parking spaces indicated on the site. Drive connections indicated directly to FM 1709, to the west which will provide access to FM 1709 east bound, to the bank property
which will provide access to WC (southbound) and to southeast the will provide access to WC (full access). The open space on lot 21 is 30.92%, lot 22 – 30.37%, and lot 23 – 28.69%.
A SP-1 regulation has been provided that the total developments impervious coverage as a total will not exceed 70% which is consistent with the C-2 zoning regulations.
There are
two pergolas shown – one located between building 1 and Building 2. The second to the east of building 2. A trash enclosure is located along the western portion of the property east
of building one and a trash enclosure is shown south of Building 3. A drive through with an ordering Kiosk is indicated along the southside of building 3. The plan shows a screen wall
and accent trees planted across from the ordering kiosk.
Landscaping Plan
Landscaping Plan
The landscape plan meets the ordinance requirements. I will quickly summarize the plan. To the south in the triangle piece of property – the applicant is proposing a berm. On top of
the berms will sit 13 canopy trees planted at 4” caliper and 19 accent trees planted at 6 foot minimums. Along FM 1709 on the east side some of the existing trees will be saved along
FM 1709 plus an additional 13 canopy trees at 4” caliper and 21 accent trees will be provided. An interior landscape shrub will be provided along the north parking areas, sorround the
east pergola, run along the north side of the buildings and in front of the dumpster. Five Nellie R Stevens will be planted in front of the dumpster. Interior landscaping requirements
are exceeded.
Site Data Summary
Floor area 20,757 sq ft. - 208 required.
Proposed S-P-1 Regulations
Proposed S-P-1 Regulations
Point out handout provided
Proposed S-P-1 Regulations
Proposed S-P-1 Regulations
Approved Tree Conservation Plan
Proposed Tree Conservation Plan
This is a copy of the proposed tree conservation plan that was approved with the plat. Seventy –three percent of the trees are planned to be saved on the save.
Buildings 1 & 2
Click slide for materials
Buildings 1 & 2
Clay Tile Roof
Brick Veneer
Stone Veneer
Metal Awnings
Stucco
Cast Stone
Wainscot
E.I.F.S. Cornice
With Metal Coping
wainscot, metal awnings and a clay tile roof system with a 6/12 pitch.
Building 3
Building 3
Brick Veneer
Stone Veneer
Fabric Awnings
Stucco
Cast Stone
Wainscot
E.I.F.S. Cornice
With Metal Coping
Perspective from Southlake Blvd.
Heading east looking southeast
Heading west looking south
Interior Perspective
1.
2.
1
2
Corridor overlay section – exposed structural columns shall be clad
Pergola
Dumpster Enclosure/Sound Screen
Here are the elevations of the dumpster enclosures and sound screen. Brick with a cast wainscot. wainsket
PZ Action (CP17-001)
March 9, 2017; Planning and Zoning Commission voted 6-0 to recommend approval subject to the Staff Report dated March 3, 2017
PZ Action (ZA17-015)
October 20, 2016; The Planning and Zoning Commission voted 6-0 to recommend approval of this item as presented subject to Staff Report dated March 3, 2017 and Site Plan Review Summary
#2 dated March 3, 2017, specifically noting approval of the variance requested with respect to the driveway ordinance.
CC 1st Reading Action (CP17-001)
March 21, 2017; City Council voted 5-2 to approve subject to the Staff Report dated March 15, 2017
CC 1st Reading Action (ZA17-015)
March 21, 2017; Voted 4-3 to approve subject to Staff Report dated March 15, 2017 and Site Plan Review Summary #2 dated March 3, 2017, granting a variance to Driveway Ordinance no. 634,
as amended, Section 5.2.d regarding stacking depth to allow a minimum 77’ from the entrance from F.M. 1709/Southlake Blvd and to allow the site to be served by the existing drives to
and from the adjacent properties, and noting we’re eliminating proposed S-P-1 regulation #5 in regards to minimum rear building setbacks.
Questions?
Applicant Presentation
Mixed Use in 1993 and Office Commercial in 1998
Site Plan
A
B
C
To and from the East via FM 1709 – 35%
To and from the West via FM 1709 - 30%
To and From the South via White Chapel -20%
To and From the North Via White Chapel -15%
Inbound movements
Traffic
from the east 65% will use White Chapel – 35% U turn
Traffic from the North will use the drives – 60% will use the first (north drive - B);
Traffic from the South will utilize the common
drive
Traffic from the west will utilize drive A
Outbound movements
Eastbound will use driveway A
Northbound will driveway C
West bound 50% C and 50% A
Southbound 50% B and 50 C
To and from the East via FM 1709 – 35%
To and from the West via FM 1709 - 30%
To and From the South via White Chapel -20%
To and From the North Via White Chapel -15%
Inbound movements
Traffic
from the east 65% will use White Chapel – 35% U turn
Traffic from the North will use the drives – 60% will use the first (north drive - B);
Traffic from the South will utilize the common
drive
Traffic from the west will utilize drive A
Outbound movements
Eastbound will use driveway A
Northbound will driveway C
West bound 50% C and 50% A
Southbound 50% B and 50 C
Site Plan
A
B
C
To and from the East via FM 1709 – 35%
To and from the West via FM 1709 - 30%
To and From the South via White Chapel -20%
To and From the North Via White Chapel -15%
Inbound movements
Traffic
from the east 65% will use White Chapel – 35% U turn
Traffic from the North will use the drives – 60% will use the first (north drive - B);
Traffic from the South will utilize the common
drive
Traffic from the west will utilize drive A
Outbound movements
Eastbound will use driveway A
Northbound will driveway C
West bound 50% C and 50% A
Southbound 50% B and 50 C
24 Hour Projections
Peak Hour Projections
BDI recommends the following improvements to the site to improve the flow of traffic
in the future:
• Consider placing a stop sign and stop bars at the existing driveway exit onto White
Chapel.
• Prevent new planting of trees and shrubs, as well as placement of other new obstacles at ground level, north of the Common Driveway onto White Chapel (Driveway C). Maintain
existing tree trimming practices to remove new branch growth below bottom level of existing tree canopies.
• Trim trees and shrubs to prevent growth above the sidewalk south of the
Common Driveway onto White Chapel (Driveway C) below a height of approximately eight feet above grade.
Traffic Study Recommendations
BDI recommends the following improvements to the site to improve the flow of traffic
in the future:
• Consider placing a stop sign and stop bars at the existing driveway exit onto White
Chapel.
• Prevent new planting of trees and shrubs, as well as placement of other new obstacles at ground level, north of the Common Driveway onto White Chapel (Driveway C). Maintain
existing tree trimming practices to remove new branch growth below bottom level of existing tree canopies.
• Trim trees and shrubs to prevent growth above the sidewalk south of the
Common Driveway onto White Chapel (Driveway C) below a height of approximately eight feet above grade.
Traffic Study Recommendations
Lee Engineering letter verified that the trimming of vegeation needed at drive C, the right lane of White Chapel serves as a defacto right turn lane – no devel needed. Does recommend
that the FM 1709 and White Chapel intersection will llikely require modifications in order to accommodate changes in the intersection pattern.
Previously Proposed Zoning Site Plan (ZA16-057)
50
Summary of Changes from ZA16-057 to ZA17-015
(5 spaces removed next to building 1 to allow dumpster to shift south; 4 spaces lost to property line shifting north for office building; 1 space removed to widen planter island on east
part of lot 3)
51
Previously Proposed Zoning Site Plan (ZA16-057)
52
Variances – The City Council shall have the authority to grant a variance to this ordinance. In granting any variance, the City Council shall determine that a literal enforcement of
the regulations herein will create an unnecessary hardship or practical difficulty on the applicant, that the situation causing unnecessary hardship or practical difficulty is unique
to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and that
the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The decision of the City Council shall be final.
Variance Approval Criteria for Driveway Ordinance