Item 6A, 6B and 6C Presentation
Future Land Use Plan Amendment Zoning Change and Site Plan / Preliminary Plat Highland Corner
CP17-005 / ZA17-043 / ZA17-042
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Owner: Resort Homes of Texas, LP – David Keener
Applicant: G&A Consultants, LLC
Requests: 1) Future Land Use Plan amendment from Medium Density Residential and Mixed Use
to Office Commercial
2) Zoning Change and Site Plan for Highland Corner from “AG” Agricultural District to “S-P-1” Detailed Site Plan District” to allow construction of seven single-story
general/medical office buildings on approximately 6.068 acres
3) Preliminary Plat for Lots 1-7 & 8X, Block A, Highland Corner
Location: Located at the southwest corner of E. Highland
Street and N. Kimball Avenue
CP17-005, ZA17-043, ZA17-042
On behalf of Resort Homes of Texas LP, G&A Consultants, LLC is requesting approval of a Land Use Plan Amendment from Medium Density Residential and Mixed Use to Office Commercial and
a Zoning Change and Site
Plan from “AG” Agricultural District to “S-P-1” Detailed Site Plan District with “O- 1” Office District uses. The proposed development consists of eight (8)
lots to include seven (7) general/medical office buildings (lots 1-7) and one (1) open
space lot on approximately 6.068 acres. The property is located at the southwest corner of E.
Highland Street and N. Kimball .
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This is the land use plan exhibit. The land use plan amendment request is to change the medium density and mixed use designation to office commercial.
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Office Commercial
CP17-005
Request to amend the Future Land Use map from Medium Density Residential and Mixed Use to Office Commercial.
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Aerial View
The is an aerial view of the property. The subject property is highlighted in the turcose color. As mentioned the property just over 6 acres. The property is encumbered with a 60’
oncor electric utility easement – 70’ in the open space . The large pole structures are highligted by the red circles. Structures are not permitted within the utility easement.
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Southlake Glen Development Plan
Highland Corner
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Aerial View
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Street View
From South looking North
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Street View
From South looking North
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Street View
From South looking North
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Site Plan at P&Z 9/21/17
70’ Electric Easement
60’ Electric Easement
This is the site plan that was presented at the Planning and Zoning Commission meeting on September 21st. The proposed development consists of eight (8) lots to include seven (7) general/medical
office buildings (lots 1-7) and one (1) open space lot on approximately 6.068 acres. The buildings range from 5,976 to 8,319 square feet. The only the building over 6,000 sq ft is builiding
# 1. All buildings are single-story and clad in stucco and stone with brick accents around the windows and doors which meets the Residential Adjacency Standards in Section 43 of Zoning
Ordinance No. 480, as amended, and the masonry requirements of Ordinance No. 557, as amended. The roof material proposed is a standing seam metal that meets the requirement for a factory-treated
non-metallic matte finish.
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Site Plan- Option A
The purpose of the request is to gain approval of a zoning change from “AG” Agricultural District to “S-P-1” Detailed Site Plan District with “O-1” Office District uses. The proposed
development consists of eight (8) lots to include seven (7) general/medical office buildings (lots 1-7) and one (1) X lot on approximately 6.068 acres. The buildings range from 5,976
to 8,319 square feet.
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Site Plan- Option A
The chart on the right indicates how the proposed development compares with general development standards.
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Parking
Proposed:
Parking ratio of 1 space per 200 square feet for all uses
Shared parking, cross‐access and shared maintenance agreement
Parking requirements for individual lots shall
not apply
Per Zoning Ordinance No. 480, as amended, Section 35: For categories listed under Office/Professional the following standards would apply: 8 spaces for the first 1,000 square feet; plus
1:150 for medical and 1:300 for general office.
The proposed S-P-1 zoning and site plan allows a mix of general and medical office use. The parking ratio set at 1:200 is to be applied to the development as a whole.
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Site Data Summary
Here is the matrix listing site data for each proposed lot.
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Fencing Plan
(Requires approval of a separate sign permit and must meet Sign Ordinance requirements)
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Pedestrian Access Plan
6’
EXISTING 6’ SIDEWALK
PROPOSED 8’ MULTI-USE TRAIL
PROPOSED 4’ SIDEWALK
EXISTING 4’ SIDEWALK
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Revised Landscape Plan
Red Oak -5; Ceadar Elm +6, Lacebark Elm +2, , Crapemytle (E), Red Bud +3, Chaste tree +5; NR Stevens E; Abelia + 12; Loreperalum +12; Dwarf indian Hawthorne +1; Mexian Feather grass
E; Pink Muhly +12; Asian Jaseman and Seasonal color (E)
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Revised Tree Conservation Plan
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Variances
200’ foot spacing required to Southlake Glen Dr.
± 100’ provided
±100’
±48.5’
±30.3’
100’ stacking depth required
± 30.3’ and ± 48.5’ provided
1. The location of the southerly access drive coincides with the existing median break and left turn lane in North Kimball Ave, which was constructed prior to Southlake Glen Drive. The
location of the southerly access drive does not meet minimum driveway spacing from Southlake Glen Drive (approximately 100 feet), therefore a variance to Driveway Ordinance No. 634 is
being requested from the 200 feet requirement, to permit the location that coincides with the existing median break in North Kimball Ave. (Driveway ordinance No. 634 Section 5.0).
2.
The two (2) proposed access drives do not meet the minimum stacking depth of 100 feet. The northerly driveway measures approximately 30.3 feet and the southerly driveway measures approximately
48.5 feet. Therefore, a variance to Driveway Ordinance No. 634 is being requested. (Driveway ordinance No. 634 Section 5.0).
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Elevations Building 1
The proposed buildings range from 5,976 to 8,319 square feet. They are all single-story and clad in stucco, brick and stone which meets the Residential Adjacency Standards in Section
43 of Zoning Ordinance No. 480, as amended, and the masonry requirements of Ordinance No. 557, as amended. The roof material proposed is a standing seam metal that meets the requirement
of factory-treated non-metallic matte finish.
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Building 2
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Building 3
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Building 4
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Building 5
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Building 6
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Building 7
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Preliminary Plat / Variance
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7
6
1
2
3
4
8X
Here is the proposed preliminary plat and the variance request to the subdivision ordinance requirement that all lots front on a street.
As proposed, approval of this plat is subject
to receiving approval of an appropriate change of zoning. An associated request for rezoning to “S-P-1” Detailed Site Plan district and a Site Plan for this property will be considered
by City Council. If the rezoning request is approved or approved with conditions, the Preliminary Plat must comply with the approved Site Plan as well as the S-P-1 zoning district.
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P&Z Commission Action
ZA17-043 Approved (5-0) subject to the staff report dated September 21, 2017 and Revised Site Plan Review Summary No. 3, dated September 21, 2017, specifically approving the two variances
requested related to the driveway ordinance, however noting that the applicant has agreed that for his presentation to City Council, he will be willing to eliminate at least two spaces
on either side of the southernmost entrance to the property off Kimball and will include that in his materials, additionally noting that any mechanicals will not be allowed along Kimball,
any mechanicals that are on the side of the buildings but still visible from Kimball will be appropriately screened, also noting the applicant’s willingness at the Chairman’s request
to consider bulking up his landscaping along Kimball for his application for City Council and lastly, noting the applicant’s willingness to show an alternative site plan that includes
access off of Highland St.
ZA17-042 Approved (5-0) subject to the Staff Report dated September 15, 2017; further subject to the Revised Plat Review Summary No. 3, dated September 15,
2017 specifically granting the requested variance.
CP17-005 Approved (5-0) subject to the staff report dated September 15, 2017.
September 21, 2017:
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City Council 1st Reading Action
October 3, 2017; Approved 1st Reading (5-1) subject to the Staff Report dated September 25, 2017 and the Site Plan Review Summary No. 4 dated September 25, 2017 noting approval is for
Site Plan Option ‘A’ and granting and/or noting the following:
Variance to Driveway Ordinance No. 634, Section 5.2.d which requires a minimum stacking depth of 100’ for both driveways.
The applicant requested a variance to allow stacking depths of approximately 30.3’ for the northern driveway and 48.5’ for the southern driveway.
Variance to Driveway Ordinance No. 634,
Section 5.1 which requires a minimum distance of 200’ from a commercial driveway to an intersection along an arterial roadway. The applicant requested a variance to allow the spacing
from the southern driveway to the intersection of N. Kimball Ave. and Southlake Glen Dr. to be approximately 100 feet.
All mechanical equipment shall be placed on a portion of the building
not facing Kimball Ave. or Highland St.; and if not practical, then mechanical equipment will be fully screened from view using either wing walls of stone to match the buildings or bushes
planted at a height and thickness to fully screen the equipment.
Applicant has agreed to additional landscaping along Highland St. to screen parking spaces in that location.
Applicant
has agreed with respect to Lot 7 in the northwest corner to improve the landscaping with additional grass as discussed this evening.
With respect to the trees along west side of property
(bldgs. 5, 6 and 7), the applicant will present options for better quality trees in lieu of crepe myrtles along that portion of the property and along the southern parking lot south
of building 6.
With respect to the dumpsters, noting the applicant will present options for 2nd reading for alternative locations for the two (2) dumpsters as discussed this evening.
With
respect to signage, the applicant has noted that no signage will be requested for the corner of East Highland St. and North Kimball Avenue.
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City Council 1st Reading Action
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Questions?
Link to Presentation
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Site Plan - Option B
Alternate Site Plan Option B with driveway added onto E. Highland St. per P&Z Commission motion
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Landscape Plan at P&Z 9/21/17
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Tree Conservation Plan
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Variances – Site Plan Option B
200’ foot spacing required
± 100’ provided
±100’
±48.5’
±30.3’
100’ stacking depth required
± 30.3’ and ± 48.5’ provided
Variance to allow driveway onto collector required
Variance to allow driveway onto collector required
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Proposed S-P-1 Regulations – O-1 Office District
The following uses shall be permitted in the S‐P‐1 Zoning District for Lots 1‐7 & 8X of Highland Corner:
a. All permitted uses listed in the “O‐1” Office District
The following
Development Regulations shall be required within the S‐P‐1 zoning district for Lots 1‐7 & 8X of Highland Corner:
a. Height: No building or structure shall exceed thirty‐five (35) feet.
b.
Front Yard: There shall be a minimum front yard setback of thirty (30) feet. Along E. Highland Street and Southlake Glen Dr. there shall be a minimum setback of forty (40) feet.
c.
Side Yard: There shall be a minimum side yard setback of ten (10) feet for lots within the SP‐1 zoned area.
d. Rear Yard: There shall be a minimum rear yard setback of ten (10) feet
for lots within the SP‐1 zoned area.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot coverage not to exceed fifty (50) percent of the total overall SP‐1
area, not individual lots.
f. Lot Area: There shall be no minimum area for a lot.
g. Floor Area: There shall be no minimum floor area.
h. Maximum Impervious Coverage: The maximum
impervious coverage shall not exceed sixty-five (65) percent of the total overall S‐P‐1 area, not individual lots.
a. A shared parking, cross‐access and shared maintenance agreement
shall be required. Required parking for all built uses shall be provided within the S‐P‐1 boundaries for Highland Corner, parking requirements for individual lots shall not apply. A
parking ratio of 1 space per 200 square feet shall be applied to the development as a whole.
b. The building footprints shown on the approved Site Plan may be altered and adjusted but
may not be larger in size than what is shown on the approved Site Plan.
c. If trees that were attempted to be preserved on the Site Plan become diseased or dying prior to the start
of construction, then building footprints that were originally laid out to preserve said trees may be altered and adjusted since preservation is no longer needed.
d. Bufferyards shall
only be required along the perimeter of the entire development and not along interior lot lines.
e. 70% of the existing tree canopy coverage shall be preserved.
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Proposed S-P-1 Regulations – O-1 Office District
The following uses shall be permitted in the S‐P‐1 Zoning District for Lots 1‐7 & 8X of Highland Corner:
a. All permitted uses listed in the “O‐1” Office District
The following
Development Regulations shall be required within the S‐P‐1 zoning district for Lots 1‐7 & 8X of Highland Corner:
a. Height: No building or structure shall exceed thirty‐five (35) feet.
b.
Front Yard: There shall be a minimum front yard setback of thirty (30) feet. Along E. Highland Street and Southlake Glen Dr. there shall be a minimum setback of forty (40) feet.
c.
Side Yard: There shall be a minimum side yard setback of ten (10) feet for lots within the SP‐1 zoned area.
d. Rear Yard: There shall be a minimum rear yard setback of ten (10) feet
for lots within the SP‐1 zoned area.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot coverage not to exceed fifty (50) percent of the total overall SP‐1
area, not individual lots.
f. Lot Area: There shall be no minimum area for a lot.
g. Floor Area: There shall be no minimum floor area.
h. Maximum Impervious Coverage: The maximum
impervious coverage shall not exceed sixty-five (65) percent of the total overall S‐P‐1 area, not individual lots.
a. A shared parking, cross‐access and shared maintenance agreement
shall be required. Required parking for all built uses shall be provided within the S‐P‐1 boundaries for Highland Corner, parking requirements for individual lots shall not apply. A
parking ratio of 1 space per 200 square feet shall be applied to the development as a whole.
b. The building footprints shown on the approved Site Plan may be altered and adjusted but
may not be larger in size than what is shown on the approved Site Plan.
c. If trees that were attempted to be preserved on the Site Plan become diseased or dying prior to the start
of construction, then building footprints that were originally laid out to preserve said trees may be altered and adjusted since preservation is no longer needed.
d. Bufferyards shall
only be required along the perimeter of the entire development and not along interior lot lines.
e. 70% of the existing tree canopy coverage shall be preserved.
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