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Item 6CCase No. ZA17-102 S T A F F R E P O R T April 10, 2018 CASE NO: ZA17-102 PROJECT: Site Plan for Shuck Me EXECUTIVE SUMMARY: ATA Construction, on behalf of the owner Roger Haverkamp , is requesting approval of a Site Plan for Shuck Me on property described as Lot 1, Block 1, Sword Addition, and located at 585 Randol Mill Avenue, Southlake, Texas. Current Zoning: “C-2” Local Retail Commercial District. SPIN Neighborhood #6. DETAILS: The site is located on Randol Mill Avenue approximately 500 feet south of the intersection of Randol Mill Avenue and Florence Road. The applicant is requesting approval of a site plan to add 18 additional parking spaces to the existing 45 spaces in the parking lot for a total of 63 parking spaces for an existing restaurant. Within the existing building, the applicant is proposing to convert an existing storage area within the building into a 1,142 square foot dining room and bar expansion. Additionally, the applicant is proposing to add a 10 ft. by 10 ft. attached cooler to the north wall of the building to support the restaurant expansion and is seeking a masonry variance for the attached cooler with an embossed acrylume exterior finish. Site Data Summary Shuck Me Existing Proposed ZA17-102 Current Zoning C-2 C-2 Future Land Use Low Density Residential Low Density Residential Gross/Net Area 1 acres 1 acres Number of Buildings 1 1 Building Floor Area Gross 6,000 SF Net 5,672 SF Gross 6,000 SF Net 5,672 SF Floor Area 4,497 sf restaurant 1,175 sf storage 328 sf dumpster enclosure 5,672 sf restaurant 100 sf cooler 328 sf dumpster enclosure Area of Open Space 23,138 sf 12,939 sf Percentage of Open Space 53% 30% Area of Impervious Coverage 20,422 30,545 sf Percentage of Impervious Coverage (max. allowed/ provided) 70%/47% 70%/70% Required Parking (1/3 seats) 45 spaces 60 spaces Provided Parking 45 spaces 18 additional spaces/63 spaces total Proposed Overall Parking Ratio 1 space/3 seats 1 space/2.9 seats Department of Planning & Development Services Case No. ZA17-102 At the April 5, 2018 Planning and Zoning Commiss ion meeting, the Commission’s motion included one recommendation that the applicant work with the adjacent property owner to the southeast to provide additional landscape screening for the southeast corner of the property. A revised landscape plan has been provided that includes 17 30-gallon Nellie.R.Stevens Hollies on the southeast corner and east of the proposed parking lot. Additionally, the applicant has included 5 30 -gallon Nellie.R.Stevens Hollies on the adjacent property. The applicant has provided a fence agreement for the neighbor directly to the south that includes an 8 -foot PVC fence from the end of the existing parking lot east to the end of the neighbor’s existing fence. Link to Narrative VARIANCES REQUESTED: The applicant has requested the following variances: Masonry Ordinance No. 557: Variance to the Masonry Ordinance No. 557, as amended, to allow a metal cooler with an embossed acrylume exterior finish attached to the building to remain without the required masonry surround. Driveway Ordinance 634, Driveway Centerline Spacing: Variance to the Driveway Ordinance to allow the existing driveway centerline spacing to remain as shown on the site plan (Driveway center lines on Randol Mill (FM1709) are required to be a distance of 250 ft. per 5.2b General Design Criteria for Driveways on FM 1709, FM1938 and Intersecting Arterials). Driveway Ordinance No 634, Stacking Depth: Variance to allow the stacking depth of zero feet to remain as is on the two existing driveways. The recently expanded Randol Mill Avenue included the installation of a 6 -lane divided roadway with a median located directly in front of the property. The two driveways are right - in/ right-out only. Section 39, Screening, Non-Residential Districts (Section 39.6 of the Zoning Ordinance): Variance to allow the existing fencing, owned by the adjacent property owners, to remain in their existing condition. The north property line has masonry columns with wrought iron fence, the east property line has wrought iron fencing, and the south property line has a 6-foot white PVC solid fencing and a small portion of 6-foot wrought iron fence. The applicant is proposing a 8 ft. PVC fence section per applicant’s agreement with neighbor from the west end of the new parking lot to the east end of the neighbor’s existing PVC fence. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Site Plan Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 4, dated March 29, 2018 (D) Surrounding Property Owners Map and Responses (E) Surrounding Property Owners Responses Full Size Plans (for Commission and Council members only ) Link to PowerPoint Presentation Link Narrative and Variance Requests Link Plans Link to Revised Landscape Plans Link to SPIN Report Case No. ZA17-102 STAFF CONTACT: Ken Baker (817) 748-8067 Patty Moos (817) 748-8269 Case No. Attachment A ZA17-102 Page 1 BACKGROUND INFORMATION OWNER: Roger Haverkamp APPLICANT: ATA Construction. PROPERTY SITUATION: 585 Randol Mill Avenue LEGAL DESCRIPTION: Lot 1, Block 1, Sword Addition, City of Southlake, Tarrant County, Texas. CURRENT ZONING: “C-2” Local Retail Commercial District HISTORY: September 19, 1989; “C-2” Zoning was placed on the property with the adoption of the City’s Zoning Ordinance and official zoning map. June 19, 1990; City Council approved a preliminary plat for Lots 1 and 2, Block 1 Sword Addition (ZA90-028). August 7, 1990; City Council approve d a final plat for Lots 1 and 2, Block 1 Sword Addition (ZA90-031). CITIZEN INPUT: A SPIN meeting was previously held on January 30, 2018 for this development. Link to the SPIN meeting report SOUTHLAKE 2030: Consolidated Land Use Plan The Low Density Residential category is for detached single- family residential development at a net density of one or fewer dwelling units per acre. Net density is the number of dwelling units per net acre, which excludes acreage in all public rights-of-way. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi-Public categories described previously. The Low Density Residential category encourages the openness and rural character of the City of Southlake. The existing development appears to be not consistent with the intent of the land use designation at this location. Pathways Master Plan An existing eight (8) foot wide sidewalk is located along Randol Mill Avenue. TREE PRESERVATION/ LANDSCAPE: The proposed tree conservation complies with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. There is Case No. Attachment A ZA17-102 Page 2 6% of existing tree cover on the site and 70% of the existing tree cover is required to be preserved. The applicant is proposing to remove two (2) Eastern Red Cedar trees for the proposed parking addition and preserving 73% of the existing tree cover. The applicant provided some landscaping when the business opened and is proposing to add additional landing to include six (6) canopy trees, eight (8) accent trees, fifty (50) shrubs, and additional ornamental grasses and ground cover. The existing and proposed landscaping would meet the interior landscape requirements, if the building was being built. UTILITIES: Water The site is served by an existing 6-inch water line. Sewer The site is served by an existing 8-inch sewer line. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will access onto Randol Mill Avenue, a six (6) lane divided arterial with approximately one hundred thirty (130) feet of right-of-way. Randol Mill Avenue (50) (between Johnson Road & Florence Road) 24hr North Bound (6,598) South Bound (7,095) AM Peak AM (721) 7:30 AM– 8:30 AM Peak AM (508)7:15 AM– 8:15 PM PM Peak PM (509) 2:45– 3:45 PM Peak PM (797) 4:30 – 5:30 PM * Based on the 2015City of Southlake Traffic Count Report Traffic Impact Use Area (sq. ft.) Vtpd* AM- IN AM- OUT PM- IN PM- OUT High Turnover Restaurant (932) 5,672 721 34 32 38 25 * 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, 7th Edition PLANNING AND ZONING COMMISSION: April 5, 2018; Approved (7-0) as presented; subject to the Staff Report dated March 29, 2018; further subject to the Site Plan Review Summary No. 4 dated March 29, 2018; specifically granting the variances noted in the staff report relating to masonry, driveway centerline spacing, stacking depth, and screening; also further noting the applicant’s agreeme nt to do the following: provide an updated landscape plan for review particularly with any changes incorporated in the southeast corner of the site; the applicant has agreed to the neighbor on the immediate south, to provide 8-foot fencing in a manner, to this neighbor, to only begin where adjacent to the immediate parking area; and lastly, an updated rendering of landscaping to be added to the neighbor’s yard on the southeast corner with landscaping, caliper, density and tree type that is amenable to this neighbor. Case No. Attachment A ZA17-102 Page 3 STAFF COMMENTS: The Site Plan Review Summary No. 4, dated March 29, 2018 is located in Attachment ‘C’. Case No. Attachment B ZA17-102 Page 1 Case No. Attachment C ZA17-102 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA17-102 Review No.: Four Date of Review: 3/29/2018 Project Name: Site Plan for Shuck Me APPLICANT: ATA Construction OWNER: Shuck Me Rob Wilson Roger Haverkamp 1307 Forest Green Ct. 2407 Florence Road Keller, TX 76248 Southlake, TX 76092 Phone: (972) 965-9339 Phone: 817-925-4906 Email: jrwfamily@sbcglobal.net Email: rogerhaverkamp@aol.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/12//2018 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 Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us 1. Provide an updated site data summary chart to include the existing and proposed information. 2. The parking lot addition will require lighting. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over. Bollard lighting 42-inches and under may be used to achieve the required lighting level. 3. The attached cooler addition will need to be wrapped in masonry to match the masonry on the front of the building. The attached walk-in cooler addition exterior is proposed without the required masonry building material and does not meet the requirements for residential adjacency, the corridor overlay or the Masonry Ordinance No. 557, as amended. Variance Request 1. As noted on the site plan, the driveway centerlines do not meet the required 250 ft. distance (for right-in/right-out) in the Driveway Ordinance No. 634. Provide a variance request in the narrative to allow the driveway centerline distances to exist as shown on the site plan. Variance Request 2. The stacking depth for this site appears to be zero feet. Provide a narrative with the variance request to allow the stacking depth to remain as it currently exists. Variance Request 3. The existing perimeter fence installed by the adjacent property owners, does not comply with the screening requirements in Zoning Ordinance, Section 39 for residential adjacency. Provide a variance request to allow the fencing to remain as it currently exists. Variance Request Case No. Attachment C ZA17-102 Page 2 Informational Comments Perimeter fencing must meet the requirements of Ordinance 480, Section 39: a. Where a non-residential use abuts a residentially zoned lot or tract or lot having an occupied residential dwelling, a solid fence meeting the material standards of Section 39.2(b) shall be erected along the side and rear property lines abutting said residential lot or dwelling to a height of eight (8) feet. Where the district boundary dividing a non- residential district from a residential district is along a street or alley, and an automobile parking lot or parking area is located in the front yard of the non - residential use, the said parking lot or parking area facing the residential lot shall be suitably screened to a height of not less than three and one -half (3 ½) feet. A variance to this section may be approved by the City Council during its review of any concept plan, development plan, or site plan requiring review by the Planning and Zoning Commission and approval by the City Council, or by the Board of Adjustment for all other concept plans, development plans, or site plans. (As amended by Ordinance No. 480-UUU.) b. All screening devices shall be properly maintained in perpetuity by the owner of property with non-residential uses. Failure of the owner to maintain the screening device shall constitute a violation of this ordinance. (As amended by Ordinance No. 480-HH.) c. Outside storage of trash/recycling receptacles or any garbage, refuse and trash/recycling collection and storage areas shall be at the side or rear of the building, shall be totally encircled or screened by fence, planting or other suitable visual ba rrier six feet (6') in height and shall have a metal door which shall remain closed at all times. These areas or receptacles shall not encroach into any required bufferyard. (As amended by Ordinance No. 480-HH.) d. Where a non-residential use abuts an existing residential screening wall or fence and a written agreement is executed between the developer and residential property owner, it shall be deemed the intent of this ordinance to allow the residential screening wall or fence to satisfy that portion o f Section 39.6.b. above (relating to side and rear yard screening) as long as said screening device is maintained in good repair. Should the screening device be destroyed by more than 50% of its fair market value at the time of destruction, then the owner of the nonresidential property shall construct a new solid fence meeting the material standards of Section 39.2(b), which meets the requirements of Section 39.6b. (As amended by Ordinance No. 480 -HH.) 39.2 Fencing Standards b. Acceptable materials for fencing and decorative posts include but are not limited to brick, stone, masonry; synthetic materials; natural and treated woods; ornamental metal or wrought iron; decorative aluminum or metal having a factory applied non-metallic matte finish. (1) PVC and other synthetic materials used for both residential and commercial fencing applications shall meet the minimum quality standards set forth in the ordinance. (2) Accept as otherwise required by this ordinance, chain link shall only be permitted in AG, SF-1A, SF-1B, SF-2, SF-20A, SF-20B, SF-30, RE-5, RE-7, CS, I-1, I-2, and B-2 zoning districts. (As amended by Ordinance No. 480-UUUU) Case No. Attachment C ZA17-102 Page 3 (3) Corrugated metal panels or materials having similar properties shall not be permitted. _________________________________________________________________________________________________________________ Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: * The proposed tree conservation complies with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. There is 6% of existing tree cover on the site and 70% of the existing tree cover is required to be pre served. The applicant is proposing to remove two (2) Eastern Red Cedar trees for the proposed parking addition and preserving 73% of the existing tree cover. * 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 the entire site Minimum percentage of the 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 an y area in public rights-of-way as approved by City Council. * 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 layou t 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. LANDSCAPE COMMENTS: * Any future rezoning would require that the bufferyard regulations be met so it is recommended that bufferyard area be provided between the property line and the proposed parking spaces. If Case No. Attachment C ZA17-102 Page 4 bufferyards were required the south and east bufferyards would both be required to be 10’ – F1 type bufferyards. * The applicant provided some landscaping when the business opened and is proposing to add additional landing to include six (6) canopy trees, eight (8) accent trees, fifty (50) shrubs, and additional ornamental grasses and ground cover. The existing and proposed l andscaping would meet the interior landscape requirements if the building was being built. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Steve Anderson, P.E. Deputy City Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us GENERAL COMMENTS: This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * 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 DRAINAGE COMMENTS: 1. Submit preliminary grading and drainage plan with drainage arrows and preliminary calculations from a registered professional engineer in the State of Texas. Runoff from the parking addition must be shown to discharge into a drainage easement or right of way. Discharge onto southern residential property 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 * Work within FM 1938 right of way shall require a permit from TxDOT. Submit application and plans directly to TxDOT for review. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Case No. Attachment C ZA17-102 Page 5 Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Due to the restaurant being a building equipped with an automatic fire suppression system, the new addition would require that the system be extended into the new construction area to provide complete coverage to meet the requirements of NFPA 13. _______________________________________________________________________________ General 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 screene d of view from 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permi t, 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 ZA17-102 Page 1 SURROUNDING PROPERTY OWNERS MAP Shuck Me SPO # Owner Zoning Address Acreage Response 1. KERNS, MONICA RPUD 2200 CAMDEN CIR 0.41 NR 2. PIAZZA, LEONARD J RPUD 2204 CAMDEN CIR 0.44 U 3. PARRA, MATTHEW RPUD 2205 CAMDEN CIR 0.37 NR 4. CAMDEN SL HOA INC RPUD 2208 CAMDEN CIR 0.25 NR 5. FIROZ, MUSTAFA AG 565 RANDOL MILL AVE 0.97 NR 6. HAVERKAMP, ROGER C2 585 RANDOL MILL AVE 0.92 NR 7. HUDSON, M R AG 635 RANDOL MILL AVE 10.84 NR 8. HUDSON, M R SF1-A 675 RANDOL MILL AVE 1.53 NR 9. WILSON, MARY L AG 600 RANDOL MILL AVE 1.64 NR 10. SCOTT, DAVID A AG 630 RANDOL MILL AVE 0.62 NR 11. FREE, CHARLES W SF1-A 550 RANDOL MILL AVE 1.65 NR 12. Superintendent of Carroll ISD NR 13. Superintendent of Grapevine Colleyville ISD NR 14. Superintendent of Northwest ISD NR 15. Superintendent of Keller ISD NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Fourteen (14) Responses Received: In Favor: 0 Opposed: 0 Undecided: 1 No Response: 13 Case No. Attachment E ZA17-102 Page 1 SURROUNDING PROPERTY OWNERS RESPONSES Case No. Attachment E ZA17-102 Page 2 Case No. Attachment E ZA17-102 Page 3 Case No. Attachment E ZA17-102 Page 4 Case No. Attachment E ZA17-102 Page 5 Case No. Attachment E ZA17-102 Page 6