Item 12 - ZA11-025 ZSP Kimball Crossing
S T A F F R E P O R T
July 15, 2011
CASE NO: ZA11-025
PROJECT: Zoning Change & Site Plan for Kimball Crossing
EXECUTIVE
SUMMARY: Greenway Investment Company is requesting
a Zoning Change and Site Plan from “S-P-1” detailed site plan district and “B-1” business service park district to “S-P-1” detailed site plan district for Kimball Crossing located at
2175 & 2185 E. Southlake Blvd. SPIN 8.
REQUEST DETAILS: The zoning change and site plan amends the existing 3.8 acre S-P-1 detailed site plan district zoning, which includes the existing
Ethan Allen furniture store, by adding an additional 1.1 acres of land area, for a total of 4.9 acres, and by increasing the size of the previously approved pad site at this location
from approximately 7,000 square feet to a one-story 20,150 square foot retail/restaurant building.
Existing Zoning & Site Plan Proposed Revision
The specific
proposal is for a 20,150 square foot strip retail/restaurant building with reserved area for future patio dining on the north (front) exterior of the building. The paint and awning
material proposed for this building match that of the existing Ethan Allen building to the west. The “S-P1” zoning will generally follow the “C-3” general commercial district uses and
regulations. However, the proposed parking ratio for the “Kimball Crossing” lot is proposed at a ratio of 1 space per 110 square feet for all permitted uses. This will allow the building
to be primarily occupied by restaurant uses. For reference, the minimum parking ratio for restaurant uses under Section 35 (Off-Street Parking) of Southlake’s Zoning Ordinance is 1
space per 100 square feet or 1 space per 3 seats, whichever is greater.
The applicant has addressed many of the zoning approval conditions for this lot from the existing zoning, including tree mitigation, landscaping, uses and regulations. A requirement
of the existing zoning was the mitigation of 85 caliper inches of trees on the subject property as a result of tree removal associated with the development of the Ethan Allen site.
The applicant has provided all the required mitigation plantings on their proposed Landscape Plan. A 2’ landscape berm was also required between the FM 1709 sidewalk and the first row
of parking. That berm has been provided. The limited uses and regulations previously approved have also been carried over to this proposal.
SITE DATA
SUMMARY: The following chart
summarizes the specifics of the proposal.
Zoning Boundary
Existing Zoning
“S-P-1” Detailed Site Plan District (3.8 acres)
“B-1” Business Service Park District (1.03 acres)
Proposed
Zoning
“S-P-1” Detailed Site Plan District
Proposed Uses
Limited “C-3” General Commercial
Land Use Designation
Retail Commercial
Acreage of Zoning
4.9 acres
Site Plan
Boundary
Acreage of Site Plan
2.895 acres
Pervious/Landscape Area (%)
28.2%
Impervious Coverage (%)
71.8%
Building Floor Area
20,150 square feet
Building Lot Coverage
16%
Prov
ided Parking
181 spaces
Proposed S-P-1 Parking Ratio
1 space per 110 square feet
ACTION NEEDED: (1) Conduct a public hearing
(2) Consider Zoning Change & Site Plan approval
ATTACHMENT
S: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) SPIN Report
(E) Site Plan Review Summary No. 3, dated July 15, 2011
(F) Surrounding Property Owners
Map
(G) Surrounding Property Owners Responses
(H) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817)748-8067
Clayton Comstock (817)748-8269
BACKGROUND INFORMATION
OWNER/APPLICANT: Greenway-1709/Eleven Partners and Ethan Allen Retail, Inc.
PROPERTY ADDRESS: 2171, 2175 & 2185 E. Southlake Blvd
PROPERTY DESCRIPTION: Lots
1 & 2, Block 1, Ethan Allen 1709 Addition and a 1.03-acre portion of Tract 1B2, John A. Freeman Survey, Abstract No. 529.
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “S-P-1”
Detailed Site Plan District with “C-3” General Commercial uses & regulations and “B-1” Business Service Park District
HISTORY: September 1989: Zoning on the property was placed by
the City with approval of Zoning Ordinance No. 480.
November 12, 2001: A Plat Showing was approved by the City for Lot 3, J.A. Freeman No. 529 Addition
July 16, 2002: City Council
approved a change of zoning and site plan to “S-P-1” zoning
August 1, 2006: City Council approved the existing “S-P-1” zoning and site plan for the Ethan Allen furniture store and
a conceptual 6,988 square foot retail building pad site as well as a Plat Revision for Lots 1 & 2, Block 1, Ethan Allen 1709 Addition. The following conditions were made part of the
zoning approval:
exclude the following “C-3” uses:
taverns,
clubs,
golf driving range, and
theatre;
Site Plan Review Summary No. 5, dated July 26, 2006;
subject to the addition
of 85 caliper inches of tree mitigation on Lot 2 from what would otherwise be required;
adding right-in/right-out signs at the right-in/right-out driveway;
requiring a berm of a minimum
of two feet between the parking and the sidewalk on FM 1709 to help screen the parking;
subject to there being no signage or logo on the awnings;
approving the variances for driveway
stacking and driveway spacing; and
requiring the full access drive across Lot 2 will be constructed in conjunction with the development of Lot 1.
CITIZEN INPUT/
BOARD REVIEW: A SPIN
Meeting for this project was held by the applicant on June 13, 2011, where there were eight total in attendance. A SPIN Report is included as Attachment D of this Staff Report.
SOUTHLAKE 2025 PLAN/
STRATEGIC LINK: Consolidated Land Use Plan
The underlying land use designation is “Retail Commercial.” The proposed zoning and site plan for Kimball Crossing
is consistent with the recommended scope of uses under the “Retail Commercial” land use designation.
The Southlake 2025 South Side Area Plan (adopted March 2005) has the following site-specific
issues and recommendations for a 22.5-acre area in which this property is included:
Issues
Frontage on Southlake Blvd
Redevelopment opportunity (Dallas Foam site)
Grade issues (specifically
at the intersection of F.M. 1709 and Kimball Ave)
School facility to the south of the property
Site Specific Recommendations
Change the land use designation of the area along F.M. 1709
[from Office Commercial] to Retail Commercial; leave a narrow strip (240’) Office Commercial to the south adjacent to the school site.
Both retail and office uses proposed on these sites
shall be designed to be architecturally integrated to the extent possible.
To address the last recommendation above, the applicant has proposed to use similar paints and awnings as
the Ethan Allen building already constructed in this area. The architectural style of the Ethan Allen building, however, is someone proprietary to that particular retailer and may not
be appropriately replicated for a retail strip building.
Urban Design Plan
The 2007 Major Corridors Urban Design Plan identifies a trail amenity opportunity in the general vicinity
of the subject property. The Plan recommends any combination of the following improvements to create a point of interest along the pedestrian pathway adjacent to Southlake Boulevard:
shelter, benches, water fountain, trash receptacle and landscaping.
To that end, the applicant has designated a 16’ x 16’ area within a pedestrian access easement along the property’s Southlake Boulevard frontage to be “held open for future trail amenities.”
The City of Southlake would finance and install these capital improvements at a later date.
Pathways Master Plan & Sidewalk Plan
The Southlake 2025 Pathways Plan recommends Trail
Segment No. 48 in this location, also known as the “Woodland Heights Veranda” trail; which is an 8’ pathway along F.M. 1709 between Carroll Avenue and Kimball Avenue. The applicant
shows a 6’ sidewalk and staff has included a corrective comment in the Site Plan Review included as Attachment E of this report.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
& Median Plan
The Southlake 2025 Master Thoroughfare Plan recommends Southlake Boulevard to have 130’ of right-of-way. Adequate right-of-way exists for this road. A deceleration lane
was constructed for this site with the off-site driveway for Ethan Allen.
Existing Area Road Network and Conditions
This location will have access to a full median opening on Southlake
Blvd at the northeast corner of the property as well as access to the signalized intersection of Southlake Blvd and Village Center Drive to the west by means of cross-access through
other sites (Ethan Allen, Gateway Church, and old Halek Energy/Chase Bank site).
E. Southlake Boulevard is a six lane, divided thoroughfare with a median and intermittent center left
turn lanes and deceleration lanes, making it nine lanes wide in some cases.
May, 2009 traffic counts on F.M. 1709 (between Carroll Avenue and Kimball Avenue):
24hr
West Bound (WB)
(20,626)
East Bound (EB) (22,375)
WB
Peak A.M. (1,364) 11:15 a.m. – 12:15
Peak P.M. (2,081) 5:00 – 6:00 p.m.
EB
Peak A.M. (2,202) 7:30 – 8:30 a.m.
Peak P.M. (1,602) 12:15
– 1:15 p.m.
Traffic Impact
Use
Sq. Ft.
Vtpd*
AM
IN
AM
OUT
PM
IN
PM
OUT
Specialty Retail Center
20,150
820
62
67
57
43
*Vehicle Trips Per Day
*The AM/PM times represent
the number of vehicle trips generated during the peak travel times on E. Southlake Boulevard
*The “Specialty Retail Center” is generally a small strip shopping center that contains a
variety of retail shops and specialize in quality apparel; hard goods; and services such as real estate offices, dance studios, florists, and small restaurants.
WATER & SEWER: There
is an existing 8’ sewer line at the northwest corner of the property that this project would extend to their Southlake Blvd frontage to their northeast property corner. The applicant
will also tap into the 12” water line in Southlake Blvd with an 8” line and extend it off-site adjacent to the driveway along their eastern property boundary. That line will also complete
a loop by connecting to the Ethan Allen site to the west.
TREE PRESERVATION: This development is subject to the addition of 85 caliper inches of tree mitigation from what would otherwise be required as a condition of previous zoning approval.
The 85 inches of required tree mitigation has been provided in the form of additional 4” canopy trees within the south portion of the interior landscape and the rear parking lot islands.
The
applicant is also proposing to remove an existing 10” Cottonwood tree located in the north bufferyard and mitigating it with 12” of canopy trees within the interior landscape area of
the development.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 15, 2011.
“S-P-1” Development Regulations
Site Plan
Building Material Palette
Landscape Plan
SPIN MEETING REPORT
CASE NO. ZA11-025
PROJECT NAME: Kimball Crossing Retail and Restaurant Addition
SPIN DISTRICT: SPIN # 8
MEETING DATE: June 13, 2011; 6 PM
MEETING LOCATION: 1400
Main Street, Southlake, TX
Training Rooms 3A – 3B
TOTAL ATTENDANCE: Eight (8)
SPIN REPRESENTATIVE(S) PRESENT: Vic Awtry (# 7)
APPLICANT(S) PRESENTING: Christi Hammons, Greenway
Investment; Evan Beattie, GFF Architects; et al (2)
STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Clayton Comstock, Planner II, (817)748-8269; ccomstock@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 2175 E. Southlake Blvd., immediately east of the existing Ethan Allen Furniture Store.
Development Details
The
applicant is requesting approval of a zoning change and development plan to construct a single-story multi-tenant 19,900 square foot retail and restaurant building. A portion of the
proposed development currently has “S-P-1” Detailed Site Plan District zoning with “C-3” General Commercial District uses. The remainder of the proposed development has a “B-1” Business
Service Park District zoning designation which the applicant is requesting to change to “S-P-1” to be consistent with the lot to the west and provide enough square footage to develop
their proposed building. The applicant stated plans to leave a portion of the existing B-1 zoned flag-lot to the east undeveloped in order to maintain access from Southlake Blvd. to
the remaining property to the south.
The applicant stated they were close to 100% pre-leased.
QUESTIONS / CONCERNS
Will there be any drive-thrus?
No.
No beer barns?
No; actually none of our prospective tenants serve
alcohol.
The south will remain B-1?
Yes, 7-8 acres will remain B-1. We are proposing twice the required buffer to that southern property. Future development may possibly be garden offices…
it will be market driven.
How wide will the flag-lot (to the east) be once your development is constructed?
There will be a good twelve feet; enough room for a driveway and a monument
sign.
How long after approval before it’s built?
It will take approximately nine months before tenant finish out would begin.
Are you requesting any variances?
The variances that were
previously approved with the zoning for Ethan Allen will remain.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report
is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents
and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the
case through the Planning and Zoning Commission and final action by City Council.
SITE PLAN REVIEW SUMMARY
Case No.: ZA11-025
Review No.: Three
Date of Review: 7/15/2011
Project Name: Zoning Change & Site Plan – Kimball Crossing
APPLICANT:
ARCHITECT:
Greenway
Investment Company
Good Fulton & Farrell Architects;
2808 Fairmount; Ste. 100
2808 Fairmount St; Ste 300
Dallas, TX 75201
Dallas, TX 75201
P: (214)880-9009
P:
(214)303-1500
E: chammons@greenwayinvestment.com
E: evan.beattie@gff.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/6/2011 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 CLAYTON COMSTOCK AT (817)748-8269 OR DENNIS KILLOUGH AT (817) 748-8072.
Correct the width of the sidewalk along the FM 1709 frontage. Trail Segment No.
45 of the Master Pathways Plan requires an 8’-wide sidewalk.
Please verify all submitted plans are consistent with one another. A number of differences have been observed between the
Landscape Plans, Engineering Plans and Site Plan
The Water & Wastewater Plan (Sheet C1) shows a parking landscape island central to the property that does not meet the required minimum
width of 12’. Staff recommends shifting the parking stalls east of this island a minimum of 2’ to provide more space for the island. This island is also not reflected on the Site Plan
accurately.
The Grading Plan (Sheet C2) does not show the 2-foot landscape berm along the Southlake Blvd frontage. Correct all Engineering plans to reflect the landscape berm and
consider moving certain storm drainage infrastructure to accommodate the berm.
Drive lanes, placement of parking spaces and other improvements need to be placed in accordance with dedicated
common access easements such that cross access from adjoining properties is provided. (The applicant proposes abandonment of the existing CAE’s extending east-west along the south portion
of the property.)
* Some of the labels on the southern end of the site plan graphic are misplaced due to the shift in line work from the last revision made.
* The “16’ x 16’ AREA
HELD OPEN FOR FUTURE TRAIL AMENITIES” is within a 16’ Pedestrian Access Easement. The City of Southlake has requested—and the applicant has agreed—this area to be held for the future
installation of trail amenities by the City of Southlake pursuant to the 2007 Major Corridors Urban Design Plan.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone:
(817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The proposed Tree Conservation Plan does not comply with the previously approved Tree Conservation
Plan. Additional trees are proposed to be removed for the parking spaces facing Hwy. 1709 and three (3) additional trees are proposed to be removed because they are within the area of
the proposed building.
* The applicant is proposing to remove an existing 10” Cottonwood tree located in the north bufferyard and mitigating it with 12” of canopy trees within the interior
landscape area of the development.
* 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.
LANDSCAPE COMMENTS:
* During the previous Site Plan approval the following
City Council motions were made regarding the required landscaping for Lot 2.
1. Lot 2 is subject to the addition of 85 caliper inches of tree mitigation from what would otherwise be
required. The 85 inches of required tree mitigation has been provided in the form of additional 4” canopy trees within the south portion of the interior landscape and the rear parking
lot islands.
2. Requiring a berm of a minimum of two feet high between the parking and the sidewalk along FM 1709 to help screen the parking. Two, two foot high berm sections have been
provided in the west portion of the north bufferyard. The berm is not continuous across the north bufferyard because the grade change would affect the existing trees proposed to be preserved.
1. Please look at the Water & Wastewater Plan and design the landscaping accordingly. A Red Oak and ground cover are proposed within the parking lot landscape island that contains
the fire suppression vault and associated water lines, and another Red Oak is proposed within the parking lot landscape island that contains electrical transformer on the southeast corner
of the building. Please contact the City of Southlake Fire Marshall to discuss alternative locations for the fire suppression vault instead of within the parking lot landscape island.
In addition to the required and proposed landscaping interfering with the proposed utilities, there are two (2) storm water inlets proposed in the west portion of the north bufferyard
that interfere with the required berms within the north bufferyard and the grading plan does not show the grading for the required berms.
2. Existing tree credits are proposed to be
taken for existing trees proposed to be preserved. Please ensure that the existing trees proposed to be preserved and taken credit for are in healthy condition and worthy of preservation
and taking existing tree credits towards the required landscaping.
3. The parking lot islands in the south parking lot area as shown on the Grading Plan, and Water & Wastewater Plan
do not comply with the required minimum width of parking lot landscape islands and are not as shown on the proposed Site Plan and Landscape Plan.
Parking lot islands shall have a minimum
width of 12’ back-to-back if curbed or 13’ edge-to-edge if no curb is intended, and shall be equal to the length of the parking stall.
Public Works/Engineering Review
Steven Anderson,
P.E.
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
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.
* Use the City of Southlake GPS monuments whenever possible.
PLAT COMMENTS:
1. Show correct acreage in title
block
* Water meters and fire hydrants shall be located in an easement or in the ROW.
* All sewer lines in easements or ROW must be constructed to City standards
WATER AND SANITARY
SEWER COMMENTS:
1. Water Meters do not appear to be in an easement.
* Water meters and fire hydrants shall be located in an easement or in the ROW.
* The fire line shall be separate
from the service lines.
* One meter per service line.
* All sewer lines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
* This property drains into a
Critical Drainage Structure and requires a fee to be paid prior to beginning construction. (Structure 15)
* The discharge of post development runoff must have no adverse impact on downstream
properties and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
*
Submit 4 copies of the civil construction plans (22” X 34” full size sheets) and a completed Construction
Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. The plans shall conform to the most recent construction plan checklist,
standard details and general notes which are located on the City’s website.
*
*
A ROW 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’s Agreement will 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.
*
A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake for a period of two years for all development projects.
The Maintenance Bond cannot be tied to the Performance and Payment Bond in any way.
*
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
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.
* It appears that
this property lies within the 65 or 75 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.
* 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.
* A letter of permission from the adjacent property owner(s) on the west must be obtained prior to issuance of a building permit for the construction of the off-site pavement
and a permit from TxDOT must be obtained prior to any curb cut along F.M. 1709.
* Denotes Informational Comment
Surrounding Property Owners
Kimball Crossing
SPO #
Owner
Zoning
Land Use
Acreage
Response
Ethan Allen Retail Inc
SP1
Retail Commercial
2.06
NR
Greenway-1709/Eleven
II Lp
SP1
Retail Commercial
1.75
NR
Inland W Southlake Corners Ltd
C3
Regional Retail, Town Center
16.71
NR
Gateway Church
CS
Office Commercial
13.66
NR
Southlake
Plaza 11 Ltd Prtn
B1
Retail Commercial
0.91
NR
Wendys International Inc
C3
Town Center
0.79
NR
Eqyinvest Owner II Ltd Llp
C3
Regional Retail, Town Center
13.15
NR
Southlake
Plaza 11 Ltd Prtn
B1
Retail Commercial /
Office Commercial
8.48
NR
Greenway-1709/Eleven Partners
B1
Retail Commercial /
Office Commercial
9.39
NR
Responses: F: In Favor O:
Opposed To U: Undecided NR: No Response
Notices Sent: Seven (7)
Responses Received: None (0)
Surrounding Property Owner Responses