Loading...
Item 7 - ZA18-0030 The ParQCase No. ZA18-0030 S T A F F R E P O R T October 12, 2018 CASE NO: ZA18-0030 PROJECT: Zoning Change and Site Plan for The ParQ EXECUTIVE SUMMARY: On behalf of Vikram Jangam, Mitchell Builders, Inc. is requesting approval of a Zoning Change and Site Plan for The ParQ on property described as Lot 1R, Block 1, Medical Villas at Tuscan Creek, an addition to the City of Southlake, Tarrant County, Texas, and located at 351 W. Southlake Blvd., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan District. Proposed Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood #10. DETAILS: The property is located west of Tuscan Creek Medical Villas and east of Golden Triangle Animal Hospital. Bicentennial Park is across the street and Stratfort Parc is to the south. The zoning and site plan for this property was approved in June 2013 (ZA13-019) as the Capelli Offices & Suites which included a total of three buildings, Building 1 – a two story salon/office suite, and Buildings 2 and 3 - single story General/Medical offices. The applicant is proposing a zoning change and site plan to remove the limited C-1 Neighborhood Commercial District/salon uses and alter the approved elevations for Building 1 by removing and enclosing the covered balconies. The building remains within the same general footprint but increase the overall floor area by 3,987 square feet (11,414 to 15, 401 sq. ft.). Building 1 is proposed to permit all “O-1” Office District uses. The elevations, uses and parking ratios for Buildings 2 and 3 shall remain as previously approved. Currently, Building 3, the internal driveways and all site parking have been constructed. There are no variances being requested with this application. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 4, dated October 10, 2018 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) PowerPoint Presentation Narrative S-P-1 Regulations Plans Comprehensive Plan Review Department of Planning & Development Services Case No. ZA18-0030 STAFF CONTACT: Dennis Killough (817) 748-8072 Lorrie Fletcher (817) 748-8069 Case No. Attachment A ZA18-0030 Page 1 BACKGROUND INFORMATION OWNER: Vikram Jangam APPLICANT: Mitchell Builders Inc. PROPERTY SITUATION: 351 W. Southlake Blvd. LEGAL DESCRIPTION: Lot 1R, Block 1, Medical Villas at Tuscan Creek LAND USE CATEGORY: Mixed Use CURRENT ZONING: “S-P-1” – Detailed Site Plan District PROPOSED ZONING: “S-P-1” – Detailed Site Plan District HISTORY: -"O-1" Office District zoning was placed on the property with approval of Zoning Ordinance No. 480 on September 19, 1989. -A site plan was approved for Villas at Taylor’s Creek on October 16, 2007. (ZA07-056) -A preliminary plat was approved for Villas at Taylor’s Creek on October 16, 2007. (ZA07-057) -A final plat was approved on consent January 3, 2008 and reapproved on consent February 5, 2009. (ZA07-155) -A zoning change and concept plan request was withdrawn by the applicant in April 2009. (ZA08-067) -An amended plat for Medical Villas at Tuscan Creek described as Lots 1 and 2, Block 1 of Medical Villas at Tuscan Creek was administratively processed and involved a revision of a common lot line resulting in Lots 1R and 2R. (ZA13-007) - A Land Use Plan amendment from “Office Commercial” to “Mixed Use” was approved June 18, 2013 for Capelli Offices & Suites. (CP13-001) -A zoning change and site plan with associated land use plan amendment was approved June 18, 2013 for Capelli Offices & Suites. (ZA13-019) SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation is Mixed Use. Purpose: To provide an option for large-scale, master-planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively 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, Case No. Attachment A ZA18-0030 Page 2 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. TREE PRESERVATION: There are no protected trees existing on the property. All of the existing trees were installed as required landscaping during the construction of Building 3. CITIZEN INPUT: A SPIN meeting was not held for this project. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated October 10, 2018. APPLICABLE REGULATIONS: General Development Standards Applies Comments Overlay Regulations Y Corridor and Residential Adjacency Building Articulation Y Complies Masonry Standards Y Complies Impervious Coverage Y S-P-1 Regulation proposed allowing max 73% Bufferyards Y no changes to previously approved Interior Landscape Y no changes to previously approved Tree Preservation Y no changes to previously approved Sidewalks Y Complies – sidewalks are existing Case No. Attachment B ZA18-0030 Page 1 Case No. Attachment C ZA18-0030 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18 -0030 Review No.: Four Date of Review: 10/10/18 Project Name: Zoning Change and Site Plan – The Parq Southlake Office Building APPLICANT: Mitchell Builders Inc. OWNER: Terry Mitchell Vikram Jangam 1610 Pheasant Lane 2300 Dean Way, Ste 110 Southlake, TX Southlake, TX Phone: 817-366-3042 Phone: 917-250-5147 Email: terry@mitchellbuildersinc.com Email: vik@srivensys.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/10/18 AND WE OFFER THE FOLLOW ING 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 Lorrie Fletcher Planner Phone: (817) 748-8069 Email:lfletcher@ci.southlake.tx.us 1. Provide a corrected site plan exhibit indicating updated proposed parking in accordance with the submitted S-P-1 regulation document. Additionally, verify the site data summary. The Building footprint area does not appear to be correct. * Please be aware when submitting for a building permit, any variation from an approved site plan or approved elevations and renderings will require a zoning change. * All development must comply with the underlying zoning district regulations. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: * There are no protected trees existing on the property. All existing trees are required landscaping that was installed during the construction of Building 3. LANDSCAPE COMMENTS: * The proposed landscaping is consistent with the previously approved development landscape plan but the square footage for the largest floor for the proposed building has been increased. Case No. Attachment C ZA18-0030 Page 2 The increase in required interior landscape area and plant material only slightly affects the required ground cover and seasonal color, which is being provided for within the summary chart and proposed landscaping. The East Bufferyard is required to be a 5’ – A type bufferyard, but is shown to be a 10’ – B type bufferyard because it was never corrected on the previously approved development plans. Public Works/Engineering Review Kevin Ferrer, PE Civil Engineer Phone: (817) 748-8089 E-mail: kferrer@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Cloud the “Call-outs” for all the proposed improvements on the Utility plan. 3. Fire lane radii shall be 30’ minimum. Show and label all the fire lanes on the site plan. * It is recommended to adjust internal sidewalk ramps to project towards each other to accommodate visual impaired Pedestrians. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * It is recommended to coordinate with Landscape Architect to ensure landscape improvements do not cause sight restrictions internally within the site. * 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: 1. Clearly depict all existing easements on the Utility Plan with (Volume/Page), and any proposed easements. * Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an 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. * Permanent drainage or utility easement abandonment requires a council action. WATER COMMENTS: 1. Clearly label all public and private lines. Case No. Attachment C ZA18-0030 Page 3 2. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for non-sprinkled buildings or 600’ for sprinkled buildings. * 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 1” inch meter must have a 1” 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: 1. Clearly label all public and private sanitary sewer lines. 2. 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. * Dry sewer pipe system shall be installed for future use if not providing sewer per Ordinance No. 440 and 514. DRAINAGE COMMENTS: 1. Clearly label all private and public storm lines. 2. Differences between pre- and post- development runoff shall be captured in detention pond(s). Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events. Detention may be required with any new proposed building construction. Describe how increased runoff from site is being detained. Access easements are needed for maintenance of detention ponds. 3. Specified proposed runoff coefficient will need equal to or be less than the runoff coefficient utilized with previous development that sized the site’s detention/channel. If a higher runoff coefficient is to be utilized, propose mitigation necessary to accommodate the additional runoff. 4. Utilized Intensity values shall equal to ISWIM’s technical manual’s intensity values. 5. Verify size, shape, and/or location of the detention pond (as depicted on the site/concept/development plan). Any changes to size, shape, and/or location of the proposed pond(s) may require a revision to the concept/site/development plan and may need to be approved by the Planning and Zoning Commission and the City Council. * Property drains into a Critical Drainage Structure #20 and requires a fee to be paid prior to beginning construction ($214.29/Acre). * Discharge of post development runoff must have no adverse impact on downstream & upstream properties and meet the provisions of Ordinance No. 605. Case No. Attachment C ZA18-0030 Page 4 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 * New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The Environmental Coordinator will review the SWPPP. For instructions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in: https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP shall be submitted by second review of the civil construction plans. * NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. * 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. * 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. Fire Department Review Kelly Clements Deputy Fire Chief / Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant. (Riser room location shown, but location of FDC not indicated on plan) The required backflow protection (double check valve) for the fire sprinkler system can be located on the riser if the riser is within 100 feet of the water main, which is indicated on the plan, although plan also shows a vault utilized. FIRE HYDRANT COMMENTS: Hydrants are required at a maximum spacing of 300 feet for commercial locations that contain Case No. Attachment C ZA18-0030 Page 5 un-sprinkled buildings and a maximum spacing of 500 feet for commercial locations with completely sprinkled buildings. (Hydrants are spaced in excess of allowable distances since un-sprinkled buildings exist on the property) (Add a fire hydrant on the west side of the new structure to meet the requirements) Public Works/Transportation Review Stephanie Taylor Transportation Manager Phone: (817) 748-8216 E-mail: staylor@ci.southlake.tx.us TRAFFIC IMPACT ANALYSIS: It is assumed that either a TIA was previously approved for this site during the review process for an adjacent development or it was previously determined that the threshold for requiring a study was not met. Applicant is to specify the reason a traffic study is not required in a signed memo. SITE PLAN: 1. Provide dimensions of drive aisles. 2. If marking of the parking lot has not been completed, consider shortening the crosswalk near Building 3. This can be achieved by shifting the crosswalk and the ADA buffer space to the west. 3. Investigate feasibility of replacing a standard ADA space with one (1) van accessible space in the parking lot for Building 1. 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 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * Through the wholesale water customer contract with the City of Fort W orth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. Case No. Attachment C ZA18-0030 Page 6 * The applicant should be aware that prior to issuance of a building permit the following may be required: 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. Case No. Attachment D ZA18-0030 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Zoning Physical Address Acreage Response 1. BHKN VENTURES LLC C2 445 W SOUTHLAKE BLVD 1.02 NR 2. CLARDY-RUFFNER C2 425 W SOUTHLAKE BLVD 0.91 NR 3. THOMOPOULOS, STEPHANOS SF20A 132 LONDONBERRY TER 0.66 NR 4. GHIA, JAYESH SF20A 124 LONDONBERRY TER 0.51 NR 5. ATHERTON, JAY W SF20A 128 LONDONBERRY TER 0.46 NR 6. O'DONNELL, PETER SF20A 120 LONDONBERRY TER 0.47 NR 7. GTE SOUTHWEST INC CS 400 W SOUTHLAKE BLVD 0.34 NR 8. WHITE HOUSE EXE CENTER LP SP1 410 W SOUTHLAKE BLVD 1.32 NR 9. SOUTHLAKE, CITY OF CS 300 W SOUTHLAKE BLVD 9.92 NR 10. 321 SOUTHLAKE BLVD REAL ESTATE O1 321 W SOUTHLAKE BLVD 0.11 NR 11. IMAN, ASHER S O1 321 W SOUTHLAKE BLVD 0.07 NR 12. PARKHILL & WRIGHT LLC O1 321 W SOUTHLAKE BLVD 0.07 NR 13. TY SHAFER DDS PA O1 311 W SOUTHLAKE BLVD 0.08 NR 14. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 2.58 NR 15. MAHALO INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.11 NR 16. ATCC INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.08 NR 17. 351 SOUTHLAKE SP1 351 W SOUTHLAKE BLVD 0.15 NR 18. VIOLA, NANCY SP1 351 W SOUTHLAKE BLVD 0.10 NR 19. WV PROPERTIES LLC SP1 351 W SOUTHLAKE BLVD 1.70 NR 20. MVT PROPERTIES LLC SP1 351 W SOUTHLAKE BLVD 0.08 NR 21. BONHARD VENTURES INC C2 435 W SOUTHLAKE BLVD 1.13 NR 22. LALLIE, HARMINDER SF20A 136 LONDONBERRY TER 0.47 NR 23. WOOLF, CHRISTOPHER SF20A 140 LONDONBERRY TER 0.59 NR Responses: F: In Favor O: Opposed U: Undecided NR: No Response Notices Sent: Twenty-one (21) Responses Received: None (0)