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Item 6 - Landmark OfficeCase No. ZA18-0028 S T A F F R E P O R T December 28, 2018 CASE NO: ZA18-0028 PROJECT: Site Plan for Landmark Office Expansion EXECUTIVE SUMMARY: Landmark General Contractors, Inc., on behalf of N. Carroll 114 Properties, LLC is requesting approval of a Site Plan for the Landmark Office Expansion on property described as Lot 15, Phase 1, Lake W ood Acres Addition, City of Southlake, Tarrant County, Texas and located at 750 N. Carroll Avenue, Southlake, Texas. Current zoning: “O-1” Office District. SPIN Neighborhood #7 DETAILS: The project is located on the west side of N. Carroll Avenue, approximately 225 feet south of SH 114 at the northwest corner of N. Carroll Avenue and Lakewood Drive. The purpose of this request is to seek approval of a site plan to allow the expansion and exterior design alteration of an existing office building located on approximately 1.3 acres. The current building is a 6,600 square foot one story building with medical and general office use. The applicant is proposing to add 5,120 square feet to the rear (west side of the building and 475 square feet to the front (east) side of the building and maintain the medical and general office uses. The additions will total 5,595 square feet. The building exterior will be updated with a new roof line on several areas of the building. The exterior will brick and stucco with a composite shingle roof. The parking area is proposed to be expanded from 35 parking spaces to 60 parking spaces. The existing ingress -egress drive onto N. Carroll Avenue is proposed to be closed and a new drive added onto Lakewood Drive. Sidewalks are proposed on the N. Carroll Avenue and Lakewood Drive. *Variance Requested Site Data Summary Proposed ZA18-0028 Existing Zoning O-1 Proposed Zoning O-1 Land Use Designation Office Commercial Gross/Net Acreage 1.364/1.364 Total Building Floor Area (Gross) Floor Area by Use General Office Medical Office 12,195 sf 6,098 sf 6,097 sf Building Ht./Number of Stories 18’-10”/1 Open Space % 35.08% Impervious Coverage % 64.92% Total Parking Required 63 Total Parking Provided 60* Department of Planning & Development Services Case No. ZA18-0028 VARIANCES REQUESTED: 1)Variance to Driveway Ordinance No. 634, as amended, 5.2.d, to allow a 40- foot stacking depth (75 ft. is required). 2)Section 35 of the Zoning Ordinance for off-street parking dictates 63 spaces for the site. The applicant is requesting a variance to allow a 5% reduction to 60 parking spaces. 3) Variance to the Sidewalk and Master Pathways Plan requiring a minimum 8-foot trail/sidewalk along N. Carroll Avenue and a minimum of 2 feet of separation from the curb. The applicant proposes to allow a 5-foot sidewalk directly against the curb. 4) Variance to Section 43, Overlay Zones of the Zoning Ordinance, for the required horizontal and vertical articulation for the north and south elevations only. ACTION NEEDED: 1) Conduct a Public Hearing 2)Consider Approval of a Site Plan ATTACHMENTS: (A)Background Information (B)Vicinity Map (C)Plan Review Summary No. #5, dated December 28, 2018 (D)Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) Link to PowerPoint Presentation Link Narrative and Variance Request Link Plans Page 1 Site Plan Pages 2-4 Building Elevations Page 5 Tree Conservation Plan Page 6 Landscape Plan Pages 7-11 Civil Drawings Page 12 Lighting Diagram Link Queuing and Signal Warrant Study Link to Corridor Planning Committee Report Link to SPIN meeting Report STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. Attachment A ZA18-0028 Page 1 BACKGROUND INFORMATION OWNER: N. Carroll 114 Properties, LLC APPLICANT: Landmark General Contractors, Inc. PROPERTY SITUATION: 750 N. Carroll Avenue LEGAL DESCRIPTION: Lot 15, Phase 1, Lake W ood Acres Addition, Southlake LAND USE CATEGORY: Office Commercial CURRENT ZONING: "O-1" Office District HISTORY: June 6, 1980; City Council approved a zoning change from “AG” Agricultural District to “A-3” Single Family District. (ZA80-015) July 29, 1980; City Council approved a final plat for Phases I, II, and III, Lake Wood Acres Addition. (ZA80-015) June 1, 1982; City Council approved a zoning change from “A -3” Single Family to Light Commercial (ZA 82-10) December 29, 1982; a building permit was issued for the const ruction of the office building. The O-1” Zoning District was approved with the adoption of the Zoning Ordinance No 480 and the official Zoning Map on September 19, 1989. October 15,2013; City Council approved a sign variance for Sedo Cryo to allow a sign to be placed on the North Carroll Avenue east façade for the Sedo Cryo services located in the rear of the building (west façade). SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Office Commercial. The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office-related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appeara nce so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those Case No. Attachment A ZA18-0028 Page 2 permitted in the Public Parks/Open Space and Public/Semi-Public categories . Mobility & Master Thoroughfare Plan The property is located on N. Carroll Avenue, a 4 -lane 100-foot wide divided arterial street. Pathways Master Plan & Sidewalk Plan In the City’s Comprehensive Plan, the Pathway Plan indicates a minimum 8-foot wide sidewalk on N. Carroll Avenue and a 5-foot sidewalk along Lakewood Drive. The applicant is proposing the sidewalks on both streets and is requesting variances to the required 8-foot sidewalk along N. Carroll Avenue to allow a 5-foot sidewalk and to allow the sidewalk to be located at the back of the curb (2 ft. offset required). TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Traffic Counts N Carroll Avenue (65) (Between FM 1709 and SH 114) 24hr North Bound (11,458) South Bound (11,746) AM Peak AM (821) 11:45 AM– 12:45 PM Peak AM (956) 11:30 AM – 12:30 PM PM Peak PM (928) 12:45 – 1:45 PM Peak PM (1,199) 4:45 – 5:45 PM * Based on the 2017 City of Southlake Traffic Count Report Area Road Network and Conditions The proposed development is located at the northwest corner of the N. Carroll Avenue and Lakewood Drive intersection. The applicant is proposing to move the current driveway access from N. Carroll Avenue, a 100-foot wide divided 4-lane arterial, to Lakewood Drive, a residential street with a 50-foot right-of-way. Traffic Impact A Traffic Impact Analysis (TIA) was waived for this development as the development did not meet the threshold for a study. Use Area/Units Vtpd* AM- IN AM- OUT PM- IN PM- OUT Medical-Dental Office (720) 6,097 sf 220 12 4 7 17 General Office (710) 6,098 sf 68 9 2 2 9 * 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 Due to concerns from the neighborhood during the SPIN meeting, the City requested that the applicant provide a Queuing and Signal Warrant Study. This study was conducted in October 2018 to determine whether a signal light was needed for the Lake Wood Drive and N. Carroll Avenue intersection. The consultant determined that a traffic signal is not warranted for the intersection at this time. Link to Queuing and Signal Warrant Study TREE PRESERVATION: The proposed tree conservation complies with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. There is Case No. Attachment A ZA18-0028 Page 3 14.56% of existing tree cover on the site and 70% of the tree co ver is required to be preserved. The applicant is proposing to preserve 72.62% of the existing tree cover. LANDSCAPE: The applicant is providing the required interior landscaping and bufferyards. The full width of the required bufferyards is provided, but the canopy trees and accent trees required within the east bufferyard have been relocated on the site in order to accommodate for the existing overhead and underground utilities. UTILITIES: There is a 6-inch water line and an 8-inch sewer line that currently serve the property from N. Carroll Avenue. DRAINAGE: The applicant has provided an underground drainage structure in the northeast area of the property. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN meeting was held for this project on August 28, 2018. A link to the report is provided. Link to SPIN Report A 2035 Corridor Planning Committee meeting was held on April 6, 2018. A link to the report is provided. Link to Corridor Planning Committee Report STAFF COMMENTS: Attached is Review Summary No. #5, dated December 28, 2018. APPLICABLE REGULATIONS: General Development Standards Applies Comments Overlay Regulations Y Residential Building Articulation Y Variance Requested Masonry Standards Y Complies Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Tree Preservation Y Complies Sidewalks Y Variance Requested Case No. Attachment B ZA18-0028 Page 1 Case No. Attachment C ZA18-0028 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-0028 Review No.: Five Date of Review:12/28/18 Project Name: Site Plan – Landmark Office Expansion APPLICANT: Landmark General Contractors, Inc. OWNER: N. Carroll Properties, LLC Chris Lott Chris Lott 756 N. Carroll Avenue 756 N. Carroll Avenue Southlake, TX 76092 Southlake, TX 76092 Phone: 817-424-0888 Phone: 817-691-1347 Email: clott@lgcinc.com Email: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/17//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. The following issues pertain to the driveways and compliance with the Driveway Ordinance No. 634, as amended: a. A minimum driveway stacking depth of 75 feet is required, measured from the R.O.W. to the nearest parking stall or intersecting drive lane pavement edge. The applicant proposes a depth of approximately 30 feet. Variance Requested * The existing driveway accessing N. Carroll Avenue is “non -conforming” with the regulations of the Driveway Ordinance regarding minimum centerline spacing and stacking requirements. Due to the proposed changes to the site, Section 4 .0 requires that the driveway be brought into compliance. Neither the existing driveway nor a reconstructed driveway can to be placed onto Carroll Avenue without approval of a variance to the spacing requirements. Applicant has proposes removal of the existing driveway and a new driveway onto Lakewood Drive that is compliant with the spacing requirements. 2. The parking lot requirement for the medical use is 42 spaces and the parking lot requirement for the office use is 21 spaces. The total parking requirement is 63 spaces. The proposed parking is 60 spaces. A variance for the parking spaces will be required. Variance Requested 3. In the Master Pathways Plan, the required 8 ft. sidewalk width along North Carroll Avenue is proposed as a 5-foot sidewalk along the curb. A variance will need to be requested to reduce the width of the sidewalk along N. Carroll Avenue. A pedestrian access easeme nt (P.A.E.) will be required for the areas of the N Carroll Avenue sidewalk that are not within the right -of–way in an amended plat or by separate easement. Variance Requested 4. The proposed sidewalk is located at the curb along N. Carroll Avenue. In the Subdivision Ordinance No. 483, as amended, Section5.06, C. Sidewalk Specifications, 1. Sidewalk Size and Case No. Attachment C ZA18-0028 Page 2 Locations: Sidewalk Size and Locations: All sidewalks shall be at least four feet wide or in conformance with the Trail System Master Plan, whichever i s greater, and shall be located between the curb or grade line of the public street and the ROW line or public access easement if approved by the city, no closer than two (2) feet to the curb or grade line. The City Engineer or Building Official may alter alignment so that the sidewalk meanders within the area between the curb and right-of-way line. In the narrative, please provide a justification for the sidewalk to be located along the N. Carroll Avenue curb. A variance must be requested to allow the sid ewalk as shown on the site plan. Variance Requested 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 14.56% of existing tree cover on the site and 70% of the tree cover is required to be preserved. The app licant is proposing to preserve 72.62% 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 cov er 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 ca lculate 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 any 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 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: Case No. Attachment C ZA18-0028 Page 3 1. The interior landscape area seems to be incorrect. Based on 50% of the proposed floor area I calculated 5,860 square feet instead of 6,098 square f eet. * The proposed building addition exceeds both 30% of the existing building floor area and 5,000 square feet, so both interior landscape and bufferyards landscaping are required to be provided. The applicant is providing the required interior landscap ing and bufferyards. * The full width of the required bufferyards is provided but the canopy trees and accent trees required within the east bufferyard have been relocated on the site in order to accommodate for the existing overhead and underground utili ties. Tree Preservation Ordinance 585-E; Section 12.4 A person commits an offense if the person: a. plants any required replacement tree within an area such that the mature canopy of the tree will interfere with existing or proposed overhead utility line s; b. plants any required replacement tree or street tree within an area such that the mature critical root zone of the tree will interfere with existing or proposed underground public utility lines (including water lines, sewer lines, transmission lines or other utilities), or such that the installation and/or maintenance of such utility lines will, in reasonable probability, require activity in the mature critical root zone of such tree; * Existing tree credits for interior landscape a bufferyard ca nopy trees and accent trees are proposed to be taken. Existing tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. * Indicates informational comment. # Indicates required items comment. ______________________________________________________________________________________________________ Public Works/Engineering Review Kevin Ferrer, P.E., Civil Engineer Phone: (817) 748-8274 E-mail: kferrer@ci.southlake.tx.us GENERAL COMMENTS: Please adjust proposed sidewalk to have a minimum 2’ separation with the back of curb. It is preferred to have as much separation with the back of curb as possible. * Driveway intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. EASEMENTS: Detention facilities shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not Case No. Attachment C ZA18-0028 Page 4 relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. DRAINAGE COMMENTS: 1. For Post developed condition, utilize ISWM’s minimum time of concentration of 10 minutes for commercial, or provide justification on the proposed 15 minutes as they appear high. 2. Address emergency spillway for underground detention system at the event of clogged condition. * At the time of Civil Documents, provide performance curve of the detention p ond’s outfall. * At the time of Civil Documents submittal, provide hydrographs for each storm event, 1 -year, 10- year, and 100-year. INFORMATIONAL COMMENTS: * 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. * 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 Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main, measured linearly along the length of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of 6’X6’ if it is located on the riser. (Label riser room location to determine distance from city water main) FIRE LANE COMMENTS: Case No. Attachment C ZA18-0028 Page 5 Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2015 I.F.C. Sec. 503.2.4) _________________________________________________________________________________ Public Works Traffic Division Stephanie Taylor Transportation Manager Phone: 817-748-8216 Email: staylor@ci.southlake.tx.us TRAFFIC IMPACT ANALYSIS: The submitted traffic study adequately addresses the concerns raised by the community with newly collected data and analysis which follows the latest edition of the Manual on Uniform Traffic Control Devices. Informational Only: If the N. Carroll Avenue driveway is closed with the approval of this site plan, it would be the City’s intent to extend the N. Carroll Avenue median south to the intersection at Lakewood Drive at a future date. ___________________________________________________________________________________ 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 screened 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. * It appears that this property lies within the 65 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. * The applicant should be aware that prior to issuance of a building permit, 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 C ZA18-0028 Page 6 * Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from any rights -of-way as defined in Section 43.19.d. This shall include equipment on the roof, on the ground or otherwise attach ed to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visible from ROW as defined in Section 43.19.d.. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. * Denotes Informational Comment Case No. Attachment D ZA18-0028 Page 1 SURROUNDING PROPERTY OWNERS SPO # Owner Zoning Physical Address Acreage Response 1. BRAUN, STANSELL SF1-A 950 LAKE WOOD DR 1.18 NR 2. POLSON, WILBERT A SF1-A 900 LAKE WOOD DR 1.22 NR 3. TAPP, JAMES M SF1-A 850 LAKE WOOD DR 1.06 NR 4. STANEK, A K SF1-A 800 LAKE WOOD DR 1.04 NR 5. SPRINGER, WALTER SF1-A 975 LAKE WOOD DR 1.26 NR 6. POLLARD, HEATHER SF1-A 1025 LAKE WOOD DR 1.11 NR 7. BEAUVAIS, EDWARD CALISTE SF1-A 925 LAKE WOOD DR 1.02 NR 8. AUTHENTEX DEVELOPMENT LTD O1 700 N CARROLL AVE 1.17 NR 9. DENTON, PATRICK W SF1-A 825 LAKE WOOD DR 1.31 NR 10. OLIVETI, JOSEPH SF1-A 1025 WILD WOOD LN 1.01 NR 11. N CARROLL 114 PROPERTIES LLC O1 750 N CARROLL AVE 1.42 NR 12. NIMPHIUS, JAMES J SF1-A 1050 LAKE WOOD DR 1.19 NR 13. SANDERS, HOWARD O SF1-A 1000 LAKE WOOD DR 1.10 NR 14. GREENWAY-CARROLL OAKS LP C3 1201 E STATE HWY 114 7.09 NR 15. MOORE, FRIEDRICH SF1-A 1050 WILD WOOD LN 0.96 NR 16. GREENWAY-CARROLL OAKS LP C2 1101 E STATE HWY 114 1.74 NR 17. KOPPERSMITH, F M SF1-A 875 LAKE WOOD DR 1.26 NR 18. Superintendent of Carroll ISD 2400 N Carroll Ave NR 19. Superintendent of Grapevine Colleyville ISD 3051 Ira E Woods Ave NR 20. Superintendent of Northwest ISD PO Box 77070 NR 21. Superintendent of Keller ISD 350 Keller Pkwy NR Responses: F: In Favor O: Opposed U: Undecided NR: No Response Notices Sent: 20 Responses Receive In Favor: 0 Opposed: 0 Undecided: 0 No Response: 20 Case No. Attachment E ZA18-0028 Page 1 SURROUNDING PROPERTY OWNERS RESPONSES No responses to date