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Item 7 - Stonebridge ParkCase No. ZA18-0031 S T A F F R E P O R T December 28, 2018 CASE NO: ZA18-0031 PROJECT: Site Plan for Lot 2R1, Block 1 Stonebridge Park EXECUTIVE SUMMARY: On behalf of Lyn Ba, Inc., Mitchell Builders, Inc. is requesting approval of a site plan on property described as Lot 2R1, Block 1, Stonebridge Addition, Southlake, Tarrant County, Texas and located at 155 Stonebridge Lane. Current Zoning: "S-P- 2" Generalized Site Plan District. SPIN neighborhood #11. DETAILS: The Stonebridge Park development is located on the north side of W. Southlake Blvd., immediately west of Jellico Square. The purpose of this request is to consider approval of a site plan for the construction of a 5,698 square foot single story office building with medical and general office uses. The building will be constructed of brick, stone, and stucco with a composition shingled roof. The Concept Pan for the property was approved under ZA07 -132 and the site and building comply with the approved concept plan. Site Data Table for Lot 2R1 Component Proposed (ZA18-0031) Approved under 480-548 Zoning S-P-2 with O-1 uses S-P-2 with O-1 uses Land Use Office Commercial Office Commercial Site Acreage .61 acres .61 acres Total Building Footprint 5,698 sf 5,700 sf Building Lot Coverage 21.29% 22% Impervious Lot Coverage 70.8% 70% Parking Required 31 spaces 31 spaces (1:186) Parking Provided 32 spaces 31 spaces ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated December 28, 2018 (D) Surrounding Property Owners Map (E) Surrounding Property Owners Responses Full Size Plans (for Commission and Council members only ) Link to PowerPoint Presentation Link to Narrative Department of Planning & Development Services Case No. ZA18-0031 Link to Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. Attachment A ZA18-0031 Page 1 BACKGROUND INFORMATION OWNER: Lyn Ba, Inc. APPLICANT: Mitchell Builders, Inc. PROPERTY SITUATION: 155 Stonebridge Lane LEGAL DESCRIPTION: Lot 2R1, Block 1, Stonebridge Addition LAND USE CATEGORY: Office Commercial and 100-Year Flood Plain CURRENT ZONING: “S-P-2” Generalized Site Plan District HISTORY: September 18, 1996; City Council approve a zoning change to “S-P-2” Generalized Site Plan District. August 5, 1997; City Council approved a site plan for an animal hospital on what is now Lot 1. October 7, 1997; City Council approved a preliminary plat for Stonebridge Park on. (ZA97-123) October 23, 1997; Planning and Zoning Commission approved a final plat for Lot 1. (ZA97-133) January 22, 1998; Planning and Zoning Commission approved a final plat for Lots 2 – 6. (ZA97-178) March 19, 2002; City Council approved a revised site plan for the animal hospital on Lot 1. (ZA02-012) May 3, 2005; City Council approved a change of zoning to “S -P-2” and concept plan. (ZA04-047) April 18, 2006; City Council approved a revised preliminary plat and plat revision. (ZA05-151 & ZA05-152) February 5, 2008; City Council approved a zoning change and site plan for Cantex senior facility. (ZA07-131) February 5, 2008; City Council approved a zoning change and concept plan for Lots 2R1, 2R2 and 3R1. (ZA07 -132) August 19, 2008; City Council approved a plat revision and preliminary plat. (ZA08-058 & ZA08-060) August 18, 2009; City Council approved a site plan for Lot 2R2. (ZA09- 028) April 17, 2018; City Council approved a zoning change and concept/site plan for property described as Lots 2R1, 2R2 and 3R1, Block 1, Stonebridge Park. (ZA17-100) Case No. Attachment A ZA18-0031 Page 2 SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Office Commercial which is defined in the Southlake 2035 plan as follows: “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 appearance 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. There were no specific land use recommendatio ns that came out of the adopted FM1938 Corridor Plan for this location. Pathways Master Plan & Sidewalk Plan The applicant is proposing to construct a 4’ sidewalk along the east boundary on Stonebridge Lane. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The development proposes one access drive connection to an existing driveway to the south with access onto Stonebridge Lane and a drive connection to the adjacent drive connection to the east (Jellico Square). Traffic Impact A Traffic Impact Analysis (TIA) threshold worksheet was submitted and reviewed by staff. No TIA will be required for this project. TREE PRESERVATION: It appears that the Tree Preservation Plan complies with the approved zoning change and concept plan under ZA07 -132. The removal of tree #114 is proposed to be mitigated by planting four (4) additional canopy trees on the site. CITIZEN INPUT: A SPIN meeting was not held for this project. STAFF COMMENTS: Included in this Staff Report is Site Plan Review Summary No. 3, dated December 28, 2018 Case No. Attachment A ZA18-0031 Page 3 APPLICABLE REGULATIONS: General Development Standards Applies Comments Overlay Regulations N Complies Building Articulation N Complies Masonry Standards Y Complies Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Tree Preservation Y Complies Sidewalks Y Complies N:\Community Development\MEMO\2018 Cases\0031 - SP - Stonebridge Park Case No. Attachment B ZA18-0031 Page 1 Case No. Attachment C ZA18-0031 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-0031 Review No.: Three Date of Review: 12/28/18 Project Name: Site Plan – Lot 2R1, Block 1 Stonebridge Park APPLICANT: Mitchell Builders, Inc. OWNER: Lyn Ba Inc. and Terry Mitchell Terry Mitchell 1610 Pheasant Lane Southlake, TX 76092 Phone: 817-366-3042 Phone: Email: terry@mitchellbuildersinc.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. Provide and label a 24 ft. wide fire lane on the main west parking lot lane connecting to the fire lane on the lot to the south. Label the fire lanes in compliance with the City Fire Code. Show and label the fire lane width and any curve radii. Also, label any radius of any curbs adjacent to the fire lane. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: * It appears that the Tree Preservation Plan complies with the approved zoning change and concept plan under ZA07-132. * Except as provided by subsection 7.2.b. of the Tree Preservation Ord inance, 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 Minimum percentage of the Case No. Attachment C ZA18-0031 Page 2 the entire site 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. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for th e: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effe cts of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man -made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * 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: * Existing tree credits are proposed to be taken for required interior landscape and east bufferyard canopy and accent trees. The existing trees proposed to be preserved are located entirely within the east bufferyard and at least one of them is located outside of the property boundary. Existing tree credits may only be taken for required East Bufferyard canopy and accent trees and only trees located on the developing property may be used to provide existing tree credits. Case No. Attachment C ZA18-0031 Page 3 Interior Landscape Existing Tree Credits: Existing trees which are saved in landscape areas and have at least 75% of the ‘Critical Root Zone’ within that area shall be granted credits toward reducing the required plantings. Bufferyard Existing Plant Credits: Existing trees which are within fifty feet of the property line and have a minimum of fifty percent (50%) of the drip line within the bufferyard area shall be granted credits toward reducing the required plantings as set forth in the Landscape Or dinance. 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. _________________________________________________________________________________ Public Works/Engineering Review Kevin Ferrer, P.E. 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. Proposed sidewalk along Stonebridge lane will require a sidewalk easement. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * 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. Provide all necessary easements for water, sanitary sewer and drainage, and show all existing easements with (Volume/Page) on the Utility Plan. * 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. WATER COMMENTS: 1. Clearly label all public and private lines. 2. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for non - sprinkled buildings or 600’ for sprinkled buildings. Case No. Attachment C ZA18-0031 Page 4 * 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 mus t 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. DRAINAGE COMMENTS: 1. Submit preliminary drainage plan with drainage arrows and preliminary calculations. 2. Remove/Relocate proposed curb inlet that is proposed in an utility easement along Stonebridge. 3. Clearly label all private and public storm lines. 4. 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. 5. Documentation supporting and certifying that no additional detention is necessary and that the existing detention pond is sufficiently sized will be required prior to approval of construction plans. 6. 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. * Runoff coefficients (C) for site will need to correspond with the design of the regional detention pond. Any deviation from the previous design such as an increase impervious surface will need to be addressed and mitigated. * Property drains into a Critical Drainage Structure #18 and requires a fee to be paid prior to beginning construction ($212.61/Acre). * Discharge of post development runoff must have no adverse impact on upstream and downstream properties and meet the provisions of Ordinan ce 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 Case No. Attachment C ZA18-0031 Page 5 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/engi neeringdesign.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 instruc tions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in: https://www.cityofsouthlake.com/2237/Stormwa ter-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 W orks 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. _________________________________________________________________________________ Public Works Traffic Division Stephanie Taylor Transportation Manager Phone: 817-748-8216 Email: staylor@ci.southlake.tx.us TRAFFIC IMPACT ANALYSIS: 1. We are in receipt of the TIA Threshold Worksheet and agree that the proposed development does not meet or exceed the criteria for a TIA at this time. _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8223 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter of buildings on a “hose-lay” basis for un-sprinkled buildings. Fire apparatus access, needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) (Fire Lane must enter the location off of Stonebridge Lane on the south -west side of the property and continue in front of Case No. Attachment C ZA18-0031 Page 6 the entire building before intersecting with the existing fire lane or terminating back at the other entrance off of Stonebridge on the north -west corner of the property) 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) _________________________________________________________________________________ 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. * 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. * Denotes Informational Comment Case No. Attachment D ZA18-0031 Page 1 SURROUNDING PROPERTY OWNERS Owner Name Zoning Physical Address Acreage Response 1. S & S LAND HOLDING LLC SP2 165 STONEBRIDGE LN 0.61 NR 2. STONEBRIDGE MONTICELLO PRTNS L SP2 155 STONEBRIDGE LN 0.58 NR 3. SOUTHLAKE NEUROLOGY PROPERTIES SP2 175 STONEBRIDGE LN 1.43 NR 4. 437 NORTH MAIN PARTNERS LP SP2 2300 W SOUTHLAKE BLVD 0.82 NR 5. SOUTHLAKE CMC LLC SP2 2340 W SOUTHLAKE BLVD 0.70 F 6. SOUTHLAKE CROSSING ANI CLINIC C3 2320 W SOUTHLAKE BLVD 0.64 NR 7. ANKINZ LLC SP2 2350 W SOUTHLAKE BLVD 3.76 NR 8. FIRST CARLYLE CAPITAL FUNDING SP1 170 STONEBRIDGE LN 4.31 NR 9. 437 NORTH MAIN PARTNERS LP SP2 220 RANDOL MILL AVE 3.80 NR 10. FSCF II LLC SP1 150 STONEBRIDGE LN 1.36 NR 11. RISING SUN PROPERTIES LLC SP2 2310 W SOUTHLAKE BLVD 0.91 NR 12. Superintendent of Carroll ISD 2400 N Carroll Ave NR 13. Superintendent of Grapevine Colleyville ISD 3051 Ira E Woods Ave NR 14. Superintendent of Northwest ISD PO Box 77070 NR 15. Superintendent of Keller ISD 350 Keller Pkwy NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Fourteen (14) Responses: In Favor: 1 Opposed: 0 Undecided: 0 No Response: 13 Case No. Attachment E ZA18-0031 Page 1 Responses