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Item 6A - Staff ReportCase No. ZA23-0003 S T A F F R E P O R T April 11, 2023 CASE NO: ZA23-0003 PROJECT: Development Plan & Site Plan for Kirkwood East EXECUTIVE SUMMARY: TXCRE, LLC, represented by Martin Shelling, is requesting approval of a Development Plan and Site Plan for Kirkwood East, located on a property described as Lot 4R1, Block 1, Sabre Group Campus Addition, and located at 1400 W Kirkwood Blvd., Southlake, Texas. Current Zoning: "NR-PUD" Non-residential Planned Unit Development. SPIN Neighborhood #1. DETAILS: The property is located adjacent to the Sabre Corporate Campus along Kirkwood Boulevard, and west of White Chapel Boulevard. The Development Plan provides a conceptual design that reflects 8 buildings totaling approximately 50,000 square feet at build out, though each structure will require its own Site Plan approval in the future. The applicant has provided Site Plans for two sites, Lots 5 and 8 on the Development Plan. These Site Plans are generally conforming to the proposed Development Plan and controlling Concept Plan for the Sabre Campus Site. At their March 23, 2023 regular meeting, the Planning and Zoning Commission recommended approval (7-0); subject to Staff Report dated March 17, 2023 and Site Plan Review Summary No. 2, dated March 17, 2023, and recommending approval of the requested variance. Following the Planning and Zoning Commission meeting, the applicant is requesting approval of a plan that relocates two driveways accessing Kirkwood Boulevard. VARIANCE REQUESTED: Variance from Driveway Ordinance No. 634, as amended, Section 5.2(d), which requires a stacking depth of 75’. The proposed stacking depth of three of the four driveways for the site are 30’. With the revisions, a fourth driveway will need a stacking depth of approximately 22’. Variance from Driveway Ordinance No. 634, as amended, Section 5.1, which requires driveway separations of 250’. After revisions, one pair of driveways have a separation of 150’, and a second pair has a separation of 215’. Case No. ZA23-0003 Variance from Ordinance 480-313B, which notates a 50’ Natural Area to encircle the property. Since the revision, a driveway through lot 8 has encroached into the 50’ Natural Area along the far northwest portion of the property. This portion of the driveway is located underneath overhead transmission lines in a cleared open area. Ordinance 480-313B, the controlling zoning ordinance for the site allows Site Plan approvals that permit encroachment into this Natural Area with City Council approval. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval of the Development Plan and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plan Review Summary No. 2, dated March 17th, 2023 (D) Surrounding Property Owners Map (E) Surrounding Property Owners Responses Full Size Plans (for Commission and Council members only) Narrative PowerPoint Presentation Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Reagan Rothenberger (817) 748-8602 Case No. Attachment B ZA23-0003 Page 1 BACKGROUND INFORMATION OWNER: TXCRE, LLC APPLICANT: TXCRE, LLC PROPERTY SITUATION: 1400 Kirkwood Boulevard LEGAL DESCRIPTION: Lot 4R1, Block 1, Sabre Group Campus Addition LAND USE CATEGORY: Office Commercial CURRENT ZONING: “NR-PUD” Non-residential Planned Unit Development HISTORY: July 20, 1999; City Council approved a Zoning Change and Concept Plan for the Sabre Corporate Campus (ZA99-056). October 19, 1999; City Council approved a preliminary plat for Lots 1-4, Block 1, Sabre Group Campus on the consent agenda (ZA99-080). November 18, 1999; The Planning and Zoning Commission approved a final plat for Lots 1-4, Block 1, Sabre Group Campus (ZA99-096). January 18, 2000; City Council approved a development plan for Lots 1-4, Block 1, Sabre Group Campus (ZA99-090). January 18, 2000; City Council approved a site plan for portions of proposed Lots 1, 2, & 4, Block 1, Sabre Corporate Campus (ZA99-091). July 18, 2000; City Council approved a Site Plan for Lot 4, Block 1 (25.6 acres) for the Saber Group Campus (ZA00-060). March 20, 2001; City Council approved a revised development plan to include the Kirkwood Blvd. and T.W. King rights-of ways and to add a proposed visitor center into the boundary of the Sabre Project development plan (ZA01-008). March 30, 2007, City Council approved a plat revision for Lots 1R1, 1R2, 2R, 4R1, 4R2, & 4R3, Block 1, Sabre Group Campus (ZA07-025) August 20, 2019; City Council approved a Zoning Change and Concept Plan to permit outdoor sales and service on the Sabre Campus site. (ZA19-0029). SOUTHLAKE 2035 Pathways Master Plan: Pathways along Kirkwood Blvd. are shown on the Pathways Master Plan. However, the zoning for the site, as adopted in 1999 (ZA99-056), is interpreted to relieve development within the NR-PUD boundaries of constructing sidewalks. At the time of the Sabre Corporate Campus development, the portion of Kirkwood Blvd., which this project fronts, was to be a private road. Ordinance No. 480-313 waives formal Pedestrian Access Plans, and the only trails and Case No. Attachment B ZA23-0003 Page 1 pathways required are those shown on the Concept Plan. No pathways are shown on the Concept Plan along Kirkwood Blvd. Subsequent site plans approved for the Sabre Group Campus Addition do not show sidewalks provided along Kirkwood Blvd., except for the TD Ameritrade Campus, which provided sidewalks as part of their development. TREE PRESERVATION: There is 33.88% of existing tree cover on the site and minimum of 60% of the existing tree cover is required to be preserved. A maximum of 53.69% of the existing tree cover is proposed to be preserved, 10.83% is proposed as “Marginal”, and 35.48% is proposed to be removed. UTILITIES: The site will be served by an existing 12” water line that bisects the property. This site will be served by a 27” sewer main along White Chapel Blvd. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed site will have frontage along Kirkwood Blvd., a four-lane divided arterial. The property has emergency access to N. White Chapel Blvd. VARIANCES REQUESTED: Variance from Driveway Ordinance No. 634, as amended, Section 5.2(d), which requires a stacking depth of 75’. The proposed stacking depth of three of the four driveways for the site are 30’. With the revisions, a fourth driveway will need a stacking depth of approximately 22’. Variance from Driveway Ordinance No. 634, as amended, Section 5.1, which requires driveway separations of 250’. After revisions, one pair of driveways have a separation of 150’, and a second pair has a separation of 215’. Variance from Ordinance 480-313B, which notates a 50’ Natural Area to encircle the property. Since the revision, a driveway through lot 8 has encroached into the 50’ Natural Area along the far northwest portion of the property. This portion of the driveway is located underneath overhead transmission lines in a cleared open area. Ordinance 480-313B, the controlling zoning ordinance for the site allows Site Plan approvals that permit encroachment into this Natural Area with City Council approval. CITIZEN INPUT: Neither a Corridor Planning Committee Meeting or SPIN meeting has been held for this project. PLANNING & ZONING COMMISSION ACTION: March 23, 2023; Approved (7-0), subject to Staff Report dated March 17, 2023 and Site Plan Review Summary No. 2, dated March 17, 2023, and recommending approval of the requested variance. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated March 17, 2023 Case No. Attachment B ZA23-0003 Page 1 Case No. Attachment C ZA23-0003 Page 1 DEVELOPMENT PLAN & SITE PLAN REVIEW SUMMARY Case No.: ZA23-0003 Review No.: TWO Date of Review: 03/17/23 Project Name: Development Plan and Site Plan – Kirkwood East APPLICANT: OWNER: TXCRE, LLC ATTN: Martin Schelling TXCRE, LLC ATTN: Martin Schelling 2110 Cedar Elm Terrace 2110 Cedar Elm Terrace Westlake, Texas 76262 Westlake, Texas 76262 Phone: 817.475.3335 Phone: 817.475.3335 Email: mschelling@frontier.com Email: mschelling@frontier.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/13/23 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 REAGAN ROTHENBERGER AT (817) 748-8602. 1. Show, label and dimension the width of the right of way and traveled roadway on or adjacent to the site for each plan. 2. Show, label and dimension the width of any easements on or adjacent to the site, if any. 3. Show and label all minimum building setback lines in accordance with the zoning. (10’ rear) 4. Label the distance between buildings and distance from building to property lines 5. Given that W. Kirkwood Blvd. is now a public road, all driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed: a. Label the width of the driveway b. Label the stacking depth measured from the R.O.W. to the nearest parking stall or intersecting drive lane pavement edge. Minimum stacking depth required is 75’, driveways as shown are approximately 30’ in depth or less. Variance required. c. Label the return radii. d. Label the distances between proposed driveway centerlines. e. Label the distances to the nearest existing off-site driveway centerlines in both directions of the site (See Driveway Ord. 634 § 5 for spacing requirements) f. Show any existing driveways across adjoining rights-of-way and note the type of pavement and use (residential, commercial, etc.) 6. Parking is calculated incorrectly. For office uses, the first 1,000 square feet of spaces required 8 parking spaces, further square footage above the first 1,000 sqft is calculated at 1/300. Please ensure that the overall development will have sufficient parking through shared agreements. 7. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for use by tenants or the public. 8. Show the location of all trash dumpsters. A minimum 8 foot tall masonry screen wall matching the principal building with a solid metal access gate is required for all trash dumpsters. Case No. Attachment C ZA23-0003 Page 2 9. Show the location, type, and height of all walls, fences, and screening devices. Note whether existing or proposed. Tree Conservation/Landscape Review 1. Provide the tree survey data that corresponds with the existing trees on the site. 2. If the development was proposed with standard zoning it would not comply with the Existing Tree Cover Preservation Requirements within the Tree Preservation Ordinance. There is 33.88% of existing tree cover on the site and minimum of 60% of the existing tree cover is required to be preserved. A maximum of 53.69% of the existing tree cover is proposed to be preserved, 10.83% is proposed as “Marginal”, and 35.48% is proposed to be removed. * 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 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 the: 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 effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; Case No. Attachment C ZA23-0003 Page 3 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: 1. The length of the Lot 5 bufferyard is incorrect. The length of the bufferyard is approximately 99’, and approximately 85’ without the width of the access drive. 2. For Lot 8 provide the west bufferyard calculations within the Bufferyards Summary Chart. 3. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. 4. When parking is provided between the right-of-way and the building set back line, a solid evergreen hedgerow of plants obtaining a mature height greater than three feet (3’) shall be planted. When planted, this hedge shall be a minimum of two feet (2’) in height and planted no further than thirty inches (30”) on center. 5. It seems that the north arrow is incorrect on the Site Plans and Landscape Plans. 6. Existing tree credits are proposed to be taken for required bufferyard plant material. 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. * The required interior landscape plant material is calculated based on the PUD Development Standards for the Saber Development. * No landscaping may be installed within the 60’ Overhead Electrical Easement on the property. * Indicates informational comment. # Indicates required items comment. E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 Case No. Attachment C ZA23-0003 Page 4 Public Works/Engineering Review GENERAL COMMENTS: WATER COMMENTS: Fire hydrants and the associated water lines shall be located within a dedicated water line easement. DRAINAGE COMMENTS: If detention is not being proposed for the increase in runoff, then documentation supporting and certifying that detention is not necessary will be required prior to approval of construction plans. Memorandum shall be signed and sealed by a registered PE. Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Fire Department Review The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lanes on the property. (Relocate the FDC for Building “F” to be within 50 feet of fire lane access, a remote FDC is acceptable) Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us Case No. Attachment C ZA23-0003 Page 5 General Informational Comments * The Development Review Committee (DRC) has determined this pre-submittal is sufficient for formal submittal to the Planning and Zoning Commission subject to completing the changes noted above . A pdf of each plan must be submitted. If not received before the deadline, the item will be moved to a later P&Z agenda. If any significant changes, other than those noted above are made to the submittal, the plan could be withheld from processing until a later meeting or remanded back to the Development Review Committee for review. * The 50’ natural landscape buffer is recommended to be platted as part of the proposed lots in order to allow structures to meet rear yard setback requirements. Subsequent site plans and any plats should notate this area to be preserved. * 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. * 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. * 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. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, 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. * Denotes Informational Comment Case No. Attachment D ZA23-0003 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Address Acrea ge Resp onse 1. U S A AG 3400 N WHITE CHAPEL BLVD 8.43 NR 2. SC SOUTHLAKE OWNER LLC NRPUD 1600 W KIRKWOOD BLVD 0.87 NR 3. WILKS SOUTH LAKE DEVELOPMENT L NRPUD 1001 W KIRKWOOD BLVD 7.81 NR 4. SC SOUTHLAKE OWNER LLC NRPUD 3150 SABRE DR 3.26 NR 5. U S A AG 0.53 NR 6. U S A AG 3295 N WHITE CHAPEL BLVD 0.71 NR 7. TRINITY RIVER AUTHORITY OF TX SP1 3200 N WHITE CHAPEL BLVD 0.27 NR 8. SOUTHLAKE, CITY OF RPUD 3000 N WHITE CHAPEL BLVD 1.75 NR 9. SOUTHLAKE CITY NRPUD 1050 W KIRKWOOD BLVD 4.18 NR 10. NGUYEN, HIEU VAN RPUD 557 ROUND HOLLOW LN 0.00 NR 11. BROWN, MICHAEL RPUD 561 ROUND HOLLOW LN 0.34 NR 12. TORRES, MIRIAM RPUD 565 ROUND HOLLOW LN 0.45 NR 13. VIAVERANO LLC RPUD 569 ROUND HOLLOW LN 0.40 NR 14. TD AMERITRADE SERVICES COMPANY NRPUD 1051 W KIRKWOOD BLVD 2.29 NR 15. DUCANES, A CHRISTOPHER RPUD 573 ROUND HOLLOW LN 0.29 NR 16. CASEY, BRIAN RPUD 577 ROUND HOLLOW LN 0.26 NR 17. DELEMOS, JAMES A RPUD 581 ROUND HOLLOW LN 0.46 NR 18. BAKSHI FAMILY REVOCABLE LIVING RPUD 524 ROUND HOLLOW LN 0.04 NR 19. ALTIMONT, DAVID RPUD 520 ROUND HOLLOW LN 0.08 NR Case No. Attachment D ZA23-0003 Page 2 20. ZEALLOS, JUAN RPUD 516 ROUND HOLLOW LN 0.30 NR 21. 512 LEGACY LIVING TRUST RPUD 512 ROUND HOLLOW LN 0.26 NR 22. DANG, VI RPUD 508 ROUND HOLLOW LN 0.18 NR 23. NAIR, RAJEEV RPUD 504 ROUND HOLLOW LN 0.06 NR 24. ROTHENBACH, THOMAS A RPUD 570 ROUND HOLLOW LN 0.67 NR 25. U S A AG 3600 N WHITE CHAPEL BLVD 19.84 NR 26. KERN, DEXTER RPUD 500 ROUND HOLLOW LN 0.58 NR 27. SUPERINTENDENT OF CARROLL ISD NR 28. TEXAS WHEELHOUSE LLC NRPUD 1400 W KIRKWOOD BLVD 13.77 U F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-Eight (28) Responses Received: In Favor: Opposed: Undecided: No Response: Case No. Attachment C ZA22-0030 Page 1 Surrounding Property Owner Responses No responses to date