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ZA04-073 Staff ReportCity of Southlake Department of Planning + Case No. ZA04-073 S T A F F R E P O R T October 29, 2004 CASE NO: ZA04-073 PROJECT: Lot 2R1R, Block 5, Cornerstone Business Park REQUEST: On behalf of Southlake Cornerstone Business Park, L.P., JDJR Engineers & Consultants is requesting approval of a site plan for the development of an office/warehouse building of approximately 26,400 square feet. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2046) Dennis Killough (481-2073) BACKGROUND INFORMATION OWNER: Southlake Cornerstone Business Park, L.P. APPLICANT: JDJR Engineers & Consultants PROPERTY SITUATION: The property is located on the east side of S. Nolen Drive across from the intersection of Silicon Drive LEGAL DESCRIPTION: A portion of Lots 1 & 2R1, Block 5, Cornerstone Business Park LAND USE CATEGORY: Office Commercial CURRENT ZONING: “S-P-2” Generalized Site Plan District HISTORY: -A zoning change from “AG” to “O-1” and “I-1” on the west portion of this property as well as a Preliminary Plat were approved by the City in May of 1997. -A Final Plat was approved by the City on September 4, 1997. -A Plat Revision of Lot 2 was approved by the City Council on December 5, 2000. -City Council approved a zoning change from “O-1” and “I-1” to “S-P-2” with “I-1” uses on the western portion of the property and an associated concept plan on July 16, 2002. -A zoning change from “S-P-2” with “I-1” uses to “S-P-2” with “C-2” and “I-1” uses and an associated concept plan was approved by City Council on June 15, 2004. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends S. Nolen Drive, north of Crooked Lane, to be a 4-lane, undivided arterial street with 70 feet of right- of-way. Adequate right-of-way exists. Existing Area Road Network and Conditions The proposed building will have two (2) access drives directly onto S. Nolen Drive. Common access easements have been provided for the drives. South Nolen Drive south of Crooked Lane is currently a local level commercial street within the Cornerstone Business Park development. South Nolen Drive north of Crooked Lane is to be a four-lane, undivided roadway with 70 feet of right-of-way. Case No. Attachment A ZA04-073 Page 1 Case No. Attachment A ZA04-073 Page 2 The use of Crooked Lane northeast of S. Nolen Drive has been eliminated. Crooked Lane will be abandoned prior to a re-plat of the property. May, 2004 traffic counts on S. Nolen Drive (between F.M. 1709 and Crooked Lane): Table #1 24hr North Bound (NB) (1,850) South Bound (SB) (1,750) NB Peak A.M. (102) 8 – 9 a.m. Peak P.M. (191) 5 – 6 p.m. SB Peak A.M. (186) 8 – 9 a.m. Peak P.M. (163) 4 – 5 p.m. Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT Office/Warehouse 26,400 131 10 2 3 10 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on S. Nolen Drive. PATHWAYS MASTER PLAN: According to the Master Pathways Plan, no trails are planned adjacent to the development. WATER & SEWER: There is an existing 12” water line in the east right-of-way of S. Nolen Drive. There are existing fire hydrants at the intersections of Silicon Court and Nolen Drive as well as Crooked Lane and S. Nolen Drive. There is an existing 6” and 8” sanitary sewer line in the west right-of-way of S. Nolen Drive. TREE PRESERVATION: I met with the applicant on the site to evaluate the trees that are proposed to be preserved in the landscape area between the parking lot and the right-of- way. Out of the 12 trees that are shown to be preserved, six (6) of them are either dead, non-existing, or in such poor health and a hazardous state that they are not exactly worthy of preserving and if saved would pose a liability to the owner and hazard to the public. The rest of the development is covered by impervious area such as the building, access drives and parking. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated October 29, 2004. N:\Community Development\MEMO\2004cases\04-073SP.doc Case No. Attachment B ZA04-073 Page 1 Case No. Attachment C ZA04-073 Page 1 Case No. Attachment C ZA04-073 Page 1 Case No. Attachment C ZA04-073 Page 2 Case No. Attachment D ZA04-073 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA04-073 Review No.: Three Date of Review: 10/29/04 Project Name: Site Plan – Lot 2R1R, Block 5, Cornerstone Business Park APPLICANT: Par-3 Properties, L.P. ENGINEER: JDJR Engineers & Consultants Max Krugler James Dewey, Jr. 2822 Market Loop, Suite 200 2500 Texas Drive, Suite 100 Southlake, TX 76092 Irving, TX 75062 Phone: (817) 329-1635 Phone: (972) 252-5357 Fax: (817) 329-7330 Fax: (972) 252-8958 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/18/04 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 BEN BRYNER AT (817) 481-2086. * We find the applicant has met all the requirements of our previous reviews. INFORMATIONAL COMMENTS * City Council approved “S-P-2” zoning on the property with a development regulation that all buildings shall be exempt from Residential Adjacency Overlay requirements to include horizontal & vertical articulation and masonry construction meeting the requirements of Ord. 480, Section 43.13. * Bufferyards along interior lot lines were waived under the approved “S-P-2” zoning district. However, the plantings that would have been required in the bufferyard were required to be placed in the landscaped areas on either side of the proposed building. * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 81.2% for the approved “S-P-2” zoning district. The impervious coverage area percentage of this is approximately 80.8%. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 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. * 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 north, east and south must be obtained prior to issuance of a building permit for the construction of the off-site pavement. Case No. Attachment D ZA04-073 Page 2 TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 03-073 Date of Review: October 7, 2004 Number of Pages: 1 Project Name: Lot 2R, Block 5, Cornerstone Business Park OWNER \ DEVELOPER PREPARED BY: Par-3 Properties, L.P. JDJR Engineers and Consultants, Inc. Phone: (817) 329-1635 Phone: (972) 252-5357 Fax: (817) 329-7330 Fax: (972) 252-8958 THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481-5640 TREE PRESERVATION COMMENTS: 1. I met with the applicant on the site to evaluate the trees that are proposed to be preserved in the landscape area between the parking lot and the right-of-way. Out of the 12 trees that are shown to be preserved, six (6) of them are either dead, non-existing, or in such poor health and a hazardous state that they are not exactly worthy of preserving and if saved would pose a liability to the owner and hazard to the public. The rest of the development is covered by impervious area such as the building, access drives and parking. * Non-residential Development: In a non-residential development, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the development shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment E ZA04-073 Page 1 Surrounding Property Owners Lot 2R1R, Block 5, Cornerstone Business Park Owner Zoning Land Use Acreage 1. Shanklin, Harold & Richard “AG” Retail Commercial 6.057 2. Shafer Plaza Xxv Ltd “S-P-2” Retail Commercial 5.891 3. S-Si Southlake, Ld “S-P-2” Retail Commercial 2.904 4. Coppell / Dtr Center Lp “S-P-2” Retail Commercial 1.949 5. Williams, Roger Glenn “S-P-2” Low Density Resid. 1.350 6. Par-3 Properties, Lp “S-P-2” Low Density Resid. 0.343 7. Southlake Cornerstone Bus. Pk “S-P-2” Office Commercial 2.169 8. Par-3 Properties, Llc “S-P-2” Office Commercial 0.609 9. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.578 10. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.676 11. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.615 12. Ram Interests, Lp “I-1” Industrial 4.567 13. Bbj & E Ltd “I-1” Industrial 2.062 14. Akp Mgt Llc “I-1” Industrial 1.362 15. Amar Saini Corp “I-1” Industrial 1.652 16. Slj Cornerstone Ltd “I-1” Industrial 1.609 17. Scbp-A Lp “I-1” Industrial 5.478 18. Beech, Johnny & Edna “O-1” Office Commercial 1.472 19. White, E C & Zada “AG” Low Density 16.41 20. Williams, Roger Glenn “AG” Low Density 4.220 21. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 1.555 Case No. Attachment E ZA04-073 Page 2 Surrounding Property Owners within Cornerstone Business Park Owner Zoning Land Use Acreage 1. Cbb Properties Ltd “I-1” Industrial 1.152 2. Wang, Jeff & Katherine “I-1” Industrial 1.372 3. Integrated Interiors Inc. “I-1” Industrial 1.313 4. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.781 5. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.607 6. Charleston Court Lp “O-1” Office Commercial 1.607 7. Myan Plaza Lp “O-1” Office Commercial 1.406 8. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.786 9. Southlake Cornerstone Bus Pk “I-1” Office Commercial 1.599 10. Southlake Cornerstone Bus Pk “I-1” Industrial 2.617 11. Southlake Cornerstone Bus Pk “I-1” Industrial 2.591 12. Scbp-A Lp “I-1” Industrial 5.536 13. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 1.555 14. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 2.169 15. Par-3 Properties, Llc “S-P-2” Office Commercial 0.609 16. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.578 17. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.676 18. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.615 19. Slj Cornerstone, Ltd “I-1” Industrial 1.626 20. Slj Cornerstone, Ltd “I-1” Industrial 1.643 21. Slj Cornerstone, Ltd “I-1” Industrial 1.624 Case No. Attachment F ZA04-073 Page 1 Surrounding Property Owner Responses Lot 2R1R, Block 5, Cornerstone Business Park Notices Sent: Twenty-nine (29) Responses: None (0)