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ZA04-066 Staff ReportCity of Southlake Department of Planning S T A F F R E P O R T September 17, 2004 CASE NO: ZA04-066 PROJECT: Southlake Town Square, Grand Avenue District (revised concept plan) REQUEST: On behalf of Southlake Town Square Grand Avenue, L.P., Cooper & Stebbins, L.P. is requesting approval of a revised concept plan changing some of the street anfd block arrangements of the previously approved concept plan. A variance to the Subdivision Ordinance requiring a minimum right-of-way width of 60 feet for non-residential development is requested. ACTION NEEDED: 1. Conduct public hearing 2. Consider revised concept plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Concept Plan Review Summary (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) (H) Previously approved concept plan (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2046) Dennis Killough (481-2073) Case No. ZA04-066 BACKGROUND INFORMATION OWNER: Southlake Town Square Grand Avenue, L.P. APPLICANT: Cooper & Stebbins, L.P. PROPERTY SITUATION: The property is bounded by State Highway 114 on the north side and Southlake Town Square, Phase One on the south side. LEGAL DESCRIPTION: Lot 3, Block 4R and Lot 2, Block 3R1, Southlake Town Square, Phase I and being portion of land in the Richard Eads Survey, Abstract No. 481. LAND USE CATEGORY: Town Center CURRENT ZONING: “DT” Downtown District HISTORY: -City Council approved “NR-PUD” zoning with an associated concept plan for Southlake Town Center on January 7, 1997. -A development plan and site plan were approved by City Council for Southlake Town Square Phase 1 on August 19, 1997. -City Council also approved a preliminary plat for Southlake Town Square on August 19, 1997. -City Council approved “DT” zoning with an associated concept plan on March 4, 2003. -A specific use permit to allow the residential brownstones and a revised preliminary plat were approved by City Council on April 1, 2003. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends Southlake Boulevard to have 130 feet of right-of-way and State Highway 114 to have between 300 and 500 feet of right-of-way. N. Carroll Avenue, between E. Southlake Blvd and State Highway 114, is recommended to be a 4-lane, divided arterial roadway with 100 of right-of-way. Adequate right-of-way exists for these roads. Existing Area Road Network and Conditions The proposed Grand Avenue District will tie into the existing road network of Southlake Town Square Phases 1 & 2. The Grand Avenue District will have three (3) streets accessing directly onto the eastbound service road of E. State Highway 114 – Central Avenue, Grand Avenue, and Reserve Street. E. Southlake Boulevard is a 5-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane. E. Southlake Boulevard will ultimately be widened to a seven lane roadway. Case No. Attachment A ZA04-066 Page 1 Case No. Attachment A ZA04-066 Page 2 N. Carroll Avenue, between State Highway 114 and Southlake Town Square, is a two-lane, undivided roadway. From Town Square south to E. Southlake Boulevard (F.M. 1709), N. Carroll Avenue is a four-lane, divided roadway. Construction on N. Carroll Avenue north of Southlake Town Square to expand to the four-lane, divided roadway will begin later this summer. State Highway 114 is a 6-lane, restricted access roadway with 3-lane service roads on either side. The construction was completed earlier this year. May, 2004 traffic counts on S.H. 114 (between Kimball Ave & Carroll Ave) 24hr West Bound (WB) (33,988) East Bound (EB) (32,934) WB Peak A.M. (2,283) 7 – 8 a.m. Peak P.M. (3,335) 5 – 6 p.m. EB Peak A.M. (2,967) 7 – 8 a.m. Peak P.M. (2,506) 5 – 6 p.m. May, 2004 traffic counts on frontage lanes of S.H. 114 (between Kimball Ave and Carroll Ave) 24hr West Bound (WB) (723) East Bound (EB) (1,390) WB Peak A.M. (54) 9 – 10 a.m. Peak P.M. (75) 4 – 5 p.m. EB Peak A.M. (124) 11 – 12 a.m. Peak P.M. (132) 12 – 1 p.m. May, 2004 traffic counts on F.M. 1709 (between Carroll Ave & Kimball Ave) 24hr West Bound (WB) (22,027) East Bound (EB) (24,344) WB Peak A.M. (1,161) 11 – 12 a.m.Peak P.M. (2,084) 3 – 4 p.m. EB Peak A.M. (2,212) 7 – 8 a.m. Peak P.M. (1,839) 12 – 1 p.m. May, 2004 traffic counts on N. Carroll Ave (between FM 1709 & SH 114) 24hr North Bound (NB) (4,697) South Bound (SB) (4,614) NB Peak A.M. (313) 11 – 12 a.m. Peak P.M. (400) 1 – 2 p.m. SB Peak A.M. (316) 7 – 8 a.m. Peak P.M. (390) 5 – 6 p.m. Traffic Impact Use Sq. Ft. / rooms Vtpd* AM -IN AM- OUT PM- IN PM- OUT Shopping Center 801,185 34,387 503 322 1,438 1,558 Hotel 200 1,646 68 44 65 57 Total 36,033 571 366 1,503 1,615 *Vehicle Trips Per Day **The ‘Shopping Center’ category includes office, retail, restaurant, and movie theater uses. The square footage used for the ‘Shopping Center’ includes the existing building areas in Phase 1 plus the proposed building areas of Phase IV. ***The AM/PM times represent the number of vehicle trips generated during the peak travel times on E. Southlake Boulevard, N. Carroll Avenue & State Highway 114. Case No. Attachment A ZA04-066 Page 3 PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan shows an 8-foot multi-use trail programmed on the north side of E. Southlake Boulevard. The plan shows that an 8-foot multi-use trail is planned for the east side of N. Carroll Avenue and along the northern edge of Phase 1. The plan also proposes an 8-foot multi-use trail along the west side of Central Avenue and the south side of State Highway 114. TREE PRESERVATION: No comments received. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2 dated September 17, 2004. N:\Community Development\MEMO\2004cases\04-066RCP.doc Case No. Attachment B ZA04-066 Page 1 Case No. Attachment C ZA04-066 Page 1 Case No. Attachment D ZA04-066 Page 1 PLAT REVIEW SUMMARY Case No.: ZA04-066 Review No.: Two Date of Review: 09/17/04 Project Name: Revised Concept Plan – Southlake Town Square, Phase IV, Grand Avenue Section APPLICANT: Cooper & Stebbins ENGINEER/SURVEYOR: Bury & Partners- DFW, Inc. Sandy Spurgin Bruce Dunne/Elliott Busby 5310 Harvest Hill, Suite 100 Dallas, TX 75230 Phone: (817) 329-8400 Phone: (972) 991-0011 Fax: (972) 991-0278 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/07/04 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 481-2073. 1. A minimum 60 feet of R.O.W. is required for non-residential streets. Portions of Federal Way and Grand Avenue range from 47 feet to 55 feet. (Variance Requested) INFORMATIONAL COMMENTS * All proposed driveways must comply with the driveway ordinance. Driveways will specially be addressed with review of the subsequent development plan and/or site plan. * Because a Concept Plan is intended to only provide a general representation of a proposed development, it should be noted that all areas and internal boundaries are intended to approximated only and may vary slightly on final site plans and plats. * A permit from TxDOT must be obtained prior to any curb cut along SH 114. If not done so already, staff strongly recommends contacting TxDOT for approval of the proposed connections. Case No. Attachment E ZA04-066 Page 1 Surrounding Property Owners Southlake Town Square - Phase IV Owner Zoning Land Use Acreage 1. Greenway Rowlette 66 Lp “S-P-2” Medium Density Residential 1.170 2. Strunck, Juergen “AG” Medium Density Residential 3.000 3. Mendez Ltd. “AG” Medium Density Residential 3.000 4. Linn, Patti “SF-20A” Medium Density Residential 0.573 5. Wright, Michael & Wanda “SF-20A” Medium Density Residential 0.475 6. Southlake Venture West Lp “S-P-1” Town Center 2.664 7. United States Postal Service “S-P-1” Town Center 2.970 8. Fechtel Group, The “C-3” Town Center 31.747 9. City of Southlake “CS” Town Center 2.680 10. Westerra Southlake Lp “C-2 & C-3” Retail Commercial 10.063 11. Peterka, Carol & Williams “C-3” Retail Commercial 0.344 12. Hd Development Properties, Lp “C-3” Retail Commercial 11.528 13. Goldfish (De) Lp “C-3” Retail Commercial 4.686 14. 98 Hm Southlake Partners Lp “C-3” Retail Commercial 2.270 15. Miron, Gary & Janice “C-2” Office Commercial 0.510 16. Z & E Land Llc “C-2” Office Commercial 1.030 17. Bruton, Paul & Doreen “S-P-2” Office Commercial 1.000 18. Taylor, Earnest Jr “O-1” Office Commercial 1.522 19. Texas Health Resource Inc “S-P-2” Office Commercial 12.622 20. South Carroll / 1709 Ltd “S-P-2” Office Commercial 29.002 21. Prade, C A Jr & Anita “AG” Medium Density Residential 16.190 22. Southlake Venture “DT” Town Center NA 23. SI Venture West II Lp “DT” Town Center NA 24. Pkb Enterprises, Ltd “DT” Town Center NA 25. City of Southlake “DT” Town Center NA 26. Fechtel Group, The “DT” Town Center NA Case No. Attachment F ZA04-066 Page 1 Surrounding Property Owner Responses Southlake Town Square Notices Sent: Twenty-six (26) Responses: None (0)