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ZA03-085 Staff Report City of Southlake Department of Planning S T A F F R E P O R T February 13, 2004 CASE NO: ZA03-085 PROJECT: East Southlake # 1 Ltd. REQUEST: On behalf of East Southlake # 1 Ltd., Blake Architects is requesting approval of a zoning change and site plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and 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: Dennis Killough (481-2073) Bruce Payne (481-2036) Case No. ZA03-085 BACKGROUND INFORMATION OWNER: East Southlake # 1 Ltd. APPLICANT: Blake Architects PURPOSE: The purpose of this request is to receive approval of a zoning change and a site plan for the construction of a medical office building. PROPERTY SITUATION: 900 E. Southlake Boulevard; approximately 1,100 feet west of N. Carroll Avenue. LEGAL DESCRIPTION: Tract 3D2, situated in the W.W. Hall Survey, Abstract No. 695 LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “AG” Agricultural District REQUESTED ZONING: “S-P-1” Detailed Site Plan District with “O-1” Office District uses HISTORY: No development history exists for this property. A residence currently occupies the property. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends Southlake Boulevard to have 130 feet of right-of-way. Adequate right-of-way exists for this roadway. Existing Area Road Network and Conditions The proposed site will have one (1) full-access drive directly onto E. Southlake Boulevard (F.M. 1709). The proposed drive on E. Southlake Blvd will be a right-in/right-out drive. The site is proposing two (2) common access drives for future connection into the site to the east. E. Southlake Boulevard is a 5-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane. The roadway will ultimately be widened to a 7-lane roadway. May , 2003 traffic counts on E. Southlake Blvd (between Byron Nelson Pkwy & Carroll Ave) 24hr West Bound (WB) (22,260) East Bound (EB) (23,500) WB Peak A.M. (1,078) 10 – 11 a.m. Peak P.M. (2,256) 5 – 6 p.m. EB Peak A.M. (2,213) 7 – 8 a.m. Peak P.M. (1,526) 12 – 1 p.m. Traffic Impact Case No. Attachment A ZA03-085 Page 1 Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Medical Office 15,667 566 30 8 15 42 *Vehicle Trips Per Day **The AM/PM times represent the potential number of vehicle trips generated during the peak travel times on Southlake Boulevard. PATHWAYS MASTER PLAN: According to the Master Pathways Plan, an 8’ multi-use trail is required along the north side of E. Southlake Blvd. The trail is shown on the site plan. WATER & SEWER: A 12” water line exists along the north side of E. Southlake Blvd. A 6” sanitary sewer line exists along the north side of E. Southlake Blvd with an 8” sanitary sewer line parallel to the west property line on the adjacent properties. TREE PRESERVATION: In a conversation with the Applicant’s Engineer, he indicated that they could save the 13” Oak between the building and the right-of-way and reroute the on-site storm sewer to miss the existing Pine tree on the southwest corner of the property. There are six (6) Pecans and one (1) Oak tree in front of the building and between the building and the right-of-way. Although the pecans are within the area of within 6’ of the building pad, these trees and the 13” Oak could be preserved if the building were to be set back approximately 8’ feet. This would allow for the foundation elevation slope to be worked into the existing grade and the preservation of the existing trees. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated February 13, 2004. Under the “S-P-1” Detailed Site Plan District zoning the applicant proposes the following:  Building Setback – The east building setback shall be 15 feet form the property line. The following variances are being requested:  Parking - A total of 106 spaces are required for this site based on the proposed medical use. The applicant is providing a total of 97 spaces.  Driveway Spacing – The minimum spacing required between full-access drives on Southlake Boulevard (FM 1709) is 500 feet. The nearest drive to the east is 262 feet. N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-085ZSP.doc Case No. Attachment A ZA03-085 Page 2 Case No. Attachment B ZA03-085 Page 1 Case No. Attachment C ZA03-085 Page 1 Case No. Attachment C ZA03-085 Page 2 Case No. Attachment C ZA03-085 Page 3 Case No. Attachment C ZA03-085 Page 4 SITE PLAN REVIEW SUMMARY Case No.: ZA03-085 Review No.: Four Date of Review: 02/13/04 Project Name: Site Plan – East Southlake #1, L.T.D. APPLICANT: East Southlake #1, L.T.D. ARCHITECT: Blake Architects Skip Blake 1344 Lakeview Drive 1202 S. White Chapel Blvd, Suite A Southlake, TX 76092 Southlake, TX 76092 Phone: (817) 329-0389 Phone: (817) 488-9397 Fax: Fax: (817) 251-3205 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/02/04 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. General Development Standards Applies Comments Corridor Overlay Regulations Y Complies Residential Adjacency Y Proposing a 15’ side setback along the east property line Building Articulation Y Complies Masonry Standards Y Complies Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Driveways Y See Comment No. 2 Lighting Y Must comply with Ordinance No. 693-B 1. A total of 106 spaces are required for this site based on the proposed medical use. The applicant is providing a total of 97 spaces. (A 10% reduction has been requested.) 2. Provide the minimum driveway spacing between the proposed drive and the existing drive to the east. The minimum spacing required between full-access drives on Southlake Boulevard (FM 1709) is 500 feet. (A variance has been requested.) INFORMATIONAL COMMENTS * The proposed common access easements will be required to be dedicated on the plat. * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 65% for the “O-1” Zoning District. The impervious coverage area percentage of this site is 65%. Case No. Attachment D ZA03-085 Page 1 * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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. * Please be aware that any change of tenant/owners with a request for a new C.O. will require that all parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire lanes shall be per the Fire Department's requirements. Case No. Attachment D ZA03-085 Page 2 Articulation Evaluation No.2 Case No. ZA 03-085Date of Evaluation: 02/13/04 Elevations for East Southlake #1, LTD Received: 02/02/04 Front - facing:West Wall ht. =12 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length3626-28%Yes3630-17%Yes Min. artic. offset220%Yes220%Yes Min. artic. length716129%Yes81363%Yes Case No. Attachment D ZA03-085 Page 3 Rear - facingEast Wall ht. =12 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length3626-28%Yes3630-17%Yes Min. artic. offset2350%Yes24100%Yes Min. artic. length716129%Yes81363%Yes Right - facing:South Wall ht. =12 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length3630-17%Yes3630-17%Yes Min. artic. offset2350%Yes24100%Yes Min. artic. length81250%Yes81250%Yes Left - facing:North Wall ht. =12 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length3630-17%Yes3630-17%Yes Min. artic. offset25150%Yes24100%Yes Min. artic. length81250%Yes81250%Yes TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 03-085 Date of Review: February 13, 2004 Number of Pages: 2 Project Name: East Southlake #1 L.T.D. (Site Plan/Zoning Change) OWNER \\ DEVELOPER PREPARED BY: East Southlake #1 L.T.D. Blake Architects Phone: Phone: Fax: Fax: 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. In a conversation with the Applicant’s Engineer he indicated that they could save the 13” Oak between the building and the right-of-way and reroute the on-site storm sewer to miss the existing Pine tree on the southwest corner of the property. He did not want to move the building back on the lot to preserve the Pecan Trees. 2. There are six (6) Pecans and one (1) Oak tree in front of the building and between the building and the right-of-way. Although the pecans are within the area of within 6’ of the building pad, these trees and the 13” Oak could be preserved if the building were to be set back approximately 8’ feet. This would allow for the foundation elevation slope to be worked into the existing grade and the preservation of the existing trees. 3. Since the 6 Pecan are located within 6’ of the building pad they would not be required to be mitigated. The 13” Oak and 16” Pine tree and any other trees removed outside of 6’ from the building pad and that are not in a utility and drainage easement where utilities are being installed or drainage improved, fire lane or parking area will be required to be mitigated in accordance with the regulations of the Tree Preservation Ordinance. (See the Non-Residential Development comment below) * 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 Case No. Attachment D ZA03-085 Page 4 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 D ZA03-085 Page 5 Case No. Attachment D ZA03-085 Page 6 Surrounding Property Owners East Southlake #1, LTD Owner Zoning Land Use Acreage 1. Southlake - Foxborough Ltd. SF-20A Medium Density Residential 1.314 ac 2. Bank One / Homecomings Fin. SF-20A Medium Density Residential 0.461 ac 3. Morrison, William & Coleen SF-20A Medium Density Residential 0.636 ac 4. Teague, George & Consuela SF-20A Medium Density Residential 0.619 ac 5. Long, John & Sallie SF-20A Medium Density Residential 0.668 ac 6. Fruci, Leonard & Clarissa SF-20A Medium Density Residential 0.471 ac 7. Dixon, Julius & Veronica SF-20A Medium Density Residential 0.495 ac 8. Humphrey, Michael & Lillian SF-20A Medium Density Residential 0.477 ac 9. Mendez Ltd. AG Medium Density Residential 7.998 ac 10. Westerra Southlake Lp. AG Medium Density Residential 16.340 ac 11. Southlake Partnership AG Medium Density Residential 4.215 ac 12. Southlake Partnership C-3 Medium Density Residential 2.819 ac 13. Southlake Partnership C-3 Medium Density Residential 0.551 ac 14. Rucker, William & Zena AG Medium Density Residential 6.700 ac 15. Mendez Ltd. AG Medium Density Residential 4.874 ac Case No. Attachment E ZA03-085 Page 1 Surrounding Property Owner Responses East Southlake #1, LTD Notices Sent: Fourteen (14) Responses: None (0) Case No. Attachment F ZA03-085 Page 1