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04-039ZSP City of Southlake Department of Planning S T A F F R E P O R T July 16, 2004 CASE NO: ZA04-039 PROJECT: Proposed Lots 1 through 4 and Lot 6 Cedar Ridge Offices REQUEST: On behalf of Cedar Ridge Office Park, L.P., Panattoni Development Co. 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. ZA04-039 BACKGROUND INFORMATION OWNER: Cedar Ridge Office Park, L.P. APPLICANT: Panattoni Development Co. PURPOSE: The purpose of this request is to revise the previously approved site plan by combining three of the smaller building into one, add the eastern property of this site to the site plan and change the zoning to allow car ports and to adjust the impervious coverage regulations to allow for further subdivision of the property. PROPERTY SITUATION: The property is located on the northwest corner of State Hwy. 114 and N. Carroll Avenue, south of E. Highland Street. LEGAL DESCRIPTION: Portion of Lot 1, Block A, 114 & Carroll Addition LAND USE CATEGORY: Retail Commercial CURRENT ZONING: C-3 General Commercial District REQUESTED ZONING: S-P-1 Detailed Site Plan District HISTORY: -City Council approved a preliminary plat for this lot on July 5, 1988. -A final plat was approved on October 4, 1988. -The “C-3” zoning was approved by City Council with the adoption of Zoning Ordinance No. 480 on September 19, 1989. A site plan was approved on January 6, 2004. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends State Highway 114 to have between 300 and 500 feet of right-of-way, N. Carroll Avenue to be a 3-lane, undivided arterial street with 94 feet of right-of-way, and Highland Street to be a 4-lane, undivided arterial street with 74 feet of right-of-way. Adequate right-of-way exists for State Highway 114. Existing Area Road Network and Conditions The proposed site will have two (3) accesses directly onto the service road of State Highway 114, two (2) accesses directly onto Highland Street and two on N. Carroll. State Highway 114 is currently under construction to make it a 6-lane, divided freeway with 3-lane service roads on either side. The construction is planned for completion in early 2004. Case No. Attachment A ZA04-039 Page 1 N. Carroll Avenue and Highland Street are both currently 2-lane, undivided roadways. The intersection of N. Carroll Avenue has been widened to four lanes as part of the State Highway 114 construction. May, 2003 traffic counts on S.H. 114 (between Carroll Ave & White Chapel Blvd): Table #1 24hr West Bound (WB) (24,927) East Bound (EB) (24,845) WB Peak A.M. (1,892) 7 – 8 a.m. Peak P.M. (2,091) 5 – 6 p.m. EB Peak A.M. (2,152) 7 – 8 a.m. Peak P.M. (2,072) 4 – 5 p.m. May, 2003 traffic counts on N. Carroll Ave (between S.H. 114 & Highland): Table #2 24hr North Bound (NB) (1,534) South Bound (SB) (1,430) NB Peak A.M. (129) 8 – 9 a.m. Peak P.M. (152) 3 – 4 p.m. SB Peak A.M. (138) 8 – 9 a.m. Peak P.M. (156) 3 – 4 p.m. May, 2003 traffic counts on Highland Street (between Carroll Ave & S.H. 114): Table #3 24hr West Bound (WB) (249) East Bound (EB) (187) WB Peak A.M. (79) 8 – 9 a.m. Peak P.M. (50) 3 – 4 p.m. EB Peak A.M. (55) 8 – 9 a.m. Peak P.M. (42) 3 – 4 p.m. Traffic Impact Vtpd* AM-AM-PM-PM- IN OUT IN OUT Total 5,314 289 97 284 444 *Vehicle Trips Per Day *The AM/PM times represent the number of vehicle trips generated during the peak travel times on State Highway 114. WATER & SEWER: A 12-inch water line exists along the north side of State Highway 114 and along the west side of N. Carroll Avenue. An 8” sanitary sewer line extension is being proposed along the north side of State Highway 114 to serve the site. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2 dated July 16, 2004. Please note that the areas shown as Lots 5 and 7 are exclude form this site plan and zoning request. Site plans for these lots will be will be submitted for approval separately. The applicant requests approval of the S-P-1 zoning uses and regulations as shown as part of attachment ‘C’ of this report. The following variances are requested: 1) Articulation on buildings A and B; Case No. Attachment A ZA04-039 Page 2 2) Drive stacking, 100 feet is required. Driveways vary from 0 to 125 feet. N:\\Community Development\\WP-FILES\\MEMO\\2004cases\\04-039ZSP.doc Case No. Attachment A ZA04-039 Page 3 Case No. Attachment B ZA04-039 Page 1 Case No. Attachment C ZA04-039 Page 1 Case No. Attachment C ZA04-039 Page 2 Case No. Attachment C ZA04-039 Page 3 Case No. Attachment C ZA04-039 Page 4 Case No. Attachment C ZA04-039 Page 5 Case No. Attachment C ZA04-039 Page 6 SITE PLAN REVIEW SUMMARY Case No.: ZA04-039 Review No.: Two Date of Review: 7/16/04 Project Name: Zoning and Site Plan – Cedar Ridge Office APPLICANT: Panatonni Development Co. ARCHITECT: O’Brien & Associates Dan Anderson Stefan Haessig 5950 Berkshire Lane, Suite 500 5310 Harvest Hill Rd, Suite 136 Dallas, TX 75225 Dallas, TX 75230 Phone: (214) 370-9000 Phone: (972) 788-1010 Fax: (214) 370-9001 Fax: (972) 788-4828 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/02/04 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 DENNIS KILLOUGH AT (817) 481-2073. 1. Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.c on all façades visible from a Corridor R.O.W. The following issues exist: a) Building A does not meet horizontal or vertical requirements on the east and west façade. The south façade does not meet the vertical articulation requirements. (North façade is not visible from SH 114) (A variance is being requested) b) Building B does not meet the horizontal or vertical requirements on the south façade. (North façade is not visible from SH 114) (A variance is being requested) c) Remove the label “metal supports painted” from the carport columns. * The applicant should be aware that the proposed standing seam metal roof must have a factory applied non-metallic finish. 2. Provide the minimum driveway stacking depths. The minimum stacking depth required for drives on this site is 100’. Stacking is measured from the property line to the first parking space or drive lane that provides access to parking. Stacking provided varies from 0’ to 125’ on various driveways. (A variance is being requested.) 3. Provide landscape corrections as specified in the attached the Landscape Administrator’s review. 4. Improve the legibility of the data and landscape charts. 5. Remove the plan ‘B’ reference to the “Car Ports” in the Regs. There appears to be 50 detached carports proposed. The following changes are needed with regard to the proposed zoning uses and regulations: 6. Staff recommends that resurfacing and improvement to intersection turn radii of Highland Street be required as part of any building permit for this development. Case No. Attachment D ZA04-039 Page 1 INFORMATIONAL COMMENTS * N. Carroll is designated as an arterial street with 94’ of R.O.W. The plat appears to have dedicated 42’ from the centerline. Highland Drive is designated as an arterial street with 74’ of R.O.W. The plat appears to have dedicated 32’ from centerline. An additional 5’ of R.O.W. would need to be dedicated for both streets if the property is subdivided. The applicant has accommodated the dedication in the site plan. * 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. * 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. * A permit from TXDOT must be obtained prior to any curb cut along S.H. 114. It is strongly recommended that the applicant contact TXDOT immediately to determine any additional requirements or restrictions that may exist Case No. Attachment D ZA04-039 Page 2 Case No. 04-039 Review No. _Two_ Dated: July 16, 2004 Number of Pages: 1 ___ Project Name: Cedar Ridge, Lot 1 Block A, 114 & Carroll Addition (Zoning – Site Plan) Comments due to the Planning Department: June 10, 2004______ Contact: Keith Martin Phone: (817) 481-5640__________Fax: (817) 481-5713___________ ========================================================================== = The following comments are based on the review of plans received on June 1, 2004 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. ========================================================================== = Are the bufferyards correctly shown and labeled? * All of the bufferyards are correctly shown and labeled. The applicant is proposing to double the width of the West portion of the North bufferyard of Lot 1, and take a 20% reduction in the required plant material. Although we have never allowed a development to double the width of just a portion of a bufferyard, the proposed 20% reduction in required plant material only reduces the amount of accent trees by one (1) and shrubs by three (3) required to be placed in the Lot 1 North bufferyard. Does the plan meet the interior landscape requirements? 1. Lot 1 does not meet the interior landscape area requirements, but if the development is considered as one whole project it meets and exceeds the interior landscape area requirements for lots Lots1, 2, 3 and 6. Does the plan meet the parking lot landscaping requirements? 1. No. The parking planter islands in Lot 4 are not designed to be at least 12’ in width. Planter islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-edge if no curb is intended, and shall be equal to the length of the parking stall. 2. The parking lot information indicates that there is an excess of eight (8) parking being provided over the required number of parking spaces. Mitigation for Parking: If a person provides parking spaces in addition to the required number of parking spaces, the person shall be required to replace trees which are required to be altered due to the parking or to make payment to the City Reforestation Fund, or a combination thereof, as directed by the Landscape Administrator. The following formula shall be used to calculate the number of trees to be replaced or the payment due: The Landscape Administrator shall identify the total number of parking spaces above the number required by the Zoning Ordinance and calculate the Case No. Attachment D ZA04-039 Page 3 number of trees to be replaced or mitigated based on an equivalent number of spaces in the lot containing the greatest number of trees. Are the parking/bufferyard/landscaping summary charts correct? 1. The applicant is proposing to plant less than the required amount of plant material in Lots 4, but makes up the deficient amount of required plantings by proposing an excess of planting on the other lots. Is a tree survey required? 1. A Tree Survey was submitted with the Site Plan. Other Comments? Case No. Attachment D ZA04-039 Page 4 TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 04-039 Date of Review: July 16, 2004 Number of Pages: 1 Project Name: Cedar Ridge (Zoning/Site Plan) OWNER \\ APPLICANT PREPARED BY: Panattoni Development Company O’Brien & Associates Phone: (214) 370-9000 Phone: (972) 788-1010 Fax: (214) 370-9001 Fax: (972) 788-4828 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. The only trees being proposed to be preserved on the site are within a large landscape island located in Lot 2 and Lot 4, and along the R.O.W. and bufferyard areas of Highland Street and N. Carroll Avenue. Most of the trees being proposed to be preserved within the large landscape island would be removed if the future proposed parking spaces are constructed leaving only one tree remaining in the largest portion of the island. 2. The applicant proposes to mitigate the trees being removed to construct the Retention/Detention Ponds and others that fall outside of the parking lot fire lanes, building pads and access drives. These totals were tabulated for lots 1 and 3 but not Lots 2, 4, 5, 6 and 7. The total amount of mitigation proposed for Lots 1 and 3 totals to be 578 diameter inches. 3. A numerous amount of trees within the bufferyard area adjacent to Highland Street are proposed to be removed. After a conversation with the projects Landscape Architect a new tree survey is being submitted with the trees along Highland Street which are not located within the access drives, easements and R.O.W. are proposed to be preserved. * 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 D ZA04-039 Page 5 Surrounding Property Owners Cedar Ridge Owner Zoning Land Use Acreage 1. D/Fw-Hwy 114/Highlands Ltd. “AG” Mixed Use 6.100 2. D/Fw-Hwy 114/Highlands Ltd. “AG” Mixed Use 1.000 3. D/Fw-Hwy 114/Highlands Ltd. “AG” Mixed Use 3.960 4. Highland Group Jv. “C-3” Mixed Use 12.000 5. Highland Group Jv. “C-3” Mixed Use 1.534 6. Montessori Academy Southlake “CS” Mixed Use 3.309 7. Montessori Academy Southlake “CS” Mixed Use 1.000 8. Brown, J D “AG” Mixed Use 1.000 9. Carroll ISD “CS” Public / Semi-Public 14.753 10. Maenius, G.K./County Admin. “CS” Public / Semi-Public 5.000 11. Carroll ISD “CS” Mixed Use 0.800 12. Carroll ISD “AG” Mixed Use 1.041 13. Moss, Richard B & Polly J. “C-1” Mixed Use 0.389 14. Steele, Robert R & Crystal “AG” Mixed Use 0.317 15. Nec Carroll/114 Adjacent Land “C-1” Mixed Use 0.354 16. Nec Carroll / 114 Prtnshp. “AG” Mixed Use 0.323 17. D/Fw-Hwy 114 / Limited “C-3” Retail Commercial 15.282 Case No. Attachment E ZA04-039 Page 1 Surrounding Property Owner Responses Carroll Terrace Notices Sent: Nine (9) Responses: None (0) Case No. Attachment F ZA04-039 Page 1