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.
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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;
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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
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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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
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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
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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___________
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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.
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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
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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
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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
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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
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Surrounding Property Owner Responses
Carroll Terrace
Notices Sent: Nine (9)
Responses: None (0)
Case No. Attachment F
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