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04-026SPCity of Southlake Department of Planning S T A F F R E P O R T July 16, 2004 CASE NO: ZA04-026 PROJECT: Carroll Terrace REQUEST: Vision Three Development, Ltd. 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. ZA04-026 BACKGROUND INFORMATION OWNER/APPLICANT: Vision Three Development, Ltd. PURPOSE: The purpose of this request is to receive approval of a zoning change and site plan for the development of five (5) general office buildings totaling 28,735 square feet. PROPERTY SITUATION: 600 N. Carroll Avenue LEGAL DESCRIPTION: Tract 5D, situated in the W.W. Hall survey, Abstract No. 695 LAND USE CATEGORY: Office Commercial CURRENT ZONING: “O-1” Office District REQUESTED ZONING: “S-P-1” Detailed Site Plan with limited “O-1” Office District uses HISTORY: -The “O-1” zoning district was placed on the property with approval of Zoning Ordinance No. 480 on September 19, 1989. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends that Carroll Avenue be a four- lane, divided arterial street with 100 feet of right-of-way. Adequate R.O.W. has been dedicated for this roadway. Existing Area Road Network and Conditions The proposed site will have one (1) full access drive onto N. Carroll Avenue. The site will also tie into the existing drive on the property to the north. 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. May, 2003 traffic counts on Carroll Avenue (between F.M. 1709 & S.H. 114): 24hr North Bound (NB) (3,819) South Bound (SB) (3,783) NB Peak A.M. (263) 8 – 9 a.m. Peak P.M. (351) 1 – 2 p.m. SB Peak A.M. (224) 10 – 11 a.m. Peak P.M. (347) 5 – 6 p.m. Case No. Attachment A ZA04-026 Page 1 Case No. Attachment A ZA04-026 Page 2 Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT General Office 28,735 316 39 5 7 36 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on Carroll Avenue. PATHWAYS MASTER PLAN: An on-road bike path is planned on the west side of N. Carroll Avenue and an 8 foot paved multi-use trail is planned on the east side. There is no trail or sidewalk required for this proposal. WATER AND SEWER: The site will be served by an existing 12-inch waterline along the east side of N. Carroll Avenue and an existing 8-inch sanitary sewer line on the south side of Southcrest Lane. TREE PRESERVATION: The only existing trees proposed to be preserved on the site are in the North bufferyard of Lot 1, and one (1) 16” Elm in the West bufferyard of Lot 3. All of the existing trees along the right-of-way of Southcrest Lane are also proposed to remain. With the exception of the trees along Southcrest Lane, almost all of the existing trees on the property would not necessarily make quality landscape trees. Trees such as the Ailanthus are not very desirable species suited for maintained landscapes and the existing Black Walnuts have been neglected and would pose a more hazardous situation in the future if they remained P&Z ACTION: July 8, 2004; Approved to Table (7-0) to July 22, 2004. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 14, 2004. Under the “S-P-1 Detailed Site Plan District zoning the applicant proposes “O-1” Office District uses and development regulations with the following exceptions: • Permitted Uses – The following “O-1” Office District uses shall not be permitted: 1) Banking; 2) Chiropractors; 3) Dentists; 4) Duplication and mailing services; 5) Optometrists; 6) Physicians; 7) Podiatrists; 8) Psychiatrists; 9) Psychologists; 10) Radio recording and television broadcasting offices and studios. • Side Yard – The side yard setback shall be 10’ minimum. The required minimum side setback is 15’. • Trellises – Continuous trellises shall be permitted to cross property lines as shown on the site plan. Case No. Attachment A ZA04-026 Page 3 The following variances are being requested: • Driveway Stacking - The required stacking depth for this site is 75 feet for each drive. A stacking depth of 28 feet is being requested. • Trash Enclosures - Trash dumpsters and enclosures are required to be a minimum distance of 50 feet from any residential property. The applicant is requesting a minimum distance of 12 feet from the residential property to the west. N:\Community Development\WP-FILES\MEMO\2004cases\04-026SP.doc Case No. Attachment B ZA04-026 Page 1 Case No. Attachment C ZA04-026 Page 1 Case No. Attachment C ZA04-026 Page 2 Case No. Attachment C ZA04-026 Page 3 Case No. Attachment C ZA04-026 Page 4 Case No. Attachment D ZA04-026 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA04-026 Review No.: Three Date of Review: 07/02/04 Project Name: Site Plan – Carroll Terrace APPLICANT: J. Bolton & Associates ENGINEER: Thomas Hoover Engineering, LLC John Bolton Steven Smith 700 N. Carroll Ave, Suite 100 416 N. Main St, Suite 120 Southlake, TX 76092 Euless, TX 76039 Phone: (817) 251-9393 Phone: (817) 571-7574 Fax: (817) 329-6025 Fax: (817) 571-7564 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/21/04 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. 1. Provide the minimum driveway throat depths for stacking. The required stacking depth for this site is 75’ for each drive. 28’ is being provided. (A variance has been requested.) 2. Relocate the trash dumpsters to a minimum distance of 50’ from any residential property. (A variance has been requested.) 3. A reciprocal shared parking and access agreement must be provided to the City prior to issuance of a building permit for any building. An agreement for shared use, access and maintenance of the trash enclosures and receptacles must also be provided. * Applicant requests approval of the S-P-1 uses and regulations as proposed in attachment ‘C’ of the staff report. INFORMATIONAL COMMENTS * The proposed site does not appear to 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 approximately 63%. * 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. Case No. Attachment D ZA04-026 Page 2 Articulation Evaluation No. 1 Case No. ZA 04-026 D ate of Evaluation: 05/10/04 Elevations for Carroll Terrace Receive d : 04/26/04 Front - facing:East Wall ht. =10 Horizo n tal articu lation V ertica l articu lation R equired P rovided D eltaOkay?Required P rovided D eltaOkay Max. wall length3025-17%Y es 30 16 -47%Y es Min. artic. offset 2 2 0%Y es 2 5 150%Y es Min. artic. length 6 12 100%Y es 4 9 125%Y es Rear - facing West Wall ht. =10 Horizo n tal articu lation V ertica l articu lation R equired P rovided D eltaOkay?Required P rovided D eltaOkay Max. wall length3026-13%Y es 30 28 -7%Y es Min. artic. offset 2 2 0%Y es 2 8 300%Y es Min. artic. length 7 12 71%Y es 7 26 271%Y es Right - facing:North Wall ht. =10 Horizo n tal articu lation V ertica l articu lation R equired P rovided D eltaOkay?Required P rovided D eltaOkay Max. wall length3026-13%Y es 30 28 -7%Y es Min. artic. offset 2 2 0%Y es 2 5 150%Y es Min. artic. length 7 8 14%Y es 7 12 71%Y es Left - facing:South Wall ht. =10 Horizo n tal articu lation V ertica l articu lation R equired P rovided D eltaOkay?Required P rovided D eltaOkay Max. wall length3026-13%Y es 30 23 -23%Y es Min. artic. offset 2 2 0%Y es 2 4 100%Y es Min. artic. length 7 10 43%Y es 6 9 50%Y es ? ? ? ? Case No. Attachment D ZA04-026 Page 3 TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 04-026 Date of Review: June 10, 2004 Number of Pages: 1 Project Name: Carroll Terrace (Site Plan) OWNER \ DEVELOPER PREPARED BY: J. Bolton and Associates Thomas Hoover Engineering, LLC Phone: (817) 329-6025 Phone: (817) 571-7574 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. The only existing trees proposed to be preserved on the site are in the North bufferyard of Lot 1, and one (1) 16” Elm in the West bufferyard of Lot 3. All of the existing trees along the right-of-way of Southcrest Lane are also proposed to remain. 2. With the exception of the trees along Southcrest Lane, almost all of the existing trees on the property would not necessarily make quality landscape trees. Trees such as the Ailanthus are not very desirable species suited for maintained landscapes and the existing Black Walnuts have been neglected and would pose a more hazardous situation in the future if they remained. * 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 ZA04-026 Page 1 Surrounding Property Owners Carroll Terrace Owner Zoning Land Use Acreage 1. Pekerti, Immanuel A & Megawati “SF-20A” Medium Density Resid 0.550 2. Bell, Joel P & K Michelle “SF-20A” Medium Density Resid 0.525 3. Gray, Keith J & Michelle “SF-20A” Medium Density Resid 0.639 4. Cole, Michael S & Janet B “SF-20A” Medium Density Resid 0.775 5. Bowers, Roy C Jr “SF-20A” Low Density Resid 1.208 6. Authentex Development Ltd “O-1” Office Commercial 1.386 7. Greenway-Carroll Road Prtners “C-3” Retail Commercial 10.063 8. City of Southlake “CS” Town Center 2.68 9. The Fechtel Group “C-3” Town Center 31.747 10. 550 Nca Ltd “O-1” Office Commercial 1.002 11. Vo, Cuong Ba & Mai-Huong “SF-20A” Medium Density Resid 0.457 12. Vision Three Development Ltd. “O-1” Office Commercial 2.892 Case No. Attachment F ZA04-026 Page 1 Surrounding Property Owner Responses Carroll Terrace Notices Sent: Twelve (12) Responses: None (0)