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03-079SP City of Southlake Department of Planning S T A F F R E P O R T November 26, 2003 CASE NO: ZA03-079 PROJECT: Cornerstone Business Park REQUEST: On behalf of SLJ – Cornerstone, Fickes & Dorety Development is requesting approval of a site plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider 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. ZA03-079 BACKGROUND INFORMATION OWNER: SLJ – Cornerstone APPLICANT: Fickes & Dorety Development PURPOSE: The purpose of this request is to receive approval of a site plan for the construction of an office/warehouse building. PROPERTY SITUATION: The property is located at 2815 Exchange Blvd. on the southeast corner of Silicon Drive and Exchange Blvd. LEGAL DESCRIPTION: Lot 1, Block 2, Cornerstone Business Park LAND USE CATEGORY: Industrial CURRENT ZONING: “I-1” Light Industrial District HISTORY: -A Preliminary Plat for Cornerstone Business Park was approved in May of 1997. -The City Council approved a zoning change from “AG” to “I-1” Light Industrial District on January 6, 1998. -A Final Plat was approved by the City on September 4, 1997. -City Council approved a Site Plan for an office/warehouse building on July 16, 2002. TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto Silicon Drive and one (1) access directly onto Exchange Blvd. The applicant is proposing a common access drive on Exchange Blvd to allow the property to the east to have access onto Exchange Blvd, as well. Silicon Drive and Exchange Blvd are local streets with 60’ of right-of-way serving the lots in Cornerstone Business Park. There are no future plans for expansion of these streets. Traffic Impact Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Office 6,191 68 9 1 2 8 Warehouse 9,362 46 3 1 1 4 *Vehicle Trips Per Day *The AM/PM times represent the number of vehicle trips generated during the peak travel times on Silicon Drive and Exchange Blvd. Case No. Attachment A ZA03-079 Page 1 WATER & SEWER: There is an existing 8” waterline on the north side of Exchange Blvd. A 6” sanitary sewer line exists on the south side of Exchange Blvd. TREE PRESERVATION: The site complies with the Tree Preservation Ordinance and the applicant has made a 'good-faith' effort to preserve existing trees. There are five (5) Pecan trees along the west side of the property and an Elm and another Pecan along the south side of the property close to the back of the access drive and loading area. The applicant moved some of the required parking to the east side of the building and provided a joint use access drive along the ease property line to preserve the trees along Silicon Drive. Although it looks as if three (3) trees will need to be removed in back of the building, there are others located behind them that will be preserved. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated November 26, 2003. The following variances are being requested:  Articulation: Horizontal and vertical articulation meeting the requirements of Ordinance 480, Section 43.9.c.1.c shall be met on all façades visible from a Corridor R.O.W. and/or any building within 400 feet of a property zoned or designated residential. The applicant is requesting the articulation be approved as shown on the architectural elevations as submitted.  Masonry: All façades shall meet the masonry requirements as set out in Ordinance No. 557, as amended. The use of synthetic products shall be limited to eighty percent (80%) of the building’s exterior finishes, exclusive of all windows, doors, and glass construction materials. The applicant is requesting that the south façade be allowed to use 100% synthetic materials. N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-079SP.doc Case No. Attachment A ZA03-079 Page 2 Case No. Attachment B ZA03-079 Page 1 Case No. Attachment C ZA03-079 Page 1 Case No. Attachment C ZA03-079 Page 2 Case No. Attachment C ZA03-079 Page 3 Case No. Attachment C ZA03-079 Page 4 SITE PLAN REVIEW SUMMARY Case No.: ZA03-079 Review No.: Two Date of Review: 11/26/03 Project Name: Site Plan – Lot 1, Block 2, Cornerstone Business Park APPLICANT: SLJ-Cornerstone ARCHITECT: B.C.I. Gary Fickes 2875 Exchange Blvd 4700 Edgewood Terrace Southlake, TX 76092 Fort Worth, 76119 Phone: (817) 488-4806 Phone: (817) 536-6050 Fax: (817) 481-4070 Fax: (817) 536-8750 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/17/03 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 N N/A Residential Adjacency Y See Comments No. 1 & 3 Building Articulation Y See Comment No. 3c Masonry Standards Y See Comments No. 3a & b Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Driveways Y See Comments No. 2 Lighting Y Must comply with Outdoor Lighting Ordinance No. 693-B 1. Trash enclosures must utilize similar masonry materials to the principal structure. Note on the plan that the concrete material will be similar in appearance to the building and note the specific materials to be used. 2. A common access easement and agreement executed between both property owners and filed in the county deed records is required for the eastern common driveway prior to issuance of a building permit. 3. The following changes are needed with regard to residential adjacency: a) Note whether the textured finish is a synthetic stucco type finish. A textured stucco type finish on concrete tilt wall has been allowed as an acceptable masonry product in the Corridor and Residential Adjacency Overlay. Case No. Attachment D ZA03-079 Page 1 b) Use of synthetic stucco cannot exceed 80% of the façade, excluding doors and windows. The south façade exceeds 80%. (Variance Requested) c) Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.c on all façades of any building within 400’ of a property zoned or designated residential. Compliance with the articulation requirements is as shown on the attached articulation evaluation chart. (Variance Requested) INFORMATIONAL COMMENTS * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 75 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. Case No. Attachment D ZA03-079 Page 2 Articulation Evaluation No.2 Case No. ZA 03-079Date of Evaluation: 11/26/03 Elevations for Lot 1, Block 2, Cornerstone Business Park Received: 11/17/03 Front - facing:North Wall ht. =17 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length515916%No515814%No Min. artic. offset3567%Yes330%Yes Min. artic. length151927%Yes152033%Yes Case No. Attachment D ZA03-079 Page 3 Rear - facingSouth Wall ht. =17 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length51126147%No51126147%No Min. artic. offset319533%Yes319533%Yes Min. artic. length132054%Yes132054%Yes Right - facing:West Wall ht. =17 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length516324%No516324%No Min. artic. offset3567%Yes330%Yes Min. artic. length161919%Yes161919%Yes Left - facing:East Wall ht. =17 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length516324%No516324%No Min. artic. offset3567%Yes330%Yes Min. artic. length161919%Yes161919%Yes Surrounding Property Owners Cornerstone Business Park Owner Zoning Land Use Designation Acreage 1. Wang, Jeff Etux Katherine “I-1” 1.372 2. City of Grapevine 3-4. Carroll Isd “SP-1” 37.829 5-6. Southlake Cornerstone Bus. Pk. “O-1” 3.413 7-8. Southlake Cornerstone Bus. Pk. “I-1” 5.208 9. Integrated Interiors “I-1” 1.313 Case No. Attachment E ZA03-079 Page 1 Surrounding Property Owner Responses Cornerstone Business Park NOTICES SENT: Eight (8) RESPONSES: None (0) Case No. Attachment F ZA03-079 Page 1