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Item 6City of Southlake Department of Planning Case No. ZA05-040 S T A F F R E P O R T May 13, 2005 CASE NO: ZA05-040 P ROJECT: Zoning Change and Concept Plan for Pediatric Dermatology of North Texas REQUEST: On behalf of Norris L. Graham, Innovative Developers, Inc. is requesting approval of a zoning change from “AG” Agricultural District to “O-1” Office District and an associated concept plan. The plan proposes the development of a medical office building of approximately 4,500 square feet on 0.809 acres. The following variances are being requested: • Driveway stacking – The minimum stacking required for the drive is 75 feet. The applicant is proposing a stacking depth of approximately 26 feet. • Parking – The minimum number of parking spaces required for this site is 32 spaces. The applicant is requesting a total of 30 parking spaces. • Trash Dumpster – The applicant is proposing not to have a trash dumpster and enclosure. ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and concept plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Concept Plan Review Summary No. 2, dated May 13, 2005 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) BACKGROUND INFORMATION OWNER: Norris L. Graham APPLICANT: Innovative Developers, Inc. PROPERTY SITUATION: The property is located on the north side of E. State Highway 114, approximately 1,000 feet from Shady Lane in the 2700 block of E. State Highway 114. LEGAL DESCRIPTION: A portion of Tract 1A, situated in the Samuel Freeman Survey, Abstract No. 525 LAND USE CATEGORY: Office Commercial CURRENT ZONING: “AG” Agricultural District REQUESTED ZONING: “O-1” Office District HISTORY: There is no development history on the property. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends State Highway 114 to have a variable width from 300 feet to 500 feet of right-of-way. Adequate right-of- way exists for this roadway. Existing Area Road Network and Conditions The proposed site will have two (1) accesses directly onto State Highway 114. The drive is an existing common access drive shared with the property to the west. State Highway 114 is a 6-lane, divided freeway with 3-lane service roads on either side of the main lanes. May, 2004 traffic counts on S.H. 114 frontage road (between Kimball Ave and NW Highway Bridge) 24hr West Bound (WB) (12,401) East Bound (EB) (12,460) WB Peak A.M. (654) 8 – 9 a.m. Peak P.M. (1,306) 5 – 6 p.m. EB Peak A.M. (1,579) 7 – 8 a.m. Peak P.M. (870) 5 – 6 p.m. May, 2004 traffic counts on S.H. 114 main lanes (between Kimball Ave Case No. Attachment A ZA05-040 Page 1 Case No. Attachment A ZA05-040 Page 2 and Southlake Blvd) 24hr West Bound (WB) (35,402) East Bound (EB) (33,554) WB Peak A.M. (2,483) 7 – 8 a.m. Peak P.M. (3,304) 5 – 6 p.m. EB Peak A.M. (3,041) 7 – 8 a.m. Peak P.M. (2,444) 5 – 6 p.m. Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT Medical Office 4,500 163 9 2 4 12 *Vehicle Trips Per Day *The AM/PM times represent the number of vehicle trips generated during the peak travel times on State Highway 114. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan requires a 10-foot wide paved multi- use trail along the north side of State Highway 114. The trail is shown on the plan. TREE PRESERVATION: A Tree Survey was submitted with the Concept Plan. Since a grading plan is not required to be submitted until the Site Plan submittal, we can not assess any possible tree mitigation that would be required due to the proposed site grading. WATER & SEWER: An 8” water line exists on the north side of State Highway 114. Sanitary sewer was extended from Shady Lane to the development on the adjacent property to the west. DRAINAGE ANALYSIS: This site drains to the west. A detention pond was constructed with the adjacent property to the west to handle the post development runoff. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the State Highway 114 study area to include the following changes: Land Use Recommendations • Enhance the visual integrity of the S.H. 114 Corridor by preserving trees near the roadway when possible and enhancing the corridor through landscaping and other improvements. • Ensure that development is respective of and appropriately integrated with the natural physical geography of the land in Southlake by requiring environmentally sensitive development to eliminate “scrape and build” development. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated May 13, 2005. N:\Community Development\MEMO\2005cases\05-040ZCP.doc Case No. Attachment B ZA05-040 Page 1 Case No. Attachment C ZA05-040 Page 1 Case No. Attachment C ZA05-040 Page 1 Case No. Attachment C ZA05-040 Page 2 Case No. Attachment D ZA05-040 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA05-040 Review No.: Two Date of Review: 05/13/05 Project Name: Concept Plan – Pediatric Dermatology of North Texas APPLICANT: Innovative Developers, Inc. ARCHITECT: Daniels & Associates Architects Ryan Rubenkoenig Brent E. Lovelady 930 W. First St, Suite 201 4324 N. Beltline Rd, Suite C202 Fort Worth, TX 76102 Irving, Texas 75038 Phone: (817) 335-4500 ext. 119 Phone: (972) 255-1515 Fax: (817) 335-5302 Fax: (972) 255-4141 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/05 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748-8602 1. The following changes are needed regarding driveways and access: a) Provide the required stacking depth. A total of 75’ of stacking is required. (A variance has been requested.) b) Staff recommends relocating the proposed common access to the property to the east to be in-line with the main drive just north of the building. 2. Provide the total number of required parking spaces. A total of 32 parking spaces are required. (A variance has been requested.) 3. Provide trash dumpster enclosure. (A variance has been requested.) INFORMATIONAL COMMENTS * The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as amended. * If the applicant intends to provide covered parking, a Specific Use Permit will be required. The covered parking shall comply with the development regulations found in Ord. 480, Section 45.11. * 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, and a 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. * This review is based on the “O-1” Zoning District Regulations. Case No. Attachment D ZA05-040 Page 2 * This site falls within the applicability of the residential adjacency standards as amended by Ordinance 480-CC, Section 43, Part III “Residential Adjacency Standards” as well as the Corridor Overlay Zone regulations in Section 43, Part II. Although no review of the following issues is provided with this concept plan, the applicant must evaluate the site for compliance prior to submittal of the site plan. A Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council prior to issuance of a building permit. Note that these issues are only the major areas of site plan review and that the applicant is responsible for compliance with all site plan requirements: • Masonry requirements per §43.13a, Ordinance 480, as amended and Masonry Ordinance No. 557, as amended. • Roof design standards per §43.13b, Ordinance 480, as amended • Mechanical Equipment Screening per §43.13c, Ordinance 480, as amended. • Vertical and horizontal building articulation (required on all building facades) per §43.13d, Ordinance 480, as amended. • Building setback standards as per §43.13h and as shown in exhibit 43-E, Ordinance 480, as amended. • Spill-over lighting and noise per §43.13i and §43.13j, Ordinance 480, as amended. • Off-street parking requirements per §35, Ordinance 480, as amended. All areas intended for vehicular use must be of an all weather surface material in accordance with the Ordinance No. 480, as amended. • Screening as per §39.4, Ordinance 480, as amended. • Interior landscaping per Landscape Ordinance No. 544. • Fire lanes must be approved by the City Fire Department. Case No. Attachment E ZA05-040 Page 1 Surrounding Property Owners Pediatric Dermatology of North Texas A portion of Tract 1A, Samuel Freeman Survey, Abstract No. 525 Owner Zoning Land Use Acreage 1. J & M Partners, Ltd AG Low Density Residential 8.657 2. Norris L Graham etal AG Office Commercial 5.241 3. Norris L Graham etal AG Office Commercial .809 4. Bonola Family Ltd Prtnshp C-3 Office Commercial 1.120 5. Bonola Family Ltd Prtnshp C-3 Office Commercial 1.468 Case No. Attachment F ZA05-040 Page 1 Surrounding Property Owner Responses Pediatric Dermatology of North Texas A portion of Tract 1A, Samuel Freeman Survey, Abstract No. 525 Notices Sent: Three (3) Responses: None (0)