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03-025ZCP City of Southlake Department of Planning S T A F F R E P O R T May 30, 2003 CASE NO: ZA03-025 PROJECT: Cornerstone Plaza (zoning change and concept plan) REQUEST: On behalf of Par-3 Properties, St. Ives Realty, Inc. is requesting approval of a zoning change and concept plan. 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 (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. ZA03-025 BACKGROUND INFORMATION OWNER: Par-3 Properties APPLICANT: St. Ives Realty, Inc. PURPOSE: The purpose of this request is to receive approval of a revised site plan for the development of retail and restaurant uses. PROPERTY SITUATION: The property is located on the south side of E. Southlake Boulevard (FM 1709) approximately 600’ east of South Nolen Drive. LEGAL DESCRIPTION: Lot 3, Block 1, Cornerstone Plaza LAND USE CATEGORY: Retail Commercial CURRENT ZONING: “S-P-2” General Site Plan District with limited “C-3” General Commercial District uses. REQUESTED ZONING: “S-P-2” General Site Plan District with limited “C-3” General Commercial District uses. HISTORY: -An “S-P-2” zoning request and a concept plan were approved by City Council on March 6, 2001. -A Preliminary Plat was approved by City Council on February 20, 2001. - City Council approved a revised zoning and concept plan on February 12, 2002. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends Southlake Boulevard to have 130’ of right-of-way. Adequate right-of-way exists for this road. Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto E. Southlake Boulevard (F.M. 1709). The site will also have common access drives to the property to the west and to the east providing access over to Nolen Drive. E. Southlake Boulevard is a 5-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane. The roadway will ultimately be widened to a 7-lane roadway. Crooked Lane northeast of Nolen Drive has been abandoned and quitclaimed to the property owners. May, 2002 traffic counts on F.M. 1709 (between S.H. 114 & Kimball Case No. Attachment A ZA03-025 Page 1 Avenue) 24hr West Bound (WB) (20,204) East Bound (EB) (19,376) WB Peak A.M. (1,249) 11 – 12 a.m. Peak P.M. (1,781) 5 – 6 p.m. EB Peak A.M. (1,409) 8 – 9 a.m. Peak P.M. (1,392) 12 – 1 p.m. Traffic Impact Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Retail 14,950 608 N/A N/A 17 22 Quality Restaurant 11,385 1,024 8 1 57 28 Total 26,335 1,632 8 1 74 50 *Vehicle Trips Per Day **The AM/PM times represent the potential number of vehicle trips generated during the peak travel time on E. Southlake Boulevard. WATER & SEWER: The site will connect to a 12” water line that currently exists along the south side of E. Southlake Blvd in front of the site. The site will connect to an existing 8” sanitary sewer line in front of the site. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated May 30, 2003. The following changes to the currently approved zoning and concept plan are proposed:  Proposes a new development regulation as part of the “S-P-2” zoning: o Residential Adjacency standards shall not be required.  Changes the two building configuration into a three building configuration with net increase of approximately 500 square feet.  Reconfigures the use distribution on the site by increasing the restaurant space from approximately 7,000 square feet to 11,500 SF and decreases the retail space from approximately 19,000 SF to 15,000 SF. Under the “S-P-2” site plan district zoning the applicant proposes the following: Uses The proposed permitted uses are to include all “C-3” district uses with the exception of the following deletions: a) Auditoriums, theaters and cinemas; b) Conventional golf courses, including outdoor driving ranges accessory thereto; c) Lodges, sororities and /or fraternities; d) Mortuaries, funeral homes, and undertakers; Case No. Attachment A ZA03-025 Page 2 e) Retail stores with a primary product line including automotive tires and/or automotive batteries, automotive accessories and service stations; f) Drive-through fast-food establishments. Development Regulations The proposed development regulations are to follow all the development regulations of the “C-3” district with the following exceptions: a) Maximum impervious coverage required: 77%; Provided: 78% on a per lot bases, provided the overall site does not exceed 77%; b) Bufferyards along lot lines internal to the development shall not be required; c) Residential adjacency standards shall not be required;** **Newly proposed A variance is requested for the following:  Parking: The required number of parking spaces for the proposed uses equals 206 spaces. The applicant is providing 187 spaces. A 10% reduction of the required number of off-street parking spaces has been requested. N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-025ZCP.doc Case No. Attachment A ZA03-025 Page 3 Case No. Attachment B ZA03-025 Page 1 Case No. Attachment C ZA03-025 Page 1 Case No. Attachment C ZA03-025 Page 2 Case No. Attachment C ZA03-025 Page 3 Case No. Attachment C ZA03-025 Page 4 Case No. Attachment C ZA03-025 Page 5 Case No. Attachment C ZA03-025 Page 6 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA03-025 Review No.: Three Date of Review: 05/30/03 Project Name: Concept Plan – Cornerstone Plaza APPLICANT: St. Ives Realty, Inc. ENGINEER: JDJR Engineers & Consultants Troy Bathman Kent Bell 16910 Dallas Parkway, Suite 100 2500 Texas Drive, Suite 100 Dallas, TX 75248 Irving, TX 75062 Phone: (972) 235-7888 Phone: (972) 252-5357 Fax: (972) 235-3570 Fax: (972) 252-8958 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/19/03 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. 1. The required number of parking spaces for the proposed uses equals 206 spaces. The applicant is providing 187 spaces. (A 10% reduction of the required number of off-street parking spaces has been requested.) 2. A common access easement must be obtained from the Snookies property to the east due to the drive relocation. INFORMATIONAL COMMENTS * Please be mindful that should individual tenants desire to sell alcoholic beverages that a specific use permit must be processed and approved by the Planning and Zoning Commission and the City Council. * 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 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: Case No. Attachment D ZA03-025 Page 1 • 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 D ZA03-025 Page 2 Surrounding Property Owners Cornerstone Plaza Owner Zoning Land Use Acreage 1. Wydham Properties 1. SP2 1. Mixed Use 1. 0.46 2. Wydham Properties 2. SP2 2. Mixed Use 2. 1.61 3. Wydham Properties 3. SP2 3. Mixed Use 3. 32.0 4. St. of Texas 4. SP2 4. Retail Commercial 4. 1.23 5. Coppell Dtr Center 5. SP2 5. Retail Commercial 5. 1.94 6. Shurgaurd/Fremont Ptrs 6. SP2 6. Industrial 6. 4.56 7. Southlake Cornerstone 7. SP2 7. Office Commercial 7. 1.48 Business Park 8. Par 3 Properties 8. SP2 8. Office Commercial 8. 0.60 9. Southlake Cornerstone 9. SP2 9. Office Commercial 9. 2.16 Business Park 10. Southlake Cornerstone 10. SP2 10. Office Commercial 10. 1.60 Business Park 11. Par 3 Properties 11. AG 11. Low Density Residential 11. 0.24 12. Par 3 Properties 12. AG 12. Low Density Residential 12. 1.35 13. Par 3 Properties 13. SP2 13. Retail Commercial 13. 2.49 14. Shafer Plaza Ltd 14. SP2 14. Retail Commercial 14. 1.52 15. St. of Texas 15. SP2 15. Retail Commercial 15. 1.23 16. Par 3 Properties 16. SP2 16. Retail Commercial 16. 3.66 Case No. Attachment E ZA03-025 Page 1 Surrounding Property Owner Responses Cornerstone Plaza Notices Sent: Seven (7) Responses: None Case No. Attachment F ZA03-025 Page 1