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Item 05City of Southlake Department of Planning Case No. ZA05-010 S T A F F R E P O R T March 11, 2005 CASE NO: ZA05-010 P ROJECT: Zoning Change and Concept Plan for The Pavilion at Southlake REQUEST: On behalf of Bennet & Psyche Yu Liu, Park Realty Group, Inc. is requesting approval of a zoning change and concept plan. The three northernmost tracts (Tracts 1A, 1A1A, & 1A1) are currently zoned “AG”. The applicant is requesting a zoning change to “C-3” zoning to match the zoning of the larger tract (Tract 2A2) adjacent to the south. The concept plan proposes the development of 9 lots for office, retail, restaurant, and a sports arena on a total of 10.217 acres. The following variances are being requested: • Public Street – A public street with 60 feet of right-of-way is required for commercial developments. The applicant is requesting a public street with 40 feet of right-of-way and 10 foot utility easements on either side in lieu of the total 60 feet of width. • Driveway Stacking – The minimum stacking required for the drive between Lots 5 and 6 is 75 feet. The applicant is proposing a stacking depth of approximately 28 feet. • Bufferyards – Bufferyards are required along the interior of all property lines. The applicant is requesting that bufferyards not be required along several interior lot lines due to a common access drive along the property lines. 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 March 11, 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 (481-2036) Dennis Killough (481-2073) BACKGROUND INFORMATION OWNER: Bennet & Psyche Yu Liu APPLICANT: Park Realty Group, Inc. PROPERTY SITUATION: The property is located on the south side of W. Southlake Boulevard where it intersects with Meadowlark Lane. LEGAL DESCRIPTION: Tracts 2A2, 1A, 1A1A, & 1A1, W.R. Eaves Survey, Abstract No. 500 LAND USE CATEGORY: Retail Commercial CURRENT ZONING: “C-3” General Commercial District and “AG” Agricultural District REQUESTED ZONING: “C-3” General Commercial District HISTORY: There is no development history on this property. City Council placed the “C-3” zoning on a portion of the property with adoption of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends Southlake Boulevard to have 130 feet of right-of-way. Adequate right-of-way exists. Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto the proposed Players Circle. Players Circle is proposed to intersect with W. Southlake Boulevard approximately 600 feet to the north of this site. W. Southlake Boulevard is a 5-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane. Players Circle is proposed to be a 2-lane, local commercial street serving the retail development. May, 2004 traffic counts on W. Southlake Blvd (between Davis Blvd & Peytonville Ave) 24hr West Bound (WB) (22,825) East Bound (EB) (21,529) WB Peak A.M. (1,763) 7 – 8 a.m. Peak P.M. (1,966) 5 – 6 p.m. EB Peak A.M. (1,071) 11 – 12 a.m.Peak P.M. (2,432) 5 – 6 p.m. Case No. Attachment A ZA05-010 Page 1 Case No. Attachment A ZA05-010 Page 2 Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT Indoor Soccer Facility 37,040 N/A N/A N/A 39 48 Quality Restaurant 3,200 288 N/A N/A 16 8 Fast-Food w/ drive-thru 3,600 1,786 92 88 63 58 Retail 22,480 965 14 9 40 44 Office 4,020 44 7 1 1 5 Medical Office 15,425 557 30 7 15 41 Total 85,765 3,640 143 105 174 204 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on W. Southlake Boulevard. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. WATER & SEWER: An 8-inch water line currently exists along the east edge of the adjacent retail shopping center. An 8-inch sanitary sewer line currently exists approximately 700 feet away along the east edge of the adjacent property to the east. The applicant will extend water and sewer to the site from these locations. TREE PRESERVATION: The only quality trees on the entire property are located in the area adjacent to W. Southlake Blvd. and along the east property line as shown on the submitted Concept Plan. DRAINAGE ANALYSIS: Plans show the site drainage being handled using a combination of underground detention and existing storm sewer systems constructed by developers of adjacent properties. The Stampede parking lot will drain to an inlet that ties into an existing storm sewer in Southlake Woods. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the Davis Boulevard study area to include the following changes: Land Use Recommendations • Underlying land use designations – Retail Commercial along the F.M. 1709 frontage and Medium Density Residential to the rear. • Alternative land use designation – T-1 when developed with adjacent properties (to the east). Site Specific Recommendations • Limit retail-commercial designation to the area along F.M. 1709 frontage. Case No. Attachment A ZA05-010 Page 3 • Any development should provide connectivity to adjacent shopping center and to development to the south (site 7). • T-1 Transition land use category and Medium Density underlying land use designation providing a transition to lower intensity office and/or residential uses; thus limiting impact on to existing residential to the south. Mobility Plan Recommendations • Encourage automobile and pedestrian connectivity between adjoining commercial developments in the corridor. This in turn will reduce auto trips and turning movements on the arterial roadways and improve level of service. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated March 11, 2005. N:\Community Development\MEMO\2005cases\05-010ZCP.doc Case No. Attachment B ZA05-010 Page 1 Case No. Attachment C ZA 05-010 Page 1 Case No. Attachment C ZA 05-010 Page 1 Case No. Attachment C ZA 05-010 Page 2 Case No. Attachment C ZA 05-010 Page 3 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA05-010 Review No.: Two Date of Review: 03/11/05 Project Name: Concept Plan – The Pavilion at Southlake APPLICANT: Park Realty Group, Inc. ENGINEER: Adams Consulting Engineers, Inc. Phillip Bressinck Ben Henry 99 Main Street, Suite 200 500 Nolen Dr, Suite 550 Colleyville, TX 76034 Southlake, TX 76092 Phone: (817) 498-3850 Phone: (817) 329-6990 Fax: Fax: (817) 329-7671 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/28/05 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) 481-2086 1. Provide a public street meeting the regulations found in Subdivision Ordinance No. 483 for commercial streets. Commercial streets are required a minimum 60’ of R.O.W. (A variance has been requested.) 2. Provide the minimum driveway throat depth for stacking for the drive between Lot 4 & 5. The required stacking for the proposed drive is 75’. (A variance has been requested.) 3. The following changes are needed with regard to bufferyards and interior landscaping: a) Provide bufferyards along all property lines. Several bufferyards would be located in the common access drives shared on property lines. (A variance has been requested.) b) Remove the bufferyards shown from the pavement areas. 4. Change the name of the development. A street name with ‘Pavilion’ already exists in the City. 5. Correct the parking calculations, both ‘required’ and ‘provided’, for Lot 5 in the Summary Chart Per Lot. 6. Provide a minimum 4’ sidewalk adjacent to W. Southlake Blvd, Players Circle, and the internal common access drives providing connections into adjacent properties as recommended by the Southlake 2025 Davis Boulevard Plan for pedestrian connectivity. 7. Align the common access driveway providing connection to the west with the driveway that currently exists in the Southlake Marketplace shopping center as recommended by the Southlake 2025 Davis Boulevard Plan for automobile connectivity. INFORMATIONAL COMMENTS Case No. Attachment D ZA 05-010 Page 1 Case No. Attachment D ZA 05-010 Page 2 * 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 review is based on the “C-3” Zoning District Regulations. * 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. COMPREHENSIVE PLAN REVIEW SUMMARY Case No.: ZA05-010 Review No.: One Date of Review: 3/11/05 Project Name: Stampede Sports Arena / The Pavilion at Southlake, APPLICANT: ENGINEER: Park Realty Group, Inc. Adams Consulting Engineers 99 Main Street, Suite 200 500 Nolen Drive, Suite 550 Colleyville, TX 76034 Southlake, TX 76092 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/28/05 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT Jay Narayana AT (817) 481-2043. Case No. Attachment D ZA 05-010 Page 3 Land Use Plan Recommendations: Underlying land use designations – Retail Commercial along the F.M. 1709 frontage and Medium Density Residential to the rear. Alternative land use designation – T-1 when developed with adjacent properties (to the east). SITE Site Specific Recommendations • Limit retail-commercial designation to the area along F.M. 1709 frontage. • Any development should provide connectivity to adjacent shopping center and to development to the south (site 7). • T-1 Transition land use category and Medium Density underlying land use designation providing a transition to lower intensity office and/or residential uses; thus limiting impact on to existing residential to the south. The proposed development does not address transition uses to residential neighborhood to the south as recommended by the Davis Blvd./F.M 1938 Corridor Plan. The plan envisions lower intensity office and/or residential uses with retail uses limited to the F.M. 1709 frontage. However, the property (with the exception of the frontage along F.M. 1709) is currently zoned C-3 Commercial District. Mobility Plan Recommendations • Encourage automobile and pedestrian connectivity between adjoining commercial developments in the corridor. This in turn will reduce auto trips and turning movements on the arterial roadways and improve level of service. The proposed development has provided common access easements east and west to adjoining properties which meets the general intent of automobile connectivity recommendations of the Davis Blvd. Plan. In addition, the common access easement is recommended to be aligned with the driveway of the Southlake Marketplace shopping center to the west. However, with respect to pedestrian connectivity, the proposed development needs to provide sidewalks along F.M. 1709, along Players Circle, and along the internal common access easements to meet the above requirement. Case No. Attachment D ZA 05-010 Page 4 N Case No. Attachment D ZA 05-010 Page 5 Case No. Attachment D ZA 05-010 Page 6 Environmental Resource Protection Recommendations No significant recommendations affecting this development Other Comprehensive Plan Element Recommendations No significant recommendations affecting this development N:\COMMUNITY DEVELOPMENT\JAY-PROJECTS\COMPREHENSIVE PLAN REVIEWS\ZA05-010\COMP-PLAN-REVIEW SUMMARY.DOC Surrounding Property Owners Lots 1-9, Block 1, The Pavilion at Southlake Owner Zoning Land Use Acreage 1. Venus Partners Iv Lp “C-3” Retail Commercial 2.480 2. General Electric Cap. Bus. Fdg. “C-3” Retail Commercial 1.079 3. Kickapoo Investments Ltd “R-PUD” Medium Density Resid. 1.302 4. Myers Meadow Homeowners Assn. “R-PUD” Medium Density Resid. 4.029 5. Myers Meadow Homeowners Assn. “R-PUD” Medium Density Resid. 10.736 6. Myers Meadow Homeowners Assn. “R-PUD” Medium Density Resid. 4.898 7. W & B Kidd Family Ltd Prntshp “C-2” Retail Commercial 14.035 8. Barnes, Angela K “SF-20A” Medium Density Resid. 0.466 9. Darwish, Raed & Aubrey “SF-20A” Medium Density Resid. 0.508 10. Southlake Woods Homeowne Assoc “SF-20A” Medium Density Resid. 0.815 11. Aston, Burnus & Patricia “SF-20A” Medium Density Resid. 0.582 12. Hill, Curtis & Roberta “SF-20A” Medium Density Resid. 0.585 13. Tariq, Abu & Lubna “SF-20A” Medium Density Resid. 0.558 14. Haider, Maunawar & Mumtaz “SF-20A” Medium Density Resid. 0.536 15. Southlake Mp III Lp. “SF-20A” Medium Density Resid. 9.226 16. Goode, Robert & Norma “C-3” Retail Commercial NA 17. Liu, Bennet & Psyche Yu “AG” Retail Commercial NA Case No. Attachment E ZA 05-010 Page 1 Case No. Attachment F ZA 05-010 Page 1 Surrounding Property Owner Responses Lots 1-9, Block 1, The Pavilion at Southlake Notices Sent: Fifteen (15) Responses: None (0)