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Item 07City of Southlake Department of Planning Case No. ZA05-011 S T A F F R E P O R T March 11, 2005 CASE NO: ZA05-011 P ROJECT: Preliminary Plat for Lots 1-9, Block 1, The Pavilion at Southlake REQUEST: On behalf of Park Realty Group, Inc., Adams Consulting Engineers is requesting approval of a preliminary plat. The plan proposes the development of 9 lots for office, retail, restaurant, and a sports arena on 10.217 acres. The following variance is 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. ACTION NEEDED: 1. Conduct public hearing 2. Consider preliminary plat approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Plat 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: Park Realty Group, Inc. APPLICANT: Adams Consulting Engineers 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 PROPOSED 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 ZA05-011 Page 1 Case No. Attachment A ZA05-011 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 Landscape Administrator has no comments for this item. 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. • Any development should provide connectivity to adjacent shopping center and to development to the south (site 7). Case No. Attachment A ZA05-011 Page 3 • 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 Plat Review Summary No. 2, dated March 11, 2005. N:\Community Development\MEMO\2005cases\05-011PP.doc Case No. Attachment B ZA05-011 Page 1 Case No. Attachment C ZA05-011 Page 1 Case No. Attachment C ZA05-011 Page 2 Case No. Attachment D ZA05-011 Page 1 PLAT REVIEW SUMMARY Case No.: ZA05-011 Review No.: Two Date of Review: 03/11/05 Project Name: Preliminary Plat – 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 PLAT 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. All lots must comply with the underlying zoning district regulations. Preliminary Plat approval is subject to approval on appropriate change of zoning. The northernmost portion of the property is currently zoned “AG” and is subject to receiving approval of an appropriate change of zoning. A proposal to rezone to “C-3” is being processed currently. 2. 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.) 3. Change the name of the development. A street with ‘Pavilion’ already exists in Southlake. 4. Correct the side and rear building setback lines on Lot 9. Lot 9 fronts on W. Southlake Blvd meaning the side yard setbacks are required along the east and west lot lines and the rear yard setback is required along the south lot line. INFORMATIONAL COMMENTS * We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. Case No. Attachment D ZA05-011 Page 2 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. 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 ZA05-011 Page 3 Case No. Attachment D ZA05-011 Page 4 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 Case No. Attachment E ZA05-011 Page 1 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 F ZA05-011 Page 1 Surrounding Property Owner Responses Lots 1-9, Block 1, The Pavilion at Southlake Notices Sent: Fifteen (15) Responses: None (0)