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Item 10City of Southlake Department of Planning Case No. ZA05-062 S T A F F R E P O R T July 15, 2005 CASE NO: ZA05-062 PROJECT: Zoning Change and Site Plan for Noble Oaks Offices (f.k.a. Offices at Carroll Oaks) REQUEST: On behalf of Vaughan Commercial Realty Group, Blake Architects is requesting approval of a zoning change and site plan from “AG” Agricultural District to “S-P-1” Detailed Site Plan District with “O-1” Office District uses. The plan proposes the development of a two-story general office building of approximately 14,626 square feet. The “S-P-1” zoning generally adheres to the “O-1” Office District uses and regulations with the following exceptions: • Walk-up banking only shall be permitted (drive-thru banking is not permitted). • All medical uses that would require one space per 150 square feet are eliminated due to parking ratio. • The setback line from single family residential property shall be eighty (80) feet and the building height shall be allowed to encroach above the 4:1 slope by 12 feet at this point. The following variances are being requested: • Driveway Stacking – A minimum stacking depth of 28 feet is required. The applicant is proposing a stacking depth of ±22 feet for the drive on S. Carroll Avenue. • Driveway Spacing – A minimum distance of 200 feet is required from an intersection. The applicant is proposing ±183’ spacing from the intersection for both proposed drives. • Parking – The required number of parking spaces for the site is 53 spaces. The applicant is proposing a total of 49 spaces. ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary No. 3, dated July 15, 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: Vaughan Commercial Realty Group APPLICANT: Blake Architects PROPERTY SITUATION: 1550 S. Carroll Avenue LEGAL DESCRIPTION: Tract 2A, J.W. Hale Survey, Abstract No. 803 LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “SF-20A” Single Family Residential District REQUESTED ZONING: “S-P-1” Detailed Site Plan District with limited “O-1” Office District uses HISTORY: There is no development history on this property. The “SF-20A” zoning was placed on the property with the adoption of Zoning Ordinance No. 480 on September 19, 1989. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends S. Carroll Avenue to be a 4-lane, divided arterial street with 80 feet of right-of-way. The Master Thoroughfare Plan recommends E. Continental Boulevard to be a 3-lane, undivided arterial street with 94 feet of right-of-way. Adequate right-of-way exists for these roadways. Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto E. Continental Boulevard and one (1) access directly onto S. Carroll Avenue. E. Continental Boulevard is currently a 2-lane, undivided roadway. S. Carroll Avenue is a 2-lane, divided roadway that widens out to a 4-lane, divided roadway just north of the site and in front of Old Union Elementary School. The intersection of E. Continental Boulevard and S. Carroll Avenue is serviced by a recently completed roundabout. May, 2004 traffic counts on E. Continental Blvd (between Carroll Ave and Crooked Ln) 24hr West Bound (WB) (3,798) East Bound (EB) (3,992) WB Peak A.M. (282) 8 – 9 a.m. Peak P.M. (496) 5 – 6 p.m. EB Peak A.M. (691) 7 – 8 a.m. Peak P.M. (257) 3 – 4 p.m. Case No. Attachment A ZA05-062 Page 1 Case No. Attachment A ZA05-062 Page 2 May, 2004 traffic counts on S. Carroll Ave (between Continental Blvd and Carlisle) 24hr North Bound (NB) (3,591) South Bound (SB) (3,496) NB Peak A.M. (263) 8 – 9 a.m. Peak P.M. (323) 4 – 5 p.m. SB Peak A.M. (323) 7 – 8 a.m. Peak P.M. (285) 5 – 6 p.m. Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT General Office 14,626 161 20 3 4 18 *Vehicle Trips Per Day **The AM/PM times represent the estimated number of vehicle trips generated during the peak travel times on E. Continental Blvd & S. Carroll Ave. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan recommends an 8-foot, paved multi-use trail along the north side of E. Continental Boulevard and along the west side of S. Carroll Avenue. A trail is shown on the site plan along E. Continental Boulevard but does not meet the required 8 feet width. WATER & SEWER: A 12-inch water line currently exists along the north side of E. Continental Boulevard and along the east side of S. Carroll Avenue. A 6-inch sanitary sewer line currently exists off-site at the northeast corner of this property. TREE PRESERVATION: The applicant is proposing to preserve all of the existing Post Oaks in the southwest corner of the property. The Preliminary Grading Plan does not show any grade changes proposed around the trees but it does show an on- site storm drain and a concrete sidewalk that is proposed to be placed within the critical root zone area of several of the trees. The storm drain purpose is to catch water from the roof and transport it off-site. This needs to be relocated in order to avoid any trenching through the root zones of the trees intended to be preserved. The side walk can be either relocated or built at grade in order to avoid excavation within the root zone of the trees intended to be preserved. DRAINAGE ANALYSIS: Storm water is collected from the site and piped to a type-y inlet north of the site. The proposed plan will require the construction of a public offsite storm sewer across City property. The proposed plan shows detention for increased runoff. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the South Side study area to include the following changes: Land Use Recommendations • LUD = Medium Density Residential. Case No. Attachment A ZA05-062 Page 3 Mobility Plan Recommendations • Develop an interconnected system of trails and sidewalks along all streets. Consider pedestrian connectivity between retail/office uses and adjacent neighborhoods. Environmental Resource Protection Recommendations • Protect and conserve tree stands. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 15, 2005. N:\Community Development\MEMO\2005cases\05-062ZSP.doc Case No. Attachment B ZA05-062 Page 1 Case No. Attachment C ZA05-062 Page 1 Case No. Attachment C ZA05-062 Page 2 Case No. Attachment C ZA05-062 Page 3 Case No. Attachment C ZA05-062 Page 4 Case No. Attachment C ZA05-062 Page 5 Case No. Attachment C ZA05-062 Page 6 Case No. Attachment D ZA05-062 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA05-062 Review No.: Three Date of Review: 07/15/05 Project Name: Zoning Change/Site Plan – Offices at Noble Oaks APPLICANT: Vaughan Commercial Realty ARCHITECT: Blake Architects Chris Ferris Skip Blake 500 N. Carroll Ave, Suite 120 1202 S. White Chapel Blvd, Suite A Southlake, TX 76092 Southlake, TX 76092 Phone: (817) 329-5555 ext. 28 Phone: (817) 488-9397 Fax: (817) 329-5585 Fax: (817) 251-3205 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/05/05 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) 748-8602. 1. The following changes are needed in regard to driveways: a) Provide the minimum stacking depth of 28’ for the drive on S. Carroll Ave. (A variance has been requested.) b) Provide the minimum driveway spacing of 200’ from an intersection for both proposed drives. (A variance has been requested.) 2. Provide the required number of parking spaces of 53 spaces. (A variance has been requested.) 3. The following changes are needed with regard to labeling: a) Show the property lines on the properties across E. Continental Blvd and S. Carroll Ave. b) Label the width of the R.O.W. for both E. Continental Blvd and S. Carroll Ave. The R.O.W. widths labeled are incorrect. c) Show and label all existing easements on or adjacent to the site. d) Label the width of the multi use trail along E. Continental Blvd. The required width is 8’. e) Label the location of the proposed site walls along the north and east property lines. INFORMATIONAL COMMENTS * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 65% for the “O-1” Zoning District. The impervious coverage area percentage of this is approximately 58%. Case No. Attachment D ZA05-062 Page 2 * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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, 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 ZA05-062 Page 3 TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 05-062 Date of Review: July 12, 2005 Number of Pages: 1 Project Name: Offices at Noble Oaks THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 748-8229. TREE PRESERVATION COMMENTS: 1. The applicant is proposing to preserve all of the existing Post Oaks in the southwest corner of the property. The Preliminary Grading Plan does not show any grade changes proposed around the trees but it does show an on-site storm drain and a concrete sidewalk that is proposed to be placed within the critical root zone area of several of the trees. The storm drain purpose is to catch water from the roof and transport it off-site. This needs to be relocated in order to avoid any trenching through the root zones of the trees intended to be preserved. The side walk can be either relocated or built at grade in order to avoid excavation within the root zone of the trees intended to be preserved. * Non-residential Development: In a non-residential development, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the development shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment E ZA05-062 Page 1 Surrounding Property Owner Noble Oaks Offices Owner Zoning Land Use Acreage 1. Versailles Homeowners Assoc. “R-PUD” Public/Semi-Public 4.913 2. Klatt, Ernest “SF-20A” Medium Density Resid. 0.506 3. Firestone, John & Daphne “SF-20A” Medium Density Resid. 0.486 4. Panther, Joseph & Diana “SF-20A” Medium Density Resid. 0.459 5. Deal, Jeffrey & Pamela “SF-20A” Medium Density Resid. 0.456 6. Pitcock, Gary & Sherry “SF-20A” Medium Density Resid. 0.453 7. Kugler, Albert & Lynn “SF-20A” Medium Density Resid. 0.676 8. Barber, Brain & Samantha “SF-20A” Medium Density Resid. 0.480 9. South Hollow HOA “SF-20A” Medium Density Resid. 0.139 10. Metroplex Acoustical Inc. “I-1” Mixed Use 0.880 11. Wright, Joe L “I-1” Mixed Use 0.220 12. Bone, Barbara “AG” Mixed Use 0.500 13. Wright, Joe L “AG” Medium Density Resid. 0.280 14. Westerra Timarron Lp “RPUD” Medium Density Resid. 0.630 15. Carpenter, Scott & Carol “RPUD” Medium Density Resid. 4.92 16. Timarron Owners Assoc Inc. “RPUD” Medium Density Resid. 1.030 17. Brown, Norman J “SF-20A” Medium Density Resid. 1.260 Case No. Attachment F ZA05-062 Page 1 Surrounding Property Owner Responses Noble Oaks Offices Notices Sent: Sixteen (16) Responses: Two (2) from within the 200’ notification area. • Gary & Sherry Pitcock, 1506 Spruce Court, Southlake, TX 76092; opposed. See attached property owner response form received 4-14-05. • Pamela J. Deal, 1504 Spruce Court, Southlake, TX 76092; opposed. See attached property owner response form received 4-15-05. One (1) from outside the 200’ notification area: • Cheryl Davidson, 10135 S. Hollow Drive, Southlake, TX 76092; opposed. See attached email received 7-12-05. • South Hollow Subdivision petition, Southlake, TX 76092; opposed. See attached petition received 7-15-05. Four (4) residents of South Hollow Subdivision are within 200’ notification area and fifty-three (43) residents are outside 200’ notification area. Case No. Attachment F ZA 05-062 Page 2 Case No. Attachment F ZA 05-062 Page 3 Case No. Attachment F ZA 05-062 Page 4 Case No. Attachment F ZA 05-062 Page 5 Case No. Attachment F ZA 05-062 Page 6 Case No. Attachment F ZA 05-062 Page 7 Case No. Attachment F ZA 05-062 Page 8 Case No. Attachment F ZA 05-062 Page 9