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04-021ZCPCity of Southlake Department of Planning S T A F F R E P O R T May 14, 2004 CASE NO: ZA04-021 PROJECT: Lots 1, 2R1, 3, 4, and 5, Block 5, Cornerstone Business Park REQUEST: Par-3 Properties, L.P. is requesting approval of a zoning change with concept plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change with 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. ZA04-021 BACKGROUND INFORMATION OWNER/APPLICANT: Par-3 Properties, L.P. PURPOSE: The purpose of this request is to receive approval of zoning change and concept plan for development of a retail building and four office/warehouse buildings. PROPERTY SITUATION: The property is located on the east side of the 300 through 500 blocks of S. Nolen Drive. LEGAL DESCRIPTION: Being Tracks 11E1 & 11F, situated in the Thomas Easter Survey, Abstract No. 474 and Lots 1, 2R1, 3, 4, and 5, Block 5, Cornerstone Business Park LAND USE CATEGORY: Low Density Residential, Office Commercial, and Industrial CURRENT ZONING: “AG” Agricultural District and “S-P-2” General Site Plan District REQUESTED ZONING: “S-P-2” General Site Plan District with “C-2” Local Retail Commercial District and “I-1” Light Industrial District uses. HISTORY: -A zoning change from “AG” to “O-1” and “I-1” on the west portion of this property as well as a Preliminary Plat were approved by the City in May of 1997. -A Final Plat was approved by the City on September 4, 1997. -A Plat Revision of Lot 2 was approved by the City Council on December 5, 2000. -City Council approved a zoning change from “O-1” and “I-1” to “S-P-2” with “I-1” uses on the western portion of the property and an associated concept plan on July 16, 2002. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends S. Nolen Drive, north of Crooked Lane, to be a 4-lane, undivided arterial street with 70 feet of right- of-way. Adequate right-of-way exists. Existing Area Road Network and Conditions The proposed development will have four (4) access drives directly onto S. Nolen Drive. Common access easements have been provided for three of the four drives. The south drive is proposed to be a common access drive to be shared with the site to the south. Case No. Attachment A ZA04-021 Page 1 Case No. Attachment A ZA04-021 Page 2 South Nolen Drive south of Crooked Lane is currently a local level commercial street within the Cornerstone Business Park development. South Nolen Drive north of Crooked Lane is to be a four-lane, undivided roadway with 70 feet of right-of-way. The use of Crooked Lane northeast of S. Nolen Drive has been eliminated. Crooked Lane will be abandoned prior to a re-plat of the property. May, 2003 traffic counts on S. Nolen Drive (between F.M. 1709 and Crooked Lane): Table #1 24hr North Bound (NB) (1,606) South Bound (SB) (1,864) NB Peak A.M. (139) 11 – 12 a.m. Peak P.M. (161) 5 – 6 p.m. SB Peak A.M. (120) 8 – 9 a.m. Peak P.M. (231) 1 – 2 p.m. Traffic Impact Use Sq. Ft. Vtpd*AM- IN AM- OUT PM- IN PM- OUT Industrial 96,000 669 78 11 11 83 Retail 30,000 1,220 N/A N/A 33 44 Total 126,000 1,889 78 11 44 127 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on S. Nolen Drive. PATHWAYS MASTER PLAN: According to the Master Pathways Plan, no trails are planned adjacent to the development. WATER & SEWER: There is an existing 12” water line in the east right-of-way of S. Nolen Drive. There are existing fire hydrants at the intersections of Silicon Court and Nolen Drive as well as Crooked Lane and S. Nolen Drive. There is an existing 6” and 8” sanitary sewer line in the west right-of-way of S. Nolen Drive. TREE PRESERVATION: A tree Survey was submitted with a second submittal of the Concept Plan to the Landscape Administrator. Total tree removal and preservation will not be able to be determined because proposed grading of the site is not submitted until a Site Plan submittal. As the current Concept Plan indicates the only areas of trees on the site that would be preserved are along the North portion of the site within the existing drainage Easement area, within a large interior landscape area in the Northwest corner of the property and within the large interior landscape area adjacent to the East property line. Depending on the proposed grading, there may also be some trees that can be preserved in the interior landscape area adjacent to South Nolen Drive. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated May 14, 2004. Case No. Attachment A ZA04-021 Page 3 Under the “S-P-2 Detailed Site Plan District zoning the applicant proposes “C-2” Local Retail District uses for Lot 1. In addition, the applicant proposes “I-1” Light Industrial District uses and regulations for Lots 1, 2, 3, 4, & 5 with the following exceptions: • Permitted Uses – Lots 1 – 5 shall permit ‘Health and Physical Fitness Centers and Gymnasiums’, not to exceed 16,000 square feet. • Non-Permitted Uses – The following “I-1” Light Industrial District uses shall not be permitted: ƒ Blacksmithing or hose shoeing ƒ Broom manufacturing ƒ Candle manufacturing ƒ Creamery and dairy product manufacturing ƒ Egg storage, candling, sorting and grading ƒ Farrier (horseshoeing) ƒ Feed stores ƒ Ice manufacturing and bulk ice storage • Bufferyards – The following regulations are being proposed: ƒ Bufferyards along lot lines internal to the development shall not be required. ƒ The “F-1” bufferyard between Lot 4 and the adjacent “C-3” commercial property shall not be required, in favor of the existing natural drainage easement. • Maximum Impervious Coverage – The maximum impervious coverage shall be limited to 81.2% per lot, not to exceed 80% for the site total. • Parking – The number of parking spaces required/provided may be adjusted to +/- 10%, provided that in no case shall the maximum site impervious coverage exceed 80%. • Residential Adjacency – All lots shall be relieved from Residential Adjacency requirements. The following variances are being requested: • Stacking – The minimum stacking depth required for the southernmost common access drive (drive ‘E’) is 50 feet. The applicant is requesting a stacking depth of 40 feet. N:\Community Development\WP-FILES\MEMO\2004cases\04-021ZCP.doc Case No. Attachment B ZA04-021 Page 1 Case No. Attachment C ZA04-021 Page 1 Case No. Attachment C ZA04-021 Page 2 Case No. Attachment C ZA04-021 Page 3 Case No. Attachment C ZA04-021 Page 4 Case No. Attachment C ZA04-021 Page 5 Case No. Attachment D ZA04-021 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA04-021 Review No.: Two Date of Review: 05/14/04 Project Name: Concept Plan – Par-3 Properties / Cornerstone Business Park APPLICANT: Par-3 Properties ENGINEER: JDJR Max Krugler Jim Dewey, Jr. 2822 Market Loop, Suite 200 2500 Texas Drive, Suite 100 Southlake, TX 76092 Irving, TX 75062 Phone: (817) 329-1635 Phone: (972) 252-5357 Fax: (817) 329-7330 Fax: (972) 252-8958 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/03/04 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. The applicant is requesting approval of permitted uses and development regulations as identified in the staff comments of Attachment ‘A’ and as submitted by the applicant found in Attachment ‘C’ of the staff report. 2. The following changes are needed with regard to driveways: a) The minimum stacking depth requirement is 50’ for the office/warehouse portion of the development. The applicant is proposing a common access drive with the existing site to the south. The configuration of the existing site only allows 40’ of stacking on the south portion of the driveway. (A variance has been requested.) b) Show and label the proposed common access easements to serve the development. The common access easements should include all drive lanes that are shared between lots. 3. Correct the discrepancies between the legal description and the labels on the property boundary for calls 3, 4, and 5. Show and label the bearing and distance for call 10 on the plan. 4. Remove the 2nd paragraph identifying the development regulations for Lot 1 only. INFORMATIONAL COMMENTS * Please note that this is a Concept Plan and that all tabulations are estimated values. Accurate data shall be required on future site plans. * Please note that the applicant has noted that floor area values can fluctuate by up to 10%. * 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. Case No. Attachment D ZA04-021 Page 2 * The applicant should be aware that a Plat Revision must be approved and filed in order subdivide the property and abandon the right-of-way for Silicon Court as shown on the current plat of record. * 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 of Ordinance 480, Section 43, Part III “Residential Adjacency Standards” as amended. Some of these regulations are not evaluated with the 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. Case No. Attachment D ZA04-021 Page 3 TREE PRESERVATION ANALYSIS (Non-Residential Development) Case: 04--21 Date of Review: April 23, 2004 Number of Pages: 1 Project Name: Lots 1,2R1,3,4,5, Block 5, Cornerstone Business Park (Zoning-Concept Plan) OWNER \ DEVELOPER PREPARED BY: Par – 3 Properties JDJR Engineers and Consultants, Inc. Phone: (817) 329-1635 Phone: (972) 252-5357 Fax: Fax: 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) 481-5640 TREE PRESERVATION COMMENTS: 1. A tree Survey was submitted with a second submittal of the Concept Plan to the Landscape Administrator. Total tree removal and preservation will not be able to be determined because proposed grading of the site is not submitted until a Site Plan submittal. As the current Concept Plan indicates the only areas of trees on the site that would be preserved are along the North portion of the site within the existing drainage Easement area, within a large interior landscape area in the Northwest corner of the property and within the large interior landscape area adjacent to the East property line. Depending on the proposed grading, there may also be some trees that can be preserved in the interior landscape area adjacent to South Nolen Drive. * 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 ZA04-021 Page 1 Surrounding Property Owners Cornerstone Business Park Owner Zoning Land Use Acreage 1. Beech, Johnny L & Edna O-1 Office Commercial 1.472 2. White, E C & Zada AG Low Density Resid. 16.410 3. Williams, Roger Glenn AG Low Density Resid. 4.220 4. Shanklin, Harold Est & Richard AG Retail Commercial 6.0571 5. Shafer Plaza Xxv Ltd. S-P-2 Retail Commercial 5.891 6. Par-3 Properties, Llc S-P-2 Retail Commercial 1.041 7. Par-3 Properties, Llc S-P-2 Retail Commercial 0.414 8. Par-3 Properties, Llc S-P-2 Retail Commercial 0.609 9. Par-3 Properties, Llc S-P-2 Retail Commercial 0.840 10. Coppell/Dtr Center Lp S-P-2 Retail Commercial 1.949 11. Ram Interests, Lp S-P-2 Industrial 4.567 12. Bbj & E Ltd I-1 Industrial 2.062 13. Akp Management Llc I-1 Industrial 1.362 14. Amar Saini Corp. I-1 Industrial 1.652 15. Slj Cornerstone Ltd I-1 Industrial 1.609 16. Scbp-A Lp I-1 Industrial 5.478 17. Southlake Cornerstone Bus Pk S-P-2 Industrial NA 18. Par-3 Properties, Llc S-P-2 Office Commercial NA 19. Williams, Roger Glenn AG Low Density Resid. NA Case No. Attachment F ZA04-021 Page 1 Surrounding Property Owner Responses Cornerstone Business Park Notices Sent: Nineteen (19) Responses: Two (2) within 200’ • Roger Williams, 538 Oak Hills Dr., Newark, TX 76071 in favor. Please see attached letter received 05-13-04. • Dick Shanklin, 2627 East Southlake Blvd., Southlake, TX in favor. Please see attached letter received 05-14-04. Case No. Attachment F ZA 04-021 Page 2 Case No. Attachment F ZA 04-021 Page 3