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03-095SP City of Southlake Department of Planning S T A F F R E P O R T February 27, 2004 CASE NO: ZA03-095 PROJECT: Chu Eye Associates REQUEST: On behalf of Dr. Robert Chu, Carter & Burgess, Inc. is requesting approval of a site plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site 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. ZA03-095 BACKGROUND INFORMATION OWNER: Dr. Robert Chu APPLICANT: Carter & Burgess, Inc. PURPOSE: The purpose of this request is to receive approval of a site plan for the construction of a retail eyewear store. PROPERTY SITUATION: 201 Bank Street; the property is located on the southeast corner of E. Southlake Blvd and Bank St. LEGAL DESCRIPTION: Lot 12R, Block A, Southlake Bank Place Addition LAND USE CATEGORY: Retail Commerical CURRENT ZONING: “C-3” General Commercial District HISTORY: -A final plat for Southlake Bank Place Addition was approved by City Council on March 20, 1984. -City Council place the “C-3” zoning district on this property with adoption of Zoning Ordinance No. 480 on September 19, 1989. -A plat revision of Lots 11 & 12 was approved by the City Council on August 21, 2001. 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 for this roadway. Existing Area Road Network and Conditions The proposed site will have one (1) full-access drive directly onto E. Southlake Boulevard (F.M. 1709) and one (1) full-access drive directly onto Bank St. The drive on E. Southlake Blvd currently exists and will be a shared drive with the daycare center to the east. A drive currently exists on Bank St but will be relocated further south. 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. Bank Street is a local level cul-de-sac only serving the existing uses on the roadway. May , 2003 traffic counts on E. Southlake Blvd (between SH 114 & Case No. Attachment A ZA03-095 Page 1 Kimball Ave) 24hr West Bound (WB) (20,221) East Bound (EB) (19,702) WB Peak A.M. (1,252) 11 – 12 a.m. Peak P.M. (1,666) 5 – 6 p.m. EB Peak A.M. (1,446) 7 – 8 a.m. Peak P.M. (1,352) 1 – 2 p.m. Traffic Impact Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Retail Eyewear Sales 3,551 144 n/a n/a 4 5 Office 1,000 36 2 0 1 3 Total 4,551 180 2 0 5 8 *Vehicle Trips Per Day **The AM/PM times represent the potential number of vehicle trips generated during the peak travel times on 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: A 12 inch water line exists along the south side of E. Southlake Blvd. A 6 inch water line exists along the east side of Bank St. A 6 inch sanitary sewer line exists along the south side of E. Southlake Blvd and on the west side of Bank St. TREE PRESERVATION: The Landscape Administrator has no comments for this project. No trees are existing on the property. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 27, 2004. The following variances are being requested:  Parking - A total of 26 spaces are required for this site based on the proposed retail and medical office use. The applicant is providing a total of 25 spaces.  Driveway Stacking - The minimum stacking required for this site is 28 feet. The applicant is providing approximately 10 feet of stacking for the drive on Bank St.  Pitched Roof – A pitched roof is required on all structures having a 6,000 square feet or less footprint. The applicant is proposing a 4,551 square foot building using a flat roof with parapet walls. N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-095SP.doc Case No. Attachment A ZA03-095 Page 2 Case No. Attachment B ZA03-095 Page 1 Case No. Attachment C ZA03-095 Page 1 Case No. Attachment C ZA03-095 Page 2 Case No. Attachment C ZA03-095 Page 3 Case No. Attachment C ZA03-095 Page 4 Case No. Attachment C ZA03-095 Page 5 SITE PLAN REVIEW SUMMARY Case No.: ZA03-095 Review No.: Three Date of Review: 02/27/04 Project Name: Site Plan – Chu Eye Associates APPLICANT: ARCHITECT: Carter & Burgess, Inc. Dr. Robert Chu Jack Romigh th 4631 S. Hulen Road 777 Main Street, 29 Floor Fort Worth, TX Fort Worth, TX 76102 Phone: (817) 346-7077 Phone: (817) 222-8500 Fax: (817) 346-6998 Fax: (817) 222-8550 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/17/04 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. General Development Standards Applies Comments Corridor Overlay Regulations Y See Comment No. 3 Residential Adjacency N N/A Building Articulation Y Complies Masonry Standards Y Complies Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Driveways Y See Comment No. 1 Lighting Y Must comply with Outdoor Lighting Ordinance No. 693-B 1. The following changes are needed with regard to driveways ingressing and egressing the site according to the Driveway Ordinance No. 634: a) Provide the minimum driveway throat depths for stacking. The minimum stacking depth permitted is equal to the bufferyard width plus 18 feet or 28 feet, whichever is greater. (A variance has been requested.) b) Provide the distance to the centerline of the next off-site driveway from the centerline of each proposed on-site driveway. 2. Provide the required number of parking spaces on the site. A total of 26 spaces are required for this site based on the proposed retail and medical office use. The applicant is providing a total of 25 spaces. (A variance has been requested.) Case No. Attachment D ZA03-095 Page 1 3. Provide a pitched roof as part of the proposed building. A pitched roof is required on all structures having a 6,000 square feet or less footprint. (A variance has been requested.) 4. Correct the minimum curb radii dimensions adjacent to the fire lane. A minimum 30’ interior curb radius is required adjacent to the drive entrance on Bank Street. 5. A plat revision is required in order to abandon the existing common access easement connecting to Bank Street and relocate it to the south. INFORMATIONAL COMMENTS * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 75% for the “C-3” Zoning District. The impervious coverage area percentage of this site is 72%. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * The applicant should be aware that prior to issuance of a building permit 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. * A letter of permission from the adjacent property owner(s) on the east must be obtained prior to issuance of a building permit for the reconstruction of the off-site pavement. * Please be aware that any change of tenant/owners with a request for a new C.O. will require that all parking areas meet the “all weather surface” requirement in the zoning ordinance and all fire lanes shall be per the Fire Department's requirements. Case No. Attachment D ZA03-095 Page 2 Articulation Evaluation No.1 Case No. ZA 03-095Date of Evaluation: 02/27/04 Elevations for Chu Eye Associates Received: 04/17/04 Front - facing:North Wall ht. =16 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length4828-42%Yes4844-8%Yes Min. artic. offset220%Yes28300%Yes Min. artic. length716129%Yes111645%Yes Case No. Attachment D ZA03-095 Page 3 Rear - facingSouth Wall ht. =N/A Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length0Yes0Yes Min. artic. offset0Yes0Yes Min. artic. lengthYesYes Right - facing:West Wall ht. =16 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length48480%Yes48480%Yes Min. artic. offset220%Yes28300%Yes Min. artic. length12120%Yes12120%Yes Left - facing:East Wall ht. =16 Horizontal articulationVertical articulation RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay? Max. wall length4833-31%Yes4833-31%Yes Min. artic. offset220%Yes28300%Yes Min. artic. length81025%Yes81025%Yes Surrounding Property Owners Chu Eye Associates Owner Zoning Land Use Acreage 1. Ram Interests, Lp. I-1 Retail Commercial 0.857 2. Wyndham Properties Ltd. SP-2 Mixed Use 3.451 3. Wyndham Properties Ltd. SP-1 Mixed Use 1.090 4. Kc Development Corp. C-3 Retail Commercial 1.128 5. Texas National Bank Southlake C-3 Retail Commercial 2.063 6. Vincent, Charles & Kathy C-3 Retail Commercial 1.490 7. Southlake Campus Inc. C-3 Retail Commercial 4.987 8. Pack, Randy I-1 Retail Commercial 3.408 9. Robert, Lena C-3 Retail Commercial 0.491 Case No. Attachment E ZA03-095 Page 1 Surrounding Property Owner Responses Chu Eye Associates Notices Sent: Eight (8) Responses: None (0) Case No. Attachment F ZA03-095 Page 1