02-110CP
City of Southlake
Department of Planning
S T A F F R E P O R T
May 2, 2003
CASE NO: ZA02-110
PROJECT: Greenway Carroll Addition (Concept Plan)
REQUEST: Greenway Carroll Partners, L.P. are requesting approval of a concept plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider 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.
ZA02-110
BACKGROUND INFORMATION
OWNER/APPLICANT: Greenway Carroll Partners, L.P.
PURPOSE: The purpose of this request is to receive approval of a concept plan for the
existing “C-3” zoning on the property.
PROPERTY SITUATION: The property is located on the southeast corner of Carroll Avenue and State
Highway 114.
LEGAL DESCRIPTION: A portion of Tract 1A, Richard Eads Survey, Abstract No. 481
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-3” General Commercial District
HISTORY: -City Council approved a preliminary plat on March 21, 2000.
-Final Plat for Lots 1 & 2, Block 1, Greenway-Carroll Addition was approved
on November 8, 2001. The plat was never filed.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300’ and 500’ of right-of-way and N. Carroll Ave to be a 4-lane,
divided arterial street with 100’ of right-of-way. Adequate right-of-way
exists for State Highway 114. The applicant is dedicating adequate right-of-
way for N. Carroll Ave.
Existing Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto State Highway
114, two (2) accesses directly onto N. Carroll Ave, and two (2) accesses
directly onto the proposed State Street. A common access easement has been
provided to connect to the City property to the south.
State Highway 114 is currently under construction and will be a 6-lane,
divided, limited-access freeway with frontage roads that will be 3-lanes each.
Completion is scheduled to be in November, 2003.
N. Carroll Ave is currently a 2-lane, undivided roadway. As part of the S.H.
114 construction, the intersection of N. Carroll Ave and S.H. 114 will be
widened to 4-lanes with a median.
Case No. Attachment A
ZA02-110 Page 1
May, 2002 traffic counts on S.H. 114 (between N. Carroll Ave and
Kimball Ave)
24hr West Bound (WB) (28,553) East Bound (EB) (27,131)
WB Peak A.M. (2,114) 7 – 8 a.m. Peak P.M. (2,381) 5 – 6 p.m.
EB Peak A.M. (2,331) 7 – 8 a.m. Peak P.M. (2,176) 5 – 6 p.m.
May, 2002 traffic counts on N. Carroll Ave (between S.H. 114 and F.M.
1709)
24hr North Bound (NB) (4,566) South Bound (SB) (4,554)
NB Peak A.M. (404) 8 – 9 a.m. Peak P.M. (373) 3 – 4 p.m.
SB Peak A.M. (238) 8 – 9 a.m. Peak P.M. (472) 4 – 5 p.m.
Traffic Impact
Land Use Sq.Ft. / # Vtpd* AM-AM-PM-PM-
positions IN OUT IN OUT
Gas Station & Conv. store
16 2,604 218 209 265 265
Retail 23,170 2,590 41 26 115 124
Office 18,465 364 43 6 17 83
Bank w/ drive-in 4 1,562 54 41 127 127
Fast Food Restaurant 3,910 1,935 99 95 68 63
Total 9,055 455 377 592 662
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during
the peak travel times on State Highway 114.
WATER & SEWER: The site will connect water services to the existing 12” water line along the
east side of N. Carroll Avenue. A 10” sewer extension is proposed from the
east along S.H. 114.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 6, dated May 2, 2003. The
following variances need City Council approval:
Bufferyards – Bufferyards are required within and along the outer
perimeter of all lot lines. The applicant is requesting that bufferyards
along interior lot lines between proposed Lots 1 & 2, Block 1, be waived.
Stacking depth – A minimum of 75’ is required on all driveways. The
applicant is requesting a minimum of 40’ stacking for all drives.
N:\\Community Development\\WP-FILES\\MEMO\\2002cases\\02-110CP.doc
Case No. Attachment A
ZA02-110 Page 2
Case No. Attachment B
ZA02-110 Page 1
Case No. Attachment C
ZA02-110 Page 1
Case No. Attachment C
ZA02-110 Page 2
Traffic Impact
Analysis
Case No. Attachment C
ZA02-110 Page 3
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA02-110 Review No.: Six Date of Review: 05/02/03
Project Name: Concept Plan – Beverage City (SEC Carroll & SH 114)
OWNER: Greenway – Carroll Road Partners, LP ARCHITECT: Michael F. Twichell, LP
Contact: Tommy Pigg Contact: Mike Twichell or Chris Boening
2808 Fairmount 3624 Oak Lawn, Suite 320
Suite 100, Dallas, Texas 75201 Dallas, Texas 75219
Phone : (214) 880-9009 Phone : (214) 521-3066
Fax : (214) 880-0188 Fax : (214) 599-0583
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/03 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 DENNIS KILLOUGH AT (817) 481-2073.
1. The gas station with convenience store, as shown on the concept plan, requires approval of a
Specific Use Permit (SUP) and a site plan by City Council. An application for the SUP and site plan
has been submitted to the City (ZA02-111).
2. Bufferyards are required within and along the outer perimeter of all lot lines. Bufferyards must be
provided along interior lot lines between Lots 1 & 2 (5’ – Type ‘A’ each side). (A variance has
been requested.)
3. The following changes are needed regarding driveways:
a) A minimum stacking depth of 75’ is required on all driveways. The concept plan shows a
minimum of 40’ stacking for all drives. (A variance has been requested.)
b) Show the existing driveway for Lot 1, Block 1, Lakewood Acres on N. Carroll Avenue. The
drive is offset to the north of the southern property line.
4. Relocate the Multi-use Trail located along N. Carroll Avenue into a 20’ pedestrian access, utility and
drainage easement to be dedicated along the western boundary of the site. This is to accommodate a
future right turn lane to serve the two driveways accessing S. Carroll Ave. and the SH 114 Frontage
Road.
INFORMATIONAL COMMENTS
* Sale of alcoholic beverages requires a specific use permit to be processed and approved by the
Planning and Zoning Commission and the City Council.
* This review is based on the “C-3” Zoning District Regulations.
Case No. Attachment D
ZA02-110 Page 1
* 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 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.
• 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.
• Site must comply with the Outdoor Lighting Ordinance No. 639-B.
Case No. Attachment D
ZA02-110 Page 2
Surrounding Property Owners
Greenway Carroll Addition
Owner Zoning Land Use Acreage
1. State of Texas 1. AG 1. Retail Commercial 1. 2.65
2. State of Texas 2. NRPUD 2. Mixed Use 2. 7.35
3. PKB Enterprises 3. DT 3. Town Center 3. 1.30
4. State of Texas 4. DT 4. Town Center 4. 0.10
5. The Fechtel Group 5. DT 5. Town Center 5. 30.8
6. City of Southlake 6. CS 6. Town Center 6. 2.68
7. Carroll Partners LLC 7. O1 7. Office Commercial 7. 2.89
8. Authentex Dev. Ltd. 8. O1 8. Office Commercial 8. 1.21
9. R. Morris 9. O1 9. Office Commercial 9. 1.03
10. Roadway Properties, 10. C2 10. Retail Commercial 10. 1.85
Inc.
11. State of Texas 11. C3 11. Retail Commercial 11. 0.30
12. Greenway Carroll Rd 12. C3 12. Retail Commercial 12. 10.0
Partners
Case No. Attachment E
ZA02-110 Page 1
Surrounding Property Owner Responses
Greenway Carroll Addition
Notices Sent: Eight (8)
Responses: None
Case No. Attachment F
ZA02-110 Page 1