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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