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Item 6E Department of Planning & Development Services S T A F F R E P O R T April 9, 2008 ZA07-158 CASE NO: Site Plan for Stratfort Gardens Office Park PROJECT: REQUEST: Terra/Stratfort Office, L.P. is requesting approval of a site plan for Stratfort Gardens Office Park. The plan proposes the development of two professional office buildings of 6,900 square feet and 9,998 square feet on two lots at 425 West Southlake Boulevard. The request includes a concept for the northern lot (Lot 1) and a site plan with building elevations for the southern lot (Lot 2). The current zoning is “C-2” Local Retail Commercial District. The applicant is requesting the following variances:  Bufferyards – The applicant is requesting to omit the required 5 foot landscape bufferyard along the eastern property line adjacent to the animal hospital. The applicant is also requesting to waive the bufferyard requirement along internal lot lines. (Zoning Ord. No. 480, Section 42)  Stacking Depth – The required stacking depth is 75 feet. The applicant is requesting a stacking depth of 8 feet 9 inches. (Driveway Ord. No. 634, Section 5.2.d)  Driveway Spacing – The minimum driveway spacing required is 500 feet between driveway centerlines on W. Southlake Blvd. The applicant is requesting a distance of ±219 feet to the off-site driveway for Dana’s Studio of Dance to the west and a distance of ±118 feet to the off-site driveway for Golden Triangle Animal Hospital to the east. The drive is ±478 feet to the Medical Villas at Taylor’s Creek driveway to the east. (Driveway Ord. No. 634, Section 5.1) 1. Conduct public hearing ACTION NEEDED: 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Variance Letter (E) Site Plan Review Summary No. 4, dated April 9, 2008 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses (H) SPIN Report for Commission and Council Members Only (I) Full Size Plans () STAFF CONTACT: Ken Baker (748-8067) Jennifer Crosby (748-8195) Case No. ZA07-158 BACKGROUND INFORMATION OWNER/APPLICANT: Terra/Stratfort Office, L.P. PROPERTY SITUATION: 425 W. Southlake Boulevard LEGAL DESCRIPTION: Tract 3A, H. Granberry Survey, Abstract No. 581 LAND USE CATEGORY: Office Commercial CURRENT ZONING: C-2 Local Retail Commercial District HISTORY: The property was zoned “C-2” Local Retail Commercial District when the city adopted Zoning Ordinance No. 480. A preliminary plat for the entire Stratfort Gardens (aka Gardens at Stratfort Parc) development was approved on September 20, 2006. However, the subject property was not included in the final plat for the Stratfort Gardens. TRANSPORTATION Master Thoroughfare Plan ASSESSMENT: The Master Thoroughfare Plan recommends Southlake Boulevard to have 130 feet of right-of-way. Adequate right-of-way exists for this road. Existing Area Road Network and Conditions The proposed site will have one access directly onto W. Southlake Boulevard. According to the median plan, there will be a hooded left at this location. This will allow the drive to be right-in, left-in, and right-out. Case No. Attachment A ZA07-158 Page 1 W. Southlake Boulevard is a seven lane, undivided thoroughfare with a continuous, two-way, center left turn lane. May, 2007 traffic counts on W. Southlake Blvd. (between White Chapel and Shady Oaks) 24hr 22,118)24,983 West Bound (WB) ( East Bound (EB) () WB 1,1792,607 Peak A.M. () 11:15 – 12:15 Peak P.M. () 5:30 – 6:30 EB 2,6681,641 Peak A.M. () 7:30 – 8:30 Peak P.M. () 3:00 – 4:00 Traffic Impact Use Sq. Ft. Vtpd* AM-IN AM-PM-IN PM- OUT OUT General Office 16,898 186 23 3 4 21 Building *Vehicle Trips Per Day PATHWAYS MASTER PLAN: The Pathways Plan requires a trail connection along the western side of the property from the trail along F.M. 1709 to the Gardens at Stratfort Parc neighborhood to the south. The applicant is providing the connection with a 5 foot sidewalk along the drainage easement. WATER & SEWER: There are existing 8-inch and 10-inch diameter sewer lines located west of the property which may serve this development. There is an existing 12-inch diameter water line located north of the property along the south side of FM 1709 which can serve this development. DRAINAGE ANALYSIS: Drainage from this site is generally to the west to the existing channel between the Lake Crest subdivision and the Gardens of Stratfort Parc subdivision. TREE PRESERVATION: There are five (5) existing trees naturally growing on the site and they are proposed to be removed. All of the trees are in poor shape and have grown up through and between the trash and structure on the lot. The other existing trees were planted during the development and construction of the Gardens of Stratfort Park subdivision and will be preserved. P&Z ACTION: April 3, 2008; Approved (6-0) subject to Site Plan Review Summary No. 3, dated February 29, 2008; approving variance requests, also requesting applicant to investigate cross access easement with property to the west. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated April 9, 2008. N:\Community Development\MEMO\2007cases\07-158SP.doc Case No. Attachment A ZA07-158 Page 2 Case No. Attachment B ZA07-158 Page 1 Link to PowerPoint Presentation Case No. Attachment C ZA07-158 Page 1 Variance Letter Case No. Attachment D ZA07-158 Page 1 SITE PLAN REVIEW SUMMARY ZA07-158Four4/9/08 Case No.: Review No.: Date of Review: Site Plan Project Name: – Stratfort Gardens Office Park APPLICANT: Kosse Maykus ARCHITECT: Terra/Stratfort Office, L.P. M.J. Wright & Associates PO Box 92-747 601 W. Harwood Rd. Southlake 76092 Hurst, TX 76054 Phone: 817-329-3111 Phone: 817-268-5555 ext. 5# Fax: 817-329-3854 Fax: kosse@maykus.com nathanh@mjwright.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/9/08 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 Jenny Crosby AT (817) 748-8195. 1.Correct the open space rows on the site data summary chart. Open space is the inverse of impervious coverage. 2.The following comments are in regard to the access drive: a.The required stacking depth is 75’. A variance has been requested. b.The minimum centerline driveway spacing requirement has not been met. (See Driveway Ord. 634 § 5 for spacing requirements). A variance has been requested. c.Show the proposed driveway for the Medical Villas at Taylor’s Creek on the site plan. 3.A 5’ type A bufferyard is required along the eastern property line adjacent to the drive. Bufferyards are also required along internal lot lines. A variance has been requested. 4.Show any intended lighting. All lights must comply with Lighting Ordinance No. 693-B. INFORMATIONAL COMMENTS The mix of allowed uses will be restricted by available parking. * Although the site is zoned “C-2” Local Retail Commercial, the parking provided may limit future retail uses on Lot 1. For retail stores or shops, 35 spaces (1 space per 200 square feet) would be required on Lot 1. * Although a loading space is not required on Lot 2, please ensure that the loading/unloading requirements of future tenants are met. A fully corrected plan that includes all associated support plans/documents and conditions of * approval is required before any ordinance or zoning verification letter publication or before Case No. Attachment E ZA07-158 Page 1 acceptance of any other associated plans for review. Plans and documents must be reviewed and stamped “approved” by the Planning & Development Services Department. All development must comply with the City’s Drainage Ordinance No. 605 and detain all post * development run-off. * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 70% for the “C-2" Zoning District. * 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 E ZA07-158 Page 2 Case No. ZA07-158 Review No. 4 Dated: 4/9/08 Number of Pages: 2 Project Name: Stratfort Gardens Commercial Park -- Site Plan Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax: (817) 748-8077 Email: ctaylor@ci.southlake.tx.us The following comments are based on the review of plans received on 4/9/08 It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: * Steps may be required to connect the proposed sidewalks into the existing sidewalk along FM 1709 due to the change in grade. * Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’ minimum and located on one lot – not centered on the property line. * Use the City of Southlake GPS monuments whenever possible. WATER AND SANITARY SEWER COMMENTS: * There are existing 8-inch and 10-inch diameter sewer lines located west of the property which may serve this development. * There is an existing 12-inch diameter water line located north of the property along the south side of FM 1709 which can serve this development. DRAINAGE COMMENTS: 1.The note on the drainage plan indicates that no detention is required, per the ‘Preliminary Drainage Plan.’ ‘Preliminary’ drainage plans are not typically detailed enough to sufficiently determine the necessity for detention on a proposed development. Revise drainage note accordingly. 2.The concrete flume appears to convey storm water from the offsite area to the west of this development. A minimum 15’ easement will be required. * Drainage from this site is generally to the west to the existing channel between the Lake Crest subdivision and the Gardens of Stratfort Parc subdivision. * This property drains into Critical Drainage Structure #20 and will require a fee of $467.15 (2.18 acre * 214.29/acre) fee to be paid prior to beginning construction. * The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: * Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website. * An access permit form TxDOT is required prior to construction or re-construction of a driveway on FM 1709, FM 1938, or SH 114. Submit application and plans directly to TxDOT for review. * A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system. Case No. Attachment E ZA07-158 Page 3 * A Developer’s Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated Ordinance No. 836. * This review is preliminary. Additional requirements may be necessary with the review of construction plans. *=Denotes informational comment. Case No. Attachment E ZA07-158 Page 4 Case NoReview No.Dated: Number of Pages: . ZA07-158 4_ 4/9/08 1 ___ ZA07-159 Project Name: Stratfort Gardens Commercial Park Comments due to the Planning Department 12/19/07 _ ContactPhone:Fax: : Julie Dove 817-748-8026 817-748-8027__ =========================================================================== The following comments are based on the review of plans received on 4/9/08 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. =========================================================================== Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee credits. Please contact the Community Services Department at (817) 748-8026 for further details. Land/park dedication requirements: Requires payment of park dedication fees in the amount of $1200 per gross acre x 2.18 = $2616 Pathway Comments: No Comments Other informational comments? Case No. Attachment E ZA07-158 Page 5 Surrounding Property Owners Stratfort Gardens Office Park SPO Owner Zoning Land Use Acreage # 1. Medium Density Residential Terra/Stratfort Lp SF20A 0.46812 2. Medium Density Residential Terra/Stratfort Lp SF20A 0.59466 3. Medium Density Residential Terra/Stratfort Lp SF20A 1.01231 4. Office Commercial Dana's Studio Of Dance Inc C2 0.751 5. Office Commercial Dana's Studio Of Dance Inc C2 0.716 6. Medium Density Residential Ghali, Fred Elias Etux Tessa SF20A 0.453 7. Medium Density Residential Mudd, Larry Etux Robbie Sue SF20A 0.519 8. Medium Density Residential Rhima, Mohamed Etux Mai Rhima SF20A 0.55 9. Medium Density Residential Knese, James P Etux Fionuala M SF20A 0.458 10. Medium Density Residential Burbank, Raymond W Etux Linda SF20A 0.503 11. Office Commercial Clardy-Ruffner C2 0.936518 12. Retail Commercial Cfh Realty Iii/480 Southlake C2 2.2 13. Medium Density Residential 100 Year Flood Plain Atherton, Jay W Etux Kay SF20A 0.462 14. Medium Density Residential Cunningham Commercial Ent Inc SF20A 0.658 15. Office Commercial Terra/Stratfort Lp C2 2.154982 16. Office Commercial 100 Year Flood Plain Lechler, Gloria Etal O1 14.758 17. Retail Commercial Southlake, City Of CS 0.664 18. Retail Commercial White House Exe Center Lp C2 1.602 Case No. Attachment F ZA07-158 Page 1 Surrounding Property Owner Responses Stratfort Gardens Office Park Notices Sent: Eighteen (18). Responses Received: One (1): Robbie-Sue and Larry Mudd  , Southlake, TX – in support (as it was presented to SPIN) Robbie-Sue & Larry Mudd  , 104 Clear Lake Court, Submitted a letter after the April 3, 2008 Opposed To Planning & Zoning meeting stating they are aspects of the proposed request by P&Z In Favor to connect to an adjacent parking lot; they are of the development (see above). Received on April 4, 2008 (attached). Case No. Attachment G ZA07-158 Page 1 Case No. Attachment G ZA07-158 Page 2 SPIN MEETING REPORT CASE NO. ZA07-158 PROJECT NAME: Stratfort Gardens Office Park SPIN DISTRICT: Citywide MEETING DATE: February 25, 2008 MEETING LOCATION: 1400 MAIN STREET, SOUTHLAKE, TEXAS MEETING ROOMS 3C & 3D TOTAL ATTENDANCE: Approximately 25  SPIN REPRESENTATIVE(S) PRESENT: Kim Harper  APPLICANT(S) PRESENTING: Kosse Maykus, Paul Spain, Mike Wright, and Josh Archer  STAFF PRESENT: Jenny Crosby, Planner II STAFF CONTACT: Jenny Crosby, (817)748-8195; jcrosby@ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation The property is located at 425 W. Southlake Blvd. The property is north of the Gardens at Stratfort Parc neighborhood, between the Golden Triangle Animal Hospital and Dana’s Studio of Dance. Development Details  Property is approximately 2.2 acres and is zoned C-2 Local Retail Commercial.  Applicant is proposing two office buildings on two lots. The rear (southern) lot will be developed first.  For the rear building, applicant is anticipating “neighborhood services” uses, possibly insurance sales. The building may possibly have a small amount of medical office uses, but due to parking restrictions medical office uses will be very limited. Parking has been planned for general office uses, not medical office uses.  Applicant will be returning with a site plan for the front (northern) building at a later date. QUESTIONS & DISCUSSION How much parking will be put in with the rear (southern) building? QUESTION: Only the southernmost parking shown on the plan. RESPONSE: How will water drain off the lot? QUESTION: It will shed into the drainage easement along the western side of the property. RESPONSE: How will the retaining wall along the drainage easement impact drainage? QUESTION: Will water splash off onto the sidewalk? The specifics are not known yet. Piping may be a possibility. Drainage will RESPONSE: most likely be surface flow because there is not much water concentrated in Case No. Attachment H ZA07-158 Page 1 any one place. How will the site be graded? What will be the final elevation? QUESTION: I do not have the specifics at this time. RESPONSE: There is a bulldozer and a dirt pile on the property now. What is going QUESTION: on? They are not on this property. They may be on the lot behind this property or RESPONSE: on the lot to the east. Will there be a connection to the residential area? QUESTION: No. RESPONSE: Do you have a drawing of the development that shows it in context with QUESTION: the residential properties and the property with the donkeys? Not tonight. (The applicant gave a description of the surroundings – Dana’s RESPONSE: Studio of Dance to the west, Golden Triangle Animal Hospital to the east, and residential to the south.) Will there be any tall or bright lights illuminating the parking area? Will QUESTION: the lighting impact my backyard at night? There will not be any pole lights. There is a development at Timberline and RESPONSE: S.H. 121 in Grapevine that has the kind of lighting that is proposed. There should not be any light pollution. We may do a photometric study to address lighting concerns. Where will the mechanical equipment and dumpster be located? QUESTION: The mechanical equipment will be along the rear of the building. The RESPONSE: dumpster will be adjacent to the vet clinic. The intent is to have one dumpster serve both buildings. (The applicant pointed to the probable locations for the equipment and dumpster.) What about fencing behind the vet clinic? QUESTION: The clinic currently has a wood stockade fence. We will work with the clinic to RESPONSE: remove the current fence and put up something nicer, like a wrought iron fence. I am very concerned about a wrought iron fence.There is a tremendous QUESTION: amount of noise from dogs when the clinic property is not completely closed in. We can work with the vet clinic to build a fence that is not see-through. RESPONSE: How much parking is proposed for the entire site? QUESTION: (80 spaces – answer inserted by staff based on submitted site plan) RESPONSE: Have you considered special pavement for the parking lot to help with QUESTION: runoff? No – we are planning on concrete. RESPONSE: How many acres are in the drainage basin? QUESTION: About 314. RESPONSE: The development east of the vet clinic will have a pond. Have you QUESTION: Case No. Attachment H ZA07-158 Page 2 considered diverting the surface runoff from this site to the pond? No – that property is higher than this site. RESPONSE: When will this be going to the Planning & Zoning Commission? QUESTION: March 6. We expect to go to City Council on April 1. RESPONSE: What is the tallest point of the roof? QUESTION: The tallest point is approximately 28 feet. The parapets are 20 feet. RESPONSE: What materials are proposed for the building? QUESTION: Stone, brick, and copper/metal (for the roof and canopies). RESPONSE: Will there be cross access to Dana’s Studio of Dance? QUESTION: No, because of the drainage easement. RESPONSE: When will the sidewalk connection to the trail along Southlake Boulevard QUESTION: be built? Most likely with the construction of the front building. RESPONSE: Will the entrance to the development be full access? QUESTION: No – it will be right-in/right-out. There will not be a median opening at this RESPONSE: location. If you build the rear building first, won’t it be difficult to complete the QUESTION: front building at a later date? The construction staging for the front building will be in the parking lot for the RESPONSE: front building. The access drive will not be blocked. Flooding in Timber Lake. DISCUSSION: Residents raised issues regarding flooding and drainage problems in Timber Lake. The applicant discussed improvements to the drainage easement on the west side of the Stratfort Gardens Office Park site. The construction of a new pond in Bicentennial Park was also discussed. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Case No. Attachment H ZA07-158 Page 3