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Item 6A Department of Planning & Development Services S T A F F R E P O R T February 11, 2008 ZA07-144 CASE NO: Site Plan for Lot 1, Block 1, Players Circle Addition PROJECT: REQUEST: BTL & Associates is requesting approval of a Site Plan for the development of a 4,422 square foot retail building on the southeast corner of W. Southlake Blvd. and Players Circle. The driveway, parking, and building orientation on the Site Plan are generally consistent with the approved Concept Plan for the Players Circle subdivision. The building size, however, is not consistent with the concept plan. The approved concept plan shows a 3,200 square foot restaurant with drive through. The proposed site plan shows a 4,422 square foot building consisting of a 3,500 square foot restaurant with drive through and 922 square feet general retail use. Since the November 18 City Council meeting, the applicant has reduced the size of the building by 1,648 square feet. Because of the reallocation of retail/restaurant area, however, the applicant is proposing to increase the parking and add a restaurant patio area. The impervious coverage, therefore, is reduced minimally (see plan comparison chart below). A variance to allow a 10% reduction in required parking is being requested. Two roof options are being presented by the applicant for the Council to consider (see PowerPoint presentation for exhibits: A. a composition shingle roof with an ornamental cupola. This option would require the approval of a waiver to the maximum height restriction of the C-3 zoning district to allow a roof element exceeding 35’ B. a standing-seem metal roof to match the color and style of Players Circle. The following chart summarizes the approved concept plan, the previously proposed site plan (11/18 City Council meeting), and the revised site plan proposal. Concept Plan 11/18 Site Plan 2/11 Site Plan % / Building Coverage 10.25% 19.45% 14.17% Area of Pervious Coverage 12,483 SF 8,451 SF 8,962 SF % / Pervious Coverage 40% 27.08% 28.7% Area of Impervious Coverage 18,725 SF 22,757 SF 22,246 SF % / Impervious Coverage 60% 72.92% 71.30% Proposed Building Area (SF) 3,200 SF 6,070 SF 4,422 SF Retail Use Area 0 SF 5,470 SF 922 SF Restaurant Use Area 3,200 SF 600 SF 3,500 SF Parking Spaces 32 Spaces 30* Spaces 36* Spaces * with variance request. Case No. ZA07-144 1. Conduct public hearing ACTION NEEDED: 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary No. 7, dated February 11, 2009 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses for Council Members Only (G) Full Size Plans () STAFF CONTACT: Ken Baker (817)748-8067 Clayton Comstock (817)748-8269 Case No. ZA07-144 BACKGROUND INFORMATION OWNER: Bennet Liu APPLICANT: BTL & Associates PROPERTY SITUATION: 1901 W. Southlake Boulevard LEGAL DESCRIPTION: Lot 1, Block 1, Players Circle Addition LAND USE CATEGORY: Retail Commercial CURRENT ZONING: C-3 General Commercial District HISTORY: City Council placed the “C-3” zoning on a portion of the property with adoption of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989. On April 19, 2005, City Council approved a Zoning Change and Concept Plan and a Preliminary Plat for this and other lots within Players Circle (ZA05-010 and ZA05-011) A Final Plat (ZA05-084) was approved by the Planning & Zoning Commission on September 8, 2005 and filed with Tarrant County on March 28, 2006. 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. Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto Players Circle. Players Circle intersects with W. Southlake Boulevard approximately 170 feet to the north of this site. W. Southlake Boulevard is currently a 5-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane; however, TXDOT medians are planned to be installed in the near future. The intersection of Players Circle and W. Southlake Blvd is proposed to be a controlled (signal light) median opening. Players Circle is a 2-lane, local commercial street serving the retail development. May, 2007 traffic counts on W. Southlake Blvd (between Davis Blvd & Peytonville Ave) 24hr West Bound (WB) (23,089) East Bound (EB) (20,552) WB Peak A.M. (1,201) 11:15 – 12:15 Peak P.M. (2,699) 5:30– 6:30PM EB Peak A.M. (2,608) 7:30—8:30 Peak P.M. (1,465) 12:30 - 1:30 Traffic Impact Case No. Attachment A ZA07-144 Page 1 Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Drive-thru Restaurant 3,500 1,736 98 94 84 78 Retail 922 37 3 3 3 2 Total 4,422 1,773 101 97 87 80 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on W. Southlake Boulevard. PATHWAYS MASTER PLAN: A 5’ sidewalk currently exists along Southlake Blvd. A sidewalk is proposed along Players Circle adjacent to this site. WATER & SEWER: Public water and sewer infrastructure is currently in place in Players Circle. This development will utilize the 8” water line and 8” sewer line in that development. DRAINAGE ANALYSIS: The site will be required to detain any post-development run-off on-site. TREE PRESERVATION: Twelve (12) trees exist on site (elm, chinaberry, plum and oak). All but two (2) trees are proposed to be removed with this development. SPIN MEETING: A SPIN meeting for this item was held on July 14, 2008. Two major comments/concerns were raised by meeting participants: (1) traffic issues at the intersection of Meadowlark/Players Circle/FM 1709 since Players Circle has been developed. As part of the Urban Design Plan recommendations, a median break and controlled intersection is proposed for this location. (2) A number of residents explicitly stated that the “residential” building design as presented would be better than the “industrial” building design of the Dry Clean Super Center or the Bank of America adjacent to this property. Part of City Council’s motion of approval for the Concept Plan was that the “architectural styles of the buildings be similar to the rendering presented.” Many of the same architectural elements have been incorporated into the design of the proposed building. P&Z ACTION: September 18, 2008; Approved to table until October 9, 2008. October 9, 2008; Approved to table until October 23, 2008. October 23, 2008; Approved (6-0), subject to Site Plan Review Summary No. 6, dated October 17, 2008 and noting that the applicant’s willingness to: - have their Landscape Architect work with the City’s Landscape Administrator to attempt to preserve the trees on the east property line; - not to install a fence across the cross-access drive, rather use plants if screening is necessary CITY COUNCIL ACTION: November 16, 2008; Item was tabled to the December 2, 2008 Regular City Council meeting at the applicant’s request. Case No. Attachment A ZA07-144 Page 2 December 2, 2008; Item was tabled to the December 16, 2008 Regular City Council meeting at the applicant’s request. December 16, 2008; Item was tabled to the January 6, 2009 Regular City Council meeting at the applicant’s request. January 6, 2009; item was tabled to the February 3, 2009 City Council meeting. February 3, 2009; item was tabled to the February 17, 2009 City Council meeting. STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 7, dated February 11, 2009. L:\Meetings\PZ Commission\2008 Meetings\2008-10-23\Item 4.Players Circle.doc Case No. Attachment A ZA07-144 Page 3 Case No. Attachment B ZA07-144 Page 1 LINK TO POWERPOINT PRESENTATION FOR THIS ITEM SITE PLAN Case No. Attachment C ZA07-144 Page 1 SITE PLAN REVIEW SUMMARY ZA07-144SEVEN 2/11/09 Case No.: Review No.: Date of Review: Site Plan Project Name: – Lot 1, Players Circle APPLICANT: BTL & Associates ARCHITECT: BTL & Associates Bennet Liu Bennet Liu—yennie8@tx.rr.com 4628 Redwood Ct. 4628 Redwood Ct. Irving, TX 75038 Irving, TX 75038 Phone: (214) 632-5150 Phone: Same Fax: (214) 444-9762 Fax: Same CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/22/08 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 CLAYTON COMSTOCK AT (817) 748-8269. 1. Detention may be required with any new proposed building construction. Each lot in the Players Circle development is responsible for handling increased runoff from existing conditions to developed conditions. On the drainage plan, provide the existing run-off calculations, the proposed post- development run-off calculations, and address how and where any increased runoff will be detained on site. 2. Provide the minimum required sidewalk width of 5’ along Players Circle. 3. If possible, relocate the existing utility cabinet to area that is furthest from any existing trees. 4. Based on the square-footage break down proposed, 40 parking spaces are required and 36 are being The applicant is requesting a variance to allow a 10% reduction in parking. provided. 5. The maximum height of any building within the “C-3” General Commercial Zoning District is thirty-five feet (35’); however, cupolas or ornamental towers placed on or above the roof level of a building and not intended for human occupancy may be erected so that the structure exceeds the district’s Any such maximum height regulations by fifteen feet (15’), to a height not exceeding fifty feet (50’). feature must be specifically approved by the City Council through a waiver to the maximum height restrictions of the zoning district. INFORMATIONAL COMMENTS * 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 acceptance of any other associated plans for review. Plans and documents must be reviewed and stamped “approved” by the Planning Department. * All development must comply with the City’s Drainage Ordinance No. 605 and detain all post development run-off. * City Council’s approval of the Zoning Change and Concept Plan for this property was subject to the following conditions that affect this property’s development. These conditions, unless otherwise approved by City Council, are part of the zoning and thus part of this site plan approval: Case No. Attachment D ZA07-144 Page 1  Requiring the architectural styles of the buildings be similar to the renderings presented at the meeting held April 5, 2005; * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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 south must be obtained prior to issuance of a building permit for the construction of the off-site pavement. ENGINEERING COMMENTS CONTACT: Cheryl Taylor – (817)748-8100 – ctaylor@ci.southlake.tx.us GENERAL COMMENTS: 1. 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. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. 2. All fire lane radii shall be 30’ minimum. 3. Water and sewer lines cannot cross property lines without being in a public easement or in the ROW. All waterlines in easements or ROW must be constructed to City standards. 4. The minimum size for public sanitary sewer lines is 8”. All sanitary service lines must connect to a public sanitary system line that is built to City standards. A cleanout will be required at the easement/row line. The line shown on the plans shall be labeled as private. Verify that 1% is sufficient, per the plumbing code. * Use the City of Southlake GPS monuments whenever possible. DRAINAGE COMMENTS: 1. Detention may be required with any new proposed building construction. Each lot in the Players Circle development is responsible for handling increased runoff from existing conditions to developed conditions. Describe how increased runoff from site is being handled. * This property drains into a Critical Drainage Structure and requires a 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. * 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. * 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. Case No. Attachment D ZA07-144 Page 2 *=Denotes informational comment. LANDSCAPE ADMINISTRATOR COMMENTS CONTACT: Keith Martin – (817)748-8229 – kmartin@ci.southlake.tx.us TREE CONSERVATION: 1. All of the existing trees within the interior portion of the development are proposed to be removed. Three (3) existing trees within the east bufferyard are proposed to be preserved but one of the trees is not located on the applicant’s property. Existing tree credits can not be taken for a tree that is not on the development site. 2. The proposed drive thru conflicts with the critical root zone area of the existing trees proposed to be preserved within the east bufferyard. An existing utility box that is currently located outside of the southeast corner of the property is proposed to be relocated within the southeast corner of the east bufferyard. This relocation will also conflict with the critical root zone area of the existing trees proposed to be preserved. An existing tree is considered altered when more than twenty-five percent (25%) of its critical root zone is adversely affected. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. # Denotes required items. * Denotes informational items. Case No. Attachment D ZA07-144 Page 3 Surrounding Property Owners Lot 1, Players Circle SPO # Owner Zoning Land Use Acreage 1. Myers Meadow Homeowners Assn RPUD Medium Density Residential 4.90 Retail Commercial, Medium Density 2. Yomtoob, Isaac & Shohreh C3 0.69 Residential 3. Liu, Bennet & Psyche C3 Retail Commercial 0.77 Retail Commercial, Medium Density 4. Dlp Ventures C3 0.83 Residential 5. Grove, Ron D C3 Medium Density Residential 0.99 6. Stampede Properties Lp C3 Medium Density Residential 2.71 Retail Commercial, Medium Density 7. Sinay, Samuel B & Charlotte C3 1.10 Residential Retail Commercial, Medium Density 8. Waak Group Lp C3 0.67 Residential 9. Ishan Futures Inc C3 Retail Commercial 0.86 10. Park Realty Group Inc C3 Retail Commercial 1.26 Retail Commercial, Medium Density 11. W & B Kidd Family Ltd Prntshp C2 14.04 Residential Case No. Attachment E ZA07-144 Page 1 Surrounding Property Owner Responses Lot 1, Players Circle Notices Sent: Eleven (11) Responses Received: Two (2); see attached. Case No. Attachment F ZA07-144 Page 1 Case No. Attachment F ZA07-144 Page 2 Case No. Attachment F ZA07-144 Page 3