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Item 6C Department of Planning & Development Services S T A F F R E P O R T December 10, 2008 ZA08-085 CASE NO: Zoning Change for 240 S. Peytonville Avenue PROJECT: REQUEST: The City of Southlake is requesting a zoning change from the current S-P-2 Generalized Site Plan District to a district representing the highest or best use of the property as provided in the City’s Comprehensive Zoning Ordinance No. 480, as amended. Each of the individually owned lots or tracts listed are a part of a 5.8 acre “S-P-2” zoned office development containing seven office buildings totaling 51,000 square feet. The developer of that office development did not follow through with the purchase and development of the plan following its approval. This has left the five individual tract owners tied together under the current S-P-2 zoning and plan. The purpose of this request is separate these tracts from the current S-P-2 Generalized Site Plan District. Staff has included a Plan ‘A’ and Plan ‘B’ Concept Plan for the City Coucnil to consider with the zoning change. Plan ‘A’ is the plan submitted with the owner initiated zoning for 240 S. Peytonville Avenue. This plan includes a site plan for 240 Peytonville and a Concept Plan for 200, 210, 260 and 280 S. Peytonville Avenue. The City has added notes to the plan requiring common access driveway stubs into the west boundary and requiring a minimum 3 ft. tall berm with an evergreen ‘H-1’ type hedge row along the east boundary between the parking lots and S. Peytonville Avenue. The City staff prepared a new Concept Plan ‘B’ which relocated the parking behind the buildings and provides three common access stubs into the west boundary. The following variances are requested: 1) Driveway Spacing between the to most northerly driveways, 250 feet is required and approximately 170 feet is provided (Plans A & B); 2) Driveway Stacking – 75 feet is required. Approximately 28 feet is provided on Plan ‘A’. Approximately 40 feet is provided on the north driveway and 50 feet on the middle driveway on Plan ‘B’. 3) Bufferyards – Where a common driveway crosses, directly abuts, splits or crosses a lot boundary, no bufferyard shall be required Plan ‘A’ and Plan ‘B’. 1.) Conduct a public hearing ACTION NEEDED: 2. Consider approval of the zoning change Case No. ZA08-085 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Link to Plans and Support Information (D) Site Plan Review Summary No. 2, dated December 10, 2008 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Ordinance No. 480-573 for Commission and Council Members Only (H) Full Size Plans () STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) Case No. ZA08-085 BACKGROUND INFORMATION OWNER: 240 S. Peytonville, Wanda Jean May APPLICANT: City of Southlake PROPERTY SITUATION: 240 S. Peytonville Avenue LEGAL DESCRIPTION: Lots 3 Akard Addition. LAND USE CATEGORY: Medium Density Residential with a T-1 Transition District overlay option CURRENT ZONING: S-P-2 Generalized Site Plan District REQUESTED ZONING: The highest and best use as provided in the City’s Comprehensive Zoning Ordinance No. 480, as amended HISTORY: A zoning change and concept plan for S-P-2 zoning with O-1 office uses was approved in November of 2002. P&Z ACTION: September 18, 2008; Approved to table (7-0) until October 9, 2008. October 9, 2008; Approved (4-1), for “S-P-1” detailed site plan district zoning with “O-1” office district zoning subject to the Site Plan presented by City staff and stipulating that the driveways be approved as shown subject to Site Plan Review Summary. Commissioner Wang dissented. CITY COUNCIL ACTION: October 21, 2008; Approved (4-1) Council Member Hill dissented, approving zoning change for 240 South Peytonville Avenue this being an S-P-1 plan and specifically requiring between now and the next reading that the applicant will come forward with a specific site plan showing the site locations of the buildings, preferably also showing an access point to the west on this particular site and also demonstrating to the Council how this site can be set up in such a way so that the parking is moved behind the buildings as we have tried to do in other locations and subject to the terminology and the requirements that were placed on agenda item 7B and also subject to Concept Plan Review Summary No. 1, dated October 15, 2008. November 18, 2008; Approved to table (7-0) until the December 2, 2008 Regular City Council Meeting. December 2, 2008; Approved to table (7-0) until the December 16, 2008 Regular City Council Meeting. STAFF COMMENTS: The City of Southlake is requesting a zoning change from the current S-P-2 Generalized Site Plan District to a district representing the highest and best use of the property as provided in the City’s Comprehensive Zoning Ordinance No. 480, as amended. This each of the individually owned lots or tracts listed are a part of a 5.8 acre “S-P-2” zoned office development containing seven office buildings totaling 51,000 square feet. The developer of that office development did not follow Case No. Attachment A ZA08-085 Page 1 through with the purchase and development of the plan following its approval. This has left the five individual tract owners tied together under the current S- P-2 zoning and plan. The purpose of this request is separate these tracts from the current S-P-2 Generalized Site Plan District. Case No. Attachment A ZA08-085 Page 2 Case No. Attachment B ZA08-085 Page 1 Link to Plans and Support Information Case No. Attachment B ZA08-085 Page 1 SITE PLAN REVIEW SUMMARY ZA08-085Two12/10/08 Case No.: Review No.: Date of Review: Zoning Change and Site Plan (Concept Plan Only for Plan ‘B’) Project Name: – 240 S. Peytonville Legacy Business Park OWNER: APPLICANT/ARCHITECT Wanda May Paragon Design Group 280 S. Peytonville Southlake, Tx 76092 Phone: (817) 488-8063 Phone: (817) 421-1945 Fax: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/25/08 Plan ‘A’ & Plan ‘B’ 12/10/08 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 DENNIS KILLOUGH AT (817) 748-8072 1. Provide Preliminary Drainage Plans prepared, sealed, signed, and dated by a certified engineer. Requirement may be waived only by the City Engineer or the Community prior to Development Director submittal of this application. All development must comply with the Drainage Ordinance No. 605 as amended. All development must comply with the Drainages Ordinance No. 605, as amended. Inadequately sized detention or other issues determined by the drainage study may reduce the buildable area of the plan, affect building (Deferral Until layout, number/size of buildings and amount of paving/parking on-site. Building Permit Requested) 2. Provide a grading plan showing existing and proposed finished grade of the site with contour intervals not exceeding two (2) feet. Spot elevations must be shown at all critical points, including but not limited to edges of pavement, curb returns, building corners, drainage paths, etc. Include directional flow arrows in all flow lines, and all existing drainage structures labeled with size, type and flow line elevation. Also show centerline of water courses and existing drainage easements. Note the City approved benchmark used (Deferral Until Building Permit Requested) for topographical information. 3. The following changes are needed regarding Driveways and compliance with the Driveway Ordinance No. 634, as amended: 4. a. This portion of S. Peytonville is designated as an arterial street which requires a minimum spacing of 250 feet between driveway centerlines. A spacing of 170 feet is shown from this driveway to an unapproved proposed off-site driveway to the (Variance is requested) north. b. A minimum 75’ of stacking depth is required for the driveway. Approximately 30 (Variance is requested) feet is provided. Case No. Attachment B ZA08-085 Page 1 c. CURB INLET DRAINAGE OFFSET: The driveway curb return at the point of tangency with the street curb shall not be located within (a) five (5') feet of the downstream edge or ten (10') feet of the upstream edge of a straight curb inlet or inlet extension or (b) within ten (10') feet of a recessed inlet. The represented location appears to be close to meeting this requirement. Please verify and label the dimension from the tangent of the curb return. 5. Staff recommends providing a color rendering for presentation purposes. 6. Provide an 8’ trail along the frontage of S. Peytonville. 7. Staff recommends providing a landscape plan with color coded plant types. * A SPIN meeting for SPIN District 16 was held on December 10, 2007. There were no attendees other than those involved with the proposed project. * 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. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * If the proposed driveway is approved, to insure access to the existing properties to the north and south, a common access easement covering the width location of the show interior driveway must be executed and filed of record prior to issuance of a building permit. Clearly show and label that the easement will be provided and where. * No review of proposed signs is intended with this site plan. A separate sign 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, Roadway Impact Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Denotes Informational Comment The following shall apply to Plan ‘B ’ Case No. Attachment B ZA08-085 Page 2 1. The minimum spacing between driveways along an arterial roadway is 250 feet. The applicant proposed a driveway approximately 220 feet from an existing driveway to the north (A variance is requested) and 170 feet to a future driveway to the south. 2 The underlying land use designation is Medium Density Residential with a T-1 (Transition) optional land use designation. The Medium Density Residential category allows for limited low intensity office uses. However, the Land Use Plan recommends that office buildings in the Medium Density Residential category be limited to 1-2 stories with footprints less than 6,000 square feet. 3. Provide an 8 foot trail as required along S. Peytonville Avenue by the Master Pathways Plan. Provide connecting internal sidewalk(s) to the trail. 4. Provide common access easements centered over and covering the width of all connecting driveways. Environmental Resource Protection Recommendations * There are no specifically identified conservation areas on this property. Although not required by ordinance, trees should be preserved whenever feasible. A Tree Conservation Analysis is required. INFORMATIONAL COMMENTS: * All development must comply with the City’s Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946. *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”. 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 meeting all requirements of the underlying zoning district 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 Section 43, Ordinance 480, as amended and Masonry • Ordinance No. 557, as amended. Roof design standards per Section 43, Ordinance 480, as amended • Case No. Attachment B ZA08-085 Page 3 Mechanical Equipment Screening • Vertical and horizontal building articulation (required on all building facades) per • Section 43, Ordinance 480, as amended. Building setback standards as per Section 43, Ordinance 480, as amended. • Spill-over lighting and noise per the Lighting and Noise Ordinances, as amended. • Off-street parking requirements per 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, Ordinance 480, as amended. • Bufferyards in compliance with Ordinance No. 480, Section 42. • Interior landscaping per Landscape Ordinance No. 544, as amended. • Fire lanes must be approved by the City Fire Department. • Case No. Attachment B ZA08-085 Page 4 Surrounding Property Owners 200, 210, 240, 260 & 280 S. Peytonville Ave. SPO # Owner Zoning Land Use Acreage 1. Bradner Central Co C2 Retail Commercial 2.18 2. Ott Real Estate Inv Ltd O1 Retail Commercial 1.28 3. May, Clentis L Etux Wanda J SP2 Medium Density Residential 1.02 4. Akard, Larry W SP2 Medium Density Residential 1.01 5. May, Wanda Jean SP2 Medium Density Residential 1.95 6. Baker, Bruce R Etux Betty L SF20A Medium Density Residential 0.54 7. Park, Louis Y Etux Tina R SF20A Medium Density Residential 0.48 8. Lewandowski, Mark Etux Audra SF20A Medium Density Residential 0.73 9. Huang, Craig J Etux Leigh E SF20A Medium Density Residential 0.47 10. Christensen, Mark L Etux Socor SF20A Medium Density Residential 0.46 11. Tak, Hyun Duk Etux Cindy SF20A Medium Density Residential 0.39 12. Southlake Woods Lp SF20A Medium Density Residential 0.18 13. Medium Density Residential, Carroll ISD SP1 Public/Semi-Public 56.04 14. Retail Commercial, Medium Davis, Donald G SP2 Density Residential 1.01 15. Greenwood, Robert C & Andrea SP2 Medium Density Residential 1.01 16. Retail Commercial, Medium W & B Kidd Family Ltd Prntshp C2 Density Residential 14.04 17. Skinner, Mark SP2 Medium Density Residential 1.01 Case No. Attachment C ZA08-085 Page 1 Surrounding Property Owner Responses 200, 210, 240, 260 & 280 S. Peytonville Ave. Notices Sent: Seventeen (17) Responses Received: None (0) Case No. Attachment D ZA08-085 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-573 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 3 AKARD ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-2” GENERALIZED SITE PLAN DISTRICT WITH “O- 1” OFFICE DISTRICT USES TO “S-P-1” DETAILED SITE PLAN DISTRICT WITH “O-1” OFFICE DISTRICT USES, AS DEPICTED ON THE APPROVED SITE PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”, OR OTHER ZONING DISTRICT WHICH REPRESENTS THE HIGHEST OR BEST USE OF PROPERTY AS PROVIDED IN THE CITY’S COMPREHENSIVE ZONING ORDINANCE NO. 480, AS AMENDED, SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and Case No. Attachment H 1 ZA08-085 Page WHEREAS, the hereinafter described property is currently zoned as “S-P-2” Generalized Site Plan District under the City’s Comprehensive Zoning Ordinance; and WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health ad the general welfare; effect on light and air; effect on the over-crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly Case No. Attachment H 2 ZA08-085 Page requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over-crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being Lot 3 Akard Addition, an addition to the City of Southlake and more fully and completely described in exhibit “A” from “S-P-2” generalized site plan district with “O-1” office district uses to “S-P-1” detailed site plan district “O-1” Case No. Attachment H 3 ZA08-085 Page office district uses, as depicted on the approved site plan attached hereto and incorporated herein as exhibit “B”, or other zoning district which represents the highest or best use of property as provided in the City’s Comprehensive Zoning Ordinance No. 480, as amended , and subject to the following specific conditions: 1. SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the Case No. Attachment H 4 ZA08-085 Page particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. Case No. Attachment H 5 ZA08-085 Page SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the _____ day of ___________, 2008. _________________________________ MAYOR ATTEST: _________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2008. ________________________________ MAYOR Case No. Attachment H 6 ZA08-085 Page ATTEST: ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment H 7 ZA08-085 Page EXHIBIT “A” Being Lot 3 Akard Addition. an addition to the City of Southlake, Tarrant County Texas, according to the Plat recorded in Volume 388-142, Page 100 Plat Records, Tarrant County, Texas Case No. Attachment H 8 ZA08-085 Page EXHIBIT “B” (Reserved for approved concept/site plan if applicable) Case No. Attachment H 9 ZA08-085 Page