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Item 5F (2) Tuesday, August 1, 2006 City of Southlake City Council Meeting Item 5F: SP06-341 APPLICANT: Mike Boroughs, Boroughs Sign Co. OWNER: Todd Murrah LOCATION: 2125 W. Southlake Blvd., Suite 375 REQUEST: Variance to Sign Ordinance No. 704-B with respect to maximum area for attached signs: Location Map Location Map Proposed Sign Adjacent Signs 20 inch letters; 21.39 s.f. Variance granted June 2006 Adjacent Signs 15 inch letters; 22 s.f. Variance granted March 2006 Adjacent Signs 24 inch letters 24 s.f. 16 inch letters 15 s.f. 12 – 48 inch letters 100 s.f. (combined) Adjacent Signs 22 inch letters 31 s.f. SP06-341 QUESTIONS? Item 5G: ZA06-096 OWNER: MDC-Johnson Place Estates, LTD APPLICANT: Jones & Boyd, Inc. REQUEST: Approval of a Preliminary Plat for Johnson Place Estates, 54 residential lots and 5 open space lots on 43.51 acres. LOCATION: The property is located at 2440 Johnson Road. Randol Mill Ave Johnson Rd. Hillside Estates The Trailhead View looking East at subject property Site Data Gross Land Area: 43.513 Acres Net Land Area: 34.694 Acres Area of R.O.W.: 8.819 Acres Number of Lots: 59 lots * 54 single family residential * 5 open space lots (including a 5.83 acre city park) Open Space: 9.822 Acres / 22.57% Gross Density: 1.241 du/acre Net Density: 1.556 du/acre Average Lot Size: 0.46 Acres (±20,038 sq. ft.) ZA06-096 Previously Approved Development Plan Fencing fronting any green belt or right-of-way be of wrought iron Requiring landscaping (30 gallon shrubs planted at 6’ on center) within the open areas in the bufferyard along the north property line (along Lots 16, 17 and 18) (type and size similar to a Wax Myrtle, Nellie R. Stevens, or Burford Holly) Requiring 4-inch caliper trees in any area with a 25’ wide gap Council Conditions of Development Plan Approval Proposed Preliminary Plat ZA06-096 P&Z ACTION: July 20, 2006; Approved (5-0) subject to Plat Review Summary No. 2 and stipulating that Block 5, Lot 8 will have a 40 foot setback. Questions? Items 7A & 7B: ZA05-068 & ZA05-173 OWNER: RCP Southlake Blvd # 2, LTD APPLICANT: Hopkins Commercial REQUEST: 1) Approval of 2nd reading of zoning change and concept plan from “AG” Agricultural District to “S-P-2” Generalized Site Plan District. The plan proposes the development of two retail buildings totaling approximately 27,100 square feet and five office buildings totaling approximately 49,500 square feet. 2) Approval of a preliminary plat. LOCATION: The property is located approximately 375 feet west of the southwest corner of E. Southlake Blvd. and S. Carroll Avenue. Land Use Plan Site Specific Recommendation (from the Southside Plan): Area 9a & 9b should be master-planned together. In limited cases an individual restaurant and other retail projects may be considered if: pedestrian oriented cohesive with the surrounding development. Mobility Plan Recommendations Continue to improve bicycle and pedestrian circulation. Develop an interconnected system of trails and sidewalks along all public and private streets. Specifically: Provide a connection from the trail along Southlake Boulevard to the paved area between the West Retail building and the East Retail building to improve non-motorized access to the development. A sidewalk should be provided along the future north-south road indicated on the plan and along Rucker Road. Clearly indicate any proposed non-motorized connectivity to the adjoining properties to the east and west. Environmental Resource Protection Adapt development to the topography rather than topography to the development. Show the areas on the site that are to be undisturbed and disturbed accurately. Maximize tree preservation. Clearly indicate which trees are to be removed and which trees will remain. View looking West S Carroll Ave E Southlake Blvd View looking South across E Southlake Blvd ZA05-068 Under the “S-P-2” zoning the applicant proposes the following: “C-2” Local-Retail Commercial District uses and development regulations to exclude the following uses: Cleaners, laundries and/or Laundromats; Grocery stores and/or meat markets; The most southern five buildings are to be limited to “O-1” office uses only; Front Yard – Not less than 30’ along F.M. 1709. Not less than 20’ for all other streets; Loading Spaces – No loading spaces shall be required for the development; Architecture similar to renderings; Minimum 5 ft. stone, masonry, wrought iron or combination thereof must be constructed along the developed portion of the east boundary Proposed Concept Plan Typical Concept Elevations – North Parcel Typical Concept Elevations – South Parcel Perspective Rendering – North Parcel Perspective Renderings – South Parcel Site Cross Sections Site Cross Sections Proposed Preliminary Plat Item 7A: ZA05-068 P&Z ACTION: February 9, 2006; Approved (5-0) February 9, 2006, subject to the Concept Plan Review Summary No. 4 dated February 3, 2006; 1) Noting that the permitted uses shall allow all ‘C-2” uses with exception of laundry mats, grocery stores and meat market 2) Dry cleaners shall be limited to a maximum of 2,500 sf with no on-site cleaning or pressing 3) All buildings adjacent to the street must have store fronts facing the street 4) The east driveway on Southlake Boulevard must be right- in/right-out 5) Approving requested variances for driveway stacking and ROW and pavement width. Item 7B: ZA05-173 P&Z ACTION: February 9, 2006; Approved (5-0) subject to Plat Review Summary No. 1 dated January 17, 2006. Questions? Item 7D: ZA06-031 OWNER: Foreman Lewis, Hutchison PC, and The Morrison Group APPLICANT: Adams Engineering REQUEST: Approval of 2nd reading for a zoning change from “AG” Agricultural District to “S-P-2” Generalized Site Plan District with “O-1” Office District uses and to include limited “C-3” General Commercial District uses. LOCATION: The property is located at 2720 E. State Highway 114. Mobility Plan Recommendations Sidewalks are provided throughout the proposed development. However, a connection needs to be provided between the trail along the frontage road and the internal sidewalk system. A sidewalk is recommended on both sides of the public road within the development. The curvature of the trail along the frontage road should be minimized. Recommendations: Maximize tree preservation Avoid re-grading the site View looking east toward proposed development View looking north toward proposed development Under the “S-P-2” zoning the applicant proposes the following: This development shall abide by the “O-1” Office Zoning District with the following exceptions: “O-1” Office District uses and development regulations to include the following “C-3” General Commercial District uses on Lot 7 only: Hardware, paint, wallpaper stores and other home improvement items and activities Household and office furniture, furnishings and appliances Plumbing and heating appliances, repair and installation services. All storage of materials must be indoors within this zoning district Front Setback – Along the proposed street, not less than ten (10) feet Impervious Coverage – Max. overall not to exceed 65%, individual lots may not exceed 85% Bufferyards – Bufferyards along interior lot lines shall not be required Bufferyards – The west portion of the front bufferyard may be encroached by the common access drive Parking – 1 space per 300 square feet for Lot 7 ZA06-031 ZA06-031 Site Data Gross Land Area: 6.19 acres Net Land Area: 5.83 acres Area of R.O.W.: 0.36 acres Number of Lots: 7 lots -6 general office -1 general office/limited retail Square Footage: 43,380 sq. ft. (±10,000 sq. ft. for retail on Lot 7 only) Required Parking: 148 spaces Provided Parking: 152 spaces Impervious Coverage: 53% (135,624 square feet) Previously Submitted Concept Plan Concept Plan Public Street: Required = 60’ R.O.W. Proposed = 40’ R.O.W. Stacking req’d = 75’ Stacking prov. = 13’ Stacking req’d = 75’ Stacking prov. = 12.5’ Trash enclosure proposed to be in front of building *Proposing 3 total trash dumpster enclosures for entire development *Requesting interior landscape requirements to be equally distributed throughout the development Revised Concept Plan Revised Concept Plan Public Street: Required = 60’ R.O.W. Proposed = 40’ R.O.W. Stacking req’d = 75’ Stacking prov. = 13’ Stacking req’d = 75’ Stacking prov. = 12.5’ Trash enclosure proposed to be in front of building *Proposing 3 total trash dumpster enclosures for entire development *Requesting interior landscape requirements to be equally distributed throughout the development Proposing 6’ iron fence Proposing 8’ wood on wood fence Tree Survey Exhibit Proposed Architectural Renderings Proposed Architectural Renderings Proposed Retaining Wall & Trash Enclosure Renderings Proposed Fencing Renderings Proposed Fencing Proposed Landscape & Lighting Plan Proposed Typical Lighting Typical wall-mounted lighting ZA06-031 P&Z ACTION: Approved (5-0) subject to review; granting requested variances; restricting the “C-3” General Commercial uses to plumbing fixture showroom and related furnishings only; and, accepting the applicant’s willingness to comply with the following: 1) No loading dock 2) Save trees per exhibit presented 3) Show the design of the retaining wall 4) Require boring to protect trees 5) Show renderings and elevations adjacent to all residential areas 6) Increase detaining pond capacity 7) Lighting plan showing where and type 8) 8’ wood fencing with metal posts 9) Landscaping plan for the east side 10) Screen the dumpster area where visible Questions? Item 7E: ZA06-032 OWNER: Foreman Lewis, Hutchison PC, and The Morrison Group APPLICANT: Adams Engineering REQUEST: Approval of a site plan for the development of a law office building of approximately 5,600 square feet on a lot of approximately 1.499 acres. LOCATION: The property is located at 2720 E. State Highway 114. ZA06-032 Site Data Gross Land Area: 1.499 acres Net Land Area: 1.499 acres Square Footage: 5,600 sq. ft. Required Parking: 23 spaces Provided Parking: 25 spaces Impervious Coverage: 43% (28,068 square feet) Site Plan Site Plan Stacking req’d = 75’ Stacking prov. = 13’ Proposed Elevations Proposed Elevations ZA06-032 P&Z ACTION: Approved (5-0) subject to review; granting variances and abiding by the stipulations set in the approval of zoning case ZA06-031 Questions? Items 7F, 7G, & 7H: ZA06-040, ZA06-041, ZA06-092 OWNER: Greenway-1709 / Eleven Partners, LP APPLICANT: DMS Architects, Inc. REQUEST: 1) Approval of a zoning change and site plan from “S-P-1” Detailed Site Plan District and “B-1” Business Service Park District to “S-P-1” Detailed Site Plan District with “C-3” General Commercial District uses. 2) Approval of a preliminary plat containing approximately 13.11 acres and proposing 3 lots for retail and office development. 3) Approval of a plat revision containing approximately 3.80 acres and proposing 2 lots for retail development. LOCATION: The property is located at 2171 E. Southlake Boulevard. Aerial Preliminary Plat Zoning Change, Site Plan, & Plat Revision E. Southlake Blvd Gateway Church Eubanks Intermediate School View looking North toward proposed development Gateway Church Southlake Village Center E. Southlake Blvd View looking West toward proposed development Under the “S-P-1” zoning the applicant proposes the following: “C-3” General Commercial District uses and development regulations. ZA06-040 ZA06-040 Site Data Gross/Net Land Area: 3.80 acres -2.03 acres (Lot 1) -1.76 acres (Lot 2) Number of Lots: 2 lots Square Footage: 25,222 sq. ft. -18,234 sq. ft. furniture retail (Lot 1) -6,988 sq. ft. retail/restaurant (Lot 2) Required Parking: 162 spaces Provided Parking: 183 spaces Impervious Coverage: 67% (111,061 square feet) -72% (63,694 sq. ft.) (Lot 1) -62% (47,367 sq. ft.) (Lot 2) Previously Approved Site Plan Site Plan Site Plan Stacking Depth: Req’d = 75’ Prov. = ±53’ Stacking Depth: Req’d = 250’ Prov. = ±237’ Stacking Depth: Req’d = 500’ Prov. = ±490’ Tree Conservation Plan (Phase 1) Preliminary Plat Plat Revision Public Works Presentation Existing Detention Pond (Carroll ISD property) Preliminary Drainage – Overall Preliminary Drainage – Ethan Allen ZA06-040 P&Z ACTION: July 6, 2006; Approved (5-0) subject to review; granting driveway stacking and spacing variances; exclude the following “C-3” uses: taverns, clubs, golf driving range, and theatre; correct the tree conservation analysis plan to show proposed improvements for lot 2 and the offsite common access driveway; identify which trees will be saved and which will be removed; and, show City Council intention for mitigating tree removal. ZA06-041 P&Z ACTION: July 6, 2006; Approved (5-0) subject to review. ZA06-092 P&Z ACTION: July 6, 2006; Approved (5-0) subject to review. Questions? Items 7I & 7J: ZA06-049 & ZA06-050 OWNER: The LaHoda Group APPLICANT: Adams Engineering REQUEST: 1) Approval of a zoning change from “AG” Agricultural District to “SF-1A” Single Family Residential District. 2) Approval of a preliminary plat proposing the development of 1 residential lot on approximately 2.51 acres. LOCATION: The property is located at 1801, 1815, and 1829 Our Lane (Private Drive). View looking North toward proposed development ZA06-050 Site Data Gross/Net Land Area: 2.51 acres Number of Lots: 1 lot Gross Density: 0.40 du/acre Net Density: 0.40 du/acre Average Lot Size: 2.51 acres (109,336 sq. ft.) Preliminary Plat *requesting variance to allow the lot to front on an existing private street Public Works Presentation Utility Plan ZA06-049 P&Z ACTION: July 6, 2006; Approved (5-0) as presented. ZA06-050 P&Z ACTION: July 6, 2006; Approved (5-0) subject to review and granting the requested variance. Questions? Item 7K: ZA05-146 “S-P-1” Zoning Change and Site Plan OWNER: Thomas Stephen / The White House Exe. Center, L.P. APPLICANT: GSO Architects REQUEST: Approval of a 2nd reading for zoning change and site plan for “S-P-1” Detailed Site Plan District zoning. LOCATION: The property is located at 410 W. Southlake Blvd, at the Southlake Blvd entrance to Bicentennial Park. ZA05-146 “S-P-1” Zoning & Site Plan Under the “S-P-1” zoning the applicant proposes the following: “C-2” Local-Retail Commercial District uses and development regulations Side Yard – Not less than 10’ from the east property line Masonry – Concrete tilt wall with a stained finish shall be permitted to comply with exterior masonry requirements ZA05-146 Site Data Gross/Net Land Area: 1.35 acres Number of Lots: 1 Total Square Footage: 12,548 sq. ft. -2,200 sq. ft. restaurant -9,998 sq. ft. retail Parking Required: 72 spaces Parking Provided: 65 spaces (10% reduction) Impervious Coverage: 68% (246,398 sq. ft.) Proposed Site Plan Proposing 10’ Side Yard Setback Stacking: Req’d = 50’ Prop. = 41’ Spacing: Req’d = 250’ Prov. = 219’ Spacing: Req’d = 250’ Prov. = 80’ *Requesting 10% reduction in parking *Requires Access & Parking Agreement w/City ZA05-146 P&Z ACTION: Approved (6-0) Recommended approval preferring the S-P-1 plan also approving the alternate site plan and approving requested variances. ZA05-146 QUESTIONS? Item 7M: ZA06-099 OWNER: Wyndham Properties APPLICANT: Avocado California Roll & Sushi REQUEST: Approval of a specific use permit for the sale of alcoholic beverages. LOCATION: The property is located at 2600 E. Southlake Boulevard, Suite 100. Aerial View looking North toward lease space Site Site Leasing Floor Plan ZA06-099 P&Z ACTION: July 20, 2006; Approved (5-0) subject to the term of the lease. Questions? Item 7N: ZA06-101 OWNER/APPLICANT: Cencor Realty REQUEST: Approval of a revised site plan. The purpose of this request is to revise the floor area of Building F from approximately 6,000 SF to a total of 6,666 and present final elevations for buildings F and H. LOCATION: The property is located at on the southeast corner of E. Southlake Blvd. and S. Carroll Avenue. Revised Site Plan Elevations for Buildings F & H Existing Elevations For Building C Existing Elevations For Building F1 Existing Elevations For Building G Existing Elevations For Building A3 *A variance is requested to allow the articulation and exterior materials as shown ZA06-101 P&Z ACTION: July 6, 2006; Approved (5-0) subject to Site Plan Review Summary No. 1, dated June 30, 2006. Questions? Item 7O: SP06-350 APPLICANT: George Foiles, Cencor Realty on behalf of Zales Corporation DBA Bailey, Banks & Biddle LOCATION: 1221 E. Southlake Blvd. REQUEST: Variance to the Conditional Sign Permit for the Shops of Southlake with respect to number of attached signs: Location Map SP06-350 QUESTIONS? Item 7P: ZA06-102 OWNER: City of Southlake APPLICANT: Department of Parks & Recreation REQUEST: Approval of a revised site plan for the installation of court lighting in Bicentennial Park. LOCATION: The property is located at 450 W. Southlake Boulevard. aerial Area of Court Lighting Light Pole Locations View looking North toward Bicentennial Park Basketball Courts Approximate location and height (40’) of proposed light poles Site Plan showing location of proposed light poles Proposed Lighting Details Proposed Lighting Details – Single court Proposed Lighting Details – All courts ZA06-102 P&Z ACTION: July 20, 2006; Approved (5-0) subject to Site Plan Review Summary No. 1 and granting the requested variances to the Lighting Ordinance. Questions? Item 8A: ZA06-054 OWNER: Richard Reutlinger APPLICANT: Terra Land Management, Inc. REQUEST: Approval of a zoning change and development plan from “C-2” Local Retail Commercial District to “TZD” Transition Zoning District. LOCATION: The property is located at 425 W. Southlake Boulevard. Aerial E. Southlake Blvd Stratfort Parc Lake Crest Bicentennial Park Comprehensive Plan Review Consolidated Land Use Plan Underlying Designation: Medium Density Residential and Office Commercial Optional Designation: T-1 on the northern portion of the site Underlying Designation Optional Designation Since the majority of the site is Medium Density Residential, the applicant is proposing to develop the site under the T-2 district guidelines (T-1 is primarily office & retail) Purpose & Intent of T-2 The T-2 district is intended to consist of primarily single-family residential uses with limited non-residential near an arterial roadway Adjacent to existing commercial development, existing neighborhoods, and have critical environmental resources identified to be preserved Area ranging from 4 – 20 acres T-2 Land Use Category T-2 Land Use Mix *Open Space includes 0.6 acres in retention/detention areas Environmental Resource Protection Protect and enhance critical environmental and natural features, with particular emphasis on trees and floodplains. Encourage the use of native and adapted plants in landscaping. ERP/Tree Preservation Open Space/Pathways Plan Proposed Cross-Section at the Neighborhood Edge Proposed Cross-Section in the Neighborhood Proposed Cross-Section at the Open Space Traffic Impact *VTPD = Vehicle Trips Per Day Traffic Impact – Lake Crest Subdivision *VTPD = Vehicle Trips Per Day Anticipated Increase in Traffic on Londonberry Terrace *VTPD = Vehicle Trips Per Day Adjoining Land Use Plan Designations Zoning & Development Plan Review ZA06-054 Gardens of Stratfort Parc Proposed TZD Components Proposed Schedule of Uses Proposed Development Standards Proposed Development Standards Site Data Summary *Open Space includes 0.6 acres in retention/detention areas Neighborhood Edge Neighborhood Edge Entry Feature Proposed Office Use Elevation Neighborhood Neighborhood Entry Feature Proposed Residential Elevation Proposed Residential Elevation Other Considerations Open Space Management Plan Variances requested: Block length Allowance for parking in front of the rear office buildings Project Schedule ZA06-054 P&Z ACTION: July 6, 2006; Approved (3-2) subject to Development Plan Review Summary No. 3, dated June 30, 2006; recognizing the applicant’s willingness to increase the common access easement from FM 1709; requiring the construction vehicles to enter and exit FM 1709 and not through Stratfort Parc; and, approving the development standards as presented. Question/Comments? Item 8B: ZA06-088 OWNER: Southlake 1709 Joint Venture APPLICANT: Wilson & Stonaker REQUEST: Approval of 1st reading for a zoning change and concept plan from “S-P-2” Generalized Site Plan District to “S-P-2” Generalized Site Plan District with “O-1” Office District uses. LOCATION: The property is located at 300 Miron Drive. Aerial E. Southlake Blvd Miron Dr. Miron Dr. E. Southlake Blvd Westmont Ct. Westwood Dr. Under the “S-P-2” zoning the applicant proposes the following: “O-1” Office District uses and development regulations Parking – The required number of parking spaces shall be 207 spaces, or equal to a 5% reduction in the required number of parking spaces Carports – Carports shall be a permitted accessory use as shown on the concept plan. The following modifications are proposed to the development regulations specific to carports: o The roof design shall be a low pitch shed roof o The maximum number of parking spaces under a carport shall be 10 spaces o A total number of 8 carport structures shall be permitted ZA06-088 ZA06-088 Site Data Gross/Net Land Area: 4.82 acres Number of Lots: 1 lot Square Footage: 44,045 sq. ft. -19,820 sq. ft. medical office -24,225 sq. ft. general office Required Parking: 218 spaces Provided Parking: 207 spaces Impervious Coverage: 64% (134,401 square feet) Concept Plan Typical Carport Elevations Typical Carport Elevations Tree Conservation Plan Existing Plat Proposed Common Access Easements ZA06-088 P&Z ACTION: July 6, 2006; Approved (5-0) subject to review and granting the requested variances. Public Works Presentation Drainage Area Map Questions?