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Item 6B and 6C Department of Planning & Development Services S T A F F R E P O R T January 9, 2008 ZA07-114 & ZA07-142 CASE NO: Site Plan for Office Development and Specific Use Permit for a multi- PROJECT: level parking garage for the Summit at Southlake (formerly for Peloton Southlake Offices) REQUEST: On behalf of Peloton Real Estate Partners, Kimley-Horn & Associates is requesting approval of a site plan for a three story 113,000 square foot office building and specific use permit for a multi-level parking garage located along the north side of S.H. 114 approximately 700 feet from the northeast intersection of S.H. 114 and N. Carroll Avenue. The following variances are requested: 1. A minimum 100’ setback or 4:1 slope, which ever is greater, is required from the residentially zoned property to the west. The main building must be a minimum of 224 feet and the parking structure must be a minimum of 100 feet from a single lot located along a portion of the western boundary which is zoned SF-1A. 2. A minimum 150’ of stacking depth is required. Approximately 53 feet is provided. Any variance must be requested in writing and fully justified. 3. The following issues pertain to the Specific Use Permit for the multi- level parking garage: a. Any exterior façade shall comply with articulation requirements. The maximum wall and roof line permitted without an off-set is 42 feet. Plan does not comply with the vertical or horizontal standards (Variance requested to allow as presented). Case No. ZA07-114 & ZA07-142 This item was tabled at the December 18, 2007 City Council meeting. The applicant was asked to consider the following: Item Comments 1. Consider more landscaping, berming and The applicant has provided a color landscape rock features along SH 114 and Grace Lane rendering with cross-sectional views along SH 114 and Grace Lane 2. Consider removing or reducing the amount The applicant has considered the option and of parking adjacent to SH 114. would like to further discuss the issue with City Council. Case No. ZA07-114 & ZA07-142 1. Conduct public hearing ACTION NEEDED: 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Original Plans and Support Information dated 12/10/07 Revised Plans and Support Information (D) Variance Exhibit (E) Site Plan Review Summary No. 5 dated December 12, 2007 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses (H) Resolution No. 07-063 (SUP for multi-level parking garage) (I) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) Case No. ZA07-114 & ZA07-142 BACKGROUND INFORMATION OWNER: Peloton Real Estate Partners APPLICANT: Kimley-Horn & Associates PROPERTY SITUATION: The property is north of SH 114 between Carroll Avenue and Kimball Avenue (on proposed Grace Lane). LEGAL DESCRIPTION: Lot 1, Block 4, Gateway Church Addition LAND USE CATEGORY: Mixed Use CURRENT ZONING: “NR-PUD” Non-Residential Planned Unit Development District HISTORY: “NR-PUD” Non-Residential Planned Unit Development District and a Concept Plan were approved June 17, 1997. TRANSPORTATION ASSESSMENT: See Plans & Support Information PATHWAYS MASTER PLAN: An 8 foot trail is required along the SH 114 access road. Provide connections between the trail along the SH 114 access road and the sidewalk along Grace Lane to the internal sidewalk network. Although not required by ordinance, sidewalks are encouraged along the fire lanes. WATER & SEWER: Water will be looped through the site and connected to a 12” line to be extended along SH 114 and an 8” line to be extended along Grace Lane. Sewer will connect to an existing 8” line shown along SH114. DRAINAGE ANALYSIS: The site is proposed to drain to the north and east to detention pond that will be constructed within the Gateway Church Project to the east. TREE PRESERVATION: See Review Summary P&Z ACTION: November 8, 2007; Approved to table until December 6, 2007 December 6, 2007; Approved (7-0) granting the requested variances; subject to Site Plan Review Summary No. 5, dated November 30, 2007; and waiving the bufferyard requirements in the north area for tree preservation. COUNCIL ACTION: December 18, 2007; Approved to table until January 15, 2008. Case No. Attachment A ZA07-114 & ZA07-142 Page 1 STAFF COMMENTS: Attached is site plan review Summary No. 5 dated December 12, 2007 which includes comments regarding the multi-level garage specific use permit. N:\Community Development\MEMO\2007cases\07-114SP.doc Case No. Attachment A ZA07-114 & ZA07-142 Page 2 Case No. Attachment B ZA07-114 & ZA07-142 Page 1 Plans and Support Information (Click on the Link Below) Original Plans and Support Information 12/10/07 Revised Plans dated 1/08/08 Case No. Attachment C ZA07-114 & ZA07-142 Page 1 Traffic Impact Analysis Summary Case No. Attachment C ZA07-114 & ZA07-142 Page 2 Traffic Impact Analysis Summary Case No. Attachment C ZA07-114 & ZA07-142 Page 3 Case No. Attachment C ZA07-114 & ZA07-142 Page 4 SITE PLAN REVIEW SUMMARY ZA07-114 & ZA07-142Five12/12/07 Case No.: Review No.: Date of Review: Site Plan & SUP for a Multi-level Parking Garage Project Name: – The Summit at Southlake (formerly Peloton Office Building) Southlake, Texas APPLICANT: ENGINEER: Peloton Real Estate Kimley Horn & Assoc. Phone: 214 -220-0600 Phone: 817-335-6511 Fax: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/10/07 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 BEN BRYNER OR DENNIS KILLOUGH AT (817) 748-8069 BEN BRYNER AT (817) 748-8602. 1. A minimum 100’ setback or 4:1 slope, which ever is greater, is required from the residentially zoned property to the west. The main building must be a minimum of +-224 feet from the SF1A zoned property and the parking structure must be a minimum of 100 A variance is requested.) feet. ( 2. A minimum 150’ of stacking depth is required. Approximately 53 feet is provided. Any A variance is requested. variance must be requested in writing and fully justified. The following issues pertain specifically to the Specific Use Permit for the multi- 3. level parking garage: a. Any exterior façade shall comply with articulation requirements. The maximum wall and roof line permitted without an off-set is 42 feet. Plan does not comply (Variance requested to allow as with the vertical or horizontal standards presented). b. Label the typical parking space dimension for the garage parking. Although full size (min. 9’ x 18’ is recommended, compact parking spaces can be approved with a minimum size of 8 ½ feet in width by eighteen 18 feet in length. 4. Correct the owner's name, existing zoning, and tract lines of the adjacent properties to the west. Also Gateway church is Public Semi- Public LUD now. 5. Correct the open space and provide the impervious coverage calculations Case No. Attachment D ZA07-114 & ZA07-142 Page 1 * Sidewalks and/or trails are required along all street frontages in accordance with the subdivision and zoning ordinance. Regardless of who may construct the walk, it must be complete prior to final inspection of the site. * 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. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. 65 * It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * 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. * All lighting must comply with the lighting ordinance. * Denotes Informational Comment Case No. Attachment D ZA07-114 & ZA07-142 Page 2 COMPREHENSIVE PLAN REVIEW SUMMARY Consolidated Land Use Plan Recommendations The underlying land use designation is Mixed Use and the optional land use designation is Employment Center-1. Environmental Resource Protection Recommendations The northern portion of the site is designated as tree cover/open space to be preserved where appropriate. The site design should be revised to preserve more trees - specifically trees in the designated preservation area. Mobility & Master Thoroughfare Plan/Southlake Pathways Plan Recommendations An 8 foot trail is required along the SH 114 access road. Provide connections between the trail along the SH 114 access road and the sidewalk along Grace Lane to the internal sidewalk network. Although not required by ordinance, sidewalks are encouraged along the fire lanes. L:\MEETINGS\DRC\REVIEWS\COMP PLAN\2007\ZA07-114 SL OFFICE BLDG 2007-09-07.DOC Case No. Attachment D ZA07-114 & ZA07-142 Page 3 TREE CONSERVATION: 1. Although this property is zoned N-RPUD and is not specifically required to preserve a certain percentage of tree cover, given the 65% coverage of existing tree canopy, the tree preservation ordinance recommends that 40% of the tree cover be preserved. As shown on the Tree Conservation Plan 37% of the existing tree cover are proposed to be preserved within the north portion of the property and along the west property line. 2. An on-site storm sewer is being proposed north of the access drive entering the site from the south bound lane of Grace Lane. The storm sewer cuts directly through existing trees that are proposed to be preserved. If the trees are altered or destroyed they will be required to be mitigated in accordance to the regulations or Ordinance 585-C. Please adjust the storm sewer and all utility locations to avoid altering or destroying trees that are proposed to be preserved. 3. Staff recommends that no bufferyards, interior landscape or irrigation be installed in the tree preservation area north of the garages. Construction and irrigation could negatively impact the existing preserved trees. * 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. BUFFERYARDS: 1. On the Site Plan the required and provided south bufferyard is incorrect. The south bufferyard is required to be a 25’ Type -I bufferyard. However, Type ‘M’ plantings may be provided if the minimum 25’ width is provided. 2. Existing trees are located within the north portion of the east bufferyard but not in the south portion of the east bufferyard. It is recommended that additional canopy trees be provided within the south portion of the east bufferyard or parkway trees be provided along Grace Lane. LANDSCAPE SUMMARY CHARTS: 1. The plant material calculations in the Bufferyards Summary Chart are incorrect. For example: 46 canopy trees are not being provided within the north bufferyard and 16 canopy trees are not being provided within the east bufferyard. Existing trees do exist within and close to the required bufferyards and existing tree credits can be taken for preserving the existing but to include them in the plant “Provided” plant material calculations is incorrect. Case No. Attachment D ZA07-114 & ZA07-142 Page 4 2. No information is provided for the building footprint of the proposed parking garage. Parking garages shall be considered as buildings in accordance with the interior landscape area requirements based on the zoning of the developing property and the square footage of the proposed buildings. Pleas provide information for total square feet of the parking garage footprint and adjust the Interior Landscape Summary Chart calculations. Case No. Attachment D ZA07-114 & ZA07-142 Page 5 ENGINEERING REVIEW: GENERAL COMMENTS: 1. A ROW permit shall be obtained from the Public Works Operations Department for connections with the City’s sewer, water or storm drain inlets. Contact Public Works Operations at (817) 748-8082. * Use the City of Southlake GPS monuments whenever possible. EASEMENTS: 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. * 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. WATER COMMENTS: * The water meters must be located in an easement or right-of-way. DRAINAGE COMMENTS: 1. The difference between pre and post development runoff shall be captured in the detention pond(s). The proposed detention ponds shall control the discharge of the 5, 10 and 100 year storm events. Detention may be required with any new proposed building construction. Access easements are needed for maintenance of the detention pond. Detention must be on site, or submit documentation of ownership or easement rights to the proposed detention area. * This property drains into Critical Drainage Structures 6 and 9 and requires a fee to be paid prior to beginning construction. ($235.74 / Acre for structure 6 and $278.14 / Acre for structure 9) * 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 approved by 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 Case No. Attachment D ZA07-114 & ZA07-142 Page 6 review of construction plans. *=Denotes informational comment. Case No. Attachment D ZA07-114 & ZA07-142 Page 7 Case No. Attachment D ZA07-114 & ZA07-142 Page 8 Surrounding Property Owners Peloton Southlake Office Building SPO # Owner Zoning Land Use Acreage Retail Commercial 1. Schulz, Laura A Etvir Edwin R AG 0.287 Retail Commercial 2. Schenk, Joel AG 0.248 Retail Commercial 3. Collins, Ted SF1-A 0.504 Retail Commercial 4. Johnson, Deborah Bohannon Etal AG 0.479 Retail Commercial 5. Carroll ISD AG 1.041 Retail Commercial 6. Nec Carroll & 114 Ltd Prtnshp AG 0.163 Retail Commercial 7. Nec Carroll & 114 Ltd Prtnshp AG 0.21 Retail Commercial 8. Nec Carroll & 114 Ltd Prtnshp AG 0.019 Retail Commercial 9. D/Fw Carroll Road Ltd SP1 0.744 Retail Commercial 10. D/Fw Carroll Road Ltd SP1 0.485 Mixed Use 11. Gateway Church NRPUD 16.874 Office Commercial 12. Carroll ISD CS Retail Commercial 5.2 Mixed Use 13. Gateway Church NRPUD 89.611 Mixed Use 14. Carroll ISD AG 0.7 Mixed Use 15. Carroll ISD AG 0.614 Office Commercial Mixed 16. Carroll ISD CS Use 3.928 Mixed Use 17. Carroll ISD AG 0.98 Case No. Attachment E ZA07-114 & ZA07-142 Page 1 Surrounding Property Owner Responses Peloton Southlake Office Building Site Plan – Case ZA07-114 Notices Sent: Seventeen (17). Responses Receive: Zero (0). Specific Use Permit – Case ZA07-142 Notices Sent: Seventeen (17). Responses Receive: Zero (0). Case No. Attachment F ZA07-114 & ZA07-142 Page 1 RESOLUTION NO. 07-063 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR A MULTI-LEVEL PARKING GARAGE FOR NON-RESIDENTIAL PROPERTY ON PROPERTY WITHIN THE CITY OF SOUTHLAKE, TEXAS, BEING LEGALLY DESCRIBED AS TRACT 1 & 1A1 AND A PORTION OF TRACT 1E, SITUATED IN THE R. EADS SURVEY, ABSTRACT NO. 481, BEING APPROXIMATELY 6.76 ACRES, MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A”, AND AS DEPICTED ON THE APPROVED SITE PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B” AND PROVIDING AN EFFECTIVE DATE. WHEREAS , a Specific Use Permit for a multi-level parking garage for non-residential property has been requested by a person or corporation having a proprietary interest in the property zoned as “NR-PUD” Non-Residential Planned Unit Development District; and, WHEREAS , in accordance with the requirements of Section 45.1 (34) and Section 45.11 of the City's Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the requisite notices by publication and otherwise, and have afforded the persons interested and situated in the affected area and in the vicinity thereof; and, WHEREAS , the City Council does hereby find and determine that the granting of such Specific Use Permit is in the best interest of the public health, safety, morals and general welfare of the City. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. A Specific Use Permit is hereby granted for a multi-level parking garage for non-residential property on the property being legally described as Tract 1 & 1A1 and a portion of Tract 1E, situated in the R. Eads survey, Abstract No. 481, being approximately 6.76 acres, more fully and Case No. Attachment G ZA07-142 Page 1 completely described in Exhibit “A”, and as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit “B” and providing an effective date, subject to the provisions contained in the comprehensive zoning ordinance and the restrictions set forth herein. The following specific requirements and special conditions shall be applicable to the granting of this Specific Use Permit: 1. SECTION 2. This resolution shall become effective on the date of approval by the City Council. PASSED AND APPROVED THIS DAY OF , 2007. CITY OF SOUTHLAKE By: _________________________________ Andy Wambsganss, Mayor ATTEST: _________________________________ Lori Payne City Secretary Case No. Attachment G ZA07-142 Page 2 EXHIBIT “A” Being legally described as Tract 1 & 1A1 and a portion of Tract 1E, situated in the R. Eads Survey, Abstract No. 481, being approximately 6.76 acres: Case No. Attachment G ZA07-142 Page 3 EXHIBIT “B” Site Plan Case No. Attachment G ZA07-142 Page 4 Building Elevations Case No. Attachment G ZA07-142 Page 5 Building Elevation Rendering Case No. Attachment G ZA07-142 Page 6