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Item 5FCity of Southlake Department of Planning S T A F F R E P O R T April 12, 2006 ZA05-151 CASE NO: Preliminary Plat for Lots 2R1 through 5R2, Block 1, Stonebridge Park Addition PROJECT: REQUEST: Approval of a preliminary plat for Stonebridge Park Addition containing approximately 8.96 acres and proposing eight (8) lots for office development. The property currently exists as four platted lots in Stonebridge Park. The purpose of this plat is to reconfigure the lots and street in conformance with the recently approved concept plan. Where significant changes in lotting, street alignment or extension of utilities occurs, a preliminary plat is required. Because this property has a plat filed of record in the County, a plat revision is also required and is being processed concurrently with this request. The plat revision follows this item on the agenda. A variance to allow a public street with a reduced right-of-way width of forty (40) feet and a reduced pavement width of thirty (30) feet was approved by City Council as part of the concept plan review. As such, a variance for the reduced right-of-way and pavement widths does not need to be granted as part of the plat. No other variances are being proposed. Consider preliminary plat approval ACTION NEEDED: ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Revised Plat Review Summary No. 3, dated April 12, 2006 (D) (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) Case No. ZA 05-151 BACKGROUND INFORMATION OWNER: Stonebridge Monticello Pt., Ltd. APPLICANT: Realty Capital Corp. PROPERTY SITUATION: The property is located at Stonebridge Lane and W. Southlake Boulevard. LEGAL DESCRIPTION: Lots 2 through 5, Block 1, Stonebridge Park Addition LAND USE CATEGORY: Retail Commercial and Mixed Use with a ‘T-1’ overlay option. CURRENT ZONING: “S-P-2” Generalized Site Plan District HISTORY: -A change of zoning to “S-P-2” Generalized Site Plan District was approved for Stonebridge Park by City Council on September 18, 1996. -City Council approved a site plan for an animal hospital on August 5, 1997 on what is now Lot 1. -City Council approved a preliminary plat for Stonebridge Park on October 7, 1997. -A final plat for Lot 1 was approved by P&Z on October 23, 1997. -P&Z approved a final plat for Lots 2 – 6 on January 22, 1998. -A revised site plan for the animal hospital on Lot 1 was approved by City Council on March 19, 2002. -City Council approved a change of zoning to “S-P-2” and concept plan on May 3, 2005. TRANSPORTATION Master Thoroughfare Plan ASSESSMENT: The Master Thoroughfare Plan does not make any recommendations for Stonebridge Lane. Existing Area Road Network and Conditions Stonebridge Park has dedicated a street, Stonebridge Lane, which intersects with W. Southlake Boulevard. Only a portion of the street has been built. The applicant is proposing to extend the street but has proposed and received approval for a reduced right-of-way width of 40 feet with 10-foot utility easements on either side in lieu of the standard right-of-way width of 60 feet for commercial streets. The proposed lots will have frontage onto Stonebridge Lane. W. Southlake Boulevard is a five-lane, undivided thoroughfare with a continuous, two-way, center left-turn lane. The width of the roadway is Case No. Attachment A ZA 05-151 Page 1 sufficient to be a seven-lane roadway and is planned to be resurfaced and re- striped this summer. May, 2005 traffic counts on W. Southlake Blvd (between Pearson Ln & F.M. 1938) 24hr 17,30316,915 West Bound (WB) () East Bound (EB) () WB 9001,881 Peak A.M. () Peak P.M. () 11:15 – 12:15 a.m.5:30 – 6:30 p.m. EB 1,6261,186 Peak A.M. () 7 – 8 a.m. Peak P.M. () 5 – 6 p.m. PATHWAYS MASTER PLAN: According to the Master Pathways Plan, an 8-foot multi-use trail is planned along the creek channel. The trail was shown on the concept plan. Staff is recommending that the trail and necessary easement be extended from the development’s internal sidewalk system to the southeast corner of Lot 7, Timberline Estates. This will allow continuation of the trail along the street ROW for Timberline Lane and will eliminate the need to acquire additional easements. WATER & SEWER: An 8-inch water line currently exists along the north side of W. Southlake Boulevard adjacent to this lot. The applicant is proposing to extend a 6-inch sanitary sewer line from the west. DRAINAGE ANALYSIS: This development will drain to the proposed Stonebridge Lane which will direct storm water to the proposed detention pond that outfalls into the existing creek adjacent to the site. TREE PRESERVATION: A tree survey of the property was submitted with the Preliminary Plat plan. A considerable amount of existing trees will be preserved in the northeast comer of Lots 3R1 and 4R1 and also in the southwest corner of Lot 5R2. Almost all of the existing trees on the other lots are located within the building pads, parking lots, fire lanes and sidewalks. SOUTHLAKE 2025: Land Use Recommendations  LU: Low Density Residential/T-1.  Site Specific Recommendation (from the Davis/F.M. 1938 Corridor Plan): Encourage lower intensity office and/or residential uses transitioning to the existing neighborhoods to the north and west. Mobility Plan Recommendations  Continue to improve bicycle and pedestrian circulation. Provide sidewalks/trails along all streets. Encourage the development of a pedestrian greenway along floodplains and creeks. Specifically, Southlake Pathways recommends an 8’ multi-use trail linking Florence Road to F.M. 1709. Case No. Attachment A ZA 05-151 Page 2  Encourage automobile and pedestrian connectivity between adjoining commercial developments in the corridor. This in turn will reduce auto trips and turning movements on the arterial roadways and improve level of service. Environmental Resource Protection Recommendations  Preserve the floodplain as a natural stream corridor and as an asset to the development of the site. Encourage the preservation of a tree buffer adjoining the floodplain corridor. Protect the area’s surface and groundwater sources from contamination. P&Z ACTION: April 6, 2006; Approved (5-0) subject to Plat Review Summary No. 3, dated March 31, 2006. STAFF COMMENTS: Attached is Revised Plat Review Summary No. 3, dated April 12, 2006. N:\Community Development\MEMO\2005cases\05-151PP.doc Case No. Attachment A ZA 05-151 Page 3 Case No. Attachment B ZA 05-151 Page 1 Case No. Attachment C ZA 05-151 Page 1 Case No. Attachment C ZA 05-151 Page 2 PLAT REVIEW SUMMARY ZA05-151Three04/12/06 Case No.: Revised Review No.: Date of Review: Preliminary Plat – Lots 2R1 through 5R2, Stonebridge Park Addition Project Name: APPLICANT: Realty Capital Corporation SURVEYOR: Herbert S. Beasley Land Surveyors Rian Maguire Herbert S. Beasley 32 Village Lane, Suite 200 P.O. Box 8873 Colleyville, TX 76034 Fort Worth, TX 76124 Phone: (817) 488-4200 Phone: (817) 429-0194 Fax: (817) 424-2448 Fax: (817) 446-5488 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/20/06 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748-8602. 1)Correct the bearing in the legal description for call number 6. 2)Show and label all interior property corners as to type and size of monuments and whether found or set. A note may be the easiest way to address this. 3)Provide a minimum 10’ pedestrian access easement extending from this development’s internal sidewalk/trail system to the southeast corner of Lot 7, Timberline Estates. The alignment of the easement shall be designed to have minimal impact on existing trees. 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. * Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent of this requirement. * A Developer’s Agreement is required prior to construction of any public infrastructure. The Developer’s Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. Case No. Attachment D ZA 05-151 Page 1 Case No Review No.Dated: Number of Pages: . 05-152 _Two_ March 9, 200 1 ___ Project Name: Stonebridge Park (Plat Revision) Comments due to the Planning Department: March 9, 2006______ ContactPhone:Fax: : Keith Martin (817) 748-8229__________ (817) 481-5713___________ =========================================================================== The following comments are based on the review of plans received on February 27, 2006 . 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 =========================================================================== TREE PRESERVATION COMMENTS: Is a tree survey required? 1. A tree survey of the property was submitted with the Plat Revision plan. A considerable amount of existing trees will be preserved in the northeast comer of Lots 3R1 and 4R1 and also in the southwest corner of Lot 5R2. Almost all of the existing trees on the other lots are located within the building pads, parking lots, fire lanes and sidewalks. Non-residential Development: 2. In a non-residential development, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the development shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment D ZA 05-151 Page 2 Surrounding Property Owners Stonebridge Park Owner Zoning Land Use Acreage 1.Southlake Crossing Ani Clinic C-3 Retail Commercial 0.528 2.Martin, James H C-3 Retail Commercial 2.838 3.Shunail Corp Inc C-3 Retail Commercial 0.904 4.Collins, Ottis F Sr SF-1A Low Density Residential 3.0 5.Brown, David L SF-1A Office Commercial 3.0 6.N T V M G Llp SP-2 Retail Commercial 0.935 7.Stonebridge Monticello Pt Ltd SP-2 Office Commercial 1.478 8.Stonebridge Monticello Pt Ltd SP-2 Office Commercial 3.173 9.Stonebridge Monticello Pt Ltd SP-2 Office Commercial 1.515 10.Stonebridge Monticello Pt Ltd SP-2 Office Commercial 2.112 11.Stonebridge Monticello Pt Ltd SP-2 Retail Commercial 3.696 12.Garner, Robert & Billie SF-1A Low Density Residential 3.285 13.Chief-Salyer Ltd SF-1A Low Density Residential 4.15 14.Miller, Rheta Mae AG Low Density Residential 6.992 15.Miller, Rheta Mae AG Low Density Residential 2.715 Case No. Attachment E ZA 05-151 Page 1 Surrounding Property Owner Responses Stonebridge Park – Preliminary Plat Notices Sent: Eleven (11) Responses Received: None (0) Case No. Attachment F ZA 05-151 Page 1