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Item 7ECity of Southlake Department of Planning STAFF REPORT August 9, 2006 CASE NO ZA06 -091 P ROJECT: Site Plan for Lots 1 & 2, Block 1, Gateway Plaza Addition REQUEST: GSO Architects is requesting approval of a site plan. The plan proposes the development of a retail building of 12,194 square feet on a lot of approximately 1.3 8 acres and a retail building of approximately 8,050 square feet on a lot of approximately 1.09 acres. A variance to articulation on the east side of the building on Lot 1 is requested. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Site Plan Review Summary No. 2, dated July 14, 2006 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA 06 -091 BACKGROUND INFORMATION OWNERS: Inland US Management & Wyndham Properties APPLICANT: GSO Architects PROPERTY SITUATION: 2801 & 2821 E. State Highway 114 LEGAL DESCRIPTION: Lots 1 & 2, Block 1, Gateway Plaza Addition LAND USE CATEGORY: Regional Retail CURRENT ZONING: "S -P -2" Generalized Site Plan District HISTORY: -A zoning change and concept plan for Gateway Plaza was approved by City Council on October 6, 1998. -A preliminary plat for Gateway Plaza was approved by City Council on February 2, 1999. -A final plat for Gateway Plaza was approved by P &Z on August 19, 1999. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends State Highway 114 to have between 300 and 500 feet of right -of -way. Adequate right -of -way exists for this roadway. Existinz Area Road Network and Conditions The proposed lots have access to a common access drive intersecting with E. State Highway 114. No additional drives are proposed onto E. State Highway 114. E. State Highway 114 is currently a 6 -lane, restricted access thoroughfare with 3 -lane frontage roads on either side. May, 2005 traffic counts on E. State Hwy 114 frontage road (between NW ighway Bridge & Kimball Ave 24hr West Bound (WB) (13,544) East Bound (EB) (15,125) WB Peak A.M. (759) 8 - 9 a.m. Peak P.M. (1,465) 5 - 6 p.m. EB Peak A.M. (2,071) 7:15 - 8:15 a.m. Peak P.M. (1,017) 5:15 - 6:15 p.m. Case No. Attachment A ZA 06 -091 Page 1 Traffic Iniptict PATHWAYS MASTER PLAN: Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM- OUT Retail 20,244 823 23 30 62 67 *Vehicle Trips Per Day "The The AM /PM times represent the number of vehicle trips generated during the peak travel times on E. State Highway 114. No trail or sidewalk is recommended by the Master Pathways Plan adjacent to the development along the E. State Highway 114 frontage road WATER & SEWER: A 12 -inch water line currently exists along the south side of State Highway 114 adjacent to Lot 1 and along the east side of the common access drive between Lots 1 & 2. An 8 -inch sanitary sewer line also exists along the east side of the common access drive connecting into a mostly 8 -inch sanitary sewer line along the south side of State Highway 114. A pump station exists directly adjacent to Lot 1. TREE PRESERVATION: Because the two lots were originally proposed, platted and approved as a part of the original Gateway Plaza development plans, the proposed Site Plan is reviewed under the regulations of the Tree Preservation Ordinance 585 -B instead of the Tree Preservation Ordinance 585 -C. The tree survey as shown on the submitted grading plan does not demonstrate that the developer has made a good -faith effort to preserve as many protected "Quality" trees on the site as possible. Only one (1) tree, a 36" Oak is shown to be preserved on Lot 2. The proposed building footprint, parking and fire lanes are proposed where the existing trees are located. No sufficient landscape areas have been provided to preserve any of the existing trees on the two lots, or at least the submitted plans do not reflect this. DRAINAGE ANALYSIS: Drainage on both lots will flow to the north into a proposed underground detention structure on Lot 1. The detention structure will connect and discharge into the existing storm sewer system in SH114. SOUTHLAKE 2025: Land Use Plan Recommendations The land use designation is Regional Retail and the Consolidated Land Use Plan provides design guidelines for Regional Retail development. The following guidelines for pedestrian flows and entryways are recommended for this development: Pedestrian Flows: Pedestrian walkways should be provided from the parking lot to the store entrances. Sidewalks should also be provided along the full length of the building along any facade featuring a customer entrance or Case No. Attachment A ZA 06 -091 Page 2 abutting public parking areas. Entryways: Customer entrances should be clearly defined and feature at least three of the following: canopies or porticos, overhangs, recesses /projections, arcades, raised corniced parapets over the door, peaked roof forms, arches, outdoor patios, display windows, architectural details (such as tile work, moldings, etc.), and integral planters or wing walls. Mobility Plan & Trail Plan Recommendations Pedestrian walkways are recommended to connect the parking areas to the buildings. Environmental Resource Protection Recommendations Preserve the creek and trees to the maximum extent feasible. A tree conservation analysis is recommended to assess the impact of the development on the natural features of the site. P &Z ACTION: July 20, 2006; Approved (5 -0) subject to Site Plan Review Summary No. 2, dated July 14, 2006 and granting the variance to the articulation on the east side of the building on Lot 1. COUNCIL ACTION: August 1, 2006; Approved to table until the August 15, 2006 meeting. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated July 14, 2006. M \Coimnunity Development \MEMO \2006cases \06 -091 SP.doc Case No. Attachment A ZA 06 -091 Page 3 Vicinity Map Lot t &2, Block 1, Gateway Plaza Addition Case No. ZA 06 -091 Attachment B Page 1 1000 0 1000 2000 3000 Feet I r� r� _(!! /!! III 11f • f°�'Ya� Lia h1M t.YOlp ❑ ❑ ❑ O'BRIFD n ❑ CONCEPT PL ■ � I ou.Y nc Boa ❑ ti ❑ 0 8 o } td BLOCK J � ■ l 1 / APPUCANT: Q ,, 1 wa rm, m.eeee w PREPARER: \ \\ _ o5MY s \ A.tx. 'mm roweun'� PAX 00.W quo crnme.iees \~ \ F AMIt i .. xae�_�Y �LOIT se ` ❑ 1 . n / ern au T ARIR o.iaw � ' MW ❑ CONCEPT rte° , ❑�,. PUN p,m'�p Cs-.. Foate,.te, i t C 1 ❑ a.a ems.., 8/7/ [ +« ! Z M-aDs I-- l 1 1m I Mt: I I r� r� _(!! /!! III 11f • f°�'Ya� Lia h1M t.YOlp ❑ ❑ ❑ O'BRIFD n ❑ CONCEPT PL ■ � I ou.Y nc Boa ❑ ti ❑ 0 8 o } td BLOCK J � ■ l 1 / APPUCANT: Q ,, 1 wa rm, m.eeee w PREPARER: \ \\ _ o5MY s \ A.tx. 'mm roweun'� PAX 00.W quo crnme.iees \~ \ F AMIt i .. xae�_�Y �LOIT se ` ❑ 1 . n / ern au T ARIR o.iaw � ' MW ❑ CONCEPT rte° , ❑�,. PUN p,m'�p Cs-.. Foate,.te, i t C 1 ❑ a.a ems.., 8/7/ [ +« ! Z M-aDs I-- l 1 o � 00 m 1"r n b � va ,� __ ----�\ � ,.. ®� ®��� -� �E��mOO�� � old �►, so, OONC • M6 FrF pA ��MENr A 114 s TA ccFS �— a� — I , e FREE _��-- Z C� Mi� TA�I'4.1PyA PNABE R I \ \ \\ RETAL 12,184 S.F. OWNER: Inland US 6tenagement LLC 2001 Butterfield Roed Oak Brook, IL 80583 P anted: B Donna B G bbone SHEET NO. A1.1 ZA06-091 RE0 3 0 J U 1. 0 0 2006 N n 1111A 1 � RET m : iE: n� �r � : i �1��� ::oar_ -' n`rl"ii ::su :;.. �I ?? N � ISSUE LOG N0. DBlCiIPIION OA78 SUBMItTP� 6/06 ■rGi��i ' ■■�Ltl■ {EJ■ s� MEMO= - I� LOTS 1 & 2. Blook t GATEWAY PLAZA ADDITION Thomas Easter Survey Abstract No. 458 City of Southlake, Tenant County, Texa ul APPLICANT PREPARER: 1M■IT■11■■tl Archi GSO acts 531 5310 a Hill Suite 118 MT&_■WNED Dallee. T,, Texas 75290 Phone: 972 - 50 3462 OWNER: Inland US 6tenagement LLC 2001 Butterfield Roed Oak Brook, IL 80583 P anted: B Donna B G bbone SHEET NO. A1.1 ZA06-091 RE0 3 0 J U 1. 0 0 2006 N n 1111A h � N � ISSUE LOG N0. DBlCiIPIION OA78 SUBMItTP� 6/06 01 9M PLAN I� LOTS 1 & 2. Blook t GATEWAY PLAZA ADDITION Thomas Easter Survey Abstract No. 458 City of Southlake, Tenant County, Texa ul APPLICANT PREPARER: 1M■IT■11■■tl Archi GSO acts 531 5310 a Hill Suite 118 MT&_■WNED Dallee. T,, Texas 75290 Phone: 972 - 50 3462 Fan OY3- 3Bfi 343.'. contact: Lisa Swift IDS NO. c Q" ( DAM I" r-U& Paaa- OWNER: Inland US 6tenagement LLC 2001 Butterfield Roed Oak Brook, IL 80583 P anted: B Donna B G bbone SHEET NO. A1.1 ZA06-091 RE0 3 0 J U 1. 0 0 2006 N n o � 00 I n 1__ b � C1Q � C9 PAFMQ PLAN k 08 1!P M ffiBVATf(gQ RECD i U L 0 3 2006 MUM MER 0 urwnnortMe,r Um= row wn � maK nwsa sow IcuM SHEET NO A2.1 06 -081 W n r o � 00 STq �- ,�H /G�yyy�q Y NO ,74 --- - ------- -- -- ` -- - - - - -- lESFNF — -- -. msaw sror nEwawr I y A b� va ,� pp,m) . mn n i ?nnn -�-n SITE PLAN REVIEW SUMMARY Case No.: ZA06 -091 Review No.: Two Date of Review: 07/14/06 Project Name: Site Plan — Lots 1 & 2, Block 1, Gateway Plaza Phase 1 APPLICANT: Inland US Management, LLC ARCHITECT: GSO Architects Lisa Swift 2901 Butterfield Road 5310 Harvest Hill, Suite 146 Oak Brook, IL 60563 Dallas, TX 75230 Phone: (630) 368 -2330 Phone: (972) 385 -9651 Fax: Fax: (972) 385 -3462 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/03/06 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 -8069 OR BEN BRYNERAT (817) 748- 8602. 1. No building elevations were provided for Lot 2. A separate site plan application will be required with elevations for Lot 2 prior to issuance of a building permit. 2. The following changes are needed with regard to the building and elevations: a. Correct the scale on the elevation sheet. It appears the dretirings irere reduced slightly ichen printed b. Correctly label the west fagade. Correct the dimensions showing wall lengths and dimensions of horizontal and vertical articulation on the west fagade. C. Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c. l.c on the east facade. The nzaxinizzm length of a ii permitted is 67'. (A variance has been requested.) 3. Label the height of the trash dumpster enclosures. A height of 8' is required. 4. Show and label all existing easements on the proposed lots and on adjacent lots. 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. Case No. Attachment D ZA 06 -091 Page 1 All development must comply with the City's Drainage Ordinance No. 605 and detain all post development run -off. * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 80% for the "S -P -2" Zoning District. The impervious coverage area percentage ofthis is approximately 71% & 72 %. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 65 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 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. Case No. Attachment D ZA 06 -091 Page 2 Case No. 06 -091 Review No. _ Dated: July 14, 2006 Number of Pages: 2 Project Name: Lots 1 & 2, Block 1, Gateway Plaza Addition (Site Plan) Comments due to the Planning Department: July 14, 2006 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 748 -8077 The following comments are based on the review of plans received on July 3, 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. Bufferyards Complies. Interior Landscape Complies. Tree Conservation Plan The existing trees are shown on the submitted grading plan. Tree Conservation Analysis Because the two lots were originally proposed, platted and approved as a part of the original Gateway Plaza development plans, the proposed Site Plan is reviewed under the regulations of the Tree Preservation Ordinance 585 -B instead of the Tree Preservation Ordinance 585 -C. The tree survey as shown on the submitted grading plan does not demonstrate that the developer has made a good -faith effort to preserve as many protected "Quality" trees on the site as possible. Only one (1) tree, a 36" Oak is shown to be preserved on Lot 2. The proposed building footprint, parking and fire lanes are proposed where the existing trees are located. No sufficient landscape areas have been provided to preserve any of the existing trees on the two lots, or at least the submitted plans do not reflect this. Case No. ZA 06 -091 Attachment D Page 3 Surrounding Property Owners Lots 1 & 2, Block 1, Gateway Plaza Addition 4 714 5 3 6 8 E 7 N, ��� 1 Owner 1. Wyndham Properties ' op- 3. Wyndham Properties Ltd Zoning ' S -P -2 Land Use Regional Retail Regional Retail Regional Retail Acreage 1 32.001 4. Wyndham Properties Ltd S -P -2 Regional Retail 5. Fernicola Delaware LLC S -P -2 Regional Retail 6. Wyndham Properties Ltd S -P -2 Regional Retail 6.002 7. Kohl's Department Store 4423 S -P -2 Regional Retail 8. Wyndham Properties Ltd S -P -2 Regional Retail 0.091 9. Jmsat Real Estate Ltd S -P -2 Regional Retail 1.346 10. Wyndham Properties Ltd S -P -2 Regional Retail 1.031 11. Wyndham Properties Ltd S -P -2 Regional Retail 3.321 12. Wyndham Properties Ltd S -P -2 Regional Retail 1.15 = Subject Property = Outside 200' but of same platted subdivision Case No. Attachment E ZA 06 -091 Page 1 Surrounding Property Owner Responses Lots 1 & 2, Block 1, Gateway Plaza Addition Notices Sent: Four (4) Responses Received as of 12:OOPM July 13, 2006: None (0) Case No. ZA 06 -091 Attachment F Page 1