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Item 7HCity of Southlake Department of Planning STAFF REPORT August 30, 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. The following variances are being requested: • A variance to articulation on the east side of the building on Lot 1 is requested. • Up to a 10% reduction in the required parking for Lot 1. (Five (5) spaces have been eliminated form the site plan presented at the first reading or 8.2 %.) At the City Council meeting on August 15, 2006, City Council requested the following changes to be made: Item Documents Required at 2" Readin Yes/No Provided/Not Provided 1. Move the building north and Yes Provided: The building was shifted east on Lot 1 approximately 15 feet to the north 2. Requiring that no parking be Yes Provided: Parking was revised to allowed along State reduce the number of spaces along Highway 114 State Highway 114 3. Provide windows on the Yes Provided (see Attachment C, pg. 6) south elevation Staff has requested that the applicant present a revised Tree Conservation Plan at the next City Council meeting indicating the relocation of the building fifteen (15) feet to the north. Case No. ZA 06 -091 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. 3, dated August 30, 2006 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) or 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. August 15, 2006; Approved to table until the September 5, 2006 meeting. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated August 30, 2006. M \Community 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 � 1 0 0 P'r b � va ,� 1 _ 1� omAAr A P s w PwE s zaw+o ens wI ca oafs uoo- Bznarw RETAIL 12,184 SF. 100' 7 Ie� FIRE LML � 4 l �� lei e, eL01':tl ua �a +/ -8,050 S.F. RETAIL 1 1 . OWNER: Inland US 6tsnagement LLC 2901 Butterfield Road SHEET NO. ca Oak H 63 IL 80503 ��•� nted: OD nna6-:2330 ons ZA06 -091 RE0 J UL 0 3 200b � NcRErE AV�MFryr4r � r C--;s RD. N n >oclfASamuu«up9® b W le ] ISSUE LOO N0. DBlCiICISON DATB 1-� SITE PLPM IUBMITTP! I l FBI 01 ff m rl..til\ r•sp -p' rmnn mm naro,.r, a,� "d" l .o LOTS 1 & 2. Hloek 1 GATEWAY PLAZA .1DDITION Theses. EasLer Survey Abstract No. 456 City of Soutblake, Tarrant County, Tesa ILA APPLICANT PHEPARER: 1gdTAlOYW Areni GSO acts 531 5310 Harvest Hill Suite 148 DA7&_110NSD D2.% Texas 75230 Phone: 972 -305 -9661 Faz: 872 -305 -3482 contact: Lisa Swift !OD NO.: MX DAM 5160{ /CAI.$ em OWNER: Inland US 6tsnagement LLC 2901 Butterfield Road SHEET NO. ca Oak H 63 IL 80503 ��•� nted: OD nna6-:2330 ons ZA06 -091 RE0 J UL 0 3 200b � NcRErE AV�MFryr4r � r C--;s RD. N n o � � n b� va ,� PARTIAL PLAN 02 tiDATii TffSVA710�i Nn uNa�or DATR_ WN® =N&, NON DM& TOW K .� ur.eo mm V v SHEET N OL O. ... �, k A2.1 OB -091 RECD iUI_ 0 3 2006 b c C r c y y r d r r r y I-I z w n /Vo. 114 0 RFUD All- 03 2006 � (n o � 00 m 1"r 1"r n b � C1Q � C9 o mm� E ^q� J vICINI - Y "IAP ® '..'�. �� ®� ®�� �YIII'. 7�III 7�IIIIIIE3�1lfI7Ji'ET�7111111® ®GlL4;1 ®00 ®�� 1a�1�s0��Paa I � y S I R I I I I I I ! III I \ � w I l - t I W so CONORpT ll f�f - _ f PAV fiyfNT .(1 -- At;O � RD � S 0011w PROR - 00RRHI 210 RARV RD.L ROAD Ll L16 DAU AO,' HRAB 7M30 PAC o�Itl w1111A80uchiPaclamm o t L m 7 J W' i- 5 ra e � O y ex ISSUE L06 uIa DPalcRVnoR nMZa 8,050 S.F. (��Q DT �7� RETAIL "'��„ ' 80 / --- 01 SnE rL AN ""•¢• 6 m 72 L V — LOTS 1 1, 2, Dlock I GATEWAY PLAZA ADDITION Tbomae Easter Survey Abstract No. 158 — City of Southlake. Tarrant County. Tenn W� 2 nix APPLICANT //PREPARER. GSO Archi {seta �I — 5310 H.—t Hill Suitc 146 g0M® 16 j Dallas. Texas 75230 -- Pbonc: 972 - 365 -065L — Fan: 97Z -385 -3482 MB Na: OS076 contact: Lisa Swift MM yip SCALM OWNER: Inland OS Management LLC 2x01 B,LL-field Rond SHEET NO. sN 2 ° ° Phon - -2330 A contact: Oonna Gibbana (' M ZA06 -091 Received August 30, 2006 `I �z I V H-I y b z (A o � 00 I � � �� � - �1A�N�N 4N� Y M N4 YY�MY�.4YNYyI�P�j V i Vii Yl� �� � ��� P7G ���'h � �� • 1' .L'S'CY�l�IY 4N� Vy K DNM1 s nG C,�. M �LM � I�_� 0 s GovRZ- 9wDT •gym SRO HAIVRU MU ROAD BV[I8 W U N DALiAA� T816A 732H Rm Now 11wrom o—h - j"l - m b � va ,� PARTIAL PLANT & 01 EASE EEVADON =T cAST STDNe recaLLloN =lid T NE GATT STONE CiED ALL ION 5I ANO N3 5EA^! ME - A_ AWJINC- 61:`t. 5TCNE —EIFS ERIC, PIL5A5TER —� f k PAINTED, TEXTURE, OAST STONE MEDALL'GN [:ONDRETin ell' OO-IOE PAINTED MCDALLIOIJ /, 5Ir. 5T-E —� W O m J m I PARIK Mi & 02 NOR71i E$VA7R91d w. ImE rGP �y�l�f 03 SOM E.EVA't7(f1V rar I ISSUE LW 1110­ 11R zoo: cercBDTJOB DATs SU f PLPY DnITt�. 5 /D6 /DL RfVI$I `N PER ® ewlKw De uauw�me yea SNOW DATB_ Ill JOB P0, I OFOM M7'!4 SOSC/ _ a \ I /CATS SHEET N0. EBVAIIOT, -- - A2.1 ZA06-091 RECD AU `1 GZ rr�^ V1 l l J L� C�, n Py -M .", 'I i , \ 1 - �1 IV . �1 P m VICINTY MAP mom V, t. 14 1 Ii -- 114 W/KM R t - 7 _ 1 1 F j 1 7: 1� Lfv _T�_U_FTTFFTTT� 7 683 .V Z"I No TREE IS, RII SUMMARY TRE SURVE' SUMMARY " 11E . Ph .. : Q-368-2331) Gibbon Ll IN 1I .1 w 2406 -091 7REE KE RFEM AUG 2 5 2006 GWMIZ - SHIFT • O'BRIUR 5310 HARVEST HELL ROAD SUITE 146, LB 156 DALLAS, TEXAS 75230 FAY: 2 �97�V8)51 - 965 3462 1 - fn L '.� 5 w w mrzc ISSUE 102 DESCRI-70H 777, IEEE MITIQATIQN FLAN L07 I `,ANT MATMiA, LIST EB1011CM REQIJIREMFNTS JCL Wmat PIL i"0w J. CAMILLE LA FOY I & H Mal GATEWAY F1 ZA AEDIVON rh­ E..t­ Survey AbSt,-t N. 45B City or Southl"o, 7­t C.S­ty, Texa LISA ICT APPL DSO A ,, CX 5310 H PARER: ­SI Hill sulU, I's SIGNED DIII.S, T—Io. 7523a Ph­ 972_585-9851 ,: 972-FI85-9462 J08 10. 1.1-I6 S, WoL: La.. Swift DATE : 5.26 OB OWNER; 31 LANDS-CAPE PLAN F, S 1.1—d US Rf- lot LLI B I R"d 2ool 80563 ook SHEET NC, IS 16 . Ph .. : Q-368-2331) Gibbon Ll _tAot: D­­ .1 w 2406 -091 RFEM AUG 2 5 2006 00 n SITE PLAN REVIEW SUMMARY Case No.: ZA06 -091 Review No.: Three Date of Review: 08/30/06 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 08/30/06 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 drenrings irere enlarged slightly irhen printed. b. 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 pet - nutted is 67'. (A variance has been requested.) 3. Provide the required number of parking spaces on Lot 1. (A variance has been requested.) 4. Label the height of the trash dumpster enclosures. A height of 8' is required. 5. 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 69% & 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 August 30, 2006: None (0) Case No. ZA 06 -091 Attachment F Page 1