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
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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