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Item 5ICity of Southlake Department of Planning STAFF REPORT October 11, 2006 CASE NO ZA06 -134 P ROJECT: Preliminary Plat for Morrison Office Park REQUEST: On behalf of The Morrison Group, Adams Engineering, Inc. is requesting approval of a preliminary plat for Morrison Office Park located at 2720 E. State Highway 114. The plan proposes seven lots for the development of general office buildings on a total of approximately 6.14 acres. The City Council approved a zoning change and concept plan for Morrison Office Park on August 1, 2006. As part of the approval, City Council approved a variance to the right -of -way width for the proposed cul -de -sac allowing a width of forty (40) feet. The preliminary plat is consistent with the approved zoning and concept plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider preliminary plat approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Plat Review Summary No. 2, dated September 29, 2006 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Ben Bryner (748 -8602) Case No. ZA 06 -134 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION LEGAL DESCRIPTION LAND USE CATEGORY CURRENT ZONING HISTORY: TRANSPORTATION ASSESSMENT: Case No. ZA 06 -134 The Morrison Group Adams Engineering, Inc. The property is located at 2720 E. State Highway 114. Tract IA, situated in the S. Freeman Survey, Abstract No. 525 Office Commercial and Low Density Residential "S -P -2" Generalized Site Plan District -A zoning change and concept plan to "S -P -2" was approved by City Council on August 1, 2006. 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. Existin- Area Road Network and Conditions The Morrison Office Park development is proposing to use an existing driveway on E. State Highway 114 that is shared with the Next Century Dental office to the west. The development also proposes a street that will intersect with the E. State Highway 114 frontage road. City Council approved a variance for the street to have a 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. Five (5) lots in the development will have access onto the proposed street. E. State Highway 114 is currently a 6 -lane, restricted access thoroughfare with 3 -lane frontage roads on either side. May, 2006 traffic counts on E. State Hwy 114 frontage road (between NW ighway Bridge & Kimball Ave 24hr West Bound (WB) (14,283) East Bound (EB) (11,584) WB Peak A.M. (841) 7:45 - 8:45 a.m. Peak P.M. (1,485) 5:15 - 6:15 p.m. EB Peak A.M. (1,121) 6:45 - 7:45 a.m. Peak P.M. (908) 12:30 -1:30 p.m. Attachment A Page 1 May, 2006 traffic counts on E. State Hwy 114 main lanes (between FM 1709 & Kimball Ave 24hr West Bound (WB) (37,262) East Bound (EB) (37,956) WB Peak A.M. (2,618) 7:15 - 8:15 a.m. Peak P.M. (3,067) 4:45 - 5:45 p.m. EB Peak A.M. (2,983) 6:30 - 7:30 a.m. Peak P.M. (3,012) 4:45 - 5:45 p.m. PATHWAYS MASTER PLAN: Traffic Impact Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM_ OUT Office 43,380 478 60 8 11 54 *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 frontage road. According to the Master Pathways Plan, an 8 -foot multi -use trail is planned adjacent to the development along the E. State Highway 114 frontage road. The trail was shown on the approved concept plan. WATER & SEWER: An 8 -inch water line exists along the north side of the E. State Highway 114 frontage road. An 8 -inch sanitary sewer line exists at the northwest corner of the proposed office development. DRAINAGE ANALYSIS: This development drains in several directions. Lot 1 drains to the northwest corner of the property to an existing detention pond previously constructed at Shady Lane. Lot 3 will drain to the north. And the eastern portion of the property will drain to the east to a proposed detention pond at the northeast corner of the property or directly into SH 114. TREE PRESERVATION: A sanitary sewer easement is proposed directly through a stand of existing trees on Lot 1 that are proposed to be preserved. The centerline of the sewer line cuts directly through the center of three (3) large trees and within the critical root zone area of approximately eight (8) other large existing trees. Please relocate the proposed easement or directional bore the placement of the proposed sanitary sewer. All interior trees are proposed to be removed for construction of the development. The only trees proposed to be preserved are within the back portion of Lot 1 and around the east, north and west boundary perimeters of the site. SOUTHLAKE 2025: The following recommendations are made for the Morrison Office Park: • The recommended 8'multi -use trail along the access road is shown. The 5 foot sidewalk shown along the public road needs to tie into the multi -use trail along the access road. Case No. Attachment A ZA 06 -134 Page 2 P &Z ACTION: October 5, 2006; Approved (7 -0) subject to Plat Review Summary No. 2, dated September 29, 2006. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated September 29, 2006. M \Community Development\MEMO\2006cases\06-13 4PP. doe Case No. ZA 06 -134 Attachment A Page 3 Vicinity Map Morrison office Park ■■ . i N1 �nn ■ 'JRYP mill .� M NN No IN in N 1L■ '. ■ ■ ■ ■�� 11111111 _ '■' � IL�N1 ■ � � p � 111111 ■■ = NIIIII■ � N ■N IINIII 1 1�����1 ■■ N ■�N�N 111 ■ VIII 11 1 1 � � I � ■ 1040 0 1000 2000 3000 Feet Case No. ZA 06 -134 E Attachment B Page 1 o � � w • 0 b � vIF JUA _ ........ C � � , z, 1 o s e « LEGE PROPOSED :OK-E —NG PROPOSED "oIDEWALK PAVING PROPOSED -NUSGAPE AREA FROP06CU lUPPER YARD AREA I I C *a� •�� _ f I.� ='. i\� r _ i a i— is �i',' BONHAM TRAIL �,r C IG alr� IE? XP L �: •. I a .. ----! 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O ITY (GF.A EVfl \ =E \\ i �CZTY OF O =477 — ! e "- , v v; , "TmF I � ZONLD aMM1ff i�a •~ _:, tM 57^" "� rn Tj L � – ' ow x7 iop =esr =�= w ° �. ,xn sEetnfAnv e,vir P[n - ioi -- � �- � inei enrec soot � G.iAPIiCSt.nLE ry — B......PRKS xr,ni F. t =an mr°n i i l l 1 2 2006 K� S �7 i s$S � 9 3 j Iw fieil9 F �9 g FTC b O Q LU y V S N "3 vw z o a renm�rr uros� CPml zA06 -031 �-- n o � � w • o n ITE v� R WORTH �JflIYP7�M�P N.ft tl . 0 b� b e E E Ea: oN P.1 GL_ G U,., 11 rc_ cnL <' c L1. C1 RFVCHMARN "o w I I I LOT O � I n ur uev DONHAM TRAIL l OF t i o � _ —_._ -_ E_ h� Trr oa xr�ia - �� EN tr N «rvrv�J e z c ., PRELIMINARY PLAT a MORRISON OFFICE PARK !V „RJARt/.WyTillr ] S f�] ATE —M NERALIZED SRE PIAN DiSRIGi TRACT OE LAND IN 1HE SAMUEL FREEMAN SURVEY, ABSTRACT N0. 525 N IHt WANE. _—T EOD�Tr. lE%AS PIANNFD DEVELOPMCNI QUANTITAM, LAND USE SCHEDULE Pra sed ]onmF sill SPS SI'Z Lent USeD+sI oaio GIRD: Cu nl _ + \rnuHe of ProjnGe Crosa Net fi.l9d i R]R Am of ftigNlaFxay 1.54kY S_I: (C,35fi nemsl Nombri of Pro nsed Lois ] N NnOttU Ou+c - Wna nu OWNER cea, N,Exa Re Nr iv RESPEETIE SIFIRM FORM REVIPxsnvPRG/le O [rH FORT WOR"H lE><AS 7S S uiHONt =N roN9rtlNCi ONa Axs HnvENGiOEPry APi+.3GVkn,EASE�nEMS CGMACT: O—E POO (81]) B xO,vNnRElNCCrwPLlnn..E wai THE mOSi NS_srviCMUwm TD 2R L o Nnwrervnrv<E OroerervTlDry nF_ °. snR =nlErr= sPauslasir DSinE ID i I,NERGR DWVCa S.A.WLUiIW� ADAUS 1. O CONSULTING [NGINEER IN NE 50 su LPI(E RlEM4 ( GG 311) NTA(:i. TIM HDDES. �.E. 81)) ,123 -fi990 sca im SEPTEMBER 14, 2OCJ6 pp FC'fl ,FP 18 2006 znoe -L34 Nn PLAT REVIEW SUMMARY Case No.: ZA06 -134 Review No.: Two Date of Review: 09/29/06 Project Name: Preliminary Plat — Morrison Office Park APPLICANT: Adams Engineering Ben Henry 500 S. Nolen Drive Southlake, TX 76092 Phone: (817) 329 -6990 Fax: (817) 329 -7671 OWNER: The Morrison Group Bryce Pool 311 East Vickery Fort Worth, TX 76104 Phone: (817) 870 -2227 Fax: (817) 877 -4942 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/18/06 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) Provide the deed record volume and page for the current owner(s) in the preamble of the legal description. 2) Provide easements for water, sewer and /or drainage in compliance with approved construction plans. INFORMATIONAL COMMENTS The preliminary plat submittal provided a concept plan for constructing the drive lanes and parking for lots 2 — 7 and the building for Lot 7. This cannot be done without site plan approval. Staff recommends submitting application and plans for a partial site plan for Lots 2 — 7. As part of the site plan, building elevations would be required for Lot 7. Grading plans for all lots would also be required showing existing and proposed grades. It has been verified that a permit for grading cannot be issued without site plan approval by City Council. A final plat is also required to be approved by P &Zprior to installation of public streets and public utilities and any other construction. 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. Commercial streets are required a minimum 60' of R.O.W. City Council approved a reduced R.O.W. width with a 10' U.E. on both sides for utility location and maintenance. Case No. ZA 06 -134 Attachment D Page 1 * It appears this property lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the "Avigation Easement and Release" shown in Appendix 3 of the Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records. * 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 06 -134 Page 2 Case No. 06 -134 Review No. One Dated: September 29, 2006 Number of Pages: 1 Project Name: Morrison Office Park (Zoning Change /Site Plan) Comments due to the Planning Department: September 29, 2006 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review of plans received on September 18, 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 CONSERVATION COMMENTS: A sanitary sewer easement is proposed directly through a stand of existing trees on Lot 1 that are proposed to be preserved. The centerline of the sewer line cuts directly through the center of three (3) large trees and within the critical root zone area of approximately eight (8) other large existing trees. Please relocate the proposed easement or directional bore the placement of the proposed sanitary sewer. All interior trees are proposed to be removed for construction of the development. The only trees proposed to be preserved are within the back portion of Lot 1 and around the east, north and west boundary perimeters of the site. Case No. ZA 06 -134 Attachment D Page 3 Case No. ZA06 -134 Review No. 2 Dated: 9/29/06 Number of Pages: 1 Project Name: Morrison Office Park -- Preliminary Plat Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077 Email: ctaylor(Wci.southlake.tx.us The following comments are based on the review of plans received on 9/28/2006. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: Minimum 30' radii are required along all fire lanes. Use the City of Southlake GPS monuments whenever possible. EASEMENTS: Provide all necessary easements for water, sewer, and drainage. All easements shall be 15' minimum. A 20' easement is required if both storm sewer and sanitary sewer will be located within the easement. WATER AND SANITARY SEWER COMMENTS: Minimum size water and sanitary sewer is 8 ". Public water and sanitary sewer lines may not cross lot lines without being in an easement or in the ROW. Water and sanitary sewer services may not cross lot lines. The water line shall be extended to the northeast corner of the property for future connection. DRAINAGE COMMENTS: 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 to Public Works Administration. Ensure that plans conform to the most recent construction plan checklist and include the City of Southlake standard details and general notes which are located on the City's website under Public Works — Engineering Design Standards. http:// www. cityofsouthlake.com/PublicWorks /engineeringdesign. asp * An access permit from TxDOT is required prior to construction of a driveway on SH 114. Submit application and plans directly to TxDOT for review. * A Developer's Agreement will be required for this development and must 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 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 review of construction plans. *= Denotes informational comment. Case No. ZA 06 -134 Attachment D Page 4 Surrounding Property Owners Morrison Office Park I � � I Owner Zoning Land Use Acreage 1. Bonola Family Limited Prtnshp C -3 Office Commercial 1.149 2. Bonola Family Limited Prtnshp C -3 Office Commercial 1.263 3. J & M Partners Ltd SF-IA / AG Office Commercial 8.23 4. Various w /in City of Grapevine N/A N/A N/A 5. Austin Oaks HOA C -1 Office Commercial 0.2 6. 168 Venture No 111 C -1 Office Commercial 0.451 7. 168 Venture No 111 C -3 Office Commercial 0.459 8. Graham, Norris L AG Office Commercial 6.408 Case No. ZA 06 -134 Attachment E Page 1 Surrounding Property Owner Responses Morrison Office Park Notices Sent: Six (6) Responses Receive: None (0) Case No. ZA 06 -134 Attachment F Page 1