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Item 7ACity of Southlake Department of Planning STAFF REPORT December 29, 2004 CASE NO ZA04 -063 P ROJECT: Revised Developemnt Plan for Lot 2R, Block 60, Timarron Addition Phase 5 REQUEST: Eliot House (Drews) Partners, L.P. is requesting approval of a revised development plan to designate the alignment for an approximate 500 feet section of Zena Rucker Road that will extend east from Byron Nelson Parkway. The extension will join an additional 500 feet section of the road already approved by the preliminary plat for Pecan Creek This plan will also reconfigure the previously approved plan to accommodate development of two (2) office buildings totaling approximately 19,600 square feet on two (2) separate lots. The Residential Planned Unit Development zoning on the property allows for "C -2" local retail commercial district development. Prior to construction of the road a plat revision, construction plans and a developer's agreement must be approved. Prior to building construction the road must be constructed and site plans must be approved. The following variance is being requested: Driveway Stacking Depths on Zena Rucker Road: North side of Road Required Provided West Drive 75 feet 12 feet East Drive 28 feet 12 feet South side of Road West Drive 28 feet 17 feet ACTION NEEDED: 1. Conduct public hearing 2. Consider development plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) (H) Background Information Vicinity Map Previously Approved Plan Proposed Plans and Support Information Development Plan Review Summary No. 5, dated December 3, 2004 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) Case No. ZA 04 -063 STAFF CONTACT: Ken Baker (481 -2046) Dennis Killough (481 -2073) Case No. ZA 04 -063 BACKGROUND INFORMATION OWNER/APPLICANT: Eliot House (Drews) Partners, L.P. PROPERTY SITUATION: The east side of the 200 block of Byron Nelson Parkway approximately 500 feet south of E. Southlake Boulevard LEGAL DESCRIPTION: Lot 2R, Block 60, Timarron Addition LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: "R -PUD" Residential Planned Unit Development District. Under the R -PUD zoning, "C -2" Local Retail Commercial District uses are permitted. HISTORY: -City Council approved a change of zoning to "R -PUD" with associated concept plan for Timarron Addition, Phase 5 on May 21, 1996. -A development plan and preliminary plat were approved for Timarron Addition, Phase 5 on May 7, 1996. -A revised preliminary plat for Lots 2, 3, & 4, Block 60, Timarron Addition, was approved by City Council on November 5, 1996. -A final plat was approved by P &Z on November 7, 1996. -City Council approved a plat revision on March 3, 1998. TRANSPORTATION ASSESSMENT: Master Thoroumhfare Plan The Master Thoroughfare Plan recommends Byron Nelson Parkway to be a 4- lane, divided arterial street with 94 feet of right -of -way and Zena Rucker Road to be a 2 -lane, undivided collector street with 60 feet of right -of -way. Adequate right -of -way exists for Byron Nelson Parkway. Adequate right -of- way is being shown for Zena Rucker Road. Existinz Area Road Network and Conditions The proposed site will have four (4) accesses directly onto Zena Rucker Road from — two (2) accesses on the south side and two (2) accesses on the north side. The portion of the site on the north side will connect into the existing portion of the Village at Timarron development. Zena Rucker Road is proposed to intersect with Byron Nelson Parkway at the southernmost existing driveway into the Village at Timarron development. The roadway will eventually connect Byron Nelson Parkway to S. Carroll Avenue. Case No. Attachment A ZA 04 -063 Page 1 Bryon Nelson Parkway is a 4 -lane, divided thoroughfare with designated left - turn lanes. The median will be redesigned to allow for left -turn access between Byron Nelson Parkway and Zena Rucker Road. May, 2004 traffic counts on Byron Nelson Pkwy (between Southlake Blvd & Continental Blvd 24hr North Bound NB 2,218 South Bound (SB) (2,339 NB Peak A.M. 232 7 — 8 a.m. Peak P.M. 202 4 — 5 p.m. SB Peak A.M. 143 8 — 9 a.m. Peak P.M. 224 6 — 7 p.m. Traffic Impact Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM OUT Shopping Center 19,600 841 12 8 35 38 *Vehicle Trips Per Day * *The AM /PM times represent the number of vehicle trips generated during the peak travel times on Byron Nelson Parkway. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan recommends a 6 -foot sidewalk on the east side of Byron Nelson Parkway. The trail exists and is shown on the development plan. WATER & SEWER: An 8 -inch waterline exists along the east side of Byron Nelson Parkway. The applicant is proposing to extend water along the north side of Zena Rucker Road. A 10 -inch sanitary sewer line exists along the east side of the Village at Timarron development. TREE PRESERVATION: There are no existing trees on the property currently proposed to be developed with building. There are existing trees on the properties to the east of the developing property. All trees proposed to be removed are within the area of the proposed right -of -way except for one Elm tree that is within the area of a proposed retention pond. P &Z ACTION: October 7, 2004; Approved to Table (6 -0) until October 21, 2004. October 21, 2004; Approved to Table (7 -0) until November 4, 2004. November 4, 2004; Approved to Table (6 -0) until December 9, 2004. December 9, 2004; Approved (7 -0) subject to Development Plan Review Summary No. 5, dated December 3, 2004; allowing the requested stacking variances; and, noting that a reference on Southlake's Master Thoroughfare Plan should be made showing that Zena Rucker Road will be built on this plan according to the design criteria of this road on the Master Thoroughfare Plan. Case No. ZA 04 -063 Attachment A Page 2 STAFF COMMENTS: Attached is Development Plan Review Summary No. 5, dated December 3, 2004. N:',Conmmnity Development , l\ IEbIO`,2004case5',04- 063RDP.doc Case No. ZA 04 -063 Attachment A Page 3 Vicinity Map Lot 2R, Block 60, Timarron Addition .P,, ej x U. S E Case No. Attachment B ZA 04 -063 Page 1 1000 0 1000 2000 3000 Feet Village at Timarron Propose Rev Case No. ZA 04 -063 _L Pecan Creek Attachment C Page 1 !M OWN wl HIS= LzAta.-MIESEEEM� —.V- N m I - - - 11 - Et MH --W E im MM • IS WCIAVY MAP rm m mass ZAN OWN wl HIS= LzAta.-MIESEEEM� —.V- N m I - - - 11 - Et MH --W E im MM • �� Affl AT' Irn OWN wl HIS= LzAta.-MIESEEEM� —.V- N m I - - - 11 - Et MH --W E im MM • V F1 ----------- MUII I Of m �� Affl AT' V F1 ----------- MUII I Of m Drews Realty I nv est ments Real Fstate investment and Developmeni December 2, 2044 Planning and Zoning Commission City of Southla4c 1400 fain Street 5outhlake, Texas 76092 Re: Request for Variance Revised Development Plan — Lot 2R, Block 60, Timarron Addition Case ZA04 - 063 Dear Commission Members: As you are awam, the primary reason for this Revised Development Plan is to accommodate Thr City of 5outhlake's request that we incoWate Zeno Rucker Road into our plaits for future development ofthifi-, prop" and the property to the cast, In doing so, our challenge has been to accommodate this request while still making development of the property economically viable. Note the plant as submintA reduces the building square footage potential of Lot 2R by 40%. Therefore, to make this plant work without further loss of building area, wr request a vim imace - in the sucking depth requirements along Lens. R uc3ces Road, Our challenge in laying oot the alignment of the road to the manner requested by City staff has been in maintaining as much distance as possible from the existing driveways and median cuts on Byron Nelsilm Pkwy at the school to the south and the Village at Timarron to the north. We feel our plan accomplishes this in the hest way possible for the -City. the School District and ourselves. However, to do so, we request the following variance : St_ ac�g pT Ruttirement A reduction in stacking depth requirements for the driveways along Zeno Rucker Road to the depths shown. Givtn the limitod amount of traffic likely on ,arena Rucker road at any given time, this variance should have no nogative impact on the free flow of traf v: on the road. . Thank you for your consideration of this request, Sincerely, John re. Eli House (Drevrs) Partners I, LP Case No. ZA 04 -063 Attachment D Page 2 SITE PLAN REVIEW SUMMARY Case No.: ZA04 -063 Review No.: Five Date of Review: 12/03/04 Project Name: Revised Development Plan — Lot 2R, Block 60, Timarron Addition OWNER: Drews Realty Investments ENGINEER: Pogue Engineering & Development, Inc. John Drews Arlen Samuelson 3625 N. Hall Street, Suite 690 2111 Eldorado Parkway, Suite 101 Dallas, TX 75219 McKinney, TX 75070 Phone: (214) 252 -9009 Phone: (214) 544 -8880 Fax: (214) 252 -9010 Fax: (214) 544 -8882 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/01/04 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 BEN BRYNER AT (817) 481 -2086. 1. Provide the minimum driveway throat depths for stacking. (A variance has been requested.) The following applies: North side of Road Required Provided West Drive 75 feet 12 feet East Drive 28 feet 12 feet South side of Road West Drive 28 feet 17 feet 2. Provide sufficient number of parking spaces on Lot 1. The number of parking spaces required is 45 spaces; however, only 35 spaces are shown. INFORMATIONAL COMMENTS * All development must comply with the City's Drainage Ordinance No. 605, as amended. The discharge of post development runoff must have no adverse impact on downstream properties in conformance with Ordinance # 605 section 8. No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * The applicant should be aware that prior to issuance of a building permit a Plat Revision must be processed and filed in the County Plat Records, 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 E ZA 04 -063 Page 1 A letter of permission from the adjacent property owner(s) on the north and east must be obtained prior to issuance of a building permit for the construction of the off -site pavement. Case No. ZA 04 -063 Attachment E Page 2 TREE PRESERVATION ANALYSIS (Non - Residential Development) Case: 03 -063 Date of Review: November 22, 2004 Number of Pages: 1 Project Name: Pecan Creek, Lot 2R, Block 50, Timarron Addition Phase 5 (Revised Development Plan OWNER \ DEVELOPER PREPARED BY: Drews Reality Investments Pogue Engineering & Development Co., Inc. Phone: (214) 252 -9009 Phone: (214) 544 -8880 Fax: (214) 252 -9010 Fax: (214) 544 -8882 THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481 -5640 TREE PRESERVATION COMMENTS: There are no existing trees on the property currently proposed to be developed. There are existing trees on the properties to the east of the developing property. All trees proposed to be removed are within the area of the proposed right -of -way except for one Elm tree that is within the area of a proposed retention pond. Non - residential Development: 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 subj ect to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. ZA 04 -063 Attachment E Page 3 Surrounding Property Owners Lot 2R, Block 60, Timarron Addition, Phase 5 0 a a FAST SOUTHLAKE BLVD Owner Zonin 1. City of Southlake "CS" 2. Venus (Drews) Partners V Lp. "R -PUD" 3. Venus (Drews) Partners V Lp. "R -PUD" 4. Eliot House Drews Partners L "O -1" 5. Eliot House Drews Partners I. "O -1" 6. Carroll ISD Board of Trustees "R -PUD" 7. Eliot House Drews Partners I "R -PUD" Land Use Public / Semi - Public Retail Commercial Retail Commercial Medium Density Residential Medium Density Residential Public / Semi - Public Retail Commercial 14.569 1.055 3.569 4.723 2.132 15.357 2.632 Case No. Attachment F ZA 04 -063 Page 1 Surrounding Property Owner Responses Lot 2R, Block 60, Timarron Addition, Phase 5 Notices Sent: Six (6) Responses: None (0) Case No. ZA 04 -063 Attachment G Page 1