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
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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
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Pecan Creek
Attachment C
Page 1
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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