Item 7BCity of Southlake
Department of Planning
STAFF REPORT
December 31, 2003
CASE NO
ZA03 -071
PROJECT: Cedar Ridge Offices
REQUEST: On behalf of Panattoni Development Company, O'Brien & Associates are requesting
approval of a site plan.
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
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (Ibr Connin and Council Menzbersv Only)
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
ZA03 -071
BACKGROUND INFORMATION
OWNER: Panattoni Development Company
APPLICANT: O'Brien & Associates
PURPOSE: The purpose of this request is to receive approval of a site plan for the
development of a large office building and three smaller office buildings.
PROPERTY SITUATION: The property is located on the east side of the intersection of State Highway
114 and E. Highland Street.
LEGAL DESCRIPTION: Lot 1, Block A, 114 & Carroll Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "C -3" General Commercial District
HISTORY: -City Council approved a preliminary plat for this lot on July 5, 1988.
-A final plat was approved on October 4, 1988.
-The "C -3" zoning was approved by City Council with the adoption of Zoning
Ordinance No. 480 on September 19, 1989.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300 and 500 feet of right -of -way, N. Carroll Avenue to be a 3 -lane,
undivided arterial street with 94 feet of right -of -way, and Highland Street to
be a 4 -lane, undivided arterial street with 74 feet of right -of -way. Adequate
right -of -way exists for State Highway 114.
E.vistinm Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto the service road of
State Highway 114 and two (2) accesses directly onto Highland Street.
Multiple connections are being planned to connect to the east when it
develops.
State Highway 114 is currently under construction to make it a 6 -lane, divided
freeway with 3 -lane service roads on either side. The construction is planned
for completion in early 2004.
N. Carroll Avenue and Highland Street are both currently 2 -lane, undivided
roadways. The intersection of N. Carroll Avenue has been widened to four
lanes as part of the State Highway 114 construction.
Case No. Attachment A
ZA03 -071 Page 1
May, 2003 traffic counts on S.H. 114 (between Carroll Ave & White
Chapel Blvd ): Table #1
24hr
West Bound (WB) (24,927)
East Bound (EB) (24,845)
WB
Peak A.M. (1,892) 7 — 8 a.m.
Peak P.M. (2,091) 5 — 6
Peak A.M. (138) 8 — 9 a.m.
Peak P.M. (156) 3 — 4 p.m.
p.m.
EB
Peak A.M. (2,152) 7 — 8 a.m.
Peak P.M. (2,072) 4 — 5
Medical Office
42,000
p.m.
May, 2003 traffic counts on N. Carroll Ave (between S.H. 114 &
Highland): Table #2
24hr
North Bound (NB) (1,534)
South Bound (SB) (1,430)
NB
Peak A.M. (129) 8 — 9 a.m.
Peak P.M. (152) 3 — 4 p.m.
SB
Peak A.M. (138) 8 — 9 a.m.
Peak P.M. (156) 3 — 4 p.m.
May, 2003 traffic counts on Highland Street (between Carroll Ave &
S.H. 114: Table #3
24hr
West Bound (WB) (249)
East Bound (EB) (187)
WB
Peak A.M. (79) 8 — 9 a.m.
Peak P.M. (50) 3 — 4 p.m.
EB
Peak A.M. (55) 8 — 9 a.m.
Peak P.M. (42) 3 — 4 p.m.
Traffic Impact
Use
Sq. Ft.
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
General Office
77,520
853
106
15
20
96
Medical Office
42,000
1,517
82
20
42
112
Total
119,520
2,370
188
35
62
208
*Vehicle Trips Per Day
*The AN"M times represent the number of vehicle trips generated during the peak travel times
on State Highway 114.
WATER & SEWER: A 12 -inch water line exists along the north side of State Highway 114 and
along the west side of N. Carroll Avenue. An 8" sanitary sewer line extension
is being proposed along the north side of State Highway 114 to serve the site.
TREE PRESERVATION: The applicant submitted a tree survey in compliance with the Tree
Preservation Ordinance No. 585 -B and appears to have made a `good faith'
effort to preserve existing trees. Trees were saved in back of and on the side
of the west building. The detention pond along State Highway 114 will give
the front of the development a softer look.
P &Z ACTION: November 20, 2003; Approved to Table on Consent (7 -0) until December 4,
2003.
December 4, 2003; Approved to Table on Consent (7 -0) until December 18,
2003.
Case No. Attachment A
ZA03 -071 Page 2
December 18, 2003; Approved (5 -0) subject to Site Plan Review Summary
No. 3, dated December 12, 2003; also subject to the Applicant meeting the
articulation requirements to which they have agreed for buildings B, C, and D;
specifically granting articulation variance for building A; and granting
variances for driveway spacing and stacking.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 3, dated December 31,
2003.
The following variances are being requested:
• Articulation: Horizontal and vertical articulation is required on all facades
visible from a Corridor R.O.W. The applicant is requesting a waiver from
the articulation requirements on building A only.
• Driveway spacing: The minimum spacing required between drives on an
arterial street is 250 feet. The applicant is requesting a distance of 248
feet between the two proposed drives on Highland Street.
• Driveway stacking: The minimum stacking depth required for drives on
this site is 100'. The applicant is requesting a minimum stacking depth of
approximately 31'.
• Pitched roof. All structures having a 6,000 square feet or less footprint
shall be constructed with a pitched roof. The applicant is requesting a
waiver from the pitched roof requirement for buildings B, C, & D.
N: \Community Development \WP - FILES \MEMO \2003cases \03 -071 SP.doc
Case No.
ZA03 -071
Attachment A
Page 3
Vicinity Map
Cedar Ridge
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Case No.
ZA03 -071
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Page 1
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Case No. Attachment C
ZA03 -071 Page 1
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O ' B R I F N & A S S O C I A T E S , I N C .
A R C H I T E C T H R E ■ P L A N N I N G • I N T E R I ORS
E. State Highway 114 & H ighland Street
We request a variance from the Driveway Ordinance ,No. 634 stating a minimum
driveway spacing of 250 feet between drives. We ask to be allowed a distance of 247' -8
318" on Highland Street between the two drives for the purpose of clean circulation. We
feel that if we had to adjust the drive location, it would conflict with our overall building
layout.
We request a variance from the Driveway Ordinance No. 634 that mandates a
I00 -foot minimum stacking depth for this site. Due to the layout of our office buildings it
is not possible for us to abide by the stacking requirement without doing serious redesign
and loosing of square footage. The reason for laying out the buildings the way.they-are is
because we. took into account the topography as well as existing trees when laying out the:
site_.
We request a variance from Ordinance 480, section 43.9.c.1.d. We feel that our
design captures the idea behind the articulation requirements. We believe that by having
to follow the articulation requirements, we would compromise our design.: This is a good -
looking building that will fit in well with its surroundings and the City of Southlake.
We request a variance from. {ordinance 480, section 43.9.c.1.b for the three smaller
office buildings. We ask to be allowed not to use the pitched roof in order to maintain .
architectural congruency. There are no residences in the immediate surrounding areas and
the land -use plan calls for `mixed use' as well as `office conmiercial' use on the adjacent
properties.
Sincerely
Stefan Haessig
Case No. Attachment C
ZA03 -071 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA03 -071 Revised Review No.: Three Date of Review: 12/31/03
Project Name: Site Plan — Cedar Ridge Office
APPLICANT: Panatonni Development Co.
Jon Napper
5950 Berkshire Lane, Suite 500
Dallas, TX 75225
Phone: (214) 370 -9000
Fax: (214) 370 -9001
ARCHITECT: O'Brien & Associates
Stefan Haessig
5310 Harvest Hill Rd, Suite 136
Dallas_ TX 75230
Phone: (972) 788 -1010
Fax: (972) 788 -4828
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/01/03 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 ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481 -2086.
General Development Standards Applies Comments
Corridor Overlay Regulations
Y
See Comments No. 2
Residential Adjacency
N
N/A
Building Articulation
Y
See Comments No. 2
Masonry Standards
Y
Complies
Impervious Coverage
Y
Complies
Bufferyards
Y
Complies
Interior Landscape
Y
Complies
Driveways
Y
See Comments No. 3
Lighting
Y
Must comply with Outdoor Lighting Ordinance No. 693 -B
Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c. l.c
on all facades visible from a Corridor R.O.W. (A variance is being requested for articulation on
Building A.)
2. The following changes are needed with regard to driveways ingressing and egressing the site
according to the Driveway Ordinance No. 634:
a) Provide the minimum driveway spacing for the two proposed drives on Highland Street. The
minimum spacing required between drives on an arterial street is 250 feet. 248 feet is
provided. (A variance is being requested.)
Case No. Attachment D
ZA03 -071 Page 1
b) Provide the minimum driveway stacking depths. The minimum stacking depth required for
drives on this site is 100'. Stacking is measured from the property line to the first parking
space or drive lane that provides access to parking. (A variance is being requested.)
3. Correct the required parking calculation to be 543 spaces in the Site Data chart. One space is
required for the first 1,000 sq. ft. of floor area and a ratio of 1 space per 300 sq. ft. of addition floor
space for general office (263 spaces). Medical office use has a ratio of 1 space per 150 sq. ft. of floor
space (280 spaces).
4. Move the 10' multi -use trail to be located entirely within the right -of -way for State Highway 114.
Realignment to remove the intersection off -set and a pavement overlay on E. Highland Street is
required as part of this development.
INFORMATIONAL COMMENTS
* N. Carroll is designated as an arterial street with 94' of R.O.W. The plat appears to have dedicated
42' from the centerline. Highland Drive is designated as an arterial street with 74' of R.O.W. The
plat appears to have dedicated 32' from centerline. An additional 5' of R.O.W. would need to be
dedicated for both streets if the property is subdivided.
* The proposed site shall not exceed the maximum permitted impervious coverage area percentage of
75% for the "C -3" Zoning District.
* 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.
* A permit from TxDOT must be obtained prior to any curb cut along S.H. 114.
* Please be aware that any change of tenant /owners with a request for a new C.O. will require that all
parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire lanes
shall be per the Fire Department's requirements.
Case No.
ZA03 -071
Attachment D
Page 2
Surrounding Property Owners
Cedar Ridge
AIR LL
INTERN EDIA
SCHOCL
10
1
1 1
17
1
Owner
Zoning
Land Use
Acreage
1.
D.FW -Hwy 114/Highlands Ltd
1.
AG
1.
Office Commercial
1.
6.10 ac
2.
D.FW -Hwy 114/Highlands Ltd
2.
AG
2.
Office Commercial
2.
1.00 ac
3.
D.FW -Hwy 114/Highlands Ltd
3.
AG
3.
Office Commercial
3.
3.96 ac
4.
Highland Group JV
4.
C -3
4.
Mixed Use
4.
12.0 ac
5.
Highland Group JV
5.
C -3
5.
Mixed Use
5.
1.53 ac
6.
Highland Meadow Montessori Ac
6.
CS
6.
Mixed Use
6.
3.31 ac
7.
Montessori Academy Southlake
7.
CS
7.
Mixed Use
7.
1.00 ac
8.
Brown, J D
8.
AG
8.
Mixed Use
8.
0.91 ac
9.
Carroll ISD
9.
CS
9.
Public /Semi- Public
9.
14.8 ac
10.
Tarrant Co, Board Of Trustees
10.
CS
10.
Public /Semi- Public
10.
5.00 ac
11.
Carroll ISD
11.
CS
11.
Retail Commercial
11.
0.80 ac
12.
Carroll ISD
12.
AG
12.
Retail Commercial
12.
1.31 ac
13.
Moss, Richard B Etux Polly J
13.
C -1
13.
Retail Commercial
13.
0.33 ac
14.
Steele, Robert P Etux Crystal
14.
AG
14.
Retail Commercial
14.
0.33 ac
15.
McDavid, Cullen W Etux Lois
15.
C -1
15.
Retail Commercial
15.
0.33 ac
16.
Nec Carroll & 114 Ltd Prtnshp
16.
AG
16.
Retail Commercial
16.
0.38 ac
17.
Nec Carroll & 114 Ltd Prtnshp
17.
AG
17.
Retail Commercial
17.
0.35 ac
18.
Carroll-114 Limited Prtnshp
18.
C -3
18.
Retail Commercial
18.
15.3 ac
Case No.
Attachment E
ZA03 -071
Page 1
Surrounding Property Owner Responses
Cedar Ridge
Notices Sent: Seventeen (17)
Responses: None (0)
Case No.
ZA03 -071
Attachment F
Page 1