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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 1000 0 1000 2000 3000 Feet N W S Case No. ZA03 -071 E Attachment B Page 1 �, ant ar ,L��m�p� � ��� � ��� r Id�1�QUY9I I I i 1� 9 I� ll l i o n e 9 111 # #�� �d ON M l a � Q ®4 i4w s• d� Jim t Case No. Attachment C ZA03 -071 Page 1 ■ ■ ■ ■ o 0 c ■ ■ TENANT TE TENANT TE TENANT TE FRONT VIEW •• 04 MONUMNET SION ■ ■ SIDE VIEW n ■ 02 EA3f ELEVATION -BLDG. A e� TM F71CAC0 � TM IlAlON1Y lrGl/�aRE " l 1 W � O � J, H- ■ ■ ■ 07 TYP. SIDE ELEVATION -BLDG. D 04 TYP. SIDE ELEVATION-BLDG. D 01 TYP. SIDE ELEVATION -BLDG. D ■ is A Tm rwA= WIS M Ir01/�RE N V ~ W 04 FRONT BLEVATION•BLDG. D N FRONT BLEVATION -BLDG. D 03 FRONT ELEVATION -BLDG. D 011 REAR ELEVATION -BLDG. D 05 REAR ELEVATION-BLDG. D 42 REAR ELEVATION -BLDG. D o /f P M I'll A' HIGHLAND ROAD ICOL, I (�� '.. MDE W.) +0 4 5" GRADING AND DRAINAGE GENE— NOTE$ I ry AWKW MUK LMT --l- I N. — - MImrw R�w �mov RECM gpbp a q_q X a tl 2111- Y4 F F l PRELIMI (XIMMAM- W02W ROAD 3034) +0 4 5" GRADING AND DRAINAGE GENE— NOTE$ I ry AWKW MUK LMT --l- I N. — - MImrw R�w �mov RECM gpbp a q_q X a tl 2111- Y4 F F l PRELIMI 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