Loading...
Item 7DCity of Southlake Department of Planning STAFF REPORT November 3, 2004 CASE NO ZA04 -076 P ROJECT: 24 Hour Fitness REQUEST: On behalf of Wyndham Properties, CFM Realty Advisors is requesting approval of a site plan for the construction of a 24HR Fitness facility of approximately 35,640 square feet. The following variance is being requested: • Articulation —Horizontal and vertical articulation is required on all fagades visible from a Corridor R.O.W. The maximum wall length permitted is 105 feet. The applicant is proposing a wall length of 120 feet on the east fagade. 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 (lbr Comn2ission and Council Members Only STAFF CONTACT: Ken Baker (481 -2046) Dennis Killough (481 -2073) Case No. ZA 04 -076 BACKGROUND INFORMATION OWNER: Wyndham Properties APPLICANT: CFM Realty Advisors PROPERTY SITUATION: The property is located on the east side of North Nolen Drive, between Southlake Boulevard and State Highway 114 (across from Costco). LEGAL DESCRIPTION: A portion of Tracts 3A1 & 7A, W. E. Mayfield Addition LAND USE CATEGORY: Mixed Use CURRENT ZONING: "S -P -2" General Site Plan District with "C -3" General Commercial District uses HISTORY: -A preliminary plat was approved by Council on May 16, 2000. -A zoning change from, "AG" to "S -P -2" with a concept plan was approved by City Council on June 6, 2000. -A zoning change from "S -P -2" to "S -P -2" with a concept plan was approved by City Council on April 1, 2002 creating a second option for the development of Gateway Plaza Phase 2. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends State Highway 114 to have between 300 feet and 500 feet of right -of -way and N. Nolen Drive to be a 5- lane, undivided arterial street with 84 feet of right -of -way. Adequate right -of- way exists for these roadways. Existin- Area Road Network and Conditions The proposed site will have access via two (2) common access drives. One drive provides access to N. Nolen Drive while the other drive provides access to the eastbound access road for State Highway 114. The drives exist and are currently being used by the Buca Di Beppo restaurant site. N. Nolen drive is currently a 5 -lane, undivided roadway with a continuous, two -way, center left -turn lane. State Highway 114 is currently a 6 -lane, restricted access roadway with 3 -lane frontage roads on either side. Construction of this roadway was completed in early 2004. Case No. Attachment B ZA 04 -076 Page 1 May, 2004 traffic counts on State Highway 114 (between Kimball Ave & Southlake Blvd): Main Lanes 24 hr West Bound WB 35,402 East Bound EB 33,554 WB Peak A.M. 2,483 7 — 8 a.m. Peak P.M. 3,304 5 — 6 p.m. EB Peak A.M. 3,041 7 — 8 a.m. Peak P.M. 2,444 5 — 6 p.m. PATHWAYS MASTER PLAN: May, 2004 traffic counts on State Highway 114 (between Kimball Ave & Southlake Blvd): Frontage Roads 24 hr West Bound WB 12,401 East Bound EB 12,460 WB Peak A.M. 654 8 — 9 a.m. Peak P.M. 1,306 5 — 6 p.m. EB Peak A.M. 1,579 7 — 8 a.m. Peak P.M. 870 5 — 6 p.m. May, 2004 traffic counts on N. Nolen Dr (between S.H. 114 & Southlake Blvd) 24hr North Bound NB 916 South Bound (SB) (820 NB Peak A.M. 264 11 — 12 a.m. Peak P.M. 98 12 — 1 p.m. SB Peak A.M. 18 11 — 12 a.m. Peak P.M. 119 1 — 2 p.m. The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements adjacent to the site. A 6 -foot sidewalk is proposed on the west side of N. Nolen Drive. WATER & SEWER: A 12 -inch water line exists along the east side of N. Nolen Drive and along the south side of State Highway 114. An 8 -inch sanitary sewer line exists along the south side of State Highway 114. DRAINAGE COMMENTS: The drainage from this site is primarily carried through an underground storm sewer system and is discharged into the creek channel along the east boundary of the property. The increased run -off is to be detained by two dams along the channel. One has been constructed upstream to the south and the other is to be constructed as part of this project. TREE PRESERVATION: A Tree Survey is required with the submittal of a Site Plan, but all of the existing trees on the site are located below the existing retention wall located behind the building. No trees would be affected by the construction of the building or parking lot. P &Z ACTION: October 21, 2004; Approved (7 -0) subject to Site Plan Review Summary No. 2, dated October 15, 2004; granting the requested articulation variance on the east side of the building; noting that the entire site will have a reciprocal parking agreement; and accepting the developer's assurance that the site will comply with our bufferyard requirements. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated October 15, 2004. Case No. Attachment B ZA 04 -076 Page 1 Vicinity Map 24 Hour Fitness 01 Case No. ZA 04 -076 Attachment B Page 1 1000 0 1000 2000 3000 Feet o� o � ■ J , ■ ■ ■ I n b � ■ x. ■ ■ PYNER: ur. Tear Ylik�nsmn MI, a. m Prm m m Ltd. MI, E. $nuTX- l 7 Blvd. $W. 150, ..: 61 T%- 7&192 Plwnm- 815- 7E9 - #3P9 OI SITE PLAN rom OWN v ! IN RFC'D U C T 0 7 2004 ■ � ❑ - ❑ ❑ ❑ ° OBRIEN ° ❑ & AssoaATES ❑ sneiuxlcsr wu aaw ❑ a ■ ° N ° ❑ Z e a L o ° N ❑ ISSUE L4G rem�n<. wa m. ❑ 1 3 " 13 © mmm.mrom� ❑ a I.) 0 ❑ ❑ A.1.0 ❑ zilm -076 ■ ter. �-, n ■ ■ ■ S PYNER: ur. Tear Ylik�nsmn MI, a. m Prm m m Ltd. MI, E. $nuTX- l 7 Blvd. $W. 150, ..: 61 T%- 7&192 Plwnm- 815- 7E9 - #3P9 OI SITE PLAN rom OWN v ! IN RFC'D U C T 0 7 2004 ■ � ❑ - ❑ ❑ ❑ ° OBRIEN ° ❑ & AssoaATES ❑ sneiuxlcsr wu aaw ❑ a ■ ° N ° ❑ Z e a L o ° N ❑ ISSUE L4G rem�n<. wa m. ❑ 1 3 " 13 © mmm.mrom� ❑ a I.) 0 ❑ ❑ A.1.0 ❑ zilm -076 ■ ter. �-, n ■ ■ ■ o� 00 I 1"r b� va ,� _� � p I i T I 1_ ICiY.R"Jld' � -- L Yi .RP I j t 01 AIOi2TH ELEVATION i ❑ i i r+ 02 PARTIAL. NORTH PLA . .. 7 7 7 k 7- y ! Z 1 - rr w,n I 5 � I 1 I Al 03 �AST ELSvArtION ..,.... _� ❑ 04 5491 I 6 6 EAST P - -- — RECD OCT ff 7 2004 fF w Y 0 W C Mir ( A =z Lu z a� z r; sma + architects a lsl�,Iw��eAe IR Nms 15019 Ir sn�r w d n�sat +»1 CM7CRIp¢t �L.EVpTkON5 AS3.2 N n o� 00 I e� A� b� va ,� mI — au� — . i o 02 PARTIAL WEST PLAN m3 80L i e, Fa•.cvM i �vry 04 PARTIAL SOUTN RED OCT ft 7 2004 LLI 1A � _1 0 11, O a C czj O M W � z Q Z 11 sma + architects If5v.slmai sued Yen, �es'es i501a �! B}P V1S98i1B sv sni sss.nm EXTERIOR ELEVATIONS AS3.1 w n SITE PLAN REVIEW SUMMARY RESPONSE Case No.: ZA04 -076 Review No.: Onc Date: 10/05104 Project Name: Site Plan — Gateway Plaza Phase 2 (Wyndham Plaza), 24 Hour Fitness Applicant: Wyndham Properties Architect: O'Brien & Associates Terry Wilkinson Lisa Swift 930 Parkview Lane 5310 Harvest Hill Suite 136 Southlake, Texas 76092 Phone: 817 -329 -4599 Fax: 817 -488 -2420 Dallas, Texas 75230 Phone: 972- 788 -1010 Fax: 972 - 788 -4825 Prepared by: Lisa Swift, {O'Brien & Associates 1. Lot 4 and the 6000 sf building pad area have been removed. 2. A preliminary plat will be submitted after site plan approval. 3 -9. Corrections made as requested. 10a). The overall site will be provided with a reciprocal parking agreement. b). We ask that the entire development (including, lots la - -28 available spaces and lot 2a-32 existing spaces) be used to calculate parking. The parking requirement for the fitness club is 278 spaces, whereas if the building were retail the parking requirement would be 178 spaces. This allows Wyndham more flexibility within the remainder of the site for the future. 11. Horizontal and vertical articulation for the East Building: We have revised the elevations, but we are requesting a variance for the articulation on this side of the building. Our maximum wall length for a 35' wall is 105', and we have provided 120'. We feel that we meet the articulation offset of 6' and vertical offset of 6'. 12. The rooftop screening has been revised to match the building fagade finishes and design elements. Case No. ZA 04 -076 Attachment C Page 4 Site Plan Review Summary Case No: ZA 04 -07g Review No: One Date of Review: 1015104 Project Name: Wyndham Plaza (Gateway Plaza Phase II), 24 Hour Fitness Developer Comments: Horizontal and vertical articulation for the East Building: We have revised the elevations, but we are requesting a variance for the articulation on this side of the building. Our maximum wall length for a 35' wall is 105', and we have provided 120'. The offset reflects the layout of the pool and other uses inside, and to shorten the wall would not provide adequate room for these uses. We feel that we meet the articulation offset of 6' and vertical offset of 6'. Case No. ZA 04 -076 Attachment C Page 5 SITE PLAN REVIEW SUMMARY Case No.: ZA04 -076 Review No.: Two Date of Review: 10/15/04 Project Name: Site Plan — Gateway Plaza Phase 2 (Wyndham Plaza), 24 Hour Fitness APPLICANT: Wyndham Properties Terry Wilkinson 930 Park-view Lane Southlake, TX 76092 Phone: (817) 329 -4599 Fax: (817) 488 -2420 ARCHITECT: O'Brien & Associates Lisa Swift 5310 Harvest Hill Road, 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 10/07/04 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 ORNEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481 -2086. The following changes are needed with regard to architectural elevations: a) 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. The eastfa(ade does not comply. (A variance has been requested.) b) Correct the footprint on the site plan to match the footprint shown on the building elevation for the east fagade. 2. Correct the "required" calculations for the plant material in the bufferyard chart. The east bufferyard requires 2 canopy trees, S accent trees, & 20 shrubs. The west bufferyard requires 4 canopy trees, 7 accent trees, & 22 shrubs. Provide the required off - street parking for the site. Reciprocal parking may be approved in compliance with Section 35.2 of the Comprehensive Zoning Ordinance No. 480, as amended. 4. Provide the following missing items: a) Label the dimensions of the loading space being provided. The space should be 10'x 50'. b) Show, label, and dimension all existing and proposed easements on or adjacent to the site. Several easements have not been identified. C) Label the metes and bounds on the property boundary. A few labels are missing distances in the northwest corner. Case No. Attachment D ZA 04 -076 Page 1 INFORMATIONAL COMENTS * The proposed lot as represented by the site plan does not comply with the approved preliminary plat. A revised preliminary plat followed by a final plat must be submitted to create the new lot for the site. The proposed site allows a maximum permitted impervious coverage area percentage not to exceed 80% for the "S -P -2" Zoning District with "C -3" uses as approved by City Council. The impervious coverage area percentage of this site is approximately 80 %. * 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 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. A letter of permission from the adjacent property owner(s) on the west must be obtained prior to issuance of a building permit for the construction of the off -site pavement. Case No. ZA 04 -076 Attachment D Page 2 Articulation Evaluation No. 2 Case No. ZA 04 -076 Date of Eva ] aaton:l0 /15/04 El?vatbns for24hr Fitness Receared:10/07/04 Front - facing: West W allht = 35 H orizontalartiula thn V ertbalartiaulathn R equied P rov:ded D eta O kay? R equied P mv:ded D ela O kay? M ax. wallhngth 105 79 -25% Yes 105 77 -27% Yes M.n.artt.offset 5 11 120% Yes 5 6 20% Yes M in. arti;. length 20 66 230% Yes 19 53 179% Yes Rear - facing East W allht = 35 H orizontalarti.-ulati:n V ertd:�alarti✓ulatim R equied P mv:ded D ela O kay? R equ-Ijad P mv:ded D ela O kay? • ax. wallhngth 105 120 14% No 105 120 14% No • in. arti:. offset 5 6 20% Yes 5 6 20% Yes • in. arti;. length 30 49 63% Yes 30 49 63% Yes Right - facing: South W al]ht = 35 H orizontalarttu la tz n V ertr alartiula thn R eqused P mv:ded D ela O kay? R equied P mvhed D ela O kay? M ax. waILIangth 105 85 -19% Yes 105 62 -41% Yes • in. arti;. offset 5 10 100% Yes 5 8 60% Yes • in. arti:. length 21 62 195% Yes 16 37 131% Yes Left - facing: North I W aIlht= 35 H orizontala2ttulati>n Verti alartiul ti n R equied P mviled D ela O kay? R equied P mv:ded D ela O kayo M ax. waILbngth 105 91 -13% Yes 105 60 -43% Yes M in. arti;. offset 1 5 101 100% Yes 5 8 60% Yes M in. arth. IE!ngth 23 50 117% Yes 15 32 113% Yes Case No. ZA 04 -076 Attachment D Page 3 Case No. 04 -076 Review No. Two Dated: October 11, 2004 Number of Pages: 1 Project Name: Lot 3, Block2, 24 HR Fitness, Gateway Plaza Ph. II (Site Plan) Comments due to the Planning Department: October 14, 2004 Contact: Keith Martin Phone: (817) 481 -5640 Fax: (817) 481 -5713 The following comments are based on the review of plans received on October 7, 2004 . 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. Are the bufferyards correctly shown and labeled? Yes. Does the plan meet the interior landscape requirements? Yes. Does the plan meet the parking lot landscaping requirements? Yes. Are the parking /bufferyard /landscaping summary charts correct? No. The "Required" calculations for the bufferyards are incorrect. Is a tree survey required? A Tree Survey is required with the submittal of a Site Plan, but all of the existing trees on the site are located below the existing retention wall located behind the building. No trees would be affected by the construction of the building or parking lot. Other Comments? Case No. ZA 04 -076 Attachment D Page 4 Surrounding Property Owners 24 Hour Fitness Owner Zoning Land Use Acreage I. Lowe's Home Centers Inc. "C -3" Retail Commercial 14.718 ac 2. Costco Wholesale Corp "S -P -2" Mixed Use 16.370 ac 3. Wyndham Properties, Ltd. "S -P -2" Mixed Use 18.863 ac 4. Wyndham Properties, Ltd. "S -P -2" Mixed Use 32.000ac 5. S -Si Southlake, Lp. "S -P -2" Retail Commercial 2.904 ac 6. Shafer Plaza Xxv Ltd. "S -P -2" Retail Commercial 5.891 ac 7. Shanklin, Harold Est. & Richard "AG" Retail Commercial 6.057 ac 8. Sterling Properties Ltd. "C -2" Retail Commercial 1.968 ac 9. International Mbe Inc. "C -2" Retail Commercial 0.890 ac 10. Sterling Properties Ltd. "C -2" Retail Commercial 1.737 ac 11. Bank of the West "C -2" Retail Commercial 1.220 ac Case No. ZA 04 -076 Attachment E Page 1 b Surrounding Property Owner Responses 24 Hour Fitness Notices Sent: Eleven (11) Responses: None (0) Case No. ZA 04 -076 Attachment F Page 1