Item 7GCity of Southlake
Department of Planning
STAFF REPORT
March 28, 2003
CASE NO
ZA03 -011
PROJECT: Southlake Corners (Wal -Mart Re- development)
REQUEST: W2001 Wal Real Estate Limited Partnership is 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 (for Com in and Council Menibersv Only)
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
ZA03 -011
BACKGROUND INFORMATION
OWNER/APPLICANT: W2001 Wal Real Estate Limited Partnership
PURPOSE: The purpose of this request is to receive approval of a revised Site Plan of the
old Wal -Mart site to include a mixed retail development.
PROPERTY SITUATION: The property is located on the northwest corner of E. Southlake Boulevard
and Kimball Avenue.
LEGAL DESCRIPTION: Lot 2A, Block 1, Farrar Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "C -3" General Commercial District
HISTORY: -The "C -3" zoning was placed on the property with the approval of Zoning
Ordinance No. 480 on September 19, 1989.
-A preliminary plat was approved by City Council on September 7, 1993.
-A revised preliminary plat was approved on May 31, 1994.
- A final plat was approved for Lot 2, Block 1, Farrar Addition on May 19,
1994.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard to have
130' of right -of -way and N. Kimball Avenue, between E. Southlake Blvd and
State Highway 114, to have 124' of right -of -way. Adequate right -of -way
exists for these roads.
Existin- Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto E. Southlake
Boulevard (FM 1709), one (1) access directly onto N. Kimball Avenue, and
two (2) accesses directly onto the eastbound service road of S.H. 114.
E. Southlake Boulevard is a five -lane, undivided thoroughfare with a
continuous, two -way, center left -turn lane. E. Southlake Boulevard will
ultimately be widened to a seven lane roadway. N. Kimball Avenue, between
E. Southlake Blvd and S.H. 114, is a six -lane, divided thoroughfare with a
left -turn lane in the median.
State Highway 114 currently carries 55,684 vehicle trips per day between
Kimball Avenue and Carroll Avenue.
Case No. Attachment A
ZA03 -011 Page 1
May, 2002 traffic counts on S.H. 114 (between Kimball Ave & Carroll
Ave
24hr
West Bound (WB) (28,553)
East Bound (EB) (27,131)
WB
Peak A.M. (2,114) 7 — 8 a.m.
Peak P.M. (2,381) 5 — 6 p.m.
EB
Peak A.M. (2,331) 7 — 8 a.m.
Peak P.M. (2,176) 5 — 6 p.m.
WATER & SEWER:
E. Southlake Boulevard (FM 1709) currently carries 43,975 vehicle trips per
day between Carroll Avenue and Kimball Avenue.
May, 2002 traffic counts on F.M. 1709 (between Carroll Ave & Kimball
Ave
24hr
West Bound (WB) (21,676)
East Bound (EB) (22,299)
WB
Peak A.M. (1,286) 11 — 12 a.m.
Peak P.M. (2,024) 5 — 6 p.m.
EB
Peak A.M. (1,881) 8 — 9 a.m.
Peak P.M. (1,476) 12 — 1 p.m.
N. Kimball Avenue currently carries 11,859 vehicle trips per day between E.
Southlake Boulevard and State Highway 114.
May, 2002 traffic counts on N. Kimball Ave (between FM 1709 & SH
114
24hr
North Bound (NB) (5,681)
South Bound (SB) (6,178)
NB
Peak A.M. (397) 8 — 9 a.m.
Peak P.M. (485) 5 — 6 p.m.
SB
Peak A.M. (431) 11 — 12 a.m.
Peak P.M. (651) 5 — 6 p.m.
Traffic Impact
*Vehicle Trips Per Day
*The AN"M times represent the number of vehicle trips generated during the peak travel times
on E. Southlake Boulevard.
Use
Sq. Ft.
Vtpd*
1
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
Retail (shopping center)
154,612
6,636
97
62
278
301
Water and sanitary sewer are available to the site.
P &Z ACTION: March 20, 2003; Approved (5 -0) subject to Site Plan Review Summary No. 2,
dated March 14, 2003, specifically approving variances for driveway spacing,
stacking depth, articulation, loading dock, and requiring right in/right out on
driveway #5.
STAFF COMMENTS: Attached is Site Plan Review Comments No. 2, dated March 14, 2003. The
applicant is requesting the following variances:
• Driveway Stacking: The required stacking depth per driveway is 100'.
The applicant is proposing the following stacking depths:
• Drives 1 & 2: 43'
• Drives 3, 4 & 5 : 75'
Case No. Attachment A
ZA03 -011 Page 2
• Driveway Spacing: The required spacing between a full- access driveway
and a service driveway is 250'. The applicant is proposing the new drive
on E. Southlake Boulevard (Drive 4) to be approximately 230' from the
existing drive to be used as a service drive.
• Building Articulation: Articulation must be provided on all facades visible
from a corridor right -of -way. The applicant is requesting a variance from
the articulation requirements for the west and south facades of the main
building due to the proposed construction being an addition to an existing
project that does not meet the requirements of this ordinance. All new
fagades comply with articulation requirements.
• Loading Dock Screening Wall: A minimum 10' masonry screening wall,
similar to the materials of the front fagade, is required to screen the view
of loading docks from Southlake Boulevard. The applicant proposes
installing docks and compactor inside the exiting wall of the main
structure with the opening facing Southlake Boulevard.
N: \Coimnunity Development \WP - FILES \MEMO \2003cases \03 -011 SP.doc
Case No. Attachment A
ZA03 -011 Page 3
Vicinity Map
ou thlake Corners
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9000 0 9000 2000 3000 Feet
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Case No.
ZA03 -011
E
Attachment B
Page 1
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ARCHON
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PFC'D MAR I
IT,
March 11, 2003
P
Mr. Dennis Killough
City of Southlake
1400 Main Street
Suite 310
Southlake, TX 76092
Re: Redevelopment Plan for the Existing Wal -Mart
Southlake Corners
Corner E. Southlake Blvd. (FM 1709), SH 114 and N. Kimball Avenue
ZA03 -011
Mr. Killough:
Please accept this letter as our request for a variance on the driveways ingressing and
egressing the s4iect site. This letter is in reference to Staff's comments 6.b and 6.c from
the Site Plan Review Summary dated February 24, 2003.
Overview: As shown on our, Site Plan, this redevelopment is proposing to reduce the
size of the Wal -Mart building and add additional retail shops closer to N. Kimball
Avenue. This revised site layout redefines the traffic patterns for this site, requiring
additional ingress /egress points along both E. 'Southlake Boulevard and the service road
of SH 114. Also, this new site configuration necessitates a relocation of the existing
driveway along SH 114. Being a redevelopment of an existing retail operation, the
ability to fully comply with the ordinances and design guidelines set by the City 6f
Southlake is limited. It is on this basis that we request the following variances:
Faeade Articulation: The south faeade and the west faeade of the existing Wal -Mart are
currently painted concrete masonry and display no vertical'or horizontal articulation.
These two existing walls are the only walls that will remain a part of the proposed
project. Because of the proximity of the south wall to Southlake Blvd., only minimal
articulation can be applied to this faeade blending this wall to the rest of the proposed
redevelopment. With respect to the west wall, the rear service drive will continue to be
utilized as such therefore limiting the ability to articulate this faeade. The west faeade
will be treated such that it will present a smooth appearance similar to the rear faeade (to
the west and across the channel) facing the subject property. '
Driveways along the SH 114 Frontage Road: Driveway 1 is the west drive that has
been relocated from its existing location to the front of the building. This relocation is
necessary to provide access to the building entries and to provide a traffic circulation
typical to this type of retail center. The stacking has been increased from the original
plan at 32' to the revised 43'. Driveway 2, proposed at 310' east of Driveway 1, was
12200 SreMMONs FREEWAY, SUITE 317 DALLAS, 7EXAs 75234 (972) 484 -5977 FAX (972) 484 -8641
RECM MAR 12 2003
Case No. Attachment C
ZA03 -011 Page 5
added to provide direct access to Retail D while reducing the number a vehicles at
Driveway 1. Driveway 2 also has a stacking of 43'. These driveways, having a stacking
of less than the stipulated 100', are justified on the basis of that SH 114 is a one -way
frontage 'road t at creates a right- in/right -out situation for both drives. In addition, these
driveways are protected by a right turn only lane that prevents car back up from
interfering with the traffic on the main lanes.
Driveways along N. Kimball Avenue: Driveway 3 is an existing driveway that was
constructed at the same time N. Kimball was improved. This driveway is the only access
point along N. Kimball Avenue. The driveway and the stacking distance of 75' will not
been altered with this redevelopment.
Driveways along E. Southlake Boulevard: Driveway 5, located just east of the
drainage channel and toward the rear of the Wal -Mart, will remain intapt except for the
lengthening of the stacking from -45' to 75'. We are proposing to add Driveway 4, with
stacking of 85', approximately 230' east of Driveway 5. This spacing is justified on the
basis that Driveway 5 will function as a service drive. Additionally, this new driveway
provides customers immediate access to the preferred parking and minimizes their,
interaction with the service truck traffic.
Also, there has been a recent Thoroughfare Plan amendment that has located an access
Point for a future roadway on the south side of E. Southlake Boulevard. We have aligned
Driveway 4 with this future roadway to optimize the traffic movements at this location.
It is the location of this fixture roadway'that- controls the driveway spacing on the north
-side of E. Southlake Boulevard serving our site.
If there are any questions please call nie.
Sincerely,
Henry S'. Quigg
Copy: John Maggiore / Archon Retail
Matt Yeaman / Archon Retail
RECD MAR 12 2003
Case No. Attachment C
ZA03 -011 Page 6
SITE PLAN REVIEW SUMMARY
Case No.: ZA03 -011 Review No.: Two Date of Review: 03/14/03
Project Name: Site Plan — Southlake Corners (Wal -Mart Redevelopment)
APPLICANT: Archon Group
Steve Lipscomb or John Maggiore
600 E. Las Colinas Blvd
TX 75039
ARCHITECT: Richmond Group
Hank Quigg
12200 Stemmons Freeway, Suite 317
Dallas_ TX 75234
Phone: (972) 368 -2000
Fax: (972) 368 -2598
Phone: (972) 484 -5977
Fax: (972) 484 -8641
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/12/03 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE 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 DENNIS KILLOUGH AT (817) 481 -2073 OR BEN BRYNER AT (817) 481 -2086.
General Development Standards Applies Comments
Corridor Overlay Regulations
Y
See Comments No. 3
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. 1
Lighting
Y
Must comply with Outdoor Lighting Ordinance No. 639 -B
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 spacings. The required driveway spacing between a full -
access drive and a service drive is 250' along Southlake Blvd (FM 1709). (A variance has
been requested)
b) Provide the minimum driveway throat depths for stacking. The required stacking depth for all
drives is 100'. (A variance has been requested)
2. Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c. Lc
on all facades visible from a Corridor R.O.W. Compliance with the articulation requirements is as
Case No. Attachment D
ZA03 -011 Page 1
shown on the attached articulation evaluation chart. (A variance has been requested for the west
and south facades of the existing structure.)
3. Show and label the screening to be used for the loading dock area in the southwest portion of the
main building and label the height and materials used for the screen. A 10 ' solid screening wall shall
be required to screen views of loading docks and loading spaces intended for tractor /semi - trailer
delivery from any public right -of -way. The plan currently proposes a loading dockfor semi - tractor
trailer delivery within the southwest corner of buildings B & C with an open entry facing Southlake
Boulevard.
4. The following changes are needed with regard to fire lanes:
a) Label the curb radii dimensions adjacent to all fire lanes. Two radius dimensions are missing
near the service driveway.
b) Provide fire lanes within 250' of all exterior points of a building having a fire sprinkler system.
The retail building in the southeast corner may not comply with this requirement. Please
verify requirements with the City's Fire Marshall David Barnes, (817) 481 -5651.
Label the type of proposed bufferyards on the graphic and the width of all easements on or adjacent
to the site.
INFORMATIONAL COMMENTS
The proposed site does not exceed the maximum permitted impervious coverage area percentage of
75% for the "C -3" Zoning District. The impervious coverage area percentage is approximately 74 %.
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* It appears that this property lies within the 65 and /or 75 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 F.M. 1709 and 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. Attachment D
ZA03 -011 Page 2
Articulation Evaluation No. 2
Case No. ZA 03 -011
Date of Evaluation: 03/14/03
Elevations for Southlake Corners (Wal -Mart building)
Received: 03 /03/03
Front - facing:
East
Wall ht. =
30.5
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
92
88
4%
Yes
92
87
-5%
Yes
Min. artic. offset
5
5
0%
Yes
5
9
80%
Yes
Min. artic. length
20
44
120%
Yes
17
18
6%
Yes
Rear - facing
West
Wall ht. =
26
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
78
340
336%
No
78
340
336%
No
Min. artic. offset
4
31
675%
Yes
4
4
0%
Yes
Min. artic. length
20
41
105%
Yes
20
20
0%
Yes
Right - facing:
North
Wall ht. =
30.5
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
92
82
-11%
Yes
92
82
-11%
Yes
Min. artic. offset
5
5
0%
Yes
5
5
0%
Yes
Min. artic. length
21
54
157%
Yes
21
54
157%
Yes
Left - facing:
South
Wall ht. =
29
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
87
117
34%
No
87
117
34%
No
Min. artic. offset
4
4
0%
Yes
4
5
25%
Yes
Min. artic. length
29
53
83%
Yes
29
53
83%
Yes
Case No.
ZA03 -011
Attachment D
Page 3
Articulation Evaluation No. 2
Case No. ZA 03 -011
Date of Evaluation: 03/14/03
Elevations for Southlake Corners (multi - retail building)
Received: 03 /03/03
Front - facing:
south
Wall ht. =
28
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
84
63
-25%
Yes
84
56
-33%
Yes
Min. artic. offset
4
4
0%
Yes
4
4
0%
Yes
Min. artic. length
13
35
169%
Yes
10
12
20%
Yes
Rear - facing
north
Wall ht. =
28
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
84
56
-33%
Yes
84
56
-33%
Yes
Min. artic. offset
4
5
25%
Yes
4
4
0%
Yes
Min. artic. length
13
36
177%
Yes
9
18
100%
Yes
Right - facing:
east
Wall ht. =
28
*This faVade does not require articulation
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okav?
Required
Provided
Delta
Okav?
Max. wall length
84
32
-62%
Yes
84
38
-55%
Yes
Min. artic. offset
4
5
25%
Yes
4
4
0%
Yes
Min. artic. length
8
30
275%
Yes
10
24
140%
Yes
Left - facing:
west
Wall ht. =
28
Horizontal articulation
Vertical articulation
Required
Provided
Delta
Okay?
Required
Provided
Delta
Okay?
Max. wall length
84
35
-58%
Yes
84
68
-19%
Yes
Min. artic. offset
4
5
25%
Yes
4
4
0%
Yes
Min. artier length
9
23
156%
Yes
17
23
35%
Yes
Case No.
ZA03 -011
Attachment D
Page 4
Articulation Evaluation No. 2
Case No. ZA 03 -011 Date of Evaluation: 03/14/03
Elevations for Southlake Corners (Omni retail building)
Received: 03 /03/03
Front - facing
Max. wall length
Min. artic. offset
Min. artier length
east
I Wall ht. =
123
Provided
Horizontal articulation
Okav?
Required
Provided
Delta
Okay?
69
39
-43%
Yes
3
3
0%
Yes
10
10
0%
Yes
Vertical articulation
I Wall ht. =
Required
Provided
Delta
Okav?
69
53
-23%
Yes
3
4
33%
Yes
10
10
0%
Yes
Rear - facing
Max. wall length
Min. artic. offset
Min. artier length
Right - facing:
Max. wall length
Min. artic. offset
Min. artier length
Left - facing
Max. wall length
Min. artic. offset
Min. artier length
west
I Wall ht. =
123
Provided
Horizontal articulation
Okay?
Required
Provided
Delta
Oka-,T"
69
39
-43%
Yes
3
3
0%
Yes
10
10
0%
Yes
north
Wall ht. =
23
Horizontal articulation
Required
Provided
Delta
Okay?
69
56
-19%
Yes
3
4
33%
Yes
13
23
77%
Yes
south
Wall ht. =
23
Horizontal articulation
Required
Provided
Delta
Okay?
69
56
-19%
Yes
3
4
33%
Yes
13
23
77%
Yes
Vertical articulation
Required
Provided
Delta
Okay?
69
53
-23%
Yes
3
4
33%
Yes
10
10
0%
Yes
Vertical articulation
Required
Provided
Delta
Okav?
69
52
-25%
Yes
3
4
33%
Yes
13
23
77%
Yes
Vertical articulation
Required
Provided
Delta
Okay?
69
52
-25%
Yes
3
4
33%
Yes
13
23
77%
Yes
Case No.
ZA03 -011
Attachment D
Page 5
Surrounding Property Owners
Southlake Corners
r
Case No.
ZA03 -011
Attachment E
Page 1
Owner
Zoning
Land Use
Acreage
1.
State of Texas
1.
C3
1.
Retail Commercial
1.
6.49
2.
State of Texas
2.
C3
2.
Retail Commercial
2.
1.43
3.
Mc Donald's Corp
3.
C3
3.
Retail Commercial
3.
1.03
4.
Blue Bonnet Rd. Ptnrs.
4.
C3
4.
Retail Commercial
4.
0.65
5.
Blue Bonent Rd. Ptnrs.
5.
C3
5.
Retail Commercial
5.
1.11
6.
Church of Christ Our
6.
CS
6.
Public /Semi - Public
6.
2.18
King
7.
Southlake Plaza II
7.
B1
7.
Office Commercial
7.
0.90
8.
Southlake Plaza II
8.
B1
8.
Office Commercial
8.
0.90
9.
Southlake Plaza II
9.
B1
9.
Office Commercial
9.
8.50
10.
Greenway 1709 Ptnrs.
10.
B1
10.
Office Commercial
10.
11.2
11.
Greenway 1709 Ptnrs
11.
B1
11.
Office Commercial
11.
1.91
12.
Gateway Church
12.
CS
12.
Office Commercial
12.
12.7
13.
OTR/Regency
13.
C3
13.
Retail Commercial
13.
13.0
14.
State of Texas
14.
C3
14.
Retail Commercial
14.
3.34
15.
Walmart Real Est Bs
15.
C3
15.
Retail Commercial
15.
16.5
Case No.
ZA03 -011
Attachment E
Page 1
Surrounding Property Owner Responses
Southlake Corners
Notices Sent: Nine (9)
Responses: None
Case No.
ZA03 -011
Attachment F
Page 1