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Item 7ECity of Southlake Department of Planning STAFF REPORT April 11, 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, Cross Access & Channel Enclosure Cost Estimate Spread Sheet (for• Council Membersv 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. COUNCIL ACTION: April 1, 2003; Approved to Table (7 -0) until the April 15, 2003 City Council meeting. 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'. Case No. Attachment A ZA03 -011 Page 2 The applicant is proposing the following stacking depths: • Drives 1 & 2: 43' • Drives 3, 4 & 5 : 75' • 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 fagades 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 facades 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. The applicant was asked at the April 1, 2003 meeting to investigate their ability and the willingness of the owners of the Village Center development to the west to construct a cross access over the drainage channel. Staff has contacted the Village Center owners but have not been able to schedule a meeting yet. We are hopeful of meeting before this the Council meeting. The engineers for the applicant have re- calculated the cost for constructing the access to be approximately $166,000. They have indicated that they are willing to pay up to $50,000 (or ±1/3 the cost), provide the necessary access easements on their property and include and administer it within their project. They would want the City and the Village Center owners to participate equally in the remaining cost. A spreadsheet of the estimated cost of the cross access drive and the enclosure of the entire channel (estimated at $1,724,000) is provided separately to Council Members only. N: \Cotmnunity Development \WP - FILES \MEMO \2003cases \03 -011 SP.doc Case No. Attachment A ZA03 -011 Page 3 Vicinity Map ou thlake Corners �l 9000 0 9000 2000 3000 Feet S Case No. ZA03 -011 E Attachment B Page 1 o STATE HIGHWAY 114 V AI j�� ----------- EXISTING SUMMARY CHART 9) cc W LU Z > J cc 0 < I X ED 2 al W ye V Y 05 < Z Rcoo 0 LL U) !� rr T Z r? z 0z z op L) LU 0 fr < m Mown, ANUS L -W m9c 5[Tr PLAN FOR WALMAKI KtOEVIWFMEN T XQ SP _IXT I —04 WNRY Mw Aft xao '�� SITE DATA SUMMARY CHAR � n o O � i n r�rr - oaa a fd9 E�,E` ✓�LiON _______ ____ _L __1____ __1 - -J___ —I_ ' 1 ____ --- - - - - -1 __ _______1_ J __ ____ _________ _L__L__ _____ •+; _ 7 I - _ w9F � x.'mcs �sxm �v ee scnamsa RICHMOND GROUP :),_.1 I !iA�j 1J ARCHON AflC ITEGTl1RE NN . � GROUP Fme us�rn.m..snxvn •��.inv m�.ax - >re RECD MAR 12 ��. X09 r. Lava -mi k-j l 1 o 0 c .. .. - -., a, :jrtillll. 91 it 0!111., II A �� 1111 i■ 2 II '1:X11 I. II l If I I io= ac��M1' Ea Fa ��v � \ J L _u LJ RICHMOND GROUP ARCHYTECTURE PLANNING n I� V � wn tAlU X(w', rJx.s 4 � E �� ra � Roams .m A GR L P I �y /�h MAR [ C'lftuAx Plvn.•u� 1—T— RFC,'D MAR 1 A �VU� de g uns aeu�q — _ —._ 11' I I �� IIL.11lllll 111 r � O ❑ r�, 4#diXE.g� - � k>5 v.�w � g ' ��, _YAOtyL. _ ___r�r.M. .v � _-rte_ ___ -- •MVr-tLn�' �� � e '0.b a ' q� - Yare Tauer ��lilgEL r T -� ❑ O fi A -� ddimrtl" �F; F �� - l o- � j — - — Ate- »> —. ery _ _ _ • vv� —! LiC .i�� � .. .. - -., a, :jrtillll. 91 it 0!111., II A �� 1111 i■ 2 II '1:X11 I. II l If I I io= ac��M1' Ea Fa ��v � \ J L _u LJ RICHMOND GROUP ARCHYTECTURE PLANNING n I� V � wn tAlU X(w', rJx.s 4 � E �� ra � Roams .m A GR L P I �y /�h MAR [ C'lftuAx Plvn.•u� 1—T— RFC,'D MAR 1 A �VU� de g uns aeu�q (3001_ TAU �-a4 n. Ti.. -wa I IN RICHMOND GROUP AR HITrCTURE PLAN ING - T� --.- - - ARCHON GROUP 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