Item 7BCity of Southlake
Department of Planning
STAFF REPORT
May 16, 2003
CASE NO
ZA02 -110
PROJECT: Greenway Carroll Addition (Concept Plan)
REQUEST: Greenway Carroll Partners, L.P. are requesting approval of a concept plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider concept plan approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Concept 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.
ZA02 -110
BACKGROUND INFORMATION
OWNER/APPLICANT: Greenway Carroll Partners, L.P.
PURPOSE: The purpose of this request is to receive approval of a concept plan for the
existing "C -3" zoning on the property.
PROPERTY SITUATION: The property is located on the southeast corner of Carroll Avenue and State
Highway 114.
LEGAL DESCRIPTION: A portion of Tract IA, Richard Eads Survey, Abstract No. 481
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "C -3" General Commercial District
HISTORY: -City Council approved a preliminary plat on March 21, 2000.
-Final Plat for Lots 1 & 2, Block 1, Greenway- Carroll Addition was approved
on November 8, 2001. The plat was never filed.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300' and 500' of right -of -way and N. Carroll Ave to be a 4 -lane,
divided arterial street with 100' of right -of -way. Adequate right -of -way exists
for State Highway 114. The applicant is dedicating adequate right -of -way for
N. Carroll Ave.
Existing Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto State Highway
114, two (2) accesses directly onto N. Carroll Ave, and two (2) accesses
directly onto the proposed State Street. A common access easement has been
provided to connect to the City property to the south.
State Highway 114 is currently under construction and will be a 6 -lane,
divided, limited - access freeway with frontage roads that will be 3 -lanes each.
Completion is scheduled to be in November, 2003.
N. Carroll Ave is currently a 2 -lane, undivided roadway. As part of the S.H.
114 construction, the intersection of N. Carroll Ave and S.H. 114 will be
widened to 4 -lanes with a median.
Case No. Attachment A
ZA02 -110 Page 1
May, 2002 traffic counts on S.H. 114 (between N. Carroll Ave and
Kimball 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.
May, 2002 traffic counts on N. Carroll Ave (between S.H. 114 and F.M.
1709
24hr
North Bound (NB) (4,566)
South Bound (SB) (4,554)
NB
Peak A.M. (404) 8 — 9 a.m.
Peak P.M. (373) 3 — 4 p.m.
SB
Peak A.M. (238) 8 — 9 a.m.
Peak P.M. (472) 4 — 5 p.m.
Traffic Impact
Land Use
Sq.Ft. / #
positions
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Gas Station & Conv. store
16
2,604
218
209
265
265
Retail
23,170
2,590
41
26
115
124
Office
18,465
364
43
6
17
83
Bank w/ drive -in
4
1,562
54
41
127
127
Fast Food Restaurant
3,910
1,935
99
95
68
63
Total
9,055
455
377
592
662
*Vehicle Trips Per Day
* *The AM/PM times represent the number of vehicle trips generated during
the peak travel times on State Highway 114.
WATER & SEWER: The site will connect water services to the existing 12" water line along the
east side of N. Carroll Avenue. A 10" sewer extension is proposed from the
east along S.H. 114.
P &Z ACTION: May 8, 2003; Denied 6 -0
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 6, dated May 2, 2003. The
following variances need City Council approval:
• Bufferyards — Bufferyards are required within and along the outer
perimeter of all lot lines. The applicant is requesting that bufferyards
along interior lot lines between proposed Lots 1 & 2, Block 1, be waived.
• Stacking depth — A minimum of 75' is required on all driveways. The
applicant is requesting a minimum of 40' stacking for all drives.
M \Community Development\WP-FILES\MEMO\2002cases\02-1 I OCP.doc
Case No. Attachment A
ZA02 -110 Page 2
Vicinity Map
Greenway Carroll Addition
1000 0 1000 2000 3000 Feet
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Case No.
ZA02 -110
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Attachment B
Page 1
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TO: CITY OF SOUTHLAKF-
Planning Department
FROM: R. J. Grogan, Jr.
For GREENWAY- CARROLL ROAD PARTNERS L.P. ( " Owner "}
DATE: April 28, 2003
RE: CASE NO. ZA02 -110 and ZA02 -111
Zoning & Concept Plan
RESPONSE TO COMMENTS
AND REQUEST FOR MODIFICATION
This Memorandum shall constitute Owner's formal request that:
(i) Staff's comment regarding 75 -foot stacking depths on all driveways be modified to suggest
instead a minimum 40 -foot stacking depth. While we believe that a 75 -foot stack.. is
appropriate for regional mall and "town center" - type projects (such as Southlake Town
Square), we do not agree that such a long stack is appropriate or necessary for a small -scale
project of the type proposed for this site. These longer stacking depths would create extreme
inef£rcieucies inn site coverage and traffic flow as well as compromise existing parking plans.
Owner's efforts to retain mature trees required extraordinary efforts in request of driveway
and parking locations; expanded stacking depths would likely diminish tree mitigation
outcomes.
(ii) Staff's comment regarding landscape buffer requirements for interior lot lines be waived
and/or a variance granted for same. Though each lot will be submitted separately, the overall
development has been .planned as an integrated project intending to comply with landscape
requirements on an `overall" rather than "lot -by -lot" basis. Interior buffers would, in
addition, render the site substantially less efficient from a use and value standpoint. This
waiverlvariance will help to mitigate the negative efficiencies of the odd- shaped site.
Owner respectfully requests favorable consideration of this proposal
cc: Mike Twichell
CAdlsys\sharedlgic11594\030428 memo city ofsouthlakempd
Case No.
ZA02 -110
Attachment C
Page 2
Mtdti -erse Develo nient Traffic Impact
p March 2003
Southlake, Texas Analysis
Executive Summary
The Greenway Investment Company is proposing a multi -use development located on the
southeast corner of Carroll Avenue and SH -114 in Southlake, Texas (see Figure 1). The site is
located on an 8.26-acre parcel of land. The proposed development will include a bank, gas
station, fast food restaurant, and other building containing a combination of retail and office
uses.
The scenarios that were examined as part of the study were:
• Year 2004 background traffic, without the freeway main lanes in place.
Year 2004 background phis development traffic, without the freeway main lanes in place.
Year 2004 background plus development traffic, with freeway main lanes in place.
The scenarios in which the freeway main lanes are not yet constructed assume that the
intersections at Carroll Avenue and the SH -114 frontage roads are complete.
Traffic data for the study was collected at the study intersections for both the AM and PM peak
periods. 24 -hour tube counts were also collected on Carroll Avenue, south of the SH -114, and
on the eastbound lanes of SH -114, east of Carroll Avenue. Trips for the proposed development
were generated based on the ITE Trip Generation Manual - Sixth Edition.
The study intersections and driveways were analyzed using the Synchro traffic analysis software
package. The intersections of Carroll Avenue and eastbound and westbound SH -114 were
assumed to be signalized intersections with a cycle time between 90 to 120 seconds. LOS
ratings for signalized and unsignalized intersections are for the intersection as a whole, and the
delay figures represent the averao,e delay per vehicle. The driveway results are for the outbound
direction of the driveway only, since all other movements are uncontrolled and therefore have no
delay.
The addition of the development traffic has minimal impact on the intersections of Carroll
Avenue and eastbound and westbound SH -114, there is no need any mitigation at these
intersections. However, there were poor operating conditions for the outbound traffic at
Driveways A and B. The poor LOS ranking was due to the heavy left - turning volume from the
driveways, which must wait for an available gap in both the north and southbound traffic on
Carroll before completing the turn out of the driveway.
Mitigation measure include the possible addition of a travel lane, in both the northbound and
southbound direction of Carroll Avenue, between a point just south of Drive A and the SH -114
intersection. The addition of right -turn bays a Drive A and Drive B is also possible. The result
is a LOS of D for the outbound movements at these two driveways.
Innovative Transportation Solutions, Inc.
-i -
Case No. Attachment C
ZA02 -110 Page 3
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA02 -110 Review No.: Six Date of Review: 05/02/03
Project Name: Concept Plan — Beverage City (SEC Carroll & SH 114)
OWNER: Greenway — Carroll Road Partners, LP
Contact: Tommy Pigg
2808 Fairmount
Suite 100, Dallas, Texas 75201
Phone : (214) 880 -9009
Fax J214) 880 -0188
ARCHITECT: Michael F. Twichell, LP
Contact: Mike Twichell or Chris Boening
3624 Oak Lawn, Suite 320
Dallas, Texas 75219
Phone J214) 521 -3066
Fax : (214) 599 -0583
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/03 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
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.
1. The gas station with convenience store, as shown on the concept plan, requires approval of a Specific
Use Permit (SUP) and a site plan by City Council. An application for the SUP and site plan has been
submitted to the City (ZA02 -111).
2. Bufferyards are required within and along the outer perimeter of all lot lines. Bufferyards must be
provided along interior lot lines between Lots 1 & 2 (5' — Type `A' each side). (A variance has been
requested)
3. The following changes are needed regarding driveways:
a) A minimum stacking depth of 75' is required on all driveways. The concept plan shows a
minimum of 40' stacking for all drives. (A variance has been requested)
b) Show the existing driveway for Lot 1, Block 1, Lakewood Acres on N. Carroll Avenue. The
drive is offset to the north of the southern property line.
4. Relocate the Multi -use Trail located along N. Carroll Avenue into a 20' pedestrian access, utility and
drainage easement to be dedicated along the western boundary of the site. This is to accommodate a
future right turn lane to serve the two driveways accessing S. Carroll Ave. and the SH 114 Frontage
Road.
INFORMATIONAL COMMENTS
* Sale of alcoholic beverages requires a specific use permit to be processed and approved by the
Planning and Zoning Commission and the City Council.
* This review is based on the "C -3" Zoning District Regulations.
Case No. Attachment D
ZA02 -110 Page 1
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, and a 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.
This site falls within the applicability of the residential adjacency standards as amended by Ordinance
480 -CC, Section 43, Part III "Residential Adjacency Standards" as well as the Corridor Overlay Zone
regulations in Section 43, Part II. Although no review of the following issues is provided with this
concept plan, the applicant must evaluate the site for compliance prior to submittal of the site plan. A
Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council
prior to issuance of a building permit. Note that these issues are only the major areas of site plan
review and that the applicant is responsible for compliance with all site plan requirements:
• Masonry requirements per §43.13 a, Ordinance 480, as amended and Masonry Ordinance No.
557, as amended.
• Roof design standards per § 43.13b, Ordinance 480, as amended
• Mechanical Equipment Screening per § 43.13c, Ordinance 480, as amended.
• Vertical and horizontal building articulation (required on all building facades) per §43.13d,
Ordinance 480, as amended.
• Building setback standards as per § 43.13h and as shown in exhibit 43 -E, Ordinance 480, as
amended.
• Off - street parking requirements per §35, Ordinance 480, as amended. All areas intended for
vehicular use must be of an all weather surface material in accordance with the Ordinance No.
480, as amended.
• Screening as per §39.4, Ordinance 480, as amended.
• Interior landscaping per Landscape Ordinance No. 544.
• Fire lanes must be approved by the City Fire Department.
• Site must comply with the Outdoor Lighting Ordinance No. 639 -B.
Case No.
ZA02 -110
Attachment D
Page 2
Surrounding Property Owners
Greenway Carroll Addition
Case No.
ZA02 -110
Attachment E
Page 1
Owner
Zoning
Land Use
Acreage
1.
State of Texas
1.
AG
1.
Retail Commercial
1.
2.65
2.
State of Texas
2.
NRPUD
2.
Mixed Use
2.
7.35
3.
PKB Enterprises
3.
DT
3.
Town Center
3.
1.30
4.
State of Texas
4.
DT
4.
Town Center
4.
0.10
5.
The Fechtel Group
5.
DT
5.
Town Center
5.
30.8
6.
City of Southlake
6.
CS
6.
Town Center
6.
2.68
7.
Carroll Partners LLC
7.
01
7.
Office Commercial
7.
2.89
8.
Authentex Dev. Ltd.
8.
01
8.
Office Commercial
8.
1.21
9.
R. Morris
9.
01
9.
Office Commercial
9.
1.03
10.
Roadway Properties, Inc.
10.
C2
10.
Retail Commercial
10.
1.85
11.
State of Texas
11.
C3
11.
Retail Commercial
11.
0.30
12.
Greenway Carroll Rd
12.
C3
12.
Retail Commercial
12.
10.0
Partners
Case No.
ZA02 -110
Attachment E
Page 1
Surrounding Property Owner Responses
Greenway Carroll Addition
Notices Sent: Eight (8)
Responses: None
Case No.
ZA02 -110
Attachment F
Page 1