Item 7CCity of Southlake
Department of Planning
STAFF REPORT
May 16, 2003
CASE NO
ZA02 -111
PROJECT: Greenway Carroll Addition (Specific Use Permit and Site Plan)
REQUEST: Greenway Carroll Partners, L.P. are requesting approval of a specific use permit and
site plan for a gasoline service station with convenience store.
ACTION NEEDED: 1. Conduct public hearing
2. Consider specific use permit and site plan approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
Background Information
Vicinity Map
Plans and Support Information
Site Plan Review Summary
Surrounding Property Owners Map
Surrounding Property Owners Responses
Resolution No. 03 -032
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
ZA02 -111
BACKGROUND INFORMATION
OWNER/APPLICANT: Greenway Carroll Partners, L.P.
PURPOSE: The purpose of this request is to receive approval of a Specific Use Permit
and associated Site Plan for the construction of a gas station with convenience
store.
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: (See Case No. ZA02 -110)
WATER & SEWER: (See Case No. ZA02 -110)
P &Z ACTION: May 8, 2003; Denied 6 -0
STAFF COMMENTS: Attached is Site Plan Review Summary No. 5, dated May 2, 2003.
N:`,Coimnunity Development, NNT- FILES '',]SIEI\IO 2002cases`02 -11 Ldoc
Case No. Attachment A
ZA02 -111 Page 1
Vicinity Map
Greenway Carroll Addition
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Case No.
ZA02 -111
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Traffic Impact
Mtdti -erse Development Analysis March 2003
Southlake, Texas
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 -111 Page 4
SITE PLAN REVIEW SUMMARY
Case No.: ZA02 -111 Review No.: Five Date of Review: 05/02/03
Project Name: Site Plan — Greenway Carroll Addition, (Beverage City)
OWNER: Greenway — Carroll Road Partners, LP ARCHITECT: Michael F. Twichell, LP
Contact: Tommy Pigg Contact: Mike Twichell or Chris Boening
2808 Fairmount 3624 Oak Lawn, Suite 320
Suite 100, Dallas, Texas 75201
Phone : (214) 880 -9009
Fax J214) 880 -0188
Dallas, Texas 75219
Phone J214) 521 -3066
Fax : (214) 599 -0583
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/2003 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 DENNIS KILLOUGH AT (817) 481 -2073.
General Development Standards Applies Comments
Corridor Overlay Regulations
Y
Complies
Residential Adjacency
N
N/A
Building Articulation
Y
Complies
Masonry Standards
Y
Complies
Impervious Coverage
Y
Complies
Bufferyards
Y
See Comments No. 2
Interior Landscape
Y
Complies
Driveways
Y
See Comments No. 1 & 3
Lighting
Y
Must comply with Outdoor Lighting Ordinance No. 639 -B
Provide the minimum driveway throat depths for stacking. The stacking required for each drive,
based on the development of the conceptplan as a whole, is 75'. (A variance has been requested
with the concept plan for a minimum of 40' stacking.)
2. Provide bufferyards along interior lot lines between Lots 1 & 2 (5' — Type `A' on each side). (A
variance has been requested with the concept plan.)
3. 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
Case No. Attachment D
ZA02 -111 Page 1
future right turn lane to serve the two driveways accessing S. Carroll Ave. and the SH 114 Frontage
Road.
INFORMATIONAL COMMENTS
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 adj acent property owner(s) must be obtained prior to issuance of a building permit
for the construction of the off -site pavement and a permit from TYDOT must be obtained prior to any curb cut
along S.H. 114.
Case No.
ZA02 -111
Attachment D
Page 2
Surrounding Property Owners
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. Greenway Carroll Rd
3.
C3
3.
Retail Commercial
3.
8.45
Partners
4. Authentex Dev. Ltd.
4.
01
4.
Office Commercial
4.
1.21
5. R. Morris
5.
01
5.
Office Commercial
5.
1.03
6. Roadway Properties, Inc.
6.
C2
6.
Retail Commercial
6.
1.85
7. State of Texas
7.
C3
7.
Retail Commercial
7.
0.30
8. Greenway Carroll Rd
8.
C3
8.
Retail Commercial
8.
1.60
Partners
Case No. Attachment E
ZA02 -111 Page 1
Greenway Carroll Addition
Surrounding Property Owner Responses
Greenway Carroll Addition
Notices Sent: Five (5)
Responses: One (1) response was received from outside of the 200' notification area:
• Richard Brannon, 1365 Lakeview Dr. Southlake, Texas, is in favor. Received
March 25, 2003. See attached.
Case No. Attachment F
ZA02 -111 Page 1
Re: Quik -Way Group zoning application, property at corner of SH 114 /Carroll, April 3rd agenda
Gentlemen,
My wife and I have been residents of Southlake since 1989, and wanted to share our experience with the Quik -Way
Group with you. No one at Quik -Way has asked us to contact you on their behalf, and no one at Quik -Way at this
time is aware of this personal recommendation on their behalf. Our motivation in providing this recommendation is
our experience with Quik -Way, and our desire to have a local store for our own shopping. I am a recent retiree from
American Airlines; my wife a homemaker.
My wife and I purchased a lot and building in Plano from Quik -Way in 1992, and leased the property back to Qu!k-
Way on a "triple net" basis. Our negotiation was with Don Golman, the father of Alan and Rick Golman, and with the
Golman brothers themselves. Don has since retired, and our contact with Quik -Way remains with Alan and Rick on
the current lease.
We have found over the last ten years that the Golman brothers consistently deliver what they promise. Rents are
paid on time, our building is well maintained, and there have been no problems with the City of Plano. Alan and
Rick have had the same Manager running our store for the entire twelve years it has been in operation, and we have
found that employee stability, morale, and loyalty to their company is high. Quik -Way is small enough that we get a
rapid response to a call on any issue from Alan or Rick, yet large enough to provide the volume needed for low prices
and wide selection on quality wines, plus the staples of a high end convenience and gasoline operation.
A gasoline and convenience store operation is a good use for the corner at SH 114 and Carroll Avenue, and
Southlake could not find a better operator for a high end wine store and convenience operation. We only wish a
location had been available in Southlake for us to purchase /leaseback in 1992!
Thanks for your consideration,
Richard Brannon
1365 Lakeview Drive
phone 817 488 -8793
RECD MAR 2 5 2003
Case No.
ZA 02 -111
Attachment F
Page 2
RESOLUTION NO. 03 -032
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
A GASOLINE SERVICE STATION WITH A CONVENIENCE STORE
ON PROPERTY WITHIN THE CITY OF SOUTHLAKE, TEXAS,
BEING LEGALLY DESCRIBED AS A PORTION OF TRACT IA,
RICHARD EADS SURVEY, ABSTRACT NO. 481, MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A ", AND AS DEPICTED
ON THE APPROVED CONCEPT PLAN ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT `B" AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for a gasoline service station with a convenience store has been
requested by a person or corporation having a proprietary interest in the property zoned as "C -3" General
Commercial District; and,
WHEREAS, in accordance with the requirements of Sections 45.1 (40) and 45.10 of the City's
Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the
requisite notices by publication and otherwise, and have afforded the persons interested and situated in the
affected area and in the vicinity thereof, and,
WHEREAS, the City Council does hereby fund and determine that the granting of such Specific Use
Permit is in the best interest of the public health, safety, morals and general welfare of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for a gasoline service station with a convenience store on the
property being legally described as a portion of Tract IA, Richard Eads Survey, Abstract No. 481, more fully
and completely described in Exhibit "A ", and as depicted on the approved Concept Plan attached hereto and
incorporated herein as Exhibit `B" and providing an effective date, subject to the provisions contained in the
Case No. Attachment G
ZA02 -111 Page 1
comprehensive zoning ordinance and the restrictions set forth herein. The following specific requirements and
special conditions, if any, shall be applicable to the granting of this Specific Use Permit:
1
2.
4.
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS DAY OF , 2003.
CITY OF SOUTHLAKE
ATTEST:
Lori Farwell
City Secretary
Case No.
ZA02 -111
Andy Wambsgamss, Mayor
I�
Attachment G
Page 2
EXHIBIT "A"
Being a portion of Tract IA, Richard Eads Survey, Abstract No. 481.
Case No.
ZA02 -111
Attachment G
Page 3
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EXHIBIT "C"
This page reserved for the approved City Council motion.
Case No.
ZA02 -111
Attachment G
Page 5