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Item 6ECITY OF SOUTHLAI<,-E Department of Planning & Development Services STAFF REPORT December 11, 2013 CASE NO: ZA13-124 PROJECT: Plat Revision for Lot 1 R, Block B, MTP-IBM Addition No. 1 EXECUTIVE SUMMARY: Half Associates, Inc. is requesting approval of a Plat Revision for the development of a five level parking garage, additional surface parking and relocating & adding easements throughout the site on approximately 20.15 acres located at 1 E. Kirkwood Boulevard. SPIN Neighborhood # 1 DETAILS: Half Associates, Inc. is requesting approval of a Plat Revision for the development of a five level parking garage, additional surface parking and relocating & adding easements throughout the site This development is related to and being processed concurrently with a Zoning Change and Site Plan request under Planning Case ZA13-131. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Plat Revision Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) Plat Review Summary No. 2, dated November 15, 2013 (E) Surrounding Property Owners Map and Responses (F) Full Size Plans (for Commission and Council members only) STAFF CONTACT: Ken Baker Daniel Cortez Case No. ZA13-124 (817) 748-8067 (817) 748-8070 BACKGROUND INFORMATION OWNER: Maguire Partners -Solana LP APPLICANT: Halff Associates, Inc. PROPERTY SITUATION: 1 E. Kirkwood Boulevard LEGAL DESCRIPTION: Lot 1, Block B, MTP-IBM Addition No. 1 LAND USE CATEGORY: Mixed Use CURRENT ZONING: `NR-PUD' Non -Residential Planned Unit Development District REQUESTED ZONING: `NR-PUD' Non -Residential Planned Unit Development District HISTORY: - 11/19/1985 - City Council approved Ordinance No. 319, annexing approximately 210 acres of MTP-IBM property (including this site) into the City of Southlake and zoning the land "HC, Heavy Commercial." The zoning ordinance in place at this time was Ordinance No. 261. - 8/19/1986 - City adopted a new zoning ordinance (No. 334). - 1987 - Council "reclassified" non-residential properties on the zoning map from the old Ordinance No. 261 nomenclature to the new district classifications found in Ordinance No. 334. - 6/2/1987 - City Council approved Preliminary Plat of Block A, Lots 1 - 4 and Block B, Lot 1, MTP-IBM Addition No. 1, being 36.069 acres. - 6/2/1987 - City Council approved Site Plan for Block B, Lot 1, MTP- IBM Addition No. 1, being 20.207 acres. - 6/16/1987 - Ordinance No. 334-A approved which established cumulative non-residential zoning districts and established new parking regulations: parallel spaces (8' x 22'); head -in spaces (9' x 18') and permitted 50% of required spaces to be compact spaces (8' x 16'). - 7/7/1987 - Council approved Final Plat of Block A, Lots 1 - 4 and Block B, Lot 1, MTP-IBM Addition No. 1, being 36.069 acres. - 8/4/1987 - Council approved ZA87-15 and Ordinance No. 334-12, rezoning MTP-IBM from "HC, Heavy Commercial" to "R-1, Retail One District, R-2, Retail Two District, 0-1, Office One District, 0-2, Office Two District, and CS, Community Service District, PUD Planned Unit Development" in accordance with the previously approved site plan and permitting four (4) off-street loading spaces for the 400,000 s.f. (or less) structure instead of the required five (5) Case No. Attachment A ZA13-124 Page 1 off-street loading spaces. 9/19/1989 - City Council adopted a new zoning ordinance (No. 480) and new zoning map and reclassified the zoning for Lot 1, Block B, MTP-IBM Addition No. 1 from `R-1', Retail One District, R-2, Retail Two District, `0-1', Office One District, `0-2', Office Two District, and `CS', Community Service District, `PUD' Planned Unit Development to `C-3', `CS', `PUD'. 01/20/1998 — The City Council approved a zoning change from `C-3', `CS' and `PUD' Planned Unit Development with "C-3" General Commercial District and "CS" Community Service District uses to `NR-PUD' Non -Residential Planned Unit Development District with "C-3" General Commercial District, "CS" Community Service District and "0-2" Office District uses under Planning Case ZA97-164 (Ordinance No. 480-269). SOUTHLAKE 2030: Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates this property as Mixed Use. The Mixed Use designation is defined as a range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New NO development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher - intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. Master Thoroughfare Plan The Master Thoroughfare Plan recommends T.W. King Road to be a C2U, 70-foot, 2-lane undivided collector roadway and E. Kirkwood Boulevard to be an A4D, 100-foot, 4-lane divided arterial roadway. Currently, T.W. King Road is a private roadway. Pathways Master Plan The Pathways Master Plan recommends an 8-foot sidewalk along the north side of the frontage road of State Highway 114. The applicant is proposing to install the 8-foot sidewalk along the frontage road in Case No. Attachment A ZA13-124 Page 2 addition to a 5-foot sidewalk around the rest of the perimeter of the property along T.W. King Road and E. Kirkwood Boulevard. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed overall development will have access onto multiple roadways. There are four (4) driveway access points onto T.W. King Road East, two (2) driveway access point onto T.W. King Road West, which feeds into the westbound frontage road of State Highway 114, and one (1) driveway access point onto E. Kirkwood Boulevard. . -... East (44) (between Kirkwood Boulevard and Bob Jones Road) 24hr North Bound (426) South Bound (446) AM Peak AM (29) 7:45 AM—8:45AM Peak AM (51)7:15 AM— 8:15 PM PM Peak PM (42) 5:00 — 6:00 PM Peak PM (46) 3:15 — 4:15 PM . -... West (93) (between T.W. . -... East and S.H. 114 frontage road) 24hr North Bound (537) South Bound (376) AM Peak AM (43) 7:30 — 8:30 AM Peak AM (55) 7:45 — 8:45 AM PM Peak PM (48) 3:00 — 4:00 PM Peak PM (32) 3:15 — 4:15 PM * Based on the 2013 City of Southlake Traffic Count Report General Office (710) 1 381,377 4,199 520 1 71 1 97 1 472 * Vehicle Trips Per Day * AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7" Edition TREE PRESERVATION: There is approximately 15% tree coverage on this site. The applicant is proposing to preserve 86% of that tree coverage. The "NR-PUD" zoning district does not require the applicant to preserve any minimum amount of trees but rather makes their tree preservation plan subject to City Council's approval. PLANNING & ZONING COMMISSION ACTION: November 21, 2013, Approved (5-0) subject to Plat Review Summary No. 2, dated November 15, 2013 and the staff report dated November 15, 2013 also noting the applicants willingness to work with staff on the striping of TW King and TW King (East) Road. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated November 15, 2013 WCommunity DevelopmentMEMO12013 Casesl124 - PR - SolanalStaff Report Case No. Attachment A ZA13-124 Page 3 Case No. ZA13-124 Vicinity Map Lot 1 R, Block B, MTP-I BM Addition No. 1 616 612 608 604 ��, 501 RANCHO LAREDO� ■ 617 613 609 605 ■ 3551 Town of Trop a i s 3 2 as36 35 z C 3529 � 8 3525 34 `� 3521 351� O 39 I� •���. OD BLED 3400 6 Town of Westlake �i ZA13-124 Plat Revision N e - E 0 350 700 t,400 Feet s Attachment B Page 1 Plans and Support Information Proposed Site Plan vtl Z J a W F f/N 90'LVEW -- � LL 2 I� ■■■ MEN- - - _.- ■■■ Case No. Attachment C ZA13-124 Page 1 r ' OFU 1Q �"ll C rtx � R PEPRMR90EAI U13I13 EHEEHEHHEM Proposed Plat Revision / 4 o /+ ��ryl � r, Z O a m� G` a LL 2 ^ ail a �> O� > 1 31� W�mo LL ��> Ks O`w'a 4B'B c Q. K E U��yZNULLHm n a NF ��8 94= e g OM 3 a■■' t i1V��y#� Ir — I------J--- bum 1I gp a Y. j r I I Y.'.If11, 1a;y Ila e5e yay IY I 1 I I @ yYy�}}_'gp ry5 i ur.eo-.xarl i 'i —A4 a�01x 3tBrIMn1 .b ��� ss.u<os " E� m7 :rtee d �I W-----'M'1 Case No. Attachment C ZA13-124 Page 2 Case No. ZA13-124 Traffic Impact Analysis Summary Solana - One Kirkwood September 30, 2013 Southlake, Texas AVO 29542 IV. RECOMMENDATIONS 4.1 Remediation Measures There are no recommended remediation measures for the intersections that are two-way stop controlled (TW King Road at westbound SH 114, E. TW King Road at Kirkwood Boulevard, and the proposed driveway on Kirkwood Boulevard). It is not uncommon for the stopped approaches at these intersections to have delays and lower levels of service during the peak hours, particularly left -turn movements. For the all -way stop controlled intersections at the SH 114 frontage roads, one possible mitigation solution is to signalize the intersections. If the intersections were signalized, the traffic operations would improve to a C or better during the AM peak. During the PM peak, the intersection at westbound SH 114 would improve to a LOS ranking of E and the eastbound SH 114 intersection would have a LOS ranking of B. The LOS ranking of this intersection could be improved further with the modification of the westbound approach to allow three through lanes versus the existing two. This could be accomplished through modification of the existing right - turn island. With the modification, the LOS ranking (with signalization) would improve to a D. It is Halff s recommendation that signalization of the frontage road intersections at Kirkwood Boulevard be considered. This recommendation is applicable for the existing conditions the where westbound SH 114 at Kirkwood operates at a LOS ranking of F as well as the proposed conditions. ■; HALFF Attachment C Page 3 Solana - One Kirkwood September 30, 2013 Southlake, Texas AVO 29542 V. SUMMARY The proposed development is anticipated to add approximately 1,100 additional trips to the adjacent roadway system during the AM peak hour and 1,020 trips to the system in the PM peak hour. This additional traffic impacts current operations at the SH 114/Kirkwood Boulevard intersections resulting in increased vehicle delay and lower LOS rankings at study intersections. One possible remediation measure is to signalize the diamond interchange, which would improve LOS ranking to a C or better during the AM peak and an E or better during the PM peak. However, it is recommended that strong consideration of other options be given before signalization is implemented due to the following reasons: As discussed above, there appears to be a significant number of vehicles that are bypassing the congestion on SH 114 due to both the lane reduction at Kirkwood Boulevard and the SH 114/Sh 170 interchange. It is anticipated that once the interchange construction is complete, the volume of westbound through traffic at Kirkwood Boulevard will decrease. • The TIA presented above was based on the worst case scenario of a parking ratio of 7.4 spaces per 1,000 square feet of building space and an anticipated employee count of 2,600. If the actual usage is less, then signalization on the interchange may not be necessary. • The analysis based on the HCM 2010 methodology has some limitations for the all -way and two-way stop control. One particular issue is the analysis indicating delays for free right -turn movements, even when the right -turn lane has an exclusive receiving lane. If these movements are assumed to have an LOS rank of A or B, the overall LOS ranking of the intersection improves as well. Observation by city staff is recommended in these situations. • One alternative to signalization would be to increase the westbound capacity on Kirkwood Boulevard at the westbound SH 114 frontage road (northbound movement in the Synchro analysis) by reconstructing the existing right -turn island to allow an additional westbound lane. Also, the approaches to the frontage roads could be restriped to allow shared left-turn/through movements. For the study intersections of westbound SH 114 at TW King Road and E. TW King Road at Kirkwood Boulevard, the addition of development traffic does have some impact to the stop controlled movements, but does not significantly impact the traffic movements that are free flow. Therefore, no recommendations for improvements are being made for these intersections. 10- mom HALFF Case No. Attachment C ZA13-124 Page 4 PLAT REVIEW SUMMARY Case No.: ZA13-124 Review No.: Two Date of Review: 11/15/2013 Project Name: Plat Revision of Lot 1, Block B, MTP-IBM Addition No. 1 APPLICANT: Halff Associates Inc. Brian Haynes 1001 Cross Timbers Dr., Ste. 2020 Flower Mound, TX 75028 Phone: (972) 956-0801 Fax: OWNER: Maguire Partners — Solana LP Brian Summers 9 Village Circle, Ste. 500 Westlake, TX 76262 Phone: (817) 430-0100 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/04/2013 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 OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Daniel Cortez, AICP Principal Planner Phone: (817) 748-8070 Email: dcortez ci.southlake.tx.us 1. In the legal description the 16t" call makes reference to South 30 degrees 10 minutes 57 seconds for a distance of 1.84 feet. The face of the plat does not show this bearing on any of the tables or within the plat exhibit. Please clarify this bearing. 2. If any sidewalks are meandered onto private property on this lot, ensure public access easements are in place for them. Specifically, along the west property line where the sidewalk appears to enter the property near the proposed parking garage. Informational Comments It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. A "Certificate of Taxes Paid" indicating that there are no delinquent taxes owed on the subject property from each taxing authority must be provided to the City prior to filing this plat in the County records. A copy of this information may be obtained from the Tarrant county Tax Assessor/Collector's Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector's office at 817-884-1186. We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. Please submit a revised "check print" digitally prior to submitting blackline mylars with original signatures. Case No. Attachment D ZA13-124 Page 1 Original signatures Mylars will not be appear on the plat. and seals will be required on two blackline mylars prior to filing the plat. accepted if any erasures or original ink, other than signatures or seals, Denotes Informational Comment Case No. ZA13-124 Attachment D Page 2 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Lot 1 R, Block B, MTP-IBM Addition No. 1 613 3400 SPO# Owner Name Zoning Address Acreage Response 1. Wilks South Lake Development NRPUD 3410 T W KING RD 0.41 NR 2. Brazos Electric Power Corp NRPUD 3411 T W KING RD 3.71 NR 3. Wilks South Lake Development NRPUD 3415 T W KING RD 4.29 NR 4. Maguire Partners -Solana Lp NRPUD 1 E KIRKWOOD BLVD 20.41 NR 5. Redus Texas Land Llc NRPUD 3400 E T W KING RD 1.92 NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Five (5) Responses Received: None to date Case No. Attachment E ZA13-124 Page 1