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
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ZA13-124
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Attachment B
Page 1
Plans and Support Information
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Case No. Attachment C
ZA13-124 Page 1
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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