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Item 6A13 CITY OF S0UTHLA1<.,,E Department of Planning & Development Services STAFF REPORT October 14, 2014 CASE NO: ZA14-116 PROJECT: Site Plan for Empire Rugs EXECUTIVE SUMMARY: RPGA Design Group, Inc., on behalf of the owner Ben Shebahang, is requesting approval of a site plan for Empire Rugs on property described as Lot 1 R, Block 1, of the Miron Addition, and located at 1695 E. Southlake Boulevard, Southlake, Texas. Current Zoning: "C-2" Local Retail Commercial District. SPIN Neighborhood #8. DETAILS: RPGA Design Group, Inc. is requesting approval of a site plan for Empire Rugs to accommodate renovations to an existing building and increasing square footage by approximately 3% or 177 square feet. The existing building will be renovated to include new fagade elevations on all sides. The building materials proposed are stone veneer and stucco, accented with glass panels and metal canopies. The renovation of the existing building is proposed to meet the horizontal and vertical building articulation requirements for the corridor overlay zone for FM 1709. The applicant is requesting the building to be renovated as shown in the proposed site plan and elevations. There are some existing legal nonconforming conditions such as the front yard setback, impervious coverage and parapet roof that are permitted to remain in conformance with the nonconforming structure provisions of the Zoning Ordinance No. 480, as amended. Driveways are permitted to remain as existing in conformance with the non -conforming provision of the Driveway Ordinance No. 634, as amended. At the June 17, 2014 City Council meeting, a previous application for a zoning change and site plan that included an accessory building was denied. The applicant has since removed the accessory building and trash dumpster elements from the site plan and brought the articulation and building materials into compliance. The removal of the accessory building also removed the necessity of a zoning change from the current application. On October 9, 2014, the Planning and Zoning Commission recommended approval subject to the staff review summary and report; noting the applicant's willingness to reach out to NuStar Energy with respect to proposed landscaping in their easement. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Site Plan Approval Request Case No. ZA14-116 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) Site Plan Review Summary No. 2, dated October 3, 2014 (E) Surrounding Property Owners Map and Responses (F) Full Size Plans (for Commissioners and Council members only) STAFF CONTACT: Dennis Killough (817)748-8072 Lorrie Fletcher (817)748-8069 Case No. ZA14-116 BACKGROUND INFORMATION OWNER: Ben Shebahang APPLICANT: RPGA Design Group, Inc. PROPERTY SITUATION: 1695 E. Southlake Boulevard LEGAL DESCRIPTION: Lot 1R, Block 1, of the Miron Addition, an addition to the City of Southlake, Tarrant County, Texas CURRENT ZONING: "C-2" Local Retail Commercial District HISTORY: The existing building was constructed in 1986. December 1, 1992; a plat revision was approved by City Council for the property. June 17, 2014; a zoning change and site plan was denied. (ZA14-058) CITIZEN INPUT: A SPIN meeting has not been scheduled for this project. SOUTHLAKE 2030: Pathways Master Plan There is an existing eight (8) foot wide sidewalk along E. Southlake Boulevard TREE PRESERVATION: The applicant will be preserving the five (5) existing trees on the site. The trees will remain with the development of the site. UTILITIES: Water The site is served by an existing 8-inch water line from along Miron Drive Sewer The existing building is served by an existing 6-inch sewer along E. Southlake Boulevard. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will access onto Miron Drive, a two (2) lane drive with approximately fifty-six (56) feet of right-of-way with access onto E. Southlake Boulevard, a six (6) lane divided arterial with approximately one hundred thirty (130) feet of right-of-way. * Based on the 2013 City of Sonthlake Traffic Connt Report Case No. Attachment A ZA14-116 Page 1 Traffic Impact Specialty Retail Center (814) 1 5,505 1 266 1 20 1 21 1 17 1 13 * 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 Mammal, 7th Edition P&Z ACTION: October 9, 2014; Approved (7-0) subject to the site plan review summary and staff report dated October 3, 2014; noting the applicant's willingness to reach out to NuStar Energy to address their concerns with respect to any landscaping or vegetation that might be placed in their utility easement along the east side of the property. STAFF COMMENTS: Staff Review Summary is located in Attachment `U. In the event the building is demolished or significantly destroyed in the future, requiring rebuild, all the ordinance regulations in place at that time will be required or a variance approval obtained. Case No. Attachment A ZA14-116 Page 2 Vicinity Map Empire Rugs C a 21 N ST 15D1 �Z LU Q no W C" C7 J J_ r1700 1510 1540 1560 1570 1580 lfi0{7 2100 212 SOUTHLAKE BLVD 55 1575 1615 619 1621 1723 19D1 - Lr r p o y f U 1721 o ^' m z D60 1725 T o 1370 O� v z U 90 00 n COOd ti ` ZA 14 1 '1 G Site Plan 0 305 10 1,2211 Feet Case No. Attachment B ZA14-116 Page 1 Plans and Support Information For 1695 E. Southlake Boulevard, we submit the proposed site plan with C-2 uses limited to Local Retail Commercial use, The property is an existing site and building that was developed before the current zoning regulations had been adopted. As such, it currently has slight deficiencies (as described below) to the current C-2 zoning requirements, for which it is zoned. Every effort has been made to make the site conform to the C-2 regulations as much as possible working within the confines of an existing building on an existing site. The new property owner, Ben Shabahang, intends to renovate the existing building and use it for his retail business selling high quality rugs. He currently owns Ben Shabahang Empire Rugs located on 2325 E. Southlake Blvd. and will move his business to this new location when the renovations have been completed. His plans include occupying a majority of the square footage and leasing the remaining space, with the possibility of occupying the entire space as his business grows. Construction to renovate the building is scheduled to begin in January of 2015. The existing building is a metal paneled building with a masonry front and metal canopy on the north side. As part of the renovation, the building will be made to comply with the current zoning regulations. All of the existing metal wall panels, brick masonry and metal canopy will be changed to stucco, stone veneer, and metal canopies. Storefront glass will be provided on the north, east and west building facades. As part of the building renovation, exterior walls will be built to meet the horizontal and vertical building articulation requirements for C-2 zoning visible along Southlake Boulevard. These changes will greatly improve the building aesthetics at this site and meet C-2 zoning regulations as to building facade materials. The site will remain mostly as is due to the existing layout of the street paving and parking. The required parking count for the property as retail space is 28 spaces. There are currently 4 existing parking spaces that are to the north and to the south of the south properly line. Access to these parking spaces is from the drive on the applicant's property. There is a current shared parking agreement between the applicant's property and the property owner to the south to share these 4 parking spaces. Counting these 4 spaces as part of the total parking for the site, the required parking is met. There is not any additional area on the site to add any additional parking. No new parking on the site is being proposed. The allowable impervious coverage percentage currently exceeds the C-2 requirements, due to the existing paving conditions. Effort has been made to reduce the impervious percentage where possible. The proposed impervious coverage percentage is 77% (70% required). Landscape bufferyards are not required per landscape ordinance section 42AC and the required landscaping is minimal per landscape ordinance section 3.IA. To conform as much as possible with the landscape ordinance, new landscaping is proposed to be placed within the "TxDot" right of ways along Southlake Boulevard and the right of way along Miron Drive. In an effort to enrich the site with additional landscaping the Owner is nrenared to enter into an encroachment agreement with TxDot pendng TxDot approval. All existing trees have been noted on the site plan to remain. No trees are to be removed from the existing site. No Tree Conservation Plan is required or has been provided. The existing trees to remain shall be protected from damage during the building renovation as per city ordinance. The existing trees on the properly will remain and be pruned. Additional shrubs and seasonal ground cover will be provided per landscape requirements as indicated on the site plan submittal sheet. Shrubs arc proposed on the cast side of the property to screen the utility equipment and the ground mounted a/c condenser units from the Southlake Blvd right of way. As an existing site without a sidewalk, no new sidewalk is proposed to run along Miron Drive. The two existing trees that are planned to remain along Miron Drive would have to be removed to allow for the addition of a sidewalk along Miron Drive. With the additional trees and shrubs proposed within the right of way along Miron Drive, no sidewalk would be able to be provided in this location. Sidewalk access is currently provided from the sidewalk that runs along Southlake Blvd at the northwest corner of the site, which was constructed with the Southlake Blvd improvements made a couple of years ago. A new monument sign to replace the existing monument sign is proposed that meets the current sign ordinance. Thank you, Robert P. Garza, AIA, TSA, R.A., R.I.D. - Principal RPGA Design Group, Inc. - Architects Case No. Attachment C ZA14-116 Page 1 Existing Site Plan EAST SOUTHLAKE BOULEVARD 10- MONT OF WAY CONCRETE RAVEMENT 15 W - ENT i5' SARI! Ri SEWER EASE=E0-- 66 3 j E.asn IA T I MOOOLANO NGWITS _ $ anc w o{ ONE STORY I 1I Z NINGAOC4-NOT S eXlsm+c METAL/STUCCD BUILDING �ig,� REE - wolDo 5328 SO.FT. LOT 1R. BLOCK 1 1s1Y — uER° MIRCN ADDITION �I 'e E xRc a I o lr•50.3P � a ry W1RT/EXIi 3f�"` °1fl� sTA Nc DERTN '. M"Y1 ACE I gar z. R1.DCN 1 MIRON PDbInON ZONING - OF LUA. - IXF10E CCMYERLTAL 2C 40 SU 01 EXISTING SITE PLAN NORTH SCALE: €' = 20'-0" Proposed Site Plan EAST SOUTHLAKE BOULEVARD CONCRETE PAVEMENT LO7 1 AnD N(JGHTs Donav m"c ol -w— � IRIESIMENIS MC. LOT Y. BLOCJ( 1 MIRON ADDITIW ZONING - BI LU,U. - Ri10E CUMMEACIAL NNJA AND SHEINI MALIN 0 20 4D 80 02 PROPOSED SITE PLAN NORTH scAl F- 1 = 21)'-n" Case No. Attachment C ZA14-116 Page 2 Landscape Plan EAST SOUTHLAKE BOULEVARD around COVER AND SEASMAL COVER NEW- MONIiMENT SIGN SHRUH5 NEW TREE Z (UNOERSTORI) EHiSTMG- LIGHi POI£ NEW SHRUBS Ex$5RNG T TO REMAIN R-212.23' ` 1 -1' CH-NO2 W 2]"E LL-MM, ENTRV/E [- DRIVE NEW TREES (UNDQ2STarY) NEW SHRuss EASTING NEW TREES (UNDERSTarY) FgIn. NECTRC YETER 70 C AA CMDENM NEW SHRUBS NEW MEE 20 Ark 80 01 PROPOSED LANDSCAPE PLAN NORM SCALE: 1" = 20'-0" Building Elevations :RDWN SIGN 1NGP ,NEL JLING - North Elevation Case No. Attachment C ZA14-116 Page 3 West Elevation South Elevation "��.. 16•_10•' 21•_11" 12'_5" 3,_47 METAL CANCPY 20'_S" STUCCO CROWN 1' CONTROL JOINT TMCAL STUCCO s y; _r •-. METAL CANOPY r., GLASS PANEL .... - OPEN RAILING .1II 0'-0" F.F. East Elevation Case No. Attachment C ZA14-116 Page 3 SITE PLAN REVIEW SUMMARY Case No.: ZA14-116 Project Name: Empire Rugs APPLICANT: RPGA Design Group, Inc. Robert P. Garza 101 S. Jennings Avenue, Ste. 100 Ft. Worth, TX 76104 Phone: (817) 332-9477 Email: robgarza@rpgaarchitects.com Review No.: Two Date of Review: 10/03/2014 Owner: Ben Shabahang and Layla Alizadeh 2325 E. Southlake Blvd. Southlake, TX 76092 Phone: (817) 310-6363 Email: empirerugs@gmail.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/22/14 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 Lorrie Fletcher Planner I Phone: (817) 748-8069 Email: Ifletchera-ci.southlake.tx.us 1. The submitted plan does not show a trash receptacle screening device. A trash receptacle must be screened by a minimum 8' masonry wall similar to the front building facade with a solid metal gate to remain closed. If no trash receptacle is to be used, please provide your intended provisions for trash. You will be required to use the City's contracted service provider. The following are recommendations and observations by staff where your application may benefit and does not represent a requirement. • Staff recommends providing a materials sample board. • All development must comply with the underlying zoning district regulations. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin(a)ci.south lake.tx.us TREE CONSERVATION COMMENTS: No existing trees are proposed to be altered. LANDSCAPE COMMENTS: Case No. Attachment D ZA14-116 Page 1 Since the proposed addition does not exceed 5,000 square feet or 30% of the existing building's square footage, the interior landscape and bufferyards regulations do not apply except to 50% of the proposed additional square footage to the building. A total of two (2) shrubs would be required to be planted. Public Works/Engineering Review Om Gharty Chhetri, P.E., CFM Civil Engineer Phone: (817) 748-8089 E-mail: ochhetri(a)ci.southlake.tx.us * No Comments Fire Department Review Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements(a)ci.south lake.tx.us FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 150 feet of all buildings on a "hose -lay" basis for non -sprinkled buildings. Fire apparatus access needs to be an all-weather surface, asphalt or concrete, a minimum of 24 feet wide with 6 inch red striping that contains 4 inch white lettering that states "FIRE LANE NO PARKING" every 25 feet, and able to support the imposed loads of fire apparatus. (A minimum of 80,000 pounds GVW)(Existing fire lane does not meet requirements, stripe fire lane to the maximum width possible and dead end fire lane at the north end of the building) INFORMATIONAL COMMENTS: All commercial buildings are required to have Knox Box rapid entry systems installed. Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office. General Informational Comments No review of proposed signs is intended with this site plan, including monument signs. A separate building permit is required prior to construction of any signs. All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. All lighting must comply with the Lighting Ordinance No. 693, as amended. Case No. Attachment D ZA14-116 Page 2 All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. There are some existing legal nonconforming conditions such as the front yard setback, driveway stacking, impervious coverage and parapet roof that are permitted to remain in conformance with the nonconforming structure provisions of the Zoning Ordinance No. 480, as amended. Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS — exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP) Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from any rights -of -way as defined in Section 43.19.d. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building's design and ensures that such equipment is not visible from ROW as defined in Section 43.19.d. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. All development must comply with the underlying C-2 zoning district regulations. Denotes Informational Comment Case No. Attachment D ZA14-116 Page 3 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Empire Rugs Lu U c W n �a J J 115 j > _ttSA 17 2100 2120 2130 1510 1540 1560 1570 1 x 600 E SOUTHLAKE BLVD 1555 1575 1615 61 1621 1695 1723 1901 G, 21 1721 °) m N h m z D60 1725 0 0 �7 0 r y00 qg0 ®0 L gi o 365 0 N 1. Shamrock Pipeline Corp, The C3 Estate Hwy 114 0.41 O 2. Townuare Ventures Lp DT 1570 ESDuthlake Blvd 2.27 NR 3. 7330 Fair Oaks Blvd Prt Et al C3 1600 ESDuthlake Blvd 2.36 NR 4. ,.pmorgan Chase Bank C3 1700 ESDuthlake Blvd 2.12 NR 5. Pky Group Uc SDI 1621 ESDutMake Blvd 1.10 NR 6. Bruton, Paul R& Doreen S:12 1615 ESDuthlake Blvd 1.02 NR 7. Bootstrap Investments Inc C1 ESDuthlake Blvd 2.16 NR 8. Bootstrap Investments Inc 01 1723 ESDuthlake Blvd 1.03 NR 9. Malik, Nalia& 5hezad B1 175 Miron Dr 0.63 NR 10. Wetrich Fealty Lp B1 325 Miron Dr 0.70 NR 11. Fecky Mountain Holdings Uc 9:11 345 Miron Dr 1.00 NR 12. March Investments Lp B1 365 Miron Dr 0.74 NR 13. SDut Make, City Of CS 320 Miron Dr 1.57 NR 14. Fbc Miron Office Ltd SF2 300 Miron Dr 2.72 NR 15. Dallas 9nsa Tower Holdings Lp B1 340 Miron Dr 0.98 NR 16. Tesoriero Holdings Uc SF2 300 Miron Dr # 1 0.08 NR 17. D2,1�21VI Uc S:12 300 M iron Dr # 2 0.08 NR 18. Bearfoot Investments Uc S:12 300 M iron Dr # 3 0.08 NR 19. Miron Grove Uc S:12 300 Miron Dr #4 0.13 NR 20. Fbc Miron Office Ltd S:12 300 Miron Dr 1.57 NR 21. Thorn Properties Uc S:12 300 M iron Dr # 5 0.11 NR 22. Miron, Gary A& Janice L C2 1695 ESDuthlake Blvd 0.54 NR 23. Bootstrap Investments Inc 01 100 Westwood Dr 1.13 NR 24. Krause, Michael SEtux Fejana B1 205 Miron Dr 0.52 NR 25. Candy Beara Uc B1 305 Miron Dr 0.77 NR F: In Favor 0: ODDosed To U: Undecided NR: No Resaonse Notices Sent: Twenty-five (25) Responses Received: One (1) see attached Case No. ZA14-116 Attachment E Page 1 not OS 14 11:21a Nustar Grapevine 8174811514 P.1 Notification Response Form ZA14-116 Meeting Gate., October 9, 2014 at 6:30 PM S ek-�`nn fL Pipeline Corp, The PO Box 780339 San Antonio Tx 78278 Mrod questions ow to: city Of soud"M S Ouvellopnwit Serikes 14M #IFain St SGURARIW�'Tx 76M tom:(617)7484MM I== (817)7I7 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC NEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to )ndecided about (circle or un er ine one) the proposed Site Plan referenced above. comments regarding your position: f Additional Signature: Date: Printed Name(s): Wj )' cS4-p-- Must be property owner(s) whose name(s) a printed at top. Otherwise contact the Planning Department. One form per property. Phone Number (optional): 8 1 -7 - �r -7 1 - ?9 Case No. Attachment E ZA14-116 Page 2