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
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Site Plan
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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
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01 EXISTING SITE PLAN
NORTH
SCALE: €' = 20'-0"
Proposed Site Plan
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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
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01 PROPOSED LANDSCAPE PLAN NORM
SCALE: 1" = 20'-0"
Building Elevations
:RDWN
SIGN
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,NEL
JLING -
North Elevation
Case No. Attachment C
ZA14-116 Page 3
West Elevation
South Elevation
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16•_10•' 21•_11" 12'_5" 3,_47
METAL CANCPY
20'_S"
STUCCO CROWN
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METAL CANOPY
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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
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n �a
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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 °)
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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