Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T May 13, 2016 CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: ZA Zoning Change and Development Plan for the Carillon Corporate District On behalf of Hines Southlake Land, LP, Jacobs Engineering, Inc. is requesting approval of a Zoning Change and Development Plan from ECZ Employment Center Zoning District to ECZ Employment Center Zoning District to amend the approved Carillon Development Plan layout for the Corporate District and to allow a hotel as a permitted use in the District on approximately acres located between the 200 and 400 block of E. State Hwy. 114, being approximately 1,100 feet east of the northeast corner of E. State Hwy. 114 and N. White Chapel Blvd. Southlake, Texas. SPIN Neighborhood # 3 Jacobs Engineering Inc. is requesting approval of a Zoning Change and Development Plan from ECZ Employment Center Zoning District to ECZ Employment Center Zoning District to amend the approved Carillon Development Plan layout for the Corporate District and to allow a hotel as a permitted use in the district. The applicant is proposing the following amendments to the ECZ zoning regulations for the Corporate District. All other aspects of the district are to remain unchanged. Proposed amendments to the ECZ Zoning District 1. Amend the permitted uses to allow a hotel as a permitted use in the Corporate District. The hotel height maximum is 100 as indicated in the Plaza District restrictions. The hotel architectural design is to generally conform to the Hotel-specific Plaza District requirements in the ECZ zoning. 2. Redefine the parking standards for the Hotel use based on 1.2 spaces per hotel room. 3. Revise the Development Plan to incorporate a Hotel use along S.H 114 and to remove the Plaza Street C connection to S.H Amend the zoning to allow loading zones at the front entrance. ZA16-029

2 The following two development plans shown below are a comparison of the changes to the Corporate District: Original Corporate District (November 2008) Proposed Corporate District (May 2016) Carillon Corporate District The following information is from the Carillon Master Plan approved by City Council in November of 2008: ZA The Corporate District is comprised of primarily office with the opportunity for additional retail or commercial uses. A 25 foot landscape buffer and a 50 foot building setback is adjacent to S.H In addition, a 20 foot landscape buffer

3 is proposed along Kirkwood Boulevard and the parkway to the north of the Corporate District. This request is being processed in conjunction with a Site Plan for Hotel Indigo- Carillon, a four story office building, under Planning Case ZA VARIANCE REQUESTED: ACTION NEEDED: A variance to Driveway Ordinance No. 634, as amended, Section 5.2(d), requiring a stacking depth of 75 for both driveways on the proposed hotel site, is requested to allow approximately 20 of stacking depth on the west driveway and approximately 25 of stacking depth on the east driveway. 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Development Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) SPIN Report dated March 22, 2016 (D) Plans and Support Information Link to PowerPoint Presentation (E) Development Plan Review Summary No. 2, dated May 13, 2016 (F) Surrounding Property Owners Map and Responses (G) Full Size Plans (for Commissioners and Council Members only) STAFF CONTACT: Ken Baker (817) Richard Schell (817) ZA16-029

4 BACKGROUND INFORMATION OWNER: APPLICANT: Hines Southlake Land, LP Jacobs Engineering, Inc. PROPERTY SITUATION: Located between the 200 and 400 block of E. State Hwy. 114, being approximately 1,100 feet east of the northeast corner of E. State Hwy. 114 and N. White Chapel Blvd LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: PROPOSED ZONING: HISTORY: Tracts 3B2 and 3B and a portion of Tract 3A1, Larkin H. Chivers Survey, Abstract No. 300 Mixed Use ECZ Employment Center Zoning District ECZ Employment Center Zoning District - On November 18, 2008 the City Council approved a Zoning Change and Development Plan from NR-PUD Non-Residential Planned Unit Development and C-2 Local Retail Commercial District to ECZ Employment Center Zoning District for Carillon under Planning Case ZA (Ordinance No ). - On April 20, 2010 the City Council approved a Site Plan for the Children s Medical Center at Southlake under Planning Case ZA CITIZEN INPUT: A SPIN meeting was held on March 22, 2016 for the Hotel Indigo Carillon, which included some discussion of the proposed amendment to the ECZ corporate District zoning. A copy of the SPIN Report is included in Attachment C of this report. The 2035 Corridor Planning Committee discussed the Site Plan for Hotel Indigo Carillon at their May 10, 2016 meeting. Please see the staff report for case number ZA for a copy of the meeting report on that item. SOUTHLAKE 2030: Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates this property as Mixed Use. The Mixed Use land use designation is defined within Southlake 2030 as the following: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares Attachment B ZA Page 1

5 of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New 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. Urban Design Plan The Urban Design Plan also includes a few recommendations pertaining to the State Highway 114 corridor where this site is proposed to be located. They are as follows: o o o Establish appropriate scale and bulk standards for buildings along the highway, specifically at mid-block locations. Buildings should be 4 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low-profile, single story pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian accessways. Structured parking is encouraged over surface parking. Specifically, shared parking is also encouraged between adjoining complementary land uses. Special attention should be given to the design of parking garages to avoid plain facades with views of parked cars from adjoining properties and rights-of-ways. Façade details, vertical and horizontal courses such as cornices, lintels, sills, and water courses should be used to add interest along facades. To the extent possible, parking garages should be located behind principal structures to limit views from the highway. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed hotel development will have two points of access onto Carillon Court. A Traffic Impact Analysis (TIA) was conducted in May of 2008 during the initial proposal of the master planned Carillon development. Since its approval an addendum was done in March of 2010 during the proposal of Children s Medical Center to address the reduction of approximately 94,000 square feet of office/retail uses and an addition of 70,000 square feet of a medical center use. The Conclusions and Recommendations Attachment B ZA Page 1

6 from the 2008 TIA in addition to an approval letter from the Texas Department of Transportation (TxDOT) can be found under Attachment D of this report. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 13, Attachment B ZA Page 1

7 Attachment B ZA Page 1

8 SPIN Meeting Report Attachment C ZA Page 1

9 Attachment C ZA Page 2

10 Attachment C ZA Page 3

11 ZA Attachment C Page 4

12 Attachment C ZA Page 5

13 Attachment C ZA Page 6

14 Attachment C ZA Page 7

15 Plans and Support Information Variance Request Letter Attachment D ZA Page 1

16 Revised Development Plan Attachment D ZA Page 2

17 Revised Pages for Zoning Booklet Attachment D ZA Page 3

18 Attachment D ZA Page 4

19 CONCLUSIONS FROM ORIGINAL TRAFFIC IMPACT ANALYSIS Attachment D ZA Page 5

20 Attachment D ZA Page 6

21 Attachment D ZA Page 7

22 DEVELOPMENT PLAN REVIEW SUMMARY : ZA Review No.: Two Date of Review: 05/13/16 Project Name: Development Plan Carillon Hotel Indigo APPLICANT: Kevin Kessler OWNER: Jeff Kennemer Jacobs Engineering Hines Southlake Land LP 1999 Bryan St. Suite Ross Ave. Suite 4200W Dallas, TX Dallas, TX Phone: (214) Phone: (972) kevin.kessler@jacobs.com jeff.kennemer@hines.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/16 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 RICHARD SCHELL AT (817) OR DENNIS KILLOUGH AT (817) The proposed Indigo Hotel Site Plan must conform to the underlying ECZ Zoning and Development Plan for Carillon. 2. The materials on the hotel elevations are not labeled. Please ensure that the materials proposed for the hotel are permitted façade materials in the Carillon regulations. Tree Conservation/Landscape Review kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: * The proposed Tree Conservation Plan shows to preserve existing trees that were previously shown to be removed on the Carillon Tree Conservation Plan. The property contains approximately 52% of existing tree cover and if this was straight zoning 50% of the tree cover would be required to be preserved. A total of 17% of the existing tree cover is proposed to be preserved. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Attachment E ZA Page 1

23 Table 2.0 Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% 20% 70% % 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. iii. iv. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: * A color-coded Landscape Plan meeting the requirements of Landscape Ordinance No. 544-A is required for approval of the Site Plan. Attachment E ZA Page 2

24 Steve Anderson, P.E., CFM Civil Engineer Phone: (817) GENERAL COMMENTS: Public Works/Engineering Review 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. 3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. 4. Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. 5. Construction within SH 114 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: EASEMENTS: Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15 minimum and located on one lot not centered on the property line. A 20 easement is required if both storm sewer and sanitary sewer will be located within the easement. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. Attachment E ZA Page 3

25 WATER COMMENTS: 1. Minimum size for water lines is All water line stubs must have 2 joints past the valve with a 2 blow-off per the City s details. * Water lines cannot cross property lines without being in an easement or right of way. * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. SANITARY SEWER COMMENTS: 3. Minimum size for sanitary sewer is 8. Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards. 4. Proposed sanitary sewer shall be located in parkway - not under pavement, except for crossings. 5. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by building inspections prior to burial. * Sanitary sewer in easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: 1. Clearly label all private and public storm lines. 2. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm sewer: 30 RCP and under - 15 easement RCP - 20 easement RCP - 25 easement RCP - 30 easement Over 102 RCP 3.5 times diameter * Calculations will be required to verify capacity of proposed curb inlets. * Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. The proposed flume will not be allowed. * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No INFORMATIONAL COMMENTS: * Submit 22 x34 civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for Attachment E ZA Page 4

26 review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City s website: * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-construction, construction and post-construction erosion control measures. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * A right of way permit shall be obtained from the Public Works Operations Department (817) to connect to the City s sewer, water or storm sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No *=Denotes informational comment. Kelly Clements Assistant Fire Marshal Phone: (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5 X5 if the double check is not located on the riser, or a minimum of 6 X6 if it is on the riser. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant. (A remote FDC is acceptable to meet the requirement)(fdc not shown on plans) FIRE LANE COMMENTS: Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec ) 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 85,000 pounds GVW) (Label all fire lanes. General Informational Comments Attachment E ZA Page 5

27 * A SPIN meeting was held on March 22, * No review of proposed signs is intended with this site plan. 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 A. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No * Development must comply with all requirements in Zoning Ordinance No A. * 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. * Denotes Informational Comment Attachment E ZA Page 6

28 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Carillon Corporate District SPO# Owner Name Zoning Physical Address Acreage Response 1. HINES SOUTHLAKE LAND LP ECZ 250 E SH NR 2. HINES SOUTHLAKE LAND LP ECZ 100 E SH NR 3. HINES SOUTHLAKE LAND LP ECZ 200 E SH NR 4. HINES SOUTHLAKE LAND LP ECZ 190 E SH NR 5. HINES SOUTHLAKE LAND LP ECZ 240 E SH NR 6. DOMINION SOUTHLAKE PROPERTIES C3 101 E SH NR 7. DOMINION SOUTHLAKE PROPERTIES C3 201 E SH NR 8. DOMINION SOUTHLAKE PROPERTIES C N WHITE CHAPEL BLVD 6.33 NR 9. HINES SOUTHLAKE LAND LP ECZ 400 E SH NR 10. HINES SOUTHLAKE LAND LP ECZ 430 E SH NR 11. DOMINION SOUTHLAKE PROPERTIES C3 301 E SH NR 12. DOMINION SOUTHLAKE PROPERTIES C3 319 E SH NR 13. BIEKER, RON ECZ 1621 RIVIERA LN 0.12 NR 14. MCCAW, NEIL ECZ 1617 RIVIERA LN 0.12 NR 15. RUCCI, COREY ECZ 1613 RIVIERA LN 0.12 NR 16. BOISSEVAIN, DAVID ECZ 1609 RIVIERA LN 0.12 NR 17. K HOVNANIAN HOMES - DFW LLC ECZ 1601 RIVIERA LN 0.21 NR 18. K HOVNANIAN HOMES - DFW LLC ECZ 1605 RIVIERA LN 0.12 NR Attachment F ZA Page 1

29 19. PERRY, RICHARD B ECZ 308 MONTPELIER DR 0.13 NR 20. HINES SOUTHLAKE LAND LP ECZ 300 CARILLON CT 0.15 NR 21. HINES SOUTHLAKE LAND LP ECZ 1500 LE MANS LN 0.20 NR 22. HINES SOUTHLAKE LAND LP ECZ 400 CARILLON CT 1.46 NR 23. HINES SOUTHLAKE LAND LP ECZ 401 MONTPELIER DR 0.19 NR 24. K HOVNANIAN HOMES DFW LLC ECZ 301 MONTPELIER DR 0.19 NR 25. K HOVNANIAN HOMES DFW LLC ECZ 303 MONTPELIER DR 0.15 NR 26. K HOVNANIAN HOMES DFW LLC ECZ 305 MONTPELIER DR 0.16 NR 27. K HOVNANIAN HOMES DFW LLC ECZ 307 MONTPELIER DR 0.14 NR 28. K HOVNANIAN HOMES DFW LLC ECZ 1508 LE MANS LN 0.14 NR 29. K HOVNANIAN HOMES DFW LLC ECZ 1504 LE MANS LN 0.14 NR 30. K HOVNANIAN HOMES-DFW LLC ECZ 300 MONTPELIER DR 0.24 NR 31. PATEL, TEJAL ECZ 304 MONTPELIER DR 0.15 NR 32. K HOVNANIAN HOMES-DFW LLC ECZ 306 MONTPELIER DR 0.13 NR 33. HINES SOUTHLAKE LAND LP ECZ 833 ORLEANS DR 0.07 NR 34. HINES SOUTHLAKE LAND LP ECZ 1700 N CARROLL AVE NR 35. DEORA, JITENDRA ECZ 829 ORLEANS DR 0.25 NR 36. K HOVNANIAN HOMES DFW LLC ECZ 1513 LE MANS LN 0.14 NR 37. K HOVNANIAN HOMES DFW LLC ECZ 1509 LE MANS LN 0.18 NR 38. K HOVNANIAN HOMES - DFW LLC ECZ 1505 LE MANS LN 0.24 NR 39. MERITAGE HOMES OF TEXAS LLC ECZ 817 ORLEANS DR 0.19 NR 40. MERITAGE HOMES OF TEXAS LLC ECZ 821 ORLEANS DR 0.19 NR 41. CHILDREN'S MEDICAL CENTER ECZ 470 E SH NR 42. K HOVNANIAN HOMES DFW LLC ECZ 1501 LE MANS LN 0.33 NR 43. HINES SOUTHLAKE LAND LP ECZ 629 ORLEANS DR 0.54 NR 44. MERITAGE HOMES OF TEXAS LLC ECZ 825 ORLEANS DR 0.18 NR 45. SOUTHLAKE TX MEDICAL BLDG I LP SP2 431 E SH NR 46. SOUTHLAKE LAND HOLDINGS LP SP2 451 E SH NR 47. SOUTHLAKE LAND HOLDINGS LP SP2 401 E SH NR 48. SOUTHLAKE LAND HOLDINGS LP SP2 335 E SH NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty-Eight (48) Responses Received: None (0) Attachment F ZA Page 2