Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T December 30, 2015 CASE NO: PROJECT: EXECUTIVE SUMMARY: REQUEST DETAILS: ZA Site Plan for Ward Retail Building On behalf of Donnie Ward, G&A Consultants is requesting approval of a Site Plan for Retail Building on property described as Lot 34, F. Throop No Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 2199 E. Dove Road, Southlake, Texas. Current Zoning: C-1 Neighborhood Commercial District. SPIN Neighborhood #4. G&A Consultants is requesting Site Plan approval of a 7,316 square foot commercial building. The two story structure will sit on the northeast corner of a acre property located at the intersection of E Dove Road and N Kimball Avenue. The structure is designed for multiple uses, including a dry cleaner, coffee shop with kitchen, and office space on the first floor; office space and an outdoor patio are proposed for the second floor. Parking is provided consistent with each use, and building design conforms to the Residential Adjacency Overlay regulations. The applicant is requesting two variances, which are detailed below. A renewal of the Specific Use Permit for Tropical Sno shaved ice stand on the same property is requested in conjunction with this application as ZA Site Data Summary Chart Proposed Site Plan Existing Zoning C-1 Neighborhood Commercial District Land Use Designation Retail Commercial Gross Acreage.85 Number of Proposed Lots 1 Area of Open Space (sf) 14,661 Percentage of Open Space (35% min.) 39.74% Area of Impervious Coverage (65% max) 60.26% Proposed Building Area (sf) 3,659 (footprint) Number of Stories 2 Maximum Building Height (ft.) Approx. 32 Required Parking (14 for office/retail) + (14 for coffee shop) + (5 for cleaners) = 33 Provided Parking 39 ZA15-136

2 Variances Requested 1. Driveway separation The applicant plans to utilize two existing drive approaches for the development. Neither approach maintains the 200 foot required separation from the intersection of Dove Road and Kimball Avenue. Because the property does not have 200 feet of frontage on either the north or east property frontages, and because the driveways are existing, the applicant requests a variance to allow driveway spacing under 200 feet from the intersection of Dove Road and Kimball Avenue. 2. Tree preservation The applicant plans to remove two existing trees on site, which comprise the large majority of existing tree coverage. The tree preservation ordinance requires that at least 70% of tree canopy coverage be maintained in cases where less than 20% of the total site is currently covered by tree canopy. Because the existing overhead easement and drive approaches limit the manner in which the property could be developed while preserving the trees, the applicant requests a variance to allow the trees to be removed. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Site Plan Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary No. 1, dated December 9, 2015 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for City Council Members Only) STAFF CONTACT: Dennis Killough (817) David Jones (817) ZA15-136

3 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: HISTORY: Donnie Ward G&A Consultants 2199 E. Dove Road Lot 34, F. Throop No Addition Retail Commercial C-1 Neighborhood Commercial District -The City Council rezoned the property from AG Agricultural District to L Light Commercial District on June 20, The City Council placed C-1 zoning on the property with the adoption of Zoning Ordinance No. 480 on September 19, A Specific Use Permit was approved by City Council to allow a snow-cone stand on April 20, A Specific Use Permit was approved by City Council to allow a snow-cone stand for a period of two years on March 15, A Specific Use Permit was approved by City Council to allow a snow-cone stand for a period of three years on March 6, A Specific Use Permit was approved by City Council to allow a snow-cone stand for a period of three years on February 2, On January 27, 2012, demolition permits were issued for the previous one story brick and metal commercial building (1299 E Dove Road) and one story brick building (1500 N Kimball Avenue). The buildings were utilized by a variety of businesses, including an office, cleaners, a video store, and a salon. - On August 31, 2012, a plat was filed for lot 34, F. Throop Addition No (record #D ) -A Specific Use Permit was approved by City Council to allow a snow-cone stand for a period of three years on June 12, CITIZEN INPUT: A SPIN Town Hall Forum has not been held for the proposed Site Plan. Attachment B ZA Page 1

4 SOUTHLAKE 2030: Consolidated Future Land Use The Southlake 2030 Consolidated Future Land Use Plan designates this development area as Retail Commercial. The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhoodtype retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories previously discussed. As proposed, this Site Plan seems to be consistent with the Future Land Use Plan. Land Use Mix*: The percentages below for the land use mix in the Retail Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Type Percentage Flexibility Retail 65% ±35% Office 20% ±20% Open space 10% ±10% Civic use 5% ±5% Attachment B ZA Page 1

5 Total 100% *These percentages are not regulatory and should only be used as a guide TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The property has approximately 210 feet of frontage along the northern boundary adjacent to E Dove Road. This road is improved with asphalt surface and an existing right turn lane. The property has approximately 150 feet of frontage along the eastern boundary adjacent to N Carroll Avenue, a fully improved street with four lanes and center medians south of Dove Road. Traffic Impact The development was found not to meet the traffic impact threshold necessary for a Traffic Impact Analysis. TREE PRESERVATION: PLANNING AND ZONING COMMISSION ACTION: The development as proposed does not meet tree preservation requirements. A site with less than 20% tree canopy coverage is required to preserve at least 70% of its coverage post-development. A 26 caliper American Elm and a 25 caliper Cottonwood comprise the majority of existing coverage on the site. Both trees are proposed for removal. In order to remove the trees as proposed, City Council must grant the applicant a variance from the requirements of Tree Preservation Ordinance no January 7, 2016; Approved (6-0) subject to the staff report dated December 30, 2015 and Site Plan Review Summary No. 1 dated December 9, 2015 and specifically approving both variances. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 30, N:\Community Development\MEMO\2015 Cases\136 - SP - Ward Retail Bldg Attachment B ZA Page 1

6 Plans and Support Information Proposed Site Plan Attachment C ZA Page 1

7 Project Narrative Attachment C ZA Page 2

8 Conceptual Elevations: North Elevation East Elevation Attachment C ZA Page 3

9 West Elevation South Elevation Attachment C ZA Page 4

10 Tree Preservation Plan Attachment C ZA Page 5

11 Landscape Plan Attachment C ZA Page 6

12 SITE PLAN REVIEW SUMMARY : ZA Review No.: Two Date of Review: 12/30/15 Project Name: Site Plan Ward Retail/Commercial Building APPLICANT: Justin L Lansdowne E.I.T. G&A Consultants, LLC 144 Old Town Boulevard North, Suite E Dove Road Argyle, Texas Southlake, Texas OWNER/DEVELOPER: Donnie Ward ATA Construction Phone: (940) Phone: (817) Justin@gacon.com ataconst@aol.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/21/15 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 DAVID JONES AT (817) Revise the height shown in the Site Data Summary Chart to reflect the height per the definition in Zoning Ordinance No. 480, Section 4. The height is defined as the average height of the highest gable on a pitched roof. The height of the building appears to be approximately Amend the Mutual Access Easement so that the legal description and map read lot 34 rather than lot The tree conservation plan does not conform to the Tree Preservation Ordinance, which requires any site with less than 20% of tree canopy cover to retain at least 70% of that cover. A variance request must be submitted with this application to allow removal of the existing trees in conjunction with the proposed development. Kelly Clements Assistant Fire Marshal (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Marshal Comments 1. Hydrants required at a maximum spacing of 500 feet for commercial locations that contain sprinkled buildings. (Additional fire hydrant will be required within the property if the building is unsprinkled) 2. Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec ) 3. 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 Attachment D ZA Page 1

13 double check is not located on the riser, or a minimum of 6 X6 if it is on the riser. 4. Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a 30 degree down elbow and a Knox locking cap. 5. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire lane access. Keith Martin Landscape Administrator (817) kmartin@ci.southlake.tx.us Landscape Administrator Comments 1. 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. 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 LANDSCAPE COMMENTS: 1. Parking lot islands shall have a minimum width of 12 back-to-back if curbed or 13 edge-to-edge if no curb is intended, and shall be equal to the length of the parking stall. 2. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. 3. All of the canopy trees are proposed to be 3 caliper. At least 50% of the canopy trees are required to be 4 caliper. 4. Existing tree credits are proposed to be taken for required west and south bufferyard landscaping. The existing trees being taken credit for in the south bufferyard do not look to be fully on the developing property. In order to take existing tree credits for required development landscaping, the existing trees taken credit for must be growing on the developing property and be healthy condition. 5. Canopy Trees cannot be planted within the overhead electrical transmission easement which runs across the property. Relocate the canopy trees shown within the easement to somewhere outside of Attachment D ZA Page 2

14 the easement. Accent trees can be planted within the parking islands which are within the easement. Two (2) accent trees may be planted within the islands to meet the parking island canopy tree requirement. * Indicates informational comment. # Indicates required items comment. Steve Anderson, P.E. Civil Engineer (817) sanderson@ci.southlake.tx.us Engineering/Public Works Comments GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. 3. 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. 4. Label curb return radius for the proposed drive. Curb return radii for driveways shall be 30 minimum. 5. Fire lane radii shall be 30 minimum. * 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 on the City of Southlake website: EASEMENTS: 1. 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. WATER COMMENTS: 2. Commercial and industrial developments require fire hydrant spacing of 300 maximum for nonsprinkled buildings or 600 for sprinkled buildings. Attachment D ZA Page 3

15 * 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. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by building inspections prior to burial. DRAINAGE COMMENTS: 1. The storm drain system recently constructed with the Kimball Avenue widening project accounts for developed conditions runoff. However, the Kimball Avenue plans do not account for the runoff flowing into Dove Road, continuing east along Dove Road and around the corner, south to the inlet. Please direct the on-site runoff directly to the inlet or capture and carry the runoff in an enclosed system. * 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 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 preconstruction, construction and post-construction erosion control measures. * 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. General Informational Comments ============= The following should be informational comments only ============== * Staff strongly recommends contacting Daniel Cortez in the City Manager s Office to schedule a SPIN meeting. Daniel can be contacted by phone at (817) or by at dcortez@ci.southlake.tx.us. A copy of the SPIN meeting schedule is attached. Attachment D ZA Page 4

16 * Section 20.2 restricts the use of cleaners, laundries and/or Laundromats to a floor area not exceeding 2,500 square feet. Take-out restaurants and restaurants with drive-through service are prohibited in the C-1 zoning district. * Per section 43.13, standing seam metal roofs shall be constructed of a factory-treaded, nonmetallic, matte finish. * The Development Review Committee (DRC) has determined this pre-submittal is sufficient for formal submittal to the Planning and Zoning Commission subject to completing the changes noted above. If any significant changes, other than those noted above are made to the submittal, the plan could be withheld from processing until a later meeting or remanded back to the Development Review Committee for review. Please note that in accordance with resolution of the Southlake City Council, a complete submittal may still be subject to continuation to a later meeting date of Planning and Zoning Commission if the Commission receives a high overall volume of applicant requests for hearing. Attachment D ZA Page 5

17 Surrounding Property Owners SPO # Owner Zoning Physical Address Acreage Response 1. Thomas Decaro SF1A 2080 E Dove Road NR 2. Pamela D Long SF1A 2117, 2150 E Dove Road NR 3. Rickey McPherson C1 2180, 2190 E Dove Road NR 4. Paul Wagner SF1A 1480, 1620 N Kimball Avenue F 5. Superintendent of Carroll ISD NR 6. City of Grapevine NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: (6) Responses Received: (1) Attachment F ZA Page 1

18 Attachment F ZA Page 2