Department of Planning & Development Services S T A F F R E P O R T August 27, 2014 CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: ZA14-023 Preliminary Plat for Silver Ridge Addition Phase III The applicant G&A Consultants, LLC is requesting approval of a Preliminary Plat for Silver Ridge Addition Phase III for the development of five (5) general and medical office buildings on five lots and 1 assisted living building on one (1) lot on 4.27 acres located at 600 N. Kimball Avenue. SPIN Neighborhood #4 G&A Consultants, LLC is requesting approval of a Preliminary Plat for Silver Ridge Addition Phase III for the development of five (5) general and medical office buildings on five lots and 1 assisted living building on one (1) lot. A Zoning Change and Site Plan for both Silver Ridge Assisted Living Phase II (Planning Case ZA14-021) and Kimball Lakes Medical Offices Phase II (Planning Case ZA14-022) are being processed concurrently with this request. This plat is consistent with those proposed developments. Variances Lotting Requirements Under Article VIII of the City s Subdivision Ordinance No. 483, Section 8.01(A), every lot shall be required to abut on a public street or a private street. Lots 6, 7 and 8 do not abut directly onto a public street. Due to the common access drives throughout the proposed lots to be developed, Silver Ridge Assisted Living facility, Kimball Lakes Medical Offices and Kimball Lakes Office Park the applicant has requested a variance to this request. ACTION NEEDED: 1) Consider Preliminary Plat Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Link to PowerPoint Presentation (D) Plat Review Summary No. 3, dated May 16, 2014 (E) Surrounding Property Owners Map & Responses (F) Full Size Plans (for Commission and Council members only) STAFF CONTACT: Daniel Cortez (817) 748-8070 ZA14-023
BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: Vision Southlake Dev., LLC G&A Consultants, LLC 600 N. Kimball Ave. LEGAL DESCRIPTION: Tract 3B, Thomas Mahan Survey, Abstract No. 1049 LAND USE CATEGORY: CURRENT ZONING: PROPOSED ZONING: Mixed Use S-P-1 - Detailed Site Plan District S-P-1 - Detailed Site Plan District HISTORY: - On September 4, 2012 the City Council approved a Zoning Change and Site Plan (Ordinance No. 480-624) for the Silver Ridge Assisted Living facility under Planning Case ZA12-064. - On September 4, 2012 the City Council approved a Preliminary Plat for Lot 1-3 and 4X, Block A, Silver Ridge Addition under Planning Case ZA12-065. - On November 8, 2012 the Planning & Zoning Commission approved a Final Plat for the Silver Ridge Addition under Planning Case ZA12-098. - On October 15, 2013 the City Council approved a Zoning Change and Site Plan for the development of two (2) medical/general office buildings for Kimball Lakes Medical Offices (Phase I) under Planning Case ZA13-077. - On October 15, 2013 the City Council approved a Zoning Change and Site Plan for Silver Ridge Cottages for the purpose of changing the exterior materials and adding solar energy panels to the roof of the assisted living facility under Planning Case ZA13-078. SOUTHLAKE 2030: Consolidated Land Use Plan The Southlake 2030 Future Land Use Plan designates these properties as Mixed Use. Mixed Use is defined as a range of activities being 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 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- Attachment A
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. The development as proposed appears to be consistent with the intent of the mixed use land use designation at this location. Master Thoroughfare Plan The Master Thoroughfare Plan recommends N. Kimball Avenue to be an 88-foot, 4-lane, divided arterial roadway. Recent improvements to N. Kimball Avenue have met this ultimate build out at this section. Kirkwood Boulevard is recommended to be a 100-foot, 4-lane, divided arterial roadway. This segment of Kirkwood Boulevard is currently only two-lanes and a recommendation has been made for the City to conduct a study (Tier 3) at this intersection as more development occurs. Pathways Master Plan The Pathways Master Plan recommends an 8-foot sidewalk along Kirkwood Boulevard and an 8-foot or less sidewalk along N. Kimball Avenue. Both of these sidewalks have been installed with the N. Kimball Avenue widening project and the construction of E. Kirkwood Boulevard. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed overall development which includes Kimball Lakes Offices, Kimball Lakes Office Park, Silver Ridge Assisted Living and Silver Ridge Cottages will have access onto Kirkwood Boulevard and also N. Kimball Avenue. The development will have four (4) access drives, two (2) onto Kirkwood Boulevard on the north and two (2) onto N. Kimball Avenue on the east. N. Kimball Avenue (73A) (between Kirkwood Boulevard & S.H. 114) 24hr North Bound (6,457) South Bound (6,071) AM Peak AM (420) 11:45 AM 12:45 PM Peak AM (681) 7:30 8:30 AM PM Peak PM (681) 6:00 7:00 PM Peak PM (435) 3:30 4:30 PM Kirkwood Boulevard (108) (between Blessed Way & N. Kimball Avenue) 24hr West Bound (526) East Bound (863) AM Peak AM (134) 7:45 8:45 AM Peak AM (175) 7:45 8:45 AM PM Peak PM (102) 6:15 7:15 PM Peak PM (182) 8:30 9:30 PM * Based on the 2013 City of Southlake Traffic Count Report Traffic Impact Assisted Living (Proposed under ZA14-021) Use Area Vtpd* Attachment A ZA14-023 Page 2 AM- IN AM- OUT PM- IN PM- OUT 22 Beds 59 3 1 4 4
Use Area Vtpd* AM- AM- PM- PM- IN OUT IN OUT Assisted Living (Existing) 55 Beds 146 7 3 9 10 General Office Building 11,737 (Existing) sq. ft. 351 16 2 3 15 General Office Building 31,951 (Proposed under ZA14-022) sq. ft. 129 44 6 8 40 * 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 th Edition PLANNING & ZONING COMMISSION: May 22,2014; Approved (4-0) subject to the Staff Report dated May 16, 2014 and the Plat Review Summary No. 3 dated May 16, 2014 granting the variance request for lotting requirements and noting the applicant has withdrawn the request for covered parking and noting that the barber and beauty shop services are reserved for residence only and not open to the public. STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated May 16, 2014. N:\Community Development\MEMO\2014 Cases\023 - PP - Silver Ridge Silver Ridge Addition Phase III\Staff Report Attachment A ZA14-023 Page 3
Attachment B
Plans and Support Information Proposed Preliminary Plat Attachment C
PLAT REVIEW SUMMARY : ZA14-023 Review No.: Three Date of Review: 05/16/2014 Project Name: Preliminary Plat for Silver Ridge Addition Phase III APPLICANT: G&A Consultants OWNER: Vision Southlake, LLC Justin Landsdowne David Keener 610 Byron Nelson Blvd. 560 N. Kimball Ave., Ste. 130 Roanoke, TX 76262 Southlake, TX 76092 Phone: (682) 831-9712 Phone: (972) 342-7920 Fax: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/07/2014 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. Daniel Cortez, AICP Principal Planner P: (817) 748-8070 E: dcortez@ci.southlake.tx.us Planning Review 1. Correct the legal description referencing the chord distance on the first call that reads CL= 523.52 on the face of the plat. They appear to be inconsistent and may just be a typo. 2. Article VIII of the City s Subdivision Ordinance, Section 8.01 (Lotting Requirements) requires for all lots to abut on a public street or a private street. A Variance has been requested for this requirement. 3. All lots must comply with the underlying zoning being requested. This plat will be subject to the approval of both Kimball Lakes Medical Offices Phase II (ZA14-022) and Silver Ridge Assisted Living Phase II (ZA14-021). Informational Comments * Provide the "Avigation Easement and Release " per Appendix 3 on the face of the plat at the time of filing for the Final Plat for any of these lots. This must be executed by all owners prior to filing this plat in the County records. * 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. * 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. 479. Attachment D
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * A separate Final Plat application will need to be processed, approved and filed with the county prior to the issuance of any building permits for any of these lots. * Denotes Informational Comment Attachment D ZA14-023 Page 2
SURROUNDING PROPERTY OWNERS MAP & RESPONSES Silver Ridge Addition Phase III SPO # Owner Zoning Address Acreage Response 1. Tdc Manaagement Llc SP2 560 N Kimball Ave 0.52 NR 2. Vision Southlake Dev Llc SP2 584 N Kimball Ave 0.51 NR 3. Vision Southlake Dev Llc NRPUD 600 N Kimball Ave 0.04 NR 4. Vision Southlake Dev Llc NRPUD 600 N Kimball Ave 0.24 NR 5. Ekstrom, Delton E SF1-A 650 Cherry Ct 0.99 NR 6. Harris, Kimberly Susan SF1-A 700 Cherry Ct 0.94 NR 7. Vision Southlake Dev Llc SP2 578 N Kimball Ave 0.50 NR 8. Vision Southlake Dev Llc SP2 566 N Kimball Ave 0.66 NR 9. Vision Southlake Dev Llc SP2 572 N Kimball Ave 0.39 NR 10. Vision Southlake Dev Llc NRPUD 600 N Kimball Ave 0.73 NR 11. Gateway Church NRPUD 701 Blessed Way 34.29 NR 12. Gateway Church NRPUD 2000 Kirkwood Blvd 20.94 NR 13. Oncor Electric Delivery Co Llc CS N Kimball Ave 2.55 NR 14. Vision Southlake Dev Llc SP1 600 N Kimball Ave 9.96 NR 15. Vision Southlake Dev Llc SP2 590 N Kimball Ave 0.54 NR 16. Bell Mare Custom Homes Llc SP2 596 N Kimball Ave 0.34 NR F: In Favor O: Opposed To U: Undecided NR: No Response Responses Received: None (0) Attachment E