Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T October 16, 2015 CASE NO: PROJECT: EXECUTIVE SUMMARY: REQUEST DETAILS: ZA Zoning Change and Site Plan for Lowe s On behalf of Lowe s Companies, Adams Engineering and Development Consultants is requesting approval of a Zoning Change and Site Plan for Lowe s Southlake on property described as Lot 5, Block 1, Kimball/1709 Addition, an addition to the City of Southlake, Tarrant County, Texas and being located at 201 N. Kimball Avenue, Southlake, Texas. Current Zoning: "C-3" General Commercial District. Requested Zoning: S-P-1 Detailed Site Plan District. SPIN Neighborhood # 8. The applicant is requesting approval of a zoning change and site plan for the existing Lowe s Home Improvement Center in Southlake primarily to allow a reduction in required parking spaces. In addition, the applicant is seeking approval to add screening walls along the front of the store to allow for outside storage, as well as utilize the existing south parking area for outside seasonal storage of merchandise generally between the months of February through October. A parking study was conducted and submitted by the applicant in support of the requested reduction. The study has been reviewed by Lee Engineering and it was determined that the reduction would not adversely affect parking demand. See pages 3-4 in Attachment E for full report. Site Data Summary Element Existing S-P-1 Zoning C-3 S-P-1 with C-3 uses Required Parking Sales Floor/Offices 1/ ,568 sf / 678 Garden Center 1/600 29,000 sf / 49 Staging Area 1/ ,000 sf / 12 Totals % reduction approved by City Council = spaces supported by Parking Study The applicant is requesting that all other existing conditions remain as previously approved. ACTION NEEDED: ZA Conduct public hearing

2 2. Consider zoning change and site plan approval ATTACHMENTS: (A) Background Information LINK TO PRESENTATION (B) Vicinity Map (C) Plans and Support Information (D) SPIN Forum Summary Report (E) Site Plan Review Summary No. 2, dated October 16, 2015 (F) Surrounding Property Owners Map & Responses (G) Full Size Plans and Parking Study (for Commission and Council Members Only) STAFF CONTACT: Dennis Killough (817) Lorrie Fletcher (817) ZA15-104

3 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: REQUESTED ZONING: HISTORY: Lowe s Companies Adams Engineering and Development Consultants 201 N. Kimball Avenue Lot 5, Block 1, Kimball/1709 Addition Regional Retail C-3 General Commercial District S-P-1 Detailed Site Plan District March 15, 1994; City Council approved C-3 General Commercial District zoning under Case ZA September 1, 1998; City Council approved a site plan for Lowe s under Case ZA CITIZEN INPUT: SOUTHLAKE 2030: A SPIN Town Hall Forum meeting summary report is included under Attachment D of this report. Consolidated Future Land Use The Southlake 2030 Future Land Use Plan designates this property as Regional Retail. Regional Retail as defined within Southlake 2030: The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhood-type 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. Master Thoroughfare Plan The property is situated in between State Highway 114 eastbound frontage road and Southlake Boulevard. State Highway 114 is designated as a Freeway with variable right of way widths from 300 to 500. Southlake Boulevard is designated as a 6-lane divided Arterial roadway with variable right of way widths from 130 to 140. Attachment A ZA Page 1

4 TRANSPORTATION ASSESSMENT: Pathways / Sidewalk Plan The City s Zoning Ordinance No. 480, as amended, Section requires sidewalks at a minimum of 5 in width for all development requiring a City Council approved Site Plan unless otherwise required on the official Pathways Plan. There is an existing 8 sidewalk along Southlake Boulevard. Construction of an 8 sidewalk is required along the State Highway 114 eastbound frontage road. Area Road Network and Conditions The existing development has direct access points from Southlake Boulevard as a right in / right out only and from the State Highway 114 eastbound frontage road. There is also indirect access off of Kimball Avenue through two other common access roadways. Southlake Boulevard (13) (between Nolen Drive and Kimball Avenue) State Highway 114 Eastbound Frontage Road (005) (between Kimball Avenue and SH 114 exit ramp to FM 1709) West Bound East Bound East Bound 24hr 18,369 20,285 15,968 AM PM Peak AM (1469) 11:45 AM 12:45 PM Peak PM (1712) 4:45 PM 5:45 PM Peak AM (1760) 7:45 AM 8:45 AM Peak PM (1483) 12:00 PM 1:00 PM * Based on the 2015 City of Southlake Traffic Count Report Peak AM (1210) 7:15 AM 8:15 AM Peak PM (1225) 4:30 PM 5:30 PM Traffic Impact Use Area *Vtpd AM- IN AM- OUT PM- IN PM- OUT Home Improvement Superstore (862) 176,568 5, * 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 UTILITIES: Water There is an existing 8-inch water line running directly through the property to service Lowe s. Sewer There is an existing 8-inch sanitary sewer line running from the southeast corner of the property, extending to the central west boundary. TREE PRESERVATION: No existing trees are proposed to be altered. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated October 16, N:\Community Development\MEMO\2015 Cases\104 - ZSP - Lowes Southlake\P&Z Packet\Item 9 ZSP Lowes.docx Attachment A ZA Page 2

5 Attachment B ZA Page 1

6 Site Plan Attachment C ZA Page 1

7 Lowes Southlake Proposed Permitted Uses and Development Regulations for SP-1 Zoning ZA Permitted Uses: This property is an existing home improvement store that was approved in It is one lot consisting of 14.7 acres and is currently zoned C-3. There is no proposal to change the C-3 use rather a request to zone the property SP-1 to allow for variances from the C-3 Zoning. Development Regulations: This property shall be subject to the development regulations for the C-3 General Commercial District, and all other applicable regulations with the following exceptions: Allow for a reduction in the parking requirements more fitted to home improvements centers. Attached Parking Study supports the request for lesser parking needs. Proposed parking requirement is 564 spaces. Lowe s corporate standard is 400 spaces. Allow for additional outside sales of various products beyond lawn care items along the store frontage through the use of screen walls. Allow for seasonal outside sales and storage in the 78 spaces in the south parking lot. Seasonal sales times are generally February through the end of October. Allow for impervious coverage and open space as shown on site plan and as previously approved. Use and Operation: Lowes relies heavily on the sale of merchandise that is visible upon entry to the store. At the contractor entrance screen walls will allow for the visibility to commonly used materials that contractors purchase daily. Along other areas in front of the store screen walls will allow for the display of seasonal specialty items that are either top sellers or close-out items. Most importantly is the visibility and ease of access to seasonal items such as mulch and compost that can be stored, sold and loaded in the south parking area. Additional plantings along Southlake Boulevard are proposed to screen the storage and sales in the south parking lot and are shown on the submitted landscape plan. Security for outside storage has not historically been a problem or concern for Lowes at this as well as their other locations. As an existing measure that area currently does have security camera. Attachment C ZA Page 2

8 Bufferyard and Screening Attachment C ZA Page 3

9 SPIN MEETING REPORT Case Number: Project Name: SPIN Lowes Planning Case ZA SPIN Neighborhood: 8 Meeting Date: October 13, 2015 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: 3 Host: Applicant(s) Presenting: City Staff Present: Sherry Bermann Jimmy Fechter, phone: , jimmy.fechter@adamsengineering.com Patty Moos, Planner I City Staff Contact: Lorrie Fletcher, Planner I; phone: Attached to the end of this report are the Blackboard Connect Delivery Results for the October 13, 2015 SPIN Town Hall Forum Presentation began: 6:17 pm and ended at 6:33 pm Town Hall Forums can be viewed in their entirety by visiting and clicking on Learn More under Video On Demand; forums are listed under SPIN by meeting date. FORUM SUMMARY: Property Situation: 201 N. Kimball Avenue Development Details: Lowes Southlake is requesting to add some screening walls in front of the store andreduce the paring requirements so that outside storage and sales can occur seasonally in the south parking area. Currently zoned C-3 General Commercial District to S-P-! Detailed Site Plan to allow outdoor storage and screening walls. The south parking lot has 77 parking spaces currently. Off-loading of seasonal products currently occurs in the rear east side of the building with limited storage space and conflicts with cars coming from Costco to the east via the cross access easement. Directly unloading at the south parking lot will reduce the conflict. 5-foot tall by 15-foot wide screening walls in front of the store will allow seasonal products such as grills to be located outside and in front of the store. A local parking study and a comparison parking demand study were conducted and shown on the slides. Additional landscape screening is proposed at the south parking lot along the entrance at FM 1709 to screen the outside storage. Attachment D ZA Page 1

10 Additional landscaping is proposed along the north property line and parking lot to fill in some gaps in the landscaping. Presentation: Attachment D ZA Page 2

11 Attachment D ZA Page 3

12 Attachment D ZA Page 4

13 QUESTIONS / CONCERNS: Will there still be traffic conflicts with the traffic from Costco along the south parking lot driveway? o The existing speed bumps and seasonal products in the parking lot will be traffic calming. There is a need to keep the products out of the fire lane. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Attachment D ZA Page 5

14 SITE PLAN REVIEW SUMMARY : ZA Review No.: Two Date of Review: 10/16/15 Project Name: Zoning Change and Site Plan Lowe s Southlake APPLICANT: Adams Engineering OWNER: Lowe s Companies Jimmy Fechter Matthew Minton 910 S. Kimball Ave Curtis Bridge Road Southlake, TX Wilkesboro, NC Phone: Phone: jimmy.fechter@adams-engineering.com matthew.l.minton@lowes.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/05/15 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 THE APPROPRIATE STAFF MEMBER. Lorrie Fletcher Planner I Phone: (817) lfletcher@ci.southlake.tx.us Planning Review 1. The renderings showing proposed landscaping buffering the proposed outside sales and storage area appear to show gaps which will allow viewing of product from the right of way. Additional landscaping or fencing is required. 2. Correct Site Data Summary information. The open space and impervious coverage percentages should equal 100%. 3. For all development requiring a City Council approved site plan, sidewalk construction is required. The Pathways Plan calls for an 8 multi-use trail along State Highway Change term outside sales to outside storage in the S-P-1 Zoning Document. kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: * No existing trees are proposed to be altered. LANDSCAPE COMMENTS: Tree Conservation/Landscape Review 1. Please avoid placing the proposed canopy trees and accent trees directly over and under the existing utility lines along Hwy There is a 12 water line and overhead electrical lines. Attachment E ZA Page 1

15 * No additional square footage is proposed to be added to the existing building footprint so no additional interior or bufferyards landscaping is required to be provided. The proposed landscaping is to provide additional screening for the proposed outside sales areas and to fill in gaps in the existing landscape. * Indicates informational comment. # Indicates required items comment. Om Gharty Chhetri, P.E., CFM Civil Engineer Phone: (817) ochhetri@ci.southlake.tx.us GENERAL COMMENTS: Public Works/Engineering Review Show utilities in the plans and clarify if any foundation is proposed for outdoor sales area. Show all drainage and utility easements. PARKING STUDY COMMENTS: In the first paragraph on page 3, it is stated that 77% of the parking requirement is met, per the City ordinance. The equation given is 587/685, which equates to 86%. The correct equation would be 587/761=77%. In Table 7 on page 6, the estimated demand based on the high value from other Lowe s sites is given as 387 parking spaces, or 66%. However, this value was previously given as 382 parking spaces, or 65%, on page 5. The following two pages contain the Parking Study Review conducted by Lee Engineering: Attachment E ZA Page 2

16 Attachment E ZA Page 3

17 Attachment E ZA Page 4

18 Fire Department Review Kelly Clements Fire Marshal Phone: (817) GENERAL COMMENTS: No comments based on submitted information. Informational Comments: * 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 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * 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 5

19 Surrounding Property Owners Owner Zoning Address Acreage Response 1. MCDONALD'S CORP C3 225 N KIMBALL AVE 1.06 NR 2. LOWES HOME CENTERS INC C3 201 N KIMBALL AVE NR 3. COSTCO WHOLESALE CORP SP E SH NR 4. DN KINGSTON SOUTHLAKE LP C3 215 N KIMBALL AVE 0.66 NR 5. DN KINGSTON SOUTHLAKE LP C3 125 N KIMBALL AVE 1.13 NR 6. MARSHALL DESCENDANTS 2006 NR C3 101 N KIMBALL AVE 0.92 TRST 7. WYNDHAM PROPERTIES LTD SP E SOUTHLAKE BLVD 0.68 NR 8. WYNDHAM PROPERTIES LTD SP E SOUTHLAKE BLVD 2.00 NR 9. CHICK-FIL-A INC C E SOUTHLAKE BLVD 1.14 NR 10. LESLIE S WRIGHT LIV TR ETAL C E SOUTHLAKE BLVD 0.80 NR E SOUTHLAKE LLC C E SOUTHLAKE BLVD 1.74 NR 12. COZ LLC C E SOUTHLAKE BLVD 0.80 NR 13. SOVEREIGN BANK NA C E SOUTHLAKE BLVD 1.13 NR E SOUTHLAKE CENTER LLC C E SOUTHLAKE BLVD 1.72 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Fourteen (14) Responses Received: None Attachment F ZA Page 1