M E M O R A N D U M Meeting Date: February 10, 2014 Item No. E- 8 To: From: Subject: Planning and Zoning Commission Cassie Harashe, Planner I Consider a recommendation of a Site Plan for Sherwin Williams, a proposed approximately 4,500 square-foot paint store, located on a portion of a 2.22-acre tract of land out of the J.A. Dunham Survey, Abstract No. 424, Tract 3A9C, located on the north side of Keller Parkway (FM 1709), approximately 330 feet west of Keller Smithfield Road, and zoned TC (Town Center). DCTN3 374 Keller TX, LLC, owner/applicant/developer. Civil Point Engineering, Inc., engineer. (SP-13-0038) Action Requested: Property Description: Property Owner/ Applicant: Engineer: Current Zoning: Background: Consider a recommendation of a site plan for Sherwin Williams, a proposed approximately 4,500 square-foot paint store. Located on a portion of a 2.22-acre tract of land out of the J.A. Dunham Survey, Abstract No. 424, Tract 3A9C, located on the north side of Keller Parkway (FM 1709), approximately 330 feet west of Keller Smithfield Road. DCTN3 374 Keller TX, LLC Civil Point Engineering, Inc. TC (Town Center) The SF-LD zoning for this property was established when City Council approved a city-wide rezoning effort in December 1992. This property is currently undeveloped and unplatted. Page 1 of 6
Analysis: The applicant is proposing to construct an approximately 4,500 square foot paint store facility. Paint stores are considered a permitted use within the Town Center North Subdistrict. The UDC requires all site plan applications in the Town Center zoning district to be presented to the Planning and Zoning Commission and City Council for their consideration. As part of this site plan, the applicant is requesting five (5) variances for consideration. Setbacks: The applicant is proposing the building to be located approximately ninety feet (90 ) from the south property line to meet the minimum front building setback of ninety feet (90 ) as required by Section 8.03 (P.4.b.4) of the UDC for the Town Center zoning district. All other setback requirements are being met for this site plan. Building Exterior: The proposed paint store will be constructed of masonry, natural stone, and cast stone. Section 8.03 (P.4.d.1) within the Town Center zoning district states that seventy percent (75%) of overall wall surfaces other than glass shall be of brick, stone, or cast stone. The remaining twenty-five percent (25%) may be stucco, EIFS, split-face block, or other masonry material and may be considered by City Council. The proposed building design meets this percentage of masonry requirement. Roofing: The Town Center zoning district (Section 8.03 P.4.c.8) states that flat roofs are allowed only based on building design as approved during the site plan review. Variance Request: The applicant is requesting a variance to allow a flat roof with parapet wall extensions above the roof line in place of the required pitch roof. The applicant has provided building elevations which are attached within the packets under Exhibit A. Building Signage: The applicant is requesting two (2) variances from the signage requirements of the UDC for this development. Variance Request: The applicant is requesting that the attached building signage on the south elevation be larger than what is permitted by the UDC. Section 9.04 (K.2.b.1) of the UDC states that attached building signs are permitted up to a maximum of thirty-six (36) square feet in size. The applicant is requesting the attached sign on the south elevation to be 59.25 square feet in size. Variance Request: The applicant is requesting an additional attached building sign on the west elevation. Section 9.04 (K.2.b.1) of the UDC states that only one exterior sign is allowed per business. The second attached building sign is 33.18 square feet in size which meets the maximum allowed sign size. Page 2 of 6
Monument Sign: Tree Preservation: Landscaping: The applicant will meet the monument sign design requirements of the Town Center zoning district at time of sign permit application. There are no existing trees located on this property. The Town Center zoning district has specific landscaping and buffer requirements along Keller Parkway. A thirty-foot (30 ) landscape buffer along Keller Parkway is required per Section 8.03 (P.4.e) of the UDC. Section 8.03 (P.4.f) of the UDC states that a double row of four inch (4 ) caliper Red Oak trees spaced thirty feet (30 ) on center in a straight line is required along Keller Parkway within the landscape buffer. The applicant is requesting two (2) variances to the minimum landscaping requirements for this development. Variance Request: The first variance is to the thirty-foot (30 ) landscape buffer along Keller Parkway. The applicant is requesting a reduction to the required thirty-foot (30 ) buffer to twenty-two feet (22 ). The purpose of the variance request is due to the additional land within the landscape buffer being removed to allow the installation of a deceleration lane to enter this development. It also allows for continuity of parking and access drive between the adjoining properties. The applicant intends to install the required landscaping, trees, brick columns, and evergreen shrubs as required by the TC zoning district. The adjacent property to the east, Freddy s Frozen Custard, was granted a partial reduction to their landscape buffer to allow for the turn lane as part of their site plan. A copy of the approved site plan for Freddy s Frozen Custard is within the Staff Attachment. Variance Request: The applicant is also requesting to replace the southern row of Red Oak trees with single trunk yaupon hollies. The intent of the smaller ornamental trees is to not interfere with overhead power lines once they have matured. City Council approved a variance for First Financial Bank to allow the use of Yaupon Hollies. There is also a UDC Text Amendment to revise the landscaping requirements on Keller Parkway and allow the use of Yaupon Hollies on tonight s meeting agenda. Outside Storage & Display: Section 8.03 (P.4.l.1) of the Unified Development Code (UDC) states all outside storage and display is prohibited in Town Center. The outside placement of vending machines, ice machines, newspaper machines, grocery carts, merchandise, and other outside uses is prohibited. The applicant is not requesting any outside storage or display. Page 3 of 6
Screening: The Town Center north subdistrict requires that an eight foot (8 ) masonry screening wall be installed along the north property line. The SUP that was approved for First Financial requires the eight-foot (8 ) masonry screening wall to be made of pre-cast concrete with panels and columns stamped with a pattern on all sides (both sides of panels and four sides of columns). This screening wall design is now a requirement within the Town Center zoning district. The applicant will meet the screening wall requirements at time of permitting for the construction of the building. Dumpster Enclosure: Parking: Fire Protection: Lighting: Drainage & Utilities: Existing Roadway Access: Surrounding Land & Zoning Uses: The applicant is enclosing the on-site dumpster located at the northwest corner of the property with a six-foot (6 ) masonry wall that will match the façade materials of the building. The doors will be solid metal and painted to match the building canopies in accordance with the requirements of the UDC. A minimum of twenty-three (23) parking spaces is required for a bank facility of this size. The applicant is proposing a total of twenty-five (25) parking spaces to meet the minimum parking requirements for this development. Fire lanes and fire hydrants will be installed and will meet the fire protection requirements of the UDC. The proposed light poles and site lighting meet the minimum height, glare, and design requirements stated within the Town Center zoning district and Section 9.10 - Lighting and Glare Standards of the UDC. The applicant will also be installing the pedestrian light poles along the five-foot (5 ) sidewalk on Keller Parkway spaced every one hundred twenty feet (120 ) as required by the Town Center zoning district. A Photometric Plan was also prepared by the applicant and is enclosed with the packets under Exhibit A. Water and sanitary sewer is already in place to serve this property. Detailed grading, drainage and utility plans have been reviewed by the Public Works Department and meet the all requirements of the UDC. Keller Parkway (FM 1709), a six-lane divided arterial street to the south. North: Saddlebrook Estates subdivision zoned SF-8.4 Page 4 of 6
South: Bank of America and undeveloped property zoned TC East: Freddy s Frozen Custard zoned TC West: Undeveloped property zoned TC Requested Variances: The applicant is requesting five (5) variances with this site plan application: 1. Allow a flat roof design. 2. Allow a 59.25 square-foot attached building sign on the south elevation. 3. Allow a second attached building sign on the west elevation. 4. Reduce the landscape buffer along Keller Parkway from thirty feet (30 ) to twenty-two feet (22 ). 5. Replace the southern row of Red Oaks along Keller Parkway with single trunk Yaupon Hollies. Supporting Documents: Supporting documents include: Maps o Zoning Map (Dated March 2013) o Aerial View (Dated March 2013) Exhibit A o Site Plan o Grading Plan o Landscape Plan o Photometric Plan o Elevations (Color) o Variance Request from Applicant Staff Attachment o Approved Specific Use Permit for First Financial Bank (Approved by Ordinance No. 1618) o Approved Site Plan for Freddy s Frozen Custard Summary: The applicant is proposing to construct an approximately 4,500 square foot paint store. The UDC requires all site plan applications within the Town Center zoning district to be presented to the Planning and Zoning Commission and City Council for their consideration. A final plat and civil construction plans must be approved by the City before a building permit can be issued and construction can begin on this development. Recommended Actions: The Planning and Zoning Commission has the following options when considering a site plan application with variances: Recommend approval as submitted (with requested variances) Recommend approval with modified or additional condition(s) Page 5 of 6
Tabling the agenda item to a specific date with clarification of intent and purpose Recommend denial Staff Recommendation: Staff forwards this site plan application for Planning and Zoning Commission consideration with the following conditions: 1. The variance request to allow a flat roof with a parapet wall construction in lieu of the required sloping roof or pitched roof construction shall be allowed. 2. The variance request to allow a 59.25 square-foot attached building sign in lieu of the maximum allowed thirty-six (36) square feet attached building sign on the south elevation to be considered. 3. The variance request to allow a second 33.18 square-foot attached building sign on the west elevation to be considered. 4. The variance request to reduce the landscape buffer along Keller Parkway from thirty feet (30 ) to twenty-two feet (22 ) to be considered. 5. The variance request to replace the southern row of Red Oaks along Keller Parkway with single trunk Yaupon Hollies to be considered. City Council Action: If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this site plan application will be scheduled for City Council action on March 4, 2014. Page 6 of 6