HomeMy WebLinkAboutSW Corners Staff report for TOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING &ZONING COMMISSION/BOARD OF ALDERMEN
I. CASE INFORMATION
Case No(s): SP-08-01, PP-08-01 Lots 1-6, and FP-08-01, Lots 1-2 Only
Date: 5-22-08
Request: Applicant is requesting approval of the following:
Site Plan X (for Westlake Corners South, Lots 1-6)
Preliminary X (for Westlake Corners South, Lots 1-6)
Final Plat X (for Westlake Corners South, Lots 1-2)
Development Name: Westlake Corners South, Lots 1-6
Location: Subject property is located at the southwest corner of SH170 and SH 377.
The site is 10.2 acres and is bounded on the east by SH 377, on the north by SH 170,
on the west by Union Pacific RR right-of-way. The site has a triangular configuration.
Owner: Hillwood
Developer: Hillwood
Zoning: PD- 3-10
Proposed Use(s): The applicant intends to develop the site with neighborhood
commercial/retail/service uses.
Phasing: The applicant is submitting a site plan and preliminary plat for Lots 1-6 of the
subject property, and is submitting a final plat for Lots 1 and 2 with the intention of
developing those 2 lots initially and developing the remainder in subsequent phases.
II. STAFF REVIEW COMMENTS
1. General: This is a request for approval of a site plan and preliminary plat for
Lots 1-6 of Westlake Corners South, as well as a request for approval of a final
plat for Lots 1 and 2, Westlake Corners South.
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This project represents the first stand alone retail development activity in
Westlake. As such, it with be setting the aesthetic, design, traffic, and quality
standards for such development in this area because there are additional sites
available in this general area for further retail development by this owner in the
future. For that reason, in the staff comments below, a heavy emphasis is placed
on architectural design, traffic access management, and creating a "sense of
place" for this neighborhood commercial/retail development. This development
sets the tone for the community appearance we wish to establish for this
western/southwestern retail gateway into Westlake.
The applicant represents that all conditions of zoning for PD 3-10 that affect the
site plan and platting for this property have been met.
2. Utilities (including on and off-site extensions and easement dedications):
Water and sewer utilities for this site are provided by the Town of Westlake. All
staff comments related to water and sewer lines have been addressed by the
applicant including line sizing, as well as spacing of manholes, fire hydrants, and
valves. A second water line crossing has been added to provide adequate
service redundancy (i.e.- looping) and the Town's requirement that no "dead end
line" may exceed more than 600' in length has been met. On-site access
easements have been provided for all public improvements and off-site
easements necessary for water and/or sewer utilities to serve the site will be
dedicated by the applicant by separate instrument. A note must be placed on the
utility construction plans showing the approved hydrant type, installation cross
section, etc. All on-site electric utility lines, new or existing, should be placed
underground.
3. Storm water (including on and off-site facilities and easement dedications):
The applicant's engineer has verified that the drainage structures under SH 377
have capacity to receive run-off from this site. Further, the applicant's engineer
has confirmed that the site can be properly drained without an on-site storm drain
system (i.e.- detention or retention). The time of concentration has been
changed to a 10 minute time of concentration per our requirement for a retail site.
No off-site drainage easements are necessary to serve this site. There is no
mapped FEMA 100-year floodplain on the subject property.
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4. Setbacks/Building Lines:
The building line for Building 1 on Lot 1 along SH 170 is requested at 35' given
its function as a side setback, as opposed to the required 50' front-setback. Staff
is in support of this request.
5. Parking/Fire Lanes:
Proposed on-site vehicular parking meeting the Town's standards is being
provided. Due to challenges of the site's configuration, the standard 50 foot fire
lane inside radius is being requested to allow for the industry accepted 25 foot
minimum (per the International Fire Code, Sec. 503.3.4). This request is
supported by staff. Certain parallel parking at the rear of Building 1 on Lot 2 has
been modified to be designated as only for unloading/loading spaces for this
building.
6. Solid Waste Collection Facilities:
Shared dumpster locations are shown on the site plan. These locations shall be
screened with materials that must match building architecture and building
materials.
7. Street/Highway Right-of-Way Dedication Requirements:
No additional right-of-way dedication on SH 377 is required to be dedicated for
this project given the applicant's representation that:
a.) TxDOT will allow their existing lane capacity to be striped for use as an
acceleration/deceleration lanes for all site ingress/egress points on SH 377
and,
b.) should TxDOT require use of this lane on SH 377 in the future for through-
traffic, there is adequate right-of-way remaining on-site to build replacement
acceleration/deceleration lanes to serve the development's points of
ingress/egress. The applicant has stated that there is 25' to 30' of right-of-
way from back of curb to the property line that is sufficient for future
replacement acceleration/deceleration lanes, if needed.
No additional right-of-way dedication is required on SH 170 to serve this site.
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8. Traffic Access Management/internal Site Circulation and Connectivity to
Adjacent Property Tracts (both owner's and non-owner's tracts):
Roadway access for the subject site is provided entirely by TxDOT controlled
roadways (SH 170 and SH 377). As such, minimum access requirements are set
by TxDOT. However, with TxDOT concurrence, the Town can set access
requirements over and above TxDOT minimum standards. Access management
standards are set by the Town to provide adequate site access to the property
owner, while providing for proper through-traffic movement balanced with safe
turning movements. Turn movements into the site that are from main lanes or
that conflict with too many other turning movements at one point of
ingress/egress should not be allowed.
The applicant has requested 1 point of ingress/egress on to their site off of SH
170 and 3 points of ingress/egress off of SH 377. These points of ingress/egress
should be subject to these conditions:
a. The SH 170 ingress/egress point is acceptable if it uses a split-throat right-
in/right-out only design as shown on the applicant's site plan.
b. the 3 access points on SH 377, with the spacing shown on the applicant's
site plan, are acceptable (assuming TxDOT concurrence), if:
1. All 3 of the SH 377 access points shown on the applicant's site plan
are to be served by a deceleration/acceleration lane that is
currently excess TxDOT lane capacity (now used as shoulder) and
must be striped per Town requirements to provide for this
deceleration/acceleration lane function.
2. The northern SH 377 ingress/egress point (closest to the SH 377
and 170 intersection) should be designated as right-in/right-out only
if TxDOT and the Town concur that there are too many left turning
movements to make full ingress/egress movements safely at this
location.
3. The remaining 2 ingress/egress points on SH 377 be permitted to
serve as full ingress/egress points provided adequate
deceleration/acceleration lane capacity is provided per 8-b-1 above.
If this is not provided, the southern-most ingress/egress point
should be restricted in to right-in/right-out turning movements only.
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9. Site Design
While the applicant plans to phase his development by developing Lots 1 and 2
first, the site plan submitted covers Lots 1-6. Thus, the comments below also
apply to Lots 3-6 as well.
A. Materials, Building Design, Architecture, and Hard Screening
Materials. The attached exterior elevations show the building materials to
be used will be:
• simulated stone
• concrete with textured painting and cast reveals
• wood kickers
• standing seam metal roofs
• concrete column
• galvanized steel awnings at certain points on each building
• a contrasting awning material at other points on the building
• texturized paint
• metal/wood kicker
These materials are acceptable and should be used in all the buildings on
the site without significant deviation, unless a formal site plan amendment
is approved.
Roof lines. The roof line and tower element in Building 1 on Lot 1 are
acceptable. The roof line on Building 1 on Lot 2 must be revised to show
further roof line articulation at the north and south ends of the building to
avoid a monolithic rectangular building appearance facing SH 377.
Architecture. All buildings are required to have 4-sided, 360 degree
architecture. The Town's development standards require all sides of
these buildings to be articulated. Building 1 on Lot 1 must be articulated
on all 4 sides due to its full street view. The drive-in access for this
building must be placed on the south side of the building only. All
remaining buildings on Lots 2-6 must be articulated on all sides except for
the side facing the Union Pacific RR right-of-way (i.e.- articulation on 3
sides), if it has no street view and is being used only for service access as
well as loading/unloading. Since four-sided architecture is required and
the side of this building facing the railroad would not be articulated, this
building side must have adequate treatments to break-up monolithic
appearances including banding and variation of building materials in
attractive patterns.
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Hard Screening. All gas meters, electric meter boxes, breaker boxes, and
conduit, etc located at a building's service entrances should be screened
with materials that match the building's architecture and materials, and/or
placed inside the building, and/or be painted to match the building. All
heating/air conditioning equipment, placed on the ground near the building
or on the roof, must be fully screened from view.
B. Landscaping and Landscape Screening
A tree survey and landscape plan has been submitted that reflects one of
the conditions of the zoning granted for this site involving a reduction in
trees required. There is one existing protected tree on-site that will be
mitigated per the Town's ordinances. Language needs to be added to the
landscape plan that all plantings in public right-of-way are the applicant's
maintenance responsibility and adequate clearance for service vehicles
must be observed. All electric transformers, irrigation equipment, gas
meters, etc located away from the buildings, or located at the sides of
buildings, should be totally screened with landscaping.
C. Signage
Numbers and sizes of monument signs for this site were set as a condition
of zoning. Monument sign locations are shown on the site plan. All of
these signs will require a detailed review per the Town's sign permit
ordinance. However, the monument signage for this site plan approval
process should comply with the details submitted with this site plan as
minimum standards regarding sign size, illumination, and materials. All
sign materials must harmonize with site's architectural theme and
materials. Sign faces must have internal illumination or fixtures that direct
all light downward toward the sign face or a combination thereof.
D. Lighting
The applicant has submitted a photometric survey stating that it meets
the Town's standards. A note should be placed on the photometric plan
and the site plan stating that the site plan complies with the Town's
lighting standards. Prior to construction, the applicant needs to submit the
type of parking lot light fixture proposed for staff review and approval for
the entire site as well as any on-building light fixtures (sconces) for
Buildings 1 and 2, if any are proposed. All fixtures must meet Town
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standards to direct all on-site light downward on the applicant's site only
and minimize ambient light migration off-site.
E. Water Features/Public Art
No water features (i.e.- storm water retention) is required for this site.
Locations for public art may be available, are encouraged, but not
required. The applicant has indicated a willingness to work with the Public
Arts Committee regarding placement of public art on this gateway location.
F. Pedestrian Circulation (within the site)
Pedestrian traffic should be provided by a delineated means of safe foot
travel on site. Ways to accomplish this include stamped colorized
concrete cross walks.
G. Trails/Open Space
No trail locations are required since the site is not located in the 100-
year flood plain per the Town's trail plan.
10. Other:
A. This property is in MUD 1 and will require de-annexation from the
MUD 1 boundaries. The applicant has proposed that this be
completed prior to issuance of the certificate of occupancy of the
buildings on Lot 1 and 2 as opposed to making it a condition of filing
the final plat for Lots 1 and 2. Staff concurs with this request.
B. All vicinity maps on all documents should be changed to read "JT
Ottinger Road" as opposed to "Ottinger Road" and all buildings on all
lots on all documents should be numbered sequentially to be the same
as the lot number on which the building is located.
C. No accessory buildings should be allowed on this site.
III. STAFF RECOMMENDATIONS
Staff recommends approval of the site plan and preliminary plat for
Westlake Corners South, Lots 1-6 and the final plat for Westlake
Corners South, Lots 1-2 subject to following stipulations:
1. Utilities: approval with all staff changes as submitted by the applicant as
described in above Section 11-2 of this, including a note being placed on the
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utility construction plans showing approved hydrant type, installation cross
section, etc. All on-site electric lines, new or existing, shall be underground.
2. Storm water: approval with all staff changes as submitted by the applicant
as described in Section II-3 of this report
3. Setbacks/Building Lines: approval with the requested 35' building line for
Building 1 on Lot 1 along SH 170 as requested.
4. Parking/Fire Lanes: approval with the 25' inside radius fire lane width and
with certain parallel parking at the rear of Building 1 on Lot 2 being
designated for loading/unloading only with the site plan change to reflect
these items.
5. Solid Waste Collection Facilities: approval with the dumpster locations as
designated on the site plan and all dumpsters screened with solid screening
using materials that must match building architecture and building materials.
6. Street/Highway Right-of-Way Dedication Requirements: approval with no
additional right-of-way dedication required subject to the following conditions:
a.) TxDOT will allow their existing lane capacity to be striped for use as an
acceleration/deceleration lanes for all site ingress/egress points on SH
377 and,
b.) should TxDOT require use of this lane on SH 377 in the future for through-
traffic, there is adequate right-of-way remaining on-site to build replacement
acceleration/deceleration lanes of serve the development's points of
ingress/egress. The applicant has stated that there is 25' to 30' of right-of-
way from back of curb to the property line that is sufficient for future
replacement acceleration/deceleration lanes, if needed.
c.) No additional right-of-way dedication is required on SH 170 to serve this
site.
7. Traffic Access Management/internal Site Circulation and Connectivity
to Adjacent Property Tracts (both owner's and non-owner's tracts):
approval of 1 point of ingress/egress on to their site off of SH 170 and 3
points of ingress/egress off of SH 377 subject TxDOT approval and to these
conditions:
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a.) the SH 170 ingress/egress point is acceptable if it uses a split-throat
right-in/right-out only design as shown on the applicant's site plan.
b.) the 3 access points on SH 377, with the spacing shown on the
applicant's site plan, are acceptable, if all 3 of the SH 377 access points
shown on the applicant's site plan are to be served by a
deceleration/acceleration lane that is currently excess TOOT lane
capacity (now used as shoulder) and must be striped per Town
requirements to provide for this deceleration/acceleration lane function.
c.) The northern SH 377 ingress/egress point (closest to the SH 377 and
170 intersection) should be designated as right-in/right-out only if TOOT
and the Town concur that there are too many left turning movements to
make full ingress/egress movements safely at this location.
d.) The remaining 2 ingress/egress points on SH 377 be permitted to
serve as full ingress/egress points provided adequate
deceleration/acceleration lane capacity is provided per 7-b above. If this
is not provided, the southern-most ingress/egress point should be
restricted in to right-in/right-out turning movements only.
8. Site Design: approval subject to: staffs review and approval of the final
exterior elevations for all building on Lots 1-6, that the final exterior elevations
comport to the applicant's attached preliminary exterior elevation drawing, as
well as the following requirements for Lots 1-6:
A. Materials, Building Design, Architecture, and Hard Screening
1. Materials. Approved building materials for this project shall consist of
the following minimums described in Section II-9-A above.
These materials will be used in all the buildings on the site without
significant deviation, unless a formal site plan amendment is approved.
2. Roof lines. The roof line and tower element in Building 1 on Lot 1 are
acceptable as submitted. The roof line on Building 1 on Lot 2 shall be
revised and subject to final approval by staff to show further roof line
articulation at the north and south ends of this building to avoid a
monolithic rectangular building appearance facing SH 377.
3. Architecture. All buildings are required to have four-sided, 360
degree architecture. The Town's development standards require all
sides of these buildings to be articulated. Building 1 on Lot 1 must be
articulated on all 4 sides due to its full street view. The drive-in access
for this building must be placed on the south side of the building only.
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All remaining buildings on Lots 2-6 must be articulated on all sides
except for the side facing the Union Pacific RR right-of-way (i.e.-
articulated on 3 sides), if it has no street view and is being used only
for service access as well as loading/unloading. Since four-sided
architecture is required, and the walls of buildings facing the railroad
will not be articulated, this wall must have adequate treatments to
break-up monolithic appearances. These can include banding, inlays,
coining, and variation of building materials in attractive patterns as
approved by staff. All these items must be reflected on final elevations
and approved by staff prior to building permit issuance.
4. Hard Screening. All gas meters, electric meter boxes, breaker boxes,
and conduit located at service entrances of buildings should be
screened with materials that match the building's architecture and
materials or be placed inside the building. All heating/air conditioning
equipment, whether placed on the ground, near the building, or on the
roof, must be fully screened from view.
B. Landscaping and Landscape Screening: approval subject to:
1. adding language to the landscape plan that all plantings in public right-
of-way are the applicant's maintenance responsibility and adequate
clearance for service vehicles must be observed, and
2. All electric transformers, irrigation equipment, gas meters, etc located
away from the buildings, or at/near the side of buildings, shall be totally
screened with landscaping.
C. Signage: approval subject to the monument sign requirements set by
zoning and the locations shown on the site plan. Further, all of these signs
will require detailed review per the Town's sign ordinance process.
Additionally, the monument signage for this site plan approval process shall
comply with the details submitted with this site plan as minimum standards
regarding sign size, illumination, and materials. All sign materials shall
harmonize with site's architectural theme and materials. Sign faces must
have internal illumination or fixtures that direct all light downward toward the
sign or a combination thereof.
D. Lighting: approval subject to a note being placed on the photometric
plan and the site plan stating that the site plan complies with the Town's
lighting standards. Prior to construction, the applicant shall submit the type of
parking lot light fixture proposed for staff review and approval for the entire
site as well as any on-building light fixtures (sconces) for Buildings 1 and 2, if
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any are proposed. All fixtures should fit with the site's architecture and design
as well as must meet Town standards to direct all on-site light downward on
the applicant's site only and minimize ambient light migration off-site.
C. Water Features/Public Art: recommend approval noting that no water
features (i.e. - storm water retention) are required for this site. Locations
for public art may be available, are strongly encouraged, but are not
required. The applicant has indicated a willingness to work with the Public
Arts Committee regarding placement of public art on this gateway location.
D. Trails/Open Space: not applicable as there are no trail locations
required since the site is not located in the 100-year flood plain and there
is no open space dedication required for this site per the Town's trail plan.
9. Other: recommend approval with these additional stipulations:
A. The applicant shall, prior to issuance of the certificate of occupancy for
the buildings on Lot 1 and 2, have Lots 1-6 de-annexed from the MUD 1
boundary.
B. All vicinity maps on all documents shall be changed to read "JT Ottinger
Road" as opposed to "Ottinger Road" and all buildings on all lots on all
documents shall be numbered in the same sequence as the lot number on
which the building is located.
C. No accessory buildings shall be permitted on the site.
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