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Home My WebLink AboutZ-6762-A Staff AnalysisNovember 11, 1999 ITEM NO.: 4.2 FILE NO: Z -6762-A NAME: HAMPTON-GOFF - CONDITIONAL USE PERMIT LOCATION: 1219-1225 S. Shackleford Road OWNERAPPLICANT: Robert Goff and Associates PROPOSAL: To obtain a conditional use permit for a motel and two restaurants on property Zoned 0-2 and 0-3 at 1219-1225 South Shackleford Road. There is an accompanying item 4.1 to rezone the northern part of this property from 0-3 to 0-2, General Office to Office & Institutional. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 4.8 acre site is located on the east side of South Shackleford Road at the intersection with Shackleford West Boulevard. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site covers an area with two zones currently, 0-2 Office & Institutional, and 0-3 General Office. There is a request on this agenda to rezone the 0-3 portion of the property to 0-2. The site is surrounded by office and commercial zoning and uses. To the north and east is 0-3 zoning, to the south is 0-2 and to the west across Shackleford is zoned C-2, Shopping Center District. Staff believes the proposed uses should be compatible with the neighborhood. The Sandpiper Neighborhood Association was notified of the Public Hearing. 3. ON SITE DRIVES AND PARKING: The applicant has proposed one access driveway from Shackleford which would serve the three buildings with internal drives. Parking requirements are based on one space per 100 square foot of gross floor area for November 11, 1999 SUBDIVISION ITEM NO.: 4.2 (Cont.) FILE NO.: Z -6762-A restaurants. For a motel the requirement is one space per room plus ten percent additional. That would result in X32 required spaces total. There are t33 spaces shown in the proposal. The back -out stems on the west side of the parking areas on Lots 2 & 3 must be a minimum of 5 feet deep each. 4. SCREENING AND BUFFERS: Areas set aside for landscaping and buffers meet with ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. Shackleford is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Proposed access easement must be constructed to minor commercial street standards with dual sidewalks and cul-de-sac, or "T" turnaround. 6. Stormwater detention ordinance applies to this property. 7. Line-up driveway with existing street on west side of Kanis Road. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: An acreage charge of $250 per acre applies in addition to normal charges. On site fire protection will be required. Wastewater: Sewer main extension required with easements to serve the property. Southwestern Bell: No comments received. ARKLA: Approved as submitted. 2 November 111 1999 SUBDIVISION ITEM NO.: 4.2 (Cont.) FILE NO.: Z -6762-A Fire Department: Private fire hydrants and sprinkler systems are required. CATA: Site is not currently served by CATA, though it will likely be served in the near future; mixed uses on site are good; CATA may ask for a bus pullout on the southwest corner of the property. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to develop this tree covered, office zoned site into a commercial complex with two small restaurants and a five story, 125 room motel. All of the site would be zoned 0-2, Office & Institutional, if the accompanying item for rezoning the northern part of the site from 0-3 is approved. Thee proposal is to build three buildings on the site, one each on the three platted lots. The complex would consist of a 7500 square foot and a 2000 square foot restaurant adjacent to Shackleford, and a 75,000 square foot, five story motel in the southeast portion of the property. Most of the surrounding area consists of a mixture of office and commercial uses. To the south is another existing motel and then a hospital. To the west across Shackleford there is a doctors office/clinic under construction and a car `dealership planned. To the southwest is another existing office complex. To the north is still undeveloped, and to the east, although it is zoned 0-3, there are a few existing single family residences. Therefore this development would be compatible with the surrounding zoning and most of the surrounding development. The proposal meets parking and most setback requirements. A variance of 2 feet would be required for the rear setback of the restaurant on lot 2. Building height in 0-2 zoning is limited to 45 feet plus one additional foot for each foot the setback exceeds the minimum of 25 feet. Therefore, another variance of 8 feet would be required for the motel proposed building height of 75 feet due to there being only a 47.5 foot setback of the two story portion of 3 November 11, 1999 SUBDIVISION ITEM NO.: 4.2 {Cont. FILE NO.: Z -6762-A the motel from the north property line. That setback would add 22.5 feet to the normal 45 foot height limitation resulting in an allowed height of 67.5 feet. The 75 foot portion of the building alone would not have required a variance since it would be 76 feet from the south and 96 feet from the north property lines. The revised proposal would meet Public Works' requirements including aligning the driveway with Shackleford West Blvd., designating an access easement on the property at the.front entrance,,and dedicating right-of-way along Shackleford to 45 feet from centerline. The issue of street improvements along Kaufman is addressed in the staff report for the plat, item #4 on this agenda, but the applicant is asking for a deferral of those improvements. A sign variance request is also part of the proposal since the developer desires a single 20 foot tall by 10 foot wide monument sign along Shackleford. They would not install any other allowed freestanding signs if given this variance. Normally the allowed sign height is limited to 6 feet and 64 total square feet per freestanding sign in office zoning. Staff believes this is a reasonable use of this property, and, even with the variances, it should be compatible with the surrounding area. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. All exterior lighting must be directed downward and inward to the property and not towards any residential areas. d. Limit all wall signage to that allowed in office/institutional zoning. Staff also recommends approval of the following variances: 4 November 11, 1999 SUBDIVISION ITEM NO.: 4.2 (Cont.) FILE NO.: Z -6762-A (1) two feet less than required for the rear setback of the restaurant on lot 2. (2) eight feet over the allowed maximum for the motel proposed building height of 75 feet. (3) a single 20 foot tall by 10 foot wide monument sign located 5 feet minimum from the property line along Shackleford and from the sidewalk along the.entrance drive. No other ground - mounted signs will be allowed on the site. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 21, 1999) Pat McGetrick of McGetrick Engineering, Jim Moses and Wayne Moore from the developers, were present representing the application. Staff gave a brief description of the proposal. Public Works briefly reviewed their comments. Brief discussions ensued regarding designating an access easement, aligning the driveway with Shackleford West Blvd., and the status of Kaufman Street and deferring improvements along it. Staff clarified with the applicant the parking, setback, and height requirements, and signage limits. There being no further issues, proposal and forwarded the item final action. PLANNING COMMISSION ACTION: the Committee accepted the to the full Commission for (NOVEMBER 11, 1999) Pat McGetrick was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 9 ayes, 0 nays, 1 absent, and 1 open position. 5