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Home My WebLink AboutStaff ReportSTAFF REPORT Item: Consideration of a Final Plat (Replat) for the ,LaCour Subdivision, Lot 1 located at-the southeast corner of the intersection of Harvey Road and George Bush Drive East. (Planning Case No. 98-22,2) Item Summary: This replat divides the current single 4.34 acre lot into 2 lots of approximately 2 acres -each. Lot lA currently contains the Office Max development and Lot 2A is currently undeveloped. Both lots are zoned for WPC. This plat will provide fox cross access and parking between both lots. The plat also dedicates the Wolf Pen Creek 20' minimum reservation area on these lots. This dedication was to have taken. place with the. previous plat but deed record research did not show that the additional dedication had occurred. Given that, the developer is showing that dedication with this plat. There is some question as to the. correct location of the floodway line. The original survey and tine survey done with this replat do not agree on .the floodway location. As noted in the engineering .comments on floodplains, staff is working with the original surveyor and the replat surveyor to understand the differences between the two interpretations. We will have further information on this subject at the meeting. Policy Issue Statement: Civic Pride Citizens benefitfrom well-planned, attractive residential and commercial areas, and from preserving historic areas. Item Background: Afinal-plat for this subdivision was approved in early 1996. This plat contained a single lot, Lot 1, along with a reserve tract, a small portion of Kyle Street right-of-way dedication and a Wolf Pen Creek dedication axes. This single lot, Lot 1 was then subsequently developed as the Office Max site with a small pad site that was cleared. and prepared for .construction but was. never developed. The parking area that is currently constructed was to serve. both pad sites. The parking was contained on the single lot so that parking and access was to be shared. With this new replat, that intent should remain, therefore a note has been placed on the. plat requiring cross access and parking between Lot lA and 1B. Budgetary & Financial .Summary: NA Staff Recommendations: Staff recommends approval of the final plat. If additional conditions are warranted as a result of the floodway resolution, those will bepresented at the meeting. Related Advisory Board Recommendations: NA City Attorney Recommendation/Comments: NA Commission Action Options: Approve, approve with conditions, or deny the final plat. Supporting. Materials: 1. Location Map 2. Application 3. Engineering Information and Notification Information o:\group\deve_ser\stfrpt\98-222.doc ENGINEERING Water: Water is provided to both lots through an 8" line along Harvey Road and an 8" line along George Bush Drive East. Sewer: Sewer is provided to both lots through an 18" line along the Harvey Road frontage. Streets: The lots have access provided to both Harvey Road and George Bush Drive East. Off-site Easements: N/A Sidewalks: Sidewalks are existing along Harvey Road and George Bush Drive East. Drainage: The drainage design for the improvements on the property were met during the development of the Office Max site. Flood Plain: The latest Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps show that a portion of this. property is located within the 100 year floodplain, As shown on the replat, the floodway location is also different from. that .shown by .Municipal Development j Group on the original plat. This is due to each firm using different sources for their floodway information. Kerr Surveying has used the 1992 FEMA FIRM map while MDG used the 1988 Nathan D. Maier "Revised Existing" Study. The Maier Study was performed specifically for the Wolf Pen Creek Corridor and was to have been adopted by FEMA with their 1992 FIRM maps. Apparently FEMA did not fully .adopt. the Maier Study or there is an error in the FIRM mapping or perhaps a difference in surveyor's interpretation ofthe location of the floodway line. At the time of this writing, .discussions are being held with FEMA to understand if the difference is an error in the FEMA mapping, a problem that FEMA had with the Maier Study in this particular area or differences in interpretation. Oversize request: None Parkland Dedication: Parkland dedication is not required for commercial property. Wolf Pen Creek dedication has partially been met with the previous plat and the remainder is being met with this plat. Impact Fees: N/A NOTIFICATION: Legal Notice Publication(s): NA Advertised Commission HearingDates(s): July 2, 1998 Advertised Council Hearing Dates: NA Number of Notices Mailed to Property Owners Within 200': NA Response Received: None o:\group\deve_ser\stfrpt\98-222,doc STAFF REVIEW COMMENTS No. 1 Project: FAZOLI'S RESTAURANT (SP) (00-68) 1. .Please show the side street setback... 2. The parking legend needs to show the shared parking of Lots 1A and 1 E3. Parking requirements: Retail 1 per 250 ft.2 @ 30,000 ft.Z = 120 spaces Restaurant w/drive thru 1 per 100 ft 2 Cc~ 3 862 ft.2 = 39 spaces Total required 159 Total provided 198 3. In the predevelopment meeting,'it was discussed that the parking spaces along Harvey Road next to the drive thru entrance would be removed due to potential. conflict with the drive thru. 4. The drive thru measures 14'. Please make sure the width is at least 12' as called out. 5. Consider increasing the width of the drive thru and the turning radius. As " it is, a passenger car can negotiate. the drive thru, but vehicles with a longer wheel base will be running over curbs. 6. What are the--spurs off the drive thru? 7. The dumpster needs to be gated as it faces a ROW. 8. In a development agreement regarding this property, a park access easement was to be provided south of the parking lot. Please show this easement on the site plan. 9. The water line next to George Bush Drive needs to be in an easement. 10. The public electrical .lines need to be within an easement. 11. Since the building will be sprinkled, fire department connections need to be shown. 12. Lndicate fire lanes.. 13. Wheelstops are shown on the handicapped parking detail but not on the site plan.. Please adjust accordingly. Staff Review Comments Page 1 of 2 14. Indicatethe use of #4 baron. the curb details. 15. Provide a water and sanitary sewer legend to include water demands (minimum, maximum, and. average demands in gallons per minute) and sewer loadings (maximum demands in gallons per day). 16. Show the landscape reserve line on the site plan. 17. Please show dimensions of development and easements on landscape plan. 18. Please show frontage dimensions. Calculate streetscape requirements using frontage minus visibility triangles and driveway. 19. Transformers and meters need to be screened from the ROW. 20. The number of plants on the landscape plan and the number in the landscape table are not the same.. Please reconcile and .adjust the total landscape points provided, if necessary. 21. The 1"double check valve is unacceptable as per water works. 22. It would be beneficial to have an elevation of the. building from Wolf Pen Creek at the Design Review Board meeting. 23. Where will the menu board be? Will there be a canopy over the menu board? This information will be needed for the Design Review Board meeting. Reviewed by; Molly Hitchcock Date: 18-Apr-00 Staff Review Comments Page 1 of 2 FAZOLI'S DRB REVIEW ^ Conformance with codes/ordinances ^ Logic of design ^ Exterior space utilization ^ Architectural character ^ Attractiveness ^ Materials selection ^ Harmony. and compatibility ^ Circulation ^ Maintenance ^ Lighting -harmonious with building; no sodium; reduce glare (exterior lighting?) ^ Garbage -screen with live plants from creek;: ROW's; parking; trails ^ Relationship of building to site -transitions; pedestrian. safety; exceed setbacks; decorative parking areas; height/scale ^ Relationship to adjoining areas -screens; materials ^ Landscapetransition - (tree preservation) ^ Harmonious, but not monotonous, textures, lines, and masses ^ Park access easements.- (build as per. approved office max) ^ Materials -durable; suitable; harmonious ^ Colors -harmonious with only compatible accents (bldg., h-cap ramp,. islands, red - too much?) ^ Landscaping -unity of design; protected from traffic; screening ^ Signs -colors, materials and lighting restrained