HomeMy WebLinkAboutOrdinance No. 16-024 Creating PD-26 at 6517 HillcrestORDINANCE NO. 16-024
AN ORDINANCE OF THE CITY OF UNIVERSITY PARK, TEXAS, AMENDING THE
COMPREHENSIVE ZONING ORDINANCE AND MAP OF THE CITY OF UNIV~RSITY
PARK, AS HERETOFORE AMENDED, BY CREATING PLANNED DEVELOPMENT
DISTRICT NO. 26, ON PROPERTY DESCRIBED AS LOTS 7-12 AND PART OF LOT 6,
BLOCK 3, UNIVERSITY PARK ADDITION, AN ADDITION TO THE CITY OF
UNIVERSITY PARK, DALLAS COUNTY, TEXAS, AS RECORDED IN VOLUME 2,
PAGE 6, MAP RECORDS OF DALLAS COUNTY, TEXAS, AND COMMONLY KNOWN
AS 6517 HILLCREST; APPROVING A CONCEPTUAL SITE PLAN ATTACHED
HERETO AS EXHIBIT "A"; PROVIDING SPECIAL CONDITIONS; PROVIDING FOR
THE REPEAL OF ALL ORDINANCES IN CONFLICT; PROVIDING A SEVERABILITY
CLAUSE; PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF
TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Planning and Zoning Commission of the City ofUniversity Park and the
City Council of the City of University Park, in compliance with the laws of the State of Texas
with reference to the granting of zoning classifications and changes, have given the requisite
noti ces by publication and otherwise, and have held due hearings and afforded a full and fa ir
hearing to all property owners generall y and to all persons interested and situated in th~ affected
area and in the vicinity th ereof, and the City Council of the City of Uni versity Park lis of the
opinion and fi nds that a zoning change should be granted and that the Comprehensive Zoning
Ordinance and Map should be amended; Now, Therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF UNIVERSITY
PARK, TEXAS;
I SECTION 1. The Comprehensive Zoning Ordinance and Map of the City of University
Park, Texas, as heretofore amended, are hereby amended by creating Planned De)elopment
District No. 26 (PD-26) on the property described as Lots 7-12 and part of Lot 6, Block 3,
University Park Addition, an Addition to the City of Uni versity Park, Dall as County, Texas,
according to the pl at thereof recorded in Volume 2, Page 6, Map Records of Dall as County and
commonl y known as 65 17 Hillcrest, University Park, Texas, by adopting a conceptual site plan
("site plan"), authori zing multiple and accessory land uses for PD-26, which site plan is attached
hereto in multiple sheets as Exhibit "A" and made a part hereof fo r all purposes, the same as if
fully copied herein. That the site plan contain s the data requi red by Section 17-1 0 1 ( 1) of the
Comprehensive Zoning Ordinance, and is hereby approved in all respects.
SECTION 2. Approval of the site plan for Planned Development District No. 26 is subject
to the following special conditions:
A. Development of the property shall be m accordance with the detailed s1 plan to
be approved as provided in the Comprehensive Zoning Ordinance of the City of University Park.
A detailed site plan must be submitted for review by the Planning and Zoning Commi~sion and
approval by the City Council, as required by Section 17-101 (2) of the ComprehensiJe Zoning
Ordinance, but an additional public hearing is not required. Unless otherwise defined herein, all
terms used herein shall have the respective definitions assigned to them in the Comprehensive
Zoning Ordinance;
B . The uses on the property shall be those allowed herein and shown on the site plan
for Planned Development District 26, PD-26, as adopted hereby;
C. The owner of the property, SPC Hillcrest Investments, L.P or its successors, will
demolish the existing building and construct a new mixed use building with a maximum floor area
of 119,000 square feet on the site, as shown by the use and area data on the site plan. The building
on the east end of the site will be up to six floors above grade, with a vertical height not to exceed
eighty-six feet (86') measured from grade at the northeast building corner to the top of the parapet
wall, plus ten feet (1 0') additional height for mechanical equipment and screening and sixteen feet
( 16') for the elevator penthouse, provided the mechanical equipment cannot be seen from any
abutting public property. This project includes property in an abutting alley easement on the West
side of the existing building, to be included in the PD-26 site provided the alley easement is
abandoned to the abutting owner by the City Council in the manner provided by law.
D. Site Plan:
The building components, configuration, development standards and special
conditions required for the proposed facility are summarized as follows:
1. Permitted Uses. The uses/activities to be accommodated in the PD are
shown on the site plan, cumulatively not exceeding 119,000 square feet, are
summarized as follows:
(a) Office uses, not exceeding 119,000 square feet;
(b) Retail uses, not exceeding 27,285 square feet;
(c) Restaurant uses, not exceeding 14,695 square feet; and
(d) Cellular Communication Equipment and Antennae.
2. Building Setbacks:
Building setbacks are measured from the property line to the closest point of a
building, except as described herein.
(a) Minimum front yard setback on Hillcrest:
(b) Side yard setback on Daniel:
(c) Side yard setback on Haynie:
20 feet
10 feet
10 feet
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(d) Rear yard setback:
3. Building setbacks for below grade parking garage:
(a) Minimum front yard setback on Hillcrest:
(b) Side yard setback on Daniel :
(c) Side yard setback on Haynie:
(d) Rear yard setback:
4. Building Height:
10 feet
5 feet
5 feet
5 feet
0 feet
Maximum building height of the eastern office portion measured f~om grade
at the northeast portion corner to the top of the parapet wall, from the eastern
property line west approximately 200', to include the office tower:
86 feet;
Maximum building height of the central retail/restaurant portion r easured
from finished grade of the Plaza at the northeast portion corner, from
approximately 200' west ofthe east property line west approximately 105 ':
40 feet;
Maximum building height of the western elevated parking portion measured
from finished grade of the northeast portion corner:
On the Daniel face : 31 feet;
On the Haynie face: 31 feet.
In addition, air-conditioning equipment, cooling towers, chimneys, radio
and television antennae and vent stacks not to exceed ten feet (1 0')
additional height, and sixteen feet (16 ') for the elevator penthouse, in
height, screened with materials similar in appearance to the exterior walls
shall be permitted, provided they cannot be seen from any abutting public
property.
5. Visible Light Reflectivity
All exterior glass and glazed surfaces on or within the building's fayade
shall have a visible light reflectivity within the range of 12% to 20%.
6. Parking Standards:
(a) 626 parking spaces, of which 136 spaces shall be at or above grade,
are to be provided onsite as shown on the site plan.
.•.
(b) Compact parking spaces (8 feet 6 inches by 16 feet) shall nbt exceed
25% of all onsite parking spaces and standard parking spaces shall be 20
feet by 9 feet.
(c) Parking on the grade level and the above grade levels, numbering 136
spaces (per §6 (a) above) shall be free for the first hour and, for the first
three (3) years from the date of issuance of a Certificate ofOccupancy, three
dollars ($3.00) for each hour or part of an hour after the first hour. After
the first three (3) years, the owner may adjust the hourly rate as determined
by market conditions in the area.
(d) Tenants of the facility and their employees will be required to utilize
the on-site parking garage for their personally owned vehicles or vehicles
which may be owned by the tenant and furnished to employees.
(e) Parking garage ingress and egress on Haynie A venue shall be to and
from the East, from and to Hillcrest A venue.
7. General Landscape Development Plan:
Landscaping will be added to the site and the abutting public rights-of-way
as shown in the General Landscape Development Plan.
8. Traffic Study:
A Traffic Impact Analysis (TIA) is required for the proposed deyelopment
and is attached. The TIA concluded that the traffic generated by the various
activities of PD-26 will impact existing traffic at that location. The
projected traffic load based on the proposed uses and activities on the site
will be more than existing peak conditions and no specific mitigation
measures are recommended at this time. No more often than once every
three years, at the discretion of the City Council, and upon written notice
from the City of University Park Director of Community Development, the
owner is required to pay the full cost for a comprehensive traffic study,
including tenants and tenants' employee vehicles entering and exiting the
on-site garage. Such traffic studies shall be performed by a consultant
selected by the City Council. The owner shall pay the cost for any future
traffic control measures or studies deemed necessary by the City Council.
An initial follow-up TIA shall be required to be provided by the owner six
months after issuance of a Certificate of Occupancy. Upon review of that
TIA or any additional traffic study required by this section, the City Council
may require traffic mitigation measures to be provided by the owner at
owner's expense.
·~
9. Miscellaneous Special Conditions:
(a) Signage: All new signs on the site must be in compliance with the City
of University Park sign reg4lations in effect at the time of the sign
permit application. Alternatively, the owner may request con~ideration
of a special sign district to serve the proposed development.
(b) City Alley Abandonment and Easements: The owner shall provide a
survey of the site, including a legal description of the alley easement
owner has requested to be abandoned by the City and sold to owner, and
the utility easements to be provided to the City as shown on th~ site plan.
The City will commission an appraisal of the fair market value of the
alley proposed to be abandoned, together with the proposed new utility
easements to be dedicated, if any. The descriptions and appraisal will
be at the cost of the owner. The City Council will then consider an
abandonment ordinance for the alley easement.
(c) Utilities and Easements: Details of size and location ofwater and sewer
lines, taps, and meters, and the location of all private utilities (gas,
electric and telco services) and easements including relocations to serve
the proposed development will be reviewed in accordance with city
policies and approved by the Public Works Department before the issue
of a building permit. I
(d) Construction Fence: An 8-foot solid plywood screening fence must be
installed around the construction site during construction and remain in
place while construction is ongoing. The fence must be painted green,
or as otherwise approved by the City Council, and installed prior to
demolition of any existing structure on the subject site.
(e) Explosives. No explosives may be used in the demo~ition and
construction on the subject property. I
(f) Neighborhood Liaison. Applicant will provide a liaison during
construction to respond to questions and complaints from residents and
businesses. Applicant will provide notice to residents and businesses
located within 2 blocks of the subject property of the name and methods
of contacting the liaison 24 hours a day, seven days a week. The contact
name and number will be posted on the construction site.
(g) Construction Vehicles. Construction vehicles and equipment may not
be parked on City streets, except on streets closed for construction by
permission of the Director of Public Works. All parking will be
accommodated on-site. If additional parking is required during
construction, owner will secure off-site parking and shuttle workers to
the site.
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(h) Construction Hours. Unless written permission is granted by the
Director of Community Development, construction work on the site is
restricted to Monday through Friday from 7:00am to 6:00pm and
8:00am to 6:00pm on Saturdays
(i) Background Checks. All contractors must perform backgrou~d checks
on all construction workers· prior to their working at the site. The
contractors must keep the background check information on file. No
registered sex offender may work on the site. Identification badges are
required for all contractor employees.
SECTION 3. All ordinances of the City of University Park in conflict with the provisions
of this ordinance or the Comprehensive Zoning Ordinance as amended hereby are hereby repealed.
SECTION 4. Should any sentence, paragraph, subdivision, clause, phrase or section of
this ordinance be adjudged or held to be unconstitutional, illegal, or invalid, the same shall not
affect the validity of this ordinance as a whole, or any part or provision thereof other th~ the part
decided to be invalid, illegal or unconstitutional, and the same shall not affect the validity of the
Comprehensive Zoning Ordinance as a whole.
SECTION 5. Any person, firm or corporation violating any of the provisions or terms of
this ordinance or of the Comprehensive Zoning Ordinance, as amended hereby, shall be subject to
the same penalty as provided for in the Comprehensive Zoning Ordinance of the City ofUniversity
Park, Texas, as heretofore amended, and upon conviction shall be punished by a fine not ~o exceed
the sum of two thousand dollars ($2,000.00) for each offense, and each and every day such a
violation is continued shall be deemed to constitute a separate offense.
SECTION 6. This ordinance shall take effect immediately from and after its passage
and the publication of the caption, as the law and Charter in such cases provide.
DULY PASSED by the City Council ofthe City ofUniversity Park, Texas, on t~e 181h day
of October 2016.
APPROVED: Qc.,
1
If?. , ~~ OLIN B. LANE, MAYOR
ATTEST:
CHRISTINE GREEN, CITY SECRETARY
EXHIBIT "A"
PARK PLAZA
UNIVERSITY PARK, TX
CONCEPTUAL PD SUBMISSION
OCTOBER 26, 2016
Cover Sheet / Land Use Statement
Boundary and Improvement Survey
Preliminary Grading Plan
Preliminary Utility Plan
Replat Plan
Conceptual Site Plan
Conceptual Landscape Plan
Parking Plan - Level 1
Parking Plan - Level 2
Conceptual Section
North Elevation
East Elevation
South Elevation
Proposed zoning change request are for the property at the Southwest corner of Hillcrest Avenue and Daniel Avenue, which is
currently zoned O2 for Lots 11 & 12 of Tract 1, Abstract No. 1351, P for Lots 7, 8, 9, and 10 of Tract 2, Abstract No. 1351, and
MF-3 for Lot 6, Abstract No. 1351. This Application is seeking a Planned Development classification for lots 7-12, and half
(30’) of lot 6. Proposed improvements will include a six-story, 119,000 SF mixed use development comprised of office, retail,
restaurant and wireless communication (rooftop) tenants. In addition, a four-level sub-grade parking garage with vehicular
access at grade will be provided for on-site occupants and patrons, along with a two-level above grade parking. Retail lease
space will be approximately 27,285SF and will be located on the ground level and second level. Restaurant lease space will
be limited to 14,695SF and will be located on the ground level and second level as well. Office is approximately 77,000SF and
allowed on all six levels with a maximum of 119,000 SF. Proposed 50% reduction in parking requirements for outdoor seating
areas. Current site maximum FAR restrictions will remain. However an increase in building height for lots 11&12 to 86’-0”
measured from from parapet to immediate adjacent grade on the project’s Northeast corner. An open air plaza will be created
on the Daniel Avenue side of the property which a majority of retail and restaurant tenants will be facing. A landscape buffer
will be created along Haynie Avenue at street level to soften the impact on the adjacent residential community and level one
and two glazing will not be permitted west of lot 10. We are currently requesting abandonment of existing alley right of way
between lot 10 and lots 11 & 12 and will include this parcel in a future Preliminary Plat Revision request. Existing utilities
will be abandoned and rerouted off-site. Any external equipment relating to communication use will be screened or a stealth
technology device used.
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2
3
4
5
6
7
8
TABLE OF CONTENTS
LAND USE STATEMENT
October 26, 2016
EXHIBIT A
PLANNED DEVELOPMENT #26 (PD-26)
October 26, 2016
FEBRUARY 23, 2016
PARK PLAZA
MIXED USE DEVELOPMENT
UNIVERSITY PARK, TX
PRELIMINARY GRADING PLAN
October 26, 2016
FEBRUARY 23, 2016
PARK PLAZA
MIXED USE DEVELOPMENT
UNIVERSITY PARK, TX
PRELIMINARY UTILITY PLAN
October 26, 2016
October 26, 2016
0’15’30’60’
CONCEPTUAL SITE PLAN
SCALE: 1” = 30’-0”
0’15’30’60’
ABANDON UTILITY EASEMENT
EXISTING PARCEL ZONED 0-2EXISTING ALLEY R.O.W.
CURRENT FAR = 4 to 1
EXISTING PARCEL ZONED P
COMBINED SITE FAR PROPOSED = 1.68 to 1
ELEVATED TRASH COMPACTOR
BOX TRUCK LOADING BAY
DROP OFF
LOADING DOCK
DELIVERIES ONLY
SHEET 5
EXISTING COMMUNICATION CABINET, TO
REMAIN NEW CURB
10’ LANDSCAPE
BUFFER
EVERGREENS
12-15 FT HEIGHT
EXISTING CURB LOCATIONEXISTING CURBEXISTING SIDEWALK
EXISTING CURB
EXISTING CURB LOCATION
MUTUAL ACCESS EASEMENT
NEW CURB EXISTING EDGE OF DRIVE
REMOVE EXISTING PARALLEL
PARKING 5 SPACES
ELEC OVERHEAD DOOR
GARBAGE PICK-UP AND LOADING ZONE
LOCATION. TRUCKS WILL BE INSTRUCT-
ED TO STRICTLY USE HILLCREST. THESE
DIRECTIONS ARE IN ACCORDANCE WITH
DESIGNATED TRUCK ROUTES OUTLINED
BY THE CITY.
10’ SETBACK
EXIST PROP. LINE
EXISTING
CURB
STAIR
NEW
CROSSWALK
PROPOSED NEW PROPERTY LINE
EXISTING PARCEL ZONED MF
30’-0”
REMAINING SITE ZONED MF
NOTE:
(1) PARKING SPACES LOCATED IN THE PUBLIC
RIGHT OF WAY ARE NOT INCLUDED IN TOTAL
PARKING TABULATIONS
(2) STANDARD PARKING SPACES WILL MEASURE
9FT X 20FT MINMIMUM
(3) COMPACT PARKING SPACES WILL MEASURE
8.5FT X 16FT MINIMUM. COMPACT SPACES WILL
NOT EXCEED 25% OF TOTAL SPACES
(4) OUTDOOR SEATING AREAS WILL BE PARKED
AT 50% OF OCCUPANCY PARKING LOAD
PARKING SPACES PROVIDED ON SITE
TOTAL PARKING PROVIDED ON SITE 626 SPACES
AT OR ABOVE GRADE PARKING ON SITE 136 OF 626 SPACES
OUTDOOR SEATINGAREA
OUTDOOR SEATINGAREAOctober 26, 2016
studioOutsidePark Plaza
University Park, Texas
1
2 2
2
14
3
3
3
4 4
4
6 6 6 6
6
6
5
7 7 7
7
6 7
8 8 8
8
7
8
8
12’ TALL CRAPE MYRTLE STANDARD
PLANT LEGEND
6” CALIPER EVERGREEN TREE
4” CALIPER DECIDUOUS TREE
8’ TALL EVERGREEN HEDGE
LAWN
GROUND COVER
LOW EVERGREEN SHRUB
LOW ORNAMENTAL GRASS
CONCEPTUAL LANDSCAPE PLAN
SCALE: 1/16” = 1’-0”
0’8’16’32’
HARDSCAPE
HARDSCAPE
HARDSCAPE
PLANTING AREA
PLANTING AREA
PLANTING AREAPLANTING AREAPLANTING AREA
studioOutsidePark Plaza
University Park, Texas
1
2 2
2 14
3
3
3
4 4
4
6 6 6 6
6
6
5
7 7 7
7
6 7
8 8 8
8
7
8
8
12’ TALL CRAPE MYRTLE STANDARD
PLANT LEGEND
6” CALIPER EVERGREEN TREE
4” CALIPER DECIDUOUS TREE
8’ TALL EVERGREEN HEDGE
LAWN
GROUND COVER
LOW EVERGREEN SHRUB
LOW ORNAMENTAL GRASS
studioOutsidePark Plaza
University Park, Texas
1
2 2
2 14
3
3
3
4 4
4
6 6 6 6
6
6
5
7 7 7
7
6 7
8 8 8
8
7
8
8
12’ TALL CRAPE MYRTLE STANDARD
PLANT LEGEND
6” CALIPER EVERGREEN TREE
4” CALIPER DECIDUOUS TREE
8’ TALL EVERGREEN HEDGE
LAWN
GROUND COVER
LOW EVERGREEN SHRUB
LOW ORNAMENTAL GRASS
October 26, 2016
CONCEPTUAL BASEMENT PLAN - LVL 2-4
CONCEPTUAL BASEMENT PLAN - LVL 1
SCALE: 1/16” = 1’-0”
SCALE: 1/16” = 1’-0”
0’8’16’32’
October 26, 2016
CONCEPTUAL LEVEL 2
SCALE: 1/16” = 1’-0”
OUTDOOR SEATINGAREA
OUTDOOR SEATINGAREA
October 26, 2016
CONCEPTUAL SECTION
SCALE: 1/16” = 1’-0”
0’8’16’32’
86’-0” MAX
40’ MAX
31’ MAX
October 26, 2016
Penthouse
Top of Roof
Level 10’-0”
NORTH ELEVATION - DANIEL AVE.
October 26, 2016
Penthouse
Level 10’-0”
SOUTH ELEVATION - HAYNIE AVE.
October 26, 2016
Top of Roof
SOUTH ELEVATION - HAYNIE AVE. - ALTERNATE 1
October 26, 2016
Penthouse
Level 10’-0”
Top of Roof
SOUTH ELEVATION - HAYNIE AVE. - ALTERNATE 2
October 26, 2016
Penthouse
Top of Roof
Level 10’-0”
Penthouse
Top of Roof
Level 10’-0”
WEST ELEVATION
Penthouse
Top of Roof
Level 10’-0”
EAST ELEVATION - HILLCREST AVE.
WEST / EAST ELEVATIONS
October 26, 2016