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Item 4M Department of Planning & Development Services S T A F F R E P O R T August 11, 2015 CASE NO: ZA15-062 PROJECT: Zoning Change & Site Plan for Bicentennial Retail Plaza EXECUTIVE SUMMARY: On behalf of Bicentennial Retail Plaza, L.P., GSO Architects is requesting approval of a Zoning Change and Site Plan from “S-P-1” Detailed Site Plan District to “S-P-1” Detailed Site Plan District for Bicentennial Retail Plaza. The zoning change and site plan request amends the existing S-P-1 Detailed Site Plan District zoning to allow the increase in the size of three proposed covered patio structures at the rear of the existing retail center on property located at 410 W. Southlake Blvd. and described as Lot 13, Littleberry G. Hall No. 686 Addition. SPIN # 7. REQUEST DETAILS: The zoning change and site plan request amends the existing ‘S-P-1’ Detailed Site Plan District zoning to allow the increase in the size of three proposed covered patio structures at the rear of the existing retail center. These patio cover structures were originally approved by City Council on May 1, 2012 under Planning Case ZA12-015. The applicant is seeking to increase the size of the patio structures with this request. The previously approved west patio covered area will increase in size from approximately 23’ x 40’ to 30’ x 40’ and will increase in size from 832 sf to 1,373 sf. The west covered area will include an outdoor serving area. Representative photographs of the outdoor service area are included in Attachment C. The west patio structure will still maintain the option to add a fireplace on the west side of the patio structure as approved in Planning Case ZA12-015. The proposed center covered area will increase from approximately 15’ x 55’ to 20’ x 55’ and will increase in size from 869 sf to 1,374 sf. The proposed east covered area will increase from approximately 21’ x 38’ to 26’ x 40’ and will increase from 704 sf to 1,172 sf. The patio covers are proposed over existing concrete areas, so there will be no increase in impervious coverage and no changes to the existing drainage. Only the west covered patio will be constructed at this time. Approval of the other two covered patios will allow flexibility for other tenants to add the covered patios in the future. No changes to parking or landscaping are proposed, however, potted plants may be added in the patio areas. A variance to the parking requirements was granted with the currently approved “S- P-1” zoning to allow a 10% reduction in required parking and to allow outdoor seating without incurring a parking requirement. The required parking is 105 spaces and Case No. ZA15-062 there are 107 existing parking spaces. The site has 47 on-site parking spaces and 60 off-site parking spaces through a reciprocal parking agreement with the city (in Bicentennial Park). No other changes to the S-P-1 regulations or uses are proposed. Note: All previously approved regulations, variances and stipulations regarding this site will remain in effect with the approval of this request. st ACTION NEEDED: 1) Consider 1 reading approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information – Link to PowerPoint Presentation (D) SPIN Report ( E) Revised Site Plan Review Summary No. 2, dated July 31, 2015 (F) Surrounding Property Owners Map and Responses (G) Surrounding Property Owners Responses (H) Ordinance No. 480-481B for Commission and Council Members Only (I) Full Size Plans () STAFF CONTACT: Ken Baker (817)748-8067 Patty Moos (817)748-8269 Case No. ZA15-062 BACKGROUND INFORMATION OWNER: Bicentennial Retail Plaza, L.P. APPLICANT: GSO Architects PROPERTY ADDRESS: 410 W. Southlake Blvd. PROPERTY DESCRIPTION: Lot 13, Littleberry G. Hall No. 686 Addition LAND USE CATEGORY: Retail Commercial CURRENT ZONING: “S-P-1” Detailed Site Plan District with “C-2” Local Retail Commercial District uses REQUESTED ZONING: “S-P-1” Detailed Site Plan District with “C-2” Local Retail Commercial District uses to increase the size of the previously approved proposed covered patios HISTORY: September 19, 1989; City Council approved the “C-2” zoning with approval of Comprehensive Zoning Ordinance No. 480 August 5, 2003; A site plan (ZA03-048) for a two-story office building with bank was approved by City Council. September 5, 2006; A zoning change and site plan from “C-2” Local Retail Commercial District to “S-P-1” Detailed Site Plan District was approved by City Council. March 2007;A revised site plan to add paved patios to the rear of the building was administratively approved. May 3, 2007; A plat showing for Lot 13, Littleberry G. Hall No. 686 Addition was filed. May 1, 2012; A zoning change and site plan was approved for three covered patio structures (ZA12-015). PATHWAYS PLAN: An eight (8) foot multi-use trail is located along W. Southlake Blvd. TREE PRESERVATION: The covered patios are proposed to be constructed over existing concrete areas. No trees will be affected by this project. CITIZEN INPUT: A SPIN Meeting for this project was held by the applicant on March 26, 2012. A SPIN Report is included as Attachment D of this Staff Report. PLANNING AND ZONING COMMISSION: August 6, 2015; Approved (6-0) specifically noting the applicant’s willingness to provide renderings and details of the proposed outdoor service area; specifically subject to the revised Site Plan Review Summary No. 2 dated July 31, 2015; and subject to the Staff Report dated July 31, 2015; noting that the approval of the fireplace in the western end of the building is an optional item. Case No. Attachment A ZA15-062 Page 1 STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 2, dated July 31, 2015. The previously approved S-P-1 regulations and variances that were approved with zoning case ZA05-146 and ZA12-015 for the existing retail center are as follows: EXISTING “S-P-1” ZONING USES AND REGULATIONS Permitted Uses This property shall be limited to the permitted uses as found in the “C-2” Local Retail Commercial District as described in Section 21 of the Comprehensive Zoning Ordinance No. 480, as amended. Development Regulations This property shall be subject to the development regulations for the “C-2” Local Retail Commercial District, and all other applicable regulations with the following exceptions:  There shall be a side yard setback of not less than ten (10) feet on the east boundary line.  Concrete tilt wall with a stained finish shall be permitted as shown on the attached building elevations. Variances Conditions of Approval for Ord. No. 480-481A approved May 1, 2012: Subject to Revised Site Plan Review Summary No. 2, dated April 5, 2012 (for approval of the rear patio covering structures).  Note: All previously approved regulations, variances and stipulations regarding this site will remain in effect with the approval of this request. Case No. Attachment A ZA15-062 Page 2 Case No. Attachment B ZA15-062 Page 1 Previously Approved Site Plan 5-1-12 Case No. Attachment C ZA15-062 Page 1 Previously Approved Elevations 5-1-12 Case No. Attachment C ZA15-062 Page 2 Proposed Narrative Case No. Attachment C ZA15-062 Page 3 Proposed Site Plan Case No. Attachment C ZA15-062 Page 4 Proposed Covered Patio Structures Case No. Attachment C ZA15-062 Page 5 Representative Photographs of Outdoor Service Area (possible design elements) Case No. Attachment C ZA15-062 Page 6 Site Photographs Case No. Attachment C ZA15-062 Page 7 View north to the patio from the west parking lot View east to the patio from the west parking lot Case No. Attachment C ZA15-062 Page 8 View south to the patio from the north parking lot View southeast to the patio from the north parking lot Case No. Attachment C ZA15-062 Page 9 Case No. Attachment D ZA15-062 Page 1 SITE PLAN REVIEW SUMMARY ZA15-062Two7/31/15 Case No.: Review No.: Date of Review: Site Plan – Bicentennial Retail Plaza Project Name: APPLICANT: Lisa Swift OWNER: Thomas V. Stephen GSO Architects Bicentennial Retail Plaza LP 5310 Harvest Hill, Suite 146 250 W Southlake Blvd., Suite 250 Dallas, TX 75230 Southlake, TX 76092 Phone: (972) 392-6015 Phone: (817) 552-3100 Fax: (972) 385-3462 Fax: (817) 424-2474 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 6/29/2015 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us 1. The Site Plan must comply with the previous “S-P-1” underlying zoning. 2. Please submit a utility plan showing the location of water, sewer and existing grease traps on the site. 3. Show any intended lighting in the patio area. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill-over. 4. It is recommended, but not required, to provide a color rendering of the building. 5. Provide a material board of the building materials for the roof and stone for the columns. Public Works/Engineering Review Om Gharty Chhertri, P.E. Civil Engineer Phone: (817) 748-8089 E-mail: ochherti@ci.southlake.tx.us GENERAL COMMENTS: Show and identify all utilities (water, sewer and storm sewer) with easements that may exist and serve the building. * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. Case No. Attachment E ZA15-062 Page 1 *=Denotes informational comment. Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: If the occupant load on the patio is in excess of 49 persons, a second egress will be required on the patio. The patio may require fire sprinkler protection depending on the approved final drawings. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us LANDSCAPE COMMENTS: 1. No additional building floor area is being proposed. No additional landscaping is required. Informational Comments * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All mechanical equipment must be screened of view right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. Case No. Attachment E ZA15-062 Page 1 * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. The standing seam roofs shown on the elevations must be constructed of a factory-treated, non-metallic, matte finish. *The following driveway variances were granted on the currently approved site plan: a) Stacking depth for the driveway on W. Southlake Blvd. A minimum of 50’ of stacking is required, 41’ was permitted. b) Driveway spacing on W. Southlake Blvd. Spacing between a full-access drive and a right- in/right-out drive is required to be a minimum of 250’. 219 feet was provided from the park entry drive and 80’ was permitted from the adjacent utility building driveway. * The applicant should be aware that prior to issuance of a building permit, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Denotes Informational Comment Case No. Attachment E ZA15-062 Page 1 SURROUNDING PROPERTY OWNERS Bicentennial Retail Plaza SPO # Owner Zoning Address Acreage Response Southlake, City Of CS 300 W Southlake Blvd 10.29 1. NR Sdpp Llc C2 465 W Southlake Blvd 0.70 2. NR Southlake Oaks Llc C2 500 W Southlake Blvd 2.53 3. NR Sdpp Llc C2 475 W Southlake Blvd 0.73 4. NR Southlake Noble Llc C2 435 W Southlake Blvd 1.13 5. NR Terra/Stratfort Lp C2 445 W Southlake Blvd 1.02 6. NR Southlake Oaks II Llc C2 480 W Southlake Blvd 2.19 7. NR Southlake, City Of CS 275 Shady Oaks Dr 3.88 8. NR Parkhill & Wright Llc O1 301 W Southlake Blvd 0.14 9. NR Iman, Asher S O1 301 W Southlake Blvd 0.16 10. NR 321 Southlake Blvd Real Estate O1 301 W Southlake Blvd 0.13 11. NR O1 301 W Southlake Blvd 0.20 12. NR Ty Shafer Dds Pa O1 301 W Southlake Blvd 0.26 13. NR Atcc Investments Llc O1 301 W Southlake Blvd 0.27 14. NR Southlake, City Of CS 450 W Southlake Blvd 0.66 15. NR Southlake, City Of CS 4.50 16. NR White House Exe Center Lp SP1 410 W Southlake Blvd 1.60 17. NR Gte Southwest Inc CS 400 W Southlake Blvd 0.43 18. NR Clardy-Ruffner C2 425 W Southlake Blvd 0.91 19. NR Mahalo Investments Llc O1 301 W Southlake Blvd 0.34 20. NR Wv Properties Llc SP1 351 W Southlake Blvd 2.00 21. NR Mahalo Investments Llc O1 301 W Southlake Blvd 1.63 22. NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-two (22) Responses Received: None (0) Case No. Attachment F ZA12-015 Page 1 Responses No responses Case No. Attachment G ZA12-015 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-481B AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 13, LITTLEBERRY G. HALL NO. 686 ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 1.35 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-1” DETAILED SITE PLAN DISTRICT TO “S-P-1” DETAILED SITE PLAN DISTRICT, AS DEPICTED ON THE APPROVED SITE PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the Case No. Attachment H ZA12-015 Page 1 public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the hereinafter described property is currently zoned as “S-P-1” Detailed Site Plan District under the City's Comprehensive Zoning Ordinance; and WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; effect on the over- crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular Case No. Attachment H ZA12-015 Page 2 uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over-crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: Case No. Attachment H ZA12-015 Page 3 SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being Lot 13, Littleberry G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas, being approximately 1.35 acres, and more fully and completely described in Exhibit “A” from “S-P-1” Detailed Site Plan District to “S-P-1” Detailed Site Plan District as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit “B”, and subject to the following specific conditions: Conditions of Approval for Ord. No. 480-481 approved September 5, 2006: 1. This property shall be limited to the permitted uses as found in the “C-2” Local Retail Commercial District as described in Section 21 of the Comprehensive Zoning Ordinance No. 480, as amended. 2. Development Regulations - This property shall be subject to the development regulations for the “C-2” Local Retail Commercial District, and all other applicable regulations with the following exceptions: a. There shall be a side yard setback of not less than ten (10) feet along the east property boundary b. Concrete tilt wall with a stained finish shall be permitted to comply with exterior masonry requirements as shown on the attached building elevations 3. Subject to the Site Plan Review Summary No. 3 dated March 29, 2006. 4. Granting a variance to the following with regard to driveways & parking: a. Stacking depth for the drive on W. Southlake Blvd. A minimum of 50’ of stacking is required. Approximately 41 feet of stacking is . proposed b. The minimum driveway spacing on W. Southlake Blvd. Spacing between a full-access drive and a right-in/right-out drive is required to Case No. Attachment H ZA12-015 Page 4 be a minimum of 250’. Distances of approximately 80 feet and 219 feet are proposed. c. A variance to allow a 10% reduction in the required parking is requested. Conditions of Approval for Ord. No. 480-481A approved May 1, 2012: 1. Subject to Revised Site Plan Review Summary No. 2, dated April 5, 2012. SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, Case No. Attachment H ZA12-015 Page 5 parks and other commercial needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances Case No. Attachment H ZA12-015 Page 6 affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the 18th day of August, 2015. ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY Case No. Attachment H ZA12-015 Page 7 PASSED AND APPROVED on the 2nd reading the 1st day of September, 2015. ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment H ZA12-015 Page 8 EXHIBIT “A” Being Lot 13, Littleberry G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat filed in Cabinet A, Slide 11896, Plat Records, Tarrant County, Texas and being approximately 1.35 acres. Case No. Attachment H ZA12-015 Page 9 EXHIBIT “B” SITE PLAN APPROVED WITH ORD. NO. 480-481B Case No. Attachment H ZA12-015 Page 10 RENDERING APPROVED WITH ORD. NO. 480-481 SEPT. 5, 2006 Case No. Attachment H ZA12-015 Page 11 ELEVATIONS APPROVED WITH ORD. NO. 480-481 SEPT. 5, 2006 Case No. Attachment H ZA12-015 Page 12 ELEVATIONS APPROVED WITH ORD. NO. 480-481 SEPT. 5, 2006 Case No. Attachment H ZA12-015 Page 13 PATIO ELEVATIONS APPROVED WITH ORD. NO. 480-481A MAY 1, 2012 Case No. Attachment H ZA12-015 Page 14 PATIO RENDERING APPROVED WITH ORD. NO. 480-481A MAY 1, 2012 Case No. Attachment H ZA12-015 Page 15 Bicentennial Plaza PERMITTED USES AND DEVELOPMENT REGULATIONS FOR “S-P-1” ZONING APPROVED WITH ORD. NO. 480-481 SEPT. 5, 2006 (UNCHANGED WITH APPROVAL OF ORD. NO. 480-481A) Permitted Uses This property shall be limited to the permitted uses as found in the “C-2” Local Retail Commercial District as described in Section 21 of the Comprehensive Zoning Ordinance No. 480, as amended. Development Regulations This property shall be subject to the development regulations for the “C-2” Local Retail Commercial District, and all other applicable regulations with the following exceptions:  There shall be a side yard setback of not less than ten (10) feet on the east boundary line.  Concrete tilt wall with a stained finish shall be permitted as shown on the attached building elevations. Case No. Attachment H ZA12-015 Page 16 VARIANCES APPROVED WITH ORD. NO. 480-481 SEPT. 5, 2006 (UNCHANGED WITH APPROVAL OF ORD. NO. 480-481A) Case No. Attachment H ZA12-015 Page 17