Item 7ACITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
October 27, 2015
CASE NO: ZA15-104
PROJECT: Zoning Change and Site Plan for Lowe's
EXECUTIVE
SUMMARY:
REQUEST
DETAILS:
Case No.
ZA15-104
On behalf of Lowe's Companies, Adams Engineering and Development
Consultants is requesting approval of a Zoning Change and Site Plan for Lowe's
Southlake on property described as Lot 5, Block 1, Kimball/1709 Addition, an
addition to the City of Southlake, Tarrant County, Texas and being located at 201
N. Kimball Avenue, Southlake, Texas. Current Zoning: "C-3" General Commercial
District. Requested Zoning: "S -P-1" Detailed Site Plan District. SPIN Neighborhood
# 8.
The applicant is requesting approval of a zoning change and site plan for the
existing Lowe's Home Improvement Center in Southlake primarily to allow a
reduction in required parking spaces along the south portion of the lot and to use
this area for outside seasonal storage of merchandise generally between the
months of February through October. In addition, the applicant is seeking approval
to add screening walls along the front of the store to allow for outside storage.
Additional screening through plant materials along the FM 1709 right of way is
proposed (see Attachment `C', pages 4 and 5). The proposed location of the
screening walls along the store front and screening materials are found in
Attachment `C' pages 6 and 7.
A parking study was conducted and submitted by the applicant in support of the
requested reduction. The study has been reviewed by Lee Engineering and it was
determined that the reduction would not adversely affect parking demand. See
pages 3-4 in Attachment `E' for full report.
Site Data Summary
Element
Existing
S -P-1
Zoning
C-3
S -P-1 with C-3 uses
Required Parking
Sales Floor/Offices 1/200
135,568 sf / 678
Garden Center 1/600
29,000 sf / 49
Staging Area 1/1000
12,000 sf / 12
Totals
739 — 10% reduction
approved by City Council
= 665
564 spaces supported
by Parking Study
The applicant is requesting that all other existing conditions remain as previously
approved.
On October 22, 2015, the Planning & Zoning Commission recommended approval
(4-1 Forman) subject to the staff report and site plan review summary; noting that
the seasonal display in the south parking lot be limited to February through
October; that a definition of storage items will be provided to City Council; that the
approval be limited to a home improvement retailer on this site; that the applicant
will provide a storefront rendering; and, that the items stored in the south parking
lot be limited to landscape items such as mulch, compost, etc. and no swing sets.
The applicant has submitted the requested storefront renderings found on pages 6
and 7 of Attachment `C' in this report, and has defined the items intended for
storage in the S -P-1 zoning document found on page 3 of Attachment `C' in this
report.
Staff has provided an overview of the current outdoor storage regulations as part
of your packet materials as well as slide # 5 of the presentation.
ACTION NEEDED: Consider 1s' reading for zoning change and site plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — LINK TO PRESENTATION
(D) SPIN Forum Summary Report
(E) Site Plan Review Summary No. 3, dated October 27, 2015
(F) Surrounding Property Owners Map & Responses
(G) Ordinance No. 480-705
(H) Full Size Plans and Parking Study (for Commission and Council Members
Only)
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
ZA15-104
BACKGROUND INFORMATION
OWNER: Lowe's Companies
APPLICANT: Adams Engineering and Development Consultants
PROPERTY SITUATION: 201 N. Kimball Avenue
LEGAL DESCRIPTION: Lot 5, Block 1, Kimball/1709 Addition
LAND USE CATEGORY: Regional Retail
CURRENT ZONING: C-3 — General Commercial District
REQUESTED ZONING: S -P-1 — Detailed Site Plan District
HISTORY: March 15, 1994; City Council approved C-3 General Commercial District
zoning under Case ZA94-016.
September 1, 1998; City Council approved a site plan for Lowe's under
Case ZA98-087.
CITIZEN INPUT: A SPIN Town Hall Forum meeting summary report is included under
Attachment `D' of this report.
SOUTHLAKE 2030: Consolidated Future Land Use
The Southlake 2030 Future Land Use Plan designates this property as
Regional Retail. Regional Retail as defined within Southlake 2030:
The Retail Commercial category is a lower- to medium -intensity
commercial category providing for neighborhood -type retail shopping
facilities and general commercial support activities. It is intended to provide
limited local retail and/or office uses which serve neighborhoods in close
proximity. It is intended that all uses in this category will be compatible with
adjacent single family uses, thereby maintaining the character and integrity
of existing neighborhoods. This category is intended to encourage
comprehensively planned developments. In areas where the Retail
Commercial designation is adjacent to residentially zoned properties or
areas with a residential designation on the Land Use Plan, lower intensity
activities such as office or office -related uses should be planned adjacent
to the residential uses. Other suitable activities are those permitted in the
Public Parks/Open Space, Public/Semi-Public, and Office Commercial
categories previously discussed.
Master Thoroughfare Plan
The property is situated in between State Highway 114 eastbound frontage
road and Southlake Boulevard. State Highway 114 is designated as a
Freeway with variable right of way widths from 300' to 500'. Southlake
Boulevard is designated as a 6 -lane divided Arterial roadway with variable
right of way widths from 130' to 140'.
Case No. Attachment A
ZA15-104 Page 1
TRANSPORTATION
ASSESSMENT:
UTILITIES:
TREE PRESERVATION:
PLANNING & ZONING
COMMISSION ACTION:
Case No.
ZA15-104
Pathways / Sidewalk Plan
The City's Zoning Ordinance No. 480, as amended, Section 33.19 requires
sidewalks at a minimum of 5' in width for all development requiring a City
Council approved Site Plan unless otherwise required on the official
Pathways Plan. There is an existing 8' sidewalk along Southlake
Boulevard. Construction of an 8' sidewalk is required along the State
Highway 114 eastbound frontage road.
Area Road Network and Conditions
The existing development has direct access points from Southlake
Boulevard as a right in / right out only and from the State Highway 114
eastbound frontage road. There is also indirect access off of Kimball
Avenue through two other common access roadways.
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
* Vehicle Trips Per Day
• AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
• Based on the ITE: Trip Generation Manual, 7t" Edition
Water
There is an existing 8 -inch water line running directly through the property
to service Lowe's.
Sewer
There is an existing 8 -inch sanitary sewer line running from the southeast
corner of the property, extending to the central west boundary.
No existing trees are proposed to be altered.
October 22, 2015; Approved (4-1) as presented subject to the following:
• Staff Report and Site Plan Review Summary No. 2, dated October
16, 2015;
• noting the display in the south parking lot will be from February
through October only;
• a clear definition of the items to be stored will be provided to City
Council;
Attachment A
Page 2
EastboundState Highway 114
Southlake :.
Nolen Drive and
-... 00
Kimball(between
(between
Kimball
09
West Bound
East Bound
East Bound
24hr
18,369
20,285
15,968
AM
Peak AM (1469)
Peak AM (1760)
Peak AM (1210) 7:15 AM— 8:15 AM
11:45 AM— 12:45 PM
7:45 AM— 8:45 AM
PM
Peak PM (1712)
Peak PM (1483)
Peak PM (1225) 4:30 PM — 5:30 PM
4:45 PM — 5:45 PM
12:00 PM — 1:00 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
* Vehicle Trips Per Day
• AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
• Based on the ITE: Trip Generation Manual, 7t" Edition
Water
There is an existing 8 -inch water line running directly through the property
to service Lowe's.
Sewer
There is an existing 8 -inch sanitary sewer line running from the southeast
corner of the property, extending to the central west boundary.
No existing trees are proposed to be altered.
October 22, 2015; Approved (4-1) as presented subject to the following:
• Staff Report and Site Plan Review Summary No. 2, dated October
16, 2015;
• noting the display in the south parking lot will be from February
through October only;
• a clear definition of the items to be stored will be provided to City
Council;
Attachment A
Page 2
the approval is limited to home improvement retailer on this site;
the applicant will provide a storefront rendering to City Council;
and, the south parking lot seasonal storage items will be limited to
landscape items such as mulch, compost, etc. — No swing sets.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated October 27, 2015.
WCommunity DevelopmentWEMO12015 CasesO04 - ZSP - Lowes SouthlakelCC PackeNtem 7A.docx
Case No. Attachment A
ZA15-104 Page 3
S.N. 194
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270
260
200 100
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2171 2175 2225
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S VILLAGE CENTER DR
Vicinity Map
Lowe's
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s ZA15-104
Zoning Change and Site Plan
0 200 400 800 1,200
Feet
Case No. Attachment B
ZA15-104 Page 1
Site Plan
x
PROPOSED CHANGES TO THE EXISTING PLAN;
THE ADDIT ION OF SCREEN WALLS TO FACILITATE
OUTDOOR SALES AT THE FRONT OF THE STORE,
UTILIZATION OF THE PARKING SPACES ON THE SOUTH
SIDE OF THE STORE FOR SEASONAL OUTSIDE SALES
AND STORAGE, SPACES ARE LARGELY UNUTILIZED
FOR PARKING. REFERENCE PARKING STUDY,
SCREENED DISPLAY WITH OPEN AISLES
)LA
DETAIL "A'
N.T.S.
Case No. Attachment C
ZA15-104 Page 1
Zoning Regulations presented to P&Z October 22, 2015
Lowes Southlake
Proposed Permitted Uses and Development Regulations for "SP -1" Zoning
ZA15-104
Permitted Uses:
This property is an existing home improvement store that was approved in 1999. It is one lot
consisting of 14.7 acres and is currently zoned C-3. There is no proposal to change the C-3 use
rather a request to zone the property SP -1 to allow for variances from the C-3 Zoning.
Development Regulations:
This property shall be subject to the development regulations for the "C-3" General Commercial
District, and all other applicable regulations with the following exceptions:
• Allow for a reduction in the parking requirements more fitted to home improvements centers.
Attached Parking Study supports the request for lesser parking needs. Proposed parking
requirement is 564 spaces. Lowe's corporate standard is 400 spaces.
• Allow for additional outside sales of various products beyond lawn care items along the store
frontage through the use of screen walls.
• Allow for seasonal outside sales and storage in the 78 spaces in the south parking lot.
Seasonal sales times are generally February through the end of October.
• Allow for impervious coverage and open space as shown on site plan and as previously
approved.
Use and Operation:
Lowes relies heavily on the sale of merchandise that is visible upon entry to the store. At the contractor
entrance screen walls will allow for the visibility to commonly used materials that contractors purchase
daily. Along other areas in front of the store screen walls will allow for the display of seasonal specialty
items that are either top sellers or close-out items.
Most importantly is the visibility and ease of access to seasonal items such as mulch and compost that
can be stored, sold and loaded in the south parking area. Additional plantings along Southlake
Boulevard are proposed to screen the storage and sales in the south parking lot and are shown on the
submitted landscape plan.
Security for outside storage has not historically been a problem or concern for Lowes at this as well as
their other locations. As an existing measure that area currently does have security camera.
Case No. Attachment C
ZA15-104 Page 2
Updated Zoning Regulations - added items to be stored
Lowes Southlake
Proposed Permitted Uses and Development Regulations for "SP -1" Zoning
ZA15-104
10/27/2015
Permitted Uses:
This property is an existing home improvement store that was approved in 1999. It is one lot consisting of
14.7 acres and is currently zoned C-3. There is no proposal to change the C-3 use rather a request to zone the
property SP -1 to allow for variances from the C-3 Zoning.
Development Regulations:
This property shall be subject to the development regulations for the "C-3" General Commercial District, and all
other applicable regulations with the following exceptions:
• Allow for a reduction in the parking requirements more fitted to home improvements centers. Attached
Parking Study supports the request for lesser parking needs. Proposed parking requirement is 564
spaces. Lowe's corporate standard is 400 spaces.
• Allow for seasonal outside sales and storage in the 78 spaces in the south parking lot and screening
from Southlake Blvd to be as shown on landscape plan. Seasonal sales times are generally February
through the end of October.
• Allow for impervious coverage and open space as shown on site plan and as previously approved.
• Allow for SH -114 frontage along property to remain as is with no added sidewalk requirement.
• Allow for additional outside sales of various products beyond lawn care items along the store frontage
through the use of screen walls. Product types would be the following:
Outdoor Power Equipment/ Grills/ Wheelbarrows/ Fencing/ Outdoor Patio Furniture/ Building Materials
• Allow for seasonal outside sales and storage in the 78 spaces in the south parking lot and screening
from Southlake Blvd to be as shown on landscape plan. Seasonal sales times are generally February
through the end of October. Items for sales and storage to be displayed are:
Bagged Goods/ Blocks/ Brick/ Stone/ Mulch/ Trees and plants/ Utilities Trailers/ Storage Buildings
Use and Operation:
Lowes relies heavily on the sale of merchandise that is visible upon entry to the store. At the contractor entrance
screen walls will allow for the visibility to commonly used materials that contractors purchase daily. Along other
areas in front of the store screen walls will allow for the display of seasonal specialty items that are either top
sellers or close-out items.
Most importantly is the visibility and ease of access to seasonal items such as mulch and compost that can be
stored, sold and loaded in the south parking area. Additional plantings along Southlake Boulevard are proposed to
screen the storage and sales in the south parking lot and are shown on the submitted landscape plan.
Security for outside storage has not historically been a problem or concern for Lowes at this as well as their other
locations. As an existing measure that area currently does have security camera.
Case No. Attachment C
ZA15-104 Page 3
Bufferyard and Screening — shown at P&Z meeting October 22, 2015
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Case No. Attachment C
ZA15-104 Page 4
Bufferyard and Screening — updated
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Case No. Attachment C
ZA15-104 Page 5
Landscape and Storefront Renderings
SOUTHLAKE,TX- PROPOSEDLANDSCAPEIMPROVEMENTS
EXHIBIT 1-SOUTHLAKE BOULEVARD
BEFORE
• Gaps exist in current planting,
AFTER
• Continuation of existing hedge using
Burtard Holly.
• Four Yaupon Holly trees asunderetory
for additional screening and ordinance
compliance_
• Screening with Blue Point Juniper
along edge.
SOUTNLAKE,TX- PROPOSED SCREENING IMPROVEMENTS
EXHIBIT 3 - LOWE'S PROPOSED SCREENING - NORTH
BEFORE
• Store frontage as i3
appears today.
AFTER
North half of store
with 3 of the 5
screen walls shown.
Case No. Attachment C
ZA15-104 Page 6
SOUTHLAKE,TX- PROPOSEDSCREENINGIMPROVEMENTS
EXHIBIT 3 - LOWE'S PROPOSED SCREENING - SOUTH
BEFORE
• Store frontage as it appears
today.
AFTER
• South half of store with 1 of the 5 screen walls shown.
SOUTHLAKE, TX -PROPOSED SCREENING IMPROVEMENTS
EXHIBIT 3 - LOWE'5 PROPOSED SCREENING - CONTRACTOR
BEFORE
• Contractor entrants frontage as it appears
today.
AFTER
• Contractor entrance with 1 of the 5 screen walls shown-
Case No. Attachment C
ZA15-104 Page 7
gill!,
lit
Case No. Attachment C
ZA15-104 Page 7
USOUTHLAKE
SPIN MEETING REPORT
Case Number: SPIN2015-39
Project Name: Lowes — Planning Case ZA15-104
SPIN Neighborhood
Meeting Date: October 13, 2015
Meeting Location: 1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance
Host: Sherry Bermann
Applicant(s) Presenting: Jimmy Fechter, phone: 817-328-3200, email: jimmy.fechter@adams-
engineering.com
City Staff Present: Patty Moos, Planner I
City Staff Contact: Lorrie Fletcher, Planner I; phone: 817-748-8069
Attached to the end of this report are the Blackboard Connect Delivery Results for the October 13, 2015 SPIN
Town Hall Forum
Presentation began: 6:17 pm and ended at 6:33 pm
Town Hall Forums can be viewed in their entirety by visiting http://www.citVofsouthlake.com and clicking on "Learn More" under
Video On Demand; forums are listed under SPIN by meeting date.
FORUM SUMMARY:
Property Situation: 201 N. Kimball Avenue
Development Details:
• Lowes Southlake is requesting to add some screening walls in front of the store andreduce the
paring requirements so that outside storage and sales can occur seasonally in the south parking
area.
• Currently zoned "C-3" General Commercial District to S -P-! Detailed Site Plan to allow outdoor
storage and screening walls.
• The south parking lot has 77 parking spaces currently.
• Off-loading of seasonal products currently occurs in the rear east side of the building with limited
storage space and conflicts with cars coming from Costco to the east via the cross access
easement. Directly unloading at the south parking lot will reduce the conflict.
• 5 -foot tall by 15 -foot wide screening walls in front of the store will allow seasonal products such
as grills to be located outside and in front of the store.
• A local parking study and a comparison parking demand study were conducted and shown on
the slides.
• Additional landscape screening is proposed at the south parking lot along the entrance at FM
1709 to screen the outside storage.
Case No. Attachment D
ZA15-104 Page 1
• Additional landscaping is proposed along the north property line and parking lot to fill in some
gaps in the landscaping.
Presentation:
-�
� 4 F mi+ti1 � IJ Saec Oir^ i ��
I JW
ji
v PP WWLL a `'C 61
Site Location
9Adams
LOWES IS CURRENTLY
-"""""19e
ZONED AS C-3.1}IHIf4i{L
The project proposal is to
`A
modify the site plan to
—
% `�-
I
allow for screen walls
along the storefront and
--
= --
rezone to SP -1 to allow
for the outside storage
and sales of seasonal
products in the south
parking lot.
9Adams--
Case No. Attachment D
ZA15-104 Page 2
Case No.
ZA15-104
Table L- Existing parking and floor area
Current with Seasonal
Space
Available Parkin Spaces incl. Handica 665 587
Out
Gross Floor Arensq. ff. 176,568 189,2D4
Table 2. City of Southlake Parking Requirements
2Adanis
Table4=Parking Demand Based on Site Observation
Current
ParkinDemandI,GGOSFGross
FloorArea0MaaamumParkinDemand19Available
Pa9cin5acesincl. Handica 11
65Max.
PerkinDemand as 9Go1 ParkinEol Caci21% M,".
Tables= Parking Demand from Other Lowe sSites
Average Peak
DaM Averepa aFp Selardey Damand/GFA
Wcalicoil Ratio
lower Col {veh.11WO
Dole (,q,fl.) Parking
aq. M)
Demand veh.
Soulhlake. 7% Se Pt, 2015 176,560 193 0.80
Ba Shore, NY Aa .20F4 138,000 267 1.93
Concord, NH Ma 2007 169.848 219 129
9 New E land stores Ma 2004 unknown 187
11 New En lantl Stores Ma 2006 Vnknawn 1
cFnnrnurnwmnnnmrwF
allllf111
r
u
.
Land Use Category in Equivalent Space in
(square
Requirement
Spaces
Development Code Lowe's Store
access from Costco
PrCross
oposed screen
(including
XXX sq, H.
walls along store
front
iJ
f'+
195,568
�'
Existing seasonal
"Open (Outdoor) Retail Existing Garden
29,000
1 1640
i�i
rj
]I
I�I
product storage
Proposed areas for
°F
_
_
12,000
seasonal storage
and sales
12
Total Required Parkin current condition):
739
Required Parkin w! 10% Approved Reduction:
665
Adams
665
LowE's
LIQ
Table4=Parking Demand Based on Site Observation
Current
ParkinDemandI,GGOSFGross
FloorArea0MaaamumParkinDemand19Available
Pa9cin5acesincl. Handica 11
65Max.
PerkinDemand as 9Go1 ParkinEol Caci21% M,".
Tables= Parking Demand from Other Lowe sSites
Average Peak
DaM Averepa aFp Selardey Damand/GFA
Wcalicoil Ratio
lower Col {veh.11WO
Dole (,q,fl.) Parking
aq. M)
Demand veh.
Soulhlake. 7% Se Pt, 2015 176,560 193 0.80
Ba Shore, NY Aa .20F4 138,000 267 1.93
Concord, NH Ma 2007 169.848 219 129
9 New E land stores Ma 2004 unknown 187
11 New En lantl Stores Ma 2006 Vnknawn 1
Area
Parking
Parking
Land Use Category in Equivalent Space in
(square
Requirement
Spaces
Development Code Lowe's Store
feet)
{7 space /
(including
XXX sq, H.
Handicap)
"Retail Stores or Shops" Main Sales Floor
195,568
1 1200
678
"Open (Outdoor) Retail Existing Garden
29,000
1 1640
49
Sales" Center
"Industrial Uses" Staging Area
12,000
I 1000
12
Total Required Parkin current condition):
739
Required Parkin w! 10% Approved Reduction:
665
Actual Parkin (Current Condition):
665
"Open i0utdoorj Retail
Seasonal Outdoor
Sales"
Expansion of
12,635
1 1600
22
Garden Censer
Total Required Parkin with
seasonal use):
761
Required Parkin w/ 10%A
roved Reduction:
685
b2
Faidae, VA Ma 2014 100,000
I%
1.55
5 Washln tan, res DG 3loMarch 20W 141 I
285
2A2
S Balllmore. MD Sines March 2007 158 10
9Adams
1.83
�
Table 3: Observed Maximum
Area
Parking
Parking
Land Use Category in Equivalent Space in
(square
Requirement
Spaces
Development Code Lowe's Store
feet)
{7 space /
(including
XXX sq, H.
Handicap)
"Retail Stores or Shops" Main Sales Floor
195,568
1 1200
678
"Open (Outdoor) Retail Existing Garden
29,000
1 1640
49
Sales" Center
"Industrial Uses" Staging Area
12,000
I 1000
12
Total Required Parkin current condition):
739
Required Parkin w! 10% Approved Reduction:
665
Actual Parkin (Current Condition):
665
"Open i0utdoorj Retail
Seasonal Outdoor
Sales"
Expansion of
12,635
1 1600
22
Garden Censer
Total Required Parkin with
seasonal use):
761
Required Parkin w/ 10%A
roved Reduction:
685
Parking Demand
Date/Time of Maximum Demand Parkin Demand
Saturday, Sep. 5, 2015, 1:30 PM 142
Saturda , Sep. 12, 20
Attachment D
Page 3
15. 11:00 AM
135
Overall Peak Demand:
142
Attachment D
Page 3
b2
Faidae, VA Ma 2014 100,000
I%
1.55
5 Washln tan, res DG 3loMarch 20W 141 I
285
2A2
S Balllmore. MD Sines March 2007 158 10
9Adams
291
1.83
�
Attachment D
Page 3
Table 7: Parking Demand Analysis Summary
Parkin aces
%efcapacity
Current Parking Provided
Observed Demand
665S
142
21%
ITE Parkin Demand
553
85%
Requested Seasonal -Low Parkin
587
Southlake Requirement wj 10% Reduction
585
ITE Parkin Demand
563
96%
Est. Demand extra olated site obse
9Adams
,
ation 152 26%
AdLsted for Peak Season 186 32%
Est. Demand {based on high value from other 382 65%
Lowe's sites
x p�
LoWM
p FROM
Case No. Attachment D
ZA15-104 Page 4
Parkin aces
%efcapacity
Current Parking Provided
Observed Demand
665S
142
21%
ITE Parkin Demand
553
85%
Requested Seasonal -Low Parkin
587
Southlake Requirement wj 10% Reduction
585
ITE Parkin Demand
563
96%
Est. Demand extra olated site obse
x p�
LoWM
p FROM
Case No. Attachment D
ZA15-104 Page 4
Landscaping along Highway 114
Additional landscape along 114 to fill in gaps in screen
9Adams
QUESTIONS / CONCERNS:
• Will there still be traffic conflicts with the traffic from Costco along the south parking lot
driveway?
o The existing speed bumps and seasonal products in the parking lot will be traffic
calming. There is a need to keep the products out of the fire lane.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting
minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses
made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case
through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA15-104 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-104 Review No.: Three
Project Name: Zoning Change and Site Plan — Lowe's Southlake
APPLICANT: Adams Engineering
Jimmy Fechter
910 S. Kimball Ave.
Southlake, TX 76092
Phone: 817-328-3200
Date of Review: 10/27/15
OWNER: Lowe's Companies
Matthew Minton
1605 Curtis Bridge Road
Wilkesboro, NC 28697
Phone: 336-658-4806
Email: jimmy.fechter@adams-engineering.com Email: matthew.l.minton@lowes.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/27/15 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
Lorrie Fletcher
Planner I
Phone: (817) 748-8069
Email: lfletcher ci.southlake.tx.us
1. Correct Site Data Summary information. The open space and impervious coverage percentages
should equal 100%.
2. For all development requiring a City Council approved site plan, sidewalk construction is required.
The Pathways Plan calls for an 8' multi -use trail along State Highway 114. A variance has been
requested.
3. Change term "outside sales" to "outside storage" in the S -P-1 Zoning Document.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
No existing trees are proposed to be altered.
LANDSCAPE COMMENTS:
1. Please avoid placing the proposed canopy trees and accent trees directly over and under the
existing utility lines along Hwy. 114. There is a 12" water line and overhead electrical lines.
No additional square footage is proposed to be added to the existing building footprint so no
additional interior or bufferyards landscaping is required to be provided. The proposed
landscaping is to provide additional screening for the proposed outside sales areas and to fill in
Case No. Attachment E
ZA15-104 Page 1
gaps in the existing landscape.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetria_ci.southlake.tx.us
GENERAL COMMENTS:
Show utilities in the plans and clarify if any foundation is proposed for outdoor sales area. Show
all drainage and utility easements.
PARKING STUDY COMMENTS:
In the first paragraph on page 3, it is stated that 77% of the parking requirement is met, per the
City ordinance. The equation given is 587/685, which equates to 86%. The correct equation
would be 587/761=77%.
In Table 7 on page 6, the estimated demand based on the high value from other Lowe's sites is
given as 387 parking spaces, or 66%. However, this value was previously given as 382 parking
spaces, or 65%, on page 5.
The following two pages contain the Parking Study Review conducted by Lee Engineering:
Case No. Attachment E
ZA15-104 Page 2
irml
UlE, rcncina:vinc
October 7, 2015
Om Gharty Chhetri, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Lowe's Southlake Parking Study Review
Dear Mr. Chhetri:
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Per your request, we have reviewed the parking study for existing Lowe's home improvement store in
Southlake, Texas, prepared by Stantec and dated September 28, 2015.
The existing development consists of a home improvement store approximately 176,568 square feet in size.
The site is located on the property bordered by the SH 114 eastbound frontage to the north, N Kimball Avenue
to the west, and Southlake Boulevard (FM 1709) to the south.
Our review comments are numbered for ease of reference and the numbering does not imply any ranking.
We have divided our comments into two categories — Informational Comments are those that require no
action by the city or the applicant. Action Comments are those that require a response or action by the City
or applicant. We offer the following comments on the submitted parking study.
INFORMATIONAL COMMENTS (REQUIRE NO ACTION BY CITY OR APPLICANT)
1. The existing development is home improvement store approximately 176,568 square feet in size. This
includes approximately 135,568 square feet of indoor retail space, a 29,000 square foot Garden Center,
and 12,000 square feet of staging area. There are currently 665 parking spaces available for this
development.
2. The proposed reconfiguration of the off-street parking will temporarily replace 78 parking spaces
adjacent to the Garden Center with seasonal outdoor sales and storage. This would result in an
additional 12,636 square feet of effective floor area for the Lowe's store and 587 available parking
spaces.
3. The report correctly identifies the City of Southlake parking requirements contained in Section 35 of
the Land Development Code. Based on City of Southlake parking requirements, 739 parking spaces
would be required for the existing Lowe's store. The existing 665 parking spaces provided represents
a ten percent (10%) reduction of this requirement. For the proposed reconfiguration, and assuming an
approved 10% reduction, the City of Southlake would require 685 parking spaces.
4. Based on data collected on two Saturdays, including Labor Day weekend, the peak observed parking
demand for this site was 142 occupied parking spaces, or 0.80 spaces per 1,000 square feet of gross
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 2
Case No. Attachment E
ZA15-104 Page 3
floor area for the existing Lowe's store. With the proposed reconfiguration, this demand would be
anticipated to increase to 152 spaces, or 26% of the proposed capacity.
5. Based on the maximum parking demand of 2.02 spaces per 1,000 square feet observed at other
Lowe's sites in other states and cited in this study, the calculated parking demand for the
reconfigured Lowe's store would be 382 spaces. This is 65% of the proposed capacity of 587 spaces.
6. The ITE manual Parking Generation, 4th Edition, was referenced in this report. Average parking
demand for the Home Improvement Superstore land use (Land Use Category 862) is 3.19 spaces per
1,000 square feet gross floor area on a Saturday. The study identifies that the manual states that
"outside storage areas are not included in the overall gross floor area measurements" as long as they
are not located "within the principal outside faces of the exterior walls". Therefore, the study did
not include the additional 12,636 square feet of space in the ITE parking demand calculation.
o This methodology appears to be reasonable.
o With only the existing square footage assumed, the parking demand would be 563 spaces,
or 96% of the proposed capacity.
o The assumption that this is a conservative estimate of parking demand is reasonable.
ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
7. In the first paragraph on page 3, it is stated that 77% of the parking requirement is met, per the City
ordinance. The equation given is 587/685, which equates to 86%. The correct equation would be
587/761=77%.
8. In Table 7 on page 6, the estimated demand based on the high value from other Lowe's sites is given
as 387 parking spaces, or 66%. However, this value was previously given as 382 parking spaces, or
65%, on page 5.
9. Based on the presented analysis, the study concludes that a seasonal reduction in parking would be
acceptable for this site, with anticipated demand below capacity. We agree with this assessment,
and the proposed seasonal reconfiguration of the Lowe's store should be accepted.
If you have any questions, please contact me or Jody Short at (972) 248-3006. We appreciate the opportunity
to provide these services and are available to address any additional comments or concerns.
Sincerely,,
John P. Denholm III, P.E., PTOE
Project Manager
Lee Engineering
TBPE Firm F-450
LCC rinan'a:vina
Case No.
ZA15-104
Page 2 of 2
Attachment E
Page 4
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclementsa-ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
Informational Comments:
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
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.
Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone,
rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3 -step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish
with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS —
exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non -Residential Buildings.
The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, 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
ZA15-104 Page 5
Surrounding Property Owners
g
Boa 2104 2Ne 2120 2150
23x0 2354
2540
$, y, 114 2800 286
�UTHLAKE BLVD
2175 2225
22312235 re.
Owner I Zoninq I Address I Acreage I Response
1.
MCDONALD'S CORP
C3
225 N KIMBALL AVE
1.06
NR
2.
LOWES HOME CENTERS INC
C3
201 N KIMBALL AVE
14.82
NR
3.
COSTCO WHOLESALE CORP
SP2
2601 E SH 114
15.75
NR
4.
DN KINGSTON SOUTHLAKE LP
C3
215 N KIMBALL AVE
0.66
NR
5.
DN KINGSTON SOUTHLAKE LP
C3
125 N KIMBALL AVE
1.13
NR
6.
MARSHALL DESCENDANTS 2006
TRST
C3
101 N KIMBALL AVE
0.92
NR
7.
WYNDHAM PROPERTIES LTD
SP2
2550 E SOUTHLAKE BLVD
0.68
NR
8.
WYNDHAM PROPERTIES LTD
SP2
2600 E SOUTHLAKE BLVD
2.00
NR
9.
CHICK-FIL-A INC
C3
2301 E SOUTHLAKE BLVD
1.14
NR
10.
LESLIE S WRIGHT LIV TR ETAL
C3
2305 E SOUTHLAKE BLVD
0.80
NR
11.
2425-2435 E SOUTH LAKE LLC
C2
2425 E SOUTHLAKE BLVD
1.74
NR
12.
COZ LLC
C3
2325 E SOUTHLAKE BLVD
0.80
NR
13.
SOVEREIGN BANK NA
C2
2438 E SOUTHLAKE BLVD
1.13
NR
14.
2315 E SOUTHLAKE CENTER LLC
C3
2315 E SOUTHLAKE BLVD
1.72
NR
Responses: F: In Favor
Notices Sent: Fourteen (14)
Responses Received: None
Case No.
ZA15-104
O: Opposed To U: Undecided NR: No Response
Attachment F
Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-705
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 DESCRIBED AS
LOT 5, BLOCK 1, KIMBALL/1709 ADDITION, AN ADDITION TO THE CITY OF
SOUTHLAKE, TARRANT COUNTY TEXAS, BEING APPROXIMATELY 14.7
ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "C-3" GENERAL COMMERCIAL DISTRICT TO "S -P-1" DETAILED SITE
PLAN DISTRICT FOR LOWE'S HOME IMPROVEMENT STORE, 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 public health, safety, morals and general welfare, all in
accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "C-3" General Commercial
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
Case No. Attachment G
ZA15-104 Page 1
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 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
Case No. Attachment G
ZA15-104 Page 2
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:
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 described as Lot 5, Block 1, Kimball/1709 Addition, an addition to the City of
Southlake, Tarrant County Texas, being approximately 14.7 acres, and more fully and
completely described in Exhibit "A" from "C-3" General Commercial District to "S -P-1"
Detailed Site Plan District for Lowe's Home Improvement Store as depicted on the
approved Site Plan attached hereto and incorporated herein as Exhibit "B", and subject to
the following conditions:
City Council 1" reading motion:
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.
Case No. Attachment G
ZA15-104 Page 3
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, 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 affecting zoning which have
Case No. Attachment G
ZA15-104 Page 4
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
in its entirety on the City website together with a notice setting out the time and place for a public hearing
thereon at least ten (10) days before the second reading of this ordinance, and it 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.
Case No. Attachment G
ZA15-104 Page 5
PASSED AND APPROVED on the 1St reading the
PASSED AND APPROVED on the 2nd reading the
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA15-104
day of , 2015.
MAYOR
ATTEST:
CITY SECRETARY
day of , 2015.
MAYOR
ATTEST:
CITY SECRETARY
Attachment G
Page 6
EXHIBIT "A"
Being described as Lot 5, Block 1, Kimball/1709 Addition, an addition to the City of Southlake, Tarrant
County Texas, being approximately 14.7 acres, filed by Plat Revision recorded in Cabinet A, Slides 4551
and 4552, Tarrant County, Texas, October 7, 1998.
Case No. Attachment G
ZA15-104 Page 7
Exhibit B
Reserved for approved documents
Case No.
ZA15-104
Attachment G
Page 8