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Item 6 ZA16-027 Department of Planning & Development Services S T A F F R E P O R T May 13, 2016 CASE NO:ZA16-027 PROJECT:Zoning Change and Site Plan for S. H. 114 & Blessed Way EXECUTIVE SUMMARY: Integrated Real Estate Group is requesting approval of a Zoning Change and Site Plan for S. H. 114 & Blessed Way on property described as Tract 2C, Richard Eads Survey, Abstract No. 481 and Tracts 5E, 5C1 and 5D1, Thomas Mahan Survey, Abstract No. 1049, City of Southlake, Tarrant County, Texas and located at 1680, 1700, 1730 and 1750 E. State Highway 114, Southlake, Texas. Current Zoning: "AG" Agricultural District. Requested Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #4. DETAILS: The applicant is requesting approval of a Zoning Change and Site Plan from “AG” Agricultural District to “S-P-1” Detailed Site Plan District for a mixed use development consisting of two three-story office buildings totaling approximately 105,140 square feet, two four-story senior housing buildings totaling 283 independent and assisted living units and one three-story parking garage on approximately 20.5 acres. Site Data Summary Existing Zoning “AG” – Agricultural District Proposed Zoning “S-P-1” Detailed Site Plan District Land Use Designation Mixed Use Gross/Net Acreage 20.5 Main Building Floor Area (Gross) 861,740 sq. ft. Office 57,827 sq. ft. Medical Office 47,313 sq. ft. Senior Living 554,994 sq. ft. Parking237,206 sq. ft. Buildings No. of Floors - Office Building 1 3 Office Building 2 3 Independent Residential 4 Assisted/Independent Residential4 Parking Garage No. of Levels 3 Open Space % 48% Impervious Coverage % 52% Total Parking Required (S-P-1) 792 Parking Garage Spaces Provided 423 Surface Parking Spaces Provided 439 Total Parking Spaces Provided 862 Case No. ZA16-027 VARIANCES REQUESTED: 1) Variance allowing relief from the Subdivision Ordinance No. 483, as amended, Section 8.01(A) requiring that every lot abut on a public or private street. The applicant is requesting a variance to allow Common Access Easements for access to all lots. 2) Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum stacking depth of 150’ to allow a stacking depth of approximately 120’ for the entrance from the S. H. 114 frontage road. 3) Driveway Ord. No. 634, as amended, Section 5.2(c) prohibits driveways onto collectors and local streets unless the tract or lot has no other access. The applicant is requesting a variance to allow an entrance driveway onto Blessed Way. 4) Masonry Ordinance No. 557, as amended, requires that at least 80% of each facade (excluding windows and doors) be covered with a masonry material. The applicant is requesting a variance to allow the percentage of masonry on the senior housing buildings as shown on the elevations. ACTION NEEDED:1) Conduct a public hearing 2) Consider approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) SPIN meeting Report dated May 10, 2016 (D) Corridor Planning Committee Report dated March 21, 2016 (E) Plans and Support Information – Link to PowerPoint Presentation Site Plan Review Summary No. 2, dated May 12, 2016 (F) (G) Surrounding Property Owners Map and Responses for Commission and Council members only (H) Full Size Plans () STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA16-027 BACKGROUND INFORMATION OWNER: Chesapeake Land Development Company, LLC APPLICANT: Integrated Real Estate Group PROPERTY SITUATION: 1680, 1700, 1730 and 1750, E. State Highway 114, generally located northeast corner of E. State Hwy. 114 and Blessed Way LEGAL DESCRIPTION: Tract 2C, Richard Eads Survey, Abstract No. 481 and Tracts 5E, 5C1 and 5D1, Thomas Mahan Survey, Abstract No. 1049 LAND USE CATEGORY: Mixed Use CURRENT ZONING: “AG” – Agricultural District HISTORY: The property was annexed into the City in 1956 and 1957 and given the “AG” Agricultural District zoning designation. There is no development history on the property. SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2030 future land use designation for the site is Mixed Use. The purpose of the Mixed Use designation is to provide an option for large- scale, master-planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. The range of activities permitted, the diverse natural features, and the Mixed Use varying proximity to thoroughfares of areas in the category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Mixed Use Typically, the designation is intended for medium- to higher intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance-free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted Public Parks/Open Space, Public/Semi-Public, Low Density in the Residential, Medium Density Residential, Retail Commercial, Office and Commercial categories. Mobility & Master Thoroughfare Plan The Mobility and Master Thoroughfare Plan shows E. S.H. 114 to be a variable width freeway and Blessed Way to be a local street. Adequate right of way is shown on the Site Plan. Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows a Future Multi-Use Trail (≥8’) along S.H. 114 and an existing sidewalk Blessed Way. The Pedestrian Access Plan shows a 10’ Multi-use Trail is along S. H. 114 and an 8’ sidewalk along Case No. Attachment A ZA16-027 Page 1 Blessed Way. There is an existing 6’ sidewalk along Blessed Way. The minimum width required for a sidewalk on a local street adjacent to commercial development is 5’. Major Corridors Urban Design Plan The following recommendations pertain to private development along S.H. 114:  Preserve existing natural view corridors where appropriate. Specifically, tree stands along the highway should be preserved when they terminate views from the highway.  In order to maximize regional access and limit the impact of strip retail development, retail and restaurant development should be concentrated at interchanges in 1-2 story buildings with higher intensity office and institutional uses at mid-block locations.  Establish appropriate scale and bulk standards for buildings along the highway, specifically at mid-block locations. Buildings should be 4 – 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low-profile, single story pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged.  All windows on buildings should be vertically oriented and be articulated with a 4-inch reveal to avoid solid, flat walls, and to create shadow lines and surface texture. Glass curtain walls and facades with more than 60% glass along any elevation shall be discouraged. Along retail store fronts, 1’ – 2’ high knee walls shall limit the amount of glass along each façade visible from public streets.  The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian accessways.  Structured parking is encouraged over surface parking. Specifically, shared parking is also encouraged between adjoining complementary land uses. Special attention should be given to the design of parking garages to avoid plain facades with views of parked cars from adjoining properties and rights-of-ways. Façade details, vertical and horizontal courses such as cornices, lintels, sills, and water courses should be used to add interest along facades. To the extent possible, parking garages should be located behind principal structures to limit views from the highway.  All developments greater than 10 acres should be broken up into blocks which can provide easy circulation by cars, people and emergency vehicles, and which interconnect with adjacent properties where possible. This will also facilitate reinvestment and possible redevelopment in future years. Case No. Attachment A ZA16-027 Page 2  Master planning of larger tracts or multiple tracts is encouraged over piece-meal development. In addition, the master plan applications should include all the elements of the built environment such as building design, site design, wayfinding and building signage, landscaping, treatment of natural features, bridges, streets, street lighting, etc. Every effort should be made to incorporate recommended urban design elements into the project design. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will have one access driveway onto E. State Hwy. 114 and one access driveway onto Blessed Way. Traffic Impact A Traffic Impact Analysis (TIA) was prepared for this development. The Executive Summary from the TIA is included in Attachment ‘E’ of this report. E. S.H. 114 Frontage Rd. (5W) (between Kimball Ave. and Carroll Ave.) 24hr West Bound (6113) AM Peak AM (482) Peak PM (598) PM Based on the 2015 City of Southlake Traffic Count Report * Traffic Impact AM-PM- Use Area/Units Vtpd* AM-IN PM-IN OUT OUT Office (710) 57,827 s.f. 636 79 11 15 71 Medical Office (720) 47,313 s.f. 1709 113 58 84 126 Independent Senior 233 811 7 7 14 12 Living (252) Assisted Living (254) 50 133 6 3 8 9 Total 3289 205 79 121 218 Vehicle Trips Per Day * * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday th * Based on the ITE: Trip Generation Manual, 7 Edition TREE PRESERVATION: There is approximately 80.6% existing tree cover on the site. If this was a straight zoning case, the minimum percentage to be preserved per Tree Preservation Ordinance No. 585-D would be 30%. For property sought to be zoned S-P-1 Detailed Site Plan District, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application. The applicant is proposing to preserve approximately 30.8% of the existing tree cover. UTILITIES: The site will connect to a 12” water line in S. H. 114 and an 8” water line in Blessed Way. The site will connect to a 12” sanitary sewer line in Blessed Way. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN meeting was held for this project on May 10, 2016. A copy of the Case No. Attachment A ZA16-027 Page 3 report for this meeting can be found under Attachment ‘C’ of this staff report. A 2035 Corridor Planning Committee meeting was held on March 21, 2016. A copy of the report for this meeting can be found under Attachment ‘D’ of this staff report. STAFF COMMENTS : Attached is Site Plan Review Summary No. 2, dated May 13, 2016. The criteria for granting variances to the Driveway Ordinance No. 634, as amended, and the Masonry Ordinance no. 557, as amended, are below. Variance criteria in Driveway Ordinance No. 634, as amended: In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant, that the situation causing unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The decision of the city Council shall be final. Variance criteria in Masonry Ordinance No. 557, as amended: In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant, that the situation causing unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The terms and conditions of the variance, if granted, shall be noted by minute order. In the event that a variance application is denied by the City Council, no other variance of like kind shall be considered or acted upon by the City Council upon the same building or proposed building for a period of six (6) months subsequent to said denial. Case No. Attachment A ZA16-027 Page 4 Case No. Attachment B ZA16-027 Page 1 SPIN MEETING REPORT Case No. Attachment C ZA16-027 Page 1 Case No. Attachment C ZA16-027 Page 2 Case No. Attachment C ZA16-027 Page 3 Case No. Attachment C ZA16-027 Page 4 2035 CORRIDOR PLANNING COMMITTEE MEETING REPORT Case No. Attachment D ZA16-027 Page 1 Case No. Attachment D ZA16-027 Page 2 Case No. Attachment D ZA16-027 Page 3 Case No. Attachment D ZA16-027 Page 4 NARRATIVE LETTER Case No. Attachment E ZA16-027 Page 1 S-P-1 REGULATIONS AND VARIANCE REQUEST LETTER Case No. Attachment E ZA16-027 Page 2 Case No. Attachment E ZA16-027 Page 3 Case No. Attachment E ZA16-027 Page 4 SITE PLAN Case No. Attachment E ZA16-027 Page 5 ELEVATIONS – 1680 SH 114 Case No. Attachment E ZA16-027 Page 6 ELEVATIONS – 1680 SH 114 Case No. Attachment E ZA16-027 Page 7 ELEVATIONS – Independent Living Case No. Attachment E ZA16-027 Page 8 ELEVATIONS – Independent / Assisted Living Case No. Attachment E ZA16-027 Page 9 GARAGE ELEVATIONS Case No. Attachment E ZA16-027 Page 10 LANDSCAPE PLAN – Lot 1 Case No. Attachment E ZA16-027 Page 11 LANDSCAPE PLAN – Lots 2-5 LANDSCAPE PLAN – Lot 6 Case No. Attachment E ZA16-027 Page 12 LANDSCAPE PLAN – Lot 7 Case No. Attachment E ZA16-027 Page 13 TREE PRESERVATION PLAN Existing Tree Cover - 80.6% Proposed % of existing cover to be preserved – 30.8% Case No. Attachment E ZA16-027 Page 14 TRAFFIC IMPACT ANALYSIS EXECUTIVE SUMMARY Case No. Attachment E ZA16-027 Page 15 LEE ENGINEERING REVIEW OF TRAFFIC IMPACT ANALYSIS Case No. Attachment E ZA16-027 Page 16 Case No. Attachment E ZA16-027 Page 17 Case No. Attachment E ZA16-027 Page 18 SITE PLAN REVIEW SUMMARY ZA16-027Two05/05/16 Case No.: Review No.: Date of Review: Site Plan Project Name: – SH 114 and Blessed Way APPLICANT: Paul Milosevich OWNER: Michelle Miller Integrated Realty Group Chesapeake Land Development Co., LLC 3110 W. Southlake Blvd. Ste. 120 6100 N. Western Ave. Southlake, TX 76092 Oklahoma City, Oklahoma 73118 Phone: (817) 742-1851 Phone: (405) 935-2037 E-mail: pmilosevich@integratedreg.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748-8602. 1. A Preliminary Plat must be processed and approved by City Council following a recommendation by the Planning and Zoning Commission and a Final Plat must be processed, approved by the Planning and Zoning Commission, and recorded with the County prior to issuance of a building permit. 2. Staff recommends providing color perspective views from S. H. 114. 3. Please provide a material sample board with all the materials shown on the elevations. 4. Please make the following changes to the Site Plan: a. Label the dimensions of each wall length on all buildings. 5. Please make the following changes to the elevations: a. Please provide area and percentage calculations of each façade material excluding windows and doors. Provide only one summary for each façade. b. Masonry Ordinance No. 557, as amended, requires that at least 80% of each facade (excluding windows and doors) be covered with a masonry material. The composite siding and metal panels on the senior housing buildings are not considered masonry materials. A variance has been requested. c. An S-P-1 regulation has been added to allow the elastomeric coating as a masonry material on the office buildings. d. Add a written scale under the graphic scale. 6. Please make the following changes to the cross sections for the 4:1 setback from residential: a. The cross section does not appear to be correct. The building is over 50’ in height at the southeast corner of the building, which would require a setback of 200’ minus the 6’ height of the starting point of the slope line. The distance from the property line is shown Case No. Attachment F ZA16-027 Page 1 at 169.7’ on the Site Plan. Please verify that no portion of the east facade of the building on Lot 6 encroaches into that area, and if it does, revise the elevations to comply with the 4:1 setback requirement or add an S-P-1 regulation to allow the encroachment as shown on the cross section exhibits. b. Please dimension the height of the building and the distance from the property line on each exhibit and provide a written and graphic scale for each exhibit. c. Prepare several cross sections of the east facade to capture the highest portions of the building along the east side of the building. 7. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed: a. A stacking depth of approximately 120’ is shown on the SH 114 drive and 150’ is required. A variance request letter requesting a variance to Driveway Ord. No. 634, as amended, Section 5.2(d) has been submitted. The driveway on Blessed Way appears to meet the minimum required 150’ stacking depth. b. Driveway Ord. No. 634, as amended, Section 5.2(c) prohibits driveways onto collectors and local streets unless the tract or lot has no other access. Please submit a variance request letter to allow the driveway onto Blessed Way. c. Dimension and label the distance between the proposed driveway centerline and the centerline of the driveway for Lot 1R, Brewer Industrial Addition. 8. Clearly designate the location and size of all parking stalls intended for off-street loading. Use hatching to designate the loading spaces. Show, label and dimension the required 2 loading spaces for each of the office lots. One loading zone has to be a minimum of 10’ x 50’ and the other zone must be a minimum of 10’ x 25’. The loading spaces on lots 3 and 5 are also labeled as trash compactors. The loading spaces cannot have a trash compactor in them, so please relocate the loading spaces and/or trash compactors so that they don’t overlap. An S-P-1 regulation has been added to allow one loading space on each office building lot. Clearly show the walls and gates of the trash receptacle enclosures. 9. It is unclear how trucks would turn around in the service drive for Lot 3. Be prepared to explain how the trucks would enter and exit that service area. 10. A minimum 8’ screening device meeting the requirements of Ordinance 480, Section 39 is required along all boundaries abutting single family residential property. An 8’ board on board wood fence is shown along the east property line of Lot 6 to meet this requirement, but the fence must extend the entire length of the Lot 6 boundary. Please revise the Fence/Entry Feature Plan to show the 8’ board on board fence extending along the entire eastern boundary of Lot 6. 11. Please change the label for a typical parking space on the southern portion of Lot 6 from “parking garage (typical)” to “parking space (typical)”. 12. The Pedestrian Access Plan shows an 8’ sidewalk along Blessed Way. There is an existing 6’ sidewalk along Blessed Way. The minimum width required for a sidewalk on a local street adjacent to commercial development is 5’. Please clarify if the existing sidewalk will be widened, or, if the plan intends to show the existing sidewalk to remain as it is, please revise the width to 6’. Tree Conservation/Landscape Review Case No. Attachment F ZA16-027 Page 2 E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. Please label every tree on the Tree Conservation Plan with a number that corresponds to the numbers on the Tree Survey. The digital copy of the Tree Survey that was provided will not open, so please provide a useable copy. * Based on the Existing Tree Cover Preservation Calculations the proposed development does comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. The site contains approximately 80.6% tree cover and 30% of that tree cover is required to be preserved. The applicant is proposing to preserve 30.8% of the total tree cover on the site. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on Minimum percentage of the the entire site existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; Case No. Attachment F ZA16-027 Page 3 iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: 1. Place the Bufferyards Summary Chart for each lot on each of the Lot Landscape Plans. * The interior landscape and bufferyards are correct. The applicant is proposing to take existing tree credits on each lot for existing trees proposed to be preserved on the lots and within the open space areas. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Steve Anderson, P.E. , CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us No comments Fire Department Review Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Automatic fire sprinkler system will be required for buildings over 6,000 square feet. (Per 2012 I.F.C. Sec. 903.2.11.9 as amended) Case No. Attachment F ZA16-027 Page 4 A dry standpipe system shall be required for the parking garage if the distance from the lowest level of fire department access is in excess of 150 feet to reach all portions of the parking garage. The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser. The Fire Department Connection for the sprinkler system and parking garage standpipe must be within 100 feet of a fire hydrant. (A remote FDC is acceptable to meet the requirement)(FDC locations not shown on plans) FIRE HYDRANT COMMENTS: An additional fire hydrant will be required for building 3 to meet the minimum fire flow requirements as listed in table C105.1 in the 2012 International Fire Code. (Appendix C) FIRE LANE COMMENTS: Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec. 503.2.4) Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) Community Service/Parks Department Review Peter Kao Construction Manager 817-748-8607 pkao@ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every fifty (50) non-residential gross acres of development. Non-residential park dedication fees in the amount of $2400 per gross acre x approximately 7 acres= $16,800 will be required. This is approximate because acreage for Lots 2 and 3 not provided in submittal. Fees will be collected with the approved developer’s agreement or prior to any permit being issued. Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every forty (40) dwelling units. Residential park dedication fees in the amount of $3000 per dwelling unit x (121+112= 233) dwelling units =$699,000 will be required. Assisted living units are considered commercial. Case No. Attachment F ZA16-027 Page 5 Total park fee dedication amount is approx.. $16,800 + $699,000 = approx. $715,800.00 Pathway Comments: Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian access from each building to Trail System or sidewalk connections and between buildings. Should provide 4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility requirements. Other informational comments? General Informational Comments * A SPIN meeting was held for May 10, 2016. * Sidewalks and/or trails are provided compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. The required ≥8’ multi-use trail is shown along SH 114. A minimum 5’ sidewalk is required along Blessed Way and a 6’ sidewalk exists. * 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 from 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. 65 * It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones except as noted in the S-P-1 regulations. * 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 F ZA16-027 Page 6 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SH 114 & Blessed Way Senior Housing SPO # Owner Zoning Property Address Acreage Response 1. SLTS GRAND AVENUE LP DT 1430 DIVISION ST 2.55 NR 2. F MC PROPERTIES INC SP1 1940 E SH 114 1.14 3. H D DEVELOPMENT NR PROPERTIES LP C3 1695 E SH 114 0.20 4. HD DEVELOPMENT NR PROPERTIEX LP C3 300 VILLAGE CENTER DR 11.60 5. BTH & RA ASSOCIATES INC MF1 400 BRIARWOOD DR 0.54 NR 6. CHESAPEAKE LAND DEV CO LLC AG 1680 E SH 114 3.09 NR 7. GATEWAY CHURCH NRPUD 700 BLESSED WAY 82.01 NR 8. CHESAPEAKE LAND DEV CO LLC AG 1730 E SH 114 8.08 NR 9. NR CHESAPEAKE LAND DEV CO LLC AG 1700 E SH 114 1.11 10.BROWN, RONNI SF1-A 600 BRIARWOOD DR 1.27 NR 11.SOUTHLAKE BREWER NR PARTNERS LLC B1 1800 E SH 114 2.42 12.BRIARWOOD TOWNHOMES LP MF1 420 BRIARWOOD DR 0.57 NR Case No. Attachment G ZA16-027 Page 1 13.DRIGGERS, RANDALL D SF1-A 450 BRIARWOOD DR 1.06 NR 14.CHESAPEAKE LAND DEV CO LLC AG 1750 E SH 114 7.84 NR 15.KHONCARLY, HICHAM SF1-A 550 BRIARWOOD DR 1.05 NR 16.OJO, OLUWASANJO J SF1-A 500 BRIARWOOD DR 1.07 NR 17.S T I C LLC SP1 1910 E SH 114 0.34 NR 18.S T I C LLC SP1 1900 E SH 114 0.57 NR 19.SC SOUTHLAKE MEDICAL LLC SP1 1920 E SH 114 0.56 NR 20.GATEWAY CHURCH NRPUD 701 BLESSED WAY 34.29 NR 21.SHAMROCK PIPELINE CORP, F THE C3 1689 E SH 114 0.41 22.SLTS LAND LP DT 1651 E SH 114 5.33 NR 23.FECHTEL, JOE EST - 1778 SH 114 0.08 NR 24.FECHTEL, JOE EST - 1774 E SH 114 0.25 NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-one (21) Responses Received within 200’: Two (2) – Attached Case No. Attachment G ZA16-027 Page 2 Case No. Attachment G ZA16-027 Page 3 Case No. Attachment G ZA16-027 Page 4