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Item 7B 13 CITY OF S0UTHLA1<,.,E Department of Planning & Development Services STAFF REPORT May 31, 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 1St reading 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 1St reading 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. Each building and the parking garage are proposed to be on separate lots and two open space lots are also proposed. The base zoning in the S-P-1 regulations for the two office lots and the parking garage lot is "0-2" Office District with the base zoning modified to allow the parking garage as a permitted use and the base zoning for the two senior housing buildings is "MF-2" Multiple Family Residential District with the base zoning modified to only allow age restricted senior independent and assisted living with a minimum age of 62 and related personal care facilities. The independent senior housing building on Lot 1 is limited to 121 homes and the independent and assisted living building on Lot 6 is limited to 162 homes for a maximum of 283 homes in the development. A three-level parking garage with 412 spaces is proposed on Lot 1. Podium parking is proposed at ground level under the senior independent living building on Lot 1 (149 spaces) and the office building on Lot 3 (48 spaces). Twenty-two garages in four detached buildings are proposed on Lot 6 with the independent/assisted living building and an additional 15 garages are proposed in the first level of the building. There are also 216 surface parking spaces proposed for a total of 862 spaces. Case No. ZA16-027 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. Parking 237,206 sq. ft. Buildings No. of Floors - Office Building 1 3 Office Building 2 3 Independent Residential 4 Assisted/Independent Residential 4 Parking Garage No. of Levels 3 Open Space % 48% Impervious Coverage % 52% Total Parking Required (S-P-1) 792 Parking Garage 412 Surface Parking 216 Podium Parking Under IL Building 149 Podium Parking Under 1680 Office Bldg. 48 Garage Parking on Lot 6 37 (22 detached) Total Parking Spaces Provided 862 The project is proposed to be built in two phases. The Lot 3 office building, the two senior housing buildings, the parking garage and the open space lot improvements are proposed with Phase I construction. The Lot 5 office building is proposed to be constructed as Phase II. A request for a variance to the Masonry Ordinance No. 557, as amended, was included in the submittal that went before the Planning and Zoning Commission on May 19, 2016. The applicant stated at that meeting that the variance request is withdrawn and that all buildings will comply with the Masonry Ordinance. The elevations and materials sheets have been revised to comply with the Masonry Ordinance. Some of the areas that were previously shown as composite siding or metal panels have been changed to stucco. 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 Case No. ZA16-027 applicant is requesting a variance to allow an entrance driveway onto Blessed Way. ACTION NEEDED: Consider 1St reading 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 (F) Site Plan Review Summary No. 4, dated May 27, 2016 (G) Surrounding Property Owners Map and Responses (H) Ordinance No. 480-718 (1) Full Size Plans (for Commission and Council members only) 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 PROPOSED ZONING: "S-P-1" — Detailed Site Plan District with "0-2" Office District to include a parking garage and limited "MF-2" Multiple Family Residential District uses for age restricted senior housing only and to also allow related personal care facilities. 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 varying proximity to thoroughfares of areas in the Mixed Use 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. Typically, the Mixed Use 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 in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office 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. Case No. Attachment A ZA16-027 Page 1 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 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'. Maior 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 fagade 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. Fagade 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. Case No. Attachment A ZA16-027 Page 2 • 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. • 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. Frontage - . (between Kimball Ave. and Carroll Ave.) 24hr West Bound (6113) AM Peak AM (482) PM Peak PM (598) *Based on the 2015 City of Southlake Trak Count Report Traffic Impact .. * AM-IN OUT PM-IN 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 *Based on the ITE: Trip Generation Manual, 7th 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 Case No. Attachment A ZA16-027 Page 3 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 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. PLANNING AND ZONING COMMISSION ACTION: May 19, 2016; Approved (4-0)as presented subject to the staff report dated May 19, 2016 and Site Plan Review Summary No. 3 dated May 19, 2016, specifically granting the first three variances that were listed in the staff report and specifically not granting the fourth variance listed in the staff report, also noting the applicant's willingness to pay for a potential crosswalk along Blessed Way, of which the design and location will be discussed with staff, further noting the applicant's willingness to ensure that the exterior and landscaping surrounding the parking deck meets or exceeds the requirements of a recent approval at Kimball and S.H. 114 and lastly, further noting the applicant's willingness to look at criteria for what items can be stored on outdoor balconies. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated May 27, 2016. The criteria for granting variances to the Driveway Ordinance No. 634, 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. Case No. Attachment A ZA16-027 Page 4 Vicinity Map SH 114 & Blessed Way Mixed Use Senior Housing Eu712AW D DAD m E KRI d VDD E_lO A� e t Po ST �r S� Y r � C EH. 14 'f r _ O'1C IF T M{Y' ❑ w i O PO'.IIYT]YN � _ FM.1703 ESO VfFFkO ESOVf FFAKF-9lYO a •r�r�r� ZA 16-027 Zoning Change and Site Plan 0 500 1 000 2 1300 eet s Case No. Attachment B ZA16-027 Page 1 SPIN MEETING REPORT JUSOUTHLAKE SPIN MEETING REPORT Case Number: SPIN16-016 Project Name: Hwy 114 & Blessed Way SPIN Neighborhood: SPIN #4 Meeting Date: May 10, 2016 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: 20 Host: Randy Robbins, CEC Applicant(s) Presenting: Rick Simmons, email: rsimmons@integratedreg.com City Staff Present: Patty Moos, Planner I City Staff Contact: Richard Schell, Principal Planner, phone: 817-748-8602, email: rschell(oDci.southlake.tx.us Attached to the end of this report are the Blackboard Connect Delivery Results for the May 10, 2016 SPIN Town Hall Forum Presentation begin: 6:15 pm Presentation end: 6:46 pm Town Hall Forums can be viewed in their entirety by visiting http://www.citVofsouthlake.corn and clicking on"Learn More" under Video On Demand,forums are listed under SPIN by meeting date. FORUM SUMMARY: Property Situation: The proposed development is located at the northeast corner of Blessed Way and SH 114 frontage road. Details: The applicant is proposing a 20-acre mixed use development consisting of 2 office buildings totaling approximately 100,000 sq. ft. and an associated parking garage, and 2 age- restricted senior housing buildings with Independent and Assisted Living. Presentation: Components of the development: Office and Senior Housing community on SH114 Senior housing (similar to Watermere Southlake) located in back of project and office located on the SH 114 frontage. • Lots 2 and 7 are green space lots with Lot 7 designed as a 6.3 acre public park with trails, pond, picnic area and benches. 30% of the property trees are being preserved- no variances • Office buildings in Lots 3 and 5: Case No. Attachment C ZA16-027 Page 1 o Parking garage behind Lot 3 office building. Parking garage can be used for residents and Gateway church after hours and weekends. o Office buildings are masonry and glass • Senior living in Lot 1 (Independent living) and Lot 6 (Assisted and Independent living). o Lot 1 — Independent living will for more active and healthier adults. ■ Located on west side of property ■ Covered garage under building for residents' cars and can provide shuttles for those needing transportation. ■ Amenities include indoor and outdoor pools with spa for enjoyment and therapy. ■ Other amenities for residents • Assisted living and skilled living in Lot 6. ■ Includes larger units with 2 bedrooms in some units ■ Bridge program ■ Extended care ■ Lifestyle director ■ Fitness director and more Selections from the Presentation: �----------------, ----- LOT 1 LOT] L076 LOT2 % L0T4 4 C\ LOT 3 `\`\/ LOT \ 1 a •" =EA l Case No. Attachment C ZA16-027 Page 2 - r ' t ' v N pmm -- � =: IN U � - � r • y� • i �• • ®J:i'I ��� Lw 1 9 .n, .....ti..,wr,...o,....+..,.r t-i Case No. Attachment C ZA16-027 Page 3 Jo D D QUESTIONS /CONCERNS: No questions or concerns 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 C ZA16-027 Page 4 2035 CORRIDOR PLANNING COMMITTEE MEETING REPORT CITY OF . SOUTHLAKE Item #2 MEMORANDUM March 21, 2016 To: 2035 Corridor Planning Committee From: Kenneth Baker, Sr. Director of Planning and Development Services Subject: Item#2—SH114 Office and Independent and Assisted Living Concept Property Location: Property is located north of SH114, east of Blessed Way and west of Briarwood Drive. The majority of the development proposal is located within the 65 "LDN" (DFW Noise Corridor). The City's Airport Overlay Ordinance allows office development as well as single-family and multi-family residential development within this area subject to a builder taking measures to achieve outdoor to indoor noise level attenuation through the design and construction of the structure. The property is also located within the boundaries of the Corridor Overlay District and the SH114 Corridor Plan. Summary of Proposal: • s � ` oil hEereMM thiM' A � r amn. SOUTHLAKEMASTER PLAN �o Integrated Real Estate Group is proposing to rezone a 20.5 acre property for a multi-building office and assisted and independent living development. The office component consists of one or more 1 Case No. Attachment D ZA16-027 Page 1 multi-story office buildings with one or more parking garages along SH 114 between Gateway Church on Blessed Way and the existing office complex at Briarwood Drive. The proposed residential component would be placed behind the proposed office buildings and consist of both assisted living and independent living housed within two or more multi-story structures. The plan utilizes existing and envisioned water features within the site, with a tree preservation area at the rear of the site. In all, there are three concepts proposed, each having these basic features. CONCEPT A CONCEPT B CONCEPT C fiat � MAIN POINTS MAIN POINTS MAIN POINTS •Create two development parcels off Hwy 114 •Improve traffic mobility with road along lake& •Split office into two phase parcels •Requires cross access agreement with Velocity connection to Blessed Way •Increase all residential to 5 stories Sports •Office(3 bldg modules&45K)and flex square footage in line to garage at entry •Increase open space and tree preserve •Increase Independent Living site along Blessed Way •Moves highway 114 access road closure to east •Keeps entry at blessed way same as base plan •Creates trolley stop property line •Preserves stream corridor •Creates interpretive trail system around lakes •Requires cross access easement with Velocity •Moves pavilion to back on lake Creates creek stem Sport sl' •Save comer wetlands •Save corner wetlands •Increase tree coverage on north by stretching independent living down Blessed Way •Save corner wetlands SOUTHLAKE CONCEPTUAL PLANS Transportation The property has direct access to the SH 114 Frontage Road and Blessed Way. Zoning The property is zoned AG "Agricultural". 2 Case No. Attachment D ZA16-027 Page 2 s 8 a Comprehensive Plan Land Use The current land use for this area is Mixed Use. The Mixed Use Land Use category provides 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 definition for the Mixed Use Category is below as well as applicable design standards. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use 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. Typically, the Mixed Use 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 in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. 3 Case No. Attachment D ZA16-027 Page 3 Scale and Context Criteria Buildings and their pedestrian entrances are to be oriented towards internal streets. Open Space: Consider environmental elements as "features," rather than constraints. Emphasis shall be placed on preservation of existing wooded areas and stream corridors. Avoid channeling or piping of streams. Open spaces should be designed to add value to proposed development and not as an "afterthought". Use the topography as an advantage, do not flatten the site. Overall Character and Design: Buildings are to be designed to be pedestrian friendly. Buildings shall have shallow setbacks and sidewalks. Buildings are to be oriented towards other buildings (across the street) or towards open spaces. Minimize the impact of surface parking. Street Design Standards: Internal streets to be designed to accommodate both automobiles and pedestrians. SH 114 Corridor Plan There are a number of land use recommendations for this site found in the SH 114 Corridor Plan. A copy of the Corridor Plan has been provided in your packet. Staff will summarize the relevant recommendations from this plan during its presentation of this item. 4 Case No. Attachment D ZA16-027 Page 4 NARRATIVE LETTER March 28, 2016 Mr. Ken Baker Department of Planning&Development Services City of Southlake 1400 Main St. Suite 310 Southlake,TX 76092 Re: Concept Plan submittal 20.5 acres: Hwy 114 and Blessed Way Dear Mr, Baker: Attached, please find our Concept Plan Application and Pre-Submittal documents for a proposed office and senior housing campus on 20.5 acres on the northeast corner of Hwy. 114 and Blessed Way, immediately east of Gateway Church. Our proposed Concept Plan consists of 1.)Two three-story office buildings along Hwy 114 totaling approximately 100,000 and an approximate 500 space parking garage serving the office tenants, 2.)Two,full-service senior living facilities within the site, with one including 121 age- restricted Independent Living homes, and the other containing 50 Assisted Living units and 112 age-restricted Independent Living homes, and 3.)a significant greenbelt and park area centered around the existing native tree stands, wetlands and other natural features within the site, all to be complemented with walking trails and sidewalks to provide a walkable and cohesive campus an community. We look forward to working with you and your staff to prepare this Concept Plan and related documents to your satisfaction for consideration by the Planning and Zoning Commission and City Council. Sincerely, h t Paul Milosevich Integrated Real Estate Group Case No. Attachment E ZA16-027 Page 1 S-P-1 REGULATIONS AND VARIANCE REQUEST LETTER Detailed Site Plan (SP-1) District- Land Use and Development Regulations for a 20.501 acre parcel, on the northeast corner of State Hwy 114 & Blessed Way Southlake, Texas Zoning Case #: ZA16-027 Prepared by Sage Group, Inc. May 27, 2016 This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, and the City of Southlake Subdivision Ordinance No. 483, as amended, as it pertains to: 1) On Parcels 3, 4 & 5- the "0-2"Office District, as described in Section 19 of the Comprehensive Zoning Ordinance, including a structured parking garage; 2) On Parcels 1 &6- the"MF-2" Multiple Family Residential District, as described in Section 17 of the Comprehensive Zoning Ordinance, with the following exceptions: Only the following shall be permitted uses within this zoning: Age Restricted (minimum age of 62), Senior Independent and/or Assisted Living, and related Personal Care Facilities; Development Regulations This property shall be subject to the development regulations for the"0-2"Office District for Parcels 3, 4 & 5, the"MF-2" Multiple-Family Residential District for Parcels 1 & 6, and all other applicable regulations with the following exceptions: 1) Minimum Front Building Setbacks: a- Along SH-114 shall be forty (40') feet. b- Along Blessed Way shall be fifteen (15') feet. 2) Minimum Side Building Setbacks: a- Along SH-114 shall be fifteen (15') feet. b- Along Blessed Way shall be ten (10') feet. 3) There shall be a Special Building Setback from any property currently zoned as Single-Family Residential, of One Hundred (100') feet. 4) Buffer Yards and Setbacks along internal lot lines shall not be required. 5) The maximum impervious coverage for the overall "SP-1" boundary shall be 65%; however, the maximum impervious coverage requirement shall not apply to individual lots within the boundary. Page 1 of 4 Case No. Attachment E ZA16-027 Page 2 6) A shared parking, cross-access and shared maintenance agreement shall be required. Required parking for all built uses shall be provided within the "SP-1" boundary; parking requirements for individual lots shall not apply. 7) Parking Space Requirements: a- Office (Lots 3, 4 & 5); Eight (8) spaces for the first One Thousand (1,000) s.f; thereafter, One (1) space for each additional Three Hundred (300) square feet of General Office, and One (1) space for each additional One Hundred Fifty (150) square feet of Medical Offices. b- Senior Living (Lots 1 & 6): One (1) space for each Individual Sleeping Unit. 8) Maximum Building Height: a- Office Lot 3: Fifty Three (53') feet. b- Structured Parking Lot 4: Sixteen (16') feet. c- Office Lot 5: Fifty One (51') feet. d- Senior Living Lot 1: Fifty Five (55') feet. e- Senior Living Lot 6: Fifty Three (53') feet. 9) Building Articulation: Allowable horizontal and vertical articulation shall be as shown on the approved Site Plan and Elevations. 10) Definition of Masonry Materials: Allow an elastomeric coating, similar in look and appearance to stucco, applied to the tilt-wall panels, to satisfy the masonry requirements. 11) Exposed Columns: Allow the exposed columns to not be constructed of or clad in the same masonry material as the principal building. 12) Loading Spaces: Allow only one loading space to be required per office building. 13) Allow for no fence to be required in the F1 buffer-yard along the common boundary of Open Space Lot 7 and the existing residential to the East. 14) Allow detached garages in Lot 6, as shown on the Site Plan. 15) Maximum number of Senior Living Units: a- Lot 1: One Hundred, Twenty-One (121) Age-Restricted, Independent Living Homes. b- Lot 6: One Hundred, Sixty-Two (162) Age-Restricted, combination of Independent Living and/or Assisted Living Homes. Page 2 of 4 Case No. Attachment E ZA16-027 Page 3 Open Space Management Plan: Intended Usage; The common open space areas of the project are intended for the quiet enjoyment of the occupants and residents within the development. Open Space Lots 2 & 7, internal open space preserves, would include natural areas intended to preserve existing trees and wetlands areas, an improved and enlarged lake, a trail system and associated landscape improvements. All sidewalks and trails are intended for recreational pedestrian traffic, shall be kept in good condition, and accessible to the occupants and residents. Any significant changes to the plan must be approved by the City Council All Open Space shall be maintained by the property owners or the Property Owners Association (POA). All property owners shall be required to be a member of the POA. Dues assessments, required for the maintenance of the open space areas and other POA activities, shall be mandatory. The POA shall be responsible for the maintenance and operation of the protected open space within the development. The expenses required to maintain the common areas at a quality level shall be estimated annually by the POA Board, and dues shall be determined and assessed on each property owner in an equitable fashion at such a rate as necessary to maintain such a level of quality. Authority to enforce these requirements, and to place a lien on the property if such dues are not paid, shall be in the form of written Deed Restrictions and Covenants, agreed to by all property owners at purchase, and shall run with the land. Provisions shall be made, in the POA bylaws and Deed Restrictions, that in the unlikely event the POA fails to maintain all or a portion of the protected open space in reasonable order and condition, the City of Southlake may, but is not required to, assume responsibility for such maintenance and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the POA or individual property owners that make up the POA, and may include administrative costs and penalties which shall become a lien on all property in the development. Page 3 of 4 Case No. Attachment E ZA16-027 Page 4 Requested Variances The following variances are requested within the boundaries of this SP-1 district; 1. Variance allowing relief from the Subdivision Regulation that all lots have frontage on a public street, provided Common Access Easements are implemented, allowing permanent and proper access to all lots. 2. Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) regarding stacking depth, to minimum 120', for the entrance from the SH-114 frontage road. 3. Variance to Driveway Ordinance No. 634, as amended, Section 5.2(c) regarding driveways onto collectors or a local street, to allow an entrance driveway onto Blessed Way. Page 4of4 Case No. Attachment E ZA16-027 Page 5 SITE PLAN . 1 * LOT1 V Fy~ ✓ 539-3'HE- 4 E— expru� 1 3 d 3",387 G.FA. . _ • ~ y � I 1 onE n� J•U Vh — �I II I 6 �~Q •l'.'. . .-corn.'.'.' � , ii S!CE.' aVIL R lAL \.,�.°'\ •.�'•.\.tom T~\ \."q�yc�� J (' !/ + _ ___ � 1 �. v I I.. >�oa� Case No. Attachment E ZA16-027 Page 6 ELEVATIONS - 1680 SH 114 =ffi „ q ® In SOUTH ELEVATION �"° s� ie:ins•-ra. LEE q q �mv 3 ®TM v NORTH ELEVATION vis•-ra. roxa��TM Amon .— rsm�r�a�r � e wa'isva,� r'IMT __________ _____�—�-- _- --------_m,-,�sa WEST ELEVATION ema stele: lana'=Y- w.ur,p. rreximr�. ,mv 9 F $ nsv 0 5 EAST ELEVATION Case No. Attachment E ZA16-027 Page 7 ELEVATIONS - 1680 SH 114 b b Awa 8 2 SOUTH ELEVATION L3 U--- 8!3 NORTH ELEVATION ®IE a 71 ® e� WEST ELEVATION cm sar sx.w sww Sule:1/16'-1'-0' TF ® a a S ® ® na EAST ELEVATION Swle:1/16'=1'd' Case No. Attachment E ZA16-027 Page 8 ELEVATIONS — Independent Living Ti- 01-Senior Independent Living Building-Blessed Way West Elevation 02-Senior Independent Living Building-South Elevation 0 IN 114 W 777 Im 01-Senior Independent Living Building-East Elevation L4 L 02-Senior Independent Living Building 03-Senior Independe"Building Case No. Attachment E ZA16-027 Page 9 ELEVATIONS — Independent Assisted Living H�j - in El ED EImiumuuloumu `� ,. �nnnnllm�llmlrenlnmm Do ..■ ... ■ ■ :: a�' ... El ■�■c . ��. ® ■. 11! 1 .. 1 ■ ■ ]IL _ 1 Viii Fair [ � �■,1'I nnn 'eH EB 01-Senior independent Living/Assisted Living Building-West Elevation �_y- � n•nn I�■'�_ � � sun: u��■ ■I 02-Senior Independent Living/Assisted Living Building-South Elevation nuY a■ sell � em , iev.e nl 1141�•,:�.-... n.. . -■ 1■i ::: ■■■-.1 ii i�■ ..■�■ 3.i1 IIY • ii ii i �■',tl�WI :i 1 ._ MMMi iii E:. : .-■Y• ED �� :: ! E E] !: YII■ ■-'�' :L� ■■� •� :G)�El•■ E] Y El El 0 13 E IE] 771 rT 01-Senior Independent Living/Assisted Living Building-East Elevation ---------------------- -------------------- .: :: W I VL ■ you. VL!Y EE/11EI 02-Senior Independent Living/Assisted Living Building-North Elevation Case � �li■- :: :: ■-� �- ..■,_- s.: 1i a IIII.I� I ,III�,II��■-■ �_ ■■ a �.- � � 7 !: • . Attachment E • 1 6-027 Page 10 GARAGE ELEVATIONS m ,: _®_-- f �-- -----------p y • _— -_ ma Wr EAST ELEVATION WEST ELEVATION Scale:l/1 fi"=1'-0" Scale:1116"=1'-0" 91 v.�im dasfi�,e �d"wa ta.n,m ,m ,aa SOUTH ELEVATION Scaly:1/16"=1'-0" cLN3f,EMN JL= deepnlvnfaz Pna Tm. u r���-i m npeeae 4 a ,Ma NORTH ELEVATION Case No. Attachment E ZA16-027 Page 11 LANDSCAPE PLAN — Lot 1 3l _ o �I 0© �1 / l WTI 3011011E InL0X6 \ V Oo0 29e ACRES SHRUB COMMON NAME BOTANICAL NAME COMMON NAME BOTANICAL NAME Bur Oak mrerem inacAxaTua Dwarf Burford Holly fleehuRardri?arra" Liva Oak ¢t2erous yr magna Dwarf Chinese Holl flee oomuta Tlotuntla" Shunard Oak Quercus sRumardii Nellie R.Stevens HnIv MR x'Ni ie R.Stevens' Chinkali Otrercus murhlen ii Foster Holly No x altenvala Foster' Cedar Elm UfrrArscrassitolia Dwarf Yau on Nexxvomitoria'Narra' Laoehark Elm Yinwpamrisfia S iraea — Bald ss Ta GdMr1 disfrchl He us E fi Ghlnese PIS}a1;Lle Pratasia CNlnen313 GI 033 ALEeIIa Ail�rra Nara SouMlem Magnal is ra arrdtYAxra Tam Jun r Jurwys samna'lamarrxifolia" Texas Ash Fa ms hFix s Timi Sap Lavophyrum hutescens Red Barli9ertreris ii ACCENT TREE Rod YuNa tegveraloeparvifiUa COMMON NAME IDOTANICALNWE Dwarf NPax Myrtle Myrica pi EaBtern Rod Cedar Jura s v! dam Dwarf Crape Myrtle laparstreemla irNlica PosEumhaw HollyNex dEcidua YaupanHoll Nervaotoria GROUNOCOVERS Savannah Holl Nen "Savamah' COMMON NAME BCTLANICAL NAME Shantung M20o Cimping CreepingJLri er impifutimntaris Mexican Rum Pnrnusmexicarra Lantana lantana app. ChEirry Laurel Pmnuscamlfniaraa Fountain Grass pemset m Aw Viten Ytexa us-castua MIScaFT11i Grass Agxanuwsx MNecUace BudgEn7jS cafer iasis Asiatic Jacmiw Trachebsir rmarn aawnstn Southern rile oa cerifira Winter GrEi Euxwnus iortmrer w Vlhunun Y16orrxmn raOtlufum Cast Iron Plant Avidis6a elagm Linope [mope afhnis Mondo Grass LphiopoWjopmliclrm cm"m Gnarls Pariwinkle VuNamiN rumor Virginia Creeper EarffaPnacfaus gg"PAMoffa POTENTIAL PLANT LIST Turk's Cap MaNaviscus arhrveua Coralherty S}rrtpasmarpos"ourifan2s LANDSCAPE %OF AAEAN CANGPY ACCENT SHRUBS GROUNGCOXER SEASONAL _ _ AREA FPO NT OR SI DE rREES TREES ___ sG.Fr1 _COLOHS0FT1 Loll '3ROV E0. tl ]AE NT IH 1 4,533 M1 ', PROVIDED: IP Bf mx A M 1X1 S,SdB &1R MINIMUM PLANT S12ES AT PIAN'TN6 SHALL BEAS FOLLOWS- :CA OLLOWS: 'CANOPY HIEES=1E HT,4-CAL 'ORNAMENTAL TNEES=O'HT. 'S[FUBS=3 CFL '6ROUmicinn=4" Case No. Attachment E ZA16-027 Page 12 LANDSCAPE PLAN — Lots 2-5 ., ......., soA�E . xaE.,o Ga3AGGA e - I� LG.,00EG ` �. w ,,apex I r$ I MaxE RS MxCE ax,o.: TMXX _tel ®AGGES TAX Zx s �eM°°aa �EOPXT. o.m�mP.H.D.0, nEA�X.A. � ACCENT THEE SHRUB GUOUNUCOVEU ✓amu x� re R��'E \\ xivrvmv+raema��vm •��\ ayaarre oerw waaunlawxo -rese xo uexevmura va nxa -- srere�vxo uexs',vei la ogigxqaiim�w� \ naa®Ga uwaa+m�ie m�°�.� ry sMa�remematraAaws 1. LANDSCAPE PLANTING PHASE 1 LANDSCAPE PLAN — Lots 2-5 fi, - zGGEx3G ,, GrG.BB ACAFSAC I�y1`� `6Am6o@�^`Y•x\ GET 4:PAPNIXB .. \\ 'GE90.E3 9. :. EdiGGG)5 GFANi \ LGT 3-13 39 ACRNLGI'B ,y4• 139 ACPE3 VV fi Z WZT 91,&35 G.F.A. i \� EG I®RCGE9 C e[ea xoE erzta iGx \!1'} 1 LANDSCAPE PLANTING Case No. Attachment E ZA16-027 Page 13 LANDSCAPE PLAN - Lot 6 SHHUB I^ EV.."nuA a wl mar!"AarMaf owanCh,,O Holl uaxc.11m-o.� ACCENTTREE tewgiametF�+i/a a Myme nryr�pvtib _ mpa Myme �aa�rvaTa� 'rc„ Poaram°w" m GROUNDCOVEH — SavenneM1Holl Ile—Sbrema,1' COMMON NAME B]TANICrLL NAME ��. l _ �n;aAw��caaNam �`� PNNNTIAF PLAIN IST asm N, 0, 1.- 4=1-111 . woo NaT - a . WE&SENIORGBBALHES LNG 3qB\ �w�gr: T, TO Ell 1EISIN 1�Ol IS NO IUl I.R.E.— ov NNER IE sxeu el aFvueHmma xFo ` ^ ,xa° am oxerI Ilft,a N. 1 LANDSCAPE PLANTING A to 6 I. Iw LANDSCAPE PLAN - Lot 7 ------ -_-_ I INR—S-L TR 11EIR. VL 10.1111" M111 IN,�11R 11 AN MF i - I� o TR A � Lf I I IOE C.,OPEN SPACE 513 A— IOTA I SHRUB �i !• 1( LOMMGNMME BGiMA[AI NPMF LGMMON NOME BOTANICAL NOME �� I \`i♦1 uoak uremw- aeon CM1 re�Hol I ��Homm�a^ rtaN�k PNii NNW`A�i7elm^Na 'lPw IPBTy MIF is L�arEm k EE lMmus Ilia PxaN Yw 1 foie Naias ' 1,• /'��) • USPWN Rm lNmvs !a a !aw raomlA�eAa . El— aria rmnPnu GN, ANRA .IONe _ _ ieaass AMMa reFa karmviemida Taw IeuL um liufeeeiullvlu 2 Hao Ga moan IAvm ACCENT w COMJON NAAE BOTAMCHN� a rlk FN—.Cetla Jnitaw Gwary Ca IO: mia nNrta Poa 'HollyEm / ry GROUNDCUVEA SaramaN lolly Nsrmaa'SavaaiaN' CGAAMON NOME ®OTANICAL NOME W.Pl Ala pce J adttLb ' / Phrc/level Mmuv[anMmav FnsteinG�I IbnireNm ��A ENNE MOI N11— (\v)) 'Aln Yftex iM•u M4niTesGress MxaNaus A9MAI S LaleM�e Llnm�� nx�i J� �.r ,w. Eves Nasklaw M Mfim� MmOO Grzssi —TEnuiPI—T ruksll�ce wie z,�Aes� N A NGN IIAR 111-1-11 nswua.s: il 01;RR III j 4@1111,11 �� .r,ma �aMPo,akta it NT�M� ..AI 1; ®R. - RE OR 1 LANDSCAPE PLANTING Case No. Attachment E ZA16-027 Page 14 TREE PRESERVATION PLAN CP Ob b" f•�• • a • • i �}� •off,• ` • li�i ��i �I - •0 F wa.untr P11,®IN Otiq M1iwio�h�Eonriwvb •,J•+m I III � _ mn.00bl OunIR hmM. [u.wP m I I'I Existing Tree Cover - 80.6% Proposed % of existing cover to be preserved — 30.8% Case No. Attachment E ZA16-027 Page 15 TRAFFIC IMPACT ANALYSIS EXECUTIVE SUMMARY (LINK TO TIA DATED MAY 17, 2016) DeShazo Group =io35`b xaN.6 of Fxmftence! Traffic. Transportation Planning. Parking. Design. EXECUTIVE SUMMARY The services of DeShazo Group,Inc.(DeShazo)were retained by Integrated Real Estate Group(the Client)to conduct a traffic impact analysis (TIA) for the ICD mixed-use development (the Project) located in Southlake, Texas. The Project is estimated to be fully built by year 2022 and is proposed to consist of 54,465 total SF for office buildings, 44,562 SF of medical office buildings, 233 units of independent living housing and 50 units of assisted living housing. The 20.501-acre site is currently vacant and zoned as AG (agriculture). A zoning change to S-P-1 (Senior Living and Office Development)is requested for which site plan approval is required. The purpose of this report is to summarize the traffic operational characteristics of the background conditions within a specific study area and to measure the projected incremental impact related to the Project as determined by standardized engineering analyses. The study parameters used in this TIA are based upon the requirements of the City of Southlake and TxDOT-Fort Worth and are consistent with standard industry practices used in similar studies. The following findings and recommendations are based upon proposed buildout of the development in accordance with the development scenario outlined in the Project Description section of this report. 1) The existing SH 114 frontage roads/Kimball Avenue intersections currently operate with an acceptable LOS C during the peak hours and are expected to operate at LDS D or better throughout the site buildout conditions. 2) The existing SH 114 frontage roads/Carroll Avenue intersections currently operate with an acceptable LOS C during the peak hours and with the exception of year 2027 background plus site-generated AM peak hours at the eastbound SH 114 frontage road/Carroll Avenue intersection, all are expected to operate at LOS D or better throughout the site buildout conditions. 3) The existing southbound leg of the intersection of Blessed Way with the SH 114 westbound frontage road currently operates at LOS A and LOS 8 during AM and PM peak hours, respectively,and will operate at LOS 8 for the year 2022 and 2027 scenarios. 4) Site Driveway 1 does not meet TxDOT's driveway spacing requirements and a right-turn deceleration lane is warranted. However,a right-turn deceleration lane is already planned to be provided at the Driveway 1/westbound SH 114 frontage road,which provides adequate storage for vehicles turning right into the site from the westbound SH 114 frontage road. 5) Driveway 2 meets the City of Southlake's access spacing requirements. 6) The overall projected site development will generate 243 trips during the AM and 258 PM trips during the peak hours. Trip volumes for the Sunday peak hour of the adjacent roadway network is 153 trips(76 trips in and 77 trips out)for the entire site. 7) Overall, the proposed mixed-use development, does not generate significant traffic volumes and therefore will have only a minimal impact in the vicinity of site. Also,since the mixed-use development only generate minimum traffic volumes at weekend,and some of the senior living residents will attend the services provided by the nearby Gateway Church across the Blessed Way,the proposed project is an ideal match for the existing Gateway Church across the Blessed Way. The existing roadway system can adequately accommodate the projected traffic generated by the proposed development. No mitigation measures are required. END ICD Mixed-Use Development Traffic Impact Analysis Pagei Case No. Attachment E ZA16-027 Page 16 LEE ENGINEERING REVIEW OF TRAFFIC IMPACT ANALYSIS ARIZONA TEXAS NEW MEXICO OKLAHOMA lie rinanasinc May 19,2016 Steven Anderson, P.E. City of Southlake 1400 Main Street,Suite 320 Southlake,Texas 76092 Re: Senior Housing Campus Development at SH 114 Westbound Frontage Road and Blessed Way—TIA Review Dear Mr.Anderson: Per your request,we have performed a review of the traffic impact analysis for proposed office development located on the northeast corner of SH 114 and Blessed Way in Southlake,Texas. The current study was prepared by DeShazo Group and dated May 17,2016. 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 study. INFORMATIONAL COMMENTS(REQUIRE NO ACTION BY CITY OR APPLICANT) 1. A previous letter dated April 27,2016 contained our review comments to the DeShazo Group study dated April 5,2016. All action comments from that previous letter have been sufficiently addressed. 2. The proposed development consists of 99,027 SF of office space,233 units of independent senior living housing,and 50 units(with 50 beds)of assisted living housing. 3. The directional distribution used for this study was 40%to/from the northwest on SH 114,40% to/from the southeast on SH 114,5%to/from the north on Carroll Avenue,S%to/from the south on Carroll Avenue,5%to/from the north on Kimball Avenue,and 5%to/from the south on Kimball Avenue. 4. Analysis was performed for the following scenarios: ■ Existing(2016)traffic conditions ■ Build-Out Year(2022)background and total traffic conditions(Opening day analysis) ■ Horizon Year(2027)background and total traffic conditions S. The study concludes that: Site Driveway 1 does not meet TxDOrs driveway spacing requirements and a right-turn deceleration lane is warranted. However,a right-turn deceleration lane is already planned 3030 LBJ Freeway,Suite 1660,Dallas,TX 75234 (972)248-3006 office (972)248-3855 fax I www.leeengineering.com Page 1 of 3 Case No. Attachment E ZA16-027 Page 17 to be provided at the Driveway 1/westbound SH 114 frontage road,which provides adequate storage for vehicles turning right into the site from the westbound SH 114 frontage road." We concur with the right turn deceleration lane recommendation.TxDOT will need to grant a variance to their spacing requirements. 6. The study states that:The overall projected site development will generate 278 trips during the AM and 349 trips during the PM peak hours. Trip volumes for the Sunday peak hour of the adjacent roadway network is 153 trips(76 trips in and 77 trips out)for the entire site. ■ While Sunday trip generation was provided,no further analysis of Sunday peak hour operations has been provided as originally requested by staff. The study is correct in stating that Sunday impact due to site traffic would be minimal. 7. Minor typographical errors exist in the following sections: ■ Executive Summary, Item 6[p.i] (taken from Conclusions and Recommendations, Item 6 [P-91) o Text: "The overall projected site development will generate 243 trips during the AM and 258 PM trips during the peak hours.Trip volumes for the Sunday peak hour of the adjacent roadway network is 153 trips(76 trips in and 77 trips out)for the entire site." o The values shown in the updated trip generation(Table 1[p.31)are 278 and 349 trips for the AM and PM peak hours. Calculations of Sunday trips are not shown. Item 6 could be updated to reflect the volumes shown in Table 1.Sunday trip values could be updated according to the revised land use mixture in Table 1. o Note that analysis does not appear to have been adversely affected by these typographical errors;The study conclusions are not expected to be influenced by addressing them. ■ Internal Storage, Items 1&2[p.5] o Text: "1)Site Driveway 1...has an internal storage length of approximately 62 feet from the curb and does not meet the City's required minimum storage length of 200 feet."&"2)Site Driveway 1... has an internal storage length of approximately 190 feet from the curb and does meet the City's required minimum storage length of 100 feet." o The minimum storage length is determined by The City of Southlake Driveway Ordinance No.634,Table Two. Using values shown on the site plan [Ex.1]:821 total spaces/2 driveways=410 average spaces per driveway. The associated Minimum Storage Length is therefore 150 feet(for both driveways). o This corrected minimum storage length of 150 feet does not affect the results. Site Driveway 1 still "does not meet"and Site Driveway 2 still"does meet". LRE ri aina:une Page 2 of 3 Case No. Attachment E ZA16-027 Page 18 ACTION COMMENTS(REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT) S. As stated in Comment 5 above,TxDOT will need to grant a variance to their spacing requirements regarding Site Driveway 1. 9. As stated in Comment 7 above,Site Driveway 1 has an internal storage length of approximately 62 feet from the curb and does not meet the City's required minimum storage length of 150 feet. The City of Southlake will need to grant a variance to their minimum storage length requirements regarding Site Driveway 1. If you have any questions,please contact me or John Denholm at(972)248-3006. We appreciate the opportunity to provide these services and are available to address any additional comments or concerns. Sincerel Joshua D.Smith, P.E., PTOE Project Manager Lee Engineering, LLC(TBPE Firm F-450) LCC manacmne Page 3 of 3 Case No. Attachment E ZA16-027 Page 19 SITE PLAN REVIEW SUMMARY Case No.: ZA16-027 Review No.: Four Date of Review: 05/27/16 Project Name: Site Plan — 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 05/26/16 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 revise the Landscape and/or Site Plan so that the surface parking spaces shown on Lot 3 match on both plans. The total number of parking spaces visible on the plans should be 216. 5. Please revise the S-P-1 regulations for the height of the senior housing buildings to also state that they are four stories. 6. Please make the following changes to the Site Plan: a. Label the dimensions of each wall length on all buildings. 7. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). The following variances are requested: 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. A variance request is requested to allow the driveway onto Blessed Way. 8. Clearly designate the location and size of all parking stalls intended for off-street loading. Use hatching to designate the loading spaces. An S-P-1 regulation has been added to allow one Case No. Attachment F ZA16-027 Page 1 loading space on each office building lot instead of the two spaces required. Clearly show the walls and gates of the trash receptacle enclosures. 9. Use a symbol to designate accessible parking spaces and hatch any loading areas that are shown adjacent to those spaces. 10. 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. 11. A minimum 8' screening device meeting the requirements of Ordinance 480, Section 39 is required along all boundaries abutting single family residential property and the required F1 bufferyard also requires an 8' opaque fence. An 8' board on board wood fence is shown along the east property line of Lot 6 to meet these requirements, but the fence does not extend along the open space Lot 7. An S-P-1 regulation has been added to not require a fence along the east boundary of Lot 7. 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'. 13. Please vertical articulation dimensions to the north elevation on sheet AR-10. Tree Conservation/Landscape Review 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 Case No. Attachment F ZA16-027 Page 2 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; 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. There are existing trees and vegetation along the northern property line. The bufferyard chart shows the required plantings to be provided in that area. Please show the location of the 69 shrubs to be provided and ensure that all plant material shown can be planted and irrigated without altering the existing trees shown to be preserved on the Tree Preservation Plan. 2. Ensure that the plant material shown to be provided on the Landscape Plans can be planted and irrigated without altering any of the trees shown to be preserved on the Tree Preservation Plan. Case No. Attachment F ZA16-027 Page 3 3. Please make the following changes to bufferyards: a. The width of approved driveways may be removed from the bufferyard length when calculating required plant materials. Revise the length of the south bufferyard adjacent to SH114 to 861 feet and change the required and provided number of accent trees to 18, which matches the number of accent trees shown in the bufferyard on the plan. Revise all sheets that have charts (Site Plan and Landscape Plans) including the Type"I" bufferyard. Also change sheet L7.01 to show a Type "I" bufferyard required along SH 114 instead of a Type "A". Revise the number of shrubs required in the Type "I" bufferyard from 106 to 103. b. Shrubs are shown to be provided in the bufferyard chart, but the locations of the shrubs are not shown on the plans. Please show the locations of the shrubs to be provided on the plans. 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) 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 Case No. Attachment F ZA16-027 Page 4 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 pkaoa_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. 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? Case No. Attachment F ZA16-027 Page 5 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. It appears that this property lies within the 65 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 VVav Senior Housing mm SLTS GRAND AVENUE LP DT 1430 DIVISION ST 2.55 NR 2. MC PROPERTIES INC SPI 1940 E SH 114 1.14 F- 3. H D DEVELOPMENT NR PROPERTIES LIP C3 1695 E SH 114 0.20 4. HID DEVELOPMENT NR PROPERTIEX LIP C3 300 VILLAGE CENTER DR 11.60 5. BTH & RA ASSOCIATES INC MIF1 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. CHESAPEAKE LAND DEV CO LLC AG 1700 E SH 114 1.11 NR 10. BROWN, RONNI SF1-A 600 BRIARWOOD DR 1.27 NR SOUTHLAKE BREWER NR PARTNERS LLC 131 1800 E SH 114 2.42 12. BRIARWOOD TOWNHOMES LIP MIF1 420 BRIARWOOD DR 0.57 NR Case No. Attachment ZA16'027 Page 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. STICLLC SP1 1910ESH114 0.34 NR 18. STICLLC SP1 1900ESH114 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, THE C 689 E SH 114 0.41 jd 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 Notification Response Form ZA16-027 Meeting Date:May 19,2016 at 6:30 PM MC PROPERTIES INC 1940 E STATE HWY 114 STE 150 SOUTHLAKE, TX 76092 PLEASE PROVIDE COMPLETED FORMS VIA MAIL., FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Beings wner(s) of the property so noted above, are hereby CLinfavorDof opposed to undecided about (circle or underline one) the proposed Zoning Change and Site Plan referenced above. Space for comments regarding your position: Signature: "--��� Date: Additional Signature: r)ate- Printed Name(s): Must be property owner(s)whose name(s)are printed at top. Otherwise Contact the Planning Department. One form per property. Phone Number (optional): 4 - c 2 Y r 3 �� Case No. Attachment G ZA16-027 Page 3 Notification Response Form ZA16-027 Meeting Date: May 19, 2016 at 6:30 PM SHAMROCK PIPELINE CORP, THE PO BOX 780339 SAN ANTONIO, TX 78278 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Zoning Change and Site Plan referenced above. Space for comments regarding your position: Signature: Dater//—/�a Additional Signature: Date: Printed Name(s): Must be property owner(s)whose narne(s)a printed at top. Otherwise contact the Planning Department. One form per property. Phone Number (optional): /-7— 5 /— Case No. Attachment G ZA16-027 Page 4 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-712 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 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 BEING APPROXIMATELY 20.50 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"AGRICULTURAL 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 public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and, WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural Case No. Attachment H ZA16-027 Page 1 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 whetherthese 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 ad 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 Case No. Attachment H ZA16-027 Page 2 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: 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 Tract 2C, Richard Eads Survey, Abstract No. 481 and Tracts Case No. Attachment H ZA16-027 Page 3 5E, 5C1 and 5D1 , Thomas Mahan Survey, Abstract No. 1049, City of Southlake, Tarrant County, Texas being approximately 20.50 acres, and more fully and completely described in Exhibit "A" from "AG" Agricultural 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 conditions: 1 . 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, 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 Case No. Attachment H ZA16-027 Page 4 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 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 Case No. Attachment H ZA16-027 Page 5 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. PASSED AND APPROVED on the 1St reading the day of , 2016. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2016. MAYOR ATTEST: Case No. Attachment H ZA16-027 Page 6 CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment H ZA16-027 Page 7 EXHIBIT "A" Being 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, being approximately 20.50 acres and being more particularly described as follows: Metes and Bounds Description Reserved for metes and bounds description Case No. Attachment H ZA16-027 Page 8 EXHIBIT "B" Reserved for approved Site Plan Case No. Attachment H ZA16-027 Page 9