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Item 7A SP-1 Regulations, Open Space Management Letter, and Request VariancesDetailed 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. August 9, 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 & 7- 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; 3) Parcel 2 is reserved for a future Pad Site, of a Use subject to future Site Plan approval and change of zoning to appropriate SP -1 district. 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 & 7, 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. Page 1 of 4 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 Sixty -Five (65) percent; however, the maximum impervious coverage requirement shall not apply to individual lots within the boundary. 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 Dwelling Unit. 8) Maximum Building Height: a- Office Lot 3: Fifty Three (53') feet. b- Structured Parking Lot 4: Thirty Five (35') feet. c- Office Lot 5: Fifty One (51') feet. d- Senior Living Lot 1: Four Stories, Fifty Five (55') feet. e- Senior Living Lot 6: Four Stories, 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, north of the extent of the adjacent Lot 6 (as shown on Exhibit L4.01- Fence Plan). Page 2of4 14) Maximum number of Senior Living Units: a- Lot 1: One Hundred, Eight (108) Age -Restricted, Independent Living Homes. b- Lot 6: One Hundred, Forty -Seven (147) Age -Restricted, combination of Independent Living and/or Assisted Living Homes. 15) Maximum Density of Senior Living Units: The maximum density shall not exceed 17.75 dwelling units per acre, of the Residential Site Area (Lots 1, 6 & 7) within this SP -1 district. 16) Minimum Dwelling Unit Size: The minimum floor area of individual dwelling units within the AL/IL building on Lot 6 shall be: a- Assisted Living Units: Four Hundred Forty Nine (449) square feet. b- Independent Living Units: Seven Hundred Sixty Three (763) square feet. 17) Maximum Lot Coverage: a- Residential: Forty (40) percent of the total lot area of Lots 1, 6 & 7; however, the Maximum Lot Coverage requirement shall not apply to each individual lot. b- Office: Fifty (50) percent of the total area of Lots 3, 4 & 5; however, the Maximum Lot Coverage requirement shall not apply to each individual lot. 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 3of4 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 Lot 7 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 4of4