Item 7A13 CITY OF
S0UTHLA1<4.,E
Department of Planning & Development Services
STAFF REPORT
August 8, 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 1s' 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 property is located at the northeast corner of the E. State Hwy. 114 frontage
road and Blessed Way. 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 255 independent and assisted living units and one four -level
parking garage on approximately 20.5 acres. Each building and the parking garage
are proposed to be on separate lots and one open space lot is also proposed. A
1.36 acre lot on the corner of E. State Hwy 114 and Blessed Way is included in the
"S-P-1" district boundary, but a request for zoning and site plan approval on that
property is being deferred until a future date.
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 forthe 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 108 units and the independent and assisted living building on Lot
6 is limited to 147 units for a maximum of 255 homes in the development.
Comparisons of the proposed regulations to the base zoning districts are below:
Case No.
ZA16-027
Regulation
"0-2" Office District
"S-P-1" Regulations (Lots 3-5)
Maximum Bldg.
6 stories
53' on Lot 3
Height
90,
51' on Lot 5
35' for Parking Garage
Front Yard
30'
40' on S.H.114
50' on S.H. 114
15' on Blessed Way
Side Yard
15'
15'
25' abutting single family residential
No internal lot lines
Rear Yard
10,
No rear yards
25' abutting single family residential
No internal lot lines
Maximum Lot
50%
50% for lots 3-5
Coverage
Not on a lot by lot basis
Floor Area
3,000 s.f.
3,000 s.f.
Maximum Impervious
65%
65% for "S-P-1" site as a whole
Coverage
St
8 spaces for 1 1,000 s.f
8 spaces for 1 St 1,000 s.f
Off-street Parking
1 space/300 s.f. general office
.f
1 space/300 s.f. general office
1space/150 s.f. medical office
1 space/13 0 s.f. medical office
Reciprocal parking agreement
Off street Loading
3 spaces required per floor area in
2 spaces
office buildings
"MF-2" Multiple Family
"S-13-1" Regulations (Lots 1, 6, 7)
Residential District
3 stories
4 stories
Maximum Bldg. Height
45'
55' on Lot 1
53' on Lot 6
Front Yard
30'
15' on Blessed Way
15'
10' north boundary of Lots 1 & 6
Side Yard
25' abutting single family
15' south boundary Lot 6
residential
No internal lot lines
Rear Yard
20
40' abutting single family
100' special setback on Lot 6
residential
No internal lot lines
Maximum Lot
40%
40% on Lots 1, 6 &7
Coverage
not on a lot by lot basis
Floor Area
850 s.f.
763 s.f. for Lot 6 IL
449 s.f. for Lot 6 AL
Maximum Residential
12 du/ac.
17.75 du/ac. in Lots 1, 6 & 7
Density
(255 du/14.37 ac.)
Maximum Impervious
50%
65% for "S-P-1" site as a whole
Coverage
Off-street Parking
1 space per 500 s.f. of dwelling
1 space per dwelling unit with
unit space
reciprocal parking agreement
Case No.
ZA16-027
In addition to the regulations in the charts above, the following regulations apply to
the site as a whole:
Bufferyards along internal lot lines shall not be required.
Allowable horizontal and vertical articulation shall be as shown on the
approved Site Plan and Elevations.
Allow an elastomeric coating, similar in look and appearance to stucco,
applied to the tilt -wall panels, to satisfy the masonry requirements.
Allow the exposed columns to not be constructed of or clad in the same
masonry material as the principal building.
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).
The project is proposed to be built in three 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 and Lot 2 on the corner is designated as a
future building pad.
A four -level parking garage with 491 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 (49 spaces). Ten (10) garages are
proposed in the first level of the AL/IL building on Lot 6. There are also 209 surface
parking spaces proposed for a total of 908 spaces.
The following changes were made to the plans since City Council considered the
item at the June 7, 2016 meeting:
The overall density and number of age -restricted residential units has
been decreased by 10%, from 283 units to 255 units as follows:
a. The independent living building on Lot 1 along Blessed Way has
been reduced from 121 units to 108 units.
b. The independent/assisted living building on Lot 6 has been
reduced from 112 independent living units to 91 units and the
assisted living units have increased from 50 to 56.
2. The size of the residential building along Blessed Way has been reduced
in order to create more distance between it and the State Hwy. 114
service road. It is now over approximately 350 ft. away from the right turn
lane, whereas before it was approximately 230 ft. away.
3. The overall size of both residential buildings has been reduced and their
footprints have been made smaller.
Case No.
ZA16-027
4. The detached garages have been removed from the Lot 6 AL/IL building
on the east.
5. Lot 2 has been removed as an Open space lot, but it is still included it in
the SP-1 boundary. The applicant has deferred to the future any zoning
or site plan approval for that lot, if any. It will have to be resubmitted and
stand on its own for both zoning and site plan approval.
6. The footprint of the garage has been reduced and a fourth level added to
accommodate the necessary amount of parking spaces, plus a few
excess spaces to provide flexibility in the future.
7. The amount of open space in Lot 7 has increased from 5.45 acres to 6.66
acres.
The Site Data Summary Chart below includes the data from the Site Plan at the
June 7, 2016 meeting and the revised Site Plan for the August 16, 2016 meeting.
Site
Data Summary
1ST reading 617/16
1" reading 8116116
Existing Zoning
"AG" — Agricultural
"AG" — Agricultural
District
District
Proposed Zoning
"S-P-1" Detailed Site
"S-P-1" Detailed
Plan District
Site Plan District
Land Use Designation
Mixed Use
Mixed Use
Gross/Net Acreage
20.5
20.5
Main Building Floor Area (Gross)
861,740 sq. ft.
821,827 sq. ft.
Office
57,827 sq. ft.
57, 827 sq. ft.
Medical Office
47,313 sq. ft.
47,313 sq. ft.
Senior Living
554,994 sq. ft.
488,661 sq. ft.
Parking
237,206 sq. ft.
248,715 sq. ft.
Buildings No. of Floors
Office Building 1
3
3
Office Building 2
3
3
Independent Residential
4
4
Assisted/Independent
4
4
Residential
Parking Garage No. of Levels
3
4
Senior Living Units
283
255
Independent Living
233
199
Assisted Living
50
56
Open Space %
48%
48%
Impervious Coverage %
52%
52%
Total Parking Required S-P-1
792
767
Parking Garage
412
491
Surface Parking
216
209
Podium Parking Under IL Building
149
149
Podium Parking Under 1680
Office Bldg.
48
49
Garage Parking on Lot 6
37 (22 detached)
10
Total Parking Spaces Provided
862
908
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.
ACTION NEEDED: Consider 1st reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(F) Site Plan Review Summary No. 6, dated August 8, 2016
(G) Surrounding Property Owners Map and Responses
(H) Ordinance No. 480-718
(1) Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative and Regulations
Link to Plans
Link to Traffic Impact Analysis
Link to Traffic Impact Analysis Staff Review & Recommendations
Link to Corridor Planning Committee Report
Link to SPIN meeting Report
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.
SOUTH LAKE 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
Case No. Attachment A
ZA16-027 Page 1
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
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 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
Case No. Attachment A
ZA16-027 Page 2
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.
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.
24hr West Bound (6113)
AM Peak AM (482)
PM Peak PM (598)
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
Use
Area/Units
..
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
* Based on the ITE: Trip Generation Manual, 71h 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
Case No. Attachment A
ZA16-027 Page 3
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. Link to SPIN
Report
A 2035 Corridor Planning Committee meeting was held on March 21, 2016.
Link to Corridor Planning Committee 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.
CITY COUNCIL ACTION: June 7, 2016; Tabled to the August 2, 2016 meeting.
August 2, 2016; Tabled to the August 16, 2016 meeting.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 6, dated August 8, 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
M 114 & Blessed 'Way Mixed Use Senior Mousing
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Case No.
ZA16-027
Attachment B
Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-027 Review No.: Six
Proiect Name: Site Plan — SH 114 and Blessed Wav
APPLICANT: Paul Milosevich
Integrated Realty Group
3110 W. Southlake Blvd. Ste. 120
Southlake, TX 76092
Phone: (817) 742-1851
E-mail: pmilosevich@integratedreg.com
Date of Review: 08/08/16
OWNER: Michelle Miller
Chesapeake Land Development Co., LLC
6100 N. Western Ave.
Oklahoma City, Oklahoma 73118
Phone: (405) 935-2037
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/04/16 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.
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 (C-1A):
a. Revise the S-P-1 regulation to allow one loading space for each office building to allow
one (1) 10' x 50' space on Lot 3 and one 10' x 25' space on Lot 5.
b. Please be prepared to show how deliveries will be made to all buildings. The loading
space is enclosed in the trash receptacle enclosure with no sidewalk from the loading
space to the building.
5. 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 has
been submitted to allow the driveway onto Blessed Way.
6. 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
Case No. Attachment C
ZA16-027 Page 1
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.
7. 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'.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
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 30.3% 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
the entire site
Minimum percentage of the
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:
Case No. Attachment C
ZA16-027 Page 2
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;
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:
Some of the parking landscape islands are less than 12' width. Parking lot islands shall have a
minimum width of 12' back-to-back if curbed or 13' edge -to -edge if no curb is intended, and
shall be equal to the length of the parking stall.
2. The Interior Landscape calculations on the Site Plan Summary do not match the Interior
Landscape calculations on the Illustrative Master Landscape Plan and the individual lot Landscape
Plans.
3. The South (114 Frontage) bufferyard calculations on the Site Plan Summary does not match the
South (114 Frontage) bufferyard Calculations on the Illustrative Master Landscape Plan. Both of
their lengths seem to incorrect as well because the full corner bufferyard section on the corner of
Hwy 114 and Blessed way is required to be a 25' — 1 bufferyard. The width of the access drive off
of Hwy 114 may be deducted from the length of the required bufferyard. The full length of the
required bufferyard should be approximately 921'.
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. Existing tree credits shall only be granted if
the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have
been met as determined at the time of inspection for a Permanent Certificate of Occupancy.
Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA16-027 Page 3
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
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:
Ensure that the clearance of the drop off structures on Lot 6 meets the 14' minimum height
required for fire lanes by the Fire Marshal. Revise the elevations if necessar
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
Case No. Attachment C
ZA16-027 Page 4
Peter Kao
Construction Manager
817-748-8607
pkao(a)ci.south lake.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 (1 21+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?
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.
Case No. Attachment C
ZA16-027 Page 5
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 C
ZA16-027 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SH 114 & Blessed Way Senior Housing
1.
SLTS GRAND AVENUE LP
DT
1430 DIVISION ST
2.55
NR
2.
MC PROPERTIES INC
SP1
1940 E SH 114
1.14
F
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
NR
LLC
AG
1680 E SH 114
3.09
7.
GATEWAY CHURCH
NRPUD
700 BLESSED WAY
82.01
NR
8.
CHESAPEAKE LAND DEV CO
NR
LLC
AG
1730 E SH 114
8.08
9.
CHESAPEAKE LAND DEV CO
NR
LLC
AG
1700 E SH 114
1.11
10.
BROWN, RONNI
SF1-A
600 BRIARWOOD DR
1.27
NR
Case No. Attachment D
ZA16-027 Page 1
11.
SOUTHLAKE BREWER
PARTNERS LLC
B1
1800 E SH 114
2.42
NR
12.
BRIARWOOD TOWNHOMES LP
MF1
420 BRIARWOOD DR
0.57
NR
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,
THE
C3
1689 E SH 114
0.41
F
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
Notices Sent: Twenty-one (21)
Responses Received within 200': Two (2) — Attached
U: Undecided NR: No Response
Case No. Attachment D
ZA16-027 Page 2
Notification Response Form
ZA16-02 7
Ming Date-. May 111, 201iS at 6 30 PM
MC PROPERTIES INC
1940 E STATE HWY 114 STE ISO
SOUTHLAKE, TX 76092
PLEASE PROVIDE COMPL LTEU FORMS VIA MAIL, FAX OR HAND DeLIVI=RY
BEFORE THIS START OF THE SC HEDULED PURUC HEARiI14 .
Bed wner s) of the prop" Sty noted above, are hereby
�in favor of opposed to undecided about
(eircle or underline one)
the proposed Zuriing Change and Site Pan referenced above,
Space for comments regarding yoar position:
Signature: � Date:
Addit onalSignature- Ils,t-
Printed Name(s):
Mini be pr---P-*y c—Vr(9) whum nw*&9 W WEFWd LV Itm. lJnaftft t
Prone plumber (optional), _' () -- cf 2- y F 3
II]qul"*r* Urw wM per prawwr0
Case No.
ZA16-027
Attachment D
Page 3
Notification Response Forth
ZAIG-027
Meeting Date., May 19, 2016 at G.30 PM
SHAMROCK PIPELINE CORP, THE
PQ BOX 780339
SAN ANTONIO, TX 78278
PLEASE PROVIDE COMPLETED FOPMS VIA MAIL, FAX OR HAND DEUVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Ding tieowner(s) of the property so noted above, are hereby
:in �iro� opposed to undecided about
(circle or Underline one)
the proposed Zoning Change) and Site Plarn referenced above.
Space for oornments regarding your position:
Signatur+e:.� `� Date; /
AdditionalSignature:
Printed Name(s): 1ye-AL, is"kv
n+ur too propertyr(si ,et�c,e� �a{s prnd Wit. [�thwerwlag e
Phone Number (optional): z -?'- 5 Y /—
Date.
Or* km per pftTerly.
Case No.
ZA16-027
Attachment D
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
District under the City's Comprehensive Zoning Ordinance; and,
Case No. Attachment E
ZA16-027 Page 1
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using
the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect of
such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property; street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this ordinance
for off-street parking facilities; location of ingress and egress points for parking and off-street
loading spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health 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
rights of those who bought or improved property with reference to the classification which existed
Case No. Attachment E
ZA16-027 Page 2
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
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:
Case No. Attachment E
ZA16-027 Page 3
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
encouraging the most appropriate use of land throughout the community.
Case No. Attachment E
ZA16-027 Page 4
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 prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
Case No. Attachment E
ZA16-027 Page 5
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.
1/ F-ATION
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2016.
11- •C
ATTEST:
CITY SECRETARY
Case No. Attachment E
ZA16-027 Page 6
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
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 E
ZA16-027 Page 8
EXHIBIT "B"
Reserved for approved Site Plan
Case No. Attachment E
ZA16-027 Page 9