Item 7B CITY OF
SOUTHLA14CE
Department of Planning & Development Services
STAFF REPORT
September 13, 2016
CASE NO: ZA16-058
PROJECT: Zoning Change & Site Plan for Park Village
EXECUTIVE
SUMMARY: Excel Southlake 1 LP is requesting 1s' reading approval of a Zoning Change and
Site Plan for Park Village on property described as Lot 1, Block 1 and Lot 1, Block
2 , Park Village, an addition to the City of Southlake, Tarrant County, Texas, and
located at 1035 E. Southlake Blvd. and 300 S. Carroll Ave., Southlake,
Texas. Current Zoning: "S-P-1" Detailed Site Plan District. Requested Zoning: "S-
P-1" Detailed Site Plan District. SPIN Neighborhood #9.
DETAILS: This project is located at the southwest corner of E. Southlake Blvd. and S. Carroll
Ave.
The purpose of this item is to seek 1s' reading approval of a Zoning Change and
Site Plan from "S-P-1" Detailed Site Plan District to "S-P-1" Detailed Site Plan
District to revise the previously approved Landscape Plan for Park Village. The
Park Village development has developed site drainage problems resulting from the
ground level open planting beds adjacent to the buildings and tree wells along the
sidewalks throughout the development. To mitigate the drainage problem, the
applicant is proposing to replace at grade planting beds within 20'of a building with
self-contained raised planters and tree wells. Where adjacent to a building,
planters will be built and clad with the same masonry finishes as those that
currently exist at that specific building elevation. Existing trees within 20' of a
building are to be removed and replaced with Savannah Hollies in concrete/glass
fiber reinforced concrete planters. The only difference regarding the required
interior landscaping is that thirty-one (31) of the required canopy trees are
proposed to be replanted with the Savannah Holly trees, which are considered an
accent tree. The proposed Savannah Hollies are an evergreen tree and are to be
approximately 12'-14' tall and 4'-6' wide when planted. Once installed inside the
planters, they will stand approximately 14'-16' in height above the existing grade of
the sidewalks. Lorapetalums will also be added to the above ground planters with
the Savannah Hollies.
No other changes to the approved"S-P-1" Detailed Site Plan District are requested
and all previous conditions of approval remain in effect.
The Planning and Zoning Commission placed the following conditions on their
recommendation for approval at the August 18, 2016 meeting:
Case No.
ZA16-058
P &Z Condition of Approval Applicant's Response
Bring or provide staff with the geotechnical The geotechnical reports contain privileged
report or reports that are generated by third information, so the applicant has arranged for a
parties, detailing and verifying that the geotechnical engineer to be present at the meeting
underlying issue needs to be corrected by on September 20, 2016. A link to affidavits from a
above ground planters. related court case has been added.
Complete the planters, if approved, within a six The applicant has agreed to this stipulation.
month time period.
The applicant has submitted material exhibits with
examples of the proposed above ground planters.
Work with staff on the selection of materials for Planters adjacent to building are proposed to match
the planters. the existing masonry fagade material and tree
planters are proposed to be concrete or glass fiber
reinforced concrete.
Consider bringing the geotechnical engineer to The applicant has arranged for a geotechnical
the next Council meeting to discuss non- engineer to be present at the meeting on
privileged details regarding the analysis September 20, 2016.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated August 11, 2016
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-643C
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Plans
Link to Material Exhibits and Planter Options
Link to affidavits from a related court case
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA16-058
BACKGROUND INFORMATION
OWNER: Excel Southlake 1 LP
APPLICANT: Excel Southlake 1 LP
PROPERTY SITUATION: 1035 E. Southlake Blvd. and 300 S. Carroll Ave., Southlake, Texas
LEGAL DESCRIPTION: Lot 1, Block 1 and Lot 1, Block 2, Park Village
LAND USE CATEGORY: Retail Commercial and Medium Density Residential
CURRENT ZONING: "S-P-1"— Detailed Site Plan District
PROPOSED ZONING: "S-P-1"— Detailed Site Plan District
HISTORY: - The property was annexed into the City in 1956 and given the "AG"
Agricultural District zoning designation.
-A Zoning Change and Site Plan (ZA08-059)from "AG"Agricultural District
to"S-P-2"Generalized Site Plan Districtwith"C-2"Local Retail Commercial
District uses and regulations for The Plaza on Southlake Blvd. was
approved by City Council on December 2, 2008. The site plan for the
property, which is located at 1001 E. Southlake Blvd., includes nine one-
story retail and office buildings totaling approximately 65,000 square feet.
- A Zoning Change and Concept Plan (ZA12-090) from "AG" Agricultural
District to"S-P-2"Generalized Site Plan District for Southlake Park Village
that included approximately 217,000 square feet of retail development and
a parking garage was approved by the Planning and Zoning Commission
on November 8, 2012 and approved by City Council at 1 st reading
December 4, 2012. The case was withdrawn prior to a 2nd reading at
Council.
-A Preliminary Plat(ZA12-091)for Southlake Park Village was approved by
the Planning and Zoning Commission on November 8,2012.The case was
withdrawn before moving forward to City Council.
-A Zoning Change and Site Plan (ZA13-060)from"S-P-2"Generalized Site
Plan District and "AG" Agricultural District to "S-P-1" Detailed Site Plan
District for Park Village was approved October 15, 2013.
- A Preliminary Plat (ZA13-061) for Lot 1, Block 1 and Lot 1, Block 2, Park
Village was approved October 15, 2013.
- A Final Plat (ZA13-119) Lot 1, Block 1 and Lot 1 , Block 2, Park Village
was approved November 7, 2013.
- A Zoning Change and Site Plan (ZA14-037) from "S-P-1" Detailed Site
Plan District to "S-P-1" Detailed Site Plan District for Park Village to
approve revisions to the Landscape Plan was approved May 20, 2014.
CITIZEN INPUT: A SPIN meeting was not held for this revision to the existing "S-P-1"
Case No. Attachment A
ZA16-058 Page 1
Detailed Site Plan District.
PLANNING AND ZONING
COMMISSION ACTION: August 18, 2016; Approved (4-0) subject to the staff report dated August
11, 2016 and Site Plan Review Summary No. 2, dated August 11, 2016
noting the applicant's willingness to bring or to provide staff with the
geotechnical report or reports that are generated by third parties, detailing
and verifying that the underlying issue needs to be corrected by above
ground planters, also noting the applicant's willingness to complete, if
approved, within a six month time period, also noting the applicant's
willingness to work with staff on the selection of materials for the planters
and also noting the applicant's willingness to consider bringing the
geotechnical engineerto the next Council meeting to discuss non-privileged
details regarding the analysis.
CITY COUNCIL ACTION: September 6, 2016;Tabled on consent to the September 20,2016 meeting
(7-0).
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated August 11, 2016.
Case No. Attachment A
ZA16-058 Page 2
Vicinity Map
1035 E. Southlake Blvd. and 300 S. Carroll Ave.
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Case No. Attachment B
ZA16-058 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-058 Review No.: Two Date of Review: 08/11/16
Project Name: Site Plan — Park Village
APPLICANT: Patrick Bennett LANDSCAPE DESIGNER: Mark Clampitt
Excel Trust Firefighters Landscape & Design
17140 Bernardo Center Dr. #300 14115 Inwood Rd.
San Diego, CA 92128 Dallas, TX 75244
Phone: (858) 613-1800 ext. 415 Phone: (214) 592-0009
pb@exceltrust.com E-mail: mark@firefighterslandscape.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/01/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748-8602.
The only changes proposed are to the Landscape Plan. All other previous conditions of
approval remain in effect.
All Planning Department comments have been addressed.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
LANDSCAPE COMMENTS:
The Park Village development has developed site drainage problems resulting from the ground
level open planting beds adjacent to the buildings and tree wells along the sidewalks throughout
the development. To mitigate the drainage problem the applicant is proposing to replace the
planting beds with self-contained raised planters and tree wells.The only difference regarding the
required interior landscaping is that thirty-one(31)of the required canopy trees are proposed to be
replanted with Savannah Holly trees, which are considered an accent tree.
The proposed Savannah Hollies are an evergreen tree and are to be approximately 12'-14'tall and
4'-6'wide when planted. Once installed inside the planters they will stand approximately 14'-16' in
height above the existing grade of the sidewalks.
Indicates informational comment.
General Informational Comments
No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
Case No. Attachment C
ZA16-058 Page 1
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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
Denotes Informational Comment
Case No. Attachment C
ZA16-058 Page 2
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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SPO # Owner Zoning Physical Address Acreage Response
1 CARROLL/1709 LTD SP2 1201 E SOUTHLAKE BLVD 8.67 NR
2 WEATHERFORD LOAN COMPANY SP1 829 E SOUTHLAKE BLVD 2.82 NR
3 WEATHERFORD LOAN COMPANY SP1 821 E SOUTHLAKE BLVD 0.55 NR
4 ALI, ZULFIQAR SF20B 300 LAKESIDE CT 0.57 NR
5 POONAWALA, SHIRAZ SF20B 302 LAKESIDE CT 0.51 NR
SL OAK TREE EST HOMEOWNR NR
6 ASSN SF20B 1200 WESTMONT DR 3.26
7 CARROLL/1709 LTD SP2 251 S CARROLL AVE 0.93 NR
8 EAST SOUTHLAKE#2 LTD SP1 910 E SOUTHLAKE BLVD 2.39 NR
9 EAST SOUTHLAKE#1 LTD SP1 900 E SOUTHLAKE BLVD 1.87 NR
10 MENDEZ LTD SF1-A 1050 E SOUTHLAKE BLVD 3.49 NR
11 MENDEZ LTD AG 918 E SOUTHLAKE BLVD 5.41 NR
GREENWAY CRESTWOOD NR
12 PARTNERS SP2 1100 E SOUTHLAKE BLVD 2.41
GREENWAY-SOUTH LAKE OFFICE NR
13 PRTN SP1 1110 E SOUTHLAKE BLVD 1.99
14 CARROLL/1709 LTD SP2 275 S CARROLL AVE 2.43 NR
Case No. Attachment D
ZA16-058 Page 1
15 TOWN SQUARE VENTURES LP DT 1200 E SOUTHLAKE BLVD 1.01 NR
16 EXCEL SOUTHLAKE LP SP1 1035 E SOUTHLAKE BLVD 16.95 NR
17 TERRA WINDING CREEK LLC RPUD 200 WOODSONG WAY 0.14 NR
18 TERRA WINDING CREEK LLC RPUD 201 WOODSONG WAY 0.16 NR
19 WEATHERFORD LOAN COMPANY SP1 835 E SOUTHLAKE BLVD 2.69 NR
20 TERRA/WINDING CREEK LLC RPUD 304 WOODSONG WAY 0.35 NR
21 TERRA WINDING CREEK LLC RPUD 208 WOODSONG WAY 0.44 NR
22 TERRA WINDING CREEK LLC RPUD 204 WOODSONG WAY 0.55 NR
23 TERRA WINDING CREEK LLC RPUD 205 WOODSONG WAY 0.44 NR
24 TERRA/WINDING CREEK LLC RPUD 224 WOODSONG WAY 0.35 NR
25 TERRA/WINDING CREEK LLC RPUD 308 WOODSONG WAY 0.38 NR
26 TERRA/WINDING CREEK LLC RPUD 305 WOODSONG WAY 0.35 NR
27 EXCEL SOUTHLAKE LP SP1 300 N CARROLL AVE 2.38 NR
28 TERRA/WINDING CREEK LLC RPUD 313 WOODSONG WAY 0.59 NR
29 TERRA/WINDING CREEK LLC RPUD 317 WOODSONG WAY 0.43 NR
30 TERRA/WINDING CREEK LLC RPUD 440 S CARROLL AVE 0.13 NR
31 TERRA/WINDING CREEK LLC RPUD 229 WOODSONG WAY 0.35 NR
32 TERRA/WINDING CREEK LLC RPUD 301 WOODSONG WAY 0.35 NR
33 TERRA/WINDING CREEK LLC RPUD 300 WOODSONG WAY 0.35 NR
34 TERRA/WINDING CREEK LLC RPUD 228 WOODSONG WAY 0.35 NR
35 TERRA WINDING CREEK LLC RPUD 209 WOODSONG WAY 0.52 NR
36 TERRA WINDING CREEK LLC RPUD 212 WOODSONG WAY 0.39 NR
37 TERRA/WINDING CREEK LLC RPUD 225 WOODSONG WAY 0.39 NR
38 TERRA/WINDING CREEK LLC RPUD 309 WOODSONG WAY 0.35 NR
39 LANDLOCK LLC AG 835 E SOUTHLAKE BLVD 1.52 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Nineteen (19)
Responses Received within 200': None (0)
Case No. Attachment D
ZA16-058 Page 2
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-643C
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING AZONING CHANGE ON ACERTAIN
TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE,
TEXAS BEING DESCRIBED AS LOT 1, BLOCK 1 AND LOT 1, BLOCK 2,
PARK VILLAGE, AN ADDITION TO THE CITY OF SOUTHLAKE,
TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 22.4812 ACRES
AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "S-P-1" DETAILED SITE PLAN 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 ASAVINGS 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"S-P-1" Detailed Site
Plan District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
Case No. Attachment E
ZA16-058 Page 1
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 and the general welfare; effect on light and air; effect on the
over-crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which existed
at the time their original investment was made; and,
Case No. Attachment E
ZA16-058 Page 2
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 Lot 1, Block 1 and Lot 1, Block 2, Park Village, an addition to
the City of Southlake, Tarrant County, Texas, being approximately 22.4812 acres,
and more fully and completely described in Exhibit "A" from "S-P-1" Detailed Site
Plan District, to "S-P-1" Detailed Site Plan Zoning 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
ZA16-058 Page 3
ZONING NARRATIVE AND
PROPOSED S-P-1 REGULATIONS AND VARIANCE REQUESTS
Park Village
Woodmont Land Company
Southwest Corner of East Southlake Blvd. and South Carroll Avenue
Southlake, Texas
Revised January 9, 2014
Project Description:
The main project site consists of 19.9 acres of vacant undeveloped land which is currently zoned
AG and S-P-2 by Ordinance No. 480-570 (Zoning Case No. ZA08-059), which is defined by the
metes and bounds descriptions included. The site is bounded by East Southlake Blvd. on the
north, South Carroll Avenue on the east, proposed Zena Rucker Road on the south and
proposed Tower Blvd. on the west. Also included in the project site area is a 2.5 acre tract,
located at the southwest corner of South Carroll Avenue and proposed Zena Rucker Road, to be
used for a Drainage Retention facility. This tract is also vacant and currently zoned AG. The
gross area of the site is 22.48 acres.
Our Zoning request is for SP-1 Detailed Site Plan Zoning District with C-3 General Commercial
District uses. This site (defined by the attached metes and bounds description)shall comply with
all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480-UU, as
amended, as it pertains to Section 22, C-3 General Commercial District uses and regulations.
This entire project is to be constructed in one phase including all buildings, water features, other
amenities, as well as Tower Boulevard and Zena Rucker Road along the project frontage.
Project Amenities will consist of:
• Water feature at corner of E. Southlake Blvd. & S. Carroll Ave.
• Pedestrian areas with additional water features, landscape and hardscape amenities.
• Private park area around retention pond at S. Carroll Ave. & Zena Rucker Road.
• Sidewalk or 8' walking trails on all perimeter roads.
• Bicycle stops.
• Public Art Program.
• Valet Parking.
Surrounding Property Uses are:
A. East — The Shops at Southlake — retail development — SP-2 zoning
B. South — undeveloped — RPUD - Medium Density Residential zoning
C. West — proposed commercial development — SP-1 zoning
D. North — developed across East Southlake — SP-1 , SP-2 & SF-IA zoning.
Existing Site Conditions:
Case No. Attachment E
ZA16-058 Page 4
A. Topography—The site slopes down from a high point in the middle of the Southlake Blvd.
street frontage, to the south and east (from a high elevation of 655 to an elevation of 621
at the southeast corner). The existing steep topography makes it impossible to preserve
existing trees. Existing slopes on the site vary from 4% to 20%, which are grades that are
not acceptable as final grades for a retail development of this nature, and makes
providing accessible paths very difficult. Our approach will be to plant trees in accordance
with the Landscape Ordinance, provide a pedestrian friendly atmosphere, and provide
sidewalks, water features and useable open spaces.
B. Hydrology — the site is undeveloped & the plan is to provide Retention/detention for the
difference between the existing condition stormwater runoff and the proposed conditions
runoff. The existing drainage pattern is not intended to change in the design. Detention
will be provided for the overall site in the 2.5 acre site located at South Carroll & proposed
Zena Rucker Road.
C. Existing land use — vacant undeveloped
D. Overhead electric lines exist along the streets on the north and east frontage of the
project. These lines will be placed underground with development of the project.
Permitted Uses
All those uses permitted in the "C-3" General Commercial District.
The Developer will make application with the City for a Master Sign Plan for the project.
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480-UU, as amended, as it pertains to Section 22, C-3 General Commercial
District uses and regulations with the following modifications:
Variances Requested:
1 . Driveway Stacking Depth—the required stacking at driveway entrances is 100 feet. We
are requesting variable stacking depths as shown on the Site Plan and as listed below
measured from the right of way:
Drive A — no variance - 130 ft.
Drive B — corresponds to existing north drive to Shops at Southlake to east of Carroll.
Drive C — no variance - 170 ft. (aligns with existing middle drive to Shops at Southlake).
Drive D — 33 feet (ingress/egress from parking area to Zena Rucker).
Drive E — 10 feet (ingress/egress from parking area to Tower Blvd.).
Drive F — 10 feet (ingress/egress to service area to Tower Blvd.).
2. Driveway Spacing — 500 feet is required between the proposed west R.O.W. line of S.
Carroll Ave. and the centerline of the main entrance drive on East Southlake Blvd.
(approx. 468 feet is provided) and 500 feet is required between the east R.O.W. of
proposed Tower Blvd. and the driveway centerline (approx. 448 feet is provided).
Case No. Attachment E
ZA16-058 Page 5
3. Driveway Connections to Tower Blvd. & Zena Rucker Road — commercial & service
driveways are not permitted on collector streets unless there is no other public access.
We are requesting driveways be allowed as shown on the Site Plan & as recommended
in the Traffic Impact Analysis by Halff Assoc., Inc. dated June 25, 2012 & revised in
response to the City's consultant (Lee Engineering) review on July 12, 2012. Driveway
widths are proposed as follows:
Drive D — 30 feet for ingress/egress to the main parking area.
Drive E — 50 feet for ingress/egress to the main parking area.
Drive F — 55 feet for service entrance only.
4. Parking Lot Landscape Islands—planter islands are required to have a minimum width
of 12 feet and shall be equal to the length of a parking space. The parking lot landscape
area requirement for this project site is 15 sq.ft. per parking stall. We are requesting that
the minimum width of landscape islands be 9 feet, face of curb to face of curb, and that
we be allowed to use diamond shaped tree islands, 4 feet by 4 feet to face of curb in
limited areas as located and dimensioned on the Site Plan.
5. Lighting Design — the lighting ordinance requires that Luminaires on poles over 42" in
height and exterior wall mounted fixtures shall be either high pressured sodium lights or
neutral or warm correlated color temperature LED lights or other lights giving a similar soft
lighting effect. We are requesting to be allowed to use high pressured sodium for
pedestrian scale lights in sidewalk areas only and metal halide for parking areas and wall
mounted lights. The proposed metal halide luminaires will meet the same requirements
for correlated color temperature LED lights required by the ordinance and will be installed
as shown on the Photometrics Plan by WLS Lighting included in the Site Plan submittal.
Case No. Attachment E
ZA16-058 Page 6
Development Regulations
1. Proposed Park Village Parking Tabulation
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Case No. Attachment E
ZA16-058 Page 7
"Parking Standards and Demand. The fact that a customer usually visits several stores during a single shopping
trip and the rate of turnover of the spaces distinguish parking requirements for shopping centers from those of
freestanding commercial enterprises.
Parking standards are expressed as a parking ratio—the number of parking spaces per 1,000 square feet (93 square
meters) of GLA in a shopping center. GLA is a known and realistic factor for measuring the adequacy of parking
provisions in relation to retail use.
Based on a comprehensive study of parking requirements for shopping center conducted by ULI and the International
Council of Shopping Centers in 1999, the following base parking standards are recommended for a typical shopping
center today:
• Four spaces per 1,000 square feet (93 square meters)
of GLA for centers with a GLA of fewer than 400,000
square feet (37,175 square meters)
The parking ratios presented above apply to centers that have no more than 10 percent of their GLA occupied by
restaurants, entertainment venues, and/or cinema space. For centers where these uses occupy 11 to 20 percent of
GLA, a linear incremental increase of.03 space per 1,000 square feet (93 square meters) for each percent above 10
percent is recommended."'
Our proposal reflects a restaurant percentage to the total size of 18.21%; therefore, the Center should have an overall
parking ratio of 4.24 parking spots. ([18.21% -10%] =8.21 x.03
= .24+4=4.24)
i Retail Development, Fourth Edition by Urban Land Institute-ULI Development Handbook Series,Copyright 2008,(Chapter 4.
Planning and Design, Pages 152, 153)
NOTE: No additional parking spaces will be required for outside dining/patio seating. The above
building area square footage does not include outside seating areas.
2. Loading Zones
a. Loading Spaces (minimum 10' x 50') will be provided for individual tenants larger
than 10,000 square feet.
b. Loading will be provided for typical smaller tenants by using vacant parking spaces
outside the fire lane & restricting the deliveries to "off-business" hours.
3. Buildings A, F, F2, J, K, L, M, N and O shall be allowed to have outdoor seating for
restaurant related uses in the areas noted on the approved site plan, subject to
compliance with city codes and ordinances for outdoor seating.
4. Buildings less than 6,000 square feet shall NOT be required to have a pitched roof as
required by the Zoning Ordinance Section 43 — Overlay Zones, paragraph 43.13.a(2).
5. Front, side and rear yards: With the following exceptions, no front, side or rear yard
setback is required:
a. Buildings along Southlake Boulevard shall maintain a minimum thirtyfive(35')foot
setback from the existing right of way line before additional dedications for turn lanes
(as dimensioned on the Site Plan);
Case No. Attachment E
ZA16-058 Page 8
b. Buildings along Tower Boulevard shall maintain a minimum fifteen (15') foot
setback;
C. Buildings along the South Carroll Avenue shall maintain a twenty five (25') foot
setback from the proposed right of way after additional dedications for street widening
and required turn lanes (as dimensioned on the Site Plan);
d. Buildings along Zena Rucker Road shall maintain a twenty five (25')foot setback.
e. No interior building setbacks to interior lot lines will be required if the property is
subdivided in the future.
6. Front, side and rear bufferyard: with the following exceptions, no front, side or rear
bufferyard is required:
a. A twenty (20') foot bufferyard (TYPE "O") shall be provided along Southlake
Boulevard;
b. A ten (10') foot bufferyard (TYPE "B") shall be provided along Tower Boulevard;
C. A ten (10') foot bufferyard (TYPE "E") shall be provided South Carroll Avenue;
d. A ten (10')foot bufferyard (TYPE "B") shall be provided along Zena Rucker Road.
e. No interior bufferyards along interior lot lines will be required if the property is
subdivided in the future.
7. Impervious coverage for the overall site plan area (22.48 acres within this SP-1 district)
with the Retention pond area included shall not exceed 75%. There shall be no
maximum impervious coverage for individually platted lots within the overall site plan.
8. An 8' wide multi-use trail is proposed along the south side of Zena Rucker Road. As
indicated on the Site Plan, the portion of the 8' multi-use trail along the frontage of the
residential property to the south of Zena Rucker Road will be constructed when that
property is developed. The portion along the Retention pond parcel lot will be constructed
with this project.
9. All curb cuts into E. Southlake Boulevard are subject to approval by TxDOT. The
Deceleration lane at the main entry drive along with appropriate ROW dedications to
maintain parkway widths will be required with the construction of the driveway/street cuts
along E. Southlake Boulevard.
10.Deceleration lanes that are recommended in the Traffic Impact Analysis (by Halff
Associates, Inc.) along the street frontage of this project along East Southlake Blvd. and
South Carroll Avenue will be constructed with this project. The South Carroll Avenue
configuration for widening and turn lanes will be based on Scenario 3 of the City of
Southlake 2030 Mobility Plan & the report prepared by Kimley-Horn &Assoc., Inc. dated
October 2, 2102.
Case No. Attachment E
ZA16-058 Page 9
11 .Building Articulation — Building articulation is required in accordance with the Corridor
Overlay Zone, in the Zoning Ordinance, Section No. 43, per Exhibit 43-A. We are
requesting that horizontal and vertical articulation shall be permitted as shown on the site
plan and building elevations included in the Site Plan submittal.
12.Building Facade Materials - Building facade materials are allowed as shown on the
elevations.
13.Masonry Ordinance — we request a Variance to the Masonry Ordinance No. 557, as
amended, to allow the building facade materials as shown on the elevations.
Case No. Attachment E
ZA16-058 Page 10
LETTER REQUESTING TO AMEND LANDSCAPE PLAN SUBMITTED APRIL 24,
2014
wFT.WOR'TH I HOU5TOK
:�pld:a'ti.:u1i
Landscape Plait . ineutlinvil; Pr❑posal
0.s -It lumthl;Ac
1.11(1 NIm Slrt^rl,%tate 4fifi
Smddalie. 1 X.76012
s'u Mr.Richard Schell
LInail:rsehcll 0 ct.twrhlakc.l.N.u•
Pmjeci: Pari:Villape
Suuthlakr.Tcsas
.Dear itlr Schell.
I"Ins letter desent,;:s proposed a,nrndmcnts Io the landscaloc VLins ish,ch were m:ually suhtnrticd and
appwI,cd in Sepictnher 2013 by the Cin zd Southlakc
INTEN-T or A"i[rNI114IFt-r PROPOSAL
Flit tment of this prnptnal is ra,rqutst a rcvluction in the number ol'carlops and accent Crecy as require..
M the original wninu approved in Srptrinhrr 2213.
rhe numhrl of[trey ariginally apprmcd In%Pi'idc.a hat&1,hip to qtr desrlolxt dI Ina in lain the Lind-,caping
in a fir,[Oa,.marina.cinm.nuc a curLyi,TcnI plain ialy yI:hcdulc with the at.iaccnI detcltilnncnt and Jclivcr
OW IItL3JlI IUICIIJLd ILVII;Ic,AutIC ytuilily t•f Iht III IIjc�:I
In I+r&n it,achlc+'c IniitImuin t:t+>.'erAVL:Cor IIIc IGlen l+T I.Irl.l+cape.trxrs still need to he plunILd at su h Ll++e
protxiinin in the buffers. pariting isI aids,and dcwPili-.n pond area that any untbss11117 rlanpTtg%ov ilra..r-
srttl ..juggle w sun is c in the ahundailI shale Shat is ctcaled Als.>. the peoxiinin of the pWit ings st ill
allms the canopies of many of the trees+pedes to ei rnntatFs gtttss it]gctlt%Y and Cauir IIn Crecy If,snuggle.
or rsris it k C,fail. It.hiMId 31st+iV ttalcd tliat the whNmi.+n Iequirralcnt fuI thio great nurnher of pt wit,in
.ua.-h a small arra .t-uld rk+tcntialh fall unser ..cruinn fi,r hcing perreiwd a% iTre%juviisihic to for
en L III-iinwil I
ilie requirt.•J density t+r the Ifor"a iia nhst:utc the t t,ual Ielalitmship s+itlt tiIW1hlal.t 1 assn titluatY and lire
Shops at ti+lot 11144:e- We tevI It t, int%ntanl that a I I Ihree major&%elopmt t1, at the interseaCUM hale
S t,tht1114 Its Imc a lPffier anti rn.Iinlam c.•nst.lcrtc}m the tluaniil"and tlualm n1 Landscaping rh+s idcd
We-lrongly fret Ihal I Ihr nrttnher toI plans. as pins nat,IN approved.arc install rd. the pnryecI+vitt yeller
from ltuokmg t n+svdrd and inappropnate. f he res t•ed I tadscaptnp pLm i.lar Intorr aprrarna(e!'tor the arca
and pr+oknt.and still alkm li.r all o!'the plant malcnal Inslalkd to Fmss to its 4011 lx.tcnnal and Io oks its
hest un the inicrtorul the ptoiccI and along the holler s Ards
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THE ..s • .t761071 www-waIDdmont-r
Case No. Attachment E
ZA16-058 Page 11
Motions for Ordinance No. 480-643:
Planning and Zoning Commission motion at September 9, 2013 meeting:
Approved (6-0)subject to Site Plan Review Summary No. 3 and Staff Report dated
September 13, 2013 with the following stipulations;
1 . The Village area will have pavers or integral color concrete;
2. The large fountain feature at Carroll Avenue and 1709 will be a minimum of
eighty-five (85)feet across (revised in the City Council 1St reading motion to
a minimum size of 3,000 square feet, which is shown as an oval with
dimensions of 70 feet by 55 feet in the applicant's presentation at City
Council 2nd reading included in Exhibit "B").;
3. The small fountain feature within the Village area adjacent to Building N will
be a minimum of 600 square feet (shown in the applicant's presentation in
Exhibit "8"as a square dimensioned at 25 feet by 25 feet);
4. The applicant prior to going to City Council will address the screening on
the roofs for the mechanical equipment and will have a detail with respect
to parapets;
5. This will be one phase construction and the entire project must be
completed within 120 days of the initial issuance of a certificate of
occupancy or temporary certificate of occupancy for any building in the
project (revised in the City Council 1St reading motion to follow the schedule
presented at 2nd reading in the applicant's presentation included in Exhibit
«8„).
6. The living room area, which is the area in the Village area between
Buildings N and O, will be the only area that will have overhead strung
lights as depicted in the rendering;
7. The applicant will address the safety features along the pedestrian access
in front of the fountain feature at the corner of 1709 and Carroll Avenue and
will be ready to report to Council regarding their discussion with TXDOT
concerning placing hardscape into the right-of-way;
8. The decorative architectural lighting features and also amenities, such as
the custom benches, and fire pits, will be substantially similar to what has
been presented in the renderings;
9. Noting the applicant's willingness to incorporate Village features into the
Rim area buildings;
10. That Building Tower Road and Zena Rucker Blvd is part of the phasing
stipulation mentioned earlier;
11 . Including a requirement that improvements needed on S. Carroll Avenue
adjacent to the project be completed along with the project, subject to the
same stipulations;
12. Including a recommendation that variances 1-5 be approved as presented
and requested a) Driveway Stacking, b) Driveway Spacing c) Driveway
Connections d) Parking Lot Landscape Islands e) Lighting Design.
City Council 1 ac reading motion at October 1 , 2013 meeting:
Case No. Attachment E
ZA16-058 Page 12
Approved 1St reading (7-0) pursuant to the following:
1. Site plan review summary No. 4, dated September 25, 2013;
2. Accepting Planning and Zoning Commission's recommendations with the
exception of items 2—fountain to be a minimum of eighty-five (85)feet across and
item 5— completion of amenities package;
3. Prior to next meeting applicant will bring forward the estimated staging and
completion schedule to ensure the amenities package will be more fully described
to be completed prior to completion of the property as presented;
4. Approval of variances submitted in application—driveway stacking depth, driveway
spacing, driveway connections to Tower Boulevard and Zena Rucker Road,
parking landscape islands and lighting design;
5. Planting box located at southeast corner of Carroll and Zena Rucker shall be stone
for lower level and upper portion of the screening wall on Zena Ruckerwill be brick
and wrought iron;
6. Applicant will work with staff to verify the Urban Land Institute (ULI) parking study
with respect to the requested parking variance;
7. Applicant will clearly describe the walking surfaces and flatwork in the items
referenced in the Rim buildings, which includes A, B, C, D, E, E.2, F and F.2;
8. Request for shade structures and pergolas will not be part of the request and may
be provided in conceptual nature and the applicant will come back at a later time
for specific approvals for the structures (removed from attached S-P-1
regulations);
9. Sign plans will be approved as a separate item;
10. The fountain size will be a square footage calculation of 3,000 square feet of which
the applicant will bring back specific calculations for said fountain to be located at
the northeast corner of Carroll and 1709 (shown as an oval with dimensions of 70
feet by 55 feet in the applicant's presentation at City Council 2nd reading included
in Exhibit "B").
City Council 2nd reading motion at October 15, 2013 meeting:
Approved 2nd reading (7-0) pursuant to the following stipulations:
1. Revised site plan review summary No. 4, dated October 19, 2013;
a. The curb curve radii for fire lanes at drives E and F need to be a minimum
30' or approved by the Fire Marshal.
b. Access onto the private property located west of this development must be
coordinated with the property owner and shown on the civil construction
plans. All access easements shall be negotiated and approved prior to the
approval of Civil Construction Plans. For driveways along FM 1709,
coordination with TxDOT shall be required.
C. Currently, Driveway E on Tower Blvd. does not align with the Tower Plaza
driveway as shown on the approved Tower Plaza site plan,which increases
the potential for left turn traffic conflicts at this location. The applicant is
working with the developer of Tower Plaza to relocate their drive to align
with the Southlake Park Village drive.
2. With the addition of the common area architectural enhancements provided to
staff in a document dated October 11, 2013, noting the document being a material
Case No. Attachment E
ZA16-058 Page 13
part of the motion (included in Exhibit "B");
3. Applicant will provide a $4.75 million letter of credit from a commercial bank
acceptable to the City of Southlake with terms and conditions per drawing, subject
to final negotiations between the City Manager, City Attorney and the applicant,
pursuant to the performance required to complete the common area architectural
enhancements provided to the City and the applicant will execute a right of access
approved by the City Attorney to allow the City to access the property if the City
has to construct the common area architectural enhancements;
4. Screening wall along Zena Rucker Road will be consistent with the applicant's
presentation this evening (included in Exhibit "B");
5. The percentage of restaurants GLA to total project GLA will be limited to 18%,
which will be pursuant to the ULI methodology in the applicant's presentation this
evening (included in the S-P-1 regulations above);
6. The overall quality and descriptions in amenities and presentations to the City are
a material part of this motion;
7. The materials contained in the tower (part of the amenities architectural
enhancements provided to City) will be of metal construction;
8. Bollards along Carroll and FM 1709 as presented to the City as part of the
landscape package will be installed before any certificates of occupancy are
issued for the buildings known as the Village Buildings;
9. Applicant will work with staff to incorporate within the general contract for
completion of the construction overall restrictions regarding the delivery of
materials and preferred routes with specific regards to school zones and safety for
the residents of Southlake (included in Exhibit "B");
10. Subject to the following variances: (1)driveway stacking; (2)driveway spacing: (3)
driveway connections to Tower Boulevard and Zena Rucker Road; (4) parking lot
landscape islands; and (5) lighting design;
11. And subject to the first reading of the ordinance and the Planning and Zoning
Commission recommendations.
Motion for Ordinance No. 480-643a (Landscape Plan Revisions):
City Council 2nd reading motion at May 20, 2014 meeting:
May 20, 2014; Approved at 2nd reading (6-0) pursuant to the Landscape Plan
Review Summary No. 3 dated April 11, 2014 with the following additions;
1. Noting that the applicant has included eight pond cypress trees along the
living room area in the site plan. The Pond Cypress will not be an approved
species in those locations and will work with staff to find a suitable native
type species that will survive adequately in those locations (Pond Cypress
changed to High Rise Live Oaks on the attached Landscape Plan);
2. Caliper inches for 100% of the canopy trees will be changed to 4 inches (All
canopy trees are shown as 4" caliper on the attached Landscape Plan);
3. Approving the enhanced pavement along the living room area to include a
full drive lane from Southlake Boulevard to Carroll; will be consistent with
the color palette in the remaining portion of the northeast quadrant
otherwise known as the living room (Enhanced pavement of full drive lane
Case No. Attachment E
ZA16-058 Page 14
from Southlake Boulevard to Carroll is shown on the attached Landscape
Plan) ;
4. Regarding the encroachment and the approval of the variance into the eight
foot setback, affirming that they will be maintained to a seven foot clear
height to the extent that they encroach and also a fourteen foot clear height
along the roadway and noting the un-obscured and clear sight lines and all
visual locations on the property;
5. All previous stipulations, variances and approvals from prior applications
will remain in effect.
6. Landscape Plan Review Summary No. 3 dated April 11, 2014:
1. Show the property boundaries (bolded), sidewalks, bufferyards
(hatched), etc. exactly as they are shown on the Council approved
site plan submitted with the building permit (Sheet SP-1) and
relocate landscape as needed.
2. Show the terraced retaining wall along S. Carroll Ave. and
wrapping around to the drive on Zena Rucker Rd. to exactly
match the site plan that was approved with the building permit
(Sheet SP-1) and the renderings approved by City Council and
relocate landscape as needed.
3. Show the articulated screen wall along Zena Rucker Rd. exactly
as it is shown on the approved site plan and that was submitted
with the building permit (Sheet SP-1) and the renderings
approved by City Council and relocate landscape as needed.
4. Revise the symbols for the Little Gem Magnolias on the color
landscape plan to match the legend.
5. Cedar Elm is an acceptable canopy tree if they are provided as
container grown trees. We recommend that an additional species be
provided in place of some of the Cedar Elms.
6. Relocate any trees within any of the right-of-way site triangles to
behind the site triangle.
7. Provide the site lay out as shown on the City Council approved Site
Plan, including the sidewalks.
8. Avoid placing the trees within designated utility easements, and
within 10-feet of any fire hydrant. Planting a tree within a designated
utility easement or within 10' of a fire hydrant is a violation.
Motion for Ordinance No. 480-643b Building K (Gloria's Latin Cuisine) Patio Elevation
Revisions:
Case No. Attachment E
ZA16-058 Page 15
City Council 2nd reading motion at October 21 , 2014 meeting:
October 21 , 2014; Approved at 2nd reading (7-0) subject to the Site Plan
Review Summary No. 1 dated September 12, 2014 and the staff report
dated September 30, 2014 and noting the bullet points in the staff report
dated September 30, 2014.
Motion for Ordinance No. 480-643c (Landscape Plan Revisions:
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 forthe 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
Case No. Attachment E
ZA16-058 Page 16
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein
shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance
of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have 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.
Case No. Attachment E
ZA16-058 Page 17
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:
CITY SECRETARY
Case No. Attachment E
ZA16-058 Page 18
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
ZA16-058 Page 19
EXHIBIT "A"
Being described as as Lot 1 , Block 1 and Lot 1 , Block 2, Park Village, an addition to the City
of Southlake, Tarrant County, Texas and being approximately 22.4812 acres according to
the plat recorded as Instrument No. D214243429, Plat Records, Tarrant County, Texas.
Case No. Attachment E
ZA16-058 Page 20
EXHIBIT "B"
Reserved for Revised Landscape Plan
Please see Ordinance No. 480-6438 for Previously Approved Exhibits
Case No. Attachment E
ZA16-058 Page 21