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Item 5 - ZA16-051 ZSP Delta Mariott Hotel13 CITY OF S0UTHLA1<4.,E Department of Planning & Development Services CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: Case No. ZA16-051 STAFF REPORT September 30, 2016 ZA16-051 Zoning Change and Site Plan for Delta Marriott Southlake RREAF Southlake Hospitality, LLC is requesting approval of a Zoning Change and Site Plan for Delta Marriot Southlake on property described as portions of Lots 1 A, 2A and 3A, Block 1, Chivers Addition, originally platted as Tracts 1, 2 and 3, Block 1, Chivers Addition, an addition to the City of Southlake, Tarrant County, Texas, in the Larkin H. Chivers Survey, Abstract No. 300, and portions of Lots 1 and 2R, Block A80, Peck Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 1313, 1325 and 1350 N. White Chapel Blvd., and 301 and 319 E. State Highway 114, Southlake, Texas. Current Zoning: "C-3" General Commercial District, "CS" Community Service District and "SF -1 A" Single Family Residential District. Requested Zoning: "S -P-1" Detailed Site Plan District. SPIN #7. This project is located on approximately 6.28 acres of an approximately 17.56 acre vacant property at the southeast corner of E. State Hwy. 114 and N. White Chapel Blvd. The purpose of this item is to seek approval of a Zoning Change and Site Plan for the development of a six -story full service hotel with 240 rooms on approximately 6.28 acres. The hotel will include an approximately 6,000 square foot restaurant and bar and a conference center with approximately 7,000 square feet of meeting space. Room sizes will range from 325 square feet to 820 square feet. Existing Zoning C3, CS, SF -1A Proposed Zoning S -P-1 Land Use Designation Mixed Use Gross/Net Acreage 6.28 Total Building Floor Area (Gross) 165,475 sq. ft. Restaurant and Bar Area ± 6,000 sq. ft. Conference Space ± 7,000 sq. ft. Building Height/Number of Stories 6 Open Space % 26.5% Impervious Coverage % 73.5% Total Parking Required (S -P-1) 313 Total Parking Spaces Provided 320 The "S -P-1" Detailed Site Plan District Development Regulations are based on the "HC" Hotel District regulations with the following modifications: Regulation "HC" Hotel District "S -P-1" Regulation Maximum Impervious 70% 75% coverage Hotel — 1 space per room 313 spaces per Parking Study— a Off-street Parking Restaurant — 1 space per 100 SF 15% reduction Conf. Center — 1 space per 3 seats Link to Parking Study Residential Adjacency Overlay District Allow horizontal and vertical Impervious coverage regulations require vertical and articulation as shown on the site horizontal articulation on all facades. plan and building elevations Bufferyards Section 42 requires bufferyards along all Allow no bufferyard along the property lines. north property line. VARIANCE REQUESTED: A variance to Lighting Ordinance No. 693, as amended, requiring a maximum illumination projected from one property to another to not exceed 0.2 footcandles horizontal and 0.5 footcandles vertical is requested to allow illumination of 3.0 footcandles horizontal and vertical. Case No. ZA16-051 Residential Adjacency Overlay District regulations require that no trash The trash receptacle is to be receptacle enclosures be located within located no closer than 5' to Trash Receptacles 50' of single family residential property. residential property. A retaining Trash receptacles are to be screened by wall will serve as a screening wall a minimum 8' solid masonry screen wall for the trash receptacle. matching the principal building. Residential Adjacency Overlay District regulations require that no non -single Allow the building to encroach Setback from family residential building encroach in approximately slope 39'4" into the residential the area above a line having a slope of 4:1 slope from the single family 4:1 from any single family residential residential property to the south. property. Section 39, Screening and Fencing, Allow a 6' metal fence with Screening requires an 8' solid fence where non- masonry columns and vegetative residential uses abut a residentially screening adjacent to the SF -1A zoned lot. property to the south. Corridor Overlay District regulations require that exposed columns be Allow wood cladding at the top of Exposed Columns constructed of or clad in the same exposed columns. p masonry material as the principal structure. Bufferyards Section 42 requires bufferyards along all Allow no bufferyard along the property lines. north property line. VARIANCE REQUESTED: A variance to Lighting Ordinance No. 693, as amended, requiring a maximum illumination projected from one property to another to not exceed 0.2 footcandles horizontal and 0.5 footcandles vertical is requested to allow illumination of 3.0 footcandles horizontal and vertical. Case No. ZA16-051 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. 4, dated September 30, 2016 (D) Surrounding Property Owners Map and Responses (E) Ordinance No. 480-720 Full Size Plans (for Commission and Council members only) Link to PowerPoint Presentation Link to Narrative and Reaulations Link to Parkinq Analysis Parkinq Analvsis Review Link to Plans Page 1 - Site Plan Pages 2-7 Civil Plans Pages 8 - 12 Landscape Plans and Tree Conservation Plan Pages 13 - 21 Elevations and Floor Plans Pages 22-27 Renderings Link to Traffic Impact Analvsis Link to Traffic Impact Analysis Appendix ( hard copv on request) Link to Amendment to Traffic Impact Analysis Link to Traffic Impact Analysis Consultant's Review & Recommendations Link to Drainaqe Studv Link to Consultant's Review of Drainaqe Study Link to Corridor Planninq Committee Report Link to SPIN meetinq Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA16-051 BACKGROUND INFORMATION OWNER: Dominion Southlake Properties, LLC, White Chapel Village Center Partners, LLC APPLICANT: RREAF Southlake Hospitality, LLC PROPERTY SITUATION: Southeast corner of E. State Hwy. 114 and N. White Chapel Blvd. and addressed as 1313, 1325 and 1350 N. White Chapel Blvd., and 301 and 319 E. State Highway 114 LEGAL DESCRIPTION: Portions of Lots 1A, 2A and 3A, Block 1, Chivers Addition, originally platted as Tracts 1, 2 and 3, Block 1, Chivers Addition in the Larkin H. Chivers Survey, Abstract No. 300, and portions of Lots 1 and 2R, Block A80, Peck Addition LAND USE CATEGORY: Mixed Use CURRENT ZONING: "C-3" General Commercial District, "CS" Community Service District and "SF -1 A" Single Family Residential District PROPOSED ZONING: "S -P-1" Detailed Site Plan District. HISTORY: The property was annexed into the City in 1957 and given the "AG" Agricultural Zoning District designation. - A Final Plat for Chivers Addition (ZA79-008), which includes the majority of the property, was approved March 6, 1979. Zoning on the property at that time was "L" Light Industrial. The property was given the "LI" Light Industrial zoning designation with the adoption of Ordinance No. 261 and the official Zoning Map in 1981, the "R2" Retail 2 zoning designation with the adoption of Zoning Ordinance No. 334 and the official Zoning Map in 1986 and the "C-3" General Commercial District zoning designation with the adoption of the Zoning Ordinance No 480 and the official Zoning Map on September 19, 1989. - A Final Plat for Peck Addition (ZA80-023), which are the existing lots west and southwest of the hotel site adjacent to N. White Chapel Blvd., was approved August 19, 1980. Zoning on the property at that time was "A-3" One -Family District. The Peck Addition was given the "SF -1" zoning designation with the adoption of Zoning Ordinance No. 334 and the official Zoning Map in 1986 and the "SF -1A" zoning designation with the adoption of the Zoning Ordinance No 480 and the official Zoning Map on September 19, 1989, with the exception of Lot 1, which was rezoned to "0-1 " Office District prior to the adoption of Ordinance No. 480. - A Zoning Change and Concept Plan for the Clariden School (ZA93-012) on Lot 1, Block A80, Peck Addition from "0-1" Office District to "CS" Community Service District was approved May4, 1993. The school building has recently been demolished. SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2030 future land use designation for the site is "Mixed Use". The Mixed Use land use designation is defined within Southlake 2030 as the following: Case No. Attachment A ZA16-051 Page 1 "The purpose of the Mixed Use designation is to provide an option forlarge- 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 previously discussed." Hotel Uses in the Mixed Use Designation: o "Hotel uses should be full-service hotels at market-driven locations, primarily in the S.H. 114 Corridor. Full-service, for the purposes of this plan, shall be hotels that include a table -service restaurant within or directly attached to the hotel. Other services or amenities typically included would be bell service and room service, as well as available meeting space. o The desire is to approve hotels adequate to support market-driven commerce in the City, paying attention to the product mix such that the hospitality services in the area are complementary to one another. " Mobilitv & Master Thoroughfare Plan The Site Plan proposes two driveways onto E. State Hwy. 114 frontage road and one driveway onto N. White Chapel Blvd. The 2030 Master Thoroughfare Plan shows State Hwy. 114 as a freeway with right of way widths from 300'-500'. Adequate right of way exists for deceleration lanes at both proposed driveways on E. State Hwy. 114. N. White Chapel Blvd. is shown as a four -lane undivided arterial with 88' of right of way. A small portion of right of way is being dedicated near the intersection of E. State Hwy. 114 and N. White Chapel Blvd. for street improvements. Adequate right of way exists for the deceleration lane at the proposed driveway onto White Chapel Blvd. and for a future deceleration at a future driveway onto White Chapel Blvd. Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows a <8' sidewalk on the east side of White Chapel Blvd. and a >8' multi -use trail along the S.H. 114 frontage road. A 5' sidewalk is shown on the hotel property along N. White Chapel Blvd. An 8' multi -use trail will be required along the S.H. 114 frontage road with the future platting and development of Lot 2. Case No. Attachment A ZA16-051 Page 2 Maior Corridors Urban Design Plan The Urban Design Plan also includes a few recommendations pertaining to the State Highway 114 corridor where this site is proposed to be located. Link to State Hwv. 114 Private Development Recommendations TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The Site Plan proposes two driveways onto the E. State Hwy. 114 frontage road and one driveway onto N. White Chapel Blvd. All driveways as shown on the Site Plan are proposed to be constructed with development of the hotel on Lot 1. TxDot is requiring deceleration lanes to be constructed at the two driveways on S.H. 114 with the development of the hotel. Traffic Counts 24hr East Bound (2,489) AM Peak AM (353) PM Peak PM (266) 24hr North Bound (6,681) South Bound (7,017) AM Peak AM (745) 7:45-8:45 AM Peak AM (471) 8:15-9:15 AM PM Peak PM (508) 15:30-16:30 PM Peak PM (652) 17:15-18:15 PM Based on the 2015 City of Southlake Traffic Count Report Traffic Impact A Traffic Impact Analysis (TIA) was prepared for this development. A link to the report along with an appendix and an amendment letter can be found at the following links. The amendment letter contains the trip generation counts based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. A link to the City consultant's (Lee Engineering) review of the TIA is also included below. Link to TIA Link to Amendment Letter Lee Engineering Review of TIA TREE PRESERVATION: The site is subject to the City's Tree Preservation Ordinance No. 585-D because it is a new project. There is approximately 11.69% existing tree cover on the site, of which none is proposed to be preserved. A standard zoning district requires that a minimum 70% of existing tree cover be preserved. 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. Case No. Attachment A ZA16-051 Page 3 The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; V. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. UTILITIES: Water for the site will connect to an existing 12" water line in White Chapel Blvd. and to an existing 12" water line at the northwest corner of the hospital property to the east. Sanitary sewer for the site will connect to an existing 8" line at the northwest corner of the hospital property to the east. An 8" public sanitary sewer line will be extended from an existing lift station on the west side of N. White Chapel Blvd. across the site to the existing line on the hospital property. DRAINAGE: Drainage across the property is generally sheet flow from south to north to existing TxDot culverts that will carry the discharge from the hotel site to the Carillon detention ponds. The review of the Drainage Study by the City's consultant, Teague, Nall and Perkins, requires that the applicant provide further proof that the Carillon detention ponds have the capacity to handle the discharge from the proposed development. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN meeting was held for this project on September 8, 2015. A link to the report is provided. Link to SPIN Report A 2035 Corridor Planning Committee meeting was held on August 10, 2016. A link to the report is provided. Link to Corridor Planning Committee Report STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated September 30, 2016. The City Council, after receiving a recommendation from the Planning and Zoning Commission, may grant a modification or variance from the provisions of Lighting Ordinance No 693, as amended, in any of the following circumstances: 1) Upon finding that strict application of the Ordinance would not Case No. Attachment A ZA16-051 Page 4 forward the purposes of this Ordinance, or that alternatives proposed by the applicant would satisfy the purposes of this Ordinance at least to an equivalent degree. 2) Upon finding that an outdoor light, or system of outdoor lights required for a particular use cannot reasonably comply with the standard and provided sufficient illumination for safety or security, as determined by recommended practices adopted by the Illuminating Engineering Society of North America for the particular use or other evidence submitted by a professional engineer or other professional organization. 3) Upon finding where a literal application or enforcement of the regulations would result in practical difficulty or unnecessary hardship and the relief granted would not be contrary to the public interest or the intent but do substantial justice and be in accordance with the spirit of the regulations and this Ordinance. The City Council may impose such conditions on a modification or variance which it deems appropriate to further the purposes of this Ordinance. Case No. Attachment A ZA16-051 Page 5 �t� Vicinity Map Delta Marriott Hotel Southlake F� a, 9q i:2igC6 i&3i 5�3 IM iE L521 LE -17 t.sna I S�1= GT 2 141 �� i3esr I r � teats 1313 '-� 333 212 2{i6 �� 1iiB o Hi � 3t�5 301 3U3 iIGHLMD ST A5 tttg m I ifti'•,•'`189 X241 211 221 231 30 ==29 411 — �• �•a J �_ }T:15O }I � mo J 1347 iiP4 `5;78 274 W4 ZA 16-o51 Zoning Change and Site Plan Delta Marriot Southlake d 330 s5O 1 320 = Feet S Case No. Attachment B ZA16-051 Page 1 Case No.: ZA16-051 SITE PLAN REVIEW SUMMARY Review No.: Four Project Name: Site Plan — White Chapel Village APPLICANT: Carl Schwab RREAF Holdings, LLC 4245 N. Central Expy. Ste. 420 Dallas, TX 75205 Phone: (214) 384-2549 E-mail: carl@rreaf.com Date of Review: 09/30/16 ENGINEER: Sandy Stephens Cole 6175 Main St. Ste. 367 Frisco, TX 75034 Phone: (972) 624-6000 E-mail: sstephens@coletx.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/27/16 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. Based on our previous conversations, you have three options to rezone the property to allow for a full service hotel use on Lot 1 as shown on the Concept/Site Plan. Split lot zoning is not permitted, so approval of a Preliminary Plat and a Plat Revision is required with all three options. It is our understanding that you wish to proceed with Option 1, so the comments below are based on that understanding. a. Option 1 is to rezone only the hotel site as "S -P-1 Detailed Site Plan District and leave the rest of the site with the existing "C-3" General Commercial District, "AG" Agricultural District and "SF -1A" Single Family Residential zoning. b. Option 2 is to rezone the entire property to "S -P-2" Generalized Site Plan District and to provide a Concept Plan for the entire site showing permitted uses and building areas and a Site Plan for the hotel lot. c. Option 3 is to rezone the entire property to "S -P-2" Generalized Site Plan District and to provide a Concept/Site Plan for the entire site with a Site Plan for Lot 1 showing and full service hotel and with no permitted uses and building areas shown for the remainder of the site and a statement to the effect that any future development on the remainder of the property will require approval of a Zoning Change and Concept and/or Site Plan. 2. Split lot zoning is not permitted. Approval of the zoning change is subject to approval of a Preliminary Plat and approval and filing of Final Plats for the property. 3. Please make the following changes to the S -P-1 regulations and/or narrative letter: a. The minimum size stated for the restaurant and bar on the narrative page (6,000 square feet) does not match the minimum area in the S -P-1 regulations (4,300 square feet). Please verify the size of the restaurant and bar area to be provided and revise the narrative letter or the S -P-1 letter so that they match. If the 6,000 square feet stated in the narrative includes the kitchen, please state that. With the kitchen, the square footage is 6,245 square feet. b. Per Ordinance No. 480, as amended, Section 43.13.a.7, no trash receptacles or recycling receptacles shall be located within 50' of single family residential property. An Case No. Attachment C ZA16-051 Page 2 S -P-2 regulation has been added to state that the dumpster enclosure shall be located no closer than 5' to residential property. 4. Please make the following changes to Sheet C1.0: a. Change the side building setback line on the southern boundary to 25' for the entire length of the residential property to the south and then transition to a 15' setback for the remainder of the boundary to the eastern boundary. b. The transformer and generator are to be screened by a 6' metal fence with vegetative screening at the property line, which meets the requirements of the Residential Adjacency Overlay District. An S -P-1 regulation is not required. The transformer and generator must be completely screened from view from the property to the south prior to issuance of a Certificate of Occupancy for the hotel. 5. The illumination projected to the residential property to the south will exceed the 0.2 footcandles horizontal and 0.5 footcandles vertical that is required by Lighting Ordinance No. 693, as amended. A variance has been requested to allow illumination of 3.0 footcandles horizontal and vertical. Verify that all other lighting regulations will be met and add additional variance requests if necessary. 6. Please make the following changes to the Landscape Plan. a. The south bufferyard on Lot 1 is required to be a 10' Type D adjacent to the remainder of Lot 2R, Block A80, Peck Addition and a 5' Type A adjacent to Lot 5, Block 1, Southlake Medical District. Please remove the F1 bufferyard that was carried over from the previous plan when the southern bufferyard for Lot 2 was required to be a 10' Type F1 bufferyard. Please also revise the bufferyard summary chart. b. Please add Note # 9 on the Site Plan regarding maintenance of the Lot 2 landscaping and irrigation to the Landscape Plan. 7. Please make the following changes regarding fencing and screening: a. Provide a detail elevation of the screen wall around the pool area showing height and materials. b. An 8' solid fence meeting the requirements of Zoning Ordinance No. 480, Section 39.6(a) is required along the southern property line that abuts property with residential zoning. The 6' metal fence with masonry columns does not meet this requirement. An S -P-2 regulation has been added to allow the 6' metal fence with masonry columns instead of a solid 8' fence. Provide on center masonry column spacing with the fence exhibits. 8. Please make the following changes to the elevations: a. The property is in the Residential Adjacency Zone, so all facades must meet the vertical and horizontal articulation requirements in Zoning Ordinance No. 480, as amended, Section 43.13.a.4. The maximum fagade length without articulation is three times the wall height. The predominant parapet height is approximately 74', so the maximum fagade length without articulation is approximately 222'. The articulation required is the fifteen percent of the wall height, which is approximately 11.1' The north fagade does not meet the vertical articulation requirement. The fagade length without vertical articulation is approximately 245'. The south fagade does not meet the horizontal or Case No. Attachment C ZA16-051 Page 3 vertical articulation requirements. The fagade length without vertical or horizontal articulation is approximately 258'. An S -P-1 regulation has been added to allow the articulation as shown on the elevations. b. In the material calculations, please sum the materials excluding windows and doors to 100% to demonstrate that each fagade meets the minimum 80% masonry requirement. Please also add a note below the chart stating the percentage of glass on each fagade to demonstrate that each fagade is below 50% glass and, therefore, a maximum of 10% reflectance for the glass is not required. c. Building height is measured to the top of the parapet. Please dimension the parapet height on all elevations in addition to the parapet height label. d. The Corridor Overlay Zone Section 43.9.c. 1.e requires exposed structural support columns to be constructed of, or clad in, the same masonry material as the principal structure. The masonry shown on the support columns does not extend the full height of the columns. A regulation has been added to allow a portion of the columns to not be clad in or constructed of a masonry material. 9. Please make the following change to the Parking Study: a. In Table 1 — Required Parking per Land Uses, the required parking for the conference center is based on one space per 200 square feet of floor area. Zoning Ordinance No. 480, Section 35, Off -Street Parking, requires one space per each three seats for meeting rooms and public assembly. Please revise the chart to include the number of seats in the maximum seating arrangement and show the parking required as one space per three seats. 10. The property is in the Residential Adjacency Zone. Ordinance No. 480, as amended, Section 43.13.x.8 states that no non -single family residential building may encroach in the area above a line having a slope of 4:1 from any single family residential property. The southwest corner of the hotel is located approximately 85' from the single family residential property to the south, which would limit the building height to approximately 21.25' at the corner. The height of the roof at the southwest corner is approximately 71' 4". An S -P-1 regulation has been added to allow the hotel to encroach into the 4:1 slope setback as shown on the plans. 11. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for use by tenants or the public. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. The Master Pathways Plan shows a <8' sidewalk on the east side of White Chapel Blvd. and a >8' multi- use trail along the S.H. 114 frontage road. A 5' sidewalk is required along White Chapel Blvd. and shown to be provided. An 8' multi -use trail will be required along the S.H. 114 frontage road with platting and development of Lot 2. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: Case No. Attachment C ZA16-051 Page 4 There is a proposed 30' W ide Temporary Construction Easement outside of the property along the south and east property lines. The existing trees within the easement must be shown on the proposed Tree Conservation Plan. TEMPORARY ACCESS AND CONSTRUCTION EASEMENTS: a. A person commits an offense if the person owns real property and permits access across the person's property or grants a temporary access or construction easement across the owner's property if such right of access or easement intersects or comes within ten (10) feet of the critical root zone of a protected tree. b. It is a defense to prosecution for this offense that the Administrative Official determines that an easement is the only reasonable means of access to the property being developed. If so, the Administrative Official shall ensure that such an easement is of minimal size and situated within a location designed to minimize tree damage and impact on the natural environment while still providing a reasonable avenue of ingress and egress for construction purposes to the adjoining property. 2. The submitted Tree Conservation Plan shows that no existing trees are proposed to be preserved on the entire site, including within the right-of-way of North White Chapel. The Grading Plan also shows that the entire proposed development is to be graded at the time of the hotel construction. If the proposed development were under straight zoning the proposed Tree Conservation Plan would not comply with the Existing Tree Cover Preservation Requirements. There is 11.69% of existing tree cover on the site and a minimum of 70% of that tree cover would be required to be preserved. The applicant is proposing to preserve 0% of the existing tree cover. 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 0%-20% 20.1-40% 40.1%-60% 60.1%-80% 80.1%-100% Minimum percentage of the existing tree cover to be preserved* 70% 60% 50% 40% 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 Case No. Attachment C ZA16-051 Page 5 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: 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; 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 AND BUFFERYARDS COMMENTS: A 10'— D type bufferyard is proposed along only a portion of the south property where it abuts Lot 2R. The entire bufferyard adjacent to Lot 2R is required to be a 10' — D type bufferyard. Remove the South 3 bufferyard from the Bufferyard Summary Chart. 2. Within the Bufferyards Summary Chart the "Required" plant material for the East, South 1, South 2, and South 3 bufferyards are incorrect. Provide the correct amount of required plant material for each bufferyard designation within the "Required" portion of the summary chart. 3. 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. Bufferyards are required along all property lot lines including those internal to the development. An S -P-1 regulation has been added requesting that no bufferyards be provided along the north property line. Indicates informational comment. # Indicates required items comment. Case No. Attachment C ZA16-051 Page 6 Public Works/Engineering Review Steve Anderson, P.E. , CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. 3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet, if applicable. 4. Retaining walls greater than 4 -feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. 5. Firelanes adjacent to buildings 6 stories or greater to be 26 -feet wide firelanes. Street intersections shall comply with TDLR/ADA accessibility standards. Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. Sidewalk widths shall conform to the Southlake Pathways Plan. Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: htti)://www.citvofsouthlake.com/index.asi)x?NID=266 TIA: 1. The Parking Analysis is being reviewed by a 3rd party. Comments will be forwarded upon receipt. DRAINAGE COMMENTS: 1. Differences between pre- and post- development runoff shall be captured in detention pond(s). Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events. Detention may be required with any new proposed building construction. The Preliminary Drainage Study indicates a more detailed analysis will be submitted with Civil Plans. 2. Or Documentation supporting and certifying that detention is not necessarywill be required priorto approval of construction plans. Case No. Attachment C ZA16-051 Page 7 Calculations will be required to verify capacity of proposed curb inlets. Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. Property drains into a Critical Drainage Structure #9 and requires a fee to be paid prior to beginning construction ($278.14/Acre). Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. WATER COMMENTS: 2. Commercial and industrial developments require fire hydrant spacing of 300' maximum for non - sprinkled buildings or 600' for sprinkled buildings. The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. Meter sizes are 1 ", 2", 4", 6" and 8". Water meters and fire hydrants shall be located in an easement or right of way. Fire lines shall be separate from service lines. SANITARY SEWER COMMENTS: 3. Minimum size for sanitary sewer is 8". Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards. 4. Clearly label all public and private sanitary sewer lines. 5. Extend sanitary sewer to the eastern/western/northern/southern property line and provide sewer stub to adjacent property. 6. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by building inspections prior to burial. Sanitary sewer in easements or right of way shall be constructed to City standards. INFORMATIONAL COMMENTS: Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website: httr)://www.citvofsouthlake.com/PublicWorks/enciineeringdesian.ast) Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre -construction, construction and post -construction erosion control measures. A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. Case No. Attachment C ZA16-051 Page 8 A right of way permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City's sewer, water or storm sewer system. A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer's Agreement on the City Council agenda for consideration. Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The proposed hotel will be considered a high-rise building as per the City of Southlake amendments to the 2015 International Fire Code. An automatic fire sprinkler system will be required for buildings over 6,000 square feet. (Per 2015 I.F.C. Sec. 903.2.11.9 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas 75001. Phone 214-638-7599. 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. (Sprinkler riser locations not indicated on plans) FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter of buildings on a "hose -lay" basis for un -sprinkled buildings, and within 250 feet of all exterior portions of sprinkled buildings. Fire apparatus access, if necessary, needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2015 I.F.C. Sec. 503.2.4). Also, Fire Lanes around the hotel must be a minimum of 26 feet wide since it is a high-rise building. FIRE HYDRANT COMMENTS: Hydrants are required at a maximum spacing of 300 feet for commercial locations that contain un -sprinkled buildings and a maximum spacing of 500 feet for commercial locations with completely sprinkled buildings. (Hydrants are spaced in excess of allowable distances) Case No. Attachment C ZA16-051 Page 9 Fire Department Connections for sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of approved fire access, fire lanes. (Fire Department Connection locations not indicated on plans) Community Service/Parks Department Review Peter Kao Construction Manager 817-748-8607 pkao(c-)ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every fifty (50) non-residential gross acres of development. If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in the amount of $8000 per gross acre x 15.865 acres= $126,920.00 will be required. Fees will be collected with the approved developer's agreement or prior to any permit being issued. Pathway Comments: Recommend crosswalks to be aligned closer to roadway intersections/entries so that stop signs and stop bars can be located before pedestrian crosswalks. Potential safety hazard. Other informational comments? General Informational Comments A SPIN meeting was held September 8, 2015. No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. All lighting must comply with the Lighting Ordinance No. 693, as amended. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. 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, Case No. Attachment C ZA16-051 Page 10 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. Emergency and Common Access Easements be recorded with the County prior to issuance of a building permit for the construction of the driveways on Lot 2. A permit from TxDOT must be obtained prior to any curb cut along S. H. 114. Denotes Informational Comment Case No. Attachment C ZA16-051 Page 11 3 Sr Notices Sent: SURROUNDING PROPERTY OWNERS MAP & RESPONSES f Lu .� -E-LAND � € RJG?4tAVD 67 -- sss Responses Received within 200': Two (2) — Attached &-, Case No. Attachment D ZA16-051 Page 1 ZA16151 121 COUNTRYSIDE CT OUTHLAKF, TX 76092 Notificadon Respwse Form PLEASE PROVEDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE sC14EDULED. PUBLIC HER FN . Being the owner(s) of the property so notal above, are hereby Mr of opposed to �rn€tecidad about -_ (circle or amine one) the proposed Zoniq Change and Concept I Site Plan above. Sp,ace for comments regarding your posit an: Signature, � Date: Additional Signature. Date-, MUM he pmpefty iis) WMW rlpLnqho� ate pmbw at too utwWaff coFTINd etpumma 1iftPal em 0'w fow p#r pr4periy. Phone Number (opfional): 1-'�e Case No. Attachment D ZA16-051 Page 2 Notification Response Form ZA16 61 Meeting Da6i�-: August 16, 2016 at 611 PM HOPKINS DALLA5 PROPERTIES LTD 790 LBJ FVVY STE 254 DALLAS, TX 75251 PLEASE PROVIDE COMPLETED FORMS VIA. MAIL, FAX OR HAND DELIVERY BEFORE THE STAFrr OF THE SCHEDULED PUBLIC HEARING. Being the owner(e) of the property ro r ted above, are hereby favor of apposed to unci+ ad' a ut (circle or under4he (>ne) tate propoct Zorfing Change and Concept f Site Plan referenced above. Space for comments regarding your position: Signature: Date'. AddWonalSignature; Wite: Printed ame(r.): et ,4,ce �. - P, O.0 Mint br PM*Mk OW-OF(A) MCM& FWP606 � pFMWd at W, C4hMWMRo ConLed Ire rinkig 1D60wW%W, ON rM W Phone Number (optional), Case No. Attachment D ZA16-051 Page 3 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-720 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 PORTIONS OF LOTS 1A, 2A AND 3A, BLOCK 1, CHIVERS ADDITION, ORIGINALLY PLATTED AS TRACTS 1, 2 AND 3, BLOCK 1, CHIVERS ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, IN THE LARKIN H. CHIVERS SURVEY, ABSTRACT NO. 300, AND PORTIONS OF LOTS 1 AND 2R, BLOCK A80, PECK ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 6.28 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "C-3" GENERAL COMMERCIAL DISTRICT, "CS" COMMUNITY SERVICE DISTRICT AND "SF -1A" SINGLE FAMILY RESIDENTIAL 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 Case No. Attachment E ZA16-051 Page 1 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 "C-3" General Commercial District, "CS" Community Service District and "SF -1A" Single Family Residential District under the City's Comprehensive Zoning Ordinance; and, WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and, WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to 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 Case No. Attachment E ZA16-051 Page 2 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, 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 Case No. Attachment E ZA16-051 Page 3 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 portions of Lots 1A, 2A and 3A, Block 1, Chivers Addition, originally platted as Tracts 1, 2 and 3, Block 1, Chivers Addition, an addition to the City of Southlake, Tarrant County, Texas, in the Larkin H. Chivers Survey, Abstract No. 300, and portions of Lots 1 and 2R, Block A80, Peck Addition, an addition to the City of Southlake, Tarrant County, Texas, being approximately 6.28 acres, and more fully and completely described in Exhibit "A" from "C-3" General Commercial District, "CS" Community Service District and "SF -1A" Single Family Residential District to "S -P-1 " Detailed Site Plan District as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B", and subject to the following conditions - 1 . onditions: 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 Case No. Attachment E ZA16-051 Page 4 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. 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. 69x0IIs] Zij 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 Case No. Attachment E ZA16-051 Page 5 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 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 15t reading the day of , 2016. MAYOR ATTEST: CITY SECRETARY Case No. Attachment E ZA16-051 Page 6 PASSED AND APPROVED on the 2nd reading the day of , 2016. MAYOR ATTEST: Is] IwL•yto] C 211Ull A APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment E ZA16-051 Page 7 EXHIBIT "A" Being described as portions of Lots 1A, 2A and 3A, Block 1, Chivers Addition, originally platted as Tracts 1, 2 and 3, Block 1, Chivers Addition, an addition to the City of Southlake, Tarrant County, Texas, in the Larkin H. Chivers Survey, Abstract No. 300, and portions of Lots 1 and 2R, Block A80, Peck Addition, an addition to the City of Southlake, Tarrant County, Texas, being approximately 6.28 acres and being more particularly described as follows: Metes and Bounds Description Reserved for metes and bounds description Case No. Attachment E ZA16-051 Page 8 EXHIBIT "B" Reserved for approved Site Plan Case No. Attachment E ZA16-051 Page 9