Item 7A and 7B PresentationFuture Land Use Amendment for 130 S White Chapel
(CP16-006)
Zoning Change and Site Plan for Southlake Commons
(ZA16-057)
Items 7A & 7B
Owner: Gloria Lechler Trust, et al
Applicant: Tres Burros, LLC
Requests: Request to amend the Future Land Use map from Office Commercial
to Retail Commercial.
Request to receive zoning and site plan approval to allow construction
of three single-story retail commercial buildings and five single-story
office buildings totaling 51,638 square feet.
Location: Generally located at the southwest corner of F.M. 1709/W Southlake
Blvd and S White Chapel Blvd.
CP16-006 & ZA16-057
Proposed Future Land Use Amendment
Retail Commercial
Office Commercial
Aerial View
Aerial View
Aerial View
Aerial View
Aerial View
Site Data Summary
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8 Total
Existing/Proposed
Zoning
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
O-1/
S-P-1
Gross Acreage 1.58 1.38 1.22 0.51 0.52 0.83 0.70 0.76 7.50
Net Acreage of Open
Space
0.45 0.40 0.35 0.21 0.17 0.49 0.17 0.27 2.51
Net Percentage of Open
Space
28.46 28.99 28.69 41.18 32.69 59.04 24.29 34.21 33.33%
Total Building Area 7917 7917 6163 5529 5529 5529 5569 5569 49,722
Leasable Square Feet 7510 7510 5737 5103 5103 5103 5167 5167 46,400
Parking Required
(@ 1 space per 135 sq ft)
56 56 43 38 38 38 39 39 347
Parking Provided 92 68 54 15 27 21 35 41 353
% Impervious Coverage
(per zoning/S-P-1)
70%
71.52
70%
71.01
70%
71.31
65%
58.82
65%
67.31
65%
40.96
65%
75.71
65%
64.47
66.53%
Max Height / # stories
(per zoning/S-P-1)
35/2.5
35/1
35/2.5
35/1
35/2.5
35/1
35/2.5
25*/1
35/2.5
25*/1
35/2.5
25*/1
35/2.5
35/1
35/2.5
35/1
Proposed S-P-1 Regulations
Regulation “O-1” Office District “C-2” Local Retail Commercial
District “S-P-1” Regulation
Max Impervious
coverage 65% 70% 70% overall with no maximum for individual
lots
Off-street
Parking
8 spaces per first 1,000 sq ft
Office: 1 space per 300 sq ft
Medical Office: 1 space per 150 sq ft
Restaurant: 1 space per 100 sq ft or 1
space per 3 seats
Retail: 1 space per 200 square feet
1 Space per 135 square feet of net leasable
space
Building
Articulation
Horizontal and Vertical articulation
required on all sides in Residential
Overlay
Horizontal and Vertical articulation
required on all sides in Residential
Overlay
Horizontal and Vertical Articulation
provided per Ordinance
Trash
Receptacles
Required to be placed within rear or side
yard with 8’ screening wall
Required to be placed within rear or side
yard with 8’ screening wall
Dumpster positioned 5 feet forward of front
building line on Lot 1 with 8’ masonry
screening wall
Setback from
residential
Side and rear yard: 25 feet
Building height: regulated by 4:1 slope
(20 ft building height allowed with 40 foot
setback)
Side yard: 15 feet + 1 additional foot for
each foot of building height over 15 feet
Rear yard: 25 feet
Building height: Same as O-1
40 feet with 20 foot maximum building
height shown
Setback from
F.M. 1709 Minimum 50 feet Minimum 50 feet Minimum 45 feet
Screening 8 foot solid fence or wall required
adjacent to residential
8 foot solid fence or wall required
adjacent to residential
8 foot wood fence along southern boundary
of Lots 4, 5 & 6 with 20 foot bufferyard and
40 foot setback
Bufferyards Required on all lot boundaries Required on all lot boundaries Required on S-P-1 boundaries
Site Plan
Tree Conservation Plan
Landscape Plan
Buildings 1 and 2 Elevations (Retail/Commercial)
Building 3 Elevation (Drive Thru)
Buildings 4-6 Elevation (Single-story office)
Buildings 7 and 8 Elevation (medical office)
4:1 Slope Encroachment Exhibit (Bldgs 4-7)
Perspective Image (looking toward south fr 1709)
Perspective Image (looking toward southeast)
Perspective Images (looking toward northeast)
Perspective Images (looking north toward patio)
Variances Requested
Current Regulation Proposed S-P-1
Subdivision Ordinance No. 483, as
amended, Section 8.01A, Every lot shall
abut on a public street or a private street.
Variance allowing relief from the
Subdivision Regulation that all lots have
frontage on a public street, provided
Common Access Easements are
implement, allowing permanent and
proper access to all lots.
Driveway Ordinance No. 634, Section 5.2.d,
A driveway shall require a minimum 100’ of
stacking distance if the average number of
parking spaces per driveway falls within 50
and 199 parking spaces and the total
amount of parking exceeds 200.
Variance to Driveway Ordinance No. 634,
as amended, Section 5.2(d) regarding
stacking depth, to a minimum 77’, for the
entrance from FM-1709/Southlake Blvd.,
and to allow the site to be served by the
existing drives to and from the adjacent
properties.
PZ Action (1 of 3)
October 20, 2016; The Planning and Zoning Commission voted 4-0 to
recommend approval of this item subject to Staff Report dated October 14,
2016 and Site Plan Review Summary #3 dated October 14, 2016
specifically granting the two variances noted within the staff report and also
noting the following:
•Noting the applicant’s willingness to evaluate removing a potential
number of parking spaces to enhance the site’s green spaces and
landscape/noise buffer;
•Patios will not be shown on the southern sides of lots 1 and 2;
•An enhanced landscaping will be considered on the eastern side of lot 2;
•The triangle shaped open space piece on the site will be evaluated for
additional landscaping to enhance the noise buffer;
PZ Action (2 of 3)
•The applicant will be willing to take over repair and maintenance
of the fence on the southern boundary of the site;
•The applicant’s willingness to evaluate a berm or landscaping in
front of the parking spaces that are on the southern side of 1709
directly;
•Applicant’s willingness to evaluate enhanced landscaping
around the dumpster area that fronts 1709;
•Applicant’s willingness to evaluate the drive thru regulations and
tighten up those regulations accordingly;
PZ Action (3 of 3)
•Reducing the permitted uses under O-1 zoning by eliminating “call
centers”;
•Also reducing the permitted uses under C-2 zoning by eliminating
permitted use #3 “Antique shops”, #8 “Business colleges or private
schools”, #9 “Cigar or tobacco stores”, #13 “Dancing schools”, #14
“Day nurseries”, #16 “Dog and cat hospitals or small animal hospitals”,
#18 “Dry goods and notion stores”, #19 “Duplicating services for printing
and lithographing”, #22 “Frozen food lockers for individual or family
use”, #23 “Grocery stores and/or meat markets without size limitations”,
#29 “Radio and television sales and servicing”, #31 “Shoe repair
services”, part of #32 referencing “gun sales and repair”, #34 “Tires,
batteries and automotive accessory sales” and #35 “Variety stores”.
Changes from P&Z
ACTION ITEM APPLICANT’S RESPONSE
Evaluate removing a potential number of
parking spaces to enhance the site’s green
spaces and landscape/noise buffer.
Parking regulation revised to 1 space per
135 square feet (total parking unchanged).
Additional landscape in several places to
enhance the green spaces.
Patios will not be shown on the southern sides
of lots 1 and 2.
The plan only shows patios between
Buildings 1 & 2 (East and West sides), and
the eastern side of Building 2.
An enhanced landscaping will be considered on
the eastern side of lot 2.
Considerable plant material has been added
in this area.
The triangle shaped open space piece on the
site will be evaluated for additional landscaping
to enhance the noise buffer
A significant number of additional trees
have been added to this area.
The applicant will be willing to take over repair
and maintenance of the fence on the southern
boundary of the site.
Agreed.
Changes from P&Z
ACTION ITEM APPLICANT’S RESPONSE
Evaluate a berm or landscaping in front of the
parking spaces that are on the southern side of
1709 directly.
As there are existing trees we are trying to
save in that area, we feel a berm would not
be advisable, however, we have added
several trees in that area to the Landscape
Plan, and there is also a continuous
evergreen hedge which will be planted to
screen the parking.
Evaluate enhanced landscaping around the
dumpster area that fronts 1709.
Several evergreen “Nellie R. Stevens”
hollies, which will grow to at least the height
of the screen wall, have been added in front
of that dumpster enclosure, to complement
the screening hedge along its perimeter.
Evaluate the drive thru regulations and tighten
up those regulations accordingly.
The Development Regulations have been
revised to clear up exactly what is allowed
and not allowed in the building using the
drive-thru facility.
Reducing the permitted uses under O-1 zoning
by eliminating “call centers”.
This regulation has been added to the
Development Regulations.
Reducing the permitted uses under C-2 zoning
per Planning Commission’s motion
Each of these uses has been added to the
Regulations as “not allowed” uses.
Questions?