Item 6 - ZA17-002 ZSP - Kimball Park Lot 5 Retail RestaurantCase No.
ZA17-002
S T A F F R E P O R T
February 3 , 2017
CASE NO: ZA17-002
PROJECT: Site Plan for Kimball Park Lot 5 Retail/Restaurant
EXECUTIVE
SUMMARY: KP Southlake JV, LLC is requesting approval of a Site Plan for Kimball Park Lot 5
Retail/Restaurant on property described as Lot 5, Kimball Park, an addition to the City
of Southlake, Tarrant County, Texas, located at 2112 E. State Hwy. 114 (also
addressed as 2112 N. Kimball Ave.) and generally located approximately 850 feet
northwest of the intersection of E. State Hwy. 114 and N. Kimball Ave. Current Zoning:
"S-P-2" Generalized Site Plan District. SPIN # 4.
REQUEST
DETAILS: The site is located east of the Cambria hotel and south of the 4 story office building
under construction in Kimball Park.
The applicant is requesting approval of a Site Plan for Kimball Park Lot 5
Retail/Restaurant, which includes an approximately 9,222 square foot, one -story
building on approximately 1.27 acres within the approximately 15.5 acre Kimball Park
development. The building is proposed to contain approximately 4,009 square feet of
retail space and approximately 5,213 square feet of restaurant space plus and
outdoor patio area.
Site Data Summary
Divide Column by Building/Lot No/Phase
Existing Zoning S-P-2
Land Use Designation Mixed Use
Gross/Net Acreage 1.27
Total Building Floor Area (Gross) 9,222 sq. ft.
Building Height/Number of Stories
25’ 1”/ one-story
Open Space % 21 %
Impervious Coverage % 79 %
Total Parking Required (S-P-1) 54
Total Parking Spaces Provided 54
The proposed site plan generally conforms to the approved “S-P-2” Zoning and
Concept Plan for Kimball Park that was approved under the following two cases:
Department of Planning & Development Services
Case No.
ZA17-002
A Zoning Change and Concept/Site Plan (ZA13-135) for the entire Kimball Park
development was approved March 4, 2014, which included the four-story, 175 room
Cambria hotel, a 96,000 square foot office building with four above grade floors and
first level parking; a restaurant pad site, coffee shop, a retail/restaurant site, and one
open space lot on approximately 15.5 acres. A Site Plan was approved at that time for
only for the Cambria Suites Hotel and Suites.
A Zoning Change and Site Plan for The Offices at Kimball Park (ZA15 -142) to revise
the previously approved S-P-2 Zoning and Concept Plan for Kimball Park and to seek
approval of a Site Plan for an approximately 116,484 square foot four -story office
building and a one-level parking garage was approved March 1, 2016. The office
building is currently under construction. The fount ain and landscaping in the
roundabout that was approved with the original Zoning and Concept Plan for Kimball
Park will be completed prior to issuance of a Certificate of Occupancy for the office
building.
VARIANCES
REQUESTED: 1) Zoning Ordinance No. 480, as amended, Section 43.9.c.1.d requires vertical and
horizontal articulation on all facades visible from State Hwy. 114. The applicant is
requesting a variance to allow vertical and horizontal articulation as shown on the
proposed elevations and Site Plan.
2) Zoning Ordinance No. 480, as amended, Section 43.9.c.1.e requires exposed
columns to be constructed of or clad in the same masonry material as the principal
structure. The applicant is requesting a variance to allow concrete stucco columns
with painted metal at the top.
3) Landscape Ordinance No. 544-B, as amended, Section 3.4 requires parking lot
landscape islands to have a minimum width of 12’. The applicant is requesting a
variance to allow the parking islands south of the proposed building to have a width
of approximately 9’ as was depicted on the approved Concept Plan.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated February 2, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Variance Request Letter
Link to Plans
Pages 1 - 2 Site Plans
Pages 3 - 6 Elevations and Floor Plan
Pages 7 - 8 Landscape Plan
Page 9 Tree Conservation Plan
Pages 10 – 13 Civil and Lighting Plans
Link to existing Kimball Park “S-P-2” Zoning Ordinance 480-657b
Link to Kimball Park CC&R’s
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA17-002 Page 2
BACKGROUND INFORMATION
OWNER/APPLICANT: KP Southlake JV, LLC
PROPERTY SITUATION: 2112 E. State Hwy. 114, generally located approximately 850 feet
northwest of the intersection of E. State Hwy. 114 and N. Kimball Ave.
LEGAL DESCRIPTION: Lot 5, Kimball Park
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: - A Zoning Change and Concept/Site Plan (ZA12-067) from “I-1” Light
Industrial District to “S-P-2” Generalized Site Plan District for Victory Lane
was approved by City Council on September 4, 2012.
- A Zoning Change and Concept/Site Plan (ZA13-135) from ““S-P-2”
Generalized Site Plan District to “S-P-2” Generalized Site Plan District for
Kimball Park was approved by City Council on March 4, 2014.
- A Preliminary Plat (ZA13-136) for Kimball Park was approved by City
Council on March 4, 2014.
- A Final Plat for Kimball Park was approved by the Planning and Zoning
Commission on May 8, 2014.
- A Zoning Change and Site Plan (ZA15-032) from ““S-P-2” Generalized
Site Plan District to “S-P-2” Generalized Site Plan District for revisions to
the Cambria Hotel Site Plan and Elevations was approved June 2, 2015.
- A Zoning Change and Site Plan (ZA15-142) from “S-P-2” Generalized Site
Plan District to “S-P-2” Generalized Site Plan District for The Offices at
Kimball Park to revise the previously approved S-P-2 Zoning and Concept
Plan for Kimball Park and to seek approval of a Site Plan fo r an
approximately 116,484 square foot four-story office building and a one-level
parking garage was approved March 1, 2016.
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:
“The purpose of the Mixed Use designation is to provide an option for large-
scale, master-planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses. The
range of activities permitted, the diverse natural features, and the varying
proximity to thoroughfares of areas in the Mixed Use category necessitates
comprehensively planned and coordinated development. New development
must be compatible with and not intrusive to existing development. Further,
special attention should be placed on the design and transition between
different uses. Typically, the Mixed Use designation is intended for
medium- to higher-intensity office buildings, hotels, commercial activities,
retail centers, and residential uses. Nuisance -free, wholly enclosed light
manufacturing and assembly uses that have no outdoor storage are
permitted if designed to be compatible with adjacent uses. O ther suitable
Case No. Attachment A
ZA17-002 Page 3
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.”
Mobility & Master Thoroughfare Plan
The 2030 Master Thoroughfare Plan shows E. State Hwy. 114 to be a
variable width freeway with 300’ to 500’ of right of way and N. Kimball Ave.
to be a four-lane divided arterial with 88’ of right of way.
Pathways Master Plan & Sidewalk Plan
A ≥ 8’ multi-use trail is shown on the north side of the S.H. 114 frontage
road and the section on the Kimball Park property has been constructed. A
6’ sidewalk was constructed along the west side of N. Kimball Ave. with the
construction improvements to N. Kimball Ave.
TRANSPORTATION
ASSESSMENT: Traffic Impact
A Traffic Impact Analysis was submitted fo r the previously approved
Kimball Park development. An updated TIA is not required for this case.
TREE PRESERVATION: No changes to the approved Tree Conservation Plan are proposed with this
request.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting for the entire Kimball Park project was held January 6,
2014. A link to the report is provided. Link to SPIN Report
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated February 2, 2017.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Airport/Corridor
Building Articulation Y Variance Requested
Masonry Standards Y Complies
Impervious Coverage Y Complies with “S-P-2” zoning
Bufferyards NA No interior bufferyards required per “S-P-2” zoning
Interior Landscape Y Complies
Parking Lot Landscaping Y Variance requested to parking island width
Tree Preservation Y Complies with approved Tree Conservation Plan
(“S-P-2”)
Sidewalks Y Complies
Case No. Attachment B
ZA17-002 Page 1
Case No. Attachment C
ZA17-002 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-002 Review No.: Two Date of Review: 02/02/17
Project Name: Site Plan – Lot 5, Kimball Park Restaurant/Retail
APPLICANT: Paul Moss ARCHITECT: Terry Cunningham
KP Southlake JV, LLC Terry Cunningham Architects
8821 Davis Blvd. #220 3604 S. Cooper St. Suite 100
Keller, TX 76248 Arlington, TX 76015
Phone: (817) 431-5626 Phone: (682) 667-0044
E-mail: paul@marinabayhomes.net E-mail: terryc@trcarchitects.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/23/17 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDE D BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
RICHARD SCHELL AT (817) 748 -8602.
1. The Site Plan must comply with the underlying “S -P-2” Generalized Site Plan District zoning.
2. Place the City case number “ZA17-002" in the lower right corner of all plans for ease of reference.
3. In addition to the gross floor area of the building and uses, show and label the maximum height,
number of stories, and the horizontal articulation dimensions on the north side of the building on the
Site Plan (Sheet SP1).
4. The maximum dead end fire lane length is 150’, so show and label the extent of any dead end fire
lanes at 150’ and delineate the fire lane from the non -fire lane driveways using hatching or light
shading.
5. Label the widths of the proposed and existing sidewalks on the site (“Existing 4’ concrete sidewalk” or
“Existing 5’ concrete sidewalk”) on the Site Plan (Sheet SP1).
6. If no trash dumpsters are proposed on Lot 5, be prepared to speak to how trash from the site wil l be
disposed of.
7. Please make the following changes to the elevations and renderings:
a. Horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.d
on all facades visible from E. State Hwy. 114 is required. It appears as t hough the south and
east elevations and the southernmost portion of the west elevation are visible from S.H. 114.
Compliance with the articulation requirements is as shown on the attached articulation
evaluation chart. A variance request letter has been su bmitted to allow the articulation as
shown.
b. Ord. 480, Section 43.9.c.1.e requires exposed columns to be constructed of or clad in the
same masonry material as the principal structure. The applicant is requesting a variance to
allow concrete stucco columns with painted metal at the top. Please add the request to the
variance request letter.
Case No. Attachment C
ZA17-002 Page 2
c. The brick façade on the southeast elevation is darker than the other elevations. Please use
the same brick color on all elevations except for the portions of each faça de that are oblique
and shown on other elevations.
d. City staff recommends providing a material sample board that includes all exterior façade
materials.
8. Please make the following changes to the Site Data Summary Chart
a. Remove “Commercial” from the Existing Zoning row and just leave “S-P-2”.
b. Remove the row for proposed zoning.
c. The land use row is for the Future Land Use designation in the 2030 Comprehensive Plan,
which is “Mixed Use”. Remove the row “Current Land Use” and change “Proposed Land Use”
to “2030 Land Use” and leave “Mixed Use” in the 2 nd column.
d. Remove the word “usable” from the gross and net area rows.
e. The area of open space plus the area of impervious coverage must equal the net area of the
site. Please revise the open space or impervious cov erage so that the total equals the net
area. Also, the open space percentage plus the impervious coverage percentage must equal
100%.
9. 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. Please ensure that the parapet height
shown will adequately screen all rooftop mechanical equipment.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The proposed development complies with the Tree Conservation Plan that was approved with the
original “S-P-2” zoning for Kimball Park. There are no existing trees on the property and the existing
Red Oaks east of the property are proposed to remain.
LANDSCAPE COMMENTS:
1. The parking landscape island on the inside north ends of the south parking spaces are less than 12’
in width. Parking lot islands shall have a minimum width of 12’ back -to-back if curbed or 13’ edge-to-
edge if no curb is intended, and shall be equal to the length of the parking stall. The parking islands
match the islands shown on the approved Concept Plan. However, the original Concept Plan was
approved subject to the Concept Plan Review Summ ary that included a comment stating that all
parking lot islands must be a minimum of 12’ for the entire length of the adjacent stall. A variance
request letter has been submitted to allow the parking islands as shown on the Site Plan and
approved Concept Plan.
* The Landscape Calculations and the proposed landscaping are correct.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA17-002 Page 3
Public Works/Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
No comments
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 250 fee t of all exterior portions of the perimeter of
buildings on a “hose-lay” basis for sprinkled buildings. Fire apparatus access, needs to be an all -
weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire
apparatus. (Minimum of 85,000 pounds GVW) (Fire Lane must continue through the property to the
south and connect to a dedicated fire lane, or a dead end fire lane a maximum of 150’ would be
required until the property to the south is developed)
General Informational Comments
* A SPIN meeting for the Kimball Park development was held January 6, 2014.
* 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. Please ensure
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirement s of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones except as noted in the “S-P-2” zoning regulations.
* The applicant should be aware that prior to issuance of a building permit a fully corrected site plan,
landscape plan, irrigation plan, and building plans, must be submitted for approval and all required
Case No. Attachment C
ZA17-002 Page 4
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.
* The Planning and Zoning Commission and City Council motions from the original approval of the
Kimball Park “S-P-2” zoning on March 4, 2014 are included below for reference:
Previous Planning and Zoning Commission motion:
January 9, 2014; Tabled to the January 23, 2014 P&Z meeting.
January 23, 2014; Tabled to the February 6, 2014 P&Z meeting.
February 6, 2014; Approved (5-0) subject to Revised Concept/Site Plan Review Summary No. 2
and Staff Report dated January 31, 2014 , approving the two variances requested: 1) The
driveways do not meet the minimum required stacking depth of 150’. Approximately 17.6’ of
stacking depth is shown on the N. Kimball Ave. driveway and 34 .2’ of stacking depth is shown
on the S.H. 114 driveway and 2) Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. A variance is requested to allow the
lots to be configured as shown on the Concept Plan and noting the applicants willingness to
address the following: 1) the entrance to the hotel on the southeast corner of the hotel, 2) the
parking and landscaping on the east side of the hotel 3) the design and layout of the
retail/restaurant component around the circle with the potential for patio space on the southern
side of the building as well as the northern side, 4) clarify renderings of the hotel 5) refine the
renderings to more closely resemble the materials anticipated being used, 6) place the fountain
in the renderings and 7) add pedestrian access from the hotel to the green space on the
southeast portion of the lot.
Previous City Council motions:
February 18, 2014; Approved at 1 st reading (6-1) subject to the following stipulations: approval
of requested variances—driveway stacking depth and Subdivision Ordinance regarding the
public and private street access that will be configured as shown on the concept plan; concept
plan review summary No. 3, dated February 11, 2014; understanding that applicant must come
forward before the second reading with the following matters to be appropriately detailed and
discussed (1) detailed entry feature on front southeast corner of the hotel, which may include
fountains, landscape islands and de tailed renderings of such, (2) regarding Lot 6, a detailed
landscape plan showing how that can be incorporated with the federal requirements to not
disturb the floodway, (3) discussion of the property owners agreement and how that may work
regarding the project, (4) detailed floor plans, more specifically the first floor and within that floor
plan a detail of the outdoor public spaces and how those will be incorporated into the hotel, (5)
also regarding Lot 6, noting what can be manicured to the extent to provide for periodic
maintenance within the floodway in connection with Lot 6 landscape detail and provide detailed
plant material for entire project, and (6) detailed renderings for convention center from the
Kimball approach which would also include traf fic circle.
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following: revised concept plan
review summary No. 3, dated February 26, 2014; approving requested variances—driveway and
minimum required stacking and Subdivision Ordinance 483, Sec tion 8.01(A), as amended,
which requires every lot to be on a public or private street and as requested to allow the lots to
be configured as shown on the revised concept plan; also noting the requirements under this
motion are pursuant to: (1) the revised renderings that were presented to Council this evening;
(2) the Declaration of Covenants, Restrictions, and easements (CCR) as presented to Council in
the application this evening; (3) the revised landscape plan presented to Council; (4) the revised
permitted uses, as presented from Adams Engineering in their letter dated March 4, 2014,
Case No. Attachment C
ZA17-002 Page 5
noting that the drive-through service will only be allowed for Lot 4; (5) also noting the balance of
the concept plan for the buildings that are not included in this site p lan approval that it is
Council’s expectation there will be 100% masonry construction; (6) the permitted uses
represented from Adams Engineering that the food service hours of operations as noted in the
application that “they will close no later than 11:00 p.m.” that it is Council’s intention to have
wording that mentions that it will be “no earlier than 11:00 p.m.; (7) the office building in the
concept plan will be a four story construction and that additional parking will be presented on the
first level underneath the building; (8) and pursuant to the revised concept/site plan as
presented this evening.
* The City Council motion from the approval of the Kimball Park Office building on March 1, 2016 is
included below for reference:
March 1, 2016; Approved at 2nd reading (7-0) subject to the staff report dated February 23, 2016
and the Concept/Site Plan Review Summary No. 4, dated February 23, 2016 granting the
following variances: that is the driveways do not meet the minimum required stacking depth of
150’, approximately 17.6’ of stacking depth is shown on the N. Kimball Ave. driveway and 34.2’
of stacking depth is shown on the State Hwy. 114 driveway, also granting a variance to
Subdivision Ordinance No. 483, Section 8.01(a), as amended, which requires t hat every lot
front on a public or a private street, a variance is requested and approved to allow the lots to be
configured as shown on the Concept Plan, and noting that we are accepting the revised
Concept Plan and development regulations for the S -P-2 zoning dated February 23, 2016 and
under Attachment “D” of the staff report, and also accepting the revised Site Plan, Tree
Preservation Plan and Landscape Plan found under Attachment “D” of the staff report and lastly
accepting the revised office building and parking garage elevations and noting the required
parking will reduce by one from what was presented and will now be at 435.
* Denotes Informational Comment
Case No. Attachment D
ZA17-002 Page 1
SURROUNDING PROPERTY OWNERS
Kimball Park
SPO # Owner Zoning Address Acreage Response
1. IVESTER, EMORY O AG 501 N KIMBALL AVE 3.62 NR
2. BOWEN SL LTD I1 450 N KIMBALL AVE 0.37 NR
3. BO-FAM INVESTMENTS LTD I1 440 N KIMBALL AVE 0.32 NR
4. ST LAURENCE EPISCOPAL
CHURCH CS 517 N KIMBALL AVE 5.59 NR
5. KIMBALL ROAD LP I1 500 N KIMBALL AVE 1.62 NR
6. MDP SOUTHLAKE LLC SP2 2108 E SH 114 5.17 NR
7. MDP SOUTHLAKE LLC SP2 2102 E SH 114 1.56 NR
8. MDP SOUTHLAKE LLC SP2 2104 E SH 114 3.64 NR
9. MDP SOUTHLAKE LLC SP2 2116 E SH 114 0.92 NR
10. MDP SOUTHLAKE LLC SP2 2114 E SH 114 2.97 NR
11. MDP SOUTHLAKE LLC SP2 2112 E SH 114 1.30 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent Within 200’: Six (6)
Responses Received: None (0)