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Item 6B Q1CITY OF S0UTHLA1<.,,,E Department of Planning & Development Services STAFF REPORT February 14 , 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 9,176 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 3,979 square feet of retail space and approximately 5,197 square feet of restaurant space plus an outdoor patio area. A canvas canopy is proposed for the outdoor patio cover. 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) 9,176 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: 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 fountain 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. The Planning and Zoning Commission recommended approval of the item at their February 9, 2017 meeting with the following stipulations: P&Z Conditions Applicant's Response The applicant has revised the south elevation so that the south wall meets the ordinance requirement for horizontal articulation. Approximately 2' of vertical South elevation options are to be provided to articulation has been added to the south wall, but Council that meet the ordinance requirements approximately 3.3' of articulation is required by the with respect to the vertical and horizontal ordinance. The applicant has also brought the articulation on the south wall. southeast elevation into conformance with the regard to horizontal articulation and approximately 2' of vertical articulation has been added. Approximately 3.8' of articulation is required by the ordinance. Noting the applicant's willingness to present The applicant has revised the elevations to show canopy column options to Council to include a square brick canopy columns with a painted metal brick square column structure that conforms to post at the top portion. Approval of a variance is the ordinance requirement for masonry required to allow the painted metal posts at the top columns constructed of, or clad in, the same instead of the entire height of the column being clad masonry material as the principal structure. in masonry. 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 articulation as shown on the proposed elevations. 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 painted metal posts at the top of the columns. 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. Case No. ZA17-002 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. 3, dated February 14, 2017 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) Link to PowE 'oint Presentation Variance Request Letter Link to Plans Pages 1 - 2 Site Plans Pages 3 - 6 Elevations and Floor Plar, Pages 7 - 8 Landscape Plan Page 9 Tree Conservation Plan Pages 10 — 13 Civil and Lighting Plans Pages 14— 22 Canopy Exhibits Link to existing Kimball Park "S-P-2" Zoning Ordinance 480-657b Link to Kimball Park CC&R's ink to SPIN meeting Repor+ STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA17-002 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 1-1" 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 for 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 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 Case No. Attachment A ZA17-002 Page 2 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 for 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 PLANNING AND ZONING COMMISSION ACTION: February 9, 2017; Approved (6-0)subject to the staff report dated February 3, 2017 and Site Plan Review Summary No. 2 dated February 2, 2017 approving the variance to Ord. No. 480, Section 43.9.c.1.d regarding vertical and horizontal articulation, but requiring the applicant to comeback with options that meet the ordinance with respect to the vertical and horizontal articulation on the south wall, approving the third variance to the Landscape Ordinance No. 544-13, as amended, Section 3.4 and denying the second variance to Zoning Ordinance No. 480, as amended, Section 43.9.c.1.e and noting the applicant's willingness to present options to Council that conform to that ordinance including a brick square column structure. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 14, 2017. APPLICABLE REGULATIONS: General Development Standards Applies Comments Overlay Regulations Y Airport/Corridor Building Articulation Y Variance Requested Masonry Standards Y Variance requested for masonry on patio columns Impervious Coverage Y Complies with "S-P-2" zoning Bufferyards NA No interior bufferyards required per"S-P-2" zoning Interior Landscape Y Complies Case No. Attachment A ZA17-002 Page 3 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 A ZA17-002 Page 4 Vicinity Map 2112 E. State Hwy. 114 2011 2101 2�,5 � n � 213, 141 2121 2701 Na n m LRE BOU 22.06 a LN L4., h � n v 24c n 5181 t, 574 LN 257 RC1 Q ,r Z1p8 a A W m y v � as F57.7b 2104 lu rygo � s7m 2soz Z77S 27Z'J 2'S] c'c i a'. 2X0 2356 ,l. 2126 256 27] �" ZA'17-002 Site Pian Kimball Park Lot S Retail/Restaurant �I(nS 0 330 660 1 320 et R Case No. Attachment B ZA17-002 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA17-002 Review No.: Three Date of Review: 02/14/17 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 02/13/17 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. 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. No trash receptacle enclosures are proposed on Lot 5 and none were shown on the Concept Plan for Lots 4 and 5. The applicant is proposing a trash receptacle enclosure on Lot 4 along with the fire lane shown on Lot 4 to be constructed with the development of Lot 5. A copy of an executed shared use and maintenance agreement and a reciprocal parking and access agreement and will be required to allow the trash receptacle on Lot 4. Provide an exhibit of the proposed dumpster enclosure that meets the requirements of the Corridor Overlay District.A minimum 8'wall with masonry materials similar to the principal structure and with solid metal gates is required. 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 though 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 submitted to allow the articulation as shown. Case No. Attachment C ZA17-002 Page 1 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. A variance request letter has been submitted to allow brick columns with painted metal at the top. c. The brick fagade on the south and southeast elevations is darker than the other elevations. Please use the same brick color on all elevations except for the portions of each fagade that are oblique and shown on other elevations. 8. 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 Summary 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. Public Works/Engineering Review Steve Anderson, P.E. , CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us No comments Case No. Attachment C ZA17-002 Page 2 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 feet 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 requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones except as noted in the "S-P-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 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 Case No. Attachment C ZA17-002 Page 3 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 detailed 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 traffic 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, Section 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, 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 plan 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: Case No. Attachment C ZA17-002 Page 4 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 that 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 underAttachment"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 C ZA17-002 Page 5 SURROUNDING PROPERTY OWNERS Kimball Park x - 11 �� St• r 77• 25W :,,a _6^F .. 1N 2M z+.a :!ur X .y_t r .r. hpp = 2sq 2120 Itn ow 2h ,saa SFI.174 SPO# Owner Zoning Address Acreage Response 1. WESTER, EMORY O AG 501 N KIMBALL AVE 3.62 NR 2. BOWEN SL LTD 11 450 N KIMBALL AVE 0.37 F 3. BO-FAM INVESTMENTS LTD 11 440 N KIMBALL AVE 0.32 NR 4 ST LAURENCE EPISCOPAL NR CHURCH CS 517 N KIMBALL AVE 5.59 5. KIMBALL ROAD LP 11 500 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: One (1) - Attached Case No. Attachment D ZA17-002 Page 1 Notification Response Form ZA17-002 tr: f:Siifhlare; ':. Meeting Date: February 9, 2017 at 6:30 PM `Piatitiri3eue� pm'ent. e +r BOWEN 5L LTD -` �011� 1�i�Le.�T�C,��.7.......... PO BOX 96611 '=:t:Ft i l 17�'�7-,.4.84.6 SOUTHLAKETK76092-0111 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above. are hereby in favor of apposed to undecided about (circle or underline one) the proposed Site Flan referenced above. Space for comments regarding your position: f . Signature: Date, Additional Signature: Az� �i .� Date: 7 Printed Name(s): Must he property owner(s)whose name{s}are printed at top. otherwise contact the Planning Department. Or❑klFrTl per p•apeM. Phone Number (optional): Case No. Attachment G ZA15-142 Page 0