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2017-03-09 PZ Packet Planning & Zoning Commission Meeting Minutes – February 23, 2017 Page 1 of 5 REGULAR PLANNING & ZONING COMMISSION MEETING FEBRUARY 23, 2017 LOCATION: 1400 Main Street, Southlake, Texas Work Session - Executive Conference Room, Suite 268 of Town Hall or City Council Chambers of Town Hall Regular Session - City Council Chambers of Town Hall COMMISSIONERS PRESENT: Daniel Kubiak, Chris Greer, Michael Springer, Craig Rothmeier, Michael Smietana and Kate Smith. STAFF PRESENT: Deputy Director of Planning & Development Services, Dennis Killough; Planner, Lorrie Fletcher; and Commission Secretary, Selena Serrano. WORK SESSION: 1. CALL TO ORDER 2. RECAP OF CITY COUNCIL’S ACTION AND DISCUSSION OF PLANNING & ZONING COMMISSION / SIGN BOARD AGENDA ITEMS. 3. DISCUSSION OF ITEMS ON MEETING AGENDA 4. ADJOURNMENT REGULAR SESSION: 1. CALL TO ORDER Vice Chairman Kubiak called the regular session to order at 6:30 p.m. 2. EXECUTIVE SESSION No Executive session held. 3. APPROVAL OF THE MINUTES A motion was made to approve the minutes from the February 9, 2016 meeting. Motion: Greer Second: Smith Ayes: Smietana, Greer, Kubiak, Springer, Smith, Rothmeier Nays: None Abstain: None Approved: 6-0 Planning & Zoning Commission Meeting Minutes – February 23, 2017 Page 2 of 5 4. ADMINISTRATIVE COMMENTS No comments. REGULAR AGENDA: 6. CONSIDER: ZA16-089, SITE PLAN FOR ROYAL AND ANNIE SMITH PARK ON PROPERTY DESCRIBED AS TRACT 1, J.G. ALLEN SURVEY, ABSTRACT NO. 18, SOUTHLAKE, TARRANT COUNTY, TEXAS AND LOCATED AT 3045 JOHNSON ROAD, SOUTHLAKE, TEXAS. CURRENT ZONING: "CS" COMMUNITY SERVICE DISTRICT. SPIN NEIGHBORHOOD # 11. PUBLIC HEARING Planner, Lorrie Fletcher, presented Item No. ZA16-089. Commission stated that the City is trying to utilize non-impervious cover material. Commission asked if there was any thought process regarding water runoff with this additional parking area. Construction Manager, Peter Kao, stated that the whole process of t he site plan and utilizing non-impervious material that could potentially cause water runoff was well evaluated. He also stated that maximizing the parking space could benefit both the Florence Elementary School and community. Commission asked if the additional parking space was necessary. Peter Kao stated that potentially in the future there could be some added amenities. He also spoke of many requests that have been asked for regarding additional parking space to serve the existing playground and Elementary School. Vice Chairman Kubiak opened the public hearing. Vice Chairman Kubiak closed the public hearing. A motion was made to approve item ZA16-089 subject to the Staff Report dated February 16, 2017 and Site Plan Review Summary No. 2 dated January 13, 2017. Motion: Greer Second: Smith Ayes: Smietana, Greer, Kubiak, Springer, Smith, Rothmeier Nays: None Abstain: None Approved: 6-0 Planning & Zoning Commission Meeting Minutes – February 23, 2017 Page 3 of 5 5. CONSIDER: ZA15-149, SPECIFIC USE PERMIT FOR TELECOMMUNICATION TOWERS, ANTENNAS, OR ANCILLARY STRUCTURES ON PROPERTY DESCRIBED AS TRACTS 1F AND 1G, RICHARD EADS SURVEY, ABSTRACT NO. 481 AND LOTS 11A AND 11B, OAKS ADDITION, SOUTHLAKE, TARRANT COUNTY, TEXAS; LOCATED AT 1335 & 1361 E. HIGHLAND STREET AND 1009 N. CARROLL AVENUE, SOUTHLAKE, TEXAS. CURRENT ZONING: "CS" COMMUNITY SERVICE DISTRICT AND "AG" AGRICULTURAL DISTRICT. SPIN NEIGHBORHOOD # 3. PUBLIC HEARING Planner, Lorrie Fletcher, presented Item No. ZA15-149. Commission asked if a variance is required for the pole in this location. Lorrie Fletcher stated that there is a setback variance required according to the Specific Use Permit regulations even though it is replacing the previous light pole. Commission asked if there was a variance granted to put the light pole there from the beginning. Staff stated that this location would have to have a variance granted to install a light pole in this location due to the type of lighting or if the light pole had to be replaced. Applicant- Peter Kavanaugh, 1620 Handley Drive, Dallas TX- gave a brief presentation of the plans and how they’re using an existing location of a light pole instead of building a whole new structure. He also spoke of the variance requested and if others wanted to use their pole, they would have to go to the next light pole and possibly replicate their cell tower. He also explained that in order to not have any negative impact with the playing area, they moved the compound enclosure to the far east side. Commission asked why they chose this location. Applicant stated that this location would provide a wide coverage of signal. Commission asked if there was already an existing cell tower at the site. Matt Miller, Assistant Superintendant, Carroll ISD- stated that there is not currently a cell tower in this location. Commission asked about the future growth of this plan . Mr. Miller spoke of the potential expansion ideas of the property. He continued to clarify that there are no decisions for future plans. He also stated if there was a need for another cell tower they would consider adding another one. Commission discussed concerns on the quantity of cell towers being built in the City. Mr. Miller stated that they have not had any issues with the City. Planning & Zoning Commission Meeting Minutes – February 23, 2017 Page 4 of 5 Commission asked about the compound enclosure and why that’s the best location for it. Mr. Miller clarified its due to elevation changes, he also stated that they tried to get it as far away from the playing area as they could. Commission discussed the screen wall and the applicant’s flexibility of the height and what the requirements are. Vice Chairman opened the public hearing. Vice Chairman closed the public hearing. Commission continued to discuss the variance for the co-location requirements and suggest that the applicant present to City Council a structure of what it would look like with additional racks. A motion was made to approve Item ZA15-149 subject to Staff Report dated February 17, 2017 and Specific Use Permit Review Summary No. 3 dated February 14, 2017; granting the variances requested and noting the applicant’s willingne ss to present City Council with an optional structure showing expanded capacity to house additional canisters in providing co-location; also, noting the applicant’s willingness to provide a 10 foot screening wall around the equipment compound. Motion: Greer Second: Smith Ayes: Smietana, Greer, Kubiak, Springer, Smith, Rothmeier Nays: None Abstain: None Approved: 6-0 7. CONSIDER: ZA17-008, SPECIFIC USE PERMIT FOR A MASS GATHERING ON PROPERTY DESCRIBED AS LOT 1, BLOCK 1, GATEWAY CHURCH - 114 CAMPUS, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND LOCATED AT 700 BLESSED WAY, SOUTHLAKE, TEXAS. CURRENT ZONING: "NR-PUD" NON-RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT. SPIN NEIGHBORHOOD # 4. PUBLIC HEARING Planner, Lorrie Fletcher, presented Item ZA17-008. Applicants- Sarah Phillips 4820 West Grove Drive, Addison, TX Rescue Her- Marcy VanWormer 1117 Eastwick, Roanoke, TX Gateway Church- opened for questions. Applicant clarified the times that the roads will be closed off. Commission asked about the RescueHer Organization. Planning & Zoning Commission Meeting Minutes – February 23, 2017 Page 5 of 5 Applicant clarified what RescueHer consisted of and also explained why they needed a Specific Use Permit for 3 years; she explained that the majority of the volunteers and participants are local and part of Gateway Church. Vice Chairman opened the public hearing. Vice Chairman closed the public hearing. Commission continued to discuss the availability of restrooms. Applicant clarified that they will provide portable toilets depending on the registries. A motion was made to approve Item ZA17 -008 subject to the Staff Report dated February 17, 2017, noting the applicant’s willingness to consult with the City staff on various matters including the number of temporary restroom facilities. Motion: Greer Second: Smith Ayes: Smietana, Greer, Kubiak, Springer, Smith, Rothmeier Nays: None Abstain: None Approved: 6-0 7. MEETING ADJOURNED AT 7:21 P.M. ______________________________ Daniel Kubiak ATTEST: Vice Chairman ________________________________ Selena Serrano Commission Secretary Case No. CP17-001 Page 1 S T A F F R E P O R T March 3, 2017 CASE NO: CP17-001 PROJECT: Land Use Plan Amendment for Southlake Commons EXECUTIVE SUMMARY: Tres Burros, LLC is requesting approval of a Land Use Plan Amendment from Office Commercial to Retail Commercial on property described as Lots 21-23, H. Granberry Addition No. 581, an addition to the City of Southlake, Tarrant County, Texas (previously described as a portion of Tract 3C, Hiram Granberry Survey, Abstract No. 581 and Tract 1A, Littleberry G. Hall Survey, Abstract No. 686) generally located near the SW corner of W. Southlake Blvd. and S. White Chapel Blvd. and addressed as 130 S. White Chapel Blvd., Southlake, Texas. Current Zoning: “O-1” Office District. Requested Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood #10. REQUEST DETAILS: Tres Burros, LLC is requesting approval of a Land Use Plan Amendment from Office Commercial to Retail Commercial on the first approximately 250-300 feet of Lots 21-23, H. Granberry No. 581 Addition, for the development of three single-story retail commercial buildings. This request is made concurrently with a Zoning Change and Site Plan for the site (ZA17-015). Existing Land Use Designation – Office Commercial Department of Planning & Development Services Department of Planning & Development Services Office Commercial Case No. CP17-001 Page 2 The Office Commercial land use category is defined by the Southlake 2030 Comprehensive Plan as: “The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office-related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories”. The applicant’s proposed development complies with the Retail Commercial land use category, which is defined by the Future Land Use Plan as: “The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhood-type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neigborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity or existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories.” Proposed Land Use Designation – Retail Commercial Retail Commercial Office Commercial Case No. CP17-001 Page 3 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Supporting Information (D) Ordinance No. 1168 Link to Power Point Presentation STAFF CONTACT: Dennis Killough (817) 748-8072 David Jones (817) 748-8070 Case No. Attachment A CP17-001 Page 1 BACKGROUND INFORMATION OWNER: Tres Burros, LLC APPLICANT: Gloria Lechler Trust, et al PROPERTY SITUATION: 130 S White Chapel Blvd, SW of the intersection of Southlake Blvd and White Chapel Blvd LEGAL DESCRIPTION: 21-23, H. Granberry No. 581 Addition, an addition to the City of Southlake, Tarrant County, Texas (also described as a portion of Tract 3C, Hiram Granberry Survey, Abstract No. 581 and Tract 1A, Littleberry G. Hall Survey, Abstract No. 686.) LAND USE CATEGORY: Office Commercial CURRENT ZONING: “O-1” Office District PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “C-2” uses HISTORY: - The property was part of the original annexation of the City in 1956. - The 1970 Future Land Use Map designated the property as Neighborhood Commercial. - The 1988 Future Land Use Map changed the designation of the property to Mixed Use. - The property was zoned “O-1” Office district with Ordinance No. 480 in September 1989. - The 1998 Future Land Use Plan changed the designation of the property from Mixed Use to Office Commercial. - A request to change a portion of the site along W Southlake Blvd from Office Commercial to Retail Commercial was withdrawn at the November 1, 2016 City Council meeting. Case No. Attachment B CP17-001 Page 1 CP17-001 Comprehensive Plan Amendment Case No. Attachment C CP17-001 Page 1 Support Information Case No. Attachment D CP17-001 Page 1 Ordinance No. 1168 AN ORDINANCE ADOPTING THE CONSOLIDATED FUTURE LAND USE PLAN AS AN ELEMENT OF THE SOUTHLAKE 2030 PLAN, THE CITY’S COMPREHENSIVE PLAN UPDATE. WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the voters in a duly called Charter election on April 4, 1987; and, WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City’s comprehensive plan elements every four years, WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan is an element of the Southlake 2030 Plan, the City’s Comprehensive Master Plan, WHEREAS, the City Council has determined that the Consolidated Future Land Use Plan complies with the Southlake 2030 Vision, Goals, & Objectives, WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan has been formulated with adequate public input, WHEREAS, the City Council has deemed that the recommendations in the Consolidated Future Land Use Plan herein reflect the community’s desires for the future development of the City, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, THAT: Section 1. All of the findings in the preamble are found to be true and correct and the City Council hereby incorporates said findings into the body of this ordinance as if copied in its entirety. Section 2. Future Land Use Plan designation for parcels indicated in Exhibit “A” is changed from Medium Density Residential to Public / Semi-Public. Section 3. The different elements of the Comprehensive Master Plan, as adopted and amended by the City Council from time to time, shall be kept on file in the office of the City Secretary of the City of Southlake, along with a copy of the ordinance and minute order of the Council so adopting or approving the same. Any existing element of the Comprehensive Master Plan which has been heretofore adopted by the City Council shall remain in full force until amended by the City Council as provided herein. Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of Southlake, Texas, except where the provisions of this ordinance are in direct conflict with the provisions of such ordinances, in which event the conflicting provisions of such ordinances are hereby repealed. Case No. Attachment D CP17-001 Page 2 Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses, sentences, paragraphs and sections of this ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this ordinance in book or pamphlet form for general distribution among the public, and the operative provisions of this ordinance as so published shall be admissible in evidence in all courts without further proof than the production thereof. Section 7. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the 21st day of March, 2017. __________________________ MAYOR ATTEST: __________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the 4th day of April, 2017. _________________________ MAYOR ATTEST: __________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ Case No. Attachment D CP17-001 Page 3 CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment D CP17-001 Page 4 EXHIBIT ‘A’ Legal Description Lots 21-23, H. Granberry No. 581, City of Southlake, Tarrant County, Texas, located at 130 N. White Chapel Blvd., Southlake, Texas. Case No. Attachment D CP17-001 Page 5 Before: After: Case No. ZA17-015 S T A F F R E P O R T March 3, 2017 CASE NO: ZA17-015 PROJECT: Zoning Change and Site Plan for Southlake Commons EXECUTIVE SUMMARY: Tres Burros, LLC is requesting approval of a Zoning Change and Site Plan for Southlake Commons on property described as Lots 21-23, H. Granberry Addition No. 581, an addition to the City of Southlake, Tarrant County, Texas (previously described as a portion of Tract 3C, Hiram Granberry Survey, Abstract No. 581 and Tract 1A, Littleberry G. Hall Survey, Abstract No. 686) and addressed as 130 S White Chapel Blvd, Southlake, Texas. SPIN Neighborhood #10. DETAILS: The project is generally located near the SW corner of W Southlake Blvd and S White Chapel Blvd. The purpose of this item is to receive zoning and site plan approval to rezone an approximately 4.1 acre property from “O-1” Office District to “S-P-1” Detailed Site Plan District to allow construction of three single-story retail commercial buildings totaling 21,997 square feet. Site Data Summary Department of Planning & Development Services Case No. ZA17-015 The three proposed retail commercial buildings are single-story and clad in stucco, brick and stone veneer which meets the Residential and Corridor Overlay standards. Each façade contains a minimum 80% masonry which meets the Masonry Ordinance (the lowest percentage of masonry on any façade is 87%). Building 3 utilizes a drive-thru window on the east façade facing toward First Financial Bank. S-P-1 regulations for Southlake Commons are as follows: Development Regulations This property shall be subject to the development regulations for the “C-2”, Local Retail Commercial District, and all other applicable regulations with the following exceptions: 1) The following C-2 uses shall not be allowed: a. Antique Shops; b. Business Colleges or Private Schools; c. Cigar or Tobacco Stores; d. Dancing Schools; e. Day Nurseries; f. Dog and Cat Hospitals or Small Animal Hospitals; g. Dry Goods or Notion Stores; h. Duplicating Services for Printing and Lithographing; i. Frozen Food Lockers for Individual or Family Use; j. Grocery Stores and/or Meat Markets; k. Radio and Television Sales and Servicing; l. Shoe Repair Services; m. Gun Sales and Repair Stores; n. Tires, Batteries and Automotive Accessory Sales; o. Variety Stores; 2) A drive-thru facility shall be allowed, on Lot 3 as indicated on the Site Plan, and shall service a Coffee/Beverage type establishment, or – with SUP approval – a “Fast Casual” type restaurant. By way of example but not limited to this list, the following restaurant brands are considered “Fast Casual”: Corner Bakery, Panera Bread, Jason’s Deli, Chipotle Mexican Grill, La Madeleine, and Red Robin. No “Fast Food” establishments shall be allowed. By way of example, but not limited to this list, the following restaurant brands are considered fast food: McDonald’s, Wendy’s, Burger King, Whataburger, KFC & Taco Bell. 3) Minimum Front Building Setbacks a. Along Southlake Blvd. shall be forty-five (45’) feet. 4) Minimum Side Building Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines shall not be required. 5) Minimum Rear Buildings Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines shall not be required. Case No. ZA17-015 6) Buffer Yards along internal lot lines shall not be required. 7) The maximum impervious coverage for the overall “SP-1” boundary shall be 70%; however, the maximum impervious coverage requirement shall not apply to individual lots within the boundary. 8) A shared parking, cross-access easement and shared maintenance agreement shall be required. Required parking for all built uses shall be provided within the “SP-1” boundary; parking requirements for individual lots shall not apply. 9) Parking Space Requirements: All Uses: One (1) space for each one-hundred five (105) square feet of Net Leasable area. 10) Dumpster Enclosure Location: Dumpster enclosures shall be permitted as shown on the Site Plan. 11) Patio Shade Structures: Outdoor Shade Structures (e.g. Pergola or Trellis) on the patio areas adjacent to buildings on Lots 1 & 2, as indicated on Site Plan, shall be allowed to overlap the internal lot boundary. VARIANCES REQUESTED: Current Regulation Request 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. Case No. ZA17-015 ACTION NEEDED: 1. Conduct a public hearing 2. Consider Approval of Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated March 3, 2017 (D) Surrounding Property Owners Map Link to Property Owner’s Responses (E) Ordinance No. 480-724 Full Size Plans (for Commission and Council members only) Link to PowerPoint Presentation Link to Narrative and “S-P-1” Regulations Link to Plans Page 1 - Site Plan Pages 2-6 - Building Elevations and Renderings Page 7 - Landscape Plan Page 8 - Tree Conservation Plan Link to Traffic Impact Analysis Link to Noise Assessment Link to SPIN meeting report STAFF CONTACT: Dennis Killough (817) 748-8072 David Jones (817) 748-8070 Case No. Attachment A ZA17-015 Page 1 BACKGROUND INFORMATION OWNER: Gloria Lechler Trust, et al APPLICANT: Tres Burros, LLC PROPERTY SITUATION: Located near the SW corner of W Southlake Blvd and S White Chapel Blvd and addressed as 130 S White Chapel Blvd. LEGAL DESCRIPTION: Lots 20-23, H. Granberry Addition No. 581, an addition to the City of Southlake, Tarrant County, Texas (also described as a portion of Tract 3C, Hiram Granberry Survey, Abstract No. 581 and Tract 1A, Littleberry G. Hall Survey, Abstract No. 686) approx 4.09 acres LAND USE CATEGORY: Office Commercial (Retail Commercial proposed) CURRENT ZONING: “O-1” Office District PROPOSED ZONING: “S-P-1” Detailed Site Plan District with limited “C-2” uses HISTORY: - The property was annexed into the Town of Southlake in 1956 as “AG” (Ord. No. 041). - The "O-1" Office District zoning was placed on the property with approval of Zoning Ordinance No. 480 on September 19, 1989. - A Plat Showing for Lot 4, H. Granberry No. 581 Addition for Southlake Baptist Church adjacent to this property was approved in February 1994 (ZA93-87). - A Preliminary Plat which included this lot under the name Medical Villas at Taylor Creek was approved by City Council October 2007 (ZA07-057). - A Final Plat for Lots 1 & 2, Block 1, Medical Villas at Tuscan Creek adjacent to this property was approved by the Planning and Zoning Commission February 2009 (ZA07-155). - A Final Plat of Tract 3C01 in the Hiram Granbury Survey for Lot 1, Block 1, First Financial Bank adjacent to this property was approved by City Council October 2010 (ZA10-038). - A Zoning Change and Site Plan to rezone Tract 3C, Hiram Granberry Survey, Abstract No. 581 and Tract 1A, Littleberry G. Hall Survey, Abstract No. 686, approximately 7.5 acres, from “O-1” Office District to “S-P-1” Detailed Site Plan District to allow construction of three single- story retail commercial buildings and five single-story office buildings totaling 51,638 square feet was withdrawn at first reading of City Council on November 1, 2016 (ZA16-057). - A Site Plan for four to five single-story office buildings totaling between 27,562 and 27,725 square feet on approximately 3.3 acres was approved by City Council January 17, 2017 (ZA16-107). Case No. Attachment A ZA17-015 Page 2 - A Plat Showing for lots 20-23, H. Granberry No. 581 Addition was approved by City Council January 17, 2017 (ZA16-106). SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2030 future land use designation for the site is Office Commercial which is defined in the Southlake 2030 plan as follows: OFFICE COMMERCIAL Purpose and Definition: “The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office-related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories”. The applicant is proposing a change to Retail Commercial for retail commercial portion of the property (Lots 1, 2 & 3). Retail Commercial is defined in the Southlake 2030 plan as follows: RETAIL COMMERCIAL Purpose and Definition: “The Retail Commercial category is a lower- to medium- intensity commercial category providing for neighborhood-type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories previously discussed.” Retail Commercial Case No. Attachment A ZA17-015 Page 3 Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows an existing multi-use trail along W Southlake Blvd adjacent to the site. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The site has direct access to W Southlake Blvd, an A6D arterial with a minimum 130’ to 140’ of right of way and indirect access to S White Chapel Blvd, an A2U arterial with a minimum 88’ of right of way. No right of way is proposed to be dedicated with this development. F.M. 1709/Southlake Blvd (17) (Between White Chapel and Shady Oaks) 24hr West Bound (25,385) East Bound (27,182) AM Peak AM (1456)11:45AM–12:45PM Peak AM (2887) 7:00-8:00 AM PM Peak PM (2638) 4:45-5:45PM Peak PM (1825)1:00-2:00PM White Chapel Blvd (57) (Between F.M. 1709 and Continental) 24hr North Bound (4,724) South Bound (4,857) AM Peak AM (561)7:30AM–8:30PM Peak AM (315) 7:30-8:30AM PM Peak PM (354) 5:00–6:00PM Peak PM (484)4:15–5:15PM * Based on the 2015 City of Southlake Traffic Count Report Traffic Impact A Traffic Impact Analysis (TIA) was submitted for this project. The analysis substantially matches a Traffic Impact Analysis submitted in October 2016 for this property. Public Works staff reviewed the changes and found that they were not substantial enough to warrant formal review by the traffic consultant. A response by the traffic consultant referencing the 2016 report is attached via the link below. Link to TIA Link to TIA Review TREE PRESERVATION: There is approximately 5.88% existing tree cover on Lots 20-23. A Tree Conservation Plan was approved with the Plat Showing which showed preservation of 73.45% of the existing tree cover with an additional 6.46% shown as marginal. Tree Preservation Ordinance 585-D requires that 70% of the existing canopy be preserved. The proposed Site Plan conforms to the approved Tree Conservation Plan. 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. The Planning and Zoning Commission shall review the application and Case No. Attachment A ZA17-015 Page 4 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 There is an existing 12” water line along Southlake Blvd that will serve this property. Sewer There is an existing 8” sanitary sewer line along the south property line that will serve this property via an 8” extension approved with ZA16-107. DRAINAGE: Drainage will generally sheet flow south and west to storm inlets proposed on the property and from there be piped to the existing facility on the Villas of Tuscan Creek property. CITIZEN INPUT: A SPIN meeting was held on February 28, 2017 (SPIN2017-03) Link to SPIN Report STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated March 3, 2017. Variance Approval Criteria for Driveway Ordinance No. 634, Article 8.2: Variances – The City Council shall have the authority to grant a variance to this ordinance. In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant, that the situation causing unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and that the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The decision of the City Council shall be final. Case No. Attachment A ZA17-015 Page 5 General Development Standards Applies? Comments Overlay Regulations Yes Subject to requirements of Residential Adjacency Overlay Building Articulation Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 43 Requirement Met Masonry Standards Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 43 Requirement Met Impervious Coverage Yes Not to exceed 70% of total lot area per proposed “S-P-1” regulations Requirement Met Bufferyards Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 42 Requirement Met along perimeter boundaries. Not required on internal lot boundaries per proposed S-P-1 Regulations Interior Landscape Yes Subject to requirements of Landscape Ordinance No. 544-B (Section 3.3) Requirement Met Tree Preservation Yes Subject to requirements of Tree Preservation Ordinance No. 585-D Requirement Met Sidewalks Yes Required per Pathways Master Plan Existing >8’ sidewalk along Southlake Blvd. Case No. Attachment B ZA17-015 Page 1 Case No. Attachment C ZA17-015 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA17-015 Review No.: Two Date of Review: 03/03/17 Project Name: Zoning Change and Site Plan – Southlake Commons APPLICANT: James C. Shindler OWNER: John Stephen (Steve) Church Tres Burros, LLC Gloria Lechler Trust, et al 260 Miron Dr, Ste 108 4116 H.C. Meacham Blvd Southlake, Texas 76092 Fort Worth, Texas 76135-9574 Phone: 817-552-7778; Fax: 817-552-7788 Phone: 817-707-6855; Fax: 888-702-6844 Email: Jim@ConiferRE.com Email: stvfwt@aeiwireless.net CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/20/17 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 THE APPROPRIATE STAFF MEMBER. Planning Review David Jones, AICP Principal Planner Phone: (817) 748-8070 Email: djones@ci.southlake.tx.us 1. Due to the shared nature of the existing drives, the sum of all the parking spaces within Southlake Commons and the adjacent developments are divided by the total number of drives to determine the minimum stacking depth for each drive (approx. 533 spaces / 4 drives = 134 spaces per drive) which results in a 100’ required stacking depth on all drives. A variance is required from Ord. No. 680 to allow the site to be served by the existing drives. VARIANCE REQUESTED 2. A 50’ setback line along Southlake Blvd. is shown on the approved plat for White Chapel Office Park and is required per Section 3.02 of the Subdivision Ordinance and Section 43.9.c.2.a. of the Zoning Ordinance No. 480. Building 2 also appears to encroach the existing 15’ Drainage Easement along Southlake Blvd. If the S-P-1 zoning is approved with the building layout as shown, an amended plat will need to be filed correcting the building line to match the plan and amending the drainage easement. _________________________________________________________________________________ Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * The proposed existing tree conservation complies with the existing tree cover preservation requirements of the Tree Preservation Ordinance. There is 5.88% of existing tree cover on the Case No. Attachment C ZA17-015 Page 2 site and 70% of that tree cover is required to be preserved. The applicant is proposing to preserve 73.45% 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 Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 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 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. * 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 Case No. Attachment C ZA17-015 Page 3 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 COMMENTS: 1. There is a note on the Landscape Plan that says “**Required plant material has been reduced by 20% for an increase in bufferyard width.” As none of the bufferyard widths have been increased so, please remove this comment from the Bufferyards Summary Chart. * Indicates informational comment. # Indicates required items comment. _________________________________________________________________________________ Public Works/Engineering Review Om Chhetri, P.E. Civil Engineer Phone: (817) 748-8089 E-mail: ochhetri@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Shared driveway access agreement with adjoining properties shall be in place. * Construction within FM 1709 right of way shall require a permit from TxDOT. * 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: http://www.cityofsouthlake.com/index.aspx?NID=266 WATER, SANITARY SEWER AND DRAINAGE COMMENTS: 1. The proposed dumpsters encroaches the drainage/sewer/water easements. An encroachment agreement shall be in place before the final acceptance of the project. Any permanent structure within easement will require an agreement. * Based on review and research, it was found that the report prepared by Aqua Terra for Medical Villas at Taylor Creek analyzed the fully developed condition of the watershed and sized the downstream facilities to accept and convey the fully developed flows. Therefore, the Case No. Attachment C ZA17-015 Page 4 requirement of detention is waived. * 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 1” inch meter must have a 1” tap, etc. * Fire lines shall be separate from service lines. * All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. Cement treated sand (CTS) backfill above the public utilities and underneath the proposed pavement applies. * Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. * Property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning construction. * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. 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: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-construction, construction and post-construction erosion control measures. * Improvements within TxDOT Right of way requires TxDOT approval. * 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. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. _________________________________________________________________________________ Community Services Review Peter Kao Construction Manager Phone: (817) 748-8607 E-mail: pkao@ci.southlake.tx.us Case No. Attachment C ZA17-015 Page 5 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 7.501 acres= $60,008.00 will be required. Fees will be collected with the approved developer’s agreement and prior to any permit being issued. Pathway Comments: Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian access from each building to Trail System or sidewalk connections and between buildings. Should provide 4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility requirements. _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshall Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: 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, measured linearly along the length of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a vault. 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. (Riser room locations not indicated on plans, if FDC on building 3 is at the riser room location, it will be further than 100 feet from the main and require a vault) _________________________________________________________________________________ General Informational Comments: * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * This development must comply with Corridor Overlay Regulations and Residential Adjacency Overlay Regulations, Section 43. * 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. Case No. Attachment D ZA17-015 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1. 321 SOUTHLAKE BLVD REAL ESTATE O1 301 W SOUTHLAKE BLVD 0.128 NR 2. ATCC INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 0.272 NR 3. BICENTENNIAL FIN CENTER LP SP2 250 W SOUTHLAKE BLVD 1.166 NR 4. FIRST AMERICAN SAVINGS BANC SP2 222 W SOUTHLAKE BLVD 1.168 NR 5. FIRST FINANCIAL BANK O1 151 W SOUTHLAKE BLVD 1.619 NR 6. HOFFMAN, HOLLY L SF20A 100 LONDONBERRY TER 0.909 NR 7. IMAN, ASHER S O1 301 W SOUTHLAKE BLVD 0.160 O 8. KESTER, PAIGE A SF20A 116 LONDONBERRY TER 0.482 NR 9. LECHLER, GLORIA ETAL O1 130 S WHITE CHAPEL BLVD 7.345 NR 10. LECHLER, GLORIA ETAL O1 0 S WHITE CHAPEL BLVD 0.223 NR 11. LUTHY, ROBERT E SF20A 104 LONDONBERRY TER 0.460 NR 12. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 0.343 NR 13. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 1.628 NR 14. MURPHY, TYLER C SF20A 108 LONDONBERRY TER 0.478 NR 15. NMEM LTD SP1 190 S WHITE CHAPEL BLVD 0.950 F 16. O'DONNELL, PETER SF20A 120 LONDONBERRY TER 0.472 O 17. PARKHILL & WRIGHT LLC O1 301 W SOUTHLAKE BLVD 0.136 NR 18. SOUTHLAKE, CITY OF CS 300 W SOUTHLAKE BLVD 10.292 NR 19. STEDKE REVOCABLE TRUST SF20A 112 LONDONBERRY TER 0.493 NR Case No. Attachment D ZA17-015 Page 2 20. SUNTREE STATION LLC SP2 110 W SOUTHLAKE BLVD 0.903 NR 21. SUNTREE STATION LLC SP2 100 W SOUTHLAKE BLVD 7.735 NR 22. TY SHAFER DDS PA O1 301 W SOUTHLAKE BLVD 0.259 NR 23. Superintendent of Carroll ISD NR 24. Superintendent of Grapevine Colleyville ISD NR 25. Superintendent of Northwest ISD NR 26. Superintendent of Keller ISD NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-Two (22) Responses Received: Two (2) Opposed; One (1) In Favor Link to Surrounding Property Owner Responses Case No. Ord. No. 480-724 ZA17-015 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-724 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 LOTS 21-23, H. GRANBERRY NO. 581 ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, APPROXIMATELY 4.094 ACRES FROM “O-1” OFFICE DISTRICT TO “S-P-1” DETAILED SITE PLAN DISTRICT WITH “C-2” LOCAL RETAIL COMMERCIAL DISTRCT USES 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 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 “O-1” Office District under the City’s Comprehensive Zoning Ordinance; and Case No. Ord. No. 480-724 ZA17-015 Page 2 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 t ypes 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 de termined by requirements of this ordinance for off -street parking facilities; location of ingress and egress points for parking and off -street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; effect on the over-crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably Case No. Ord. No. 480-724 ZA17-015 Page 3 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 tra ct 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 ci ty of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Case No. Ord. No. 480-724 ZA17-015 Page 4 Case No. Ord. No. 480-724 ZA17-015 Page 5 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 a nd definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. Case No. Ord. No. 480-724 ZA17-015 Page 6 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 transportation, water, sewerage, drainage and surface water, parks an d 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 wit h 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 b e severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Case No. Ord. No. 480-724 ZA17-015 Page 7 Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000 .00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if 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. Case No. Ord. No. 480-724 ZA17-015 Page 8 PASSED AND APPROVED on the 1st reading the ___day of _________ 2017. ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the ___day of _________ 2017. ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Ord. No. 480-724 ZA17-015 Page 9 EXHIBIT “A” LOTS 21-23, H. GRANBERRY NO. 581 ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, CONTAINING +/- 4.094 ACRES Case No. Ord. No. 480-724 ZA17-015 Page 10 EXHIBIT “B” Reserved for City Council approved plans 5. Future Land Use Map Amendment (CP17-001) 6. Zoning Change and Site Plan for Southlake Commons (ZA17-015) Items 5 & 6 Owner: Gloria Lechler Trust, et al Applicant: Tres Burros, LLC Requests: 1) Request to amend the Future Land Use map from Office Commercial to Retail Commercial. 2) Request to receive zoning and site plan approval to allow construction of three single-story retail commercial buildings totaling 21,997 square feet. Location: Generally located at the southwest corner of F.M. 1709/W Southlake Blvd and S White Chapel Blvd. CP17-001 & ZA17-015 Aerial View Aerial View Aerial View Aerial View Aerial View Aerial View Site Plan Site Plan Landscaping Plan Landscaping Plan Site Data Summary Building 1 (Lot 21) Building 2 (Lot 22) Building 3 (Lot 23) Total Existing/Proposed Zoning O-1 / S-P-1 O-1 / S-P-1 O-1 / S-P-1 Gross Acreage 1.52 acres 1.35 acres 1.22 acres 4.09 acres Net Acreage of Open Space 0.47 acres 0.41 acres 0.35 acres 1.23 acres Net Percentage of Open Space 30.92% 30.37% 28.69% 30.07% Total Building Area 7,917 Sq. Ft. 7,917 Sq. Ft. 6,163 Sq. Ft. 21,997 Sq. Ft. Parking Required (1 per 105 Sq. Ft.) 72 spaces 72 spaces 55 spaces 199 spaces Parking Provided 83 spaces 68 spaces 52 spaces 203 spaces Impervious Coverage Allowed/Provided* 70% / 69.08% 70% / 69.63% 70% / 71.31% *No limit on individual site per S-P-1 70% / 69.93% Height / # stories (35’ max per zoning) 1 story / 32’8” 1 story / 32’8” 1 story / 31’6” Proposed S-P-1 Regulations Regulation “C-2” Local Retail Commercial District “S-P-1” Regulation Max Impervious coverage 70% Maximum No maximum for individual lots but cannot exceed 70% overall for S-P-1 Off-street Parking Restaurant: 1 space per 100 square feet or 1 space per 3 seats Retail: 1 space per 200 square feet 1 Space per 105 square feet of net leasable space Building Articulation 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 Requirement Met Setback from F.M. 1709 Minimum 50 feet Minimum 45 feet Bufferyards Required on all lot boundaries Required on external lot boundaries but not internal boudaries Proposed S-P-1 Regulations Proposed S-P-1 Regulations Proposed S-P-1 Regulations Approved Tree Conservation Plan Proposed Tree Conservation Plan Buildings 1 & 2 Building 3 Perspective from Southlake Blvd. Heading east looking southeast Heading west looking south Interior Perspective Dumpster Enclosure Pergola Questions? 22 ' - 2 " 25 ' - 1 1 " 29 ' - 6 " 3' - 3 " 10 ' - 0 " 1 2 3 34 5 6 197 8 8 10 1112 13 14 14 1516 17 35 ' - 1 0 " 18 1 2341316 35 ' - 1 0 " 24 ' - 8 " 21 ' - 0 " 24 ' - 8 " 35 ' - 1 0 " 29 ' - 6 " 10 ' - 2 " 6 8 9 3 7 10 14 15 15 SC R E E N W A L L T O V I S U A L L Y SC R E E N B U I L D I N G MO U N T E D U T I L I T I E S 2 11 5 5 25 ' - 1 1 " 22 ' - 2 " 25 ' - 1 1 " 10 ' - 0 " 3' - 4 " 10 ' - 0 " 3 5 5 5 19 6 7 7 8 8 8 8 10 11 11 14 14 12 18 18 17 1 2 3 34 5 6 197 8 8 10 1112 13 14 14 16 17 35 ' - 1 0 " 22 ' - 2 " 25 ' - 1 1 " 10 ' - 0 " 18 PZ - 1 1 PZ - 1 2 PZ - 1 3 PZ - 1 4 N--- INTERNATIONALPRIZM ARCHITECTS ARCHITECTS DESIGNERS PLANNERS 580 DECKER DRIVE, STE. 170 IRVING, TX. 75062 (972) 714-0420, FAX (972) 714-0282LTD., INC. 2 1 5 4 3 2 1 D C B A D C5 4 B A 3 66FILENAME:ISSUED:PROJECT NUMBER:CHECKED BY:DRAWN BY:REVISIONS:THIS DOCUMENT IS FOR INTERIM REVIEW ONLY AND NOT INTENDED TO BE USED FOR CONSTRUCTION, BIDDING, OR PERMIT PURPOSES.RODNEY C. St. JOHN REGISTERED ARCHITECT TEXAS NO. 14791 O:\Projects\Conifer Real Estate\Southlake Mixed Use Development\0.009.0516 - Southlake Commons - Southlake TX\CAD\Revit\Retail-7400\SL-BLDG-7400-WEST.rvt2/20/17 SOUTHLAKE COMMONS SW CORNER OF 1709 @ WHITE CHAPEL SOUTHLAKE, TEXAS 0.009.0516 2/20/17 RCS RGB RETAIL/COMMERCIAL PZ - 1260 MIRON DRIVE, SUITE 108 SOUTHLAKE, TX 76092 817-552-7778MATERIALS KEY E N S W TOTAL FACADE S.F.1938 2983 2615 1938 FACADE S.F. (EXCLUSIVE OF DOORS AND WINDOWS)1729 2920 1839 1751 DOORS AND WINDOWS S.F. 209 63 776 187 PRIMARY MASONRY TOTALS (MIN. 80%)1539 2616 1600 1558 SECONDARY MATERIALS TOTALS (MAX. 20%) 194 304 239 194 PRIMARY MASONRY % 89% 90% 87% 89%SECONDARY MATERIALS % 11% 10% 13% 11%GENERAL NOTES 1.ELEVATIONS ARE FOR CONCEPTUAL PURPOSES ONLY. ALL BUILDING PLANS REQUIRE REVIEW AND APPROVAL OF THE BUILDING INSPECTION DEPARTMENT.2.ALL ROOF TOP MECHANICAL UNITS SHALL BE SCREENED FROM PUBLIC VIEW FROM 1709.3.ALL EXPOSED UTILITY BOXES AND CONDUITS SHALL BE PAINTED TO MATCH THE BUILDING.4.SIGNAGE AREAS AND LOCATIONS ARE SUBJECT TO APPROVAL BY THE BUILDING INSPECTION DEPARTMENT.5.EXTERIOR FINISH MATERIAL, MANUFACTURES AND COLORS ARE YET TO BE DETERMINED .6.DOOR LOCATIONS MAY VARY DEPENDING ON TENANT CONFIGURATIONS AND EXITING REQUIREMENTS.MATERIALS COLORS#NATURAL OR MANUFACTURED STONE VENEER: EARTH TONE STUCCO SYSTEM: EARTH TONE BRICK VENEER: EARTH TONEMATERIAL TAKE-OFF CO N C E P T U A L E L E V A T I O N S 0'4'8'16'32' 1 / 8 " = 1 ' - 0 " 1 EA S T E L E V A T I O N 1 / 8 " = 1 ' - 0 " 2 NO R T H E L E V A T I O N 1 / 8 " = 1 ' - 0 " 3 SO U T H E L E V A T I O N 1 / 8 " = 1 ' - 0 " 4 WE S T E L E V A T I O N 1 / 3 2 " = 1 ' - 0 " 5 KE Y P L A N 6 3D V I E W N O R T H S I D E 7 3D V I E W S O U T H S I D E BUILDINGS 1 & 22371.CAST STONE SILL 2.STONE 3.STUCCO 4.CLAY TILE ROOF SYSTEM. SLOPED 6/12 5.ALUMINUM STOREFRONT 6.METAL AWNING 7.BRICK 8.CAST STONE WAINSCOT 9.GALVANIZED CONDUCTO R HEAD AND DOWNSPOUT 10.ACCENT REVEALS 11.BRICK SOLDIER COURSE 12.CAST STONE MEDALLIONS 13.BRACKET 14. EIFS CORNICE WITH METAL COPING 15. SERVICE DOOR 16.METAL FASCIA TRIM 17.WALL SCONCE LIGHT FIXTURE 18.ALUMINUM ENTRANCE STOREFRONT DOOR 19.SUSPENDED METAL CANOPIES ZONING CASE#: ZA17-015 21 ' - 8 " 24 ' - 8 " 8' - 2 " 3' - 4 " 24 ' - 8 " 24 ' - 8 " 2 SC R E E N W A L L T O V I S U A L L Y S C R E E N BU I L D I N G M O U N T E D U T I L I T I E S 3 6 197 2 8 9 10 14 14 14 15 15 8 1 DR I V E - T H R U W I N D O W 2 2 3 3 28 ' - 2 " 24 ' - 8 " 23 ' - 2 " 10 ' - 0 " 3 7 8 10 17 19 3' - 4 " 3' - 4 " 23 5 31 ' - 6 " 24 ' - 8 " 25 ' - 0 " 10 ' - 0 " 7 8 121316 17 17 18 19 14 23 ' - 5 " 31 ' - 6 " 24 ' - 8 " 25 ' - 3 " 25 ' - 0 " 2 2 2 5 5 5 6 19 7 8 1213 14 14 14 18 18 18 19 30 ' - 2 " 23 ' - 2 " 23 ' - 5 " PZ - 2 2 PZ - 2 PZ - 2 PZ - 2 4 3 1 N INTERNATIONALPRIZM ARCHITECTS ARCHITECTS DESIGNERS PLANNERS 580 DECKER DRIVE, STE. 170 IRVING, TX. 75062 (972) 714-0420, FAX (972) 714-0282LTD., INC. 2 1 5 4 3 2 1 D C B A D C5 4 B A 3 66FILENAME:ISSUED:PROJECT NUMBER:CHECKED BY:DRAWN BY:REVISIONS:THIS DOCUMENT IS FOR INTERIM REVIEW ONLY AND NOT INTENDED TO BE USED FOR CONSTRUCTION, BIDDING, OR PERMIT PURPOSES.RODNEY C. St. JOHN REGISTERED ARCHITECT TEXAS NO. 14791260 MIRON DRIVE, SUITE 108 SOUTHLAKE, TX 76092 817-552-7778 O:\Projects\Conifer Real Estate\Southlake Mixed Use Development\0.009.0516 - Southlake Commons - Southlake TX\CAD\Revit\Retail-6400\SL-BLDG-6400-final.rvt2/20/17 SOUTHLAKE COMMONS SW CORNER OF 1709 @ WHITE CHAPEL SOUTHLAKE, TEXAS 0.009.0516 2/20/17 RCS RGB RETAIL/COMMERCIAL PZ-2BUILDING 3 1 / 8 " = 1 ' - 0 " 1 SO U T H E L E V A T I O N 1 / 8 " = 1 ' - 0 " 2 EA S T E L E V A T I O N 1 / 8 " = 1 ' - 0 " 3 WE S T E L E V A T I O N 1 / 8 " = 1 ' - 0 " 4 NO R T H E L E V A T I O N 1 / 3 2 " = 1 ' - 0 " 5 KE Y P L A N MATERIALS KEY S E W N TOTAL FACADE S.F.2026 1860 2058 2567 FACADE S.F. (EXCLUSIVE OF DOORS AND WINDOWS)1942 1845 1850 2066 DOORS AND WINDOWS S.F. 84 15 208 510 PRIMARY MASONRY TOTALS (MIN. 80%)1753 1665 1714 1888 SECONDARY MATERIALS TOTALS (MAX. 20%) 189 180 136 178 PRIMARY MASONRY % 90% 90% 93% 91%SECONDARY MATERIALS % 10% 10% 7% 9%1.ELEVATIONS ARE FOR CONCEPTUAL PURPOSES ONLY. ALL BUILDING PLANS REQUIRE REVIEW AND APPROVAL OF THE BUILDING INSPECTION DEPARTMENT.2.ALL ROOF TOP MECHANICAL UNITS SHALL BE SCREENED FROM PUBLIC VIEW FROM 1709.3.ALL EXPOSED UTILITY BOXES AND CONDUITS SHALL BE PAINTED TO MATCH THE BUILDING.4.SIGNAGE AREAS AND LOCATIONS ARE SUBJECT TO APPROVAL BY THE BUILDING INSPECTION DEPARTMENT.5.EXTERIOR FINISH MATERIAL, MANUFACTURES AND COLORS ARE YET TO BE DETERMINED .6.DOOR LOCATIONS MAY VARY DEPENDIN G ON TENANT CONFIGURATIONS AND EXITING REQUIREMENTS.MATERIALS COLORS#1.CAST STONE SILL 2.STONE 3.STUCCO 4.NOT USED 5.ALUMINUM STOREFRONT 6.FABRIC AWNING 7.BRICK 8.CAST STONE WAINSCOT 9.GALVANIZED CONDUCTER HEAD AND DOWNSPOUT 10.ACCENT REVEALS 11.BRICK SOLDIER COURSE 12.CAST STONE MEDALLIONS 13.BRACKET 14. EIFS CORNICE WITH METAL COPING 15. SERVICE DOOR 16.METAL FASCIA TRIM 17.WALL SCONCE LIGHT FIXTURE 18.ALUMINUM ENTRANCE STOREFRONT DOOR 19.SUSPENDED METAL CANOPIES NATURAL OR MANUFACTURED STONE VENEER: EARTH TONE STUCCO SYSTEM: EARTH TONE BRICK VENEER: EARTH TONEMATERIAL TAKE-OFF CO N C E P T U A L E L E V A T I O N S 0'4'8'16'32'2 3 7 6 3D V I E W N O R T H W E S T S I D E 7 3D V I E W S O U T H W E S T S I D E GENERAL NOTES ZONING CASE#: ZA17-015 T A Y L O R G R E G O R Y , D D S L O T 2 , B L O C K 1 , M E D I C A L V I L L A S A T T U S C A N C R E E K D O C . N O . D 2 1 0 0 2 0 7 3 3 , P . R . T . C . T . OF S O U T H L A K E VARIABL E W IDT H R.O.W. VA RIABLE W IDT H R.O .W. N 7 7 ° 0 8 ' 3 5 " E 3 8 6 .9 7 ' N 8 2 °4 1 '4 8 "E 1 4 1 .0 1 ' S 0 7°4 2'47 "E 24 7.3 1 ' N 0 0 ° 3 6 ' 3 7 " W 4 4 9 . 1 8 ' N 8 1 °1 0 ' 1 0 "E 5 3 . 0 9 ' 1 5 ' D R AI N A G E E S M T . 4 5 ' B u i l d i n g L i n e 2 0 ' B u i l d i n g L i n e W . S O U T H L A K E B O U L E V A R D1/ P Z - 4 2 / P Z - 4 3 /P Z -4 4 / P Z - 4 INTERNATIONALPRIZM ARCHITECTS ARCHITECTS DESIGNERS PLANNERS 580 DECKER DRIVE, STE. 170 IRVING, TX. 75062 (972) 714-0420, FAX (972) 714-0282LTD., INC. 2 1 5 4 3 2 1 D C B A D C5 4 B A 3 66FILENAME:ISSUED:PROJECT NUMBER:CHECKED BY:DRAWN BY:REVISIONS:THIS DOCUMENT IS FOR INTERIM REVIEW ONLY AND NOT INTENDED TO BE USED FOR CONSTRUCTION, BIDDING, OR PERMIT PURPOSES.RODNEY C. St. JOHN REGISTERED ARCHITECT TEXAS NO. 14791260 MIRON DRIVE, SUITE 108 SOUTHLAKE, TX 76092 817-552-7778 O:\Projects\Conifer Real Estate\Southlake Mixed Use Development\0.009.0516 - Southlake Commons - Southlake TX\CAD\Revit\southlake-site.rvt2/20/17 SOUTHLAKE COMMONS SW CORNER OF 1709 @ WHITE CHAPEL SOUTHLAKE, TX.Project Number 2/20/17 RCS RGB 3D IMAGES PZ-4 1 " = 2 0 ' - 0 " 1 ST R E E T E L E V A T I O N 2 3D V i e w 1 3 3D V i e w 6 4 3D V i e w 5 ZONING CASE#: ZA17-015 1 " = 2 0 0 ' - 0 " 5 SI T E P L A N - V I E W K E Y 1 4 ' - 0 " 12 ' - 0 " PZ - 5 2 CE D A R P O S T CE D A R B E A M S A B O V E PZ - 5 3 CE D A R B E A M CE D A R P O S T CE D A R B E A M 2x 4 C E D A R S L A T S 1 0 ' - 6 " 2X4 CEDAR SLATS CE D A R B E A M S CE D A R P O S T SU P P O R T B R A C K E T 9' - 7"INTERNATIONALPRIZM ARCHITECTS ARCHITECTS DESIGNERS PLANNERS 580 DECKER DRIVE, STE. 170 IRVING, TX. 75062 (972) 714-0420, FAX (972) 714-0282LTD., INC. 2 1 5 4 3 2 1 D C B A D C5 4 B A 3 66FILENAME:ISSUED:PROJECT NUMBER:CHECKED BY:DRAWN BY:REVISIONS:THIS DOCUMENT IS FOR INTERIM REVIEW ONLY AND NOT INTENDED TO BE USED FOR CONSTRUCTION, BIDDING, OR PERMIT PURPOSES.RODNEY C. St. JOHN REGISTERED ARCHITECT TEXAS NO. 14791260 MIRON DRIVE, SUITE 108 SOUTHLAKE, TX 76092 817-552-7778 O:\Projects\Conifer Real Estate\Southlake Mixed Use Development\0.009.0516 - Southlake Commons - Southlake TX\CAD\Revit\Pergola.rvt2/20/17 SOUTHLAKE COMMONS SW CORNER OF 1709 @ WHITE CHAPEL SOUTHLAKE, TX.Project Number 2/20/17 Author Checker PERGOLA IMAGES PZ-5 1 / 4 " = 1 ' - 0 " 1 PE R G O L A P L A N 1 / 4 " = 1 ' - 0 " 2 PE R G O L A F R O N T E L E V A T I O N 4 PE R G O L A 3 - D V I E W 1 / 4 " = 1 ' - 0 " 3 PE R G O L A S I D E E L E V A T I O N ZONING CASE#: ZA17-015 PZ - 3 2 PZ - 3 3 24 ' - 0 " 30 ' - 0 " 1 7 ' - 4 " 1 2 ' - 4 " 4' - 0 " PZ - 3 8 24 ' - 1 3 / 4 " 1 2 ' - 1 3 / 4 " PZ - 3 10 PZ - 3 4 7' H I G H M E T A L G A T E S SU P P O R T P O S T 3 ' - 4 3 / 4 " 8' - 0 " 8714 8' - 0 " 14 7 8INTERNATIONALPRIZM ARCHITECTS ARCHITECTS DESIGNERS PLANNERS 580 DECKER DRIVE, STE. 170 IRVING, TX. 75062 (972) 714-0420, FAX (972) 714-0282LTD., INC. 2 1 5 4 3 2 1 D C B A D C5 4 B A 3 66FILENAME:ISSUED:PROJECT NUMBER:CHECKED BY:DRAWN BY:REVISIONS:THIS DOCUMENT IS FOR INTERIM REVIEW ONLY AND NOT INTENDED TO BE USED FOR CONSTRUCTION, BIDDING, OR PERMIT PURPOSES.RODNEY C. St. JOHN REGISTERED ARCHITECT TEXAS NO. 14791260 MIRON DRIVE, SUITE 108 SOUTHLAKE, TX 76092 817-552-7778 O:\Projects\Conifer Real Estate\Southlake Mixed Use Development\0.009.0516 - Southlake Commons - Southlake TX\CAD\Revit\Retail-7400\SL-BLDG-7400-WEST.rvt2/20/17 SOUTHLAKE COMMONS SW CORNER OF 1709 @ WHITE CHAPEL SOUTHLAKE, TEXAS 0.009.0516 2/20/17 Author Checker TRASH ENCLOSURES PZ - 3 1 / 4 " = 1 ' - 0 " 1 TR A S H E N C L O S U R E S 1 / 4 " = 1 ' - 0 " 2 DO U B L E T R A S H E N CL O S U R E W / S I D E AC C E S S F R O N T E L E V A T I O N 1 / 4 " = 1 ' - 0 " 3 DO U B L E T R A S H E N C L O S U R E S I D E EL E V A T I O N MATERIALS KEY MATERIALS COLORS#NATURAL OR MANUFACTURED STONE VENEER: EARTH TONE STUCCO SYSTEM: EARTH TONE BRICK VENEER: EARTH TONE23 71.CAST STONE SILL 7.BRICK 8.CAST STONE WAINSCOT 11.BRICK SOLDIER COURSE 14. EIFS CORNICE WITH METAL COPING ZONING CASE#: ZA17-015 NO T E : R E F E R E N C E S I T E P L A N FO R T R A S H E N C L O S U R E LO C A T I O N S A N D CO N F I G U R A T I O N S . SI N G L E E N C L O S U R E DO U B L E E N C L O S U R E 1 / 4 " = 1 ' - 0 " 8 DO U B L E T R A S H E N CL O S U R E - S T R E E T SI D E DO U B L E E N C L O S U R E w / S I D E A C C E S S 6 3D - D O U B L E T R A S H E N C L O S U R E 9 3D - D O U B L E T R A S H E N C L O S U R E - S I D E AC C E S S 1 / 4 " = 1 ' - 0 " 10 DO U B L E T R A S H E N CL O S U R E - F R O N T EL E V A T I O N 1 / 4 " = 1 ' - 0 " 4 DU M P S T E R S C R E E N ( S O U N D S C R E E N SI M I L I A R ) Page 1 of 4 Detailed Site Plan (SP-1) District- Land Use and Development Regulations for a 4.09 acre parcel, on Southlake Blvd., just west of White Chapel Blvd. Southlake, Texas Zoning Case #: ZA17-015 Prepared by Sage Group, Inc. February 20, 2017 This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amende d, and the City of Southlake Subdivision Ordinance No. 483, as amended. Development Regulations This property shall be subject to the development regulations for the “C-2” Local Retail Commercial District, and all other applicable regulations with the following exceptions: 1) The following C-2 uses shall not be allowed: a- Antique Shops; b- Business Colleges or Private Schools; c- Cigar or Tobacco Stores; d- Dancing Schools; e- Day Nurseries; f- Dog and Cat Hospitals or Small Animal Hospitals; g- Dry Goods or Notion Stores; h- Duplicating Services for Printing and Lithographing; i- Frozen Food Lockers for Individual or Family Use; j- Grocery Stores and/or Meat Markets; k- Radio and Television Sales and Servicing; l- Shoe Repair Services; m- Gun Sales and Repair Stores; n- Tires, Batteries and Automotive Accessory Sales; o- Variety Stores; 2) A drive-thru facility shall be allowed, on Lot 3 as indicated on the Site Plan, and shall service a Coffee/ Beverage type establishment, or- with SUP approval- a “Fast Casual” type restaurant. By way of example but not limited to this list, the following restaurant brands are considered “Fast Casual”: Corner Bakery, Panera Bread, Jason’s Deli, Chipotle Mexican Grill, La Madeleine, and Red Robin. No “Fast Food” establishments shall be allowed. By way of example, but not limited to this list, the following restaurant brands are considered fast food: McDonalds, Wendy’s, Burger King, Whataburger, KFC & Taco Bell. Page 2 of 4 3) Minimum Front Building Setbacks: a- Along Southlake Blvd. shall be forty-five (45’) feet. 4) Minimum Side Building Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines shall not be required. 5) Minimum Rear Building Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines shall not be required. 6) Buffer Yards along internal lot lines shall not be required. 7) The maximum impervious coverage for the overall “SP-1” boundary shall be 70%; however, the maximum impervious coverage requirement shall not apply to individual lots within the boundary. 8) A shared parking, cross-access easement and shared maintenance agreement shall be required. Required parking for all built uses shall be provided within the “SP-1” boundary; parking requirements for individual lots shall not apply. 9) Parking Space Requirements: All Uses: One (1) space for each one-hundred five (105) square feet of Net Leasable area. 10) Dumpster Enclosure Location: Dumpster enclosures shall be permitted as shown on the Site Plan. 11) Patio Shade Structures: Outdoor Shade Structures (e.g. Pergola or Trellis) on the patio areas adjacent to buildings on Lots 1 & 2, as indicated on Site Plan, shall be allowed to overlap the internal lot boundary. Open Space Management Plan: Intended Usage: The common open space areas of the project are intended for the quiet enjoyment of the occupants within the development. All sidewalks are intended for pedestrian traffic, shall be kept in good condition, and accessible to the occupants and customers. Any significant changes to the plan must be approved by the City Council All Open Space and the existing fence along the southern property line shall be maintained by the property owners or the Property Owners Association (POA). All property owners shall be required to be a member of the POA. Dues assessments, required for the maintenance of the open space areas and other POA activities, shall be mandatory. Page 3 of 4 The POA shall be responsible for the maintenance and operation of the open space within the development. The expenses required to maintain the common areas at a quality level shall be estimated annually by the POA Board, and dues shall be determined and assessed on each property owner in an equitable fashion at such a rate as necessary to maintain such a level of quality. Authority to enforce these requirements, and to place a lien on the property if such dues are not paid, shall be in the form of written Deed Restrictions and Covenants, agreed to by all property owners at purchase, and shall run with the land. Provisions shall be made, in the POA bylaws and Deed Restrictions, that in the unlikely event the POA fails to maintain all or a portion of the open space in reasonable order and condition, the City of Southlake may, but is not required to, assume responsibility for such maintenance and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the POA or individual property owners that make up the POA, and may include administrative costs and penalties which shall become a lien on all property in the development. Page 4 of 4 Requested Variance The following variance is requested within the boundaries of this SP-1 district: 1. Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) regarding stacking depth, to 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. Item 6 - Noise Assessment 1 Item 6 - Noise Assessment 2 Item 6 - Noise Assessment 3 Item 6 - Noise Assessment 4 Item 6 - Noise Assessment 5 Item 6 - Noise Assessment 6 Item 6 - Noise Assessment 7 Item 6 - Noise Assessment 8 Traffic Study To Serve Southlake Commons FM 1709 and White Chapel Blvd. Southlake, TX February 19, 2017 Prepared By Table of Contents I. Introduction II. Study Procedure and Methodology III. Existing Roadway Conditions IV. Future Roadway Conditions V. Existing Traffic Patterns VI. Proposed Land Uses and Estimated Trip Generation VII. Distribution of Site-Generated Traffic VIII. Access Spacing on FM 1709 IX. Deceleration Lanes along FM 1709 X. Sight Distance along FM 1709 XI. Recommendations to Improve Future Traffic Conditions XII. Summary XIII. Supplemental Exhibits 1-3 Traffic Study Page 3 Southlake Commons in Southlake, Texas February 19, 2017 I. Introduction Boydston Designs, Inc. (BDI) has prepared this study at the request of Conifer Real Estate for the purpose of assessing traffic impact of the proposed Southlake Commons development on FM 1709 (also known as Southlake Boulevard) and White Chapel Blvd. in Southlake, Texas. A Traffic Impact Analysis and evaluation of proposed improvements was prepared by Boydston Designs in 2010 and approved by the City of Southlake. Improvements proposed in that study were constructed in approximate conformance its recommendations and with the engineering plans subsequently prepared by Boydston Designs. Access to the Southlake Commons development is proposed to occur via an existing right-in, right-out drive with deceleration lane onto FM 1709 (Driveway A), an existing driveway from the First Financial Bank site onto White Chapel Blvd. (Driveway B), and a common driveway adjacent to a median opening on White Chapel Blvd (Driveway C). The locations of these driveways are illustrated in Figure 1 (p. 9). A vicinity map depicting the Southlake Commons site (referred to as the Church Property in the 2010 TIA) and the existing First Financial Bank is shown below. Traffic Study Page 4 Southlake Commons in Southlake, Texas February 19, 2017 II. Study Procedure and Methodology This abbreviated Traffic Study has been prepared by Boydston Designs, Inc. (BDI) on behalf of Conifer Real Estate for review by the City of Southlake. This study includes trip generation estimates, directional distribution assignments that have been modified somewhat from the previous traffic impact analysis, and a review of existing sight distances at existing access points. Traffic simulations, level of service calculations, estimation of intersection delays, and other more advanced intersection analyses have not been performed. The development under consideration consists of three mixed use retail buildings and five mixed use office buildings. Table 1 lists the total floor areas of each anticipated use category. The traffic from the existing First Financial Bank, which shares access with the Southlake Commons development, is included in Table 2. Traffic estimates in these tables have been rounded to the nearest whole number, which may result in apparent discrepancies when comparing subcategories with total traffic estimates. Trip generation for Southlake Commons has been determined based on anticipated use data provided by the developer and in accordance with Trip Generation Manual, 9th Ed. and Trip Generation Handbook, 2nd Ed. published by the Institute of Transportation Engineers (ITE). City-collected traffic counts have also been included in this report for purposes of comparison. III. Existing Roadway Conditions The area of study is located south of FM 1709 and west of White Chapel Blvd. All driveways referenced in this study currently exist, and no new ones are proposed at this time. FM 1709 is a divided road with three lanes of travel each in the eastbound and westbound directions with periodically spaced median openings for dedicated left turn lanes. (At the time of the previous study, FM 1709 was an undivided thoroughfare with a dedicated center left turn lane.) Dedicated right turn deceleration lanes are present at the intersection of the driveway onto FM 1709 (Driveway A) and with the intersection of FM 1709 and White Chapel Blvd. North of FM 1709, White Chapel Blvd. is built to a five lane undivided standard, with two lanes each in the northbound and southbound directions and a dedicated center left turn lane for a distance of approximately 1,100 feet. South of FM 1709, White Chapel Blvd. is built to a four lane divided standard with intermittent median breaks for deceleration and left turn lanes for a distance of approximately 1,000 feet. A median is located at the common driveway onto White Chapel Blvd (Driveway C). Beyond these distances, White Chapel Blvd. is a two lane undivided road. The speed limit on FM 1709 is 45 mph. The speed limit on White Chapel Blvd is 40 mph north of FM 1709 and 30 mph south of FM 1709. Traffic Study Page 5 Southlake Commons in Southlake, Texas February 19, 2017 IV. Future Roadway Conditions No proposed roadway improvements in the vicinity of this project are known. The Southlake 2030 Comprehensive Plan does not indicate any thoroughfare improvements for FM 1709 or White Chapel Blvd. adjacent to the Southlake Commons development. V. Existing Traffic Patterns The City of Southlake collects traffic data for a number of key street locations. From the 2015 traffic data published by the City of Southlake, two 24-hour traffic count locations are potentially relevant to this study. The first is located on FM 1709 near the intersection with White Chapel Blvd. (indicated as 17E and 17W in the city’s data). The second is located on White Chapel Blvd. and is located south of FM 1709 and north of Continental Blvd (indicated as 57N and 57S in city data). FM1709 Eastbound: 27,182 vehicles Westbound: 25,385 vehicles Total: 52,567 vehicles White Chapel Blvd. Northbound: 4,434 vehicles Southbound: 4,857 vehicles Total: 9,291 vehicles VI. Proposed Land Uses and Estimated Trip Generation The land uses for the proposed Southlake Commons development are shown in Table 1 on the following page. Trip generation for Southlake Commons has been estimated based a breakdown of anticipated usage provided by the developer. Traffic for the existing First Financial Bank was tabulated based on data provided by First Financial Bank for the week of August 15 – August 19, 2016. The busiest day during this interval was used as the basis of estimating the bank’s daily traffic, and allowance was made for thirteen employees in excess of the trips generated by bank customers. Ba s e Tr i p Ge n e r a t i o n Da t a (p e r 10 0 0 sf ) Us e IT E Co d e A r e a (S F ) We e k d a y AM Pe a k In % Ou t % PM Pe a k In % Ou t % Sa t . Sa t . Pe a k In % Out %Sun.Sun. Peak Ge n e r a l Of f i c e 7 1 0 1 5 , 3 0 9 N A N A 0 . 8 8 0 . 1 2 N A 0 . 1 7 0 . 8 3 N A 0 . 4 3 0 . 5 4 0 . 4 6 1 . 0 5 0 . 1 6 Me d i c a l Of f i c e 7 2 0 1 2 , 8 3 4 N A 2 . 3 9 0 . 7 9 0 . 2 1 N A 0 . 2 8 0 . 7 2 8 . 9 6 3 . 6 3 0 . 5 7 0 . 4 3 1 . 5 5 0 . 4 0 Ge n e r a l Re t a i l 8 2 0 9 , 4 4 7 N A N A 0 . 6 2 0 . 3 8 N A 0 . 4 8 0 . 5 2 N A N A 0 . 5 2 0 . 4 8 N A 3 . 1 2 Hi g h ‐Tu r n o v e r Re s t a u r a n t 9 3 2 6 , 8 1 0 1 2 7 . 1 5 1 0 . 8 1 0 . 5 5 0 . 4 5 9 . 8 5 0 . 6 0 0 . 4 0 1 5 8 . 3 7 1 4 . 0 7 0 . 5 3 0 . 4 7 1 3 1 . 8 4 1 8 . 4 6 St a r b u c k s / C a s u a l Di n i n g 9 3 7 2 , 0 0 0 8 1 8 . 5 8 1 0 0 . 5 8 0 . 5 1 0 . 4 9 4 2 . 8 0 0 . 5 0 0 . 5 0 6 8 7 . 8 7 8 4 . 5 2 0 . 5 0 0 . 5 0 6 8 7 . 8 7 8 4 . 5 2 En t r i e s li s t e d as "N A " ar e ca l c u l a t e d wi t h fi t t e d cu r v e eq u a t i o n s pr o v i d e d in IT E Tr i p Ge n e r a t i o n To t a l s Us e IT E Co d e A r e a (S F ) We e k d a y AM Pe a k AM In AM Ou t PM Pe a k PM In PM Ou t Sa t . Sa t . Pe a k Sa t . P k . In Sat.Pk. Out Sun.Sun. Peak Ge n e r a l Of f i c e 7 1 0 1 5 , 3 0 9 3 1 5 4 3 3 8 5 9 6 1 6 7 9 6 3 7 4 3 1 6 2 Me d i c a l Of f i c e 7 2 0 1 1 , 1 9 0 3 1 0 3 1 2 4 6 4 1 1 1 2 9 1 0 0 4 1 2 3 1 7 1 7 4 Ge n e r a l Re t a i l 8 2 0 9 , 4 4 7 1 4 6 5 3 7 2 3 1 4 1 2 3 5 9 6 4 2 0 9 0 1 8 9 9 8 9 1 1 5 2 2 9 Hi g h ‐Tu r n o v e r Re s t a u r a n t 9 3 2 6 , 8 1 0 8 6 6 7 4 4 0 3 3 6 7 4 0 2 7 1 0 7 8 9 6 5 1 4 5 8 9 8 1 2 6 St a r b u c k s / C a s u a l Di n i n g 9 3 7 2 , 0 0 0 1 6 3 7 2 0 1 1 0 3 9 9 8 6 4 3 4 3 1 3 7 6 1 6 9 8 5 8 5 1 3 7 6 1 6 9 We e k d a y AM To t . AM In AM Ou t PM To t . PM In PM Ou t Sa t . Sa t . To t . Sa t . In Sat. Out Sun.Sun. Tot. TR I P TO T A L S 4, 5 9 3 3 8 5 2 2 8 1 5 7 4 1 2 1 7 0 2 4 2 4 , 7 0 7 5 0 1 2 6 0 2 4 1 2 , 4 5 9 3 3 1 AM Pe a k P M Pe a k S a t . Pe a k TA B L E 1 ‐ TR I P GE N E R A T I O N CA L C U L A T I O N S Traffic Study Page 7 Southlake Commons in Southlake, Texas February 19, 2017 Estimated trip generation on the existing bank site and the future Southlake Commons development is shown in Table 2 below: Table 2 – Projected Trip Generation for Study Area Land Use (Density) AM Peak Hour of Adjacent Street Traffic PM Peak Hour of Adjacent Street Traffic 24-Hour In Out Total In Out Total Total First Financial Bank 30 20 50 15 25 40 250 8,100 sf (4 lanes) Southlake Commons 228 157 385 170 242 412 4,593 (Table 1) The table above was developed based on Trip Generation Manual, 9th Ed., published by the Institute of Transportation Engineers. Where fitted curve equations were provided by ITE, these were used to estimate generated trips. Otherwise, best fit linear regression data was used. Traffic Study Page 8 Southlake Commons in Southlake, Texas February 19, 2017 VII. Distribution of Site-Generated Traffic In preparing its 2010 Traffic Impact Analysis for First Financial Bank and the Church Property, BDI assumed the following trip distributions: To and from the East via FM 1709: 35% To and from the West via FM 1709: 30% To and from the South via White Chapel Blvd: 20% To and from the North via White Chapel Blvd: 15% INBOUND MOVEMENTS: It is assumed that 65% of traffic approaching Southlake Commons from the east will turn left to use the driveways onto White Chapel Blvd. (Driveways B and C), while the remaining 35% will utilize alternate routes (such as U- turns on FM 1709) to access Southlake Commons via the driveway onto FM 1709 (Driveway A). Traffic approaching from the north is also assumed to utilize the driveways onto White Chapel Blvd. (Driveways B and C). It is assumed that 60% of traffic using a right turning movement to access the site from White Chapel Blvd. will enter the First Financial Bank driveway (Driveway B) and that the remaining 40% will utilize the common driveway (Driveway C). Traffic approaching from the South is anticipated to enter the common driveway on White Chapel Blvd. (Driveway C) using left turning movements. Traffic entering from the West was assigned to the FM 1709 driveway (Driveway A). Turning movements at this driveway are limited to right-in/out movements because of the existing median. It is assumed that all traffic approaching First Financial Bank from the north and east will access it via its dedicated driveway onto White Chapel Blvd. (Driveway B), that traffic from the south will access First Financial Bank via the common driveway onto White Chapel Blvd. (Driveway C), and that traffic from the west will access it via the shared driveway onto FM 1709 (Driveway A). OUTBOUND MOVEMENTS: It is assumed that all eastbound traffic will exit the site using a right-out at the FM1709 driveway (Driveway A). Northbound traffic is assigned to use a left-out at the Common White Chapel Drive (Driveway C). Half of westbound traffic is also assigned to use a left-out at the Common White Chapel Drive (Driveway C), with the remaining half utilizing a right-out at the FM1709 driveway (Driveway A), thereafter seeking alternate routes to return toward the West. Southbound traffic leaving Southlake Commons is assumed to use the First Financial Bank driveway (Driveway B) onto White Chapel and the Common White Chapel Drive (Driveway C) in a 50/50 split. It is, however, assumed that all traffic from First Financial Bank and departing to the South will exclusively use the First Financial bank driveway onto White Chapel (Driveway B). Traffic Study Page 9 Southlake Commons in Southlake, Texas February 19, 2017 Figures 1A and 1B that follow (not to scale) show schematics of the existing driveway locations as well as the percentages allocated to each driveway turning movement and intersection movement for inbound and outbound traffic, respectively. Left-in and left-out movements are possible only at the common driveway onto White Chapel Blvd (Driveway C). Other drives are right-in, right-out only. The intersection percentages shown are percentages of total site generated traffic passing through the intersection via each listed turning movement. Since some site generated traffic bypasses the intersection, the sum of listed percentages is less than 100%. Traffic Study Page 10 Southlake Commons in Southlake, Texas February 19, 2017 Traffic Study Page 11 Southlake Commons in Southlake, Texas February 19, 2017 Figure 2 below (not to scale) shows a schematic of the existing driveway locations as well as estimated number of turning movements and intersection movements for the AM and PM peak conditions. Expected AM turning movements are listed first, followed by PM movements in parentheses. Table 3 on the following page lists the resulting total turning movements of each type for daily, AM Peak, and PM Peak conditions. Table 4 lists the intersection movement totals and percentages. Southlake Commons ‐ Inbound movements Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak. Right‐In at FFB White Chapel Drive 0.2265 520 52 38 59 Right‐In At Common White Chapel Drive 0.1510 347 34 26 39 Left‐In At Common White Chapel Drive 0.2000 459 46 34 52 Right‐In At FM1709 Driveway 0.4225 970 96 72 110 Total Inbound (Southlake Commons) 2297 228 170 260 First Financial ‐ Inbound movements Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak Right‐In at FFB White Chapel Drive 0.500 63 15 8 10 Right‐In At Common White Chapel Drive 0.000 0 0 0 0 Left‐In At Common White Chapel Drive 0.200 25 6 3 6 Right‐In At FM1709 Driveway 0.300 38 9 5 6 Total Inbound (First Financial Bank) 125 30 15 22 TOTAL INBOUND MOVEMENTS Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak Right‐In At FFB White Chapel Drive 0.241 583 67 46 69 Right‐In At Common White Chapel Drive 0.143 347 34 26 39 Left‐In At Common White Chapel Drive 0.200 484 52 37 58 Right‐In At FM1709 Driveway 0.416 1008 105 76 116 TOTAL SITE INBOUND 2422 258 185 282 Southlake Commons ‐ Outbound movements Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak Right‐Out At FFB White Chapel Drive 0.1 230 16 24 24 Right‐Out At Common White Chapel Drive 0.100 230 16 24 24 Left‐Out At Common White Chapel Drive 0.300 689 47 73 72 Right‐Out At FM1709 Driveway 0.500 1148 79 121 120 Total Outbound (Southlake Commons) 2297 157 242 241 First Financial ‐ Outbound movements Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak Right‐Out At FFB White Chapel Drive 0.200 25 4 5 4 Right‐Out At Common White Chapel Drive 0.000 0 0 0 0 Left‐Out At Common White Chapel Drive 0.300 38 6 8 6 Right‐Out At FM1709 Driveway 0.500 63 10 13 10 Total Outbound (First Financial Bank) 125 20 25 20 TOTAL OUTBOUND MOVEMENTS Movement Allocation Fraction Daily AM Peak PM Peak Sat. Peak Right‐Out At FFB White Chapel Drive 0.105 255 20 29 28 Right‐Out At Common White Chapel Drive 0.095 230 16 24 24 Left‐Out At Common White Chapel Drive 0.300 726 53 80 78 Right‐Out At FM1709 Driveway 0.500 1211 89 134 130 TOTAL SITE OUTBOUND 2422 177 267 261 TOTAL TRIPS 4843 435 452 543 TABLE 3 ‐ DISTRIBUTION OF TURNING MOVEMENTS Intersection Movement In Out Total In %Out % NBL 0.0 363.2 363.2 0.0 15.0 11.5 NBT 0.0 363.2 363.2 0.0 15.0 11.5 NBR 0.0 0.0 0.0 0.0 0.0 0.0 EBL 0.0 363.2 363.2 0.0 15.0 11.5 EBT 0.0 847.6 847.6 0.0 35.0 26.9 EBR 0.0 0.0 0.0 0.0 0.0 0.0 SBL 0.0 0.0 0.0 0.0 0.0 0.0 SBT 363.2 0.0 363.2 15.0 0.0 11.5 SBR 0.0 0.0 0.0 0.0 0.0 0.0 WBL 566.2 0.0 566.2 23.4 0.0 18.0 WBT 281.3 0.0 281.3 11.6 0.0 8.9 WBR 0.0 0.0 0.0 0.0 0.0 0.0 TOTAL MOVEMENTS 3,148.2 Intersection Movement In Out Total In %Out % NBL 0.0 26.6 26.6 0.0 15.0 9.8 NBT 0.0 26.6 26.6 0.0 15.0 9.8 NBR 0.0 0.0 0.0 0.0 0.0 0.0 EBL 0.0 26.6 26.6 0.0 15.0 9.8 EBT 0.0 62.1 62.1 0.0 35.0 22.9 EBR 0.0 0.0 0.0 0.0 0.0 0.0 SBL 0.0 0.0 0.0 0.0 0.0 0.0 SBT 38.7 0.0 38.7 15.0 0.0 14.3 SBR 0.0 0.0 0.0 0.0 0.0 0.0 WBL 62.3 0.0 62.3 24.2 0.0 23.0 WBT 27.9 0.0 27.9 10.8 0.0 10.3 WBR 0.0 0.0 0.0 0.0 0.0 0.0 TOTAL MOVEMENTS 270.7 Intersection Movement In Out Total In %Out % NBL 0.0 40.1 40.1 0.0 15.0 13.1 NBT 0.0 40.1 40.1 0.0 15.0 13.1 NBR 0.0 0.0 0.0 0.0 0.0 0.0 EBL 0.0 40.1 40.1 0.0 15.0 13.1 EBT 0.0 93.6 93.6 0.0 35.0 30.5 EBR 0.0 0.0 0.0 0.0 0.0 0.0 SBL 0.0 0.0 0.0 0.0 0.0 0.0 SBT 27.7 0.0 27.7 15.0 0.0 9.1 SBR 0.0 0.0 0.0 0.0 0.0 0.0 WBL 43.9 0.0 43.9 23.7 0.0 14.3 WBT 20.8 0.0 20.8 11.3 0.0 6.8 WBR 0.0 0.0 0.0 0.0 0.0 0.0 TOTAL MOVEMENTS 306.3 % of New Intersection Traffic TABLE 4 ‐ INTERSECTION MOVEMENTS ‐ FM 1709 AND WHITE CHAPEL BLVD. WEEKDAY TOTALS AM PEAK HOUR PM PEAK HOUR % of New Intersection Traffic % of New Intersection Traffic Traffic Study Page 14 Southlake Commons in Southlake, Texas February 19, 2017 VIII. Access Spacing Along FM 1709 and White Chapel The proposed Southlake Commons and existing First Financial Bank are expected to share the single existing driveway onto FM 1709 (Driveway A). The centerline of this existing driveway is located approximately 505’ west of the west curb line of White Chapel Blvd, and its most easterly curb return is located approximately 35’ west of the beginning of the transition for the dedicated eastbound right turn lane on FM 1709 as it approaches White Chapel Blvd. The nearest existing driveway on the south side of FM 1709 is located approximately 515’ (centerline to centerline) west of the existing driveway serving First Financial Bank and Southlake Commons. City of Southlake driveway separation requirements along FM 1709 require a minimum centerline driveway spacing of 500’. TXDOT access management requirements specify a minimum edge to edge driveway spacing of 360’ at a speed limit of 45 mph. The existing driveway location appears to meet both requirements. IX. Deceleration Lane Requirements The driveway onto FM1709 is served by an existing deceleration lane. Compliance of this driveway and deceleration lane with current TXDOT and city standards has not been investigated in preparing this report, however, BDI designed these improvements in 2010 and is not aware of any deficiencies related to them. In the event that the developer wishes to construct a median opening adjacent to the drive approach onto FM 1709, it should be noted that a median opening in this location would not comply with TXDOT standards and the likelihood of obtaining a median opening in this location is very low. The City of Southlake Driveway Ordinance No. 634 requires a deceleration lane for speeds limits greater than 40 mph with more than 40 right turning movements per hour, or for any driveway projected to have 50 or more right-turn ingress movements per hour. For the First Financial Bank driveway onto White Chapel Blvd. (Driveway B), this threshold is shown to be exceeded during both the AM peak and Saturday peak hours (with 70 and 75 right turns per hour, respectively). Due to a variety of grading challenges, utility clearance issues, and lack of adequate horizontal spacing, and due to the fact that there are two existing southbound lanes in White Chapel Blvd. in this area, with the right lane potentially functioning as a deceleration and turning lane and the left lane acting as a through-lane, city staff have expressed willingness to consider a variance from the conditions of Ordinance No. 634. In pursuing this variance, BDI believes that concerns regarding restriping and replacement/addition of signage will need to be addressed. Traffic Study Page 15 Southlake Commons in Southlake, Texas February 19, 2017 X. Sight Distances Along FM 1709 and White Chapel A detailed survey of FM 1709 and White Chapel to establish sight distances has not been conducted as a part of this study. However, from recent field visits and photographs taken of the site, the sight distance from the FM 1709 driveway (Driveway A) to the west appears to be in excess of 1,000 feet. The sight distance to the east appears to be in excess of 700 feet. At the Common White Chapel Blvd. driveway (Driveway C), the sight distance to the north is approximately 700 feet, while the sight distance to the south is approximately 432 feet, as measured in a piecewise-linear fashion from aerial photographs along the northbound left lane (Ref. Exhibit 1). Due to curvature in the horizontal alignment of the roadway, the sight line to the north extends over roadway shoulder and private property, and future growth of vegetation or placement of obstacles in this area could reduce future sight distance (Ref. Exhibit 2). A similar situation exists to the south, where future growth of vegetation combined with a failure to trim undergrowth wo uld also reduce sight distance (Ref. Exhibit 3). Recommended maintenance practices to preserve sight distances are provided in Section XI. Curvature in the vertical alignment of White Chapel Blvd. reduces the visibility to the north somewhat, resulting in a visibility “local minimum” condition at the intersection of the south curb of FM 1709 and the west curb of White Chapel Blvd. However, it appears that even this location meets the visibility requirements for AASHTO’s intersection sight distance, such that a 3.5’ object is visible from 3.5’ above grade at the common driveway onto White Chapel Blvd. Visibility improves both to the north and south of this location. AASHTO’s intersection sight distance d = 1.47*V*t g, where d is the sight distance in feet, V is the posted speed limit in MPH, and tg is the time gap, or time required for a vehicle to accelerate into a lane of traffic. 7.5 seconds is considered a typical base value for a passenger vehicle time gap, and this value is normally increased by 0.5 seconds for each lane the vehicle must cross while maneuvering. For the left turning movement at the Common White Chapel driveway (Driveway C), a vehicle must cross two lanes of traffic and a median approximately two lanes in width, so a time gap of 9.0 seconds is used here. Thus the minimum intersection sight distance is 396.9 feet. For the case of single-unit trucks, the time gap is increased by an additional two seconds, resulting in a minimum intersection sight distance of 485.1 feet, which exceeds the existing sight distance. Therefore, this intersection does not comply with AASHTO design criteria for truck traffic. [The Civil Engineering Handbook, 2nd ed., CRC Press, Chen and Liew, eds., 2003. Chapter 63, Geometric Design.] Traffic Study Page 16 Southlake Commons in Southlake, Texas February 19, 2017 XI. Recommendations to Improve Future Traffic Conditions BDI recommends the following improvements to the site to improve the flow of traffic in the future: • Consider placing a stop sign and stop bars at the existing driveway exit onto White Chapel. • Prevent new planting of trees and shrubs, as well as placement of other new obstacles at ground level, north of the Common Driveway onto White Chapel (Driveway C). Maintain existing tree trimming practices to remove new branch growth below bottom level of existing tree canopies. • Trim trees and shrubs to prevent growth above the sidewalk south of the Common Driveway onto White Chapel (Driveway C) below a height of approximately eight feet above grade. Traffic Study Page 17 Southlake Commons in Southlake, Texas February 19, 2017 XII. Summary Conifer Real Estate commissioned BDI to provide this Traffic Study in order to obtain site plan and other necessary permit approvals for development of Southlake Commons. BDI estimated trips generated based on anticipated uses provided by the developer in accordance with the Institute of Transportation Engineers’ Trip Generation Manual, 9th Edition and distributed these trips along the adjacent roadways in a demographically appropriate manner. 2015 traffic volumes for FM 1709 published by the City of Southlake were provided for comparison with Southlake Commons trip generation calculations. Because calculated right-in turn volumes exceed those allowed by the City of Southlake without a right-turn deceleration lane, it has been recommend that the client pursue a variance from Ordinance No. 634. The city may require alterations to street striping and signage, as well as other remedial measures it determines to be necessary, in exchange for granting a variance. SPIN MEETING REPORT SPIN Item Number: SPIN17-03 Project Name: Southlake Commons SPIN Neighborhood: SPIN #10 Meeting Date: February 28, 2017 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: Eighteen (18) Host: David Alexander, Community Engagement Committee Applicant Presenting: Martin Schelling City Staff Present: Jerod Potts, Assistant to the Director – Planning and Development Services Attached to the end of this report are the Blackboard Connect Delivery Results for the February 28, 2017 SPIN Town Hall Forum Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on “Learn More” under Video On Demand; forums are listed under SPIN by meeting date. FORUM SUMMARY : Property Situation: • Southwest of the Southlake Blvd. (FM 1709) and White Chapel Blvd. intersection Development Details: • Approximately 21,700 square feet of retail • Proposing three buildings • Two buildings on the left are 7,500 square feet • One building is 6,700 square feet • Proposing one drive through on building to the right, limited to a coffee facility or under a conditional use could come back with a casual dining restaurant for that space. Staff clarification: as proposed would require Specific Use Permit (SUP) for casual dining restaurant with drive through • Landscape plan required by ordinance – had conversations with neighbors; have done things to enhance landscaping to provide some additional buffering for them • Proposing to berm area in the large island in the southern portion of the application • Two buildings to the west are identical • Applicant showed an image of a pergola to go between two of the buildings Exhibits presented at SPIN: QUESTIONS / CONCERNS: • None SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Blackboard Connect Delivery Results for the February 28, 2017 SPIN Meeting