PZ Item 10 - Kimball Crossing
Case No.
ZA17-068
S T A F F R E P O R T
September 29, 2017
CASE NO: ZA17-068
PROJECT: Zoning Change & Site Plan for Kimball Crossing
EXECUTIVE
SUMMARY: Gonzalez and Schneeberg, Engineers and Surveyors, Inc., on behalf of Greenway
1709/Eleven II Partners and Greenway 1709/Eleven Partners, Ltd., is requesting a
Zoning Change and Site Plan on property described as Lot 1, Block 1, Kimball
Crossing Addition and a portion of Tract 1B02, John A. Freeman Survey, Abstract 529
from “S-P-1” Detailed Site Plan District and “B-1” Business Service Park District to “S-
P-1” Detailed Site Plan District for Kimball Crossing located at 2175 & 2185 E.
Southlake Blvd. SPIN #8.
REQUEST
DETAILS: Kimball Crossing is located approximately 660 feet west of the intersection of S .
Kimball Avenue and E. Southlake Blvd. The purpose of this item is to seek approval of
a proposed zoning change and site plan to add 57 parking spaces and approximately
17,075 sf (.39 acre) of the adjacent south property to the site. The applicant is
seeking additional parking spaces to accommodate visitors and staff at their
successful business location. Currently, the 20,122 square foot retail/restaurant
building on the property has 176 parking spaces. The applicant is not seeking any
variances to this request.
Site Data Summary
Approved Site Plan ZA11-025 Proposed Site Plan ZA17-068
Existing Zoning S-P-1 and B-1 S-P-1 and B-1
Proposed Zoning SP-1 S-P-1
Land Use Designation Retail Commercial Retail Commercial
Acreage (gross) 2.895 3.287acres
Lot Coverage 15.8% 14.1%
Number of Proposed Lots 1 1
Open Space Area 36,116 sf 35,514 sf
Open Space % 28.6% 24.8%
Impervious Coverage Area 89,983 sf 107,635 sf
Impervious Coverage (%) 71.4% 75.2%
Max. Building Ht. 35 ft. 35 ft.
Total Floor Area 20,150 sf 20,122 sf
Proposed Parking Ratio 1/115 sf 1 space/90 sf
Parking Required 176 176 (172*)
Parking Provided 176 57
Total Parking 176 229*
Required Loading Space 1 1
Provided Loading Space 1 1
* Includes deduction for 2 parking spaces removed for drive aisle and 2 temporary parking spaces near
Ethan Allen are not included in the parking calculation
Department of Planning & Development Services
Case No.
ZA17-068
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated September 29, 2017
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link Narrative
Link Plans
STAFF CONTACT: Dennis Killough (817)748-8072
Patty Moos (817)748-8269
Case No. Attachment A
ZA17-068 Page 1
BACKGROUND INFORMATION
APPLICANT: Gonzalez and Schneeberg, Engineers and Surveyors, Inc.
OWNER: Greenway 1709/Eleven II Partners and Greenway 1709/Eleven Partners, Ltd.
PROPERTY ADDRESS: 2175 & 2185 E. Southlake Blvd
PROPERTY
DESCRIPTION: Lot 1, Block 1, Kimball Crossing Addition and a portion of Tract 1B02, John A.
Freeman Survey, Abstract 529
LAND USE CATEGORY: Retail Commercial and Office Commercial
CURRENT ZONING: “S-P-1” Detailed Site Plan District with “C-3” General Commercial uses &
regulations and “B-1” Business Service Park District
HISTORY: September 1989: Zoning on the property was placed by the City with approval
of Zoning Ordinance No. 480.
November 12, 2001: A Plat Showing was approved by the City for Lot 3, J.A.
Freeman No. 529 Addition (ZA01-118)
July 16, 2002: City Council approved a change of zoning and site plan to “S -P-
1” zoning with “C-2” Local Retail Commercial District and limited “C-3” General
Commercial District uses. (ZA02-038)
August 1, 2006: City Council approved the existing “S -P-1” zoning and site
plan for the Ethan Allen furniture store and a conceptual 6,988 square foot
retail building pad site as well as a Plat Revision for Lots 1 & 2, Block 1, Ethan
Allen 1709 Addition. The following conditions were made part of the zoning
approval:
1. exclude the following “C-3” uses:
taverns,
clubs,
golf driving range, and
theatre;
2. Site Plan Review Summary No. 5, dated July 26, 2006;
3. subject to the addition of 85 caliper inches of tree mitigation on Lot 2
from what would otherwise be required;
4. adding right-in/right-out signs at the right-in/right-out driveway;
5. requiring a berm of a minimum of two feet between the parking and the
sidewalk on FM 1709 to help screen the parking;
6. subject to there being no signage or logo on the awnings;
7. approving the variances for driveway stacking and driveway spacing;
and
8. requiring the full access drive across Lot 2 will be constructed in
conjunction with the development of Lot 1. (ZA06- 040, ZA06-041, and
ZA06-092)
Case No. Attachment A
ZA17-068 Page 2
September 6, 2011; City Council approved the zoning change and site plan for
Kimball Crossing and approved the three variances for the driveway stacking,
driveway spacing and driveway spacing between right -in and right-out drives;
regarding the architectural embellishments on the front façade of the building,
the applicant will have at least a 3’ top cornice between bays 3 and 4, 5 and 7,
and 9 and 10; the City will waive the masonry requirement for architectural
embellishment for the top 3’; the trellis will not have visible I-beams, support
structures will be of a solid square material with a wood fascia; 12’ height
limitation on the trellis structures and no more than 60% of the front façade
coverage with trellises; applicant will have a minimum of 10’ masonry
construction on the support columns; and pursuant to site plan review
summary No. 3, dated July 15, 2011 and staff report dated August 31, 2011.
(ZA11-025)
SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan
The underlying land use de signations are “Retail Commercial and Office
Commercial.” The proposed zoning and site plan for Kimball Crossing is
consistent with the recommended scope of uses under the “Retail
Commercial” and Office Commercial land use designations.
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.
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 dev elopment. Other
suitable activities are those permitted in the Public Parks/Open Space and
Case No. Attachment A
ZA17-068 Page 3
Public/Semi-Public categories.
Pathways Master Plan & Sidewalk Plan
There is an existing 8 foot pathway along E. Southlake Blvd. between Carroll
Avenue and Kimball Avenue.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan & Median Plan
The Southlake 2030 Master Thoroughfare Plan recommends Southlake
Boulevard to have 130’ of right-of-way. There is adequate right-of way along
the frontage of the property.
Existing Area Road Network and Conditions
This location has access to a full median opening on E. Southlake Blvd at the
northeast corner of the property, access to S. Kimball Avenue to the east by
means of cross- access through the Kimball Oaks development, and access to
the signalized intersection of Southlake Blvd . and Village Center Drive to the
west by means of cross-access through other sites (Ethan Allen, St. George
University, and Modia). East Southlake Boulevard is a six lane, divided
thoroughfare with a median and intermittent center left turn lanes and
deceleration lanes.
E. Southlake Blvd.
(between Carroll Avenue and Kimball Avenue)
24 hr West Bound (25,379) East Bound (23,395)
AM Peak AM (1,966)11:45 AM–12:45 PM Peak AM (2,093) 7:30-8:30 AM
PM Peak PM (2,375) 4:45 – 5:45 PM Peak FM (1,762) 12:30 -1:30 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
Use Area
(sq. ft.) Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Specialty Retail Center (814) 20,122 891 67 72 57 45
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
WATER & SEWER: There is an existing 8-inch sewer line and existing 12-inch along E. Southlake
Blvd.
TREE PRESERVATION/
LANDSCAPE: The area of the site for the proposed parking lot in the south end of the
property currently has 10.7% of the area with tree coverage. The applicant is
proposing to remove 28% of the existing tree coverage in this area totaling 38
caliper inches of trees to be removed and 96 caliper inches to remain.
In the bufferyard and landscape islands, the applicant is proposing to plant 24
Eastern Red Cedar, 10 Cedar Elm, 8 Live Oak, 2 Red Oak, 106 Dwarf Yaupon
Holly and Bermuda Sod.
Case No. Attachment A
ZA17-068 Page 4
CITIZEN INPUT: A SPIN meeting was not scheduled for this request.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated September 29, 2017.
Case No. Attachment B
ZA17-068 Page 1
Case No. Attachment C
ZA17-068 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-068 Review No.: Two Date of Review: 9/29/2017
Project Name: Site Plan for Kimball Crossing
APPLICANT: Gonzalez & Schneeberg, Engineers
& Surveyors
OWNER: Greenway 1709/Eleven II
Partners, Ltd. and Greenway
1709/Eleven Partners, Ltd.
Robert Schneeberg Christy Hammons
2100 Lakeside Blvd., Suite 200 2808 Fairmount Ave., Ste.100
Richardson, TX 75082 Dallas, TX 75201
Phone: (972) 516-8855 Phone: 214-880-9009
Email: robert.schneeberg@gs-engineers.com Email:
Christy@greenwayinvestments.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/28/2017 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
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
___________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The existing large tree that is on the southwest corner of the existing storm water inlet is not shown on
the Tree Conservation Plan. This will change the amount of existing tree cover and the amount of
percentage of existing tree cover preserved.
___________________________________________________________________________________
Public Works/Engineering Review
Steve Anderson, P.E.
Deputy Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
No comments based on information submitted.
Case No. Attachment C
ZA17-068 Page 2
___________________________________________________________________________________
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on the submitted information.
___________________________________________________________________________________
General Informational Comments
Staff recommends contac ting Jerod Potts in the Planning and Development Services Department to
determine if a SPIN meeting would be beneficial to your application. Jerod can be contacted by phone
at (817) 748-8195 or by e-mail at jpotts@ci.southlake.tx.us . For more information about SPIN and
the SPIN process please go to SouthlakeSPIN.org.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* The applicant should be aware that prior to issuance of a building permi t a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and
building plans, must be submitted for approval and all required fees must be paid. This may include
but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA17-068 Page 1
Surrounding Property Owners
Kimball Crossing
SPO # Owner Zoning Land Use Acreage Response
1. INLAND WESTERN SLAKE CORNERS K C3 100 N KIMBALL AVE 16.71 NR
2. STRAFACE, ANGELA SF1-A 213 EASTWOOD DR 3.64 NR
3. ETHAN ALLEN RETAIL INC SP1 2171 E SOUTHLAKE BLVD 2.06 NR
4. EQYINVEST OWNER II LTD LLP C3 2130 E SOUTHLAKE BLVD 7.37 NR
5. CHAPMEN, CLIFF SF1-A 211 EASTWOOD DR 2.73 NR
6. CARROLL, ISD CS 400 S CARROLL AVE 35.39 NR
7. GREENWAY-1709 ELEVEN PARTNERS SP1 2175 E SOUTHLAKE BLVD 3.04 NR
8. GREENWAY-1709 ELEVEN PARTNERS B1 2185 E SOUTHLAKE BLVD 8.11 NR
9. SPC KIMBALL OAKS LTD SP1 2245 E SOUTHLAKE BLVD 7.35 NR
10. SPC KIMBALL OAKS LTD SP1 2225 E SOUTHLAKE BLVD 6.54 NR
11. GATEWAY CHURCH CS 2121 E SOUTHLAKE BLVD 13.36 NR
12. Superintendent of Carroll ISD NR
13. Supt. of Grapevine Colleyville ISD NR
14. Superintendent of Northwest ISD NR
15. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirteen (13)
Responses Received: In Favor: 0 Opposed to: 0 Undecided: 0 No Response: 0
Case No. Attachment E
ZA17-068 Page 1
Surrounding Property Owner Responses
No Responses received to date