Loading...
Item 7CCase No. ZA17-074 S T A F F R E P O R T March 27, 2018 CASE NO: ZA17-074 PROJECT: Zoning Change and Site Plan for Ajlouni Office Complex EXECUTIVE SUMMARY: On behalf of Raed and Khaldoun Ajlouni, Blake Architects is requesting 1st reading approval of a Zoning Change and Site Plan for Ajlouni Office Complex on property described as Tract 3C2A, W. R. Eaves Survey, Abstract No. 500, City of Southlake, Tarrant County, Texas and Lot 3, Akard Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 210 and 240 S. Peytonville Ave., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan District and “S- P-2” Generalized Site Plan District. Proposed Zoning: “S -P-1” Detailed Site Plan District. SPIN Neighborhood # 10. DETAILS: This project is located on the west side of S. Peytonville Ave. approximately 500 feet south of W. Southlake Boulevard. Carroll Senior High School is located across S. Peytonville Ave to the east. The applicant is requesting 1st reading approval of a Zoning Change and Site Plan for Ajlouni Office Complex to develop three (3) 8,400 square foot single-story medical office buildings totaling approximately 25,200 square feet on approximately 2.89 acres. The area of the buildings has been reduced from approximately 9,000 square feet at the previous meeting on January 16, 2018 to approximately 8,400 square feet and the number of parking spaces has been increased from 120 spaces to 137 spaces. A Zoning Change and Site Plan from “S -P-2” Generalized Site Plan District to “S-P- 1” Detailed Site Plan District (ZA08 -085) for the property located at 240 S. Peytonville Ave. was approved by City Council on December 16, 2008. The Concept Plan approved with the Zoning Change to “S -P-1” includes five properties addressed as 200, 210, 240, 260 and 280 S. Peytonville Ave. The properties at 200, 260 and 280 S. Peytonvillle Ave. were rezoned to “O -1” Office District on December 16, 2008 subject to the same Concept Plan that was approved with the “S-P-1” zoning on 240 S. Peytonville. T he property at 210 S. Peytonville was withdrawn from the proposed zoning change at the meeting on December 16, 2008, and that property retains the previous “S-P-2” Generalized Site Plan District zoning that was approved in 2002. The previously approved Concept Plan that was approved December 16, 2008 shows two (2) ±9,000 square foot buildings, one (1) ±5,500 square foot building and one (1) ±4,500 square foot building on the subject properties at 210 and 240 S. Peytonville Ave. The previous Concept Plan shows two cross access connections from the subject properties to the properties to the north and south and one cross Department of Planning & Development Services Case No. ZA17-074 access connection to the property to the west. The proposed Site Plan shows two connections to the property to the north, one connection to the property to the south and one connection to the property to the west. The proposed full access driveway onto S. Peytonville Ave. aligns with the Carroll Senior High School driveway across S. Peytonville Ave. to the east as it was shown on the previous ly approved Concept Plan. The Site Data Summary chart below compares the revised plan to the previous plan that was presented at the January 16, 2018 meeting. 1/26/2018 CC 4/03/2018 CC Existing Zoning “S-P-1” and “S-P-2” “S-P-1” and “S-P-2” Proposed Zoning “S-P-1” “S-P-1” Land Use Designation Medium Density Residential Medium Density Residential Gross/Net Acreage 2.89/2.87 2.89/2.87 Total Building Floor Area (Gross) 100% Medical Office 27,000 s.f. 25,200 s.f. Building Height 35’ allowed 31’ 7” shown 35’ allowed 31’ 7” shown Number of Stories 2 ½ stories allowed 1 story shown 2 ½ stories allowed 1 story shown Open Space % 31% 30% Impervious Coverage % 69% 70% Total Parking Required (Zoning Ordinance at 8 spaces per 1st 1,000 s.f. and 1 per 150 s.f after that) 182 170 Total Parking Required (S-P-1 Regulation) 112 (1 space per 243 s.f.) 135 (1 space per 187 s.f.) Total Parking Spaces Provided 120 137 The following”S-P-1” regulations are proposed. Regulation “O-1” Office District “S-P-1” Regulation (1/16/18) “S-P-1” Regulation (4/03/18) Rear Yard Setback 10’ 25’ 25’ Maximum Impervious Coverage 65% 69% 70% Parking 8 spaces for 1st 1,000 SF and 1 space per 150 SF (182 spaces for 9K sf bldgs.) (170 spaces for 8.4K sf bldgs.) 1 Space per 243 sf (112 spaces required and 120 spaces provided) 1 Space per 187 sf (135 spaces required and 137 spaces provided) VARIANCES REQUESTED: 1) Driveway Ordinance No. 634, as amended, Section 5.1 requires a minimum stacking depth of 75’. The applicant is proposing a stacking depth of Case No. ZA17-074 approximately 50’. 2) Driveway Ordinance No. 634, as amended, Section 5.1, requires a minimum centerline driveway spacing of 250’ along an arterial. The applicant is proposing a centerline spacing of approximately 199’ between the proposed driveway on the property and the future driveway to the north shown on the Site Plan and on the previously approved Concept Plan . The City Council approved a motion to table the item (7-0) at their January 16, 2018 meeting to allow the applicant to address the following concerns : City Council Issues Applicant’s Response Reduce the size of the buildings and possibly change a portion of the floor area to General Office uses to reduce the parking requirements. The applicant has reduced the area of the buildings from 9,000 square feet to 8,400 square feet and increased the number of parking spaces provided from 120 spaces to 137 spaces. The parking ratio in the S-P-2 regulations has been revised from 1 space per 243 square feet to 1 space per 187 square feet. Provide refined renderings. The applicant is working on revising the color rendering. ACTION NEEDED: Consider 1st Reading Approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 5, dated March 26, 2018 (D) Surrounding Property Owners Map and Responses (E) Ordinance No. 480-735 Full Size Plans (for Commission and Council members only ) Link to PowerPoint Presentation Link to “S-P-1” Regulations Link to Plans Page 1 - Site Plan Pages 2-3 - Elevations Page 4 - Landscape Plan Page 5 - Tree Conservation Plan Pages 6-7 - Civil Plans Link to SPIN meeting Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. Attachment A ZA17-074 Page 1 BACKGROUND INFORMATION OWNER: Raed and Khaldoun Ajlouni APPLICANT: Blake Architects PROPERTY SITUATION: 210 and 240 S. Peytonville Ave. on the west side of S. Peytonville Ave. approximately 500 feet south of W. Southlake Boulevard. LEGAL DESCRIPTION: Tract 3C2A, W. R. Eaves Survey, Abstract No. 500 and Lot 3, Akard Addition LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “S-P-1” Detailed Site Plan District and “S-P-2” Generalized Site Plan District.” PROPOSED ZONING: “S-P-1” Detailed Site Plan District. HISTORY: - The property was annexed into the City in 1957 and given the “AG” Agricultural District zoning designation. - A plat showing for Lots 1-3, Akard Addition (ZA81-018) was approved June 2, 1981 and filed June 8, 1981. - A Zoning Change and Concept Plan from “AG” Agricultural District to “S- P-2” Generalized Site Plan District with “O-1” Office District uses and regulations for Peytonville Park (ZA02-076) was approved November 19, 2002. Peytonville Park included seven (7) one and two-story professional and medical office buildings totaling approximately 50,600 square feet on approximately 5.818 acres. - A Plat Revision for Peytonville Park (ZA17-077) to combine five (5) lots into one contiguous lot was approved November 5, 2002. The plat was never filed and it has since expired. - A Zoning Change and Site Plan from “S-P-2” Generalized Site Plan District to “S-P-1” Detailed Site Plan District (ZA08-085) for the property located at 240 S. Peytonville Ave. was approved December 16, 2008. The Concept Plan approved with the Zoning Change to “S -P-1” includes five properties addressed as 200, 210, 240, 260 and 280 S. Peytonville Ave. The properties at 200, 260 and 280 S. Peytonvillle Ave. were rezoned to “O-1” Office District on December 16, 2008 subject to the same Concept Plan that was approved with the “S-P-1” zoning on 240 S. Peytonville. The property at 210 S. Peytonville withdrawn from the proposed zoning change at the meeting on December 16, 2008, and that property reta ins the previous “S-P-2” Generalized Site Plan District zoning that was approved in 2002. - An existing home and garage on 210 S. Peytonville Ave. were demolished in 2009. - An existing home and garage on 240 S. Peytonville Ave. were recently demolished and both properties are now vacant. SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Medium Density Residential. Case No. Attachment A ZA17-074 Page 2 The Medium Density Residential category is suitable for any single -family detached residential development. In certain specified locations (see Site Specific Recommendations), limited low intensity office and/or retail uses may be permitted provided that such non-residential uses are compatible with and not intrusive to the adjacent residential uses. Other suitable activities are those permitted in the Public Parks/Open Space and Public/SemiPublic categories. The following Site Specific Recommendations (LU7) were approved in the 2035 F.M. 1709 and F.M 1938 Corridor Plan:  Extend the Office Commercial land use category to the north along Peytonville Avenue to include the Varsity Orthopedics office building property.  Future retail or possibly office uses on F.M. 1709 (Tree Farm) should be consistent with the City’s identif ied target industries.  As the undeveloped office properties along Peytonville are developed, ensure cross access (north –south) between properties is provided. Limit the number of drives onto Peytonville Ave. to a maximum of 2 by sharing driveway access.  Provide internal cross access from Players Circle to Peyto nville Ave. as the properties are developed.  Encourage residential development consistent with the medium density land use category on the back (southern) portion of the tree farm. Office development may also be considered as an appropriate use. The scale of the office development is intended to be consistent with the surrounding area and uses.  Development of the southern portion of this area should be approved in a manner that is sensitive to adj acent residential properties in the Southlake Woods neighborhood, particularly related to noise, traffic, building heights, lighting and views.  Building location on the properties should be located near the front building line (front on F.M. 1709 or Peytonville Ave.) with parking or the majority of parking behind the buildings. Mobility & Master Thoroughfare Plan The Master Thoroughfare Plan shows S. Peytonville Ave. as a four -lane Case No. Attachment A ZA17-074 Page 3 divided arterial with 88’ of right of way. Adequate right of way is shown to be dedicated on the Site Plan. Pathways Master Plan & Sidewalk Plan The Pathways Master Plan shows a future <8’ sidewalk along S. Peytonville adjacent to the site, so a minimum 5’ sidewalk is required. An 8’ sidewalk is shown on the plan, but a 5’ sid ewalk should be provided for consistency along S. Peytonville Ave. A review comment has been added to revise the sidewalk to 5’ wide. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Access to the project will initially be provided by one full access driveway onto S. Peytonville Ave., which is a four-lane divided arterial with 88’ of right of way. A previously approved Concept Plan for the properties t o the north and south shows two additional driveways onto S. Peytonville Ave. with one driveway to the north and one driveway to the south of the subj ect properties. Cross access driveways are provided from the subject property to the properties to the north, south and west. Traffic Counts S. Peytonville Ave. (74) (Between F.M. 1709 and Stonebury Ct.) 24hr North Bound (2,130) South Bound (2,247) AM Peak AM (559) 7:15 – 8:15AM Peak AM (183) 7:15 – 8:15AM PM Peak PM (189) 15:00 – 16:00PM Peak PM (245) 17:30 – 18:30PM * Based on the 2016 City of Southlake Traffic Count Report Traffic Impact A Traffic Impact Analysis (TIA) was not required for this development. Use Area/Units Vtpd* AM- IN AM- OUT PM- IN PM- OUT Medical Office ITE Code (720) (1/26/18) 27,000 s.f. 976 65 33 48 72 Medical Office ITE Code (720) (4/3/18) 25,200 s.f. 910 60 31 45 67 * 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 TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-D because the request is for a Zoning Change and Site Plan. There is approximately 47.3% existing tree cover on the site, of which approximately 43.8% is proposed to be preserved. A standard zoning district requires that a minimum 50% of existing tree cover be preserved. 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. Case No. Attachment A ZA17-074 Page 4 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. UTILITIES: Water is provided to the site by an existing 8” water line in S. Peytonville Ave. Sanitary sewer will connect to an existing 8” sewer line that runs north and south along the west property line. DRAINAGE: Drainage on the property is sheet flow from east to west to a low area at the southwest corner of the property. The stormwater is then carried south through the property to the west to a drainag e channel that runs south through the Stonebury Addition and then continues south to a drainage structure under W. Continental Blvd. The Preliminary Grading and Drainage Plan proposes a detention pond at the southwest corner of the property. CITIZEN INPUT: The following meeting was held to discuss the development: A SPIN meeting was held for this project on September 12, 2017. A link to the report is provided. Link to SPIN Report PLANNING AND ZONING COMMISSION ACTION: January 4, 2018; Approved (6-0) subject to the staff report dated December 29, 2017 and Site Plan Review Summary No. 3, dated December 29, 2017, specifically granting the requested variances related to stacking depth and centerline driveway spacing and further noting the applicant’s willingness to provide refined landscaping plans, renderings and elevations for City Council. CITY COUNCIL ACTION: January 16, 2018; a motion to table the item was approved (7-0). February 6, 2018; the item was tabled on consent to the February 20, 2018 meeting (6-0). February 20, 2018; the item was tabled on consent to the March 6, 2018 Case No. Attachment A ZA17-074 Page 5 meeting (7-0). March 6, 2018; the item was tabled on consent to the March 20, 2018 meeting (6-0). March 20, 2018; the item was tabled on consent to the March 20, 2018 meeting (7-0). STAFF COMMENTS: Attached is Site Plan Review Summary No. 5, dated March 26, 2018. The criteria for granting a variance to Driveway Ordinance No. 634 are below: In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create and 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. APPLICABLE REGULATIONS: General Development Standards Applies Comments Overlay Regulations Y Residential Adjacency Overlay Building Articulation Y Complies Masonry Standards Y Complies Impervious Coverage Y “S-P-1” Regulation added Bufferyards Y Complies Interior Landscape Y Complies Tree Preservation Y “S-P-1” Sidewalks Y Complies Case No. Attachment B ZA17-074 Page 1 Case No. Attachment C ZA17-074 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA17-074 Review No.: Five Date of Review: 03/26/18 Project Name: Site Plan – Ajlouni Office Complex 210 and 240 S. Peytonville Ave. APPLICANT: Skip Blake OWNER: Raed and Khaldoun Ajlouni Blake Architects 1202 S. White Chapel Blvd. 100 W. Southlake Blvd. Southlake, TX 76092 Southlake, TX 76092 Phone: (817) 488-9397 Phone: (817) 251-9333 E-mail: blakearch@verizon.net E-mail: ajlouni@yahoo.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/16/18 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748 -8602. 1. A Plat Revision (or a Preliminary Plat and Final Plat) that conforms to the “S -P-1” district zoning must be processed and recorded prior to the issuance of any building permits. A portion of the property is already platted as Lot 3, Akard Addition, so a Plat Vacation must be processed and recorded prior to approval and recording of a Final Plat. 2. The Site Plan as shown does not comply with the previously approved Concept Plan, particularly with regard to the driveway stubs to the adjacent property to the south (previous Concept Plan shows two stubs and proposed plan shows one stub) and the revised western s tub at the north property line. 3. S. Peytonville Ave. is shown to be a four-lane divided arterial with 88’ of right of way on the Master Thoroughfare Plan. Show, label and dimension the width of the right of way and traveled roadway of S. Peytonville Ave. on the Site Plan. Dimension the right of way from the property line to the centerline and the full width to the platted property to the east at the northeast corner of the property in addition to the dimensions provided. Dedication of right of way equal to 44’ from the centerline will be required with the plat. Please verify that the right of way shown and dedicated is correct. A change in the right of way to be dedicated at the time of platting may also require Council approval of a Zoning Change and Site P lan to revise the “S-P-1” zoning district. 4. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed: a. For 137 spaces per the one driveway, a minimum 75’ of stacking depth is req uired and approximately 50’ of stacking depth is provided to the first turning movement to the north. A variance is requested allow a stacking depth of approximately 5 0’. b. The minimum centerline spacing required along an arterial for commercial driveway s is 250’. A variance is requested to allow a spacing of approximately 199’ from the proposed driveway to the future driveway to the north. 5. Please provide a color exhibit of the detention pond wall showing the material(s) to be used. Case No. Attachment C ZA17-074 Page 2 6. The Pathways Master Plan shows a future <8’ sidewalk along S. Peytonville adjacent to the site, so a minimum 5’ sidewalk is required. An 8’ sidewalk is shown on the plan. Please revise the sidewalk to a 5’ width for consistency along the street. 7. Change the label for the size of the existing water line in S. Peytonville Ave. to 8”. 8. Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over. 9. Show the location, type, and height of all walls, fences, and screening devices, if any. Note whether existing or proposed. 10. The property is within 400’ of single family residential property and therefore must comply with the Residential Adjacency Standards in Zoning Ord. No. 480, Sec tion 43.III. Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.13.a.1 is required on proposed buildings. Stucco must be applied using a 3 -step process over diamond metal lath mesh to a 7/8 inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. Horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.13.a.4 is required on any building within 400’ of a property zoned or designated residential. The buildings as shown comply with the articulation requirements. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATON COMMENTS: 1. Please provide full size copies of the color-coded Tree Conservation Plan with the formal submittals for the Planning and Zoning Commission and City Council. 2. Significant topography grade changes are proposed to occur within the critical root zone are a of existing trees proposed to be preserved. Please ensure that no grading occurs within the critical root zone areas of existing trees proposed to be preserved. Ensure that any trees in the detention pond shown to be preserved will not be altered. ALTER; ALTERS; ALTERATION: Any act which causes or may reasonably be expected to cause a tree to die, including but not limited to, any of the following: uprooting any portion of the tree’s root system; severing the main trunk of the tree; inflicting damage upon the tree’s root system by machinery, storage of materials, or the compaction of soil above the root system of a tree; changing the natural grade of the critical root zone of a tree or uphill from the critical root zone of the tree so as to divert the flow of water to or away from the critical root zone; applying herbicidal or other lethal chemicals to the tree or any portion of the critical root zone of the tree; placement of impermeable material over any portion of the critical root system of a tree; and trenching within the critical root zone. A protected tree shall be considered to be altered if one or more of the following occurs: more than twenty-five percent (25%) of the critical root zone is adversely affected, more than twenty-five percent (25%) of its canopy is removed, or the tree is disfigured to the extent a reasonable person would conclude the tree will not survive. * There is an estimated 47.3% of existing tree cover on the site and with traditional zoning , 50% of Case No. Attachment C ZA17-074 Page 3 the existing tree cover would be required to be preserved. The applicant is proposing to preserve approximately 43.8% of 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 applicatio n 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, stree ts, 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 indicate d 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 of the development. Alteration or removal of any of the existing trees shown to be preserved on the Case No. Attachment C ZA17-074 Page 4 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 AND BUFFERYARDS COMMENTS: 1. Provide ground cover, shrubs, seasonal color, or a combination of these plant materials within the parking island areas at the ends of all rows of parking. The tree in the parking lot island at the northwest corner of building ‘B’ is shown to be removed on the late st Tree Conservation Plan. Please provide one additional canopy tree in the plant material list and change the symbol for that tree in the legend. 2. In the Bufferyards Summary Chart, place the 20% reduction for doubling the width of the bufferyards in the ‘Provided’ section and normal calculations in the ‘Required’ section. 3. Existing tree credits are proposed to be taken for required interior Canopy Trees and Accent Trees. Existing tree credits shall only be granted if the tree/s are in healthy conditi on and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alex Ayala, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: aayala@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Tree preservation plan has trees to remain within detention area. 3. Label sidewalk width. * 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 EASEMENTS: Case No. Attachment C ZA17-074 Page 5 1. Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. WATER AND SEWER COMMENTS: 2. All water line stubs must have 2 joints past the valve with a 2” blow -off per the City’s details. * 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. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. * Sanitary sewer in easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: 1. Differences between pre - and post- development runoff shall be captured in detention p ond. Proposed detention ponds shall control the discharge of the 1, 5 and 100 - year storm events. Verify size, shape, and/or location of the detention pond (as depicted on the concept plan). Any changes to size, shape, and/or location of the proposed po nd may require a revision to the concept plan and may need to be approved by the Planning and Zoning Commission and the City Council. * Property drains into a Critical Drainage Structure #19 and requires a fee to be paid prior to beginning construction ($417.61/Acre). * 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 * 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. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Case No. Attachment C ZA17-074 Page 6 Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. General Informational Comments * A SPIN meeting for this development was held on September 12, 2017. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from right -of-ways in accordance with the Zoning Ordinance No. 480, as amended. * 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 permit 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, W ater & Sewer Impact and Tap Fees, and related Permit Fees. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay th e City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * Denotes Informational Comment Case No. Attachment D ZA17-074 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Zoning Physical Address Acreage Response 1. VARSITY PROFESSIONAL PARK LLC O1 190 S PEYTONVILLE AVE 1.28 NR 2. DAVIS, DONALD G O1 200 S PEYTONVILLE AVE 1.01 NR 3. AL AJLOUNI, KHALDOUN SP2 210 S PEYTONVILLE AVE 1.01 NR 4. HUANG, CRAIG J SF20A 407 INDIAN PAINTBRUSH WAY 0.47 NR 5. LEWANDOWSKI, MARK SF20A 405 INDIAN PAINTBRUSH WAY 0.71 NR 6. MAY, CLENTIS L O1 280 S PEYTONVILLE AVE 1.04 NR 7. AKARD, LARRY W O1 260 S PEYTONVILLE AVE 0.99 NR 8. AL-AJLOUNI, KHALDOUN SP1 240 S PEYTONVILLE AVE 1.91 NR 9. W & B KIDD FAMILY LTD PRNTSHP C2 1963 W SOUTHLAKE BLVD 14.22 NR 10. CARROLL, ISD SP1 1501 W SOUTHLAKE BLVD 56.04 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Ten Responses Received within 200’: None (0) Case No. Attachment E ZA17-074 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-735 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 TRACT 3C2A, W. R. EAVES SURVEY, ABSTRACT NO. 500, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND LOT 3, AKARD ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS BEING APPROXIMATELY 2.89 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-1” DETAILED SITE PLAN DISTRICT AND “S-P-2” GENERALIZED SITE PLAN DISTRICT TO “S-P-1” DETAILED SITE PLAN DISTRICT, 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 “S-P-1” Detailed Site Case No. Attachment E ZA17-074 Page 2 Plan District and “S-P-2” Generalized Site Plan District under the City’s Comprehensive Zoning Ordinance; and, 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 types 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 determined 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 ad 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 Case No. Attachment E ZA17-074 Page 3 clearly requires the amendments, and that the zoning changes do not unreasonably 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 de termined 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 tract or tracts of land were originally classified and therefore feels that the respe ctive 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 city 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 origin ally 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: Being described as Tract 3C2A, W. R. Eaves Survey, Abstract No. 500, City of Southlake, Tarrant County, Texas and Lot 3, Akard Addition, an addition to the Case No. Attachment E ZA17-074 Page 4 City of Southlake, Tarrant County, Texas being approximately 2.89 acres, and more fully and completely described in Exhibit “A” from “S-P-1” Detailed Site Plan District and “S-P-2” Generalized Site Plan District to “S-P-1” Detailed Site Plan District as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit “B”, and subject to the following conditions: 1. List any conditions 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 and definitions of said Zoning Ordinanc e are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. 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 th e 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 and 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 with a view of conserving the value of bu ildings and Case No. Attachment E ZA17-074 Page 5 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 be 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. 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 tha t 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 aff ected by this ordinance but may be prosecuted Case No. Attachment E ZA17-074 Page 6 until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance in its entirety on the City website together with a notice sett ing out the time and place for a public hearing thereon at least ten (10) days before the second reading of this ordinance, and it 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. PASSED AND APPROVED on the 1st reading the _____ day of _____, 2018. _________________________________ MAYOR ATTEST: _________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the _____ day of _______, 2018. ________________________________ MAYOR ATTEST: Case No. Attachment E ZA17-074 Page 7 ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment E ZA17-074 Page 8 EXHIBIT “A” Being described as Tract 3C2A, W. R. Eaves Survey, Abstract No. 500, City of Southlake, Tarrant County, Texas and Lot 3, Akard Addition, an addition to the City of Southlake, Tarrant County, Texas, being approximately 2.89 acres and being more particularly described as follows: Metes and Bounds Description Reserved for metes and bounds description Case No. Attachment E ZA17-074 Page 9 EXHIBIT “B” Reserved for approved Site Plan