Item 14 - Comment Response Letter_1st Review
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
May 1, 2018
Jerod Potts
City of Southlake
1400 Main Street
Southlake, Texas 76092
817-748-8195
RE: Carillon Parc – Zoning Change and Development Plan
Case Number: ZA18-0006
Response to First Site Plan Review Summary Comments
This letter is in response to the City of Irving review dated January 30, 2018 regarding the Plans for 1717 W.
Irving Blvd. Your comment is listed first, followed by the response in italics.
Planning Review – Jerod Potts 817-748-8195
1. Provide an application fee in the amount of $828.00 made payable to the City of Southlake. Cash
or check payments can be made in the Southlake Water Utilities office, Suite 200 or online using
ZA18-0006 as the permit number. See attached invoice for additional information.
Response: The Applicant will pay the invoice.
2. Place the City case number “ZA18-0006” in the lower right corner of any plan document for ease of
reference.
Response: Addressed.
3. Regarding the kiosk and chapel area: the applicant proposes to use dedicated park land for the
location of the commercial kiosk and chapel area. The applicant needs to provide a provision that
states they can be privately operated, subject to an appropriate agreement with the City of Southlake,
as a part of the park dedication: if an agreement cannot be reached, these identified areas can be
developed as separate lots under private ownership and be credited toward the open space percentage.
Response: Addressed.
4. The residential Villas will be served by the private alley – the developer/applicant should reach out
to Republic Waste Services to determine the needs for garbage/recycling access. The number for
customer service is (817) 317-2424.
Response: Per 4/24/18 Meeting this will be completed at Site Plan Application.
5. Include a note in the zoning booklet that interior landscape will be provided in a manner that is similar
to what is shown in the development plan. Otherwise, the applicant may need to reques t individual
variances for not meeting the standards illustrated in Landscape Ordinance No. 544-B if the Carillon
Parc proposal receives entitlement approval, and the applicant begins submitting Site Plan
applications for individual buildings.
Page 2
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
Response: The development plans to meet the Landscape Ordinance, except where noted in the
Development Standards, or otherwise specifically addressed, in the Zoning Booklet.
6. Include language further detailing the architectural guidelines of the residential Villas. Since the
Plaza district approved in Ordinance No. 564a did not include residential, it would be beneficial to
outline the development standards for these home sites. If the intent is for the Villas to mirror a
product elsewhere in the Carillon acreage, please indicate such in the zoning booklet.
Response: It is further noted that the 12 lots at the NEC of the site will be developed per the Villa A
standards of 564a.
7. On the access exhibit, please label all streets on each sheet.
Response: A standalone Development Plan was prepared per the 4/24/18 meeting to address other
comments herein. The variances requested in the Access Exhibits have been included on page 2 of
the Development Plan being submitted. Streets have been labeled in each view of the sheet.
8. Define the masonary requirements for the Plaza District, or reference back to approved ordinance
No. 564a.
Response: Addressed in the development standards section of the Zoning Booklet.
9. Indicate that all non-residential buildings, as well as residential lofts (not including kiosks) will go
to City Council for Site Plan approval.
Response: Addressed in the development standards section of the Zoning Booklet.
Development Plan Comments (Reference: Section 40 of Zoning Ordinance No. 480)
10. Provide a small-scale location map illustrating this location in relation to the SH 114 corridor and
the rest of the Carillon development.
Response: Addressed.
11. Please develop symbols to differentiate between the primary and secondary Carillon Towers as
illustrated on page 22 of the zoning booklet.
Response: Addressed on the full-size development plan.
12. On the development plan please include the following:
a. Appropriate title “Development Plan” as well as the city, county, state and date of
preparation.
b. Include the name and address of owner on the plan (phone and fax optional).
c. Include the name, address, phone, and fax of person preparing the plan.
Response: Addressed on the full-size development plan.
13. Whether on the development plan or another exhibit, please provide the following information:
Page 3
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
a. Include an exhibit labeling adjacent properties and properties across adjoining R.O.W.’s
with owner’s name, existing zoning, and land use map designation (“L.U.D.=_____”)
b. Show, label and dimension the width of the R.O.W. and traveled roadway on or adjacent to
the site. Also, show, label and dimension the width of any easements on or adjacent to the
site.
c. Metes and bounds labeled on property boundary.
Response: Addressed on the full-size development plan.
14. Whether on one of the development plan or in the zoning booklet please include a site data summary
chart as specified in Section 40.3m of Zoning Ordinance No. 480. Link
https://library.municode/tx/southlake/codes/development_ordinances?nodeld=Section%2040%20 -
%20Site%20Plans
Table not included in response for brevity.
Response: Addressed on the full-size development plan, however some of the categories cannot be
quantified at this time and therefore were listed as “TBD” or not included and to be defined at Site
Plan Application.
15. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended. The following changes are needed:
a. Show the location of all points of ingress/egress to the site
b. Label driveway with a letter or number ID
c. Label the width of the driveway
d. Label the stacking depth measured from the R.O.W. to the nearest parking stall or
interesting drive lane pavement edge.
e. Label the return radii.
f. Label the distances between proposed driveway centerlines.
g. Label the distances to the nearest street R.O.W. intersection
h. Label the distances to the nearest existing off-site driveway centerlines in both directions of
the site (See Driveway ord. 634 § 5 for spacing requirements)
i. Show any existing driveways across adjoining right-of-ways and note the type of pavement
and use (residential, commercial, etc.)
Response: Addressed on the full-size development plan. Variances to the driveway ordinance are
shown and requested on Sheet 2 of the development plan.
16. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for use
by tenants or the public. Provide sidewalks and/or trails in compliance with the Subdivision
Ordinance no. 483, as amended and the Master Pathways Plan. The exhibit on page 35 of the zoning
booklet may be the appropriate place to add this information.
Response: Addressed.
Page 4
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
Zoning Booklet
Regarding Table of Contents (Page 6)
17. Change “2030 Plan Support” to “Southlake 2035 Plan Support.”
Response: Addressed.
18. For each section in the table of contents titled “Architectural Vision” please indicate specifically
what is being referenced to. i.e., “Architectural Vision – Hotel” – pg. 16, “Architectural Vision –
Restaurant” – pg. 17, etc.
Response: Addressed.
19. For each section in the table of contents titled “Parks and Open Space” please indicate specifically
what is being referred to. i.e. “Parks and Open Space – Central Parc” pg. 30 and “Parks and Open
Space – Kiosks and Wedding Chapel – pg. 31”
Response: Addressed.
General Zoning Booklet Comments
20. On page 2 (Amendments) there is a reference to “The Gateway” and the table references that there
is an “Applicable” change. Does this refer to page 27 in the revised zoning booklet? Ordinance No.
564a notes that the “gateway entry to Carillon will be locat ed at the corner of S.H. 114 and White
Chapel Blvd…” and “The monument assists in making a visual connection to the Carillon Tower
and hotel in the distance.” Since the gateway is already constructed, what is being proposed to change
in this section? It appears that the “Applicable” change/reference to The Gateway should be page 29
instead of page 28 of the original master declaration.
Response: The entire table has been revised to be consistent with our understanding of the discussion
at the 4/24/18 meeting with staff.
21. Ensure that each place listed where changes from Ordinance No. 564a to the amendment that are
shown as either “Not applicable to Amendment” or “Applicable” are consistent in the zoning booklet.
On page 3 (Amendments) the zoning booklet states that pages 98-104 “Development Standards” do
not have changes that are applicable to the amendment. However, the wording for some of these
items indicates changes between Ordinance 564a and the proposed amendment for Carillon Parc.
Examples of places in the ordinance proposal for Carillon Parc differ from 564a are illustrated below:
• Street Design Standards: design speed, street typologies allowed, On-Street parking,
Parking Space Dimension
• Streetscape Standards: Sidewalk/Trails/Walkways, Planter or Planting Strip Width
• Open Space Standards: Open Space
• Block and Lot Standards (Single-Family detached Residential): Indicate that all single-
family residential detached products will mirror what was approved with Ordinance No.
564a. Label on the development plan as well as the zoning booklet that there will be twelve
(12) Villa A units. Also indicate that all building standards for Single -Family residential
detached dwelling units shall follow Villa A standards per Ordinance 564A.
Page 5
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
• Building Standards (including setbacks): These regulations differ from 564a. Ensure that
all references to the previously adopted ordinance (564a) are correct, and that the
Amendment section of the zoning booklet (pages 2 -4) is correct.
o Setbacks: An asterisk was included in 564a (page 99) regarding front yard setbacks.
This reference was slightly changed for the proposed amendment, stating that “A
minimum twenty-five (20) foot landscape buffer is required….” Please correct this
discrepancy. This section is structured differently than the original ordinance (564a).
Ensure that the zoning booklet accurately references that there are applicable changes
to this section in the Amendments section (pages 2 -4).
• Site Designs Standards: the note for “Off-Street parking Requirements” is different in the
proposed amendment from the previously adopted amendment (564a). the previous
amendment references Sections 35 and 49.7; however the proposed amendment does not
include this reference to Section 49.7
o Screening:
▪ Trash / recycling receptacles and other utility equipment: The previously
adopted ordinance (564a) includes the note that Trash / recycling receptacles
and other utility equipment is “required” whereas this statement is not
included in the table for the proposed amendment.
▪ Surface Parking Areas: The applicant has indicated that surface parking area
screening does not apply to surface parking lots adjacent to internal public
streets or internal private areas, as shown on the Development Plan and Zoning
Booklet. This represents a change from Ordinance No. 564a.
▪ Landscaping: These requirements differ from what was adopted with 564a.
Ensure these notes are consistent elsewhere in the zoning booklet, and that the
Amendments section notes the changes between what is proposed, and what
is adopted. The applicant notes that detailed “landscape architecture” plans
shall be required at the site plan stage for all non-residential development.
o Architectural Controls
▪ Building Articulation: This note differs from what was approved with 564a.
The revised note indicates “as approved by DRC.” Please clarify this note.
▪ Residential Lofts: Because residential lofts were not previously included as
part of the original ordinance (564a), it may be helpful to include some specific
architectural standards germane to this particular product.
Response: The entire table has been revised to be consistent with our understanding of the discussion
at the 4/24/18 meeting with staff.
22. On page 3 (Amendments), there is a reference to the Open Space Management Plan (Original Master
Declarations 564a, pages 110-111). The revised zoning booklet mentions that this is “Not applicable
to Amendment,” however; these pages of Ord. No. 564a specifically refer to “Village Green Park”
which is ostensibly being replaced with “Central Parc.” Provide details about the intentions for
Central Parc as it relates to maintenance, dedication, etc. An appropriate place for this would be page
21 of the revised zoning booklet.
Response: Addressed on the Open Space & Park Dedication page.
Page 6
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
23. On page 5, please clarify the relationship to the proposed amendment for the Plaza district, and how
this document will work in tandem with Section 49 of the City’s Zoning Ordin ance, but also many
of the standards from 564a remain in place, unless noted or specified.
Response: Addressed.
24. On page 9, consider referencing recommendation LU2 – Carillon from the SH 114 Corridor Plan
(Ordinance No. 1171). Link: https://www.cityofsouthlake.com/DocumentCenter/View/14222
Response: Addressed.
25. On page 10, please refer to the City of Southlake “Comprehensive Plan” rather than “Southlake’s
2030 Plan.” Also on page 10, include either “the” or “a” as the sentence currently states “Southlake
Public Library will be focal point…”
Response: Addressed.
26. On page 11, please more clearly explain the phasing schedule, particularly for the items identified as
Phase 1A and 1B.
Response: Addressed on the Phase page by showing future phases shaded and updating text to try to
clarify the developer’s anticipated first phase would include all unshaded areas.
27. Also on page 11, please indicate whether the Carillon towers are intended to be included in Phase 1,
1A, or 1B.
Response: Addressed.
28. On page 12, the first sentence after the header says “…with three primary g oals in mind” but then
lists eight (8) separate items. It may be helpful to reformat so it is clear what the development
considerations are (as listed on page 7) and what the three primary goals are.
Response: The page has been reformatted and typos addressed.
29. On page 13, the category “Mixed-Use 5” shows “retail, restaurant, office, entertainment” whereas
the master plan document only states “office.” Please ensure the labels on the master plan document
are consistent with the land use mixes shown on page 13 of the zoning booklet.
Response: Labels on the Optional Grocer page were removed to eliminate the conflicting or
confusing information.
30. On page 13 regarding the future garage redevelopment, revise the note to state that a site plan will
also be required in order to convert parking garage space into retail, restaurant or office uses.
Response: Addressed on Land Use Page, but also addressed for clarity in the development standards
of the zoning booklet.
31. On page 14, regarding optional land use, the applicant may want to consider adding a note that states
all square footage, building heights, stories, etc. illustrated on the plan are representative only.
Otherwise, consider removing these details from the zoning booklet. These details also appear on the
conceptual fire plan exhibit – the same comment applies to this document as well.
Page 7
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
Response: Addressed.
32. On page 21, please demonstrate through a small scale location map the exact location of proposed
Central Parc.
Response: Addressed.
33. On page 23 and 26, please use high resolution / clearer pictures to illustrate the architectural vision.
Several images included are blurry.
Response: Addressed. Images were replaced.
34. On page 27, indicate that it will be the responsibility of the develo per and/or HOA to maintain the
proposed private alley that will serve the single -family detached homes (Villas).
Response: Addressed.
35. Also on page 27, please show driveways of approved office building across N. White Chapel Blvd.
to demonstrate driveway alignment between the two developments.
Response: Addressed and shown on the full-size development plan. The driveway does not align with
the Carillon Parc driveway. It is suggested the City set up a meeting between the two parties to
discuss possible options. One possible option would be to move the drive for the office building north
to be a shared driveway between the office building a nd the future development to its north, which
would seem to align well with the Carillon Parc driveway on the east side of White Chapel.
36. There are a few of typographical errors on page 29 of the zoning booklet, i.e., Carillon misspelled.
Response: A thorough review was completed and we attempted to catch typographical erros.
37. On page 30, it appears that the formatting for the word “Open Space” is inconsistent (smaller) with
other sub-headings in the document. There are also a number of typographical and formatting errors
on this page.
Response: Addressed.
38. Also on page 30, it may be beneficial to indicate the total acreage of proposed park / open space
compared to the currently approved plan (Ord. No. 564a).
Response: Addressed. The proposed park is approximately 3.5 acres larger than the currently
approved plan.
39. On page 31, provide additional details about the intended use of the kiosks, rather than just stating
that the “developer shall reserve the rights within the dedicated park to located six (6) ki osks.”
Provide details such as but not limited to the intended hours of operation for the kiosks, examples of
appropriate uses, etc.
Response: Addressed.
Page 8
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
40. On page 31, further explain the location of the kiosks by stating the location of all six kiosks will be
restricted to the eastern side of the Primary Bell Tower ‘as illustrated on page 22 of the Carillon
Plaza District Vision Booklet.’
Response: We made the illustration more clear to call out the areas where the kiosks will be limited.
41. On page 32, please use the updated version of the Master Thoroughfare Plan map to illustrate the
revised symbols used to differentiate A4D 94’ Arterial and A4D 88’ Arterial. Also on page 32, the
reference to the future buildout of Kirkwood Blvd. is incorrect. Per the Mast er Thoroughfare Plan
map the proposed ROW is 100’, not 88’.
(https://www.cityofsouthlake.com/DocumentCenter/View/13818)
Response: Addressed. Per coordination since 4/24/18 meeting White Chapel Blvd is a 88’ A4D
Arterial.
42. Also on page 32, please clarify the third paragraph, as it currently reads as if there are four (4) points
of access to the proposed development directly from the SH 114 frontage road. In the fourth
paragraph regarding paving materials for streets and parking areas, please clarify where it says
“…constant type throughout the development and shall or concrete…”
Response: The text was rewritten in an attempt to make it clearer. This is true throughout the
document.
43. In the legend on page 32, please correct the reference to N. White Chapel Blvd. to match the City’s
Master Thoroughfare Plan map, which is an A4D 88’ Arterial. This is currently shown on the legend
as 94’. Staff recommends using different colors in the Carillon Parc Circulation Plan to better
differentiate between right turn / left turn lanes only and alley to serve single family residential.
Response: Addressed.
Regarding Appendix B (page 39)
44. In the land use category table, please note that all listed uses refer solely to the Plaza district.
Response: Addressed.
45. Include an asterisk next to “Single-family residential detached dwelling unit” to ensure that the
number of Villas matches what is shown on the development plan. Page 10 of the zoning booklet
indicates “up to 160,000 square feet of single-family residential.” This however, more than likely
refers to the residential lofts as well as the Villas.
Response: Addressed.
46. On page 52 of the original ordinance (No. 564a) the applicant included a land use mix table. This
was not included in Appendix B of the proposed amendment. Update the land use mix table for the
Plaza district and reflect the new categories identified in the zoning booklet, such as Civic Uses, Villa
A, Mixed-Use 1-5 (may be grouped together), Kiosks, Chapel, Office (Optional Use Grocer), Parking
Garage, Health, Wellness, Fitness.
Response: Addressed.
Page 9
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
47. Under the category labeled Other Uses “Model homes for sales and promotion” is followed by two
asterisks (**). However, there is no reference to these asterisks on this page. Please clarify the intent
of this notation.
Response: Addressed.
48. Include “Wedding Chapel in the Other Uses land use category table.
Response: Addressed.
49. If the applicant intends for the development to include informational kiosks that differ from “Sales
from kiosks”, please add “Informational Kiosk(s)” to the Other Uses land use category table.
Response: Addressed.
Regarding Tree Conservation (Page 40)
50. Please utilize the full-size (24” x 36”) Tree Conservation Analysis from the approval of Ordinance
No. 564a to match the level of detail that was included previously.
Response: Addressed. We have incorporated the requested information into the zoning booklet
graphics including the % tree coverage existing and % tree coverage proposed to remain.
51. Include an analysis of what exists and what is proposed in terms of tree cover to the narrative on page
40 of the zoning booklet. (Look at general percentages).
Response: Addressed.
Public Works/Engineering – Steve Anderson, P.E. 817-748-8101
Summary of comments: Comments were preliminary in nature and informational.
Response: All comments are acknowledged and will be addressed on the future submittals.
Tree Conservation Comments – Keith Martin 817-748-8229
1. Tree Conservation comment not included herein.
Response: The requested information for the TCA is included in the zoning booklet.
Landscape, Parking, and Development Plan Comments – Keith Martin 817-748-8229
1. In the Surface parking lot minimum interior landscaping portion of the Development Standards, it
says that landscape islands shall be a minimum of 12’ in width on the ends of parking space groups
and 10’ in width internal to the parking, and parking spa ce groups shall be no more than 20 spaces
long without a landscape island. There are numerous landscape islands that are slightly below 12’ in
width and rows of parking which exceed 20 spaces long which are not broken by an internal
landscape island.
Response: The width of landscape islands and rows of parking exceeding 20 spaces unbroken will
be adjusted at Site Plan Application.
Page 10
kimley-horn.com 13455 Noel Rd. Two Galleria Office Tower, Suite 700 Dallas, TX 75240 972 770 1300
2. Please ensure when trees are provided within tree wells that the length and width of the tree wells is
at least 6’ x 6’ or 8’ x 4’, or provide a planting strip consistent with the Streetscape Standards within
Section 49, Table 49-2, of the Zoning Ordinance.
Response: The development standards within the zoning booklet note a deviation from this allowing
tree wells to be a minimum of 5’x5’ instead of the 6’x6’.
Fire Department Review – Kelly Clements 817-748-8233
1. General Comments, Fire Lane Comments, and Fire Hydrant Comments not included for brevity.
Response: The comments are acknowledges and will be addressed or coordinated with the Fire
Department at time of, or prior to, the Site Plan Application.
Community Service/Parks Department Review – Candice Edmonson 817-748-8311
2. Comments not included for brevity.
Response: Comments appeared to be information in nature and therefore a response to each is not
included. The comments are acknowledged.
Please contact me should you have any questions.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Matt Lucas, P.E.