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Item 7A Applicant Response LetterCase No. Attachment ZA1 8-0006 Page 1 APPLICANT RESPONSE LETTER - DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA18-0006 Review No.: 2 – Revised Date of Review: 5/17/18 Project Name: Zoning Change and Development Plan – Carillon Parc APPLICANT: OWNER: HCCP Development & Construction HCCP Property Partners, LLC / The Southlake Salons of Voltera, LLC Laird Fairchild Laird Fairchild 161 Summit Ave. Ste. 200. Southlake, TX 161 Summit Ave. Ste. 200. Southlake, TX Phone: (817) 455-9635 Phone: (817) 455-9635 Email: lfairchild@hccp.com Email: lfairchild@hccp.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/2/18 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 JEROD POTTS AT (817) 748-8195. Planning Review Jerod Potts Policy & Strategic Initiative Principal Planner Phone: (817) 748-8195 Email: jpotts@ci.southlake.tx.us Response by: Matt Lucas, P.E. Kimley-Horn and Associates, Inc. Phone: 972-770-1372 Email: Matt.Lucas@Kimley-Horn.com Revised Comments – May 17th 1. Modify the district plan map designation and label on page 7 of the zoning booklet to show EC- Edge (Village District) where Villa A single-family residential detached product is proposed. Response: Addressed. An illustration has been included in the zoning booklet. 2. On page 34 under Building Standards, please review height regulations. As currently written, it departs from regulations under 564a and would appear to create difficulties with the proposed structures. Please clarify and correct as necessary. Response: Addressed. Applicant included revised language. General Comments 3. On each exhibit, please label all streets and drives for clarity of reference with name, letter or number. Response: Addressed. Case No. Attachment ZA1 8-0006 Page 2 Zoning Booklet General Zoning Booklet Comments 4. On page 7, include either “the” or “a” as the sentence currently states “Southlake Public Library will be focal point…” Also on page 7, please correct the exhibit as it appears text and boundaries shifted from the initial submittal. Response: Addressed. 5. On page 12 (Pathways) in the final sentence of the third paragraph it appears that “enhance” should be “enhanced.” Response: Addressed. 6. On page 14, please indicate when the Carillon towers are intended to be constructed in the phasing plan. Response: Addressed. 7. The note on page 27 under “Park Dedication” says to reference page 19. However, Open Space and Park Dedication are listed on page 18. Response: Addressed. Appendix A 8. On page 34 of Appendix A, under the Garages standard, please better define what “ground floor” means. Response: The ground floor reference was removed. The applicant will come back through with the parking study, development plan, and other steps identified in the zoning booklet. 9. On page 34 of Appendix A the third to last box of the table under “Setbacks – All other uses” appears to be cut-off. Please correct and/or clarify this statement. Response: Addressed. 10. Also on page 34, the final box in the table states “a minimum of twenty-five…” but then in parentheses says (20). Please correct this reference. Response: Addressed. 11. On page 35 the table for Off-Street Parking Requirements says “Up to a 20% reduction…” but the development plan site data summary table says 22%. Response: Addressed. Case No. Attachment ZA1 8-0006 Page 3 12. On page 35, the last sentence in the Surface Parking lot minimum interior landscaping standard says “A variance granted administratively at the Site Plan application.” Please clarify this statement. Response: Addressed. 13. On page 35 please reference the most up-to-date Outdoor Lighting ordinance, which is 693-C. The zoning booklet currently references 693-b. Also regarding lighting, the previously submitted zoning booklet referenced trail lighting, and this was not included in the formal submittal. Response: Addressed. Appendix B 14. On page 37 of Appendix B, Farmer’s Market is listed as Permitted. Please clarify the location and other specifics regarding this use. Represent where on the development plan if the intention is for this use to be outside. Response: Addressed. The Farmer’s Market use was adjusted to reflect SUP. 15. Regarding Vehicle Sales and Demonstrations in the Commercial Uses land use category, add a note that all Specific Use Permits (SUP’s) will be processed in terms of Section 45 – Specific Use Permits of the City’s Zoning Ordinance. Response: Section 45 is noted above the land use table. 16. The “Outdoor vendor sales” use was previously included in 564a through Specific Use Permit. The applicant may want to consider adding this to the use table. Response: The applicant desires to add “Outdoor Vendor Sales” by SUP and processed in accordance with Section 45. 17. Regarding comment #3 below the land use category table, please revise the note to say that “A parking study, development plan, site plan application, and SUP is required for change of use.” Response: Addressed. Public Works/Engineering Review Steve Anderson, P.E. Deputy City Engineer Phone: (817) 748-8101 Fax: (817) 748-8077 E-mail: sanderson@ci.southlake.tx.us Response by: Matt Lucas, P.E. Kimley-Horn and Associates, Inc. Phone: 972-770-1372 Email: Matt.Lucas@Kimley-Horn.com Case No. Attachment ZA1 8-0006 Page 4 RESPONSE: ENGINEERING/PUBLIC WORKS COMMENTS WILL BE ADDRESSED ON FUTURE ENGINEERING SUBMITTALS AFTER THE REZONING PROCESS IS COMPELTE. GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. 3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. 4. Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. SANITARY SEWER: 1. Be mindful of sanitary sewer manhole locations in the public gathering areas. 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. * 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. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 Case No. Attachment ZA1 8-0006 Page 5 Fax: (817) 481-5713 E-mail: kmartin@ci.southlake.tx.us Response by: Matt Lucas, P.E. Kimley-Horn and Associates, Inc. Phone: 972-770-1372 Email: Matt.Lucas@Kimley-Horn.com TREE CONSERVATION COMMENTS: * The proposed development is consistent with the approved comprehensive Carillon Tree Conservation Analysis but if it was conventional zoning it would not comply with the Existing Tree Conservation Preservation Requirements of the Tree Preservation Ordinance. There is 38.4% of existing tree cover on the site and under conventional zoning 60% of the existing tree cover is required to be preserved. The applicant is proposing to preserve 33% 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; Case No. Attachment ZA1 8-0006 Page 6 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 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, PARKING, AND DEVELOPMENT PLAN COMMENTS: 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 space 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. 2. The tree wells or continuous planters are proposed to be minimum 5’ x 5’. 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’. * Indicates informational comment. # Indicates required items comment. Fire Department Review Case No. Attachment ZA1 8-0006 Page 7 Kelly Clements Fire Marshal Phone: (817) 748-8233 Fax: (817) 748-8181 E-mail: kclements@ci.southlake.tx.us Response by: Matt Lucas, P.E. Kimley-Horn and Associates, Inc. Phone: 972-770-1372 Email: Matt.Lucas@Kimley-Horn.com 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 GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler systems 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 located on the riser. (Riser room locations not indicated on plans) FIRE HYDRANT COMMENTS: Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lane access. (Fire Department Connection locations not indicated on plans) Add FDC locations, which can be a wall mount FDC or a remote FDC connection, and ensure fire hydrants on the property are spaced as necessary to meet the requirements) Fire hydrants are required at a maximum spacing of 500 feet for commercial locations that contain fully sprinkled buildings. (Fire hydrant locations not indicated on plans) FIRE LANE COMMENTS: Fire apparatus access, needs to be an all-weather surface, asphalt or concrete, a minimum of 24 feet wide in access areas provided for low rise structures and a minimum of 26 feet wide in access areas provided for high rise structures, with 6 inch red striping that contains 4 inch white lettering that states “FIRE LANE NO PARKING” every 25 feet. The fire lane access areas must be able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) (Both high rise structures in Carillon Parc are required to have the 26 feet wide fire lane access) (Also, the fire lane in the Piazza does not meet the 24 foot minimum requirements, and if the Piazza is the access for the Boutique Hotel the width must be 26 feet wide on the side fronting the hotel) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2015 I.F.C. Sec. 503.2.4) Community Service / Parks Department Review Candice Edmonson Case No. Attachment ZA1 8-0006 Page 8 Deputy Director Phone: (817) 748-8311 Fax: (817) 748-8027 Email: cedmonson@ci.southlake.tx.us Response by: Matt Lucas, P.E. Kimley-Horn and Associates, Inc. Phone: 972-770-1372 Email: Matt.Lucas@Kimley-Horn.com Response: Comments appear to be information in nature and therefore a response to each is not included. The comments are acknowledged and will be addressed with subsequent submittals following rezoning. Comments will be provided to the applicant at a later date. Informational Comments: * The residential Villas will be served by a 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. * 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 right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * 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. All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * It appears that a portion of this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS – exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. Case No. Attachment ZA1 8-0006 Page 9 * 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, Water & Sewer Impact and Tap Fees, and related Permit Fees. * All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). The applicant is requesting approval of all streets and driveways as represented on the development plan. * Staff recommends providing a materials sample board. * All development must comply with the underlying zoning district regulations. * With Site Plan and/or Plat submittal an open space management plan may be required. * Consider adding a note that states all square footage, building heights, stories, etc. illustrated on the plan are representative only. * Please ensure that all typographic errors and misspellings are corrected within the Carillon Zoning Booklet before the next submittal. * Denotes Informational Comment