Item 6A Applicant Response LetterCase No.Attachment
ZA18-0006 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.:ZA18-0006 Review No.:3 Date of Review:6/12/18
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 5/30/18 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
Updated Comments – June 12th
1.If approved by City Council, the applicant will need to submit a final Plaza District Vision Zoning
Booklet that addresses any and all conditions of approval with the City Council motion. City staff
will need to receive at least five (5) hard copies, as well as a PDF copy of this document no later
than 20 days after the date of approval.
Response: Acknowledged.
2.It appears the quality of images were clearer in the second submittal (booklet dated May 17th)
than they were in the third submittal (booklet dated June 5th). Before printing the final booklet,
(per comment #1 above) please ensure the quality of images is clear, sharp and provide details
that define the architectural vision for the development proposal.
Response: Addressed.
3.Add a reference in a narrative portion of the document that sub-grade retail and office may be
permitted.
Response: Page 24 was updated to reference the sub-grade non-residential spaces.
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ZA18-0006 Page 2
4.On page 6 the narrative for 2035 Plan Support references “the table to the left” and this table is
on the right side of the page. Please correct this note.
Response: Addressed.
5.Regarding the District Plan (page 7) please add the yellow dashed line to the narrative on the
right side of the page to demonstrate the EC-Edge (Village District) where Villa A single-family
residential detached product is proposed. The limit of the amended Plaza District is shown with a
white dashed line.
Response: Addressed.
6.On page 8 the narrative for 2035 Land Uses references an Optional Land Use of “Restaurant and
Retail Specialty.” Please correct this reference to state “Restaurant and Specialty Retail Overlay”
to match the plan and exhibit.
Response: Addressed.
7.The Employment Center Zoning District (ECZ) is different from the Employment Center Optional
Land Use Designation. On page 9 the narrative for 2035 Land Uses references “an optional land
use of Employment Center Zoning (ECZ).” Please correct this note to state “an optional land use
designation of Employment Center.” The next paragraph correctly references ECZ District
Zoning. Ensure these two references are correct throughout the Zoning Booklet.
Response: Addressed.
8.On page 10 please reference “Specific Use Permit” rather than “Special Use Permit” in the last
line of the paragraph for Future Garage Redevelopment.
Response: Addressed.
9.Also on page 10, the legend references the letter “L” for Health, Wellness, Fitness Uses,
however, the graphic to the left of the legend does not include this “L.” Please add this reference /
letter to the graphic for clarity.
Response: Addressed.
10. On page 11 (Optional Land Use), please review and correct / revise the second paragraph. It
currently states that “One example of potential reconfiguration are shown to the right…” however,
the exhibit is to the left.
Response: Addressed.
11. Also on page 11 (Optional Land Use), please clarify the last sentence that states “…conditions
and requirements of the amended PD, zoning will need to be met.” It appears that PD should be
replaced with ECZ.
Response: Addressed.
12. The Carillon Parc Pathways exhibit on page 12 currently shows a purple line (Perimeter
Circulation 6’ min.) along the south boundary of the proposal, abutting the SH 114 frontage road.
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On previous exhibits line was shown to be a red line (Primary Pathways 8’ min.). Please revise
this exhibit to demonstrate the correct width of this sidewalk per the Pathways Master Plan.
Response: Addressed.
13. Also on page 12 (Pathways) please correct the first sentence in the second paragraph to identify
the illustration “to the right” as the booklet currently states “to the left.”
Response: Addressed.
14. On page 13 (Development Plan) please clarify the first sentence, as it appears it should read “and
plans shown ‘on’ this sheet are for reference only.”
Response: Addressed.
15. On page 14 (Phasing Plan), please indicate in the legend that the Carillon towers are intended to
be constructed during Phase I, as mentioned in the narrative on the left side of the page, as well
as page 28 of the zoning booklet.
Response: Addressed.
16. On page 14 (Phasing Plan), please match the wording of the legend for Future Phases with the
narrative and development plan. The legend just references “retail” but the development plan
shows these buildings to be “Retail, Restaurant, Office.”
Response: Addressed.
17. On page 15 (Streets) please note that the City of Southlake does not maintain private streets /
alleys. The narrative currently notes that the “alley serving the single-family will be maintained by
the HOA.” However, let this comment serve to notify the developer that they are responsible for
the maintenance and upkeep on any private street / alley.
Response: Acknowledged.
18. On page 15 (Streets) there do not appear to be any bollards adjacent to Palladian Dr. where the
8’ Primary Pathway is shown from the street to the center of the development. The applicant will
need to indicate either graphically, in narrative form, or both how vehicular traffic will be kept from
this entrance. This can be indicated at site plan submittal.
Response: This will be addressed with the site plan submittal.
19. Also on page 15 (Streets) please correct the spelling of Fire Marshal.
Response: Addressed.
20. On page 15 (Carillon Parc Circulation Plan) there is a reference to an “E” street. However, there
is no section for “E” labeled on page 16.
Response: Addressed. Section E-E is the section illustrated at the bottom of page 17, which was
labeled as such.
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21. On page 17 (Entries) please clarify the final sentence in the second paragraph. It appears the
sentence should state “and access ‘to’ proposed uses to the north.”
Response: Addressed.
22. On page 18 (Park Dedication) please correct the second sentence that currently states “The large
central fountain is primary focal point for the central plaza…” It appears this should say “fountain
is ‘a’ primary focal point…”
Response: Addressed.
23. Also on page 18 please correct and clarify the final paragraph / sentence within the exhibit for the
Park Dedication as it currently states “The tree island park area….from the parking areas to
through the restaurant cluster to the main park.”
Response: Addressed.
24. Regarding the Kiosks on page 19, reword the description of the total square footage allowed as
well as the location of the kiosks. As currently written, the developer is capped in terms of kiosk
square footage and restricted to the number of kiosks by location.
Response: Addressed to clarify there are 12 kiosks total with a total cumulative floor area of
1,500 square feet.
25. On page 19 (Kiosks), the first paragraph states “as illustrated on page 22 in the Carillon Parc
District Vision Zoning Booklet…” Please confirm this page reference is correct. It appears the
applicant meant to reference page 28.
Response: Addressed. The reference is not applicable and therefore removed.
26. Regarding the Wedding Chapel on page 19, it appears this portion of the development was
removed from park dedication (as shown on pages 18 and 27). If it is in fact the intent of the
developer to remove this from the park dedication, please clarify.
Response: Addressed. The Wedding Chapel will not be within the park dedication and revisions
were made to clarify this.
27. In the Architectural Vision exhibit pages (pages 29 – 32) the twelfth item refers to “Enhances
Walkway.” This may or may not have meant to be “Enhanced Walkway.” Consider revising if
applicable.
Response: Addressed.
28. On page 34 (Appendix A) under 1.0 – Street Design Standards, please correct the spelling for
right-of-way. It currently says “right-ow-way.”
Response: Addressed.
29. On page 35 (Appendix A) under Lighting (the third row in the table), the note references “As a
part of the “development plan application…” Please revise this wording to state “site plan
application.”
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ZA18-0006 Page 5
Response: Addressed.
30. On page 36 (Appendix A) under 7.2 (Chapel – Materials), please clarify if the developer intended
for the material to read “painted and textured concrete panels” or as it currently reads “painted,
textured concrete panels.”
Response: The text as it is currently written is the intended text. More typically it is “texture
painted” ... in other words one application, paint with a medium texture mixed in.
31. On page 36 (Appendix A) under 7.2 (Chapel – Awnings / Canopies), after the words galvanized
tin is the semicolon symbol “;” whereas the intention may have been to include a comma “,”
symbol. Please revise if necessary.
Response: Addressed.
32. On page 37 (Appendix B) (Commercial Uses – Food Service Uses)please add “no-drive through
facility” to the second row as indicated on the third row.
Response: Addressed. In addition, the bank use was also identified as “no drive-through facility”
as discussed with staff on 6-12-18.
33. On page 37 (Appendix B) the fourth item in the first table (Accessory Buildings) is followed by a
superscript “1” referencing the notes in the bottom right corner of the page. Was this superscript
reference to these notes intentional for this item?
Response: Addressed. The superscript has been deleted. It was a typo.
34. On page 37 (Appendix B) the first table (Commercial Uses – Retail Sales or Service)appears to
be cut-off at the very bottom. Was there supposed to be another row in this table? If not, please
delete this row.
Response: No text was cutoff and the additional empty cell was deleted.
35. The final use listed in the table on page 37 (Appendix B) is for outdoor temporary removable
displays. The use status for this should reference being contingent upon approval of a Specific
Use Permit (SUP).
Response: Addressed.
36. On page 37 (Appendix B) the wording for the fourth note at the bottom right of the page states
that “The wedding chapel may be developed as a permitted use within the park boundary or
outside the park boundary…” If the intention is to completely remove the wedding chapel from the
dedicated park space, this note should be revised.
Response: Addressed. The chapel will be located outside the dedicated park.
37. In the Tree Conservation Analysis (Appendix C) on page 38, the description / text for items 5
through 8 appears to be cut-off. Please clarify these statements in the table or reformat so the
original statements are legible.
Response: Addressed. The table was adjusted to show all the text.
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38. In the legend on page 38 (Appendix C) where Environmental Resource Protection Zone is shown
please correct the first bullet-point; revise “2030 Southlake Sustainable Master Plan to “Southlake
2030 Sustainability Master Plan.”
Response: Addressed.
Notable additional changes made to the document and discussed with staff on 6-12-18 include:
·Page 10: The garage redevelopment illustration on the left side of the page was revised to
include the garage located closest to 114.
·Page 35, Development Standards, Section 6.0 Site Design Standards: parking reduction
clarified to be up to 22% or as shown on an approved site plan application.
·Page 37, Use Table, under Educational section: Commercial School, including trade schools
added as a permitted use with a clarification to the City’s definition for the use in the
Southlake Zoning Ordinance, Section 4, to include culinary schools.
ALL OTHER COMMENTS FROM THIS POINT IN THE DOCUMENT ON ARE THE SAME AS
PREVIOUS VERSIONS, AND THEREFORE, KH RESPONSES ARE THE SAME AS PREVIOUS
VERIONS OF RESPONSES TO THE COMMENTS.
Case No.Attachment
ZA18-0006 Page 7
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
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:
https://www.cityofsouthlake.com/152/Engineering-Design-Standards
*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.
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ZA18-0006 Page 8
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Fax: (817) 481-5713
E-mail: kmartin@ci.southlake.tx.us
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;
ii.maximizes the preservation of tree cover preservation areas indicated on the Environmental
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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.
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.
*Indicates informational comment.
#Indicates required items comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
Fax: (817) 748-8181
E-mail:kclements@ci.southlake.tx.us
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
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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
Deputy Director
Phone: (817) 748-8311
Fax: (817) 748-8027
Email: cedmonson@ci.southlake.tx.us
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.
*On each exhibit, please label all streets and drives for clarity of reference with name, letter or
number.
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*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.
*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