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Item 6A Zoning DocumentThe Plaza District Vision Zoning Booklet Amendment to Ordinance NO. 480-564a City of Southlake, Texas June 19th, 2018 Developer: 161 Summit Ave, Suite 200 Southlake, TX 76092 817-796-5527 Planning, Engineering & Document Preparation by: 13455 Noel Road, Tower Two Galleria Offi ce Tower, Suite 700 Dallas, TX 75240 972-770-1300 Architect: 5310 Harvest Hill Rd #136 Dallas, TX 75230 972-788-1010 Updated June 13th, 2018 ZA18-0006 2 Amendments 3 Amendments 4 Document Purpose and Intent Purpose and Intent HCCP Construction and Development (Developer) is requesting a change in the zoning for the +/-42 acre tract located at the northeast corner of State Highway (S.H.) 114 and North White Chapel Boulevard. The property is bounded by E. Kirkwood on the north and Riviera Lane on the east. HCCP is planning a mixed-use development, which incorporates a mix of uses in a pedestrian-friendly, experiential environment with a unique “sense of place” focused on preserving existing tree stand around a central park area. The proposal is to amend the existing Ordinance (480-564a) as it relates to the Plaza District of the Carillon property, coined "Carillon Parc" by the developer. The existing zoning is Employment Center Zoning (ECZ) district which allows for diverse, fl exible and compatible land use mixes having distinct districts within the ECZ. Currently, Carillon is made up of three districts: the Plaza District or EC-Core providing opportunities for an intense mix of uses; the Village District (EC-Edge) comprised of single family residential units in an urban environment, and the Châteaux District (EC-Neighborhood) outside of Kirkwood Boulevard which serves as a transition between the Village District (EC-Edge) and the adjacent residential neighborhoods. HCCP’s vision for the property is in line with the Southlake 2035 plan, which recommends to “Retain the existing underlying Mixed Use designation and add the Restaurant and Retail Specialty Overlay” to this tract and “develop a unique “customer experience” and “sense of place” which is pedestrian rather than automobile focused.” The 2035 Plan mentions the desire for “a chef-driven restaurant cluster… along with specialty retail and health and wellness uses… boutique or unique hotels… support offi ce may also be appropriate uses if properly integrated into the environment” with a “focus on preserving natural tree stands and utilizing existing trees to create inviting open spaces” and incorporating a “central park or greenspace [which] may include public facilities.” Furthermore, in line with the 2035 Plan, the plan is to develop the property being “sensitive to potential impacts on adjacent residential areas, particularly as related to noise, traffi c, building heights, lighting and views.” The purpose and intent of this document (Zoning Booklet) is two-fold: 1) This document provides a foundation for the vision of the Carillon project; and 2) describes detailed information required for the rezoning of the property. Images, plans and exhibits within this document are conceptual in nature and may change when the site plan is submitted. However, the overall character of the vision will be similar in nature to that displayed in this document. Relationships to Other Documents This document is one of several documents providing design guidance and restrictions for Carillon Parc. This document is intended to amend to the original Carillon Zoning Document (Ordinance 480- 564a), providing a Vision for the Carillon project and to specify items in the City of Southlake Zoning Code Section 49 which are listed as fl exible or undefi ned. Unless otherwise stated in this Zoning Booklet, or shown on the accompanied Development Plan, the following documents take precedence in the order listed: 1) Ordinance 480-564a; 2) City of Southlake Zoning Ordinance Section 49 In addition, all development within the Carillon project shall comply with the City of Southlake’s Masonry Construction Ordinance No. 557. Design Guidelines created by the Developer shall be the primary document for use by the Developer, Builders, Merchant Builders, and Homeowners for undertaking any construction, improvement, alteration or remodel. This Zoning Booklet along with the City of Southlake’s applicable regulations, codes and standards establish a standard of quality to ensure compatibility with the Vision of the project and surrounding developments. For the purposes of this Zoning Booklet, the following provisions apply: the use of ‘shall not’, ‘must’, ‘will’, ‘prohibited’, or ‘not allowed’ means compliance is mandatory and not voluntary or permissive. Where terms, phases, or provisions, are subject to more than one reasonable interpretation, the more stringent interpretation shall apply. It is the obligation of the applicant to request updated copies of this document. Approved deviations do not set precedent except where provided herein for future applications. 5 Table of Contents Required information related to zoning can be found in the following locations: A m e n d m e n t s - p g . 2 - 3 Purpose and Intent - pg. 4 T a b l e o f C o n t e n t s - p g . 5 Southlake 2035 Plan Support - pg. 6 D i s t r i c t P l a n - p g . 7 2 0 3 5 L a n d U s e s - p g . 8 2 0 3 0 L a n d U s e s - p g . 9 L a n d M i x U s e s - p g . 1 0 O p t i o n a l L a n d U s e - p g . 1 1 P a t h w a y s - p g . 1 2 D e v e l o p m e n t P l a n - p g . 1 3 P h a s i n g P l a n - p g . 1 4 S t r e e t s - p g . 1 5 S t r e e t S e c t i o n s - p g . 1 6 E n t r i e s - p g . 1 7 Open Space and Park Dedication - pg. 18 Kiosks and Wedding Chapel - pg. 19 S c r e e n W a l l s - p g . 2 0 A r c h i t e c t u r a l V i s i o n - p g . 2 1 A r c h i t e c t u r a l V i s i o n - H o t e l - p g . 2 2 Architectural Vision - The Terrace - pg. 23 Architectural Vision - Boutique Retail and Residential Lofts - pg. 24 Architectural Vision - Specialty Retail - pg. 25 A r c h i t e c t u r a l V i s i o n - L i b r a r y - p g . 2 6 Architectural Vision - Central Parc - pg. 27 C a r i l l o n T o w e r s - p g . 2 8 A r c h i t e c t u r a l V i s i o n - p g . 2 9 A r c h i t e c t u r a l V i s i o n - p g . 3 0 A r c h i t e c t u r a l V i s i o n - p g . 3 1 A r c h i t e c t u r a l V i s i o n - p g . 3 2 S t r e e t s c a p e E l e m e n t s - p g . 3 3 Appendix A - Development Standards - pg. 34-36 Appendix B - Land Use Categories - pg. 37 Appendix C - Tree Conservation - pg. 38 Appendix D - Metes and Bounds Description - pg. 39 Appendix D - Metes and Bounds Exhibit - pg. 40 6 SOUTHLAKE 2035 GOALS 2035 Plan Support GOAL 1: Quality Development Promote quality development that is consistent with the Urban Design Plan and existing development patterns, well- maintained, attractive, pedestrian-friendly, safe, contributes to an overall sense of place and meet the needs of a vibrant and diverse community. GOAL 2: Balance Maintain a balanced approach to growth and development in order to preserve the City’s assets (schools, public safety, and competitive edge in the region) and fi scal health. GOAL 3: Mobility Develop an innovative mobility system that provides for the safe, convenient, effi cient movement of people and goods, reduces traffi c congestion, promotes energy and transportation effi ciency and promotes expanded opportunities for citizens to meet some routine needs by walking or bicycling. GOAL 4: Parks, Recreation and Open Space Support a comprehensive integrated parks, recreation and open space system for all ages that creates value and preserves natural assets of the City. GOAL 5: Public Safety Establish and maintain protective measures and policies that reduce danger, risk or injury to property and individuals who live, work or visit the City. GOAL 6: Economic Development Create a diversifi ed, vibrant and sustainable economy through the attraction and support of business enterprises and tourism meeting the vision and standards desired by City leaders. GOAL 7: Sustainability Encourage the conservation, protection, enhancement and proper management of the natural and built environment. GOAL 8: Community Facilities Plan and provide quality community facilities and services that eff ectively meet the service needs of Southlake’s residents and businesses. GOAL 9: Partnerships Fully utilize and coordinate with the City’s many partners to address issues facing the area, provide services and facilities, promote volunteerism, support events and programs and encourage economic growth. GOAL 10: Infrastructure Through sound management and strategic investment, develop, maintain, improve and operate public infrastructure that promotes health, safety and an enhanced quality of life for all members of the community. GOAL 11: Tourism Enhance the quality of life for residents and the sustainability of City businesses through the use and promotion of the tourism, convention and Carillon Parc is in general alignment with the twelve goals of the City of Southlake’s 2035 Plan. The 2035 Plan further outlines recommendations for the subject site as summarized in the table to the left. hotel industry as a tool for the local economy in the City. GOAL 12: Community Engagement Promote and prioritize initiatives that involve and empower home owners associations, residents and businesses to collaborate with the City of Southlake in achieving community objectives. 2035 Plan LU2 Goals (LU 2 - Plaza District)Carillon Parc Alignment 1. Mixed-Use designation with Restaurant and Retail Specialty Overlay 2. Unique “customer experience” and “sense of place” that is pedestrian rather than automobile focused. 3. Desired uses are chef-driven restaurant cluster, incubator, and possibly a culinary school component, along with specialty retail and health and wellness uses consistent with target industries as identifi ed in the Economic Development Master Plan. 4. Boutique or unique hotels, health and medical services and support offi ce may also be appropriate uses if properly integrated into the environment. 5. Design process for the non-residential portion of Carillon should focus on preserving natural tree stands and utilizing existing trees to create inviting open spaces. 6. Restaurant cluster with common use outdoor eating and gathering space utilizing natural and manmade features. 7. A central park or greenspace may include public facilities not already discussed which off er a variety of cultural experiences. 8. As development is proposed traffi c impacts on White Chapel Blvd. north of SH 114 should be assessed and the widening of White Chapel Blvd. to 4 lanes between Kirkwood and SH 114 should occur when warranted. 9. Provide a combination of structured and surface parking. Surface parking should be dispersed into lots of minimal size which are adequately screened from adjacent rights of way and residential areas. 10. Assess development related to potential impacts on adjacent residential areas, particularly as related to noise, traffi c, building heights, lighting and views. 7 District Plan Plaza District In alignment with the City of Southlake’s Comprehensive plan, Carillon Parc integrates with the surrounding community through the development of the unique Plaza District. This new district will compliment the existing Village District and Châteaux District to the east and will make pathway connections to these previously developed districts. Carillon Parc is a mixed-use environment centered around a +/- 8 acre Central Parc, including uses such as: Retail, Residential, and Entertainment Offi ce Single-Family Residential (Detached) Residential Lofts Hotel Public Library The future City of Southlake Public Library will be a focal point of the Plaza District, serving as a destination for both the residents of Carillon and the City of Southlake. To the southeast, the Development Plan imagines connectivity to the Corporate District (EC-Core) with a future cross access driveway and pedestrian connection with trails. Limits of the amended Plaza District E. KIRKWOOD BLVD. EC - Edge (Village District 'Villa A' Use Boundary 8 UNDERLINING LAND USE RECOMMENDATIONS OPTIONAL LAND USE RECOMMENDATIONS2035Land Uses The 2035 Plan identifi es an underlying land use of Mixed Use with an optional land use designation of Restaurant and Specialty Retail Overlay. The Carillon Parc Development Plan for the Plaza District is in alignment with the 2035 Plan land uses. 9 2030Land UsesUNDERLINING LAND USE RECOMMENDATIONSOPTIONAL LAND USE RECOMMENDATIONS The 2025 Plan and 2030 Plan both included underlying land use recommendation of Mixed-Use with an optional land use of Employment Center. The current Carillon zoning (Ord. 480-564a) is crafted to be in line with EC-1 and EC-2 land uses of ECZ, utilizing the highest intensity mix of uses closest to SH 114 and a transitioning to more moderate intensity mix of uses further from SH 114, respectively. Like the current Carillon zoning in place, the proposed Development Plan and Zoning Booklet for the Plaza District seeks to be aligned with the ECZ district intent by focusing more intense uses in the southwest to less intense uses in the northeast part of the District. The ‘Villa A’ detached single- family product from the current Carillon zoning (480-564a) proposed at the northeast corner of the site and the central park of the new Plaza District serves to transition the more intense uses of the Plaza District along 114 to the existing Carillon neighborhood east of Riviera Lane. 10 Land Use Mixes The master plan envisions a diverse mix of uses. The goal is to place more intense uses along SH 114 and N. White Chapel and transitions generally to less intense uses as one travels towards the existing single-family homes to the north and east. See the Land Use Category Table in the Appendix for a list of permitted uses in the Plaza District. The buildings and uses are subject to change based on market infl uences. Future Garage Redevelopment In the future, market conditions and alternative modes of transportation may infl uence parking garage use, and the applicant reserves the right to change the parking garage use at such time. A site plan, parking study, and Specifi c Use Permit (SUP) will be required. Mixed-Use 1 - Retail, Restaurant, Offi ce Civic Mixed-Use 3 - Retail, Restaurant, Hotel Mixed-Use 2 - Retail, Restaurant, Residential (Lofts) Single Family Detached Home (Villa A from 480-564a) Mixed-Use 4 - Retail, Restaurant (Ground Floor Only) Chapel Zone Kiosk Zone Mixed-Use 5 - Retail, Restaurant, Offi ce, Entertainment Health, Wellness, Fitness Parking Garage Offi ce (Optional Use Grocer) LEGEND ID COLOR USE See Optional Use (Page 11) Optional Carillon Parc (Plaza District) Conceptual Land Use Mix Land Use % Acreage (Net*) Flexibility Allowed Single Family Detached 5%± 5% Mixed Use 65%± 20% Civic 5%± 5% Structured Parking Garage 10%± 10% Open Space (includes Park Dedication)15%+ 15% *Net of right-of-way dedication 100% A B C D E F G H I J K L A B C C C C C C C C C C C D D D E F F F F G H I J K K K F F E H H L 11 Optional Land Use Market conditions fl uctuate based on external infl uences. Building footprints shown in certain portions of the development as identifi ed in this zoning booklet are illustrative but need to retain need to retain the ability to be reconfi gured based on specifi c tenant requirements and market conditions. One example of potential reconfi guration are shown to the left. Again, this example is illustrative only. Regardless of exact site plan and building envelope, the conditions and requirements of the amended ECZ, zoning will need to be met. Grocer Option E. Kirkwood Blvd. E. Kirkwood Blvd. OPTIONAL GROCER 12 Pathways One of the primary development goals with Carillon Parc is pedestrian circulation, connectivity, and ease of movement between the variety of uses. The development plan has a variety of pathway systems within the project, each designed to connect visitors and residents between the varying elevation changes, the proposed open spaces, the outdoor gathering areas, retail spaces, restaurant terraces, hotels, and parking spaces. This framework complies with the City of Southlake 2030 Pathways Plan by providing a min. 8' concrete pathway along Highway 114 frontage with some enhancements at driveway crossings. There are four (4) internal pedestrian pathway systems as shown in the illustration to the right, each designed with a specifi c intent. The Primary Pathway is the central walkway framework that connects both the eastern residential neighborhood to Carillon Parc, as well as the primary north/ south axis. The paving surface will be primarily upgraded concrete pavers and/or enhanced concrete. The Secondary Pathway system provides for direct pedestrian connections between offi ce, retail, hotel, and entertainment uses throughout the site. These pathways are designed to increase circulation and ease of travel between the primary structures in the development and will be primarily concrete pavers and/or enhanced concrete with min. widths of 6’ min. Perimeter circulation trails will provide pedestrian connectivity around the south, west, and north edges of the development. The southern Highway 114 trail will be concrete and 8’ min., and the western and northern edges will be concrete and a min. of 6'. The fourth system is the Parc Circulation network. This trail system will provide pedestrian connectivity within the existing trees stands and natural areas of the Central Parc. These paths are more organic in nature and designed to provide clear circulation routes throughout the preserved natural elements. The pathways will be concrete and will be 6’ min width. Carillon Parc PathwaysCity Pathways Masterplan E. KIRKWOOD BLVD. NOTE: All pathways will be a min. of 6' wide and subject to change based on fi nal design and approval of Site Plan application Secondary Pathways (6' min.) Primary Pathways (8' min.) Perimeter Circulation (6' min.) Parc Circulation (6' min.) 13 ILLUSTRATIVE PLANDEVELOPMENT PLAN The Development Plan is submitted as a 24x36" exhibit and plans shown on this sheet are for reference only. The landscape and hardscape shown in the Illustrative Plan is conceptual in nature and not intended to communicate fi nal site design. Interior landscape plantings will generally follow the standards listed in Landscape Ordinance No. 544-B. Development Plan 14 Phasing Plan E. Kirkwood Blvd. Elements of Phase I development for Carillon Parc are planned to begin as soon as possible, subsequent to Carillon Parc receiving approval for the requested zoning and entitlements as listed in this amendment. Phase I will include the Parc, Carillon bell towers, and the site infrastructure, roadways, and utilities to serve the site. Phase IA will be constructed in parallel or after the construction of Phase I. Phase IA is anticipated to include the Library, both hotels, the residential loft units, restaurants,, salon, single family residential (Villa A), and garages and other required parking will be constructed; However, Phase IA may be broken up into smaller sub phases based upon market conditions, etc. The Certifi cate of Occupancy for any building associated with Phase IA or future phases will be contingent on completion and acceptance by the City of Southlake of the Phase I improvements. Future phases will include the retail/ mixed use buildings shown. The improvements to the open space, streetscapes, and site amenities will be constructed simultaneously with the other development activity related to a particular phase. Both the primary and secondary Carillon Towers will be built within Phase I as well. Landscape improvements adjacent to future phase buildings will be installed with the future phase. Public rights-of-way as well as the parks noted above will be dedicated to the City of Southlake upon completion of the improvements. (See Public Park Dedication information on page 18). The above is a non-binding phasing plan of proposed improvements and shall be refi ned at the site plan submittal. Phase limits shown here are preliminary and subject to change based on market conditions. Final phasing to be determined at the time of Final Plat. PHASE I Site Infrastructure - Roadways - Utilities The Parc CARILLON TOWERS PHASE IA Library Hotels Loft Units Restaurants Salon Single-Family Residential Parking Garages Mixed-Use FUTURE PHASES Mixed-Use 15 Streets North White Chapel Boulevard is an important connection identifi ed in the 2030 Plan, which is proposed to be built out to an A4D (88' Arterial) per the 2030 Mobility Plan. The 2035 Plan reinforces the importance of assessing traffi c impacts and widening North White Chapel. North White Chapel will be improved with Phase I. Proposed access points are illustrated on this page. Access points from Riviera will be limited to the Single-Family (via alley) and emergency access as illustrated. Internal to the Plaza District, there are four public street types which will be generally consistent with Street Sections A-D as illustrated. Other streets within the Plaza District will be private. All four street types contribute to the character of the development. Roadway paving materials for streets and parking areas will be of a constant type throughout the development and shall be concrete or asphalt with enhancement options by use of stamping the paving or use of pavers. The alley serving the single-family will be maintained by the HOA. Fire Lanes Fire lanes shall be delineated through varying colored materials to diff erentiate the designated fi re lanes and shall not allow any obstructions within those areas. The exact materials, colors and design shall be approved by the Fire Marshal prior to construction. A A B B CITY A4D 88' ARTERIAL ALLEY TO SERVE SINGLE FAMILY RESIDENTIAL NEW PUBLIC INTERNAL ROADWAYS PARALLEL PARKING ADDITION INTERNAL PRIVATE ROAD AND FIRE LANE EMERGENCY ACCESS ONLY (FIRE LANE) NO PUBLIC VEHICULAR ACCESS. EMERGENCY ACCESS ONLY * * * * * Carillon Parc Circulation Plan RIGHT TURN / LEFT TURN LANES ONLY CITY A4D 88' ARTERIAL ALLEY TO SERVE SINGLE FAMILY RESIDENTIAL NEW PUBLIC INTERNAL ROADWAYS PARALLEL PARKING ADDITION INTERNAL PRIVATE ROAD AND FIRE LANE EMERGENCY ACCESS ONLY (FIRE LANE) NO PUBLIC VEHICULAR ACCESS. EMERGENCY ACCESS ONLY LEGEND * / FIRELANES City of Southlake 2030 Mobility Plan 16 Conceptual Section A-A Conceptual Section B-B Encroachment Parallel Parking 10.5’6’6’10.5’ Travel LaneTravel Lane 74’ +/- R.O.W. 6” 8’8’12’12’ 6” Curb Pkwy.Ped. Zone Pkwy.Ped. Zone Curb 6’6’ Encroachment Parallel Parking Optional Retaining wall Height Varies Travel LaneTravel Lane 6” Curb Ped. Zone 41’ R.O.W. 6” Curb 12’12’8’ Pkwy. 6’2’5’ 114 Frontage Road R.O.W. 20’ Landscape Setback (MIN) 6’ Pathway 6” Curb 18’ Head-In Parking 18’ Head-In Parking Travel Lane 12’ Travel Lane 12’ 6” Curb 6’ Tree Zone 6’ Sidewalk 4’ Encroachment Wall zone Conceptual Section D-D Head-in Parking Head-in Parking 6’6’ Travel LaneTravel Lane 73’ R.O.W. 6” 18’18’12’12’ 6” Curb Pkwy.Pkwy. Curb Conceptual Section C-C Conceptual Section E-E Head-in Parking 6’6’ Travel LaneTravel Lane R.O.W. Varies (73'-85') 6” Parallel Parking 8’18’12’12’ 6” Curb Pkwy.Pkwy.Pedestrian Zone Varies (6’ Min.) Curb Encroachment 6’ Head-in Parking 18’or 17 Entries There are two primary entries into the Plaza District, one located on White Chapel Boulevard and one located on the 114 Frontage Road. These entrances lead to the parking garages directly so vehicular traffi c on site is kept to a minimum in favor of pedestrian activity. The entrances will provide opportunities for enhanced paving, ornamental trees, and retail signage and way fi nding. Materials will be of similar size, shape, color and texture of the Carillon development buildings and refl ect the architectural vision of the development. There are two secondary entrances into the Plaza District, one located on White Chapel Road and one located on East Kirkwood Boulevard. These are intended to facilitate traffi c fl ows from the neighborhood, provide additional fi re lane access, and access to proposed uses to the north. There is a single single-family alley drive to provide private access to proposed single-family units. This drive is not intended for public use. There is one point of vehicular connection to the future Corporate District on the east side of the project. This access point is not connected to public roads and is provided for convenience and to encourage traffi c fl ows between the two districts. It is the responsibility of the Owner and/or HOA to maintain the proposed private alley that will serve the single family private homes. Reference the Development Plan for additional information on property adjacency, roadway access, turning lanes, and median breaks that will demonstrate site vehicular circulation. Primary Public Entry Secondary Public Entry Residential Drive Entry (Alley) Emergency Entrance Only Corporate District Cross Access (Future) Character images are shown for reference only. Possible enhancements to primary and secondary public entrances for Carillon Parc includes paving and crosswalks upgrades, ornamental plantings, and accent lighting. 18 Open Space Open space and trail connections are important to creating connectivity in Carillon Parc. These connections are anticipated to be utilized by both Carillon residents and the public. The site plan anticipates preserving many of the existing canopy trees within the Central Parc space and these trees serve as the basis for design and create spaces for gathering, shade, and preservation of existing canopy. There are two primary areas of proposed open space (not related to the proposed public park dedication described below) designed with saving trees as the primary goal: The State Hwy 114 tree preserve south of the proposed hotel and the State Hwy 114 tree preserve at the southeast corner of the site at the primary project corner. The site open space plan also contemplates additional site planting, screening, buff ering and trail connectivity along the site perimeter to provide additional pedestrian connections and circulation. Park Dedication The Central Parc space off ers +/- 8 acres of open space that will be dedicated to the City of Southlake for public use. This is approximately 4.5 acres more public green space than the previous Ordinance 564a provided (+/- 3.5 acres). This park will provide opportunities for entertainment, a grand fountain, public art, and outdoor dining that will contribute to a lively pedestrian experience. The large central fountain is a primary focal point for the central plaza, along with the development’s primary Carillon Tower. Large stands of existing post oaks will be incorporated into the design, along with terraced walls, pathways, and outdoor seating. Detailed park designs will be developed for site plan submittal and will be similar in nature to the parks shown in the Landscape Concept Plan. The Public Park boundary will be modifi ed based on fi nal survey and property description. PARK DEDICATION The area shown highlighted in red represents approximately 8.0 acres and will include a central water pool with fountains, an approximate 10 foot water wall and water pool, an approximate 35 foot bell tower and a pedestrian bridge to provide park access to the city Library. This area, along with its amenities, shall be dedicated to the city as a public park. Developer agrees to share the maintenance costs of the dedicated park property 50/50 with the city. The tree island park area shall provide pedestrian friendly access from the parking areas to the restaurant cluster to the main park. PARK DEDICATION Central Parc Character Image Central Parc Character Image Central Parc Character Image 19 Kiosks Developer shall reserve the right to locate up to twelve (12) total kiosks, up to six (6) kiosks within the north Piazza as illustrated in the graphic on this page (Area #1), and up to six (6) kiosks in the dedicated Central Parc (Area #2) east of the Primary Bell Tower. The kiosk architecture shall have the general appearance of the kiosks shown within the “kiosk image family” included as part of the approval documents (shown this page) and shall not exceed a height of 14 feet. The total square feet of any single kiosk shall not exceed 200 SF and the total of all kiosks shall not exceed 1500 SF total. All kiosks shall be privately operated subject to a separate agreement with the City of Southlake. If an agreement cannot be reached, the areas identifi ed on this page can be developed as separate lots under private agreements and can be credited towards the open space percentage. The hours of business for the kiosks located in the public park will coincide with the hours of operations and access to the public park. The kiosks uses will be limited to food and non-alcoholic beverages, informational services, and unique non-national retailers with a focus on artisan products and goods. KIOSK AREA CHAPEL AREA Kiosk Character Image Family 1 2 2 Wedding Chapel The site for the wedding chapel will be generally located to the area depicted immediately adjacent to and north of the Grand Hotel, and will be specifi cally located based on engineering to minimize impacts on existing trees. The site shall not exceed 10,000 SF of land. The wedding chapel shall be considered diff erent than the commercial uses and will be required to obtain separate site plan and elevation approvals. E. Kirkwood Blvd. 20 Screen walls are visible features in Carillon and are designed to develop the community’s sense of place and to screen uses from one another when appropriate. In the Plaza District, a single screen wall will separate the proposed single-family units from the public parking and driveways spaces of the retail and Library. This wall will be located along the western edge of the primary private alley running from north to south along the back of the single family homes. Design of the screen wall will be determined at the time of site plan submittal. The concept for the screen wall incorporates masonry materials refl ective of the architectural vision of the project. It is anticipated the wall will likely be stone and approximately 8’ in height. There are no proposed fences considered for the Plaza District. Screen Wall Character Image LEGEND 8’ Height Screen Wall Character Image Character Image 21 Architectural Vision Rooted in European architectural traditions with a graceful nod to the elegance of contemporary retail centers such as Rodeo Drive, Country Club Plaza and Highland Park Village, the architecture of Carillon Parc depicts an ageless, timeless beauty. The following conceptual renderings of the project refl ect the general character and quality of the development. On this page is an elevated view from above the intersection of Hwy 114 and North White Chapel Boulevard looking northeast over Carillon Parc. Carillon Parc Rendering 22 Architectural Vision: Hotel These views illustrate an upscale Boutique Hotel with amenities for weddings, small conferences and other special events and an upscale traditional hotel with amenities such as a spa, wellness center and a glamorous outdoor pool and relaxation deck. Grand is the operative word. The Boutique Hotel will incorporate features such as a grand column lined patio, elevated trellis covered balcony, iconic tower element and architecture that is reminiscent of Europe with romantic window dressing and Juliet balconies and roof dormers. The Grand Hotel will represent a grand scale with many rooms looking out onto The Parc incorporating distinctive limestone and masonry architectural fi nishes expressed as arches, window and door trim, and column supported cabana’s around the pool and outdoor terraces. Boutique Hotel Character Image Grand Hotel Character Image Hotel Character Image 23 Architectural Vision: The Terrace Specialty restaurant opportunities will abound but the main attraction will feature a cluster of unique chef driven restaurant concepts perched on a terrace with outdoor dining overlooking the Village Fountain and Central Parc. The restaurants are designed to be experienced individually and together as a destination. The architecture will be uniquely designed, in concert with the food and hospitality to always deliver a memorable experience. Restaurant Terrace Character Image Restaurant Character Image 24 Architectural Vision: Boutique Retail / Residential Lofts Unique and individual, retailers, restaurants and studios harkening back to the Italian marketplace centered on a traditional Piazza with places to shop, dine, linger and relax. In authentic old European towns the space above the market was a place to live with views of the activities and interaction taking place in the Piazza. Ground level is where the activity takes place. Storefronts with ample glass for views inside, overhanging canopies for shade and protection, outdoor displays, distinctive artistic signage, places to rest, lighting to set the mood, all important details that together defi ne the “Place”. Above is where you perch, to call home, to observe, to be separate but a part. The facade above the storefronts help to frame the space and create intimacy but not shout “look at me”. Architectural rhythm and repetition in features, materials and forms become the backdrop to the stage which is the life happening below. In addition to the traditional layout for retail architecture, the developer envisions providing expertential below grade opportunities for it's visitor, similiar to those found in European towns and cities. Boutique Retail Character ImageBoutique Retail Character Image 25 Architectural Vision: Specialty Retail Upscale Shoppes, emporiums, galleries and services line a main Boulevard designed to accommodate the automobile but with a main focus on the pedestrian. The specialty retail will be luxury focused but designed for the needs of the regional neighborhoods. The Boulevard will be a richly designed experience, with a tree lined urban landscape and an illuminated pedestrian way which connects all other destinations within the development. The buildings will be consistently designed within the development, pedestrian scale but individual, incorporating modest variations in height, width and projection to give the feeling of organic development over time. Specialty Retail Character Image 26 Architectural Vision: Library The library is the heart and soul of many traditional European villages. Even though times change and the library is not always the main source for information it is still an icon in many communities and provides a place for residents to gather. Located adjacent to The Parc, guests can enjoy the solitude on the inside or the peacefulness of The Parc on the outside. Libraries often, in built form, refl ect the community's aspirations. While the building should appear as an integral part of the development fabric it can also have a playful, artistic edge that stimulates our need to imagine and explore, at any age. Library Character Image Library Character Image Library Character Image Library Rendering 27 Architectural Vision: Central Parc The Parc is designed to preserve a small forest of mature native trees. Walking paths weave through the forest then lead to the built environment around the water fountain and Carillon Tower. The Tower can be seen from almost anywhere in the development and is the identifying marker and focal point for the entire development. The Parc is designed to be the primary outdoor gathering space for the entire development. Since there is not a natural way to experience water in The Parc, one of the man-made creations will be the Carillon Tower and water feature. The Parc will also include a Chapel, which can be used for weddings and other ceremonial events. Both the Carillon Tower and the Chapel will epitomize the design character and feeling of Carillon Parc as a heartwarming and memorable village and destination. Parc Aerial Rendering Parc Character Image Parc Rendering Park Dedication (Ref. to page 18 for park dedication and city maintenance agreements for this space.) 28 Carillon Towers In many European villages topography is a controlling factor. Villages in mountainous areas did not have the luxury of a simple street grid. The village green was a central gathering place and within the green was often located a tower. In addition to being a marker identifying the location of the green, the tower served other purposes such as a lookout to see at a distance over the countryside and a bell tower to alert residents or call them for a town meeting or event. It also became an icon, suggesting the importance of the community to the surrounding region. Within Carillon Parc, the towers remind residents and guests that they are in a Village, unique unto itself, to the city and to the region. All four (4) towers will be included in Phase 1 of the development. Secondary Tower Primary Carillon Tower (Public Park) Rendering Secondary Carillon Tower (North Piazza) Rendering Primary Tower 29 Architectural Vision The architecture in Carillon Parc references traditional European styles rich in architectural details. Attention to these details is key to producing a place with uncompromising craftsmanship and ageless design. The use of materials such as brick masonry, stone and stucco is vital to Carillon Parc. A variety of building fi nish materials, textures and colors combine to create a rich palette and memorable architecture. On the next few pages, reference images are provided as examples of each feature. Architectural elements similar to the following may be incorporated into the architectural design: 1. Decorative Ironwork 2. Dormers 3. Pediments 4. Shutters 5. Decorative windows 6. Cornice 7. Decorative Light Fixtures 8. Arches 9. Period style Signage 10. Awnings 11. Unique branded entrances 12. Enhanced walkways 6 1 7 2 8410 Character Images 30 Architectural Vision Windows and roofs can be a canvas upon which simple architectural forms become memorable. 2 6 103 1 45 1. Decorative Ironwork 2. Dormers 3. Pediments 4. Shutters 5. Decorative windows 6. Cornice 7. Decorative Light Fixtures 8. Arches 9. Period style Signage 10. Awnings 11. Unique branded entrances 12. Enhanced walkways Character Images 31 Architectural Vision Light fi xtures, awnings, signage are all simple details which in combination reinforce the authenticity and character and “sense of place.” 1. Decorative Ironwork 2. Dormers 3. Pediments 4. Shutters 5. Decorative windows 6. Cornice 7. Decorative Light Fixtures 8. Arches 9. Period style Signage 10. Awnings 11. Unique branded entrances 12. Enhanced walkways 7 6 10 11 5 5 6 3 9 9 7 Character Images 32 Architectural Vision Authentic-feeling places are often places which develop over time and have the fi ngerprints of many authors. Memorable places display the handiwork of many authors and weave them all together into a special experience. 7 12 5 10 11 10 10 9 1. Decorative Ironwork 2. Dormers 3. Pediments 4. Shutters 5. Decorative windows 6. Cornice 7. Decorative Light Fixtures 8. Arches 9. Period style Signage 10. Awnings 11. Unique branded entrances 12. Enhanced walkways Character Images 33 Streetscape Elements Street furniture shall be of like kind and materials throughout Carillon and shall be located so as to provide safe pedestrian environments that engage public spaces. Trash receptacles play a crucial role in the streetscape. They shall be of like kind and material throughout Carillon and shall be located as to provide convenient access to pedestrians. Bicycle racks shall adhere to the architectural theme of Carillon and shall be of like type and material throughout the community. Tree grates will be limited as they are not recommended for sustainable urban tree growth. If they are required by the City of Southlake, trees grates will be a min. of 5x5. Bench concepts Trash receptacle conepts Tree grate concepts Bike rack concepts Tree grate diagram 12’ Optional 34Appendix A 35 36 37 Schedule of UsesAppendix B 38Appendix C Tree Conservation Analysis The existing 42-acres of the proposed development plan consists of three primary components: the open agricultural space to the north, the existing tree preserve, and the previously constructed Carillon entrance sign at the southwest corner of the project. As mentioned in previous pages, one of the primary development goals of the project is tree preservation. The aerial and site plan indicate where a majority of the site canopy trees are planned to be preserved, mainly in the Central Parc as well as portions of the site perimeter and key locations within the roadway island. Trees to Remain Trees to be Removed LEGEND Proposed Development Area Existing Trees Stands Based on a 2017 Aerial Tree size and type to be determined at site plan or fi nal plat submittal. Slopes over 5% Information shown is based on a Lidar Survey and not based on the ground topography survey. LEGEND *The mapped 100-year WSEL does not currently exist on the subject site. *There are no existing water features on the subject site. Tree Conservation Analysis Notes Identifi cation of all grades over 5%See plans. Existing streams, drainage creeks, ponds and other water bodies.None. Alternative to Tree Survey.To be provided. Critical Root Zones of group of trees.To be provided. Boundaries of any tree preservation areas as identifi ed in the ERP Map.See plans. Identifi cation of areas of environmental constraints not suitable for development.None. Identifi cation of areas of minimal environmental constraints that are suitable for development.None. Areas of encroachement into the Critical Environmental Features areas identifi ed on the site None. Steam/Creek buff ers.None. Laird A. Fairchild Hunter Chase Construction & Development 161 Summit Ave. Suite 200 Southlake, Texas 76092 Applicant. Additional information for Administrative Offi cial.None. Environmental Resource Protection Zone Based on the Southlake 2030 Sustainability Master Plan Area indicates "Tree Canopy / Open Space to be protected where appropriate." Preserved Canopy Analysis (TOTAL SITE SF: 42.5 Acres) A. EXISTING CANOPY: 16.3 ACRES (38.4% OF SITE) Minimum % of Existing Tree Cover required to be preserved per Table 2.0 of City Landscape Ordinance: 60% of A (Per Table 2.0) =9.78 ACRES B. PROPOSED CANOPY TO BE PRESERVED:5.4 ACRES (33% of A) N . W H I T E C H A P E L R O A D E. KIRKWOOD BLVD. N . W H I T E C H A P E L R O A D E. KIRKWOOD BLVD. 39 Appendix D BEING a tract of land situated in the Larkin H Chivers Survey, Abstract No. 300, City of Southlake, Tarrant County, Texas and being all of a tract of land described in deed to The Southlake Salons of Volterra, LLC, recorded in Instrument No. D216217889 Offi cial Public Records, Tarrant County, Texas and being all of a tract of land described in deed to HCCP Property Partners, LLC, recorded in Instrument No. D216217920 of said Offi cial Public Records and being all of a tract of land described in deed to Sum- mit QI ProperƟ es, LLC, recorded in Instrument No. D217101246 of said Offi cial Public Records and being all of a tract of land described in deed to Summit QI ProperƟ es, LLC, recorded in Instrument No. D216078196 of said Offi cial Public Records and being all of a tract of land described in deed to Summit QI ProperƟ es, LLC, recorded in In- strument No. D216078197 of said Offi cial Public Records and being more parƟ cularly described as follows: BEGINNING at the intersecƟ on of the south right-of-way line of East Kirkland Boule- vard (a variable width right-of-way) with the east right-of-way line of White Chapel Boulevard (a variable width right-of-way); THENCE with said south right-of-way line of East Kirkland Boulevard, the following courses and distances: North 89°41’19” East, a distance of 64.76 feet to a point for corner; North 44°26’49” East, a distance of 28.31 feet to a point for corner; North 89°24’03” East, a distance of 338.61 feet to a point at the beginning of a tangent curve to the leŌ having a central angle of 5°41’05”, a radius of 1048.00 feet, a chord bearing and distance of North 86°33’30” East, 103.94 feet; In a northeasterly direcƟ on, with said curve to the leŌ , an arc distance of 103.98 feet to a point for corner; North 83°42’58” East, a distance of 471.23 feet to a point for corner at the north end of a right-of-way corner clip located at the intersecƟ on of said south right-of-way line of East Kirkland Boulevard with the west right-of-way line of Riviera Drive (a variable width right-of-way); THENCE with said right-of-way corner clip, South 51°17’02” East, a distance of 28.28 feet to a point for corner at the south end of said right-of-way corner clip; THENCE with said west right-of-way line of Riviera Drive, the following courses and distances: South 6°17’02” East, a distance of 675.59 feet to a point for corner; North 83°42’58” East, a distance of 24.24 feet to a point at the beginning of a non-tangent curve to the leŌ having a central angle of 28°33’53”, a radius of 256.00 feet, a chord bearing and distance of South 23°03’47” East, 126.31 feet; In a southeasterly direcƟ on, with said curve to the leŌ , an arc distance of 127.63 feet to a point at the beginning of a reverse curve to the right having a central angle of 23°50’20”, a radius of 244.00 feet, a chord bearing and dis- tance of South 25°25’33” East, 100.79 feet; In a southeasterly direcƟ on, with said curve to the right, an arc distance of 101.52 feet to a point for corner; South 13°30’22” East, a distance of 490.14 feet to a point at the beginning of a tangent curve to the right having a central angle of 17°43’04”, a radius of 81.50 feet, a chord bearing and distance of South 4°38’50” East, 25.10 feet; In a southeasterly direcƟ on, with said curve to the right, an arc distance of 25.20 feet to a point for corner at the east end of a right-of-way corner clip located at the intersecƟ on of said west right-of-way line of Riviera Drive with the north right-of-way line of Carillon Court (a 63-foot wide right-of-way); THENCE with said right-of-way corner clip, South 54°16’04” West, a distance of 13.76 feet to a point at the beginning of a non-tangent curve to the leŌ having a central angle of 2°10’06”, a radius of 531.50 feet, a chord bearing and distance of North 80°49’07” West, 20.11 feet and being at the west end of said right-of-way corner clip; THENCE with said north right-of-way line of Carillon Court, in a northwesterly direc- Ɵ on, with said curve to the leŌ , an arc distance of 20.11 feet to a point for corner at the north end of terminus of said Carillon Court; THENCE with said terminus, South 8°05’49” West, a distance of 63.00 feet to a point at the beginning of a non-tangent curve to the right having a central angle of 11°55’20”, a radius of 468.50 feet, a chord bearing and distance of South 75°56’30” East, 97.31 feet and being at the south end of said terminus; THENCE with the south right-of-way line of said Carillon Court, in a southeasterly direcƟ on, with said curve to the right, an arc distance of 97.49 feet to a point for corner at the northwest corner of a tract of land described in deed to Southlake Joint Venture, LLC, recorded in Instrument No. D217205606 of said Offi cial Public Records; THENCE deparƟ ng said south right-of-way line of Carillon Court and with the west line of said Southlake Joint Venture, LLC Tract, South 23°56’39” West, a distance of 451.39 feet to a point for corner in the north right-of-way line of State Highway No. 114 (a variable width right-of-way); THENCE with said north right-of-way line, the following courses and distances: North 66°03’21” West, a distance of 397.27 feet to a point for corner; North 66°03’21” West, a distance of 793.09 feet to a point for corner at the south end of a right-of-way corner clip located at the intersecƟ on of said north right-of-way line of State Highway No. 114 with said east right-of-way line of White Chapel Boulevard; THENCE with said right-of-way corner clip, North 33°11’58” West, a distance of 67.59 feet to a point for corner at the north end of said corner clip; THENCE with said east right-of-way line, the following courses and distances: North 0°34’16” West, a distance of 95.22 feet to a point for corner; South 89°27’53” West, a distance of 13.90 feet to a point for corner; North 0°43’04” West, a distance of 456.67 feet to a point for corner; South 89°29’22” West, a distance of 46.55 feet to a point for corner; North 0°18’41” West, a distance of 725.92 feet to the POINT OF BEGINNING and containing 42.51 acres of land. This document was prepared under 22 TAC §663.21, does not refl ect the results of an on the ground survey, and is not to be used to convey or establish interests in real property except those rights and interests implied or established by the creaƟ on or reconfi guraƟ on of the boundary of the poliƟ cal subdivision for which it was prepared. Metes and Bounds Description 40Appendix D Metes and Bounds Exhibit