Item 6Flblb
CASE NO: ZA18-0057
SOUTHLAKE
PLANNING Se DEVELOPMENT
SERVICES
STAFF REPORT
February 12, 2019
PROJECT: Zoning Change and Site Plan for District 114 at Kimball Park
EXECUTIVE
SUMMARY: On behalf of Medici Development Partners and Bruce and Michelle Fusselman,
BOKA Powell, LLC is requesting 2nd reading approval of a Zoning Change and
Concept/Site Plan for District 114 at Kimball Park on property described as Lots 1-
6, Kimball Park, an addition to the City of Southlake, Tarrant County, Texas and Lot
A, Block A, Briarwood Estates, Phase I (also known as Lot Al, Block A, Briarwood
Estates, Phase 1) an addition to the City of Southlake, Tarrant County, Texas,
located at 2100-2116 E. State Hwy. 114, Southlake, Texas. Current Zoning: "S -P-
2" Generalized Site Plan District and "C-3" General Commercial District. Proposed
Zoning: "S -P-2" Generalized Site Plan District. SPIN Neighborhood #4.
DETAILS: This project is located at the northeast corner of E. State Hwy. 114 and Cherry Ln.,
approximately 600 feet west of the intersection of E. State Hwy. 114 and N. Kimball
Ave.
The purpose of this request is to seek 2nd reading approval of a Zoning Change
and Concept/Site Plan to develop a three- and four-story, approximately 94,650
square foot mixed use building on approximately 3.301 acres. The property
includes the existing Lot 2 of Kimball Park, which was originally approved for an
approximately 10,000 square foot restaurant in the "S -P-2" zoning district and the
existing Lot A, Block A, Briarwood Estates, Phase I, which currently contains the
Lake Cities Animal Clinic in an approximately 1,306 square foot building at 2100 E.
S.H. 114. The Lake Cities Animal Clinic lot is currently zoned "C-3" General
Commercial District. The two lots are proposed to be combined into one lot that will
be part of the Kimball Park "S -P-2" zoning district. The proposed zoning on the lot
is "S -P-2" with "C-2" uses and regulations. The eastern portion of the mixed use
building is proposed to be four (4) stories and the western portion of the building is
proposed to be three (3) stories. The proposed uses will include general and
medical office predominantly on the upper floors with retail, restaurant and office
uses on the first floor. A four -level parking garage with 300 spaces is shown to be
connected to the rear of the building with direct access into the building. Multi-level
parking garages typically require approval of a Specific Use Permit, so the
applicant has added the garage as a permitted use in the proposed "S -P-2"
regulations. Driveway access to the garage is proposed off of Cherry Ln. Access to
48 surface parking spaces will be from the main driveway into Kimball Park off of
S.H. 114 and from a driveway on Cherry Ln. The Land Use Designation on the lot
at 2100 E. S.H. 114 is Office Commercial. An amendment to the Land Use Map in
the 2035 Comprehensive Plan from Office Commercial to Mixed Use is requested
for that lot (See Case No. CP 18-0005).
Case No.
ZA18-0057
The "S -P-2" zoning for the proposed Lot 2R will follow the "C-2" Local Retail
Commercial District regulations with the following exceptions:
Regulation
"C-2"
Site Data Summary
Lot 2R
Existing Zoning
"S -P-2" and "C-3"
Proposed Zoning
"S -P-2"
Land Use Designation
Mixed Use and Office Commercial
Proposed Land Use Designation
Mixed Use
Gross/Net Acreage
3.301 ac.
Total Building Floor Area (sq.ft.)
Lobby
Retail
Restaurant
Medical Office
General Office
94,650
7,769
7,966
16,265
29,000
33,650
Building Height/Number of Stories
75'
4 stories
Open Space %
22.11%
Impervious Coverage %
77.89%
Total Parking Required(S-P-2)
348
Total Parking Spaces Provided
348
The "S -P-2" zoning for the proposed Lot 2R will follow the "C-2" Local Retail
Commercial District regulations with the following exceptions:
Regulation
"C-2"
"S -P-2"
Max. Impervious
70%
70% for Kimball Park as a
Coverage
whole
Maximum Height,
35'
2 /2 stories
75'
4 stories
Front Yard
30' on Cherry Ln.
20' on Cherry Ln.
Setback
(±25' shown)
10' Type `E' along S.H. 114
Bufferyards
25' Type 'J' along S.H. 114
'C'
and 10' Type `C' along Cherry
10' Type along Cherry Ln.
Ln. w/ reduced bufferyard
plantings as shown
348 spaces
Off Street Parking
521 spaces
(Kimball Park parked
as a whole per S -P-2
VARIANCES
REQUESTED: 1) Driveway Ordinance No. 634, as amended, requires a minimum stacking depth
of 150' if the average number of parking spaces per driveway is 200 or more
spaces and the total number of spaces is 200 or more spaces. The applicant is
proposing stacking depths of approximately 54' on the southern Cherry Ln.
driveway and approximately 30' on the existing S.H. 114 driveway. A variance was
approved with the original "S -P-2" zoning to allow the stacking depth as shown on
the S.H. 114 driveway. The parking garage does not have direct driveway access
to the rest of the site, so the required stacking depth on the two garage driveways
is 1 00'(more than 200 spaces total and between 50 and 199 spaces per driveway).
The applicant is proposing approximately 71' of stacking depth for the southern
garage driveway and approximately 32' for the northern driveway.
Case No.
ZA18-0057
2) Driveway Ordinance No. 634, as amended, requires a minimum 100' centerline
spacing between the garage driveways on Cherry Ln. A variance is requested to
allow the 60' centerline spacing shown.
3) Driveway Ordinance No. 634, as amended, requires the minimum driveway
spacing from an intersection on Cherry Ln. to be 100'. The applicant is request a
variance to allow a spacing of approximately 40' measured from the right of way
line/property line to the centerline of the driveway.
4) Driveway Ordinance No. 634, as amended, Section 5.2.c, prohibits commercial
driveways on collector or local streets unless the lot has no other access. A
variance is requested to allow the three driveways on Cherry Ln.
5) A variance to Landscape Ord. No 544, as amended, is request to allow the
interior landscape area and materials as shown on the plan.
6) Avg-rcvan�"r"arnGe-tov asenrrny QFdiRarrGe 55was- amended, �re-quested to aI�--slew the
peFGentage of masenry materials shown 4R the materials Gharts en the elevatlen.
The request for a variance to the Masonry Ordinance has been withdrawn. The
metal panels previously shown have been revised to an elastomeric coating that
meets the requirements of the Masonry Ordinance.
The City Council approved the item at 1 St reading on February 5, 2019 with the
following condition:
City Council Condition at 1st Reading
Applicant's Response
Noting the applicant's willingness to
The applicant will discuss the
explore screening options that may be
screening for the west facing garage
possible for the west facing garage.
at the meeting on February 19, 2019.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2nd Reading approval of a Zoning Change and Concept/Site
Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 5, dated February 11, 2019
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-657C
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative Variance Request Letter
Link to "S -P-2" Regulations
Link to Trip Generation Memo
Link to Parking Analysis
Link to Plans
Link to Exhibits to Address P&Z Commission Conditions of Approva
Link to Comprehensive Plan Analysis
Link to SPIN Report
Link to Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Case No.
ZA18-0057
Richard Schell (817) 748-8602
Case No.
ZA18-0057
BACKGROUND INFORMATION
OWNER: Medici Development Partners and Bruce and Michelle Fusselman
APPLICANT: BOKA Powell, LLC
PROPERTY SITUATION: This project is located at the northeast corner of E. State Hwy. 114 and
Cherry Ln., approximately 600 feet west of the intersection of E. State Hwy.
114 and N. Kimball Ave.
LEGAL DESCRIPTION: Lots 1-6, Kimball Park, an addition to the City of Southlake, Tarrant County,
Texas and Lot A, Block A, Briarwood Estates, Phase I (also known as Lot
Al, Block A, Briarwood Estates, Phase I
LAND USE CATEGORY: Mixed Use and Office Commercial
PROPOSED LAND USE
CATEGORY: Mixed Use
CURRENT ZONING: "S -P-2" Generalized Site Plan District and "C-3" General Commercial
District.
PROPOSED ZONING: "S -P-2" Generalized Site Plan District
HISTORY: - A Zoning Change from "O-1" Office District to "C-3" General Commercial
District for Lot A, Block A, Briarwood Estates, Phase I was approved in
1991 for Lake Cities Animal Clinic.
- A Zoning Change and Concept/Site Plan (ZA12-067) from "I-1" Light
Industrial District to "S -P-2" Generalized Site Plan District for Victory Lane
was approved by City Council on September 4, 2012.
- A Zoning Change and Concept/Site Plan (ZA13-135) from ""S -P-2"
Generalized Site Plan District to "S -P-2" Generalized Site Plan District for
Kimball Park was approved by City Council on March 4, 2014.
- A Preliminary Plat (ZA13-136) for Kimball Park was approved by City
Council on March 4, 2014.
- A Final Plat for Kimball Park was approved by the Planning and Zoning
Commission on May 8, 2014.
- A Zoning Change and Site Plan (ZA15-032) from ""S -P-2" Generalized
Site Plan District to "S -P-2" Generalized Site Plan District for revisions to
the Cambria Hotel Site Plan and Elevations was approved June 2, 2015.
- A Zoning Change and Site Plan (ZA15-142) from "S -P-2" Generalized Site
Plan District to "S -P-2" Generalized Site Plan District for The Offices at
Kimball Park to revise the previously approved S -P-2 Zoning and Concept
Plan for Kimball Park and to seek approval of a Site Plan for an
approximately 116,484 square foot four-story office building and a one -level
parking garage was approved March 1, 2016.
- A Site Plan (ZA17-002) for Kimball Park Lot 5 Retail/Restaurant, which
includes an approximately 9,176 square foot, one-story building on
approximately 1.27 acres was approved February 21, 2017.
SOUTHLAKE 2030/2035
COMPREHENSIVE PLAN: A detailed Comprehensive Plan Analysis has been prepared for this
development. Link to Comprehensive Plan Analysis
Case No. Attachment A
ZA18-0057 Page 1
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The property has access to surface parking from the existing main entry
driveway to Kimball Park on the S.H. 114 frontage road and from one
driveway on Cherry Ln. Access to the proposed multi-level parking garage
is from two driveways on Cherry Ln. There is no internal driveway access
from the parking garage to the rest of the Kimball Park development.
Traffic Counts
* Based on the (2018) City of Southlake Traffic Count Report
Traffic Impact
A trip generation memo was prepared for this development. Link to Trip
Generation Memo
TREE PRESERVATION: The site is subject to the City's Tree Preservation Ordinance No. 585-D
since it is being rezoned.
There is approximately 15% existing tree cover on the site, of which, 0% is
proposed to be preserved. A standard zoning district would require that a
minimum 70% of existing tree cover be preserved.
For property sought to be zoned for the Downtown zoning district or a
planned development zoning district, including an S -P-1 Site Plan, S -P-2
Site Plan, Transition, Rural Conservation, Planned Unit Development, or
Employment Center zoning district, the City Council shall consider the
application for a Conservation Analysis or Plan in conjunction with the
corresponding development application.
The Planning and Zoning Commission shall review the application and
make a recommendation to the City Council regarding the application.
The City Council shall approve the Plan or Analysis if the Council finds
that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets,
and utility easements so as to maximize the preservation of
environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas
indicated on the Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the
potential to buffer residential areas from the noise, glare, and
visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a
natural or man-made drainage creek;
V. maximizes the preservation of existing protected trees along rural
roadways and other streets as identified and prioritized in the
Street Typology designation; and
Case No. Attachment A
ZA18-0057 Page 2
vi. mitigation of altered trees through proposed tree replacement
procedures pursuant to this Ordinance.
UTILITIES: A 12" water line and an 8" sewer line exist in S.H. 114 to serve the
property.
DRAINAGE: Drainage on the property is generally from west to east to the main Kimball
Park driveway and then into the creek in the Kimball Park open space lot.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held December 11, 2018. Link to SPIN Report
A 2035 Corridor Planning Committee meeting was held on November 14,
2018. Link to Corridor Planning Committee Report
PLANNING AND ZONING
COMMISSION ACTION: January 17, 2019; Approved (5-0) subject to the staff report dated January
16, 2019 and Revised Site Plan Review Summary No. 2, dated January 16,
2019 granting the variances requested in the staff report and noting the
applicant's willingness to come up with a potential alternative plan with
respect to the landscaping bordering S.H. 114 and also noting the
applicant's willingness to work on the pedestrian connectivity to the north.
CITY COUNCIL ACTION: February 5, 2019; Approved at 1st reading (6-0) subject to the staff report
dated February 4, 2019 and Site Plan Review Summary No. 4, dated
February 4, 2019 granting the following variances:
1) Driveway Ordinance No. 634, as amended, requires a minimum
stacking depth of 150' if the average number of parking spaces per
driveway is 200 or more spaces and the total number of spaces is
200 or more spaces. The applicant is proposing stacking depths of
approximately 54' on the southern Cherry Ln. driveway and
approximately 30' on the existing S.H. 114 driveway. Avariance was
approved with the original "S -P-2" zoning to allow the stacking depth
as shown on the S.H. 114 driveway. The parking garage does not
have direct driveway access to the rest of the site, so the required
stacking depth on the two garage driveways is 100' (more than 200
spaces total and between 50 and 199 spaces per driveway). The
applicant is proposing approximately 71' of stacking depth for the
southern garage driveway and approximately 32' for the northern
driveway.
2) Driveway Ordinance No. 634, as amended, requires a minimum
100' centerline spacing between the garage driveways on Cherry Ln.
A variance is requested to allow the 60' centerline spacing shown.
3) Driveway Ordinance No. 634, as amended, requires the minimum
driveway spacing from an intersection on Cherry Ln. to be 100'. The
applicant is request a variance to allow a spacing of approximately
40' measured from the right of way line/property line to the centerline
of the driveway.
Case No. Attachment A
ZA18-0057 Page 3
4) Driveway Ordinance No. 634, as amended, Section 5.2.c,
prohibits commercial driveways on collector or local streets unless
the lot has no other access. A variance is requested to allow the
three driveways on Cherry Ln.
5) A variance to Landscape Ord. No 544, as amended, is requested
to allow the interior landscape area and materials as shown on the
plan.
Finally, noting the applicant's willingness to explore screening options that
may be possible for the west facing garage.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 5, dated February 11, 2019.
Variance Approval Criteria for Driveway Ordinance No. 634, as
amended:
Variances — The City Council shall have the authority to grant a variance to
this ordinance. In granting any variance, the City Council shall determine
that a literal enforcement of the regulations herein will create an
unnecessary hardship or practical difficulty on the applicant, that the
situation causing unnecessary hardship or practical difficulty is unique to
the affected property and is not self-imposed, that the variance will not
injure and will be wholly compatible with the use and permitted
development of adjacent properties, and that the granting of the variance
will be in harmony with the spirit and purpose of this ordinance. The
decision of the City Council shall be final.
Variance Approval Criteria for Landscape Ordinance 544, as
amended:
VARIANCES AND APPEALS: Any applicant who desires a variance or
elimination of the requirements herein, or who desires to appeal a decision
by the Landscape Administrator, shall file a written appeal with the City
Manager for consideration by the City Council. Such appeal shall be
accompanied by adequate graphic reproductions, a written summary of the
request, and justification for such request. The City Council shall have the
authority to grant an interpretation or variance to the requirements of this
ordinance. In granting any variance, the City Council shall determine that a
literal enforcement of the regulations herein will create an unnecessary
hardship or a practical difficulty on the applicant, that the situation causing
the unnecessary hardship or practical difficulty is unique to the affected
property and is not self-imposed, that the variance will not injure and will be
wholly compatible with the use and permitted development of adjacent
properties, and that the granting of the variance will be in harmony with the
spirit and purpose of this ordinance. The decision of the City Council shall
be final.
Case No. Attachment A
ZA18-0057 Page 4
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations
Y
Corridor Overlay and Residential Adjacency Overlay
Building Articulation
Y
"S -P-2" Regulation
Masonry Standards
Y
"S -P-2" Regulations
Impervious Coverage
Y
"S -P-2" Regulation
Buffe ards
Y
"S -P-2" Regulation
Interior Landscape
Y
Variance Requested
Tree Preservation
Y
Approved with "S -P-2" zoning
Sidewalks
Y
Complies
Case No. Attachment A
ZA18-0057 Page 5
Vicinity Neap
2100-2116 E. State Hwy. 114
ZA18-0057
Zoning Change and Concept/Site Plan
District 114 at Kimball Park
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t 0 5UG 1 iiijO 2 1000
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Case No. Attachment B
ZA18-0057 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-0057 Review No.: Five Date of Review: 02/11/19
Project Name: Zoning Change and Concept/Site Plan — Kimball Park Phase IV
APPLICANT: Dennis Gulseth
Boka Powell, LLC
8070 Park Lane, Suite 300
OWNER: Jeff Medici
Medici Development Partners
2106 E. SH 114, Ste. 103
Dallas, TX Southlake, TX 76092
Phone: (972) 701-9000 Phone: (214) 784-1617
E-mail: dgulseth@bokapowell.com E-mail: jeff@medicidp.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/31/18, 01/11/2019, 01/16/2019 01/29/2019, 02/04/2019 AND 02/11/2019 AND WE OFFER THE
FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY
QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817)
748-8602.
An appropriate plat must be processed, approved and recorded for the proposed Lot 2R.
2. Please make the following changes to the Concept Plan and Concept Data (Sheets S3.1 and
S3.2):
a. Revise the parking analysis by Halff and Associates. The total number of spaces provided
is 1106 and not 1110. Please also show any spaces that maybe removed on Lot 1 fora
pedestrian connection to and from Lot 2R, if any. If four spaces are removed on Lot 1 for
the pedestrian crossing, the total number of spaces for the site is 1102.
b. Add a separate row for Land Use Designation (Proposed) and change the one shown
to (Land Use Designation (Existing). The proposed designation will be Mixed Use for all
of Lot 2R.
c. Show the footprint as one building using dashed lines across the covered walkway and
label the portion of the footprint that is covered walkway on ground floor.
3. Please make the following changes to the S -P-2 regulations:
a. On the first page of the S -P-2 regs, please add "...to also include:" after "C-2 Local Retail
Commercial District' to match the wording for Lots 1 and 3. Add "Event space for civic
groups" as a permitted use in Lot 2R and change "Special Use Permit' to "Specific Use
Permit'.
b. Per Section 43.9.c.1.e of the Corridor Overlay Section of the Zoning Ordinance, exposed
structural support columns shall be constructed of, or clad in, the same masonry material
as the principal structure. Please label all column materials on the elevations and add an
S -P-2 regulation to address any columns that are proposed to be constructed of, or clad in,
a nonconforming material.
4. Please make the following changes to the Site Plan (Sheet 3.0):
Case No. Attachment C
ZA18-0057 Page 1
a. The required parking cannot exceed the parking provided. Correct the required parking in
the Site Data Summary Chart to 348, which is the required numbers of spaces per the S-
P -2 regulations and not the required parking per Zoning Ord. No. 480.
b. Add a separate row for Land Use Designation (Proposed) and change the one shown
to (Land Use Designation (Existing). The proposed designation will be Mixed Use for all
of Lot 2R.
c. In the Site Data chart, please remove the rows labeled "Building 1" and "Building 2" in the
Site Data chart and just show one row for the total proposed building footprint, the number
of stories and the building height. Show the overall height of 75' only. Please add a row for
the garage footprint area.
d. Please dimension the stacking depth on the S.H. 114 driveway per the Driveway
Ordinance. The correct dimension is from the edge of the driveway in front of the
building to the S.H. 114 right of way/property line. Approximately 30' of stacking depth
is shown on the E. S.H. 114 driveway.
e. Please dimension the distance from the right of way line/property line to the centerline of
the driveway for the distance to an intersection on Cherry Ln. The minimum required
distance is 100'. A variance is requested.
f. The fire lane in front of the building scales to 22' and not 24' with and engineer's scale.
Please ensure that there is adequate distance for the fire lane and parking as shown and
revise the plan so that all dimensions shown are to scale. Show the fire lane with a light
gray shading to the correct width.
g. Show the footprint as one building using dashed lines across the covered walkway and
label the portion of the footprint that is covered walkway on ground floor.
5. The following comments pertain to the Variance Request Letter:
a. The following variances are requested to the Driveway Ordinance No. 634, as amended:
The applicant is requesting variances to the stacking depths on all three driveways
on Cherry Ln. in addition to the main driveway on S.H. 114. The correct dimensions
for the garage driveways are 71' for the southern driveway and 32' for the northern
driveway. The stacking on the southernmost driveway is 54'. Please dimension the
stacking depth on the S.H. 114 driveway per the Driveway Ordinance. The correct
dimension is from the edge of the driveway in front of the building to the S.H.
114 right of way/property line. Approximately 30' of stacking depth is shown on
the E. S.H. 114 driveway. The required stacking depth is 150' on the southern
Cherry Ln. driveway and the SH 114 driveway (more than 200 total spaces and
more than 200 spaces per driveway on the three Kimball Park driveways). The
parking garage does not have direct driveway access to the rest of the site, so the
required stacking depth on the two garage driveways is 100' (more than 200
spaces total and between 50 and 199 spaces per driveway).
ii. A variance to the minimum centerline spacing between driveways is requested.
The required spacing on Cherry Lane is 100' and a variance is requested to allow
the 60' spacing between the two northernmost driveways on Cherry Ln.
iii. Please dimension the distance from the right of way line/property line to the
centerline of the driveway for the distance to an intersection on Cherry Ln. The
minimum required distance is 1 00'and the requested distance is approximately 40'.
A variance is requested.
Case No. Attachment C
ZA18-0057 Page 2
iv. A variance to Driveway Ordinance No. 634, as amended, Section 5.2.c, which
prohibits commercial driveways on collector or local streets unless the lot has no
other access may be required to allow the three driveways on Cherry Ln. The
Director of Public Works will make a determination on the need for a variance
request.
b. Both the minimum required interior landscape area and plant material are not provided. A
variance is requested to allow the landscape area and materials as shown.
6. Please make the following changes to the elevations:
a. Swap the labels on the east and west elevations.
b. Stucco and plaster shall only be considered a masonry material when applied using a 3 -
step process over diamond metal lath to a 7/8th inch thickness or by other processes
producing a comparable cement stucco finish with equal or greater strength and durability
specifications. An S -P-2 regulation has been added to allow the elastomeric coating.
c. Based on the feedback from the Corridor Planning Committee, staff strongly recommends
providing a rendering that includes the landscaping to be provided along S.H. 114. Please
ensure that all landscaping shown on the renderings matches the materials shown on the
landscape plan. Please see the Landscape Administrator's comment regarding plant
materials in the utility easement along S.H. 114 that contains the overhead power lines and
underground utilities.
d. Staff strongly recommends providing a material sample board of all exterior materials prior
to or at the City Council meeting.
7. Show the location, type, and height of all walls, fences, and screening devices, if any.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
The development is proposed to be "S -P-2" Zoning. If the development were proposed as straight
zoning it would not comply with the Existing Tree Cover Preservation Requirements of the Tree
Preservation Ordinance. There is 15% of existing tree cover on the site and a minimum of 70% of
the existing tree cover would be required to be preserved. The applicant is proposing to preserve
0% 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.
Case No. Attachment C
ZA18-0057 Page 3
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*
70%
-0%-20%
20.1-40%
60%
50%
-40.1%-60%
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:
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;
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 COMMENTS:
The applicant is requesting in the S -P-2 regulations that the south and west bufferyards be allowed
as shown on the plan. A 25' Type `J' bufferyard would typically be required adjacent to E. State
Highway 114. and a 10'— E type bufferyard is shown on the plan. The applicant is proposing less
Case No. Attachment C
ZA18-0057 Page 4
than the required plant materials in the 10' Type `C' bufferyard on the west.
A bufferyard may be used for passive recreation, such as pedestrian, bike, or equestrian trails,
provided that: (a0 no plant material is eliminated; (b) the total width of the bufferyard is maintained;
and (c) all other regulations of the bufferyards regulations and zoning ordinance are met. In no
event shall the following uses be permitted in a bufferyard: playfields, stables, swimming pools,
tennis courts, or similar facilities, accessory buildings, parking facilities, or trash dumpsters.
2. Both the minimum required interior landscape area and plant material are not provided. A variance
is requested Provide the amount of interior landscape area actually being provided. In the Interior
Landscape Requirements summary chart provided on the Landscape Plan the building footprint
area, required interior landscape area, and "Required" plant material quantities are incorrect.
Based on the data provided for the building foot print areas (53,996), the required interior
landscape area is 26,998 square feet.
3. A 5% reduction in interior landscape area is being taken for water conservation credits based on
Section 3.3e of the Landscape Ordinance 544-B. An Irrigation Plan must be submitted to
determine if the Landscape Plan and associated do comply with Section 3.6 of the Landscape
Ordinance 544-B
3.3e Water Conservation Credits: Where irrigation systems in accordance with Section 3.6 b
herein are utilized in at least 75% of all shrub beds, the the required landscape area may
be reduced by 5%.
3.6 IRRIGATION REQUIREMENTS: All required landscape areas shall be irrigated by an
automatic irrigation system designed by a Licensed Irrigator, Landscape Architect or other
professional authorized by the State to design such systems. Natural meadows of wild
flowers or other native habitat shall not be required to be irrigated.
a. Minimum Standards for Irrigation Systems: All irrigation systems shall be installed
and maintained in accordance with the landscape irrigation rules promulgated by
the Texas Commission on Environmental Quality (TCEQ) or successor agency, as
the same may be from time to time amended, and any applicable adopted City
Plumbing Codes.
Water Conservation: The City would like to promote the use of efficient irrigation
methods and practices. Where possible in planting beds, flood irrigation, porous
pipe or emitter/drip systems should be utilized. Where slopes do not allow flood
systems, flat spray heads should be utilized undershrubs ratherthan upward spray
heads on risers above shrubs. Lawn spray heads should have low precipitation
rates, run for longer periods of time, and water infrequently to promote deep root
growth for grasses.
C. Tree Irrigation Requirements: Provisions shall be made in the design of the
irrigation system to adequately provide water to the root zone of newly planted
trees until they are established. This may be done through installation of a separate
zone providing bubbler irrigation, low-pressure drip systems or similar heads
directly adjacent to newly planted trees. Any lines providing heads near a tree shall
be installed radially to the trunk of the tree rather than crossing through the root
zone. The irrigation designer may propose other means of tree irrigation during
establishment, subject to approval by the Landscape Administrator.
d. Pressure Regulating Devices: All irrigation systems shall utilize pressure regulating
spray heads and rotor bodies in order to reduce system misting and aid in proper
Case No. Attachment C
ZA18-0057 Page 5
water placement. All pressure regulating devices shall be installed per the
manufacturer's directions.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Kevin Ferrer, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Construction within FM 1709/1938/SH 114 right of way shall require a permit from TxDOT. Copy
of the approved TxDOT permit will be needed prior Pre -con request.
Street intersections shall comply with TDLR/ADA accessibility standards.
Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
Sidewalk widths shall conform to the Southlake Pathways Plan.
Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.citVofsouthlake.com/index.aspx?NID=266
EASEMENTS:
Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line. A 20' easement is required if
both storm sewer and sanitary sewer will be located within the easement.
Detention ponds shall be dedicated by plat as drainage easements. The following note shall be
added to the plat: Compliance with the provisions of the city's Storm Drainage Policy does not
relieve a person of the responsibility of complying with all other applicable laws, including, but not
limited to, Section 11.086, Texas Water Code.
Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
Permanent drainage or utility easement abandonment requires a council action.
WATER COMMENTS:
Case No. Attachment C
ZA18-0057 Page 6
2. The new proposed water line alignment that is to replace the 12" shall have diameter of 12" up to
the reconnection to 12"s
The Structure's encroachment in the existing easement will need an Easement abandonment.
Water lines cannot cross property lines without being in an easement or right of way.
The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A 1" inch meter must have a 1" tap, etc.
Water meters and fire hydrants shall be located in an easement or right of way.
Fire lines shall be separate from service lines.
DRAINAGE COMMENTS:
1. Pre and development condition shall have common outfall. Summary table shall compare existing
and development discharge location. All proposed outfall location shall be limited to pre-existing
condition, or justification provided to allow any increased runoff.
2. Clearly label all private and public storm sewer lines.
3. Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events.
Detention may be required with any new proposed building construction. Describe how increased
runoff from site is being detained. Access easements are needed for maintenance of detention
ponds. Supporting documents for no detention may be submitted at the time of design phase, but
please note that if it is determined that detention is needed the Site Plan may require to be re-
approved.
4. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must
be installed outside the edge of pavement. Ordinance #605 defines easement requirements for
storm sewer:
30" RCP and under - 15' easement
42" — 54" RCP - 20' easement
60" — 66" RCP - 25' easement
72" — 102" RCP - 30' easement
Over 102" RCP — 3.5 times diameter
Calculations will be required to verify capacity of proposed curb inlets.
Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards.
Provide inlet at the end of pavement of proposed street to intercept runoff before entering
adjacent property.
Discharge of post development runoff must have no adverse impact on upstream and
downstream properties and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
Case No. Attachment C
ZA18-0057 Page 7
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.citVofsouthlake.com/PublicWorks/engineeringdesign.asp
New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The Environmental
Coordinator will review the SWPPP. For instructions on how to complete the review of the
SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.citVofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* 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.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817)
748-8082 to connect to the City's sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Transportation Manager Review
Stephanie Taylor, P.E., PTOE
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
TRIP GENERATION UPDATE:
1. The City has received the update to the trip generation originally presented in the 2012
TIS and agrees with the conclusion that the new mixed-use development will generate
slightly fewer trips than the previously proposed restaurant use.
PARKING ANALYSIS:
1. Staff agrees that a deficit of 99 spaces can be overcome through demand fluctuations and
efficiencies gained through shared parking for the site overall; however, this may not be the
Case No. Attachment C
ZA18-0057 Page 8
case for Lot 2R specifically. This portion of the site is not as well connected to the rest of
the development as the other lots, so visitors will not be able to easily access the surplus of
parking available on the other lots or enjoy the same shared parking efficiencies. The
current deficit of 173 spaces is significant and needs to be addressed through increased
pedestrian connectivity from parking areas to Lot 2R, an increase in the parking garage
capacity on Lot 2R, or an alternate solution.
SITE PLAN:
1. Confirm that the east driveway for Lot 2R will be constructed in a manner that complies
with ADA guidelines. A minimum 5' wide flat surface with a max cross slope of 2% should
be provided across the driveway, similar to the proposed configuration for the Cherry Ln.
driveways with sidewalks.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Both buildings must be completely covered by an automatic fire sprinkler system due to the total
square footage being in excess of 6,000 square feet.
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 located in a vault, or a minimum of
6'X6' if it is located on the riser. (Label riser room locations)
Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lanes on the property. (FDC location indicated for one building,
but not for the other building and parking garage on the plans) Add FDC locations, wall mount or
remote connection, and add/or relocate fire hydrants as necessary to meet the distance
requirements.
FIRE LANE COMMENTS:
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)
General Informational Comments
A SPIN meeting was held December 11, 2018.
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
All mechanical equipment must be screened of view from right-of-ways and residential properties
in accordance with the Zoning Ordinance No. 480, as amended.
Case No. Attachment C
ZA18-0057 Page 9
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 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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encouraged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
Denotes Informational Comment
Case No. Attachment C
ZA18-0057 Page 10
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
E kORMY ryM H�4�L1 R
r
737 �
4, ae
LN Nit N71
zuF
VIE � a.
} 414
.79
_ I
r c
SH 7a
r SPO #
� Owner
Zoning
Ph sical Address
Acreage
Response
1.
KAUFMAN, JAMES C
SF1-A
625 BRIARWOOD DR
1.35
NR
2.
PARADIS, THOMAS
MF1
450 CHERRY LN
0.94
NR
3.
PATEL, HARSHADBHAI
MF1
425 BRIARWOOD DR
1.03
NR
4.
CLTH AND AR ASSOCIATES INC
MF1
440 CHERRY LN
0.50
NR
5.
CLTH AND AR ASSOCIATES INC
MF1
430 CHERRY LN
0.50
NR
6.
MC PROPERTIES INC
SP1
1940 E SH 114
1.14
NR
7.
LR SOUTHLAKE PARTNERS LP
SPI
1980 E SH 114
1.53
NR
8.
CARDARELLI, PAUL
C2
2000 E SH 114
1.05
NR
9.
BTH & RA ASSOCIATES INC
MF1
400 BRIARWOOD DR
0.54
NR
10.
MOSS, ANGELIA J
SF1-A
550 CHERRY LN
1.09
NR
11.
VAN TIL, ROBERT
MF1
500 CHERRY LN
1.15
NR
12.
PERKINSON, DOUGLAS ABLE
SF1-A
575 BRIARWOOD DR
1.03
NR
13.
TOWRY, JOHN EARL
SF1-A
475 BRIARWOOD DR
1.13
NR
14.
BROWN, RONNI
SF1-A
600 BRIARWOOD DR
1.27
NR
15.
TATE, JOHN T
SP2
2120 E SH 114
0.92
NR
16.
TEXAS PETRO CORP III
SP2
2150 E SH 114
1.16
NR
Case No. Attachment D
ZA18-0057 Page 1
17.
BRIARWOOD TOWNHOMES LP
MF1
420 BRIARWOOD DR
0.57
NR
18.
DRIGGERS, RANDALL D
SF1-A
450 BRIARWOOD DR
1.06
NR
19.
WAGNER, STEVEN R
SF1-A
550 BRIARWOOD DR
1.05
NR
20.
POKHREL, RAMESH K
SF1-A
500 BRIARWOOD DR
1.07
NR
21.
FIRST FINANCIAL TRUST & ASSET
MF1
675 CHERRY LN
0.98
NR
22.
COTY, ROB
SF1-A
600 CHERRY LN
1.00
NR
23.
LEE, K WAYNE
SP2
566 N KIMBALL AVE
0.66
NR
24.
KIMBALL LAKES PROPERTY OWNERS
SP2
572 N KIMBALL AVE
0.39
NR
25.
EKSTROM, DELTON E
SF1-A
650 CHERRY CT
0.99
NR
26.
SILVERADO SOUTHLAKE LLC
SP1
2001 E KIRKWOOD BLVD
4.41
NR
27.
HARRIS, KIMBERLY SUSAN
SF1-A
700 CHERRY CT
0.95
NR
28.
HALIM, EMIL A
MF1
725 CHERRY CT
0.96
NR
29.
31.
CHERRY LANE PARTNERS LP
SAWNMC3
REYNAL, JOHN
01
MF1
485 CHERRY LN
575 CHERRY LN
1.95
1.10
NR
NR
32.
VAN TIL, JOHN J
MF1
1625 CHERRY LN
1.00
NR
3.
MDP KIMBALL PARK OFFICE LLC
SP2
2108 E SH 114
5.17
F
35.
S INVESTME INC
FC SOUTHLAKE LLC
SP2
RRY
2104 E SH 114
1.0
3.64
NR
36.
KIMBALL ROAD LP
11
500 N KIMBALL AVE
1.60
NR
37.
TDC MANAAGEMENT LLC
SP2
560 N KIMBALL AVE
0.48
NR
38.
40.
ONCOR ELECTRIC DELIVERY CO LLC
BELF, BRETT
CS
AG
550 N KIMBALL AVE
KIMBALL AVE
501 N KIMBALL AVE
2.48
3.40
NR
NR
41.
ST LAURENCE EPISCOPAL CHURCH
CS
517 N KIMBALL AVE
6.43
NR
42.
KP SOUTHLAKE JV LLC
SP2
2112 E SH 114
1.30
NR
43.
BOWEN SL LTD
11
450 N KIMBALL AVE
0.37
NR
44.
SANDCO HOLDINGS LP
SPI
420 N KIMBALL AVE
0.53
NR
45.
BARGER EQUITY GROUP LLC
11
440 N KIMBALL AVE
0.33
NR
6.
MDP SOUTHLAKE LLC
SP2
2116 E SH 114
0.92
F
47.
MAYSE, RICHARD A
SP1
2118 E SH 114
0.75
NR
48.
MDP SOUTHLAKE LLC
SP2
2114 E SH 114
2.97
F
49.
MDP SOUTH LAKE LLC
SP2
2102 E SH 114
1.56
F
Responses: F: In Favor 0: Opposed U: Undecided
Notices Sent: Forty-seven - (47)
Responses Received: Five (5) - Attached
NR: No Response
Case No. Attachment D
ZA18-0057 Page 2
NoUficati€ n Resporkse Form
ZA I "087
Me&tIng Date: January 17, 2019 at 0:30 PM
ALTS INVESTMENTS CROUP INC
489 CHERRY LN
SOUTHLAKE TX 76052iUOO
Dirract gwstiDns and rraad responses tip_
NoFr=,:,ffota Rnr
1400 Mair, . t: Ste.316
irrrt ti lk TX - 7609
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
' tQ5,eing the owner(s) of the prop" so noted above, re �ter+ehy
i n f�lvo:ro� opposed to u n deo about
017116y b -7
(circle or underline one.
the proposed Zoning Change and Concept/Site Plan referenced above,
Space for comments regarding your position.
r"'e'd
!117 0 we AO
a
R
qe
Signature: Date;
AdditionalSignature: Cate;
Printed Name(s). _ Yp.1
MuFA tm prupedty rover(&) whorbe nanrwo(p are ponied al top. CSlherwim omwct the Planning Data nwit, Onia t rrr firer propariy.
Phone Number (optionaly Z 1 # 2 -3 —
Case No. Attachment D
ZA18-0057 Page 3
Rn V gmgy!!!�-af
d, I -qie"-T
-rV7
gde R++ z7Vr,-' e -
R
qe
Signature: Date;
AdditionalSignature: Cate;
Printed Name(s). _ Yp.1
MuFA tm prupedty rover(&) whorbe nanrwo(p are ponied al top. CSlherwim omwct the Planning Data nwit, Onia t rrr firer propariy.
Phone Number (optionaly Z 1 # 2 -3 —
Case No. Attachment D
ZA18-0057 Page 3
Notification Response Form
18-0057
Moret ng Date- January 17, 2019 at &3D FM
FUSSELMM. BRUCE
2100 C STATE 1HWY ii4
SOUTHLAKE TX 760 2-6512
Direct quesSorm and rmizil wrap es to.
y Gf soustfkw"
Notffieaian Fkwponee
1400 MaiR 1p
7X 7M2
1<�T48
Fac (81 7 p7484W"
PLEASE I ROVIO COMPLETED FORMS VIA WIL , FAX OR HAN D DELIVERY
BEFOREE START OF THE SCHEDULED PUBLIC HEARING.
Being thi t awner(a) 4of the property so noted Atmwe, ®re hereby
in aver of opposed to undecsded about
circle or underline ono)
the proposed Zoning Change and ConceptWe Man referenced above.
Space for comme+ regarding your posi6on.
- - -- ` �ts _ .f T 1' fry c IM7 T6 --
Signature:
Additional ignatdre:
Lute:
Date;
Printed Narne(s)= bkuj
V A ore prr.psety owner(s) wt I
a r4 -9m€ ',$) 91E phr4ed at sup- Caterwise coMicl Me Plann.V 11WAMe I L Orrt fCrm w impeav
Phone Number (oo ian a.l);
Case No. Attachment D
ZA18-0057 Page 4
Notification Response Form
7 -A18 -D057
Wetingl date- January 17, 2019 at 6;30 PM
HAGAR, STEPHEN T
479 N KIMBALL AVE
UTHLAKE TX 76D92-6642
Direct 4�jpstic-Mand P1 ail respoilbe�i to:
Cdty e( Sou#hl:ake
plan.r1ing & Deuelopmelit services
140 lairs :fit, Ste 310
'Ph' n (-l317)748-8621.
4 -0077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE STAIN OF THE SCHEDULED PUBLIC HEARING,
Being the ?+y± s of the property so noted above, are hereby
in favor of apposed to undedded about
-- ^~(circle or underline one
the proposed Zoning Change and Concep tI ite Flan referenced above,
Space for comments regarding your position:
Signature: _
^Dale:
AdditionalSignature: ,��, �° Date:
F
Printed Name(s),
Muni he praperty avnrer(s) whmw-
Phone Number (optional)- �2 � Y
- w . Fn's 1'.,.1,, ar
Case No. Attachment D
ZA18-0057 Page 5
Notification Response Form
ZA19-0057
Meeting Date: January 17, 20119 at 6:30 PM
AARP KIMBALL PARK OFFICE LLC
2106 E STATE 114 HWY STE 103
SOUTHLAKE TX 76092
Gity ref a at!-hla4@
P!a n ning . �1 v i rri rrt crv.®
400 ItAai€S.Srt, ` tp :x'10
�rtF�lait Tp: 76DW
Fay.,—,
{13173`` 0 t1? i
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX DR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Be ng the owner(s) of the pFoperty so noted above, are hereby
t f—a V 0 r
p opposed to undecided about
(cirnle OF underline one)
the proposed Zoning Change and Concept/Site Plan referenced above.
Space for comments regarding your position:
Baa"" Fqg OF aD&40j I I
Signature: Date, - -�
AdditionalSignature-,
Date:
Printed Name(s): ZkAvAm I? LvLAtc,
Mint kfe property vmwRs) wh av nerw(s) are prlrpd at top- QfherWiwe wrrtact the FtanNr,g aepar,-mem.. Ores farm per property.
Rhone Number (optional).
Case No. Attachment D
ZA18-0057 Page 6
Notification Response f=orm
ZA 18 -0057
Meeting Date: January 17, 2a19 at 6:30 RM
MOP SOUTH LAKE LLC
2106 E STATE 114 H'Y STE 103
OU` HLAKE 1rX 76092
JAN 16 201* 4.
D,if ct:gU0§firjn--� 9 n d rnail r sperrisc!s to:
ity Pf S0111111ake
Filar-1ming-4, DeVel6wdent Survides
• !�c�t�Fi.�f�e�ir 9�e�c�rt�€�
3-citl?[a. e, TX
6092',
: .
f ax;1.517174BL 7
PLEASE PROVIDE COMPLETED FORMS IIIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
(in favor opposed to and oided about
(circie or underline one)
the proposed Zcnlng Change and ConceptJSite Plan referenced above.
Space for comments regarding your position:
7rtALS m.- A r, 41% 4n�<LkkOAV
Signature:
AdditionalSignature:
Date: t�
Date:
Printed Nnme(s); 71*k&1 >a
Muss to prop" OW004tY whow narne(z) are pdMsd al fop. Qlroerwfte Corded the P4anrrng Depamant. 0"1P f0ml per property.
Phone Number (optional),
Case No. Attachment D
ZA18-0057 Page 7
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-657C
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN
THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS LOTS 1-6, KIMBALL PARK, AN ADDITION TO
THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND
LOT A, BLOCK A, BRIARWOOD ESTATES, PHASE I (ALSO
KNOWN AS LOT Al, BLOCK A, BRIARWOOD ESTATES, PHASE
1) AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT
COUNTY, TEXAS, BEING APPROXIMATELY 17.27 ACRES, AND
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "S -P-2" GENERALIZED SITE PLAN DISTRICT TO "S -P-2"
GENERALIZED SITE PLAN DISTRICT, AS DEPICTED ON THE
APPROVED CONCEPT AND SITE PLANS ATTACHED HERETO
AND INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO
THE SPECIFIC REQUIREMENTS CONTAINED IN THIS
ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING
THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article X1, Section 5 of the Texas Constitution and Chapter
9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and
to amend said ordinance and map for the purpose of promoting the public health, safety, morals
and general welfare, all in accordance with a comprehensive plan; and,
Case No. Attachment E
ZA18-0057 Page 1
WHEREAS, the hereinafter described property is currently zoned as "S -P-2" Generalized
Site Plan District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using
the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect of
such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property; street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this ordinance
for off-street parking facilities; location of ingress and egress points for parking and off-street
loading spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health ad the general welfare; effect on light and air; effect on the
over -crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
Case No. Attachment E
ZA18-0057 Page 2
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which existed
at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over -crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare
of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Lots 1-6, Kimball Park, an addition to the City of Southlake,
Tarrant County, Texas and Lot A, Block A, Briarwood Estates, Phase I (also
Case No. Attachment E
ZA18-0057 Page 3
known as Lot A1, Block A, Briarwood Estates, Phase 1) an addition to the City of
Southlake, Tarrant County, Texas, being approximately 17.27 acres, and more
fully and completely described in Exhibit "A" from "S -P-2" Generalized Site Plan
District to "S -P-2" Generalized Site Plan District as depicted on the approved
Concept and Site Plans attached hereto and incorporated herein as Exhibit "B",
and subject to the following conditions:
APPROVAL OF ORD. NO 480-657
S -P-2 Regulations for Ordinance No. 480-657
Case No. Attachment E
ZA18-0057 Page 4
tAdams
M;irch t. -111 t
Kimball Parr
Proposed Permitted Uses azul Developntvot Rugulmions fur "4-V-2" Zoning
11trmrlIeel Use,:
This property is, divided into :six lois. Lot 1. consisting of 3.59 aureb. shall include the pennitted uses
& found in the "HC" Hotel District, List 3 shall inclu&! pennitted uses fuuttcl in the -0-2" t_Yffete
District and l.,ats 2, -l. and 5 ,liall includr the permiucd me, as Found in 'C-2" I-AlCal R rt ril
Cornrrwrcial District of7oning Ordinance No. 490, Wi ®meadeef_ With the fbltrau•ing excriatinn:
Lot I: "HC" I'latel District tt,es to al -mi include:
r Restaurant .and baf which are accessed from atx interiau lobby
■ Conference Center totaling 9.3W square i'ectof meeting a-nd;LrpprFrFrt spavc
Lot 2,34 dt 5: "t::-2- Local Retail C(nimiercial District groes, limited to-,
■ Restriurant (lour is u larrmiued acre,sury use)
* L or+ Qe Shalt Re-, lima i VX, IHdVs lobi klod) Lin Los 2. 4, & 5 with Lit ve-Iliru SeiA ice
Alowedmi I. eat 4 only tprr L--+uneil rnrttieml
w Retail
• Health & Well Being busincsws (mzt5sagr therapy, f mcgsi, health related products)
r spa
Lett 3; `H0-2" Offier Diktric t u,e� to also inrlvde:
lululd--,Wy 67tfiwe hrhilding5 ails to 4 above grade flmn with gmd.e level floor ruwd for
l arking:
r Allan fiat initial or tatture pxrk:ia� dett 10 ntert additional parking denamnds with a parking
ratira L?(4 Slpacesp r IMHW 5F
Lot 6: Open Spa oe lest with natural vegetation. + existing o.Teek ctiannei. new ptanlings and detend on
atrea. Primary area will :sen -e as a dram mge easement.
Dev lciprment Regulations!
This property that€ ase suirj"t to the detelopenent regulations for the "HC' Howl Disiri4t fig° Lot I -
the "C Local Retail Con>_nw(cryial Di trict A)r Lot 4 cit 5, and "D-2 Office Distrivi i4r Lot 3 and
all other appli`a ale regulatians Stith the Following exceptir)[ts:
• F arktttg agreenient-� will be ill lalace prior ur pennitting No saui Cy elle urombined parking
rryuirerna-nts for the devrlupmrnt- Required parking will he as shm%n on plan.
+ TO fiacihtaEe R contigucnis developnient, buffvey'ards will not be requt vd along internal boundary
Line's-
910S
ine:;_
910S K.miniD A%cave + Se,awEianhe. Tnn 75[193
rft�yc: Avg. NO. �'"�'ak7'; �ncryi�.��acus•c�ane^�r�.n,�,cxrm
Case No. Attachment E
ZA18-0057 Page 5
RM
r C,ix'en the long r1111w alUng p0nitan5 Ofthc faaafa lk. Jill uvrrimse of building arLwulutiuns will diwty".t
from a Mum wtrt:am-line] architectural intent. Fvr thi'� rewjun, Urti ulatim will he as shown on
the architectural site plan, conceptual floor plans, and exterior elevations. Articniation Nvill be
dimensioned on the floor planus for clarity-
* Delivery to the property will be €iehednled and hinited to occur bets;Keen the hours of 7 -00ani -
7:l1Upm daily and trash Biel: -up will be limited to occuf berween the hours of 7:00aan - 7:(Wjpin
Monday - Satur aye (must cvnforrn to the Contrawt 6)r Rei dcritial aJnd Commerc-ital Refuse kind
Ctrlkroitpa)'
+ The wcsicrn paroperty line acijatccni to the mtitlt-lhmily rtrsidcntial lots will be scrucncd with a
vcg,zWccl wr ning fol cxiMing plant naaatcrial. rrcp1=d plantings within lbr t+aJf 4 and additionarl
large shrubs and accent trees planled within the buffer yard_ Plantings consisting of both existing
and new plant material will achieve a solid screening to 9' in height and 3t°ilI be shown on the
landscope phtn.
• Ltaadiatp .zones are positioned within each lot as shown on plan and in the .site data saunrnary
chart-
+ As in iattettwlized development with a slturtd ctunntort accc�.�s easement and parking the building
halt',% sk ill lre allowed as shown on plan.
+ Vary from each lot fronting a right-of-way to allow the lot configuration as shown on plan
+ Stacking dcp1h% at NO the Kimball and Hwy 114 catrance allmvcol bV approval of the altachcd
Variance Rerluest letter.
With the close proximity of the proposed buildings and cross parking Inyanii impervious
calculatlaw. tc'ill vary to allow for anti t vetall inVervious area. of 70%,
Ilse and operation
The projoct ray°un,ictt' cntaails a hotel and uit3ice dc3°ck_Ta 1 nl wiih an out parccl fronling tint SH 114 and,
two internal parcels that wdl be developed into a Mi Lure of uses to ijiClUde restauraalL retail, health 1
Nvell-being and cofTee shop with drive-thru. The following is a lot by lot breakdown with the primary
empharsia on the Lw I Site Plan,
Lot 1 (Hite Plan Apnikation)
Site ,plan proposes a Cambria Suiles `all -suites' hotel with an upscale rating according to Smith Travel
Research. Indtar,r LL&CS its aft{hide:
+ Rtstaurautl With lounge
+ filar %t n on -!Ac ,klc«hol ConStamption
+ 175 g Ue-'.t suites { able indicot'ing Imit mix a0d ,quare foiatgges is at the end of this norrative)
• Balhr inn;xilhporiiiionsforJacaapaaciivLli764pcaip14
+ Adrninistrpti a office slwace
Retail sundry spa-ce
+ Cvrtfercncc Center containing 5.100 sCluure feel Of rticCting Slaaaec
a 13tt+irk , c=enter
+ 1,495sf Fitness Crater
Proposed outdoor services uses to include (it should be noted that all patios are interconnected):
• Patio conlaining lCiLwrc area wiih Pool,
+ Patio c ontainir�g lire pit and dining
+ Roll-out bar service
P'atiiti for Confera:arce Crnicr spill out
910 5 iLlLI5tKM Avewe a SutuhLeLe- Terry 76092
817.328.3200 a FAX 817-328.3294
TWE Reg. ku_F,10tlY: iraai,°.udumsr rr� rrvn ..cam
Case No. Attachment E
ZA18-0057 Page 6
9 Shaui le sen -ice to points of interest
Fswrior N -sign of the PvUm5wd C ambra:a Suites Haul
Tltr: Pri3Pcrsc.d hnlcl is four 141 storic-s in height and tatuls approxiaatatcly 118.3 1 S square feet. The
faxrtprinl Of the building is uPP+rOxiniatcly 3I. qtmm fact. and is 47`-5" to the urp of the primary
parapet and 59'-3" to the top of the tower structure.
The building de,. ign is contemlmrar�, and includes aft adenliliciaticrrl tcm er adjacent tin the hotel lrahlwt
eratraame- This limrrideiniiic4 the hotel from all taccess PninLa to the Silr incltulinv_r Mien aplrrxraathin" the
development from tate airport. Che Erase of the lower contains a die Ole height hotel lobby while the upper
floors contain executive Suites. Arrival to the hotel is also signified by a cowentpor'ary Porte C oclaere
whiA contain'..' M expressive a atuilevered srrucrut al systeiaa cirisaitit%8 of brick pigs and a metal clad
=opy anchored in place by cabie stanchitnas.
The cxtGrior Finish materials of the building include brick. %tru:ce, mctaal and glass• Brick: uill be u d
primarily at the towcrs, along illc entire baric of than building, at pmjiwing wall frarnc elements, and in
select locations to create additional articulation between bi il&ng volumes. At the upper floors. at infill
tik alts within flm projecting frames, and on all non -street facing elevations (north and west). a srucco finish
is propmed, Two eohjrs will he as inediurn ttitilir for the ler%%rr pcsrticrr 4 cs1 thr Walls and a 1 V+1
Sian fors the upper tJ kscrr-
uununary of-uwgndj+�ratjons - Carrkbria taite -Hertel;
The d4aveloper proposes to develop a Cambria Suites hotel.
The proposed howl is prntiaanirned io have 175 guest suites- a 8,380 square flat Conference Center
containing 5,100sf of meeting space, restaurant and bar, filncss center. and pool. The restmerant:' bar
Operation WilI a nnsist of a 1.900sf Prin-Lang alining lounge space and utilize the outrlour courtyard on
select occasions. I'lae restaurant and Imr will primarily service hotel guests and adjacent office building
tenants. although it +% ill be open to the public as well. A U00sf kitchen is positioned int d w floor plana to
cflicieauly NrT%icc the clirain,a, 13FeR M, %tell xis to tiert'icc the m"tiog rooms- In aaddititan tlat: ha,atel k:Durey and
will ltc: Weil aarpoiniud Iter hotly a relaxing and b ilmint aatmozsphere with a lxlol, fi"luce anil PeriodiL: lire
entenaimnew.
Hotel hours of operation:
Firod Seryice i Restaurant typically opens at 6:00am and cloves no earlier than I L(YiPrn; 7
days a week-
- Bar Service typioally upewi at 10:40am and eloses aro later tha xi 2, M:taarn Mon -Sat,- typically opens
at I I-[l0mm and cloves no fatcr than 2.00am on Sunday.
Liyc Music a%, ill end no later than 12:00axrn, 7 days a w cek,
Outdoor Speaker, - sound system will be shut off no later than 12:0 ann and any outdoor music:
will be discontinued no later than 12 V) ata. 7 dams a week.
The propm.,ecl writ ercure spaca is included in the f otp nt of the hcnrl ansa in pri g7pirn Lncd prkrnttrily to
hent gvtup cv=Mj :such as corPclraatr nwctiugs rand u?ciaal evcntn. 1110 meeting space %till Irons: as PRnnincni
second eniranc:e for acee&s fron-i the ad[acent office buildings. Theprcrpnsed ballroom is 4.326 squame feet,
and has a p i:pam,innied capacity of 264. The balkwrn will have a lame conference patina that connects to
the pistil area arttl lire flit. T e room is divisible iritis Urine break-out roorm of 1.440 square fret each. The
lircgmm alwu includes as break-out meetutg room ctararairiing 469 square feet and has a capacity ol'32- The
YI0 S. K: JLlxatl AlC11tlr • �nld4s. Te."% 76092
917 328.3.20n 9 rAA' 817.z?8,.?u" .
7'li f rE RCK.:Vel. i'-1 MJF?,' vi�mr.arf��uF-t�7�rnrr�rrn�.ca7m
Case No. Attachment E
ZA18-0057 Page 7
RM
prog in also includes a board rnoni. CMflai]tireg, ?g8 square feet and has a capacity, of 10. t )y,Crutte1efa11.
the howl v' -ill be uble to ]fust all %iZC cpgH.Mr'ltr; C%'4TLt:1i A -ith q':1i%i1iCSL 1<iL kirc. bangvct-�, hra0L-0111
iraeetong"- dining and l+:wka ing. For a4m-C0Fj14rrJ1U 0C smaller r'S'etFU the tocileeees t5g11 be av'aikehle 1x�
reservation to rent the ballroorn and meeting rooms.
CanE reisce space hours of operation:
Normal hours (corporate a -ents) - 9.00am-9:00prn Mon -Scali I l Alain-7:00pm Sun
- Special event hours - 7 Xkkin-2,00ani 14 ou-fiat., 11:0aarn-11:fit}pin Sun
Lot 2
Concept plan proposes an out -parcel lot for a restaurant_
W Concept plire i-� imtteil(W to shotiv scalc of whoa eon fit on the ow -parcel in jwetndanict with the
Comprehensive Zoning Ordinancae and the SH 114 Corridor overlay. Site data for what is shown
in the cw)necpt cans cis Of singir sklrr 10.0110srfoolprint and 03 parking spacers,. Alsip shown is
an outdoor waiting, area with bar service.
Ultimatr site Alin will enTtsiwtofwhat 6iE, %% Willi ehe guruttirt"s otiheC'eniVreltensivc Zoning
Ordinance and the SIS 1 W Corridor +Uverlay but should generally conform to the concept plan.
r Development will he a rte taurant,
a Majorty ofparking ree:lrwirememts shall 13c provided on-site and the ra amining will be subject to a
C01ntrinetl porking agrccmcnt vw'iih the* other Kits within the devclopmcni..
e Re-staaerani will have the ability to inchidc an outdoor 'wx-n ting arca wl.th Isar service and limited
seating,
0 A 15 X 25 sip easement as shown on the site plan will run with the sale of the property,
0 The lire lane illustrated along the Lot 3 boundary line and access paint to the mainentry drive
will rc-main as shown on the Site Phan,
Lot 3
t=onatiept plan proposes the € evelopnaeiit of a three-story office develcpneeit that Could develop as a four-
story structure with parking on the ground level or have a parking deck to fdecilita to hiture parkinv
demands-
0
Concept plan is intcndcd to shout- sc ale of what can fat 4n the prop owd lot with. structure and
parkhig in accorddace with t1Te Comprehensive Zoning Ordinance. Site data for what is shown in
the concept -consists sof a three story office building with a 32,000 footprint far a total of 96, Wrif
and 26 parking spaces.
ID Ultimate site plan will consist of whn I tit, lvithin the parameters of the Cwlmprehcnsivc Zoning
OTdinatace htat 4,h(3ulri gerteraally e:oTi tt4Tn1 tet the ecVlrepf Plrirt..
La
Concept plan proposes the development of a restaurant coffee -shop with drive-thru.
■ Concept plan is ivteridt vd tai shm% wale of wvhot can tit on the prrrlxas d lot in m;ctrrs Tive with the
Cw}mprehensive Zoning Ordinanec, Site data for what is shown in The concept consists of a single
%W6- MON 0atptrini anal 521 parking spavcs. ,Abel shown i:k a dtdieatcd drive-thru l€inc<
• Any restaurant use will exclude fast-food frannchises_
+ Ultimate site plan will consist of what lits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concepi plan.
L2t 5
gift S KunImIJ hrenne 0 .Snentdakc. fnn4 7092
TBPE Rog. AV F-1fi1
Case No. Attachment E
ZA18-0057 Page 8
Concept platb proposes the development of a restaurant retail building.
• Clnccpt plan is intendcd to sho%v scale of what can fit on the pmposM lot in accordance tvith the
Comprehensive Zoning Cirdinnrtsc. Site data for what is shown in the concept consists of a single
sttary "22%, foo print artd 54 parking paete8. Alho shown i& mmple space for outdoordining and
plaza spare_
Dcvclopmcnt is conccptunll'se
v proposed to bz a multi-tcnaant strU4lurc Nvith uses rclativc to
restaurant, retail and or hcnith and well-being. Possible health and well-being uses could consist
of rnstssage thztapy. ritnvss, spji and health related products and wrvice:s.
• Ultimate site plan will consist of what tits within the panuneters of the Comprehensive Zoning
Ctrdimmvc but shoU14 gcncrall'y ecin'di rn to the ronccpl pian
■ MajoritY ofparlktttg requirenxents shalt be pro,..gded on-site and the rentainine will be subject to a
combined parking agreement tirith the other lotq within the &V lupment.
Phasing Intent
Phasint; Intent
It is tate intent of the developer to move forward with construction documents for the hotel in anxediately
upon :Site Plan approval from Council. The entirety of all cicmrnts shown on Lol l will be part of the
c€tnstntction package and bidding as rxill the primal drive aisle loop from H;i,,,- 114 j+? Kinibttd M a and
the POA lot which includes the drtcntion The fire lent that is split by. the UFL _ 13Q7u1jdAry:mJ T. in 3
boundary will be built as ivell.
Lots 2-5 Will cOn11e an -line as each lot i5put tinder contract. It is w4mown at this time what the order of
mkc-dovyn will bc.
Lot I Parking Anale'sis (Hotel):
Parking as shown on die plan includes 211 spares within Lot 1 and 495 spaces widlin Lot 1-5 for a total
of 706 spaces. Required parking for Lot I per the CAY of Southlakc ordinancc Was calct;tlatcd as follows:
-
17 5 room-: fi:i l per room =175 spaces
- AdihtiomA provided for acce&sory uses = 36 spaces
- Bar, RIOSsat>rartt Iacressorvuse to the hotel) r I.100sf X t9OCkf= 19 spaces (25110 if spaces
required are :additional to the hotel use - s gates. The halanc cc 75%- i+: €cccsson- to the hotel and
Flo additional spnccs to those allocated to gucstroorns are proposed)
- Meeting space use tea the I-Poirll d l 3 "eats X :306 wary 3 10? tregtsaw spaces
(assumes 15sf per person odl 5,400 sf): -13% of spaces required are additional to the Mattel use =
102 X .25 = 26 spxcen. The halancc 7511is accssspry to the hotel and no additional spa"c, to
those allocated to guzstroonis are proposed)
Total space: requ Irerl =1.75 + 5 + 26 = 206
Loi 1 Total = 211 provided spaces
9 10 S. tunibA Aveime • S.-�utle_ Texas 7609'-
637.328.3200. t-A�'x 817.329.32"
FBPE kay.: 'r�. 1;4(J 2 ak�4rv.rr i a errgrrrcnrrrra�.d a�N
Case No. Attachment E
ZA18-0057 Page 9
Variances approved with Ord. No. 480-657
,3Adams
Januaty 3, 2014
City of Soutltlake
Department of Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76CA2
Re: Request for Variances
Kimball Park Additiom Lots i thru 6
ACE! Project No. 2012.156
This request for variances is to address lot frontage on a public or private street and the stacking
distance at driveways into the property,
The Southlake Ordiname No. 403, Section 8.01(A) requires that every lot front on a public or private
suet. As a contiguous. development that eAeodS deep off of Hwy 114 and will have a mixture of uses
on individual Cats It Is requested that a variance be granted to allover the lot configuration as shown on
pian.
Tlie Southlake Driveway Ordinance No. 634 "ulms a stack;ittg depth of 150 feet from the adjacent
R.O.W. to tlye oearest parking stall cx inter5eciing drlve lane pavenvmt edge within the property. The
ddJulaing p;irLuls flung Kimball Ave. am! Hwy 114 are cvrhtnc>'lllay the location of the crass acceS5
Interr�ect:lun and thus setting the Slacking distance, refer to the site plat) submitted LG lllustt'ate both
driveways and common access points.
The adjacent property alorig Hwy 111, Lot 7R, Block 1 Me sEu fklrtlt6r3r , virus approved Ly Lhe City of
5authlake zoning! case ZA96-ID9. The concept plan in this tuning carne includes a corTnrt on access
drivewayfeasennent appaoximateh,, 34 feet autSide the HWY 114 R.O.W. The Kimball Park site plait allows
for approximately 34 feet of starking dislance in the driveway from H Y 11:4 clue to this appruved
common access driveway,
The adjacent property along Kimball Ave Legit 1, Block 1 Mesco Addition, has twru existing drives
parrailtling Kimball approximately 17 feet and 102 fce.t ouWde: the Kimball R.O.W The Kimball Park site
plan allows connectlon to both of thm existing drams which forces a stacking distance gess that the
requilm.0 150 fbf-t.
We herein rcquest a lot Fronting on pulp; or private stmt variance and a driveway stacking distance
variance for both K mtWl Park driveways. Thank your Far your time and canslderatioan regarding this
I ue, PWase do not hesitate to contxt zi rr:garding any que;tians.
Sincerely,
-
31mmy Fechter, FILA
Project Managff
Adanns - Fnglneering inti r)wvelopment Consultarits
910 S. K mWl Avimue a Sr Ahlakv, Texas 7609,"
ll t 7.;28.32W • FAX 117.376.3
11l'i dreg. NaF-)002,innr.tw�ern�s�r��iere:e�°i�agrami
Case No. Attachment E
ZA18-0057 Page 10
Council Motion at 2nd Reading of Ordinance No. 480-657:
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following:
1. Approving requested variances—driveway and minimum required stacking and
Subdivision Ordinance 483, Section 8.01(A), as amended, which requires every lot
to be on a public or private street and as requested to allow the lots to be
configured as shown on the revised concept plan;
2. Also noting the requirements under this motion are pursuant to:
a. the revised renderings that were presented to Council this evening;
b. the Declaration of Covenants, Restrictions, and easements (CCR) as
presented to Council in the application this evening;
c. the revised landscape plan presented to Council (included in Attachment
"B" of this Ordinance);
d. the revised permitted uses, as presented from Adams Engineering in their
letter dated March 4, 2014, noting that the drive-through service will only be
allowed for Lot 4 (correction made in S -P-2 regulations);
e. also noting the balance of the concept plan for the buildings that are not
included in this site plan approval that it is Council's expectation there will
be 100% masonry construction;
f. the permitted uses represented from Adams Engineering that the food
service hours of operations as noted in the application that "they will close
no later than 11:00 p.m." that it is Council's intention to have wording that
mentions that it will be "no earlier than 11:00 p.m. (correction made in S -P-2
regulations);
g. the office building in the concept plan will be a four story construction and
that additional parking will be presented on the first level underneath the
building;
h. pursuant to the revised concept/site plan as presented this evening and
(included in Attachment "B" of this Ordinance);
3. Concept Plan Review Summary No. 3, dated February 26, 2014:
8. Please make the following changes the Concept and/or Site Plans:
a. Show, label and dimension the width of the R.O.W. adjacent to
the site.
b. One 10' x 50' loading space is required for the hotel and that
space is provided on the west side of the building. Staff
recommends adding a loading space on the east side of the
building adjacent to the bar and restaurant or show how deliveries
to the kitchen and bar area will be made.
C. Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. Council
approval of a variance will be required to allow the lot
configuration as shown. A variance was granted by City Council.
Case No. Attachment E
ZA18-0057 Page 11
9. Please move the S -P-2 regulation regarding building articulation to the
section for Lot 1. The way the regulation is written, all future buildings
would be allowed to not meet the articulation requirements before City
Council has a chance to see the proposed elevations (corrected in the S-
P -2 regulations).
10. Revise the parking provided for Lot 1 in the Site Data Summary Chart on
the Concept Plan to 212 spaces.
11. Revise the office square footage in the first paragraph of Section 2.2 of
the TIA (48,000 s.f. should be 96,000 s.f.). The square footage is
correctly shown in Table 1 —Trip Generation Summary just below the
paragraph.
12. Please make the following changes with regard to easements:
a. Label the existing common access easement on Lots 6R and 7R, Block
1, Mesco Addition as shown on the plat recorded as Instrument No.
D211037987, Plat Records, Tarrant County, Texas.
13. All driveways/points of ingess/egress must comply with the Driveway
Ordinance No. 634, as amended). The following changes are needed:
a. The proposed driveway onto E. SH 114 does not meet the minimum 250
feet of spacing (60 feet shown) from an approved driveway and common
access easement located on Lot 7R, Block 1, Mesco Addition (case
ZA96-109). The driveway/common access easement on Lot 7R1, Block
1 is labeled to be abandoned. Prior to issuance of a permit for the
proposed driveway on SH 114, a copy of the executed and recorded
instrument(s) for the off-site and on-site common access easements and
agreement to abandon the common access easement and driveway on
the approved Lot 7R, Block 1, Mesco Addition (case ZA96-109) must be
provided.
14. Revise the renderings and/or the Concept and Site Plans so that the
landscaped and sidewalk areas adjacent to the hotel entrance match.
The renderings are showing a landscaped area where a paved area is
shown on the Concept and Site Plans.
Tree Conservation Comments:
The submitted Development Regulations propose that the western
property line adjacent to the multi -family residential lots will be
screened with a vegetated screening of: existing plant material,
required plantings within the buffer and additional large shrubs and
accent trees planted within the bufferyard. There are a significant
amount of existing trees and associated vegetation along the west
and north property lines. Identify these trees and designate if they
will be preserved, removed, considered marginal, and show how the
Case No. Attachment E
ZA18-0057 Page 12
proposed west bufferyard landscaping will be integrated with the
existing vegetation.
2. The Preliminary Grading Plan shows that the McPherson Branch
Creek on Lot 6 is proposed to be graded and improved. There is one
large Post Oak tree on the back of Lot 7R, Block 1, Mesco Addition
that might be on the Kimball Park, Lot 6 property. The proposed
grading and south access drive look like they may alter the existing
tree. Please locate and identify this tree on the submitted plans.
Interior Landscape and Bufferyard Comments:
1. Some of the parking lot islands measure less than 12' in width from
back -of -curb to back -of -curb. Parking lot islands shall have a
minimum width of 12' back-to-back if curbed or 13' edge -to -edge if
no curb is intended, and shall be equal to the length of the parking
stall.
2. No bufferyard is proposed along the east property line of Lot 6 in the
Summary Chart, but a bufferyard is shown on the concept plan. The
east bufferyard along the east property line of Lot 6 is required to be
a 5'— A, adjacent to the commercial and office properties, and a 10'
— E along North Kimball Avenue. Include an S -P-2 regulation if a
bufferyard will not be provided.
3. Some of the Bufferyards on the Concept Plan and the Bufferyard
Summary Charts do not match.
1. Lot 3, west bufferyard is required to be a 10' — B, and is labeled
10'— C on the Concept Plan, and 5'— A in the Bufferyard Summary
Chart.
4. The parking lot landscape islands are required to contain at least the
minimum of the required canopy tree as shown along with shrubs,
ground cover, ornamental grasses, seasonal color or a combination
of these plant materials. Turf grass is not acceptable vegetation
within the parking lot landscape islands.
Public Works/Engineering Review
General Comments:
1. Please provide an updated traffic impact analysis.
Preliminary Utility Comments:
1. No 901 bends, use 2-450 bends.
2. All waterlines to be public and in easements.
3. 12" waterline not on the City's Master Water Plan, therefore no city
participation in upsizing.
4. Any sanitary sewer lines crossing lot lines will need to be public and
contained in easements.
5. Extend SS -1 west to property line.
6. Extend SS -4 to west property line.
Case No. Attachment E
ZA18-0057 Page 13
APPROVAL OF ORD. NO 480-657a
(Changes to Lot 1 - Cambria Hotel only)
S -P-2 Regulations for Ordinance No. 480-657a
12,Adains
A11rJt 15, 201 S
Kimball Park
Prolm-ve i Parmilled llsts iind Dve:lupnivnl Ite,;ula rimes for "S-17-2" Zoning
]?c-=ittcd U. s:
l'llls pmperty Is divldcd info -six IncL.. Leat. I, LviiNmramg of 1.59 aumq, shall IFLCIudC IhC permined usCs
as found in the 41 C: Motel DistricL. Lila J shall IRCINade permitted mel tbu.114 in the "0-2" Office
Distrkt and 1.4us; , 4, and 5 shall includr the p -ermined uses as found hn "C-2" Coral Rcta iI
Coanvner6ai Disirict of )-ring Ordinunce No. 490. as :anaeniletd, Lvilh the li)llowing exceptikins:
Lral 1.. "FIC" ifaricl aislrict uses ta, alsD include:
RxStaurant Lind bar Which am aca_rswd from an interior lobby
• Conference Center totaling rL.y3x squmc fivt cif meeting and siippon spact: [BELL iLlrluaie the
Isallrooni. b0ILnd rumn, meetinII Toon - pre-tunztsun arra and sIOM-yr.
Last 2, 4 k S: -C-"_' Local Retail Comrrtemial Districl uses limited to:
• Re-staumni (Bat is ;a permitted accessory ow)
• Coffee Shame Rest wfant wilh Drive-Thm Scrw'ice Lpla lilt a only (excludes fast food)
• Reiait
• Hr3llh 4 Well tieing hustrwsus tmvmage the mpy, tilacss, health related prr>durt4i
■ ,Spa
Lot 3: "0-2" Office DisfrICL uses tel 31w ipclude;
• Nfulti-slur} office building,, up to 4 ta'I ovo grade fiuum with grade level Floor used firr
ling.
r Allow for iniaial or furore parking ilexk icy mel additional patking Lkrm ndt; with a 1xitiing
ratio {If 4 %ptace%per Itl(II(osE.
LA 6-. Open Splice lot %viih nittural vegetation. ex.iisting %;reek channel. new- pL-miingr and detention
arca. PiiMMY areU Will 3erw'C as a drainage easement_
Dcvclvrnnent Rryulaliuns:
Thi% pro1wrry shall be sttbjeCt tip the diwelupnseis[ regularions for die "HC" Hotel Istria fn Ltrt 1,
the LIC -2" Local Rxtatrl Cottumti+rciail D sari€t for Im 2, 4 & 5_ and u0-2" t�li3ere Uistritt for Lot 3 and
MI uth.e°r applicable regulations with the t+tllcAving exceMions:
• Pwking agreemcnt will he in place prior to permitkng to satisfy, the combined parking
requifement!i for the developineut. Ro4tiired parking will be as shown on plan,
• To ftucilitate a wrnttiguous Oarvelopnaent,'Wftcr ynr45 will tint he requimd along inlern„al boundary
1 Lnes.
91+! S KuI21* l AN c,uar • S'OUA a ilkc. f'rxn" 70192
R 17 32I. 120D • FA_%8 L 7 32H.3291)
MIT keg. NuF^102- relni.a firms-tihagirrrravg.rmm
Case No. Attachment E
ZA18-0057 Page 14
• Uvtn the long rtrns slung portlow, oftht; fkaJe. an overu.wof Ouilding articulation& will dtstmct
frm-n a more stream -lined architectural inieiin- For oils reason, articulation far Lot I will be as
&hown kin the architectural ,kite plan, cs ceptual lloorplans, and exterior elevations- Articulation
will be dimensioned an the floc r plans for clarity.
+ Delivery to the propk.Tty will be scheduled and lututed to ucmr between the hours of 7:00anr -
7:00pm daily and trash pick-up will be limited to occur between the hour% of 7:00am — 7:00pin
Mondaav — Saturday ('must conform to the Comnuct for Rtsidential mind Commercial Refuse and
ollect7ion ),
+ The western property litre adjacent to the anulti-family residential lots will he sereetaed twirls a
vegctatcd screening of-, existing plant material- rQluired plantings within the bulbar and additional
large sltinibs and accent trees planted within the buffer yard. Plantings consisting of both existing
tend new rlaatt maatrrial will chie'a-c as +olid scrmnlnf� to Ii' in height and twill be shown on the
landscape plan.
+ Loading zones are positioned within each lot as sl omm on plait and in flue site data surnmart+
chart.
• As in internalized de%'cickpant:rrt is ith a shared uonranun access u:a"-ntcnt and parking the building
litres will be allowed as AILI%t 11 oll plan.
■ Vary from cacti lut fronting ti rivht-ul'. ay w allow the Iot configuration as shot.%gin cm plan
+ �tacl:ing depths at beth the Kimball and Hivy 114 entrance allowed by approv°a6 of the arttacbed
Variance Reque%L letter.
With the cltx a Proximity Of' the proposed btoildings and cress parking laymil impervic}aa:.,
calculatrions will vm-y to allow for an overall ianpen ious area of 70%_
[Tyq ant& Operathou
The project o err iety entail% a hmel and office development with an out parcel fronting tits Sly 114 and
two internal parcels- that will be developed into a mixture Auses to include restaurant, retail. health
swell -being and cotTee shop with drive-thru- The following is a lot by lot breakds wn with the primary
ealphasis ins the Lot 1 Site Plat.
LGt 1 1Site Plan APP lien tiani
Site plan prcaposes a Cambria Suites 'all -suites' holtA with an ups"Att rating according to Smith travel
Rcsaarch. Indcxir servicesr' ttscs it) include.-
0
nclude.* Restaurant with laui7ge
■
Bar with an -site alcohol consunapt on
+ 175 guest suites
+ Ballroom, with partitions for a capacity of approximately 07 people
+ Adininistrative of7'ice space
+ Rrtatil sundry space
+
x
,7'I
9 sf Conference Center fMet ca7aataoats 5,079 cf of meeting -,pace
Business Center
+ 1.17{i I s ffitn ess Center
Pruptosed;-utdoor se •ices"uses to inckide (it should he trued that all patios are interconnected),
• Patio canwinarag leisure area with peal.
+ Patio containing lire pit and dining
• knll-out bar service
+ Patio for Conference C'cntur spill cut
Llt 0 S_ Kimbnit Avmur + SoutMa -e- Iex,is 7609
317 328.1-M 8 FAN 817.328 -INN
T9PERdW_ iia. P-1002: ngrieering.e.uaa
V GJG I\V. I'9LLGVIIIlI�i 11� V
ZA18-0057 Page 15
f
a Shuttle dceerw'1 a to rMitts of interest
Lie ' or Q] Jn al' t r emya d gmahnia al
The proposed ]hotel is four (4) stories in height and totals approxiniately I 1 1)%97 square feet_ The
footprint of the building. is approximately 29.5 t4 square feet, and is 5 VAP" P" to the top of the primary
parapet tuid 51)'-4" to the top of [lye lower structure_
The building design is contemporary and includes an identification tower adjacent to the hotel lobby
entrance. This WAver identifies the hotel fnpm kill aacccs., Points to the site including twhcn appr sav in,g the
d'cvclop ncnt turn the airport. The base of the tt wix contains a sinelc height hotel lobby while the upper
flour^: ontain executive suites, Aris'al to The hotel is alsa� signified by a eonternporury Forte Cochere
which cerntilins an expressive cuntilevered struclural system consisting t,t'brieL pirn, and u Ocur
1+. I I%tiJC41;n:i10 clad call43fl}' analtetred In place by cahlr sulalchio ,
The exterior finish materials. of the building include brick, stiwco, metal and glass. Brick will be used
;primarily at the towers.. along the entire base of tile building_ at projecting wall frame elements_ and in
select locations to create additional articulation between buildurg volunies. At the upper floors, at infill
walls within the projecting Preface, and on alI non -street Facingg elc�mtions (north aitd 3a st). a stucco finish
is proposed, Two colors will be utilized: a medium taupe for the lower portion& of the wails and a light
tan for the tipper fluor.
5umm€ cy of use anti. orations — gatnbia Suit" Iljj
The devel-aper pra:rfrows to de-velop a Cambria Suite, hotel.
The proposed hotel is prograntm,ed to have 175 guest suites, €a 8..1314 square f6otConference Center
containing 3.(j7,j f off iaaeetiotp tifrace, > e�tauratlt uti L bar, #ititeess center, and pt-)ul_ The restaurant' bar
operation will consist of approximately 1?011 primary dining r lounge space and utilize the outdoor
courtyard on select occasions_ The restaurant and baa will primarily sen -ice hotel guests and adjacent
office building tenants_ although it will be open to the public as well. A sl'_11 sf kitcherL is positioned in the
tlo-or plan to efficiently service the dining area as well as to service the meeting rooms. In addition the
howl c€Furl}aril will be Nyvll appointed For both a relaxing and �ibraul attrilosphcre with a pool. Fircphu
and periodic live entertai unent.
Hotel hour% of operaatitara;
- FmA'Servive Restaurant typically cy"s at fxtlt.Iatrt and clasp o o titee thio l I.00pm. 7 d4,y%, a
wEek._
Bar Semite typically opens at 10- 00atn and closes no later than 2-00ani Mott -Sat- typical ly opens
at 11,00arn and chases oo later than 2-00ain o1i Sunday.
Live Music will end no later than 1 :00an1, 7 days a week.
Outdoor Speakers — sound s'ystern )vill be shut off no later than 12 --CIO am and any outdoor music
will be discontinued no later than 1-:111.1 ata, 7 days a week.
The proposed eonfcrence space is included in the foolp6nt of the hotel and is programmed primarily to
host group stte:h as corporate Meetings and socia I twnts. The aneeting sprite wN ill bavr- a profilinent
second entrance for access from the adjacent tether buildings. The prtslx4sed ballremtn is a. I I (F sicittare feet
and has a progratiamed Nap€ city of .3117- The balltuotn will have a large crinference patio that entn7ect_s to
The pool arra and fire pit. The room is di'v'isible into three bmak-fait rounns arl'a� 1Yr+.+: erre ugly' 1,350 square
feet ea ell_ The program also includes a 'break-out meetioig room comaining. 454, square feet and has a
91 G S. Kwiball Aveme * SFsftt ibkc. Zeaas 76091-
91"
6091-
917..329.3'_lltl ■ FAX811 3'8.3' 99
T&PERvT. ,Va F-1GKi:; �6,e,e,a�ams rrn�,;r�wrr�n�,crF,a
Case No. Attachment E
ZA18-0057 Page 16
cupadly of Z7. The prigs m also i-mbides a b(YjFd roorn containing ,�07,-qumrc fctt and has a capaviry (if
14- Opmtiunally the hatel will be able to host all size corporate events widi activities. leistire, banquet,,.
break-aut meetings, dining and lodging. for non-voiporaw or smaller events the facititieswill be
available by reservation to rent the ballroom and meeting rooms-
Cranferrn" spa" hour, (irperation;
Normal hours (corporatc cv.cnis) - 9:00arn-9;00prn Mon -Sal) I 1;00arn-7-.00pin Sun
I..,JJeLJ4il event baurs - 1,00am-21,10aln NILM-Sat" I 1:00atn-1 I °(X)Pln Sun
"t
Concept plan proposes an out -parcel lot for a restaurant -
Concept plan is intended to show scale of what can fit on the out -parcel in accordance with the
Comprchcmive Zoning Ordinance and The SH 114 Corridor overlay. SAC data for tN.hal is shoNm
in tht: concept consists of a singic story 10,0004 footprint and 63 parking spoccs. Also shown is
an ouldklkn wailing titer with har service.
Ultimate site plan will consist of what ft, within the parameters L)C the Canipreheji6iye Zoning
Ordinance and the SH 114 Corridor Ch-erlay but should gtaerally QPnforr-ri to the concept plan.
Duvviopmmi will N: a milatirwail.
0 MOjkIriN LI[parking rtquircinentii shall lac pvv%-i&-d ori-s-itc and the remaining will be Lwbjcct to a
coinbincd parking uLrrcvrncnt vitb the Qtbm lot,within the &. vlopmCal,
9 restaurant will have the ability to include an outdoor waiting area with bar service and hinited
seatilia-
A 15 X 15 sign easement as shown on the site plan will run with the sale of the property.
v
a Tl w fire lant iIIWOMJ�
Td AU K-1
IL�the 1.012 undOrY linus-si
e alld accP44,11 to, the ]will entry drive
W iM
ll MOas 6 W11 O
in hOTI OW Sire Plan,
L03
Concept plan proposes, the developawrit of a threw -stagy office dt-valopmeni that could develop as a four-
story structure with parking on the ground level or ha-ve a parldrin deck to facilitate future parking
dtrnands -
a Ccocept plata is intended to show male of ;% hat can Iii tin the propcmd 1 rit with structure ali d
parking in accordance with the Comprehensive Zoning Of dinance. Site data for what is shown in
the -concept consists of a dwee story office building with a 32.000 fciotprint for a total ol'96,000sf
and 3 26 parking spaces.
IF UlTiMNIC bitc plan %N ili consist of what fils within the pararnocrs, of the ComprOwnsivc Zoning
Ordinanvc but sliould gcnurally to the canxcpt plan.
L,"
Coriapt plait proposes the development of a restaurantJ coffee -shop with drive -thin.
-9 Concept plan is intended to show scale of what can fiI on the propomd lot in accordance with [lie
Comprehensive Zoning, Ordinance. Site data I -or what is shown in the vmvepi L!onsists, of m single
story 4.500-si'llmilprint and 52 parking spa"s. Also shown is n dediwied drivc-ihru larit:.
* Any resloiratit use will culi0c [asi -k)kid friandii-ics.i.
* Ultimate site plan will consist of ),what fits within the parameters of the Comprehensive Zoning
Of dinance but slicnild generally conform Io the concept plan -
Lot 5
91U S. Kmbn H AkT[ILIC & SOWLIIRk-C, 'rCIKa- 76092
N ', r.ALX ti 1 7)gs 3299
TRPE Rog. ND, F-1002:
Case No. Attachment E
ZA1 8-0057 Page 17
EM
Concept plan proposes The development of a restaurants retail building.
Concept plan is intended to show settle of what can lit on [lie proposed lot in accordance with the
C4irnlarehrrtyi 'e .iariin t7r+aina n e. Site rata for what V, Shawn in the r:L7nccpt emsiwt:s LA
Story 9.222sf footprint and 54 parking spaces. Also shown is ample space for outdoor dining and
plaza space.
• De4c]—optntnt is comcpivallyr propow-J to be umalls-tenant structure with uses rclati%c Co.
nestaurant retail and.,or health and well-being. 1'4 Bible health and well-being uses could consist
of massage t1wrapy, fitness, spa and health related products and sen ices.
i laltiMate. site Plan tv'ill 'what rt4 within thk:piintneten of lb'C'omprehonsivt /.slung
Ordinance but shouttl 4enerally vonfonn to the concept plan,
Majority of pai,king requirements shall be provided on-site and the rm ining will be subject to a
ixi-nbintd panting ttgtrectncnt with the tether lots within the dtvclopmcni•
Phasing Intent
Pha4inx Intent
It P. Ihk intent ofIht, &Vel«Irer CC [111A L� 1•L11'%%ar4 vVith epnutr wtity Jok uattants; rof the 17(}1el irritiiedietely
upon Site Plan approval from Council- Tho entirety of all elements shown on Lot f will be part of the
construction package and bidding as will the primary drive aisle loop from Hwy 114 to Kimball Ave and
the POA lot 1,%•hi6includes the deten4iiM. The fire lane that is split key the LOI 2 bMndary and Lot d
boundary will he built w well.
LQ 2-5 Will c{;aW tin-li= W." each lot is pat Unkr sntract- It is unkna" n at this tilTne tt hat tlae Order of
take-dc.?%vtt will he -
Lot I Parking Analysis (Hotcb:
Parki3ig as iluiwii "n the plant imludes 2I1 `~paces within Lot 1 and 495 spaces withsi, I i t 2-5 Iiir :i in,.;'d
Of 706 %paces- Reyuifecl parkin -L, for l.ot 1 per the City of Southlake twilinaiwe waw LUILLAILL I U1.10110%%s:
- 17t5 rooms 4 I 1"aiC [ rs>H)r4i 175 spas es
.A dd1.tic-mals 1wovid.ed for acces ory uses 36 4paces
Bar,' Restaurant (accessory use to the hotel) lir 1 100sf X approx 2,700sf= 21,4: spaces (25°io of
spaces required are additional to the hotel use = 7 spaces. The balatrce 75% is accessory to the
hotel and no additional spaces in Owse alloeat.ed to guestrooms are pnipowd)
m Meeting sTace (accessory use to the luatel) {iz 1!3 seats X 3-41t seat% I lt; required spares from
occrapant lead calcs-, 25% of spaces required are additional ict the hotel rase = 116 X.25 = 21)
spaces, The balance 73% is accesscuy to I.hc howl and no additional spaces to than all€xated. to
guestroollis are Proposed)
= Tonal spaces required - 175 + 7 + 24 - 311
Lot 1 Tool = 211 provided spaces
9l ll 4. KmtbaIJ .Armee 0 SoutWake. 'Iexm 76092
$11.x218.�20U. r. xttt7 3DO 99
TRPE ReR. No. F-1002; artinr.cndurms-ani aa�er r�{$-reazs
Case No. Attachment E
ZA18-0057 Page 18
City Council 2nd Reading Motion for Ordinance No. 480-657a:
June 2, 2015; Approved at 2nd reading (6-0):
1. subject to Staff Report dated May 26, 2015 and Site Plan Review Summary
No. 1 dated April 16, 2015;
2. noting that all regulations associated with the zoning case ZA13-135 shall
remain in place;
3. revisions to case ZA13-135 are those exhibits presented and approved this
evening and those changes indicated in the permitted uses and
development regulations for S -P-2 zoning located on Attachment `D', Page
1 of the Staff Report dated May 26, 2015 (See attached in Exhibit B of this
ordinance)
4. subject to the material boards presented this evening;
5. noting Council's approval of spandrel glass with no metal banding;
6. approving Option `1', four -post, polycarbonate roof porte cochere;
approving Option `1', polycarbonate conference center awnings to match
the porte cochere; and approving Option `1' polycarbonate in the swim/patio
area to match the porte cochere and conference center awnings.
Site Plan Review Summary No. 1 dated April 16, 2015
The proposed revisions are only to Lot 1 of the Kimball Park Development. All previously approved
plans and conditions of approval remain in effect unless specifically revised as part of this request.
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
The submitted Development Regulations propose that the western property line adjacent to the
multi -family residential lots will be screened with a vegetated screening of: existing plant material,
required plantings within the buffer and additional large shrubs and accent trees planted within the
bufferyard. There are a significant amount of existing trees and associated vegetation along the
west and north property lines. Identify these trees and designate if they will be preserved,
removed, considered marginal, and show how the proposed west bufferyard landscaping will be
integrated with the existing vegetation.
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.
INTERIOR LANDSCAPE & BUFFERYARDS COMMENTS:
The parking lot landscape islands are required to contain at least the minimum of the required
canopy tree as shown along with shrubs, ground cover, ornamental grasses, seasonal color or a
combination of these plant materials. Turf grass is not acceptable vegetation within the parking lot
Case No. Attachment E
ZA18-0057 Page 19
landscape islands.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
PRELIMINARY UTILITY COMMENTS:
7. No 901 bends, use 2-451 bends.
8. All waterlines to be public and in easements.
9. 12" waterline not on the City's Master Water Plan, therefore no city participation in upsizing.
10. Any sanitary sewer lines crossing lot lines will need to be public and contained in easements.
11. Extend SS -1 west to property line.
12. Extend SS -4 to west property line.
INFORMATIONAL COMMENTS:
Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
A ROW permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
A Developer's Agreement will 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.
A separate bond will be required for the Maintenance Bond and bound only unto the City of
Southlake for a period of two years for all development projects. The Maintenance Bond
cannot be tied to the Performance and Payment Bond in any way.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Fire Department Review
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for all commercial structures in excess of
6,000 square feet, with coverage extended into the attic if comprised of combustible
construction. (per 2009 I.F.C. Sec. 903.3.1.3 as amended). Also, the restaurants classified as
an A-2 occupancy will require an automatic sprinkler system with an occupant load in excess of
100.
Case No. Attachment E
ZA18-0057 Page 20
All sprinkled buildings are required to be equipped with a fire alarm in compliance with NFPA
72, the 2009 International Fire Code, and the City of Southlake amendments.
A complete set of plans for the underground fire protection line, fire sprinkler system, and fire
alarm system shall be submitted to Reed Fire Protection for review and approval at 14135
Midway Road in Addison, Texas 75001. Business phone is 214-638-7599.
A Knox Box Rapid Key entry system shall be installed on the buildings near access to the riser
room. Keys must be provided to access the riser room. The Knox Box can be ordered on the
Internet at www.knoxbox.com.
A 5 inch Fire Department Connection shall be installed on each building, with a locking Knox
cap attached to the FDC to prevent debris from entering the connection.
An exterior audible/visual fire alarm device must be installed above the Fire Department
Connection on each sprinkled building to indicate when a fire alarm condition is present in the
building, or located as near as possible to the FDC, on the building, if the FDC is installed
remotely.
Approved suite numbers and/or building address shall be posted on all new buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. All
numbers shall contrast with their background.
Electrical, Mechanical, Roof Access, Fire Alarm Panel, Sprinkler Riser and all other pertinent
rooms must be labeled with appropriate signage.
The required backflow protection (double check valve) for the sprinkler system can be located on
the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the
main, the double check valve shall be in a pit. 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 on the riser.
FIRE LANE COMMENTS:
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius.
FIRE HYDRANT COMMENTS:
Hydrants required at a maximum spacing of 300 feet for commercial locations that contain
un -sprinkled buildings, and 600 feet for commercial locations that contain completely sprinkled
buildings.(If all buildings in the complex are completely sprinkled, then hydrant locations are
acceptable except for adding a hydrant at the South entrance into the complex off of the
service road of State Highway 114)(If all building are not completely sprinkled, then hydrants
will need to be added and relocated to meet requirements).
A fire hydrant shall be within 100 feet of each Fire Department Connection, and the Fire
Department Connection within 50 feet of fire lane access.(Fire Department Connection
locations not indicated on plans).
Conditions of approval of Ordinance No. 480-657b:
City Council motion at 1 st Reading:
February 2, 2016; Approved (6-0) pursuant to the staff report dated January 26, 2016, Concept/Site
Case No. Attachment E
ZA18-0057 Page 21
Plan Review Summary No. 3, dated January 25, 2016, noting that we are granting the variances which
were approved in the original Zoning Change and Concept Plan on March 4, 2014; the stacking depth
of 17.6' on the N. Kimball Ave. driveway and 34.2' of stacking depth shown on the S.H. 114 driveway
rather than the minimum depth of 150'and noting that the lot configuration does not meet the
requirement that every lot front on a public or private street, noting that prior to the next hearing, the
applicant will address the landscaping variances around the garage, and noting that the applicant will
come forth mitigating the articulation variances noted on the building and the garage, noting some
willingness to relax on the articulation on the north side of the garage, but there still needs to be some
stone veneer or column treatments at a minimum throughout the garage elevations on the north, south
east and west, noting that the elastomeric coating samples in buildings and to the extent to help
Council understand the architectural and physical qualities of that building material will be brought
forth to Council prior to the next hearing.
Case No. Attachment E
ZA18-0057 Page 22
APPROVAL OF ORD. NO 480-657b
(Changes to Lot 3 — Offices and Kimball Park only)
S -P-2 Regulations for Ordinance No. 480-657b
DAdams
March i, 20116
Kitnhall Park
Proposed Permitted lues and Development Regulaborts'few " r -P -r Zoning
Ptnikitle!d US&g.
- TbB property is d.tvided into six lots_ Lot 1 shall uaclaufe the permuted uses as found Ln the "tfC"
Hotel District, Lot 3 shall include permitted uses Bund in the "0-2" office District and Lasts W, 4,
mud 5 shall include the prrmilted uses as foitud in "C"-2" Local Detail-Cunimcniml D^istricl of zmniug
a'dittanee No_ 4130, as ajnetkded. with flie t6llowing exceplions:
Lot I: "HC" Hotel District uses to also include:
* Rr-sra ttl--tit orid bit vwhicI are roams. d rmui an itttrrior lolft
• C'vrtfcrcn.lx Ceder tolaling 8,738 sgi5aru feel of meeting and support space thal includes the
hollrOEMI, bokint roorn. aleeling nkolu' Ine-filliction l Rea lied-.516rNge.
Lit , 4 8r 5: "C-2 Local Detail Commercial District uses limited to.
Reslatumt (Bar is it perrniltcd accessory use)
Coftet� Shapr Restmmial with hove-Thru Serviee oa Lat 4 only (excludes fust ford)
• Detail
• 1le alth &- Well Feeing businesses (ruassage therapy, fitu,ess., hen.lth related prudtiCIIS)
Spa
Lot 3: "0-2" Office Distzi.ct uses to also include.
0 Multi -story office buildings up to 4 above grade floors_
Allow for a single level parlang deck.
Lot G: {?pen Space lot with natural vegetation, existmg creek channel, new plantings and deteanau
area_ Primary area wiJl serve as a drainage easement_
e P rli�osl Rt..�tie v
TbiS prcapeM shall be subject to the development regulations for the "FIC" Flotel District for Lar L_
the "C -I" Lozol Detail Commerci.91 District for Lot ?- 4 & 5_ and -0-2" Office District for Lot 3 and
all other applicaaloic regtllafiom. %viih laic following exceptions-.
Parlane, agreements Will be in place prior to permitting to satisfy the combined parking
re pircments for the deo"clopment. required parking will be as shovm on plan.
To facilitate a conlippous development, buffer yards will not be required along, rnternal boundary
tines_
Giver! the long t►tits afi'rasg potliniu of the fAgaf e, R13 Uvevw& Of Ituildntg articulations Will &"j Traao
fiailt a nrorc alt arm ]itaerJ mrclait lair l infcrit, F(w Ihis moron, articulalion will be aas s-hown on
the architectural site plan, conceptual floor plans, and exterior elevations. Articulalion will be
dirrre nioned ou 1 be floor plass for claarily, This applies to thr Cambria How[ and ilii Fcitrr iciry
office Wif ing
91Us. Kirnbalt.^lvWffit*SuikiIJ&c_'F -7609'
817.3..0 3 YIO ■ FAX 91 7.329.321W
TEPE R'eg. No F-ID02, xrKi+_akwrs-cogroreerinScorri
Case No. Attachment E
ZA18-0057 Page 23
9Adarns
• Delivery to the property will be scheduled and limited to occur between the hours of 7_00am
7:Ot)pm daily and bash pick -fila will be limited to occur between the hours of 7:00ain - 7:O pm
Nionriay - Saturday (tour-st conform to the Colrtract fOT Residential and Cotrrrrrercial Refuse aril
Collection)-
• The w"tern property litre adjacent to the irntlti-family residential bats will lie scre-ened with a
vegetated screening of: existing plant material, required plantings within the buffer and additional
large slaubs and accent trces planted within the buffer yard. Plantings consist Log of berth existing
and mw plant material will achieve a solid screening to F in height and will N shown on the
landscape plan-
• Loading zones are positioned within each lot as sbo wn on plan and in. the site data surnmary
Chan.
• As in interraaliz-ed development with a shared Common access easement and puking The building
limes will be allowed as shown on plan.
• vary from each lot ficruting a right -of --way to allow the lot coufigivatioti as shown on plan
• Stack-ing deptlis at both the Kimball and Hwy 114 entrance allowed by approval of the previously
sularuitted Variance F.LgLiMt ldtef.
• With the close proximity of the proposed biWdings and crass pukiag, layow hiller OUS
calculations will vary to allow for an overall in4wrvious area of 700%-
• Allow for a teller drive -up lane and window on the west elevation of the office building 4n LoT 3
to facilitate a banking tenant and also al low a reduction of 12 provided parking spaces in Iliac
arca- Since the rcuruval of 1' spacc5 woWd drop the total parking to 435 spaces allow for the
regnired parking of 436 spaces to retinae to 435 spaces,
• Vary from the additional land watpe r equireritems for a parking ,garage as this development
proposes a single deck constructed internal to the ,ground level parking perimeter -
Use and Op-erution
The project overview entails a holes and offices developin nt with an out parcel fronting on Sl -1 114 and
two internal parcels that will be developed into a mixture of uses to include restaurant, retail- health &
well-being :and coffee shop with drive-thru- The following is a lot by Iat break -dawn with the primary
emphasis on the Lot 3 Site Plam
Lott 3 f'llr-e Plan AorrllcAtiaa]
site platy proposes the development of a four-story Class "A" office develcliment that includes a si igle
level parking deck-
• 1=ottr story uff-rc+u totalwg,11b,484,sf
• leasable space 108.799sf
• Single level parking; deck
Exterior Design of PluMsed Office Building
The office Wiidiug blertcls stone and sincoth plaster like piuicls with metal aecetits to ereatr: a nrodurit but
contextual building. 'rhe garage complements the style of the office building. `nw office building and
garage are part sof a larger development and respond to the style of the adjacent hotel awhile creating; their
own identities The exterior f tMes will iiacllyde natural stone, cast stone, painted concrete, stucco, rttetal
and glass- Stone will be primarily used at rice entire base of the building, at all 4 projecting comers and at
tilt north and south entries. Stone. ruetal mid glass will be owd a1 tlrc two catries to+eiloasiizee the umiu
entry points ro the building. The upper floor: will consist of painted tilt wall concrete panels with metal
panct and some stucco at the South corners.
9951 Cypress Raters RhA. 15G • r]®tlas, Tis 75019
g 17339 31NO . F-A.X 8 t 7.32.8,3299
TRPE &P;t. Ms. F IW 9L9111`.r7e�fddk4 iPJN��f1PF77i1�. C!]Rf
Case No. Attachment E
ZA18-0057 Page 24
Adams
'The parking structure will include precast concrete panels and stone cladding at the 4 corners.
Lot 3 Parkiag AnaWis (OH e):
Parka" as showu on the plan includes 447 spaces within Lot 3 and 380 spaces within Lits L. 2, 4 and 5
for a total. of 927 spaces_ Required parking for Lot 3 per the City of Southiak.e ordinance was calculated as
follows:
- 108,798sf of lease space @(- 4 spaces per 1000sf = 436 spam
Breakdown of parking for Lot 3 - 351 at grade parte spaces, 96 parking deck spaces
Lol 3 Total = 447 proOded spues
Note:
Should a drive thou baaL- teller lane be added - .4fluu-. far a teller &-Ive-a p lame and xvindaip oja the gest
ele-wo n of the office budding an lot 3 to f "racxliaoao a bew.4 xag tenant and also adinv a reductlop: of 12
provldedluarktrag spaces in Mar area. Stares the reveovral of 12 spcaces would drop the total parking to 735
spaces chow f�r tdre required par-kmg of 436 spaces to reduce to 435 spaces.
LO 1.
Cambria Suites `all -suites' hotel with an upscale rating according to Smith Travel Research. indoor
serviced irses to iuchAe;
• Restaurant with lounge
• Lias with ou�ite slcollol consittruptiou
175 guest suites
dP Ballroom with partitions for a capacity of approximately 107 people
• dLU1uistrstive office space
• Retail sundry space
• 8,738 sfC'onference Center that contams 5,079 sfof ting space
• Business Center
• 1,061sfFitrknm Center
Proposed outdoor service&a uses to include fit should be noted that all patios are interconnected):
• Patio ContainilLg leisitte area with Poo1.,
+� Patio containing fire pit and dingy
• Roll-out bare service
• Patio for Cont ecce Center spill oin
• Shuttle serviceto points of interest.
Exterior Desimn of the Pnxysed Cambria Suites Hotel
The proposed hotel is four (4) stories in height and totals approximately 1111897 square feet_ The
footprint of the building is appfoximWely 29,514 sgiwre feet, and is 51'-V to the top of the pritnary
parapet and 59'4" to the torp of the tower structure_
M I C }' xto Watus $tvd. SIe, 150 • Dallas. Tem 73019
817°328 3200* FAx 817J283.V9
,WE'Reg, M. F-100:; t,�,�,°,ddraNes-�n�tn r�.tacara
Case No. Attachment E
ZA18-0057 Page 25
�Adains
The baddrug design is conleulpurary and includes an identification tourer adjacent to the hotel lobby
entrance. Tlas tower identifies Ik hotel from all access points to the site including wheu a}pVwaeh the
development form the airport. The base of the lower contains a sitigle height hotel lobby while the upper
foots contain executive suites. Arrival to the hotel is also signified by a contemporary forte Cochere
which contains an expressive cantilevere-1 stnwrural s}^stem cousisting of brick piers and a clear
polycarboa we claret canopy anchored in place by cable staac ons.
The exterior finish rttatleriatls of the building include brick, stucco, foetal and glass, Brick will be used.
primarily a1 the towers, along the entire base of the building, at pro ecting wall frum elements, and in
select locations 9a create additional aniculation between Ixuilding volumes_ At the upper floors, at infill
walls within the projecting frames, and on all non -street facing elevations (north and west), a stucco finish
is proposed- Two colors will be utilized: a medium taupe for the lower portions or the walls and a light
tan for the upper floor -
5 Lganary
loor_
5uuunary oflasc and operatious — Cambria Suites Hotel;
The developer• proposes to develop a Cambria Suites hotel.
The proposed hotel is programmed to have 175 guest fArites, a 5,738 square foot Conference Center
containing 5,079 sf of meeting space, restaurant and bar, fitness center, aud pool. The rest^aurantJ bar
operation will consist of approximately 2,700 pritnaty dining i lounge sparce and utilize the outdoor
courtyard on select occasions, The restaurant and bar will prima6ly seiNice hotel guestas and adjacent
office building tenants, althmigh 1t will be open to the public as well. A 920 sf kitchen is positioned an the
floor plan to efficiently senrice the dining area as well as to service the meeting To . 1n addition the
hotel cou and will be well appointed for both a relaxing, and vibrant atmosphere with a pool, fireplace
and periodic live entertaiumeni_
Hotel hmm of operatiou>
Food Senior i Restaurad typically opens at 6_OOa m and closes no later than 1 i:ODput., 7 dray's a.
week_
- Bar Service typically opens at 10.00= and closes ao later than 2_tj1}arnl Mon -Sat; typically opals
al l I Main and classes ao later that! 2:00arn on Simday.
- hive Music will enol act Eater Than 12 ,00am 7 days a week.
- Outdoor Speakers — sound system will be shat ori' no later dum 12:9]0 am and any outdoor nuasic
will bediscontinued no later than I ?; 00 am, 7 days n week.
The proposed conference space is included in the footprint of the hotel and is programmed primarily to
host group events such as corporate meetings raid social events. The meeting space will have a prominent
second entrance for access iTom the adj.acertt office buildings. The proposed ballroom is 4,116 square feet
and has a prognunmed capacity of 3917. The ballroom will have a large conference patio that connects to
the pool area and fire pit. The room is dilisible into three break-out rooms of approximately 1,350 square
feet each_ The program also includes a break-out meeting room containing 456 square feet and has a
capacity of 27_ The progumi also includes- e. board room cr.+utaining 507 square feet and has a eapacity of
14. Operationally the hotel will be able to host all size corporate events with activities, leisra , bMrlcl,tlets.
break-out =clings. ditaing and !cadging. For non-=porate or stualler events the facilities will be
available by reservation to rent the ballroom and meeting roorm.
Conference space hotars of operation:.
- Nonnal hours(colporwe events) - 9;00am--9;0Opm Mon -Sail 11;OOat11-7;00pal Stu,
4ptcial event hours 7:iltiartn-2 ktant C��on-�awu' l 1:Otlam-1 l:Otlpnti rat1
$951 Cy}nr,.s. Waters 131wL Ste. 150 • Dallas_ I e, 75 D
817.328L�2W ■ FAX 6 t 7.3 28.3399
TBPE keg° Nor_ F-10029or w mf m-engineering.c"r
Case No. Attachment E
ZA18-0057 Page 26
9Adams
Lot 1 Parki.irg Analysis (Hotel)_
Pafkiiirg as shown on tlk- plan i lttdcs 2 11 spaces within Lot 1 add 495 spay t s Vwillun Lot 2 liar a hotel
of 70-6 spaces. Required parking for La.)l l per ti,e City of SoutWale ordinaiwe was calcuLited as follows.
- 175 rooms @ l per room = 175 spacts
- Additional provided for accessory mes = 36 spaces
- Barf Restaurant (accessoryuac to the hotel) @ 1f]OUsf X approx-,70D.5f 28 spices (Z5% of
spaces regiiised.are additional to the hotel is - 7 spaces. The balance 75% is accessory to the
hotel acid no addir ortnl spaces to those allocated to gitewoorns are proposed)
Meeting space (accessory use to the hotel) (r3 I l 3 seats X -14 g seats = 116 required spaces from
occupant load calcs; 25% of spaces required are additional to the hotel use = 116 X _25 = 29
spaces. The balance 75% is accessory to the hotel and no additional spaces to those allocated to
guestrooms are proposed)
'total spaces regmiriul =175 + 7 + 29 = 211
Lit 3
Concept plan proposes an out4mrcel lot for a restaurant.
• Concept plan is intended to show scale of what can fit on the out -parcel in accordance with the
C"ornprehensive Zoning Winance and the S14 114 Corridor overlay, Site data for what is sbowa
in the concept consists of single store 10000sffootivinr mad fid parling spikes, All sbown is
an outdoorwaiting area with barsenice-
• Ultimate site plan will consist of what fits within the parameters of the C ompreheatsive Zoni ng
Ordinance and the SH 114 Corridor Overlay but should generally cconfbrrn to the concept plan_
■ Development will be a r tavranl.
Majority of parting requirements shrill be provided ori -site and the retraining will be subject to a
mbined parking agreement with the other lots within. the develotmaerit.
f Restaurant will have the ability to include an outdoor waiting area with bar service and limited
seating.
■ A 15 X 25 sign easement as shown on the site plan will run with the sane of the property.
The fire lane illustrated a long the Lot 2 boundary line and access point to the train entry drive
W I relnain as shown on the Site Plan.
Ltrt 4
Concept plan proposes the development of a restaurant, coffee shop with drhv� tluu.
Concept plan is intended to show sole of what can fit on the proposed lot in aixordance with the
Campri:hmsive Zoning Ordivanc . Site data for what is shown in the of single
story 4_50(isf footprint and 52 parking graces. Also s3town is a dedicated drive-thm .laue_
* Any restaurant use will exclude fast-food franchises.
* Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
Lau
Coria:gpt plan pioposes the devetopuient of restaurant! retail bmld*.
8951 C}press Wotm Hh�d. Sit. 130 it Dolims Tcxas 750 t 9
817,3 8.,1200 a F&x 17.,128.3299
TBPE Reg_ No, F-1002'.ani F rrrir r rs�e�rgJ xrrlg.er�a�
Case No. Attachment E
ZA18-0057 Page 27
�DAdams
Concept plan is Wended to show scale of wbal can fl! on The proposed lot fti accordance with the
Cm"rehemive Zoning Ordinance- Site data for what is Shown in the cmicept consists of a single
story 9,.222sf footprint and 54 parEng spaces. Also shoe is ample space for outdoor dining and
plaza space-
• Dt-velopiucut is cuaccpIwAly proposcd to k, a an dti-lenant slructt= with uses relative to
restaurant, retail andlor health aad well-being. Possible health and well-being uses ootild cousist
of niasmge therapy, fltutss, spa and health related products and services.
• Ultimate site plan will consist of what fits within the pontmews of tine Comprehensive Zoning
Ordinance but should generally conform to the concept plan-
• Majority of parking requitements shall be provided on-site and the remaining will be subject to a
combined parking agreement with the other lots within the development-
basingIntent
Phasing Intent
It is the intent of the developer 10 [Rove forward with vonstnicfioa documents for the office Jimaie&ately
upou Site Plwi approvEil from Council. The cutirety of all clemnts shown on Lot 3 will be pall a r the
construction package and bidding_
Lois 2, 4 and 5 will wine on-line as each lot is put under contract- 11 is kftik'LoWn' at this tune what the
order of tak-e-dDwn will be.
8951 C}-pmm WRImm Rh -d. Mr. 150 iD ThktLas, T=as 75019
8 1 7.32U 200 n FAx 81'x.328.3299
TBPE Reg No. F-) 00.2; tvwir adamswnglinwAtIerg em
Case No. Attachment E
ZA1 8-0057 Page 28
PREVIOUSLY APPROVED VARIANCE REQUEST LETTER
3Adan-is
January 3, 2014
City of soutfilake
Department of Planning & Development Services
140€} Main Street, Suite 310
Southldke, TX 76092
Re: Request for Variances
Kimball Park Addition Lots f thru 6
ACEI Project. No. 2012..156
This req uest for variances is to address lot frontage on a ,public or private street and tlx: slacking
distance at driveways into the property..
The 5outhlake OrdinarKe No. 4133, 5eWon 8.0I(A) requires that every lot front on a public or private
strtet, As a contiguous development that extends deep off of Hwy 114 and will have a mad ure of uses
on Individual, trots It 7s requested that a variance be granted to allow the lot confrquratiara as shown on
plan.
The Southlake Dfiveway Ordinance No. 634 requires a stacking depth or 150 feet fnam the adjacent
R.O.W. to the nearest parking stall or intersecting drive: lane pavement edge witiein the property. The
adjoltiing pdree[5 dlDay Kimball Ave. and Hwy 114 are orontrollIng the location of theeross access
Intersection and thus Bening the stacking distance. Refer to the site than submdtted to illustrate both
driveways and ctarnrrmon access polnts.
The adjacent property along Hwy 114, Lot 7R, Blork 1 Mexo,kddlllon, w&3 approved Ly the City of
5outhlake zoning case ZA96-1179, The wncept plan in this toning case Indudes e con rnon access
drivewayfeaserient approxlmatel - M feet outside the HWYr 114 R;f1 W, The KirrrbdIl Park site pian allows
for approximately 34 feet of stacking dislance In the driveway from H4VY 114 due to this approved
cornmori access daveway.
The adjacent property along Kimball Ave„ Wt 1, i3loick 1 Mesm Addition, has two existing drives
paralleling Kimball approxImately 17 Feet and 102 feet outside the Kimball R.0,W, The Kimball Park site
plan allows omnectlon to troth of these existing driver, which Forces a stacking dlstance less that the
required 150 Feet,
We herein request a lot fronting on public or private strut variance: and a driveway stacking distance
varlarKe for both KirnbWl Park rdrlwewways, Thank you For your tine and consideration regard Ing this
Issue, Please do not hesitate to contact .as regarding any questions.
Siracaerely,
1
Jimmy Fechter, RIA
Project Manager
Arlan — Fnglueering and Development Consultants
91 [r S. Kimball Avenue a Suerrhtdea Texiu. 7609
8 r 7.328.32M M FAX it 17.326.1249
TIDE Reg., Foto- F-1032, �nnr.arluiars-rngirrrerireg.c m
Case No. Attachment E
ZA18-0057 Page 29
Council Motion at 2nd Reading of Ordinance No. 480-657b:
March 1, 2016; Approved (7-0) subject to the following:
1. Granting the following variances:
a. The driveways do not meet the minimum required stacking depth of 150',
approximately 17.6' of stacking depth is shown on the N. Kimball Ave.
driveway and 34.2' of stacking depth is shown on the State Hwy. 114
driveway;
b. Also granting a variance to Subdivision Ordinance No. 483, Section 8.01(a),
as amended, which requires that every lot front on a public or a private
street, a variance is requested and approved to allow the lots to be
configured as shown on the Concept Plan;
2. Noting that Council is accepting the revised Concept Plan and development
regulations for the S -P-2 zoning dated February 23, 2016 and under Attachment
"D" of the staff report;
3. Accepting the revised Site Plan, Tree Preservation Plan and Landscape Plan
found under Attachment "D" of the staff report;
4. Accepting the revised office building and parking garage elevations;
5. Noting the required parking will reduce by one from what was presented and will
now be at 435 (S -P-2 regulations in Attachment "B" have been revised);
6. The staff report dated February 23, 2016 (includes language that all previous
plans and conditions of approval remain in effect unless specifically noted in
this request.) and;
7. Concept/Site Plan Review Summary No. 4, dated February 23, 2016 (below).
Concept/Site Plan Review Summary No. 4, dated February 23, 2016
1. Please make the following changes the Concept and/or Site Plans:
a. Please make the following changes to the impervious coverage and open space areas
and percentages in the table on the Concept Plan.
i. The open space area plus the impervious area should add to the net area for
each lot and for the total. The percentages of open space and impervious
coverage should total 100% for each lot and for the total. Please change the
percentage of impervious coverage for Lot 4 to 77% and change the percentage
of open space for Lot 5 to 21 %.
2. Please make the following revisions to the elevations:
Case No. Attachment E
ZA18-0057 Page 30
a. Please dimension and label the height of the building to the predominant parapet height
on the elevations and not to the roof height.
b. The scale is incorrect. Please add the correct written scale under a graphic scale.
c. Please provide a material sample board of all exterior materials to be used.
3. The proposed office development is subject to the requirements in the Corridor and Residential
Overlay Districts except as noted in the S -P-2 regulations. The following Overlay requirements
have been modified in the S -P-2 regulations:
a. A regulation has been added to allow the vertical and horizontal articulation on the
office building as shown on the Site Plan. The north and south elevations do not meet
the horizontal and vertical articulation requirements.
b. Please include a regulation to allow the articulation on the parking garage as shown.
None of the garage elevations meet the horizontal and vertical articulation
requirements.
c. A regulation has been added to allow painted concrete and metal as permitted fagade
materials on the office building and precast concrete panels as a permitted fagade
material on the garage.
4. Please revise the drive lanes, trash enclosure location and parking islands and spaces on the
Boka Powell plans to match the Site Plan (S4.0).
A bank teller zone is shown on the west side of the building on the Boka Powell Site Plan and
an S -P-2 regulation has been added to allow a teller drive -up lane and window on the west
elevation and the reduction of 12 provided parking spaces. Approval of a Site Plan by the City
Council following a recommendation by the Planning and Zoning Commission will be required
to allow the addition of a drive-through and window.
Ordnance No. 480, Section 36.6 requires 3 loading spaces for office buildings 100,000 —
199,999 square feet in size. A regulation has been added to allow 2 loading spaces as shown
on the Concept and Site Plans.
The Declaration of Covenants, Restrictions and Easements for Kimball Park was approved
with the original Zoning Change and Concept/Site Plan for Kimball Park and it remains in effect
with this request unless otherwise noted.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
The submitted Tree Conservation Plan complies with the previously approved Tree Conservation
Plan.
Case No. Attachment E
ZA18-0057 Page 31
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 COMMENTS:
Within the proposed Development Regulations the applicant is proposing to vary from the interior
landscape area and plant material that is required to be provided for the footprint area of the
parking garage. The interior landscape calculations indicate that enough landscape area is
provided across the site but the required plant material is not provided.
Parking garages shall be considered as building in accordance with Section 3.3 in the Landscape
Ordinance 544-B.
2. Not all of the parking landscape islands are 12' width form back -of -curb to back -of -curb.
Ensure that parking landscape islands are at least 12- wide form back -of -curb to back -or -curb.
Parking lot islands shall have a minimum width of 12' back-to-back if curbed or 13' edge -to -
edge if no curb is intended, and shall be equal to the length of the parking stall.
3. None of the required interior landscape or bufferyards shrubs are shown on the submitted
Landscape Plan. Please show the shrubs to be provided on the landscape plan.
5. Put the quantities of each plant material in the plant material list.
6. In the plant material list, please use a different key for purple heart groundcover since the same
key is used for Palatka holly.
7. The Development Regulations state that the western property line will be screened with a
vegetated screening of: existing plant material, required plantings and additional large shrubs and
accent trees that will achieve a solid screening of 8' in height and will be shown on the landscape
plan. The plantings shown within the west bufferyard are only the minimal required plantings for
the 5'— A type bufferyard and the shrubs are not shown. Most of the existing trees shown to be
preserved are on the property line, within a utility easement, and are partially the proposed
developments and the adjoining property owners. Based on the information that is provided, the
proposed landscaping within the west bufferyard does not seem to comply with the proposed
Development Regulations.
9. Each individual parking lot landscape island shall contain a minimum of one (1) canopy tree with
the remaining area in shrubs, ground cover, ornamental grasses, or seasonal color. Parking lot
landscape islands which have light poles for lighting the parking areas may substitute two (2)
understory/accent trees for the required canopy tree. All required landscape areas shall be evenly
distributed throughout the entire required parking lot landscape areas.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Case No. Attachment E
ZA18-0057 Page 32
GENERAL COMMENTS:
3. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
4. 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.
5. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
6. 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.
7. Traffic Impact Analysis on file for overall development. No update is required.
Sidewalk widths shall conform to the Southlake Pathways Plan.
Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
htto://www.citvofsouthlake.com/index.asox?NID=266
EASEMENTS:
8. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line. A 20' easement is required if
both storm sewer and sanitary sewer will be located within the easement.
WATER COMMENTS:
9. Minimum size for water lines is 8".
10. Commercial and industrial developments require fire hydrant spacing of 300' maximum for non -
sprinkled buildings or 600' for sprinkled buildings.
Water lines cannot cross property lines without being in an easement or right of way.
The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
V water line on (street name) shall conform to the City's water concept plan.
Water meters and fire hydrants shall be located in an easement or right of way.
Fire lines shall be separate from service lines.
Case No. Attachment E
ZA18-0057 Page 33
SANITARY SEWER COMMENTS:
11. Minimum size for sanitary sewer is 8". Sanitary sewer service lines shall connect to public sanitary
sewer system built to City standards.
12. Extend sanitary sewer to the eastern/western/northern/southern property line and provide sewer
stub to adjacent property.
13. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
Property drains into a Critical Drainage Structure #XX and requires a fee to be paid prior to
beginning construction ($0.00/Acre).
Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City's website:
http://www.citVofsouthlake.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 geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817)
748-8082 to connect to the City's sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Case No. Attachment E
ZA18-0057 Page 34
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet, and a
dry standpipe for the two-story parking garage. (Per 2012 I.F.C. Sec. 903.2.11.9 as amended)
Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas
75001. Phone 214-638-7599.
The required backflow protection (double check valve) for the sprinkler system can be located on
the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the
main, the double check valve shall be in a pit. 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 on the riser.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 250 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis for sprinkled buildings and within 150 feet of all
exterior portions of the perimeter of non -sprinkled buildings. Fire apparatus access shall be an
all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of
fire apparatus. (A minimum of 85,000 pounds GVW) (Label fire lanes throughout the property;
appear to be missing around the parking garage)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
FIRE HYDRANT COMMENTS:
Hydrants are required at a maximum spacing of 500 feet for commercial locations with
completely sprinkled buildings. (Hydrant spacing does not meet the requirements; add hydrants
as necessary around the parking garage)
Fire Department Connections for sprinkler systems and standpipes must be within 100 feet of a
fire hydrant, and within 50 feet of fire department fire lanes. (FDC locations not indicated on
plans) Add FDC locations, wall mount or remote connection, and fire hydrants as necessary to
meet requirements for the office building and parking garage.
General Informational Comments
A SPIN meeting for Kimball Park was held January 6, 2014.
A preliminary plat for the entire property that conforms to the site plan must be approved and a
final plat must be approved and filed prior to issuance of a building permit.
No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
Subdivision Ordinance No. 483, Section 8.01(A), as amended, requires that every lot front on a
public or a private street. City Council approved a variance with the first Zoning Change and
Concept Plan application to allow the lots to be configured as shown.
All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 480, as amended.
Case No. Attachment E
ZA18-0057 Page 35
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill-over.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
It appears that 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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones except where noted in the S -P-2 regulations.
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.
Denotes Informational Comment
APPROVAL OF ORD. NO 480-657C
(Reserved for Council motion and approved S -P-2 Regulations)
Case No. Attachment E
ZA18-0057 Page 36
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both
present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to
lessen congestion in the streets; to provide adequate light and air; to prevent over -crowding of
land; to avoid undue concentration of population; and to facilitate the adequate provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial needs
and development of the community. They have been made after a full and complete hearing
with reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
Case No. Attachment E
ZA18-0057 Page 37
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein
shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance
of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to post the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
Case No. Attachment E
ZA18-0057 Page 38
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as required
by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1St reading the day of , 2019.
" RITION
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA18-0057
day of , 2019.
Attachment E
Page 39
EXHIBIT "A"
Being described as Lots 1-6, Kimball Park, an addition to the City of Southlake, Tarrant County,
Texas and Lot A, Block A, Briarwood Estates, Phase I (also known as Lot A1, Block A,
Briarwood Estates, Phase 1) an addition to the City of Southlake, Tarrant County, Texas, and
being approximately 17.27 acres.
Case No. Attachment E
ZA18-0057 Page 40
EXHIBIT "B"
Reserved for approved Concept/Site Plan
Case No. Attachment E
ZA18-0057 Page 41