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Item 9Case No. ZA19-0042 S T A F F R E P O R T August 16, 2019 CASE NO: ZA19-0042 PROJECT: Zoning Change and Site Plan for Southlake Commons EXECUTIVE SUMMARY: On behalf of Southlake Commons, LP, Conifer Real Estate is requesting approval of a Zoning Change and Site Plan for Southlake Commons on property described as Lots 20-23, H. Granberry No. 581 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 171 - 211 W. Southlake Blvd., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan District, Proposed Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood # 10. DETAILS: The project is generally located south of W. Southlake Blvd. and west of S. White Chapel Blvd. adjacent to First Financial Bank. The purpose of this request is to seek approval of a Zoning Change and Site Plan for Southlake Commons, a previously approved development that includes 10 one-story office buildings totaling approximately 64,676 square feet on approximately 7.5 acres (Case No. ZA18-0004), to add “Barber and Beauty Shops” as a permitted use. No other changes are proposed to the previously approved “S-P-1” Detailed Site Plan District zoning and all previous conditions of approval remain in effect. As previously approved: Site Data Summary Lot 20 Lot 21 Lot 22 Lot 23 Total Existing Zoning “S-P-1” “S-P-1” “S-P-1” “S-P-1” “S-P-1” Proposed Zoning “S-P-1” “S-P-1” “S-P-1” “S-P-1” “S-P-1” Gross/Net Acreage 3.41 ac. 1.48 ac. 1.39 ac. 1.22 ac. 7.5 ac. Open Space Area 1.36 ac. 0.38 ac. 0.37 ac. 0.39 ac. 2.50 ac. Open Space % 39.88% 25.68% 26.62% 31.97% 33.33% Imp. Coverage Area 2.05 ac. 1.10 ac. 1.02 ac. 0.83 ac. 5.00 ac. Imp. Coverage % 60.12% 74.32% 73.38% 68.03% 66.67% Total Bldg. Area 27,854 sf 13,314 sf 12,670 sf 10,838 sf 64,676 sf Leasable Area 25,643 sf 13,315 sf 12,667 sf 10,838 sf 62,463 sf Parking required for entire site per S-P-1 1 space/185 sf - - - - 338 Parking Provided 148 69 67 55 339 Case No. ZA19-0042 PROPOSED S-P-1: Detailed Site Plan (SP-1) District- Land Use and Development Regulations for Southlake Commons, on a 7.5 acre parcel on Southlake Blvd., just west of White Chapel Blvd. Southlake, Texas Zoning Case #: ZA19-0042 Prepared by Sage Group, Inc. August 8, 2019 This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, and the City of Southlake Subdivision Ordinance No. 483, as amended. All previous conditions of approval in Ordinance No. 480-744 remain in effect. Permitted Uses: This property shall be subject to the development regulations for the “O-1” Office District, and all other applicable regulations, with the following additional use permitted: 1. “Barber and Beauty Shops,” including typical services associated with such establishments. Development Regulations: 1. Minimum Side Building Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines shall not be required. 2. Buffer Yards along internal lot lines shall not be required. 3. The maximum impervious coverage for the overall “SP-1” boundary shall be 67%; however, the maximum impervious coverage requirement shall not apply to individual lots within the boundary. 4. A shared parking, cross-access easement and shared maintenance agreement shall be required. Required parking for all built uses shall be provided within the “SP-1” boundary; parking requirements for individual lots shall not apply. 5. Parking Space Requirements: All Uses: One (1) space for each one-hundred eighty five (185) square feet of Net Leasable area. 6. Dumpster Enclosure Location: Dumpster enclosures shall be permitted as shown on the Site Plan. PREVIOUSLY APPROVED VARIANCE: Driveway Ordinance No. 634, as amended, requires a minimum stacking depth of 100’ if the average number of parking spaces per driveway falls within 50 and 199 spaces and the total number of spaces exceeds 200. The applicant is proposing stacking depths of approximately 70’ on the W. Southlake Blvd. driveway, 74’ on the north S. White Chapel Blvd. driveway and 18’ on the south S. White Chapel Blvd. driveway to allow the development to be served by the existing driveways to and from the adjacent properties. Case No. ZA19-0042 ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated August 16, 2019 (D) Surrounding Property Owners Map & Responses 11x17 Size Plans (for Commission and Council members only) Presentation S-P-1 Document Previously Approved Site Plan SPIN Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. Attachment A ZA19-0042 Page 1 BACKGROUND INFORMATION OWNER: Southlake Commons, LP APPLICANT: Conifer Real Estate PROPERTY SITUATION: Generally located south of W. Southlake Blvd. and west of S. White Chapel Blvd. at 171 - 211 W. Southlake Blvd. LEGAL DESCRIPTION: Lots 20-23, H. Granberry Addition No. 581 Addition LAND USE CATEGORY: Office Commercial CURRENT ZONING: “S-P-1” Detailed Site Plan District with “O-1” uses. PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “O-1” uses to include Barber and Beauty Shops, including typical services associated with such establishments. HISTORY: - The property was annexed into the City in 1956 and given the “AG” Agricultural District zoning designation. (Ord. No. 041). - The "O-1" Office District zoning was placed on the property with approval of Zoning Ordinance No. 480 and the Official Zoning Map on September 19, 1989. - A Zoning Change and Site Plan (ZA16-057) from “O-1” Office District to “S-P-1” Detailed Site Plan District to allow construction of three single- story retail commercial buildings and five single-story office buildings totaling 51,638 square feet approximately on approximately 7.5 acres was withdrawn at first reading of City Council on November 1, 2016. - A Site Plan (ZA16-107) for four to five single-story office buildings totaling approximately 27,562 to 27,725 square feet on approximately 3.3 acres was approved by City Council January 17, 2017. - A Plat Showing (ZA16-106) for Lots 20-23, H. Granberry No. 581 Addition was approved by City Council January 17, 2017. - A Zoning Change and Site Plan (ZA17-015) to rezone Lots 20-23, H. Granberry No. 581 Addition, an approximately 4.1 acre property, from “O- 1” Office District to “S-P-1” Detailed Site Plan District to allow construction of three single-story retail commercial buildings totaling approximately 21,997 square feet was withdrawn on April 4, 2017. - A Zoning Change and Site Plan (ZA18-0004) from “O-1” Office District to “S-P-1” Detailed Site Plan District to allow construction of ten (10) single-story general and medical office buildings totaling approximately 64,676 square feet on approximately 7.5 acres. The five (5) southernmost buildings shown on Lot 20 are consistent with the Site Plan Option A that was approved for Lot 20 on January 17, 2017 (Case No. ZA16-107). Case No. Attachment A ZA19-0042 Page 2 SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Office Commercial which is defined in the Southlake 2035 plan as follows: Purpose and Definition: The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office-related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories. Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows an existing 8’ multi-use trail along W. Southlake Blvd. and future <8’ sidewalk along S. White Chapel Blvd. A 5’ sidewalk is required along S. White Chapel Blvd. A review comment has been added to remove “existing” from the label since no sidewalk currently exists. The 5’ sidewalk is required to be constructed with the proposed development. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The site has direct access to W Southlake Blvd, a six-lane divided arterial with a minimum 130’ to 140’ of right of way and indirect access to S. White Chapel Blvd, which is shown on the Master Thoroughfare Plan as an undivided two-lane arterial with a minimum 88’ of right of way. S. White Chapel Blvd. is constructed a four-lane divided arterial with center turn lanes adjacent to the subject property. Adequate right of way appears to exist for this project pending the TIA review. Traffic Impact A full TIA report was previously submitted and reviewed for this development. TREE PRESERVATION: There have been no changes to the previously approved Tree Conservation Plan. If the development was proposed to be traditional zoning, the existing tree cover preservation would comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. The existing tree cover is 6.30% and 70% of the existing tree cover would be required to be preserved. 72.04% of the existing tree cover is proposed to be preserved. Case No. Attachment A ZA19-0042 Page 3 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 vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. UTILITIES: Water There is an existing 12” water line along Southlake Blvd that will serve this property. Sewer There is an existing 8” sanitary sewer line along the west property line that will serve this property. DRAINAGE: Drainage will generally sheet flow from east to west to storm inlets proposed on the property and from there be piped to the existing facilities on the Villas of Tuscan Creek property. CITIZEN INPUT: A SPIN meeting for this project was held on August 13, 2019. Please see the SPIN Report attached separately. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated August 16, 2019 Case No. Attachment A ZA19-0042 Page 4 General Development Standards Applies? Comments Overlay Regulations Yes Subject to requirements of Corridor Overlay and Residential Adjacency Overlay Building Articulation Yes Complies Masonry Standards Yes Complies Impervious Coverage Yes “S-P-1” regulation added to allow impervious coverage of 67% Bufferyards Yes “S-P-1” regulation added to not require bufferyards on internal lot boundaries Interior Landscape Yes Complies subject to review comments being addressed Tree Preservation Yes Tree Conservation Plan approved with zoning request- complies with ordinance requirements Sidewalks Yes Complies subject to removing the “existing” label from the sidewalk shown along S. White Chapel Blvd. and constructing the sidewalk with the development. Case No. Attachment B ZA19-0042 Page 1 Case No. Attachment C ZA19-0042 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA19-0042 Review No.: Two Date of Review: 08/16/19 Project Name: Site Plan – Southlake Commons APPLICANT: Jordan Woolf PLANNER: Curtis Young Conifer Real Estate Sage Group, Inc. 260 Miron Dr. Ste. 108 1130 N. Carroll Ave. Southlake, Texas 76092 Southlake, TX 76092 Phone: (817) 343-7752 Phone: (817) 424-2626 Email: jordan@coniferre.com Email: cyoung@sage-dfw.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/08/19 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. 1. Provide a copy of an executed and recorded cross access, reciprocal parking and maintenance agreement prior to the issuance of any building permits. 2. Driveway Ordinance No. 634, as amended, requires a minimum stacking depth of 100’ if the average number of parking spaces per driveway falls within 50 and 199 spaces and the total number of spaces exceeds 200. A variance to allow stacking depths of approximately 70’ on the W. Southlake Blvd. driveway, 74’ on the north S. White Chapel Blvd. driveway and 18’ on the south S. White Chapel Blvd. driveway was approved by City Council with the previous approval of Southlake Commons on June 5, 2018 * Provide easements for utilities and drainage per the approved construction plans. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 * The tree protection and landscaping has not changed. Both conform to what was previously approved. * Indicates informational comment. Public Works/Engineering Review Steve Anderson, P.E., CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us No comments. Case No. Attachment C ZA19-0042 Page 2 Fire Department Review Kelly Clements Fire Marshall Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. General Informational Comments * A SPIN meeting was held on August 13, 2019. * 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. * 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. * 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. * The previous City Council motion for approval for Southlake Commons is below. All previo us conditions of approval remain in effect. City Council motion at 2nd reading: June 5, 2018; Approved at 2nd reading (6-0) subject to the Staff Report dated May 29, 2018, and the Site Plan Review Summary No.3, dated May 29, 2018, and granting the following variance: - Driveway Ordinance No. 634, as amended, to allow the proposed stacking depths of approximately 70’ on the West Southlake Boulevard driveway, 74’ on the north South White Case No. Attachment C ZA19-0042 Page 3 Chapel Boulevard driveway, and 18’ on the southernmost South White Chapel Boulevard driveway. These driveways are currently constructed. - Also noting, the applicant has agreed to install new fencing along the entire length of the south boundary that is adjacent to the residential homeowners and the fence posts will be viewed from the applicant’s property, that being the north side of the fence; and - Accepting the applicant’s revised elevations on Buildings 1-5, which match the Buildings 6- 10 elevations. - Also noting, the applicant has agreed to provide the City access to create a public art display, as indicated tonight. - And noting that impervious coverage as a result of this public art display will not be considered in the total impervious coverage calculation. * Denotes Informational Comment Case No. Attachment D ZA19-0042 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1. SUNTREE STATION LLC SP2 110 W SOUTHLAKE BLVD 0.90 NR 2. LAW, TIFFANY SF20A 105 LONDONBERRY TER 0.47 NR 3. RAI, ROHIT SF20A 300 SIR JOHNS CT 0.46 NR 4. WRIGHT, RANDALL SF20A 101 LONDONBERRY TER 0.51 NR 5. SIMON, ANDREA H SF20A 109 LONDONBERRY TER 0.55 NR 6. MURPHY, TYLER C SF20A 108 LONDONBERRY TER 0.48 NR 7. HYMAN, JOSEPHINE M SF20A 104 LONDONBERRY TER 0.46 NR 8. NMEM LTD SP1 190 S WHITE CHAPEL BLVD 0.95 NR 9. HOFFMAN, HOLLY L SF20A 100 LONDONBERRY TER 0.91 NR 10. DRAKE, KURT SF20A 112 LONDONBERRY TER 0.49 NR 11. KESTER, PAIGE A SF20A 116 LONDONBERRY TER 0.48 NR 12. GHIA, JAYESH SF20A 124 LONDONBERRY TER 0.51 NR 13. O'DONNELL, PETER SF20A 120 LONDONBERRY TER 0.47 NR 14. FIRST FINANCIAL BANK O1 151 W SOUTHLAKE BLVD 1.62 NR 15. LECHLER, GLORIA ETAL SP1 171 W SOUTHLAKE BLVD 1.23 NR 16. WHITE'S CHAPEL CEMETERY CS 121 S WHITE CHAPEL BLVD 1.72 NR 17. WHITE'S CHAPEL METH CH CS 185 S WHITE CHAPEL BLVD 23.84 NR 18. SUNTREE STATION LLC SP2 100 W SOUTHLAKE BLVD 7.75 NR 19. FIRST AMERICAN SAVINGS BANC SP2 222 W SOUTHLAKE BLVD 0.97 NR 20. BICENTENNIAL FIN CENTER LP SP2 250 W SOUTHLAKE BLVD 1.00 NR 21. SOUTHLAKE, CITY OF CS 300 W SOUTHLAKE BLVD 9.92 NR 22. 321 SOUTHLAKE BLVD REAL ESTATE O1 321 W SOUTHLAKE BLVD 0.11 NR 23. IMAN, ASHER S O1 321 W SOUTHLAKE BLVD 0.07 F 24. PARKHILL & WRIGHT LLC O1 321 W SOUTHLAKE BLVD 0.07 NR 25. TY SHAFER DDS PA O1 311 W SOUTHLAKE BLVD 0.08 NR Case No. Attachment D ZA19-0042 Page 2 26. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 2.58 NR 27. MAHALO INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.11 NR 28. ATCC INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.08 NR 29. LECHLER, GLORIA ETAL SP1 201 W SOUTHLAKE BLVD 1.35 NR 30. LECHLER, GLORIA ETAL SP1 185 W SOUTHLAKE BLVD 3.42 NR 31. LECHLER, GLORIA ETAL SP1 211 W SOUTHLAKE BLVD 1.53 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-six (26) Responses Received within 200’: One (1) - Attached Responses Received outside 200’: Two (2) - Attached Case No. Attachment D ZA19-0042 Page 3 Responses Received Within 200’ Case No. Attachment D ZA19-0042 Page 4 Responses Received outside 200’