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Item 7A - Life Time9 CASE NO: ZA19-0072 S0UTHLA1<.,,_E PLANNING do DEVELOPMENT SERVICES STAFF REPORT January 28, 2020 PROJECT: Zoning Change and Concept Plan / Site Plan for Life Time EXECUTIVE SUMMARY: On behalf of Southlake Dove Associates, LLC, Kimley-Horn is requesting 11t Reading approval of a Zoning Change and Concept Plan / Site Plan for Life Time on property described as Tract 1 F, James J. West Survey, Abstract No. 1620, City of Southlake, Tarrant County, Texas and located at 550 W. State Hwy. 114, Southlake, Texas.. Current Zoning: "S -P-2" Generalized Site Plan District. Requested Zoning: "S -P-2" Generalized Site Plan District. SPIN Neighborhood #3. DETAILS: The purpose of this request is to seek 1St Reading approval of a Zoning Change and Concept Plan / Site Plan to amend existing adopted development regulations on an approximately 25.9 acre tract to develop a two-story, approximately 108,900 square foot Life Time athletic club and outdoor swimming pool area on approximately 13.4 acres of the overall site. VARIANCES REQUESTED: Case No. ZA19-0072 Site Data Summary Land Use Designation Mixed Use Existing Zoning "S -P-2" Proposed Zoning "S -P-2" Gross Acreage 13.35 AC Net Acreage 12.41 AC # of Proposed Lots 1 • of Site Coverage 20.15% • of Impervious Coverage 64% Building Area 108,900 SF Number of Stories 2 Maximum Building Height 50 FT Building Area — 1St Floor Building Area — 2nd Floor Pool Deck Area* 54,520 SF 54,380 SF 61,875 SF Required Parking 1:200 SF 545 Spaces Provided Parking 587 Spaces *Not included in Site Data Summary Chart in most recent submittal. The "S -P-2" zoning district states that "no variances to any other City ordinance, code or regulation will be permitted within this district." Because the applicant is proposing a change of zoning from "S -P-2" to "S -P-2" anything that would be a variance from the underlying "C-3" General Commercial District zoning designation have been written into the proposed zoning development regulations for this site. Proposed variances requested by the applicant to other development ordinances are shown below. Variance to Zoning Ordinance No. 480, as amended, Section 33.19 (Supplementary District Regulations) and Subdivision Ordinance No. 483, as amended, Section 5.06 (Sidewalks). Per the zoning and subdivision ordinances the applicant is required to provide sidewalks per the City's Pathways Plan. The applicant proposes to not provide the required multi -use trail >_ 8' along the State W. Hwy. 114 frontage road, but rather place funds into an escrow account. PROPOSED DEVELOPMENT REGULATIONS: The subject property must adhere to the adopted development regulations as defined in ordinances 480-220 and 480-220A, and follows the development regulations as identified in the "C-3" General Commercial District where no other adopted development regulations apply. The items below do not represent variances in this case, but rather proposed and/or revised development regulations that are part of the zoning change request. Proposed Regulation Existing Regulation Proposed Regulation Sidewalk on Multi -use trail >_ 8' along the Escrow funds necessary to have 8' multi -use State Hwy. State Hwy. 114 frontage road path constructed with future developments or 114 Facility at any time so designated by the City PROPOSED DEVELOPMENT REGULATIONS: The subject property must adhere to the adopted development regulations as defined in ordinances 480-220 and 480-220A, and follows the development regulations as identified in the "C-3" General Commercial District where no other adopted development regulations apply. The items below do not represent variances in this case, but rather proposed and/or revised development regulations that are part of the zoning change request. Case No. ZA19-0072 Proposed. .. Regulation Existing Regulation Proposed Regulation Maximum Floor Area Sec. 22.5.E Maximum floor area of 60,000 SF Maximum floor area of 115,000 SF Temporary Sales Facility SUP required for Temporary Sales Use allowed by right, subject to Sec. 45.1.45 Facility re uirements set forth in Section 45.17 Parking Regulations Sec. 36.6.b 9 f 1 parking stall / 100 SF of usable area 1 parking stall / 200 SF of usable area Building Height Ord. No. 480-220A 45' Maximum Building Height / 3 Stories 50' Maximum Building Height / 2 Stories Minimum Number of off- street loading spaces 3 Spaces 1 Space Sec. 36.6.a.1 Horizontal Articulation: No building No building fagade shall extend greater facade shall extend greater than three than 3.0 times the walls height without (3) times the wall's height without having a minimum horizontal articulation Horizontal Articulation having a minimum off -set of 15% of the of 13.5% of the wall height, such (Sec. 43.9.c.1.(d).i) wall's height, and such offset shall articulation shall be a minimum distance continue for a minimum distance equal of 25% of the maximum length of either to at least 25% of the maximum length adjacent plane based on a top of parapet of either adjacent plane. height of 48'-8". Case No. ZA19-0072 *Note: Hammerhead provided for fire coverage shall encroach on a 10' bufferyard located along Kirkwood Blvd. ACTION NEEDED: 1) Consider 11t Reading approval of a Zoning Change and Concept Plan / Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Zoning Change and Concept Plan / Site Plan Review Summary No. 4, dated January 28, 2020 (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-220B Full Size Plans (for Commission and Council members only) Link to Presentation Link to Cover Letter Link to Zoning Document (proposed development regulations) Link to Outdoor Areas Memo Link to Presale Centers Document Link to Plans Link to Building Elevations Link to 2035 Corridor Planning Committee Report Link to SPIN Report Case No. ZA19-0072 Proposed.. Regulation Existing Regulation Proposed Regulation Existing Regulation Vertical Articulation: No horizontal wall No building fagade shall extend for a Proposed Regulation shall extend for a distance greater than distance greater than 3.0 times the Buffe and(Building three (3) times the height of the wall height of the wall without changing Vertical Articulation without changing height by a minimum height by a minimum of 13.5% of the wall (Sec. 43.9.c.1.(d).ii) of 15% of the wall's height, and such height, such articulation shall continue Ord. No. 480-220A) height change shall continue for a for a minimum distance equal to at least minimum distance equal to at least 25% 23.25% of the maximum length of either 101* of the maximum length of either adjacent plane based on a top of parapet Blvd. adjacent plane. height of 48'-8". Sec. 22.5.b Membrane -type roofs which are visible Membrane -type roof shall be permitted Roof Design Standards from adjacent public ROW shall be within the Child's Play area, located on prohibited. (Section 43.9.c.1(b)) the north side of the building, as shown 5 (Sec. 22.5.c) on Exhibit B. Bound(Lot 2 Canopy trees per 100 LF of property Landscape Bufferyard 2 Canopy trees per 100 linear feet of line, all to be located at SE corner of (Sec. 42.4.f) property line property, outside of existing electric easement per the attached Landscape Exhibits *Note: Hammerhead provided for fire coverage shall encroach on a 10' bufferyard located along Kirkwood Blvd. ACTION NEEDED: 1) Consider 11t Reading approval of a Zoning Change and Concept Plan / Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Zoning Change and Concept Plan / Site Plan Review Summary No. 4, dated January 28, 2020 (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-220B Full Size Plans (for Commission and Council members only) Link to Presentation Link to Cover Letter Link to Zoning Document (proposed development regulations) Link to Outdoor Areas Memo Link to Presale Centers Document Link to Plans Link to Building Elevations Link to 2035 Corridor Planning Committee Report Link to SPIN Report Case No. ZA19-0072 Proposed.. Location Existing Regulation Proposed Regulation Existing Regulation Proposed Regulation Buffe and Buffe and(Building Setback(Building Setback State Hwy. 25' 25' 50' 30' 114 Ord. No. 480-220A) (Sec. 43.9.c.2. a ) Kirkwood 25' 101* 30 30' Blvd. Ord. No. 480-220A Sec. 22.5.b Internal 25'15' (Ord. No. 480-220A) 5 (Sec. 22.5.c) 15' Bound(Lot *Note: Hammerhead provided for fire coverage shall encroach on a 10' bufferyard located along Kirkwood Blvd. ACTION NEEDED: 1) Consider 11t Reading approval of a Zoning Change and Concept Plan / Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Zoning Change and Concept Plan / Site Plan Review Summary No. 4, dated January 28, 2020 (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-220B Full Size Plans (for Commission and Council members only) Link to Presentation Link to Cover Letter Link to Zoning Document (proposed development regulations) Link to Outdoor Areas Memo Link to Presale Centers Document Link to Plans Link to Building Elevations Link to 2035 Corridor Planning Committee Report Link to SPIN Report Case No. ZA19-0072 Link to Comprehensive Plan Review Link to Traffic Impact Analysis Link to Parking Generation Study Full Size Plans (for Commission and Council members only) STAFF CONTACT: Ken Baker (817) 748-8067 Jerod Potts (817) 748-8195 Case No. ZA19-0072 BACKGROUND INFORMATION OWNER: Southlake Dove Associates, LLC APPLICANT: Kimley-Horn PROPERTY SITUATION: 550 W. State Hwy. 114 LEGAL DESCRIPTION: Tract 1 F, James J. West Survey, Abstract No. 1620 LAND USE CATEGORY: Mixed Use CURRENT ZONING: "S -P-2" Generalized Site Plan District PROPOSED ZONING: "S -P-2" Generalized Site Plan District HISTORY: A Zoning Change was approved by City Council May 6, 1997, changing the zoning on the property from "AG" Agricultural District to "S -P-2" Generalized Site Plan District to include "CS" Community Service, "0-1" Office District, "C-1" Neighborhood Commercial District, "C-2" Local Retail Commercial District, "C-3" General Commercial District, "B-1" Business Service Park District and "HC" Hotel District uses (Case No. ZA96-130 and Ord. No. 480-220). Case No. ZA19-0072 A Zoning Change and Site Plan for Southlake Center (ZA13-096) from "S -P-2" Generalized Site Plan District to "S -P-2" Generalized Site Plan District with "C-3" General Commercial District uses to also allow a fuel station and outdoor sales areas as shown on the site plan was tabled at the November 21, 2013 Planning and Zoning Commission meeting to the January 9, 2014 meeting. The requested site plan proposed approximately 443,000 square feet of development with an approximately 113,531 square foot grocery store with a drive-through pharmacy and an approximately 96,000 square foot department store as the main anchor stores in the development. This case and the associated Preliminary Plat for Southlake Center (ZA13-097) were withdrawn January 9, 2014. A Site Plan for Town and Country (ZA14-099) for the development of six retail and restaurant buildings totaling approximately 165,320 square feet and the associated Preliminary Plat (ZA14-100) were withdrawn on April 13, 2015. A Zoning Change and Development Plan (ZA17-060) from "S -P-2" Generalized Site Plan District to "TZD" Transitional Zoning District for Metairie of Southlake, which includes 56 residential lots and three (3) open space lots (eight (8) open space lots including the medians) on approximately 29.387 acres and a Zoning Change and Concept Plan for Kirkwood Grove West to revise the "S -P-2" zoning district boundary established in Ordinance No. 480-220 to only include a redefined boundary for the western tract, which was identified as "Tract A" in the ordinance, was approved May 1, 2018. Attachment A Page 1 A Preliminary Plat (ZA17-061) was approved for Metairie at Southlake and Kirkwood Grove West on May 15, 2018. The subject lot currently remains vacant and unplatted. SOUTHLAKE 2030/2035 COMPREHENSIVE PLAN: A detailed Comprehensive Plan Review has been prepared for this development. Link to Comprehensive Plan Review TRANSPORTATION ASSESSMENT: Traffic Impact A Traffic Impact Analysis (TIA) was prepared for this development. TREE PRESERVATION: Due to vesting rights carried over from ordinances No. 480-220 and 480-220A, the applicant had the option to select between having their proposal reviewed under Tree Ordinance No. 585-B or the latest adopted version of the Tree Ordinance, No. 585-E. The applicant chose to have their application reviewed under 585-B. For a complete development evaluation regarding trees and landscaping, view Attachment C below for the Tree Conservation / Landscape Review from the City's Landscape Administrator. UTILITIES: This property is served by an existing 18" water line and 24" sanitary sewer line along W. Dove Road. DRAINAGE: Drainage on the property is generally east to west flowing towards State Highway 114. CITIZEN INPUT/ BOARD REVIEW: A 2035 Corridor Planning Committee meeting was held on June 27, 2019. Link to 2035 Corridor Plannina Committee Reaort. A SPIN meeting was held on November 12, 2019. PLANNING AND ZONING COMMISSION ACTION: January 9, 2020; Approved (3-1) subject to the Zoning Change and Concept Plan / Site Plan for Life Time Fitness dated January 3, 2020 and the Zoning Change and Concept Plan / Site Plan review summary number 3, dated January 3, 2020 subject to: First and foremost a willingness to continue to work with the City to refine this to a level that maybe lands better overall; That the regulations are tied to this being a health and fitness use consistent with the proposed site plan; An agreement on the part of the applicant to escrow the funds for the 8' wide path that would be constructed along SH 114; A deferral of the sign package approval until a full sign package is submitted to the Sign Board, which is part of the responsibility of this Case No. Attachment A ZA19-0072 Page 2 body as well; An agreement on the part of the applicant as defined to address the tree mitigation and reforestation plans; A best effort to address the vertical and horizontal articulation while striving to stay within the requirements and regulations relative to building height and building footprint; And encouraging the applicant to consider adding improved and better methods of monitoring the security on this particular property and for this particular gym and facility. STAFF COMMENTS: Attached is Zoning Change and Concept Plan / Site Plan Review Summary No. 4, dated January 28, 2020. The applicant has indicated that the dry pond shown on the Site Plan received with the submittal for City Council on January 22, 2020, has been revised to be a wet pond. Case No. Attachment A ZA19-0072 Page 3 Vicinity Map 550 W. State Hwy. 114 - Life Time ea5 � O 4, r P, 9 He 100 1� 101 1 KEY,, 101 105 O rw 104 100 R I pl EKIR ZA 19-0072 Zoning Change and Concept Plan I Site Plan _ E 09080 360 v Feet Case No. Attachment B ZA19-0072 Page 1 ZONING CHANGE AND CONCEPT PLAN / SITE PLAN REVIEW SUMMARY Case No.: ZA19-0072 Review No.: Four Project Name: Zoning Change and Concept Plan / Site Plan — Life Time APPLICANT: Kimlev-Horn Neda Hosseiny 6160 Warren Pkwy. Ste. 210. Frisco, TX 75034 Phone: (972) 731-2197 Email: neda.hosseiny@kimley-horn.com Date of Review: 1/28/20 OWNER: Southlake Dove Associates LLC Rick Coe 4500 Bissonnet St. Ste. 300. Bellaire, TX 77401 Phone: (214) 505-1007 Email: rcoe@frpltd.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/22/19 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 JEROD POTTS AT (817) 748-8195. Planning Review Jerod Potts Policy & Strategic Initiative Principal Planner Phone: (817) 748-8195 Email: jpotts ci.southlake.tx.us Development Regulations Comments 1. Accommodate any Right -of -Way dedication that may be required by TXDOT on the plan as part of the deceleration lane. Typically, TXDOT requires 12' of dedication along with transition. a. Write an S -P-2 development regulation that calculations are based on area shown in the plan. Ensure that if the additional ROW is required by TXDOT that bufferyard width, buildable area, and impervious coverage will remain in compliance. 2. The hammerhead on the eastern side of the site along Kirkwood Blvd. encroaches into the required bufferyard. a. Include "as shown on the Site Plan" to the note under the table for this item after the words Kirkwood Blvd. 3. Add a note to the development regulations that the S -P-2 development regulations will be tied to the site plan and limited to the "Health and physical fitness centers and gymnasiums" use. Site Plan Comments 1. Because a final plat document of record has not been filed with Tarrant County, show these as future lots based upon the approved final plat for Metairie at Southlake on the proposed Site Plan. a. The site plan document references lot configurations for the future Metairie at Southlake residential development. Currently this references the Metairie development plan. The reference is correct on the latest submitted Access Plan, but not the most recent Site Plan. 2. Label the water slide on the site plan. 3. Correct the way that impervious coverage is displayed in the Site Data Summary table. The way it reads, (0.64%) is confusing. Case No. Attachment C ZA19-0072 Page 1 4. The number of parking spots labeled on the plan is not consistent with the number of spaces in the Site Data Summary Table. Specifically, the number of spots labeled in the southwestern corner of the site is labeled for 20 spots (which was consistent with the previous submittal), but this label still shows 20 parking spots and only 15 are shown. This is the case for the parking area immediately to the east of this previously referenced area, where 7 parking spots are shown but the label says 10. a. Please review the Site Plan and correct any references to the number of parking spaces that are not correctly labeled. b. Correct the summary chart for the parking lot as this information references 594 parking spots, but the most recent submittal indicates 587 total parking spaces. 5. Either in the Site Data Summary Table or on the plan drawing, add the square footage of the pool deck area on the Site Plan document. This was removed between submittals. 6. The northern internal building setback says 10' on the most recently submitted Site Plan, but the proposed development regulations show that internal building setbacks are 15'. Please correct this label on the Site Plan, ensuring that all proposed regulations in the development regulations are consistent with the Site Plan. Exterior Elevations Comments 1. Please make sure to illustrate the offsets and dimensions in the drawings. This was not shown to illustrate horizontal articulation on any of the four exterior elevation sheets. The following are recommendations and observations by staff where your application may benefit and does not represent a requirement. Given the amount of surface parking proposed, the applicant should consider providing easily identifiable walking paths from the parking area to the building. • Please be aware the City of Southlake Subdivision Ordinance Section 8.05 requires that new subdivisions provide all wire and communication utilities underground. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: The approval of the current zoning and concept plan under Ordinance No. 480-220A vested this property under the regulations of the Tree Preservation Ordinance 585-B. The applicant has the option to request that the development of the property be regulated by the current Tree Preservation Ordinance 585-E, but has requested that it be regulated by the Tree Preservation Ordinance 585-B. Under the regulations of Tree Preservation Ordinance 585-B the allowed removal of protected trees are as follows; Case No. Attachment C ZA19-0072 Page 2 Non-residential Development: In a non-residential development, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of this Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of this Ordinance, but not to the tree replacement requirements listed in Section 7 of this Ordinance. All other areas of the development shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of this Ordinance. EVALUATIONS: The Landscape Administrator shall evaluate any plans required by this Ordinance to determine whether the developer has made a good -faith effort to preserve as many protected trees as possible. The Landscape Administrator shall prepare an analysis and forward it to the Planning and Zoning Commission and the City Council for their consideration regarding denial or approval of any concept plan, site plan, and preliminary plat that is necessary for development. The Planning and Zoning Commission and the City Council shall take into consideration the criteria for tree preservation listed in Section 4.5 of this Ordinance in determining whether to deny or approve any concept plan, site plan, or preliminary plat. The criteria within Section 4.5 which the Planning and Zoning Commission and the City Council take into consideration for tree preservation in determining whether to deny or approve any concept plan, site plan, or preliminary plat. a. Whether or not a reasonable accommodation or alternative solution can be made to accomplish the desired activity without the alteration of the tree; b. The cost of preserving the tree; C. The increased development costs caused by preserving the tree; d. Whether the tree is worthy of preservation; e. The effect of the alteration on erosion, soil moisture, retention, flow of surface waters, and drainage systems; The need for buffering residential areas from the noise, glare, and visual effects of nonresidential uses; g. Whether the tree interferes with a utility service; h. Whether the proposed tree replacement procedures pursuant to Section 7 of this Ordinance adequately mitigate the alteration of the tree; and Whether the alteration adversely affects the public health, safety or welfare. Development Evaluation It does appear the applicant has made a good -faith effort to preserve as many protected trees as possible. The main factors that are driving the removal of so many existing trees on the site are the required storm water detention/retention, compliance with the Americans with Disabilities Act (ADA) regulations, and the proposed grades of Kirkwood Boulevard. The existing topography on the site falls thirty-eight feet (38') from the northeast corner to the Case No. Attachment C ZA19-0072 Page 3 northwest corner, and twenty-two feet (22') from the southeast corner to the northwest corner, and where the proposed grades and existing grades come close to matching there are few to no existing trees. If the site were terraced in some way accessibility would be limited and it may not be able to meet the ADA regulations. If the east detention pond was relocated south and onto the Shivers property, and the grading reworked, approximately thirteen additional trees may be able to be preserved. The applicant has reduced the total required parking and provided interior landscape area on the west side of the site to preserve trees. A retaining wall is proposed east of the west drainage easement to allow for the matching of topography and the preservation of tress. Combined required parking landscape islands have been provided within the south parking to preserve trees, and the proposed off site grading onto Parcel Al has been reduced to preserve trees that are not on the site. To comply with the regulations of the Tree Preservation Ordinance 585-B all protected trees proposed to be removed and fall outside of the proposed utility easements, drainage easements, fire lanes, required parking areas, and the building pad, are proposed to be mitigated. The total proposed tree removal mitigation is 1,471.50 inches, of which one -hundred -forty-eight (148) four inch (4") caliper trees equaling five - hundred -ninety-two inches (592") are proposed to be planted on site in addition to the required landscaping, and 878.50 inches equaling the mitigation fee $131,485.25 is proposed to be paid in the Reforestation Fund. 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 "Required" interior landscape shrubs calculation is incorrect. A minimum of 647 shrubs is required. 2. Existing tree credits are proposed to be taken for the preservation of existing trees within the interior land area and west and south bufferyards. Existing tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. The applicant is requesting that the required south 10' — B type bufferyard be reduced to 5'. The required plant material for a B type bufferyard is still being provided. In the previous submittal which went to the Planning and Zoning Commission, the North bufferyard was proposed to be 10' wide and south bufferyard to be 5' wide. Now both north and south bufferyards are proposed to be 5' wide. The applicant is requesting that a portion the of the hammerhead drive on the east side of the building protrude into the east bufferyard. If the development was proposed as traditional zoning, the flowing requirements would apply. USE OF BUFFERYARDS — A bufferyard may be used for passive recreation, such as pedestrian, bike or equestrian trails, provided that: (a) no plant material is eliminated; (b) the total width of the bufferyard is maintained; and (c) all other regulations of this ordinance are met. In no event shall the following uses be permitted in a bufferyard: playfields, stables, Case No. Attachment C ZA19-0072 Page 4 swimming pools, tennis courts or similar facilities, accessory buildings, parking facilities, or trash dumpsters. The applicant is requesting that the required south bufferyard canopy trees be placed entirely within the east portion of the south bufferyard instead of spread evenly through the length of the bufferyard. This is because of an existing utility easement and overhead electric lines along the south property line. Overall Landscape Breakdown Seasonal Canopy Accent Trees Shrubs Ground Color Trees Cover Required 107 178 937 3,885 sf 518 sf Seasonal Canopy Accent Trees Shrubs Ground Color Trees Cover Provided 56* 178 1,650 5,690 sf 595 sf Mitigation 148 N/A N/A N/A N/A Total 204 178 1,650 5,690 sf 595 sf *For the thirty—five (35) existing trees proposed to be preserved, a total of fifty-one (51) existing tree credits have been taken. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Brent Anderson, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: banderson(a)ci.south lake.tx.us GENERAL COMMENTS: This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. 3. Submit with Civil Construction Plans a Retaining Wall Layout sheet. Case No. Attachment C ZA19-0072 Page 5 4. Retaining walls greater than 4 -feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. * 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.cityofsouthlake.com/index.aspx?NID=266 INFORMATIONAL COMMENTS: * Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre -construction, construction and post -construction erosion control measures. * A 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 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 Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler systems can be located on the Case No. Attachment C ZA19-0072 Page 6 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. (Total linear length of pipe from the water main to the riser located in the indicated riser room appears to be in excess of 100 feet, but a vault is not indicated on the plans). The applicant made comments on the utility plan stating that they would comply with the requirements for a vault with a double check valve if the linear length of fire line piping exceeded 100 feet. Plans indicate that the sprinkler system riser will be located within a mechanical room on the property, ensure proper clearances are provided around all fire protection equipment in this area. Traffic Review Stephanie Taylor Transportation Manager Phone: (817) 748-8216 E-mail: staylor@ci.southlake.tx.us Site Plan: 1. Staff recommends providing clear accessible paths for pedestrians from the parking lot to the front of the building. 2. Provide sidewalks along the site's frontage to the SH 114 service road. Parking Generation Study Staff has reviewed this document and found the conclusions reasonable based on the included data. General Informational Comments Note: regarding the construction of W. Kirkwood Blvd., a developer's agreement will need to be executed. Ensure the centerline and ROW geometry of W. Kirkwood Blvd. matches the approvals and recorded instruments associated with Metairie at Southlake. No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. The following comment was previously included above in the first comment response letter. The applicant has acknowledged the comment; however, it is being included as an informational item moving forward. The subject property lies within the City's SH 114 Land Use Corridor and is subject to the Corridor Overlay Zone as defined in Section 43.3 of the zoning ordinance. Please note that true stucco applied over in a three-step process is considered a masonry material. a. The applicant must meet the masonry requirements as set out in Masonry Ordinance, No. 557, as amended, as well as the other architectural standards identified in this section. i. Reference Masonry Ordinance, No. 557, as amended, for a list of masonry materials. ii. The building must have at least eighty percent (80%) of all exterior walls, excluding doors, constructed of masonry materials or glass (Ord. No. 557-A, Section 1.e). The applicant will be required to meet this regulation, or, the applicant will be Case No. Attachment C ZA19-0072 Page 7 required to request in writing a variance to this regulation. As part of the next submittal, please provide a matrix indicating the distribution by percentage of masonry and non -masonry materials proposed with this development. iii. On the site plan, or other applicable document, show the calculation of masonry on the building. b. The applicant will be required to screen all mechanical equipment, per 43.9.c. 1.(c). c. The applicant will be required to provide vertical and horizontal articulation, per 43.9.c.1.(d). d. Note that all exposed columns shall be constructed of, or clad in, the same masonry material as the principal structure. 43.9.c.1.(e). e. Note the requirement that no more than 50% of any fagade may be reflective glass, which is defined as having a reflectance of greater than 10%. With the revised submittal, please provide identify the percentage of reflective glass used. See comment 9.ii above. f. *Any deviations from these items that are needed should be included with proposed S -P-2 zoning regulations. * 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. * Please reference Section 43.9.c.2.(c) for specific regulations for loading and service areas for properties located with the SH 114 Corridor. Any service areas intended for tractor/trailer must be screened in accordance with this section. * A minimum 8 foot tall masonry screen wall matching the principal building with a solid metal access gate is required for all trash dumpsters. * 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 following comment was moved from the numbered comments above after the applicant provided a new development regulation to staff on January 28, 2020 addressing horizontal and vertical articulation requirements. The comment is shown below informationally to capture the deficiency identified in the elevations provided in the packet for the February 4, 2020, meeting. The east elevation of building does not meet vertical articulation requirements. Revise the Case No. Attachment C ZA19-0072 Page 8 building as indicated below and meet the vertical articulation requirements or write a proposed development regulation addressing vertical articulation (43.9.c.1.(d) of the Zoning Ordinance — Overlay Zones). The elevations sheet shows an offset of 6'6" but walls may not exceed the maximum 146' length without having an offset of a minimum 7'319/32". The calculations staff used are based upon the height of the wall (48'8") with predominant wall length, which was 64'5 3/81, i. 48' 8" x 3 = 146" (maximum distance wall can extend without having offset) ii. 15% of 48'8" = 7'319/32" (offset requirement) Denotes Informational Comment Attached: Southlake 2035 Corridor Planning Committee Staff Memo — June 27, 2019 meeting Southlake 2035 Corridor Planning Committee Meeting Report — June 27, 2019 meeting cc: Rick Coe Case No. Attachment C ZA19-0072 Page 9 SURROUNDING PROPERTY OWNERS MAP & RESPONSES 5 4 3 SPO # Owner Zoning Physical Address Acreage Response 1 KIRKWOOD HOLLOW HO RPUD 425 STOCKTON DR 0.317 NR ASSOC 2. MORALES, MICHAEL D RPUD 2300 IDLEWILD CT 0.377 3. SHIVERS FAMILY PTNRSHIP AG 1900 N WHITE CHAPEL 39.538 NR LTD SOUTHLAKE DOVE BLVD 29.492 F 4. TZD 500 W SH 114 ASSOCIATES LLC 5. VERIZON WIRELESS TEXAS LLC NRPUD 500 W DOVE RD 24.858 NR Responses: F: In Favor 0: Opposed To U: Undecided NR: No Response Notices Sent: Five (5) Responses Received: Two (2) as of January 28, 2020 (11 in opposition, 1 in favor) Case No. Attachment D ZAl 9-0072 Page 1 Notification Response Form Jo,122t i)Pt� t:24 ZA19-ft072 Meed rig date: January 9, 2020 at 6:30 PPA MORALES, MICHAEL D 2300 IDLEWILD CT SOUTH LAKE_ TX 76092 Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1406 Main St; Ste 310 Southlake, TX 7£092 Phone: (897) 74a-8621 Fax: (817} 748-8077 PLEASE PROVIDECOMPLETED FORMS VIA MAIL,.. FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) oSope noted above, are Hereby in favor of undecided about once) the proposed Zoning Change and Concept Plan / Site Plan referenced above, Space for comments regarding your position: A rw No pct tf - ift 0----, am 10 b i n'ature' Additional A14( . Date; I 0 �- Ignature: ,. � Oahe: � _ Printed NaI•ne(s): MGM( Mc� y " rf Must be prop@ ity owners) w.1,oso ria"(5) ark prinWdl nt tap. OthQr w mnlad the Plannin [3epartment cane form per properly E� Phone Number (optional): F �# t� '� ` � os Case No. Attachment D ZA19-0072 Page 2 Notification Response Fora ZA19-007"2 Meeting uate-. January 9, 2020 at 6:30 PM SOUTHLAKE= ()OVE ASSOCIATES LL.C; 45010 1316 S ON N ET ST STEL 300 BELLAIRE, TX 77401 Direct questions an mail ci€y of SoutWake Planning & Devolopment Services Notification Response 1400 Main St; Ste 310 Southlake. TX 76092 Phone; (817) 748-862-1 Fax: (817) 748.8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY 13EF RP THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby (in opposedto undecided about (circle or underline one) tare proposed Zon;ng Change and �Ccr)cept Plan� to Plan referenced move. Space for comments regarding your position: Fate. Zs Signature' Additional )ignatur. Printedarrle()_ Must 4a prQFrerty owrfer c KhQse menus) are Ranted ai top Gtrrerwsse 4r.? Phone Number (optionAY. Cute: tt,& planf,i,,q D,-pz ftrrnt. 0— Term p- prn f erry Case No. Attachment D ZA19-0072 Page 3 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-220B 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 APPROXIMATELY 25.914 ACRES AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S -P-2" GENERALIZED SITE PLAN DISTRICT WITH MIXED USES, TO INCLUDE LIMITED USES IN THE FOLLOWING DISTRICTS: "CS" COMMUNITY SERVICE DISTRICT, "0-1" OFFICE DISTRICT, "0-2" OFFICE DISTRICT, "C-1" NEIGHBORHOOD COMMERCIAL DISTRICT, "C-2" LOCAL RETAIL COMMERCIAL DISTRICT, "C-3" GENERAL COMMERCIAL DISTRICT AND "HC" HOTEL DISTRICT, TO "S -P-2" GENERALIZED SITE PLAN DISTRICT WITH MIXED USES, TO INCLUDE LIMITED USES IN THE FOLLOWING DISTRICTS: "CS" COMMUNITY SERVICE DISTRICT, "0-1" OFFICE DISTRICT, "0-2" OFFICE DISTRICT, "C-1" NEIGHBORHOOD COMMERCIAL DISTRICT, "C-2" LOCAL RETAIL COMMERCIAL DISTRICT, "C-3" GENERAL COMMERCIAL DISTRICT AND "HC" HOTEL DISTRICT, AS DEPICTED ON THE APPROVED CONCEPT PLAN / SITE PLAN 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 XI, 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 Case No. Attachment E ZA19-0072 Page 1 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, 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 and 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 Case No. Attachment E ZA19-0072 Page 2 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 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. Case No. Attachment E ZA19-0072 Page 3 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 an approximately 25.914 acre tract or tracts of land, and more fully and completely described in Exhibit "A" from "S -P-2" Generalized Site Plan District with Mixed Uses, to include limited uses in the following districts: "CS" Community Service district, "0-1" Office District, "0-2" Office District, "C-1" Neighborhood Commercial District, "C-2" Local Retail Commercial District, "C- 3" General Commercial District and "HC" Hotel District, to "S -P-2" Generalized Site Plan District with Mixed Uses, to include limited uses in the following districts: "CS" Community Service district, "0-1" Office District, "0-2" Office District, "C-1" Neighborhood Commercial District, "C-2" Local Retail Commercial District, "C-3" General Commercial District and "HC" Hotel District, as depicted on the approved Concept Plan / Site Plan attached hereto and incorporated herein as Exhibit "B", and subject to the following conditions: RESERVED FOR CITY COUNCIL MOTION AT SECOND READING 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, Case No. Attachment E ZA19-0072 Page 4 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 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 Case No. Attachment E ZA19-0072 Page 5 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. 6y x01 IC 0 &sa The City Secretary of the City of Southlake is hereby directed to publish 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 it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation 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. 69x01ICki5W 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 4t" day of February, 2020. MAYOR ATTEST: Case No. Attachment E ZA19-0072 Page 6 CITY SECRETARY Case No. Attachment E ZA19-0072 Page 7 PASSED AND APPROVED on the 2nd reading the 18th day of February, 2020. MAYOR ATTEST: CITY SECRETARY r_lUUd•3TJ21•l_Fato] Is] V►VAr_1►l 11xeL1IIW,A CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment E ZA19-0072 Page 8 EXHIBIT "A" Being an approximately 25.914 acre tract or tracts of land and more particularly and completely described as follows: PROPERTY DESCRIPTION 25.914 ACRES BEING a tract of land situated in the James J. West Survey, Abstract No. 1620, City of Southlake, Tarrant County, Texas and being all of that called 25.914 acre tract of land described in a Special Warranty Deed to Dove 114 Infinity, LLC recorded in Instrument Number D206409451, Official Public Records of Tarrant County, Texas, (O.P.R.T.C.T.) said 25.914 acre tract being a portion of that called 55.300 acre tract of land subsequently conveyed in the Special Warranty Deed to Southlake Dove Associates, LLC, recorded in Instrument Number D215094206, O.P.R.T.C.T. and being more particularly described as follows: BEGINNING at a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for the north end of a corner clip at the intersection of the southerly right-of-way line of Dove Road also known as County Road 3080 (a variable width public right-of-way) with the northeasterly right-of-way line of State Highway No. 114 (variable width public right-of-way) and being the Northwest corner of said 55.300 acre tract of land; THENCE along the southerly right-of-way line of said Dove Road same being the northerly line of said 55.300 acre tract of land, the following: North 82°16'13" East, a distance of 317.92 feet to a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for corner; South 89°57'23" East, a distance of 250.00 feet to a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for corner; North 00°02'37" East, a distance of 17.52 feet to a 5/8 inch iron rod with cap stamped "Survcon" found for an angle point in the north line of said 25.914 acre tract of land; THENCE over and across said 55.300 acre tract of land and along the north and east lines of said 25.914 acre tract of land same being the west lines of that called 29.386 acre tract of land described in the Special Warranty Deed to Dove 114 Infinity, LLC recorded in Instrument Number D207449557, O.P.R.T.C.T., the following: South 89°40'42" East, a distance of 336.17 to a point for corner; South 02°31'44" East, a distance of 152.07 feet to 1/2 inch iron rod found for the point of curvature of a curve to the left having a radius of 1000.00 feet; Southeasterly with said curve to the left through a central angle of 30°36'54" for an arc distance of 534.33 feet, a chord bearing of South 17°50'11" East and a chord distance of Case No. Attachment E ZA19-0072 Page 9 528.00 feet to a 5/8 inch iron rod with cap stamped "SURVCON INC" found for the point of reverse curvature of a curve to the right having a radius of 1000.00 feet; Southeasterly with said curve to the right through a central angle of 27°37'13" for an arc distance of 482.08 feet, a chord bearing of South 19°19'59" East and a chord distance of 477.43 feet to a 1/2 inch iron rod found for the point of tangency; South 05°31'21" East, a distance of 138.98 feet to a 5/8 -inch iron rod with cap stamped "SURVCON" found in the south line of said 55.300 acre tract of land and the north line of that called 42.790 acre tract of land described In a Special Warranty Deed to The Shivers Family Partnership, Ltd., recorded in Volume 13218, Page 461, Deed Records of Tarrant County, Texas; THENCE South 89°28'39" West along the common line of said 55.300 acre tract of land and said 42.790 acre tract of land, a distance of 862.57 feet to a point for corner, from which a 3- 1/4 inch aluminum monument stamped "Texas Department of Transportation" found bears South 11'27' East, a distance of 0.4 feet, being in the northeasterly right-of-way line of said State Highway No. 114; THENCE along the northeasterly right-of-way line of said State Highway No. 114, the following: North 19°29'13" West, a distance of 134.63 feet to a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for corner; North 41'11'22" West, a distance of 53.81 feet to a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for corner; North 19°29'13" West, a distance of 900.00 feet to a point for corner, from which a 1/2 inch iron rod with cap stamped "SURVCON" found bears South 58°23' East, a distance of 0.3 feet; North 06°23'21" West, a distance of 154.01 feet to a 3-1/4 inch brass monument stamped "Texas Department of Transportation" found for corner; North 38°00'31" East, a distance of 30.64 feet to the to the POINT OF BEGINNING and containing a computed area of 1,128,797 square feet or 25.914 acres of land, more or less. Case No. Attachment E ZA19-0072 Page 10 RESERVED FOR APPROVED EXHIBITS Case No. Attachment E ZA19-0072 Page 11