Loading...
PZ Item 10Case No. ZA20-0002 Page 1 S T A F F R E P O R T January 31, 2020 CASE NO: ZA20-0002 PROJECT: Zoning Change and Deve lopment Plan for Downtown Residences EXECUTIVE SUMMARY: Cooper & Stebbins, L.P. is requesting approval of a Zoning Change and Development Plan for The Downtown Residences on property described as Tract 3J, Richard Eads Survey, Abstract No. 481, Southlake, Tarrant County, Texas, and located at 401 N. Carroll Ave., also addressed as 1260 Federal Way and generally bounded by N. Carroll Ave., Division St., State St. and Federal Way , Southlake, Texas. Current Zoning: “C-3” General Commercial District. Proposed Zoning: “DT” Downtown District. SPIN Neighborhood #8. DETAILS: The purpose of this request is to gain approval of a Zoning Change and Development Plan to allow development of up to 350 multi-family units in two buildings ranging from 3 to 5 stories on approximately 7.284 acres. Please see the applicant’s narrative attached separately for a complete overview of the prosed development. Approval of a Site Plan by City Council following a recommendation by the Planning and Zoning Commission is required prior to the issuance of any building permits. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Development Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Development Plan Review Summary No. 2 dated January 31, 2020 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) PowerPoint Presentation Applicant’s Narrative Plans Traffic Impact Analysis (TIA) (pdf only) Tree Assessment and Survey Detention Memo SPIN Report SPIN meeting comment cards (pdf only) Letters, e-mails and survey responses (pdf only) Joint City Council and P&Z Commission meeting (11-07-2019) public comment cards (pdf only) STAFF CONTACT: Ken Baker (817)748-8067 Richard Schell (817)748-8602 Case No. Attachment A ZA20-0002 Page 2 BACKGROUND INFORMATION OWNER: SLTS Land, L.P. APPLICANT: Cooper & Stebbins, L.P. PROPERTY SITUATION: 401 N. Carroll Ave., also addressed as 1260 Federal Way and generally bounded by N. Carroll Ave., Division St., State St. and Federal Way LEGAL DESCRIPTIO N: Tract 3J, Richard Eads Survey, Abstract No. 481 LAND USE CATEGORY: Town Center CURRENT ZONING: “C-3” General Commercial District PROPOSED ZONING: “DT” Downtown District HISTORY: The property was incorporated into the City in 1956. The “C-3” General Commercial District zoning was placed on the property with the adoption of Zoning Ordinance No. 480 and the Official Zoning Map in 1989. The following are key approvals associated with Southlake Town Square and residential development in Town Square: January 7, 1997 (ZA96 -145): Original “PUD” Zoning & Concept Plan approved for Southlake Town Square; August 19, 1997 (ZA97 -099 and ZA97-100): Southlake Town Square Phase I Development Plan and Site Plan approved; February 4, 2003 (ZA02-104); “DT” Downtown District Zoning & Concept Plan was approved; April 1, 2003 (ZA03-013) Specific Use Permit for the Brownstone residential units was approved. September 7, 2004 (ZA04-057) Preliminary Plat for Block 22, Southlake Town Square was approved. This area has been designated as open space by the approved concept plan, develop ment plan and the previous preliminary plat and has been intended to be dedicated to the City for us e as a park. The purpose of this plat is to subdivide the block into two lots so that a final plat may be approved and recorded for the dedication and conveyance of approximately 2 acres of the future 6 acre park in connection with the residential “Brownstone” project. The final platting of the remaining 4 acres is being deferred awaiting further development of the Town Square project. October 5, 2004 (ZA04-066 & ZA04 -067): Revised Concept Plan & Site Plan for Southlake Town Square’s Grand Avenue Distric t was approved; Case No. Attachment A ZA20-0002 Page 3 September 6, 2005 (ZA05-075): Revised Concept Plan for the purpose of relocating open space/park land from Block 22 (3.78 acres open space removed) to Block 19 (2.80 acres open space provided) was approved, which left a shortfall of 0.98 acres of open space. At the time of approval, Cooper & Stebbins was reviewing appropriate potential new park areas in Blocks 11 and 20 and planned to designa te new park space in one or both of these blocks, having a combined area of not less than 0.98 acres . July 17, 2007 (ZA07-050): Zoning Change and Revised Concept Plan for the purpose of changing the block configurations and realigning Division and State Streets to accommodate the propos ed DPS Central Facility. This plan also relocates open space from the north side of Division Street to the south side directly adjacent to McPherson Park. This relocation results in 0.51 acres of park land being added to M cPherson Park. The applicant requested a 0.44 acre open space reduction from the currently approved concept plan, but City Council denied the request and approved the item with the following stipulations: 1) The City will retain 0.44 acres of open space with location to be determined later; 2) Requiring a schematic for the open space to be brought before Council prior to the final approval of the block north of the Brownstones; 3) Requiring the open space north of the Brownstones to be open to the public. May 3, 2011; (ZA10-068) A text amendment to Section 37 (“DT” Downtown District) of Zoning Ordinance No. 48 0, as amended, creating new definitions for “Garden District” and “Garden District Residences” as well as providing additional development regulations for s uch development was approved. May 3, 2011; (ZA10-069) A revised Concept Plan for the Garden Distric t, including 130 Garden District Residences and 10 Brownstones, was approved. November 19, 2013; (ZA13-011) A revised Concept Plan for the Garden District and Brownstones Phase C to allow construction of 60 Garden District Residences and 33 Brownstones fo r a total of 93 residential units on approximately 7.472 acres was approved. November 19, 2013; (ZA13-012) A Preliminary Plat for Southlake Town Square Garden District and Brownstones Phase C to develop 60 Garden District residential units and 33 Brownstones was approved. November 19, 2013; (ZA13-053) A Specific Use Permit (SUP) for the Brownstones, which includes portions of Phase B, Phase C and the Garden District to develop 33 Brownsto nes on approximately 4.89 acres was approved. November 19, 2013; (ZA13-054) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District for The Residences to allow the construction of 38 residential lofts in a five- Case No. Attachment A ZA20-0002 Page 4 story building on an approximately 0.60 acre lot was approved allowing for a period of 24 months before commencing construction of the use . September 15, 2015; (ZA15-094) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District, which proposed a revision of the previous SUP a pproval to extend the expiration date from November 19, 2015 to March 31, 2016 and to increase the maximum height from approximately 52’ 4” to approximately 59’ was denied by City Council. October 20, 2015; (ZA15-107) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District, which proposed a revision of the previous SUP approval to extend the expiration date from November 19, 2015 to November 20, 2016 and to increase the maximum height from approximately 52’ 4” to approximately 59’ 3” was approved by City Council (Option 1). The number of units was reduced from 38 to 36 with this approval. October 20, 2015; (ZA15-108) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District, which proposed a revision of the previous SUP approval to extend th e expiration date from November 19, 2015 to November 20, 2016 was denied by City Council (Option 2). November 15, 2016; (ZA16-095) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District to extend the expiration date for the currently approved residential lofts from November 20, 2016 to January 31, 2017 if a building permit is not issued and construction begun by that date was approved by City Council. SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan The 2035 future land use designation for the site is “Town Center”. The purpose of the Town Center land use district is to encourage the creation of a pedestrian-oriented, mixed-use urban environment that serves as Southlake’s downtown and center of community life. Definition: The Town Center land use designation is intended to enhance and promote the development of the community’s downtown. The goal is to create an attractive, pedestrian-oriented environment that becomes the center of community life in Southlake. It may include compatibly designed retail, office, cultural, civic, recreational, hotel and residential uses. All uses shall be developed with a great attention to design deta il and will be integrated into one cohesive district or into distinct sub -districts, each with its own unique characteristics. A mix of different uses is encouraged to create a vibrant, lively, and unique environment. The “Town Center” designation provides the following guidelines for residential uses: • Residential uses are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are inte nded Case No. Attachment A ZA20-0002 Page 5 to provide a lower intensity transition between existing neighb orhoods and commercial uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. • They should also be integrated with pro posed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the propos ed overall development. Mobility & Master Thoroughfare Plan The property is adjacent to N. Carroll Ave. to the west. The Master Thoroughfare Plan shows N. Carroll Ave. as a four-lane divided arterial with 100’ of right of way. Pathways Master Plan & Sidewalk Plan Sidewalks are existing along N. Carroll Ave., Federal Way and Division St. A sidewalk is required along State St. with the development and the required sidewalk is shown on the Development Plan. Per the Downtown District Guidelines for residential developments “sidewalks shall be located in the area between the back o f curb and the building front or property line” and “sidewalks shall be a minimum of 5’-0” measured from the face of the curb to the front property line. That portion of the sidewalk that is free of any obstructions to allow for the passage of pedestrians sha ll be a minimum of 4’-0”.” TRANSPORTATION ASSESSMENT: Traffic Impact A Traffic Impact Analysis (TIA) was prepared for this development. Please see the TIA and Trip Generation Letter that are attached separately. The City’s Transportation Manager has reviewed the TIA. Please see the Review Summary in Attachment “C” of this report for the review comments. TREE PRESERVATION: The site is subject to the City’s Tree Preservat ion Ordinance No. 585-D because it is being rezoned. There is approximately 62% existing tree cover on the site. Except for 18 existing Lace Bark Elms planted along the south side of Division Street, all existing tree cover is proposed to be removed. The Lace Bark Elms are proposed to be replanted back on site or utilized elsewhere in Town Square. A standard zoning district would require that a minimum 40% 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 Case No. Attachment A ZA20-0002 Page 6 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: There are currently 12” water lines in N. Carroll Ave. and Division St. and an 8” water line in Federal Way. The Utility Plan proposes a 12” water line in State St. to connect to the existing lines in Division St. and Federal Way. The Utility Plan shows the site connecting to 8” sanitary sewer lines that exist in N. Carroll Ave. and State St. A study to determine the impacts of the proposed development on the City’s wastewater system is required with an application for a Site Plan if the Zoning Change and Development Plan are approved. DRAINAGE: A Drainage Plan is required with an application for a Site Plan if the Zoning Change and Development Plan are approved. CITIZEN INPUT: A Joint City Council, Planning and Zoning Commission and Sign Boar d meeting was held November 4, 2019. Please see the meeting comment cards attached separately. A SPIN meeting was held January 28, 2020. Please see the SPIN Report and meeting comment c ards attached separately. STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated January 31, 2020. Case No. Attachment B ZA20-0002 Page 1 Case No. Attachment C ZA20-0002 Page 1 DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA20-0002 Review No.: Two Date of Review: 01/31/20 Project Name: Zoning Change and Development Plan – The Downtown Residences of Southlake APPLICANT: Frank Bliss OWNER: Frank Bliss Cooper and Stebbins, L.P. SLTS Land, L.P. 1256 Main St., Suite 240 1256 Main St., Suite 240 Southlake, TX 76092 Southlake, TX 76092 Phone: (817) 291-6148 Phone: (817) 291-6148 E-mail: frank.bliss@cooper.company E-mail: frank.bliss@cooper.company CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/21/20 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AM ENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEE D FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748-8602. Planning Review 1. Label the adjacent properties and properties across adjoining R.O.W.'s with owner's name, existing zoning, and land use map designation per City’s Land Use Plan ("L.U.D.=_____"). The properties to the west across N. Carroll Ave. have “O-1” zoning and LUD = Office Commercial. Properties to the north, south and east are all “LUD = Town Center” including the park. Zoning on McPherson Park is “DT”. 2. Label the distance between buildings and di stance from building to property lines. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: * Block 11 is proposed to be included within the Downtown Zoning District and was not part of the original zoning and development plan for Southlake Town Square. It is regulated by the current Tree Preservation Ordinance 585 -E. * There is 62% of existing tree cover on the site and except for eighteen (18) existing Lace Bark Elm planted along the south side of Division Street, all existing tree cover is proposed to be removed. The Lace Bark Elms are proposed to be replanted b ack on site or utilized elsewhere in Town Square. As the provided Tree Assessments states, a majority of the ex isting trees are not particularly suitable for preservation within the proposed development setting. The majority of the trees are pioneering species which have been previously removed when they were younger resulting in regrowth with poorly formed multi-trunked structures. The Mesquite, Honey Locust, Bois-de-arc, Gum Bumelia, and Hercules Club grow thorns. The applicant proposes to not utilize t hese species within the development setting and is proposing to provide tree species more suitable and of substan tial quality Case No. Attachment C ZA20-0002 Page 2 than what currently exists. * 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 exist ing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Co mmission shall review the application and make a recommendation to the City Council regarding the application. T he City Council shall approve the Plan or Analysis if the Cou ncil 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 preservat ion of existing tree stands with the potential to buffer resi dential 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 ru ral roadways and other streets as identified and prioritized in the Street Typolog y designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. LANDSCAPE COMMENTS: * The landscaping is propose d to be consistent with the existing Town Square development and utilize plant material suggested within the Recommended Plant List within the Landscape Ordinance 544-B. Case No. Attachment C ZA20-0002 Page 3 * 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 All comments are informational for the Zoning Change and Development Plan. All comments must be addressed with an application for a Site Plan if the Zoning Change and Development Plan are approved. GENERAL COMMENTS: * This review is preliminary. Additional requirements may be nec essary with the review of the civil construction plans. * Provide Drainage (Pre- and post-developed condition) and grading plans for this development. * Any private improvements proposed in city right of way may need an encroachment agreement. * The aerial image shows a pooled area that may be wetlands. At the time of design, Developer and design engineer is responsible to acquire any other a pplicable local, State, and Federal permits prior construction . * Street intersections shall comply with TDLR/AD A accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement. WATER COMMENTS: * 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. SANITARY SEWER COMMENTS: * Wastewater system Master plan did not study the system for the proposed use which will need to be analyzed and studied to determine impacts of the proposed development and if improvements are required. Also, the master plan has the site contributing only to waste water sub-basin S-03 which is the sanitary sewer line along Carroll. The current propos ed development appears to also tie-in the sanitary sewer system on state street which is a separate sub-basin that didn’t not take into account any flow from this tract. Case No. Attachment C ZA20-0002 Page 4 DRAINAGE COMMENTS: * Submit preliminary drainage plan with drainage arrows and preliminary calculations . * Clearly label all private and public storm lines. * Differences between pre - and post- development runoff shall be captured in detention pond (s). Proposed detention ponds shall control the discharge of the 1, 5 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 nee ded for maintenance of detention ponds. * Design plan will need to show how much of the west side area drains t o N. Carroll Ave. * The 27-inch pipe along the northeast side of block 11 appears to bypass the pond. What is proposed to tie-into this system? * Capacity will need to be verified for p roposed tie-in at mid-block of state street. * Documentation supporting and certifying that detention is not necessary will be required prior to approval of construction plans. Memorandum needs to be PE sealed and signed. * 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.cityofsouthlake.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 i n: https://www.cityofsouthlake.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 greate r than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls sh all 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- Case No. Attachment C ZA20-0002 Page 5 8082 to connect to the City’s sewer, water or stor m sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any co nstruction of public infrastructure. Construction plans for these improvements must be acceptable to Public Work s prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pr etreated per Ordinance No. 836. *=Denotes informational comment. Transportation Review Stephanie Taylor Transportation Manager Phone: (817) 748-8216 E-mail: staylor@ci.southlake.tx.us General: 1. Future TIA submittals should be bound in a booklet or binder. Trip Generation Memo: 1. The PM peak for the Retail/Restau rant land use is 435, per Table 2. 2. Table 2 does not take into consideration that most retail establishments and restaurants in Southlake Town Square do not open until 10 AM. The AM peak hour data presented may not be applicable during the calculated peak h our for the residential development. Traffic Counts: 1. The collected traffic volume data should dictate the peak hours for a site in a developed area, not the Trip Generation Manual. A typical 3 -hour count in the morning and evening (6-9 AM and 4-7 PM) would yield better information regarding expected peak hours. Midday counts should also be performed given the surrounding land use. 2. The growth rate interpolated from the 2018 Traffic Count Report reflects the growth over 2 years, not annually. Internal Traffic Circulation: 1. Staff has reviewed the requested narrative regarding the parking garages and surface parking. The spaces to the north of the site on Division Street are currently used by DPS employees and visitors to DPS Headquarters, the Municipal Court and McPherson Park. Please provide more information on how these spaces will be restricted to guests of the proposed site only. 2. Staff has reviewed the requested narrative regarding the internal traffic and circulation near the State Street driveway. If th e area is for pick-up and drop-off only, then it stands to reason that a resident is being picked up or dropped off by a non -resident. Securing the driveway with a gate when most (if not all) of the drivers visiting the area will not have automatic access may lead to excessive queuing on State St reet. 3. Given the anticipated operations at the intersection of Carroll Avenue and Division Street, a more direct route from the north garage to Federal Way should be evaluated. Case No. Attachment C ZA20-0002 Page 6 External Traffic Circulation: 1. The assumption that Carroll Avenue at Division Street, if signalized, would operate similarly to Carroll Avenue at Federal Way does not consider the i ntersection’s proximity to the traffic signal at DPS Headquarters and the challenges this would introduce to installation and operations. This information needs to be documented in the report. Sight Distance Analysis: 1. Provide more information regarding why sight distance is expected to be inadequate for the south driveway. There do not appear to be extreme grades or natural obstructions there currently, and the development should not be designed, constructed or landscaped in a way that would not provide for enough visibility for motorists exiting the south garage. Synchro Analysis: 1. Carroll Avenue at Division Street is mislabeled as Carroll Avenue at Federal Way in the Appendix. Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us All comments are informational for the Zoning Change and Development Plan. All comments must be addressed with an application for a Site Plan if the Zoning Change and Development Plan are appro ved. GENERAL COMMENTS: * Fire department access utilizing existing public streets is sufficient to meet hose lay dist ance requirements. * The existing and relocated fire hydrants on the plans appear to provide appropriate coverage based on spacing require ments. * Provide additional information to determine code compliance (i.e., all riser room and FDC locations, elevations with building height to determine if classified as a high -rise structure, etc.). Case No. Attachment C ZA20-0002 Page 7 General Informational Comments * A SPIN meeting was held January 28, 2020. * No review of signs is intended with this submittal. A separate building permit is required prior to construction of any signs. * All lighting must comply with the Lighting O rdinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amend ed. * The applicant should be aware that prior to issuance of a building permit a Site Plan must be approved by City council following a recommendation by the Planning and Zoning Commis sion. * The applicant should be aware that prior to issuance of a bu ilding permit, an appropriate 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 Commen t Case No. Attachment D ZA20-0002 Page 1 Surrounding Property Owner Map and Responses SPO # Owner Zoning Property Address Acreage Response 1 H & C SOUTHLAKE HILTON LLC DT 1400 PLAZA PL 3.72 NR 2 SLTS GRAND AVENUE II LP DT 1430 DIVISION ST 2.55 NR 3 SLTS GRAND AVENUE II LP DT 1410 PLAZA PL 0.24 NR 4 SLTS GRAND AVENUE II LP DT 1420 PLAZA PL 0.40 NR 5 SLTS GRAND AVENUE II LP DT 1430 PLAZA PL 0.75 NR 6 SLTS GRAND AVENUE II LP DT 1440 PLAZA PL 0.51 NR 7 SLTS GRAND AVENUE II LP DT 1411 PLAZA PL 0.26 NR 8 SLTS GRAND AVENUE II LP DT 1446 PLAZA PL 0.22 NR 9 SLTS GRAND AVENUE II LP DT 1450 PLAZA PL 2.96 NR 10 SLTS GRAND AVENUE II LP DT 410 GRAND AVE W 0.19 NR 11 SLTS GRAND AVENUE LP DT 371 STATE ST 1.86 NR 12 TOWN SQUARE VENTURES LP SP1 331 N CARROLL AVE 2.66 NR 13 UNITED STATES POSTAL SERVICE SP1 300 STATE ST 2.97 NR 14 SLTS GRAND AVENUE II LP DT 1431 PLAZA PL 0.23 NR 15 SLTS GRAND AVENUE II LP DT 400 GRAND AVE W 0.22 NR 16 SOUTHLAKE, CITY OF DT 351 STATE ST 1.97 NR 17 SLTS GRAND AVENUE II LP DT 429 GRAND AVE E 0.42 NR 18 SOUTHLAKE, CITY OF DT 399 GRAND AVE W 0.34 NR Case No. Attachment D ZA20-0002 Page 2 19 SLTS GRAND AVENUE II LP DT 1445 PLAZA PL 0.20 NR 20 SLTS GRAND AVENUE II LP DT 310 GRAND AVE W 0.40 NR 21 SLTS GRAND AVENUE II LP DT 316 GRAND AVE W 0.25 NR 22 SLTS GRAND AVENUE II LP DT 327 GRAND AVE E 0.43 NR 23 MERRILL LYNCH PIERCE FENNER & DT 286 GRAND AVE 0.55 NR 24 SLTS GRAND AVENUE II LP DT 1401 FEDERAL WAY 2.44 NR 25 SOUTHLAKE, CITY OF DT 1451 FEDERAL WAY 1.37 NR 26 PURDY, PHILIP D DT 1571 MAIN ST 0.09 NR 27 SLTS GRAND AVENUE II LP DT 251 GRAND AVE 0.60 NR 28 2016 PARKVIEW CONDOMINIUMS DEV DT 350 CENTRAL AVE 0.58 NR 29 TOWN SQUARE VENTURES LP DT 1240 MAIN ST 4.08 NR 30 TOWN SQUARE VENTURES LP DT 1422 MAIN ST 0.67 NR 31 TOWN SQUARE VENTURES LP DT 1256 MAIN ST 0.67 NR 32 TOWN SQUARE VENTURES LP DT 1200 MAIN ST 0.58 NR 33 SOUTHLAKE, CITY OF DT 1400 MAIN ST 0.69 NR 34 PEARLSTONE ENERGY PARTNERS LLC DT 1460 MAIN ST 0.48 NR 35 BUCK, LARRY DT 1568 MAIN ST 0.06 NR 36 HAWTON, DEREK AUBREY DT 1566 MAIN ST 0.06 NR 37 COONS, ROBERT DT 1564 MAIN ST 0.06 NR 38 ALEXANDER, STANLEY DT 1562 MAIN ST 0.06 NR 39 CARDILLO, VALENTINO DT 1560 MAIN ST 0.08 NR 40 BRAY, MELINDA DT 1534 MAIN ST 0.07 NR 41 DAPKIEWIEZ, ROBERT DT 1532 MAIN ST 0.06 NR 42 POSEY, JAMES H DT 1514 MAIN ST 0.06 NR 43 DURANT, TOM DT 1500 MAIN ST 0.13 NR 44 SHAFER, KENNETH DT 1512 MAIN ST 0.06 NR 45 BRYAN CLINTSMAN REVOCABLE TRUS DT 1510 MAIN ST 0.06 NR 46 SCHIRLE, MATTHEW DT 1508 MAIN ST 0.06 NR 47 WARE, DEMARCUS O DT 1506 MAIN ST 0.06 NR 48 JULIA, THOMAS DT 1504 MAIN ST 0.06 NR 49 TOWN SQUARE VENTURES LP DT 1230 MAIN ST 0.28 NR 50 BROWNSTONES AT TOWN SQUARE OWN DT 1565 MAIN ST 0.13 NR 51 STEWART, SCOTT DT 179 SUMMIT AVE 0.09 NR 52 SOUTHLAKE, CITY OF DT 1501 MAIN ST 2.07 NR 53 RYNE, WALLACE R DT 177 SUMMIT AVE 0.08 NR 54 TOWN SQUARE VENTURES LP DT 1429 MAIN ST 0.33 NR 55 TOWN SQUARE VENTURES LP DT 141 GRAND AVE 3.62 NR 56 TOWN SQUARE VENTURES LP DT 181 GRAND AVE 0.39 NR 57 SOUTHLAKE, CITY OF DT 1400 FOUNTAIN PL 0.81 NR 58 TOWN SQUARE VENTURES LP DT 180 STATE ST 0.42 NR 59 TOWN SQUARE VENTURES LP DT 1235 MAIN ST 0.34 NR 60 JACKSON, CHARLES B DT 175 SUMMIT AVE 0.07 NR 61 RODGERS, KACY DT 173 SUMMIT AVE 0.07 NR 62 GUNN, JUSTIN FREDERICK DT 171 SUMMIT AVE 0.07 NR Case No. Attachment D ZA20-0002 Page 3 63 KUPFERMAN, MARK DT 169 SUMMIT AVE 0.06 NR 64 LOVENBURG, JOHN DT 167 SUMMIT AVE 0.04 NR 65 TOWN SQUARE VENTURES LP DT 1570 E SOUTHLAKE BLVD 2.27 NR 66 TOWN SQUARE VENTURES V LP DT 1560 E SOUTHLAKE BLVD 1.10 NR 67 WALIGORA FAMILY REVOCABLE TRUS DT 165 SUMMIT AVE 0.04 NR 68 CANTER, DOUG DT 163 SUMMIT AVE 0.04 NR 69 HCCP SOUTHIAKE BROWNSTONES LLC DT 161 SUMMIT AVE 0.07 NR 70 TOWN SQUARE VENTURES LP DT 115 GRAND AVE 0.38 NR 71 TOWN SQUARE VENTURES LP DT 112 STATE ST 0.38 NR 72 SOUTHLAKE, CITY OF DT 1400 E SOUTHLAKE BLVD 0.94 NR 73 TOWN SQUARE VENTURES LP DT 1430 E SOUTHLAKE BLVD 0.27 NR 74 JONES, BRENT M DT 1591 MAIN ST 0.08 NR 75 LITWAK, DAVID DT 1589 MAIN ST 0.07 NR 76 MYERS, WADE DT 1587 MAIN ST 0.07 NR 77 LEAF, MAKRAM J DT 1585 MAIN ST 0.07 NR 78 PERTZ, DOUGLAS A DT 1583 MAIN ST 0.08 NR 79 HOSTETLER, ALRENA DT 1581 MAIN ST 0.08 NR 80 PLOTT, RONALD T DT 1579 MAIN ST 0.08 NR 81 HANNA, LIBBA DT 1577 MAIN ST 0.08 NR 82 TAMER, DITTO L DT 1575 MAIN ST 0.08 NR 83 SIMPSON & SONS TRADING LP DT 1573 MAIN ST 0.08 NR 84 SOUTHLAKE, CITY OF DT 145 CENTRAL AVE 0.09 NR 85 SLTS BLOCK 22 LP DT 125 CENTRAL AVE 0.40 NR 86 TOWN SQUARE VENTURES IV LP DT 1540 E SOUTHLAKE BLVD 0.47 NR 87 TOWN SQUARE VENTURES IV LP DT 1500 E SOUTHLAKE BLVD 0.28 NR 88 550 NORTH CARROLL AVE LLC O1 550 N CARROLL AVE 0.98 NR 89 FIRST FLATIRON INC O1 500 N CARROLL AVE 1.03 O 90 FLAGSTAFF PARTNERS LP O1 430 N CARROLL AVE 1.69 O 91 UNIQUE FORTUNE LLC O1 400 N CARROLL AVE 0.95 NR 92 WESTMONT PROPERTIES LLC SP1 600 N CARROLL AVE 0.66 NR 93 TOWN SQUARE VENTURES LP DT 140 STATE ST 3.28 NR 94 TOWN SQUARE VENTURES LP DT 1200 E SOUTHLAKE BLVD 1.01 NR 95 DURANT, RICHARD H DT 1541 MEETING ST 0.09 NR 96 FIELDS, KAREN DT 1543 MEETING ST 0.07 NR 97 BEATTY FAMILY TRUST DT 1545 MEETING ST 0.08 NR 98 GUYETTE, CHRISTINA M DT 1547 MEETING ST 0.09 NR 99 DURANT, THOMAS DT 1557 MEETING ST 0.16 NR 100 PISANI DJ FAMILY TRUST DT 1553 MEETING ST 0.08 NR 101 LORENZ, RONDALD DT 1555 MEETING ST 0.08 NR 102 BROWNSTONES AT TOWN DT 208 PARK RIDGE 0.05 NR Case No. Attachment D ZA20-0002 Page 4 SQUARE LP BLVD 103 SERAPHIM PROPERTIES LLC DT 1549 MEETING ST 0.07 NR 104 VAUGHN, SUSAN DT 1551 MEETING ST 0.08 NR 105 BROWNSTONES AT TOWN SQUARE LP DT 1580 MAIN ST 0.12 NR 106 ARNOLD, WILLIAM DT 1586 MAIN ST 0.08 NR 107 SHAMROCK PIPELINE CORP, THE C3 1689 E SH 114 0.41 NR 108 SLTS LAND LP DT 1651 E SH 114 5.33 NR 109 SCHIMEK, CHRIS DT 1509 MEETING ST 0.07 NR 110 KUZMICH, STEPHEN DT 1501 MEETING ST 0.16 NR 111 VAUGHN, DAVID DT 1507 MEETING ST 0.09 NR 112 GRISHAM, SHAWN M DT 1505 MEETING ST 0.08 NR 113 NELSON, KENNETH R DT 1516 MAIN ST 0.06 NR 114 KIENAST, JOSEPH P DT 1518 MAIN ST 0.06 NR 115 AHNER, MAYNARD DT 1530 MAIN ST 0.06 NR 116 STEBBINS, PATRICIA DT 1511 MEETING ST 0.08 NR 117 CENTURION, GLORIA DT 1513 MEETING ST 0.08 NR 118 CURRENT OWNER DT 1515 MEETING ST 0.07 NR 119 ROEMER, GREGORY DT 1519 MEETING ST 0.09 NR 120 DURANT, C DT 1517 MEETING ST 0.08 NR 121 BROWNSTONES AT TOWN SQUARE OWN DT 198 SUMMIT AVE 0.15 NR 122 DURANT, STORMY DT 1523 MEETING ST 0.09 NR 123 TARR, JEFFREY DT 1521 MEETING ST 0.07 NR 124 CURRENT OWNER DT 1503 MEETING ST 0.10 NR 125 LAY, ROBERT DILLON DT 1520 MAIN ST 0.06 NR 126 PEKOWSKI FAMILY 1998 TRUST DT 1522 MAIN ST 0.06 NR 127 LEWIS TERRY W AND DEBRA K REVO DT 1524 MAIN ST 0.06 NR 128 RAJ, ABHINANDAN DT 1528 MAIN ST 0.06 NR 129 WANG, TZUCHUNG S DT 1526 MAIN ST 0.06 NR 130 BROWNSTONES AT TOWN SQUARE OWN DT 199 SUMMIT AVE 0.10 NR 131 PLOTT, R DT 1578 MAIN ST 0.16 NR 132 SOUTHLAKE, CITY OF SP1 600 STATE ST 3.73 NR 133 BROWNSTONES AT TOWN SQUARE LP DT 207 PARK RIDGE BLVD 0.10 NR 134 KUZMICH, STEPHEN DT 201 PARK RIDGE BLVD 0.13 NR 135 BROWNSTONES AT TOWN SQUARE LP DT 211 PARK RIDGE BLVD 0.08 NR 136 BROWNSTONES AT TOWN SQUARE LP DT 215 PARK RIDGE BLVD 0.07 NR 137 BROWNSTONES AT TOWN SQUARE LP DT 221 PARK RIDGE BLVD 0.07 NR 138 BROWNSTONES AT TOWN SQUARE LP DT 225 PARK RIDGE BLVD 0.07 NR Case No. Attachment D ZA20-0002 Page 5 139 MAYES, PAYTON DT 231 PARK RIDGE BLVD 0.07 NR 140 BROWNSTONES AT TOWN SQUARE LP DT 241 PARK RIDGE BLVD 0.64 NR 141 GORDON, KEVIN DT 235 PARK RIDGE BLVD 0.08 NR 142 MAYES, WILLIAM PAYTON DT 206 PARK RIDGE BLVD 0.17 NR 143 SOUTHLAKE, CITY OF DT 1297 DIVISION ST 1.72 NR 144 SOUTHLAKE, CITY OF DT 1299 DIVISION ST 1.68 NR 145 SLTS LAND LP C3 401 N CARROLL AVE 8.09 NR 146 SLTS LAND LP DT 581 STATE ST 0.37 NR 147 SLTS LAND LP DT 500 RESERVE ST 0.28 NR 148 SLTS GRAND AVENUE II LP DT 1420 DIVISION ST 3.17 NR 149 GPI-MT LP DT 550 RESERVE ST 2.39 NR 150 SLTS LAND LP DT 601 STATE ST 2.58 NR 151 TOWN SQUARE VENTURES LP DT 1400 CIVIC PL 0.75 NR 152 SLTS GRAND AVENUE II LP DT 1361 FEDERAL WAY 1.41 NR 153 SLTS GRAND AVENUE II LP DT 301 STATE ST 0.49 NR 154 TOWN SQUARE VENTURES IV LP DT 115 CENTRAL AVE 1.66 NR 155 BROWNSTONES AT TOWN SQUARE LP DT 351 CENTRAL AVE 2.16 NR 156 TOWN SQUARE VENTURES IV LP DT 1510 E SOUTHLAKE BLVD 0.92 NR 157 BROWNSTONES AT TOWN SQUARE LP DT 301 CENTRAL AVE 0.57 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Ninety-five (95) Response Forms Received: Two (2) – Attached Please also see the meeting comment cards, letters, e-mails and survey responses attached separately (pdf only). Case No. Attachment D ZA20-0002 Page 6 Case No. Attachment D ZA20-0002 Page 7