Item 7A - Narrative and S-P-1 LetterNarrative for SP-1 Site Plan Park Village
Revised October 1, 2020
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Narrative for Zoning and SP-1 Detailed Site Plan
Park Village
ShopCore, LP
Southwest Corner of East Southlake Blvd. and South Carroll
Avenue Southlake, Texas
Revised October 1, 2020
Project Description:
Park Village is an existing commercial development that encompasses 19.3 acres, situated in
tracts Block 1 Lot 1 and Block 2 Lot 1 of the Park Village Addition . Currently Zoned SP-1 (base
zoning C-3 General Commercial) the 16.9 acre project site, Block 1 Lot 1, is boun ded by East
Southlake Blvd. on the north, South Carroll Avenue on the east, Zena Rucker Road on the
south and Tower Blvd. on the west. The remaining 2.4 acre tract, Block 2 Lot 1, is located at
the southwest intersection of South Carroll Avenue and Zena Rucker Road, and is currently
being used as drainage retention facilities for the overall Park Village development.
Our Zoning request is for modifications to the current SP-1 Zoning Ordinance. To accompany
the SP-1 Site Plan Zoning application, a complete and detailed Site Plan set of drawings have
been prepared for Block 1 Lot 1. The project site , Block 1 Lot 1, shall comply with all conditions
of the City of Southlake Comprehensive Zoning Ordinance No. 480-UU, as amended, as it
pertains to Section 22, C-3 General Commercial District uses and regulations. Th e scope of
new construction associated with this project is limited to the northwest corner and northeast as
shown in the attached plan set. The current project will be constructed in one phase, which
includes all paving, landscaping, water features, and amenity improvements within the limits of
work. Per our request, we are seeking a Site Plan approval for Block 1 Lot 1.
Project improvements within this scope of work will consist of:
• Water feature modifications
• Plaza paving enhancemen ts
• Landscape area modifications
Modifications to the Zoning Change and Site Plan (ZA16-058) that was approved November 1,
2016 will be necessary due to grading, drainage and soil movement compromising the existing
buildings. Geotechnical Report by Reed Engineering requires that trees, planters and landscape
areas be removed from the areas within 20’ of the affected buildings along Southlake Blvd and
the northwest corner of the site.
Pave rs will be installed in the new plaza space, integral color concrete will be installed to match
adjacent paving where walkways are modified due to landscape area removal or construction
damage The existing integral concrete finishes outside of the northeast and northwest areas are
to remain in their current condition. No changes other than those noted herein and shown on the
plans are proposed and all other previous conditions of approval remain in effect.
Surrounding Property Uses are :
A. East – The Shops at Southlake – retail development – SP -2 zoning
B. South – RPUD - Medium Density Residential zoning
C. West – commercial development – SP-1 zoning
D. North – developed across East Southlake – SP-1, SP-2 & SF-IA zoning.
Narrative for SP-1 Site Plan Park Village
Revised October 1, 2020
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Existing Site Conditions:
A. The existing site consists of 13 buildings for general retail and commercial use. Existig
site amenities include :
• Water feature at corner of E. Southlake Blvd. & S. Carroll Ave.,
• Pedestrian areas with additional water features, landscape and hardscape amenities.
• Private park area around retention pond at S. Carroll Ave. & Zena Rucker Road.
• Sidewalk or 8’ walking trails on all perimeter roads.
• Bicycle stops.
• Public Art Program.
• Valet Parking.
Permitted Uses
All those uses permitted in the “C-3” General Commercial District.
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480-UU, as amended, as it pertains to Section 22, C-3 General Commercial
District uses and regulations with the following modifications:
Variances Requested:
1. Driveway Stacking Depth (approved January 9, 2014) – the required stacking at
driveway entrances is 100 feet. We are requesting variable stacking depths as shown
on the Site Plan and as listed below measured from the right of way:
Drive A – no variance - 130 ft.
Drive B – corresponds to existing north drive to Shops at Southlake to east of Carroll.
Drive C – no variance - 170 ft. (aligns with existing middle drive to Shops at Southlake).
Drive D – 33 feet (ingress/egress from parking area to Zena Rucker).
Drive E – 10 feet (ingress/egress from parking area to Tower Blvd.).
Drive F – 10 feet (ingress/egress to service area to Tower Blvd.).
2. Driveway Spacing (approved January 9, 2014) – 500 feet is required between the
proposed west R.O.W. line of S. Carroll Ave. and the centerline of the main entrance
drive on East Southlake Blvd. (approx. 468 feet is provided) and 500 feet is required
between the east R.O.W. of proposed Tower Blvd. and the driveway centerline (approx.
448 feet is provided).
3. Driveway Connections to Tower Blvd. & Zena Rucker Road (approved January 9,
2014) – commercial & service driveways are not permitted on collector streets unless
there is no other public access. We are requesting driveways be allowed as shown on
the Site Plan & as recommended in the Traffic Impact Analysis by Halff Assoc., Inc.
dated June 25, 2012 & revised in response to the City’s consultant (Lee Engineering)
review on July 12, 2012. Driveway widths are proposed as follows:
Drive D – 30 feet for ingress/egress to the main parking area.
Drive E – 50 feet for ingress/egress to the main parking area.
Drive F – 55 feet for service entrance only.
4. Parking Lot Landscape Islands (approved January 9, 2014) – planter islands are
required to have a minimum width of 12 feet and shall be equal to the length of a parking
space. The parking lot landscape area requirement for this project site is 15 sq.ft. per
parking stall. We are requesting that the minimum width of landscape islands be 9 feet,
face of curb to face of curb, and that we be allowed to use diamond shaped tree islands,
Narrative for SP-1 Site Plan Park Village
Revised October 1, 2020
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4 feet by 4 feet to face of curb in limited areas as located and dimensioned on the Site
Plan.
5. Lighting Design (approved January 9, 2014) – the lighting ordinance requires that
Luminaires on poles over 42” in height and exterior wall mounted fixtures shall be either
high pressured sodium lights or neutral or warm correlated color temperature LED lights
or other lights giving a similar soft lighting effect. We are requesting to be allowed to use
high pressured sodium for pedestrian scale lights in sidewalk areas only and metal
halide for parking areas and wall mounted lights. The proposed metal halide luminaires
will meet the same requirements for correlated color temperature LED lights required by
the ordinance and will be installed as shown on the Photometrics Plan by WLS Lighting
included in the Site Plan submittal.
6. Landscape – the landscape ordinance requires tree and shrub plantings along the
Southlake Blvd along the northwest corner of the site and trees around the site. We are
requesting a reduction in required landscape area and site trees. Since construction of
the initial project, shifting soil has resulted in the need for structural modifications to the
existing buildings. Geotechnical and structural design requirements dictate that trees,
planters and landscape areas be removed from the areas within 20’ of the affected
buildings as indicated on the attached exhibit.
Narrative for SP-1 S te Plan Park Village
Revised Octo ber 1, 20 20
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Development Regulations
1. Proposed Park Village Parking Tabulation
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Revised October 1, 2020
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“Parking Standards and Demand. The fact that a customer usually visits several stores during a single
shopping trip and the rate of turnover of the spaces distinguish parking requirements for shopping centers
from those of freestanding commercial enterprises.
Parking standards are expressed as a parking ratio—the number of parking spaces per 1,000 square feet (93
square meters) of GLA in a shopping center. GLA is a known and realistic factor for measuring the adequacy of
parking provisions in relation to retail use.
Based on a comprehensive study of parking requirements for shopping center conducted by ULI and the
International Council of Shopping Centers in 1999, the following base parking standards are recommended for a
typical shopping center today:
• Four spaces per 1,000 square feet (93 square
meters) of GLA for centers with a GLA of fewer
than 400,000 square feet (37,175 square
meters)
The parking ratios presented above apply to centers that have no more than 10 percent of their GLA occupied by
restaurants, entertainment venues, and/or cinema space. For centers where these uses occupy 11 to 20 percent
of GLA, a linear incremental increase of .03 space per 1,000 square feet (93 square meters) for each percent
above 10 percent is recommended.”1
Our proposal reflects a restaurant percentage to the total size of 18.21%; therefore, the Center should have an
overall parking ratio of 4.24 parking spots. ([18.21% ‐ 10%] = 8.21 x .03
= .24 + 4 = 4.24)
1 Retail Development, Fourth Edition by Urban Land Institute ‐ ULI Development Handbook Series, Copyright 2008,
(Chapter 4. Planning and Design, Pages 152, 153)
NOTE: No additional parking spaces will be required for outside dining/patio seating. The
above building area square footage does not include outside seating areas.
2. Loading Zones
a. Loading Spaces (minimum 10’ x 50’) will be provided for individual tenants larger
than 10,000 square feet.
b. Loading will be provided for typical smaller tenants by using vacant parking
spaces outside the fire lane & restricting the deliveries to “off-business” hours.
3. Buildings A, F, F2, J, K, L, M, N and O shall be allowed to have outdoor seating for
restaurant related uses in the areas noted on the approved site plan, subject to
compliance with city codes and ordinances for outdoor seating.
4. Buildings less than 6,000 square feet shall NOT be required to have a pitched roof as
required by the Zoning Ordinance Section 43 – Overlay Zones, paragraph 43.13.a(2).
5. Front, side and rear yards: With the following exceptions, no front, side or rear yard
setback is required:
a. Buildings along Southlake Boulevard shall maintain a minimum thirty-five (35’) foot
setback from the existing right of way line before additional dedications for turn lanes
(as dimensioned on the Site Plan);
b. Buildings along Tower Boulevard shall maintain a minimum fifteen (15’) foot setback;
Narrative for SP-1 Site Plan Park Village
Revised October 1, 2020
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c. Buildings along the South Carroll Avenue shall maintain a twenty-five (25’) foot
setback from the proposed right of way after additional dedications for street
widening and required turn lanes (as dimensioned on the Site Plan);
d. Buildings along Zena Rucker Road shall maintain a twenty-five (25’) foo t setback.
e. No interior building setbacks to interior lot lines will be required if the property is
subdivided in the future.
6. Front, side and rear bufferyard: with the following exceptions, no front, side or rear
bufferyard is required:
a. A twenty (20’) foot bufferyard (TYPE “O”) shall be provided along Southlake
Boulevard;
b. A ten (10’) foot bufferyard (TYPE “B”) shall be provided along Tower Boulevard;
c. A ten (10’) foot bufferyard (TYPE “E”) shall be provided South Carroll Avenue;
d. A ten (10’) foot bufferyard (TYPE “B”) shall be provided along Zena Rucker Road.
e. No interior bufferyards along interior lot lines will be required if the property is
subdivided in the future.
7. Impervious coverage for the overall site plan area (22.48 acres within this SP-1 district)
with the Retention pond area included shall not exceed 75%. There shall be no
maximum impervious coverage for individually platted lots within the overall site plan.
8. An 8’ wide multi-use trail is proposed along the south side of Zena Rucker Road. As
indicated on the Site Plan, the portion of the 8’ multi-use trail along the frontage of the
residential property to the south of Zena Rucker Road will be constructed when that
property is developed. The portion along the Retention pond parcel lot will be
constructed with this project.
9. All curb cuts into E. Southlake Boulevard are subject to approval by TxDOT. The
Deceleration lane at the main entry drive along with appropriate ROW dedications to
maintain parkway widths will be required with the construction of the driveway/street cuts
along E. Southlake Boulevard.
10. Deceleration lanes that are recommended in the Traffic Impact Analysis (by Halff
Associates, Inc.) along the street frontage of this project along East Southlake Blvd. and
South Carroll Avenue will be constructed with this project. The South Carroll Avenue
configuration for widening and turn lanes will be based on Scenario 3 of the City of
Southlake 2030 Mobility Plan & the report prepared by Kimley-Horn & Assoc., Inc. dated
October 2, 2102.
11. Building Articulation – Building articulation is required in accordance with the Corridor
Overlay Zone, in the Zoning Ordinance, Section No. 43, per Exhibit 43-A. We are
requesting that horizontal and vertical articulation shall be permitted as shown on the
site plan and building elevations included in the Site Plan submittal.
Narrative for SP-1 Site Plan
Park Village
Revised January 9, 2014
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12. Building Façade Materials - Building facade materials are allowed as shown on the
elevations.
13. Masonry Ordinance – we request a Variance to the Masonry Ordinance No. 557, as
amended, to allow the building facade materials as shown on the elevations.