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Item 7 - Park VillageCase No. ZA20-0021 S T A F F R E P O R T October 2, 2020 CASE NO: ZA20-0021 PROJECT: Zoning Change and Site Plan for Park Village EXECUTIVE SUMMARY: On behalf of Excel I, LP, Dunaway Associates is requesting approval of a Zoning Change and Site Plan for Park Village on property described as Lot 1, Block 1 and Lot 1, Block 2, Park Village, an addition to the City of Southlake, Tarrant County, Texas, and located at 1035 E. Southlake Blvd. and 300 S. Carroll Ave., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan District. Proposed Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood #9. DETAILS: The purpose of this request is to seek approval of a Zoning Change and Site Plan for revisions to the Park Village development to include modifications to the fountain and landscaping, enhancements to the plaza area paving and the addition of a shade structure. The main areas of the site being modified are at the northeast and northwest corners of the property. Also, to address existing drainage issues, at grade planters and tree wells within 20’ of a building are proposed to be removed throughout the site. A Zoning Change and Site Plan (ZA16-058) to allow the at grade planters and tree wells to be replaced with self-contained raised planters was approved in 2016, but the raised planters were never constructed. The request is to allow the at grade planters and tree wells to be removed with no replacement of the landscaping in those areas. In addition, specific paving materials and patterns were previously approved for the “village” and “rim” areas. Previous attempts to provide the required patterns by brushing, sandblasting, etc. have failed to provide an outcome that meets the requirements approved with previous zoning applications. The applicant is proposing to allow the existing integral color concrete areas to be maintained in their current condition except as shown in the areas to be revised. All of the proposed revisions are on Lot 1, Block 1, Park Village, which is the lot north of Zena Rucker Rd. No changes to the open space lot south of Zena Rucker Rd. are proposed. No changes or than those noted and shown on the plans are proposed and all other previous conditions of approval remain in effect. The proposed changes are summarized below: • Reduce the size of the large fountain and add sculpture • Add activity lawn with festoon lights and poles • Enhanced hardscape materials including pavers in the fountain plaza areas • Enhanced landscaping at the northeast and northwest corners of the site • Add a shade structure adjacent to the large fountain • Remove at grade planting beds and tree wells within 20’ of buildings • Maintain existing integral color concrete finishes outside of the identified Case No. ZA20-0021 improvement areas VARIANCE REQUESTED: A variance to Landscape Ord. No. 544, as amended, is requested to allow the interior and parking lot landscape plantings as shown on the plans. To address existing drainage issues, at grade planters and tree wells within 20’ of a building are proposed to be removed throughout the site. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated September 30, 2020 (D) Surrounding Property Owners Map and Responses Presentation Narrative, S-P-1 and Variance Request Letter Plans SPIN meeting report 2035 Corridor Planning Committee meeting report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. Attachment A ZA20-0021 Page 1 BACKGROUND INFORMATION OWNER: Excel I, LP APPLICANT: Dunaway Associates PROPERTY SITUATION: 1035 E. Southlake Blvd. and 300 S. Carroll Ave. LEGAL DESCRIPTION: Lot 1, Block 1 and Lot 1, Block 2, Park Village LAND USE CATEGORY: Retail Commercial, Medium Density Residential CURRENT ZONING: “S-P-1” Detailed Site Plan District. REQUESTED ZONING: “S-P-1” Detailed Site Plan District. HISTORY: - The property was annexed into the City in 1956. - A Zoning Change and Site Plan (ZA08-059) from “AG” Agricultural District to “S-P-2” Generalized Site Plan District with “C-2” Local Retail Commercial District uses and regulations for The Plaza on Southlake Blvd. was approved by City Council on December 2, 2008. The site plan for the property, which is located at 1001 E. Southlake Blvd., includes nine one-story retail and office buildings totaling approximately 65,000 square feet. - A Zoning Change and Concept Plan (ZA12-090) from “AG” Agricultural District to “S-P-2” Generalized Site Plan District for Southlake Park Village that included approximately 217,000 square feet of retail development and a parking garage was approved by the Planning and Zoning Commission on November 8, 2012 and approved by City Council at 1st reading December 4, 2012. The case was withdrawn prior to a 2nd reading at Council. - A Preliminary Plat (ZA12-091) for Southlake Park Village was approved by the Planning and Zoning Commission on November 8, 2012. The case was withdrawn before moving forward to City Council. - A Zoning Change and Site Plan (ZA13-060) from “S-P-2” Generalized Site Plan District and “AG” Agricultural District to “S-P-1” Detailed Site Plan District for Park Village was approved October 15, 2013. - A Preliminary Plat (ZA13-061) for Lot 1, Block 1 and Lot 1, Block 2, Park Village was approved October 15, 2013. - A Final Plat (ZA13-119) Lot 1, Block 1 and Lot 1, Block 2, Park Village was approved November 7, 2013. - A Zoning Change and Site Plan (ZA14-037) from “S-P-1” Detailed Site Plan District to “S-P-1” Detailed Site Plan District for Park Village to approve revisions to the Landscape Plan was approved May 20, 2014. - A Zoning Change and Site Plan (ZA16-058) from “S-P-1” Detailed Site Case No. Attachment A ZA20-0021 Page 2 Plan District to “S-P-1” Detailed Site Plan District for Park Village to approve revisions to the Landscape Plan was approved November 1, 2016. To mitigate drainage problems, at grade planting beds and tree wells within 20’ of a building were approved to be replaced with self- contained raised planters. Replacement of the at grade planting beds and tree wells with above ground planters has not yet occurred. SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Retail Commercial on the lot north of Zena Rucker Rd. and Medium Density Residential on the open space lot south of Zena Rucker Rd. The proposed revisions are on the lot north of Zena Rucker Rd. Purpose and Definition: The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhood-type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories previously discussed. Pathways Master Plan & Sidewalk Plan All adjacent sidewalks and trails shown on the Master Pathways Plan have been constructed. An 8’ or greater multi-use trail exists along E. Southlake Blvd., S. Carroll Ave. and the south side of Zena Rucker Rd. A 6’ sidewalk exists along the north side of Zena Rucker Rd. and a 5’ sidewalk exists along the east side of Tower Blvd. TRANSPORTATION ASSESSMENT: No changes to the existing traffic patterns or intensity are proposed. TREE PRESERVATION: A net reduction of twenty-two trees is proposed including canopy trees and accent trees. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting was held on February 11, 2020. A meeting report is attached separately. A 2035 Corridor Planning Committee meeting was held on January 29, 2020. A meeting report is attached separately. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated September 30, 2020. Case No. Attachment A ZA20-0021 Page 3 The criteria for granting a variance to the requirements of Landscape Ordinance No. 544-B are below: The City Council shall have the authority to grant an interpretation or variance to the requirements of (the Landscape) ordinance. In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or a practical difficulty on the applicant, that the situation causing the unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and that the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The decision of the City Council shall be final. Case No. Attachment B ZA20-0021 Page 1 Case No. Attachment C ZA20-0021 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA20-0021 Review No.: Two Date of Review: 09/30/20 Project Name: Zoning Change and Site Plan – Park Village APPLICANT: Adam Brewster OWNER: Craig Myers Dunaway Associates Excel Southlake I LP, c/o Shopcore Properties LP 550 Bailey Ave., Suite 400 233 Wacker Dr., Suite 3400 Fort Worth, TX Chicago, IL 60606 Phone: (817) 335-1121 Phone: (480) 390-2847 E-mail: ABrewster@dunawayassociates.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/17/20 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748-8602. 1. Place the City case number “ZA20-0021" in the lower right corner of all plans and exhibits for ease of reference. 2. Please make the following changes to the Narrative and “S-P-1” letter. a. Specific paving materials and patterns were previously approved for the “village” and “rim” areas. Previous attempts to provide the required patterns by brushing, sandblasting, etc. have failed to provide an outcome that meets the requirements approved with previous zoning applications. Please specify if changes to the previously approved hardscape requirements for areas outside of the northeast and northwest areas designated for revisions with the current application are to be included with this request or if the hardscape will be brought into compliance with the zoning by some other method. If the existing integral concrete finishes outside of the northeast and northwest areas are to be maintained in their current condition, please add a statement to that effect in the second paragraph of the narrative with the other proposed modifications to the S-P-1 zoning. See the comment below to correct the areas of existing integral color concrete on the Site Plan. b. To address existing drainage issues, a Zoning Change and Site Plan (ZA16-058) was approved November 1, 2016 to allow at grade planting beds and tree wells within 20’ of a building to be replaced with self-contained raised planters. The color exhibit of existing conditions and removal items shows the at grade plantings and tree wells to be removed and the only plantings being added are at the northeast and northwest corners of the site. Please add a statement in the second paragraph of the narrative describing the removal of the at grade planting beds and tree wells throughout the site with the other proposed modifications to the S-P-1 zoning. This statement will be in addition to the statement in the variance section requesting landscape reductions. c. A number of stipulations and conditions were included in previous City Council motions for approval. Please add the following statement at the end of the narrative section and make sure that any previous stipulations and/or conditions that are not intended to be Case No. Attachment C ZA20-0021 Page 2 carried forward are spelled out in the second paragraph of the narrative with the rest of the proposed zoning modifications: “No changes other than those noted herein and shown on the plans are proposed and all other previous conditions of approval remain in effect.” d. Update the “Surrounding Property Uses are:” section to remove “undeveloped” and “proposed” from B and C. e. Remove the statement regarding a Master Sign Plan from the Permitted Uses since that is not part of the “S-P-1” zoning request. 3. Please make the following revisions to the Site Plan: a. Revise the title block to include Lot, Block and Addition and County. b. Add dashed lines around the areas at the northeast and northwest corners of the property that show the extent of the revisions. Ensure that the dashed lines are consistent on the Site Plan, color exhibits showing proposed landscaping and the landscape plans. c. Revise the plan to correctly shown the areas of existing integral color concrete. Specific paving materials and patterns were approved for the “village” and “rim” areas. Previous attempts to provide the required patterns by brushing, sandblasting, etc. have failed to provide an outcome that meets the requirements approved with previous zoning applications. Please specify if changes to the previously approved hardscape requirements are to be included with this request or if the hardscape will be brought into compliance with the zoning by some other method. If the existing integral concrete finishes outside of the northeast and northwest areas are to be maintained in their current condition, please add a statement to that effect in the narrative and “S-P-1” regulations. d. Show and label the location, type, and height of all walls, fences, and screening devices. Note whether existing or proposed. Show an exhibit of the materials to be used for the low wall at the northwest corner of the building. e. S. Carroll Ave. is misspelled. 4. On the color exhibit showing the proposed landscaping, please add a dashed line around the area at the northwest corner that is being revised in addition to the dashed line around the northeast corner. 5. Check with TxDOT to determine if the bollards shown at the intersection of E. Southlake Blvd. and S. Carroll Blvd. and any other structures in the right of way are permitted. 6. All mechanical equipment must be screened of view from rights-of-way and residential properties in accordance with the Zoning Ordinance No. 480, as amended. 7. Per Subdivision Ord. No. 483, as amended, Section 8.05.F, all above ground electric, telephone, cable and other utility equipment, transformers, etc. must be screened from public view in such a manner that the ground equipment cannot be seen from a public right of way. It appears that the additional paving and reduced landscaping at the northwest corner of the property will reduce the screening of the existing equipment. Please revise the Landscape Plan to ensure that the existing equipment is completely screened or verify that the plantings proposed on the landscape plan are of adequate size and height to screen the equipment. Case No. Attachment C ZA20-0021 Page 3 Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 LANDSCAPE COMMENTS: 1. Please provide an existing Landscape Plan which clearly delineates what existing plant material is being removed. 2. Please revise the Bufferyards Summary Chart to show the actual amount of plant material being provided within the revised bufferyard plantings. 3. Why are most of the trees proposed to be transplanted? New nursery grown trees would be healthier and establish better. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us No comments. Stephanie Taylor, P.E., PTOE Transportation Manager Phone: (817) 748-8216 E-mail: staylor@ci.southlake.tx.us Site Plan: 1. S Carroll Ave is misspelled. 2. Show how pedestrians will access the plaza area from the existing crosswalk across S Carroll Ave. 3. Include elevations and grading with next submittal so the accessibility of the redeveloped area can be verified. Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us No comments. Case No. Attachment C ZA20-0021 Page 4 General Informational Comments * A SPIN meeting showing the proposed changes was held on February 11, 2020. * A Corridor Planning Committee meeting was held on January 29, 2020. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit a fully corrected site plan, landscape plan, irrigation plan, and other applicable plans must be submitted for approval and all required fees must be paid. * Denotes Informational Comment Case No. Attachment D ZA20-0021 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Zoning Physical Address Acreage Response 1. ALI, ZULFIQAR SF20B 300 LAKESIDE CT 0.57 NR 2. JABERI, PARVIZ SF20B 302 LAKESIDE CT 0.51 NR 3. SL OAK TREE EST HOMEOWNR ASSN SF20B 1200 WESTMONT DR 3.26 NR 4. CARROLL/1709 LTD SP2 251 S CARROLL AVE 0.93 NR 5. TOWN SQUARE VENTURES LP DT 1200 E SOUTHLAKE BLVD 1.01 NR 6. EXCEL SOUTHLAKE LP SP1 1035 E SOUTHLAKE BLVD 16.95 NR 7. WCHOA INC RPUD 200 WOODSONG WAY 0.14 NR 8. JOSHI, DILIP RPUD 304 WOODSONG WAY 0.35 NR 9. RAJENDER KUMAR AGARWAL REVOCAB RPUD 208 WOODSONG WAY 0.44 NR 10. LOPEZ, ERIK RPUD 204 WOODSONG WAY 0.55 NR 11. CALATLANTIC HOMES OF TEXAS INC RPUD 205 WOODSONG WAY 0.44 NR 12. SURYAKUMAR, RAJARAMAN RPUD 224 WOODSONG WAY 0.35 NR 13. PARKER, MATHEW RPUD 308 WOODSONG WAY 0.38 NR 14. CASSIDY, RICHARD RPUD 305 WOODSONG WAY 0.35 NR 15. KARIC, ZLANTAN RPUD 313 WOODSONG WAY 0.59 NR 16. CALATLANTIC HOMES OF TEXAS INC RPUD 317 WOODSONG WAY 0.43 NR 17. WCHOA INC RPUD 440 S CARROLL AVE 0.13 NR 18. EDWARDS, E RPUD 229 WOODSONG WAY 0.35 NR 19. ROGERS, PAUL RPUD 301 WOODSONG WAY 0.35 NR Case No. Attachment D ZA20-0021 Page 2 20. SAVAGE, WILLIAM RPUD 300 WOODSONG WAY 0.35 NR 21. CALATLANTIC HOMES OF TEXAS INC RPUD 228 WOODSONG WAY 0.35 NR 22. SIERRA, ROBERT RPUD 209 WOODSONG WAY 0.52 NR 23. PETRONIUS FERNANDO, WANNAKAWAT RPUD 225 WOODSONG WAY 0.39 NR 24. CALATLANTIC HOMES OF TEXAS INC RPUD 309 WOODSONG WAY 0.35 NR 25. EXCEL SOUTHLAKE LP SP1 300 S CARROLL AVE 2.38 NR 26. WCHOA INC RPUD 201 WOODSONG WAY 0.16 NR 27. RUCKER FAMILY TRUST AG 835 E SOUTHLAKE BLVD 1.52 NR 28. ALL STAR MOB, LLC SP1 905 E SOUTHLAKE BLVD 2.04 NR 29. WELLTOWER OM GROUP LLC SP1 925 E SOUTHLAKE BLVD 3.64 NR 30. GREENWAY-SOUTHLAKE OFFICE PRTN SP1 1110 E SOUTHLAKE BLVD 1.99 NR 31. EAST SOUTHLAKE #2 LTD SP1 910 E SOUTHLAKE BLVD 2.34 NR 32. MENDEZ LTD AG 918 E SOUTHLAKE BLVD 5.39 NR 33. GREENWAY CRESTWOOD PARTNERS SP2 1100 E SOUTHLAKE BLVD 2.25 NR 34. EAST SOUTHLAKE #1 LTD SP1 900 E SOUTHLAKE BLVD 1.97 NR 35. MENDEZ LTD SF1-A 1050 E SOUTHLAKE BLVD 3.46 NR 36. CARROLL/1709 LTD SP2 1201 E SOUTHLAKE BLVD 8.43 NR 37. CARROLL/1709 LTD SP2 275 S CARROLL AVE 2.43 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-Seven (27) Responses received: None (0)