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)