Item 7B9
CASE NO: ZA21-0059
SOUTHLA14CE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
September 14, 2021
PROJECT: Zoning Change and Concept/Site Plan for Phillips Edison Development
EXECUTIVE
SUMMARY: Claymoore Engineering is requesting 15t Reading approval of a Zoning Change
and Concept/Site Plan for Phillips Edison Development on property described as
Lots 2R1 and 4R, L.B.G. Hall No. 686 Addition, an addition to the City of
Southlake, Tarrant County, Texas and located at 100 and 110 W. Southlake
Blvd., Southlake, Texas. Current Zoning: "S-P-2" Generalized Site Plan District.
Proposed Zoning: "S-P-2" Generalized Site Plan District. SPIN Neighborhood #7.
DETAILS: The project is generally located northwest of the intersection of W. Southlake
Blvd. and N. White Chapel Blvd.
The purpose of this request is to redevelop the Magic Texaco lot at 110 W.
Southlake Blvd. with an approximately 4,788 square foot retail and restaurant
building with drive thru and to include the lot in the same S-P-2 Generalized Site
Plan zoning district zoning as the Tom Thumb lot. The existing lot boundary
between the Texaco lot and the Tom Thumb lot is proposed to be shifted to the
north to align with the center of the existing driveway. Parking for both lots will be
shared through an access and reciprocal parking agreement. An overall parking
ratio of 1 space per 273 square feet of floor area is proposed for the site as a
whole. The existing parking ratio is 1 space per 279 square feet. No changes to
the existing Tom Thumb lot are proposed other than the reconfiguration of some
parking spaces with the proposed boundary change and all previous conditions
of approval for that lot remain in effect.
On September 7, 2021, City Council tabled the item to the September 21, 2021
meeting to allow the applicant to revise the plans. The Concept/Site Plan has
been revised to move the exit only driveway on the east side of Lot 4R to the
west farther away from N. White Chapel Blvd. and to lengthen the median at the
drive-thru entrance. The revisions resulted in a reduction of seven parking spaces
on Lot 4R. The "S-P-2" regulations have been revised to limit the restaurant floor
area on Lot 4R to 2,100 square feet and to revise the impervious coverage,
parking spaces provided and overall parking ratio to be consistent with the
revised Concept/Site Plan.
The revised "S-P-2" uses and regulations and the Site Data Summary Chart are
below:
Case No.
ZA21-0059
Zoning Document
Philips Edison & Company
Proposed Permitted Uses and Development Regulations for "SP-2" Zoning
ZA21-0059
August 13, 2021
Permitted Uses:
This property is proposed to be divided into 2 lots all of which would include permitted uses as
found in the C-3 General Commercial District as described in Section 22 of the Comprehensive
Zoning Ordinance.
Permitted C-3 uses relative to this application consist of any use permitted in the C-2 Local
Retail Commercial District with the following exceptions:
1. Frozen food lockers for individual or family use, not including the processing of food
except cutting or wrapping
2. Bowling alleys
3. Conventional golf courses, including outdoor driving ranges accessory thereto, but
excluding outdoor miniature golf courses
4. Lodges, sororities and/or fraternities
5. Medical care facilities to include nursing and care homes
6. Hospitals with their related facilities and supportive retail and personal service uses
operated by or under the control of the hospital primarily for the convenience of patients,
staff and visitors
7. Mortuaries
8. Funeral homes and undertakers
9. Skating rinks, ice and roller {indoor only}
10. Taverns, clubs and other comparable establishments under which the on -premise
consumption of alcoholic beverages is permitted as required in Section 45 of Zoning
Ordinance No. 480
11. Movie theaters
DEVELOPMENT REGULATIONS:
This property shall be subject to the development regulations for the C-3 General Commercial
District, and all other applicable regulations with the following exceptions:
1. Impervious coverage will be allowed as shown at 86.45% and calculated for the site as a
whole and not on a lot by lot basis.
2. Allowing parking to be provided for the site as a whole at 376 parking spaces instead of
the required 549 parking spaces for an overall ratio of 1 space per 273 square feet of floor
area.
3. The maximum permissible square footage for the restaurant located on lot 4R will be 2,100
square feet.
4. Allowing existing compact parking as shown.
Case No.
ZA21-0059
5. Allowing the existing 5 parallel parking spaces next to the park and 8 parking spaces along
the area north of the site and accepting the applicant's commitment that these spaces be
constructed with grasscrete.
6. Allowing parking spaces and trash receptacle enclosures to encroach into the bufferyards
as existing on Lot 2R1 and as proposed on Lot 4R.
7. Allowing no bufferyards to be required along internal lot lines due to an existing driveway
in that location.
8. Allow South bufferyard as provided on the site plan.
9. To allow plans as shown with the understanding that the applicant will work with staff
regarding the possibility of additional plantings of cedars be planted in the no disturbance
zone adjacent to back of curb on the driveway in that area in lieu of the required 10'
screening wall.
10. Allowing a flat roof with a parapet on a building less than 6,000 square feet on Lot 4R.
11. Allowing vertical and horizontal articulation on existing and proposed buildings as shown.
SITE DATA SUMMARY
LOT 2R1
LOT 4R
TOTAL
EXISTING ZONING
SP-2
SP-2
-
PROPOSED ZONING
SP-2
SP-2
-
LAND USE DESIGNATION
RETAILICOMMERCAL RETAILICOMMERCIAL
-
GROS5INET ACREAGE
7.468 AC
325,295 SF
1.075 AC
46,814 SF
8.54 AC
372,109 SF
NUMBER OF PROPOSED LOTS
1
1
2
PERCENTAGE OF SITE COVERAGE
30.05%
9.98%
27.520A
AREA OF OPEN SPACE
36,437 SF
13,970 SF
50,407 SF
PERCENTAGE OF OPEN SPACE
11.20%
29.84%
13,55%
AREA OF IMPERVIOUS COVERAGE
288,858 SF
32,844 SF
321,702 SF
PERCENTAGE OF IMPERVIOUS COVERAGE
88.80°le
70.16%
86.450%
GROSS BUILDING AREA
9S,300 SF
4,788 SF
103,0S8 SF
NUMBER OF STORIES
1
1
-
MAXIMUM BUILDING HEIGHT
35'-0"
35'-0"
-
PROPOSED FLOOR AREA
97,741 SF
4,672 SF
102,413 SF
PROPOSED FLOOR AREA BY USE
FOOD STORE
RETAIL
RESTAURANT
TOTAL
63,969 SF
28,782 SF
5.000 SF
97,741 SF
-
2,572 SF
2.100 SF
4,672 SF
63,959 SF
31,354 SF
7,100 SF
102,413 SF
REQUIRED PARKING
PARKING RATIO PROVIDED AT 11273 SF
376 SPACE5
PROVIDED PARKING
STANDARD
OFF -SITE STANDARD (PARK PROPERTY)
HANDICAP
TOTAL
315 SPACES
-
13 SPACES
328 SPACES
28 SPACES
-
2 SPACES
30 SPACES
343 SPACES
18 SPACES
15 SPACES
376 SPACES
REQUIERD LOADING SPACES
2 SPACES
2 SPACES
PROVIDED LOADING SPACES
3 SPACES
3 SPACES
AREA OF OUTSIDE STORAGE
-
-
PERCENTAGE OF OUTSIDE STORAGE
-
-
ANTICIPATED SCHEDULE OF
DEVELOPMENT
CONSTRUCTION START DATE:
CONSTRUCTION END DATE:
Feb-99
Oct-99
Dec-21
Jun-22
-
-
Case No.
ZA21-0059
The City Council discussed the following issues at 1st reading at their September 7, 2021
meeting:
City Council Issues at 1st Reading on
September 7, 2021
Applicant's Response
The Concept/Site Plan has been revised to move the
Provide options for the configuration of
exit only driveway on the east side of Lot 4R to the
the drive -through to address concerns
west farther away from N. White Chapel Blvd. and to
about stacking and circulation.
lengthen the median at the drive-thru entrance. The
landscape and tree conservation plans will be revised
prior to the Council meeting on September 21 st
Consider limiting the floor area of the
The S-P-2 regulations have been revised to limit the
restaurant space to limit the types of
restaurant floor area on Lot 4R to 2,100 square feet.
tenants.
ACTION NEEDED: Consider 1st Reading approval of a Zoning Change and Concept/Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept/Site Plan Review Summary No. 4, dated September 14, 2021
(D) Surrounding Property Owners Map & Responses
(E) Ordinance No. 480-787
Half Size Plans (for Commission and Council members only)
Link to Presentation
Link to Narrative Letter
Link to "S-P-2" Uses and Reaulations
Link to Plans
Link to Traffic Impact Analysis - 06-09-2021
Link to Threshold Worksheet
Link to Queue Analysis 08-30-2021
Link to Lee Engineering TIA Review #1 - 08-13-2021
Link to Lee Enaineerina TIA Review #2 - 08-19-2021
Link to Applicant's Response to Lee Engineering TIA Review #1
Link to Applicant's Response to Lee Engineering TIA Review #2 - 08-30-2021
Link to SPIN Report
Link to 2035 Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA21-0059
BACKGROUND INFORMATION
OWNER: Suntree Station LLC
APPLICANT: Claymoore Engineering
PROPERTY SITUATION: Generally northwest of the intersection of W. Southlake Blvd. and N.
White Chapel Blvd.
LEGAL DESCRIPTION: Lots 2R1 and 4R, L.B.G. Hall No. 686 Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "S-P-2" Generalized Site Plan District
PROPOSED ZONING: "S-P-2" Generalized Site Plan District
HISTORY: - The property was incorporated into the City in 1956.
- A Zoning Change (ZA90-066) from "C-2" to "S-P-2" Generalized Site
Plan District was approved February 5, 1991.
- A Zoning Change and Site Plan (ZA98-156) from "S-P-2" Generalized
Site Plan District to "S-P-2" Generalized Site Plan District for Tom Thumb
Center was approved February 2, 1999.
SOUTH LAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation is Retail Commercial.
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
The Master Pathways Plan shows existing >_8' multi -use trails along W.
Southlake Blvd. and N. White Chapel Blvd. and those sidewalks are in
place.
Case No.
ZA21-0059
Attachment A
Page 1
Traffic Impact
The site currently has three (3) driveways onto W. Southlake Blvd. and
three (3) driveways onto N. White Chapel Blvd. No changes are proposed
to the existing driveway approaches. The existing and proposed trip
generation tables are below. A Traffic Impact Analysis was prepared for
the development and additional information has subsequently been
provided by the applicant. Please see the reviews by the City's traffic
consultant, Lee Engineering, the applicant's responses attached
separately. Lee Engineering is currently reviewing the applicant's
responses and queuing analysis that were submitted August 30, 2021.
Existing Traffic Estimation
Lot 2R-1
Use
ITE Code
Units
Quantity
Vehicles Per Day
PM Peak Ingress
Grocer
950
KSF
63,959
6,834
286
Shopping Center
820
KSF
28,782
2,573
104
Restaurant
932
KSF
5,000
561
30
Lot 4-R
Fuel Station 945 1 Fuel Pos. 10
2,054
64
TOTAL
12,022
484
NUMBER OF DRIVES
6
6
TOTAL CARS PER DRIVE
2,004
81
Proposed Traffic Estimation
Lot 4-R
Use
ITE Code
Units
Quantity
Vehicles Per Day
PM Peak Ingress
Grocer
850
KSF
63,959
6,834
286
Shopping Center
820
KSF
28,782
2,573
104
Restaurant
932
KSF
5,000
561
30
Lot 4-R
Retail
814
KSF
2,450
92
17
Coffee Shop
937
KSF
2,150
1,764
47
TOTAL
11,824
484
NUMBER OF DRIVES
6
6
TOTAL CARS PER DRIVE
1,971
81
TREE PRESERVATION: Six trees are proposed to be removed and nine existing trees are
proposed to be preserved. All existing trees were planted as landscape
and bufferyard trees.
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 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:
placement of building pads, parking areas, driveways, streets, and
utility easements so as to maximize the preservation of
Case No.
ZA21-0059
Attachment A
Page 2
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.
CITIZEN INPUT: A SPIN meeting was held on April 27, 2021. Link to SPIN Report
A 2035 Corridor Planning Committee meeting was held on March 30,
2021. Link to Corridor Plannina Committee Report
PLANNING AND ZONING
COMMISSION ACTION: August 19, 2021; Approved (6-0) subject to the staff report dated August
18, 2021 and Revised Concept/Site Plan Review Summary No. 2, dated
August 18, 2021;
• Noting the applicant's willingness to evaluate and provide for
adequate screening on the roof.
• Also noting the applicant's willingness to evaluate and address
additional materials or design features on the north and the west.
• And also noting the applicant's willingness to evaluate different
options for entry and exit points specifically for the drive-thru and
on the east side but generally overall evaluating the entire drive
thru concept as well.
CITY COUNCIL ACTION: September 7, 2021; Tabled at 1st reading to the September 21, 2021
meeting (7-0).
STAFF COMMENTS: Attached is Concept/Site Plan Review Summary No. 4, dated September
14, 2021.
Case No. Attachment A
ZA21-0059 Page 3
General
Development
Standards
Applies?
Comments
Overlay Regulations
Yes
The property is in the Corridor Overlay District
Building Articulation
Yes
"S-P-2" Regulation added
Masonry Standards
Yes
Complies
Impervious Coverage
Yes
"S-P-2" Regulation added
Bufferyards
Yes
"S-P-2" Regulation added
Interior Landscape
Yes
Complies subject to review comments being addressed
Tree Preservation
Yes
Tree Preservation Ordinance 585-E applies
Sidewalks
Yes
Sidewalks are existing
Case No.
ZA21-0059
Attachment A
Page 4
Vicinity Map
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ZA21-0059
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Site Plan for Phillips
-
Edison Development
N
0 330 660 1,320
- I i Feet
Case No.
ZA21-0059
Attachment B
Page 1
CONCEPT/SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0059 Review No.: Four Date of Review: 09/14/21
Project Name: Zoning Change and Concept/Site Plan — Philips Edison & Co. Development
APPLICANT: Clay Cristy
Claymoore Engineering
1903 Central Dr.
Bedford, TX
Phone: (817) 281-0574
E-mail: clay@claymooreeng.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
09/14/21 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.
Please make the following change to the Concept/Site Plan (Sheet SP-1):
a. Put the corrected interior landscape and bufferyards charts on the Site Plan in addition
to the Landscape Plan (see Landscape Administrator's comments below). Correct the
bufferyard information for Lot 2R1 in the bufferyard chart on the site plan. The existing
bufferyards are proposed to remain except that bufferyards are not required along
internal lot boundaries per an S-P-2 regulation.
2. Please revise all plans to be consistent with the Concept/Site Plan submitted September 14,
2021 and add or modify S-P-2 regulations and/or variance requests as needed.
3. In the Trip Generation Chart attached to the Threshold Worksheet, please revise "Lot 4-R" to
"Lot 2R-1" for the first set of data under the proposed traffic estimation.
4. Variances to Driveway Ordinance No. 634 to allow the existing driveway stacking and driveway
spacing were approved with the previous S-P-2 zoning districts.
5. There are currently 369 spaces provided on the Tom Thumb lot including the off -site parking
and 18 spaces on the Texaco lot for a total of 387 spaces. The existing provided ratio for Lots
2R1 and 4R is 97,741 + 2,843 = 100,584 square feet/ 387 spaces for a ratio of 1 space per 260
square feet. The previously approved S-P-2 zoning for Tom Thumb allows a minimum of 350
parking spaces for Lot 2R1 for a ratio of 1 space per 279 square feet on that lot. The proposed
ratio for Lots 2R1 and and 4R is 1 space per 273 square feet based on 376 spaces provided for
both lots.
6. Please be aware that a variance to allow the existing monument sign was specific to the
Texaco use and the monument sign is not approved for the proposed building.
7. Horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.d. is
required on all facades visible from a Corridor right of way and/or any portion of the building
within 400' of a property zoned or designated residential. Compliance with the articulation
requirements is as shown on the attached articulation evaluation chart. The predominant wall
height is 22' and 3 times the wall height is 66'. For the west, south and east elevations, vertical
Case No. Attachment C
ZA21-0059 Page 1
and horizontal offsets of a least 15% of the wall height (3.3') are required per the attached
exhibit. An S-P-2 regulation has been added to allow the articulation as shown on the elevations.
Please note that 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 Section
43.9.c.1.c. Please ensure that the parapet heights are adequate to completely screen any
rooftop mechanical equipment.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
The existing tree cover preservation calculations show that the existing tree cover complies with
the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance, but
they do not seem to include the existing trees within the parking landscape islands on lot 2R1
that would be removed for the proposed drive-thru. Include in the existing trees calculations the
existing trees on Lot 2R1 that would need to be removed for full extent of the proposed
construction.
Within the Existing Tree Canopy and Caliper Calculations on the Tree Conservation Plan, it
states that 74 caliper inches of removed trees are to be mitigated, and that mitigation shall be
paid into the City's Reforestation Fund. Mitigating the removal of 74" into the Reforestation is
$11,063.
The existing tree cover preservation calculations show that the existing tree cover complies with
the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance, but
they do not seem to include the existing trees within the parking landscape islands on lot 2R1
that would be removed for the proposed drive-thru. There is 30% of existing tree cover on the
site and a minimum of 60% of the existing tree cover is required to be preserved. A maximum
of 65% of existing tree cover is proposed to be preserved.
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
existing 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
Case No. Attachment C
ZA21-0059 Page 2
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
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:
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;
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.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
The "Required" interior landscape calculations must be based on 50% of the 4,788 sq,ft.
building. The calculations shown are slightly incorrect. Revise the note below the landscape
calculation chart to state that the total includes two (2) existing trees to remain on the site. Revise
the number of canopy trees shown to the actual number provided, which is eight (8).
2. Fifty (50%) percent of the landscape canopy trees must be 4" caliper when planted. The
remaining 50% may be no less than 2" caliper.
3. In the south bufferyard, existing tree credits are being taken for required canopy trees and accent
trees. The same existing trees may not be used as credits towards both required canopy trees
and accent trees. Please remove the asterisks from the "Provided" row of the south bufferyard.
Nine canopy trees are required and nine canopy trees are provided including three (3) existing
trees and six (6) trees to be planted. Seven (7) accent trees are required and three (3) accent
trees are provided.
Case No. Attachment C
ZA21-0059 Page 3
In the east bufferyard, existing tree credits are being taken for required canopy trees and accent
trees..Two (2) canopy trees are required. Change the provided number of canopy trees to two
(2) and change the note below the chart to state that two (2) existing canopy trees meet the
canopy tree requirement in the east bufferyard. Four (4) accent trees are required in the east
bufferyard. Change the number of accent trees provided to four (4) and change the note below
the chart to state that two (2) existing trees meet the four (4) accent tree requirement based on
1 canopy tree = 2 accent trees. Please also change the "Provided" shrubs in the east bufferyard
to the actual number of shrubs shown to be provided on the plan. Only 18 shrubs are shown to
be provided in the chart and 50 dwarf burford hollies are shown on the plan in addition to some
additional shrubs at the north end of the bufferyard.
The applicant is requesting that the south and east bufferyards be provided as shown. The
applicant is also proposing an "S-P-2" regulation to allow a portion of the south parking spaces
and access drive encroach into the required south 20' — O bufferyard.
USE OF BUFFERYARDS — A bufferyard may be used for passive recreation, such as
pedestrian, bike or equestrian trails, provided that: (a) no plant material is eliminated; (b) the
total width of the bufferyard is maintained; and (c) all other regulations of this ordinance are met.
In no event shall the following uses be permitted in a bufferyard: playfields, stables, swimming
pools, tennis courts or similar facilities, accessory buildings, parking facilities, or trash
dumpsters.
Please note that the widths of the driveways crossing the bufferyards do not count in the total
bufferyard length, so you may remove the hatching across the driveways in the south and east
bufferyards and reduce the bufferyard lengths shown in the chart.
Existing tree credits are proposed to be taken for the preservation of existing trees. Existing tree
credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree
Preservation Ordinance have been met as determined at the time of inspection for a Permanent
Certificate of Occupancy.
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
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of the
civil construction plans.
2. The provided Threshold worksheet did not include what the traffic counts were for the existing
site. What is the difference from existing conditions to proposed conditions?
TRAFFIC COMMENTS — from Lee Engineering
3. It should be noted that the scale shown in the newer site plan (dated June 28, 2021) appears to
be incorrect. The site plan appears to be shown at a 1:40 scale while the scale bar identifies a
Case No. Attachment C
ZA21-0059 Page 4
1:50 scale. Specific measurement values shown on the site plan appear to be the correct
numbers.
4. The study assumed that half of the entering vehicles would use the drive -through and half would
park, based on the ITE pass -by rate of 49% in the AM peak hour for Fast -Food Restaurant with
Drive -Through Window (ITE Land Use 934). Therefore, the assumed arrival rate was 47
vehicles per hour.
a. It is unclear why pass -by percentage was utilized to estimate the number of vehicles
entering the drive -through, as the two do not appear to be related.
b. Based on experience, we believe it likely that a higher percentage would enter the drive -
through.
c. Please provide additional data or description supporting the assumption that only 50%
of entering traffic will utilize the drive -through.
5. The study assumed an average service time of one minute (60 seconds) for ordering and
receiving an order, based on the assumption that vehicles exit the drive -through and park for
orders that take longer than one minute.
a. It is unclear if vehicles would be expected to exit the drive -through to wait for coffee in
this manner based on observations of other coffee shops with drive -through windows.
Similar operation has been observed for fast-food restaurants, however.
6. Based on the above assumptions, it is unclear if the predicted average and 95t" percentile queue
lengths are accurate.
7. The study does include any additional analysis elements. Based on the City of Southlake
Driveway Ordinance, "existing driveways that are not in conformance with this ordinance shall
be brought into compliance" if the existing driveway volume is projected to increase by 20% or
more during the design hour. For reference, estimated existing and proposed trip generation
for the redeveloped site is shown in the following table, along with the percent change.
a. Based on preliminary trip generation, it is likely that AM peak hour site traffic will increase
with the redevelopment. Trip generation should be provided comparing existing trips
and projected trips to determine whether traffic at each driveway is predicted to increase
more than 20%.
b. Additionally, traffic may also increase at the southern driveway in general. Currently,
this driveway terminates at the existing automated car wash. With the redevelopment,
this driveway will provide direct access to the rest of the shopping center. All three
driveways on FM 1709 are right-in/right-out and this is the first driveway encountered by
drivers.
8. In general, existing driveway spacing does not meet requirements in the Driveway Ordinance,
as identified in the table below for reference. A variance may be required for both driveways.
To Adjacent Street
To Adjacent Driveway
Driveway
(Centerline to ROW)
(Centerline to Centerline)
Existing
Required
Meets?
Existing
Required
Meets?
Eastern driveway or
225'
2OU'
Yes
180,
250,
NO
White Chapel Blvd
Southern driveway or
195'
500'
N0
144'
250"
NO
FM 1709
9. Additionally, based on the number of parking spaces for the entire site and the Driveway
Ordinance, 100 feet of driveway storage length is required (measured from the property/ROW
line to the first parking spot or cross -monument).
Case No. Attachment C
ZA21-0059 Page 5
a. Existing driveway storage for the eastern driveway on White Chapel Boulevard is 25 feet
and it is shown to increase to 55 feet in the latest site plan (June 18, 2021). However, a
variance may be required.
b. Existing driveway storage for the southern driveway on FM 1709 is 10 feet and is not
anticipated to change. A variance may be required.
c. The newer site plan results in a shorter driveway storage length for the eastern driveway
on White Chapel Boulevard compared to the site plan in the traffic study. The advantage
of additional queue storage should be weighted against the advantage of additional
driveway storage length.
10. Anticipated driveway volumes should be presented in order to identify if thresholds for
consideration of a right -turn lane are met.
WATER AND SANITARY SEWER
* All public utilities shall be located within right-of-way and or a dedicated utility easement.
DRAINAGE COMMENTS:
* The total drainage area for existing and proposed conditions does not match. Please update
the calculations.
INFORMATIONAL COMMENTS:
* Submit 22"x34" civil construction plans and a completed Construction Plan Checklist to the
Public Works Department through the online customer self service portal located here: CSS
(cityofsouthlake. com). 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 in:
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 greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* A Developer Agreement will be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer's Agreement
on the City Council agenda for consideration.
*=Denotes informational comment that don't need to be addressed until Civil Construction Submittals.
Case No. Attachment C
ZA21-0059 Page 6
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on the information provided.
General Informational Comments
A SPIN meeting for this project was held on April 27, 2021.
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 rights -of -way 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 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 Comment
Case No. Attachment C
ZA21-0059 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
aoo Unay way
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10
UNITY WAY
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241
SPO #
Owner
Zoning
Physical Address
Acreage
Response
1.
HARVEY, ROBERT
SF1-A
901 EMERALD BLVD
1.06
NR
2.
SUN, TONGLI
SF1-A
803 PEARL DR
0.97
NR
3.
CURRENT OWNER
SF1-A
805 PEARL DR
1.00
NR
4.
QUINTESSENCE SOUTHLAKE LLC
SF1-A
807 PEARL DR
1.09
NR
5.
SUNTREE STATION LLC
SP2
110 W SOUTHLAKE BLVD
0.90
NR
6.
GARCIA, MANUEL F
SF1-A
900 EMERALD BLVD
0.99
NR
7.
WHITE'S CHAPEL CEMETERY ASSN
CS
121 E SOUTHLAKE BLVD
0.36
NR
8.
FIRST FINANCIAL BANK
01
151 W SOUTHLAKE BLVD
1.62
NR
9.
ROBERT AND DEBBIE MONTOYA REVO
SF1-A
809 PEARL DR
1.03
NR
10.
COSTELLO, JOHN
C2
100 E SOUTHLAKE BLVD
1.69
NR
11.
SOUTHLAKE COMMONS LP
SP1
171 W SOUTHLAKE BLVD
1.23
NR
12.
WHITE'S CHAPEL CEMETERY
CS
121 S WHITE CHAPEL BLVD
1.72
NR
13.
SUNTREE STATION LLC
SP2
100 W SOUTHLAKE BLVD
7.75
NR
14.
FIRST AMERICAN SAVINGS BANC
SP2
222 W SOUTHLAKE BLVD
0.97
NR
15.
BICENTENNIAL FIN CENTER LP
SP2
250 W SOUTHLAKE BLVD
1.00
NR
16.
SOUTHLAKE COMMONS LP
SP1
201 W SOUTHLAKE BLVD
1.35
NR
17.
SOUTHLAKE COMMONS LP
SP1
211 W SOUTHLAKE BLVD
1.53
NR
18.
SOUTHLAKE, CITY OF
CS
450 W SOUTHLAKE BLVD
79.58
NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifteen (15)
Responses Received: None (0)
Case No. Attachment D
ZA21-0059 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-787
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING
DESCRIBED AS LOTS 2R1 AND 4R, L.B.G. HALL NO. 686
ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE,
TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 8.54
ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED
IN EXHIBIT "A" FROM "S-P-2" GENERALIZED SITE PLAN
DISTRICT TO "S-P-2" GENERALIZED SITE PLAN DISTRICT AS
DEPICTED ON THE APPROVED CONCEPT/SITE PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT "B", SUBJECT TO THE SPECIFIC REQUIREMENTS
CONTAINED IN THIS ORDINANCE; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL
WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A
SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE
OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use
of buildings, other structures and land for business, industrial, residential and other purposes,
and to amend said ordinance and map for the purpose of promoting the public health, safety,
morals and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "S-P-2"
Case No. Attachment E
ZA21-0059 Page 1
Generalized Site Plan District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called
by the City Council did consider the following factors in making a determination as to whether
these changes should be granted or denied: safety of the motoring public and the pedestrians
using the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect
of such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property; street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities; location of ingress and egress points for parking and
off-street loading spaces, and protection of public health by surfacing on all parking areas to
control dust; effect on the promotion of health and the general welfare; effect on light and air;
effect on the over -crowding of the land; effect on the concentration of population, and effect on
transportation, water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the
land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
Case No. Attachment E
ZA21-0059 Page 2
rights of those who bought or improved property with reference to the classification which
existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air,
prevents the over -crowding of land, avoids undue concentration of population, and facilitates
the adequate provision of transportation, water, sewerage, schools, parks and other public
requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there
is a necessity and need for the changes in zoning and has also found and determined that
there has been a change in the conditions of the property surrounding and in close proximity
to the tract or tracts of land requested for a change since the tract or tracts of land were
originally classified and therefore feels that the respective changes in zoning classification for
the tract or tracts of land are needed, are called for, and are in the best interest of the public at
large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety
and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Lots 2R1 and 4R, L.B.G. Hall No. 686 Addition, an addition to the
City of Southlake, Tarrant County, Texas, being approximately 8.54 acres, and more
Case No. Attachment E
ZA21-0059 Page 3
fully and completely described in Exhibit "A" from "S-P-2" Generalized Site Plan
District to "S-P-2" Generalized Site Plan District as depicted on the approved
Concept/Site Plan attached hereto and incorporated herein as Exhibit "B," and
subject to the following conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City
of Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texas. All existing
sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning
Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and
Mir =H — @'111
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and the general welfare of the community. They have been designed, with respect to
both present conditions and the conditions reasonably anticipated to exist in the foreseeable
future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-
crowding of land; to avoid undue concentration of population; and to facilitate the adequate
provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial
needs and development of the community. They have been made after a full and complete
hearing with reasonable consideration among other things of the character of the district and
Case No. Attachment E
ZA21-0059 Page 4
its peculiar suitability for the particular uses and with a view of conserving the value of buildings
and encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions
of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and
that if the validity of the zoning affecting any portion of the tract or tracts of land described
herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the
balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and, as
to such accrued violations and all pending litigation, both civil and criminal, whether pending in
court or not, under such ordinances, same shall not be affected by this ordinance but may be
prosecuted until final disposition by the courts.
Case No. Attachment E
ZA21-0059 Page 5
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as
required by Section 3.13 of the Charter of the City of Southlake.
�9*QII 05t1a
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2021.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment E
ZA21-0059 Page 6
PASSED AND APPROVED on the 2nd reading the _ day of, 2021.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
ZA21-0059 Page 7
:M OM iT MA
Being legally described as Lots 2R1 and 4R, L.B.G. Hall No. 686 Addition, an addition to the
City of Southlake, Tarrant County, Texas, being approximately 8.54 acres, and more fully and
completely described as follows:
Reserved for legal description
Case No. Attachment E
ZA21-0059 Page 8
Exhibit `B'
Reserved for Approved Concept/Site Plan
Case No. Attachment E
ZA21-0059 Page 9