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Item 6C - Development RegulationsSOUTHLAKE MARKETPLACE Narrative for Zoning and SP-1 Detailed Site Plan Development/Redevelopment Plan for 11.7-Acres of Land Lot 5, 6 & 7, Block 1 (Near Southeast Corner of Southlake Boulevard and Davis Boulevard) Please accept this document as a request on behalf of the above referenced development. If accepted, this 11.7 acre development will occupy the lots mentioned above with improvements to the parking, open spaces and existing buildings. The requested zoning is S-P-1 with C-3 General Commercial District Uses as described in the Southlake Comprehensive Zoning Ordinance. The existing center will be upgraded, including building improvements, increased patio space, increased parking, improved open space and a new retail pad site. Access to the site will remain from Southlake boulevard and Davis Boulevard. The site plan increases parking by restriping existing spaces. Oversized landscape islands are proposed where striping will be redone. Previously redundant fire lane will be replaced with patios and open spaces between buildings 2001 and 2105. The lawn adjacent to Starbucks will be redesigned for a small retail pad site with food service, large patio and activated outdoor space. The existing building architecture will remain, but have already been painted to improve the look of the center. The design and layout of the shopping center is in near compliance with the ordinances of the City of Southlake. The modifications are as follows: Item 1: Open Space: Current open space is 22.08%. Proposed site plan increase the open space to 22.08% as shown in the Site Plan. **Open space calculations do not include proposed patio area. Item 2: Impervious Coverage: Current total impervious coverage is 78%. Proposed total impervious coverage is 78% as shown in the Site Plan. **This is an improvement from the existing conditions but deviates from the C-3 maximum impervious coverage of 75%. Item 3: Parking: The number of parking spaces provided for this project are 578, which is an increase from the previously approved 561 parking spaces. Parking space areas are to be redesigned and will include additional landscape islands. The parking spaces proposed shall accommodate a maximum of 25,000 square feet of restaurant excluding patio space. **Per C-3 code if 25,000 square feet of the net floor area is restaurant and the remaining 92,014 square feet is retail, the required parking is 634 spaces. Item 4: Landscaping: Proposed landscape islands are shown in the Site Plan and are included in the updated open space calculations. Previously approved open space along Southlake Boulevard has been proposed as a high-end restaurant pad site with outdoor patio and open space as shown in the SP-1 submittal. Artificial turf will be considered for areas marked "TURF" on the Landscape Plan. Item 5: Architectural Feature: Proposed columns for new retail site differ from Town Code. **The architectural design style proposes steel cylinder columns for the canopy columns. These are not considered “architecturally significant”. However, the applicant is requesting approval as designed and submitted. The proposed columns match the proposed retail building design style and resemble the existing minor column design in the existing center. The overall development complies with the required setbacks and buffer yards from the previously approved Site Plan. In order to streamline approvals for future minor alterations to the site, SHOP Development proposes the following: Façade improvements and related minor adjustments to existing buildings on the site that do not fall within the scope of Administrative Approval may be processed as a standard Site Plan per Section 40 of the Zoning Ordinance. Any addition of uses, construction of new buildings, additions that increase impervious coverage, or changes that otherwise conflict with these adopted Development Regulations shall be processed per Section 31 of the Zoning Ordinance as a Detailed Site Plan. We believe the project quality is consistent with the standards of the Town of Southlake and will be a significant improvement to the existing center. The proposed items in the SP-1 will attract high end tenants and improve the overall quality of the area.