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Item 7Case No. ZA05-022 S T A F F R E P O R T April 15, 2005 CASE NO: ZA05-022 PROJECT: Zoning Change and Concept Plan for The Shops at Southlake (Southlake Central Park – Central Market) REQUEST: South Carroll/1709, Ltd., is requesting approval of a zoning change and concept plan. For “S-P-2” zoning on property located at the southeast corner of E. Southlake Boulevard and S. Carroll Avenue. The plan proposes approximately 250,000 square feet of retail, restaurant and office development. The “S-P-2” zoning generally adheres to the “C-3” retail district uses and regulations with the following exceptions: Uses – Tires, batteries, auto accessories, commercial amusement centers, funeral homes, and skating rinks shall not be permitted. Development Regulations alter the following – • Parking ratio of 5 per 1000 s. f. for all uses; • Max building height of 50 ft.; • Elimination of windows on 2nd floor of Bldgs. A-C; • No pitched roof for buildings 6,000 ft. or less; • Min. 45’ building setback along Southlake Blvd. and min. 120’ along the south boundary line, the 4:1 slope setback shall not apply adjacent to single family residential properties; • Stucco type textured tilt-wall on rear of Bldg. A-C, color consist with fronts; • No screen wall for loading docks; • Lighting fixtures to be similar to Town Square; • No bufferyards on interior lot lines; • 10 evergreen plat screen adjacent to residential properties; • Impervious coverage no greater than 75% for overall development, no limit on individual lots within the development ACTION NEEDED: 1. Conduct public hearing 2. Consider zoning change and concept plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Concept Plan Review Summary No. 2, dated April 15, 2005 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481-2036) Dennis Killough (481-2073) City of Southlake Department of Planning BACKGROUND INFORMATION OWNER: South Carroll / 1709, Ltd. APPLICANT: Lawrence A. Cates & Assoc., LLP PROPERTY SITUATION: The property is located at 425 S. Carroll Avenue; on the southeast LEGAL DESCRIPTION: Tract 7A, John A. Freeman, Abstract No. 529 LAND USE CATEGORY: Town Center CURRENT ZONING: S-P-2 Generalized Site Plan District REQUESTED ZONING: S-P-2 Generalized Site Plan District HISTORY: A rezoning and concept plan for S-P-2 zoning was approved in May of 1996. A revised concept plan was proposed in 1999 and deemed to be inconsistent with the “S-P-2” zoning by the Southlake Zoning Board of Adjustments. TRANSPORTATION ASSESSMENT: A transportation and traffic evaluation along with any resulting recommendations will be provided prior to or at the scheduled Planning and Zoning Commission meeting. The Traffic Impact Analysis is still under review by the City’s traffic engineering consultant. WATER & SEWER: A 20” water transmission main exists along the south line of E. Southlake Boulevard. Water service to this property will be provided from the 12” water line also on the south side of E. Southlake Boulevard and 12’ line along the east side of S. Carroll Avenue. The proposed sanitary sewer will be connected to an existing 10” line located in S. Carroll Avenue. DRAINAGE ANALYSIS: Most of the site drains south and west with a small section draining to Southlake Blvd. Offsite drainage from the north and east that pass thru this site will be enclosed in a box culvert and or storm sewer pipe. The development is proposing three detention ponds and a detention / retention pond to capture the post development runoff produced by the development of this site in accordance with Drainage Ordinance 605. STAFF COMMENTS: Concept Plan Review Summary No. 2 dated April 15, 2005 is included as attachment ‘D’ of this report. N:\Community Development\MEMO\2005cases\05-022ZCP.doc Case No. Attachment A ZA05-022 Page 1 Case No. Attachment B ZA05-022 Page 1 Case No. Attachment C ZA05-022 Page 1 Case No. Attachment C ZA05-022 Page 2 “S-P-2” Generalized Site Plan District for Southlake Central Park April 4, 2005 This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the “C-3” General Commercial District uses and regulations with the following exceptions: Permitted Uses The following uses shall not be permitted: 1. Tires, batteries and automobile accessory sales, provided that such activities occur entirely within the confines of the business structure itself. 2. Commercial amusement center and bowling alleys where the activity is for indoor operations and activities only, including indoor driving ranges and indoor miniature golf courses. 3. Mortuaries, funeral homes and undertakers. 4. Skating rinks, ice and roller (indoor only). Development Regulations: 1. A parking ratio of 5 spaces per one thousand (1,000) square feet of floor area, regardless of use, shall be provided. 2. Building height shall be limited to two stories and shall not exceed 50’ in height. 3. Second story, south facing, windows will not be allowed for buildings A, B and C. 4. Delete the pitched roof requirement from section 43.9.c.1 (b) and section 43.13.a.2 for structures less than 6,000 s.f. 5. Building setback along FM 1709 shall be a minimum of 45’ from the existing right of way and shall be a minimum of 120 feet from the south boundary line; the 4:1 slope setback adjacent to single family residential properties shall not apply. 6. Amend section 43.9.c.1. (a) and 43.13.a (1) to include the following statement: The south façade of buildings A, B and C are exempt from the requirement to be constructed of the “same materials” as the other building façades. The south façade of buildings A, B and C are permitted to be constructed of primarily texture coated concrete tilt wall. Texture shall be similar to a stucco appearance & color shall be consistent with Case No. Attachment C ZA05-022 Page 3 the other facades of the buildings. Upper areas of this façade to be enhanced by architectural detailing such as cornices & reveals. 7. Due to the extent of the buffer along the south property line, loading areas for Buildings A&C are exempt from the requirements to be screened with a 10’ wall. 8. Site lighting shall be similar to street lighting fixtures installed in Southlake Town Square and as described in the Downtown District Design Guidelines of the City’s Comprehensive Zoning Ordinance No. 480, Section 37, as amended. 9. Interior lot lines are not required to have bufferyards. 10. Screening requirement adjacent to residential shall be met with a 10’ tall evergreen planting screen. 11. Impervious coverage of the overall zoning and concept plan boundary shall not exceed 75%. However, there shall be no maximum impervious coverage for individual platted lots within the overall zoning and concept plan boundary. Case No. Attachment C ZA05-022 Page 1 Case No. Attachment C ZA05-022 Page 2 Case No. Attachment C ZA05-022 Page 3 Case No. Attachment C ZA05-022 Page 4 Case No. Attachment C ZA05-022 Page 5 Case No. Attachment D ZA05-022 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA05-022 Review No.: Two Date of Review: 04/15/05 Project Name: Zoning and Concept Plan – for “S-P-2” zoning, Shops of Southlake APPLICANT: David Palmer ARCHITECT: Gary DeVleer S. Carroll/1709, LTD Hodges & Associates, P.L.L.C. 13642 Omega Dallas, TX 75244 Phone : (214) 954-0300 Phone : (972) 387-1000 Fax : (972) 960-1129 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/06/05 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748-8072. * The applicant requests approval of the “S-P-2” zoning uses and regulations as proposed in attachment ‘C’ of this staff report. 1. The following changes are needed with driveways: a. A minimum stacking depth of 150 feet is required measured from the ROW line to the first intersecting drive lane or parking space. Driveways B-E do not comply as follows: Driveway Stacking Required Stacking Provided B 150’ 101’ (Variance Requested) C 150’ 49’ (Variance Requested) D 150’ 66’ (Variance Requested) E 150’ 46’ (Variance Requested) b. The minimum distance between driveways on Southlake Boulevard is 500 feet. Spacing between Driveways D and E is 283 feet. (Variance Requested) If one of these drives is designed as a Right in/ Right out, specifically Drive D, the required distance is reduced to 250’ and would then be in compliance. c. All driveway entrances must have a minimum radius of 30 feet. Driveways on Carroll Avenue are shown at 20’ 2. Clearly label all pedestrian walks. Show and label the intended width of all sidewalks. A minimum 8’ trail is required adjacent to Southlake Boulevard. 3. Label and show the location, type, and height of al walls, fences, and screening devices. Label the existing and proposed screening adjacent to Oak Tree Estates. Case No. Attachment D ZA05-022 Page 2 * Specific comments and recommendations related to the Traffic Impact Analysis will be provided prior to or at the scheduled Planning and Zoning Commission meeting. * 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, and a 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. * This site falls within the applicability of the residential adjacency standards as amended by Ordinance 480-CC, Section 43, Part III “Residential Adjacency Standards” as well as the Corridor Overlay Zone regulations in Section 43, Part II. Although no review of the following issues is provided with this concept plan, the applicant must evaluate the site for compliance prior to submittal of the site plan. A Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council prior to issuance of a building permit. Note that these issues are only the major areas of site plan review and that the applicant is responsible for compliance with all site plan requirements: • Masonry requirements per §43.13a, Ordinance 480, as amended and Masonry Ordinance No. 557, as amended. • Roof design standards per § 43.13b, Ordinance 480, as amended • Mechanical Equipment Screening per § 43.13c, Ordinance 480, as amended. • Vertical and horizontal building articulation (required on all building facades) per §43.13d, Ordinance 480, as amended. • Building setback standards as per § 43.13h and as shown in exhibit 43-E, Ordinance 480, as amended. • Spill-over lighting and noise per §43.13i and §43.13j, Ordinance 480, as amended. • Off-street parking requirements per §35, Ordinance 480, as amended. All areas intended for vehicular use must be of an all weather surface material in accordance with the Ordinance No. 480, as amended. • Screening as per §39.4, Ordinance 480, as amended. • Interior landscaping per Landscape Ordinance No. 544. • Fire lanes must be approved by the City Fire Department. * Denotes Informational Comment N:\Community Development\REV\2005\05-022zcp1.doc Case No. Attachment E ZA05-022 Page 1 Surrounding Property Owners The Shops at Southlake (Southlake Central Park – Central Market) Owner Zoning Land Use Acreage 1. Prade, C A & Anita 1. “AG” 1. Medium Density Resid. 1. 18.059 2. Greenway- Southlake Off. Prtn 2. “S-P-1” 2. Town Center 2. 0.512 3. Southlake Venture 3. “DT” 3. Town Center 3. 4.331 4. SI Central Venture II Lp 4. “DT” 4. Town Center 4. 0.377 5. Southlake, City of 5. “DT” 5. Town Center 5. 0.941 6. Town Square Ventures Lp 6. “DT” 6. Town Center 6. 4.266 7. Pkb Enterprises Ltd 7. “DT” 7. Town Center 7. 5.649 8. Cambridge 114 Inc 8. “S-P-2” 8. Office Commercial 8. 12.622 9. Davis, James & Carole 9. “SF-20A” 9. Medium Density Resid. 9. 0.468 10. Pellettieri, J & Barbara 10. “SF-20A” 10. Medium Density Resid. 10. 0.464 11. Tompkins, James 11. “SF-20A” 11. Medium Density Resid. 11. 0.462 12. Henning, Christian & Sandra 12. “SF-20A” 12. Medium Density Resid. 12. 0.462 13. Blucher, Charles & Susan 13. “SF-20A” 13. Medium Density Resid. 13. 0.462 14. Waychoff, John & Carla 14. “SF-20A” 14. Medium Density Resid. 14. 0.462 15. Thompson, Bryan & Barbara 15. “SF-20A” 15. Medium Density Resid. 15. 0.531 16. Drake, Thomas & Donna 16. “SF-20A” 16. Medium Density Resid. 16. 0.634 17. Griffith, Lesli & M 17. “SF-20A” 17. Medium Density Resid. 17. 0.793 17. Newlin, Patricia 18. “SF-20A” 18. Medium Density Resid. 18. 0.465 19. Johnson, Steven & Susan; Clemons, Scott & Denise 19. “SF-20A” 20. Medium Density Resid. 19. 0.496 19. Carkner, Philip & Ginny 20. “SF-20A” 21. Medium Density Resid. 20. 0.698 20. Cravens, Charles &Jane 21. “SF-20A” 22. Medium Density Resid. 21. 0.540 21. Poonawaia, Shiraz & Yasmeen 22. “SF-20A” 23. Medium Density Resid. 22. 0.506 22. Ginn, John & Jody 23. “SF-20A” 24. Medium Density Resid. 23. 0573 23. South Carroll/1709 Ltd 24. “S-P-2” 25. Office Commercial 24. 29.114 Case No. Attachment F ZA05-022 Page 1 Surrounding Property Owner Responses The Shops at Southlake (Southlake Central Park – Central Market) Notices Sent: Twenty-three (23) Responses: Two (2) from within the 200’ notification area. • Poonawala, Shiraz, 302 Lakeside Court, Southlake, 76092; opposed. See attached letter received 4-13-05. • Charles R. Cravens, Jr., 304 Lakeside Court, Southlake, 76092; opposed. See attached letter received 4-14-05. Case No. Attachment F ZA05-022 Page 2 Case No. Attachment E ZA 01-090 Page 1