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Item 6C - Development Regulations & Use ExhibitCASE NO: ZA24-0009 CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE May 13, 2024 To: City of Southlake Planning and Development Services 1400 Main Street, Suite 460 Southlake, TX 76092 817-748-8400 Re: Lambert Home Headquarters 1700 North White Chapel Blvd. Southlake, TX 76092 A ARCHITECTURE UNDERGROUND Requested Zoning The request outlined below and contained within design documents submitted changes the zoning to S-P-2 (Generalized Site Plan District) with C-2 (Local Retail Commercial District) as the underlying district. These documents shall act as the Development Regulations. General Project Narrative The subject property received an approved zoning change from C-2, "Local Retail Commercial District", to S-P-1, "Detailed Site Plan District" in 2018 by Ordinance No. 480-747. The approved 4-story office project was terminated, and the property is now being sold. We now request a zoning change to S-P-2, "Generalized Site Plan District" with uses that align best with a C-2 zoning classification as the site was originally designated. The existing tract shall be subdivided in an identical manner as the approved ordinance. Lot 3111 contains two existing one-story and two-story Office Buildings with tenant spaces consistent with the permitted uses of the C-2 zoning district. The existing parking spaces and a two -entry drive approach from the service road of Highway 114 shall remain as -is. This site remains intact as -is except for the following: 1. The east property line will be defined as the centerline of the existing drive that shall now act as the shared access driveway. A bufferyard shall not be provided. A variance is requested below. 2. A new dumpster enclosure shall be constructed at the northern end of the new drive. The masonry enclosure will be a single structure, but it will have two separate compartments, one for each lot, centered on the property line. A variance is requested below. 3. Lot 3R1 is currently served by an on -site septic system. The septic tanks are located on the southwest corner of the existing office building nearest Highway 114. The supporting leach field is located in the northwest corner of what will be Lot 3R2. The existing leach field shall be terminated, and the existing buildings on Lot 3R2 shall be connected to the City's sewer system being routed from Lot 3R2. Lot 3R2 is proposed to be a two -phased project with Retail, General Office Space and a Sit -Down Cafe. Phase 1 shall include all sitework and the 2-story southern most building housing retail, offices, and the Cafe of approximately 11,600 sf. Phase 2 shall be a single -story retail building of approximately 3,000 sf immediately north of Phase 1. The new buildings on Lot 3R2 will be operated from Sam to 10pm. All buildings on Lot 3R2 are of wood -framed construction and clad with a combination of materials to include brick, stone, 3-coat stucco, fiber cement shake siding and fiber cement board and batten siding. The application of materials equals 80% masonry on the buildings. Phase 1 will have a fire protection system. Phase 2 is less than the building code ARCHITECTURE UNDERGROUND, INC. 1 CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND threshold, including any City amendments, which would require sprinkler protection. All HVAC equipment will be fully screened within the roof pits provided in the design. Clarifications Per Lot Lot 3R1: 1. Bufferyards shall not be provided along the shared drive. Variance requested. 2. No fencing or screening of adjacent properties is required due to the adjacent Zoning being C-2 or Agricultural. 3. Existing Landscaping and bufferyards shall remain as -is. Variances requested. 4. The west boundary line setback shall be 15 feet with a variance allowed for the existing extension of the front Building to be allowed to remain with a minimum setback of ten Feet. S. The existing drive approaches along SH114 shall remain as -is being an existing condition. Variance requested. Lot 3 R2: Buffer yards shall not be provided along the western shared drive. Variance requested. No fencing or screening of adjacent properties is required due to the adjacent Zoning being C-2 or Agricultural. Access is proposed to be provided to the corner lot outside of this project scope. The lot, owned by Hopkins Dallas Properties LTD, is effectively land -locked with little likelihood of receiving a dedicated drive approach given their proximity to the intersection of Highway 114 and N. White Chapel. The access drives comply with the bufferyard setback and building setbacks. Permitted Uses — Lots 3R1 and Lots 31R2 1. Any use permitted in the 0-1 Office District 2. Antique Shops 3. Bakeries designed for retail sales rather than wholesale operation. 4. Confectionery stores. 5. Financial institutions. 6. Florist or gift shops. 7. Jewelry stores. 8. Leather and leather good shops, providing that the floor area does not exceed two thousand (2,000) square feet for separate or combined uses. 9. Restaurants, tea rooms, cafeterias, fast food and "take-out" food restaurants. 10. Tailor, clothing or wearing apparel shops without size restriction. 11. Variety stores, provided that the floor area of such facility does not exceed ten thousand (10,000) square feet. 12. Newsstands and/or bookstores provided that the floor area does not exceed 2,500 square feet of space. 13. Commercial Art Gallery (As permitted in C-3 Zoning) 14. Hardware, paint, wallpaper stores and other home improvement items, only as an incidental use to a primary Interior Design service offered on -site. (As permitted in C-3 Zoning) 15. Household furniture, furnishings, and appliances, only as an incidental use to a primary Interior Design service offered on -site. (As permitted in C-3 Zoning). Permitted Uses — Lots 3R1 Only 1. Music or dramatic art school. 2. Dog and cat hospitals or small animal hospitals if conducted wholly within a completely enclosed sound -proofed and air-conditioned building, providing that noise or odors created by activities within the building shall not be ARCHITECTURE UNDERGROUND, INC. CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND perceptible beyond the property line; that no long-term boarding of animals is permitted except where related to medical treatment; and that no animals are kept outside the building at any time. 3. Health service facilities to include clinics, offices of dentists, doctors, and other practitioners of healing arts, licensed or similarly recognized under the laws of the State of Texas; offices for specialists and supporting health service fields, such as physical, audio and speech therapy, podiatry and psychological testing and counseling; dental, medical and optical laboratories and blood banks; ambulance dispatch stations, prescription pharmacies and offices, stores and display rooms for the sale and rental and medical supplies and equipment. Excluded Uses — Lots 3R1 and 3R2 The following use is not proposed or permitted: Drive -Through Restaurants. Project Phasing Phase 1— Site Development & LHHQ Building Anticipated Construction Start: July 1, 2024 (Shortly after final plat approval). Anticipated Certificate of Occupancy: October 1, 2025 (Approximately 15 months after Construction Start) Project Scope: o All grading and site work, less the building pad for phase 2. o All underground utility work shown on the approved development plan submittal. This includes all water, sewer (including extension of sanitary sewer to adjacent properties), gas, electric, telecom and storm sewer for the entire site. Provisions for the future connection of sewer, water, electric, gas, etc shall be terminated adjacent to the future phase 2 project and capped. o All required landscape as shown on the approved development plan submittal. o Removal of the existing septic leach field from lot 3111. o All concrete drive lanes, fire lanes and parking for the entirety of the site as shown on the approved development plan submittal. Building 2 — Future Retail Building Anticipated Construction Start: July 1, 2028 (Shortly after final plat approval). Anticipated Certificate of Occupancy: July 1, 2029 (Approximately 12 months after Construction Start) Project Scope: o Building pad (soil preparation) for the 3,000 sf retail building. o Single -story retail building with pitched roof of like design and quality as phase 1. o Utility connection (gas, electric, telecom, sewer water, etc) to the phase 2 building. o Additional landscape material specific to the additional building. Variance Requests Drive approach stacking depth — The existing drive approaches along the service road of Highway 114 (Drive Approach #2 and #3) is less than the 75 ft stacking depth required by required by the Driveway Ordinance No. 634 due to the existing conditions of Lot 3R1. A variance is being requested to the leave the existing conditions as -is as modifications would negatively impact the existing parking and entrance of that lot. The stacking depth of Drive Approach #2 is approximately 47'-8". The existing conditions of Drive Approach #3 are such that the curb return terminates at the property line. Dumpster screen location and setback — The masonry dumpster screen is designed to be centered along the property line between lots 3R1 and 3112. The location aligns with the current approved zoning ordinance and is ARCHITECTURE UNDERGROUND, INC. CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND located such that it is the most out of view. A variance is requested to permit the dumpster screen to encroach on the building setback of the property line shared between lots as this is the also the shared access drive. Bufferyard between lots 3R1 and 3R2 — With lots 3R1 and 3R2 being platted separately, a 5 ft type "A" bufferyard would typically be required on either size of the property line. The proposed site plan utilizes the existing drive approach on the service road of Highway 114, thus creating a joint access drive / fire lane shared between the two lots. A variance is requested to eliminate the bufferyard requirement between the two lots. Please note, in addition to the parking lot island requirements, landscape material is provided in the western parking lot islands of Lot 3R2 to equal the quantity required to meet the bufferyard requirements. Lot 3R1 Bufferyard and Landscape Requirements — A variance is requested to allow the existing landscape on Lot 3R1 to remain as -is. The existing conditions of Lot 3R1 do not allow the site to meet the adopted bufferyard requirements in the ordinance. Section 42.4.c of the ordinance allows existing buildings to remain nonconforming if 50% or less of the effective construction is impacted by new construction. We believe Lot 3R1, specifically, meets these criteria given the limited scope of work on this lot. Additionally, section 42.14 permits modifications to any requirements for bufferyards when there are practical difficulties. Attempting to meet the current bufferyard ordinance would require significant changes to Lot 3R1 that may ultimately lead to non- compliance of other sections of the ordinance. Drive Approach Location —The western most existing drive approach along SH114 is non -conforming as the spacing distance is less than 250 ft. A variance is requested to allow the condition to remain as -is. Lot 3R1 building encroachment into the western most building setback. The existing conditions are currently non -compliant with the current ordinance standards. A variance is requested. Parking Requirement — A variance is requested to provide parking at 1 space per 200 square feet of net building area between lot 3R1 and 3R2 to average the parking requirement across the campus. Easement to be Included on the Final Plat • Shared parking agreement. • Joint access easements • Sewer easements • Water easements • Power line easements Zoning Change Justification Lots 3R1 and 3R2 have historically been zoned C-2. Additionally, the surrounding properties along Highway 114 are zoned C-2, or have "SP" zoning designations with predominantly C-2 uses as itemized below by parcel: • Parcel 550 W SH 114: Ordinance 480-220A was approved as a mixed us development that was subdivided into two sections (A/B). Section A, nearest the Hwy 114 service road, includes mostly commercial retail uses such as C-1, C-2 and C3. • Parcel 1900 N. White Chapel: The property is family owned and zoned AG "Agricultural." This appears to be the last remaining unplatted tract of significant size north of 114. • Parcel 210 W SH 114: C-2 zoning • Parcel 204 W SH 114: C-2 zoning • Parcel 200 W SH 114: C-2 zoning • Parcel 140 W SH 114: C-2 zoning • Parcel 100 E SH 114 - Carillon Parc: The mixed -use development has a variety of uses. Per the master plan in the approved ordinance 480-564e, the buildings immediately along White Chapel Road, directly across the subject ARCHITECTURE UNDERGROUND, INC. 4 CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND property, and along the service road of Highway 114 include predominately C-2 like uses. The uses are identical in nature (i.e. retail, restaurant and office) to this project being submitted. Refer to the exhibits below for additional information For reference, C-2 zoning districts permit the following: • Offices of a business and/or professional nature providing services not including fabrication, manufacturing, or production of goods. • Restaurants, tea rooms, cafeterias, fast food and "take-out" food restaurants. • Retail EXHIBIT - CARILLON PARC Note buildings along the service road of Highway 114 and White Chapel are called to be "retail, restaurant and office". Those structures are shown to be of approximate height and area as the project being in this submittal. f I� A`, Jr — EAST KIRK40Y 9LVCs --.JJ! f ImTR- � M. 1: IF ❑ Ir Ty{'E LEGEND Ia Single Family Detached Hume Mixed -Use t - Retail„ Restaurant, Otitce _ Mixed -Use 2 - Retail, Restaurant, ResiderMal (Lofts), Office Mixed -Use 2 - Retail, Restaurant Q Mixed -Use 3 - Retail, Restaurant, Office- (Optonai Use Hotel) Chapel _ kiosk Zane �I{r7i► Civic Alternate Use Area Io include Retail, Restaurant. QIf0e, Motel. Chapel, and Library/Perlorming Arts/Mulli•Purpose uses Nate' MDW-Lase 2 building will Have the ophon to extend the subterranean parking garage into the dedicated park wnh appropriate agreements in place with the city ICanJi m t'an L111"u 111sin vi) C'uncephrdl land L'sc %Iix '6u ACWdbC Flexibility Land Use tnct'j Alluwcxl t;ingle Fairuly I>dlchcd 0% I[1 , Mixcd L'se 35°0 ' 2cr16 CIVIC 51%, [(pen Spain lincludes Ph AIk:diwnixil 15% I010 J IAA �r�Ct Ut rlAllltill-WaV dedlCdtliin ARCHITECTURE UNDERGROUND, INC. 5 CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN /ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND EXHIBIT — PARCEL 550 W SH 114 Note the parcel is subdivided into two primary sections by use. Section 'A' is noted to permit uses similar to the project in this submittal by requiring C-1, C-2 and other like retail, office and restaurant uses. More specifically, the width of Section A is approximately the same setback distance from the service road creating a "C-2" ribbon of uses from Carillon Parc to West Dove Road. m+>� Us �m.VU 0 PAC' 10 wx.Y 6W� I i� �= t EXHIBIT —ADJACENT ZONING @ 1700 N WHITE CHAPEL Note, sites immediately adjacent to the project being submitted at zoned C-2. The subject property has historically been zoned C-2 as well completing the 'ribbon' of C-2 uses noted above. F�F MF2-MULTIPLE FAMILV RESIDENTIAL L� ME- MANUFACNREDHOUSING F❑ CS- COMMUNIT'SERVICE L] 01-OFFICEDISTRfCT- ❑ OZ-OFFICEDISFRIGT Ci-NEIGEBOR—E COMMERCIAL 1` �� 7 \\ I❑C2-LOCALRETAIL COMMERCIAL IS, IJ C3-3ENE—C—RIERCIAL y V -y- C4 ARTERIALMALLCOMMERCIAL .;:`JD -NON-RESIDENTIAL PLANNED UNIT i JNEI9PMEM EC -HOTEL ❑ Bi- BUSINESS SERVICE PARK ^❑^ BE CUMMERCIALMANUEACTURING- LI III -LIGET INDUSTRIAL n 1']_ etrvJfl its I .� y 1.•._ T;„. � Cry ci Fort A CASE NO: ZA24-0009 A CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE ARCHITECTURE UNDERGROUND Future Land Use Plan (SH 114 Corridor-114 LU1) The proposed project is consistent with the underlying mixed use land use described in the future land use plan and addresses several key aspects of the criteria noted for 114 LU1. Future development on these properties should be approved in a manner that is sensitive to potential impacts on adjacent residential areas, particularly as related to noise, traffic, building, heights, lighting, and views. While the proposed project is not immediately adjacent to any residential developments, the design team has taken great care to design a project that is appropriately scaled, both in building area and height, for the site. The building is designed to shield noise and unsightly views from highway 114 to create an enjoyable central courtyard and overall development. Undeveloped properties should be developed in a cohesive manner with consideration for connectivity, design, and architectural style. The elegant and timeless design proposed by the design team is complimentary to the adjacent buildings of Carillon Parc while being somewhat reflective in general design approach of the Shiver family farmhouse immediately north of the property with the gabled roofs and fagade articulation. • Any development should be walkable and pedestrian friendly. The project design encourages pedestrian walkability by dedicating a generous amount of site area a centralized, "livable" courtyard that connects to the 8 ft wide multi -use trail along White Chapel. • Family history of Shivers tract should be preserved or recognized possibly through use of open space. It is the design team's intent to incorporate some form of historical marker or design element that speaks to the Shiver's family history. We've reached out to the family to schedule a meeting for this purpose. Thank you, S. Jacob Scoggins, AIA Architecture Underground Inc., Principal Jacob@arc--und.com ARCHITECTURE UNDERGROUND, INC. ZA24-0009 - PROPOSED USES C-2 District Uses 3. Antique shops. 4. Bakeries designed for retail sales rather than wholesale operation. 5.—Bieyele sales and bicycle repair shops. 6:- 7. Book or stationery stores to include large newsstands. B.—Business eoKeges or private schoois for voeationM training of office reLated eareers, 7Rl:J re:7r71�1 M1=4 r1 W1I Md l-7<H 1-i:1....•.�i�1�1:J.�ir�.1 71�11:J1 9— . 1-0-.-Cieaning, dying and pressing works; laundry and Laundromats, providing that the floor area does not exceed three thousand (3,00.0) square feet for separate or combined uses. 11. Confectionery stores. 12. . 13. .(Music or dramatic art school- Limited to lot 3R1) 15..limitations. 16. Dog and cat hospitals or small animal hospitals if conducted wholly within a completely enclosed sound -proofed and air-conditioned building, providing that noise or odors created by activities within the building shall not be perceptible beyond the property line; that no long term boarding of animals is permitted except where related to medical treatment; and that no animals are kept outside the building at any time. (Limited to Lot 3R1) 0 K-22 WA WAAMM.&M WUUWJ I wkil LWA I 22-Immumijigg - - - -- -- -- -- - - -- --- --- -- -- ----- --- INILUI 20. Financial institutions. 21. Florist or gift shops. 22. , not including the processing of food 23.. 24. Health service facilities to include clinics, offices of dentists, doctors, and other practitioners of healing arts, licensed or similarly recognized under the laws of the State of Texas; offices for specialists and supporting health service fields, such as physical, audio and speech therapy, podiatry and psychological testing and counseling; dental, medical and optical laboratories and blood banks; ambulance dispatch stations, prescription pharmacies and offices, stores and display rooms for the sale and rental and medical supplies and equipment. (Limited to Lot 3R1). 25. Jewelry stores. 26. Leather and leather good shops, providing that the floor area does not exceed two thousand (2,000) square feet for separate or combined uses. 27. 2B., portrait or camera shops and photofinishing. 29. 30. Restaurants, tea rooms, cafeterias, fast food and "take-out" food restaurants. 3-1. . 32., 33. Tailor, clothing or wearing apparel shops without size restriction. Tires, batteries and automobile accessory sales, provided that such activities occur entirely within the confines of the business structure itself. 34. Variety stores, provided that the floor area of such facility does not exceed ten thousand (10,000) square feet. 0-1 Office District Uses Office use 1. Accounting and tax preparation; 2. Adjustment and collection services; 3. Advertising agencies; 4. Architecture; 5. Banking; 6. Billpaying services; 7. Business corporate headquarters (when used for office purpose only); 8. Business holding and investment services; 9. Chamber of commerce; 10. Chiropractors; 11. Computer services; 12. Consumer and mercantile credit reporting; 13. Contractors offices (provided no outside storage or display is permitted); 14. Dentists; 15. Duplication and mailing services; 16. Employment services; 17. Engineering; 18. Finance; 19. Interior Design; 20. Land surveying; 21. Law; 22. Management consultants; 23.Optometrists; 24.Other offices of a business and/or professional nature providing services not including the retail sale, fabrication, manufacture or production of goods or merchandise. 25. Physicians; 26. Podiatrists; 27. Psychiatrists; 28. Psychologists; 29. Radio recording and television broadcasting offices and studios; 30. Real Estate and insurance 31. Savings and loan 32. Securities and commodities brokers, dealers, underwriters and exchange offices; 33. Stenographic services; 34. Title companies; 35. Travel bureaus or services; 36. Utility offices; Communitv Facilitv Uses 1. Public, semi-public and private parks; 2. Recreation and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, pedestrian paths, equestrian bridal trails, nature centers, and bird and wildlife sanctuaries; 3. Libraries; 4. City halls, fire and police stations, and other municipal uses; and 5. Other uses of a similar nature and character. Section 20 C-1 NeiLhborhood Commercial District 1. Offices of a business and/or professional nature providing services not including fabrication, manufacture, or production of goods. (As amended by Ordinance No. 480-C.) ------------- 4. Newsstands and/or bookstores provided that the floor area does not exceed 2,500 square feet of space. 5. Sit down restaurants provided that the sale of food and beverages is limited to on - site dining (take-out restaurants and restaurants with drive -through services are prohibited) and the floor area of such operation does not exceed 2,000 square feet. Food service establishments operation in this district are envisioned to be relatively small operations designed at providing neighborhood support, such as delicatessens and limited menu item establishments that generate low to moderate traffic from outside the neighborhood area. 6. Tailor, clothing or wearing apparel repair shops to include tailor activities that create custom made clothing accessories. Communitv Facility Uses- City hall, fire and police stations and other municipal uses. C-3 Neighborhood Commercial District Commercial Art Gallery Hardware, paint, wallpaper stores and other home improvement items (C-3), only as an incidental use to a primary Interior Design service offered on -site. Household furniture, furnishings, and appliances (C-3), only as an incidental use to a primary Interior Design service offered on -site.