Item 6K
Department of Planning & Development Services
S T A F F R E P O R T
April 14, 2010
CASE NO: ZA10-006
PROJECT: Revised Preliminary Plat for Carillon Phase 1A (Residential)
EXECUTIVE
SUMMARY:
Revised Preliminary Plat for Carillon Phase 1A (Residential) being 94 single family
residential lots on 48.547 acres. The purpose of revision is to reconfigure open space
area and eliminate a cross street.
REQUEST:
Hines Southlake Land L.P. is requesting approval of a revised preliminary plat for
Carillon Phase 1A (Residential). This plat includes 48.547 acres and 94 residential
lots. The purpose of this request is to revise the geometric shape of the open
space/public park land located along the north boundary of E. Kirkwood Boulevard.
This revision also eliminates a street which was to connect E. Kirkwood Boulevard to
St Tropez between Lots 4 and 5, Block 24. Since the last hearing before the Planning
and Zoning Commission on March 4, 2010, the depth of the open space along E.
Kirkwood Boulevard has been increased by ±10 feet at the western end adjacent to Lot
1, Block 23 and ±13 feet at the eastern end adjacent to Lot 16, Block 6. A landscape
concept for the open space has also been provided.
ACTION NEEDED: 1) Conduct a public hearing.
2) Consider approval of the proposed preliminary plat.
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Preliminary Plat Exhibit
Preliminary Plat Review Summary No. 2 dated April 1, 2010
(E)
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
for Commission and Council Members Only
(H) Full Size Plans ()
STAFF CONTACT:
Ken Baker (748-8067)
Dennis Killough (748-8072)
Case No.
ZA10-006
BACKGROUND INFORMATION
OWNER/APPLICANT:
Hines Southlake Land L.P.
PROPERTY SITUATION:
The property is located at the northeast corner of SH 114 and N. White Chapel
Boulevard. The addresses for these tracts are 1700 and 1800 N Carroll
Avenue and 1801 N. White Chapel Boulevard.
LEGAL DESCRIPTION:
Tracts 1, 2, 3A1, Larkin H. Chivers Survey, Abstract No. 300
LAND USE CATEGORY:
Mixed Use
CURRENT ZONING:
“ECZ”Employment Center Zoning District
HISTORY:
-The City Council approved a zoning change request and concept plan to “NR-
PUD” on May 20, 1997.
-The City Council approved a zoning change and concept plan on December
18, 2001, requiring a 300’ setback on Carroll Avenue, subject to City Council
discretion. The purpose of the zoning change and concept plan was to
incorporate newly acquired tracts of land into the existing “NR-PUD”, revise
parcel boundaries and permitted uses within the district
- The City Council approved “ECZ”Employment Center Zoning District and a
development plan on November 18, 2008.
- The City Council approved a Preliminary Plat for all residential phases of
Carillon on May 5, 2009.
TRANSPORTATION
ASSESSMENT:
A traffic Impact Analysis was submitted with the approved zoning and
development plan. Below is the general information provided with that
approval:
East State Highway 114 is a six lane, limited access highway with three lane
frontage roads on either side.
May, 2007 traffic counts on S.H. 114 frontage roads
(between N. Carroll Ave and Highland St.)
West Bound East Bound
24hr 776 806
A.M Peak 5790
() 8:15 – 9:15 () 8:00 – 9:00
P.M. Peak 9281
() 2:45 – 3:45 () 2:45 – 3:45
May, 2007 traffic counts on S.H. 114 frontage roads
(between Highland St. and N. White Chapel Blvd.)
West Bound East Bound
24hr 830 864
A.M Peak 6372
() 8:00 – 9:00 ()11 :00 – 12:00
P.M. Peak 10683
() 2:45 – 3:45 () 5:15 – 6:15
May, 2007 traffic counts on N. Carroll Ave.
Case No. Attachment A
ZA10-006 Page 1
(between S.H. 114 and Highland St.)
North Bound South Bound
24hr 3347 3174
A.M Peak 271286
() 7:45 – 8:45 () 7:45 – 8:45
P.M. Peak 339287
() 3:00 – 4:00 () 3:30 – 4:30
May, 2007 traffic counts on N. White Chapel Blvd.
(between S.H. 114 and Dove Road)
North Bound South Bound
24hr 2053 2217
A.M Peak 209222
() 8:00 – 9:00 () 7:45 – 8:45
P.M. Peak 184213
() 3:15 – 4:15 () 3:15 – 4:15
Traffic Impact:
Source: Traffic Impact Analysis
STRATEGIC LINK/
SOUTHLAKE 2025:
Consolidated Land Use Plan Recommendations
The underlying land use designation is Mixed Use and Floodplain and the optional land
use designation is Employment Center – 1, 2 & R. The proposed development is
generally consistent with EC-1, 2 & R designation. The purpose of the Employment
Center (EC) land use designation is to provide for a comprehensive set of design
standards and guidelines for the development of the City’s premier corridor – the S.H.
114 Corridor. (See the appendix for specific form standards.) The EC land use
category is intended for a continuum of development from the highest intensity mixed
Case No. Attachment A
ZA10-006 Page 2
use development immediately adjacent to the highway to the lowest intensity
residential uses adjacent to existing neighborhoods. The EC land use category shall be
applied to contiguous properties that are a minimum of 75 acres. To address this
desired intensity gradient of development, the EC land use category is further defined
into three (3) sub-categories – EC-1,EC-2, and EC-Residential (EC-R) categories.
Environmental Resource Protection Recommendations
There is a long strip of tree cover designated for open space preservation running
diagonal (northwest-southeast) across the property with some short strips extending to
the northeast, to the south central and southwestern portions of the property. The
southeastern portion n of the property is located in the 100 Year Floodplain. The flood
plain area along with some of the identified tree coverage areas are designated in
open space in the proposed development plan.
Wildlife corridors are recommended to connect the parks throughout the development.
Native and drought-tolerant landscaping is encouraged throughout the development.
Although not all of the recommended Tree Cover/Open Space preservation areas are
being preserved, one the densest areas of tree cover on the site has been designated
as an Environmental Preserve and a Neighborhood Park. Additional parks are
provided throughout the development.
Mobility & Master Thoroughfare Plan Recommendations
East State Highway 114 runs along the southern boundary and is designated as a 300-
foot to 500-feet of right-of-way. Adequate right-of-way exists for this roadway;
N. White Chapel runs along the western boundary and is designated an A4D 88’
Arterial. Additional ROW is required for this section. The majority of this road exists
as only a 2 lane undivided bar-ditch roadway;
N. Carroll Avenue runs along the eastern boundary is designated as an A4D 88’
Arterial. Additional ROW is required for this section. The majority of this road exists
as only a 2 lane undivided bar-ditch roadway;
A section of future E. Kirkwood Boulevard extends diagonally through this property
from N. White Chapel Boulevard to E. Highlands Street. Kirkwood Boulevard is
designated as an A4D 100’ Arterial. This roadway does not currently exist and would
need to be dedicated and constructed with this development.
Southlake Pathways Plan
Case No. Attachment A
ZA10-006 Page 3
An 8 foot to 10 foot multi-use trail is required along the East State Highway 114
westbound frontage road per the Pathways Plan.
A minimum 8 foot hike & bike trail is designated along the north boundary of E.
Kirkwood Boulevard.
Minimum 5 foot sidewalks are required along N. Carroll Ave. & N. White Chapel
Boulevard.
The proposed development plan appears to comply with the Master Pathways Plan
and sidewalk requirements.
Urban Design Plan
Preserve existing view corridors where appropriate. Tree stands along the highway
should be preserved when they terminate views from the highway.
In order to maximize regional access and limit the impact of strip retail
development, retail and restaurant development should be concentrated at
interchanges in 1-2 storey buildings with higher intensity office and institutional uses
at mid block locations.
Establish appropriate scale and bulk standards for buildings along the highway,
specifically at mid-block locations. Buildings should be 4 – 6 stories tall and step
down as they move away from the highway corridor. Buildings over three stories
should be articulated along the first three floors.
Materials on the lower floors should be brick, stone or other approved masonry.
Low-profile, single storey pad buildings that tend to blend into the background and
have limited visibility from the highway are discouraged.
All windows on buildings should be vertically oriented and be articulated with a 4-
inch reveal to avoid solid, flat walls, and to create shadow lines and surface
texture. Glass curtain walls and facades with more than 60% glass along any
elevation shall be discouraged. Along retail store fronts, 1’ – 2’ high knee walls shall
limit the amount of glass along each façade visible from public streets.
The view of surface parking from the highway should be limited. Surface parking
lots should be designed to be in smaller pods (no more than 200 parking spaces)
with increased landscaping and pedestrian access ways. Specifically, shared
parking is also encouraged between adjoining complementary land uses.
Master planning of larger tracts or multiple tracts is encouraged over piece-meal
development. In addition, the master plan applications should include all the
elements of the built environment such as building design, site design, wayfinding
and building signage, landscaping, treatment of natural features, bridges, streets,
street lighting, etc. Every effort should be made to incorporate recommended urban
design elements into the project design.
Case No. Attachment A
ZA10-006 Page 4
WATER & SEWER:
WATER & SEWER: There is an existing 20” water line along the east side of White
Chapel Boulevard. There is an existing 12” water line along the west side of N. Carroll
Avenue. There is an existing 6” water line along the northeast boundary of the property
extending west from N. Carroll Avenue. A Future 20” line is shown along SH 144 to
installed by others. A 12” water line will be extending along Kirkwood Boulevard
between the N. White Chapel Boulevard and Carroll Avenue lines. A 12” water line will
also be extended to the south to connect to the Future SH 114 line. 8” water lines will
also be connected into the Estes Park water system. Sewer connections will be to an
existing 15” line to the east along N. Carroll Ave, to an existing 12” line along the
southeast boundary of the property (Approx 2/3 of site into the N-3 Basin) and to an
existing 10” sewer line to the north along Canyon Park Drive (approx. 1/3 of site into
the N-2 Basin).
DRAINAGE
ANALYSIS:
Drainage for the site will primarily handled through the street and underground storm
sewer system and detention ponds. Approximately one-third of the site will drain to the
north into Kirkwood Branch Tributary by connection into the Estes Park storm sewer
system. The remainder of the site will drain general to the south east into Dove Creek
tributary.
TREE
PRESERVATION:
Most all of the existing trees in the western portion of the property are mature Post
Oaks, Blackjack Oaks, Pecan and American Elm. The tree conservation plan
submitted is consistent with the Tree preservation analysis submitted with the zoning
and development plan.
P&Z ACTION:
March 4, 2010; Approved (5-0) to table to the April 8, 2010 Planning and Zoning
Commission meeting.
April 8, 2010; Approved (5-0) requiring that the approval process incorporate the
landscape plan and presentation that was presented by the applicant this evening; and
also that the wall and grading for the tree preservation be approved by the landscape
architect for the project; and subject to Preliminary Plat Review Summary No. 2, dated
April 1, 2010.
STAFF COMMENTS:
Attached is the Preliminary Plat Review Summary No. 2 dated April 1, 2010.
Case No. Attachment A
ZA10-006 Page 5
Case No. Attachment B
ZA10-006 Page 1
Plans and Support Information
Currently Approved Preliminary Plat
Case No. Attachment C
ZA10-006 Page 1
Proposed Revised Preliminary Plat for Phase 1A
Case No. Attachment C
ZA10-006 Page 2
Case No. Attachment C
ZA10-006 Page 3
Case No. Attachment C
ZA10-006 Page 4
PLAT REVIEW SUMMARY
ZA10-006Two4/1/10
Case No.: Review No.: Date of Review:
Project Name: Revised Preliminary Plat – Carillon Phase 1A
APPLICANT:ARCHITECT/ENGINEER:
Hines – Jeff KennemerJacobs - Carter & Burgess
5215 N. O’Connor Blvd., Suite 6357950 Elmbrook Dr.
Irving, TX 75039Dallas, TX 75247
P: (972)716-2917 P: (214)638-0145
F: (972)869-5097F: (214)638-0447
E: jeff_kennemer@hines.comKevin.Kessler@jacobs.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/25/10 AND WE OFFER THE FOLLOWING
STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF DEVELOPMENT 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.
1. The following comments pertain to easements:
a. Provide easements for water, sewer and/or drainage in compliance with approved construction
plans.
* Do not center interior easements for water, sanitary sewer, or drainage on common lot lines.
Offset so that improvements are in one lot or the other.
2. Although it appears adequate ROW dedication is being provided, please insure that ROW dedication
for N. White Chapel is a minimum 88’ and off-set east from existing centerline to address agreement
with Chivers Family and will cover the required additional 12 feet of width for a right turn lane at
Kirkwood Boulevard Dedication needed should be based on the best evidence of the established
roadway centerlines which may be based on a combination of platted dedications and thoroughfare
plan requirements for which the dedication was based upon, existing pavement centerline and
surveyed field evidence found on the ground. Additional ROW extending to the south may be needed
with future final plat(s) for the intersection of E. Kirkwood at N. White Chapel and for lane
improvement for N. White Chapel.
3. Provide a unique lot number designation for each alley and a lot area calculation.
4. Place the Case No ZA10-006 in the lower Right Hand Corner of each sheet.
5. Provide a Pedestrian Access plan which shows all walks and trails. A trail connecting St. Tropez and
E. Kirkwood between Lots 4 and 5, Block 24 is recommended in addition to all other required trails and
sidewalks.
The following should be informational comments only
* The primary purpose of this Revised Preliminary Plat is to revise the geometric shape of the open
space/public park land located along the north boundary of E. Kirkwood Boulevard. This revision also
eliminates a street which was to connect E. Kirkwood Boulevard to St Tropez between Lots 4 and 5,
Block 24.
Case No. Attachment D
ZA10-006 Page 1
* If the alleys are to be private access easements (and possibly private access, public emergency
access, drainage and utility easements) they need to have defined lot boundaries, lot numbers and
areas. A note must be included stating to whom they are being dedicated and maintained by (revise
note 6). Maintenance should be addressed in the CCR’s/HOA documents and be executed and filed
with the county by the developer.
* It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision
Ordinance No. 483 must be executed on subsequent Plats to be filed in the County Plat Records.
* Public dedication of land in lieu of park dedication fees and/or any other fee credits requires a
recommendation from the City’s Park Board. Contact Julie Dove @ (817) 748-8026 regarding
placement on a Park Board agenda.
* Upon submission of the final plat for filing in the County, two intervisible boundary corners of the site
must be geo-referenced by state plane coordinates in accordance with section 8.03(B) of the
Subdivision Ordinance No. 483 and shown on the final plat, and prior to acceptance of the subdivision
by the City, a digital computer file of the subdivision must be provided in accordance with Section 8.04
of Ordinance No. 483.
* Please ensure that grading in areas of existing trees that are proposed to be preserved is limited
to the outskirts of the critical-root-zone areas of the trees intended to be preserved. Also ensure
that the drainage of the areas is not compromised by any grading around the areas. Please be
aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Analysis/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 Analysis/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.
* A final plat, construction plans and a developer’s agreement must be approved and all required
fees paid prior to construction of any public infrastructure. All supporting infrastructure for the
proposed lots/subdivision must be substantially complete and ready to be accepted by the City
prior to recording any final plat. No building permits may be issued until the final plat is recorded in
the County Plat Records.
* Please submit a revised blueline "check print" prior to submitting blackline mylars with original
signatures.
blackline
* Original signatures and seals will be required three mylars prior to filing the plat. Also
required are two sets of owner's dedications and notaries (8.5" x 11" or 14" paper) with original
signatures and seals on each. Mylars will not be accepted if any erasures or original ink, other than
signatures or seals, appear on the plat.
* A “Certificate of Taxes Paid” indicating that there are no delinquent taxes owed on the subject property
from each taxing authority must be provided to the City prior to filing this plat in the County records. A
copy of this information may be obtained from the Tarrant county Tax Assessor/Collector’s Office
located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service
charge of $10 per account for this certificate. For more information contact the Assessor/Collector’s
office at (817) 884-1103.
* Denotes Informational Comment
Case No. Attachment D
ZA10-006 Page 2
Surrounding Property Owners
Carillion Phase 1A
SPO # Owner Zoning Land Use Acreage Response
1. NR
Jost, Glennon Etux Susan SF-30 Low Density Residential 0.91
2. NR
Ascencio, Cristobal SF-30 Low Density Residential 0.72
3. NR
Pailes, Nathan & Mary Pailes SF-30 Low Density Residential 0.70
4. NR
Simpson, Charles Etux Kathleen SF-30 Low Density Residential 0.71
5. NR
Brentwood Residential Assoc SF-30 Low Density Residential 0.23
6. NR
Brown, Kenneth R Sr Etux C J SF-1A Low Density Residential 1.71
7. NR
Fisher, Jeffrey & V S Fisher R-PUD Low Density Residential 0.43
8. NR
Casey, Chris & Diana R-PUD Low Density Residential 0.37
9. NR
Km Properties Inc R-PUD Low Density Residential 0.39
10. NR
Jack, Hayden R-PUD Low Density Residential 0.41
11. NR
Johnson, Jay B R-PUD Low Density Residential 0.36
12. NR
Esparza, Lisa Etvir Ismael R-PUD Low Density Residential 0.36
13. NR
Swieter, Kenneth James R-PUD Low Density Residential 0.36
14. NR
McManaman, Leonard Etux Shelle R-PUD Low Density Residential 0.48
15. NR
Carroll, Thomas Etux Elizabeth R-PUD Low Density Residential 0.37
16. NR
Gitter, Kenneth H Etux Amy E R-PUD Low Density Residential 0.34
17. NR
Duhon, M Shawn Etux Christie R-PUD Low Density Residential 0.34
18. NR
Clairmark Homes Inc R-PUD Low Density Residential 0.36
Case No. Attachment E
ZA10-006 Page 1
19. NR
Moorefield, Paul Etux Rhonda R-PUD Low Density Residential 0.35
20. NR
Palacio Properties Llc R-PUD Low Density Residential 0.51
21. NR
Kim, Seung Hyun R-PUD Low Density Residential 0.45
22. NR
Estes Park Ltd R-PUD Low Density Residential 1.70
23. NR
Bradford, Jay J Jr Etux Leigh R-PUD Low Density Residential 0.40
24. NR
Lowinger, Jeffrey Etux Karen R-PUD Low Density Residential 0.51
25. NR
Sanchez, Christopher Michael R-PUD Low Density Residential 0.42
26. NR
Harrell Custom Homes Inc R-PUD Low Density Residential 0.36
27. NR
Ellis, Stephen R Etux Sonya M R-PUD Low Density Residential 0.49
28. NR
Terra/Estes Park II Lp R-PUD Low Density Residential 0.48
29. NR
Geonova Inc R-PUD Low Density Residential 0.51
30. NR
4F Development / Ep 4 Lp R-PUD Low Density Residential 0.34
31. NR
Toll Dallas Tx Llc R-PUD Low Density Residential 0.46
32. NR
4F Development / Ep 4 Lp R-PUD Low Density Residential 0.34
33. NR
Uddin, Mohammad Etux Atiya R-PUD Low Density Residential 0.34
34. NR
Mohsin, Shamim Etux Rita M R-PUD Low Density Residential 0.35
35. NR
4F Development / Ep 4 Lp R-PUD Low Density Residential 0.36
36. NR
Toll Dallas Tx Llc R-PUD Low Density Residential 0.41
37. NR
Kumar, Puneet Etux Charu S R-PUD Low Density Residential 0.34
38. NR
Mitchell, Ronnie R-PUD Low Density Residential 0.39
39. NR
Toll Dallas Tx Llc R-PUD Low Density Residential 0.38
40. NR
Toll Dallas Tx Llc R-PUD Low Density Residential 0.38
41. NR
Toll Dallas Tx Llc R-PUD Low Density Residential 0.44
42. NR
4F Development / Ep 4 Lp R-PUD Low Density Residential 0.39
43. NR
Hick, Ryan W Etux Amy E Hick R-PUD Low Density Residential 0.36
44. NR
Santiago, James Etux Mari Toni R-PUD Low Density Residential 0.36
45. NR
Kanneganti, Chandra & Manjulat R-PUD Low Density Residential 0.35
46. NR
Ingraham, Merlene Etvir Kevin R-PUD Low Density Residential 0.36
47. NR
Thrasher, Wesley A Etux Terrie AG Mixed Use 1.18
48. NR
Thrasher, Wesley A Etux Terrie AG Mixed Use 1.85
49. NR
Hines Southlake Land Lp ECZ Mixed Use 99.19
50. NR
Hines Southlake Land Lp ECZ Mixed Use 39.22
51. NR
Hines Southlake Land Lp ECZ Mixed Use 35.63
52. NR
Hines Southlake Land Lp ECZ Mixed Use 40.67
53. NR
Hines Southlake Land Lp ECZ Retail/Commercial 3.62
54. NR
Hines Southlake Land Lp ECZ Mixed Use 52.27
55. NR
Hines Southlake Land Lp ECZ Retail/Commercial 0.74
56. NR
Hines Southlake Land Lp ECZ Retail/Commercial 5.06
57. NR
Hines Southlake Land Lp ECZ Retail/Commercial 1.27
58. NR
Hines Southlake Land Lp ECZ Retail/Commercial 1.04
59. NR
Hines Southlake Land Lp ECZ Mixed Use 0.93
60. NR
Hines Southlake Land Lp ECZ Mixed Use 3.63
61. NR
Hines Southlake Land Lp ECZ Mixed Use 0.06
62. NR
Zvonecek, Brian C2 Retail/Commercial 1.64
63. NR
Shivers Family Ptnrship Ltd AG Mixed Use 39.54
64. NR
Shivers, Jeroll Est & Frances AG Mixed Use 1.20
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Sixty-Four (64) - Attached
Responses Received:
None (0) - Attached
Case No. Attachment E
ZA10-006 Page 2
Surrounding Property Owner Responses
Case No. Attachment F
ZA10-006 Page 1