Item 9A
Department of Planning & Development Services
S T A F F R E P O R T
April 27, 2010
CASE NO: ZA10-025
PROJECT: Preliminary Plat for a portion of Carillon Corporate and Residential Districts
EXECUTIVE
SUMMARY:
Preliminary Plat for a portion of Carillon Corporate and Residential Districts including
one (1) 10 acre lot from the Corporate District for the Children’s Hospital site, twenty
(20) residential lots from a portion of Phase III and three (3) open space lots in all
being approximately 25 acres.
REQUEST:
Hines Southlake Land L.P. is requesting approval of a Preliminary Plat for a portion of
Carillon Corporate and Residential Districts including one (1) 10 acre lot from the
Corporate District for the Children’s Hospital site, twenty (20) residential lots from a
portion of Phase III and three (3) open space lots in all being approximately 25 acres.
The purpose of this plat is to define the boundary of the 10 acre Children’s Hospital
site and adjust the boundaries of the adjoining Southmont Drive, a portion of Phase III
residential lots and open space.
ACTION NEEDED: 1) 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 27, 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.
ZA10-025
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.
- The City Council approved a site plan for a portion of this site (Children’s
Hospital ZA10-017) on April 20, 2010.
TRANSPORTATION
ASSESSMENT:
Proposed Area Road Network and Existing Conditions
The proposed site will have access onto the westbound frontage road of State
Highway 114 and Kirkwood Boulevard from Southmont Drive which was
originally a 4-lane divided road and now is proposed to be a 2-lane undivided
road from an access drive labeled as “Driveway A” on the site plan. In
addition, there is an access drive on the north side of the proposed facility,
labeled as “Driveway B”, which will take access onto Kirkwood Boulevard.
Kirkwood Boulevard will be built as an undivided two lane road from the end of
Phase 1A (approximately to where the location of Monte Carlo Drive is located
Carillon
in ) until further development is built in the phases to the north of the
proposed Children’s Medical Center.
Currently, the only existing roadway is the westbound frontage road of State
Highway 114. It has been assumed that approximately 80 percent of the traffic
trips to and from the medical center would take access from the westbound
State Highway 114 frontage road and the remaining 20 percent will be from
Kirkwood Boulevard. A deceleration lane will also be constructed along State
Highway 114 to accommodate this development along with any future
Carillon
development in . Exhibits have been provided on the addendum
provided by the applicant.
Case No. Attachment A
ZA10-025 Page 1
April - May, 2009 traffic counts on SH 114 Frontage Road
(Westbound between Highland St & White Chapel Blvd)
24hr 1,036)
(
WB Peak A.M. Peak
91P.M.
() 7:30
120
()
– 8:30
3:15 –
4:15
April - May, 2009 traffic counts on SH 114 Frontage Road
(Eastbound between Highland St & Carroll Avenue)
24hr 2,438)
(
EB Peak A.M. Peak
488P.M.
() 7:45
232
()
– 8:45
3:30 –
4:30
Traffic Impact
The revised Traffic Impact Analysis Addendum was reviewed by the City
Engineer and staff accepts the conclusions drawn from this analysis.
A traffic Impact Analysis was also 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
Case No. Attachment A
ZA10-025 Page 2
P.M. Peak 10683
() 2:45 – 3:45 () 5:15 – 6:15
May, 2007 traffic counts on N. Carroll Ave.
(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
Case No. Attachment A
ZA10-025 Page 3
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
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;
Case No. Attachment A
ZA10-025 Page 4
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
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
ZA10-025 Page 5
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 Carillon 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.
PLANNING & ZONING
COMMISSION
ACTION:
April 22, 2010, Approved (7-0), subject to Preliminary Plat Review Summary No. 1,
.
dated April 16, 2010
CITY COUNCIL
ACTION:
STAFF COMMENTS:
Attached is the Preliminary Plat Review Summary No. 2 dated April 27, 2010.
Case No. Attachment A
ZA10-025 Page 6
Case No. Attachment B
ZA10-025 Page 1
Plans and Support Information
Proposed Preliminary Plat
Case No. Attachment C
ZA10-025 Page 1
PLAT REVIEW SUMMARY
ZA10-025Two4/27/10
Case No.: Review No.: Date of Review:
Project Name: Revised Preliminary Plat – Portion of Carillon Corporate and Residential Districts
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 4/22/10 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. ROW dedication for deceleration lanes must provided a minimum of 12’ of dedication width for the
lane along with transition area and must meet TxDOT requirements.
3. Provide a unique lot number designation for each alley and a lot area calculation.
4. Place the Case No ZA10-025 in the lower Right Hand Corner of each sheet.
The following should be informational comments only
* 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.
* 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
Case No. Attachment D
ZA10-025 Page 1
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.
* All lots and development must comply with the regulations for the Carillon “ECZ” Employment
Center zoning district according to Ordinance No. 480-564.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA10-025 Page 2
Surrounding Property Owners
Preliminary Plat for portion Carillion Corporate & Residential District
SPO # Owner Zoning Land Use Acreage Response
1. NR
Hines Southlake Land Lp ECZ Mixed Use 99.19
2. NR
Burgess, Derrell Etux Martha AG Flood Plain 7.32
3. NR
Hines Southlake Land Lp ECZ Flood Plain 39.22
4. NR
D/Fw-Hwy 114/Highlands Ltd AG Mixed Use 3.86
5. NR
D/Fw-Hwy 114/Highlands Ltd AG Flood Plain 6.39
6. NR
D/Fw-Hwy 114/Highlands AG Flood Plain 2.34
7. NR
Chang, Chin J & Wanda AG Flood Plain 2.48
8. NR
Oscar Wolfe Family Cemetery CS Flood Plain 0.15
9. NR
Highland Group Jv C3 Mixed Use 11.94
10. NR
Hines Southlake Land Lp ECZ Mixed Use 35.63
11. NR
Hines Southlake Land Lp ECZ Mixed Use 40.67
12. NR
Hines Southlake Land Lp ECZ Retail Commercial 3.62
13. NR
Hines Southlake Land Lp ECZ Mixed Use 52.27
14. NR
Hines Southlake Land Lp ECZ Retail Commercial 0.74
15. NR
Hines Southlake Land Lp ECZ Retail Commercial 5.06
16. NR
Hines Southlake Land Lp ECZ Retail Commercial 1.27
17. NR
Hines Southlake Land Lp ECZ Retail Commercial 1.04
18. NR
Hines Southlake Land Lp ECZ Mixed Use 0.93
19. NR
Hines Southlake Land Lp ECZ Mixed Use 3.63
20. NR
Hines Southlake Land Lp Mixed Use
R-PUD 0.51
Case No. Attachment E
ZA10-025 Page 1
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Sixty-Four (20) -
Responses Received:
None (0) -
Case No. Attachment E
ZA10-025 Page 2
Surrounding Property Owner Responses
Case No. Attachment F
ZA10-025 Page 1