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Item 7ACity of Southlake Department of Planning STAFF REPORT February 15, 2006 CASE NO ZA05 -156 PROJECT: Site Plan for the Shops of Southlake — Building A3 REQUEST: On behalf of South Carroll/1709 Ltd., Lawrence A. Cates & Associates, LLP is requesting approval of a site plan for Building A3 of this development. The following variances are requested: • A variance to articulation and exterior materials is requested. Applicant requested approval as shown on the plans. • A variance to the maximum wall height along the south boundary is requested. A height of 16 feet is requested for noise reduction and to remain in compliance with the noise ordinance. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Site Plan Review Summary No. 1, dated December 30, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA05 -156 BACKGROUND INFORMATION OWNER: South Carroll /1709, Ltd. APPLICANT: Lawrence A. Cates & Associates, LLP PROPERTY SITUATION: The property is located at the southeast corner of E. Southlake Blvd. and S. Carroll Avenue. LEGAL DESCRIPTION: Lot 5, Block 1, The Shops of Southlake LAND USE CATEGORY: Town Center CURRENT 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. -City Council approved a change of zoning and concept plan to "S -P -2" Generalized Site Plan District on May 17, 2005. -A preliminary plat was also approved by City Council on May 17, 2005. -A Final Plat was approved in September 2005. -A site plan was approved in October 2005 for the entire site except for Buildings Al -3, D and E. P &Z ACTION: January 5, 2006; Approved (6 -0) subject to Site Plan Review Summary No. 1, dated December 30, 2005; • granting the requested variances for articulation and exterior materials; • limiting time period of variance to 3 years on east side; and • accepting the applicant's willingness to appropriately screen the patio area on the west side. COUNCIL ACTION: January 17, 2006; Approved to table on consent (5 -0) until February 7, 2006. February 7, 2006; Approved to table on consent (6 -0) until February 21, 2006. STAFF COMMENTS: The purpose of this plan is to receive approval of the architectural elevations for Building A3 only. This review and any approval are limited to issues associated with the elevations for Building A3 unless specifically noted and approved. Attached is Site Plan Review Summary No. 1, dated December 30, 2005. A landscape and screening plan for the courtyard area between this proposed building and the Central Market is included as part of attachment `C' and V. M \Community Development \MEMO \2005cases \05- 156SP.doc Case No. ZA05 -156 Attachment A Page 1 Vicinity Map The Shops at Southlake � Case No. ZA05 -156 E Attachment B Page 1 1000 0 1000 2000 3000 Feet - r 1 � $ k4 R i 11 It , rariC Y '. ) ` •''s9 �..! p � _;, L, I �_ F! #y'o vi l l L V ". '` I �� i F• � I p LL I I 1 e d t E CJ p+ Y i 1 [�� �% • i { r d '4f Iii � - v 1, � i fit g.1) Ave y f A 1 j `L 3 t✓ I E I �'I IC 9 �'• �. L' �, i I M T's r �I T € - - - �wJ .��E�- ��11�.� `I' � ...� `_ _' � E °F C �t..•'' =�-= � �I JK� q 1 png ° Il f I p y�r y _ V 6 Case No. Attachment C ZA05 -156 Page 1 ra C" p Case No. ZA05 -156 rctiitecture planning / g w,x o.+wo. cam,. *.».. r�w.!.a,+ ��yy t)� � tt✓[ FLCYxf¢fi LG • [aUllst A'E •E B[ilnlJfF H,59, uM1I.HRTM. Attachment C Page 2 :r. Case No. ZA05 -156 rctiitecture planning / g w,x o.+wo. cam,. *.».. r�w.!.a,+ ��yy t)� � tt✓[ FLCYxf¢fi LG • [aUllst A'E •E B[ilnlJfF H,59, uM1I.HRTM. Attachment C Page 2 p . STEEL ffDMNG(TWP) RE D1AM Case No. ZA05 -156 STEEL E"N3 (TVP) RE. DI i302 Attachment C Page 3 r► +a 0 CM J J z ui w w Q CO O H O U Cd W Case No. ZA05 -156 Attachment C Page 4 Case No. ZA05 -156 F kk t� w x J J H f/7 0 C3 O W GQ 111 Attachment C Page 5 C ©V S 1 ICS MEMORANDUM Engineered' Vibration Acoustic & Noise Solutions 1705 West Koenig Lane Austin, Texas 78756 -1206 Tel 512/371 -0800 Fax 512/371 -0825 www.JEAcousti cs. con, To: Jennifer Tindel, Cencor FRom: Chad Himmel COPY: Brian Thomas, Selser Schaefer DATE: February 13, 2006 PAGES: 5 RE: Shops at Southlake - Environmental Noise Control H -E -B Central Market Rooftop Refrigeration Equipment and East Truck Traffic Noise Barriers JEA #: 2531 JEA has reviewed the environmental noise impacts of tractor- trailer traffic anticipated along the delivery driveway located near the south edge of the Shops of Southlake property and east of the center line of the H -E -B Central Market building in Southlake, Texas. We have also reviewed refrigeration equipment changes and relocation for the H -E -B Central Market, with respect to noise received on residential properties and compliance with the Southlake Noise Ordinance. JEA estimated delivery truck noise levels received on residential properties located south of the development site, and has developed recommendations for barrier heights required to achieve Southlake Noise Ordinance limits. HEB refrigeration equipment has changed from grade- mounted equipment to roof- mounted Hussmann Protocol /LAVA systems, including four outdoor roof mounted Protocol refrigeration units with scroll compressors, and nine LAVA condenser units with condenser fans (see attached information). JEA estimated refrigeration equipment noise levels received on residential properties located south of the development site for comparison with Southlake Noise Ordinance limits. Southlake Noise Ordinance The Southlake Noise Ordinance' defines objective noise levels allowed to be received on a residential zoned property: 1 City of Southlake, Code of Ordinances, Ordinance No. 778 Case No. ZA05 -156 Attachment C Page 6 (RUSTICS Engineered Vibration ,Acoustic & Noise Solutions Shops of Southlake February 13, 2006 Page 2 Limits for Noise Received on Residential Zoned Property Daytime Nighttime Sundays 60 dBA 55 dBA 55 dBA Noise from non -HEB Shops of Southlake tenant tractor - trailers on the southeast portion of the driveway will be scheduled to occur during daytime hours (7 am to 10 pm) and will not occur on Sundays. Therefore, the controlling objective limit in the ordinance would be 60 dBA at the property line for tractor - trailer noise received on south neighboring properties. Noise from HEB refrigeration equipment may be occurring during night hours and during the daytime on Sundays. Therefore, the controlling objective limit in the ordinance would be 55 dBA at the property line for equipment noise received on south neighboring properties. Estimated tractor noise levels received on south neighboring residential properties are based on JEA's measurements of noise from single passing tractor - trailers with high diesel exhaust stack terminals (exhaust at about 12' above pavement). Estimated refrigeration equipment noise levels are based on the HEB roof plan, parapet elevations, equipment locations and heights, and manufacturer's noise data provided to us. Changes in terrain, driveway pavement elevation, potential locations of receiver points at about 5 feet above grade, and acoustical reflections from building faces and other hard surfaces were included in noise estimates. Barrier Height Requirements for Tractor - Trailer Noise To achieve Ordinance limits, the west portion of the property line barrier height should be such that top of barrier is 14 ft above driveway pavement elevation, up to a point that is about in line with the center line of the HEB building. East of the center line of the HEB building, the top of barrier should be 13 ft above driveway pavement elevation, up to a point that is 250 ft from the east end of the property. At that point, the elevation of top of barrier above sea level should remain constant at 647' until it reaches the detention pond, where it should be increased gradually from 647' to 652'. Because the terrain also increases in height towards the east, the barrier height above grade along the south property line is expected to gradually step down from about 15 ft to about 7 ft above grade. The attached sketch shows required top of barrier elevation above sea level and approximate heights above grade (in parentheses). To accommodate fluctuations in terrain and drive elevations, relatively small portions of the barrier may be slightly lower, up to 1 ft lower, than the elevations Case No. Attachment C ZA05 -156 Page 7 OUSTICS Engineered Vibration Acoustic & Noise Solutions Shops of Southlake February 13, 2006 Page 3 recommended in this report and in the attached sketch. As the driveway and truck traffic turns farther north of the property line, no noise barrier is needed for properties to the east to achieve Southlake Noise Ordinance requirements. Therefore, the barrier may be stopped at the east property line, as shown in the sketch. Design of the barrier should be the same as we have recommended and coordinated for previous designs of the property line barrier (ref. JEA report September 12, 2005). Where a gap is required at the bottom of the barrier for site drainage, there should be a curb or berm configured such that there is not direct line of sight view of truck traffic below the barrier from the south side of the barrier. Predicted Noise Levels for Refrigeration Equipment Outdoor HEB rooftop refrigeration condenser and compressor equipment noise with the current design is estimated to be between 47 dBA to 52 dBA, received at most areas 5 ft above grade on neighboring properties. Some areas on neighboring properties will receive less refrigeration equipment noise, depending on sight lines determined by location with respect to the noise barrier planned at the property line and the roof parapet, which will act as a noise barrier. Therefore, rooftop equipment noise with the current design is expected to meet the Southlake Noise Ordinance without need for additional noise mitigation measures. The south property line noise barrier that has been planned and coordinated to reduce tractor - trailer noise does not affect (and does not reduce) refrigeration condenser noise received at many areas of the neighboring residential properties. However, it will obstruct view of the four compressors and will reduce equipment noise received in most areas south of the property line. Submitted by: C 'J ) Chad Himmel Associate JEAcoustics Case No. Attachment C ZA05 -156 Page 8 OUSTICS Engineered Vibration Acoustic & Noise Solutions Outdoor Protocol Refrigeration Units Shops of Southlake February 13, 2006 Page 4 Sound Power per ARI 370 & ISO Standard 3741 = 88.5 dBA with all compressors and exhaust fans operating. Each of the four (4) Outdoor Units (RA, RD, RE, RG) has the same rating. Each has the same number of compressors. Estimated spectral noise values: Outdoor LAVA Protocol Condenser Units Models are all "Low- Noise" models, 1.0 HP, 850 RPM "RA" 1 X 4 Fan, "RB " 1 X 5 Fan, 'RC " 1 X 5 Fan, "RD " 1 X 5 Fan, 'RE " 1 X 5 Fan, "RF " 1 X 5 Fan, "RG " 1 X 4 Fan, "RH " 1 X 5 Fan, and "RI" 1 X 4 Fan. Estimated Sound Power (dB) per Octave Band Center Frequency (Hz) dBA 63 125 250 500 1000 2000 4000 � 000 88.5 90 90 88 88 80 80 80 62.9 Outdoor LAVA Protocol Condenser Units Models are all "Low- Noise" models, 1.0 HP, 850 RPM "RA" 1 X 4 Fan, "RB " 1 X 5 Fan, 'RC " 1 X 5 Fan, "RD " 1 X 5 Fan, 'RE " 1 X 5 Fan, "RF " 1 X 5 Fan, "RG " 1 X 4 Fan, "RH " 1 X 5 Fan, and "RI" 1 X 4 Fan. Estimated spectral noise values: SPEED OVERALL at 5 feet at 10 feet at 20 feet at 30 feet FAN CONFIGURATION RPM SWL dB(A) SPL dB(A) SPL dB(A) SPL dB(A) SPL dB(A) 1 x 4 850 86.4 74.9 68.9 62.9 59.4 1 x 5 850 87.4 75.9 69.9 63.9 60.4 Estimated spectral noise values: Case No. ZA05 -156 Attachment C Page 9 Estimated Sound Pressure at 5' (dB) per Octave Band Center Frequency (Hz) dBA 63 125 250 500 1000 2000 4000 8000 75.9 90 85 78 74 68 63 63 60 Case No. ZA05 -156 Attachment C Page 9 0) ��n P O � � Q : to c c y - ��r O; 9KK `! 40 �7 it ! Ti. �+ in I `,I *' t I 9 y � 1•''• C " � to I I � w 1 I I i- 44 ! E-I I t G C F� � _ V �I I " l I t �� Case No. Attachment C ZA05 -156 Page 10 SITE PLAN REVIEW SUMMARY Case No.: ZA05 -095 Review No.: One Project Name: Site Plan — Shops of Southlake, Building A3 APPLICANT: David Palmer S. Carroll /1709. LTD Phone : (214) 954 -0300 Date of Review: 12/30/05 ARCHITECT: Gary DeVleer Hodges & Associates, P.L.L.C. 13642 Omega Dallas, TX 75244 Phone : (972) 387 -1000 Fax J972) 960 -1129 ENGINEER — Lawrence A. Cates & Associates, Dallas & Austin, Texas Phone: (972) 385 -2272 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/28/05 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 following changes are needed regarding elevations: a) The south and west elevations does not comply with vertical articulation requirements. A maximum wall length of 87 feet with no articulation is permitted. The south wall is 96 feet in length with no vertical articulation. The east elevation also does not meet articulation standards, but is only temporarily exposed until building A2 id added. (Variance requested due to material being limited to rear portion of buildings) b) Textured paint on tilt wall is generally acceptable if it is similar to stucco in appearance. However, it cannot exceed 80% of any one facade, excluding the area for doors and windows. The south facade does not comply with this standard. The east facade is also proposed with the same material but is only temporarily exposed until the addition of Building A2. (Variance requested due to material being limited to rear portion of buildings) C) Clarify the "masonry veneer" material proposed on the north and east facades. d) Insure that all mechanical units including ground and roof -top units are correctly and fully screened of view from adjacent R.O.W.'s and residential properties. Rooftop units must be screened by architectural features which are an integral part of the building. Chain link with slats is not recommended for ground units. A dense evergreen hedge or masonry wall matching the building may be preferred for ground units. Informational Comments Case No. ZA05 -156 Attachment D Page 1 Any plan revisions or supplemental information required following a Planning and Zoning Commission or City Council hearing must be submitted to the City Planning Department no later than 5:OOPM the following Monday. A minimum of twelve (12) full size copies and one (1) 11" x 17" reduction is required for any plans. If not received by the deadline, the application may be tabled until the next meeting agenda. Improvement to adjacent roadways, as stipulated in the zoning and concept plan approval for traffic management, must be completed prior to issuance of a Certificate of Occupancy. All development must comply with the City's Drainage Ordinance No. 605, as amended. 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. A set of fully corrected site plan documents must be submitted and stamped "approved" by the planning department prior to issuance of any building permit. Metal roofs must be standing seam with a factory applied non - metallic matte finish. Denotes Informational Comment The following are the design guidelines approved as part of the "S -P -2" zoning: Guidelines for Shops at Southlake (Central Market Project) BuildingMassing & Scale: A building's massing is its exterior volume and its scale is the relationship of its overall size and its component parts with its adjoining buildings, spaces, and people. • A building's massing shall relate to its site, use, and to the massing of adjacent buildings. • A building's massing shall serve to define entry points and help orient pedestrians. • The scale of individual building facade components shall relate to one another and the human scale, particularly at the street level. • Buildings and /or facades shall emphasize and frame or terminate important vistas. Building Rhythm: A building's rhythm is (are) the pattern(s) created by the regular recurrence or alteration of its constituent architectural components. Variations in the rhythms within individual building facades shall be achieved within any block of building facades. Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances or pedestrian pass - throughs. Case No. ZA05 -156 Attachment D Page 2 Architectural Elements: Architectural elements are the individual components of a building, including walls, doors, windows, cornices, parapets, roofs, pediments, and other features. Architectural composition is the relationship between the architectural elements in an individual building. • Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style. For example, building designs based on an Art Deco style shall utilize architectural elements of a scale and proportion characteristic of that style. Building Entrances: The design and location of building entrances are important to help define the pedestrian environment and create retail - friendly environments. • Entrances shall be easily identifiable as primary points of access to buildings. • Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. All building elements should be compatible with the architectural style, materials, colors, and details of the building as a whole. • Entrances to upper level uses may be defined and integrated into the design of the overall building facade. Facade Treatments: • All sides of a building shall be consistent with respect to style, colors, and details only to the extent that they establish continuity with the main street -front facade. • Display windows are encouraged along the main facades of buildings. Buildings should avoid long, monotonous, uninterrupted walls. Building wall offsets, including projections, recesses, niches, fenestration, or changes of materials or color shall be used to add architectural variety and interest, and to relieve the visual impact of a blank wall. • Parapet and roof -line offsets between facades may be provided in order to break down the scale of the block and create architectural interest and variety. • Architectural elements, such as canopies, awnings, roof and floor overhangs, and colonnades shall be provided as appropriate to protect pedestrians, help unify parts of a building or block, provide human scale, or provide a backdrop for signage and graphics. Building Materials: Exterior finish building materials shall consist of: • Masonry, which is defined as brick, cast stone, glass fiber reinforced concrete, glass fiber reinforced gypsum, and split face concrete masonry units • Stucco, including synthetic stucco (exterior insulation finishing system - EFIS) • Glazed ceramic and porcelain tile • Fiber reinforced plastic (with the exception of plastic or vinyl siding) - used for exterior building components, including but not limited to: cornice and entablature elements, decorative columns and pilasters, storefront trim, railings, and balustrades, spandrel panels, and similar elements. • Painted steel and aluminum, cast iron, bronze, brass, copper (including terne coated) • Roofing materials (visible from any public right -of -way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber shingles. • Materials other than those listed above may be used for architectural trim and accent applications including, but not limited to, cornices and decorative brackets, frieze panels, decorative lintels, shutters, and porch or balcony railings. Case No. Attachment D ZA05 -156 Page 3 Lighting: The placement and orientation of lighting can be a critical part of creating an inviting and safe downtown environment. • Exterior lighting shall be architecturally integrated with the building's style, material, and color. • Lighting intensities shall be controlled to ensure that excessive light spillage and glare are not directed toward neighboring areas and motorists. • Pedestrian level lighting of building entrance -ways shall be provided. • Illuminations of portions of buildings, direct or indirect, may be used for safety or aesthetic results. Pedestrian Network: Sidewalks are a critical part of pedestrian connectivity. In order to enhance the safety of the pedestrian environment, all development shall be subject to the following: • The street network, with its adjoining sidewalks, shall function as the primary pedestrian network. • Mid -block pedestrian connections from the street to parking lots at the rear of the building(s) may be provided at key points. • Pedestrian crosswalks shall be clearly designated and provided at all key street intersections. • Sidewalks shall be a minimum of 6' -0" measured from the face of the curb to the building facade. That portion of the sidewalk that is free of any obstructions to allow for the passage of pedestrians shall be a minimum of 4' -0 ". Streetscape Treatment: The following guidelines for streetscape standards are provided in order to create an attractive and animated sidewalk environment. The developer shall propose a well- designed and unified streetscape plan for key streets in the Downtown district. • Street trees shall be planted in accordance with a unified landscaping plan proposed by the developer and approved by City Council. • Street Furnishings - shall be installed in accordance with a streetscape plan proposed by the developer and approved by City Council. Street furnishings may include planting strips, raised planters, trash receptacles, street light standards, street signs, wayfinding signs, media boxes, seating, public art, water features, fire hydrants, etc. Case No. Attachment D ZA05 -156 Page 4 Surrounding Property Owners The Shops at Southlake 1& 17 L 21 1$ 19 20 F.M. 1799 24 26 25 W J 1 2 3 4 15 7 8 9 10 11 12 13 14 5 6 Owner Land Use 1. Ginn, John A & Jody A SF -20B Medium Density Residential 0.577 Mortgage Electronic Reg Sys 2. Poonawala, Shiraz & Yasmeen SF -20B Medium Density Residential 0.508 3. Cravens, Charles R Jr & Jane H SF -20B Medium Density Residential 0.543 4. Carkner, Philip & Ginny SF -20B Medium Density Residential 0.699 5. Clemons, Scott & Denise SF -20B Medium Density Residential 0.497 Johnson, Steven K & Susan 6. Newlin, Patricia S SF -20B Medium Density Residential 0.463 7. Griffith, Lesli A SF -20B Medium Density Residential 0.8 8. Drake, Thomas E & Donna A SF -20B Medium Density Residential 0.631 9. Thompson, Bryan & Barbara J SF -20B Medium Density Residential 0.527 10. Waychoff, John C & Carla SF -20B Medium Density Residential 0.466 11. Blucher, Charles A & Susan SF -20B Medium Density Residential 0.461 12. Henning, Christian & Sandra SF -20B Medium Density Residential 0.461 13. Tompkins, James M SF -20B Medium Density Residential 0.461 14. Pellettieri, J M & Barbara SF -20B Medium Density Residential 0.464 15. Davis, James H & Carole M SF -20B Medium Density Residential 0.467 Case No. Attachment E ZA05 -156 Page 1 16. Sl Venture West II Lp DT Town Center 037 17. Southlake Venture DT Town Center 4.32 18. Sl Central Venture II Lp DT Town Center 0.39 19. Southlake Venture DT Town Center 0.19 20. Southlake Venture DT Town Center 3.7 21. City of Southlake DT Town Center 0.935 22. Greenway - Southlake Office Prtn S -P -1 Office Commercial 0.817 23. Pkb Enterprises Ltd DT Town Center 1.0 24. Prade, C A Jr & Anita AG Office Commercial 0.5 25. Cambridge 114 Inc S -P -2 Office Commercial 12.622 26. South Carroll / 1709 Ltd S -P -2 Town Center 29.113 Case No. Attachment E ZA05 -156 Page 2 Surrounding Property Owner Responses The Shops at Southlake Notices Sent: Twenty -four (24) Responses: None (0) Case No. ZA 05 -156 Attachment F Page 1