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Item 5AA
City of Southlake Department of Planning STAFF REPORT August 9, 2006 CASE NO: ZA06 -054 PROJECT: Zoning Change and Development Plan for Tract 3A, H. Granberry Survey, Abstract No. 581— proposed The Gardens at Stratfort Parc REQUEST: Terra Land Management, Inc. is requesting approval of a zoning change and development plan from "C -2" Local Retail Commercial District to "TZD" Transition Zoning District. The property is a 13.95 acre tract located at 425 West Southlake Boulevard. The proposed development consists of 28 residential lots, 3 office lots, 2.34 acres of open space, and 1.34 acres of open space within easements. At the first reading at City Council on August 1, 2006, City Council required the following: Item Documents Required at 2" Readin Yes/No Provided/Not Provided 1. All fencing to be wrought iron No Not Provided 2. Garage doors to be of cedar material No Not Provided 3. Views of transition area from office to residential including crash gate, rumble strips and any other traffic calming devices Yes Not Provided 4. Trickle channel to be constructed of stamped concrete No Not Provided 5. Addition of a south access No Not Provided 6. Review proposed density No Not Provided 7. Material/color palette and design standards Yes Not Provided 8. Addition of sidewalks and benches around detention areas No Not Provided ACTION NEEDED: 1. Conduct public hearing 2. Consider second reading for zoning change and development plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Development Plan Review Summary No. 3, dated June 30, 2006 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Ordinance No. 480 -499 (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (748 -8067) or Jay Narayana (748 -8070) BACKGROUND INFORMATION OWNER: Richard Reutlinger APPLICANT: Terra Land Management, Inc. PROPERTY SITUATION: 425 W. Southlake Blvd. LEGAL DESCRIPTION: Tract 3A, H. Granberry Survey, Abstract No. 581 LAND USE CATEGORY: Office Commercial with a T -1 Transition District Overlay Option CURRENT ZONING: "C -2" Local Retail Commercial District REQUESTED ZONING: "TZD" Transition Zoning District HISTORY: The property was zoned "C -2" Local Retail Commercial District when the city adopted Zoning Ordinance No. 480. REQUEST SUMMARY: The proposed development is intended to meet the purpose, intent, and development standards of the newly created Transition Zoning District. To this end, the development proposes two of the three TZD components — the Neighborhood Edge (office uses) and the Neighborhood (residential uses). The Neighborhood Edge is to be located along Southlake Boulevard immediately adjacent to the existing veterinary clinic to the east of the site and the remainder of the property is designated as the Neighborhood. The Neighborhood Edge component includes 3 office buildings ranging in size from 3,300 square feet to 4,500 square feet and 0.61 acres of open space. The Neighborhood component proposed includes 28 single- family detached lots at a gross density of 2.0 units per acre and a net density of 2.4 units per acre. Please note that the density is based on the total acreage, including the Neighborhood Edge (office uses). The residential lots will be a minimum of 8,000 square feet and the houses will range in size from approximately 3,200 square feet to 4,200 square feet (or larger). The Neighborhood also includes 1.73 acres of open space and 1.34 acres of open space in easements. TRANSPORTATION ASSESSMENT: Existinz Area Roadway Network The proposed development will have an access point from Southlake Boulevard to the Neighborhood Edge through a common access easement shared with Golden Triangle Animal Hospital. The primary entrance to the Neighborhood will be through a connection to Londonberry Terrace (Stratfort Parc subdivision). A connection to Caddo Lake Drive (Lake Crest Case No. Attachment A ZA06 -054 Page 1 subdivision) is also proposed as a secondary entry. Other secondary entries include a connection to future development to the south and to future development to the northeast of the site. WATER & SEWER: DRAINAGE ANALYSIS Mobility and Master Thorou ,-hfare Plan Boulevard. The streets for the proposed development and the existing connecting streets for adjacent neighborhoods do not appear on the Mobility and Master Thoroughfare Plan. The functional classification for Southlake Boulevard is a principal arterial with 140' R.O.W. The street typology is Regional Traffic Anaksis The applicant has provided a preliminary traffic analysis. The traffic impact of the proposed development is as follows: Use VTPD* AM IN AM OUT PM IN PM OUT Office (12,300 sq. ft.) 135 17 2 3 15 Residential (28 units) 268 5 16 18 10 Total 403 22 18 21 25 *VTPD = Vehicle Trips Per Day Water: The proposed project will connect to an existing 8 -inch water line in Caddo Lake Drive to the north and an 8 -inch water line to the south in the Stratfort Parc Subdivision. Water will then be extended to the west property line and to the east to service all of the proposed lots. Sanitary Sewer: There is an existing 10 -inch sanitary sewer along the north property line of the development and an 8 -inch sanitary sewer along a portion of the south property line which will serve a majority of the lots. With this development, an 8 -inch sanitary sewer will be extended from the west property line to serve the remaining lots on the north end of the development. An 8 -inch sanitary sewer will also be extended from the existing Stratfort Parc subdivision to serve the remaining lots on the south side of the development. The existing creeks within the development drain to the south through two proposed ponds at the south end of the property. SOUTHLAKE 2025 PLAN: Consolidated Land Use Plan Case No. ZA06 -054 Attachment A Page 2 The underlying land use designation is Medium Density Residential on the majority of the site. The designation is Office Commercial with an optional land use designation of T -1 on the northern portion of the site adjacent to Southlake Boulevard. Since the majority of the site is designated Medium Density Residential, the applicant is proposing to develop the site under the T -2 district guidelines. T -2 is primarily residential while T -1 is primarily office and retail. The proposed development is generally consistent with the recommended land use mix for the T -2 land use designation: Land Use Mix Table Use - S6UTWt$t Office (includes street ROW) —__ Office Commercial T-1 - t r �i etTSI Resie � n l 1 easements) % RC Residential (includes street ROW 72.0% (10.04 acres) and open space easements) Open Space* (includes open 15%+ 15% 26.3% (3.68 acres) Underlying Land Use Designation Optional Land Use Designation The underlying land use designation is Medium Density Residential on the majority of the site. The designation is Office Commercial with an optional land use designation of T -1 on the northern portion of the site adjacent to Southlake Boulevard. Since the majority of the site is designated Medium Density Residential, the applicant is proposing to develop the site under the T -2 district guidelines. T -2 is primarily residential while T -1 is primarily office and retail. The proposed development is generally consistent with the recommended land use mix for the T -2 land use designation: Land Use Mix Table Use Required Proposed Office (includes street ROW) 10% ± 25% 13.3 % (1.85 acres) Residential (includes street 65%+25% 62.4% (8.7 acres) ROW; excludes open space easements) Residential (includes street ROW 72.0% (10.04 acres) and open space easements) Open Space* (includes open 15%+ 15% 26.3% (3.68 acres) space lots and easements) Open Space* (excludes 16.8% (2.34 acres) easements) *Open Space includes 0.6 acres in retention /detention areas. The proposed development is consistent with the scale and context criteria provided for the T -2 land use category. Selected T -2 criteria from the Consolidated Land Use Plan are outlined below: Case No. Attachment A ZA06 -054 Page 3 • Office uses are to be located along a major arterial, collector, or immediately adjacent to existing retail uses. The office uses are along a major arterial and adjacent to existing commercial uses to the east and west. • Office uses are encouraged to be limited to professional offices that are 1- 2 stories with footprints between 3,000 — 6,000 s.f. The office uses are limited to professional offices. The offices are between 3,300 sf. and 4,500 s.. f. • Residential uses are to be located adjacent to proposed office and existing residential neighborhoods. The residential uses are adjacent to the proposed offices and to existing residential uses. • Emphasis shall be placed on preservation of existing wooded areas and stream corridors. Open spaces shall be integrated with the development and occupy a prominent place in the development. The proposed retention /detention ponds serve as centerpieces of the development. The areas of trees shown to be removed would be removed to achieve the proper drainage and cut /fill for the property and to construct the proposed ponds. • The proposed development is encouraged to establish an overall concept and theme. The development application includes a statement of intent and purpose. • The scale of development should encourage 1 -2 story buildings which are oriented toward the street, limiting the impact of surface parking lots. Inset /parallel parking stalls and head -in angled parking stalls are provided in front of office building "C ". Mobility Plan & Trail Plan Recommendations o Enhance mobility by providing pedestrian, bicycle, and automotive connectivity within the development and to adjoining developments. The proposed development includes sidewalks throughout. The development provides pedestrian and automotive connectivity to the existing neighborhoods to the east and west and to future development to the south. The proposed sidewalks will also link to the existing trail along Southlake Blvd. Bicycle parking is provided at the office buildings. Environmental Resource Protection Recommendations o Protect and enhance critical environmental and natural features, with particular emphasis on trees and floodplains. Specifically, the Environmental Resource Protection Map below identifies priority areas for protection: Case No. Attachment A ZA06 -054 Page 4 r c � v LEGEND EXISTING TREE COVER EXISTING I*YEAR FLOOD PLAIN M TREE COVER/OPEN SPACE TO BE PRESERVED WHERE APPROPRIATE EXISTING CREEKS & WATER BODIES • The Tree Preservation Plan shows that there are very few trees along the eastern boundary of the site adjacent to StratfortParc; therefore the applicant is not proposing any open space preservation in this area. The applicant is proposing park -like drainage features and open space in the south central portion of the site where the Environmental Resource Protection Plan recommends preservation. The construction of these drainage features will require tree removal.. o Encourage the use of native and adapted plants in landscaping to reduce runoff, water consumption, and maintenance costs. • The applicant has proposed a palette of native and adapted landscaping materials for canopy trees, accent trees, and shrubs in conjunction with the development plan. P &Z ACTION: July 6, 2006; Approved (3 -2) (Bledsoe & Hudson dissented) subject to review; recognizing the applicant's willingness to increase the common access easement from FM 1709; requiring the construction vehicles to enter and exit FM 1709 and not through Stratfort Parc; approving the development standards as presented and granting the requested modifications. COUNCIL ACTION: August 1, 2006; Approved first reading (7 -0) subject to development standards as presented further stipulating all fencing to be wrought iron; garage doors to be of cedar material; approving requested variances regarding block lengths and the office parking; prior to second reading, applicant will submit views of transition area from office to residential including crash gate, rumble strips and any other traffic calming devices that can be put in place; trickle channel to be constructed of stamped concrete; contingent upon the addition of a south access; applicant to review proposed density prior to Case No. ZA06 -054 Attachment A Page 5 second reading; requiring a material / color palette and design standards prior to second reading; addition of sidewalks and benches around detention areas, and subject to Development Plan Review Summary No. 3, dated June 30, 2006. STAFF COMMENTS: Due to the unique and comprehensive informational requirements for all developments proposed within the Transition Zoning District (TZD), the applicant has provided a complete project report. This project report includes all the information as specifically required by Section 47. The information in the following sections is a summary of the critical elements of the submittal and please refer to the attached report for all details. Please note that the accompanying report is a part of the zoning application and will become a part of the ordinance upon project approval. N: \Community Development \MEMO \2006cases \06- 054ZDP.doc Case No. Attachment A ZA06 -054 Page 1 Vicinity Map The Gardens at Stratfort Parc Case No. ZA06 -054 N S Attachment B Page 1 E 1000 0 1000 2000 3000 Feet o o a JA i v 12, 5 / c GPNn 1 1 w \ \ vu� ,na n r-� r,�� =a m F 1 I.E c Q �' t ... N E JE - PE ML ='E ti 11- I C4 I _ = - - q - t—sraR � I �I= t4 iIIIV 1} 1 . - ti — t ;I T s — III \L =r 0o RR t 7rn f ,I I .,I51 III III - pI - r - I I - - y rzA I1 ? T� s 1 3 I I I 2 rE A l l �` 6 LT_ —_ _l '+ I l y ,r O ff mryo�,E C - 4 i �t:am l u = — a Offce� EE „'� Off ce kl o W r^tev=vey �U -�� -SStre - '” z canlMON r, e rat ENT —r srreerq ITI veI HIO T F 27 _ Off e / r z oo u� K h I - Hoco z T r - - - Ia y" 4 - r I m NE IIm 19 I I L � 21 II �pl„ 24 25 III_ n 0 20 1 00 I, }5 l6 d 17. III2 R 23 1 26 28 Ti o IJ - III ry �r l R I ✓. - n.s J - - lffi J V1GaH C 2 94 E 1 X24.38 S 0039' "rt 3242 �r i-k.. I.'(h� S 002 4 E k v s NNSE T. L77, u E "; v� II _ ca sin U E \ 'n"r�a�9dkdmuuwl Ilmi uuw uif0n - - z - s 4 �' Fo0 H J ,CFI. Fq y y fnnm€ GNaM p 1� / I Lwv -i �v �i ��- ��,. e N ��>s O I° w m �R _1 \N Neighborhood Edge: Y _ ofeee Lot A (4,SOO s.f.) o.4s ac. - f x - Office Lot B (4,506 s.f.) 0.46 ac. m - Office Lot C (3,300 S.f.) 0.33 ac. Open Space Lots 0.6L ac. Street R.D.W. 0.33 ac. n-- � 1 � F��.� z s Total Neighborhood Edge: 2.16 ac. I q � y� q Neighborhood: 7 . 28 Lots 7,99 ac. mEES R 1 (includes 1.34 ac. of open 9� space easement) Op ¢I en Space Lots 1.73 ac. neQ _ 9 * 1 Street R.D.W. 2,OS ac. Total Neighborhood: 11.77 ac. Legend \ ; Total Site Area: 13.95 ac. common open Space 1h S Sitlewalk / parking Stall i s A rd =, Inset Pzrallel Angled Parking Stalls Head -In Open Space Calculation s internal Project Trail s Parking Stalls Neighborhood Edge Open Space Lots 0.61 ac. Prepared for: Neighborhood Open Space Lots 1.73 ac. P Open 5pace Easements within Lots 1.34 ac. �I SAGE GROUP, INC. T E R R A To Open Space: 3.68 ac. Master Planning Open Space Percentage 26.38 O O 4 a �ndscape Archeednre TERRA LAND MANAGEMENT G0. & HAT CREEK DEVELOPMENT 8445 Lreepurt Parkway, ste. 680 395 W. Northwest Parkway, Suite 300 P.O. Box 92747 Irving, Texas 75063 Southlake, Texas 76092 SOLthlake, Texas 76092 Case NO.: ZA06 -054 20 JUNE 06 T -10. TEL 972 -929 -8443 B17- 410 -9201 817- 329 -3111 L � _ Development Plan LPi C �a�' d',� a Stv' � ' cr Received June 20, 2006 � Southlake, Tarrant County, Texas b � va I— n G. Land Uses - Development Standards Proposed Development Standards Standard Neighborhood Edge Neighborhood 1.0 Permitted Land Uses Use Categories Professional Office. Residential: - SF Detached Lots 2.0 Street Design Standards Travel lane widths 31' total street width 31' total street width Turning radii 20' minimum 20' minimum 3.0 Streetscape Standards Street trees required Average spacing of 40', Average spacing of 40', Maximum spacing of 50' Maximum spacing of 50' 4.0 Open Space Standards Open space Minimum of 15% Minimum of 15% 5.0 Block and Lot Standards Lot area Minimum of 8,000 s.f. Minimum of 9,000 sf Lot width and depth Min. of 100' wide x 80' deep Minimum of 80'x100' Maximum lot coverage 75% 60% Maximum impervious cover 95% 75% Minimum Block Length 300' 200' 6.0 Building Standards Setbacks: Front 25' 25' Front Garage n/a 45' Side 0' 5' Rear 0' 15' Accessory buildings As per rgmts of Zoning Ord., Sec. As per rgmts of Zoning Ord., Sec. 34, Max. of 1,000 s.f. 34, Max. of 1,000 s.f. 7.0 Site Design Standards Screening • Trash /recycling -3 side Masonry wall w/ opaque -n /a receptacles Entry door, minimum 5' high. • Other utility - Screened from Southlake Blvd. Landscaping or fence. equipment with wall and /or landscaping. • Loading spaces -n /a -n /a • Surface parking areas - Screened from Southlake Blvd. -n /a with landscaping. Landscaping • Landscape buffer 6' from Internal Road, 50' from Fully landscaped between parking, Southlake Blvd., 3' from sidewalks and streets Sidewalk. • Parking lot minimum interior landscaping n/a Lighting • Building entrances Yes Yes • Parking areas, trails, Street lights along one side of Street lights along one side of and streets every internal street, minimum every internal street, minimum. spacing of 75' 8.0 Sign Standards All Signs in accordance with Maximum of One (1) ground No permanent signs allowed on requirements of the Sign Ord.; mounted monument sign shall be Residential lots; Wayfinding and Entry Feature signs allowed at all allowed per site/ building. identification signs allowed in Project Entries from Continental: Common areas. Case No. ZA06 -054 Attachment C Page 2 o 0 c b � va Ti '� T J f # 4 j r- . \ ; �'. • +F n �O i1c , \ r r M i - _,� h e. t�— ��� 3� r Y' � rf � . _1— • �t_ _ � - - -I t �y - -I I — � I _ I �I�� � E « �1����� � I• �- ta. d �_ 7 1 z — r I y � - ih, hl III r= 1 - - '*\ ih ils it � ils y I q - IiP li 9 I f Yom' — I 1 � z p —_f �. IF a' A N STA k + Neighborhood Edge ♦. �`' �.'�� i Office Lot n r _ 0,500 5 f.) 0.93 ac. D en Space p Calculation Office Lot B 500 s.f. 0.46 ac. v 1 1 O ffice L ot .f. Neighborhood Edge: O ce p c (3,30o s ) 0.33 ac. Open Space Lots: 0.61 ac Open Space Lots 0.61 ac 4 Open Space Easements rvEhm Lots: 0.00 ac Street R.O.W. 0.33 ac. Total Neighborhood Edge Open Space: 0.61 ac Total Neighborhood Edge: 2.18 ac. Neighborhood: t �\ Neighborhood: c s ? Open Spare Lots. 1.73 ac. s Open Space Easements within Las. 1.34 07 ac 28 Lots 7.99 a[. f Taal Neighborhood Open Space: 3. ac (includes 1. e ac. of open \\ space a Lot, nC Total Open Space: 3.68 ac. p Oen pace Lots i.7a ar. O n S ace W 26.38% Street R.O.W. 2.05 ac. +R p p Total Neighborhood: 11.77 ac. Total Open Space within 0.59 ac. f ` Detention /Retention Area 4.23 Total Site Area: 13.95 ac. Prepared for: SAGE GROUP, INC. T E R R A M ,tv Planning O O 0 Q Lands :ape Architedare & HAT CREEK DEVELOPMENT TEL y�z- yzv -eaas TERRA LAND MANAGEMENT CO. 817 -379 -3111 23 JUNE 06 817 -410 -9201 13.95 Acre Site -n ► Y lam/ ( "dv,+w at St P"c/ Master Plan Southlake, Texas w n o 0 c �' ' �'' t t F ,J�; ` a. �I �Y • � � r, .�, �� _ �p tl"' � _ ����, fi e. �� ' • u�e= + �. lo se _ �o� e 1 all nra � — — = _ =thy - — _ �� tom' Sdexnik r — O Nt Ph 4ima I ___ C Office ' I I — OFFICe � II� �� t - - -J _ t - - - ` - - -I - - -I 7T 17' say °�da �, Z i :. .0 -- -III- OffIC IL 'F III c I II" II i , - \ - -I —� -- _ L - , II II it - �+ u l r \ o. Sit: Neighborhood Edge } Office Lot 4 f. O ce 4 o (,500 s ) 04 ac. t I _ Open Space Calculation Office Lot B (4,500 s.f. 0.46 ac. r� 7 m ► P P h C Neighborhood Edge: office Lo[ c (3,300 EX.) 0.33 ac. A i Open Space Lots' 0.61 ac Open Space Lots 0.61 ac. _ f Open Space Easements wth n Lots. O.co ac Street R.O.W. 0.33 ac. - B Total Neighborhood Edce Open Space: 0.61 sc. Total Neighborhood Edge: 2.18 ac. •� ' _ e `. I Neighborhood i► Neighborhood: Open Space Lots. 1.73 ac. Open Space Easements wrthm Lots: 1.34 ac 28 Lots 7.99 ac. c (includes eme ac. of open Total Neighborhood Open Space: 3.c7 a space easement) Total Open Space: 3.68 ac. Open Space Lots li ac. .s \ - ��I_ - Open Space % : 26.38% Street R.O.W. 11.77 . P p Total Neighborhood: 11.77 ac. f r a Total Open Space within 0. ac. - -±. Detention /Retention Area 4.2323 % Total Site Area: 13.95 ac. Prepared for: SAGE GROUP, INC. T E e N A Mager Planning Q O 0 Q Landscape Architecture & HAT CREEK DEVELOPMENT TEL 972 -929 -8443 TERRA LAND MANAGEMENT CO. 817 - 329 -3111 23 JUNE 06 817- 410 -9201 13 Acre Site Space /Pathway Plan Southlake, Texas b � va � n o 0 c X �. iL;J lie 4 7 i I I - PE Preserved Secondary Quality Trees m d _ I f w f ' I Prepared for: SAGE GROUP INC. T E R R A Id,1,r P g lnnnin O O O Q Landscaw mocha Lure & HAT CREEK DEVELOPMENT TEL 932 -929 -8443 TERRA LAND MANAGEMENT CO. 817- 329 -3111 23 JUNE 06 817- 410 -9201 13.95 Acre Site Preservation Plan Southlake, Texas b � va r� n o 0 c b � va 7 , d t SECONDARY ENTRY / - LINKroADJACEM T C NEIGHBORHOOD I 1 ill TF NEIjGkl SECONDARY E Y/ ` - LI�K to ADJAM PROPERTY CE r �II � y r. I v' CD {i � Y O x� t- .. II C rjl tP II I it I o I , `I } / /�, 1111111111 11111111 III II III II Iflll t _; p = PROP =RN EI�Pp Mp �� t O t / y l h •' ." it < e Prepared for: SAGE GROUP, INC. T E R R A Master Planning Q O O Q ands penrchltecture & HAT CREEK DEVELOPMENT TEL 972- 929 -8443 TERRA LAND MANAGEMENT CO. 817- 329 -3111 817- 410 -9201 23 JUNE 06 13.95 Acre Site D The/ ( Gcw znk at Str atf&vt PG rcl District Components Southlake, Texas C�' n DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA06 -054 Review No.: Three Date of Review: 06/30/06 Project Name: The Gardens at Stratfort Parc APPLICANT/DE VELOPER: Terra Land Management Inc. Contact: Paul Spain 395 W. Northwest Parkway 9300 Southlake 76092 (817) 410 -9201 ENGINEER: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/26/06 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS ORNEED FURTHER CLARIFICATION, PLEASE CONTACT Jay Narayana AT (817) 748 -8070. Consolidated Land Use Plan 1. The underlying land use designation is Medium Density Residential and Office Commercial and the optional land use designation is T -I on the northern portion of the site. The proposed development is consistent with the recommended land use mix for the T -2 land use designation: Use Required Proposed Office (including street ROW) 10% ± 25% 11% Residential (including street ROW and 1.34 acres of open space easement) 65%+25% 72% Open Space 15%+ 15% 12.5 %* 26% *excluding 1.34 acres of open space easement and .59 acre of open space in drainage /detention * *including 1.34 acres of open space easement and .59 acre of open space in drainage /detention Note: The Medium Density Residential land use category and T -2 land use category do not include density standards. 2. The T -I land use designation in this area includes property to the east of the proposed development along Southlake Blvd to White Chapel Blvd. Any transition development proposal in this area should include the property along Southlake Blvd to White Chapel Blvd. Development Plan 3. Provide the gross and net density, the range of lot sizes, and the average lot size. Case No. Attachment D ZA06 -054 Page 1 Open Space and Landscaping 4. Specify whether the ponds are retention or detention ponds. Informational Comments 5. All office (non - residential) buildings will require site plans before building permit. 6. Parking is being provided at a ratio of one space for every 300 square feet of general office space and one space for every 200 square feet of medical or dental office space. The typical standard is Southlake is 1 space per 300 square feet of general office space and 1 space per 150 square feet of medical office space. Additional information may be needed to justify the proposed parking standards. Case No. ZA06 -054 Attachment D Page 2 Case No. ZA06 -054 Review No. _2_ Dated: 6/5 Number of Pages: Project Name: The Gardens at Stratford Parc Comments due to the Planning Department _6/8/06 Contact: Julie Dove Phone: 817 - 748 -8026 Fax: 817 - 748 -8027 The following comments are based on the review of plans received on 11130105 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P &Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. Park Board comments or recommendations: N/A Land /park dedication requirements: Requires Park Board and City Council consideration of park credits for open space based on Transition District requirements. If credits not approved, requires payment of park dedication fees 28 dwelling units @ $1500 = $42,000 Pathway Comments: Internal project trail follows existing natural multi -use trail shown on Southlake Pathways Plan Other informational comments? Case No. ZA06 -054 Attachment D Page 3 Case No. ZA 06 -054 Review No. Dated: 04 -20 -06 Project Name: The Gardens at Stratfort Parc Number of Pages: Contact: David C. Barnes, Fire Marshal Phone: (817) 748 -8233 Fax: (817) 748 -8181 The following comments are based on the review of plans received on 04 -10 -06 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P &Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: Subdivision street names to be approved by city prior to final plat. Submit proposed names and alternate names as soon as possible. FIRE LANE COMMENTS: Fire apparatus access needs to be designed and maintained to support the imposed loads of fire apparatus (minimum of 65,000 lbs GVW). 2. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per 2003 I.F.C. Sec. 503.2.4 as amended and policy dated 05 -27 -93 and updated 07- 18 -97) Dimension turn radii on site plan. 3. Streets that are to be dead -end until the next phase of construction need to be provided with an approved turn - around for fire apparatus if the dead -end is more than 150 feet long. FIRE HYDRANT COMMENTS: Hydrant may be required depending upon building construction type and square footage and locations of existing hydrants. (per 2003 I.F.C. Section 508.1. as amended) Hydrants to have Hydra -Storz connections with butterfly vanes (or equivalent) on pumper outlet for five -inch diameter hose. Hydrants required at maximum spacing R -3 and U Occupancies 400 feet Unsprinklered 600 feet sprinklered. All others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. INFORMATIONAL COMMENTS: Case No. ZA06 -054 Attachment D Page 4 All construction plans to be submitted for a building permit must conform to the edition of the International Fire Code currently amended and adopted. All commercial buildings are required to have Knox rapid entry system boxes installed. (per 2003 I.F.C. Sec. 506.1 as adopted) Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office. FDC connections must have a Knox Locking Cap. # = Denotes comment that may be included in formal review by P &Z and City Council. Denotes informational comment. Case No. ZA06 -054 Attachment D Page 5 Case No. ZA 06 -054 Review No. 2 Dated: 6/7/06 Number of Pages: Project Name: The Gardens at Stratfort Pare — Zoning and Concept Plan Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077 Email: ctaylor @ci.southlake.tx.us The following comments are based on the review of plans received on 6/1/2006. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: Provide all necessary easements for water and sewer and the detention ponds. Use the City of Southlake GPS monuments whenever possible. WATER AND SANITARY SEWER COMMENTS: Loop waterline if possible. The proposed sewer line must be located in the parkway - not under pavement, except for crossings. A sanitary sewer easement will be required for any sewer not constructed in the ROW. All sanitary sewer lines constructed in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: 1. How does the drainage area which includes Lake Crest subdivision contribute to the calculations? Where is it taken into account? 2. Design Point 2 only shows 1.43 acres, but OS -1 by itself is 137 acres. * Ensure that the difference between pre and post development runoff is captured in the detention ponds. * This property drains into Critical Drainage Structure #20 and requires a fee to be paid prior to beginning construction ($214.29 /acre). The structure crosses West Continental Blvd. below the Timberlake Addition. * The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: Submit Civil construction plans to Public Works Administration. Ensure that plans conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website under Public Works — Engineering Design Standards. http:// www. cityofsouthlake.com/PublicWorks /engineeringdesign. asp An access permit from TxDOT is required prior to construction of a driveway on FM 1709. Submit application and plans directly to TxDOT for review. A Developer's Agreement will be required for this development and must be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be approved by Public Works prior to placing the Developer's Agreement on the City Council agenda for consideration. Case No. ZA06 -054 Attachment D Page 6 * Any hazardous waste being discharged must be pretreated Ordinance No. 836. This review is preliminary. Additional requirements may be necessary with the review of construction plans. *= Denotes informational comment. Case No. ZA06 -054 Attachment D Page 7 Case No. 06 -054 Review No. — Three Dated: June 29, 2006 Number of Pages: 2 Project Name: The Gardens at Stratfort Parc (Zoning Change & Development Plan) Comments due to the Planning Department: June 29, 2006 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review of plans received on June 19, 2006 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P &Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. Are the bufferyards correctly shown and labeled? Section 47 — Transition District only requires buffer yards for non - residential development in the Transition District adjacent to existing residential neighborhoods. However, the applicant is proposing a 50' buffer yard between the Southlake Blvd. R.O.W. and the front office building. The applicant is required to plant a Type F1 bufferyard along the Neighborhood Edge immediately adjacent to the existing residential subdivision to the west. Such a buffer yard would require 4 canopy trees, 8 accent trees, and 12 shrubs for every 100 feet of linear width. The linear width is 210 feet and the applicant would be required to plant a total of 8 canopy trees, 16 accent trees, and 24 shrubs. Although the applicant has shown the location of the F 1 bufferyard in the development plan for the neighborhood edge, the location of the plantings required in the bufferyard have not been indicated in the landscape concept plan for the neighborhood edge. Does the plan meet the interior landscape requirements? The proposed plan meets the interior landscape area requirements. If the T -1 zoning district required that the development follow the Landscape Ordinance 544 -A, the amount of plant material required to be planted within the office portion of the proposed development would be approximately double that which is shown on the submitted Neighborhood Edge Landscape Concept Plan. Does the plan meet the parking lot landscaping requirements? Yes Is a Tree Conservation Analysis or Tree Conservation Plan required? A Tree Conservation Analysis was submitted with the proposed Development Plans. Tree Conservation Comments: 1. The trees labeled as High Quality Trees and mainly made up of large Post Oaks. The trees labeled as Case No. Attachment D ZA06 -054 Page 8 Secondary Quality Trees and made up of a wide assortment of native trees such as Hackberry, American Elm, Cedar Elm, Mesquite, Pecan and Gum Bumilla. The areas of trees shown to be removed would be removed to achieve the proper drainage and cut /fill for the property and to construct the proposed retention ponds. The Secondary Trees exist mostly in a low area where an existing creek flows. The trees that are shown to be removed within the south portion of the development are within a low depression area that would need to be filled for drainage purposes. The trees are mostly even -aged American Elm trees about 4 " -6" diameter. Channels, ditches, creeks, detention/retention ponds, and other drainage improvements shall constitute a utility line for the purpose only to the extent that such improvement is required by the City or other public entity as an integral and necessary part of an approved drainage plan, is located so as to avoid, to the greatest extent practical, altering protected trees, and is approved by the Administrative Official. Ponds, channels, creeks, or other bodies of water intended or created primarily for decorative, scenic, or recreational purposes shall not constitute a "utility line" unless such improvement is required by the City engineer or by ordinance, even if such areas may serve some drainage purposes. Case No. Attachment D ZA06 -054 Page 9 Surrounding Property Owners The Gardens at Stratfort Parc 21 37 38 2 3 20 5 31 F 8 22 9 27 19 26 11 12 30 25 24 13 35 14 16 1 16 34 17 33 18 4 19 32 29 28 Owner Zoning Land Use Acreage 1. Fowler, Mark L & Wynell SF-IA Low Density Residential 2.461 2. Dana's Studio of Dance Inc C -2 Office Commercial 0.699 3. Dana's Studio of Dance Inc C -2 Office Commerical 0.668 4. Linkous, J Ronald & Regina SF-IA Low Density Residential 5. Ghali, Fred Elias & Tessa SF -20A Medium Density Residential 0.459 6. Mudd, Larry & Robbie Sue SF -20A Medium Density Residential 0.52 7. Rhima, Mohammed & Mai SF -20A Medium Density Residential 0.558 8. Knese, James P & Fionuala SF -20A Medium Density Residential 0.459 9. Burbank, Raymond W & Linda SF -20A Medium Density Residential 0.494 10. Andrup, John A & Deborah L SF -20A Medium Density Residential 0.459 11. Powell, Timothy & Samantha SF -20A Medium Density Residential 0.46 12. Lapilusa, Joseph & Darlene SF -20A Medium Density Residential 0.466 13. Dominguez, John A & Mary A SF -20A Medium Density Residential 0.503 Case No. Attachment E ZA06 -054 Page 1 Owner Zoning Land Use Acreage 14. Whitehead, Cynthia SF -20A Medium Density Residential 0.605 15. Clennon, Thomas M & Barbara SF -20A Medium Density Residential 0.536 16. Scheidt, Jonathan J & Lois M SF -20A Medium Density Residential 0.459 17. Klonowski, Carl E & Shannon SF -20A Medium Density Residential 0.532 18. Mast, Kathy SF -20A Medium Density Residential 0.836 19. Wheeler, Jeffrey L SF -20A Medium Density Residential 0.85 20. Clardy - Ruffner C -2 Office Commercial 0.889 21. Cfh Realty 111/480 Southlake C -2 Retail Commercial 1.868 22. Atherton, Jay W & Kay SF -20A Medium Density Residential 0.462 23. Cunningham Commercial Ent Inc SF -20A Medium Density Residential 0.658 24. Millican, Wesley SF -20A Medium Density Residential 0.536 25. McCrummen, Ronald & Denise SF -20A Medium Density Residential 0.657 26. Aliasim, Muhammad & Sadaf SF -20A Medium Density Residential 0.493 27. Jamik Properties Inc SF -20A Medium Density Residential 0.558 28. Lafavers, William E AG Low Density Residential 4.287 29. Lafavers, William E AG Low Densih7 Residential 5.58 30. Reutlinger, Richard A C -2 Office Comm. / Med. Density Res. 13.861 31. Lechler, Gloria 0-1 Office Commercial 13.11 32. Lafavers, William E AG Low Density Residential 0.73 33. Ajro, Sabri & Gurjie AG Low Density Residential 1.0 34. Ajro, Sabri & Gurjie AG Low Density Residential 1.0 35. Tracy, Todd & Amanda AG Low Density Residential 2.5 36. Lafavers, William E S -P -1 Low Density Residential 0.289 37. City of Southlake CS Retail Commercial 0.329 38. The White House Exe Center C -2 Retail Commercial 1.353 Case No. ZA06 -054 Attachment E Page 2 Surrounding Property Owner Responses The Gardens at Stratfort Parc Notices Sent: Thirty -three (33) Responses Received as of 9:OOAM, July 12, 2006: Four (4) Name Address SPO# Position Received Clahane, Sol Opposed 07/06/2006 *Dominguez, Mary 209 Lake Crest Dr 13 Opposed 07/05/2006 McCrummen, Ron & Denise 308 Sir Georges Ct 25 Opposed 07/10/2006 Millican, Wesley & Kristie 309 Sir Georges Ct 24 Opposed 07/06/2006 Case No. Attachment F ZA 06 -054 Page 1 Page 1 of 1 F1 LE C Q Mf Lorrie Fletcher From: Kim Bush Sent: Thursday, July 06, 2006 3:28 PM To: Lorrie Fletcher Cc: Ken Baker Subject: FW: Email sent from City of Southlake Web Site Lorne, will you make sure the P &Z Commission receives a copy of the e -mail. Thank you. Kim. From: Sent: 'i nursuay, .luly 06, 2006 3:00 PM To: Kim Bush Subject: Email sent from City of Southlake Web Site Name: Mrs. Sol Clahane Phone: 817- 488 -3850 Email: sclahane @yahoo.com Comments: Dear Ms. Yelverton, I've just recently moved from Maryland to Southlake TX roughly six months ago and fell in love with the community. I currently live in Statfort Parc community off of White Chapel RD and love our neighborhood. In that vein, I'm am writing to you as a concerned mother of two young children and a Southlake resident regarding the P &Z plans being presented this evening. The plan calls to use our street (Londonberry TC) as a main access point for light commercial property and 28 garden homes which would substantially increase traffic for our neighborhood. Our neighborhood is filled with young families and we all have concerns about the safety of our children given the tremendous increase in traffic and construction. What was most appealing to many of the residents of this neighborhood was the quite street and no access to commercial traffic. Of course, I have no objection to developing the property behind our community, however, the use of our neighborhood street, where we have so many children, is not a critical need since there are several other access points to the property. The proposal calls for access from Southlake Blvd and another undeveloped access point which would pose no risk to our community. Your consideration and support in this matter would be greatly appreciated. Thank you for your time and attention. The safety and security of our neighborhood is of the most utmost concerns of the families in Stratfort Pare. Sincerely, Sol Clahane 7/6/2006 Case No. ZA 06 -054 Attachment F Page 2 Page 1 of 1 B FILE - ZAotD-os� Lorrie Fletcher From: Jayashree Narayana Sent: Thursday, July 06, 200610:07 AM To: Lorrie Fletcher Subject: FW: Email sent from City of Southlake Web Site From: Sent: Thursday, July 06, 2006 12:07 AM To: Planning Subject: Email sent from City of Southlake Web Site Name: Wesley & Kristie Millican Phonc:8173071199 Email: themillicans @verizon.net Comments: Planning and Zoning Committee Members, Thank you in advance for your service to this great city and for your attention to matters currently facing the neighborhood of Stratfort Pare. A plan will go before the P &Z committee tomorrow requesting approval for the construction of commercial offices and 28 residences on the property adjoining our neighborhood. The plan requests major access to this proposed neighborhood and the neighborhood to the west through our single street neighborhood and the more than 30 children under 13 years of age who now reside here. I am gravely concerned for the safety of these children. Families are already placing inflatable caution "Children At Play" signs in the street to slow existing construction trafic. The proposed plan would give backdoor access to White's Chapel for many who now have to utilitze 1709. It would surely create a freeway through our neighborhood. We have expressed our child safety concerns to the developers and have not seen any changes to the proposed plan that would reflect their understanding of situation. Approval of such a plan would neglect the very child safey benefits that led all of us to become homeowners in Stratfort Pare and ultimately in Southlake. As someone who works in pediatric healthcare, I assure you that any benefits that might exist with the proposed plan are not worth the substantial risk it would place on our kids as they play and grow. We do wholeheartedly support the growth of Southlake but cannot support the plan as proposed. We would ask that you consider our children in making your decision and do all within you power to provide them with safe neighborhoods in which to become big Dragons. Thank you again for you time. Regards, Wesley and Kristie Millican 7/6/2006 Case No. ZA 06 -054 Attachment F Page 3 Property Owner Response Form Reference: ZA 0E ' 0 !� T (please print your nante and address below as it appeared on,your certified letter, front the cit)) Being the owner(s) of the property so noted, do hereby ,favor oppose (circle or underline one) the proposed rezoning of the above referenced property. Date n ° My commission expires: On l � before me, W r Y l� � 2 �c.�.�.� -r Notary Public, personally appeared a- personally known tome (or provided to rue on the basis of sate actory eviden e) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument, the person, or the entity upo be alf of which the person acted, executed the instrument. .....nwe � \ E F E Notary Public City of Southlake Planning Department 1400 Main Street, Suite .310 Southlake, Texas 76092 817 - 748 -8069 & 6G ii"V Y -- /j�vobe o �' 1,2+'al;,� f.,Z hO V-r e -f &W- GeV lc -ems , ,o f s &We- 1 ,? '5 6 Y' e- Cr�rf Case No. Attachment F ZA 06 -054 Page 4 Page Iof1 Lorrie Fletcher BFILE COPY From: Lori Farwell Sent: Monday, July 10, 2006 12:18 PM To: 'MayorWambsganss @aol.com'; Place 1; Place 4; Place 6; Place 3; Place 5; Place 2 Cc: Ken Baker; Lorrie Fletcher Subject: Stratford Parc From: Sent: Thursday, July 06, 2006 10:55 AM To: Mayor Subject: Email sent from City of Southlake Web Site Name: Ron and Denise McCrummen Phone: 817.416 -1813 Email: ron:._mccrummen @deanfoods.com Comments: My family and I moved to Southlake in the spring of 2005 from Eden Prairie, Minnesota. I work in downtown Dallas and wife is a special education teacher at Old Union Elementary. Our 3 boys attend school in Southlake. Our reasons for selecting Southlake were many, but came largely down to its community -feel and high quality schools. We are very concerned about the proposed development to be presented to the P &Z Commission this evening (Case No. ZA06 -054 - The Gardens at Stratfort Parc), as well as the proliferation of high- density developments under consideration within Southlake. Having relocated more than once, we have seen great school districts in similar communities become over crowed and very average due in part to the construction of high- density developments including garden homes, town houses, and apartments. I find it troubling that the information to be presented to the P &Z committee fails to consider the impact of such developments on the schools, which brought many of us to this community. The proposed development consists of 28 homes on lots that are much smaller than the lots in adjoining neighborhoods. The planned minimum residential lot size is .207 acres. Using national averages, the planned development increases the burden on our school district by 70 to 100 children. While in isolation that may sound like an acceptable impact, it should cause our city leaders to pause and think of the future of our school district and where we are headed if these types of projects continue to multiply. Our other concern is the more direct impact on our neighborhood, Stratfort Parc. We built our home in a development that when completed will have roughly 24 homes. This development it full of young families. After school and in the evening, the neighborhood frequently resembles a Norman Rockwell painting, with families playing ball in the street, children riding bikes and scooters, and neighbors visiting. Based on the information to be presented this evening, the vehicle traffic per day could increase by 507 vehicles. Given the number of small children, including at least one special needs child; we are very concerned about the safety of our children. We keep hearing about that Southlake city leaders are demanding more connectivity between neighborhoods, but is that worth the life of one of our children and the resulting damage to families and the community impacted by such loss. We don't believe that is a trade -off worth making. We are not against the development of residential properties on the proposed site. We are against the number of proposed residences on that site, as well as the planned primary access to it through our neighborhood. We ask for your voice and counsel as the city reviews the proposed development, Sincerely, Ron and Denise McCrurnmen RECD JUL 1 0 2006 7/10/2006 Case No. ZA 06 -054 Attachment F Page 5 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -499 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS TRACT 3A, SITUATED IN THE H. GRANBERRY SURVEY, ABSTRACT NO. 581, BEING APPROXIMATELY 13.95 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "c- 2 99 LOCAL RETAIL COMMERCIAL DISTRICT TO "TZD" TRANSITION ZONING DISTRICT AS DEPICTED ON THE APPROVED DEVELOPMENT PLAN, INCLUDING DEVELOPMENT STANDARDS, ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT `B ", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the hereinafter described property is currently zoned "C -2" Local Retail Commercial District under the City's Comprehensive Zoning Ordinance; and Case No. Attachment G ZA06 -054 Page 1 WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off- street parking facilities; location of ingress and egress points for parking and off - street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health ad the general welfare; effect on light and air; effect on the over - crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning Case No. Attachment G ZA06 -054 Page 2 lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Soutl Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being Tract 3A, situated in the H. Granberry Survey, Abstract No. 581, being approximately 13.95 acres, and more fully and completely described in Exhibit "A" from "C -2" Local Retail Commercial District to "TZD" Transition Zoning District as depicted on the approved Development Plan, including development standards, attached hereto and incorporated herein as Exhibit `B ", and subject to the following specific conditions: 1. SECTION 2. Case No. Attachment G ZA06 -054 Page 3 That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. Case No. Attachment G ZA06 -054 Page 4 SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. Case No. ZA06 -054 Attachment G Page 5 This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 2006. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2006. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: Case No. ZA06 -054 Attachment G Page 6 CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. ZA06 -054 Attachment G Page 7 EXHIBIT "A" Being Tract 3A, situated in the H. Granberry Survey, Abstract No. 581, being approximately 13.95 acres. The Gardens at Stratfort Parc Legal Description 02/21106 34712 ALL THAT CERTAIN TRACT OR PARCEL OF LAND LYING AND BEING SITUATED IN THE H. GRANBERRY SURVEY, ABSTRACT NUMBER 581, TARRANT COUNTY, TEXAS, AND BEING A PART OF A CALLED 15 ACRE TRACT, DESCRIBED IN A DEED TO RICHARD A. REUTLINGER, RECORDED IN VOLUME 6765, PAGE 807, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE SOUTHWEST CORNER OF SAID REUTLINGER TRACT, THE SOUTHWESTCORNER OF LAKE CREST ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF RECORDEDIN CABINET A, PAGE 1541, PLAT RECORDS, TARRANT COUNTY, TEXAS, AND BEING ON THE NORTH LINE OF A TRACT DESCRIBED IN A DEED TO WILLIAM E. LAFAVERS, ET UX, RECORDED IN VOLUME 5675, PAGE 823, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS; THENCE NORTH 00 DEGREES 27 MINUTES 49 SECONDS EAST WITH THE WEST LINE OF SAID REUTLINGER TRACT AND THE EAST LINE OF SAID LAKE CREST ADDITION, PASSING ENROUTE THE NORTHEAST CORNER OF SAID LAKE CREST ADDITION, AND THE SOUTHEAST CORNER of the REMAINDER OF A TRACT DESCRIBED IN A DEED TO CONNER LAM, RECORD IN VOLUME 7695, PAGE 1366, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS, A TOTAL DISTANCE OF 1933.94 FEET TO A FOUND IRON PIN ON THE SOUTH RIGHT -OF -WAY LINE OF F.M. 1709 AT THE BEGINNING OF A CURVE TO THE LEFT; THENCE ALONG SAID CURVE TO THE LEFT WITH THE NORTH LINE OF SAID REUTLINGER TRACT AND THE SOUTH RIGHT -OF -WAY LINE OF F.M. 1709, HAVING A CENTRAL ANGLE OF 01 DEGREES 33 MINUTES 48 SECONDS, A RADIUS OF 5794.58 FEET, AN ARC LENGTH OF 158.10 FEET, AND A CHORD WHICH BEARS NORTH 88 DEGREES 37 MINUTES 14 SECONDS EAST, A DISTANCE OF 158.10 FEET TO A FOUND IRON PIN AT THE NORTHWEST CORNER OF LOT 1, BLOCK 1, REUTLINGER ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF, RECORDED IN CABINET A, PAGE 1515, PLAT RECORDS, TARRANT COUNTY, TEXAS; THENCE SOUTH 00 DEGREES 35 MINUTES 57 SECONDS EAST WITH THE WEST LINE OF REUTLINGER ADDITION, A DISTANCE OF 243.65 FEET TO A SET 1/2 INCH IRON PIN WITH A YELLOW PLASTIC CAP STAMPED "METROPLEX 1849" AT THE SOUTHWEST CORNER OF SAID REUTLINGER ADDITION; THENCE NORTH 89 DEGREES 24 MINUTES 41 SECONDS EAST WITH THE SOUTH LINE OF SAID REUTLINGER ADDITION, A DISTANCE OF 157.19 FEET TO A FOUND IRON PIN AT THE SOUTHEAST CORNER OF SAID REUTLINGER ADDITION, ON THE EAST LINE OF SAID REUTLINGER TRACT, AND BEING ON THE WEST LINE OF A TRACT DESCRIBED IN A DEED TO GLORIA JEANNE LECHLER, ET AL, RECORDED IN VOLUME 9779, PAGE 2371, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS; THENCE SOUTH 00 DEGREES 35 MINUTES 14 SECONDS EAST WITH THE EAST LINE OF SAID REUTLINGER TRACT AND THE WEST LINE OF SAID LECHLER TRACT, A DISTANCE OF 174.73 FEET TO A CONCRETE MONUMENT AT THE SOUTHWEST CORNER OF SAID LECHLER TRACT AND THE NORTHWEST CORNER OF SRATFORT PARC ADDITION, AN ADDITION TO THE CITY Case No. ZA06 -054 Attachment G Page 8 OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF RECORDEDIN CABINET A, PAGE 9334, PLAT RECORDS, TARRANT COUNTY, TEXAS; THENCE SOUTH 00 DEGREES 35 MINUTES 41 SECONDS EAST WITH THE EAST LINE OF SAID REUTLINGER TRACT AND THE WEST LINE OF STRATFORT PARC ADDITION, A DISTANCE OF 616.48 FEET TO A FOUND IRON PIN AT THE SOUTHWEST CORNER OF SAID STRATFORT PARC ADDITION AND THE NORTHWEST CORNER OF A TRACT DESCRIBED IN A DEED TO ARCHIE RICHARDSON, RECORDED IN VOLUME 12015, PAGE 970, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS; THENCE SOUTH 00 DEGREES 39 MINUTES 57 SECONDS EAST WITH THE EAST LINE OF SAID REUTLINGER TRACT AND THE WEST LINE OF SAID RICHARDSON TRACT, PASSING ENROUTE THE SOUTHWEST CORNER OF SAID RICHARDSON TRACT AND THE NORTHWEST CORNER OF LOT 3, H. GRANBERRY NO. 581 ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF, RECORDED IN CABINET A, PAGE 1576, PLAT RECORDS, TARRANT COUNTY, TEXAS, A TOTAL DISTANCE OF 382.92 FEET TO A FOUND IRON PIN AT THE SOUTHWEST CORNER OF SAID LOT 3, H. GRANBERRY NO. 581 ADDITON AND BEING THE NORTHWEST CORNER OF A TRACT DESCRIBED IN A DEED TO CALAIS CUSTOM HOMES TRACT, RECORDED IN INSTRUMENT NUMBER D205108682, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS; THENCE SOUTH 00 DEGREES 26 MINUTES 42 SECONDS EAST WITH THE EAST LINE OF SAID REUTLINGER TRACT AND THE WEST LINE OF SAID CALAIS CUSTOM HOMES TRACT, PASSING ENROUTE THE SOUTHWEST CORNER OF SAID CALAIS CUSTOM HOMES TRACT, THE NORTHWEST AND SOUTHWEST CORNER OF LOT 12, H. GRANBERRY NO. 581 ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF, RECORDED IN CABINET A, PAGE 8946, PLAT RECORDS, TARRANT COUNTY, TEXAS, AND THE NORTHWEST CORNER OF A TRACT DESCRIBED IN A DEED TO WILLIAM E. LAFAVERS, RECORDED IN VOLUME 8602, PAGE 2321, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS, A TOTAL DISTANCE OF 524.38 FEET TO A FOUND IRON PIN AT THE SOUTHEAST CORNER OF SAID REUTLINGER TRACT, BEING THE SOUTHWEST CORNER OF SAID LAFAVERS TRACT(VOLUME 8602, PAGE 2321), AND ALSO BEING ON THE NORTH LINE OF A TRACT DESCRIBED IN A DEED TO WILLIAM E. LAFAVERS ET UX, RECORDED IN VOLUME 6095, PAGE 25, REAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS; THENCE NORTH 89 DEGREES 38 MINUTES 50 SECONDS WEST WITH THE SOUTH LINE OF SAID REUTLINGER TRACT AND THE NORTH LINE OF SAID LAFAVERS TRACT (VOLUME 6095, PAGE 25), A DISTANCE OF 241.59 FEET TO A FOUND IRON PIPE AT THE NORTHWEST CORNER OF SAID LAFAVERS TRACT (VOLUME 6095, PAGE 25) AND THE NORTHEAST CORNER OF SAID LAFAVERS TRACT (VOLUME 5675, PAGE 823); THENCE NORTH 89 DEGREES 19 MINUTES 30 SECONDS WEST WITH THE SOUTH LINE OF SAID REUTLINGER TRACT AND THE NORTH LINE OF SAID LAFAVERS TRACT (VOLUME 5675, PAGE 823), A DISTANCE OF 108.57 FEET TO THE POINT -OF- BEGINNING, AND CONTAINING 13.946 ACRES OF LAND. Case No. ZA06 -0_54 Attachment G Page 9 EXHIBIT `B" G. Land Uses - Development Standards Proposed Development Standards Standard Neighborhood Edge Neighborhood 1.0 Permitted Land Uses Use Categories Professional Office. Residential: - SF Detached Lots 2.0 Street Design Standards Travel lane widths 31' total street width 31' total street width Turning radii 20' minimum 20' minimum 3.0 Streetscape Standards Street trees required Average spacing of 40', Average spacing of 40', Maximum spacing of 50' Maximum spacing of 50' 4.0 Open Space Standards Open space Minimum of 15% Minimum of 15% 5.0 Block and Lot Standards Lot area Minimum of 8,000 s.f. Minimum of 9,000 sf Lot width and depth Min. of 100' wide x 80' deep Minimum of 80'x100' Maximum lot coverage 75% 60% Maximum impervious cover 95% 75% Minimum Block Length 300' 200' 6.0 Building Standards Setbacks: Front 25' 25' Front Garage n/a 45' Side 0' 5' Rear 0' 15' Accessory buildings As per rgmts of Zoning Ord., See. As per rqmts of Zoning Ord., Sec. 34, Max. of 1,000 s.f. 34, Max. of 1,000 s.f. 7.0 Site Design Standards Screening • Trash /recycling -3 side Masonry wall w/ opaque -n /a receptacles Entry door, minimum 5' high. • Other utility - Screened from Southlake Blvd. Landscaping or fence. equipment with wall and /or landscaping. • Loading spaces -n/a -n/a • Surface parking areas - Screened from Southlake Blvd. -n /a with landscaping. Landscaping • Landscape buffer 6' from Internal Road, 50' from Fully landscaped between parking, Southlake Blvd., 3' from sidewalks and streets Sidewalk. • Parking lot minimum interior landscaping n/a Lighting • Building entrances Yes Yes • Parking areas, trails, Street lights along one side of Street lights along one side of and streets every internal street, minimum every internal street, minimum. spacing of 75' 8.0 Sign Standards All Signs in accordance with Maximum of One (1) ground No permanent signs allowed on requirements of the Sign Ord.; mounted monument sign shall be Residential lots; Wayfinding and Entry Feature signs allowed at all allowed per site/ building. identification signs allowed in Project Entries from Continental: Common areas. Case No. Attachment G ZA06 -054 Page 10 o 0 c A b � f9 � m 30 °'i � 9g nu�v rT 9FA m �7 Neighborhood Edge Office Let A (4,500 s.f.) Office Let B (4,500 Office Let C (3,300 Open Space Lots Street R.O.W. Total Neighborhood Edge: 11 0 I - o r , I ' 0.45 ac. 0.46 ac. 0.33 ac. 0.61 ac. 0.33 ac. 1.18 ac. Neighborhood: 28 Lots 7.99 ac. (includes 1.34 ac. of open space easement) + li a * m 30 °'i � 9g nu�v rT 9FA m �7 Neighborhood Edge Office Let A (4,500 s.f.) Office Let B (4,500 Office Let C (3,300 Open Space Lots Street R.O.W. Total Neighborhood Edge: 11 0 I - o r , I ' 0.45 ac. 0.46 ac. 0.33 ac. 0.61 ac. 0.33 ac. 1.18 ac. Neighborhood: 28 Lots 7.99 ac. (includes 1.34 ac. of open space easement) a m 30 °'i � 9g nu�v rT 9FA m �7 Neighborhood Edge Office Let A (4,500 s.f.) Office Let B (4,500 Office Let C (3,300 Open Space Lots Street R.O.W. Total Neighborhood Edge: 11 0 I - o r , I ' 0.45 ac. 0.46 ac. 0.33 ac. 0.61 ac. 0.33 ac. 1.18 ac. Neighborhood: 28 Lots 7.99 ac. (includes 1.34 ac. of open space easement) Received June 20 2006 Southlake, Tarrant County, Texas � M1 * Open Space Lots 1.73 x. .F° a .x-� \ Street R.O. W, 2.05 ac. To Neighborhood: 11.77 ac. Total Site Area: 13.95 Le end {, aa. cor,mon open Space — ac. 9 m . 5 Sd..walk — Inset /Iarallel Angled Parking Stalls Head-in Open Space Calculation M , 7 § s m A Pro1Pr T-1 i Parking Stills Parking Stalls Neighborhood Edge Open Space Lots 0.61 ac. Prepared for: Neighborhood Open Spare Lots 1.73 ac. Open Space Easements within Lots 1.39 ac. SAGE GROUP, INC. T E R R A Total Open Space: 3.68 ac. Q O 4 Q Haste Planning Lcndscape Architecture TERRA LAND MANAGEMENT CO. & HAT 395 W. Northwest Parkway, Suite 300 CREEK DEVELOPMENT P.O. Box 92797 Open Space Percentage 26.38% sans rreepod Perkmay, Sc. 660 1r a, T 75063 1. Unlake, Texas 76092 SOLthlake, Texas 76092 Case No.: ZA06 -054 20 JUNE 06 1 „ =60• 11 972 - 929 -"3 817410 -9201 817- 329 -3111 L8 j_ Development Plan The/ Cicw a t Str atfcvt P cwc l Received June 20 2006 Southlake, Tarrant County, Texas � M1 o 0 c /` .--• /� �'AI 4 c I 1 _III" ° � �"'AR''' ny \ t� -,& 6 o I — _ • 1 - = _— - � �4 ° ►n, l r._ i - I T - - — . - -i — uf - li it ii a7 _� �I — a I � � � _ — — -- - - -I �•� N� € ���� �� y t —I E ve Y �ITft -i 4 tl " n � =e i ,. lil ,il _ r 7 ii li l Ilil- li . ue -I i J 1- j l il l il t = jlt' Iq` ' IiP F ,I I - IIII� � ��I �1 1i � �1 tH i i 111 �.1 Jr SIR ! Neighborhood Edge a N ei ghborho o d dgo ulation , Ds1 ac open Space (300 s f i o 4s ac. Offi Lot A 4 -. ,500 s.f 1 0.46 ac. e s.f 1 0.33 ac. 1 [ p pa Lots 0 61 ac. P Street R.O.W. 0.33 ac. - _ Open Space Easements withir Lots: 10D ac. F. _ - Total Nc ghborhood Edgc Open Space: 0.61 ac. Total Neighborhood Edge: 2.18 ac. • - - ' Neighborhood A 4 Neighborhood: Open Space Lots. 1.73 ac. 28 Lots 7.99 ac. Open Space Easements withir Lots: 1.34 ac. s p Includes t) of open Space: Total Neighborhood Open S: 3.07 ac. space easement) ° rt - 'I ` Total Open Space: 3.68 ac. open Spice Lots 1.13 ac. - Street k.O.W. 2.05 ac. �l - - Open Space %: 26.38 % Total Neighborhood: 11.77 as Total Open Space within 0.59 ac. Detention /Retention Area 4 . 23 % Total Site Area: 13.95 ac. Prepared for: SAGE GROUP, INC. T E R R ea Maser PI... q Q O O Q Landscape Arcnitacture & HAT CREEK DEVELOPMENT TERRA LAND MANAGEMENT CO. 817 - 329-3111 972 929 -8443 817 -410 -9201 237UNE 06 13.95 Acre Site D 60 12 l t�cwde*'W at St P a i"C Master Plan y Southlake, Texas b � va � n G'� o 0 c : N Frklk � dra ye - ss so t fsa D 38 �• �I� Il i lid i� I T Open Space Calculation —.1 Neighborhood Edge: �. � - - II - -- I - "i - - 7 Open Space Lots: 0.61 ac. Open Space Easements within Lots: 0 " " . Total Neighborhood Edge Open Space: 0,61 ac. Neighborhood: Open Space Lots: 1.73 ac. Open Space Easements within Lots: 1.34 ac. Total Neighborhood Open Space: 3.07 ac. Total Open Space: 3.68 ac. Open Space %: 26.38% Total Open Space within 0.59 ac. Detention /Retention Area 4.23% Office Lot n (4,500 Office Lot 6 (4,500 Office Lot C (3,300 s.f.) Open Space Lots Street R.O.W. ttal Neighborhood Edge: eighborhood: 28 Lots (includes 1.2 4 ac. of open space easement) Open Space Lots Streit R.O.W. ,tal Neighborhood: w 1:'`_'' -..'I w"�•' • �I � �# a1 I f - > o. Exl iiew Ik � i � Ner k f I I III III I I I I' \ I i�_ h Office' i Office ci (�Jf ` an d rti L ear6r I — — I w, �."k- k d s �r--- ,�h - -, -- -- — o� I. I I Offic �� ,. _IdIIW c �irv- Iln IF i i- III' II t- -- - - -- II ;} i °'� _ _ — — C seee.amweartx 1 � - l71 h f III Iluuln II IIIUl1 ICI I I III �— - ° � - � i 7 :;► o t -. 1 —.1 �. � - - II - -- I - "i - - 7 Prepared for: SAGE GROUP, INC. T E R R A Q O O Q Na t" Planning _andscape nrd,ltcdurc & HAT CREEK DEVELOPMENT TERRA LAND MANAGEMENT CO. 817 - 329 -3111 E'L. 972 529 - M43 B17- 410 -9201 13.95 Acre Site 23 JUNE 06 y ����LPi C�a.V a1�?� GtStY �Gw'Cr Open Space /Pathway Plan Southlake, Texas � b va � w G� w 1:'`_'' -..'I w"�•' • �I � �# a1 I f - > o. Exl iiew Ik � i � Ner k f I I III III I I I I' \ I i�_ h Office' i Office ci (�Jf ` an d rti L ear6r I — — I w, �."k- k d s �r--- ,�h - -, -- -- — o� I. I I Offic �� ,. _IdIIW c �irv- Iln IF i i- III' II t- -- - - -- II ;} i °'� _ _ — — C seee.amweartx 1 � - l71 h f III Iluuln II IIIUl1 ICI I I III �— - ° � - � i 7 :;► o t -. 1 o 0 c �..,. r SR�.r � C d I Prepared for: SAGE GROUP, INC. T E R R 0 Master Planning (� ec & HAT CREEK DEVELOPMENT 4 Ali 4 © TeL1 lantls1pe ,en 1 8: 311 TERRA LAND MANAGEMENT CO. 817- 329 -3111 23 JUNE 06 817 -410 -9201 13.95 Acre Site o so izc zaa ���GW' G Std' p"Cl Tree Preservation Plan St p"Cl Tree Preservation Plan y Southlake, Texas b � va � o 0 c q , a b � va � - SAGE GROUP, INC. Mader Planning Q 4 @ TEL. 9729298443 r2 23 3UNE 06 Prepared for: T E R R A TERRA LAND MANAGEMENT CO, 817 - 410 -9201 & HAT CREEK DEVELOPMENT 817 - 329 -3111 13.95 Acre Site atStratfoit Paid District Components Southlake, Texas n G�