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Item 7FCity of Southlake Department of Planning STAFF REPORT September 28, 2005 CASE NO ZA05 -095 PROJECT: Site Plan for The Shops at Southlake REQUEST: South Carroll /1709, Ltd. is requesting approval of a site plan for The Shops. The plan proposes approximately 170,000 square feet of retail and restaurant development. The following variances are requested: 1) Screening wall along boundary in excess of 8 feet in height; 2) Screen wall utilizing materials other than those of the front building facade. 3) Exemption of 8 foot tall masonry trash enclosure in lieu of other screening methods on the trash receptacles located in the rear of the property. 4) Textured paint on tilt wall (stucco appearance) in excess of 80% on certain rear building facades. 5) Lighting variance to allow metal halide type lights instead of high pressure sodium or a light providing similar lighting effect. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) STAFF CONTACT Background Information Vicinity Map Plans and Support Information Site Plan Review Summary No. 3, dated September 16, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Members Only) Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA05 -095 BACKGROUND INFORMATION OWNER/APPLICANT: South Carroll /1709, Ltd. PROPERTY SITUATION: The property is located at 425 S. Carroll Avenue; on the southeast corner of the intersection of E. Southlake Boulevard and Carroll Avenue. LEGAL DESCRIPTION: Tract 7A, situated in the John A. Freeman, Abstract No. 529 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. TRANSPORTATION ASSESSMENT: This plan shows improvements consistent with the requirements of the Zoning and Concept Plan approval. The improvements must be completed prior to occupancy of the structure(s) WATER & SEWER: A 20" water transmission main exists along the south line of E. Southlake Boulevard. Water service to this property will be provided from the 12" water line also on the south side of E. Southlake Boulevard and 12' line along the east side of S. Carroll Avenue. The proposed sanitary sewer will be connected to an existing 10" line located in S. Carroll Avenue. DRAINAGE ANALYSIS: Storm water currently sheet flows through the site in a westerly direction until it reaches South Carroll Avenue where it enters the existing storm sewer system at the southwest corner of the site. The proposed development captures all on -site storm water in inlets throughout the parking lot and directs it to various detention ponds which will ultimately release the storm water into the existing storm sewer system in South Carroll Avenue. All off - site storm water is conveyed through the site via proposed storm drains to the existing storm sewer system in S. Carroll Avenue. P &Z ACTION: September 22, 2005; Approved (5 -0) as presented subject to Site Plan Review Summary No. 3, dated September 16, 2005, granting the requested variances for: Case No. Attachment A ZA05 -095 Page 1 1) Screening wall along boundary in excess of 8 feet in height; 2) Screen wall utilizing materials other than those of the front building facade. 3) Exemption of 8 foot tall masonry trash enclosure in lieu of other screening methods on the trash receptacles located in the rear of the property. 4) Textured paint on tilt wall (stucco appearance) in excess of 80% on certain rear building facades. 5) Lighting variance to allow metal halide type lights instead of high pressure sodium or a light providing similar lighting effect. Also, accepting the applicant's willingness to meet with the neighbors to further discuss the proposed wall and noise issues and to provide an encroachment easement along the southern boundary to address residential fence connections to the masonry wall proposed along the southern boundary line. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated September 16, 2005. N: \Coinmunity Development \MEMO \2005cases \05- 095 SP. doe Case No. ZA05 -095 Attachment A Page 1 Vicinity M The Shops at Southl 1 N rl� H �--I 1000 0 1000 2000 3000 Feet N W S E Case No. Attachment B ZA05 -095 Page 1 Mr 91 6 L 1 6 . • �:b II''F� � � � + i J 65 30.4 g +1 4 _J T FFFF M n J k 1 � �r 4 `_- ;. ' � 1i11N9AV �1C:+unr•} Flll C ase l,v. �� r��" ■ ■ ■■ient C ZA05 -095 Page 1 CA CA MENEM MENEM soon - am ma- won., on on MENEM ammum NONE -------------- WEST ELEVATION 41133 SOUTHLAKE CENTRAL MARKET CONCEPT ELEVATIONS R ,- M wwuwru o e IH cvvct " (n C en , ON 3m P-4 SLK YN OD on mu , EMIA ftzl ig I RAM W M LO M:m m ari * ll �� �� .YFMFPPYR j1�9��T]�Ill�j Fr��t_� MH LILIPMHU Immostionc all ffiff ME 9 CC r; .'03 5 - 7 CV SCIIEMF SOLMA-AKF- TEXM EL-2 ' i 02 Case No. ZA05-095 Attachment C Page 5 � IN � �- JL'� E., IF - ' PM "IeKWA NO. UVO Tr C�, (n Proposed Acoustic Wall Case No. ZA05 -095 Attachment C Page 7 OUSTICS Engineered Vibration Acoustic & Noise Solutions 1705 West Koenig Lane Austin, Texas 78756 -1206 Tel 512/371 -0800 Fax 512/371 -0825 www MEMORANDUM To: David C. Palmer, Cencor FRom: Chad Himmel DATE: September 13, 2005 PAGES: 1 RE: Shops at Southlake - Environmental Noise Control Barriers JEA #: 2531 JEA has reviewed the potential effects of reduced barrier heights for the proposed development, if 14' -tall barriers cannot be implemented along the south property line due to City of Southlake wall /fence height limitations (re 8'- maximum allowable height). JEA estimated delivery truck and refrigeration equipment noise levels received on residential properties located south of the development site, based on various conceptual barrier heights, in accordance with barrier location, configuration, and construction concepts outlined in our Sept. 12 report to Cencor. Estimated noise levels received on south neighboring residential properties follow, using two primary facility noise sources: 1) a single passing tractor- trailer with high diesel exhaust stack (exhaust at about 12' above pavement), and 2) continuous operation of outdoor refrigeration condenser equipment associated with the proposed HEB building. As shown in the table above, the Southlake Noise Ordinance allowable nighttime or Sunday noise limit of 55 dBA can be achieved using a 14' -tall noise barrier, and may be achieved with barrier height of 12' or more, but cannot be achieved with a barrier shorter than 12', even with implementation of optional barrier absorptive or diffusive surface treatments discussed in the Sept. 12 report. Chad Himmel �- Case No. ZA05 -095 Attachment C Page 8 Estimated Noise Level (dBA; Leq) Received at South Neighboring Residential Properties South Property Line Barrier Height One Passing Tractor - Trailer Refrigeration Condensers 14' 55 dBA 54 dBA 12' 57 dBA 56 dBA 10' 60 dBA 58 dBA 8' 66 dBA 62 dBA As shown in the table above, the Southlake Noise Ordinance allowable nighttime or Sunday noise limit of 55 dBA can be achieved using a 14' -tall noise barrier, and may be achieved with barrier height of 12' or more, but cannot be achieved with a barrier shorter than 12', even with implementation of optional barrier absorptive or diffusive surface treatments discussed in the Sept. 12 report. Chad Himmel �- Case No. ZA05 -095 Attachment C Page 8 September 9, 2005 City of Southlake 1400 Maim Street Southlake, Texas 76092. To whom it may concern, Central Market commits to a good faith effort to limit all deliveries to. our future Southlake store between the'hours of 6:00 A.M. and 10:100 P.M. We will establish these curfews with our internal distribution support and with all vendors who supply the store. Exceptions to these delivery times will only be when unforeseen circumstances affect our deliveries such as but not limited to inclement weather, power outages, or unforeseen traffic situations. Sincerely, Greg Beam Director of North Texas Operations 5750 E. LaVers Lane m Dallas. Texas 75206 a (2141 234.7600 © Fax: (214 1 7 f jL C� Case No. Attachment C ZA05 -095 Page 9 r An CENCOR REALTY SERVICES David C. Palmer Executive Vice President September 16, 2005 dpalmer@cenco,rreally.com Mr. Kenneth Baker Director of Planning City of Southlake 1400 Main Street, Suite 310 Southlake, TX 76092 RE: Proposed Lighting Variance Shops of Southlake Dear Mr. Baker: The Shops of Southlake respectfully requests a variance for the decorative light fixture lamp to be used for this property. The zoning ordinance references that the light fixtures meet the same specifications as used in Southlake Town Center. We have met these requirements as to the light fixture types. Town Center uses high - pressure sodium lamps in the decorative poles and uses metal halide lamps in its pole fixtures. Town Center does not mix the use of the fixtures. The decorative poles are along the shop space, and plaza throughout, and along State Street and Grand Avenue. The pole fixtures are used in the field parking areas behind the shopping areas. The Shops of Southlake is an internally focused shopping center and our design mixes the pole and decorative fixtures. The developer and NEB's desire and practice are to use one lamp type. HEB and lifestye retailers prefer the metal halide lamp for the color of light washing the parking field when the retail storefronts face the parking field. The layout of the shopping center is such that the parking lot lights impact the surrounding properties and adjoining rights of way minimally. The ordinance requirements per light levels and for style of fixture have been otherwise met. This requested variance provides for the best look for the shopping center, for the success of the retailers, and as such for the City. Thank you for your attention to this matter. i ncerely, id C. Palmer Executive Vice President cc: Mary Rohrer, HEB Janet Selser, Schaefer Architects Jennifer Tindel Gary DeVlecr, Hodges and Associates 3102 Maple Avenue Suite 500 Dallas, Texas 75201 214.954.0300 fax 214.953.0850 www.CencorRealty.com 7,105,095 , Cencor Realty services is the management and devetOpment division of Weitzman Management Corporation, a '— regional realty corporation which also Cues business through its brokerage division, The Weitzman Group. S S SEP 19 2005 Case No. Attachment C ZA05 -095 Page 10 SITE PLAN REVIEW SUMMARY Case No.: ZA05 -095 Review No.: Three Project Name: Site Plan — Shops of Southlake — Central Market APPLICANT: David Palmer S. Carroll /1709. LTD Phone : (214) 954 -0300 Date of Review: 09/16/05 ARCHITECT: Gary DeVleer Hodges & Associates, P.L.L.C. 13642 Omega Dallas, TX 75244 Phone : (972) 3 87- 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 9/14/05 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 addresses screening: a) Screening walls along property boundaries in excess of 8 feet must be specifically approved by the City Council. The screening /acoustical wall proposed along the south boundary varies between 8 feet and 14 feet as specified on the plan. (Variance Requested — Acoustical analysis recommendations dictate such a wall height to remain compliant with the City's noise Ordinance.) b) Screen walls for docks must be masonry similar to the front facades and must be 10' or more (adequate to fully screen view of semi tractor - trailer trucks from residential properties and rights -of -way.) (Variance requested - Applicant proposes an acoustical wall along the south boundary to screen view from residential properties with a height varying from 8 to 14 feet and a solid eastern red cedar row along the east bank of the nearest detention area to screen view from S. Carroll Avenue.) C) All trash receptacles must be screened by an 8' masonry enclosure with metal gate using materials similar to the principal building(s). Provide and label the enclosure for the trash compactors. (Variance requested - Applicant shows enclosures to be screened of view from adjacent residential properties, rights -of -way and primary public areas by way of residential screen wall, evergreen plant materials and rear portions of buildings.) 2. The following changes are needed regarding elevations: Case No. ZA05 -095 Attachment D Page 1 a) 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 of the Central Market and adjoining retail do not appear to comply with this standard. (Variance requested due to material being limited to rear portion of buildings) 3. The Lighting Ordinance No. 693 -B requires all lighting to be high pressure sodium or a light providing similar lighting effect. A metal halide type light is proposed. (Variance is requested) All other aspects of the proposed lighting are shown to be compliant. Informational Comments 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. 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. 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. Case No. Attachment D ZA05 -095 Page 2 • 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. 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) Case No. Attachment D ZA05 -095 Page 3 • 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. 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. ZA05 -095 Attachment D Page 4 Surrounding Property Owners The Shops at Southlake F-1 LU a F - jL"TAJN ,:' 4 6 6 6 2 E3 E T FM F.M. 1709 24 7 8 23 �- �C1120716 �151141311211 I10 9 18X. Owner Zoning Land Use Acreage 1. Prade, C A & Anita "AG" Medium Density Residential 18.059 2. Greenway- Southlake Off. Prtn "S -13-1" Town Center 0.512 3. Southlake Venture "DT" Town Center 4.331 4. SI Central Venture II Lp "DT" Town Center 0377 5. Southlake, City of "DT" Town Center 0.941 6. Town Square Ventures Lp "DT" Town Center 4.266 7. Pkb Enterprises Ltd "DT" Town Center 5.649 8. Cambridge 114 Inc "S -P -2" Office Commercial 12.622 9. Davis, James & Carole "SF -20A" Medium Density Residential 0.468 10. Pellettieri, J & Barbara "SF -20A" Medium Density Residential 0.464 11. Tompkins, James "SF -20A" Medium Density Residential 0.462 12. Henning, Christian & Sandra "SF -20A" Medium Density Residential 0.462 13. Blucher, Charles & Susan "SF -20A" Medium Density Residential 0.462 Case No. Attachment E ZA05 -095 Page 1 14. Waychoff, John & Carla "SF -20A" Medium Density Residential 0.462 15. Thompson, Bryan & Barbara "SF -20A" Medium Density Residential 0.531 16. Drake, Thomas & Donna "SF -20A" Medium Density Residential 0.634 17. Griffith, Lesli & M "SF -20A" Medium Density Residential 0.793 18. Newlin, Patricia "SF -20A" Medium Density Residential 0.465 19. Johnson, Steven & Susan; "SF -20A" Medium Density Residential 0.496 Clemons, Scott & Denise 20. Carkner, Philip & Ginny "SF -20A" Medium Density Residential 0.698 21. Cravens, Charles &Jane "SF -20A" Medium Density Residential 0.540 22. Poonawaia, Shiraz & Yasmeen "SF -20A" Medium Density Residential 0.506 23. Ginn, John & Jody "SF -20A" Medium Density Residential 0.573 24. South Carroll /1709 Ltd "S -P -2" Office Commercial 29.114 Case No. Attachment E ZA05 -095 Page 2 Surrounding Property Owner Responses The Shops At Southlake Notices Sent: Twenty -four (24) Responses: None (0) Case No. ZA05 -095 Attachment F Page 1