Item 6D Revised13 SOUTHLAI<,,E
CITY OF
Department of Planning & Development Services
STAFF REPORT
December 7, 2010
CASE NO: ZA10 -057
PROJECT: Site Plan for Lot 3, Carroll - Greenway Addition (1281 E. SH 114)
EXECUTIVE
SUMMARY: On behalf of SL /Renda Properties, LLC, Design Duncan Miller Ullmann is requesting
approval of a Site Plan for a restaurant on 1.15 acres located at 1281 E. State
Highway 114. SPIN Neighborhood # 8.
REQUEST DETAILS: The restaurant as proposed is 8,746 square feet with two stories. An extensive
outdoor patio area on the north and west sides of the building is also proposed.
Access to the site will be through State Highway 114 (SH 114) and State Street. The
developer proposes to construct State Street, completing the connection between
Division Street and SH 114. Eight head -in parking spaces are proposed to be
constructed with the State Street improvements. These eight spaces are above and
beyond the off - street parking requirements for the restaurant.
Variance Requests
The following two variances are being requested by the applicant. A letter justifying
the requests is included in "Attachment C" of this report.
1. Driveway Spacing
Section 5.1 of Driveway Ordinance No. 634 requires 100' of spacing between
driveways. The applicant is requesting that the southernmost driveway be
spaced 80' from the existing limited- access driveway along State Street to the
DPS facility employee entrance to the south.
2. Tree Canopy Cover
Section 7.2 of Tree Preservation Ordinance No. 585 -D requires that 50% of the
existing tree canopy in this case be preserved. The applicant is proposing to
preserve 14% of the existing tree canopy.
SITE DATA
SUMMARY:
ACTION NEEDED
ATTACHMENTS:
STAFF CONTACT:
SITE DATA SUMMARY
Existing Zoning
"C -3" — General Commercial
Land Use Designation
Town Center
Gross /Net Acreage
1.1522 acres
Number of Proposed Lots
1 lot
Percentage of Site Coverage
11.64%
Area /% of Open Space
14,155 sf / 28.2%
Area /% of Impervious Coverage
71.8%
Proposed Building Area (Foot Print in Sq.Ft.)
6,001 S.F.
Number of Stories
2 s tories
Maximum Building Height
35 feet
Proposed Total Floor Area
8,746 S.F.
Proposed Floor Area by Use
100% Restaurant
Required Porkin2
71 spaces
Provided Parking
Standard
70 spaces
handicap
3 spaces
Total
73 spaces
Required/Provided Loading Spaces
none
Area /% of Outside Storage
none
Est. Start Construction MonthfYear
??
Est. End Construction Month /Year
??
(1) Conduct a public hearing
(2) Consider site plan request
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — PowerPoint Presentation
(D) SPIN Meeting Report — October 25, 2010
(E) Revised Site Plan Review Summary No. 2, dated December 7, 2010
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
(H) Full Size Plans (for Commission and Council Members Only)
Ken Baker (817)748 -8067
Clayton Comstock (817)748 -8269
BACKGROUND INFORMATION
OWNER: SL /Renda Properties, LLC
APPLICANT: Design Duncan Miller Ullmann
PROPERTY SITUATION: 1281 E. SH 114
LEGAL DESCRIPTION: Lot 3, Greenway - Carroll Addition
CURRENT ZONING: "C -3" General Commercial
HISTORY: • City Council approved a preliminary plat on March 21, 2000 (ZA99 -101).
• A Final Plat for Lots 1 & 2, Block 1, Greenway - Carroll Addition was approved
on November 8, 2001 (ZA01 -103) and filed with Tarrant County on October
3, 2003.
• A Plat Revision for Lots 1 R & 3, Greenway - Carroll Addition was approved on
April 20, 2010 (ZA10 -018) and filed with Tarrant County on April 18, 2010.
C�ItIIr,=1011111110191kf1
BOARD REVIEW: A SPIN Meeting was held on October 25, 2010. A report from that meeting is
included as "Attachment D" of this report.
SOUTHLAKE 2025 PLAN/
STRATEGIC LINK: Consolidated Land Use Plan
The Consolidated Land Use Plan designates this property for "Town Center."
The Town Center land use designation is intended to enhance and promote the
development of the community's downtown. The goal is to create an attractive,
pedestrian- oriented, mixed -use urban environment that becomes the center of
community life in Southlake. It may include compatibly designed retail, office,
cultural, civic, recreational, hotel and residential uses. All uses shall be
developed with a great attention to design detail and will be integrated into one
cohesive district or into distinct sub - districts, each with its own unique
characteristics. A mix of different uses is encouraged to create a vibrant, lively,
and unique environment.
The Southlake 2025 State Highway 114 Corridor Plan also has a few site -
specific recommendations that affect this property:
• Recommend changing the land use designation to Town Center to
maintain congruency with STS
• Establish consistent standards for the architectural design of building
facades (both front and rear)
• Establish a palette of streetscape design standards for all elements
such as street furniture, landscaping, pavements, lighting, signage, etc.
• Explore the feasibility of burying utility lines, specifically in the Town
Center land use designation. To this end, evaluate funding sources,
Case No. Attachment A
ZA10 -057 Page 1
cooperative agreements with utility companies, and other creative
opportunities available
Urban Design Plan
The following area specific recommendations for private development
along the SH 114 Corridor:
• Preserve existing natural view corridors where appropriate.
Specifically, tree stands along the highway should be preserved when
they terminate views from the highway;
M7'
• In order to maximize regional access and limit the impact of strip retail
development, retail and restaurant development should be
concentrated at interchanges in 1 -2 story buildings with higher- intensity
office and institutional uses at mid -block locations.
• Low - profile, single story pad buildings that tend to blend into the
background and have limited visibility from the highway are
discouraged.
• All windows on buildings should be vertically oriented and be
articulated with a 4 -inch reveal to avoid solid, flat walls, and to create
shadow lines and surface texture. Glass curtain walls and facades
with more than 60% glass along any elevation shall be discouraged.
• The view of surface parking from the highway should be limited.
Surface parking lots should be designed to be in small pods (no more
than 200 parking spaces) with increased landscaping and pedestrian
accessways.
• Shared parking is encouraged between adjoining complementary land
uses.
• Master planning of larger tracts or multiple tracts is encouraged over
piece -meal development. In addition, the master plan applications
should include all the elements of the built environment such as
building design, site design, wayfinding and building signage,
landscaping, treatment of natural features, bridges, streets, street
lighting, etc. Every effort should be made to incorporate recommended
urban design elements into the project design.
The Urban Design Plan also identifies this area as a "High Priority, Private
Future Development" area for undergrounding overhead utilities.
Pathways Master Plan & Sidewalk Plan
The Southlake 2025 Pathways Plan calls for the installation of "Segment 39"
along this property's SH 114 frontage. The "Southlake Town Square Pathway"
(Segment 39) is an 8'— 10' multi -use path along the southwestern edge of the
SH 114 ROW extending 3.34 miles from Westlake to Town Square. The
applicant is proposing to install an 8' multi -use trail along their SH 114 frontage
and a 5' sidewalk along State Street, which will eventually connect to the rest
of Southlake Town Square.
Case No. Attachment A
ZA10 -057 Page 2
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan designates SH 114 as a variable -width (300'-
500' ROW). There is adequate ROW designated for SH 114 at this time,
however future development of Lot 1 R (west of this site) may require
dedication of ROW for a deceleration lane.
Right -of -way for State Street (a local "main street" classification), has already
been dedicated by plat. The Master Thoroughfare Plan recommends the
following design characteristics for "main streets" in pedestrian- oriented mixed
use development such as the "Town Center" land use area:
TREE WELLS IN
PARKING LANE /
CURB
EXTENSIONS
Case No.
ZA10 -057
• If mainly connecting commercial (both retail and office) land uses,
wider sidewalks (8') are recommended.
• If the predominant adjacent uses are residential, then sidewalks shall
be a minimum of 5'.
• Street trees should separate the roadway from the sidewalk.
• Extremely low design speeds.
• Parallel or angled on- street parking permitted.
• Limited driveway cuts with parking areas accessed from alleys.
• Surface parking to be located to the side or rear of the building or
screened with vegetative fences or berms.
• Pedestrian - oriented streets with crosswalks and buildings built close to
the street.
• Pedestrian scaled buildings.
Existina Area Road Network and Conditions
State Street and Division Street to the south connect to N. Carroll Avenue.
State Street will be extended to SH 114, which abuts the north boundary of this
property.
Traffic Impact
This property will utilize two driveways for access, both of which are located
off -site. One is on SH 114 approximately 90 feet west of the property. The
other is on State Street approximately 10 feet south of the property.
A formal Traffic Impact Analysis (TIA) was not required for this application;
however if and when Lot 1 R (west) develops a full TIA will be required, which
would include this property.
Attachment A
Page 3
TRAVEL
TRAVEL
TRAVEL
TRAVEL
Case No.
ZA10 -057
• If mainly connecting commercial (both retail and office) land uses,
wider sidewalks (8') are recommended.
• If the predominant adjacent uses are residential, then sidewalks shall
be a minimum of 5'.
• Street trees should separate the roadway from the sidewalk.
• Extremely low design speeds.
• Parallel or angled on- street parking permitted.
• Limited driveway cuts with parking areas accessed from alleys.
• Surface parking to be located to the side or rear of the building or
screened with vegetative fences or berms.
• Pedestrian - oriented streets with crosswalks and buildings built close to
the street.
• Pedestrian scaled buildings.
Existina Area Road Network and Conditions
State Street and Division Street to the south connect to N. Carroll Avenue.
State Street will be extended to SH 114, which abuts the north boundary of this
property.
Traffic Impact
This property will utilize two driveways for access, both of which are located
off -site. One is on SH 114 approximately 90 feet west of the property. The
other is on State Street approximately 10 feet south of the property.
A formal Traffic Impact Analysis (TIA) was not required for this application;
however if and when Lot 1 R (west) develops a full TIA will be required, which
would include this property.
Attachment A
Page 3
Trip generation data was available for both the number of seats and the square
footage of the restaurant, therefore both trip generation estimates are provided
below.
This land use consists of eating establishments of high quality and with turnover rates usually
of at least one hour or longer. Generally, quality restaurants do not serve breakfast; some do
not serve lunch; all serve dinner. Often, the restaurants in this land use are not a chain and
reservations are required.
Additional Data from ITE Trip Generation study of "Quality Restaurants ": (1) Truck trips
accounted for approximately 1 to 4 percent of the weekday traffic. The average for the sites
that were surveyed was approximately 1.6 percent. (2) Vehicle occupancy ranged from 1.59
to 1.98 persons per automobile on an average weekday. The average for the sites that were
surveyed was approximately 1.78.
2 Total occupant area for interior & exterior area
3 Vehicle Trips Per Day
** AM /PM times represent the number of vehicle trips generated during the peak travel times.
WATER & SEWER: Water A 12" water line is proposed to be installed along SH 114 and
connected to a 20" water line proposed to be installed in along State Street.
Sewer An 8" sewer line exists today within the R.O.W. for State Street,
connecting to a southbound SH 114 sewer line at this property's north east
corner. The development proposes to extend that existing SH 114 sewer line
(8 ") along this property's boundary, capping off west of the proposed driveway
on SH 114.
DRAINAGE ANALYSIS: Water generally sheet flows east across the property today from a higher
elevation near Carroll Avenue. After development, water will drain into three
on -site curb inlets connected to an existing 60" storm drain along State Street
and a proposed 36" storm drain along SH 114
TREE PRESERVATION: The site is currently ±40% covered by existing tree canopy; however the
proposed development will require the removal of all but one tree on site. The
applicant is proposing to preserve an existing 30" Pecan tree within a large
landscape /median area along the east boundary of the property. The tree's
Case No. Attachment A
ZA10 -057 Page 4
elevation is approximately at 638' and the top of curb surrounding the
landscape area on the south and west sides range from 638.30' to 638.90',
meaning that the root flare of the tree will be slightly lower than the curb
surrounding it on the south and west side. The curb and sidewalk on the north
and east side of the tree is approximately one -half to a foot lower than the
elevation of the tree so the area should drain well.
Both driveways to the site are located off -site. With the installation of the
western driveway, some off -site trees are proposed to be removed.
P &Z ACTION: November 18, 2010; Approved (6 -1), granting the requested variances to
driveway spacing and tree canopy cover, and subject to Revised Site Plan
Review Summary No. 2, dated November 18, 2010.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 2, dated December 7,
2010.
WCommunity DevelopmentlMEMO12010 Cases1057 - SP- Restaurant at Green way- CarrolllStaff ReportlZA 10 -057 - 111210.doc
Case No. Attachment A
ZA10 -057 Page 5
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Case No. Attachment B
ZA10 -057 Page 1
Plans & Support Information
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Case No.
ZA10 -057
Attachment C
Page 1
I a I : LN rei 1 N �
DUNCAN -MILLER •ULLMANN
VARIANCE REQUEST LETTER
04 November, 2010
RE: SOUTHLAKE ITALIAN RESTAURANT
City of Southlake Case No.: ZA030 -057
Attention: Clayton Comstock, City Planner II
City of Southlake Planning Department
1400 Main Street, Suite #310
Southlake, Texas 76092
(817) 748 -8069
Clayton,
On behalf of the above reference project, we would like to formally request the following variances for
the items identified by city staff during the review of our preliminary Site Plan Submittal, as it relates to
the development of the restaurant located at 1281 East State Highway 114, Southlake, Texas 76092.
1. A variance for noncompliance with the 'Tree Preservation Ordinance —Tree Canopy Cover'.
2, A variance for noncompliance with the 'Driveway Ordinance —Driveway Spacing'.
In response to this request, please consider the following circumstances in your review and approval
process:
TREE PRESERVATION ORDINANCE —TREE CANOPY COVER:
•
Based on the location of the existing trees on the property, it would be virtually
impossible for any development to occur on this site without some tree removal.
•
After an extensive review and site observation, our design team was able to protect
and preserve the best looking and largest specimen tree on the property —tree
#1039, a 30" diameter Pecan.
•
As per the Tree Preservation Ordinance, with an existing tree canopy coverage of
40.29 %, the minimum percentage of existing tree cover to be preserved would be
50 %. However, our proposed development does preserve 13.98% of the existing
tree coverage.
•
Our design team has studied preserving four (4) additional trees ( #1022, 1038,1076
and 1078) and have determined that these 10" and 12" Post Oaks are not significant
visually, are fairly close to the proposed parking /building, and would be difficult to
retain so close to the new construction and will therefore be removed.
DALLAS - UNITED STATES
SHANGHAI - CHINA HONG KONG - CHINA
1203 DRAGON STREET
2ND F BUILDING NO 5 LEVEL 39
DALLAS, TEXAS 75207
457 NORTH SHAANXI ROAD ONE EXCHANGE SQUARE
UNITED STATES
SHANGHAI, CHINA 200040 8 CONNAUGHT PLACE
PH: +1- 214 -748 -5944
PH: +86 -21 -5169 -9933 CENTRAL, HONG KONG
FAX: +86 -21- 6255 -1260 PH: +852 - 3101 -7762
FAX: +852 -3101 -7792
Case No. Attachment C
ZA10 -057 Page 2
I a I ! LN rd M 'N �
DUNCAN -MILLER • ULLMANN
DRIVEWAY ORIDINANCE — DRIVEWAY SPACING:
• We are requesting a variance to reduce the required driveway spacing from 100'
feet to 80' between the existing low volume, access controlled driveway into the
DRS property south of our site and our proposed access driveway on Lot 1.
• The overall property has been designed to share access between our lot and the
remaining developable property owned by Greenway Carroll Road Partners.
• We believe that the location we are proposing is the best location to accomplish the
goal of sharing access between the proposed developments while working with the
overall site constraints.
We appreciate your review and consideration on these issues.
Respectfully submitted,
<� cD A qt ; --
Scott Dorn, Director of Technical Services
DESIGN Duncan Miller Ullmann
DALLAS - UNITED STATES
1203 DRAGON STREET
DALLAS, TEXAS 75207
UNITED STATES
PH: +1 -214 -748 -5944
SHANGHAI — CHINA
2ND F. BUILDING NO 5
457 NORTH SHAANXI ROAD
SHANGHAI, CHINA 2000AC
PH: +66 -27-5169 -9933
FAX: +86 -21- 6255 -1260
HONG KONG - CHINA
LEVEL 39
ONE EXCHANGE SQUARE
8 CONNAUGHT PLACE
CENTRAL, HONG KONG
PH: +852- 3101 -7762
FAXs +852- 3101 -7792
Case No. Attachment C
ZA10 -057 Page 3
USOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZA10 -057
PROJECT NAME: Un -named at this point — referenced as Southlake Italian Restaurant
SPIN DISTRICT: SPIN # 8
MEETING DATE: October 25, 2010
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3C & 3D
TOTAL ATTENDANCE: Fifteen (15)
SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder ( #8), Ron Evans ( #10)
• APPLICANT(S) PRESENTING: Scott Dorn, Director, Technical Services; Turner Duncan,
Chairman — Design DMU
STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Clayton Comstock, Planner II, (817)748 -8269; ccomstock(a south lake. tx.us
W = W N k 11V/ = W 3 -11 L y i I► y i /e1:V 1
Property Situation
The property is located at the southeast corner of Carroll Avenue and SH114; also known as Lot 3, Block
1, Greenway - Carroll Addition (approx. 1.2 acres).
Development Details
• The applicant is requesting approval of a site plan for a two (2) story, 8,200 square foot family -style
Italian restaurant. The restaurant proposed is a unique, locally owned, new prototype (not a chain).
The applicant is proposing two (2) stories due to the small size of the lot. The project includes an
outdoor patio and fireplace, bar, and upstairs dining lounge and terrace. With this proposed
development includes the construction of State Street extending from the City of Southlake DPS
building to SH114. Sidewalk construction is also proposed along the interior parking lot and along
Carroll Avenue.
QUESTIONS / CONCERNS
• Make sure the root system is well protected for the natural pecan tree that you are saving. Pecan trees
need a wide area.
• What is the maximum occupancy?
o Two hundred and eleven (211)
• Where will the full- service kitchen be located?
o On the first floor; wait staff will almost always use the adjacent stairwell but may also use the
elevator. It's a possibility that a dumbwaiter may also be used.
Case No. Attachment D
ZA10 -057 Page 1
• With the current economic impact, restaurant sales have been declining or flat. Southlake has many
seats in the restaurant business now. Can this concept survive the next 2 -4 years in a down
economy?
o The owner is well funded. Once approved, the project would not be complete and open for
business until Spring 2011. He is anticipating a turn in the economy by then but will be able to
sustain if the market remains poor.
• How many employees do you anticipate?
o Around forty -five (45)
• What is the cost to build?
o Approximately 4.5 million
• Will the cost be all out -of- pocket?
o Yes... also, this project will stimulate remaining Greenway development
• I am concerned about elevator use for food and customers. Why not a separate elevator?
o The first priority will be with the customers. This design concept has worked in several other
locations. We anticipate the staff using the stairs as a primary route. The option of a
dumbwaiter is also available. We won't know for sure until a manager is hired.
• The City agreed to maintain State Street?
o Yes, it is City right -of -way
• How does the proposed architectural design compare to the standard set in Southlake Town Square?
o We feel it is an architectural expression — a fresh and new opportunity for the community.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN
Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to
inform elected and appointed officials, City staff, and the public of the issues and questions raised
by residents and the general responses made. Responses as summarized in this report should not
betaken as guarantees by the applicant. Interested parties are strongly encouraged to follow the
case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA10 -057 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA010 -057
Review No.: Two
Date of Review: 12/7/2010
Project Name: Site Plan — Restaurant at 1281 E SH 114
APPLICANT /ARCHITECT:
Duncan Miller Ullmann Design — Scott Dorn
1203 Dragon Street
Dallas, TX 75207
P: (214)761 -1044
E: sdorn(d_)designdmu.com
ENGINEER/SURVEYOR:
Gonzalez & Schneeberg — Robert Schneeberg
660 N. Central Exr)resswav: Suite 250
Plano, TX 75074
P: (972)516 -8855
E: robert.schneeberg(c�gs- engineers.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11 /04/2010 AND
WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT CLAYTON COMSTOCK AT (817) 748 -8269.
The parking spaces in the northeast and southeast corners of the property will have difficulty in
maneuvering out of those spaces. Additionally, it appears the site may be ±100 sf short on
required landscape parking island area. A minimum of 20 sq. ft of landscape parking island area is
required per parking stall. Each landscape parking island must be a minimum of 12 feet wide and
equal in depth to the stall. A couple of the areas which may have been counted for area do not
meet the width requirements.
a. One option to correct this issue and still meet parking and landscape requirements is to:
i. eliminate both end -cap parking spaces in the southeast corner and convert that
area to interior landscape area; and
ii. shift the northern parking row west approximately five feet (removing the tree in the
northwest corner) and treat the northeast corner as landscape area (requiring a
canopy tree).
2. The Corridor Overlay requires that all dumpster enclosures be equipped with a solid metal
gate /door. Wood or other materials may be applied to the solid metal door.
3. Where the proposed 5' sidewalk along State Street enters the private property boundary, a
Pedestrian Access Easement will need to be filed by Amended Plat or separate instrument. The
same is true of the 8' sidewalk along SH 114.
4. Regarding Driveways:
a. The final design of any driveway on SH 114 shall be reviewed and approved by the
Southlake City Engineer and the Texas Department of Transportation.
b. Although a Traffic Impact Analysis (TIA) was determined not to be required at this time,
when Lot 1 R of Greenway Carroll Addition develops, a TIA will be required. Any
deceleration lane(s) required as a result of that TIA or TXDOT review will also require the
necessary right -of -way dedication, which may affect this lot.
c. The driveway spacing between the northern DPS driveway and this project's State Street
driveway does not meet the minimum driveway spacing requirement of 100' (80' proposed).
A variance to Section 5.1 of Driveway Ordinance No. 634 is requested by the
applicant.
5. Regarding the Tree Conservation Plan (Sheet L -1), from the Landscape Administrator, Keith
Martin (817)748 -8229:
Case No. Attachment E
ZA10 -057 Page 1
a. The preservation of the existing trees is not compliant with the existing tree cover
preservation requirements of the Tree Preservation Ordinance 585 -D. The percentage of
existing tree cover on the site is 40.29% of the total site area and the percentage of
existing tree cover proposed to be preserved is 13.98 %. Applicant is requesting a
variance to the tree canopy cover requirement.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the entire site
Minimum percentage of the existing tree
cover to be preserved*
0%-20%
70%
20.1 —40%
60%
40.1%-60%
50%
60.1%-80%
40%
80.1%-100%
30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights -of -way as approved by City Council.
Please be aware that all existing trees shown to be preserved on the City Council approved
Tree Conservation Plan must be preserved and protected during all phases and construction
of the development. Alteration or removal of any of the existing trees shown to be preserved
on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and
the zoning as approved by the Southlake City Council. Please ensure that the layout of all
structures, easements, utilities, structures grading, and any other structure proposed to be
constructed do not conflict with existing trees intended to be preserved.
Fire Marshal Comments
David Barnes; (817)748 -8233
dbarnesna ci.southlake.tx.us
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Automatic fire sprinkler system will be required for buildings over 6,000 sq.ft. (per 2006 I.F.C. Sec.
903.2.10.6 as amended) Submit plans to Reed Fire Protection 14135 Midway Rd. Suite G260
Addison, Tex. 75001 Phone # 214 - 638 -7599.
2. Backflow protection for fire sprinkler system may be in building at riser (instead of in vault) if riser is
within 100 feet of water main.
Fire sprinkler systems required to be monitored for water flow and valve tamper if over 20 sprinkler
heads on system. (per 2006 I.F.C. Sec. 903.4 as amended) Submit plans to Reed Fire Protection
14135 Midway Rd. Suite G260 Addison, Tex. 75001 Phone # 214 - 638 -7599.
Fire department sprinkler connections to be five inch Storz connections (or equivalent) with 30
degree elbow and a Knox locking cap.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided to within 250 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis. Fire apparatus access, if necessary, needs to be all
weather surface (asphalt or concrete) 24 feet wide and able to support fire apparatus.
2. Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 75,000 Ibs GVW).
Case No. Attachment E
ZA10 -057 Page 2
3. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per
2006 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.
FIRE HYDRANTS
Hydrants to have Hydra -Storz connections with butterfly vanes (or equivalent) on pumper outlet for
five -inch diameter hose.
1. 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.
2. Fire Department connection for sprinkler system must be within 100 feet of a fire hydrant
INFORMATIONAL COMMENTS:
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 2006
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.
Engineering Comments
Steven Anderson, P. E. — (817)748 -8101
sanderson(a south lake. tx. us
GENERAL COMMENTS:
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
1. The fire hydrant needs to connect to the 12" main, not the 20" transmission line.
2. The 20" transmission line at the proposed 12" main along SH114 needs to be made with a 4 -way
cross, not a tee.
3. The City will reimburse for the difference between 8" and the 12" and 20" being installed.
* Water meters and fire hydrants shall be located in an easement or in the ROW.
* The fire line shall be separate from the service lines.
* All sewer lines in easements or ROW must be constructed to City standards.
* Additional detailed comments may be made when construction plans are submitted.
DRAINAGE COMMENTS:
1. Detention will be required with any new proposed building construction. Describe how increased
runoff from site is being handled.
2. Please include a site specific Drainage Area Map.
* This property drains into a Critical Drainage Structure and requires a fee to be paid prior to
beginning construction.
* The drainage from this development is generally to the east.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
Case No. Attachment E
ZA10 -057 Page 3
Additional detailed comments may be made when construction plans are submitted.
ENGINEERING INFORMATIONAL COMMENTS:
Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
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 ROW permit shall be obtained from the Public Works Operations Department (817) 748 -8082
to connect to the City's sewer, water or storm sewer system.
A Developer's Agreement will be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
A separate bond will be required for the Maintenance Bond and bound only unto the City
of Southlake for a period of two years for all development projects. The Maintenance
Bond cannot be tied to the Performance and Payment Bond in any way.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
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No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
All mechanical equipment must be screened of view right -of -ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
All lighting must comply with the Lighting Ordinance No. 693, as amended.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
It appears that this property lies within the 65 or 75 LDN D /FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
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, a fully corrected 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 letter of permission from the adjacent property owner(s) on the west must be obtained prior to
issuance of a building permit for the construction of the off -site pavement and a permit from
TxDOT must be obtained prior to any curb cut along SH 114.
Denotes Informational Comment
Case No. Attachment E
ZA10 -057 Page 4
Surrounding Property Owners
Restaurant at 1281 E. SH 114
1
SPO # I Owner I Zoning I Land Use I Acreage I Response
1.
SL /Rends Properties, LLC
C -3
Town Center
1.15
NR
2.
SLTS Land, LP
DT
Town Center
0.92
NR
3.
SLTS Land, LP
DT
Town Center
13.48
NR
4.
Greenway Carroll Road Partners
C -3
Town Center
7.09
NR
5.
City of Southlake
S -P -1
Town Center
3.73
NR
SPO # I Owner I Zoning I Land Use I Acreage I Response
1.
SL /Rends Properties, LLC
C -3
Town Center
1.15
NR
2.
SLTS Land, LP
DT
Town Center
0.92
NR
3.
SLTS Land, LP
DT
Town Center
13.48
NR
4.
Greenway Carroll Road Partners
C -3
Town Center
7.09
NR
5.
City of Southlake
S -P -1
Town Center
3.73
NR
Responses
F: In Favor O: Opposed To U: Undecided
NR: No Response
Notices Sent:
Responses Received
Case No.
ZA10 -057
Four (4)
None (0)
Attachment F
Page 1