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Item 6D13 SOUTHLAI<,,E CITY OF Department of Planning & Development Services STAFF REPORT December 1, 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. 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 November 18, 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. 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. 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 November 18, 2010. WCommunity DevelopmenAMEM012010 Cases1057 - SP- Restaurant at Greenway- CarrolllStaff ReportlZA 10 -057 - 111210.doc Case No. Attachment A ZA10 -057 Page 5 0 ® / In 16 ' , LOCATION 0 X r] P 5 ❑ M o ■ Cr` — E L ` J DHVISION ST All V � �� WAY ., LJ �7, ■ CIVIC PL ir f as h1AVN$I LL. a n FOUNTAIN e o, Vicinity Map ZA 10 -057 Restaurant at 1281 E SH 114 0 500 1,000 2,000 S Feet Case No. Attachment B ZA10 -057 Page 1 Plans & Support Information More Exhibits in PowerPoint Presentation �I �I I w, ro A I� y .STAY F ti TAA'E ,r f ruaF LEGEND nod scale: 1 = 20' PLANRLSi ]0 50 ar— loll TREE STARING BUFFERY I D SCHEDULE 'e i' �: 9` o \ \ LANDSCAPE NOTES tl SUMMARY CHART - INTERIOR LANDSCAPE STEEL EDGING 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: 11/12/2010 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. 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. 2. Include the construction boundary of the common access easement and driveway in the Tree Conservation Plan and analysis. 3. 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. 4. Regarding the Tree Conservation Plan (Sheet L -1), from the Landscape Administrator, Keith Martin (817)748 -8229: 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. Case No. Attachment E ZA10 -057 Page 1 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 dbarnes(a southlake.tx. us GENERAL COMMENTS: 1 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. a IVNoWe10I41158181LyihyiIA0111611 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). 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 Case No. Attachment E ZA10 -057 Page 2 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. * Additional detailed comments may be made when construction plans are submitted. ENGINEERING INFORMATIONAL COMMENTS: Case No. Attachment E ZA10 -057 Page 3 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. Cr] NIO1�: 7e1 �l�lr�7: 7► �i /e��C�7� /_1��Z�7►�il►�il�����1 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