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Item 6A13 SOUTHLAI<,,E CITY OF Department of Planning & Development Services STAFF REPORT August 31, 2011 CASE NO: ZA11 -025 PROJECT: Zoning Change & Site Plan for Kimball Crossing EXECUTIVE SUMMARY: Greenway Investment Company is requesting a Zoning Change and Site Plan from "S- P-1" Detailed Site Plan District and `B -1" Business Service Park District to "S -P -1" Detailed Site Plan District for Kimball Crossing located at 2175 & 2185 E. Southlake Blvd. SPIN 8. REQUEST DETAILS: The zoning change and site plan amends the existing 3.8 acre S -P -1 Detailed Site Plan District zoning, which includes the existing Ethan Allen furniture store, by adding an additional 1.1 acres of land area, for a total of 4.9 acres, and by increasing the size of the previously approved pad site at this location from approximately 7,000 square feet to a one -story 20,150 square foot retail /restaurant building. Existing Zoning & Site Plan Proposed Revision The specific proposal is for a 20,150 square foot strip retail /restaurant building with reserved area for future patio dining on the north (front) exterior of the building. Some of the paint and awning material proposed for this building match that of the existing Ethan Allen building to the west. The "S -P1" zoning will generally follow the "C -3" general commercial district uses and regulations. However, the proposed parking ratio for the "Kimball Crossing" lot is proposed at a ratio of 1 space per 115 square feet for all permitted uses. For reference, the minimum parking ratio for restaurant uses under Section 35 (Off- Street Parking) of Southlake's Zoning Ordinance is 1 space per 100 square feet or 1 space per 3 seats, whichever is greater. Case No. Attachment A ZA11 -025 Page 1 - -- - - n # J a JAI I � � ✓fit � — � AV. � � I � Existing Zoning & Site Plan Proposed Revision The specific proposal is for a 20,150 square foot strip retail /restaurant building with reserved area for future patio dining on the north (front) exterior of the building. Some of the paint and awning material proposed for this building match that of the existing Ethan Allen building to the west. The "S -P1" zoning will generally follow the "C -3" general commercial district uses and regulations. However, the proposed parking ratio for the "Kimball Crossing" lot is proposed at a ratio of 1 space per 115 square feet for all permitted uses. For reference, the minimum parking ratio for restaurant uses under Section 35 (Off- Street Parking) of Southlake's Zoning Ordinance is 1 space per 100 square feet or 1 space per 3 seats, whichever is greater. Case No. Attachment A ZA11 -025 Page 1 CHANGES SINCE FIRST READING: Case No. ZA11 -025 The applicant has addressed many of the zoning approval conditions for this lot from the existing zoning, including tree mitigation, landscaping, uses and regulations. A requirement of the existing zoning was the mitigation of 85 caliper inches of trees on the subject property as a result of tree removal associated with the development of the Ethan Allen site. The applicant has provided all the required mitigation plantings on their proposed Landscape Plan. A 2' landscape berm was also required between the FM 1709 sidewalk and the first row of parking. That berm has been provided. The limited uses and regulations previously approved have also been carried over to this proposal. Pursuant to City Council's requests at the first reading of this item on August 2, 2011, the applicant has made the following changes to their application: R equest Council .. Respo Remove parking spaces in northeast corner On the northernmost drive aisle, one space of the property to increase stacking depth. on the north row of parking and one space on the south row of parking were removed, effectively increasing the stacking depth by 9 feet. Address shrubbery & screening of the Below is a comparison of the previous transformer on the southeast corner of the Landscape Plan around the subject building transformer to the revised Landscape Plan. The applicant has provided an additional 7 knockout roses to help screen the transformer. 1 345 CM RO AJ zia T i IN AJ J KOR RO TRANSFORM TRANSFORMER f I Before After 345 Asian Jasmine 210 Asian Jasmine 1 Red Oak 1 Red Oak 7 Knockout Roses Add stone wainscot to the front fagade The applicant has provided a revised elevation that ensures no stucco meets the ground. A minimum 4'2" wainscot skirts the entire building and all columns on the front fagade are fully faced in stone. Meander the sidewalk along FM 1709 The applicant has decreased the tangent between curves to provide for a more curvilinear sidewalk Increase the spacing between the edge of In meandering the sidewalk, more spacing FM 1709 pavement and the sidewalk was provided at certain points. The minimum spacing required is 2 ft. The applicant has provided a minimum of 5 ft. The sidewalk has also increased from 6' to 8' since first reading, per staff's review comments. Attachment A Page 2 Embellish the west, south and east facades The applicant has increased the amount of with faux windows and other architectural stone on all facades (see comparison table elements. below) and has created slight insets to help 52% articulate the rear fagade. The gray color Stone previously proposed has also been 27% replaced with a more earth -tone 83% beige /brown. Thicker coping /cornice was East Elevation also added to portions of the front fagade. Provide a palette of arbor /trellis designs that The applicant has provided three example can be approved administratively by staff as photos with alternative designs detailed in tenants request outside dining. text. Arbors that match these Stone examples /descriptions could be approved 65% administratively. Provide a driveway stub at the southwest A driveway stub has been provided to the corner of the property. Work with staff and Ethan Allen property. The proposed Ethan Allen to determine the most driveway location avoids significant appropriate location for this driveway stub. reconfiguration of this site plan as well as the removal of a storm drain inlet on Ethan Allen's property. Pavement will be poured to the edge of the property line in anticipation of Ethan Allen connecting, should they or a future tenant decide to connect. The revisions of the site plan also resulted in a reduction of five parking spaces provided (from 181 spaces to 176 spaces). The following chart describes the difference between the previously proposed elevations (August 2, 2011) and the revised elevations (September 6, 2011) with respect to the material coverage. Revised Previous Plan Plan North Elevation Stone 45% 48% Stucco 55% 52% South Elevation Stone 17% 27% Stucco 83% 73% East Elevation Stone 26% 60% Stucco 74% 40% West Elevation Stone 38% 65% Stucco 62% 35% Case No. Attachment A ZA11 -025 Page 3 SITE DATA SUMMARY: The following chart summarizes the specifics of the proposal. Existing Zoning Zonin Bounda "S -P -1" Detailed Site Plan District (3.8 acres) "B -1" Business Service Park District (1.03 acres) Proposed Zoning "S -P -1" Detailed Site Plan District Proposed Uses Limited "C -3" General Commercial Land Use Designation Retail Commercial Acreage of Zoning Site Acreage of Site Plan 4.9 acres Plan Bounda 2.895 acres Pervious /Landscape Area ( %) 28.6% Impervious Coverage ( %) 71.4% Building Floor Area 20,150 square feet Building Lot Coverage 15.8% Provided Parking 176 spaces Proposed S -P -1 Parking Ratio 1 space per 110 square feet VARIANCES REQUESTED: Three variances to Driveway Ordinance No. 634 were previously approved with the previous zoning request. None of the driveways have changed since that approval; however with the significant increase in building area staff is putting the variances before City Council for reapproval. The three variances are to (1) driveway stacking, (2) driveway spacing between intersections, and (3) driveway spacing between right -in- right -out driveways. ACTION NEEDED: (1) Conduct a public hearing (2) Consider 2 nd Reading Approval of Zoning Change & Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) SPIN Report (E) Site Plan Review Summary No. 3, dated July 15, 2011 (F) Surrounding Property Owners Map (G) Ordinance No. 480 -497a (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817)748 -8067 Clayton Comstock (817)748 -8269 Richard Schell (817)748 -8602 Case No. Attachment A ZA11 -025 Page 4 BACKGROUND INFORMATION OWNER/APPLICANT: Greenway- 1709 /Eleven Partners and Ethan Allen Retail, Inc. PROPERTY ADDRESS: 2171, 2175 & 2185 E. Southlake Blvd PROPERTY DESCRIPTION: Lots 1 & 2, Block 1, Ethan Allen 1709 Addition and a 1.03 -acre portion of Tract 1 B2, John A. Freeman Survey, Abstract No. 529. LAND USE CATEGORY: Retail Commercial CURRENT ZONING: "S -P -1" Detailed Site Plan District with "C -3" General Commercial uses & regulations and `B -1" Business Service Park District HISTORY: September 1989: Zoning on the property was placed by the City with approval of Zoning Ordinance No. 480. November 12, 2001: A Plat Showing was approved by the City for Lot 3, J.A. Freeman No. 529 Addition July 16, 2002: City Council approved a change of zoning and site plan to "S -P- 1" zoning August 1, 2006: City Council approved the existing "S -P -1" zoning and site plan for the Ethan Allen furniture store and a conceptual 6,988 square foot retail building pad site as well as a Plat Revision for Lots 1 & 2, Block 1, Ethan Allen 1709 Addition. The following conditions were made part of the zoning approval: 1. exclude the following "C -3" uses • taverns, • clubs, • golf driving range, and • theatre; 2. Site Plan Review Summary No. 5, dated July 26, 2006; 3. subject to the addition of 85 caliper inches of tree mitigation on Lot 2 from what would otherwise be required; 4. adding right -in /right -out signs at the right -in /right -out driveway; 5. requiring a berm of a minimum of two feet between the parking and the sidewalk on FM 1709 to help screen the parking; 6. subject to there being no signage or logo on the awnings; 7. approving the variances for driveway stacking and driveway spacing; and 8. requiring the full access drive across Lot 2 will be constructed in conjunction with the development of Lot 1. SOUTHLAKE 2025 PLAN/ STRATEGIC LINK: Consolidated Land Use Plan The underlying land use designation is "Retail Commercial." The proposed zoning and site plan for Kimball Crossing is consistent with the recommended scope of uses under the "Retail Commercial" land use designation. Case No. Attachment A ZA11 -025 Page 5 The Southlake 2025 South Side Area Plan (adopted March 2005) has the following site - specific issues and recommendations for a 22.5 -acre area in which this property is included: 11 1 1 '• Issues tz • ♦ Recommem ♦ from LD • ♦ Recommend changing • Mizet ♦ lfp Office Comm. to -- �O etail Commercial Site Specific Recommendations Frontage on Southlake Blvd Redevelopment opportunity (Dallas Foam site) Grade issues (specifically at the intersection of F.M. 1709 and Kimball Ave) School facility to the south of the property Change the land use designation of the area along F.M. 1709 [from Office Commercial] to Retail Commercial; leave a narrow strip (240') Office Commercial to the south adjacent to the school site. Both retail and office uses proposed on these sites shall be designed to be architecturally integrated to the extent possible. To address the last recommendation above, the applicant has proposed to use similar paints and awnings as the Ethan Allen building already constructed in this area. The architectural style of the Ethan Allen building, however, is someone proprietary to that particular retailer and may not be appropriately replicated for a retail strip building. Urban Design Plan The 2007 Major Corridors Urban Design Plan identifies a trail amenity opportunity in the general vicinity of the subject property. The Plan recommends any combination of the following improvements to create a point of interest along the pedestrian pathway adjacent to Southlake Boulevard: shelter, benches, water fountain, trash receptacle and landscaping. aw,%in-we IT To that end, the applicant has designated a 16' x 16' area within a pedestrian access easement along the property's Southlake Boulevard frontage to be "held open for future trail amenities." The City of Southlake would finance and install these capital improvements at a later date. Pathways Master Plan & Sidewalk Plan Case No. Attachment A ZA11 -025 Page 6 This drawing shows the proposed desigw of trait amenity featurrr at kJ' larab'ows alowg Southlake Blvd. The Southlake 2025 Pathways Plan recommends Trail Segment No. 48 in this location, also known as the "Woodland Heights Veranda" trail; which is an 8' pathway along F.M. 1709 between Carroll Avenue and Kimball Avenue. The applicant shows a 6' sidewalk and staff has included a corrective comment in the Site Plan Review included as Attachment E of this report. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan & Median Plan The Southlake 2025 Master Thoroughfare Plan recommends Southlake Boulevard to have 130' of right -of -way. Adequate right -of -way exists for this road. A deceleration lane was constructed for this site with the off -site driveway for Ethan Allen. Existing Area Road Network and Conditions This location will have access to a full median opening on Southlake Blvd at the northeast corner of the property as well as access to the signalized intersection of Southlake Blvd and Village Center Drive to the west by means of cross - access through other sites (Ethan Allen, Gateway Church, and old Halek Energy /Chase Bank site). E. Southlake Boulevard is a six lane, divided thoroughfare with a median and intermittent center left turn lanes and deceleration lanes, making it nine lanes wide in some cases. 00• traffic counts on F 1709 Kimball 24hr West Bound (WB) (20,626) East Bound (EB) (22,375) WB Peak A.M. (1,364) 11:15 a.m. — 12:15 Peak P.M. (2,081) 5:00 — 6:00 p.m. EB Peak A.M. (2,202) 7:30 — 8:30 a.m. Peak P.M. (1,602) 12:15 — 1:15 p.m. Traffic Impact WATER & SEWER: There is an existing 8' sewer line at the northwest corner of the property that this project would extend to their Southlake Blvd frontage to their northeast property corner. The applicant will also tap into the 12" water line in Southlake Blvd with an 8" line and extend it off -site adjacent to the driveway along their eastern property boundary. That line will also complete a loop by connecting to the Ethan Allen site to the west. TREE PRESERVATION: This development is subject to the addition of 85 caliper inches of tree mitigation from what would otherwise be required as a condition of previous zoning approval. The 85 inches of required tree mitigation has been provided in the form of additional 4" canopy trees within the south portion of the interior landscape and the rear parking lot islands. Case No. Attachment A ZA11 -025 Page 7 *Vehicle Trips Per Day *The AM /PM times represent the number of vehicle trips generated during the peak travel times on E. Southlake Boulevard *The "Specialty Retail Center" is generally a small strip shopping center that contains a variety of retail shops and specialize in quality apparel; hard goods; and services such as real estate offices, dance studios, florists, and small restaurants. The applicant is also proposing to remove an existing 10" Cottonwood tree located in the north bufferyard and mitigating it with 12" of canopy trees within the interior landscape area of the development. C�1111r,MIL111111110191H BOARD REVIEW: Spin Meeting A SPIN Meeting for this project was held by the applicant on June 13, 2011, where there were eight total in attendance. A SPIN Report is included as Attachment D of this Staff Report. Planning & Zoning Commission July 21, 2011; Approved (7 -0), granting the requested variances to Driveway Ordinance regarding stacking and spacing; subject to the applicant's willingness to provide an access stub to the property to the west near the southern portion of the site; subject to the applicant striping said access stub with parking stalls until such time the adjoining property wishes to connect; and subject to Site Plan Review Summary No. 3, dated July 15, 2011. City Council August 2, 2011; Approved 1 Reading (6 -0), approving the three requested Driveway Ordinance variances; noting the applicant will remove the easterly parking spots immediately to the north of the building and on the Southlake Blvd side of the parking field; applicant will come forth on second reading with proposed delineated outside dining areas; they will offer a color palette and architectural design features (possibly including trellises and shade structures that would be incorporated as part of those dining areas shown on the site plan); applicant will show shrubbery and screening for the transformer located at the southeast corner of building; the applicant will specifically address architectural features on the south, east and west elevations of the building (possibility showing faux windows or other architectural features that break up the otherwise plain appearance of those elevations); applicant will add stone wainscoting to north building elevation; applicant will further show design flexibility for the sidewalk on the berms on the northern boundary of the parking; subject to Planning & Zoning recommendation regarding connection to Ethan Allen property at the southeast corner of the property; and subject to Site Plan Review Summary No. 3, dated July 15, 2011. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 15, 2011. Case No. Attachment A ZA11 -025 Page 8 Vicinity Map Kimball Crossing STATE HWY 114 w z w U W 0 a J J_ E SOUTHLAKE BLVD (FM 1709) Zoning Change Boundary Tj W a Site Plan J Area J a m Y N ZA11 -025 Zoning Change and Site Plan 2171 2175 and 2185 E. Southlake Blvd. (F.M. 1709) N r�! w% ,F 0 350 700 1,400 5 Feet Case No. Attachment B ZA11 -025 Page 1 "EXHIBIT B° JUly 5 2011 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: ETHAN ALLEN & KIMBALL CROSSING RETAIL AND RESTAURANT ADDITION 2171 & 2175 E. SOUTHLAKE BLVD. SOUTHLAKE, TX CASE NO. ZA11 -025 Proposed Permitted Uses and Development Regulations for `S-P-1" Zoning Permitted Uses This property shall be limited to the permitted uses as found in the "C -3" General Commercial District as described in Section 22 of the Comprehensive Zoning Ordinance No. 480, as amended, excluding the following uses: 1. Taverns 2. Clubs 3. Golf driving range 4. Theater The following variances to Driveway Ordinance No. 634 shall be permitted: 2. Driveway stacking depth of +/- 53 feet; 3. Driveway spacing for right -in /right -out drives of +/- 237 feet; 4. Driveway spacing for full- access drives of +/- 490 feet; Development Regulations This property shall be subject to the development regulations for the "C -3" General Commercial District and all other applicable regulations, with the following additions and exceptions: 1. No buffer yard shall be required on the eastern boundary of Lot 1 Block 1 Kimball Crossing. The plant material normally required in a 5' Type "A" bufferyard of 330 feet shall be required in the south bufferyard; 2. 85 caliper inches of tree mitigation on Lot 1, Block 1, Kimball Crossing Addition shall be provided in addition to what would otherwise be required; 3. A berm of a minimum of two feet shall be provided between the parking and the sidewalk on FM 1709 to help screen the parking; 4. No signage or logos shall be provided on any building awning. C:1lJsem\ebeattie AppData \Local\MicrosofHW ndows \Temporary Intemet Files\ Content .OutlookTUGXMVRPExhibit -B -Letter -Rev -1 w edits.doc Case No. Attachment C ZA11 -025 Page 1 "S -P -1" Development Regulations Good Fulton & Farrell Architects R Laxrence Good FAIA LEED AP Evan L Beatde AIA LEED AP Duncan T Fulton FAIR LEED AP Lance Brant All 2808FairmountSreet 214.303.1500/Tel DandMichael Farrell AlA MamAGcmezAJA LEED AP Suite 300 214.303.1512 / Fax Kare K Quick d FAIR Karen MBA Soo d R Ku PJ Donald RKubala AlA Dallas, Texas 75201 www.gff.com Jafk7 L Good AIA Allison E Lana MBA Tamara K ChamGessAlA LEED AP Brian E Mew AICP Lawrence Cosby PJA David H Swaim All Brian William Kuper All Two Webster flDA Richard L Myers AJA Jonathan P RDIlins AlA Of Counsel: Scud A Su AJA COCA Joseph J Patti AIA CSI "EXHIBIT B° JUly 5 2011 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: ETHAN ALLEN & KIMBALL CROSSING RETAIL AND RESTAURANT ADDITION 2171 & 2175 E. SOUTHLAKE BLVD. SOUTHLAKE, TX CASE NO. ZA11 -025 Proposed Permitted Uses and Development Regulations for `S-P-1" Zoning Permitted Uses This property shall be limited to the permitted uses as found in the "C -3" General Commercial District as described in Section 22 of the Comprehensive Zoning Ordinance No. 480, as amended, excluding the following uses: 1. Taverns 2. Clubs 3. Golf driving range 4. Theater The following variances to Driveway Ordinance No. 634 shall be permitted: 2. Driveway stacking depth of +/- 53 feet; 3. Driveway spacing for right -in /right -out drives of +/- 237 feet; 4. Driveway spacing for full- access drives of +/- 490 feet; Development Regulations This property shall be subject to the development regulations for the "C -3" General Commercial District and all other applicable regulations, with the following additions and exceptions: 1. No buffer yard shall be required on the eastern boundary of Lot 1 Block 1 Kimball Crossing. The plant material normally required in a 5' Type "A" bufferyard of 330 feet shall be required in the south bufferyard; 2. 85 caliper inches of tree mitigation on Lot 1, Block 1, Kimball Crossing Addition shall be provided in addition to what would otherwise be required; 3. A berm of a minimum of two feet shall be provided between the parking and the sidewalk on FM 1709 to help screen the parking; 4. No signage or logos shall be provided on any building awning. C:1lJsem\ebeattie AppData \Local\MicrosofHW ndows \Temporary Intemet Files\ Content .OutlookTUGXMVRPExhibit -B -Letter -Rev -1 w edits.doc Case No. Attachment C ZA11 -025 Page 1 City of Southlake Kimball Crossing Retail and Restaurant Addition June 9, 2011 Page 2 Parking Requirement Parking at a ratio of one space per 110 SF of building area as detailed on Development Plan. Sincerely, Good Fulton & Farrell, Inc. Evan Beattie, AIA Principal Case No. Attachment C ZA11 -025 Page 2 Site Plan FM_17091S_OUTHLAKE BOULEVARD (1wRD.R'J. mvuPA1T wWIIR=mmw Mq � rw Iwll— - - -- 3000'92' W `� +w¢ rag munWUMMOM -- .- - - - - -- ------ - - - -11 1 I I I I J I 4'E 373. ' ir. FfR . a, �mx:w.w —� � LxwEU�� mmaewRwwaowrvamel �' BUSTING FURNITURE STORE mvxs.sri I 1 el � i wn•rmua.�can� �NNE�exwradil m 1 -- 7 r n rr - r n n r rte n rr n r - n - n - r Fl- I- wam�¢n¢soEaaom¢�rux nas¢xa¢Nxxsnso�xsenxxwsa¢ue �r KH im � '. .W �.' LL W S.soAaw7uri, BM1I . , • . . ~ � � y m s vsiarwmrwer 889'37W'W 34277' i I 09'9MVXIL192l91 PARIIE¢L V. I mxxo• &1 I w�•u+r�m�awn�amxeoW pua•xx Case No. Attachment C ZA11 -025 Page 3 D� j N 3 (D 6 1) p (.» y �1 �POTENTIAL AREASFOR PARTIAL FLOOR PLAN 01 OUTSIDE DINING POTENTIAL AREAS FOR OUTSIDE DINING D BUILDING ELEVATIONS .�r Soulhkk® Relall 0 Ciq of SouNlake, FeKas T V (D (D '* -P r r�x Fa,.�n a,�n;�h D� j N 3 (D 6 1) 0 (.Il TVP. REAR ATION 41 D v 0 (D (D '* m..s�n � wow.r��mB ba�r o�r N J 1 s€m x�iww+ mogr�twx a rt�u.[.etvwtcw e DUMPSTER ELEVATION 04 W% 3COATSTUCCO aax M sroNe 3COATSIUCCO 74% 354E 3COATSTUCCO STONE _ 2m 65% 0 STONE 73% 3 OAT STUCCO 7 % W STONE 11�3'S' d I� f i• a POSSIBLE TRELLIS OPTIONS MATERIAL COVERAGE 07 BUILDING ELEVATIONS Saulhlake Relsil Ciry of SWttllSke. TeKes c«d way s r��2u A��nuen.. (A 0 EAST ELEVATION 05 WEST ELEVATION 06 Building Material Palette ALUMINUM STOREFRONT: PAINT P -1 PAINTED STUCCO TO MATCH PANTONE 728C EXISTING MANUFACTURED STONE: CULTURED STONE "OHIO COBBLEFIELD" (CSV -2088) P -2 PAINTED STUCCO TO MATCH NEIGHBORING BUILDING A -2 AWNING FABRIC TO MATCH PANTONE 202C Case No. Attachment C ZA11 -025 Page 6 D0 j N 1 o z N p D .�r .�r n T S V -------------- . - __ FM_ 17091SOLITHLANE BOULEVARD (13URQ'M. ASPHALTFAVEUENTNrFN CONCAEIEtBC', _..___— - _- _-- -____. EIISTNGDRAINAGE INLFT amraa,xk,Qrd F3''A fd89 E -313. m 0 to ' ITS «• rl q � o M I� o© mo 0 o _ _'I 0 o® �o m o �u• c� ©L I �'? N .... 1 L?l4l i. Ea m � v m 0 SITE DATA SUMMARY 1 I. IEdmcT�M1� DI 14 ' s � ()wharves ace. I,ays ®ami�m 1 p I aca� 1 � lAfJO USE DESIGNATION — ERCIAL BASEWNING CJ ACREAGE(GRO )- 121,8906F Mb ACRES LOTCOVFAAGE% 165% NUMBER OF PROPOSEO LOTS 1 OPEN SPACE AREA 1,2155E x 25.6% OPEN SPACE% IMPERVIOUS COVERAGE AREA 84,811 S£ IMPERVIOUS COVERAGE 74.1% SUILOING AA PA V,14t SF MAXIMUM BUILDING HSG- 35' POSED HW—H HT (TALLEST PARAPET) 25 1 r I I I r 1 I I N84 °3T14"E lao oo� i 1 `y I I 1 � tr. v n RI�,a� Z W ,r I E m dc AOS tuffs 01 LANDS PE PLAN xla*)c4ucen I � "_ I � MCNESUFNRIGAIMN /may I I� I FAUNPREVpU3SIlE PLAV '4'I @3 APPROVAL ( INdCAlE31Rff3 RR USED FOR ry))CAUPPA INON65 �� maw. rsrmm�mo. R�.N MwArg I mmamiy�e onehf�aee� dmNlbabwwml;aPl afvrgwn 1 I. IEdmcT�M1� DI 14 ' s � ()wharves ace. 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Rna,. 5•�nra, m.?n wem,•re mn,Andro4w.m � . lapwae.aw biimrPmmea Mmnso,ei9�Mee GETIERAL�WM NOTES uumN It�UU.rsi1.:,PVtEirary r. mm ama romreimmannr.'vmneauupwe R.u:IN 1 ve E A4Jmiwaom Hem�liredrt°NeewN++m4b+P.add ,.,1 0� 1 I )ae d uf Raa�mn wiFFRmFm �mm,vu n.F,me cavefrrvFn.m x nw w.,vea re MaM1f Al mmmvw.00umw imwemm wt a�rvbslW Im,mm)Fa. m.?n wem,•re mn,Andro4w.m � . �� RN LLN0.SCAAEMOTE3 ' �dm e°wa � Y AMINIENANLE ND rvagan�eb +vPa..0 tun f.,uxPa �mP°a PGNTLIbi Loire ..,iiu.rmc ea ��ma`,+,*'rrvm �mm�rm w,�.m,mdwm'rv. egwewp 'apm� �p w w pmmm¢mr�mRra cyrcebnwp,,n m :,era,mwswummem,reama aiwemwwny.�� SITE 2, — is EASrsournwcE eouLEVANO mwu,, ra^u °,aee uI4¢m,mbmm EOIrtNLAKE, TX OWNER GREENWAY V09 I ELEVEN PARTNERS, L.P. 2RDR EAIRMOUNT NTSIREET, sIBIE i00 ]5201 DAME TEXAS HONE_(214)8309009 P FPX:(214)888 -0188 CABENG:IAt141L5 r a� a a� a1 � n SPIN MEETING REPORT CASE NO. ZA11 -025 PROJECT NAME: Kimball Crossing Retail and Restaurant Addition SPIN DISTRICT: SPIN # 8 MEETING DATE: June 13, 2011; 6 PM MEETING LOCATION: 1400 Main Street, Southlake, TX Training Rooms 3A — 3B TOTAL ATTENDANCE: Eight (8) SPIN REPRESENTATIVE(S) PRESENT: Vic Awtry (# 7) • APPLICANT(S) PRESENTING: Christi Hammons, Greenway Investment; Evan Beattie, GFF Architects; et al (2) STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Clayton Comstock, Planner II, (817)748 -8269; ccomstock(a south lake. tx.us W = W 1 k 11T/ = W 3 -11 L y i I► y i /_1:v 1 Property Situation • The property is located at 2175 E. Southlake Blvd., immediately east of the existing Ethan Allen Furniture Store. Development Details • The applicant is requesting approval of a zoning change and development plan to construct a single - story multi- tenant 19,900 square foot retail and restaurant building. A portion of the proposed development currently has "S -P -1" Detailed Site Plan District zoning with "C -3" General Commercial District uses. The remainder of the proposed development has a "B -1" Business Service Park District zoning designation which the applicant is requesting to change to "S -P -1" to be consistent with the lot to the west and provide enough square footage to develop their proposed building. The applicant stated plans to leave a portion of the existing B -1 zoned flag -lot to the east undeveloped in order to maintain access from Southlake Blvd. to the remaining property to the south. s 1,p I Case No. Attachment D ZA11 -025 Page 1 The applicant stated they were close to 100% pre - leased. QUESTIONS / CONCERNS • Will there be any drive - thrus? o No. • No beer barns? o No; actually none of our prospective tenants serve alcohol. • The south will remain B -1? o Yes, 7 -8 acres will remain B -1. We are proposing twice the required buffer to that southern property. Future development may possibly be garden offices... it will be market driven. • How wide will the flag -lot (to the east) be once your development is constructed? o There will be a good twelve feet; enough room for a driveway and a monument sign. • How long after approval before it's built? o It will take approximately nine months before tenant finish out would begin. • Are you requesting any variances? o The variances that were previously approved with the zoning for Ethan Allen will remain. 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 be taken 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 ZA11 -025 Page 2 SITE PLAN REVIEW SUMMARY Case No.: ZA11 -025 Review No.: Four Project Name: Zoning Change & Site Plan – Kimball Crossing Date of Review: 813112011 APPLICANT: Greenway Investment Company 2808 Fairmount: Ste. 100 Dallas, TX 75201 ARCHITECT: Good Fulton & Farrell Architects; 2808 Fairmount St; Ste 300 Dallas, TX 75201 P: (214)880 -9009 P: (214)303 -1500 E: chammons (cDgreenwayinvestment.com E: evan.beattie(cDgff.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/26/2011 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 OR DENNIS KILLOUGH AT (817) 748 -8072. 1. Please verify all submitted plans are consistent with one another. A number of differences have been observed between the Landscape Plans, Engineering Plans and Site Plan a. The Grading Plan (Sheet C2) does not show the 2 -foot landscape berm along the Southlake Blvd frontage. Correct all Engineering plans to reflect the landscape berm and consider moving certain storm drainage infrastructure to accommodate the berm. 2. Drive lanes, placement of parking spaces and other improvements need to be placed in accordance with dedicated common access easements such that cross access from adjoining properties is provided. (The applicant proposes abandonment of the existing CAE's extending east -west along the south portion of the property.) 3. Revise the SP1 Regulations letter to allow for a 1 space per 115 square feet parking ratio. 4. Ensure all driveway stubs are graded and constructed so that connections may be made in the future without complication or reconstruction. 5. If the intent is to allow patio arbors to be approved administratively by staff based on the palette of approved arbors by City Council, please include this language in the SP1 Regulations. The "16' x 16' AREA HELD OPEN FOR FUTURE TRAIL AMENITIES" is within a 16' Pedestrian Access Easement. The City of Southlake has requested —and the applicant has agreed —this area to be held for the future installation of trail amenities by the City of Southlake pursuant to the 2007 Major Corridors Urban Design Plan. Tree Conservation /Landscaae Review Keith Martin Landscape Administrator Phone: (817) 748 -8229 E -mail: kmartin @ci.southlake.tx.us TREE CONSERVATION COMMENTS: The proposed Tree Conservation Plan does not comply with the previously approved Tree Conservation Plan. Additional trees are proposed to be removed for the parking spaces facing Hwy. 1709 and three (3) additional trees are proposed to be removed because they are within the area of the proposed building. Case No. Attachment E ZA11 -025 Page 1 The applicant is proposing to remove an existing 10" Cottonwood tree located in the north bufferyard and mitigating it with 12" of canopy trees within the interior landscape area of the development. 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. LANDSCAPE COMMENTS: During the previous Site Plan approval the following City Council motions were made regarding the required landscaping for Lot 2. 1. Lot 2 is subject to the addition of 85 caliper inches of tree mitigation from what would otherwise be required. The 85 inches of required tree mitigation has been provided in the form of additional 4" canopy trees within the south portion of the interior landscape and the rear parking lot islands. 2. Requiring a berm of a minimum of two feet high between the parking and the sidewalk along FM 1709 to help screen the parking. Two, two foot high berm sections have been provided in the west portion of the north bufferyard. The berm is not continuous across the north bufferyard because the grade change would affect the existing trees proposed to be preserved. Please look at the Water & Wastewater Plan and design the landscaping accordingly. A Red Oak and ground cover are proposed within the parking lot landscape island that contains the fire suppression vault and associated water lines, and another Red Oak is proposed within the parking lot landscape island that contains electrical transformer on the southeast corner of the building. Please contact the City of Southlake Fire Marshall to discuss alternative locations for the fire suppression vault instead of within the parking lot landscape island. In addition to the required and proposed landscaping interfering with the proposed utilities, there are two (2) storm water inlets proposed in the west portion of the north bufferyard that interfere with the required berms within the north bufferyard and the grading plan does not show the grading for the required berms. 2. Existing tree credits are proposed to be taken for existing trees proposed to be preserved. Please ensure that the existing trees proposed to be preserved and taken credit for are in healthy condition and worthy of preservation and taking existing tree credits towards the required landscaping. 3. The parking lot islands in the south parking lot area as shown on the Grading Plan, and Water & Wastewater Plan do not comply with the required minimum width of parking lot landscape islands and are not as shown on the proposed Site Plan and Landscape Plan. Parking lot islands shall have a minimum width of 12' back -to -back if curbed or 13' edge -to -edge if no curb is intended, and shall be equal to the length of the parking stall. Case No. Attachment E ZA11 -025 Page 2 Public Works /Engineering Review Steven Anderson, P.E. Civil Engineer Phone: (817) 748 -8101 E -mail: sanderson @ci.southlake.tx.us GENERAL COMMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15' minimum and located on one lot — not centered on the property line. Use the City of Southlake GPS monuments whenever possible. PLAT COMMENTS: 1. Show correct acreage in title block Water meters and fire hydrants shall be located in an easement or in the ROW. All sewer lines in easements or ROW must be constructed to City standards WATER AND SANITARY SEWER COMMENTS: 1. Water Meters do not appear to be in an easement. 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. One meter per service line. All sewer lines in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: This property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning construction. (Structure 15) The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. 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. 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. Case No. Attachment E ZA11 -025 Page 3 Informational Comments: 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 F.M. 1709. Denotes Informational Comment Case No. Attachment E ZA11 -025 Page 4 Surrounding Property Owners Kimball Crossing 2 191 8 115 • • # 1. Owner Ethan Allen Retail Inc Zoning SP1 Land Use Retail Commercial Acreage 2.06 Response NR 2. Greenway- 1709 /Eleven II Lp SP1 Retail Commercial 1.75 NR 3. Inland W Southlake Corners Ltd C3 Regional Retail, Town Center 16.71 NR 4. Gateway Church CS Office Commercial 13.66 NR 5. Southlake Plaza 11 Ltd Prtn 131 Retail Commercial 0.91 NR 6. Wendys International Inc C3 Town Center 0.79 NR 7. Eqyinvest Owner II Ltd Up C3 Regional Retail, Town Center 13.15 NR 8. Southlake Plaza 11 Ltd Prtn 6 1 Retail Commercial / Office Commercial 8.48 NR 9. Greenway- 1709 /Eleven Partners B 1 Retail Commercial / Office Commercial 9.39 NR Responses: F: In Favor O: Opposed To U: Undecided Notices Sent: Responses Received: Seven (7) None (0) NR: No Response Case No. Attachment F ZA11 -025 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -497a 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 LOTS 1 AND 2, BLOCK 1, ETHAN ALLEN 1709 ADDITION AND A 1.03 -ACRE PORTION OF TRACT 11132, JOHN A. FREEMAN SURVEY, ABSTRACT NO. 529, SITUATED IN THE J.A. FREEMAN SURVEY, ABSTRACT NO. 529, AND BEING APPROXIMATELY 3.80 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S -P -1" DETAILED SITE PLAN DISTRICT AND "B -1" BUSINESS SERVICE PARK DISTRICT TO "S -P -1" DETAILED SITE PLAN DISTRICT WITH "C -3" GENERAL COMMERCIAL DISTRICT USES, AS DEPICTED ON THE APPROVED SITE PLAN 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 Page 2 WHEREAS, the hereinafter described property is currently zoned as "S -P -1" Detailed Site Plan District and "B -1" Business Service Park District under the City's Comprehensive Zoning Ordinance; and 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, Page 3 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 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 Southlake, 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 Page 4 amended as shown and described below: Being Lots 1 & 2, Block 1, Ethan Allen 1709 Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 11456, Plat Records, Tarrant County, Texas, and a portion of Tract 1 B2, situated in the J.A. Freeman Survey, Abstract No. 529, and being approximately 4.90 acres, and more fully and completely described in Exhibit "A" from "S -P -1" Detailed Site Plan District and "B -1" Business Service Park District to "S -P -1" Detailed Site Plan District with "C -3" General Commercial District uses as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B ", and subject to the following specific conditions: Reserved for Council's final conditions of approval SECTION 2. 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, Page 5 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. 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 Page 6 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. 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 2nd day of August, 2011. Page 7 JOHN TERRELL, MAYOR ATTEST: ALICIA RICHARDSON, CITY SECRETARY PASSED AND APPROVED on the 2nd reading the 6th day of September, 2011. JOHN TERRELL, MAYOR ATTEST: ALICIA RICHARDSON, CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Page 8 *: II1:311 VI- Being Lots 1 & 2, Block 1, Ethan Allen 1709 Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 11456, Plat Records, Tarrant County, Texas, and a portion of Tract 1 B2, situated in the J.A. Freeman Survey, Abstract No. 529, and being approximately 4.90 acres, and more fully and completely described as follows: Reserved for Legal Description Page 9 EXHIBIT `B" I L 1ts April 10, 2006 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 Re: Ethan Allen 1709 Addition 2171 E. Southlake Blvd. Southlake, Texas Case No. ZA06 -040 Proposed Permitted Uses and Development Regulations for 'S -P -1" Zoning Permitted Uses This property shall be limited to the permitted uses as found in the "C -3" General Commercial District as described in Section 22 of the Comprehensive Zoning Ordinance No. 480, as amended. Development Regulations This property shall be subject to the development regulations for the "C -3" General Commercial District and all other applicable regulations. DMS Architects, Inc. Michael W. Shields, NCARB, AIA Principal RECD APR 10 2006 ZA06 -040 DMS Architects, Inc. 300 college avenue • fort worth, texas 76104 • 817 -570 -2000 • fax 817- 570 -2010 Page 10 't w GM u— F p 1 ME L ir lot Ira # OF I O"MmIl 11� MI EM �i 10 aLae. LINE OFTSIMM Elm aim IIIIIIMIrim ME WMAN93am M 11 pra 2 � k mF` .... . ...... LINE % LEL07 I LOINGTE —1-1 I—V - J --1 Ll ZZMED T-1 n n f - I r - I RECD JUL 2 5 N06 I SITE PLAN f Urahom Associa tes,Inc. 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EXTERIOR ELEVATION NOTES roYUausvnce na En a Ex�oR t�vnnaNS u ,wRZOw;aum� assn. sum.cenaEn Q@I O A s R U— FVMR --ACE M SAPPkG }MRIliY3114,RFi11lnNGIN 2�,OFiN:SIIR:CEFAEENG MASONRY. -L Z a m (� 2 O 'zz` o W W � I KREo t A06 040 RPM JUN 2 9 2006 AZ• l` V a: �Q 03 SOUTH ELEVATION b ara w ZA06°-040 RECD JUN 1 9 2006 ,•r r _ o Z <� as W W � OF/A� } c [cK[o 'A2.2 b ara p V Ethan Allen 2171 East Southlake Blvd. - Southlake, Texas July 18, 2006 Iq w -- �rc�utectr �I bA �0 .f3f R it f m3 wvOwn W YMU 9x°ai a3e aiwatl N OL tiiYt a wMlMs dYW ,WNIJIA O' �L LI 11 e� ii O do N xaadai°: w uiws"eY, .0 � 'TM"�' ° 1Y8°" : aianaeis �sxnouo mom — sr.Ni •ux�m rNnWn 3o un '¢zs 'ox raYStmY I 7 — 'A3ANfl¢ NYK33tl1 Y 'f 3Nl W 63N�Y (0'9 6X138 03nK T Ol OfpnLNl 3iw Ox0¢o3 a.aim 3° w Saw °xusx3 • mU�PPtl 60L1 mlltl m4t3 I srsanxr x6urdaasxa3 ssaz (MW �0 .f3f R it f m3 wvOwn W YMU 9x°ai a3e aiwatl N OL tiiYt a wMlMs dYW ,WNIJIA O' �L I � � L1 = 1�1 I I NOR °f o ._ - -- - ---------------- N 'I I L i i t 3M'fl +x I I I I I � I I = i Gds LI 11 — ii I 7 — I I � � L1 = 1�1 I I NOR °f o ._ - -- - ---------------- N 'I I L i i t 3M'fl +x I I I I I � I I = i Gds v rx�uwc+*�x- i SOO HLAKE BOAEVAR6 (lan' n. 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SCALE 1W.W WE NUMBER MllQ5 Gaud Fuson & Farrell AFchPAcb ---------------------------- - - - - ------------------- O I Eful 9 cn 7�El Page 17 naaw mmz' ti� Zl� E c] N X U PARTIAL FLOOR PLAN 01 OUTSIDE DINING OUTSIDE DINING BUILDING ELEVATIONS Page 18 ----------------- ---------------------------- FM 1709 1 50UTHLAKE 30L;LEVARD ------------- - - ------------ -------------------------------- -------- -------------- DNMPSTER ELEVATION D4 1_ POSSIBLEIRELLIS OPTIONS MATERIAL COVERAGE 07 ._ BUILDINGELEVATIONS P-1 FAINTEOSTUCCOTOMATOH P -2 PAINTED STUCCOTO MATCH PANTOrvE 728C NEIGHBORING BUILDING —, EVIUN1,r:`T4 nll At Aa AWNING FABRIC TO MATCH AWNING FABRIC TO MATCH AWNING FABRIC TO MATCH NEIGHBORING BUILDING PANTONE 202C PANTONE2758C Materials SBIBOtIDO Board Sou Wake Retail rem.mao 101 ®� GBOd Fulton 6 Farrell Architects City Gf SDUthlake, Texas o s Page 19 FART ELEVATION WENT — AT- Be EXISTING MANUFACTURED STONE CULTURED STONE 'OHIO COBBIFFIELDF (CSV-20M) ALUMINUM STOREFRONL.