Item 6FCITY 01
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
August 29, 2012
CASE NO: ZAl2 -067
PROJECT: Zoning Change & Concept /Site Plan for Victory Lane
EXECUTIVE
SUMMARY:
REQUEST
DETAILS:
C.H.O.C., LLC is requesting approval of a Zoning Change and Concept /Site Plan for
Victory Lane on property described as Tracts 3A1 and 3A2A, Thomas Mahan Survey,
Abstract No. 1049, City of Southlake, Tarrant County, Texas and located at 400 and
470 N. Kimball Ave., Southlake, Texas. Current Zoning: 1 -1 Light Industrial District.
Requested Zoning: S -P -2 Generalized Site Plan District. SPIN Neighborhood # 4.
The applicant it requesting approval of a Zoning Change and Concept /Site Plan from I-
1 Light Industrial District to S -P -2 Generalized Site Plan District to allow construction
of a full- service hotel with 175 rooms and a race - themed conference center and
racetrack on approximately 14.178 acres. The concept plan also includes a pad site on
E. S.H. 114 for an approximately 10,000 square foot restaurant.
To address concerns of the Planning and Zoning Commission at their meeting on
August 9, 2012, the applicant revised the S -P -2 regulations to specify amenities that
are to be provided in the full- service hotel associated with an upscale rating according
to Smith Travel Research. The added amenities include:
• Meeting rooms (in excess of 5,000 square feet)
• Business Center
• Fitness Center
• Bell Service
• Lounge was added to the restaurant
• Shuttle service to D /FW Airport
Also, the room service hours were changed from 24/7 to 6:00 AM — 11:00 PM /7
days a week to match the Hilton's room service hours. The site plan was revised to
show the dumpsters relocated adjacent to commercial instead of residential
property to the west.
Case No.
ZAl2 -067
At 1st reading on August 21, 2012, the applicant was asked to address the
following issues:
The following have been provided:
• Provided a photometric lighting plan. LED lighting meeting the requirements
of the Lighting Ordinance is proposed for the parking lot lighting
• Provided an S -P -2 regulation for delivery and trash pick -up. Delivery on the
west side of the building will be scheduled and limited to occur between the hours of
7:OOam — 8:OOpm daily and trash pick -up will be limited to occur between the hours
of 7:OOam — 7:OOpm Monday — Saturday (must conform with the Contract for
Residential and Commercial Refuse and Collection).
• Provided an S -P -2 regulation to add painted or stained concrete. Council
requested stucco instead of painted concrete or a cut pattern in the
concrete
• Provided an S -P -2 regulation to add shuttle service to DFW Airport qd
Southlake Town Square
The applicant will address the following issues at 2 nd reading on September 4,
2012:
• Access to the site for Mr. Eubank's Kimball Ave. property
• Details on cleaning up the drainage area
• Details on the courtyard
• Room sizes too small
• Club level
• Floor plan - kitchen, restaurant -bar spacing -room service layout
• Dumpster location
• Noise mitigation from outdoor bar /pool /restaurant area
wall /landscaping /waterfall in addition to fireplace
• Consider providing a dressing room for brides
• Provide more information on what can be done if hotel, banquet area or
track doesn't work out
• Details on room amenities - central air, carpeting, internet, etc.
• Plant larger trees
VARIANCE
REQUESTED: The driveways do not meet the minimum required stacking depth of 150'. Approximately
17.6' of stacking depth is shown on the N. Kimball Ave. driveway and 34.2' of
stacking depth is shown on the S.H. 114 driveway.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2 nd reading approval of a Zoning Change and Concept /Site Plan
ATTACHMENTS: (A)
Background Information
(B)
Vicinity Map
(C)
Plans and Support Information — Link to PowerPoint Presentation
(D)
SPIN Meeting Report
(E)
Concept /Site Plan Review Summary No. 4, dated August 29, 2012
(F)
Surrounding Property Owners Map
(G)
Ordinance N.480 -623
(H)
Half -Size Plans (for Commission and Council Members Only)
Case No.
ZAl2 -067
STAFF CONTACT: Dennis Killough (817)748 -8072
Richard Schell (817)748 -8602
Case No.
ZAl2 -067
BACKGROUND INFORMATION
OWNER: NCI Group, Inc.
APPLICANT: C.H.O.C., LLC
PROPERTY ADDRESS: 400 and 470 N. Kimball Ave.
PROPERTY
DESCRIPTION: Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No. 1049
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: 1 -1 Light Industrial District
REQUESTED ZONING: S -P -2 Generalized Site Plan District
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Consolidated Land Use Plan
The underlying land use designation of this property is "Mixed Use ". The
proposed office development is consistent with the recommended scope of
uses under the "Mixed Use" land use designation:
Typically, the Mixed Use designation is intended for medium- to higher- intensity
office buildings, hotels, commercial activities, retail centers, and residential uses.
Nuisance -free, wholly enclosed light manufacturing and assembly uses that have
no outdoor storage are permitted if designed to be compatible with adjacent uses.
Other suitable activities are those permitted in the Public Parks /Open Space,
Public /Semi - Public, Low Density Residential, Medium Density Residential, Retail
Commercial, and Office Commercial categories previously discussed.
Scale and Context Criteria:
General:
• Buildings and their pedestrian entrances are to be oriented towards
internal streets.
• Larger- format retail uses (with footprints larger than 40,000 s.f.) shall be
located adjacent to the arterial or highway with pedestrian entrances from
internal streets.
Retail and Office uses:
o Pedestrian - oriented or automobile- oriented.
Hotel uses:
o Hotel uses should be full- service hotels at market - driven locations
primarily in the S.H. 114 Corridor. Full- service, for the purposes of this
plan, shall be hotels that include a table- service restaurant within or
directly attached to the hotel. Other services or amenities typically
included would be bell service and room service, as well as available
meeting space.
o The desire is to approve hotels adeauate to support market - driven
Case No. Attachment A
ZAl2 -067 Page 1
commerce in the City, paying attention to the product mix such that the
hospitality services in the area grow stronger while not cannibalizing
existing and future hotels.
Open space:
• Consider environmental elements as "features," rather than constraints.
• Emphasis shall be placed on preservation of existing wooded areas and
stream corridors.
• Avoid channeling or piping of streams.
• Streams or creeks should become a focal point rather than the rear of the
development.
o Provide natural walking paths along stream and creek corridors.
• Well designed and integrated open spaces are critical to the creation of
successful mixed -use neighborhoods.
• Open spaces should be designed to add value to proposed development
and not as an "after- thought ". To that end, open spaces should maximize
frontage along residential and office uses. Open spaces shall occupy a
prominent place in the development of a neighborhood and form the
center pieces of a community.
o Open spaces are intended to be the "front- yards" and invite passive
recreational activities. Open spaces may be in the form of pocket parks,
children's play areas, squares, linear greens, and conservation areas.
• Use the topography as an advantage, do not flatten the site.
• Preserve views.
Overall Character and Design:
• Buildings are to be designed to be pedestrian friendly.
• Buildings shall have shallow setbacks and sidewalks that are a minimum of
10'.
Buildings are to be oriented towards other buildings (across the street) or
towards open spaces.
Minimize the impact of surface parking.
Mix up land uses to maximize shared parking.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan Sidewalk Plan shows an 8' multi -use trail planned
along the north side of E. S.H. 114 and a <8' sidewalk along the west side of
N. Kimball Ave. The Pedestrian Access Plan shows the required 8' multi -use
trail along the north side of E. S.H. 114 and the sidewalk along the west side of
N. Kimball Ave. was constructed with the recently completed construction of N.
Kimball Ave. On street bike lanes are planned on E. S.H. 114 and on N.
Kimball Ave.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan & Median Plan
The Master Thoroughfare Plan shows N. Kimball Ave. to be a four -lane
divided arterial with 88' of right -of -way. The street was recently widened to
its ultimate cross - section. There is a median break at the driveway onto N.
Kimball Ave. The southern driveway to the property will be onto the
westbound frontage road of E. State Hwy. 114, which has three lanes.
Traffic Impact
Case No. Attachment A
ZAl2 -067 Page 2
See the Traffic Impact Analysis Executive Summary and link to the entire TIA
in Attachment C.
WATER & SEWER: The proposed development will be served by a 12" water line and a 12" sewer
line in N. Kimball Ave. Lot 2 will connect to an existing 10' sewer line in S.H.
114 to the east of the property and that sewer line will be extended to the
southwest corner of Lot 2. The sewer line in Lot 1 will also be stubbed out to
the western property line.
TREE PRESERVATION: The Tree Conservation Plan shows ten trees proposed to be removed in the
areas of the proposed driveways and parking lots in addition to the trees and
vegetation to be removed with the regrading of the stream corridor.
For property sought to be zoned S -P -2 Generalized Site Plan District, the City
Council shall consider the application for a Conservation Analysis or Plan in
conjunction with the corresponding development application. The Planning and
Zoning Commission shall review the application and make a recommendation
to the City Council regarding the application.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting for this project was held by the applicant on July 23, 2012. A
SPIN Report is included as Attachment D of this Staff Report.
PLANNING AND ZONING
COMMISSION ACTION: Approved (5 -0) subject to the Concept /Site Plan Review Summary No. 2 dated
August 3, 2012 with a note that this will be a full service hotel, and full service
shall include a restaurant with lounge, 24/7 room service, at least 5,000 sq. ft.
of contiguous meeting space, a swimming pool, fitness center, business
center, bell service and shuttle service to and from D /FW Airport. Also, the
dumpster needs to be located contiguous to commercial zoning instead of
residential zoning and approving the variances requested to reduce the
stacking depth of the N. Kimball Ave. drive from the required 150 feet down to
17.6 feet and the driveway on SH 114 from 150 feet to 34.2 feet.
CITY COUNCIL ACTION: Approved at 1 reading (5 -0) subject to the Concept /Site Plan Review
Summary No. 2 dated August 3, 2012 with the note that the hotel is to be full
service with a restaurant, lounge, room service from 6:00 AM to 11:00 PM and
items outlined in the staff report and that the applicant is to address the various
concerns of City Council at 2 nd reading and granting variances to reduce the
stacking depth of the North Kimball Avenue drive from the required 150 feet
down to 17.6 feet and the driveway on State Highway 114 from 150 feet to 34.2
feet.
STAFF COMMENTS: Attached is Concept /Site Plan Review Summary No. 4, dated August 29, 2012.
Case No. Attachment A
ZAl2 -067 Page 3
Vicinity Map
Victory Lane
ZAl2 -067
Zoning Change and Concept /Site Plan
400 & 470 N. Kimball Ave.
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Case No.
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ZAl2 -067
Zoning Change and Concept /Site Plan
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Case No.
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Attachment B
Page 1
S -P -2 REGULATIONS
TEXT IN RED ARE REVISIONS SINCE 1 ST READING
Victory Lane
Proposed Permitted Uses and Development Regulations for "S -P -2" Zoning
Permitted Uses:
This property is divided into two lots. Lot 1, consisting of 14.18 acres, shall include the permitted
uses as found in the "HC" Hotel District and Lot 2, consisting of 1.34 acres, shall include the
permitted uses as found in "C -2" Local Retail Commercial District of Zoning Ordinance No. 480, as
amended, with the following exceptions:
Lot 1: "HC" Hotel District uses to also include:
• Restaurant, bar and conference center with racetrack
Lot 2: "C -2" Local Retail Commercial District uses limited to:
• Restaurant (Bar is a permitted accessory use)
Development Regulations:
This property shall be subject to the development regulations for the "HC" Hotel District for Lot 1,
and the "C -2" Local Retail Commercial District for Lot 2, and all other applicable regulations with
the following exceptions:
• Parking agreements will be in place prior to permitting to satisfy the combined parking
requirements for the development.
• To facilitate a contiguous development, buffer yards will not be required along internal boundary
lines.
• Given the long runs along portions of the fagade, an overuse of building articulations will distract
from a more stream -lined architectural intent. For this reason, articulation will be as shown on
the footprint and elevations.
• Two loading zones will be provided for Lot 1 - One 10'x 50' and one 10'x 25'. The 10'x 25'
loading zone will be will be designated at the front of the building to allow for certain "front
desk" short term deliveries.
• Delivery on the west side of the building will be scheduled and limited to occur between the
hours of 7:00am — 8:00pm daily and trash pick -up will be limited to occur between the hours of
7:00am — 7:00pm Monday — Saturday (must conform with the Contract for Residential and
Commercial Refuse and Collection).
• The western property line adjacent to the multi - family residential lots will be screened with a
vegetated screening of: existing plant material, required plantings within the buffer and additional
large shrubs and accent trees planted within the buffer yard. Plantings consisting of both existing
and new plant material will achieve a solid screening to 8' in height and will be shown on the
landscape plan.
• To enable opportunities to attract branded hotels and restaurants that use lower percentages of
masonry finishes the masonry finish will be as shown in the elevations. Though not included as a
masonry finish it is also the intent that any painted or stained concrete with scoring will provide
an attractive and complimentary look.
Use and Operation
The project overview entails a hotel conference center development with an out parcel fronting on SH 114
that will be developed into a restaurant.
Case No. Attachment C
ZAl2 -067 Page 1
Lot 1
Site plan proposes full- service hotel with at least an upscale rating according to Smith Travel Research.
Indoor services / uses to include:
• Full restaurant with lounge
• Bar with on -site alcohol consumption
• 175 rooms
• Ballroom with partitions for a capacity of 450 people
• Administrative office space
• Retail lease space
• Meeting rooms (in excess of 5000sf)
• Business Center
• Fitness Center
• Bell Service
• Race Track to be primarily used for team building and celebratory events and the use of small
electric vehicles
• Indoor vehicle display space
Proposed outdoor services/ uses to include:
• Courtyard area
• Leisure area with pool, outdoor bar, fireplace and dining
• Outdoor vehicle display space for special events
• Shuttle service to DFW Airport and Southlake Town Square
Summary of use and operations — Hotel and Conference Center:
The developer proposes to develop a racing themed conference center in conjunction with a full service
hotel. Inspired by similar facilities that have shown to be successful in other parts of the country the
developer is looking to take his brand of conference centers, Turn 4, and develop numerous locations
throughout the country. The first of these facilities is proposed to be the Southlake location.
The proposed hotel is programmed to be full service with a restaurant and bar. The restaurant/ bar
operation will consist of a 3,100sf primary dining space and a 714sf private dining room indoor and
utilize the courtyard for outdoor dining and separate outdoor bar. A 1,800sf kitchen is positioned in the
floor plan to efficiently service the indoor and outdoor dining areas as well as food service to the 6,900sf
ballroom. In addition to outdoor dining and bar service the hotel courtyard will be well appointed for both
a relaxing and vibrant atmosphere with a pool, fireplace and periodic live entertainment.
Hotel hours of operation:
Food Service — 6:OOam- 11:OOpm/ 7 days a week for room service
Restaurant — 6:00am- 10:30pm / 7 days a week
Bar Service (Indoor and Outdoor) — 10:00am- 2:OOam Mon -Sat / 11:OOam- 2:OOam Sun
Live Music — Ends at 12:OOam
Outdoor Speakers — Music until 2:00am
The proposed Turn 4 conference center is tied directly to the hotel under roof and is programmed
primarily to host group events such as corporate team building retreats and celebratory events. With a
racing theme, it is a specialty venue were team building events will consist of activities such as racing
electric cars and pit crew competitions. Operationally the facility as a whole combined with the hotel will
be able to host large scale corporate retreats with activities, leisure, banquets, break -out meetings, dining
and lodging. For non - corporate or smaller events the facilities will be available by reservation to rent the
ballroom, meeting rooms and the track for a fee and is not intended to be a "walk -in" facility.
Case No. Attachment C
ZAl2 -067 Page 2
The proposed ballroom is 6,900sf and has a programmed capacity of 450. Vendor and convention space
will be available in the 4,500sf lobby. The race track facility is split into two tracks and contains a point at
which the tracks can combine into one. This allows for the facility to host two separate events or one
larger event. For even more flexibility the tracks can be reconfigured to allow for numerous variations.
Each track has a team room of approximately 4,100sf where additional activities and meeting will be held
during the team building events. Crossing both tracks is a mezzanine level viewing area and the total area
of the race tracks is 39,600sf.
Turn 4 hours of operation:
Normal hours (corporate events) 9:OOam- 9:OOpm Mon -Sat/ 11:00am- 7:00pm Sun
Special event hours — 7:OOam- 2:00am Mon -Sat/ 11:00am- 11:OOpm Sun
Lot 2
Concept plan proposes out - parcel lot for a restaurant.
• Concept plan is intended to show scale of what can fit on the out - parcel in accordance with the
Comprehensive Zoning Ordinance and the SH 114 Corridor overlay. Site data for what is shown
in the concept consists of a single story 10,000sf footprint and 58 parking spaces. Also shown is
an outdoor waiting area with bar service.
• Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance and the SH 114 Corridor Overlay but should generally conform to the concept plan.
• Development will be a restaurant.
• Majority of parking requirements shall be provided on -site and the remaining will be subject to a
combined parking agreement with the hotel conference center on Lot 1.
• Restaurant will have the ability to include an outdoor waiting area with bar service and limited
seating.
• A 15 X 25 sign easement as shown on the site plan will run with the sale of the property.
• The fire lane illustrated along the Lot 2 boundary line and access point to the main entry drive
will remain as shown on the Site Plan.
Phasing Intent
Phasing Intent
It is the intent of the developer to move forward with construction documents immediately upon Site Plan
approval from Council. The entirety of all elements shown on Lot 1 will be part of the construction
package and bidding. This is to say that both the hotel and conference will be built at the same time as
will the outdoor amenities, walks, parking and the entirety of the main drive connecting to both SH 114
and Kimball Avenue. The fire lane that is split by the Lot 2 boundary will be built as well.
Parking as shown on the plan includes 532 spaces within Lot 1 and 58 spaces within Lot 2 for a total of
590 spaces. Required parking for Lot 1 per the City of Southlake ordinance was calculated as follows:
Hotel:
175 rooms @ 1 /room 175 spaces
Bar/ Restaurant @ 1 /100sf X 5300sf 53 spaces (includes indoor and outdoor space)
Meeting space @ 1/ 3 seats X 94 seats 31 spaces (assumes 15sf per person @ 1418sf)
Subtotal 259 spaces
Turn 4 conference center:
Ballroom (calculated as meeting space) @1/3 seats X 450 seats — 150 spaces
Additional meeting rooms @ 1/3 X 139 seats — 46 spaces (assumed 15sf per person cz 2085sf)
Subtotal = 196 spaces
Case No. Attachment C
ZAl2 -067 Page 3
Lot 1 Total = 455 spaces
Out - parcel Restaurant (Lot2)
Restaurant/ Bar @ 11100sf X 10,000sf 100 spaces
Development Total = 555 spaces
Note: Restaurant as shown on Lot 2 Concept Plan is 10, 000sf. Final square footage is not known. It is
anticipated that a shared parking agreement will supplement the parking requirements for Lot 2.
Currently the parking calculations for Lot I show an excess of 77 spaces while the calculations far Lot 2
show a deficiency of 42 spaces.
Case No. Attachment C
ZAl2 -067 Page 4
VARIANCE REQUEST LETTER
D Adams
July 24, 2012
City of Southlake
Department of Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76092
Re: Request for Variance
Victory Lane Addition Lots 1 & 2
ACEI Project No: 2012.156
This request for variance is to address the stacking distance at driveways into the property.
The Southlake Driveway Ordinance No. 634 requires a stacking depth of 150 feet from the
adjacent R.O.W. to the nearest parking stall or intersecting drive lane pavement edge within the
property. The adjoining parcels along Kimball Ave. and Hwy 114 are controlling the location of
the cross access intersection and thus setting the stacking distance. Refer to the site plan
submitted to illustrate both driveways and common access points.
The adjacent property along Hwy 114, Lot 7R, Block 1 Mesco Addition, was approved by the
City of Southlake zoning case ZA96 -109. The concept plan in this zoning case includes a
common access driveway /easement approximately 34 feet outside the HWY 114 R.O.W. The
Victory Lane site plan allows for approximately 34 feet of stacking distance in the driveway from
HWY 114 due to this approved common access driveway.
The adjacent property along Kimball Ave., Lot 1, Block 1 Mesco Addition, has two existing drives
paralleling Kimball approximately 17 feet and 102 feet outside the Kimball R.O.W. The Victory
Lane site plan allows connection to both of these existing drives which forces a stacking
distance less that the required 150 feet.
We herein request a driveway stacking distance variance for both Victory Lane Addition
driveways. Thank you for your time and consideration regarding this issue. Please do not
hesitate to contact us regarding any questions.
Sincerely,
Adams — Engineering and Development Consultants
A ---- I
Jack H. Garner, Jr., P.E.
Project Manager
910 S. Kimball Avenue • Southlake. Texas 76092
817.328.3200 • FAX 817.328.3299
TBPE Reg. No. F- 1002; wwrr.adams•engineering.ronr
Case No. Attachment C
ZAl2 -067 Page 5
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Case No. Attachment C
ZAl2 -067 Page 6
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Case No.
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Attachment C
Page 7
TRAFFIC IMPACT ANALYSIS EXECUTIVE SUMMARY
Commercial Development June 29, 2012
Southlake, Texas AVO 28828
Executive Summary
Halff Associates, Inc. (Halff) conducted a Traffic Impact Analysis (TIA) for Adams Engineering
related to the proposed commercial development located in the northwest quadrant of SH 114
and Kimball Avenue in Southlake, Texas. The site is approximately 14 acres in size and is being
redeveloped to include a corporate team building facility and a hotel with approximately 250
rooms. There is also a small pad site on the southwest comer that is proposed to be a high
quality sit -down restaurant facility.
Halff used standard transportation engineering practices in conducting the TIA for the proposed
development. The TIA examined the projected impacts of the development on the three
development driveways and the following intersections:
• Kimball Avenue at westbound SH 114 frontage road
• Kimball Avenue at eastbound SH 114 frontage road
Study scenarios include the following:
Existing conditions
Build -out conditions
Five years after build -out
One of the proposed uses on the site is a convention center type facility that will be used for
corporate team building events and is designed to support up to 450 occupants. For the purpose
of this study it was assumed that 200 of the convention center attendees would be staying at the
adjacent hotel (which is an 80 percent occupancy rate). Trips associated with those individuals
are accounted for in the trip generation totals of the hotel land use. The remaining 250
participants would travel to the convention center facility from outside the proposed
development. The proposed restaurant will be 10,000 square feet.
The resulting trip generation totals (combined trips in and out) are 396 trips in the AM peak, 458
trips in the PM peak, and 3,648 trips over a 24 -hour period. Halff believes these trip generation
numbers to be a worst case scenario for the proposed development.
Given the location and the proposed uses, it is anticipated that 55 percent of the traffic will be to
and fiom the east using SH 114 and the frontage roads. Another 30 percent will be to and from
the west along SH 114 and will mainly use the Texas U -turn under the freeway main lanes. The
remaining 15 percent is split between the north and south directions along Kimball Avenue. The
assumed split is 10 percent to and from the south and 5 percent to and fiom the north.
For the scenarios with the development in place the background traffic was increased by
applying an annual growth rate of 3.0 percent. Build out of the development was assumed to
occur in the year 2013.
The results of the study show that the impacts of traffic related to the proposed development to
the existing system are minimal. The proposed driveway on Kimball Avenue and on the
westbound SH 114 frontage road will operate at a LOS ranking of B or better during the
i- : ■; HALFF
Case No. Attachment C
ZAl2 -067 Page 8
Commercial Development June 29, 2012
Southlake, Texas AVO 28828
weekday AM and PM peak hours in both the year 2013 and 2018. The signalized intersections at
Kimball Avenue and the SH 114 frontage roads will continue to operate at a LOS of C or better
during the AM and PM peak hours in the year 2018 with the exception of the westbound
fiontage road, which just crosses the threshold for a LOS ranking of D in the PM peak in 2018.
Halff recommends construction of the proposed driveway on the westbound frontage even
though the recommended spacing is not fully met. The proposed location of the driveway has
maximized the spacing from adjacent drives based on the location of the TxDOT control of
access. Although the right turn volume at the proposed frontage road driveways exceeds the
threshold for consideration of right -turn deceleration lane, Halff does not believe a right -turn
deceleration lane is necessary, due to the low frontage road volumes for a three lane facility,
limited right -of -way, and given that most of the frontage road traffic will be in the left most lane
to access downstream entrance ramp.
: ■; HALFF
Case No. Attachment C
ZAl2 -067 Page 9
Case No. Attachment D
ZAl2 -067 Page 0
USOUTHLAKE
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION
SPIN MEETING REPORT
ZAl2 -067
Victory Lane
SPIN # 4
July 23, 2012: 7:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3C — 3D
TOTAL ATTENDANCE: Twenty -four (24)
• SPIN REPRESENTATIVE(S) PRESENT: Lou Hillman - #4, Ray Tremain - # 9, Vic
Awtry - #7
APPLICANT(S) PRESENT: Jeff Medici, C.H.O.C., LLC (Cedar Hill Operating Company)
STAFF PRESENT: Lorne Fletcher. Planner I
STAFF CONTACT: Richard Schell, Planner II, (817)748 -8602; rschellaci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 400 N. Kimball Avenue; it is approximately 15.5 acres.
Development Details
• The developer proposes to develop a racing themed conference center in conjunction
with a full service hotel. Inspired by similar facilities that have shown to be successful in
other parts of the country the developer is looking to take his brand of conference
centers, Turn 4, and develop numerous locations throughout the country. The first of
these facilities is proposed to be the Southlake location.
o Full service hotel —175 rooms (site modeled for 250)
o Conference center — 23,000 square feet
o Team building facility with racing theme
o High -end restaurant along SH114 frontage
The proposed hotel is programmed to be full service with a restaurant and bar. The
restaurant/ bar operation will consist of a 3,100 square foot primary dining space and a
714 square foot private dining room indoors and will utilize the courtyard for outdoor
dining and separate outdoor bar. A 1,800 square foot kitchen is positioned in the floor
plan to efficiently service the indoor and outdoor dining areas as well as food service to
the 6,900 square foot ballroom. In addition to outdoor dining and bar service the hotel
courtyard will be well appointed for both a relaxing and vibrant atmosphere with a pool,
fireplace and periodic live entertainment.
• The proposed Turn 4 conference center is tied directly to the hotel under roof and is
programmed primarily to host group events such as corporate team building retreats and
celebratory events. With a racing theme, it is a specialty venue where team building
events will consist of activities such as racing electric cars and pit crew competitions.
Case No. Attachment D
ZAl2 -067 Page 1
Operationally, the facility as a whole, combined with the hotel will be able to host large
scale corporate retreats with activities, leisure, banquets, break -out meetings, dining and
lodging. For non - corporate or smaller events the facilities will be available by reservation
to rent the ballroom, meeting rooms and the track for a fee and is not intended to be a
"walk -in" facility.
• The project overview also includes a second lot, or out parcel, fronting on SH 114 that
will be developed into a restaurant. The Site data for what is shown in the concept
consists of a single story 10,000 square foot footprint and 58 parking spaces. Also
shown is an outdoor waiting area with bar service.
The following exhibits were presented at the meeting:
a
El
Case No. Attachment D
ZAl2 -067 Page 2
QUESTIONS/ CONCERNS
How many rooms does the Hilton have?
c: 248
• Are the electric race cars battery powered?
Yes. There will be a battery charging area.
■ Will it be ventilated?
■ Yes.
• How large are the cars?
Slightly larger than go- carts.
• How fast will they go?
Up to 42 mph.
Single seaters?
c Yes.
• Are the cars indoors?
Yes. The indoor racing facility is approximately 48,000 square feet.
• Are the cars designed as Nascar or Indy?
They will look more like Indy cars, however, our theme is Nascar. We plan to
solicit sponsors for the cars also to make them more authentic.
• How will this development impact traffic?
A Traffic Impact Analysis was done and it came back positive.
• Is the main entrance off of 114?
Yes, with a secondary entrance off of Kimball.
• What about drainage?
A flow study was done with the widening of Kimball. The extra run -off will be
accommodated.
• Will you have to build up?
_ The property is fairly flat until it falls about five feet where the channel is located.
• What is the development group?
CHOC stands for Cedar Hill Operating Company, a real estate holding company.
• Why build this here? Why not further west?
This location proved to be the most economical.
• Why Southlake?
c: We felt this was a great location.
■ This will cause over - development. People live here to get away from this.
Southlake is losing its integrity —forgot why people move here.
• Will there be service trucks entering off of Kimball?
No.
• Will you be improving the existing entrance drive off of Kimball?
Yes. We are working with the adjacent owner.
Case No. Attachment D
ZAl2 -067 Page 3
• The fortune 500 companies can bring great things here; the location is great. They will
want to bring their families here.
• There is a tremendous amount of parking; any green space?
c, Yes. There are 100 foot setbacks.
• Would you consider raising the racetrack to provide parking underneath to free up other
areas?
That would take some cost consideration. We have over parked by 45 spots. We
may be able to do something.
• What about signage for the hotel?
We have to entrance monuments planned; one on Kimball and the other on 114.
The final design is not ready yet but they will be tastefully done.
• What kind of value will this add to the city?
There will be hotel tax in addition to property tax and sales tax. No estimates at
this time.
• What restaurant is coming in?
Not negotiated yet.
Will the management be experienced?
Yes.
• How will you manage to get discretionary spending here? With the economic climate?
Do you have a plan B strategy?
This facility will have a different feel; unique and modern. We believe there is a
valuable attraction here for corporations. If things don't work out as planned, we
plan to turn the race facility into a smaller convention space.
• What is the timeframe for this?
We will go to P &Z August 9 City Council August 21 and September 4 then
we plan to move forward quickly... within two months.
• Is the zoning going to be S -P -1 or S -P -2?
We are asking for a S -P -2 generalized site plan because with the restaurant as
conceptual, we don't have all of the elements for S -P -1.
• What is the occupancy rate for the Hilton?
Their current occupancy is at 69 %; they have been hugely successful.
• How many rooms will the hotel have?
175 to start; we have modeled our project at 250 in case we expand. Hilton has
248.
• How much will the rooms cost?
About $169 -170, maybe higher.
• Will there be corporate rates?
Yes, packages will be available for team building events.
• How much does the racetrack cost?
About $800 an hour for 15 people per track.
Case No. Attachment D
ZAl2 -067 Page 4
• What about cost for kids?
o The track will be open by reservation only during the weekends. The rate will be
reduced for children.
SPIN Meeting Reports are general obsery ations 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 followthe case through the Planning and Zoning Commission and final action try City Council.
Case No. Attachment D
ZAl2 -067 Page 5
Cd9] ki us] = Ii � 11121 UW _1ki IN LTA I _1:v1
Case No.: ZAl2 -067 Review No.: Four Date of Review: 08/29/12
Project Name: Site Plan — Victory Lane
APPLICANT: Jeff Medici
C.H.O.C., LLC
OWNER: Todd R. Moore
NCI Group, Inc.
2123 Cheyenne Park Lane
10943 N. Sam Houston Pkwy. W.
Southlake, TX 76092
Houston, TX 77064
Phone: (214) 784 -1617
Phone: (281) 897 -7788
E -mail: ieffinedici(a)gmail.com
Fax: (281) 477 -9674
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/28/12 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
DENNIS KILLOUGH AT (817) 748 -8072.
Correct the legend on the Photometric Plan. The Vertical South row should be labeled West, the
Vertical West row should be labeled North and the Vertical West - 1 row is the northwest boundary,
so it can stay Vertical West - 1. Add rows for the horizontal spillover calculations.
Slide 12 of the applicant's slide show presented to City Council on August 21, 2012 states that the
outdoor speakers end at 12:00 AM, but the S -P -2 regulations state the outdoor speakers end at
2:00 AM. Please change the slide show or the S -P -2 regulations so that they match.
3. Show, label and dimension the width of the traveled roadway on or adjacent to the site.
4. Please make the following changes with regard to easements:
a. Show, label and dimension the width of any easements on or adjacent to the site. Show
and label the existing utility easements and common access easement on Lots 6R and 7R,
Block 1, Mesco Addition as shown on the plat recorded as Instrument No. D211037987,
Plat Records, Tarrant County, Texas.
b. Provide common access easements for the portions of the driveways on Lot 7R, Block 1,
Mesco Addition and Lot 1, Block 1, Mesco Addition.
5. Show and label the location, dimensions, maximum height, number of stories, use or uses
contained therein, gross floor area of each building on the site plan (under the labels for hotel track
and conference center) and add the information to the site data summary chart by phase and in
total. The maximum height and number of stories is the maximum height and number of stories of
the building as proposed, not the maximum height and number of stories allowed.
6. All driveways /points of ingess /egress must comply with the Driveway Ordinance No. 634, as
amended). The following changes are needed:
a. Provide a common access easement covering the full width of the main driveway
extending through the property between E. SH 114 and N. Kimball Ave.
b. The proposed driveway onto E. SH 114 does not meet the minimum 250 feet of spacing
(60 feet shown) from an approved driveway and common access easement located on Lot
Case No. Attachment E
ZAl2 -067 Page 1
7R, Block 1, Mesco Addition (case ZA96 -109). The driveway /common access easement on
Lot 7R1, Block 1 is labeled to be abandoned. Prior to issuance of a permit for the proposed
driveway on SH 114, a copy of the executed and recorded instrument(s) for the off -site and
on -site common access easements and agreement to abandon the common access
easement and driveway on the approved Lot 7R, Block 1, Mesco Addition (case ZA96 -109)
must be provided.
C. Show any existing driveways across adjoining rights -of -way (Kimball Ave.) and note the
type of pavement and use (residential, commercial, etc.)
7. Show any areas intended for outside storage and method of screening, if any.
8. Please consider relocating trash dumpsters away from residential property. A minimum eight (8)
foot tall masonry screen wall matching the principal building with a solid metal access gate is
required for all trash dumpsters. Label the dumpster enclosure on the site plan as "A minimum 8
foot tall masonry screen wall matching the principal building with a solid metal access gate."
9. Show and label the location of any on -site facilities for liquid and solid waste temporary storage
pending disposal.
10. Remove the signs from sheet S5.0. A separate building permit is required prior to construction of
any signs.
11. Note the City approved benchmark used for topographical information.
Tree Conservation /Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748 -8229
E -mail: kmartin(a
TREE CONSERVATION COMMENTS:
For property sought to be zoned S -P -2 Generalized Site Plan District, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding development
application. The Planning and Zoning Commission shall review the application and make a
recommendation to the City Council regarding the application. The City Council shall approve the Plan
or Analysis if the Council finds that the Plan or Analysis provides for the:
placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
maximizes the preservation of existing tree stands with the potential to buffer residential areas
from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man -made drainage
creek;
V. maximizes the preservation of existing protected trees along rural roadways and other streets
Case No. Attachment E
ZAl2 -067 Page 2
as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to the Tree
Preservation Ordinance.
The proposed existing tree removal calculations do not seem to be correct. There are eight (8) existing
large trees that are not included within the calculations.
2. There are a significant amount of existing trees and associated vegetation along the west and north
property lines. Identify these trees and designate if they will be preserved, removed, or considered
marginal.
3. The storm sewer proposed on Lot 2 cuts through the critical root zone area of two (2) of the existing
trees designated to be preserved on the site. Reconfigure the storm sewer design to not conflict with
the existing trees designated to be preserved. Installing the storm sewer as shown would cause at
least one of the trees to be altered and mitigated.
4. The permeable area proposed to preserve the three (3) existing trees on Lot 2 is not a significant
amount of undisturbed area to sufficiently preserve the trees. Both the area in the courtyard and
parking lot island need to be reconfigured and enlarged. The areas must also remain even or slightly
higher than grade after construction is finished.
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.
INTERIOR LANDSCAPE & BUFFERYARDS COMMENTS:
No south and north bufferyards are provided between Lot 1 and Lot 2 per S -P -2 regulations per S -P -2
regulations. The bufferyard summary chart shows additional property boundaries that are to have no
bufferyards provided. Provide additional S -P -2 regulations stating that bufferyards and landscaping will
be provided as shown on the landscape plans if requirements of the Zoning Ordinance and Landscape
Ordinance will not be met.
2. Show and label the type of shrubs, ground covers or grasses are proposed within the parking lot
landscape islands. Some islands have hatching shown but the legend does not contain the
appropriate information regarding what the hatching is. The other islands have nothing but the
required canopy trees shown in them.
Parking Lot Planting Requirements: Each individual parking lot landscape island shall contain a
minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses,
or seasonal color. Parking lot landscape islands which have light poles for lighting the parking areas
may substitute two (2) understory /accent trees for the required canopy tree. All required landscape
areas shall be evenly distributed throughout the entire required parking lot landscape areas. Revise
the S -P -2 regulations if the requirements of the Landscape Ordinance will not be met.
3. The Foster Holly and Savannah Holly accent trees are specified to be five feet (5') minimum height.
All required accent trees are required to be six feet (6') minimum height when planted.
Case No. Attachment E
ZAl2 -067 Page 3
No south and north bufferyards are provided between Lot 1 and Lot 2 per S -P -2 regulations per S -P-
2 regulations.
Separate interior landscape and bufferyard requirements will need to be provided for Lot 2 when it is
submitted for Site Plan review and approval.
Public Works /Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Phone: (817) 748 -8101
E -mail: sanderson(a-ci.southlake.tx.us
GENERAL COMMENTS:
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.
2. Label utilities has "Public" or "Private ".
DRAINAGE COMMENTS:
The main trunk lines "SD -1 ", "SD -2 ", and "SD -3" need to be public and in 15 ft easements. The
laterals can remain private. The trunk lines are taking off -site water which makes them public. "SD -1"
only needs to be public to approx. sta. 8 +70.
Provide a Drainage Data Table.
The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
WATER AND SANITARY SEWER COMMENTS:
Provide sewer stub to western property line for line SS -1.
2. Line SS -1 will need to be in a 15 ft easement.
3. The water line will be public and need 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.
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
Case No. Attachment E
ZAl2 -067 Page 4
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.
Fire Department Review
David Barnes
Fire Marshal
(817) 748 -8233
GENERAL COMMENTS:
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.
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 2009 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 designed and maintained to support the imposed loads of fire
apparatus (minimum of 75,000 Ibs GVW).
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.
IaI N21 :VdQ:7_1ki 11 drde7JiILTiINI ki 11�-3
Hydrants to have Hydra - Storz connections with butterfly vanes (or equivalent) on pumper outlet for
five -inch diameter hose.
Hydrants required at maximum spacing R -3 and U Occupancies 400 feet Unsprinklered 600 feet
Sprinklered. All others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are required at
intersecting streets and at intermediate locations between as prescribed above, measured as the
Case No. Attachment E
ZAl2 -067 Page 5
hose would be laid.
2. Fire Department connection for sprinkler system must be within 100 feet of a fire hydrant
FIRE MARSHAL 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 2009
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.
GENERAL INFORMATIONAL COMMENTS:
* A SPIN meeting was held on July 23, 2012 at 7:00 PM.
* The driveways do not meet the minimum required stacking depth of 150'. Approximately 17.6' of
stacking depth is shown on the N. Kimball Ave. Driveway and 34.2' of stacking depth is shown on
the S. H. 1114 driveway. A variance request letter has been submitted.
* A preliminary plat for the entire property that conforms to the site plan must be approved and a
final plat must be approved and filed prior to issuance of a building permit.
* 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 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.
Case No. Attachment E
ZAl2 -067 Page 6
Denotes Informational Comment
Case No. Attachment E
ZAl2 -067 Page 7
SURROUNDING PROPERTY OWNERS
Victory Lane
27
11 12
8 10
19 L 21
7
6
20
5 14
4
26 23
3 25
2 22
1 24
15
9
18 17 16
SPO # Owner
1. T2T Property Holdings Llc
Zoning
01
Land Use
Mixed Use
Acreage
1.01
Response
NR
2. T2T Property Holdings Llc
01
Mixed Use
1.02
NR
3. T2T Property Holdings Llc
01
Mixed Use
0.99
NR
4. Reynal, John Etux Beverly S
MF1
Mixed Use
1.14
O
5. Van Til, John J
MF1
Mixed Use
1.01
O
6. Howell, Dan Etux Marguerite
MF1
Mixed Use
0.98
NR
7. Halim, Emil A
MF1
Mixed Use
0.96
NR
8. Harris, Kimberly Susan
SF1 -A
Mixed Use
0.94
O
9. Fusselman, Bruce Etux Michelle
C3
Office Commercial
1.80
F
10. 579 Kimball Llc
RPUD
Medium Density Residential
0.30
NR
11. Vision Southlake Dev Llc
SP2
Mixed Use
0.66
NR
12. Vision Southlake Dev Llc
SP2
Mixed Use
0.52
NR
13. Vision Southlake Dev Llc
SP2
Mixed Use
0.39
NR
14. Kimball Road Lp
11
Mixed Use
1.61
F
15. Sandco Holdings Lp
SP2
Retail Commercial
0.54
NR
16. Texas Petro Corp III
SP2
Retail Commercial
1.16
F
17 Mayse, Richard A -Owner on
Official Tax Roll Sept. 2011
SP2
Retail Commercial
0.92
NR
Sandco Holdings, LP - Chicken
17 Express - Current Owner - Not
on Official Tax Roll
F
18. Mayse, Richard A
SP2
Retail Commercial
0.75
NR
19. Oncor Electric Delivery Co Llc
CS
Public /Semi - Public
2.55
NR
20. St Laurence Episcopal Church
CS
Public /Semi - Public
5.59
NR
21. Corp Of Episcopal Diocese Fw
AG
Medium Density Residential
0.94
NR
22. Hagar, Stephen T
AG
Retail Commercial
4.08
NR
23. Ivester, Emory O Etux Marlene
AG
Office Commercial
3.62
NR
Case No. Attachment F
ZAl2 -067 Page 1
24.
Re Investments Ltd Etal
11
Mixed Use
0.68
NR
25.
Nci Group Inc
11
Mixed Use
6.13
NR
26.
Nci Group Inc
11
Mixed Use
9.33
NR
27.
Vision Southlake Dev Llc
AG
Mixed Use
9.96
NR
Responses: F: In Favor
O: Opposed To U: Undecided
NR: No Response
Notices Sent Within 200':
Twenty -seven (27)
Responses Received Within 200': Seven (7) — Attached
Responses Received Outside 200' Five (5) - Attached
Six Public Comment Forms that were submitted at the August 9, 2012 Planning and Zoning Commission
meeting are also attached.
Case No. Attachment F
ZAl2 -067 Page 2
Responses Received Within 200'
Aug 021209:07a NICE - Southurest 9727396427
Notification Response Farm
�z A / - 1)&7 r1cIV
ZAl r � .
Meeting Date: August 9, 2012 at 6: 30 PNI
Harris, Kimberly Susan
700 Cherry Ct
Southiake Tx, 76092
3545 A 8
p.2
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX DR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the pety emoted above, are hereby
e ine.!�t
in favor of apposed to undecided about
(circle or underkne one)
the proposed Preliminary Plat referenced above.
Space for comments regarding your position:
f
e
r`
Signature:
Additional Signature: _
Printed Name(s):
Wst be property o waer(s) name
?]
F
are printed It tnp. Oihenv aantact they Planning Departimnt
Date: c� fv4
Gate:
form per Prop".
Phone Number (optional):
i
Case No. Attachment F
ZAl2 -067 Page 3
y �;; +r I
Ri-c ha``d Schell
ZAl2 --4617 Victory Lana
,John Reynal � Fri, Aug 3, 2012 at 9:35 AM
Tea: rscheil &i.southlake.tx.us
Richard.
Please let us know if for any reason you cannot accept or submit this response to the Public Hearing Notice ZA-
12 - 067.
My wife and I, Reynal, Jahn Etux Beverly S (204 Westwood dr., Southlake, TX), the owners of Lot 3, Block B, of
Briarwood Estates also known as 575 and 577 Cherry Lane are OPPOSED to the Victory Cane Zoning Change
and Concept Site flan.
Our property is occupied by two different ladies with children and the proposed construction type and uses would
certainly Interfere with their Ilves and very likely render our property "useless ". The following are our specific
objections:
* 4- stories for the use by transient people peering into the back yards of our residents seems eery obtrusive..
• Dumpster locations in the rear will likely cause garbage odor and noise issues.
■ "Bar Service" until 2,00 a.m. proUdes the potential nuisance of the type that comes with late night antics of
people under the influence.
`Bar Service (indoor and a t_ 4 doer " till 2:00 a. -m. 7 -clays a week seems ridiculous adjacent to residential,
Live Music — Ends at 12:00 a.m. --'how would our residents be able to hold down a routine job?
Outdoor speakers until 2:00 a.m. - -would be unacceptable to our current and future occupants,
Installing a "conference" center with all its important revenue generating "services" such as bars and restaurants
adjacent to residential property uses would) be extremely Eton -compatible to the use of our property. Please vote
to deny this application.
,John Reynal for Reynal, .John Etux Beverly S
Case No. Attachment F
ZAl2 -067 Page 4
Notification Response Form
ZAI Z -067
Meeting'Datiasw August 9, 2012 at 6:30 PM
Fusselman, Bruce Etux Michelle
2100 E State Hwy 114
Southlake Tx, 76092
35 A Al
PLEASE PROVIDE COMPLETED FORMS VIA. MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Bein ner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position.
1 `a 7 ,.q UAW ME Aft O6 4h & 7 d- 'A"Movou, .,
Signature: �� _ Date:
Additional Signature: . Date:
Printed Name(s): &&E- F69'GMAJ
Must be properly owner(s) whose name(s) are printed at top, Otherwise contact" Planning Department. One. form per property.
Phone Number (optional):
T /T'd 16Sb6aLT9 0 1014INH 531113 2AN1=W821A 82:81 2ZW2 - - Mb
Case No. Attachment F
ZAl2 -067 Page 5
Notification Response Form
ZAl2 -067
Meeting ates: August 9, 2012 at 6:30 P
K' ball Road Lp
��-le8t-W- NurthwM Hwy-""` () /ve� r �6y L
Grapevine Tx, 76051
25815 1 1
760.5 r
PLEAS E`P -D COMPLETED- FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
iri favo� opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position:
Signature:
Date: 4 U� -z
Additional Signature:
Date:
Printed Name(s):
Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Planning Department. One form per property.
Phone Number (optional):
Case No. Attachment F
ZAl2 -067 Page 6
8/5/2012 12:15 PM FROM: Fax Hodges TO: 8177488077 PAGE: 001 OF 001
Notification Response Form
ZA►12 -067
Meeting dates: August g, 2012 at 6:30 PM
Texas Petro Corp !IN
13642 Omega Rd
Dallas Tx, 75244
25815 1 5A
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position:
I_T 0
Signature:
Date: 6 2 tecj ,,rye
Additional Signature:
Printed tlame(s ):.:
Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Planning DepartrT
Phone Number (optional):
Case No.
ZAl2 -067
0
Date:
per property.
Attachment F
Page 7
8/4/12 Usouthlake .bcus Mail - ZAl2 -067 /Vidory Ln
I cLii'
ZA1 2 -0671 Victory Ln
r�ss_ -:cue
John Van Tii Thu, Aug 9, 2012 at 8:24 AM
To: ai& ell(c7ci.so
elissa
Richard:
Please let us know if for any reason you cannot accept or submit this response to the Public Hearing Notice ZA-
12 -067.
My wife and I, John and Melissa Van Til, are the owners of 625 & 627 Cherry In. and are OPPOSED to the
Victory Lane Zoning Change and Concept Site Plan.
Our property is occupied by two different ladies with children and the proposed construction type and uses would
certainly interfere with their lives and very likely render our property "useless ". The following are our specific
objections:
4- stories for the use by transient people peering into the back yards of our residents seems very obtrusive.
Dumpster locations in the rear will likely cause garbage odor and noise issues.
• "Bar Service" until 2:00 a.m. provides the potential nuisance of the type that comes with late night antics of
people under the influence.
"Bar Service (indoor and outdoor till 2:00 a.m. 7-days a week seems ridiculous adjacent to residential.
Live Music — Ends at 12:00 a.m. — how would our residents be able to hold down a routine job?
Outdoor speakers until 2:00 a.m. — would be unacceptable to our current and future occupants.
Installing a "conference" center with all its important revenue generating "services" such as bars and restaurants
adjacent to residential property uses would be extremely non - compatible to the use of our property. Please vote
to deny this application.
Regards,
John
Case No. Attachment F
ZAl2 -067 Page 8
Notification Response Forts
ZAl2-067
Meet'no Cates: AUOystas 2(n, zat k3o PM
--
SWIC6
r�' f �
PLEASE. PIROVIOP, COMPLETED FORMS VIA mAjjL FAX 0WHAND DEUVWY
BEFORE THE START OF THE SCHEDU MOLIC'HEARWO."
Being the owner(s) of the property 8PWWd above, are heMbY
in favor opposed o undebidW about
C
(c'wc I e ouundedhe one)
the proposed Zoning Change and Concept Plan referanoed 06ve.
Phone .NumbOr (optional); (1 1 .2-S>O
Case No. Attachment F
ZA1 2-067 Page 9
azt -C�
Ptinied'Name(s) C C k' -ke4'
Mitt be properly &.wne!qG)w" norgo)" wInw at*
4&d0nW iha Planning Depeftent One
Space for comments regarding YoUr PWItion;
Letters of Support Received Outside 200'
To: City of Southlake Planning and Zoning Commission
City of Southlake City Council
From: Bob Berwick
RE: Letter of Support for Victory Lane Development (ZAl2 -067)
Date: August 9, 2012
We have been residents of Southlake 9years and believe the proposed development
will be a valuable addition to the Southlake community. This letter confirms my
support for the Victory Lane development at the corner of SH 114 and Kimball Lane.
Regards
Bob Berwick
2119 Cheyenne Park Lane
Southlake TX 76092
Case No. Attachment F
ZAl2 -067 Page 10
To: City of Southlake Planning and Zoning Commission
City of Southlake City Council
From: Jay Bradford
RE: Letter of Support for Victory Lane Development (ZAl2 -067)
Date: August 9, 2012
We have been residents of Southlake since December 2003 and believe the
proposed development will be a valuable addition to the Southlake community.
This letter confirms my support for the Victory Lane development at the corner of
SH 114 and Kimball Lane.
Regards
Z_�
Jay Bradford
1709 Grass Court
Southlake TX 76092
Case No. Attachment F
ZAl2 -067 Page 11
To: City of Southlake Planning and Zoning Commission
City of Southlake City Council
From: Matt Klopfenstein
Victoria Klopfenstein
RE: Letter of Support for Victory Lane Development (ZAl2 -067)
Date; August 9, 2012
We have been residents of Southlake for 5 years and believe the proposed
development will be a valuable addition to the Southlake community. This letter
confirms our support for the Victory Lane development at the corner of SH 114 and
Kimball Lane.
Regards
Matt to tein
Victoria Klopfens ein
2108 Cheyenne Park Lane
Southlake TX 76092
Case No. Attachment F
ZAl2 -067 Page 12
To: City of Southlake Planning and Zoning Commission
City of Southlake City Council
From: Dr. Justin Lee
Kim Lee
RE: Letter of Support for Victory Lane Development (ZAl2 -067)
Date: August 9, 2012
We have been residents of Southlake for 7 years and believe the proposed
development will be a valuable addition to the Southlake community. This letter
confirms our support for the Victory Lane development at the corner of SH 114 and
Kimball Lane.
P
Regards � It
MO
Dr. Justin
" r
Kim Lee
775 Black Forest Court
Southlake TX 76092
Case No. Attachment F
ZAl2 -067 Page 13
To: City of Southlake Planning and Zoning Commission
City of Southlake City Council
From: James Sheehan
Donna Sheehan
RE: Letter of Support for Victory Lane Development (ZAl2 -067)
Date: August 9, 2012
We have been residents of Southlake for 7 years and believe the proposed
development will be a valuable addition to the Southlake community. This letter
confirms my support for the Victory Lane development at the corner of SH 114 and
Kimball Lane.
2113 Estes Park Road
Southlake TX 76092
Case No. Attachment F
ZAl2 -067 Page 14
Southlake Planning & Zoning Commission Meeting
Name:
Public Comment Form
t /f ,P, l Return completed form to Secretary prior to start of regular session.
1�1J Y/1�� �• Q/
Date:
Address:0700 Phone:
(Include City and Sta e)
V I wish to share my views n an Agenda Item:
Agenda Item ; A L - AD, _ 0 6. `T)
I will speak in SUPPORT of this item
:V� will speak in OPPOSITION to this item
I do not wish tospeak, but please record my
�l SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
Signature:
Required: Cards will not be read into the record unless tt is sign ea.
Southlake Planning & Zoning Commission Meeting
Public Comment Form
Please print. Return completed form to Secretary prior to start of regular session.
Name:
Date• Ci .Z
Address: 31" �<� ��i���/ Phone:
(Include City and State)
1K I wish to share my views on an Agenda Item:
Agenda Item #_a_
I will speak in SUPPORT of this item
I will speak in OPPOSITION to this item
—X- I do not wish to speak, but please record my
SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
Rion atu re
Required: Cards will not be read into the record unless it is signed
Case No. Attachment F
ZAl2 -067 Page 15
Name:
Addre
Southlake Planning & Zoning Commission Meeting
Public Comment Form
Please print. Return completed form to Secretary prior to start of regular session.
Date:
_ w
Phone:
❑ I wish to share my views on an Agenda Item:
Agenda Item #
I will speak in SUPPORT of this item
I will speak in OPPOSITION to this item ••
,. I do not wish to speak, but please record my
__3 ,SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
i
Ma
Signature: , •:,.z•.,.
Required: Cards not be read into the record unless it is signed.
b
Southlake Planning & Zoning Commission Meeting
Public Comment Form
Please print. Return completed form to Secretary prior to start of regular session.
Name• i �
rL2, Date: , & - q - la
Address: /y ,�
(Include City and
V , wish to share my views gn an Agenda It
Agenda Item # — a — MI a -
I will speak in SUPPORT of this item
I will speak in OPPOSITION to this item
�ZI do not wish to speak, but please record my
SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
Signature
Required: Cards will not
Case No.
ZAl2 -067
into the record unless it is signed.
Phone !2 An— W a
Attachment F
Page 16
(Include City and State) .
Southlake Planning & Zoning Commission Meeting
Public Comment Form
/ Please print. Return completed form to Secretary prior to start of regular session,
/` /dry✓ �M l �G! 1 ''
Name
Date:
I
Address: 15 . L-- M q' -r r)
{Include City and State)
I wish to share my views on an Agenda Item:
d Agenda Item #�
x I will speak in SUPPORT of this item
I will speak in OPPOSITION to this item
I do not wish to speak, but please record my
SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
Signature: s
Required. Cards will not be
-`�� -'
Phone: 7 -
the record unless it is signed.
Southlake Planning & Zoning Commission Meeting
Public Comment Form
Please print. Return completed form to Secretary prior to start of regular session.
Name: — Tim M ,a E ,, !; Date: B
Address: ZC' j-') 1 Phone:
(Include City and State)
I wish to share my views on an Agenda Item:
Agenda Item # I Z
✓ I will speak in SUPPORT of this item
I will speak in OPPOSITION to this item
I do not wish to speak, but please record my
SUPPORT OPPOSITION
❑ Citizen Comments (for an item on this agenda)
Signature:
Required: Cards will not be read into the record unless it is signed
Case No. Attachment F
ZAl2 -067 Page 17
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -623
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 TRACTS
3A1A AND 3A2A, THOMAS MAHAN SURVEY, ABSTRACT NO.
1049, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 15.52 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "I -1" LIGHT
INDUSTRIAL DISTRICT TO "S -P -2" GENERALIZED SITE PLAN
DISTRICT, 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,
WHEREAS, the hereinafter described property is currently zoned as "i -1" Light Industrial
District under the City's Comprehensive Zoning Ordinance; and,
Case No. Attachment G
ZAl2 -067 Page 1
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off - street
parking facilities; location of ingress and egress points for parking and off - street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health ad the general welfare; effect on light and air; effect on the over - crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
Case No. Attachment G
ZAl2 -067 Page 2
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
amended as shown and described below:
Being described as Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No.
1049, City of Southlake, Tarrant County, Texas, being approximately 15.52 acres,
and more fully and completely described in Exhibit "A" from 1 -1" Light Industrial
District to "S -P -1" Generalized Site Plan District as depicted on the approved Site
Plan 2attached hereto and incorporated herein as Exhibit "B ", and subject to the
following conditions:
Case No. Attachment G
ZAl2 -067 Page 3
1.
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,
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.
Case No. Attachment G
ZAl2 -067 Page 4
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
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
Case No. Attachment G
ZAl2 -067 Page 5
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 1 St reading the 21st day of August, 2012.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2 nd reading the day of , 2012.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment G
ZAl2 -067 Page 6
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZAl2 -067 Page 7
EXHIBIT "A"
Being described as Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No. 1049, City of
Southlake, Tarrant County, Texas, being approximately 15.52 acres, and more fully and
completely described below:
Reserved for Corrected Metes and Bounds Description
Case No. Attachment G
ZAl2 -067 Page 8
EXHIBIT "B"
Reserved for Approved Development
Case No. Attachment G
ZAl2 -067 Page 9