Item 6Er"IT" OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
November 28, 2012
CASE NO: ZAl2 -089
PROJECT: Zoning Change & Site Plan for Pecan Creek
EXECUTIVE
SUMMARY: Pecan Creek Shopping Center Dallas, TX, L.P. is requesting approval of a Zoning
Change and Site Plan from "S -P -1" Detailed Site Plan District to "S -P -1" Detailed
Site Plan District for Pecan Creek on property described as, Lot 1, Block 1, Pecan
Creek, Southlake, Tarrant County, Texas and located at 711 E. Southlake
Boulevard, Southlake, Tarrant County, Texas. SPIN Neighborhood # 9.
REQUEST
DETAILS: The purpose of this request is to amend the existing S -P -1 detailed site plan
district zoning and site plan to allow a drive - through service window on the east
side of the east building to serve a pharmacy tenant. Additionally, the regulations
are being amended to allow a maximum of 72% impervious coverage, set the
parking regulations to 68 spaces with a maximum percentage of permitted medical
(45 %) and restaurant (18.1 %) use and limit the drive - through window to pharmacy
use. All other uses and regulations of the current S -P -1 zoning are to remain,
which includes all permitted "C -2" uses and bar or tavern use with approval of a
Specific Use Permit. The proposed "S -P -1" regulations for this request are outlined
in attachment "C" of this report.
Due to opposition that exceeds 20% of surrounding property within 200 feet of the
proposed zoning change and site plan, a super- majority vote is required by City
Council for approval.
ACTION NEEDED: 1) Conduct public hearing
2) Consider approval of 2 nd reading for a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B)
Vicinity Map
(C)
Plans and Support Information
(D)
Site Plan Review Summary No. 2, dated October 11, 2012
(E)
Surrounding Property Owners Map
(F)
Surrounding Property Owner Responses
(G)
Ordinance 480 -440B
(H)
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Dennis
Killough (817)748 -8072
Lorrie
Fletcher (817)748 -8069
Case No.
ZAl2 -089
BACKGROUND INFORMATION
APPLICANT: Tom Matthews, Four Peaks Development
OWNER: Pecan Creek Shopping Center Dallas, TX, L.P.
PROPERTY ADDRESS: 711 E. Southlake Boulevard
PROPERTY
DESCRIPTION: Lot 1, Block 1, Pecan Creek
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "S -P -1" Detailed Site Plan District
REQUESTED ZONING: "S -P -1" Detailed Site Plan District
HISTORY: -A plat showing was approved by City Council on July 3, 1979 creating two
lots known as the Dilg Addition.
-City Council approved a plat revision on February 22, 1984 creating 3 lots
out of the existing Lot 2.
- "C -2" zoning and concept plan (ZA01 -077) were approved by City Council
on October 2, 2001.
-A preliminary plat (ZA02 -052) was approved for the Pecan Creek
development on January 7, 2003.
-A plat vacation (ZA02 -054) of the Dilg Addition was also approved by City
Council on January 7, 2003.
-A Specific Use Permit (ZA02 -099) for the sale of alcoholic beverages was
approved January 7, 2003 and will expire August 31, 2008.
-A site plan (ZA02 -051) was approved by City Council January 7, 2003.
-A final plat was approved by P &Z on January 9, 2003.
-A zoning change and site plan (ZA04 -034) was approved by City Council
on July 13, 2004.
- A Specific Use Permit (ZA04 -035) for a tavern wine bar was approved by
City Council on July 13, 2004.
- A zoning change and site plan (ZA08 -076) to allow arbor construction as
an accessory use was approved by City Council on October 7, 2008.
SOUTHLAKE 2030 PLAN
Consolidated Land Use Plan
The underlying land use designation of this property is "Retail Commercial'.
The proposed site plan is consistent with the recommended scope of uses
Case No. Attachment A
ZAl2 -089 Page 1
under the "Retail Commercial" land use designation.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows an 8' Multi -Use Trail
running north and south within the Pecan Creek development.
There is an existing 8' Multi -Use Trail along E. Southlake Boulevard. There
are also existing sidewalks throughout the interior of the development.
TREE PRESERVATION: The applicant's site plan indicates an existing 8" Cypress tree to be
removed and mitigated.
CITIZEN INPUT/
BOARD REVIEW: The SPIN representative for this district determined a meeting would not be
necessary.
P &Z ACTION: October 18, 2012; Approved (6 -0) subject to Staff Review Summary No. 2,
dated October 11, 2012 and staff's report dated October 11, 2012.
CITY COUNCIL ACTION: November 6, 2012; Approved first reading (7 -0) subject to Site Plan Review
Summary No. 2, dated October 11, 2012; restricting the drive - through
portion of the proposed site plan to pharmaceutical uses only; and,
maintaining the baseline "C -2" Local Retail Commercial District uses.
STAFF COMMENTS: A zoning change and a site plan are required to allow the proposed
changes to the site. The existing "S -P -1" letter is included in Attachment
`C' of this report.
Attached is Site Plan Review Summary No. 2, dated October 11, 2012.
Due to opposition that exceeds 20% of surrounding property within 200 feet
of the proposed zoning change and site plan, a super- majority vote is
required by City Council for approval.
Case No. Attachment A
ZAl2 -089 Page 2
Vicinity Map
Pecan Creek - Drive Through Pharmacy
1034 r
1036
920 922 1 X24
926
917 91g —
70
1
600
1 620
1 630
415
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E SOUTHLAKE BLVD
1 751 803 807 811
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601 771
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0
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60 7
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ZA 12 -489
N Zoning Change and Site Plan
w F
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0 337.5 675 1,350
Feet
Case No. Attachment B
ZAl2 -089 Page 1
Project Narrative
Pecan Creek Shopping Center
On behalf of Pecan Creek Shopping Center Dallas, Texas, L.P. Tom Matthews, as "Agent ", is
making application to revise the existing SP -1 zoning for the retail center located at 711 and 721 E.
Southlake Blvd. to a revised SP -1 zoning to allow for the construction and use of a drive through
window on the east side of the east building and to amend the SP -1 zoning to allow the tenant mix
described below and approve the resulting parking spaces and impervious coverage.
The Pecan Creek Center contains 11,372 square feet of floor area in two, single story buildings of
5,124 square feet in the west building and 6,248 square feet in the east building. The total site is
1.744 acres. The only current operating occupant of the center is a medical clinic of 3,624 square
feet in the west building. There is a lease signed for a feline veterinary clinic that has yet to open for
business as well as two additional leases that are currently under negotiation that, combined, will
fully occupy the center. In analyzing the parking needs to accommodate these tenants, DeShazo
Group, a Dallas based nationally recognized specialist in traffic, transportation planning and parking
engineering was retained. The Technical Memorandum from DeShazo Group is attached and made
a part of this application. The report determines and qualifies the parking needed for the center and
concludes the need for a total of 68 parking spaces. Per the City of Southlake guidelines, 78
parking spaces are called for and currently 72 parking spaces are provided. Our application asks
that uses within the C -2 zoning district be allowed, as is currently the case, and specifically that the
tenant uses of 3,624 square feet of medical clinic, 1,500 square feet of veterinary clinic, 2,048
square feet of restaurant and 4,200 square feet of retail (pharmacy) be allowed with the site plan
further allowing for not less than 68 parking spaces, and open - landscape area of not less than 28%
of the total site, i.e. seventy two percent (72 %) impervious coverage. Additionally, we propose to
maintain the approval under the current SP -1 zoning allowing a tavern /club upon approval of an
SUP by the City. The proposed parking regulation is as follows:
Parking Required
Building 1: 3,624 sf. (Med. Clinic): Per Deshazo Study = 16 spaces
1,500 sf. (Vet Clinic): 8 for 1,000 sf +1/300 sf = 10 spaces
Building 2: 4,200 sf. (Retail): 1/200 sf. = 21 spaces
2,048 sf (Restaurant): 1/100 sf. = 21 spaces
Total = 68 spaces
Parking Provided: 69 parking spaces including 65 regular and 4 handicap spaces
The second part of our SP -1 application is to allow for the construction and use of a drive - through
window on the east side of the most easterly building. This drive - through is being created to
accommodate the pharmacy tenant. The drive - through will allow this business to better serve
existing and new tenants in the Southlake market as well as the general public. Alterations to the
existing site plan have been incorporated in the specific parking requirements and open space
requirements of this application as noted above. The drive - through lane has been designed to
provide an adequate turning radius from and into the adjacent southbound drive lane as indicated on
the attached drawing. The creation and use of the drive - through window and its associated drive -
through lane supports the reduction in fixed parking spaces as the utilization of the drive - through will
alleviate the need and use of a number of fixed parking spaces. The drive through shall be limited
to use with a pharmacy.
Case No. Attachment C
ZAl2 -089 Page 1
Finally, as there is no material change to the existing, constructed site plan or the prescribed
drainage calculation for the project, we have requested the City Engineer waive the requirement for
a Preliminary Drainage Study. As further improvement to the center, we are requesting approval to
remove the shade structure and pond /water feature that were constructed with the FarPoint Wine
store so the building front and landscaping can be restored, as was originally in place with the
construction of this project.
In summary approval of this SP -1 application will allow C -2 uses for 100% of the shopping center
with a specific acceptance of medical uses not to exceed forty -five percent (45 %) of the total square
footage of the center, in conjunction with restaurant uses not to exceed eighteen point one percent
(18.1%) of the total square footage of the center. The SP -1 zoning shall provide a minimum of 68
car parking spaces and have a minimum open - landscape area of 28% which is a maximum of
seventy -two percent (72 %) impervious coverage. Approval shall also allow for the construction and
use of a drive - through lane pursuant to the attached plan which drive - through is limited to use with
pharmacy. The project shall retain the right for a tavern /club subject to approval of a Special Use
Permit and the property shall have the right to remove the existing shade structure and water feature
located in front of the buildings provided the landscaping to replace the water feature adheres to the
original landscape plan of the project.
Thank you for your consideration of this application.
Case No. Attachment C
ZAl2 -089 Page 2
Proposed S -P -1 Regulations
Pecan Creek Shopping Center
"S -P -1" Detailed Site Plan District
for
Lot 1, Block 1, Pecan Creek
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480, as amended, as it pertains to the "C -2" uses and regulations with the
following exceptions:
Permitted Uses
The following uses shall be permitted:
1. All uses that pertain to "C -2" Local Retail Commercial zoning district regulations per
Section 21 of Ordinance No. 480, as amended.
2. Taverns, clubs, and other comparable establishments only with the approval of a
specific use permit per Section 45, Ordinance No. 480, as amended.
Development Regulations:
1. The site plan to allow a drive - through service window on the east side of the east
building to serve a pharmacy tenant.
2. Allowing a maximum of 72% impervious coverage
3. Parking regulations - 68 spaces
a) a maximum percentage of permitted medical use (45% total floor area within S-
P-1 District)
b) and restaurant use (18.1% total floor area within S -P -1 District)
4. Limit use of the drive - through window to pharmacy use.
Case No. Attachment C
ZAl2 -089 Page 1
Parking Analysis
PARKING DEMAND ANALYSIS FOR
MEDICAL CLINIC USE AT
PECAN CREEK CENTER
SOUTHLAKE, TEXAS
Preparedfoc
First Allied Corporation
270 Commerce Drive
Rochester, New York 14623
Prepared by.
DeShazo Group, Inc.
Texas Registered Engineering Flrm F -3199
400 South Houston Street, Suite 330
Dallas, Texas 75202
Phone (224) 74 9-6740
August 27, 2012
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
DeShazo Project No. 12042.2
Case No. Attachment C
ZAl2 -089 Page 2
DeSharo Group, Inc.
August 27, 2012
Parking Demand Analysis for
Medical Clinic Use at Pecan Creek Center
— De5ham Project No. 12042.2 `
TABLE OF CONTENTS
INTRODUCTION ................................................................ ..............................1
BASE CODE PARKING REQUIREMENT ............................... ..............................1
PARKINGDEMAND .......................................................... ..............................2
ObservedParking Demand ........................................................................... ............................... 2
Published Parking Demand Information ...................................................... ............................... 4
CONCLUSION ................................................................... ..............................4
APPENDIX
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Table of Contents
Case No. Attachment C
ZAl2 -089 Page 2
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
400 S. Houston Street, Suite 330
Dallas, TX 75202
214.748.6740 + Fax: 214.748.7037
deshazogroup.com
TECHNICAL MEMORANDUM
To: Alan Ripley — First Allied Corporation
From: Steve E. Stoner, P.E., PTOE — DeShazo Group, Inc.
Date: August 27, 2012
Re: Parking Demand Analysis for Medical Clinic Use at Pecan Creek Center in Southiake,
Texas
DeShazo Project No. 12042.2
INTRODUCTION
The services of DeShazo Group, Inc. (DeShazo) were retained by First Allied Corporation to analyze
the parking needs for the Medical Clinic Use at Pecan Creek Center in Southlake, Texas. The site is a
multi -use commercial center located at 711 E. Southlake Boulevard. A site plan is attached for
reference. The purpose of this study is to analyze the parking needs of the existing medical clinic
use located on site to validate a request for an amended site plan to lower the parking requirement
for that use.
Pecan Creek Center contains 11,463 square feet of floor area in two, single -story buildings. The
existing medical clinic occupies 3,624 square feet and is the only occupying tenant at the time of this
study. The property provides a total of 72 surface spaces around the site.
DeShazo Group is an engineering consulting firm based in Dallas, Texas, providing licensed engineers
skilled in the field of traffic /transportation engineering and parking design and analysis.
BASE CODE PARKING REQUIREMENT
The subject property zoning by the City of Southlake is based upon the approved site plan with
underlying requirements based upon general commercial -use zoning. Parking requirements for the
associated land uses are as defined in the City of Southlake Zoning Ordinance under Section 35.6.b.
A summary of the site's parking requirement based upon direct application of the standard zoning
criteria forthe anticipated uses at full occupancy is provided in Table 1.
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 1
Case No. Attachment C
ZAl2 -089 Page 2
DeSharaGroup, Inc.
August 27, 2012
Table 1. Base Parking Code Calculation
(Site at full occupancy including all proposed uses)
Land Use Parking Code Rate Quantity Required
Parking
Retail (Pha rmacy)
1 parking space per 200 SF
4,200 SF
21
.......... ._....... ......................._
(35.6 .b. (5](e)] .__...._..__
---- .... ..... _ . .................. ... ........ . ....
Restaurant
1 parking space per 100 SF
2,048 SF
T ..—.. .._
21
(35.6.b. (8)(a)]*
................ -..............,.....,_. ...............................
. ......... r .........,...
S Parkingspace f r1
W_._......... �.. �., .....,_..�--
------ ...._..___...
Medical Clinic
1000 5F and 1 parking
3,624 SF
26
space per 150 SF
j35.6.b.(6)(b)]
8 parking space for 1'
Veterinarian Clinic
1000 SF and 1 parking
1,500 5F
10
space per 300 SF
135.6 .b.(6)(c)]
TOTAL
11,372 SF
78 spaces
* Requirement is based upon the higher of two conditions: (a.) 1 parking space per 100 SF of floor
area, or (b.) 1 parking space per 3 seats in dining area. However, since no floor plan has been prepared
at this time, only the floor- area -rate can be applied.
Application of the direct code parking requirements for the corresponding uses yields an overall
requirement of 78 parking spaces, including 26 spaces for the only tenant Medical Clinic at 3,624 SF.
Based upon these conditions, the site would be deficient of code parking by six spaces. Hence, a
reduction of at least six spaces for the Medical Clinic use is needed in order for the site to be code
compliant relative to parking supply.
PARKING DEMAND
Observed Parking Demand
In order to measure the parking demand for the Medical Clinic use, on -site parking demand data
were collected during various hours of operation. Observed parking demands are considered to be
the best representation of actual, site - specific characteristics.
The existing tenant hours of operation are from 10:00 AM to 10:00 PM, seven days per week. For
this study, DeShazo conducted periodic parking counts at the subject site on Thursday, August 16th
2012 from 10:00 AM through 9:00 PM and also on Saturday, August 18th 2012 from 10:00 AM
through 5:00 PM. All vehicles parked on site in the vicinity of the tenant site were included in the
counts. Atabular summary of the counts is provided in Table 2.
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 2
Case No. Attachment C
ZAl2 -089 Page 2
DeShozo Group, Inc.
August 27, 2012
Table 2. Existing Site Parking Demand
Time of Count Weekday Parking Weekend Parking
Accumulation Accumulation
10:00 AM
----------------
8
2
-
10:30 AM
........ . ... . . ....
...................... ...
11:00 AM
... . ............ ................
8
.................. .. .. ..... ............. .
5
11:30 AM
8
3
12:00 PM
6
.. ..... ...
5
12:30 PM
. . .
7
....... ...... ....... ....
4
.
1:00 PM
- --
. .. .... ..... ..... _-I.-II.-I-111-1 . . .....
8
--------
......... .
3
<
--------- -
a
------- -------- 3 ----------- ---
2:00 PM
.
2:30 PM ....____,..........-,......_.....
9 I
.. .. ............ . - .... .........
3
3:00 PM
........ ............ .. . .
... .............. .._M_ 11-1- ......... .
3
4:00 PM
4
2
4:30 PM
-------
6
. ..... -1-.11-11 1 .....'
4
5:00 PM
7
........... .......3:...................._.
6:00 PM
7:00 PM
6
..... ... ..
9:00 PIVI
4
Exhibit 1 graphically summarizes the cumulative existing parking demand.
Exhibit 1. Projected Parking Demand
30
25
20
Is
10
5 -
- - -- - - - - - - --
0
<
Parked Vehicles —Base Code Requirement
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 3
Case No. Attachment C
ZAl2-089 Page 2
DeShazo Group, Inc.
August 27, 2012
At full occupancy of the subject use, the observed peak demand was nine (9) parked vehicles, which
is seventeen (17) spaces less than the default code parking requirement of 26.
Published Parking Demand Information
Published parking demand data from the Institute of Transportation Engineers (ITE) Parking Demand
manual (4th Edition) is an accepted engineering reference that provides a guideline for parking
demand based upon data assembled from across the county. Parking Generation contains
published parking demand for a "Clinic" use (Land Use: 630) calculated as a function of gross floor
area. For a floor area of 3,624 SF, a parking peak demand of sixteen (16) spaces is projected.
Excerpts of the ITE data are provided in the Appendix.
CONCWSION
This study provides a summary of the direct code parking requirement for the property located at
711 E Southlake Boulevard. Under the base city code standards, the 3,624- square foot Medical
Clinic use would require 26 parking spaces. However, the observed demand for the existing tenant
on site did not exceed nine (9) parked vehicles. Peak parking demand for this use based upon
published data from the Institute of Transportation Engineers is projected to be sixteen (16) parking
spaces.
Based upon the available information, DeShazo would support a reduction of the parking
requirement for the Medical Clinic use located at the subject site of ten (10) parking spaces.
END OF MEMO
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 4
Case No. Attachment C
ZAl2 -089 Page 2
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Case No. Attachment C
ZAl2 -089 Page 2
Appendix
Land Use; 630
Clinic
Description
A clinic is any facility that provides limited diagnostic and outpallient care but is unable to provide
prolonged in -house medical and surgical care, Clinics commonly have lab facilities, supporting
pharmacies and a wide range of services (compared to the medical office, which may only have
specialized or individual physicians). Hospital (Land Use 610) and medical - dental office building (Land
Use 720) are related uses.
Database description
The database consisted of a mix of suburban and urban sites. Parking demand rates at the suburban
sites were similar to those at urban sites and, therefore, the data were combined and analyzed together_
• Average parking supply ratio: 6.4 spaces per 1,000 square feet (sq. ft.) gross floor area (GFA) (three
study sites) and 1.1 spaces per employee (two study sites).
Parking demand rates were provided based on the number of employees for two suburban sites. One site
was 64,000 sq. ft. GFA in size. Parking demand was observed for six nonconsecutive hours between
8:00 a.m. and 7:00 p.m. at this site. The peak period parking demand ratio was 0.84 spaces per
employee. The peak period occurred between 10:00 and 11:00 a.m. The other site was 9,800 sq. ft GFA
in size. Parking demand was observed for nine consecutive hours between 9:00 a.m. and 6:00 p.m. at
this site. The peak period parking demand ratio was 0.80 spaces per employee. The peak period
occurred between 1:00 and 2:00 p.m.
One site was observed on a Sunday. The study found the Sunday peak parking demand to be similar to
the weekday peak demand at the same study site.
The following table presents the time- of-day distribution of parking demand at the one survey site with
continuous parking demand data, based on buliding GFA as the independent variable.
Based cm Vehicles
r t 000 s . ft. GFA .
Weekday
Hour Beginning
Pitt of Peak Period
Number of Data Pointe'
12:00 -4:00 a.m.
0
5:00 a.m.
0
6:00 a.m.
0
7:00 a.m.
0
8:00 a,m.
0
9:00 a.m.
73
1
10:00 a.m.
82
1
11:00 a.m.
73
1
12:00 .m..
88
1
1:0D .m.
100
1
2:Q0 .m.
91
1
3:00 P.M.
91
1
4:00 o.m.
82
1
up .m.
73
73
1
8:00 an.
0
7 :0Q p.m.
0
8:00 p.m.
0
- ?T 00 — P - -m-
0
10:00 P.m.
0
11:0D .m.
p
subset er catabase
InsMate of Transportation Engineers �W
197 _ Par1u'gA Gerrerartmm, 41h EdRbn
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Case No. Attachment C
ZAl2 -089 Page 2
Land Use: 630
Clinic
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFA
On a: Weekday
S#Att$tf�
Peak Period
Peak' Period .p. pYj1a�
9:00 -10:00 a.m.
Number of Study Sites
8
Avera a Size of Study Sites
Average Peak Period Parking Demand
Standard Deviation
10,400 sq. ft. GFA
4.94 vehicles per 1 sq. ft. GFA
1.99
Coefficient of Variation
40%
Range
3.28 -9.68 vehicles per 1,000 sq. ft. GFA
85th Percentile
4.96 vehicles per 1,000 sq. ft. GFA
33rd Percentile
4.29 vehicles per 1,000 sq, ft. GFA
Actual Data Points Fitted Curve - - - - Average Rai
Insiitute of Transportation Engineers ParkingGeneraton, 41h Edition
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Case No.
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Attachment C
Page 2
Weekday Peak Period
Parking Demand
d
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140
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100
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Actual Data Points Fitted Curve - - - - Average Rai
Insiitute of Transportation Engineers ParkingGeneraton, 41h Edition
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Case No.
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Page 2
Case No. Attachment C
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ENLARGED SITE PLAN SHOWING SPECIFIC CHANGES
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Case No. Attachment C
ZAl2 -089 Page 4
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Case No. Attachment C
ZAl2 -089 Page 4
LANDSCAPE MITIGATION PLAN
LOT 2. I
a- max. LTr 4 L I
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LOT 3, 1
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Case No. Attachment C
ZAl2-089 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZAl2 -089 Review No.: Two Date of Review: 10/11/12
Project Name: Zoning Change and Site Plan — Pecan Creek
APPLICANT: Pecan creek shopping center Dallas, TX, L.P.
Tom Matthews
2600 E. Southlake Blvd.
Email: tmatthews(cbfourpeaksdev.com
Phone: 214- 676 -3434
Fax: 817 -481 -4074
OWNER: Pecan Creek Shopping Center Dallas, TX, L.P.
Alan Ripley
270 Commerce Drive, Rochester, NY 14623
Email: aripley(cDfirstalliedcorp.com
Phone: 585- 359 -3000
Fax: 585-359-4690
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
09/24/12 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 LORRIE FLETCHER AT (817) 748 -8069 OR DENNIS KILLOUGH AT (817) 748 -8072.
Correct the site data summary to reflect current Southlake 2030 Land Use Designation as Retail !
Commercial.
Provide mitigation plan for proposed removal of existing landscaping. See Landscape
Administrator's comments.
Tree Conservation /Landscape Review
E -mail: kmartin @ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748 -8229
Case No. ZAl2 -089 Review No. One Dated: September 19, 2012 Number of Pages: 1
Project Name: Pecan Creek (Zoning Site Plan
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review of plans received on September 10, 2012 .
Comments designated with a number may be incorporated into the formal review to be considered by
either the Planning and Zoning Commission or City Council. Other items will not be addressed by either
the P &Z or City Council. It is the applicant's responsibility to contact the department representative
shown above and make modifications as required by the comment.
---------------------------------------------------------------------------
---------------------------------------------------------------------------
LANDSCAPE COMMENTS:
The existing landscaping around the building is required per the interior landscape requirements
of the Landscape Ordinance and previous Site Plan and development approvals. Any existing
and /or missing landscaping that is removed for the construction of the proposed Site Plan
alteration must be provided elsewhere on the site.
Case No. Attachment D
ZAl2 -089 Page 1
Fire Department Review
Case No. ZAl2 -089 Review No. 1 Dated: 09 -19 -2012 Number of Pages: 1
Project Name: Pecan Creek
Contact: Kelly Clements, Assistant Fire Marshal Phone: 817 - 748 -8233 Fax: 817 - 748 -8181
The following comments are based on the review of plans received on 09 -10 -2012. Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P &Z
or City Council. It is the applicant's responsibility to contact the department representative shown above
and make modifications as required by the comment.
le3=1►1=1:L1Sd•]� ►il► ►il�►����
No general problems noted based on submitted information
FIRE LANE COMMENTS:
No fire lane problems noted based on submitted information.
d1:7=1111:rda]:?10 111119101JiI "T I=1011 &3
No hydrant problems noted based on submitted information.
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.
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 lighting must comply with the Lighting Ordinance No. 693, as amended.
Denotes Informational Comment
Case No. Attachment D
ZAl2 -089 Page 2
SURROUNDING PROPERTY OWNERS
Pecan Creek
10
4
• • #
Owner
Zoning
Land Use
Acreage
Response
Office Commercial, Low Density
1'
Marsh Property Holdings Lp
C2
Residential
0.55
NR
Office Commercial, Low Density
2.
Residential, Medium Density
NR
Flynn Investments Lp
C1
Residential
1.63
3.
Foxborough Hoa Inc
SF20A
Medium Density Residential
1.49
NR
Retail Commercial, Office
NR
4.
Commercial, Medium Density
Hov Re Llc
SP1
Residential
1.88
Retail Commercial, Office
NR
5'
Pecan Creek Shop Cntr Dallas
SP1
Commercial
1.84
Retail Commercial, Office
O
6
Hcp Crs2 Ltach - Baylor Southlak
SP1
Commercial
4.52
7.
Rcck Enterprises Llc
01
Office Commercial
0.91
NR
Retail Commercial, Public /Semi-
NR
8'
Pecan Creek Southlake Prts Lp
SP2
Public, Office Commercial
2.30
Retail Commercial, Office
NR
9 '
Pecan Creek Southlake Prtns Lp
RPUD
Commercial
0.99
Retail Commercial, Office
NR
10.
Timarron Venture Ltd
RPUD
Commercial, Retail Commercial
3.67
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Ten (10)
Responses Received: One (1)
Case No.
ZAl2 -089
NR: No Response
Attachment E
Page 1
PROPERTY OWNER RESPONSES
Notification Response Form
ZAl2 -089
Meeting Date: October 18, 2012 at 6 :30 PM
Hcp Crs2 Ltach- Baylor Southlak
3000 Meridian Blvd Ste 200
Franklin Tn, 37067
31978H 1 2R
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notification Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817)748$621
Fax: (817)748,8077
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 Site Plan referenced above.
Space for comments regarding your position:
Signature: V Date: L
i
Additional Signature: Date:
Printed Name(s): _may' - 1L1A,waAu
Must he property owner(s) whose name(s) are printed at top. Otherwise contact the Planning Department. One form per property
Phone Number (optional): (its = 3Z� /- (� I3_&'
Case No. Attachment F
ZAl2 -089 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -440B
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 DESCRIBED AS LOT 1, BLOCK 1,
PECAN CREEK; AND BEING APPROXIMATELY 1.744 ACRES, AND
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "S -P -1" DETAILED SITE PLAN DISTRICT TO "S -P -1"
DETAILED SITE PLAN DISTRICT WITH "C -2" LOCAL RETAIL
COMMERCIAL DISTRICT USES TO INCLUDE TAVERNS, CLUBS,
AND OTHER COMPARABLE ESTABLISHMENTS ONLY WITH THE
APPROVAL OF A SPECIFIC USE PERMIT TO "S -P -1" DETAILED
SITE PLAN DISTRICT WITH "C -2" LOCAL RETAIL COMMERCIAL
DISTRICT USES TO INCLUDE TAVERNS, CLUBS, AND OTHER
COMPARABLE ESTABLISHMENTS ONLY WITH THE APPROVAL OF
A SPECIFIC USE PERMIT AND TO ALLOW A DRIVE - THROUGH
PHARMACY WINDOW, 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 1
WHEREAS, the hereinafter described property is currently zoned as "S -P -1"
Detailed Site Plan District with "C -2" Local Retail Commercial District uses to include
taverns, clubs, and other comparable establishments only with the approval of a specific
use permit 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,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there
Page 2
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 amended as shown and described below:
Being Lot 1, Block 1, Pecan Creek, an addition to the City of Southlake,
Page 3
Tarrant County, Texas, according to the plat recorded in Cabinet `A', Slide
8248, Plat Records, Tarrant County, Texas, and being approximately
1.744 acres, and more fully and completely described in Exhibit "A" from
"S -P -1" Detailed Site Plan District with "C -2" Local Retail Commercial
District uses to include taverns, clubs, and other comparable
establishments only with the approval of a specific use permit to "S -P -1"
Detailed Site Plan District with "C -2" Local Retail Commercial District
uses to include taverns, clubs, and other comparable establishments only
with the approval of a specific use permit and to allow a drive - through
pharmacy window, as depicted on the approved Site Plan attached hereto
and incorporated herein as Exhibit "B ", and subject to the following
specific conditions:
Permitting the following use with approval of a Specific Use Permit
in accordance with Section 45: "Taverns, clubs, and other
comparable establishments under which the on- premises
consumption of alcoholic beverages is permitted subject to
issuance of a specific use permit as required in Section 45 of this
ordinance." The mere reference to this provision within the zoning
ordinance does not indicate or imply that the sale or consumption
of alcoholic beverages has been or will be permitted under the
alcoholic beverage laws of the State of Texas. It is only intended
to define a location for this type of use if its existence should be
permitted by state law. This use shall be permitted only with the
approval of specific use permits under the provisions of Section 45
for both the "taverns, clubs and other similar establishments" use
and "sale of alcoholic beverages."
2. Allow C -2 uses for 100% of the shopping center with a specific
acceptance of medical uses not to exceed forty -five percent (45 %)
of the total square footage of the center, in conjunction with
restaurant uses not to exceed eighteen point one percent (18.1 %)
of the total square footage of the center. The SP -1 zoning shall
provide a minimum of 68 car parking spaces and have a minimum
open - landscape area of 28% which is a maximum of seventy -two
percent (72 %) impervious coverage. Approval shall also allow for
the construction and use of a drive - through lane pursuant to the
attached plan which drive - through is limited to use with a
pharmacy. The project shall retain the right for a tavern /club
subject to approval of a Special Use Permit and the property shall
have the right to remove the existing shade structure and water
feature located in front of the buildings provided the landscaping
to replace the water feature adheres to the original landscape plan
of the project.
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.
Page 4
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.
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.
Page 5
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 post the
proposed ordinance in its entirety on the City website together with a notice setting out
the time and place for a public hearing thereon at least ten (10) 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.
Page 6
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 6 t " day of NOVEMBER, 2012.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2012.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Page 7
EXHIBIT "A"
Being Lot 1, Block 1, Pecan Creek, an addition to the City of Southlake, Tarrant
County, Texas, according to the plat recorded in Cabinet `A', Slide 8248, Plat
Records, Tarrant County, Texas, and being approximately 1.744 acres.
Page 8
EXHIBIT "B"
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Page 10
PARKING DEMAND ANALYSIS FOR
MEDICAL CLINIC USE AT
PECAN CREEK CENTER
SOUTHLAKE, TEXAS
Prepared for:
First Allied Corporation
270 Commerce Drive
Rochester, New York 14623
Prepared by:
DeShazo Group, Inc.
Texas Registered Engineering Firm F -3199
400 South Hoastan Street, Suite 330
Dallas, Texas 75202
Phone 74) 748 -6740
August 27, 2012
DeShazo Group
Traffic. Transportation Planning. Parking. Resign,
DeShazo Project No. 12042,2
Page 11
DeShazo Croup, Inc.
August 27, 2012
Parking Demand Analysis for
Medical Clinic Use at Pecan Creek Center
- DeSham Prefect No. 12042.2"'
TABLE OF CONTENTS
INTRODUCTION ................................................................ ..............................1
BASE CODE PARKING REQUIREMENT ............................... ..............................1
PARKINGDEMAND .......................................................... ..............................2
ObservedParking Demand ........................................................................... ............................... 2
Published Parking Demand Information ...................................................... ............................... 4
CONCLUSION ................................................................... ..............................4
APPENDIX
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Table of Contents
Page 12
DeShazo Group
Traffic. Transportation Planning. Parking. Design
400 S. Houston Street, Suite 330
Dallas, TX 75202
214.748.6740 + Fax: 214.748.7037
deshazogroup.com
TECHNICAL MEMORANDUM
To: Alan Ripley — First Allied Corporation
From: Steve E. Stoner, P.E., PTOE — DeShazo Group, Inc.
Date: August 27, 2012
Re: Parking Demand Analysis for Medical Clinic Use at Pecan Creek Center in Southlake,
Texas
DeShazo Project No. 12042.2
INTRODUCTION
The services of DeShazo Group, Inc. (DeShazo) were retained by First Allied Corporation to analyze
the parking needs for the Medical Clinic Use at Pecan Creek Center in Southlake, Texas. The site is a
multi -use commercial center located at 711 E. Southlake Boulevard. A site plan is attached for
reference. The purpose of this study is to analyze the parking needs of the existing medical clinic
use located on site to validate a request for an amended site plan to lower the parking requirement
for that use.
Pecan Creek Center contains 11,463 square feet of floor area in two, single -story buildings. The
existing medical clinic occupies 3,624 square feet and is the only occupying tenant at the time of this
study. The property provides a total of 72 surface spaces around the site.
DeShazo Group is an engineering consulting firm based in Dallas, Texas, providing licensed engineers
skilled in the field of traffic /transportation engineering and parking design and analysis.
BASE CODE PARKING REQUIREMENT
The subject property zoning by the City of Southlake is based upon the approved site plan with
underlying requirements based upon general commercial -use zoning. Parking requirements for the
associated land uses are as defined in the City of Southlake Zoning Ordinance under Section 35.6.b.
A summary of the site's parking requirement based upon direct application of the standard zoning
criteria for the anticipated uses at full occupancy is provided in Table 1.
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 1
Page 13
DeShazo Group, Inc.
August 17, 1011
Table 1. Base Parking Code Calculation
(Site at full occupancy including all proposed uses)
Land Use
Parking Code Rate
Quantity
y
equired
Parking
Retail (Pharmacy)
1 parking space per 200 SF
4,200 SF
21
.... .. ............
(35.6 .b.(5)(e)]
._, ........ ..... _....._._..._. .................... ....... ..... .._....-
Restaurant
1 parking space per 100 SF
2 SF
21
(35.6.b.(8)(a)]*
_ .................... ...... .............. .. _......,....................,..
_ .... .... _.................,.........
parking space for 1'
Medical Clinic
1000 SF and 1 parking
3,624 SF
26
space per 150 SF
b.(6)(b)]_.....sr..-
..... ,.... .. .... .. ....... ...............
..........( .._..,_._
8 parking space for 1
_
Veterinarian Clinic
1000 SF and 1 parking
1,500 SF
10
space per 300 SF
(35.6 .b.(6)(c)]
TOTAL
11,372 5F
78 spaces
* Requirement is based upon the higher of two conditions: ( a.) 1 parking space per 100 Sr of floor
area, or (b.) 1 parking space per 3 seats in dining area. However, since no floor plan has been prepared
at this time, only the floor- area -rate can be applied.
Application of the direct code parking requirements for the corresponding uses yields an overall
requirement of 78 parking spaces, including 26 spaces for the only tenant Medical Clinic at 3,624 SF.
Based upon these conditions, the site would be deficient of code parking by six spaces. Hence, a
reduction of at least six spaces for the Medical Clinic use is needed in order for the site to be code
compliant relative to parking supply.
PARKING DEMAND
Observed Parking Demand
In order to measure the parking demand for the Medical Clinic use, on -site parking demand data
were collected during various hours of operation. Observed parking demands are considered to be
the best representation of actual, site - specific characteristics.
The existing tenant hours of operation are from 10:00 AM to 10:00 PM, seven days per week. For
this study, DeShazo conducted periodic parking counts at the subject site on Thursday, August 16th
2012 from 10:00 AM through 9:00 PM and also on Saturday, August 18th 2012 from 10:00 AM
through 5:00 PM. All vehicles parked on site in the vicinity of the tenant site were included in the
counts. A tabular summary of the counts is provided in Table 2.
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 1
Page 14
DeShozo Group, Inc.
August 27, 2012
Exhibit I graphically summarizes the cumulative existing parking demand.
Exhibit 1. Projected Parking Demand
30
25
20
15
10
5
0
Parked Vehicles -Base Code Requirement
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 3
Page 15
Table 2. Existing Site Parking Demand
Weekday Parking
Weekend Parking
Time of Count
Accumulation
Accumulation
10:00 AM
8
2
30 AM
8
11:00 AM
12:00 PM
6
5
12 P M
7
4
1:00 PM
. ............... . ....
8
— --
........ . . ... . .............
3
1:30 PM
--------------- - - - ---- -- ----
8
------- -- -- - -------- - - ---
3
2:00 PM
7
9 . ................... .........
... . . ... . ... . . ... ....... .........
3:00 PM
... . .............. ...
8
..
4:00 PM
4
2
4:30 PM
6
4
5:00 PM
6:00PIVI
...... .. . . ........
.
7.00 PM
.. . ..... .........
.----
6
-- - -- ----
8:00 PM
......................
Exhibit I graphically summarizes the cumulative existing parking demand.
Exhibit 1. Projected Parking Demand
30
25
20
15
10
5
0
Parked Vehicles -Base Code Requirement
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 3
Page 15
DeShazo Group, Inc.
August 27, 1012
At full occupancy of the subject use, the observed peak demand was nine (9) parked vehicles, which
is seventeen (17) spaces less than the default code parking requirement of 26.
Published Parking Demand Information
Published parking demand data from the Institute of Transportation Engineers (ITE) Parking Demand
manual (4th Edition) is an accepted engineering reference that provides a guideline for parking
demand based upon data assembled from across the county. Parking Generation contains
published parking demand for a "Clinic" use (Land Use: 630) calculated as a function of gross floor
area. For a floor area of 3,624 SF, a parking peak demand of sixteen (16) spaces is projected.
Excerpts of the ITE data are provided in the Appendix.
CONCLUSION
This study provides a summary of the direct code parking requirement for the property located at
711 E Southlake Boulevard. Under the base city code standards, the 3,624 - square foot Medical
Clinic use would require 26 parking spaces. However, the observed demand for the existing tenant
on site did not exceed nine (9) parked vehicles. Peak parking demand for this use based upon
published data from the Institute of Transportation Engineers is projected to be sixteen (16) parking
spaces.
Based upon the available information, DeShazo would support a reduction of the parking
requirement for the Medical Clinic use located at the subject site often (10) parking spaces.
END OF MEMO
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 4
Page 16
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Page 17
Land Use: 630
Clinic
Description
A clinic is any facility that provides limited diagnostic and outpatient care but is unable to provide
prolonged in -house medical and surgical care. Clinics commonfy have lab facilities, supporting
pharmacies and a wide range or services (compared to the medical office, which may only have
specialized or individual physicians). Hospital (Land Use 610) and medical - dental office building (Land
Use 720) are related uses.
. Database Description
The database consisted of a mix of suburban and urban sites. Parking demand rates at the suburban
sites were similar to those at urban sites and, therefore, the data were combined and analyzed together_
• Average parking supply ratio: 6.4 spaces per 1,000 square feet (sq, ft.) gross floor area (GFA) (three
study sites) and 1.1 spaces per employee (two study sites).
Parking demand rates were provided based on the number of employees for two suburban sites. One site
was 64,000 sq. ft. GFA in size. Parking demand was observed for six nonconsecutive hours between
8:00 a.m. and 7:00 p.m. at this site. The peak period parking demand ratio was 4.84 spaces per
employee. The peak period occurred between 10:00 and 11:00 a.m. The other site was 9,600 sq, ft. GFA
in size. Parking demand was observed for nine consecutive hours between 9:00 a.m. and 6:00 p.m. at
this site. The peak period parking demand ratio was 0.80 spaces per employee. The peak period
occurred between 1:00 and 2:00 p.m,
One site was observed on a Sunday. The study found the Sunday peak parking demand to be similar to
the weekday peak demand at the same study site.
The following table presents the tim"r -day distribution of parking demand at the one survey site with
continuous parking demand data, based on building GFA as the independent variable.
Based on Vehi'clos
,pe I ON sq, A: GFA
Weekday
Hour Beginning
Percent of Peak Pertod
Number of Data Points'
12:00 -4:00 a.m.
0
5:00 a.m.
0
6:00 a.m.
0
7:80 a.m.
_
0
6;00 a.m.
0
8:00 a.m.
73
1
10:00 a.m.
82
1
11:00 a.m.
73
1
12:00 p.m.
86
1
1:00 P.M.
100
1
2:00 p.m.
91
1
3:00 p.m.
91
1
4:00 p.m.
82
1
5:00 P.M.
73
_
1
6:00 p.m.
0
7:00 p.m,
0
8:00 p.m.
0
9:00 .m.
p
00
10 .m
0
11:00 .m .
0
Subset of database
Institute of Transportetiw IEnginears �� `*m AarMin� Geraratlon, 4th Edlpbn
,.0
is
Page 18
Land Use: 630
Clinic
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFA
On a: Weekday
?
Peak Period
"Peak,PeriodROiYtani�.
9:00 -10:00 a.m.
Number of Study Sites
8
Average Size of Study Sites
Avera a Peak Period Parkin Demand
Standard '98' Period
10,400 sq. ft. GFA
4.94 vehicles per 1 sq. ft. GFA
1.99
Coefficient of Variation
40%
Range
3.28 -9.68 vehicles per 1,000 sq. ft. GFA
1 85th Percentile
4.96 vehicles per 1,000 sq. ft. GFA
33rd Percentile
4.29 vehicles per 1,000 s , ft. GFA
Weekday Peak Period
Parking Demand
d 160 P = 4.20x t 1
140 2 - CIC
q '
120
100
V 80
a 40
o. 20
0
0 10 20 30 40
X =1,000 sq. ft. GFA
Actual Data Points - Fitted Curve - - - - Average Rah
Institute of Transportation Engineers
It Parw'ng Generation, 41h Edition
Page 19
Page 20
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Page 21
�
Pecan Creek Shopping Center
Project Narrative
On behalf of Pecan Creek Shopping Center Dallas, Texas, L.P. Tom Matthews, as "Agent ",
is making application to revise the existing SP -1 zoning for the retail center located at 711
and 721 E. Southlake Blvd. to a revised SP -1 zoning to allow for the construction and use of
a drive through window on the east side of the east building and to amend the SP -1 zoning to
allow the tenant mix described below and approve the resulting parking spaces and
impervious coverage.
The Pecan Creek Center contains 11,372 square feet of floor area in two, single story
buildings of 5,124 square feet in the west building and 6,248 square feet in the east building.
The total site is 1.744 acres. The only current operating occupant of the center is a medical
clinic of 3,624 square feet in the west building. There is a lease signed for a feline veterinary
clinic that has yet to open for business as well as two additional leases that are currently
under negotiation that, combined, will fully occupy the center. In analyzing the parking needs
to accommodate these tenants, DeShazo Group, a Dallas based nationally recognized
specialist in traffic, transportation planning and parking engineering was retained. The
Technical Memorandum from DeShazo Group is attached and made a part of this
application. The report determines and qualifies the parking needed for the center and
concludes the need for a total of 68 parking spaces. Per the City of Southlake guidelines, 78
parking spaces are called for and currently 72 parking spaces are provided. Our application
asks that uses within the C -2 zoning district be allowed, as is currently the case, and
specifically that the tenant uses of 3,624 square feet of medical clinic, 1,500 square feet of
veterinary clinic, 2,048 square feet of restaurant and 4,200 square feet of retail (pharmacy)
be allowed with the site plan further allowing for not less than 68 parking spaces, and open -
landscape area of not less than 28% of the total site, i.e. seventy two percent (72 %)
impervious coverage. Additionally, we propose to maintain the approval under the current
SP -1 zoning allowing a tavern /club upon approval of an SUP by the City. The proposed
parking regulation is as follows:
Parking Required
Building 1: 3,624 sf. (Med. Clinic): Per Deshazo Study = 16 spaces
1,500 sf. (Vet Clinic): 8 for 1,000 sf +1/300 sf = 10 spaces
Building 2: 4,200 sf. (Retail): 1/200 sf. = 21 spaces
2,048 sf (Restaurant): 1/100 sf. = 21 spaces
Total = 68 spaces
Parking Provided: 69 parking spaces including 65 regular and 4 handicap spaces
The second part of our SP -1 application is to allow for the construction and use of a drive -
through window on the east side of the most easterly building. This drive - through is being
created to accommodate the pharmacy tenant. The drive - through will allow this business to
better serve existing and new tenants in the Southlake market as well as the general public.
Alterations to the existing site plan have been incorporated in the specific parking
requirements and open space requirements of this application as noted above. The drive -
through lane has been designed to provide an adequate turning radius from and into the
adjacent southbound drive lane as indicated on the attached drawing. The creation and use
of the drive - through window and its associated drive - through lane supports the reduction in
fixed parking spaces as the utilization of the drive - through will alleviate the need and use of a
number of fixed parking spaces. The use of the drive through shall be limited to use with a
pharmacy.
Page 22
Finally, as there is no material change to the existing, constructed site plan or the prescribed
drainage calculation for the project, we have requested the City Engineer waive the
requirement for a Preliminary Drainage Study. As further improvement to the center, we are
requesting approval to remove the shade structure and pond /water feature that were
constructed with the FarPoint Wine store so the building front and landscaping can be
restored, as was originally in place with the construction of this project.
In summary approval of this SP -1 application will allow C -2 uses for 100% of the shopping
center with a specific acceptance of medical uses not to exceed forty -five percent (45 %) of
the total square footage of the center, in conjunction with restaurant uses not to exceed
eighteen point one percent (18.1%) of the total square footage of the center. The SP -1
zoning shall provide a minimum of 68 car parking spaces and have a minimum open -
landscape area of 28% which is a maximum of seventy -two percent (72 %) impervious
coverage. Approval shall also allow for the construction and use of a drive - through lane
pursuant to the attached plan which drive - through is limited to use with a pharmacy. The
project shall retain the right for a tavern /club subject to approval of a Special Use Permit and
the property shall have the right to remove the existing shade structure and water feature
located in front of the buildings provided the landscaping to replace the water feature
adheres to the original landscape plan of the project.
Thank you for your consideration of this application.
Page 23
Pecan Creek Shopping Center
"S -P -1" Detailed Site Plan District
for
Lot 1, Block 1, Pecan Creek
This site shall comply with all conditions of the City of Southlake Comprehensive
Zoning Ordinance No. 480, as amended, as it pertains to the "C -2" uses and
regulations with the following exceptions:
Permitted Uses
The following uses shall be permitted:
1. All uses that pertain to "C -2" Local Retail Commercial zoning district
regulations per Section 21 of Ordinance No. 480, as amended.
2. Taverns, clubs, and other comparable establishments only with the
approval of a specific use permit per Section 45, Ordinance No. 480, as
amended.
Development Regulations:
1. The site plan to allow a drive - through service window on the east side of
the east building to serve a pharmacy tenant.
2. Allowing a maximum of 72% impervious coverage
3. Parking regulations - 68 spaces
c) a maximum percentage of permitted medical use (45% total floor
area within S -P -1 District)
d) and restaurant use (18.1% total floor area within S -P -1 District)
4. Limit use of the drive - through window to pharmacy use.
Page 24