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Item 7BCITY 01 SOUTHLAKE Department of Planning & Development Services STAFF REPORT November 28, 2012 CASE NO: ZAl2 -090 PROJECT: Zoning Change & Concept Plan for Southlake Park Village EXECUTIVE SUMMARY: Woodmont Land Company is requesting approval of a Zoning Change and Concept Plan for Southlake Park Village on property described as Tracts 4, 4D and 4G, Obediah W. Knight Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas; and located at 1001 E. Southlake Blvd. and 400 and 430 S. Carroll Ave., Southlake, Texas. Current Zoning is "S -P -2" Generalized Site Plan District and "AG" Agricultural District. The proposed zoning is "S -P -2" Generalized Site Plan District. SPIN Neighborhood #9. REQUEST DETAILS: The applicant is requesting approval of a Zoning Change and Concept Plan from "S -P- 2" Generalized Site Plan District and "AG" Agricultural District to "S -P -2" Generalized Site Plan District for Southlake Park Village, generally located at the southwest corner of E. Southlake Blvd. and S. Carroll Ave. The proposed zoning change and concept plan allows for the construction of approximately 217,000 square feet of retail development on approximately 22.48 acres. A portion of the property that is south of the future Zena Rucker Rd. is designated as a detention area. The proposed "S -P -2" uses and regulations are based on the "C -3" General Commercial District uses and regulations with the following exceptions: Permitted Uses A Parking garage with a maximum building height of fifty (50) feet, four levels, and a maximum of 700 parking spaces is to be permitted as an accessory use. The plan currently shows 654 spaces. Development Regulations Please see Development Regulations in Attachment C of this report for a detailed list of the exceptions to the "C -3" General Commercial District regulations. VARIANCES REQUESTED: Driveway Stacking Depth — the required stacking depth at driveway entrances is 100 feet. The following stacking depths are requested. Case No. ZAl2 -090 Drive A - no variance at 150 feet Drive B - 115 on the inbound side and we have a right turn lane in, 33 feet on the outbound side Drive C - 90 feet on the inbound side and we have a right turn lane in, 75 feet on the outbound side Drive D - 25 feet Drive E - 25 feet Drive F - 20 feet - into parking garage Drive G - 55 feet — into parking garage Drive H - 32 feet on the inbound side, 40 feet on the outbound side 2. Driveway Spacing - 500 feet is required between the right of way line of S. Carroll Ave. and the centerline Driveway A on E. Southlake Blvd. (approx. 465 feet is provided) and 500 feet is required between the east right of way of proposed Tower Blvd. and the centerline of Driveway A (approx. 446 feet is provided). 3. Driveway Connections to collector street unless there is no other access - commercial & service driveways are not permitted on collector streets unless there is no other public access. We are requesting driveways be allowed as shown on the Concept Plan & as recommended in the Traffic Impact Analysis by Halff Assoc., Inc. dated June 25, 2012 & revised in response to the City's consultant (Lee Engineering) review on July 12, 2012. 4. Interior Landscape Area — Location Requirements — a minimum of 75% of all required interior landscape area & plant materials within the interior landscape areas shall be in the front & along either side of the building. We are requesting that the location requirement be reduced to 25% in the front with the balance of the area & plant materials distributed within the overall S -P -2 Zoning District. 5. Sidewalk Location along South Carroll Ave. - Subdivision Ordinance No. 483, Section 5.06.C.1 requires that sidewalks be located no closer than 2 feet to the curb. We are requesting that the 8' wide sidewalks be allowed to extend to the back of curb along South Carroll Avenue as shown on the plan due to parkway constraints and as shown in Scenario 3 of the City of Southlake 2030 Mobility Plan. ACTION NEEDED: Coi ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) (H) STAFF CONTACT: isider 1 St Reading approval of a zoning change and concept plan Background Information Vicinity Map Plans and Support Information — Link to PowerPoint Presentation SPIN Meeting Report Site Plan Review Summary No. 3, dated November 27, 2012 Surrounding Property Owners Map Ordinance No. 480 -630 Full Size Plans (for Commission and Council Members Only) Dennis Killough (817)748 -8072 Richard Schell (817)748 -8602 Case No. ZAl2 -090 BACKGROUND INFORMATION OWNER: RCP Southlake Boulevard No. 2, Ltd., Estate of Chauncey Antoine Prade, Jr. and Anita Prade APPLICANT: Woodmont Land Company 1:1 : Z0] U 21 :4 Wail � ] � ] :7 ��' 3 i [ � I � S ■ �Y•1 � i i 1 F 1:ta :3 hl �1 i t• [ � i I �> FTi t• [ ! t � i Z•��F Ti't• 7 I I�� PROPERTY DESCRIPTION: Tracts 4, 4D and 4G, Obediah W. Knight Survey, Abstract No. 899 LAND USE CATEGORY: Retail Commercial and Medium Density Residential CURRENT ZONING: "AG" Agricultural District and "S -P -2" Generalized Site Plan District REQUESTED ZONING: "S -P -2" Generalized Site Plan District HISTORY: - A Zoning Change and Site Plan (ZA08 -059) from "AG" Agricultural District to "S -P -2" Generalized Site Plan District with "C -2" Local Retail Commercial District uses and regulations for The Plaza on Southlake Blvd. was approved by City Council on December 2, 2008. The site plan for the property, which is located at 1001 E. Southlake Blvd., includes nine one -story retail and office buildings totaling approximately 65,000 square feet. SOUTHLAKE 2030 PLAN Consolidated Land Use Plan The underlying land use designation of this property is "Retail Commercial" north of the planned Zena Rucker Rd. and "Medium Density Residential" south of Zena Rucker Rd. The proposed retail development is consistent with the recommended scope of uses under the "Retail Commercial" land use designation. The portion of the property south of the planned Zena Rucker Rd. that is designated "Medium Density Residential" is proposed as a detention area only with no commercial development. In addition, this property is included in the Carroll /1709 Small Area Plan. Case No. Attachment A ZAl2 -090 Page 1 The recommendations of the Small Area Plan are as follows: I and llsP Recommend "Retail Commercial" L.U.D. for local service, retail, and restaurant uses (similar to the uses permitted in the C -2 zoning district) for the northeast corner of the property; bounded by Carroll Avenue to the east, Southlake Blvd to the north, Zena Rucker Road to the south, and the planned street connection to the west. Buildings' backs facing Zena Rucker Rd or Southlake Blvd should be limited. Rear facades should face the interior of the site. Environmental Preservation • Regional drainage opportunities should be explored. • Encourage water reuse for irrigation. • Encourage green building design and practices. • Preserve and enhance existing creeks and ponds. Mobility and Connectivity • Development should be pedestrian oriented emphasizing pedestrian connectivity in any residential areas. • Provide passive trails through preserved natural areas that also provide connectivity to the sidewalk system. • Consider a roundabout at the intersection of Rucker and the north - south connector. • Consider the creation of a new 60' ROW 2 -lane divided collector (C2D) with medians and left- turn /stacking lanes at intersections in the Mobility Plan to apply to Zena Rucker Road. • "Urban" cross section which includes curb, gutters, medians, street trees and sidewalks. • Speed limit not to exceed 30 m.p.h. • Design as a local slow movement roadway. • Recommend placing signage at the intersection of Rucker Road and Carroll Avenue to discourage cut - through traffic behind the Shops at Southlake. • Recommend a traffic signal warrant study be performed before completion of Zena Rucker Road from Bryon Nelson Pkwy to Carroll Avenue. Urban Design Provide a special urban design, art, or water feature at the southwest corner of the Southlake Blvd and Carroll Avenue intersection that emphasizes the prominence of that intersection and is consistent with the recommendations of the Major Corridors Urban Design Plan and the Arts Master Plan. Recommend a parkway buffer and trees adjacent to Rucker Road. Case No. Attachment A ZAl2 -090 Page 2 Pathways Master Plan & Sidewalk Plan The Pathways Master Plan and Sidewalk Plan shows 8' multi -use trails planned along the west side of S. Carroll Ave, and along the south side of Zena Rucker Rd. These trails are shown on the proposed plans. An 8' multi- use trail exists along the south side of E. Southlake Blvd. This trail will have to be relocated by the developer with the construction of a deceleration lane for the proposed Driveway A on eastbound E. Southlake Blvd. Five (5) foot sidewalks are required along all adjacent public streets with all developments requiring a City Council approved site plan. The required 5' sidewalks are shown on the plans along the north side of Zena Rucker Rd. and along the east side of the future north -south street west of the site called "Tower Blvd." on the plans. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan & Median Plan The Master Thoroughfare Plan shows E. Southlake Blvd. to be a Farm to Market Road with 130' of right -of -way and 130' of right of way is shown on the plans. The concept plan and preliminary plat show an additional twelve (12) feet of right of way to be dedicated for a deceleration lane at Driveway "A" on eastbound E. Southlake Blvd. as recommended in the Traffic Impact Analysis (TIA). The Master Thoroughfare Plan recommends South Carroll Ave. to be a four -lane divided arterial with 88' of right of way. The concept plan and preliminary plat show additional right of way to be dedicated for deceleration lanes at Driveways "B" and "C" and at Zena Rucker Rd. on southbound S. Carroll Ave as recommended in the TIA and for left turn lanes as shown in Scenario C. The Carroll /1709 Small Area Plan that was approved with the Land Use component of Southlake 2030 makes a recommendation to consider the creation of a new 60' ROW 2 -lane divided collector (C2D) with medians and left- turn /stacking lanes at intersections in the Mobility Plan to apply to Zena Rucker Road. Adequate right of way is shown on the plan. Existin_g Area Road Network and Conditions Please see the Executive Summary of the Traffic Impact Analysis included in Attachment C of this report. TREE PRESERVATION: For property sought to be zoned "S -P -2" Generalized Site Plan District, the City Council shall consider the application for a Tree Conservation Plan in conjunction with the corresponding development application. Due to the topography of the site, the applicant is proposing that approximately 1.0% of the existing tree canopy be preserved as shown on the Tree Conservation Plan. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting for this project was held by the applicant on October 22, 2012. A SPIN Report is included as Attachment D of this Staff Report. PLANNING AND ZONING COMMISSION ACTION: November 8, 2012; Approved (7 -0) including the five variances as requested, subject to Site Plan Review Summary No. 2 dated November 2, 2012 and noting the staff report of the same date. Case No. Attachment A ZAl2 -090 Page 3 STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated November 2, 2012. Case No. Attachment A ZAl2 -090 Page 4 Vicinity Map Southlake Park Village PROSPECT ST CIVIC PL N ❑ Q MAIN ST w o F ❑ ¢ C7 FOU NTAI N PL F.M. 1709 I � r ZAl2 -090 N Zoning Change and `v El Development Plan 550 1.100 2.200 Feet Case No. ZAl2 -090 Attachment B Page 1 ZONING NARRATIVE AND PROPOSED S -P -1 REGULATIONS AND VARIANCE REQUESTS Narrative for Zoning and Concept Plan Southlake Park Village The Woodmont Company Southwest Corner of East Southlake Blvd. and South Carroll Avenue Southlake, Texas Revised November 19, 2012 Protect Description The main project site consists of 19.9 acres of vacant undeveloped land which is currently zoned AG and S -P -2 by Ordinance No. 480 -570 (Zoning Case No. ZA08 -059), which is defined by the metes and bounds descriptions included. The site is bounded by East Southlake Blvd. on the north, South Carroll Avenue on the east, proposed Zena Rucker Road on the south and proposed Tower Blvd. on the west. Also included in the project site area is a 2.5 acre tract, located at the southwest corner of South Carroll Avenue and proposed Zena Rucker Road, to be used for a detention /retention facility. This tract is also vacant and currently zoned AG. The gross area of the site is 22.48 acres. Our Zoning request is for "S -P -2" Detailed Site Plan Zoning District with °C -3° General Commercial District uses. This site (defined by the attached metes and bounds description) shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480 -UU, as amended, as it pertains to Section 22, C -3 General Commercial District uses and regulations. This entire project is to be constructed in one phase including all buildings, parking garage, water features, other amenities, as well as Tower Boulevard and Zena Rucker Road along the project frontage. Surrounding Property Uses are A. East — The Shops at Southlake — retail development — S -P -2 zoning B. South — undeveloped — AG zoning C. West — proposed commercial development — S -P -1 zoning D. North — developed across East Southlake — S -P -1, S -P -2 & SF -IA zoning. Existina Site Conditions A. Topography — The site slopes down from a high point in the middle of the Southlake Blvd. street frontage, to the south and east (from a high elevation of 655 to an elevation of 621 at the southeast corner). The existing steep topography makes it impossible to preserve existing trees. Existing slopes on the site vary from 4% to 20 %, which are grades that are not acceptable for a retail development of this nature, and makes providing accessible paths very difficult. Our approach will be to plant trees in accordance with the Landscape Ordinance, provide a pedestrian friendly atmosphere, and provide walking trails and water features. B. Hydrology — the site is undeveloped & the plan is to provide detention for the difference between the existing condition stormwater runoff and the proposed conditions runoff. The existing drainage pattern is not intended to change in the design. Detention will be provided for the overall site in the 2.5 acre site located at South Carroll & proposed Zena Rucker Road. C. Existing land use — vacant undeveloped D. Overhead electric lines exist along the streets on the north and east frontage of the project. These lines will be placed underground with development of the project. Case No. Attachment C ZAl2 -090 Page 1 Narrative for Concept Plan Woodmont Southlake Park Village November 19, 2012 Page 2 of 6 This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480 -UU, as amended, as it pertains to Section 22, C -3 General Commercial District uses and regulations with the following additions: Permitted Uses All those in the °C -3" District plus the following accessory use shall be permitted: 1. Parking garage — with a maximum building height of 50 feet, four levels and a maximum of 700 parking spaces. Currently the plan is for 654 spaces. Variances Requested: Driveway Stacking Depth — the required stacking at driveway entrances is 100 feet. We are requesting variable stacking depths as shown on the Concept Plan and as listed below measured from the right of way: Drive A — no variance at 150 feet. Drive B — 115 feet on the in -bound side & we have a right turn lane in; 33 feet on the outbound side. Drive C — 90 feet on the in -bound side & we have a right turn lane in; 75 feet on the out -bound side. Drive D — 25 feet. Drive E — 25 feet. Drive F — 20 feet - into parking garage. Drive G — 55 feet - into parking garage Drive H — 32 feet on the in -bound side; 40 feet on the out -bound side. 2. Driveway Spacing — 500 feet is required between the existing west curb line of S. Carroll Ave. and the centerline of the main entrance drive on East Southlake Blvd. (approx. 465 feet is provided) and 500 feet is required between the east R.O.W. of proposed Tower Blvd. and the driveway centerline (approx. 446 feet is provided). 3. Driveway Connections to Tower Blvd. & Zena Rucker Road — commercial & service driveways are not permitted on collector streets unless there is no other public access. We are requesting driveways be allowed as shown on the Concept Plan & as recommended in the Traffic Impact Analysis by Halff Assoc., Inc. dated June 25, 2012 & revised in response to the City's consultant (Lee Engineering) review on July 12, 2012. Driveway widths are proposed as follows: Drive D — 35 feet for service entrance only. Drive E — 35 feet for ingress/egress to the main parking area. Drive F — 27 feet for ingress/egress to the parking garage. Drive G — 27 feet for ingress/egress to the parking garage. Drive H — 40 feet for ingress/egress to the main parking area. 4. Interior Landscape Area — Location Requirements — a minimum of 75% of all required interior landscape area & plant materials within the interior landscape areas shall be in the front & along either side of the building. We are requesting that the location requirement be reduced to 25% in the front with the balance of the area & plant materials distributed within the overall S -P -2 Zoning District. Case No. Attachment C ZAl2 -090 Page 2 Narrative for Concept Plan Woodmont Southlake Park Village November 19, 2012 Page 3 of B 5. Sidewalk Location along South Carroll Ave. - Subdivision Ordinance No. 483, Section 5.06.C.1 requires that sidewalks be located no closer than 2 feet to the curb. We are requesting that the 8' wide sidewalks be allowed to extend to the back of curb along South Carroll Avenue as shown on the plan due to parkway constraints and as shown in Scenario 3 of the City of Southlake 2030 Mobility Plan. Development Regulations 1. A parking ratio of 1 space per two hundred (200) square feet of floor area, regardless of use, shall be provided; 2. Loading Zones a. Two Loading Spaces (minimum 10' x 50') will be provided for individual tenants larger than 10,000 square feet - one at the rear of Bldg. 600 & one at the rear of Bldg. 700. b. Loading will be provided for typical smaller tenants by using vacant parking spaces outside the fire lane & restricting the deliveries to "off- business" hours. c. Several Loading Spaces (minimum of 10' x 25 will be provided in the parking areas by marking with paint & signage. 3. Building height shall be limited to two stories for retail buildings and four stories for parking garage and shall not exceed 50' in height for both; 4. Buildings 101, 200, 201, 300, 301, 400, 401, 500, 800, 900 and 901 shall be allowed to have outdoor seating for restaurant related uses in the areas noted on the approved site plan, subject to compliance with city codes and ordinances for outdoor seating; 5. Buildings less than 6,000 square feet are not required to have a pitched roof. 6. Front, side and rear yards: With the following exceptions, no front, side or rear yard setback is required: a. Buildings along Southlake Boulevard shall maintain a minimum thirty five (35') foot setback from the existing right of way line before additional dedications for turn lanes (as dimensioned on the Concept Plan); b. Buildings along Tower Boulevard shall maintain a minimum fifteen (15) foot setback; c. Buildings along the South Carroll Avenue shall maintain a thirty (30') foot setback from the existing right of way before additional dedications for turn lanes (as dimensioned on the Concept Plan); d. Buildings along Zena Rucker Road shall maintain a twenty five (25') foot setback. e. No interior building setbacks to interior lot lines will be required if the property is subdivided in the future. 7. Front, side and rear bufferyard: with the following exceptions, no front, side or rear bufferyard is required: a. A twenty (20') foot bufferyard (TYPE "O ") shall be provided along Southlake Boulevard; Case No. Attachment C ZAl2 -090 Page 3 Narrative for Concept Plan Woodmont Southlake Park Village November 19, 2012 Page 4 of 6 b. A ten (10') foot bufferyard (TYPE "B ") shall be provided along Tower Boulevard; c. A ten (10') foot bufferyard (TYPE "E ") shall be provided South Carroll Avenue; d. A ten (10') foot bufferyard (TYPE "B ") shall be provided along Zena Rucker Road. e. No interior bufferyards along interior lot lines will be required if the property is subdivided in the future. 8. Impervious coverage for the overall concept plan area (22.48 acres within this S -P -2 district) with the detention /retention pond area included shall not exceed 75 %. There shall be no maximum impervious coverage for individually platted lots within the overall concept plan. 9. An 8' wide multi -use trail is proposed along the south side of Zena Rucker Road. The applicant has indicated on the Concept Plan that the 8' multi -use trail will be constructed when the single family property to the south of Zena Rucker is developed. The portion along the detention parcel lot will be constructed with this project. 10. All curb cuts into Southlake Boulevard are subject to approval by TxDOT. The Deceleration lane at the main entry drive along with appropriate ROW dedications to maintain parkway widths will be required with the construction of the driveway /street cuts along E. Southlake Boulevard. 11. Deceleration lanes that are recommended in the Traffic Impact Analysis (by Halff Associates, Inc.) along the street frontage of this project along East Southlake Blvd. and South Carroll Avenue will be constructed with this project. The South Carroll Avenue configuration will be based on Scenario 3 of the City of Southlake 2030 Mobility Plan & the report prepared by Kimley -Horn & Assoc., Inc. dated October 2, 2102. Design Guidelines for Southlake Park Village Project Amenities: • Water feature at corner of E. Southlake Blvd. & S. Carroll Ave. • Central Private Park & pedestrian area with water features. • Private park area around detention pond at S. Carroll Ave. & Zena Rucker Road. • Sidewalk & trails on all perimeter roads. • Bicycle stops. • Public Art Program. • Valet Parking. Building Massing & Scale: A building's massing is its exterior volume and its scale is the relationship of its overall size and its component parts with its adjoining buildings, spaces, and people. • A building's massing shall relate to its site, use, and to the massing of adjacent buildings. • A building's massing shall serve to define entry points and help orient pedestrians. • The scale of individual building fagade components shall relate to one another and the human scale, particularly at the street level. • Buildings and /or facades shall emphasize and frame or terminate important vistas. Building Rhythm: A building's rhythm is (are) the pattern(s) created by the regular recurrence or alteration of its constituent architectural components. Case No. Attachment C ZAl2 -090 Page 4 Narrative for Concept Plan Woodmont Southlake Park Village November 10, 2012 Page 5 of 6 Variations in the rhythms within individual building facades shall be achieved within any block of building facades. Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances or pedestrian pass - throughs. Architectural Elements: Architectural elements are the individual components of a building, including walls, doors, windows, cornices, parapets, roofs, pediments, and other features. Architectural composition is the relationship between the architectural elements in an individual building: • Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style. • Colonnades of various sizes will bring a sense of scale to the buildings. • Trellises, metal canopies and canvas tension structures will be used throughout the project for protection from the elements. Building Entrances: The design and location of building entrances are important to help define the pedestrian environment and create retail - friendly environments. • Entrances shall be easily identifiable as primary point of access to buildings. • Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades and other as appropriate. All building elements should be compatible with the architectural style, materials, colors and details of the building as a whole. Facade Treatments: • All sides of a building shall be consistent with respect to style„ colors and details to the extent that they establish continuity with the main street -front fagade. • Display windows are encouraged along the main facades of buildings. Buildings should avoid long, monotonous, uninterrupted walls. Building wall offsets, including projections, recesses, niches, fenestration or changes of materials or color shall be used to add architectural variety and interest and to relieve the visual impact of a blank wall. • Parapet and roof -line offsets between facades are provided in order to break down the scale of the block and create architectural interest and variety. • Architectural elements, such as canopies, awnings, roof and floor overhangs and colonnades shall be provided as appropriate to protect pedestrians, help unify parts of a building or block, provide human scale or provide a backdrop for signage and graphics. Building Materials: Exterior finish building materials shall consist of: • Masonry - which is defined in accordance with Ordinance No. 557 -A; and it shall meet the requirements of the Corridor and Residential Overlay Zones as defined in Section 43 of Zoning Ordinance No. 480. • Cut and natural stone — thickset application. • Stucco. • Synthetic stucco (exterior insulation finishing system — EFIS) for trim details only. • Steel trellises. • Glazed ceramic and porcelain tile. • Fiber reinforced plastic (with the exception of plastic or vinyl siding) — used for exterior building components, including but not limited to: cornice and entablature elements, decorative columns and pilasters, storefront trim, railings, and balustrades, spandrel panels and similar elements. • Painted steel and aluminum, cast iron, bronze & brass. • Roofing materials (visible from any public right -of -way): factory finished painted metal. Case No. Attachment C ZAl2 -090 Page 5 Narrative for Concept Plan Woodmont Southlake Park Village November 19, 2012 Page 6 of 6 • Materials other than those listed above may be used for architectural trim and accent applications including, but not limited to, cornices and decorative brackets, frieze panels, decorative lintels & shutters. • "Green Wall" decorative vertical planting systems will be utilized to soften the look of the masonry elements. Case No. Attachment C ZAl2 -090 Page 6 CONCEPT PLAN u 3.P.2 S.P. I LUD=OFFICEI COMMERCIAL I I pp E. SOUTHLAKE BLVD. a.0 A 7r —1 - ------ Wl.. ` � 0 BLDG. 100 BLixi. 10 vw BLDG 200 ........... '? ...... ..... 0.7 .... 7 � - - - - - - 6 - - - - - - 201 '1011-1 Z V - �-- ge �7 U j, 11 I � f L I 'If ......... ......... j ILDG74M BLDG, 9311 e,a .:tLS 1 - - 4' BLDG. 30C W BLDG. 0 PROPOSED BLDG. 401 k 10E 0 11 cE COMMERCIAL 'CIA ... Kt' r • — --i BLDG 301 1 4 LEVEL PARK I- BLDG. GA RAGE 7 00 MAX SPACES cc .22r D MAX HEIGHT sit — I BLDG. 1 —1 goo ------ zL l wyl Far 7 T i: 7 IF -- -- - - - - = 1 - - - = =- 1 - 1 'Iff BLD-G 7K mjx;, W) T 9% m a S. P.3 I iLUD=TOWN C 5' PROPOSED ZENA RUCKER RD. f- A - - - - s is w -T , } -. -- L cT 1 "AW — ----------- �ZE --� T AT M� LUD� 0 M �A — ME TU DENSFY IIESIDEN n jaaoi7i TW KL W1 LUD=MFDIUW 5�� K t256 DENSITY RESI DENTIAL iin: 8s ED SF-208 P = PROPOSED W-n CREEP W. P..1 — ..T.T S LOT I BLOCK 2 AVOITIGN d 'OFFSITE DEfENT101ill PARCEL' liu.151 so. fT. 2JUM AC 1 479. f9• Case No. Attachment C ZAl2-090 Page 7 EXECUTIVE SUMMARY OF THE TRAFFIC IMPACT ANALYSIS Southlake Park Village FM 17091 Canoll Avenue Southlake. Texas June 25, 2012 AVO 28789 Executive Summary Halff Associates, Inc. ( Halff) conducted a Traffic Impact Analysis (TIA) on behalf of The Woodmont Company for their proposed new retail development, Southlake Park Village, to be located on the southwest comer of the FM 1709 / Carroll Avenue intersection in Southlake, Texas. Halff conducted the TIA for submittal to the City of Southlake and the Texas Department of Transportation (TxDOT). The TIA focused on access to the site from two proposed driveways along Carroll Avenue, one proposed driveway along FM 1709, and from secondary access points along the future Tower Boulevard and the future Zena Rucker Road. The TIA addressed peak hour operations at the site driveways along FM 1709 and Carroll Avenue, and at the future Tower Boulevard / Zena Rucker Road intersection. The TIA also addressed sight distance, access spacing, and the need for deceleration lanes at the proposed site driveways. Halff used standard transportation engineering practices in conducting the TIA. Halff conducted weekday AM and PM peak period turning movement traffic counts at the three existing study intersections, and conducted 24 -hour directional traffic counts along FM 1709 and Carroll Avenue adjacent to the development site. Halff generated trips for the proposed development, assuming full build out in the study year 2014, and distributed the development hips at the proposed site driveways. Halff also generated trips for the planned Tower Plaza and Winding Creek developments, located directly west and south of the Southlake Park Village site, respectively, and distributed those trips at the site driveways and study intersections. Background traffic volumes at the study intersections were developed by increasing the existing (2012) traffic volumes at the intersections by an annual growth rate for two years and for eight years, and then adding those volumes to the trips from the adjacent developments. The resulting volumes were considered to be the background traffic volumes for the opening day (2014) and horizon year (2020) scenarios. In order to estimate the total (background plus site) traffic volumes at the study intersections and site driveways, Halff added the background traffic volumes to the development - generated trips distributed along the roadway network. Halff then conducted AM and PM peak hour analyses of the site driveways, study intersection, and study roads for the various analysis scenarios. Based on the results of the peak hour intersection analyses and a review of the development site plan, Halff developed recommendations to accommodate traffic related to the proposed development. The results of the intersection and driveway analyses showed that some of the minor movements at the site access points along FM 1709 and Carroll Avenue are projected to experience significant delays during the AM and PM peak hours. These are primarily left turn movements out of the site (or out of Tower Boulevard and Zena Rucker Road) which will have to wait for an acceptable gap in both directions of traffic on the major street (FM 1709 or Carroll Avenue) in order to enter the major street traffic stream. This is not uncommon at locations situated on major arterials in well- developed areas during the peak periods of traffic flow on the major streets. As a comparison, the left turn movement out of the Shops of Southlake middle driveway on Carroll Avenue currently operates at a LOS F during the PM peak hour. i_ : m HALFF Case No. Attachment C ZAl2 -090 Page 8 South lake Park Village June 25, 2012 FM 1709 / Can•oll Avenue AVO 28789 Southlake, Texas The Southlake Park Village development provides good access to four adjacent streets (FM 1709, Carroll Avenue, Tower Boulevard, and Zena Rucker Road), which will help to distribute the traffic entering and exiting the site. Drivers may encounter delays when attempting to exit the site, especially during the peak hours, but they will have options from which to choose how- to exit the site to FM 1709 or Carroll Avenue. Some benefits will be gained when Zena Rucker Road is extended to the west, providing an uninterrupted connection between Carroll Avenue and Byron Nelson Parkway, which is signalized at FM 1709. This will allow patrons of the development to travel between the site and areas to the southwest without having to use FM 1709 for access. Major delays at the FM 1709 / Tower Boulevard intersection could also be alleviated with the installation of a traffic signal, which is discussed in more detail below. Halff evaluated the projected AM and PM peak hour traffic volumes at the FM 1709 / Tower Boulevard intersection to determine if the intersection would meet criteria for warranting a traffic signal. Based on the build out year (2014) PM peak hour total volumes, the FM 1709 / Tower Boulevard intersection would meet Warrant 3, the Peak Hour warrant, even accounting for only the northbowid left turns from Tower Boulevard to westbound FM 1709. Installing a traffic signal at this location would greatly reduce delays for the minor movements. Analyzing the build out year (2014) PM peak hour total traffic volumes (background plus site), assuming a traffic signal is in place, the intersection would operate at an overall LOS B with an average of 15.0 seconds of delay per vehicle. Furthermore, all movements at the intersection would operate at a LOS D or better. Halff conducted an analysis of the AM and PM peak hour operations at the future Tower Boulevard / Zena Rucker Road intersection to determine if the intersection could operate effectively as a two -way stop - controlled (TWSC) intersection, with the southbound Tower Boulevard approach stopped at Zena Rucker Road. Based on the projected build out year (2014) total volumes at the intersection, the intersection is projected to operate at a good LOS. The southbound Tower Boulevard approach is projected to operate at a LOS A, with delays of less than 10 seconds per vehicle. Halff evaluated the need for deceleration lanes at the proposed site access points and at the FM 1709 / Tower Boulevard intersection. At the FM 1709 / fixture Tower Boulevard intersection, there is already a westbound left turn lane in place along FM 1709. Based on TxDOT access management criteria, and the projected right tinning volumes along eastbound FM 1709 at Tower Boulevard and at the proposed site driveway, right turn deceleration lanes should be considered at both locations. Along Carroll Avenue, Halff recommends that left turn deceleration lanes should be provided at the development's south driveway (Drive C, which lines up across fiom the Shops of Southlake middle driveway) and at the fixture Zena Rucker Road intersection (which lines up across fiom the Shops of Southlake south driveway). Left turn lanes at these locations will provide a sheltered area from which northbound vehicles can turn into the site or onto Zena Rucker Road without impacting the northbound through movement on Carroll Avenue. - ii- ; ■; HALFF Case No. Attachment C ZAl2 -090 Page 9 Southlake Park Village June 25, 2012 FM 1709 / Can-oil Awnue AVO 28789 Southlake, Texas Halff developed a conceptual design for the left turn lanes serving the Southlake Park Village south driveway (Drive C) and the Shops of Southlake south (service) driveway, accounting for the future raised median along Carroll Avenue in this area. Halff suggests providing 120 feet of storage for the northbound left turn lane at Drive C, 70 feet of storage for the southbound left turn lane at the Shops of Soutlilake south driveway, and 50 -foot side -by -side tapers. This proposed design maximizes the available storage space available for left turn movements between the Southlake Park Village Drive C / Shops of Soud main (middle) driveway and the future Zena Rucker Road / Shops of Southlake south driveway. This design also provides sufficient storage space to accommodate the projected maximum queues for both left turn movements, based on the study year 2014 total traffic volumes developed for the project. Based on City of Southlake guidelines, which call for the installation of right turn deceleration lanes at locations where the peak hour right turning volume exceeds 50 vehicles, both site driveways along Carroll Avenue (Drive B and Drive C) would require right turn deceleration lanes. Halff recommends that the developer work with the City of Southlake to provide right turn deceleration lanes at these two locations, and at the future Zena Rucker Road intersection. Halff addressed access spacing along FM 1709 and Carroll Avenue. As mentioned, the project developer is proposing one new driveway access connection to FM 1709 to serve the Southlake Park Village development. The location of the proposed site driveway (Drive A) exceeds TxDOT's spacing requirements fiom Tower Boulevard and from Carroll Avenue. The project developer is also proposing two new driveway access connections to Carroll Avenue. The north driveway (Drive B) will be located across from the Shops of Southlake north driveway, but, because of the raised median along Carroll Avenue, will operate as a right in / right out driveway. The south driveway (Drive C) will be located across fiom the Shops of Southlake middle (main) driveway, and will operate as a full access drive. The proposed location of both driveways along Carroll Avenue exceeds the City of Southlake's driveway spacing and corner clearance standards. Halff did not conduct detailed sight distance field measurements at the proposed site access points along FM 1709 or Carroll Avenue. However, based on field observations, there appears to be adequate sight distance at all of the proposed site access points along the two study roads. Both FM 1709 and Carroll Avenue are relatively straight and flat in the study area. Since Tower Boulevard and Zena Rucker Road are not in place yet, sight distance measurements or observations cannot be conducted at these locations. Halff did review the Tower Boulevard design plans to estimate sight distance at the proposed driveway locations. Based on a review of the design plans, it appears that there is sufficient sight distance along the road at each of the three proposed site driveways. Halff recommends that sight distance guidelines should be addressed in the detailed design phase of Zena Rucker Road in order to provide adequate sight distance at the proposed site access points and at the proposed Winding Creek development access point along Zena Rucker Road. : ■; HALFF Case No. Attachment C ZAl2 -090 Page 10 Southlake Park Vllage FM 1709 / Carte oll Ai Southlake, Texas June 25, 2012 AVO 28789 Halff recommends the following measures to accommodate projected traffic related to the proposed Southlake Park Village retail development: • Provide right turn deceleration lanes along eastbound FM 1709 at Tower Boulevard and at the proposed site driveway (Dative A). TxDOT design guidelines indicate 275 feet of full -width storage space and 100 -foot tapers should be provided for 45 mph speeds, assuming 10 mph deceleration occurs in the through lane. • Provide left turn deceleration lanes along northbound Carroll Avenue at the proposed southern site driveway (Drive C) and at the Zena Rucker Road intersection. Halff suggests providing 120 feet of storage for the northbound left turn lane at Drive C, 70 feet of storage for the southbound left turn lane at the Shops of Southlake south driveway, and 50 -foot side -by -side tapers. • Provide right turn deceleration lanes along southbound Carroll Avenue at the proposed site driveways (Drive B and Drive C) and at the Zena Rucker Road intersection. Work with the City of Southlake to develop turn lane dimensions that would not negatively impact the overall development of the site, but still provide a shelter turn lane. • The future Tower Boulevard / Zena Rucker Road intersection can operate as a two -way stop - controlled intersection with minimal delays (southbound Tower Boulevard stopped at Zena Rucker Road), based on the build out year (2014) AM and PM peak hour total volume analyses (background plus site). The southbound approach is projected to operate at a good LOS A during both peak periods with this traffic control configuration. • Provide stop signs at all of the site driveway approaches to the adjacent streets (FM 1709, Carroll Avenue, Zena Rucker Road, and Tower Boulevard). • Provide sufficient driveway width to allow for two egress lanes at the development's south driveway (Drive C) along Carroll Avenue, in order to provide separate left turn and right turn lanes for vehicles exiting the site to Carroll Avenue. • Provide a One -Way sign, facing south with the arrow pointing towards the east (right) in the center median along FM 1709 across from the development's proposed right in / right out driveway (Drive A). • Provide a One -Way sign, facing west with the arrow pointing towards the south (right) in the center median along Carroll Avenue across from the development's proposed north driveway (Drive B). - iv- ; p HALFF Case No. Attachment C ZAl2 -090 Page 11 U SOUTHLAK - E SPIN MEETING REPORT CASE NO. PROJECT NAME SPIN DISTRICT MEETING DATE: MEETING LOCATION: ZAl2 -090 & ZAl2 -091 Southlake Park Village SPIN # 9 October 22, 2012; 8:00 PM 1400 Main Street, Southlake, TX Training Rooms 3C — 3D TOTAL ATTENDANCE: Eight (8) • SPIN REPRESENTATIVE(S) PRESENT: Ray Tremain #9, Vic Awtry #7 • APPLICANT(S) PRESENTING: Stephen Coslik, Rick Machak, Peter Jacobsen, et al. (4) • STAFF PRESENT: Caroline Eckel, Planner I STAFF CONTACT: Richard Schell, Planner II: (817)748 -8602 or rschella_ci. south lake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located at the southwest corner of Southlake Boulevard and Carroll Avenue; and is approximately 25 acres. Development Details • Concept Plan and Revised Plat proposed for approximately 220,000 SF of specialty retail development. • The development is proposed as a dense urban village with shops and restaurants surrounding multiple hardscape and landscape amenities including water features, public art and fireplaces. The plan presented at SPIN: a — s 6 00 jr-S � r' �IC ii n J Case No. Attachment D ZAl2 -090 Page 1 QUESTIONS 1 CONCERNS • Will Carroll have four lanes along the east side of the development? o It is dependent on a traffic study, currently underway. It will likely have two lanes traveling north and two lanes traveling south with deceleration lanes, tapering just south of Zena Rucker Rd. • Will the entrances along Carroll line up with the Shops at Southlake? They may be in alignment, but will likely riot allow through traffic between the two developments. Carroll will be divided by a median, and it is possible that both entries on Carroll will be "right -in right- out." dependent on the current study. • 1 am surprised the architectural style is so different. This looks very modern compared to Town Square or the Shops at Southlake. I would prefer for it to blend a bit more, but I suppose you would also like for this development to stand out? It would be our desire to tastefully stand out. • 1 alike the layout and the proposed water feature. This would be a beautiful space, attractive for pedestrians. • Where are the outdoor dining locations? Are they facing the corner near heavy traffic? Two outdoor dining areas are located along the water feature on the corner. They are set back from the street and the water feature serves as a buffer. There are also a series of outdoor dining opportunities along the interior of the property adjacent to water features. 1 have concerns about the Bald Cypress trees and Live Oaks proposed in the landscaping. These are very large trees, maybe too big for this kind of a development. The Bald Cypress grow knees as they age and are watered, which would have the potential to break up sidewalks, and Live Oaks spread. It is difficult to keep their limbs up. Where are these proposed to be planted? o We like the Bald Cypress for its structure and architecture. We are familiar with the maintenance of this tree and primarily intend to locate them along the perimeter of the property. We may be willing to remove the Live Oaks from our landscaping plans. They are beautiful in large fields, but may not be the best tree here. • What are your plans for phasing? o We intend to develop the entire property at one time., not in multiple phases. • What are your plans for parking and the use of the parking garage? D The garage is four levels with employee parking on the upper levels. We have 50% surface parking and 50% structured parking. We also intend to have a valet system in place to ensure efficient use of the garage. Many of the flower beds in Town Square are not fully irrigated and have become less malntainedlless attractive over time. Are the small islands landscaped areas., and flower beds going to be irrigated and maintained on an on -going basis? o They will all be irrigated. • Carroll one of the primary "spines" of the city, a very important corridor. It will be important for this development to look good along Carroll, similar to Southlake Blvd. 1 like the water feature at the hard corner. How large will it be? Case No. Attachment D ZAl2 -090 Page 2 o 100'x 75', the water will spray up to 50' high. This will be a highly programmable feature, and we will have wells on -site, so the water show can continue even during times of water restrictions. SPIN. Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes, rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made_ Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final actor by City Council. Case No. Attachment D ZAl2 -090 Page 3 SITE PLAN REVIEW SUMMARY Case No.: ZAl2 -90 Review No.: Three Date of Review: 11/27/12 Project Name: Concept Plan — Southlake Park Village APPLICANT: Rick Machak Woodmont Land Company 2100 W. 7 Street Fort Worth, TX 76107 Phone: (817) 732 -4000 E -mail: rmachak(a)woodmont.com ENGINEER: Robert L. Pruett Cates -Clark & Accociates, LLP 1400 Quorum Dr. Suite 200 Dallas, TX 75254 Phone: (972) 385 -2272 E -mail: rpruett @cates - clark.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/19/12 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. Please provide three hard copies and a digital copy of the revised Traffic Impact Analysis that reflects Scenario 3 for the north section of S. Carroll Ave. that was in the Kimley -Horn presentation to Council at the Sept. 11, 2012 meeting to kick off the Southlake 2030 Mobility Plan. 2. Correct the title to include Tract numbers of existing tracts before the Survey Name and Abstract No. (Tracts 4, 4D and 4G, Obediah W. Knight Survey, Abstract No. 899) 3. Show, label and dimension the width of the right of way and traveled roadway on or adjacent to the site. Dimension the 130' E. Southlake Blvd. right of way from the properties across E. Southlake Blvd. as it is dimensioned at the Shops of Southlake property. Tree Conservation /Landscape Review Keith Martin Landscape Administrator Phone: (817) 748 -8229 E -mail: kmartin @ci.southlake.tx.us IN: 721410101L l R]4:IVeA1[07►[d01ky,IJi14ki11&1 The criteria for Council approval of a Tree Conservation Analysis in Tree Preservation Ordinance 585 - D, Section 7.2(b) is as follows: For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including S -P -2 Site Plan, 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 Case No. Attachment E ZAl2 -090 Page 1 stands, natural creeks and ponds, and significant grades; maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. 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 as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. Most all of the quality trees are located on the west side of the proposed development, between Tower Blvd. and Building 481. The other existing trees east of Building 481 to South Carroll Avenue are Eastern Red Cedars except along South Carroll Avenue where there are some American Elm, Hackberry, and Black Willow. The only existing trees proposed to be preserved are some Eastern Red Cedars within the courtyard area at the center of the development, in the east bufferyard area along South Carroll Avenue, and on the east and west sides of the off -site detention parcel. Please pay attention to where you are proposing to preserve existing trees so grading, utilities, and other site construction activities do not conflict with them. For instance, the trees shown to be preserved within the courtyard area in the middle of the development seem to be within proposed water features as proposed on the Grading Plan. Please also identify the quality of the existing trees proposed to be preserved. Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: The proposed interior landscape area does not match or exceed the required minimum interior landscape area. Please provide enough interior landscape area to meet or exceed the minimum required interior landscape area. A 5% reduction in interior landscape area is being claimed for water conservation credits. Drip irrigation in planting beds, "ET" based irrigation controller and pressure compensating irrigation heads will be used to meet the 5% reduction in interior landscaping. The majority of the proposed interior landscape area and plant material is being proposed around the perimeter and bufferyard landscape area of the development and on the Off -Site Detention Parcel. Location Requirements: A minimum of 75% of all required interior landscape area and plant material within the interior landscape areas shall be in the front and along either side of the building between the building and the interior edge of the required bufferyards and a portion thereof shall be placed adjacent to the building where practical. A variance has been requested. Case No. Attachment E ZAl2 -090 Page 2 # Indicates required items. * Indicates informational items. Public Works /Engineering Review Alejandra (Alex) Ayala, P.E. Civil Engineer Phone: (817) 748 -8101 E -mail: aayala @ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of construction plans. Comments with * are informational and /or will be required to be addressed in the Civil Construction Plans. 2. An updated traffic impact analysis should include the driveways located along Tower Blvd. The intersection of Tower Blvd. and Zena Rucker Rd. is the location for a future round -a -bout. * A ROW permit shall be obtained from the Public Works Operations Department for connections with the City's sewer, water or storm drain inlets. Contact Public Works Operations at (817) 748 -8082. * The 8 -foot sidewalk along FM 1709 west of the proposed driveway will need to be reconstructed with the deceleration lane. * Street intersections must comply with TDLR /ADA accessibility standards. * Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and arterials. * Use the City of Southlake GPS monuments whenever possible. EASEMENTS: * Water meters and fire hydrants shall be in easements or in the right -of -way. * Public water and sewer lines cannot cross property lines without being in a public easement or in the right -of -way and must be constructed to City standards. WATER AND SEWER COMMENTS: * Fire hydrants shall be spaced a maximum of 300 linear feet apart, or 600 linear feet if buildings have sprinkler systems. * The fire lines are separate from service and irrigation lines. Case No. Attachment E ZAl2 -090 Page 3 All water and sewer lines in easements or ROW must be constructed to City standards. DRAINAGE COMMENTS: Concentrated runoff from the western property cannot be released onto property west of the future Tower Blvd. The post development runoff may need to be directed to proposed detention pond to be built with this development. Provide post - development hydraulic calculations. This property drains into Critical Drainage Structure #23 and requires a fee to be paid prior to beginning construction ($309.83 /Acre). Calculations will be required to verify that the street and the existing and proposed curb inlets will be able to handle the volume of storm water at proposed conditions. All storm sewers collecting runoff from the public street shall be RCP. The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: Submit 4 copies of the civil construction plans (22" x 34" full size sheets) and a completed Construction Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website. http:// www. citvofsouthlake. com/ PublicWorks /engineeringdesign.asp An access permit from TxDOT is required prior to construction of any streets or driveways on FM 1709. Submit application and plans directly to TxDOT for review. A copy of approved permits will need to be sent to the Public Works Department. A Developer's Agreement may 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 Case No. Attachment E ZAl2 -090 Page 4 Kelly Clements Assistant Fire Marshal (817) 748 -8671 kclements(d_)ci.southlake.tx.us 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. GENERAL COMMENTS: Automatic fire sprinkler system will be required for buildings over 6,000 square feet. (per 2009 I.F.C. Sec. 903.2.11.9) Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas 75001. Phone 214 - 638 -7599. Fire sprinkler systems are required to be monitored for all supervisory, trouble and alarm conditions. Backflow protection for fire sprinkler system may be in the building at the riser, instead of in a vault, if the riser is within 100 feet of the water main. Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a 30 degree down elbow and a Knox locking cap. FIRE LANE COMMENTS: Fire apparatus access needs to be provided to within 150 feet of all exterior portions of the perimeter of buildings on a "hose -lay" basis for un- sprinkled buildings, and within 250 feet of all exterior portions for sprinkled buildings. Fire apparatus access, if necessary, needs to be an all weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus (minimum of 80,000 pounds GVW). Fire lanes require minimum 30 foot inside turn radius and minimum 54 foot outside turn radius. (per 2009 I.F.C. Sec. 503.2.4.) Streets that are to be dead -end until the next phase of construction need to be provided with an approved turn - around for fire apparatus if the dead -end is more than 150 feet long. FIRE HYDRANT COMMENTS: Hydrants to have Hydra - Storz connections with butterfly vanes on pumper outlet for five -inch diameter hose. Hydrants required at a maximum spacing of 300 feet for commercial locations that contain un- sprinkled buildings and a maximum spacing of 600 feet for commercial locations with completely sprinkled buildings. Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. Case No. Attachment E ZAl2 -090 Page 5 Fire Department Connections for sprinkler system must be within 100 feet of a fire hydrant. INFORMATIONAL COMMENTS: All construction plans to be submitted for a building permit must conform to the edition of the International Fire Code currently amended and adopted. All commercial buildings are required to have Knox rapid entry system boxes installed. (per 2009 I.F.C. Sec. 506.1 as adopted) Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office. General Informational Comments: A SPIN meeting was held on November 5, 2012. Since City Council is looking favorably at Scenario 3 for the north section of S. Carroll Ave. that was in the Kimley -Horn presentation to Council at the Sept. 11, 2012 meeting to kick off the Southlake 2030 Mobility Plan, the Concept Plan and Preliminary Plat have been revised to show dedicated right of way that will accommodate that scenario. The Carroll /1709 Small Area Plan, an element of the Southlake 2030 Plan, identified one of the issues in the area to be that having the backs of buildings facing Zena Rucker Road would decrease the quality of that residential corridor. The plan recommends limiting buildings with the backs facing Zena Rucker Road. Provide sidewalks and /or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. The Pathways Plan shows a planned 8' multi -use trail along the west side of S. Carroll Ave. an 8' multi -use trail programmed along the south side of Zena Rucker Rd. The concept plan shows 8' multi -use trails in those locations. A minimum 5' sidewalk is required along the north side of Zena Rucker Rd. and along the east side of Tower Blvd. with a Council approved site plan. A 5' sidewalk is shown on the plan. The existing 8' multi- use trail along E. Southlake Blvd. will have to be relocated to accommodate the right turn lane. Provide pedestrian access easements where trails and sidewalks cannot be located in the right of way and must be located on private property and for the trails in the detention pond lot. A site plan, elevations and landscape plan must be approved by City Council 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. Provide fire lanes in compliance with the City Fire Code. Case No. Attachment E ZAl2 -090 Page 6 Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones or S -P -2 regulations must be approved by City Council to specifically allow any requirements that will not be met. 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. Denotes Informational Comment Case No. Attachment E ZAl2 -090 Page 7 SURROUNDING PROPERTY OWNERS aoutniaKe rarK village 13 J� E L u 12 El 3 4 1 2 11 ❑ 0 14 15 22 8 19 ❑ 16 9 10 17 23 7 18 6 21 20 5 XVKS�� PTPTJ SPO # 1. Owner Greenway Crestwood Partners Zoning SP2 Land Use Office Commercial Acreage 2.41 Response NR 2. Greenway - Southlake Office Prtn SP1 Office Commercial 1.99 NR 3. East Southlake #1 Ltd SP1 Office Commercial 1.87 NR 4. East Southlake #2 Ltd SP1 Office Commercial 2.39 NR 5. SI Oak Tree Est Homeownr Assn SF20B Medium Density Residential 3.26 NR 6. Ali, Zulfiqar Etux Samreen Ali SF20B Medium Density Residential 0.57 NR 7. Poonawala, Shiraz Etux Yasmeen SF20B Medium Density Residential 0.51 NR 8. Carroll /1709 Ltd SP2 Town Center 8.67 NR 9. Carroll /1709 Ltd SP2 Town Center 0.93 NR 10. Carroll /1709 Ltd SP2 Town Center 2.43 NR 11. Town Square Ventures Lp DT Town Center 4.33 NR 12 Mendez Ltd SF1 -A Office Commercial, Medium Density Residential 3.49 NR 13. Mendez Ltd AG Office Commercial, Medium Density Residential 5.41 NR 14. Vision SW Silverlake Llc SP1 Office Commercial 0.55 NR 15. Vision SW Silverlake Llc SP1 Office Commercial 2.82 NR 16. Vision SW Silverlake Llc SP1 Office Commercial, Medium Density Residential 4.22 NR 17. Rucker, Zena Sullivan Tr AG Town Center 4.24 U 18. Prade, CA Jr Est Etal AG Medium Density Residential 0.09 NR 19 Prade, C A Jr Est & Anita Est AG Medium Density Residential, Retail Commercial 9.38 NR 20. Terra /Winding Creek Llc RPUD Medium Density Residential 4.81 NR 21. Terra Winding Creek Llc AG Medium Density Residential 6.11 NR 22 Rcp Southlake Blvd #2, Ltd SP2 Office Commercial, Medium Density Residential 12.55 NR 23. Terra Winding Creek Llc SP2 Medium Density Residential 3.79 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Case No. Attachment F ZAl2 -090 Page 1 Notices Sent: Twenty -three (23) Responses Received: One (1) - Attached Case No. Attachment F ZAl2 -090 Page 2 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -630 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 TRACTS 4, 4D AND 4G, OBEDIAH W. KNIGHT SURVEY, ABSTRACT NO. 899, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 22.4812 ACRES AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG" AGRICULTURAL DISTRICT AND "S -P -2" GENERALIZED SITE PLAN DISTRICT TO "S -P -2" GENERALIZED SITE PLAN DISTRICT, AS DEPICTED ON THE APPROVED CONCEPT 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 "AG" Agricultural District and "S -P -2" Generalized Site Plan District under the City's Comprehensive Zoning Ordinance; and, Case No. Attachment G ZAl2 -090 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 and 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 -090 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 4, 4D and 4G, Obediah W. Knight Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas, being approximately 22.4812 acres, and more fully and completely described in Exhibit "A" from "AG" Agricultural Zoning District and "S -P -2" Generalized Site Plan District, to "S -P -2" Generalized Site Plan Zoning District as depicted on the approved Concept Plan attached hereto and incorporated herein as Exhibit "B," and subject to the following conditions: Case No. Attachment G ZAl2 -090 Page 3 Reserved for conditions of approval SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, 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, Case No. Attachment G ZAl2 -090 Page 4 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 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 Case No. Attachment G ZAl2 -090 Page 5 this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 2012. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2013. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: Case No. Attachment G ZAl2 -090 Page 6 CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: EXHIBIT "A" Being described as Tracts 4, 4D and 4G, Obediah W. Knight Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas, being approximately 22.4812 acres, and more fully and completely described below: Case No. Attachment G ZAl2 -090 Page 7 PROPERTY DESCRIPTION FOR PLAT BOUNDARY 22.4812 ACRE TRACT CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS BEING ALL THAT CERTAIN LOT, TRACT OR PARCEL OF LAND SITUATED IN THE O. W. KNIGHT SURVEY, ABSTRACT NO. 8991N THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, AND BEING A PART OF THE 49.724 ACRE TRACT OF LAND CONVEYED TO ANNE SHANNON AND OGDEN K. SHANNON 0, CO- TRUSTEES OF THE ANITA H. PRADE TESTAMENTARY TRUST B. AS RECORDED UNDER INSTRUMENT NO. D211012231 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, AND ALSO BEING A PART OF THE 19.299 ACRE TRACT OF LAND CONVEYED TO RCP SOUTHLAKE BOULEVARD 8 2, LTD. BY DEED AND RECORDED IN INSTRUMENT NO. D203471724 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS; BEGINNING AT AN "X" SET IN CONCRETE FOR THE NORTHEAST CORNER OF SAID 49.724 ACRE TRACT OF LAND CONVEYED TO ANNE SHANNON AND OGDEN K. SHANNON 111, CO- TRUSTEES OF THE ANITA H. PRADE TESTAMENTARY TRUST B, AS RECORDED VOLUME 10315, PAGE 1256 (COUNTY CLERKS FILE NO. D211 01 2 2 31) OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, SAID POINT ALSO BEING THE SOUTHEAST CORNER OF AN 0.151 ACRE TRACT OF LAND DESCRIBED LIS PENDENS NOTICE FOR WIDENING OF SOUTHLAKE BOULEVARD (FM 1709) (VARIABLE WIDTH RIGHT OF WAY) AS RECORDED IN VOLUME 10316 AT PAGE 1258 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, AND FURTHER EVIDENCE IN JUDGMENT IN ABSENCE OF OBJECTION RECORDED IN VOLUME 10479 AT PAGE 595 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, SAID POINT OF BEGINNING ALSO BEING THE INTERSECTION OF THE SOUTH RIGHT OF WAY LINE OF SAID SOUTHLAKE BOULEVARD (FM 1709) WITH THE WEST RIGHT OF WAY LINE OF SOUTH CARROLL AVENUE (VARIABLE WIDTH RIGHT OF WAY) (69.16 FOOT WIDE AT THIS POINT); THENCE SOUTH 01° 02' 58" EAST (BASIS OF BEARING PER TEXAS NORTH CENTRAL ZONE 4202 STATE PLANE COORDINATES) AND FOLLOWING ALONG THE WEST LINE OF SAID SOUTH CARROLL AVENUE AND BEING COMMON TO THE EAST LINE OF SAID PRADE 49.724 ACRE TRACT FOR A DISTANCE OF 847.51 FEET TO A 518" IRON ROD SET FOR CORNER; THENCE SOUTH 00" 53' 15" EAST AND CONTINUING ALONG THE WEST LINE OF SAID CARROLL AVENUE FOR A DISTANCE OF 297.79 FEET TO A W IRON ROD FOUND FOR CORNER, SAID POINT BEING THE NORTHEAST CORNER OF A 38.000 ACRE TRACT OF LAND CONVEYED TO TERRAIWINDING CREEK LLC, BY DEED RECORDED UNDER INSTRUMENT NUMBER D212056812 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS; THENCE SOUTH 88" 59' 25" WEST AND DEPARTING THE WEST LINE OF SAID CARROLL AVENUE AND FOLLOWING ALONG THE NORTH LINE OF SAID TERRA/WINDING CREEK LLC, 38.000 ACRE TRACT FOR A DISTANCE OF 479.19 FEET TO'/." IRON ROD FOUND FOR THE NORTHWEST CORNER OF SAID ]8.000 ACRE TRACT, AND BEING IN THE EAST LINE OF THE 8.597 ACRE TRACT OF LAND CONVEYED TO TERRAIWINDING CREEK, LLC, BY DEED RECORDED UNDER COUNTY CLERKS FILE NUMBER D212056832 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS; THENCE NORTH 12'31'32" EAST AND FOLLOWING ALONG SAID EAST LINE OF SAID 8.597 ACRE TRACT FOR A DISTANCE OF 154.65 FEET TO AA" IRON ROD FOUND FOR CORNER; THENCE NORTH 00'46'32" WEST AND FOLLOWING ALONG THE EAST LINE OF SAID B.597 ACRE TRACT FOR A DISTANCE OF 96.58 FEET TO AN ALUMINUM DISC FOUND FOR THE NORTHEAST CORNER OF SAID 8.597 ACRE TRACT; THENCE NORTH 89'49'31" WEST AND FOLLOWING ALONG THE NORTH LINE OF SAID TER CREEK 8.597 ACRE TRACT, FOR A DISTANCE OF 374.74 FEET TO A 516" IRON ROD WITH ALUMINUM CAP FOUND FOR CORNER; THENCE SOUTH 88° 10'05" WEST AND CONTINUING ALONG THE NORTH LINE OF SAID TERRAIWINDING CREEK 8.597 ACRE TRACT FOR A DISTANCE OF 113.93 FEET TO A 516" IRON ROD WITH ALUMINUM CAP FOUND FOR THE NORTHWEST CORNER OF SAID TERRAIWINDING CREEK 8.597 ACRE TRACT AND BEING IN THE WEST LINE OF SAID RCP SOUTHLAKE BOULEVARD 02, LTD, CALLED 19.299 ACRE TRACT, SAME BEING THE EAST LINE OF A TRACT OF LAND CONVEYED TO VISION SOUTHWEST SILVERLAKE, LLC, BY DEED RECORDED IN INSTRUMENT NO. D207135M OF THE REAL PROPERTY RECORDS OF TARRANT COUNTY, TEXAS; THENCE NORTH 00'44'54 WEST (NORTH 00" IT 53" WEST PER DEED) AND FOLLOWING SAID RCP SOUTH LAKE BOULEVARD 8 2, LTD., CALLED 19.299 ACRE TRACT, SAME BEING THE EAST LINE OF A TRACT OF LAND CONVEYED TO VISION SOUTHWEST SILVERLAKE, LLC, BY DEED RECORDED IN INSTRUMENT NO. D207135294 OF THE REAL PROPERTY RECORDS OF TARRANT COUNTY, TEXAS FOR A DISTANCE OF 391.00 FEET TO A 518" IRON ROD SET FOR CORNER; THENCE NORTH 12" 25'00" WEST AND FOLLOWING ALONG THE WEST LINE OF A QUIT CLAIM DEED RECORDED IN INSTRUMENT NO. D211 3 0 01 2 6 OF THE REAL PROPERTY RECORDS OF TARRANT COUNTY, TEXAS, FOR A DISTANCE OF 521.00 FEET TO A "X" FOUND IN CONCRETE IN THE SOUTH RIGHT OF WAY LINE OF THE AFORESAID SOUTHLAKE BOULEVARD (FM 1709); THENCE NORTH 88'S4'51" EAST AND FOLLOWING ALONG THE SOUTH RIGHT OF WAY LINE OF AFORESAID SOUTHLAKE BOULEVARD (FM 1709) AS ESTABUSHED BY SAID RIGHT OF WAY DEED TO THE STATE OF TEXAS RECORDED IN VOLUME 9769 AT PAGE 2091 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, FOR A DISTANCE OF 454.45 FEET TO A 112" IRON ROD FOUND FOR CORNER, SAID POINT BEING THE BEGINNING OF A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 00 "41'40" WITH A RADIUS OF 11,394.16 FEET AND A CHORD BEARING NORTH 89'09'45" EAST AT A DISTANCE OF 138.09 FEET; THENCE NORTHEASTERLY AND CONTINUING ALONG THE SOUTH RIGHT OF WAY LINE OF SAID SOUTHLAKE BOULEVARD (F.M. 1709) AND ALONG SAID CURVE TO THE RIGHT FOR AN ARC DISTANCE OF 138.09 FEET TO A 518" IRON ROD SET FOR CORNER, SAID POINT BEING IN THE WEST UNE OF SAID PRADE 49.724 ACRE TRACVT, SAME BEING THE NORTHEAST CORNER OF THE AFORESAID 19.299 ACRE TRACT OF LAND CONVEYED TO RCP SOUTHLAKE BOULEVARD 02, LTD., AS RECORDED UNDER DOCUMENT NO. D203471724 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, AND THE SOUTHEAST CORNER OF A CALLED 0.226 ACRE TRACT OF LAND CONVEYED TO THE STATE OF TEXAS FOR RIGHT OF WAY AS RECORDED IN VOLUME 9769 AT PAGE 2091 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS, SAID POINT ALSO BEING IN A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 00° 53'49 WITH A RADIUS OF 11394.16 AND A CHORD BEARING NORTH 89'67'29" EAST AT A DISTANCE OF 178.38 FEET; THENCE EASTERLY AND CONTINUING ALONG SAID SOUTH RIGHT OF WAY LINE OF SOUTHLAKE BOULEVARD (FM 1709) AS REFLECTED IN SAID LIS PENDES NOTICE AND FOLLOWING ALONG SA113 CURVE TO THE RIGHT FOR AN ARC DISTANCE OF 178.38 FEET TO A 518" IRON ROD SET FOR CORNER; THENCE SOUTH 89'29'29" EAST AND CONTINUING ALONG SAID SOUTH RIGHT OF WAY LINE OF SOUTHLAKE BOULEVARD (FM 1709) AS REFLECTED IN SAID LIS PENDES NOTICE FOR A DISTANCE OF 261.69 FEET TO THE POINT OF BEGINNING AND CONTAINING 22AS12 ACRES OF LAND, MORE OR LESS. Case No. Attachment G ZAl2 -090 Page 8 EXHIBIT "B" RESERVED FOR APPROVED SITE PLAN AND SUPPORTING DOCUMENTS Case No. Attachment G ZAl2 -090 Page 9