480-440BCITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-4408
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 6th day of NOVEMBER, 2012.
MAYOR .......e.,,,,���
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ATTEST: A'.
CITY SECRETARY
yd
PASSED AND APPROVED on the 2nd reading the 4th day of DECEMBER, 2012.
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MAYOR
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APPROVED AS TO FORM AND LEGALITY:
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DATE:ADOPTED:—Z02
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
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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 Houston Street, Suite 330
Dallas, Texas 75202
Phone (214) 748-6740
August 27, 2012
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
DeShazo Project No. 12G42.2
Page 11
DeShazo Group Inc
August 27, 2012
Parking Demand Analysis for
Medical Clinic Use at Pecan Creek Center
- DeSham Project Na 12092.2 -
TABLE OF CONTENTS
INTRODUCTION..............................................................................................1
BASE CODE PARKING REQUIREMENT.............................................................1
PARKINGDEMAND........................................................................................2
ObservedParking Demand.......................................................................................................... 2
Published Parking Demand Infirr=fion..................................................................................... 4
CONCLUSION.................................................................................................4
APPENDIX
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Table o/ Contents
Page 12
DeShazo Group
Traffic, Transportation Planning. Parking. Design.
400 S. Houston Street, Suite 330
Dallas, Tx 75202
214.748.6740 f 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
DeShwo 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 27, 2012
Table 1. Base Parking Code Calculation
(Site at full occupancy including all proposed uses)
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. A tabular summary of the counts is provided in Table 2.
Medical Clinic Use at Pecan Creek Center
Parking Demand Aaofysis
Page 2
Page 14
Required
Land Use
Parking Code Rate
Quantity
Parking
Retail (Pharmacy)
1 parking space per 200 SF
4,700 SF
21
Restaurant
1 parking space per 100 5F
2 048 SF
21
------ ....--
8 parking space for 1'i
Medical Clinic
1000 5F and 1 parking
3,624 SF
26
space per 150 5F
------._.
-
_ _(35.6.b.(6)(b)I---------
-- - -8 parking space for l"
Veterinarian Clinic
1000 SF and 1 parking
1,500 SF
10
space per 3005F
(35.6 .b.(6)(c)I
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. A tabular summary of the counts is provided in Table 2.
Medical Clinic Use at Pecan Creek Center
Parking Demand Aaofysis
Page 2
Page 14
DeShozo Group, lne.
August 27, 2012
Exhibit 1 graphically summarizes the cumulative existing parking demand.
Exhibit 1. Projected Parking Demand
Table 2. Existing Site Parking Demand
Time of Count Weekday Parking
Accumulation
Weekend Parking
Accumulation
10:00 AM
8
2 _
10:30 AM
8
5
11:00 AM
8
5
11:30 AM
8
3
12:00 PM
_
_
5 _
�� a
12:30 PM
_6
7
4
1:00 PM
8
3
1:30 PM
8
3
2:00 PM
74
—
2:30 PM
9 —_..�
3
3:00 PM
_
8
3
3:30 PM
5
4:00 PM
4
2
4:30 PM
64
_
5:00 PM
7
6:00 PM
7:00 PM
---`_ 6
8:00 PM
5
�_
9:00 PM
4
—
Exhibit 1 graphically summarizes the cumulative existing parking demand.
Exhibit 1. Projected Parking Demand
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 3
Page 15
30
25
20
15
10
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Parked Vehicles -Base Code Requirement
Medical Clinic Use at Pecan Creek Center
Parking Demand Analysis
Page 3
Page 15
DeSbazo 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.
PubllOed 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, DeShazc 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
Page 16
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Land Use: 630
Clinic
Description
A dinic is any facility that provides limited diagnostic and outpatient 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.) groes 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. tL 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 building GFA as the independent variable.
Based onl &Wcles
per f 000 . ft GFA
. Weekday
Hour Beginninp
Percent 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 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
900 .m.
0
10:00 .m.
0
11:00 P.M.
0
' Subset of database
Institute of Transportation Engineers Parking Generafidn, 4th Fdltbn
i
.ai
Page 18
Land Use: 630
Clinic
Average Peak Period Parking Demand vs.1,000 sq. & GFA
On a: Weekday
Sbtistie
Peak PeActDarntarM '.'
Peak Period
9:00-10:00 a.m.
Number of Study Sites
8
Average Size of Study Sites
10,400 sq. ft. GFA
Average Peak Period Parking Demand
4.94 vehicles per 1,000 sq. ft. GFA
Standard Deviation
1.99
Coefficient of Variation
40%
Ra a
3.28-9.68 vehicles r 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
Weekday Peak Period
Parking Demand
a160
180 P=420x+1
i
140 2.
m 120 -- -- /
100
m 80
'L 60 - - -� -- —
IL 40
0 20
IL 0_
0 10 20 30 40
X = 1,000 sq. ft. GFA
• Actual Date Points — Fitted Curve - - - - Average Rate
Institute of hansportation Engineers *,...,..,....�._..__._.
[ 1991 yrs Parking Gewralron 4th Edltlon
Page 19
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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
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.
Page 24
CITY OF SOUTHLAKE, TEXAS ORDIN I3580 1 73 73 LINE $17.29 $1,262.06
Sales Discount
($1,147.23)
Misc Fee $10.00
r
Net Amount: $124.83
"'""''• CHRISTY LYNNE HOLLAND
.��OlPRY PU�e�i
�, Notary Public, State of Texas
rl% My Commission Expires
�; *t' iuiv 31. 2016
THE STATE OF TEXAS
County of Tarrant
Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for
the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly swom, did depose and say -
that the attached clipping of an advertisement was pubiis a 'n the above. named paper on the listed dates: BIDS & LEGAL DEPT. START EGRAM
(817)215-2323
SUBSCRIBED ANDrSWORN.TO BEFORE ME, THIS Thursday,c/rn r 13, 2042.
Notary PublicA J.J;�._li �4 (9'r)
Thank You For Your Payment
---------------------------------------------
Remit To: Star -Telegram
P.O. BOX 901051
FORT WORTH, TX 76101-2051
Customer ID: CIT57
Customer Name: CITY OF SOUTHLAKE
Invoice Number: 323711781
Invoice Amount: $124.83
PO Number: 21300100
Amount Enclosed:
INVOICECustomer
®�
Star -Telegram
ID:
CIT57
808 Throckmorton St.
Invoice Number:
323711781��
FORT WORTH, TX 76102
(817) 390-7761
ws
Invoice Date:
12/7/2012
Federal Tax ID 26-2674582
'
Terms:
Net due in 21 days
Due Date:
12/31/2012
Bill To:
CITY OF SOUTHLAKE
D F C 3 1 2012
PO Number:
21300100
1400 MAIN ST
Order Number:*
32371178
STE 4.40
,EC E
OFFICE O� CITY�al".�l�'��'�i;1Y
Sales Rep:
073
SOUTHLAKE, TX 76092-7604
Description:
CITY OF SOUTHLA
Attn: Attn: ACCOUNTS PAYABLE
Publication Date:
12/7/2012
CITY OF SOUTHLAKE, TEXAS ORDIN I3580 1 73 73 LINE $17.29 $1,262.06
Sales Discount
($1,147.23)
Misc Fee $10.00
r
Net Amount: $124.83
"'""''• CHRISTY LYNNE HOLLAND
.��OlPRY PU�e�i
�, Notary Public, State of Texas
rl% My Commission Expires
�; *t' iuiv 31. 2016
THE STATE OF TEXAS
County of Tarrant
Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for
the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly swom, did depose and say -
that the attached clipping of an advertisement was pubiis a 'n the above. named paper on the listed dates: BIDS & LEGAL DEPT. START EGRAM
(817)215-2323
SUBSCRIBED ANDrSWORN.TO BEFORE ME, THIS Thursday,c/rn r 13, 2042.
Notary PublicA J.J;�._li �4 (9'r)
Thank You For Your Payment
---------------------------------------------
Remit To: Star -Telegram
P.O. BOX 901051
FORT WORTH, TX 76101-2051
Customer ID: CIT57
Customer Name: CITY OF SOUTHLAKE
Invoice Number: 323711781
Invoice Amount: $124.83
PO Number: 21300100
Amount Enclosed:
iany person,.Tirm or corporation who
violates, disobeys, omits neglects
or refuses to comply wkh 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.
Passed and approved this the 4TH
day of December, 2012 during the
regular City Council meeting.
Mayor; John Terrell
Attest: Alicia Richardson, City Sec.
retary
Star -Telegram
808 Throckmorton St.
FORT WORTH, TX 76102
(817)390-7761
Federal Tax ID 26-2674582
Bill To:
CITY OF SOUTHLAKE
1400 MAIN ST
STE 440
SOUTHLAKE, TX 76092-7604
AY.
PUBLIC HEARING NOTICE CITY OF
Sales Discount
Misc Fee
THE STATE OF TEXAS
County of Tarrant
INVOICE
low 21,201.7
I3580 1 134
MOV 2 7 2012
OFFICE OF CITY SED0' -iETAPY
Customer ID:
CIT57
Invoice Number:
323153431
Invoice Date:
10/15/2012
Terms:
Net due in 21 days
Due Date:
10/31/2012
PO Number:
21300100
Order Number:
32315343
Sales Rep:
073
Description:
PUBLIC HEARING
Publication Date:
10/15/2012
134 LINE $17.26 $2,312.48
($2,093.34)
$10.00
Net Amount: $229.14
CHRISTY LYNNE HOLLAND
Notary Public, State of Texas
N•. may= My Commission Expires
July 31, 2016
Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for
the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say
that the attached clipping of an advertisement was published in the above named paper on the listed dates: BIDS & LEGAL DEPT. STAR TELEGRAM
(817) 215-2323 C\ fl _ t c V, C\ _
SUBSCRIBED AND SWORN TO BEFORE ME, THIS Monday, Octoljerfig*012�
Notary
Thank You For Your Payment
---------------------------------------------
Remit To: Star -Telegram Customer ID: CIT57
P.O. BOX 901051 Customer Name: CITY OF SOUTHLAKE
FORT WORTH, TX 76101-2051 Invoice Number: 3231.53431
Invoice Amount: $229.14
PO Number: 21300100
Amount Enclosed:
I
PUBLIC HEARING NOTICE
CITY OF SOUTHLAKE, TEXAS
iotice is hereby given to all inter-
that the City of
ested persons
Southlake, items the5lCounc l
in
Chamfollobers Chambers at Town Hall, 1400 Main
Street, Southlake, Texas for the:
on Tuesday, November
City Council
2012, at 5:30 p.m. or immediately
6,
following the City Council Work
Session, will hold a public hearing
and consider:
No. 12-048 (ZA12-078),
. Resolution
Specific Use Permit to allow out
or service for a Bank of
door sales
America drive thru ATM
(automatedescribed t 3e Block
property as Loer
Village Center Addition, South -
1,
lake, Tarrant County, Texas; and ;I
2110 East Southlake
located at
rzoning tlisa Southlake,eneral
current
Commercial District. SPIN Neigh-
borhood # 8.
Site Pian for Lots 3 &
• ZA12-082,
4, Block 1; Chapel Hill Office Park
described as Lots 3 &
on property
4, Block 1, CSouthlake el Hill OfficeTa Park
ant2C
34A, 4A1, 4A2, 4A3, 45, 4131,
Addition
County, Texas; and located at 231
East Southlake Boulevard,
, ,
4B2 5A, 5A1, 5AlA, 513, 5C, 6A,
6A1, 6AlA, 6A2, 6A2A, and 6B, R.P.
& 241
Southlake, Texas. The current
-2 Generalized Site
Estes Subdivision and Tracts 1B,
1131, 1B1A, 1B1A1, 1BiB, 161131,
zoning trio.
Plan District. SPIN Neighborhood ,k
1131C, 1B1D, and 1132, T. Martin
Abstract No. 1134, City of
9. -�
. ZA12-086, Site Plan for'Bicycles
described as Lot
Survey, Texas;
Southlake, Tarrarjo� County,
and generally the
Inc, on property
5, Block 1, Southlake Crossing
II, Southlake, Tarrant County,
northwest corneuuthla of W.e Rd
and SH 114, D Tarrant
Phase
Texas, and located at 2105 West
Boulevard, Suite 225,
County, Texas. The current zoning
is 11NR-PUD" Non Residential
"AG"
Southlake
Southlake, Texas. The currentplanned
General Coer10!
Unit Development
District and "S -P-1"
zoning is C-3 -
d
District. SPIN Neighborhood h
Agricultural
Detailed 'Site Plan District. The
"R -PUD" Pesi-
City Council on Tuesday, December
5:30 or immediately
proposed zoning is,
dentia) Planned Unit Development.
4, 2012, at P.M.
following the City Council Work
hold a public hearing
SPIN Neighborhood #5
Ordinance No. 480-440b (ZA12-
Session, will
and consider.
No. 480-578a (ZA12-
089), Zoning Change and Site Plan
for Pecan Creek onnr propertyde-
. Ordinance
085), Zoning Change and Develop-
Ridge iiebed
scribed as Lot 1, can
Southlake, Tarrant County,
menf Plan for as
d
Creek,
located at 711 East
Southlake on property
and 2A6,
Tracts 2A, 2A1, 2A5Absand No.
Texan and
Southlake Boulevard, Southlake,
zoning is S -P-1
W.R. Eaves Survey,
500 and Tracts 1 and 1C, Thomas
Survey, Abstract No.
Texas. The current
Detailed Site Plan District. The
zoning is S -P-1- Detailed
J. Thompson
1502 and being located at 505, 507,
proposed
Site Plan District. SPIN Neighbor -
511, 515, and 519 Davis Blvd., I
Southlake, Tarrant County, Texas.
hood # 9.
All in persons are urged to
The current zoning , is . 'TZD
Transition Zoning District.. The
"TZD" Transi
attend.
City of Southlake
Richardson, TRMC
proposed
mzoning .is
tion Zong District. SPIN Neigh-
I
Alicia
City Secretary
borhokl0. .. _
nUsee P an Amendm t OOam- -
Land .
Mixed Use and Low Density Resi
Medium Density Res-
dential to
dential for Estates on
-Aa lnah
property described �aRsnra2A, 213,
2C, 3, 4A, 4A1, --
462, 5A, 5A1, 5AlA, 5B, 5C, A.
6A1, 6AlA, 6A2, 6A2A, and 66, R.P.
Estes Subdivision and Tracts 1B,
1B1, 191A, 1B1A1, 11316,
iBiC, 1B1D, and iB2, T. Martin
SouthlakeAbstract
Tarrant No
ou1nty, Texas
and generally located at the
northwest corner of W. Dove Rd.
and SH 114, Southlake, Tarrant
County, Texas. The curResint dential
is "NR -PUD"
Planned Unit Development, "AG"
Agricultural District and"S-P-1"
Detailed Site Pian. District. The
•proposed zoning is "R -PUD" Resi-
dential Planned Unit Development.
SPIN Neighborhood #5
Ordinance No 480-628 (ZA12-088),
Zoning Change and Development
Plan for savannah Estates on
113property
e162A described
1B2A1, 1B2A2, 2A, 213,