Item 7A13 CITY OF
S0UTHLA1<,E
Department of Planning & Development Services
STAFF REPORT
May 15, 2013
CASE NO: CP13-001
PROJECT: Land Use Plan Amendment for Capelli Offices & Suites
EXECUTIVE
SUMMARY:
REQUEST
DETAILS:
Case No.
CP13-001
GVW Resources LLC is requesting approval of a Land Use Plan Amendment
from Office Commercial to Mixed Use for Capelli Offices & Suites on property
described as Lot 1 R, Block 1, Medical Villas at Tuscan Creek, an addition to the
City of Southlake, Tarrant County, Texas and located at 321 W. Southlake
Boulevard, Southlake, Texas. The current zoning is "0-1" Office District. The
proposed zoning is "S-P-1" Detailed Site Plan District. SPIN Neighborhood #10.
GVW Resources LLC is requesting approval of a Land Use Plan Amendment
from Office Commercial to Mixed Use on property located at 321 W. Southlake
Boulevard. The property has a current land use designation of Office
Commercial. The Office Commercial land use category is defined by the
Southlake 2030 Comprehensive Plan as:
"...designed and intended for the exclusive use of office and limited office -
related activities. It is established for and will be allocated to those districts best
suited for supporting commercial activity of an office character. It has been
established to encourage and permit general professional and business offices
of high quality and appearance, in attractive landscaped surroundings with the
types of uses and design exterior appearance so controlled as to be generally
compatible with existing and future adjacent and surrounding residential
development. Properties with this designation may serve as a transition
between established residential neighborhoods, major roadways, and retail
development. "
Existing Land Use Designation — Office Commercial
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Proposed Land Use Designation — Mixed Use
The applicant is requesting to change the land use designation to Mixed Use.
This application is being processed in conjunction with a Zoning Change and
Site Plan (Planning Case ZA13-019) for the development of approximately 2
acres. The zoning change proposes S-P-1 Detailed Site Plan District comprised
of two buildings with strictly office use and one building with a salon/retail
component, which does not conform to the definition of the Office Commercial
land use category. For this reason, a Land Use Plan Amendment is needed.
The applicant's proposed development complies with the Mixed Use land use
category, which is defined as:
"...intended for medium- to higher -intensity office buildings, hotels, commercial
activities, retail centers, and residential uses."
A justification letter from the applicant describing the circumstances of the
property is included under Attachment `C' of this staff report.
Case No.
CP13-001
ACTION NEEDED: Consider approval of first reading for land use plan amendment
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Support Information - Link to Staff Presentation
(D) SPIN Report dated January 14, 2013
(E) Ordinance No. 1065
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
CP13-001
BACKGROUND INFORMATION
OWNER: Greg Taylor
APPLICANT: GVW Resources LLC — Frank Viola
PROPERTY SITUATION: 321 West Southlake Boulevard
LEGAL DESCRIPTION: Lot 1 R, Block 1, Medical Villas at Tuscan Creek
LAND USE CATEGORY: Office Commercial
CURRENTZONING: "0-1" Office District
REQUESTED ZONING: "S-P-1" Detailed Site Plan District
CITIZEN INPUT: A SPIN meeting was held on January 14, 2013. A meeting summary
report is included as Attachment `D' of this report.
P&Z ACTION: May 9, 2013; Approved (4-0) as presented and subject to the Staff
Report dated May 3, 2013.
Case No. Attachment A
CP13-001 Page 1
Vicinity Map
Capeili Offices and Suites
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CP13-001
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Attachment B
Page 1
Support Information
Future Land Use Plan Amendment
The current land use plan shows Office Commercial, the amendment to the requested plan would
change to Mixed Use for the following:
The Mixed Use will allow the congruent zoning and land use from the west property to combine with the
current zoning and land use. The property will allow a good Mixed Use by keeping Office Commercial
toward the rear of the property, Also having open space landscaping between the offices and salon;
permitting a variety of Mixed Use. The property located to the east land use is Office Commercial which
ties in the Mixed Use for the property. The 2-acre lot provided space for office buildings, open space
landscaping and a salon. This 2-acre lot will be compatible to both surrounding properties, providing
good transition.
Surrounding the 2-acres provided that it would be Mixed Use would be appropriate in its surroundings.
The properties to the north have a Land Use designation of Retail Commercial and Public Park/Open
Space. The shops include Burger Shack, Pure Bliss, Jersey Mike's Subs, Rita's, Aledas Pizza, and
Serendipity at Horne. These shops and the salon will mutually benefit from each other's business.
Adjacent to the shops is Bicentennial Park it will echo the proposed property's open space landscaping,
walkways, gazebo and water features. The property to the east Land Use is Office Commercial the
business within are, Shafer Dental, South Lake Oral Surgery, Anthony Patel Orthodontics and 180
Chiropractic. These businesses will complement the proposed office buildings and their uses; they will
have a similar look creating a good beneficial impact on both properties. The bordering properties to the
west have a Land Use designation of Mixed Use, Office Commercial and are currently zoned as C-2 Local
Retail Commercial. The businesses include Mamas Pizza, karate for Kids, The Goddard School and
Golden Triangle Animal Hospital. This wide variety of uses on the adjacent property is a perfect example
for the proposed property; giving it a continued true Mixed Use as the Future Land Use Plan desires with
a great unique flow.
Case No. Attachment C
CP13-001 Page 1
Table 1: Future Land Use Map Amendment Table
To be completed for all proposed Future Land Use Map amendments
Tract(s) or Acres or Current Proposed Current Land Use Proposed Land Use
Lot(s) Sq. Ft. Zoning Existing Use(s) Proposed Use(s) zoning Designation Designation
Lot 7 R 2 Acres 01 Vacant Office with SP1 Office Commercial Mixed Use
limited retail
Total Acres or 87 120 SQ FT
Square Footage
Table 2: Land Use Mix Table*
Proposed Land Use Mixed Use
Land Use
Percentage of Acreage
Recommended Range from the
Consolidated Land Use Plan
Retail
35%
30% +/-20%Flexibility'
Office
40%
35°/a +/-30%Flexibility'
Open Space
20% �,
15% +/-15% Flexibility:
Civic Use
5%
5% +/- 5% Flexibility
* To be completed for all amendments with a proposed land use designation of Low Density Residential, Medium Density
Residential, Office Commercial, Retail Commercial, Regional Retail, Mixed Use, Town Center, Rural Conservation,
Employment Center, Consult the Consolidated Land Use Plan for the recommended land use mix for each land use
designation.
Case No. Attachment C
CP13-001 Page 2
CASE NO.
PROJECT NAME
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION:
SPIN MEETING REPORT
Capelli's Offices & Suites
SPIN #10
January 14, 2013; 6:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Ten (10)
• SPIN REPRESENTATIVE(S) PRESENT: David Alexander (#2)
• APPLICANT(S) PRESENTING: Frank Viola, Salon of Capelli; et al one (1)
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Lorrie Fletcher: (817)748-8069 or Ifletcher(a)ci.south lake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 351 West Southlake Boulevard.
Development Details
• The applicant is proposing three buildings; a two-story, approximately 10,500 square foot
salon suite building fronting Southlake Blvd. and two one-story office/condo suites at the
southern end of the property, each approximately 5,000 square feet.
Case No. Attachment D
CP13-001 Page 1
The applicant is requesting a zoning change from 0-1 Office District to S-P-1 Detailed Site
Plan. The current Land Use designation is Office Commercial. An amendment to the
Comprehensive Land Use Plan is proposed for Mixed Use due to the zoning and use
requested with this application.
• The applicant stated there is an existing salon in Hurst — Salon of Capelli — that has the same
concept.
QUESTIONS / CONCERNS
• How close will you be to the rear property line?
o We will have a 40 foot buffer.
• Is that in addition to the existing easement?
o It is 40 feet from the existing fence. There is a drainage culvert behind the fence. Our
buildings should line up approximately the same distance as the one to the west.
• Will you have parking behind the buildings?
o No, not behind the two buildings in the rear.
• So it's just single story in the back?
o Yes.
• What about the fence maintenance?
o We are considering what to do with the fence. We understand it is in poor condition.
■ Yes, and trash and debris get thrown in that easement area.
o We will clean that area out.
• How many suites are in the two-story building?
o Approximately forty-eight 48.
• What about lighting?
o With the requested zoning, we have a lot of flexibility. I plan to specify hours of
operation in our regulations that are 9-5 business hours. After 5, all lighting would be
limited to interior and security.
■ What about the parking lot?
o With the buildings in the rear, you will only see a small amount of parking lot lighting in
the southeast corner.
• What about your roof material?
o We plan to match the roof material and color used on the buildings to the east; ceramic
tile.
• Do the back buildings have windows?
o Yes, there are windows all around but they will not be higher than the fence.
• Where is the dumpster located?
o Shown towards rear in southwest corner
■ Do you think the city will let you move it closer to the front?
o I'm not sure because of the turn -around needed. I will ask.
Case No. Attachment D
CP13-001 Page 2
• Back to the fence issue.. The water easement will govern what kind of fence and buffer we
will install. I am willing to take suggestions.
■ Privacy and aesthetics are our concerns.
• How tall is the two-story building?
o Approximately 30 feet.
o The single story buildings are approximately 25 feet tall due to the roof being pitched
and so much taller.
• How far from the fence is the front building?
o Approximately 274 feet.
• When are you making application at the city?
o Hopefully tomorrow; if not, then the 281n
• Could someone meet with the homeowners to walk the property and get a better perspective?
o Yes, I can come and take photos from your back yards to get some line -of -sight
images.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim
nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions
raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the
applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by
City Council.
Case No. Attachment D
CP13-001 Page 3
Ordinance No. 1065
AN ORDINANCE ADOPTING THE CONSOLIDATED FUTURE
LAND USE PLAN AS AN ELEMENT OF THE SOUTHLAKE 2030
PLAN, THE CITY'S COMPREHENSIVE PLAN UPDATE.
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by
the voters in a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's
comprehensive plan elements every four years,
WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan
is an element of the Southlake 2030 Plan, the City's Comprehensive Master Plan,
WHEREAS, the City Council has determined that the Consolidated Future Land Use
Plan complies with the Southlake 2030 Vision, Goals, & Objectives,
WHEREAS, the City Council has deemed that the Consolidated Future Land Use
Plan has been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations in the
Consolidated Future Land Use Plan herein reflect the community's desires for the future
development of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City
Council hereby incorporates said findings into the body of this ordinance as if
copied in its entirety.
Section 2. Future Land Use Plan designation for parcels indicated in Exhibit "A" is
changed from Office Commercial to Mixed Use.
Section 3. The different elements of the Comprehensive Master Plan, as adopted and
amended by the City Council from time to time, shall be kept on file in the office
of the City Secretary of the City of Southlake, along with a copy of the
ordinance and minute order of the Council so adopting or approving the same.
Any existing element of the Comprehensive Master Plan which has been
heretofore adopted by the City Council shall remain in full force until amended
by the City Council as provided herein.
Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of
Southlake, Texas, except where the provisions of this ordinance are in direct
conflict with the provisions of such ordinances, in which event the conflicting
provisions of such ordinances are hereby repealed.
Ordinance No. 1065 Page 1
Section 5. It is hereby declared to be the intention of the City Council that the phrases,
clauses, sentences, paragraphs and sections of this ordinance are severable,
and if any phrase, clause, sentence, paragraph or section of this ordinance
shall be declared unconstitutional by the valid judgment or decree of any court
of competent jurisdiction, such unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs and sections of this
ordinance, since the same would have been enacted by the City Council
without the incorporation in this ordinance of any such unconstitutional phrase,
clause, sentence, paragraph or section.
Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution among the public,
and the operative provisions of this ordinance as so published shall be
admissible in evidence in all courts without further proof than the production
thereof.
Section 7. 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 2013.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of 2013.
MAYOR
ATTEST:
CITY SECRETARY
Ordinance No. 1065 Page 2
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Ordinance No. 1065 Page 3
EXHIBIT A
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Office Commercial
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Medium Density Residential
Legal Description
Being described as Lot 1 R, Block 1, Medical Villas at Tuscan Creek, an addition to the
City of Southlake, Tarrant County, Texas.
Ordinance No. 1065 Page 4