2013-08-22 P&Z MeetingCITY OF
SOUTH LAKE
TEXAS
PLANNING AND ZONING COMMISSION MEETING: August 22, 2013
LOCATION: 1400 Main Street, Southlake, Texas 76092
Work Session — Executive Conference Room, Suite 268 of Town Hall
Or City Council Chambers of Town Hall
Regular Session — City Council Chambers of Town Hall
PLANNING AND ZONING COMMISSION WORK SESSION:
1. Call to Order.
2. Recap of City Council's action and discussion on Planning & Zoning
recommended cases.
3. Discussion of all items on tonight's meeting agenda.
4. Adjournment.
REGULAR SESSION: 6:30 P.M. or immediately following the Planning and Zoning
Commission work session.
1. Call to Order.
2. A. Executive Session: Pursuant to the Open Meetings Act, Chapter 551,
Texas Government Code, Sections 551.071. Refer to posted list attached hereto
and incorporated herein. Executive Session may be held, under these
exceptions, at the end of the Regular Session or at any time during the
meeting that a need arises for the Planning and Zoning Commission to
seek advice from the City Attorney as to the posted subject matter of this
Planning and Zoning Commission meeting. Section 551.071: Consultation
with attorney.
B. Reconvene: Action necessary on items discussed in Executive Session.
3. Consider approval of the minutes for the Planning and Zoning Commission
meeting held on August 8, 2013.
4. Administrative Comments.
Planning & Zoning Commission Agenda
August 20, 2013
Page 1 of 3
CITY OF
SOUTH LAKE
TEXAS
REGULAR AGENDA:
5. Consider: ZA13-065, Site Plan for Carroll Pointe on property described as Lot 1 R,
Greenway -Carroll Addition an addition to the City of Southlake, Tarrant County,
Texas located at 1201 E. State Highway 114, Southlake, Texas. The current
zoning is "C-3" General Commercial District. SPIN Neighborhood #8.
This item was tabled at the August 8, 2013 Regular Planning and Zoning
Commission Meeting.
PUBLIC HEARING
6. Consider: ZA13-054, Specific Use Permit for residential lofts in the Southlake
Town Square "DT" Downtown District for The Residences on property described
as Lot 4, Block 4R1, Southlake Town Square, Phase I, an addition to the City of
Southlake, Tarrant County, Texas and located at 1471 Federal Way, Southlake,
Texas. The current zoning is "DT" Downtown District. SPIN Neighborhood #8.
This item was tabled at the August 8, 2013 Regular Planning and Zoning
Commission Meeting.
PUBLIC HEARING
7. Consider: Ordinance No. 480-PPPP, an amendment to the Comprehensive
Zoning Ordinance No. 480, as amended, as it pertains to private stables, including
the boarding of horses in areas other than the Agricultural District for the keeping
of grazing animals.
PUBLIC HEARING
8. Meeting Adjourned
A quorum of the City Council may be present at this meeting
CERTIFICATE
I hereby certify that the above agenda was posted on the official bulletin boards
at Town Hall, 1400 Main Street, Southlake, Texas, on Friday, August 16, 2013,
by 6:00 p.m., pursuant to the le io�,ernment Code, Chapter 551.
Alicia Richardson TRMC
City Secretary "
Planning & Zoning Commission Agenda
August 20, 2013
Page 2of3
CITY OF
SOUTH LAKE
TEXAS
If you plan to attend this public meeting and have a disability that requires special
needs, please advise the City Secretary 48 hours in advance at 817-748-8016,
and reasonable accommodations will be made to assist you.
EXECUTIVE SESSION
Section 551.071: Consultation with attorney: The Planning and Zoning
Commission may conduct a private consultation with its attorney when the
Planning and Zoning Commission seeks the advice of its attorney concerning
any item on this agenda or on a matter in which the duty of the attorney to the
Planning and Zoning Commission under the Texas Disciplinary Rules of
Professional Conduct of the State Board of Texas clearly conflicts with Chapter
551.
Planning & Zoning Commission Agenda
August 20, 2013
Page 3of3
CITY OF
SOUTHLAKE
TEXAS
REGULAR PLANNING AND ZONING COMMISSION MEETING AUGUST 22, 2013
LOCATION: 1400 Main Street, Southlake, Texas
Work Session - Executive Conference Room, Suite 268 of Town
Hall
or City Council Chambers of Town Hall
Regular Session - City Council Chambers of Town Hall
COMMISSIONERS PRESENT: Robert Hudson, D Todd Parrish, Michael Forman,
Shawn McCaskill, Kate Smith and Daniel Kubiak
STAFF PRESENT: Deputy Director of Planning and Development Services, Dennis
Killough; Planner 11, Daniel Cortez; City Engineer, Cheryl Taylor; Civil Engineer, Steven
Anderson; and Commission Secretary, Holly Blake
WORK SESSION:
Item No. 1 — Call to Order: Chairman Hudson called the work session to order at 6:30
p.m.
Item No. 2 — Recap of City Council's action and discussion on Planning & Zoning
recommended cases:
Item No. 3 — Discussion of all Items of Tonight's Meeting Agenda:
Item No. 4 — Work Session Adjourned: Chairman Hudson adjourned the work session at
6:40 p.m.
Regular Session:
Agenda Item No. 1 — Call to Order: Chairman Hudson called the meeting to order at 6:43
p.m.
Agenda Item No. 2 — Executive Session: There was no Executive Session.
A. Executive Session: Pursuant to the Open Meetings Act, Chapter 551, Texas
Government Code, Sections 551.071. Refer to posted list attached hereto and
incorporated herein. Executive Session may be held, under these exceptions, at the
end of the Regular Session or at any time during the meeting that a need arises
for the Planning and Zoning Commission to seek advice from the City Attorney as
to the posted subject matter of this Planning and Zoning Commission meeting.
Section 551.071: Consultation with attorney
B. Reconvene: Action necessary on items discussed in Executive Session.
Agenda Item No. 3 — Approval of Minutes: Motion to approve the minutes dated August
8, 2013
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 1 of 8
Motion: Parrish
Second: Smith
Ayes: Parrish, McCaskill, Kubiak and Smith
Nays: None
Abstain: Hudson and Forman
Approved: 4 -0 -2
Agenda Item No. 4 — Administrative Comments. Dennis Killough reminded the
Commission of the 2030 Mobility Plan Meeting dated September 10, 2013 at 5 p.m.
located in TH Training Room 3A and 3B.
REGULAR AGENDA:
Agenda Item No. 7 - Ordinance No. 480 -PPPP, an amendment to the Comprehensive
Zoning Ordinance No. 480, as amended, as it pertains to private stables, including the
boarding of horses in areas other than the Agricultural District for the keeping of grazing
animals.
Daniel Cortez, Planner II presented Item 7.
Chairman Hudson opened and closed the public hearing.
Chairman Hudson asked about citizen involvement.
Dennis Killough stated that after SPIN the next input will be at City Council.
Chairman Hudson reminded the Commission that Staff did not have a copy of the draft
ordinance at this time and recognized that a few of the Commissioners would like to
table this item to the September 5, 2013 Planning and Zoning Meeting.
Motion: Smith
Second: Parrish
Ayes: Parrish, McCaskill, Kubiak, Forman, Smith and Hudson
Nays: None
Abstain: None
Approved: 6 -0 -0
The Commission entered into Executive Session at 6:52 P.M. No action was taken
during executive session. Chairman Hudson adjourned executive session at 7:15 p.m.
Regular Meeting resumed at 7:16 p.m.
Agenda Item No. 5 ZA13 -065, Site Plan for Carroll Pointe on property described as
Lot 1 R, Greenway - Carroll Addition an addition to the City of Southlake, Tarrant County,
Texas located at 1201 E. State Highway 114, Southlake, Texas. The current zoning is
"C -3" General Commercial District. SPIN Neighborhood #8.
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 2 of 8
Daniel Cortez, Planner II presented Item 5.
Evan Beatty with Good Fulton & Farrell Architects located at 2808 Fairmount, Suite 300,
Dallas came forward. Mr. Beatty gave a 3D presentation showing elevations, landscaping
and pedestrian traffic.
Commissioner McCaskill verified that the main northern driveway is Drive "B ".
Mr. Beatty stated yes.
Chairman Hudson asked why the buildings are mainly fronting Carroll Avenue instead of
SH 114.
Mr. Beatty stated that the site has a lot of fall across to it when moving from Carroll
Avenue towards Patrizzo's site. A retail building that turns 90 degrees has to step down
with the fall across the site which would have a lot of breaks and would limit the
flexibility to tenant the spaces. It would also require more grading and less tree
preservation of the existing trees.
Commissioner Kubiak asked Mr. Beatty to define the fall.
Mr. Beatty stated it is around 12 -feet across the full site.
Commissioner Forman asked Mr. Beatty to walk him through the setbacks and
bufferyard variances.
Mr. Beatty stated that the south side of the property, a 10 -foot bufferyard is required.
We are asking for the variance due to the current orientation of the driveway that comes
in south of Patrizzo's. If we keep that driveway coming straight across the parking
spaces will end of 5 -feet from the property line. Another variance involves the northern
most building where there is a 50 -foot setback from the street. The property line jogs in
a bit where the right hand turn decel lane happens. The building will need to be offset
over further than preferred. On the east side we are asking for a setback variance from
the 50 -foot setback as well. On the west side are related to preserving the post oaks
that are existing.
Commissioner Kubiak commented that Mr. Beatty had addressed some of the concerns
from the last meeting, particularly the driveway concerns. However, the plan still lacks a
pedestrian atmosphere and seems to have no connection to Town Square.
Mr. Beatty stated that if a walkway came through the area that would connect to Town
Square would cause us to reduce the tree preservation and the walkway would have to
be ADA compliant. There is too much of a grade challenge.
Commissioner McCaskill clarified that the stacking depth for Drives A, B and D were the
same measurements from the last meeting.
Mr. Beatty agreed.
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 3 of 8
Chairman Hudson opened and closed the public hearing.
Comment Card: Margaret Burnetta, 1002 Quail Run Rd. — Is in opposition but does not
wish to speak.
Commissioner Forman is concerned about the corner setback.
Commissioner Smith agreed.
Commissioner Kubiak believes that the applicant has more flexibility regarding the over
parking and would like to see Tess.
Commissioner Parrish is still concerned about the traffic and the stacking depth
variances will negatively impact the area.
Commissioner Smith asked staff to address the traffic study.
Cheryl Taylor, City Engineer came forward. Our traffic study showed that the stacking
did not meet City requirements. The applicant did not provide any recommendations on
how to change that. They only stated it would be a variance request.
Mr. Beatty stated that the traffic study that they had done shows the stacking distance is
sufficient.
Motion to deny ZA13 -065.
Motion: Parrish
Second: Smith
Ayes: Parrish, McCaskill, Kubiak, Forman, Smith and Hudson
Nays: None
Abstain: None
Approved: 6 -0 -0
Agenda Item No. 6- ZA13 -054, Specific Use Permit for residential lofts in the
Southlake Town Square "DT" Downtown District for The Residences on property
described as Lot 4, Block 4R1, Southlake Town Square, Phase I, an addition to the City
of Southlake, Tarrant County, Texas and located at 1471 Federal Way, Southlake,
Texas. The current zoning is "DT" Downtown District. SPIN Neighborhood #8.
Motion to table ZA13 -060 and ZA13 -061 per the applicant's request to the September
19, 2013 Planning and Zoning Regular Meeting.
Daniel Cortez, Planner II presented Item 6.
Frank Bliss with Cooper and Stebbins located at 1256 Main Street, Suite 240, Southlake
came forward. Mr. Bliss gave a brief history of Town Square and the development it
has become. Mr. Bliss continued to state that the residents that live in Town Square are
a very important economic component that keeps Town Square active.
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 4 of 8
Larry Corson with Cooper and Stebbins located at 1256 Main Street, Suite 240
Southlake came forward and gave a presentation regarding The Residences explaining
the concept and addressing the concerns that were brought up at the last meeting.
Commissioner Forman asked Mr. Corson to explain the zoning in Town Square and
how it dictates the development.
Mr. Corson stated that the downtown district is different from the remainder of the City.
It has certain flexibilities. We are trying to accomplish meeting the requirements of the
residential loft classification through special use permit and the parameters of the
Garden District that are very specific.
Commissioner Forman asked about the lower density as it relates to the Garden
District.
Mr. Corson explained the approved 2011 plan and what has changed and how it relates
to the lower density.
Commissioner Kubiak asked for clarification on construction financing for this project.
Mr. Corson explained the process and the appraisal procedures for this type of project.
Commissioner Kubiak asked about the feedback received from the HOA in the
Brownstones.
Mr. Corson stated that they have met with both the HOA in the Brownstones and 2
SPIN meetings. The HOA is an active driver for this project.
Chairman Hudson asked about percentages and phasing.
Mr. Corson explained that the City has requested that the Brownstones be completed
first and a high percentage sold before construction of anything else. In regards to
phase, the goal is to start west and move east for a more finished look.
Commissioner Parrish asked about safeguards to keep property value up and the
continued upkeep of the buildings.
Mr. Corson stated that the Property Owners' Association will assist in that.
Mr. Bliss added that the CC &R for Town Square that have been written apply to all
buildings and structures within Town Square.
Chairman Hudson opened the public hearing.
Comment Cards: In opposition and does not wish to speak: 1) Susan Douville, 609
Timber Lake Circle; 2) Margaret Burnetta, 1002 Quail Run Road; 3) John and Patti
Rafa, 1354 Estella Way; 4) Frawk and Cynthia Gatto, 202 Brookview Court; 5) Larry
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 5 of 8
and Debbie Farrar, 1360 Bent Creek; 6) Tom and Judy Corley, 1300 Bentley Court; 7)
Alan and Kim Adamcik, 501 Fox Glenn; 8) Penny Pannell, 1429 Kensington Court; 9)
Tom Kelley, 1429 Kensington Court.
Shawna Cardillo, 1560 Main Street came forward. Mrs. Cardillo expressed her concerns
about traffic.
Lisa Alexander, 1562 Main Street came forward. Mrs. Alexander addressed the issue of
upkeep and explained that all residents have to comply with the CC &R that are in place.
Mrs. Alexander believes this project will only add value. Traffic can be an issue, but
believes that speed humps will slow the traffic down.
Kenneth Horn, 1215 Ashmoore Court came forward. Mr. Horn brought up the economic
impact this development will have on Southlake which he believes is good.
Cindy Gatto, 202 Brookview Court came forward. Mrs. Gatto would like more
understanding of the profile of the tenant living in one of these spaces. If a person can
afford $3,000 to $5,000 a month in rent, why not purchase.
John Rafa, 1354 Estella Way came forward. Mr. Rafa is concerned about Cooper and
Stebbins intentions.
Valentino Cardillo, 1560 Main Street came forward. Mr. Cardillo is concerned about the
rent not being controlled and traffic.
Ryan Smith, 1532 Main Street came forward. Mr. Smith expressed the he is in favor of
this project and believes that more residents would be a good fit.
Dennis Gaynor, 1030 Summerplace Lane came forward. Mr. Gaynor stated that he is
opposed of this project and believes this will open the door for further multi - family
developments throughout the City.
Megan Alexander, 1562 Main Street came forward. Ms. Alexander stated that teenagers
are dropped off in Town Square on a regular basis during the weekends especially
during the school year which makes this a great atmosphere for young adults. Ms.
Alexander stated that she is in favor of this project.
Chairman Hudson asked Mr. Corson to come forward and address the issues brought
forth.
Mr. Corson came forward and addressed all the concerns. In regards to someone who
rents at these prices is someone who lives here seasonally or is work driven only.
Chairman Hudson closed the public hearing and asked about the spaces and uses.
Mr. Corson stated that there are only four 3 bedroom units. For the most part the units
are made to be flexible.
Planning and Zoning Commission Meeting Minutes - August 22, 2013
Page 6 of 8
Mr. Bliss came forward and stated that Cooper and Stebbins as the investor has
thought this project through and believes that in the long run this is a very good project.
Commissioner Smith asked about the phasing and why not finish the Garden District as
presented and what makes this a good fit there instead of retail.
Mr. Corson stated they believe it doesn't make since to finish it until we know exactly
what retail will be there along SH 114. In addition, this project will help fund what is
needed to move projects along such as sidewalks and landscaping.
Mr. Bliss added that studies and traffic queries do not support retail in this section.
However, it does support residential. Mr. Bliss also addressed Mr. Gaynor's concern
about opening the door for additional multi - family within the City. The "DT" Downtown
District is unique to Town Square and only Town Square. What is done here cannot be
done outside of Town Square.
Chairman Hudson expressed that he is in favor of the project and believes it is a good
fit. Chairman Hudson bases this on Cooper and Stebbins history with the Town Square
and how successful Town Square is.
Commissioner Smith stated that she likes the project but believes that Cooper and
Stebbins should finish what they started first and doesn't agree with the change.
Commissioner McCaskill agrees with Commissioner Smith and stated that there should
be a higher percentage of completion as well. Commissioner McCaskill continued to
state that he believes that it does open the box or gate for the remainder of the City.
Commissioner Forman stated what is being considered is the best use for this space
and added that based on history with Cooper and Stebbins and is in favor of this
project.
Motion to approve subject to Site Plan Review Summary No. 3 and Staff Report, dated
August 13, 2013 and noting the stipulation that the construction of these residences do
not begin until 55% have been sold in the brownstones (18).
Motion: Parrish
Second: Forman
Ayes: Parrish, Kubiak, Forman and Hudson
Nays: Smith and McCaskill
Abstain: None
Approved: 4 -2 -0
Agenda Item 8 — Meeting Adjournment. The meeting adjourned at 10:14 p.m.
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 7 of 8
/
Robert Hu•son
ATTEST: Chairman
Holly Blake
Commission Secretary
Planning and Zoning Commission Meeting Minutes — August 22, 2013
Page 8 of 8