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Item 7DCITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT September 25, 2013 CASE NO: ZA13-060 PROJECT: Zoning Change & Site Plan for Southlake Park Village EXECUTIVE SUMMARY: Woodmont Land Company is requesting approval of a Zoning Change and Site Plan for Southlake Park Village on property described 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. The current zoning is "S-P-2" Generalized Site Plan District and "AG" Agricultural District. The proposed zoning is "S-P-1" Detailed Site Plan District. SPIN Neighborhood # 9. REQUEST DETAILS: The applicant is requesting approval of a Zoning Change and Site Plan for Southlake Park Village, generally located at the southwest corner of E. Southlake Blvd. and S. Carroll Ave. The proposed zoning change and site plan allows for the construction of approximately 196,000 square feet of retail and restaurant development on approximately 22.48 acres. A portion of the property that is south of the future Zena Rucker Rd. is designated as a retention pond and open space area. The applicant has made the following revisions to the plans to address stipulations in the motion made by the Planning and Zoning Commission at their September 19, 2013 meeting. The complete P&Z motion is included in Attachment A. Issue to be Addressed per P&Z motion Plan Revision The Village area will have pavers or integral color The site plan shows integral color concrete. patterned concrete in the Village area. Photo examples of integral color concrete have been provided. The large fountain feature at Carroll Avenue and The square footage of the fountains has 1709 will be a minimum of eighty-five (85) feet been added to the site plan. across, and the small fountain feature within the Village area adjacent to Building N will be a minimum of 600 square feet. The applicant prior to going to City Council will An exhibit of Building I has been provided address the screening on the roofs for the that shows mechanical equipment behind mechanical equipment and will have a detail with the parapet walls. respect to parapets. Case No. ZA13-060 The proposed "S-P-1" uses and regulations are based on the "C-3" General Commercial District uses and regulations with the following exceptions: Permitted Uses All uses permitted in the "C-3" General Commercial District. 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. Drive A - no variance at 150 feet. Drive B — removed on this plan, now corresponds to existing north drive to Shops of Southlake on the east side of S. Carroll Ave. Drive C — no variance at 130 feet. Drive D - 33 feet (ingress/egress to Zena Rucker). Drive E - 10 feet (ingress/egress to Tower Blvd.). Drive F - 10 feet - (ingress/egress to Tower Blvd.). 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. 468 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. 448 feet is provided). 3. Driveway Connections to Tower Blvd. and Zena Rucker Rd. - 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 Site 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. Parking Lot Landscape Islands — planter islands are required to have a minimum width of 12 feet and shall be equal to the length of a parking space. The parking lot landscape area requirement for this project site is 15 sq.ft. per parking stall. We are requesting that the minimum width of landscape islands be 9 feet, face of curb to face of curb, and that we be allowed to use diamond shaped tree islands, 4 feet by 4 feet to face of curb in limited areas as located and dimensioned on the Site Plan. 5. Lighting Design —the lighting ordinance requires that luminaires on poles over 42" in height and exterior wall mounted fixtures shall be either high pressure sodium or neutral or warm correlated color temperature LED lights or other lights giving a similar soft lighting effect. We are requesting to be allowed to use a combination of high pressure sodium for pedestrian scale lights in sidewalk areas only and metal halide for parking areas and wall mounted lights. The proposed metal halide luminaires will meet the same requirements for correlated color temperature LED lights required by the ordinance and will be Case No. ZA13-060 installed as shown on the Photometric Plan by WLS Lighting included in the Site Plan submittal. ACTION NEEDED: Consider 1st reading approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) SPIN Meeting Report (E) Site Plan Review Summary No. 4, dated September 25, 2013 (F) Surrounding Property Owners Map and Responses (G) Ordinance No. 480-643 (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Dennis Killough (817)748-8072 Richard Schell (817)748-8602 Case No. ZA13-060 BACKGROUND INFORMATION OWNER: RCP Southlake Boulevard No. 2, Ltd., Estate of Chauncey Antoine Prade, Jr. and Anita Prade APPLICANT: Woodmont Land Company 1 :1 :t9] :1 4 :4 wail Q Q :7 I ITIR-a 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-1" Detailed 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. ��•1�j9:Iwe1:/ W11R%1»e1k1 - A Zoning Change and Concept Plan (ZA12-090) from "AG" Agricultural District to "S-P-2" Generalized Site Plan District for Southlake Park Village that included approximately 217,000 square feet of retail development and a parking garage was approved by the Planning and Zoning Commission on November 8, 2012 and approved by City Council at 1st reading December 4, 2012. The case was withdrawn prior to a 2nd reading at Council. - A Preliminary Plat (ZA12-091) for Southlake Park Village was approved by the Planning and Zoning Commission on November 8, 2012. The case was withdrawn before moving forward to City Council. 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. ZA13-060 Attachment A Page 1 The recommendations of the Small Area Plan are as follows: Land Use 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. Case No. Attachment A ZA13-060 Page 2 • 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. 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 site plan and preliminary plat show additional right of way to be dedicated for deceleration lanes at Driveway "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. Existinq Area Road Network and Conditions Please see the Executive Summary of the recently completed Traffic Impact Analysis dated August 23, 2013 included in Attachment C of this report. Case No. Attachment A ZA13-060 Page 3 TREE PRESERVATION: For property sought to be zoned "S-P-1" Detailed 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 April 8, 2013. A SPIN Report is included as Attachment D of this Staff Report. PLANNING AND ZONING COMMISSION: Approved (6-0) subject to Site Plan Review Summary No. 3 and Staff Report dated September 13, 2013 with the following stipulations; 1) The Village area will have pavers or integral color concrete, 2) The large fountain feature at Carroll Avenue and 1709 will be a minimum of eighty-five (85) feet across, 3) The small fountain feature within the Village area adjacent to Building N will be a minimum of 600 square feet, 4) The applicant prior to going to City Council will address the screening on the roofs for the mechanical equipment and will have a detail with respect to parapets, 5) This will be one phase construction and the entire project must be completed within 120 days of the initial issuance of a certificate of occupancy or temporary certificate of occupancy for any building in the project, 6) The living room area, which is the area in the Village area between Buildings N and O, will be the only area that will have overhead strung lights as depicted in the rendering, 7) The applicant will address the safety features along the pedestrian access in front of the fountain feature at the corner of 1709 and Carroll Avenue and will be ready to report to Council regarding their discussion with TXDOT concerning placing hardscape into the right-of-way, 8) The decorative architectural lighting features and also amenities, such as the custom benches, and fire pits, will be substantially similar to what has been presented in the renderings, 9) Noting the applicant's willingness to incorporate Village features into the Rim area buildings 10) That Building Tower Road and Zena Rucker Blvd is part of the phasing stipulation mentioned earlier 11) Including a requirement that improvements needed on S. Carroll Avenue adjacent to the project be completed along with the project, subject to the same stipulations 12) Including a recommendation that variances 1-5 be approved as presented and requested a) Driveway Stacking, b) Driveway Spacing c) Driveway Connections d) Parking Lot Landscape Islands e) Lighting Design. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated September 25, 2013. Case No. Attachment A ZA13-060 Page 4 06 802 , 804 1806 1 808 8�RLO SS LN -- — --F807T809 B01 7803T805 1803 00 1 L; ;- 1-:87" 1 811- 803 1 851 Case No. ZA1 3-060 841 Vicinity Map Southlake Park Village 900 1 910 1918110501 1100 !:2 1 7 821 8,35 U) IV PROSPECTST >zaCIVIC PL is Lu F1 400] 1422 Q200 >< MAIN ST Lu ;7 1400 FOUNTAIN PL z LU U 1 1110 400 F.M. 1709 —T 1431 1411 1471T -----rFl 401 F1201 1221 1211 1275 1445 j 1425 1435 1465 c� I I 302 304 1212141216 1 218 1 220 � 1222 LAKES '6 09 WESTMONT DR 12.1,3 1215 1217 � 1211 � 1221 1200 A � 1219 1218 1 1220 bREST HILLS DI 1215T217 1219 ZA1 3-060 / ZA1 3-061 Zoning Change & Site Plan Preliminary Plat 1001 E. Southlake Blvd. and 400 and 430 S. Carroll Ave w E 0 400 800 1,600 Feet S Attachment B Page 1 ZONING NARRATIVE AND PROPOSED S-P-1 REGULATIONS AND VARIANCE REQUESTS Narrative for Zoning and SP-1 Detailed Site Plan Park Village Woodmont Land Company Southwest Corner of East Southlake Blvd. and South Carroll Avenue Southlake, Texas Revised September 24, 2013 Project 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 Drainage 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 SP-1 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, water features, other amenities, as well as Tower Boulevard and Zena Rucker Road along the project frontage. Project Amenities will consist of: • Water feature at corner of E. Southlake Blvd. & S. Carroll Ave. • Pedestrian areas with additional water features, landscape and hardscape amenities. • Private park area around retention pond at S. Carroll Ave. & Zena Rucker Road. • Sidewalk or 8' walking trails on all perimeter roads. • Bicycle stops. • Public Art Program. • Valet Parking. Surrounding Property Uses are: A. East — The Shops at Southlake — retail development — SP-2 zoning B. South — undeveloped — RPUD - Medium Density Residential zoning C. West — proposed commercial development — SP-1 zoning D. North — developed across East Southlake — SP-1, SP-2 & SF -IA zoning. Existing 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 as final grades 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 sidewalks, water features and useable open spaces. B. Hydrology — the site is undeveloped & the plan is to provide Retention/detention for the difference between the existing condition stormwater runoff and the proposed conditions Case No. Attachment C ZA13-060 Page 1 Narrative for SP-1 Site Plan Park Village Revised September 24. 2013 Page 2 of 5 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. Permitted Uses All those uses permitted in the "C-3" General Commercial District. The Developer will make application with the City for a Master Sign Plan for the project. 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 modifications: Variances Requested: Driveway Stacking Depth — the required stacking at driveway entrances is 100 feet. We are requesting variable stacking depths as shown on the Site Plan and as listed below measured from the right of way: Drive A — no variance - 130 ft. Drive B — corresponds to existing north drive to Shops at Southlake to east of Carroll. Drive C — no variance - 170 ft. (aligns with existing middle drive to Shops at Southlake). Drive D — 33 feet (ingress/egress from parking area to Zena Rucker). Drive E — 10 feet (ingress/egress from parking area to Tower Blvd.). Drive F — 10 feet (ingress/egress to service area to Tower Blvd.). 2. Driveway Spacing — 500 feet is required between the proposed west R.O.W. line of S. Carroll Ave. and the centerline of the main entrance drive on East Southlake Blvd. (approx. 468 feet is provided) and 500 feet is required between the east R.O.W. of proposed Tower Blvd. and the driveway centerline (approx. 448 feet is provided). 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 Site 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 — 30 feet for ingress/egress to the main parking area. Drive E — 50 feet for ingress/egress to the main parking area. Drive F — 55 feet for service entrance only. 4. Parking Lot Landscape Islands — planter islands are required to have a minimum width of 12 feet and shall be equal to the length of a parking space. The parking lot landscape area requirement for this project site is 15 sq.ft. per parking stall. We are requesting that the minimum width of landscape islands be 9 feet, face of curb to face of curb, and that we be allowed to use diamond shaped tree islands, 4 feet by 4 feet to face of curb in limited areas as located and dimensioned on the Site Plan. Case No. Attachment C ZA13-060 Page 2 Narrative for SP-1 Site Plan Park Village Revised September 24, 2013 Page 3 of 5 5. Lighting Design - the lighting ordinance requires that Luminaires on poles over 42" in height and exterior wall mounted fixtures shall be either high pressured sodium lights or neutral or warm correlated color temperature LED lights or other lights giving a similar soft lighting effect. We are requesting to be allowed to use high pressured sodium for pedestrian scale lights in sidewalk areas only and metal halide for parking areas and wall mounted lights. The proposed metal halide luminaires will meet the same requirements for correlated color temperature LED lights required by the ordinance and will be installed as shown on the Photometrics Plan by WLS Lighting included in the Site Plan submittal. Development Regulations 1 Proposed Park Village Parking Tabulation PARK VILLAGE PARKING ANALYSIS Building Total BSF Building A 25,169 Building B 23,505 Building E 23,233 Building C 3,142 Building D 10,7S8 Building E2 11,548 Building F 8,760 Building F2 9,668 Building O 26,936 Building N 16,016 Building M 6,997 Building L 4,993 Building K 5,688 Building 1 9,622 Building I 9,538 LL Space 450 196,023 Am; aw"W" aam "r fib/ rat-t - Corridor& Attics Sprinkler Vestibule Mezz Sub Total Storage Sub Total 0 (770) 43,393) 21,006 (6,186) 14,820 0 (100) {1,200) 22,205 (3,800) 18,405 0 (330) {2,400) 20,503 (1,077) 19,426 0 0 0 3,142 (471) 2,671 (100) 0 0 10,658 (1,614) 9,044 0 (250) 0 11,298 (1,732) 9,S66 (50) 0 0 8,710 (1,314) 7,396 (50) 0 0 9,618 (1,4S0) 8,168 (1,600) 0 0 25,336 (4,040) 22,296 (350) 0 0 15,666 (2,40Z) 13,264 (550) 0 0 6,447 (1,050) 5,397 0 0 0 4,993 (749) 4,244 0 0 0 5,688 (8531 4,835 (565) 0 0 9,057 (1,243) 7,914 (565) 0 0 8,973 (1,431) 7,542 0 0 0 450 (68) 382 (3,830) (1,450) (6,993) 183,750 (29,380) 154,369 nt..r Ls% ( (154,369 SF) + 1,000 SF x 5 Parking Spaces ) + ( 29,390 + 1,000 x 1 parking Space) = 800 Parking Spaces NOTE: No additional parking spaces will be required for outside dining/patio seating. The above building area square footage does not include outside seating areas. Additional Parking Analysis Information - "Urban Land Institute" Parking Standards and Demand. The fact that a customer usually visits several stores during a single shopping trip and the rate of turnover of the spaces distinguishes parking requirements for shopping centers from those of freestanding commercial enterprises. Parking standards are expressed as a parking ratio -the number of parking spaces per 1,000 square feet of GLA in a shopping center. GLA is a known and realistic factor for measuring the adequacy of parking provisions in relation to retail use. Case No. Attachment C ZA13-060 Page 3 Narrative for SP-1 Site Plan Park Village Revised September 24, 2013 Page 4 of 5 Based on a comprehensive study of parking requirements for shopping center conducted by ULI and the International Council of Shopping Centers in 1999, the following base parking standards are recommended for a typical shopping center today: Four spaces per 1, 000 square feet of GLA for centers with a GLA of fewer than 400, 000 square feet The parking ratios presented above apply to centers that have no more than 10 percent of their GLA occupied by restaurants, entertainment venues, and/or cinema space. For centers where these uses occupy 11 to 20 percent of GLA, a linear incremental increase of. 03 space per 1,000 square feet for each percent above 10 percent is recommended. "' Our proposal reflects a restaurant percentage to the total size of 18.11 %; therefore, the Center should have an overall parking ratio of 4.24 parking spots. ([18.11 % - 1094o] = 8.11 x .03 = .2433 + 4 = 4.2433). Required parking would be 183.750 x 4.24 = 779 spaces versus 801 spaces provided. ' Retail Development, Fourth Edition by Urban Land Institute - ULI Development Handbook Series, Copyright 2008, (Chapter 4. Planning and Design, Pages 152, 153) 2. Patio Covers —Specific revisions that are desired by tenants for canopies, arbors or other covers over outside dining or patio areas and/or specific changes to elements of building facades shall be allowed to be approved administratively as long as the proposed canopies, arbors or other covers reflect the character of the shopping center and are composed of approved materials, colors, and textures. 3. Loading Zones a. Loading Spaces (minimum 10' x 50') will be provided for individual tenants larger than 10,000 square feet. 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. 4. Buildings A, F, F2, J, K, L, M, N and O 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 shall NOT be required to have a pitched roof as required by the Zoning Ordinance Section 43 — Overlay Zones, paragraph 43.13.a(2). 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 Site Plan); b. Buildings along Tower Boulevard shall maintain a minimum fifteen (15') foot setback, c. Buildings along the South Carroll Avenue shall maintain a twenty five (25') foot setback from the proposed right of way after additional dedications for street widening and required turn lanes (as dimensioned on the Site Plan); d. Buildings along Zena Rucker Road shall maintain a twenty five (25') foot setback. Case No. Attachment C ZA13-060 Page 4 Narrative for SP-1 Site Plan Park Village Revised September 24, 2013 Page 5 of 5 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; 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 site plan area (22'.48 acres within this SP-1 district) with the Retention pond area included shall not exceed 75%. There shall be no maximum impervious coverage for individually platted lots within the overall site plan. 9. An 8' wide multi -use trail is proposed along the south side of Zena Rucker Road. As indicated on the Site Plan, the portion of the 8' multi -use trail along the frontage of the residential property to the south of Zena Rucker Road will be constructed when that property is developed. The portion along the Retention pond parcel lot will be constructed with this project. 10. All curb cuts into E. 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 for widening and turn lanes 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. 12. Building Articulation — Building articulation is required in accordance with the Corridor Overlay Zone, in the Zoning Ordinance, Section No. 43, per Exhibit 43-A. We are requesting that horizontal and vertical articulation shall be permitted as shown on the site plan and building elevations included in the Site Plan submittal. 13. 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Ie Case No. Attachment C ZA13-060 Page 6 EXECUTIVE SUMMARY OF THE TRAFFIC IMPACT ANALYSIS (SUBMITTED AUGUST 23, 2013) Southlake Park Village August 23, 2013 FM 1709 / Carroll Avenue AVO 28789 Southlake, Texas Executive Summary Halff Associates, Inc. (Halff) conducted a Traffic Impact Analysis (TIA) Update on behalf of The Woodmont Company for their proposed new retail development, Southlake Park Village, to be located on the southwest corner of the FM 1709 / Carroll Avenue intersection in Southlake, Texas. Halff conducted a TIA for the development in June 2012, which was submitted to the City of Southlake for review. Since that time, changes have been made to the site plan, impacting the density of the development and the proposed access to adjacent streets. This report presented an analysis of the current (August 2013) development plan, which calls for an approximately 190,000-square foot retail development scheduled to open in late 2014. The TIA addressed access to the site from proposed site driveways along FM 1709, Carroll Avenue, and the future Tower Boulevard and Zena Rucker Road, and peak hour operations at the intersections of these streets. The TIA also addressed sight distance, access spacing, and roadway improvements planned as part of the development. Access to the development will be provided by a right in / right out driveway along FM 1709, a left in / right in / right out driveway along Carroll Avenue, a full access driveway along Zena Rucker Road, and two full access driveways along Tower Boulevard. Tower Boulevard, which will run along the west side of the development, and Zena Rucker Road, which will run along the south side of the development, will be constructed as part of the Southlake Park Village project. Halff conducted AM and PM peak hour operational analyses of the study intersections and proposed site driveways, assuming full build out of the subject development, and two adjacent developments, by the end of 2014. Halff also conducted peak hour operational analyses of the FM 1709 / Tower Boulevard intersection and the proposed site driveway along FM 1709 for a horizon year 2020 scenario, to satisfy Texas Department of Transportation (TxDOT) Fort Worth District Office guidelines. The results of the intersection and driveway analyses indicate 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. The Southlake Park Village development provides good access to the 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. Major delays at the FM 1709 / Tower Boulevard intersection and at the Carroll Avenue / Zena Rucker Road intersection can also be alleviated with the installation of traffic signals. Based on the results of Traffic Signal Warrant Analyses produced in conjunction with this TIA update, both intersections would meet Warrants 1, 2, and 3, based on the study year 2014 projected volumes developed for the project. l :■; HALFF Case No. Attachment C ZA13-060 Page 7 Southlake Park Village August 23, 2013 FM 17091 Carroll Avenue AVO 28789 Southlake, Texas 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 this driveway exceeds TxDOT's spacing requirements, from Carroll Avenue and from the future Tower Boulevard. The project developer is also proposing one new driveway access connection to Carroll Avenue. The proposed location of the driveway along Carroll Avenue exceeds the City of Southlake's driveway spacing and corner clearance standards. The location of the proposed site driveway along Zena Rucker Road exceeds the City of Southlake's corner clearance standard. The location of the proposed north site driveway along Tower Boulevard exceeds the City of Southlake's comer clearance standard. The location of the proposed south site driveway along Tower Boulevard is 6 feet short (-2.4 percent) of the City's 250-foot driveway spacing standard for arterial roads (Tower Boulevard is not currently on the City's Thoroughfare Plan). 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 Tower Boulevard design plans, it appears that there is sufficient sight distance along the road at each of the two 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 point and at the proposed Winding Creek development access point along Zena Rucker Road. The project developer is planning deceleration lanes at the following locations as part of the Southlake Park Village project: • Eastbound right turn deceleration lane along FM 1709 at Tower Boulevard • Eastbound right turn deceleration lane along FM 1709 at Drive A • Souhbound right turn deceleration lane along Carroll Avenue at Drive C • Northbound left turn deceleration lane along Carroll Avenue at Drive C • Souhbound right turn deceleration lane along Carroll Avenue at Zena Rucker Road • Northbound left turn deceleration lane along Carroll Avenue at Zena Rucker Road :■; HALFF Case No. Attachment C ZA13-060 Page 8 Southlake Park Village August 23, 2013 FM 17091 Carroll Avenue AVO 28789 Southlake, Texas In addition to these roadway improvements, Halff recommends the following measures to accommodate projected traffic related to the proposed Southlake Park Village retail development: The future Tower Boulevard / Zena Rucker Road intersection can operate as a two-way stop -controlled intersection (southbound Tower Boulevard approach stopped at Zena Rucker Road) with minimal delays, based on the build out year (2014) AM and PM peak hour total volume analyses (background plus site). The southbound Tower Boulevard 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 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 driveway (Drive Q. • Work with TxDOT to install a traffic signal at the FM 1709 / Tower Boulevard intersection. Based on the year 2014 total (background plus site) traffic volume projections developed for this TIA update and the Traffic Signal Warrant Study, this intersection meets Warrants 1, 2, and 3. • Work with the City of Southlake to install a traffic signal at the Carroll Avenue / Zena Rucker Road / Shops of Southlake south driveway intersection. Based on the year 2014 total (background plus site) traffic volume projections developed for this TIA update and the Traffic Signal Warrant Study, and accounting for the planned median improvements along Carroll Avenue between FM 1709 and Zena Rucker Road, this intersection meets Warrants 1, 2, and 3. ■; HALFF Case No. ZA13-060 Attachment C Page 9 JUSOUTHLAKE CASE NO. PROJECT NAME: SPIN DISTRICT: MEETING DATE: MEETING LOCATION SPIN MEETING REPORT ZA12-090 (revised) Southlake Park Village SPIN # 9 April 8, 2013; 6:00 PM 1400 Main Street, Southlake, TX Training Rooms 3C — 3D TOTAL ATTENDANCE: Nineteen (19) • SPIN REPRESENTATIVE(S) PRESENT: Ray Tremain #9, Vic Awtry #7 • APPLICANT(S) PRESENTING: Rick Machak and Sarah Clark, Woodmont • STAFF PRESENT: Lorrie Fletcher, Planner I; Randy Baker, Sergeant DPS STAFF CONTACT: Richard Schell, Planner II: (817)748-8602 or rschell(&ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located at the southwest corner of Southlake Boulevard and Carroll Avenue. Development Details • Previously submitted as a Concept Plan and Revised Plat proposed for approximately 220,000 SF of specialty retail development. • The plan has been modified to reflect approximately 185,000 SF of specialty retail development and eliminating the parking garage component. • Much of the original development plan remains the same with shops and restaurants surrounding multiple hardscape and landscape amenities including water features, public art and fireplaces. The plan presented at SPIN: iia Pan •• a. •♦ •• • � • •.�y1 •4s •�� 0.0 • • • i445 `lam �_ • • 1. • •* •Q 33 • is � ►� Case No. Attachment D ZA13-060 Page 1 QUESTIONS ICONCERNS • So you will no longer have the garage? _1 No • Will Zena Rucker Road be considered a service road? Yes What about the pond right behind? Do you own it? -, Yes, we purchased it about 8 months ago • Does the road line up with Central Market? You know people will dart across... A connection from Zena to Byron would help ease Carroll Traffic • Will there be sidewalks all around? _1 Yes • We are very concerned about Zena Rucker Road connecting with the service road at Central Market. People will use it... it doesn't matter that you define it as a service road. What kinds of tenants will you have? 1-1 Retail — soft goods; restaurants; possible grocery • What about lights? _, We plan to use under 30 foot LED lights. • Are you concerned about the water from the incoming Del Frisco's site to that corner? Our understanding is that pond has been considered. Solutions may be a regional retention pond, use of new technology, cooperation with Winding Creek. The city has worked out the issues. • Will you have a restrictive truck route? Yes, the trucks should come down 1709 and enter Tower. The restaurants will be serviced from the front. The backs of the buildings will look like the front (similar to Town Square). The view from 1709 and Carroll will look very nice. • Why is there so much more pavement in this plan? We got the feeling that Council wanted a new plan. We needed to change things to offer more lease space. The tenants did not like the new plan. We had to redo it... clean it up. • Will there be enough parking? Yes, we are parking better than 4 to 1 with this new plan. 1 would have liked the parking garage to remain to keep more green space. You could have worked with it to make the residential non -visible. When will you go to P&Z? We are anticipating a June 10" P&Z meeting, followed by final action from City Council in August; then move dirt in October. 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 ZA13-060 Page 2 Case No.: ZA13-060 REVISED SITE PLAN REVIEW SUMMARY Review No.: Four Project Name: Site Plan — Southlake Park Village APPLICANT: Rick Machak Woodmont Land Company 2100 W. 7"'. St. Fort Worth, TX 76107 Phone: (817) 732-4000 E-mail: rmachakn-woodmont.com Date of Review: 09/25/13 Engineer: Bob Pruett Cates -Clark & Associates, LLP 14800 Quorum Dr. Suite 200 Dallas, TX 75254 Phone: (972) 385-2272 x102 E-mail: rpruett@cates-clark.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/24/13 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. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed: a. Driveway A does not meet the minimum spacing from the intersection of E. Southlake Blvd. and S. Carroll Ave. A minimum spacing of 500 feet is required. A variance is requested to allow approximately 468 feet of spacing. b. The two driveways on Tower Blvd. and the driveway on Zena Rucker Rd. do not meet the minimum required stacking depth of 100 feet. A variance is requested to allow a stacking depth of approximately 10 feet for the two driveways on Tower Blvd. and a stacking depth of approximately 33 feet for the driveway on Zena Rucker Rd. C. Commercial & service driveways are not permitted on collector streets unless there is no other public access. Revise the variance request to allow the driveways on Zena Rucker Rd. and Tower Blvd. based on the TIA completed by Halff on August 23, 2013. The curb curve radii for fire lanes at drives E and F need to be a minimum 30' or approved by the Fire Marshal. 3. Please make the following changes to the elevations: a. Staff recommends providing elevations or renderings of allowed patio shade structures or covers so that individual tenants will not have to request zoning change and/or site plan approvals of such structures in the future. 4. Please make the following changes to the Narrative, Variance Request and S-P-1 Regulations: a. Provide photo examples or renderings of patio structures and/or other possible revisions and reference these examples in the regulations. Case No. Attachment E ZA13-060 Page 1 Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: The submitted plans show that the existing tree cover on the site is 18.8% and 99% of that existing tree cover is proposed to be removed. In accordance with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-D the applicant is required to preserve at least 70% of the existing tree cover and only 1 % is proposed to be preserved. The 1 % of existing trees proposed to be preserved are located on the retention pond lot, Lot 1, Block2; and consist of a 10" Live Oak, 6" Cedar, 7" Cedar, and 16.5" Hackberry. The other three (3) trees shown to be preserved are not on the developing property. 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: Many parking lot landscape islands are 10' wide or less. Parking lot islands shall have a minimum width of 12' back-to-back if curbed or 13' edge -to -edge if no curb is intended, and shall be equal to the length of the parking stall. A variance request has been requested. Please provide the Required and Provided bufferyard widths and types in the Bufferyards Summary Chart. 3. The North bufferyard calculations in the Bufferyards Summary Chart are correct for a 937', 20-0 type bufferyard, but the North bufferyard type and plant material calculations or incorrect in the Bufferyards calculations summary below. Just the Interior Landscape and Bufferyards Summary Charts, and Parking Lot Landscape Summary Chart are fine. The calculations summary does not need to be provided. 4. Please consider providing a more diverse selection of trees and plant material across the site Public Works/Engineering Review Alejandra (Alex) Ayala, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: aayala@ci.southlake.tx.us CrlEll kIEllZU Wd91LY,I►YilEll k111&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. Case No. Attachment E ZA13-060 Page 2 Submit civil construction plans for Tower Blvd. and Zena Rucker Rd. 3. Access onto the private property located west of this development must be coordinated with the property owner and shown on the civil construction plans. All access easements shall be negotiated and approved prior to the approval of Civil Construction Plans. For driveways along FM 1709, coordination with TxDOT shall be required. Conduit for the placement of signal lights at the intersection of FM 1709 and Tower Blvd. as well as the intersection of Carroll and Zena Rucker shall be included in the civil construction plans. Retaining walls greater than 4-feet (including footing) shall require sealed structural plans to be submitted and approved by the Building Inspections Department. 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 shall be constructed with this development. Street intersections shall comply with TDLR/ADA accessibility standards. Sight distances shall conform to AASHTO guidelines on adjacent collectors and arterials. Use the City of Southlake GPS monuments whenever possible. TRAFFIC IMPACT ANALYSIS 1. Currently, Driveway E on Tower Blvd. does not align with the Tower Plaza driveway as shown on the Tower Plaza Development approved site plan therefore increasing the potential for left turn traffic conflicts at this location. The applicant is working with the developer of Tower Plaza to relocate their drive to align with the Southlake Park Village drive. EASEMENTS: 1. Water meters, vaults and fire hydrants shall be in easements or in the right of way. Verify that all meters and fire hydrants throughout the site are within an easement or 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. Separate water meters may be required for water fountains. 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. All water and sewer lines in easements or ROW shall be constructed to City standards. DRAINAGE COMMENTS: 1. Concentrated runoff from the southbound lanes of Tower Blvd. cannot be released onto properties to the west and south of the future Tower Blvd. Case No. Attachment E ZA13-060 Page 3 2. This property drains into Critical Drainage Structure #23 and requires a fee to be paid prior to beginning construction ($309.83/Acre). 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. 1k1;101NLY,UIEel kVAW6191LY,ILYilEll kIII &I Submit 4 sets of 22"x34" and 1 set of 11"x17" scalable civil construction plans along with 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 shall be submitted to the Public Works Department prior to beginning construction. A Commercial Developer Agreement shall be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Civil 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. Payment, Performance and a separate 2-year Maintenance Bond for public infrastructure shall be required for this development. The 2-year Maintenance Bond shall be bound only unto the City of Southlake. The Maintenance Bond cannot be tied to the Performance and Payment Bond in any way as required per the Commercial Developer Agreement. Any hazardous waste being discharged must be pretreated, Ordinance No. 836. Fire Department Review Kelly Clements Assistant Fire Marshal (817) 748-8671 kclementsCcDci.southlake.tx.us CrlEll kIEll0A Wd91LY,I►YilEll kIII &I An automatic fire sprinkler system will be required for buildings over 6,000 square feet. (per 2009 I.F.C. Sec. 903.2.11.9 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas 75001. Phone 214-638-7599. Buildings that are classified as an A-2 occupancy that is in excess of 5,000 square feet or has a capability for an occupant load over 100 persons must also be sprinkled. The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5'X5' if the double check is not located on the riser, or a minimum of 6'X6' if it is on the riser. Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a 30 degree down elbow and a Knox locking cap. All commercial buildings are required to have Knox Box rapid entry systems installed. Case No. Attachment E ZA13-060 Page 4 Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office. FIRE LANE COMMENTS: Fire apparatus access needs to be provided 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 of 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 a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (per 2009 I.F.C. Sec. 503.2.4) FIRE HYDRANT COMMENTS: Hydrants are to have Hydra-Storz connections with butterfly vanes on pumper outlet for five -inch diameter hose. Hydrants are 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.(Additional hydrant needed between tenant E2 and F) Fire Department Connections for sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of approved fire department access. Other informational comments? Recommend internal street -side landscaping. Recommend a more natural perimeter for the retention pond, proper pond aeration/fountain, and pathway around pond. Informational Comments: A SPIN meeting for this project was held on April 8, 2013. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over. A variance has been requested. 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 from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones except as specified in the S-P-1 zoning regulaitons. 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. Case No. Attachment E ZA13-060 Page 5 Denotes Informational Comment Case No. Attachment E ZA13-060 Page 6 SURROUNDING PROPERTY OWNERS aoutniaKe rarK vuiage 12 3 4 1 2 11 El 0 14 15 8 22 19 16 9 17 23 6 7 18 5 20 21 • • 1. •Response Greenway Crestwood Partners SP2 Office Commercial 2.41 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, Medium Density Residential 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 Medium Density Residential 4.24 O 18. Prade, C A 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 Medium Density Residential, 12.55 NR Case No. Attachment F ZA13-060 Page 1 Retail Commercial 23. Terra Winding Creek Llc SP2 Medium Density Residential 3.79 NR Responses: F: In Favor O: Opposed To U: Undecided Notices Sent: Responses Received: Seventeen (17) One (1) NR: No Response Case No. Attachment F ZA13-060 Page 2 CGS Notification Response Form ZA13-060 Meeting Date: July 18, 2013 at 6:30 PM Rucker, Zena Sullivan Tr 650 S Carroll Ave Southlake Tx, 76092 A 899 31302 02 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to) undecided about (circle or underline one) the proposed Zoning Change and Site Plan referenced above. Space for comments regarding your position: I• L. • / ��f d. • { �l .. n ../.. a.' a Ate. ► "All Signature: Date: Additional Signature; `�' g,� ,. j �� �p , Date: Printed Name(s): _ .7 Agutg 1-, wk�:" C i?P- F r M C--N A 1z C-i Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Planning Department. One form per property Phone Number (optional): I) :I (� �/ -- ). 9 Case No. Attachment F ZA13-060 Page 3 "$0 6 v ioaGLS wacn Z-e nk V- UGkt,,� lZ-d. D- 5C)UA+-NVAI�P, Blued. ShOUW bt �►rn,�,d . aear cUdeS 51no�1c� 4:�cz Ar , 1 n kAov-- ctC- A lQ, well G� dot nC� i cAx Lly �h fib. 2o1 �. Case No. Attachment F ZA13-060 Page 4 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-643 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-1" DETAILED SITE PLAN DISTRICT, 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, 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 ZA13-060 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 ZA13-060 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-1" Detailed Site Plan Zoning District as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B," and subject to the following conditions: Case No. Attachment G ZA13-060 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 ZA13-060 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 ZA13-060 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 , 2013. 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 ZA13-060 Page 6 CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment G ZA13-060 Page 7 1*:1:11:3kdviv 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: 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 III, 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 # 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 III, CO -TRUSTEES OF THE ANITA H. PRADE TESTAMENTARY TRUSTS, AS RECORDED VOLUME 10315, PAGE 1256 (COUNTY CLERKS FILE NO. D211012231) 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) (69.18 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 FORA 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 Y "IRON ROD FOUND FOR CORNER, SAID POINT BEING THE NORTHEAST CORNER OF A 38.000 ACRE TRACT OF LAND CONVEYED TO TERRAAVINDIN0 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 TERRAIWINDING CREEK LLC, 38.000 ACRE TRACT FOR AD IESTANCE OF 479.19 FEET TOY" IRON ROD FOUND FOR THE NORTHWEST CORNER OF SAID 38.000 ACRE TRACT, AND BEING IN THE EAST LINE OF THE 8.597 ACRE TRACT OF LAND CONVEYED TO TERRAAYINDING 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 A'h" IRON ROD FOUND FOR CORNER; THENCE NORTH 00` 46' 32" WEST AND FOLLOWING ALONG THE EAST LINE OF SAID 8.597 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 TERRAIWINDING CREEK 8.597 ACRE TRACT, FOR A DISTANCE OF 374.74 FEET TO A 518" IRON ROD V41TH ALUMINUM CAP FOUND FOR CORNER; THENCE SOUTH 88' 19' 05" WEST AND CONTINUING ALONG THE NORTH LINE OF SAID TERRAIWIN DING CREEK 8.597 ACRE TRACT FOR A DISTANCE OF 113.93 FEET TO A 518" IRON ROD WITH ALUMINUM CAP FOUND FOR THE NORTHWEST CORNER OF SAID TERRA/WIN DING CREEK 8.597 ACRE TRACT AND BEING IN THE WEST LINE OF SAID RCP SOUTHLAKE BOULEVARD # 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. D20TI35294 OF THE REAL PROPERTY RECORDS OF TARRANT COUNTY, TEXAS; THENCE NORTH 00` 44' 54" WEST (NORTH DO. 12' 53" WEST PER DEED) AND FOLLOWING SAID RCP SOUTHLAKE BOULEVARD # 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. D211300126 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` 54' 51" EAST AND FOLLOWING ALONG THE SOUTH RIGHT OF WAY LINE OF AFORESAID SOUTHLAKE BOULEVARD (FM 1709) AS ESTABLISHED 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 130.09 FEET TO A 5/8" IRON ROD SET FOR CORNER, SAID POINT BEING IN THE WEST LINE 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 #2, 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 THES ATE 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' 57' 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 SAID CURVET THE RIGHT FOR AN ARC DISTANCE OF 178.38 FEET TO A 5/8" IRON ROD SET FOR CORNER; THENCE SOUTH 89° 29' 29" EAST AND CONTINUING ALONG SAID SOUTH RIGHT OF WAY LINE OF SOUTH LAKE BOULEVARD (FM 1709) AS REFLECTED IN SAID LIS PENDES NOTICE FOR A DISTANCE OF 261.69 FEET TO THE POINT OF BEGINNING AND CONTAINING 22.4812 ACRES OF LAND, MORE OR LESS. Case No. ZA13-060 Attachment G Page 8 EXHIBIT "B" RESERVED FOR APPROVED SITE PLAN AND SUPPORTING DOCUMENTS Case No. Attachment G ZA13-060 Page 9