Item 6CCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
October 9, 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 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.
Case No.
ZA13-060
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
installed as shown on the Photometric Plan by WLS Lighting included in the
Site Plan submittal.
Per the Council motion at 1st reading on October 1, 2013, the applicant has provided
City staff the Urban Land Institute (ULI) parking study with respect to the requested
parking variance (See attachment C, pages 17-19). The applicant will be prepared to
address the remaining 1st reading motion items at 2nd reading on October 15, 2013.
ACTION NEEDED:
1) Conduct a public hearing
2) Consider 2nd 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)
Revised Site Plan Review Summary No. 4, dated October 9, 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
Case No.
ZA13-060
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.
CITY COUNCIL ACTION: Approved 1 st reading (7-0) pursuant to the following: site plan review summary
No. 4, dated September 25, 2013; accepting Planning and Zoning
Commission's recommendations with the exception of items 2—fountain to be
a minimum of eighty-five (85) feet across and item 5— completion of amenities
package; prior to next meeting applicant will bring forward the estimated
staging and completion schedule to ensure the amenities package will be more
fully described to be completed prior to completion of the property as
presented; approval of variances submitted in application —driveway stacking
depth, driveway spacing, driveway connections to Tower Boulevard and Zena
Rucker Road, parking landscape islands and lighting design; planting box
located at southeast corner of Carroll and Zena Rucker shall be stone for lower
level and upper portion of the screening wall on Zena Rucker will be brick and
wrought iron; applicant will work with staff to verify the Urban Land Institute
(ULI) parking study with respect to the requested parking variance; applicant
Case No. Attachment A
ZA13-060 Page 4
will clearly describe the walking surfaces and flatwork in the items referenced
in the Rim buildings, which includes A, B, C, D, E, E.2, F and F.2; request for
shade structures and pergolas will not be part of the request and may be
provided in conceptual nature and the applicant will come back at a later time
for specific approvals for the structures; sign plans will be approved as a
separate item; and the fountain size will be a square footage calculation of
3,000 square feet of which the applicant will bring back specific calculations for
said fountain to be located at the northeast corner of Carroll and 1709.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 4, dated October 9, 2013.
Case No. Attachment A
ZA13-060 Page 5
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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. Building Facade Materials - Building facade materials are allowed as shown on the
elevations.
Case No. Attachment C
ZA13-060 Page 5
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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
LEE ENGINEERING REVIEW OF THE TRAFFIC IMPACT ANALYSIS
73030 LRJ FREEWAY
SUITE 1660
DALLAS, TOWS 75234
972/248-3006 FAX 972/248-3855
TOLL FREE 888/298-3006
LErErmanErcitinc
August 30, 2013
Ms. Alex Ayala, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Proposed Southlake Park Village Traffic Impact Analysis Review
Ms. Ayala:
Per your request, we have reviewed the traffic impact study for the proposed "Southlake Park Village"
prepared by Halff Associates, Inc. and dated August 23, 2013. The proposed development is located in
the southwest corner of FM 1709 at South Carroll Avenue in Southlake, Texas. We offer the following
comments on the submitted traffic impact analysis:
• A preliminary site plan is provided for the development in the TIA`s appendix. The site plan does
not include a scale,which does not allow us to verify the stated driveway spacing information
contained in the report.
• The buildings shown on the site plan total to 189,075 square feet of space. The trip generation
estimates were performed using 190,000 square feet of space. This is acceptable.
• The trip generation estimates provided in Table 1 were correctly developed using 190,000
square feet of space and the equations provided by the Institute of Transportation Engineers.
The Shopping Center land use was used and can include retail, restaurant and office uses. The
development is projected to generate 10,308 daily trips with 231 trips during the AM peak hour
and 921 trips during the PM peak hour. Trip generation for this development is reasonable.
• Trip generation for the adjacent residential is reasonable. Trip generation for the adjacent
Tower Plaza Office and Hospital (done by others) appears to be skewed to the low side through
the selection of independent variables and rates rather than regression equations.
• The directions of approach percentages and trip distributions appear to be reasonable.
• The study did not evaluate the operations of the FM 1709 at Carroll Avenue intersection.
Eastbound queues from the signal back up beyond the proposed site driveway and may extend
to the Tower Boulevard intersection at times. This intersection should be included in the
analysis. The study indicates that the site will add approximately 75 eastbound left turns and 82
westbound left turns to the intersection during the PM peak hour. This is in addition to
additional left turns generated by adjacent residential and the Tower Plaza office/hospital
Case No. Attachment C
ZA13-060 Page 10
development. The development of this site may necessitate the addition of dual left turn lanes
to the FM 1709 approaches to this intersection. Right of way should be dedicated that allows
for the future construction of dual left turn lanes on the FM 1709 approaches to Carroll Avenue.
• The development has a large amount of parking seemingly on the back side of Building E, E2, F
and F2. Parking behind buildings is frequently underutilized and creates additional circulation in
the primary parking areas as motorists seek parking spaces during peak periods.
• Because the site plan was not to scale, the driveway throat lengths were not able to be assessed
for conformance with the Southlake Driveway ordinance. Drive A and Drive C appear to have
suitable throat lengths. Drive D has a relatively short length and may not meet requirements.
Drive E and F do not appear to have suitable throat lengths.
• Drive F appears to be for truck access only, but the maneuvering space is limited. An Autoturn
analysis should be conducted to assure trucks can access the loading areas with minimal impact
to Tower Boulevard.
• The study indicates that Tower Blvd will be a 36 foot wide street. This width would typically
imply a two-way left turn and two through lanes. The Tower Plaza site plan indicates a median
along Tower Boulevard. The median shown on the Tower development site plan included
appears to restrict left turns into and out of Drive F on the Southlake Park Village site. The
configuration of Tower Boulevard between the two sites needs to be clarified.
• The study indicates that distance between Drive E and Drive F does not satisfy the Southlake
Driveway Ordinance. Additionally, there is a driveway between Driveway E and F on the west
side of Tower Boulevard. The spacing to this driveway was not assessed. The offset between
that proposed driveway and Driveway E is such that the left turns overlap and may create
operational issues in the event a two-way left turn lane is used.
• The report indicates that the following movements will experience poor levels of service when
the site is developed.
o Westbound left turn from FM 1709 to Tower Blvd
o Northbound left and right turn from Tower Blvd to FM 1709
o Northbound right turn from Drive A to FM 1709
o Eastbound left turn from Zena Rucker to Carroll Ave
• The study indicates deceleration lanes are planned at the following locations.
o Eastbound FM 1709 right turn at Tower Blvd
o Eastbound FM 1709 right turn at Drive A
o Southbound Carroll Avenue right turn at Drive C
o Northbound Carroll Avenue left turn at Drive C
o Southbound Carroll Avenue right turn at Zena Rucker
o Northbound Carroll Avenue left turn at Zena Rucker
We concur with these recommendations.
Case No. Attachment C
ZA13-060 Page 11
• The study recommends installing traffic signals at FM 1709 and Tower Boulevard.
We agree that the developer should construct a signal at the intersection of FM 1709 and Tower
Boulevard. The developer should also assist the City of Southlake and TOOT in developing
coordinated signal timing plans that incorporate the Tower Boulevard intersection into the
existing plans.
• The study recommends installing a traffic signal at the Carroll Avenue and Zena Rucker/Shops of
Southlake intersections.
We concur with this recommendation. This signal should also be coordinated with the FM 1709
at Carroll Avenue signal.
If you have any questions, please contact me at (972) 248-3006. We appreciate the opportunity to
provide these and are available to address any additional comments or concerns.
Sincerely,
?I,-- 4'D"'z� Try -
John Denholm III, P.E., PTOE
Project Engineer
Lee Engineering
TBPE Firm No. F-450
Case No. Attachment C
ZA13-060 Page 12
HALFF RESPONSE TO LEE ENGINEERING REVIEW OF THE TRAFFIC IMPACT ANALYSIS
Case No. Attachment C
ZA13-060 Page 13
::: HALFF
September 12, 2013
Ms. Alex Ayala, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Southlake Park Village — response to Traffic Impact Analysis review comments from Lee
Engineering
Ms. Ayala:
In response to Lee Engineering's review letter dated August 30, 2013 regarding the Southlake Park
Village TIA, Halff offers the following responses. This letter has been formatted in a manner where Lee
Engineering's comments appear in italics priorto HalfPs response.
1. A preliminary site plan is provided for the development in the TIA`s appendix. The site plan does not
include a scale, which does not allow us to verify the stated driveway spacing information contained
in the report.
Halff has attached a site plan with a scale to this response letter.
2. The buildings shown on the site plan total to 189,075 square feet of space. The trip generation
estimates were performed using 190,000 square feet of space. This is acceptable.
No response necessary.
3. The trip generation estimates provided in Table 1 were correctly developed using 190,000 square
feet of space and the equations provided by the Institute of Transportation Engineers. The Shopping
Center land use was used and can include retail, restaurant and office uses. The development is
projected to generate 10,308 daily trips with 231 trips during the AM peak hour and 921 trips during
the PM peak hour. Trip generation for this development is reasonable.
No response necessary.
4. Trip generation for the adjacent residential is reasonable. Trip generation for the adjacent Tower
Plaza Office and Hospital (done by others) appears to be skewed to the low side through the
selection of independent variables and rates rather than regression equations.
As mentioned in the TIA, trip generation for the Tower Plaza development was calculated by others and
submitted to City of Southlake in a memo dated May 26, 2010, which compared the trip generation for
the current Tower Plaza development plan (hospital and office) with a previous development scenario.
It is Half's opinion that any increase in trips generated by Tower Plaza, due to using the fitted curve
equations instead of the average rates, would not impact the results or recommendations presented in
the TIA for Southlake Park Village.
HALFF ASSOCIATES, INC. Page f of 4
1201 NORTH BOWSER ROAD TEL �214) 346-6200 WWW HALFFCVM
RICHARDSON. TX 75081-2275 FAX (214) 739-0095
Case No. Attachment C
ZA13-060 Page 14
ppp HALFF
5. The directions of approach percentages and trip distributions appear to be reasonable.
No response necessary.
6. The study did not evaluate the operations of the FM 1709 at Carroll Avenue intersection. Eastbound
queues from the signal back up beyond the proposed site driveway and may extend to the Tower
Boulevard intersection at times. This intersection should be included in the analysis. The study
indicates that the site will add approximately 75 eastbound left turns and 82 westbound left turns to
the intersection during the PM peak hour. This is in addition to additional left turns generated by
adjacent residential and the Tower Plaza office/hospital development. The development of this site
may necessitate the addition of dual left turn lanes to the FM 1709 approaches to this intersection.
Right of way should be dedicated that allows for the future construction of dual left turn lanes on the
FM 1709 approaches to Carroll Avenue.
In a TIA scoping meeting held at the City of Southlake in early 2012, City staff indicated to Halff that the
FM 1709 / Carroll Avenue intersection did not need to be evaluated as part of this project, since it had
been studied in several other projects over the past few years. The project developer is dedicating right
of way for an eastbound right turn deceleration lane on FM 1709 at the Carroll Avenue intersection.
7. The development has a large amount of parking seemingly on the back side of Building E, E2, F and
F2. Parking behind buildings is frequently underutilized and creates additional circulation in the
primary parking areas as motorists seek parking spaces during peak periods.
Pedestrian access is being provided between Buildings F and F2, which will provide a connection
between the front of these buildings and the parking areas on the back side of the buildings. These
parking areas will also be used for employee parking and likely for valet parking for several of the
restaurants planned for the development.
8. Because the site plan was not to scale, the driveway throat lengths were notable to be assessed for
conformance with the Southlake Driveway ordinance. Drive A and Drive C appear to have suitable
throat lengths. Drive D has a relatively short length and may not meet requirements. Drive E and F
do not appear to have suitable throat lengths.
The developer is requesting variances for the driveway throat lengths for Drives D, E, and F. In Halffs
opinion, the design of these driveways should not negatively impact the traffic flow on Tower Boulevard
and Zena Rucker Road. Both roads are collector streets that will carry lower traffic volumes at lower
speeds than FM 1709 or Carroll Avenue. The on -site drive aisles that run parallel to Tower Boulevard
and Zena Rucker Road and intersect the aforementioned driveways should also carry low traffic volumes
at low speeds, since they access the back side of the buildings.
9. Drive F appears to be for truck access only, but the maneuvering space is limited. An Autoturn
analysis should be conducted to assure trucks can access the loading areas with minimal impact to
Tower Boulevard.
The developer's civil engineer can provide an AutoTurn analysis of Drive F.
Page 2 of 4
Case No. Attachment C
ZA13-060 Page 15
;;p HALFF
10. The study indicates that Tower Blvd will be a 36 foot wide street. This width would typically imply a
two-way left turn and two through lanes. The Tower Plaza site plan indicates a median along Tower
Boulevard. The median shown on the Tower development site plan included appears to restrict left
turns into and out of Drive F on the Southlake Park Village site. The configuration of Tower
Boulevard between the two sites needs to be clarified.
The current design plan for Tower Boulevard, which is being prepared by the developer's civil engineer
(Cates -Clark and Associates, LLP) and will be submitted to the City of Southlake soon, calls for a 36-foot
wide concrete curb -and -gutter road without a raised median. This cross-section would allow for a two-
way left turn lane and one through lane in each direction (northbound and southbound).
11. The study indicates that distance between Drive E and Drive F does not satisfy the Southlake
Driveway Ordinance. Additionally, there is a driveway between Driveway E and F on the west side of
Tower Boulevard. The spacing to this driveway was not assessed. The offset between that proposed
driveway and Driveway E is such that the left turns overlap and may create operational issues in the
event a two-way left turn lane is used.
The developer is requesting a variance on the spacing of Drives E and F. It is Half's opinion that the
spacing of these driveways will not have a negative impact on the Tower Boulevard traffic flow, because
Drive F will be a very low volume driveway providing access to the back of Buildings A, B, and C.
Regarding the offset of the proposed driveway on the west side of Tower Boulevard, the developer is in
discussions with the new owner of the Tower Plaza property regarding the feasibility of shifting the
Tower Plaza driveway to the south approximately 100 feet to align with the Southlake Park Village Drive
E. The project team is also working on a design option to widen this section of Tower Boulevard in order
to provide side -by -side left turn lanes for Drive E and the proposed Tower Plaza drive.
12. The report indicates that the following movements will experience poor levels of service when the
site is developed.
o Westbound left turn from FM 1709 to Tower Blvd
o Northbound left and right turn from Tower Blvd to FM 1709
o Northbound right turn from Drive A to FM 1709
o Eastbound left turn from Zeno Rucker to Carroll Ave
No response necessary.
Page 3 of 4
Case No. Attachment C
ZA13-060 Page 16
HALFF
13. The study indicates deceleration lanes are planned at the following locations.
o Eastbound FM 1709 right turn at Tower Blvd
o Eastbound FM 1709 right turn at Drive A
o Southbound Carroll Avenue right turn at Drive C
o Northbound Carroll Avenue left turn at Drive C
o Southbound Carroll Avenue right turn at Zeno Rucker
o Northbound Carroll Avenue left turn at Zeno Rucker
We concur with these recommendations.
No response necessary_
14. The study recommends installing traffic signals at FM 1709 and Tower Boulevard.
We agree that the developer should construct a signal at the intersection of FM 1709 and Tower
Boulevard. The developer should also assist the City of Southlake and TxDOT in developing
coordinated signal timing plans that incorporate the Tower Boulevard intersection into the
existing plans.
Halff conducted a Traffic Signal Warrant Study for the FM 1709 / Tower Boulevard intersection and
submitted it to the City of Southlake for review on August 23, 2013. The warrant study, along with the
updated TIA and this review comment response letter, will be submitted to TxDOT by the City of
Southlake for consideration of a traffic signal at FM 1709 / Tower Boulevard.
15. The study recommends installing a traffic signal at the Carroll Avenue and Zeno Rucker/Shops of
Southlake intersections.
We concur with this recommendation. This signal should also be coordinated with the FM 1709
at Carroll Avenue signal.
Halff conducted a Traffic Signal Warrant Study for the Carroll Avenue / Zena Rucker Road / Shops of
Southlake south driveway intersection and submitted it to the City of Southlake for review on
September 10, 2013.
If you have any questions or comments regarding our responses to the review comments, please
contact me at (214) 217-6441.
Sincerely,
Stephen Moore, P.E.
Halff Associates
TBPE Firm No. F-312
Page 4 of 4
Case No. Attachment C
ZA13-060 Page 17
URBAN LAND INSTITUTE PARKING STUDY
Retail Development, Fourth Edition by Urban Land Institute - ULI Development Handbook Series,
Copyright 2008, (Chapter 4. Planning and Design, Pages 151-153)
in Europe, such centers tend to mix fashion retailing
with durable goods and convenience shopping, so it
is not uncommon to find e grocery store or hypermar-
ket in a mall environment. Different from most global
models, Latin American anchors are often a combina-
tion of large -format (medium by U.S. standards) retail,
restaurants, and common space. Because the region's
retail formats are smaller, circulation is more flex-
ible, and navigation and public space planning can be
more innovative. Perhaps because of the tangible and
dynamic nature of Latin American culture and the invit-
ing climate, developers are often more open to cutting -
edge design than their counterparts abroad. One sig-
nificant difference between U.S. and Central and Latin
American ncntcrs, particularly for higher -end examples,
is the presence of security guards and equipment.
Retail Site Planning
Planning and design can move beyond the preliminary or
conceptual stage once the feasibility of creating a shop-
ping center has been determined. Designing a shopping
center is more complex than ever given cha ides in con-
sumers' pretefences, evolution of the retar n cdelr and
increase in uses and functions.
One issue that spans I-oth site and f:u ldii.g planning
is the need to design for peopre w,th disabiRies. Under
provisions of the Americans with Disabilities Act (ADAI,
today's centers must be accessible to the handicapped.
ADA covers arrival and parking areas, walkways, rantps,
entrances and doorways, coirrclors, stairs, elevators, toi-
let facilities, drinking fountains, public tell phnnes, and
signs. Federal, state, and local laws mandat n•g acces-
sibility in privately owned public buildings f r%itrding
shopping centers) are incorporated into bu;:ding codes.
The developer and the design team must he aware of
all accessibility cedes and must make certain that the
requirements are incorporated in the centers desigi.
Failure to do so will add costs later, because installed
features that fail to provide access to people with dis-
abilities according to codes will have to be replaced
with components that do. Such changes also take time
and could delay the occupancy permit for the center.
Site Program Configurations
Access and visibility are the most important factors in
the successful design of a center. A clearly visible retail
identity is essential to initiate and encourage pleasant
arrival. A logcal Hier, rc r} r:f rr.aris: is ::nit al iri IF,�:, rn9
shoppers safely and efficiently from the road network
to parking for the stores. Locating entry and egress to
the site for customerseasy use is paramount. Once on
site, providing ample and convenient parking allows the
maximum number of customers to use the center with-
out long walking distances.
With proper initial site planning, the functional
aspects of the center will assuredly work for the life of
the project. Propel site planning allows expansion of
the initial project as economics permit. An initial site
plan should take into account present program require-
ments (as outlined through a feasibility study) and the
possible future requirements of the site, building in
flexibility not only for growth and expansion but also
for changes in use. Such changes may involve, for
example, consideration of a one -level center that could
one day accommodate an upper level and the requisite
infrastructure entailed. Simil r:y, changes in anchors
and food and entertainYnen€ strateJes are inevitable, so
the initial design must be i:ihofortly flexible.
Two of the most critical elements in designing for
now and the future are the related issues of traffic
circulation and structured parking. Preparing for logical
design and construction that both support initial devel-
opment and do not ultimately require the reworking
of existing infrastructure (roads, utilities, and parking
decks) is absolutely essential. Increasingly, phased
development includes placing parking structures on
the original surface parking sites to accommodate new
major anchors and 9-4 1 tionAl stores, elf of which could
not occur ,,viti cut appropriate mitial planning.
Parking
Although it seems self-evident, it bears repeating
that the parking lot is often a shopper's first contact
with a mall, and the experience of parking should be
as pleasant and welcoming as possible. Too often, it
is not. If visitors feel lost and disoriented --or worse,
threatened --they will likely not return. Indeed, the park-
ing area should support the center's prime role of pro-
viding an attractive and convenient lmarketplece. Given
the critical support function, as weft as tfte significant
land area devoted to it, parking areas must be carefully
planned and designed. Components of parking design —
size of parking area, driveway layout, access aisles,
individual stall dimensions and arrangements, pedes-
trian movements from the parking area to the center,
grading, paving, landscaping, and lighting —are major
elements of site planning_
Planning and Design 161
Case No.
ZA13-060
Attachment C
Page 18
Kiedand Commons in Scottsdale,
Minna, uses a hierarchy of strecis
to create optimal access to the
site, directing traffic to the parking
areas and facilitating movement in
thu develupurent.
The guiding principles in planning the parking area
are the number of spaces needed as well as required
by the local zoning ordinance, and their best arrange-
ment. Parking that is well distributed helps minimize
the need for consumers to park more than one time per
visit. A successful shopping center depends on ade-
quate parking —not too much but not too little. For this
reason, parking requirements at shopping centers have
received considerable attention over the years.
Parking Standards and Demand. The fact that a cus-
tomer usually visits several stores during a single shop-
ping trip and the rate of turnover of the spaces distin-
guish 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 feel (93
square meters) 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.
Based on a comprehensive study of parking require-
ments for shopping centers 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 (93 square meters)
of GLA for centers with a GLA of fewer than 400,000
square feet (37,175 square meters);
152 Retail Development
w'..�oen;�. ��ornes Axr+a" RhTlUL
nwA,.
AHrAIL
► Four to 4.5 spaces in a linear progression per 1,000
square feet (93 square meters) of GLA for centers
with 400,000 to 699,999 square feet (37,175 to
55,760 square meters) of GLA; and
► 4.5 spaces per 1,000 square feet (93 square meters)
of GLA for centers with a GLA greater than 600,000
square feet (55,760 square meters).'
Studies have established the 20th-highest demand
hour of the year as the appropriate hour for determining
requirements. The above standards will serve patrons'
and employees' needs at the 20th-busiest hour of the
year, allowing a surplus of parking during all but 19
hours of the more than 3,000 hours during which a
typical center is open annually. In other words, during
only 19 hours of each year, typically distributed over ten
peak shopping days, sorne patrons will not be able to
find vacant spaces when they first enter the center.,
In addition to size of the center, the amount of parking
needed at a shopping center is affected by the treatment
of employee parking during shopping peaks, the percent-
age of nonatlto travel to the center, and the proportion of
restaurant, cinema, and entertainment land uses.
The study found that approximately 20 percent of the
total parking dernand daring the peak period is generally
attributable to employees and incorporates this finding
in the above ratio. Thus, centers that require employees
to park off site during the peak season could see up to
Case No.
ZA13-060
Attachment C
Page 19
Although pedeshien-only open-air
retail environments are common
and often successful, most dovelop-
ers opt to create vehicular streets
with sidewalks. This selution pro-
vides the opportunity for on -street
parking that, although limited,
is important in the minds of both
retailers and shoppers. Vehicular
streets also capture more success-
fully the ambience and bustle of Ire-
ditional shopping shoots. Pictured:
Tire Groono, Beavercreek, Olrio.
20 percent reduction in parking demand. This adjust-
ment should be used with caution, however, as centers
with uncontrolled free parking often have difficulty com-
pletely enforcing employee parking a
Parking ratios apply to centers that are primarily
dependent on autos, with minimal walk-in or transit use.
Centers that are almost exclusively dependent on tran-
sit or pedestrian traffic must determine, through either
existing zoning ordinances that may use reduced park-
ing requirements as an incentive to build at transit sta-
tions or negotiations with the local government, what
is required. Atlantic Terminal in highly transit -dependent
Brooklyn, New York, sits on top of the third -largest tran-
sit hub in New York City and even with Target as the
anchor, does not provide parking on site (see (lie case
study in Chapter 9). Still, proximity to transit stations
does not automatically reduce retail parking needs by
a predetermined amount, as the location of transit sta-
tions may still require walking beyond the distance con-
sidered convenient. A favorable planning environment
in the general area and appropriate site planning may
encourage the use of transit in these situations.
The parking ratios presented above apply to cen-
ters 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 (93 square meters)
for each percent above 10 percent is recommended.
For centers where these uses occupy more than 20
Round bollords instead of curbs at Crossings at Corona, in Corona, California,
are used to delineate walkways from roods, providing an easy transition for
pedestrians. The size, shape, and spacing of the bollards clearly separate
the two activities without interlering with sight lines and pedestrian flow.
percent of GLA, a different approach is recommended.
Restaurants and nightclubs have significantly higher
parking needs per 1,000 square feet (93 square meters)
of GLA, and requirements for movie theaters are best
calculated per seat. Further, these uses may have dif-
ferent needs for weekdays versus weekends, time of
day, and seasonal requirements than other tenants in
shopping centers. For this reason, it is recommended
that determination of parking requirements where these
uses occupy more than 20 percent of the center's GLA
be made through a shared parking analysis' The shared
parking methodology provides a systematic way to
adjust parking ratios for each of these uses a
Planning and Desim, 153
Case No.
ZA13-060
Attachment C
Page 20
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: 10/09/13
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. A variance to allow commercial and service driveways on Tower Blvd.
and Zena Rucker Rd. has been requested.
The curb curve radii for fire lanes at drives E and F need to be a minimum 30' or approved by the
Fire Marshal.
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
Case No. Attachment E
ZA13-060 Page 1
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
GENERAL COMMENTS:
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.
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.
Case No. Attachment E
ZA13-060 Page 2
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.
1. 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.
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.
INFORMATIONAL COMMENTS:
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
Case No. Attachment E
ZA13-060 Page 3
checklist, standard details and general notes which are located on the City's website.
http://www.citvofsouthlake.com/PubIicWorks/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
kclements(cD-ci.southlake.tx.us
GENERAL COMMENTS:
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.
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)
Case No. Attachment E
ZA13-060 Page 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 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, Roadway
Impact Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Given the scope of this project, staff recommends that the final plat not be filed of record in the
County until the public infrastructure is substantially complete, but allowing building permits to be
issued. The final plat must be filed of record prior to issuance of a final certificate of occupancy.
Denotes Informational Comment
Case No. Attachment E
ZA13-060 Page 5
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,� ,. , 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
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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
Planning and Zoning Commission motion at September 9, 2013 meeting:
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 applicantwill 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.
City Council 1st reading motion at October 1, 2013 meeting:
Approved 1st reading (7-0) pursuant to the following: site plan review summary No. 4, dated
September 25, 2013; accepting Planning and Zoning Commission's recommendations with
the exception of items 2—fountain to be a minimum of eighty-five (85) feet across and item
5— completion of amenities package; prior to next meeting applicant will bring forward the
estimated staging and completion schedule to ensure the amenities package will be more
fully described to be completed prior to completion of the property as presented; approval of
variances submitted in application —driveway stacking depth, driveway spacing, driveway
connections to Tower Boulevard and Zena Rucker Road, parking landscape islands and
lighting design; planting box located at southeast corner of Carroll and Zena Rucker shall be
stone for lower level and upper portion of the screening wall on Zena Rucker will be brick
and wrought iron; applicant will work with staff to verify the Urban Land Institute (ULI)
parking study with respect to the requested parking variance; applicant will clearly describe
the walking surfaces and flatwork in the items referenced in the Rim buildings, which
includes A, B, C, D, E, E.2, F and F.2; request for shade structures and pergolas will not be
part of the request and may be provided in conceptual nature and the applicant will come
back at a later time for specific approvals for the structures; sign plans will be approved as a
separate item; and the fountain size will be a square footage calculation of 3,000 square
feet of which the applicant will bring back specific calculations for said fountain to be located
Case No. Attachment G
ZA13-060 Page 4
at the northeast corner of Carroll and 1709.
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 5
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 6
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 1st day of October, 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:
CITY ATTORNEY
Case No. Attachment G
ZA13-060 Page 7
i.M111:8
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZA13-060 Page 8
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 9
EXHIBIT "B"
RESERVED FOR APPROVED SITE PLAN AND SUPPORTING DOCUMENTS
Case No. Attachment G
ZA13-060 Page 10