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Item 6LCITY OF SOUTHLAI<,-E Department of Planning & Development Services ��:adrill 0=:»ll:il October 9, 2013 CASE NO: ZA13-065 PROJECT: Site Plan for Carroll Pointe EXECUTIVE SUMMARY: On behalf of Greenway Carroll Road Partners, L.P., Good Fulton & Farrell Architects is requesting approval of a Site Plan for the development of three (3) one-story retail/restaurant buildings consisting of approximately 44,052 square feet in size on approximately 7.25 acres located at 1201 E. State Highway 114. SPIN Neighborhood #8 DETAILS: Good Fulton & Farrell Architects is requesting approval of a Site Plan for Carroll Pointe located on the southeast corner of State Highway 114 and N. Carroll Avenue. The proposed development consists of three one-story buildings which contain a mix of retail and restaurant uses. Access to the development will betaken from two driveways along N. Carroll Avenue, one driveway along the frontage road of State Highway 114 and one driveway along State Street. No changes to the zoning are being requested and the site will retain the existing "C-3" General Commercial District zoning. The following is the Site Data Summary for Carroll Pointe: CarrollPointe Site Data Number of Lots Summary 1 Number of Buildings 3 Gross Acreage 7.25 acres (315,623 sq. ft.) Existing Zoning C-3 General Commercial Impervious Coverage 236,701 sq. ft. (74.99%) Open Space Acreage (%) 78,922 sq. ft. (25.01 %) Building A Floor Area 14,672 sq. ft. Building B Floor Area 14,823 sq. ft. Building C Floor Area 14,557 sq. ft. Total Floor Area 44,052 sq. ft. Required Parking 343 Provided Parking 416 Variances There are some variances associated with the applicant's site plan approval request. The variances being requested are listed below: 1. Tree Preservation The Tree Preservation Ordinance No. 585-D requires for at least 50% of trees to be preserved on sites containing 40.1 % to 60% of tree cover. There is Case No. ZA13-065 approximately 59.9% existing tree cover on the property and the applicant is proposing to preserve 40.7% of that tree cover. 2. Bufferyards The Zoning Ordinance requires a 10-foot, Type-B bufferyard along the southern boundary of the site. The applicant is requesting to reduce the width of the bufferyard to 5-feet 3-inches to accommodate parking. 3. Setbacks The Overlay Zones Section 43.9(c.2.a) of the zoning ordinance requires there to be a 50-foot building line setback along N. Carroll Avenue. The applicant is proposing for Building A to be approximately 31-feet from the N. Carroll Avenue property line and approximately 35-feet along the State Highway 114 property line. 4. Stacking Depth The Driveway Ordinance No. 634 requires there to be a minimum of 100-feet of stacking depth from any driveway off of N. Carroll Avenue or State Street due to the number of parking spaces on site. The applicant is requesting a stacking depth of 53-feet 2-inches off of the south Carroll Avenue driveway (Drive A), 55- feet 3-inches of stacking off of the north Carroll Avenue driveway (Drive B) and 72-feet 8-inches of stacking off of the State Street driveway (Drive D). 5. Driveway Separation The Driveway Ordinance No. 634 requires there to be a minimum driveway centerline spacing distance of 250-feet along an arterial street. The applicant is requesting for Drive A (south Carroll Avenue driveway) to be 150-feet from the northern drive at Southlake DPS headquarters which is a gated drive. 6. Building Articulation The Overlay Section 43 of the Zoning Ordinance requires there be horizontal articulation on all buildings. While all buildings being proposed meet this requirement there is a portion on the east elevation of Building B where "riverrun" is labeled that does not meet the 3-foot 9-inch horizontal articulation requirement where a colonnade is located. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Site Plan Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) SPIN Report (E) Updated Site Plan Review Summary No. 4, dated October 9, 2013 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses (H) Full Size Plans (for Commission and Council Members Only) I;3r_ M96191k111r_« za, Daniel Cortez Case No. ZA13-065 (817) 748-8067 (817) 748-8070 BACKGROUND INFORMATION OWNERS: Greenway Carroll Road Partners, L.P. APPLICANT: Good Fulton & Farrell Architects PROPERTY SITUATION: 1201 E. State Highway 114 LEGAL DESCRIPTION: Lot 1 R, Greenway-Carroll Addition CURRENT ZONING: C-3 — General Commercial Zoning District HISTORY: There have not been any development approvals on this property and it remains vacant today. CITIZEN INPUT: A SPIN meeting was held on May 20, 2013 at Southlake Town Hall for the proposed development. A copy of the SPIN report can be found under Attachment `D' of this staff report. IIMill k6�1•1:i1filIEel k ASSESSMENT: Existing Area Road Network and Conditions The development has approximately 650-feet of frontage along their northern boundary with the frontage road of State Highway 114, fully improved with curb and gutter, and approximately 732-feet of frontage along their western boundary with N. Carroll Avenue, a four -lane divided arterial which is fully improved with curb and gutter. Traffic Impact The developer's Traffic Impact Analysis (TIA) was conducted by Binkley & Barfield I C&P Consulting Engineers. A summary of the findings of this analysis can be found under Attachment `C' of this staff report. TREE PRESERVATION: There is approximately 62% existing tree cover on the property and the applicant is proposing to preserve 38% of that tree cover. The Tree Preservation Ordinance No. 585-D requires for at least 40% of trees to be preserved on sites containing 60.1 % to 80% of tree cover. A variance is being requested to this requirement. Case No. ZA13-065 Consolidated Future Land Use The Southlake 2030 Consolidate Future Land Use Plan designates this development area as Town Center. The Town Center land use designation is intended to enhance and promote the development of the community's downtown. The goal is to create an attractive pedestrian - oriented environment that becomes the center of community life in Southlake. It may include compatibly designed retail, office, cultural, civic, recreational, hotel and residential uses. All uses shall be developed with a great attention to design detail and will be integrated into one cohesive Attachment A Page 1 district or into distinct sub -districts, each with its own unique characteristics. A mix of different uses is encouraged to create a vibrant, lively, and unique environment. As proposed, Carroll Pointe seems to meet the intent of the Town Center land use designation. Urban Design Plan The City's adopted Urban Design Master Plan recommends the following be implemented for private development along S.H. 114 including this site. All windows on buildings should be vertically oriented and be articulated with a 4-inch reveal to avoid solid, flat walls, and to create shadow lines and surface texture. Glass curtain walls and facades with more than 60% glass along any elevation shall be discouraged. Along retail store fronts, 1' — 2' high knee walls shall limit the amount of glass along each fagade visible from public streets. • The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian access ways. Pathways / Sidewalk Plan The Pathways Plan recommends for an 8-foot multi -use trail along both N. Carroll Avenue and the frontage road of State Highway 114. The applicant is proposing an 8-foot sidewalk on both these roadways meeting the requirement. PLANNING & ZONING COMMISSION ACTION: August 8, 2013; Approved (5-0) to table until the August 22, Planning and Zoning Commission meeting at the request of the applicant. August 22, 2013; Motion to Deny request passed (6-0). STAFF COMMENTS: Attached is Updated Site Plan Review Summary No. 4, dated October 9, 2013. WCommunity DevelopmentWEMO12013 Cases1065 - SP - Carroll PointelStaff Report Case No. Attachment A ZA13-065 Page 2 S T,9TF Y 77A 900 950 1000 Wu n WOOD LN 8 7O7 875 925 975 1025 V875 �/ g75 I 1p25 U 925 920 950 1970 970 920 1 950 1 970 920 1 9501 970 Vicinity Map Carroll Pointe 075 DIVISION ST N o 1297 72g9 0 0 0 m � W o Q � J J o O FEDERAL WAY N O Q a a U ee Z a55 W W N W E 0 s T ZA13-065 Site Plan 1201 E. State Hwy 114 400 800 1,600 � Feet Case No. Attachment B ZA13-065 Page 1 Plans and Support Information ITT J Good Fulton & Farrell Architects RLa� nce�dF14ALEEDAP -,a B,atacAd, IFED AP �� Duncar T Fulton FNA LEER AP Lance Brahl NA 28GBFairmcunt5reet 214.3U3.75UU/Tel David klydsa1FarrclALA hi— 1,Go— NALEEDAP Suite300 214.303.1512 Fax Bryce AicFAIA Karen KQukkMEd Scott Kn,ga NA Dcnald RKutcaIa AIA Dallas. Texas 75201 www.gtf.com Jetfmy L Goad ALA All son E Lams MBA Tarn K Chambkas AIA LEED AP Brian EMom AICP Layrre Cosby NA D.,,d H Swaim WA Bnan W l ism Kuper Ala Trad Nebster nLA RlcFard L Myers AA Jonatnan P Rdhrs AIA Ot Counsel: Scott A Sorer ALA COCA Joseph J Patti NA CSI October 4, 2013 City of Southlake Planning Department 1400 Main Street, Suite 300 Southlake, Texas 76092 RE: EXHIBIT "Ba LETTER CARROLL POINTE RETAIL AND RESTAURANT SHOPPING CENTER 1201 E_ STATE HIGHWAY 114. SOUTHLAKE, TX CASE NO. ZA13-065 REVISION #3 -SUBMITTAL FOR CITY COUNCIL The documents enclosed in this submittal describe a new retail and restaurant shopping center to be known as Carroll Pointe. The center will be comprised of 3 buildings, each of approximately 14,000-15,000 SF, with +/- 60% Restaurant and 40% Retail Uses planned. This balanced mix of retail and restaurant uses ensures activity at the center throughout the day, while generous landscaped patios have been located east of the retail/ restaurant buildings to promote outdoor activity while protecting them from the western sun. The buildings have been designed with differing identities to promote the feeling of a smaller, more diverse center. Permitted Uses This property shall be limited to the permitted uses as found in the "C-3" General Commercial District as described in Section 22 of the Comprehensive Zoning Ordinance No. 480, as amended. Variances Requested 1. Bufferyard at South Property Line: 10' Required 5'-3" Provided a. Due to the location of the existing drive entering the site from State Street, there is not room to provide head -in parking along the south property line while still allowing for a 10' bufferyard. 2. Building Setback along Carroll Ave: 50' Required 30' Provided a. Further south of the proposed development, along the east side of Carroll Ave, buildings have been located along the 30' front yard line. Due to the acute geometry of the site, moving Building A back 50' off the property line will also require the building to be moved south. We feel that the building located at the underlying zoning's 30' building line provides a more appropriate presence at the corner of Carroll Ave and SH-114. PA20111110921g-jursdictfonal agencie %Exhib3-B-Letter- 10.04.13 Resubmittal.doc Case No. Attachment C ZA13-065 Page 1 Carroll Pointe Exhibit B Letter 10/04/2013 Page 2 3. Building Setback along SH-114 The northeast corner of Building A is encroaching into the 50' building setback along SH-114. As noted above, the acute geometry of the Northwest corner of the site causes the proposed building at the corner of the site to be pushed much further off the corner than it would otherwise be if the cross streets of the site were at a right angle. This diminishes the prominence of the development as a gateway into the Town Center District. Allowing the building to encroach into this setback gives the development a stronger presence while still providing an adequate buffer from the intersection of Carroll Ave and SH-114. 4. Internal Stacking: 100' Required 55'-3" Provided(N Carroll Ave) 53'-2" Provided(S Carroll Ave) 72'-8" Provided(State Street) a. At both of the Carroll Ave driveways, the stacking distance has been reduced in order to give the buildings a stronger street presence. The circulation has been designed so that none of the intersections within 1 00'of Carroll Road are 4-way intersections, which will greatly reduce the negative impact of a shortened stacking distance. Additionally, all of the stacking distances provided are in excess of the requirements given in the Traffic Impact Analysis. Recommendations for the stacking distances within the TIA are as follows: 5. Building Height: 1. N Carroll Ave: 50' Recommended - 55'-3" Provided 2. S Carroll Ave: 25' Recommended - 53'-2" Provided 3. State Street: 25' Recommended - 72'-8" Provided 35' Maximum 38' Provided a. The towers on the two northernmost buildings are key elements in the design of the center. They work to provide a variation in the scale and rhythm of the facades, and the tower at Building A creates a strong focal point from the intersection of 114 and Carroll. We feel that the additional height given to the towers is aesthetically pleasing and is not out of scale with the development or the immediate area. 6. Driveway Separation 250' Required Approx. 150' Provided The southern access point is important to the site due to the connection along the southern edge of the site to State Street. We feel that the further north this access point moves, the more the connection is inhibited. Additionally, the driveway immediately south, from which the 150' distance is measured, is a driveway for a controlled access gate, and not a general public driveway. Finally, the TIA report prepared for the project found that acceptable traffic operations can be expected at all three site driveway intersections during both peak hour periods for the projected 2015 total build out traffic volume conditions. 7. Landscape: a. Due to the large masses of existing Post Oak Trees we feel that leaving the existing native understory brush with minimual disruption and minimual or no irrigation in these areas is the best practice for the existing Post Oaks. Case No. Attachment C ZA13-065 Page 2 Carroll Pointe Exhibit B Letter 10/04/2013 Page 3 8. Building Horizontal Articulation This variance request applies to the East Elevation of Building B, where we have a recess for the space designated by placeholder signage as 'Riverrun.' At the recessed area, we have designed a covered loggia area with clay tile roof to give some variation to the way recessed areas of the building are treated. The front plane that is created by the vertical supports and sign band is technically viewed as the exterior fagade, making the recessed area non- compliant with the Fagade Articulation Ordinance. However, we feel that the added visual interest created by the loggia justifies the request for a variance. Responses to Site Plan Review Summary Questions 9. Elevation Options a. Elevations Options are shown in order to get approval for proposed tenant improvements during this process. Option A shows the base building without tenant improvements in the event specific tenant shown does not lease space. Option B shows proposed tenant improvements for specific tenant shown. We would like to get approval for Option B contingent upon those specific tenants leasing the space. If those tenants do not lease the space, we would revert back to Option A. 10. Trash Enclosure Materials a. The trash enclosures are within the overall perimeter of the building, open to the air above. The gates are to be constructed of painted steel frames with fiber cement siding infill as indicated on south elevations for Buildings A and C. 11. Fiber Cement Siding a. Fiber Cement Siding is not included as a masonry material for calculation purposes. 12. Mechanical Unit Screening a. Mechanical Units will be located on the western half of the buildings, where joists will beat the lowest point of their slope. Units will be fully screened with the parapet walls. ses to Comments Received at 08/07/2013 Plannina and Zonina Commission M 13. Parking Lot Landscaping a. Landscape islands were added at the center of the parking area east of Buildings B & C to break up the area into two smaller pods. As suggested by the Southlake Urban Design Plan, these islands also include a walkway to increase the pedestrian access and connectivity through the site. Tree diamonds were also added in each smaller parking area east of Buildings B & C. This further softens the parking area and provides an improved environment for those dining at the patios on the east sides of those buildings. Case No. Attachment C ZA13-065 Page 3 Carroll Pointe Exhibit B Letter 10104/2013 Page 4 14. West facing(Carroll side) fagade modifications a. Knee walls were added below window openings along the Carroll Ave fagade. Consistent with the Southlake Urban Design Plan, this reduces the amount of glass along that fagade, as well as provides for more articulation and visual interest. At Building A, the clay tile canopies and supports were slightly recessed to add additional articulation to the fagade along Carroll Ave. Responses to Comments Received at 08/21/13 Planning and Zoning Commission Meeting, and follow up conversations with City Council Members and Staff 15. Exiting from Driveway A a. A curb island has been added at Driveway A to prevent those exiting the site from turning left on to Southbound Carroll Ave. 16. Elevation Design a. The building design was revisited in order to accomplish two primary goals: To provide a center with 3 buildings that had their own identity, and to increase the amount of unit masonry. The first goal was achieved by designing the buildings as if they were three separate developments. Combined with the desire to provide more unit masonry, each building's primary material is now a unit masonry, with each building utilizing a different type of masonry. Building A consists of both rough and smooth face buff stone cut to modern proportions, Building B has a Texas Hill Country blend of Cobblefield type stone, while Building C is constructed of brick masonry with Cast Stone accents. Stucco is still found on all 3 buildings, but is now used as a secondary material, rather than the primary material. 17. Connection Through Site a. A walkway connecting the center to State Street was added to address the lack of pedestrian access from Town Square and to bring the site design more in line with the guidelines illustrated in the Southlake Urban Design Plan. The sidewalk will work through the landscaping east of the main parking area, then connect through the parking area with enhanced paving articulating the route. Sincerely, Good Fulton & Farrell, Inc. Evan L. Beattie, AIA, LEED AP Principal Case No. Attachment C ZA13-065 Page 4 Proposed Site Plan o S $ g a w m ��g fl,�f W Z Y O mm W M d Y O ~ E R N 8 � r w9x @ w a ci r�mw?Tg¢ n N N R ay i'i 7r�i�'ew X c U Z F mR1 U w 0 p � U �� ao A� o @p 13aais aivls o o � 110 o 0 v �. .. e .� �a aw ow O \\\:; � t9ClC 3JLpd4N c$ �e 3oL1� x `c y \ \ �•& p R ���K ® a � � iii � m 29 3f1N3Atl ll0aiib'OH1tlON Z Z �� - EMg Q a�. d O ax 1 N in m = I? m 'o cn U L) w Case No. Attachment C ZA13-065 Page 5 Proaosed Tree Preservation Plan � R a y R V Z U � A KW #FY__§__•dk#}§ CD#.§# •seek d����FF���R��������R F�F�dF �F���FFF���FF����wf_a������RF ����� € am a €€ �aazeG993k€9939S�a ewagwzis ey M, €9�99€€SGG99GG€€€�999$99€9 G{€999G€€$€ $$ G-tIt, ,n• nrvwwrva 'eeve Eas $eeeeeeeeQ a eee eee eeeeeG!-------------------- �•�€€s€��gFezggFzazFaaesa@gssAaaaa�eg:alpagreaaagae������ i Ell 1'�' ®•€ I - ;� }� �jp i�;a �9� i= �� 1t_ ;�yy; iYii'�cij •jtj: 1 a $E 5 e ;se !;4 =id f t# 4t ��E S! 'i:37 diE�� g tJoI.� a N I �€ g / / C ■ p"O / O Q� U aiN�G>0 / / 133Li1S 31V1S 8 � g0 h C O :t ILIi � F N'7 O C. Z" N o= N a F. �P a • E �w 5 r / I / G I 3 III I m�e� ii o m a Tj I I zmWMV 1108HV0 H18ON Z Z V. m � a a 0 a° Y N GA (n0 gN Case No. Attachment C ZA13-065 Page 6 Provosed Landscave Plan Case No. Attachment C ZA13-065 Page 7 Traffic Impact Analysis Summary of Findings SUMMARY OF FINDINGS AND RECOMMENDATIONS The results of our analyses with regard to the traffic impact of the Carroll Crossing site at the five study intersections are summarized in the following paragraphs. CAPACITY ANALYSIS FINDINGS The signalized intersection at Carroll Avenue and the SH-114 frontage road is currently operating at an acceptable level of service and can be expected to continue to do so for the projected 2015 total build out traffic volume conditions. Acceptable traffic operations can be expected to occur at all three site driveway intersections and at the State Street study intersection during both peak hour periods for the projected 2015 total build out traffic volume conditions. RIGHT -TURN LANE ANALYSIS FINDINGS Based on the conditions set forth in the AMM, the inbound right -turning traffic projected to be generated by this site will not warrant consideration of a right -turn deceleration lane at any of the three site driveway intersections or at the State Street study intersection. LEFT -TURN LANE ANALYSIS FINDINGS No such analysis was needed for the Carroll Crossing site because of the one-way flow on the SH-114 frontage road and the raised median on Carroll Avenue. Only Drive "A" has a full median opening and a left -turn lane is already in place to serve the projected site bound left -turning traffic volumes at this intersection. ON -SITE STACKING NEEDS A space of 50' in length capable of stacking two vehicles will satisfy the storage needs at Drive "A". A space of 25' in length capable of stacking a single vehicle will satisfy the storage needs at Drive "B" and at the drive at State Street. As a result, our findings indicate that no off -site traffic related improvements have been necessitated due to the traffic projected to be generated by the Carroll Crossing site. CLOSING We have appreciated the opportunity to assist you in the preparation of a traffic impact analysis for the Carroll Crossing site in Southlake. Please do not hesitate to contact our office should you have any questions or comments concerning this report. Page 17 Case No. Attachment C ZA13-065 Page 8 13SOUTHLAKE CASE NO. PROJECT NAME: SPIN DISTRICT: MEETING DATE: MEETING LOCATION SPIN MEETING REPORT N/A — Formal application pending Carroll Point SPIN # 8 May 20, 2013; 6:00 PM 1400 Main Street, Southlake, TX Training Rooms 3A — 3B TOTAL ATTENDANCE: Fourteen (14) • SPIN REPRESENTATIVE(S) PRESENT: Matt Schirle # 8, Vic Awtry #7 • APPLICANT(S) PRESENTING: Evan Beatty (project architect), et al four (4) • STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Lorrie Fletcher, Planner I: (817)748-8069 or Ifletch er(c),ci.south Iake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located at the southeast corner of North Carroll Avenue and East SH 114 Frontage Road. Development Details • Site Plan for retail / restaurant development • Proposing three (3) buildings totaling approximately 45,000 square feet • Approximately 65% restaurant and 35% retail • Requesting variances: o South buffer yard from 10 feet down to 5 feet 3 inches o Building setback along Carroll at a portion of the north building from 50 feet to 30 feet o Internal stacking reduction at three locations • No drive throughs proposed • No parking planned at hard corner QUESTIONS / CONCERNS • Will any parking be facing Carroll? c Yes, there will be some... two rows. • Where is the firehouse? c It's adjacent to the south • What about delivery and service trucks? c The service areas are enclosed and screened. The loading zone is on the southern border of the development. Delivery trucks will likely use the frontage road. Case No. Attachment D ZA13-065 Page 1 • Does the driveway at Chuy's line up with Lakewood? 1-1 Yes • Did you do a traffic study? Yes • What is the parking ratio? We are estimating 421 parking spaces. Restaurant specs call for 1 space per 3 seats. • I think the parking specifications are off. There is a real problem at Patrizio's and at Zoe's. • What is the name? Carroll Point • Will you have southwest landscape? We plan to have a native and adaptive landscape. Nothing that requires a lot of care and irrigation. Water ,vise landscaping. 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 ZA13-065 Page 2 DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA13-065 Project Name: Carroll Pointe Review No.: Four Date of Review: 10/09/2013 APPLICANT: Good Fulton & Farrell Architects Matthew Balsman 2808 Fairmount St., Ste. 300 OWNER: Greenway Carroll Road Partners, L.P. Christy Hammons 2808 Fairmount St., Ste. 100 Dallas, TX 75201 Dallas, TX 75201 Phone: (214) 303-1500 Phone: (214) 808-9009 Fax: (214) 303-1512 Fax: (214) 808-0188 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/08/2013 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 US. PLANNING REVIEW Daniel Cortez, AICP Planner II Phone: (817) 748-8070 Email: dcorteza-ci.southlake.tx.us The Overlay Zones Section 43.9.c.2.a of the zoning ordinance requires there to be a 50-foot building line setback along N. Carroll Avenue. Building A is approximately 31-feet from the property line along N. Carroll Avenue and approximately 35-feet along State Highway 114. A variance has been requested to this requirement. 2. The following information must be corrected and updated on the Landscape Plan provided or variances to these requirements must be included in the narrative: a. West Buffervard (along Carroll Avenue): i. Correct the landscape plan and the Summary Chart on the west bufferyard to be a Type `O' 20-foot bufferyard as indicated on the Site Plan and also correct the calculation on the bufferyard summary charts on both the site plan and landscape plan. Refer to the Overlay Section 43 of the Zoning Ordinance for landscape quantities. b. South Buffervard: i. A 10-feet bufferyard is required along the southern boundary line, approximately 5-feet has been provided. A Variance is being requested to this requirement. 3. The following comments pertain to driveways and points of ingress/egress: The following changes are needed or need to be clarified: a. The driveway stacking depth for each of the 4 driveways is 100-feet as required per the Driveway Ordinance No. 634. A Variance has been requested for this requirement. b. The driveway spacing requirement along N. Carroll Avenue is 250-feet. A Variance has been requested for this requirement. 4. Articulation following the Overlay Section is needed on the following elevations: a. The south elevation of Building A: set the awning in the middle fagade back a minimum of 3.5-feet to meet articulation on this fagade. b. The east elevation of Building B — Option A & B needs horizontal articulation where "River Run" currently is shown on the elevations. A Variance has been requested for this requirement. Case No. Attachment E ZA13-065 Page 1 5. Buildings must meet both overlay district regulations and Masonry Ordinance regarding exterior building materials. Verify that the percentage of masonry product meets the minimum 80% of each fagade excluding doors and windows as required by the Ordinances. The fiber cement "wood" siding and other similar materials are not approved masonry products. Use of these and other non masonry materials cannot exceed 20% of the faced, excluding doors and windows. 6. Please provide all necessary pedestrian and common access easements internally through the site. Tree Conservation/Landscape Review Keith Martin, Landscape Administrator Phone: (817) 748-8229 E-mail: kmartina-ci.southlake.tx.us TREE CONSERVATION COMMENTS: 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. We1k111:167e1»de]►Y,ILY,lEll k111&1 All of the parking lot landscape islands have at least one required canopy tree in them but they do not all contain shrubs, ground cover, ornamental grasses, seasonal color, or a combination of these plant materials. Sod/turfgrass is not an acceptable plant material in the parking lot landscape islands. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. 2. Some of the existing trees proposed to be preserved and taken credits for required landscaping are very close to the edge of curbs and significant grade changes. If you are proposing to preserve the tree, either Preserved or Marginal, and you are taking required landscaping credits for it than the tree must be properly preserved and in good health at the time of issuance of Certificate of Occupancy and for two (2) years. The Tree Preservation Ordinance regulations required that a at least 75% of an existing protected tree's critical root zone not be altered or it is considered an altered tree and requires mitigation. But, in some situations where an applicant is attempting to preserve an existing tree/s it may be necessary to infringe on the critical root zone area of the tree in order to construct the necessary approved structures. In this case the following tree preservation areas and curb -to -tree distances are required. Existing Trees: The Landscape Administrator may approve variations to the parking lot landscape island requirements in order to preserve existing trees in interior parking areas. For existing trees Case No. Attachment E ZA13-065 Page 2 the minimum width of the parking lot landscape island shall be as follows: Tree Size Min. Island Width Min. Dist. Tree to Curb 6" - 12" DBH = 12' minimum width 4' Greater than 12" DBH = 18' minimum width 8' 3. In the Plant Legend on the Landscape Plan it looks like the difference between the bufferyard canopy trees and the interior landscape canopy trees may have got reversed. 4. There are only 34 canopy trees provided across the site and not 45 as "Provided" in the interior landscape plant material calculations. If you are proposing to take existing tree credits for 11 of the existing trees please reflect it in the interior landscape plant material calculations. Public Works/Engineering Review Steve Anderson, P.E., CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson61ci.southlake.tx.us GENERAL COMMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15' minimum and located on one lot — not centered on the property line. 2. Label utilities "Public" or "Private". DRAINAGE COMMENTS: 1. Please provide a Drainage Area Map calculations for the site. WATER COMMENTS: 1. The middle building appears to have a conflict with water services and a parking lot light standard 2. Install 12" waterline along SH114 frontage to close loop. INFORMATIONAL COMMENTS: • Submit 3 copies of the civil construction plans (22" X 34" full size sheets) and a completed Construction Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website. • A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City's sewer, water or storm sewer system. • A Developer's Agreement will be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. 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. • A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake for a period of two years for all development projects. The Maintenance Bond cannot be tied to the Performance and Payment Bond in any way. • Any hazardous waste being discharged must be pretreated Ordinance No. 836. Fire Department Review Kelly Clements Assistant Fire Marshal Case No. Attachment E ZA13-065 Page 3 Phone: 817-748-8233 Email: kclements(cD-ci.southlake.tx.us Eel NIkINIZUWd91LY,I►Y,INIk111&_1 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. 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 needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (A 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) a1:14:VillQ:7e1ki1111111d91LY,I►Y,INIki111&1 Relocate fire hydrant in parking lot on east side of property to the median around the fire lane that serves the adjoining two buildings. Hydrants 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. Fire Department Connections for sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of approved fire department access. Community Service/Parks Department Review Peter Kao, P.E. Construction Manager Phone: (817) 748-8607 Email: pkao(cD-ci.southlake.tx.us Park Board comments or recommendations: • All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Case No. Attachment E ZA13-065 Page 4 • Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every fifty (50) non-residential gross acres of development = 0.02 x 7.246 acres = 0.145 acres. • If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in the amount of $2400 per gross acre x 7.246 acres= $17,390.40 will be required. Pathway Comments: • Should provide 8 ft wide concrete trail along HWY 114 consistent with Southlake Master Pathways Plan. Should provide pedestrian access to and from Trail System connections. Provide pedestrian access plan. Should provide 4ft (5ft if abuts back of street curb) sidewalks on both sides of all public and private streets consistent with sidewalk ordinance and all State of Texas accessibility requirements. Informational Comments No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. Due to the size of the development staff recommends doing a Master Sign Plan for the development which can be processed concurrently or at a later time for the development. Contact Lorrie Fletcher for more information at (817) 748-8069. 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 lighting must comply with the Lighting Ordinance No. 693, as amended. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS — exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP) Denotes Informational Comment Case No. Attachment E ZA13-065 Page 5 Surrounding Property Owners Carroll Pointe 15 9 Hff 1 14 g 13 10 6 12 5 11 4 3 7 16 2U-� F- z SPO # 1. Owner Roadway Properties Inc Property Address 1101 E SH 114 Zoning C2 Acreage 1.79 Response NR 2. Vision Three Development Ltd 600 N CARROLL AVE SP1 0.66 NR 3. Vision Three Development Ltd 620 N CARROLL AVE SP1 0.42 NR 4. Angeluna Properties Llc 640 N CARROLL AVE SP1 0.42 NR 5. Tml Partners Lp 660 N CARROLL AVE SP1 0.41 NR 6. Vision Three Development Ltd 680 N CARROLL AVE SP1 0.66 NR 7. Southlake, City Of 600 STATE ST SP1 3.73 NR 8. Gateway Church 700 BLESSED WAY NRPUD 82.01 F 9. Gateway Church 1200 E SH 114 NRPUD 6.78 F 10. Greenway-Carroll Road Prtnrs 1201 E SH 114 C3 7.09 NR 11. Slts Land Lp 1301 E SH 114 DT 0.92 NR 12. Patrizio Southlake Llc 1281 E SH 114 C3 1.12 NR 13. Authentex Development Ltd 700 N CARROLL AVE 01 1.17 NR 14. N Carroll 114 Properties Llc 750 N CARROLL AVE 01 1.42 u 15. Bowen SI Ltd 1110 E SH 114 SP1 1.28 NR 16. Slts Land Lp 245 N CARROLL AVE DT 13.48 NR Responses: F: In Favor O: Opposed To U: Undecided Responses Received: Two (2) Also see petitions attached separately NR: No Response Case No. Attachment F ZA13-065 Page 1 Surrounding Property Owner Responses Notification Response Form ZA13-065 Meeting Date: July 18, 2013 at 6:30 PM Gateway Church 500 S Nolen Dr Ste 300 Southlake Tx, 76092 15204 1 1 A2 srt s ,7 -s --6'�6- ;r�� 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 posed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: Signature: Additional Signature: Date: Date: Printed Name(s)- Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Planning department. One form per property. Phone Number (optional): Case No. Attachment G ZA13-065 Page 1 Notification Response Form ZA13-065 Meeting Date: July 18, 2013 at 6:30 PM N Carroll 114 properties Llc 756 N Carroll Ave Southlake Tx, 76092 23385 15A 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 apposed to un=eda (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: t/ 9 Si mature: ��.. Additional Signature: Printed Names): dh r),5 Must be property owner(a) whose narne(s) are prir Phone Number (optional): r Date: 11-5113 Date: at top. Otherwise contact the Planning Department. One form per property. Case No. Attachment G ZA13-065 Page 2