Item 6LCITY OF
SOUTHLAI<,-E
Department of Planning & Development Services
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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.
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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
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ZA13-065
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Case No. Attachment B
ZA13-065 Page 1
Plans and Support
Information
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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
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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
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ZA13-065 Page 5
Proaosed Tree Preservation Plan
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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.
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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
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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)
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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