Item 6BCITY OF
SOUTHLAI<,-E
Department of Planning & Development Services
STAFF REPORT
December 11, 2013
CASE NO: ZA13-100
PROJECT: Zoning Change and Site Plan for Southlake Plaza II
EXECUTIVE
SUMMARY: The Richmond Group is requesting approval of a Zoning Change and Site
Plan for Southlake Plaza II from `B-1' Business Service Park District, `AG'
Agriculture District and `CS' Community Service District to `S-P-1' Detailed Site
Plan District with `C-3' General Commercial District uses for the development of
a Retail/Restaurant shopping center on approximately 14.8 acres on property
described as Lots 1A1, 2A and 3A, Block B, Southlake Business Park, an
addition to the City of Southlake, Tarrant County, Texas and Tracts 1 B and
1 B1, John A. Freeman Survey, Abstract No. 529, Southlake Texas and located
at 2191, 2201, 2211 and 2221 E. Southlake Boulevard and 280 S. Kimball
Avenue, Southlake, Texas. SPIN Neighborhood # 8.
DETAILS: The Richmond Group is requesting approval of a Zoning Change and Site
Plan for Southlake Plaza II from `B-1' Business Service Park District, `AG'
Agriculture District and `CS' Community Service District to `S-P-1' Detailed Site
Plan District with `C-3' General Commercial District uses as noted in the
applicants' narrative under Attachment `C' of this staff report. The development
consists of a mix of Retail and Restaurant uses in six (6) individual buildings
totaling approximately 123,800 square feet. This development is related to and
being processed concurrently with a Preliminary Plat request and
Comprehensive Land Use Plan Amendment under Planning Cases ZA13-101
and CP13-006 respectively.
Variance
Driveway Stacking Depth -The Driveway Ordinance No. 634 requires the
applicant to provide a minimum 150 feet of driveway stacking depth on the two
southern drives labeled Drive `D' and `E'. The applicant has requested to
reduce the stacking depth on Drive `D' to 25 feet and Drive `E' feet to 46 feet.
The City Council at 1s' Reading included several items in their motion for the
applicant to address by 2nd Reading in addition to other items discussed during
the meeting. The following table on the next page is a list of items City Council
requested the applicant to look further into and address:
Case No.
ZA13-100
Topic
Applicant's Response
The sidewalks will be a combination of stained
Provide examples of types of
concrete, textures, and patterns. Textures will be
pedestrian walkways
a sandblast and stain patterns on the sidewalk
and stained patterns in the vehicle traffic areas.
Rendering or aesthetic
Additional views and refine of the design will be
improvements to the northeast
added to the submittal to better convey the
corner of the site
design. It has also been adjusted due to the
additional ROW requirements.
Deceleration lanes along S.
Plans have been updated based on ROW and
Kimball Avenue into the site and
right turn lanes on Kimball Avenue.
S. Village Center Drive
Living walls will be maintained and the support
Living wall maintenance and
stainless steel grid is an irrigated system that will
type
insure the walls success. The plant material will
be the cross vine which is known for this type of
application.
Fencing concepts have been added to the
Include fence/gate material in
amenity package note that these will be only
the amenity package.
placed on an as needed bases for tenants which
may desire an outdoor space and limited to those
areas reflected on the site plan.
Color of Umbrellas and Awnings
Awning and umbrellas will be earth tones no
(provide palette of colors and
bright colors will be allowed.
material type).
All parking light fixtures will be similar to those
Parking Lot lighting
used in the Southlake Town Center and will be
High Pressure Sodium.
The retaining walls which are detached from the
Retaining walls on site
building will be of the same material as used at
the Central Market Center. This photo has now
been included in the site amenity package.
Show detailed landscape
Detailed landscape plans have been provided
materials
10 benches, 10 trash receptacles, 20 landscape
Quantity of amenity features
pots, 4 Bike racks. These will be added to the
development regulations
Aesthetic Improvements to
Faux windows and awnings have been added to
Building `G' at the corner of FM
the east side of building G closes to the
1709 and Kimball Avenue.
intersection.
Warehouse shall not be a
This will be added to the development standards
permitted use in this
as a prohibited use.
development
Have met with staff and a variable width ROW
R.O.W. dedication for
has been reflected on the plans for future
improvements at the intersection
adjustments to the 1709 and Kimball intersection.
of Kimball Avenue and FM 1709.
This starts at 17' and tapers to the existing ROW
on Kimball. (See Plat)
Turn lane for north bound traffic
Center turn lane on S. Village Center Dr has
from S. Village Center Drive onto
been added to the plans.
Kimball Avenue
ACTION NEEDED: 1) Conduct Public Hearing
2) Consider 2nd Reading Zoning Change & Site Plan Approval Request
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Case No.
ZA13-100
(C) Plans and Support Information — Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 2, dated October 10, 2013
(E) Surrounding Property Owners Map and Responses
(F) Ordinance No. 480-650
(G) Full Size Plans (for Commission and Council members only)
STAFF CONTACT: Ken Baker (817) 748-8067
Daniel Cortez (817) 748-8070
Case No.
ZA13-100
BACKGROUND INFORMATION
OWNER: Southlake Plaza II, LP, Church of Christ Our King, and Robert W. and
Pamela S. Gourley Teeter
APPLICANT: Richmond Group
PROPERTY SITUATION: 2191 2201, 2211 and 2221 East Southlake Blvd. and 280 South Kimball
Ave.
LEGAL DESCRIPTION: Lots 1A1, 2A and 3A, Block B, Southlake Business Park and Tracts 1 B
and 1131, John A. Freeman Survey, Abstract No. 529
LAND USE CATEGORY: Retail Commercial & Office Commercial
PROPOSED LAND USE
CURRENT ZONING:
HISTORY:
REQUESTED ZONING
CITIZEN INPUT
SOUTHLAKE 2030:
Case No.
ZA13-100
Retail Commercial
"CS" Community Service District, "B-1" Business Service District and
"AG" Agriculture District
October 20, 1981, City Council approve the final plat for Lots 1, 2 and 3,
Block B, Southlake Business Park
October 18, 1983 City Council approved a replat of the Southlake
Business Park, Lot 1, Block C
"S-P-1" Detailed Site Plan District with "C-3" General Commercial
District Uses
A SPIN meeting is scheduled for October 14, 2013 for SPIN #8
Consolidated Land Use Plan
The Southlake 2030 Future Land
Use Plan designates these
properties as Retail Commercial
and Office Commercial. The
developer is requesting a Land
Use Plan Amendment to change
the southern portion of the site
from Office Commercial to Retail
Commercial for uses of the entire
property as Retail Commercial.
The development as proposed I \ '
appears to be consistent with the intent of the Retail Commercial land
use designation at this location.
Master Thoroughfare Plan
The Master Thoroughfare Plan recommends South Village Center Drive
to be a C2U, 60-foot, 2-lane undivided roadway. The applicant has
indicated that this segment of S. Village Center Drive will be constructed
with this development.
Attachment A
Page 1
Pathways Master Plan
The Pathways Master Plan recommends an 8-foot sidewalk along E.
Southlake Boulevard and South Village Center Drive. Both sidewalks
will be constructed with this development. There is an existing sidewalk
along the frontage of S. Kimball Avenue which will remain.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed overall development will have access onto E. Southlake
Boulevard and S. Kimball Avenue. The development will have four (4)
access drives, one (1) through a common access easement onto East
Southlake Blvd., two (2) onto S. Village Center Drive on the south, and
one (1) onto S. Kimball Avenue on the east.
BoulevardEast Southlake
Carroll Avenue and
Kimball(between
24hr
East Bound (22,294)
West Bound (21,431)
AM
Peak AM (2,203) 7:45 AM—8:45AM
Peak AM (1,425)11:45 AM-
12:45 PM
PM
Peak PM (1,556) 12:00 — 3:00 PM
Peak PM (2,099) 5:00 — 7:00
PM
KimballS.
(between E. Southlake Boulevard
aCrooked Lane)
24hr
North Bound (5,720)
South Bound (4,145)
AM
Peak AM (479) 7:45 — 8:45 AM
Peak AM (342) 7:15 — 8:15 AM
PM
Peak PM (585) 3:45 — 4:45 PM
Peak PM (449) 4:30 — 5:30 PM
* Based on the 2013 City of Southlake Traffic Count Report
Traffic
Shopping Center (820) 98,700 4,251 61 39 48 51
High -Turnover (Sit Down) 25,000 3,179 176 162 259 212
Restaurant (932)
* Vehicle Trips Per Day
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7" Edition
TREE PRESERVATION: There is approximately 10% tree coverage on this site. The applicant is
proposing to preserve 36% tree coverage on the site. The "S-P-1"
zoning district does not require the applicant to preserve any minimum
amount of trees but rather makes their tree preservation plan subject to
City Council's approval.
UTILITIES: Water
The site has access to an existing 12-inch water line along S. Kimball
Avenue and an existing 12-inch water line along E. Southlake
Boulevard. There is an 8-inch water line also located along the west
boundary within a common access easement adjacent to the Kimball
Crossing development.
Sewer
The site has access to an existing 12-inch sewer line along N. Kimball
Avenue and an 8-inch sewer line along S. Village Center Drive.
Case No. Attachment A
ZA13-100 Page 2
PLANNING & ZONING
COMMISSION ACTION: October 17, 2013; Tabled (5-0) to the next regularly scheduled Planning
& Zoning Commission meeting scheduled on November 7, 2013.
November 7, 2013; Approved (5-0) subject to Site Plan Review
Summary No. 2, dated October 11, 2013 and Staff report dated
November 1, 2013 also approving the both options for the driveway
along the western boundary and granting the requested variance to
driveway stacking depth.
CITY COUNCIL ACTION: December 3, 2013; Approved (6-0) in accordance with staff report dated
November 25, 2013 to include the alternate shared drive through the
properties of Strode and Greenway. Granting the variance for the
stacking depth of driveway D and E, to include an amenities package
the number of PODs, trashcans, etc. and the type of gate for the patio
dining area and the type of color for the awnings, umbrellas etc. To
maintain the living wall, and to include in the sidewalks a detail of the
color rendition of the type of the material for the masonry sidewalks, to
shore up the retaining wall material as stone. To show a conceptual plan
feature for the southeast corner of Kimball and 1709. No warehousing
uses permitted. And to discuss with staff between now and the 2nd
reading the right way and the corner landscaping and bring back the
lighting for the parking lot and identify plants on the landscape plan,
include the faux window on the east side of building G. To show
Driveway C, the deceleration lane on the site plan.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated October 11, 2013
N:ICommunity DevelopmentlMEMO12013 Cases000 - ZCP — Southlake Plaza 1AStaff Report
Case No. Attachment A
ZA13-100 Page 3
Vicinity Map
Southlake Plaza II
0
Z413-1 oo and ZA13-101
"Zoning and Site Plan and
Preliminary Plat
0 250 500 1.000
x Feet
Case No. Attachment B
ZA13-100 Page 1
Plans and Support Information
Narrative for Zoning and SP-1 Detailed Site Plan
Development/Redevelopment Plan for 14 AC of Land
Southlake Plaza II
SWC E Southlake Blvd. (FM 1709) & N Kimball Ave.
Please accept this document as a request on behalf of the above referenced development.
If accepted, this 13.9367 acre development will occupy the southwest corner intersection of Southlake
Boulevard and Kimball Avenue. Southlake Plaza II proposes a 123,700 square foot retail and restaurant
complex consisting of six (6) separate buildings. The requested zoning is S-P-1 with C-3 General
Commercial District Uses as described in Section 22 of the City of Southlake Comprehensive Zoning
Ordinance No. 480-UU.
The project shall be constructed in one phase, including all buildings, landscape features, and the
extension of Village Center Drive. The road construction will include reworking the left turn lane on Kimball
Avenue and providing new access into George Dawson Middle School. Coordination with the Carroll ISD is
ongoing, with the mutual goal of a achieving a road design that will serve the needs of this development,
Carroll ISD and the City of Southlake. No new access points from Southlake Boulevard or Kimball Avenue
are part of this development. However, an existing drive, too close to the aforementioned intersection, will
be removed.
The design and layout of Southlake Plaza II is controlled by the unusual conditions and challenges existing
in its location and site topography. These challenges include over 50 feet of grade change between the
two existing entry points at Kimball Avenue and Southlake Boulevard. Thus, the Site Plan redevelops
these grades to improve the flow of traffic between these two points.
The Site Plan also sets aside a large landscaped area along Kimball Avenue to buffer Southlake Plaza II
from less intense developments to the east, as well as to preserve many of the aged trees, most of which
are Oak. Further, the existing church site and retaining wall, currently located at the intersection of Kimball
Avenue and Southlake Boulevard, will be removed.
Southlake Plaza II's architecture can be defined as contemporary, strongly influenced by classic prairie
architectural design. We believe this new center will distinctly highlight the intersection of Southlake
Boulevard and Kimball Avenue. The development includes a street dedication and construction along the
south property line adjoining George Dawson Middle School. A future connection with Village Center Drive
is also planned.
The design and layout of the plaza is in near compliance with the ordinances of the City of Southlake. The
modifications are as follows:
Item 1: Fagade articulation:
Proposed Elevations are as shown on the Elevation Plan and partial Floor Plans
submitted. The requirements set forth in the Overlay Zone ordinance of 43.9.c.1.d and
43.13.a.4 have been adhered to with the exception of a few areas have been adapted to
compensate for the unusual grading. Landscaped Areas have been created which
minimize the impact of these buildings to these areas.
Page 1 of 2
Case No.
ZA13-100
Attachment C
Page 1
Item 2: Mechanical Equipment screening:
Due to the relative high grades on the Kimball Avenue frontage, Landscaped Areas, using
strategically placed evergreen plantings, are defined on the Plans. These areas shall
adequately obscure and provide the required screening of rooftop mechanical equipment
and other rooftop appurtenances as required by 43.9.c.1.c and 43.13.a.3.
Item 3: Parking Requirement reduction:
The number of parking spaces provided for this project is 632, which will provide a ratio of
1/200. Based on the development's proposed usage, this parking amount is adequate.
Item 4: Pedestrian Connections:
Pedestrian Connections have been placed throughout the site. Due to accessibility, the
entrance drive off of Kimball Avenue was determined to be too steep and unsafe for
pedestrian access and therefore omitted.
Item 5: Loading Zones:
Loading zones shall not be required for any single tenant of less than 10,000 square feet
and restricted to between the hours of 6:00 a.m. to 10:00 a.m. and 7:00 p.m. to 10:00 p.m.
For larger tenants, a 10 feet by 50 feet area shall be provided.
Item 6: Outdoor dining:
Outdoor dining shall be allowed for Buildings D,E,F,G, and H in the areas shown on the
Site Plan. The total area for outdoor dining shall not exceed 3,000 square feet. Patio
covers for those areas will be considered based on compatibility with the overall design of
the center.
Item 7: Landscaping:
Landscaping within the parking area will include tree wells to be located as shown on the
Site Plan. These tree wells will break up the larger fields of parking of 4'x4' to the back of
the curb.
Item 8:
The overall development complies with the required setbacks and buffer yards on Southlake Boulevard
(50720'), Kimball Avenue (30710'), and South Village Center Drive (30710'). The imperious coverage
requirements of 75% have been met, as well as the lot coverage requirements. All exterior building
materials fall within the guidelines of the overlay districts. The overall building heights are limited to
less than 35 feet, excepting the larger tenants' (areas in excess of 12,000 square feet) entry elements
which are limited to less than 40 feet. Storm water detention for this site has been provided offsite by
agreement of land owners in the area; therefore, no requirement for onsite detention is shown.
We believe this project is in keeping with the quality and standards of the City of Southlake. The project
shall also improve the presentment of the current intersection by the removal of the large retaining wall and
structures that currently occupy the site.
Page 2 of 2
Case No.
ZA13-100
Attachment C
Page 2
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Proposed Site Plan
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Attachment C
Page 4
Proposed Site Elements
SOUTHLAKE PLAZA II
FM 1709 & KIMBELL AVE
BUILDING MATERIALS & SITE AMENITIES EXHIBIT
Building Stone 1
Renaissance Masonry Units
Color: Champagne
Texture: Smooth
Manufacturer: Arriscraft
Building Stone 2
Renaissance Masonry Units
Color: Montecito
Texture: Smooth
Manufacturer: Arriscraft
Building Face Brick 1
Modular Brick Masonry
Color: Golden Buff
Texture: Velour
Manufacturer: Endicott
Case No. Attachment C
ZA13-100 Page 5
M M
Case No.
ZA13-100
Building Face Brick 2
Modular Brick Masonry
Color: Copper Canyon
Texture: Velour
Manufacturer: Endicott
Building Face Brick 3
Modular Brick Masonry
Color: Desert Iron Spot
Texture: Velour
Manufacturer: Endicott
Metal Finishes
Aluminum Storefront and Entrances
Color: No. 28 Medium Bronze
Manufacturer: Kawneer
Prefinished metal assemblies to match storefront.
Attachment C
Page 6
Building Glazing
Low-E Insulated Glass Units
SOLARBAN 60 ATLANTICA + Clear
8% Visible Light Reflectance
Manufacturer: PPG Industries, Inc.
Fabric Awning 1
Color: Beige Clarity
Manufacturer: Sunbrella.
Fabric Awning 2
Color: Cocoa
Manufacturer: Sunbrella.
Fabric Awning 3
Color: Fern
Manufacturer: Sunbrella.
Case No.
ZA13-100
Attachment C
Page 7
- � 1 'tip•..
"A. `1 ]
Fabric Awning 4
Color: Taupe Clarity
Manufacturer: Sunbrella.
Green Wall 5ystern.
Stainless Steel Cable Trellis System
Manufacturer: Seco South, Inc.
Plant Material: Cross Vine.
Decorative Paving
Sandblasted Concrete
Decorative Paving
Stamped & Stained Concrete
Case No. Attachment C
ZA13-100 Page 8
Case No.
ZA13-100
Fencing f Railing Design Concepts
Stonewall with metal railing.
Fencing f Railing Design Concepts
❑utdoor enclosure limited to areas indicated on site plan.
Fencing/ Railing Design Concepts
Outdoor enclosure limited to areas indicated on site plan.
Fencing/ Railing Design Concepts
Outdoor enclosure limited to areas indicated on site plan.
Attachment C
Page 9
Exterior Pergola Design Concepts
Outdoor enclosure limited to areas indicated on site plan.
Exterior Pergola Design Concepts
Outdoor enclosure limited to areas indicated on site plan.
Decorative Walkway Lighting.
Pole Top Fixture.
Color: Bronze.
Manufacturer: BEGA-US
Case No. Attachment C
ZA13-100 Page 10
4
Case No.
ZA13-100
Decorative Surface Lighting.
Dual up and down wall -mounted fixture.
Color: Bronze.
in Manufacturer: BEGA-US
Decorative Walkway Lighting.
Bollard with shielded light source and louvers.
Color: Bronze.
Manufacturer: BEGA-US
Site Furnishing.
Backed bench with cast iron ends.
CityView CV1-1010
Color: Bronze
Manufacturer: SiteScapes, Inc.
Site Furnishing.
Backless bench with cast iron ends.
CityView CV1-1110
Color: Bronze
Manufacturer: SiteScapes, Inc.
Attachment C
Page 11
Site Furnishing.
Top opening waste receptacle.
CityView CV2-1000
Color: Bronze
Manufacturer: SiteScapes, Inc.
Site Furnishing.
CityView Flair top planter.
Color: Bronze
Manufacturer: SiteScapes, Inc.
Site Furnishing.
Bike Post.
BP4 — Bollard.
Color: Bronze
Manufacturer: SiteScapes, Inc.
Case No. Attachment C
ZA13-100 Page 12
Traffic Impact Assessment Summary
DeShazo Group, Inc.
September 23, 20I3
Summary of Results
Intersection capacity analyses presented in this study were performed using the Synchro 8
software package. Table 2 provides a summary of the intersection operational conditions
during the peak periods for the analysis conditions presented previously. Detailed software
output is provided in Appendix C. The capacity analysis indicates that the Southlake
Boulevard/Kimball Avenue intersection currently operates at LOS D, which is considered
acceptable. However, the unsignalized Ethan Allen median opening/site access
drive/Southlake Boulevard intersection currently operates at a poor level of service for the
northbound, left -turn movement onto Southlake Boulevard, which is the result of heavy
traffic on Southlake Boulevard.
Table 2. Peak Hour Intersection Traffic Operations Analysis Summary
Intersection
Year
Volumes
����
Year &4
Background
Year 2014
Background
+Site Generated
Traffic Volumes
AM FM
— AM
PM
AM
PM
Southlake Boulevard
at Kimball Avenue (signalized)
C I D
C
i
D
D_
i D_
at Ethan Allen median opening EBL
WBL
B F
B
F
B
F_
E D
E
D
_
E—
_ E_
NBTL
F F
F
F
F
+D
F
NBR
C ' C
C
C
E
SBTL
F I F
F
F
F
F
SBR
B E
B
E
B
F
Kimball Avenue
at Driveway C EBL
EBTR
NBL
— —
—
—
C
F -
—
--
—
— B
D
— —
—
—
A
A_
at George Dawson Middle School Drive EBL
EBTR
NBL
F C
F
C
—_ F
C _
B B
B A
_
B
B
_
I B
; A
C
B
B-
I A
Legend: A,B,C,D,E F = Level of service
NB = Northbound intersection approach L - Left -turn movement
SB = Southbound intersection approach T = Through movement
WB = Westbound intersection approach R = Right-turnmovement
EB = Eastbound intersection approach
NOTE REGARDING LEVEL -OF -SERVICE FOR UNSIGNALIZED INTERSECTIONS: The HCM
methodology for unsignalized intersections was originally designed to analyze low- to moderate -volume
locations inhere the traffic is, generally, evenly distributed throughout the intersection (e.g., an intersection of
two local streets). However, for unsignalized intersections located on maim thoroughfares (where traffic
volume or roadway capacity is very high and/or vastly disproportionate), the methodology is deficient.
Although LOS D or better is desirable, LOS F (calculated) commonly results and cannot be operationally
mitigated unless a traffic signal is installed (subject to the findings of a Traffic Signal Warrant Analysis and
subsequent approved of traffic signal installation by the responsible transportation agency). External factors
such as gaps in the traffic sfreain created by nearby traffic signals are not sufficiently accounted for in the
methodology but may, in fact provide better -than -calculated conditions. Since no alternative analysis
methodology exists, the results directly obtained front the calculated values are presented herein. It is
Retail Development on F.M. 1709
Tmffic Impact Analysis
Page 14
Case No. Attachment C
ZA13-100 Page 13
DeShazo Group, Inc.
September 23, 2013
recommended that analysis results for such locations be taken in the context of day-to-dm,/ experience rather
than as an absolute determination of inadequacy.
The resulting site -plus -background traffic impact to the operational conditions was
assessed, from which the following findings and mitigation measures were developed:
1. Southlake Boulevard/Kimball Avenue: The intersection will continue to experience
LOS E or better for all analyzed scenarios. No improvements are recommended at
this time.
2. Ethan Allen Median Opening/Southlake Boulevard: The intersection currently
experiences difficulty with making the northbound, left -turn movement due to the
heavy traffic on Southlake Boulevard, a condition that will continue. It is foreseeable
that some of the site -generated, left turning traffic will divert to the site access
driveway on Kimball Avenue to avoid the long delay. Noe improvements are
recommended at this time.
3. Kimball Avenue/Site Driveway C: The analysis results indicate that the
unsignalized intersection currently operates at a low level of service for the
eastbound, left turn movement due to the traffic on Kimball Avenue. However, this
may not reflect the true LOS condition as mentioned in the "NOTE" above.
4. Kimball Avenue/Future Village Center Drive (Existing George Dawson Middle
School North Driveway}: The analysis results indicate that the unsignalized
intersection currently operates at a low level of service for the eastbound, left turn
movement due to the traffic on Kimball Avenue. However, this may not reflect the
true LOS condition as mentioned in the "NOTE" above.
RECOMMENDATIONS
NOTE: Recommendations for public improvements within the study area presented in this report reflect the
opinion of DeShazo based solely upon technical analysis and professional judgment and are not intended to
define, imply, or allocate funding sources nor required improvements. Applicable legal precedent indicates that
the Owner of a Project should only be required to proportionately fund necessary infrastructure improvements
that are directly attributable to implementation of the Project. Such requirements will depend upon the
individual circumstances of each project that may be viewed differently by each particular agency/municipality.
Southlake Boulevard/Kimball Avenue: No improvements are recommended at the
completion of the proposed site development.
CONCLUSIONS
A zoning change from the existing B-1, CA and AG development zones to S-P-2 for the
subject property is being requested to facilitate retail development. The proposed
development will include 98,800 SF of retail and 25,000 SF of restaurant uses and is
projected to be completed in one year. This study analyzed the projected impact of the net
increase in traffic generated by the development and concluded that the existing roadway
network can accommodate the associated site traffic.
Retail Development on F.M. 1709
Traffic Impact Analysis
Page 15
Case No. Attachment C
ZA13-100 Page 14
DeSluao Group, Inc.
September 23, 2013
It should be noted that the northbound left -turn movements at the Ethan Allen median
opening onto Southlake Boulevard currently experience difficulty due to the heavy traffic
on Southlake Boulevard. It is foreseeable that some of the site traffic exiting the site to the
west will divert to the site access driveway on Kimball Avenue and proceed to the
signalized Southlake Boulevard/Kimball Avenue intersection.
Relative to this traffic and transportation evaluation, approval of the requested retail
development is recommended.
END OF MEMO
Retail Development on F.M. I709
Traffic Impact Analysis
Page 16
Case No. Attachment C
ZA13-100 Page 15
DeShazo Group
Traffic. Transportation Planning. Parking. Design.
October 30, 2013
Mr. Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, TX 76092
RE: Traffic Impact Analysis Review for Retail Site on F.M. 1709 West of Kimball Avenue
(DeShazo Project .No. 12147)
Dear Mr. Anderson:
This letter is written in response to the TIA review comments made by John Denholm III, project engineer
with Lee Engineering. For your reference convenience, I am providing his comments followed by our
responses.
A preliminary site plan is provided for the development in the TM. The site plan does not include a scale,
which does not allow us to verify driveway spacing or stacking lengths. The proposed Drive D and Drive Edo
not appear to have enough throat length/.stacking available to .satisfy the City driveway ordinance
regvirements.
Response: A scale is provided on Exhibit 1, the site plan. The two future driveways (Drive E and Drive D)
are located behind the retail building off of Village Center Drive. Both driveways generate only a minimal
number of exiting vehicles (2 AM and 7 PM) during the peak hours. Therefore, there is no need to provide a
long throat/stacking area. The developer will apply for a variance to address the short throat length for the
future driveways.
The study collected traffic volumes for the Kimball at F.M. 1709 intersection during the summer and the
schcol driveway during the school year. There appears to be some large variations in the volumes between
the two counts. No adjustments to the UmballIF.M. 1709 intersection were made to account for data
collection during the summer.
Response: We have now adjusted the traffic volumes at the intersection of Southlake Boulevard/Kimball
Avenue to reflect the traffic during the school time.
Site traffic.from the proposed development is expected to exit onto Kimball Avenue in order to access
westbound F.M. 1709. The study predicts that the eastbound left -turn from Driveway C onto Kimball Avenue
will also experience high delays. As such, the majority of tragic turning left out of the site is likely to
experience difficulty doing so. Consideration should be given to extending pillage Center Drive westward
past the proposed development to complete the roadway link and allow alternative signalized intersection
access to F.M. 1709.
Response; We agree that the City should extend the street.
400 South Houston Street, Suite 330 Dallas, Texas 75202 P. 214.748.6740 F. 214.748.7037 www.deshaznroup.com
Case No. Attachment C
ZA13-100 Page 16
Mr. Steven Anderson, RE
October 30, 2013
Page 2
At Driveway C, the driveway to Kimball Avenue, the development is predicted to generate 52 right turns
during the AMpeak hour and 156 right turns during the PMpeak hour. Based upon the City ofSouthlake
Driveway Ordinance, both peak periods exceed the Citys right turn threshold and a right -turn lane is
required at this driveway. A right -turn lane should be constructed at this location haled upon the projected
volumes. It should be noted that both the existing Ethan Allan driveway and the eastbound F.M. 1709
approach to Kimball Avenue have right -turn lanes.
Response: As shown on the exhibit, the majority of the site -generated, right -turn traffic entering Driveway C
is from the westbound, left -turning traffic at the Southlake Boulevard/Kimball Avenue intersection. These
traffic volumes are currently regulated via a protected left -turn signal. The eastbound, right -turning traffic will
yield to this movement. Kimball Avenue is a four -lane, divided roadway that has enough capacity to
accommodate the southbound through traffic, thus the stacking/queuing condition will rarely if ever occur, a
southbound, right -turn deceleration lane will not be needed
The study did not ass/address intersection sight distance at any of the driveways. Due to median landscaping
and grade changes, the intersection sight distance available for eastbound left turns from Driveway C should
be assessed.
Response: Based upon field observations, it appears that the current sight distance is adequate on Kimball
Avenue. However, Driveway C is an existing driveway, not a proposed new driveway. The Driveway
A/Ethan Allen median opening intersection currently exists and there is no sight distance issue. Based upon
the existing topography, the proposed location of Driveway D and Driveway E for the future Village Center
Drive appears to have sufficient sight distance.
The study did not collect existing traffic c volumes at Driveway C. This median opening serves a daycare/school
on the east side of Kimball Avenue and southbound-to-northbound U-turn movements into Chik-Fil-A.
Existing volumes introduce additional conflicting movements into the Driveway C intersection and will
negatively impact the capacity analysis results.
Response: New data was collected and the analysis was adjusted based upon the newly -collected data. The
southbound U-turn movements affect both the Driveway C and the daycare entrance. Consideration should be
given to the installation of a "NO U-turn" sign at the median opening.
The School Driveway/Village Center Drive intersection is referred to as being relocated in the TIA and is
shown north of the proposed developments property line. If a realignment occurs, the existing median
opening at the school driveway will also need modified. This intersection will exceed the City's right turn lane
volume thresholds. Consideration should be given to the construction of a right -turn lane at this location,
though the need is generated primarily by background/school traffic.
Response: We agree with this finding. However, the need for a right -turn lane is attributable to the school
traffic rather than the projected site -generated traffic, which will be very minimal
The proposed site plan indicates that the school driveway will tee into Village Center from the south. It is our
understanding that the existing school driveway will be eliminated and this is why school traffic was
reassigned to Village Center in the TIA. This change will effectively reduce the school's onsite queuing areas
by approximately 350feet. In order to minimize the school traffic's impact on Village Center in the future, a
westbound left -turn lane from Village Center into the new school driveway should he provided.
Response: We agree; the need for a westbound, left -turn lane is driven by the school traffic, not by the
proposed site traffic. The future Village Center Drive is 37 feet wide (back-to-back of curb). This will allow a
westbound, left -turn lane to be striped for the new school driveway on Village Center Drive.
Case No. Attachment C
ZA13-100 Page 17
Mr. Steven Anderson, P.E.
October 30, 2013
Page 3
No long-term horizon year analysis was performed. There is an existing vacant tract of land adjacent to the
site and behind the Ethan Allen development that will likely have access to Village Center Drive and the
proposed sites' driveways. Additionally, the former Gateway Church site is likely to redevelop in some
fashion. Consideration should be given to a build -out horizon level analysis with all three sites operational
and Village Center Drive in place.
Response: We have added year 2019 horizon year analysis (five years after site buildout).
The lrimball Avenue at F.M. 1709 intersection analysis indicates that the green time for westbound through
movements along FM. 1709 were reduced by 10 seconds to accommodate site traffic at the intersection. This
may impact progression along F.M. 1709, Timing changes would need to be implemented to achieve the
results presented in this report.
Response: We agree; the progression timing will need to be changed once the site is built out. The timing
changes can then be more accurately adjusted and implemented.
Sincerely,
DeSHAZO GROUP, INC.
1�
m Chin, P.E., PTOE
Project Manager
JC:lsk
Case No. Attachment C
ZA13-100 Page 18
SITE PLAN REVIEW SUMMARY
Case No.: ZA13-100 Review No.: Two Date of Review: 10/11/13
Project Name: Southlake Plaza II
APPLICANT: Richmond Group
Henry S. Quigg
12200 Stemmons Freeway
Dallas, TX 75234
Phone: (972) 484-5977
DEVELOPER: Strode Property Company
Chuck Keller
5950 Berkshire Lane, Ste. 875
Dallas, TX 75225
Phone: (214) 361-6900
Fax: (972) 484-8641 Fax: (214) 361-0049
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/30/13 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 APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos Daniel Cortez, AICP
Planner I Planner II
Phone: (817) 748-8269 or Phone: (817) 748-8070
Email: pmoos ci.southlake.tx.us Email: dcortez ci.southlake.tx.us
Show, label and dimension the width of any easements adjacent to the site on the Site Plan.
2. Label the width and type of bufferyards along each boundary in accordance with Ord. 480,
Section 42 and 43) along the west property line. Show the bufferyard with dashed lines and
shading or cross -hatch. Properties within Corridor Overlay Zone see Ord. 480-S § 43.9.c.3.
and Exhibits 43-B and 43-C. Any variation from the zoning ordinance development regulations
must be explicitly stated on the plan and within the S-P-1 development regulation that will be
provided.
3. The following changes are needed to the Site Plan pertaining to the Driveway Ordinance
(examples are shown in the appendices of the Driveway Ordinance):
a. Label the stacking depth measured from the R.O.W. to the nearest parking stall or
intersecting drive lane pavement edge;
b. Label all return radii at the west radius at Drive Entry `E'
C. The applicant has requested a variance to the requirements under Comment 3.
4. Provide adequate driveway and common access easement stubs into the western property
boundary. The City's Master Thoroughfare Plan calls for a north/south common access
easement extending between E. Southlake Boulevard and S. Village Center Drive between
this property and the adjoining property to the west.
5. The landscape plant material counts and the plant legend do not match for shrub and accent
tree quantities. Verify all plant material quantities.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Case No.
ZA13-100
Attachment D
Page 1
Phone: (817) 748-8229
E-mail: kmartin ci.southlake.tx.us
There are two (2) large Post Oak trees located on the southeast corner of Building H and
adjacent to S. Kimball that are proposed to be preserved but the proposed grading would alter
them. Please adjust the grading to properly preserve the two trees.
2. Why is there proposed grading into the west side of the proposed open space along S. Kimball
Avenue? This is shown on the Grading Plan but not reflected on the Tree Conservation Plan.
There is proposed grading where an existing tree is shown to be preserved.
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.
INTERIOR LANDSCAPE AND BUFFERYARDS COMMENTS.
Please label the bufferyards locations, width, and type on both the Site Plan and Landscape
Plan.
2. Please consider the addition of some other kind of landscape features within the parking lots
instead of the planter diamonds. There is not enough pervious soil area and volume in them to
support a tree. The proposed and required landscaping is required to be maintained in
perpetuity so something that achieves the optimal growth for the developments landscaping
should be utilized.
3. All parking lot landscape islands are required contain at least one (1) canopy tree with the rest
of the area containing shrubs, ornamental grasses, ground cover, seasonal color, or a
combination of these plant materials. Although an S-P-2 zoning can request a change in the
required landscape regulations, it is recommended that canopy trees be placed in the parking
lot islands unless there is a light post on that island, than two (2) accent trees may be planted.
4. Please correct the South bufferyard. It is required to be a 10' — B type bufferyard, instead of a
10'—E.
5. Please correct the "Required" section of the East bufferyard within the Bufferyards Summary
Chart. The East bufferyard is required to be a 10' — E, instead of a 20' — E.
6. Correct the bufferyard width and plant material calculations for the west bufferyard. The
"Required" section is incorrect and the plant material calculations in the "Provided" section are
incorrect, even for taking 20% reduction and width of access drives.
7. Location Requirements: A minimum of 75% of all required interior landscape area and plant
material within the interior landscape areas shall be in the front and along either side of the
building between the building and the interior edge of the required bufferyards and a portion
thereof shall be placed adjacent to the building where practical.
Denotes informational items.
Case No. Attachment D
ZA13-100 Page 2
Public Works/Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sandersona-ci.southlake.tx.us
DRAINAGE COMMENTS:
1. Please provide information regarding how storm water detention is being handled for this site.
WATER COMMENTS:
The long dead-end fire hydrant in the middle of the site near Retail C is too long. The water
line needs to be a closed loop either back to the west or to the south.
INFORMATIONAL COMMENTS:
Submit 4 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.
Case No.
ZA13-100
Attachment D
Page 3
3030 LBJ FREEWAY
SURE 1660
DALLAS, TEXAS 75234
972/248-3006 FAX 972/248-3855
TOLL FREE 888/298-3006
LHE inanisine
October 9, 2013
Mr. Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Traffic Impact Analysis Review — Retail site on FM 1709 West of Kintball Avenue
Dear Mr. Anderson:
Per your request, we have reviewed the traffic impact study for the proposed "Retail Site on FM 1709
West of Kimball Avenue" prepared by Deshazo Group, Inc. and dated September 23, 2013. The
proposed development is located in the southwest corner of FM 1709 at Kimball 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. The site plan does not
include a scale, which does not allow us to verify driveway spacing or stacking lengths. The
proposed Drive E and Drive D do not appear to have enough throat length/stacking available to
satisfy the City driveway ordinance requirements.
• The trip generation estimates provided in Table 1 were correctly developed using 123,800 square
feet of space and the equations provided by the Institute of Transportation Engineers. The
Shopping Center land use was used. The development is projected to generate 7,802 daily trips
with 178 trips during the AM peak hour and 691 trips during the PM peak hour. The trip
generation appears reasonable.
• The directions of approach percentages and trip distributions appear to be reasonable.
• The study collected traffic volumes for the Kimball at FM 1709 intersection during the summer
and the school driveway during the school year. There appear to be some large variations in the
volumes between the two counts. No adjustments to the Kimball at FM 1709 intersection were
made to account for data collection during the summer.
• The study states that the "existing roadway network can marginally accommodate the associated
site traffic." The study further indicates that the northbound left turn movement out of the Ethan
Allen driveway currently experiences operational issues. Additional site traffic at this driveway
is predicted to experience high delays.
• Site traffic from the proposed development is expected to exit onto Kimball Avenue in order to
access westbound FM 1709. The study predicts that the eastbound left turn from Driveway C
onto Kimball Avenue will also experience high delays. As such the majority of traffic turning
left out of the site is likely to experience difficulty doing so. Consideration should be given to
Case No.
ZA13-100
Attachment D
Page 4
extending Village Center Drive westward past the proposed development to complete the
roadway link and allow alternative signalized intersection access to FM 1709.
• At Driveway C, the driveway to Kimball Avenue, the development is predicted to generate 52
right turns during the AM peak hour and 156 right turns during the PM Peak hour. Based on the
City of Southlake Driveway Ordinance, both peak periods exceed the City's right turn threshold
and a right turn lane is required at this driveway. A right turn lane should be constructed at this
location based on the projected volumes. It should be noted that both the existing Ethan Allen
driveway and the eastbound FM 1709 approach to Kimball Avenue have right -turn lanes.
• The study did not assess/address intersection sight distance at any of the driveways. Due to
median landscaping and grade changes, the intersection sight distance available for eastbound left
turns from Driveway C should be assessed.
• The study did not collect existing traffic volumes at Driveway C. This median opening serves a
day care/school on the east side of Kimball Avenue and southbound to northbound u-turn
movements into Chik-Fil-A. Existing volumes introduce additional conflicting movements into
the Driveway C intersection and will negatively impact the capacity analysis results.
• The School Driveway / Village Center Drive intersection is referred to as being relocated in the
TIA and is shown north of the proposed development's property line. If a realignment occurs the
existing median opening at the school driveway will also need modified. This intersection will
exceed the City's right turn lane volume thresholds. Consideration should be given to the
construction of a right turn lane at this location, though the need is generated primarily by
background/school traffic.
• Tile proposed site plan indicates that the school driveway will tee into Village Center from the
south. It is our understanding that the existing school driveway will be eliminated and this is why
school traffic was reassigned to Village Center in the TIA. This change will effectively reduce
the schools onsite queuing areas by approximately 350 feet. In order to minimize school traffic's
impact on Village Center in the fixture, a westbound left turn lane from Village Center into the
new school driveway should be provided.
• No long term horizon year analysis was performed. There is an existing vacant tract of land
adjacent to the site and behind the Ethan Allen development that will likely have access to
Village Center Drive and the proposed sites driveways. Additionally the former Gateway Church
Site is likely to redevelop in some fashion. Consideration should be given to a build -out horizon
level analysis with all three sites operational and Village Center Drive in place.
• The Kimball Avenue at FM 1709 intersection analysis indicates that the green time for westbound
through movements along FM 1709 were reduced by 10 seconds to accommodate site traffic at
the intersection. This may impact progression along FM 1709. Timing changes would need to be
implemented to achieve the results presented in the report.
If you have any questions, please contact me at (972) 248-3006. We appreciate the opportunity to
provide these services and are available to address any additional comments or concerns.
Sincerely,
John Denholm III, P.E., PTOE
Project Engineer
Lee Engineering
TBPE Firm No. F-450
Case No.
ZA13-100
Attachment D
Page 5
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclementsa-ci.southlake.tx.us
GENERAL COMMENTS:
o 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. (All buildings are indicated to be in
excess of 6,000 square feet)
o 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.
o Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a 30
degree down elbow and a Knox locking cap.
o 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:
o Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter
of buildings on a "hose -lay" basis for 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)
o 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). Show and label the fire lane width and any curve radii. Also label
any radius of any curbs adjacent to the fire lane.
FIRE HYDRANT COMMENTS:
o 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. (Hydrant spacing appears adequate based on all buildings exceeding 6,000
square feet, thus requiring sprinkler systems and allowing maximum spacing of hydrants)
o Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and
within 50 feet of approved fire department access. (Locate Fire Department Connections within
guidelines, on each building or remotely, or add fire hydrants and access as required)
General 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.
Case No.
ZA13-100
Attachment D
Page 6
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.
The applicant should be aware that prior to issuance of a building permit a Plat Revision must
be processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must
be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street
Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Any work within the R.O.W. of FM 1709 will require a permit from TxDOT. Coordinate with
staff for any curb cuts or sidewalk installations.
A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off -site sewer extensions, off -site drainage and utility easements and
impact fees.
Additional R.O.W. may be required for intersection improvements along Kimball Avenue and
F.M. 1709. Bufferyards, setbacks and other development regulations as shown on the
approved site plan shall not be affected and may be reduced if additional R.O.W. is acquired.
Applicant will need to coordinate with Carroll ISD for the closure and reconstruction of the
school entry drive off South Village Drive (the S. Kimball Avenue school drive will close with
the new road construction). The Carroll ISD contacts for the Carroll ISD are Robb Welch
robb.welcher-southlakecarroll.edu and Julie Thannum Julie.thannuma-southlakecarroll.edu.
Erosion Control/Retaining Walls: Any slope embankments or retaining walls with public ROW
(possibly the northeast corner) or within the required bufferyard must be terraced every four
feet (4') in height (maximum) with a minimum two foot (2') planting area provided between
each vertical plane. Materials used for the vertical elements shall be natural stone, railroad tie,
landscape timbers or any masonry material which matches the masonry material used on the
front fagade of the buildings. The planting area must contain plant materials other that grass.
Provide additional information on anticipated truck routes.
Coordinate with the Greenway property located to the west to provide connectivity for future
development.
Denotes Informational Comment
Case No. Attachment D
ZA13-100 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Southlake Plaza 11
z
a
3
E SOUTHLAKE BLVD
10 s
s
s
I
6
11
13
12 14
15
U,
Q
J
m
Y
S
F
O
'O•
1.
Owner Name
Carroll ISD
Zoning..Response
CS
400 S KIMBALL AVE
35.39
NR
2.
Inland Western Slake Corners K
C3
200 N KIMBALL AVE
16.71
NR
3•
Marshall Descendants 2006Trst
C3
101 N KIMBALL AVE
0.92
NR
4.
Stagliano, Vincent J Etal
C3
120 N KIMBALL AVE
0.39
NR
5.
Greenway-1709 Eleven Partners
SP1
2175 E SOUTHLAKE BLVD
3.04
F
6.
Primslake Llc
C2
155 S KIMBALL AVE
1.88
NR
7•
Chick-Fil-A Inc
C3
2301 E SOUTHLAKE BLVD
1.14
NR
8.
Church Of Christ Our King
CS
2221 E SOUTHLAKE BLVD
2.34
NR
9•
Southlake Plaza 11 Ltd Prtn
B1
2211 E SOUTHLAKE BLVD
0.83
NR
10.
Southlake Plaza 11 Ltd Prtn
B1
2201 E SOUTHLAKE BLVD
0.91
NR
11.
Southlake Plaza 11 Ltd Prtn
B1
2191 E SOUTHLAKE BLVD
8.48
NR
12.
Teeter, Robert W Etux Pam Etal
AG
280 S KIMBALL AVE
2.25
NR
13.
Greenway-1709 Eleven Partners
B1
2185 E SOUTHLAKE BLVD
8.11
F
14.
Kimball Greens Llc
SP1
165 S KIMBALL AVE
1.58
NR
15.
Carr, Howard E Jr
SF1-A
285 S KIMBALL AVE
2.86
NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifteen (15)
Responses Received: One (1)
Initially Greenway-1709 Eleven Partners filed oppostion to the applicants request but has since sent an
email to City staff withdrawing their opposition and noting their support. These letters can be found on the
next several pages.
Case No. Attachment E
ZA13-100 Page 1
Greenway Investment Company
Commercial Real Estate Investments
2808 Fairmount Street, Suite 100
Dallas, Texas 75201
November 7, 2013
VIA EMAIL
City of Southlake
Planning & Zoning Members
Telephone: 214.8 90.9009
Fax: 214290.0188
greenwayinveslment.com
Re: Ordinance No. 480-650 (ZA13-100)/Proposed Zoning Change by Strode
Development Company for a new retail project on the "Southlake Plaza II" tract
located at the SWC of 1709 and Kimball Road (the "Proposed Development"
Dear Ladies and Gentlemen:
Our partnership, Greenway/1709 Eleven Partners II LP and Greenway/1709 Eleven
Partners L.P., owns a 2.895 acre retail project (Kimball Crossing) and 8.193 undeveloped acres
directly adjacent to the proposed Strode development. See attached map showing the Strode
Development and the Greenway tracts.
As you know, Mr. Strode and his team presented his case to you at the Planning &
Zoning meeting on October 17 and it was tabled. It is scheduled to be continued at the next P&Z
meeting today, November 7.
We clearly articulated our concerns about Mr. Strode's proposed project weeks ago and
then again at the October 17 meeting. We have offered to sit down with Mr. Strode in an effort
to work through the issues. We have heard nothing from Mr. Strode since the October 17
Meeting.
Having heard nothing from Mr. Strode, we expressed our concerns directly to the current
property owner group, led by Jerry Quicksall, earlier this week in a further effort to find
consensus for the benefit of both the Greenway tract and the proposed Strode Development. And
we believe Mr. Quicksall understood our issues and could easily work them out with us ... as we
have, as neighbors, many times before.
So why no resolution with Mr. Strode?
Simple, we believe. He wants to "max out" his site while at the same time diminishing
the value of the Greenway site. He wants to do whatever he can to make sure the Greenway site
does not benefit from his Proposed Development or ... in Mr. Strode's own words to me ...
"Christy ... I do not want you to feed off my site!"
Case No. Attachment E
ZA13-100 Page 2
Letter to Planning & Zoning Members
November 7, 2013
Page 2
What tools will he use to diminish and isolate the Greenway site?
At least these four have been proposed:
1. Re -alignment of Access Drive. Rather than extending the existing drive,
straddling the common boundary, back to the planned Future Road, Mr. Strode wants
to be able to shift the drive only on to his tract, impeding our access. While the initial
common access easement years ago stopped the drive roughly half way back
(contemplating that box retailers might likely be positioned across the property
boundary when/if the two properties were combined), it is easy enough to amend the
current easement to extend straight back to the Future Road to shared curb cut so that
both tracts benefit.
2. Retaining Walls. Mr. Strode has indicated in his original submittal that he intends
to construct as many walls as he can in order to impair access between the two tracts.
3. Landscape Screening. Mr. Strode's plans show an extraordinary heavy line of
view -obstructing landscaping on the west boundary of his site in order to block views
to or from our site.
4. Forced Drainage. Although Mr. Strode tells us private ly that he can easily drain
his site straight to 1709 without the need for any easement, he is insisting publicly on
imposing a new drainage easement across our site that could easily prevent the
construction of a building in the future. When we have offered to allow the easement
so long as he agrees to a one-time relocation right in the event the drainage line did in
fact interfere with a building, Mr. Strode declined.
It has long been contemplated ... by the City Staff, by us, and by the Quicksall
group...that these two tracts would likely be developed together ... if not by one owner, then by
separate owners working together cooperatively. In that spirit, we have worked through many
"pre -development" issues with our neighbor, Mr. Quicksall, as evidenced by recorded
documents.
As Mr. Quicksall himself has put it, we and City Staff have always intended there to be
"connectivity" upon the development of these tracts. Mr. Strode's plan ... and his very specific
warning against "feeding" off his development... propose the opposite of "connectivity". Worse,
they reflect the opposite for the level of neighborly cooperation that has been the standard in
Southlake for decades. Mr. Strode would never even give us copies of his plans and instead left
us to get copies from the City!
While we of course support a quality, well -designed retail project on the Quicksall tract
(as we always have), we cannot support a one-sided "help myself and hurt you" plan like the one
proposed.
Case No. Attachment E
ZA13-100 Page 3
Letter to Planning & Zoning Members
November 7, 2013
Page 3
We strongly oppose Mr. Strode's proposed plan and encourage you to likewise oppose
his request at tonight's P&Z hearing?.
We are available at any time later today to discuss this with you further or provide
additional information as you consider your vote.
Thanks for your careful consideration of these issues and thanks for your service to the
City of Southlake.
Case No. Attachment E
ZA13-100 Page 4
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Daniel Cortez <dcortez@ci.southiake.tx.us>
Fwd: Case No. ZA 13-100 - Southlake Plaza II (Strode)
1 message
Dennis Killough <dkillough@ci.south lake.tx.us> Wed, Dec 11, 2013 at 5:36 PM
To: Daniel Cortez <dcortez@ci.south lake.tx.us>
---------- Forwarded message ----------
From: Christy Hammons
Date: Tue, Dec 3, 2013 at
Subject: Case No. ZA 13-100 - Southlake Plaza II (Strode)
To: "kbaker@ci.southlake.tx.us" <kbaker@ci.southlake.tx.us>, "Dennis Killough
(dkillough(a�ci.southlake.tx.us)"<dkillough(a--)ci.south lake.tx.us>
Cc:
Please be advised that we have reached an agreement with Mr. Strode and have executed a letter
agreement outlining the terms between the two parties in regards to: the shared drive, view obstruction,
drainage easement, grading/fill of excess dirt, water line, and also agreed to execute a Development
Agreement between the two parties.
In the Letter Agreement, Mr. Strode agreed to delete his original location for the drive (which depicted
the road entirely on his property as shown in his original submittal to the City) from tonight's City Council
meeting, and replace it with the "Alternate" drive, from his subsequent submittal, creating a "shared
drive" that will straddle the two properties running from the existing drive to the southern end of the
property connecting with the "Future Road".
Upon this condition being met, Greenway withdraws its opposition to the above referenced zoning case,
and will support Case No. ZA 13-100 — Southlake Plaza II.
Christy Hammons
Vice President
Greenway Investment Company
2808 Fairmount, Suite 100
Dallas, Texas 75201
Auto Attendant: (214) 880-9009 Ext 5
Case No. Attachment E
ZA13-100 Page 6
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-650
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 LOTS 1A1, 2A AND 3A, BLOCK B,
SOUTHLAKE BUSINESS PARK AND TRACTS 1B AND 1131,
JOHN A. FREEMAN SURVEY, ABSTRACT NO. 529, CITY OF
SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 14.84 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM `13-1'
BUSINESS SERVICE PARK DISTRICT, `AG' AGRICULTURE
DISTRICT AND `CS' COMMUNITY SERVICE DISTRICT TO `S-
P-1' DETAILED SITE PLAN DISTRICT WITH `C-3' GENERAL
COMMERCIAL DISTRICT USES, 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,
Case No. Attachment F
ZA13-100 Page 1
WHEREAS, the hereinafter described property is currently zoned as `B-1' Business
Service Park District, `AG' Agriculture District and `CS' Community Service District under the
City's Comprehensive Zoning Ordinance; and,
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 ad 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,
Case No. Attachment F
ZA13-100 Page 2
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 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
Case No. Attachment F
ZA13-100 Page 3
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 Lots 1A1, 2A and 3A, Block B, Southlake Business Park
and Tracts 1 B and 1 B1, John A. Freeman Survey, Abstract No. 529, City of
Southlake, Tarrant County, Texas, being approximately 14.84 acres, and more
fully and completely described in Exhibit "A" from `B-1' Business Service Park
District, `AG' Agriculture District and `CS' Community Service District to `S-P-1'
Detailed Site Plan District with `C-3' General Commercial District uses as
depicted on the approved Site Plan attached hereto and incorporated herein as
Exhibit "B", and subject to the following conditions:
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
Case No. Attachment F
ZA13-100 Page 4
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,
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
Case No. Attachment F
ZA13-100 Page 5
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 publish the proposed
ordinance or its caption and penalty together with a notice setting out the time and place for a
public hearing thereon at least fifteen (15) days before the second reading of this ordinance,
and if 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 3rd day of December, 2013.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment F
ZA13-100 Page 6
PASSED AND APPROVED on the 2nd reading the 17t" day of December, 2013.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment F
ZA13-100 Page 7
EXHIBIT "A"
RESERVED FOR METES AND BOUND DESCRIPTION
Case No. Attachment F
ZA13-100 Page 8
EXHIBIT "B"
RESERVED FOR APPROVED SITE PLAN
Case No. Attachment F
ZA13-100 Page 9