Department of Planning & Development Services

Department of Planning & Development Services S T A F F R E P O R T October 11, 2013 CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: ZA13-100 Zoning Change and Site Plan for Southlake Plaza ll The Richmond Group is requesting approval of a Zoning Change and Site Plan for Southlake Plaza ll 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 1B and 1B1, 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. The Richmond Group is requesting approval of a Zoning Change and Site Plan for Southlake Plaza ll 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. DESCRIPTION TOTAL/OVERALL DESCRIPTION TOTAL/OVERALL EXISTING ZONING CS, A & B MINIMUM BUILDING HEIGHT 35' PROPOSED ZONING SP-2 PROPOSED FLOOR AREA 123,800 SQ. FT. LAND USE DESIGNATION RETAIL COMMERCIAL PROPOSED FLOOR AREA BY USE GROSS ACREAGE: 14.84 AC. RETAIL 98,700 SQ. FT. NET ACREAGE: 13.93 AC. RESTAURANT 25,000 SQ. FT. NUMBER OF PROPOSED LOTS ONE (1) REQUIRED PARKING* 670 SPACES PERCENTAGE OF SITE COVERAGE 20.49% PROVIDED PARKING 635 SPACES AREA OF OPEN SPACE 12.005 AC. STANDARD 617 SPACES PERCENTAGE OF OPEN SPACE 19.13% HANDICAPPED 18 SPACES AREA OF IMPERVIOUS COVERAGE 10.28 AC. TOTAL 635 SPACES PERCENTAGE OF IMPERVIOUS COVERAGE 74.16% REQUIRED LOADING SPACES PROPOSED BUILDING AREA (FOOT PRINT IN SQ. FT.) BUILDINGS A, B, D, & F 4 SPACES BUILDING A 45,000 SQ. FT. PROVIDED LOADING SPACES 4 SPACES BUILDING B 12,700 SQ. FT. ALLOWABLE OUTSIDE SEATING AREA 3,000 SQ. FT. BUILDING C 14,000 SQ. FT. BUILDING D 7,600 SQ. FT. BUILDING E 9,000 SQ. FT. BUILDING F 13,500 SQ. FT. BUILDING G 11,000 SQ. FT. BUILDING H 11,000 SQ. FT. TOTAL 123,000 SQ. FT. NUMBER OF STORIES ONE STORY PHASE I SITE DATA SUMMARY CHART START CONSTRUCTION DATE: JANUARY 2014 END CONSTRUCTION DATE: FEBRUARY 2015 * NOTE: BASED ON A 10% REDUCTION IN THE PARKING REQUIREMENT W/ 25,000 SF OF PROJECTED NET RESTAURANT USAGE ZA13-100

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 There is a variance being requested for this development. 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. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Zoning Change & Site Plan Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (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) Full Size Plans (for Commission and Council members only) STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 ZA13-100

BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: PROPOSED LAND USE: CURRENT ZONING: Southlake Plaza ll, LP, Church of Christ Our King, and Robert W. and Pamela S. Gourley Teeter Richmond Group 2191 2201, 2211 and 2221 East Southlake Blvd. and 280 South Kimball Ave. Lots 1A1, 2A and 3A, Block B, Southlake Business Park and Tracts 1B and 1B1, John A. Freeman Survey, Abstract No. 529 Retail Commercial & Office Commercial Retail Commercial CS Community Service District, B-1 Business Service District and AG Agriculture District HISTORY: 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 REQUESTED ZONING: S-P-1 Detailed Site Plan District with C-3 General Commercial District Uses CITIZEN INPUT: A SPIN meeting is scheduled for October 14, 2013 for SPIN #8 SOUTHLAKE 2030: 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 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 ZA13-100 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. East Southlake Boulevard (14) (between Carroll Avenue and Kimball Avenue) 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 S. Kimball Avenue (71) (between E. Southlake Boulevard and Crooked 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 Impact Use Area Vtpd* AM- AM- PM- PM- IN OUT IN OUT Shopping Center (820) 98,700 4,251 61 39 48 51 High-Turnover (Sit Down) Restaurant (932) 25,000 3,179 176 162 259 212 * 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 th Edition TREE PRESERVATION: UTILITIES: 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. 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. Attachment A ZA13-100 Page 2

STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated October 11, 2013 N:\Community Development\MEMO\2013 Cases\100 - ZCP Southlake Plaza ll\staff Report Attachment A ZA13-100 Page 3

Attachment B ZA13-100 Page 1

Plans and Support Information Attachment C ZA13-100 Page 1

Attachment C ZA13-100 Page 2

Proposed Site Plan Attachment C ZA13-100 Page 3

Proposed Landscape Plan Attachment C ZA13-100 Page 4

Proposed Building Elevations Attachment C ZA13-100 Page 5

Proposed Building Elevations Attachment C ZA13-100 Page 6

Proposed Building Elevations Attachment C ZA13-100 Page 7

Proposed Building Elevations Proposed Building Materials Attachment C ZA13-100 Page 8

Proposed Building Materials Attachment C ZA13-100 Page 9

Proposed Site Elements Attachment C ZA13-100 Page 10

Proposed Site Elements Attachment C ZA13-100 Page 11

Traffic Impact Assessment Summary Attachment C ZA13-100 Page 12

Attachment C ZA13-100 Page 13

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SITE PLAN REVIEW SUMMARY : ZA13-100 Review No.: Two Date of Review: 10/11/13 Project Name: Southlake Plaza ll APPLICANT: Richmond Group DEVELOPER: Strode Property Company Henry S. Quigg Chuck Keller 12200 Stemmons Freeway 5950 Berkshire Lane, Ste. 875 Dallas, TX 75234 Dallas, TX 75225 Phone: (972) 484-5977 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 Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us or Daniel Cortez, AICP Planner II Phone: (817) 748-8070 Email: dcortez@ci.southlake.tx.us 1. 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 4. 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. Show and label the width for all internal pedestrian sidewalks proposed to be constructed with this proposed development. 6. Provide additional information on anticipated truck routes. Attachment D ZA13-100 Page 1

7. 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 Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us 1. 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. 1. 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 Attachment D ZA13-100 Page 2

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. Steve Anderson, P.E., CFM Civil Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us Public Works/Engineering Review DRAINAGE COMMENTS: 1. Please provide information regarding how storm water detention is being handled for this site. WATER COMMENTS: 1. 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. Attachment D ZA13-100 Page 3

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Fire Department Review Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@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 unsprinkled 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. Attachment D ZA13-100 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. * 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.welch@southlakecarroll.edu and Julie Thannum julie.thannum@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 façade 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 Attachment D ZA13-100 Page 7

SURROUNDING PROPERTY OWNERS MAP & RESPONSES Preliminary Plat for Southlake Plaza ll 2 SPO# Owner Name Zoning Address Acreage Response 1. Carroll ISD 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 2006 Trst 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 NR 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 NR 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: None to date Attachment E ZA13-101 Page 1