Item 4QCase No.
ZA20-0058
S T A F F R E P O R T
November 23, 2020
CASE NO: ZA20-0058
PROJECT: Preliminary Plat for GMI Southlake
EXECUTIVE
SUMMARY: Claymoore Engineering, is requesting approval of a Preliminary Plat for GMI
Southlake on property described as Tract 11E, Thomas Easter Survey Abstract
No. 474, an addition to the City of Southlake, Tarrant County, Texas, and located
at 2450 Crooked Lane, Southlake, Texas. SPIN Neighborhood #8.
DETAILS: The property is located on the northwest corner of the intersection of S. Nolen
Drive and Crooked Lane. The purpose of this item is to seek approval of a
Preliminary Plat to develop four lots in conformance with the Zoning Change and
Site/Concept Plan for GMI Headquarters (ZA20-0044) that was approved by City
Council on October 20, 2020.
On October 20, 2020, City Council approved a Zoning Change and Site/Concept
Plan for Phase I site plan to construct an approximately 80,000 square foot light
industrial/corporate office building on approximately 7.42 acres and approval of
a Phase II concept plan for 3 flex commercial buildings totaling approximately
59,000 square feet on approximately 5.74 acres. The three future flex commercial
buildings in Phase II will be required to submit a site plan for approval prior to
construction. The proposed site access is from S. Nolen Drive, a driveway north
to the future Village Center Drive connection to S. Nolen Drive and S. Kimball
Avenue, and two driveway access points west into the Kimball Heights and
Pinnacle Point commercial developments to S. Kimball Avenue. The applicant is
providing a 5-foot sidewalk along the west side of S. Nolen Drive and a 6-foot
sidewalk on the west side of Crooked Lane.
ACTION NEEDED: 1) Consider approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 3, dated November 23, 2020
(D) Surrounding Property Owners Map and Responses
Presentation
Plans
2035 Corridor Planning Committee report dated June 24, 2020
SPIN Report dated September 22, 2020
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8629
Case No. Attachment A
ZA20-0058 Page 1
BACKGROUND INFORMATION
OWNER: GMI
APPLICANT: Claymoore Engineering
PROPERTY SITUATION: 2450 Crooked Lane, Southlake, Texas
LEGAL DESCRIPTION: Tract 11E, Thomas Easter Survey Abstract No. 474, an addition to the
City of Southlake, Tarrant County, Texas
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: The “AG” Agricultural District zoning was approved with the adoption of
the Zoning Ordinance No 480 and the official Zoning Map on September
19, 1989.
October 20, 2020; City Council approved a City Council approved a
Zoning Change and Site/Concept Plan for Phase I site plan to construct
an approximately 80,000 square foot light industrial/corporate office
building on approximately 7.42 acres and approval of a Phase II concept
plan for 3 flex commercial buildings totaling approximately 59,000 square
feet on approximately 5.74 acres. (ZA20-0040)
SOUTHLAKE 2035 PLAN: Future Land Use Plan
The site is designated “Mixed Use”.
Purpose and Definition: To provide an option for large-scale, master-
planned, mixed use developments that combine land uses such as office
facilities, shopping, dining, parks, and residential uses. The range of
activities permitted, the diverse natural features, and the varying proximity
to thoroughfares of areas in the Mixed Use category necessitates
comprehensively planned and
coordinated development. New
development must be compatible
with and not intrusive to existing
development. Further, special
attention should be placed on the
design and transition between
different uses. Typically, the Mixed
Use designation is intended for
medium- to higher-intensity office
buildings, hotels, commercial
activities, retail centers, and
residential uses. Nuisance-free,
wholly enclosed light manufacturing and assembly uses that have no
outdoor storage are permitted if designed to be compatible with adjacent
uses. Other suitable activities are those permitted in the Public
Parks/Open Space, Public/Semi-Public, Low Density Residential,
Case No. Attachment A
ZA20-0058 Page 2
Medium Density Residential, Retail Commercial, and Office Commercial
categories.
Crooked/Kimball Small Area Plan
2030
The property is also included in the 82-
acre Crooked/Kimball Small Area
Plan. The Future Land Use
designation was changed from Low
Density Residential to Mixed Use in
2012 as a result of the
recommendations in the plan. The
proposed development area is located
within the 75-LDN overlay for the DFW
airport and prohibits residential uses.
Crooked/Kimball Small Area Plan Adopted Recommendations:
2035 Southlake Plan
The Southeast Sector Plan from the 2035 Southlake Plan for the S.
Nolen Drive/Crooked Lane recommendations:
• Provide access or street/cul-de-sac from Village Center to help
preserve the rural nature of Crooked Lane.
• Development should occur in a manner that preserves and
integrates the natural tree cover into the area through the use of
open space and creative design.
• Preserve trees adjacent to Crooked Lane to maintain the
Case No. Attachment A
ZA20-0058 Page 3
character of the roadway.
• Future development on these properties should be approved in
a manner that is sensitive to potential impacts on adjacent
residential areas, particularly as related to noise, traffic, building
heights, lighting and views.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows S. Nolen Drive. to be
a 3-lane undivided arterial with 70-foot of right of way. The future Village
Center Drive location will be north of the property and connect to S. Nolen
Drive and S. Kimball Avenue; it is planned as a 2-lane undivided collector
with 60’ of right of way. The property will not have direct access to
Crooked Lane, a 2-lane local street with a 60-foot right-of-way.
Pathways Master Plan & Sidewalk Plan
There are currently no sidewalks along Crooked Lane or S. Nolen Drive
of the subject property. The Pathways Master Plan indicates a less that
8-foot wide sidewalk on both the west side of S. Nolen Drive and the west
side of Crooked Lane.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site will be accessed by a main driveway entrance at S. Nolen Drive,
a driveway north to the future Village Center Drive and two driveways
west through Pinnacle Point and Kimball Heights commercial
developments to S. Kimball Drive.
Traffic Counts
Case No. Attachment A
ZA20-0058 Page 4
S. Nolen Drive (85)
(Between Highland St and Dove Rd)
24hr North Bound (3,036) South Bound (3,068)
AM Peak AM (353) 11:45 – 12:45AM Peak AM (345) 8:45 – 9:45AM
PM Peak PM (395) 4:30– 5:30PM Peak PM (345) 12:45 – 1:45PM
* Based on the 2017 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was prepared for this development and is
included with the packet.
Use Area/Units Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Phase 1: General Light
Industrial 110 57,000 sf 398 47 7 7 50
Phase 1: General Office 22,500 sf 248 219 30 43 206
Phase 2: General Office 58,780 sf 648 81 11 15 73
Total 1,294 347 48 65 299
* 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, 7th Edition
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-E
Under traditional zoning the proposed preservation of the existing tree
cover would not comply with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance 585-E. There is 42.7%
of existing tree cover across the property and 50% of the existing tree
cover would be required to be preserved. 74.4% of the existing tree
canopy cover is proposed to be removed and 25.6% proposed to be
preserved.
UTILITIES: The water line access to the site is located along the west side of S. Nolen
Drive with an 8-inch water line, a 6-inch water line on the west side of
Crooked Lane, and two (2) 8-inch water lines at the Pinnacle Point
development to the west of the property.
The property has access to an 8-inch sewer line along the west side of S.
Nolen Drive and an 8-inch sewer connection at the Kimball Heights
development to the west.
DRAINAGE: The site drains from the west to the east and southeast towards S Nolen
Drive and Crooked Lane.
The proposed drainage improvements include a detention pond at the
south end of the property in Phase 1 and an underground drainage pond
(structure) under the parking lot located in the southeast corner of Phase
2. These structures will drain by underground pipe northeast to an existing
36-inch drainage pipe located at the southwest corner of the S. Nolen
Drive and Crooked Land intersection. This structure will carry the water
under S. Nolen Drive northeast to an existing drainage channel.
CITIZEN INPUT/
BOARD REVIEW: The following meetings were held to discuss the development:
Case No. Attachment A
ZA20-0058 Page 5
A 2035 Corridor Planning Committee meeting was held on June 24, 2020.
The report is provided in the packet.
A SPIN meeting was held on September 22, 2020. The meeting report is
provided in the packet.
PLANNING AND
ZONING COMMISSION: November 19, 2020; Approved (6-0) subject to the Staff Report dated
November 13, 2020 and the Plat Review Summary No. 2 dated
November 13, 2020; and encouraging a discussion and a meeting
between the applicant, the City, and Mr. Struempler (resident) to discuss
the drainage issues on Crooked Lane prior to the City Council meeting.
STAFF COMMENTS: Attached is the Plat Review Summary No. 3 dated November 23, 2020.
The City Council motion for approval of the Zoning Change and
Site/Concept Plan is below for reference:
October 20, 2020; Approved (6-0) at 2nd Reading; subject to the Staff
Report dated October 13, 2020 and Site Plan Review Summary No. 4
dated October 8, 2020; granting the variance requests for granting the
variance request for:
1.Driveway Ordinance No. 634 requires that driveways maintain
a minimum 250’ spacing between driveway entrances.
Driveway spacing between driveways will be reduced to a
minimum of 193’ along Nolen Drive.
2. Driveway Ordinance No. 634 requires that driveways maintain
a minimum 200’ spacing between driveways and intersections.
Driveway spacing between intersections will be reduced to a
minimum of 145’ spacing along Nolen Drive from Crooked Lane.
3.Driveway Ordinance No. 634 requires a minimum driveway
stacking of 100’. Stacking for the Driveway to Nolan Dr. will be
reduced to 59.7’; and
noting the applicant has removed the four (4) parking spaces (near
Crooked Lane) as requested.
Case No. Attachment B
ZA20-0058 Page 1
Case No. Attachment C
ZA20-0058 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA20-0058 Review No.: Three Date of Review: 11/23/2020
Project Name: Preliminary Plat- GMI Southlake
APPLICANT: Claymoore Engineering OWNER: Zada M White Estate Trust
Clay Christy Steve Shrum
1903 Central Dr. 425 Ridge Dr.
Bedford, TX 76021 Grapevine, TX 76051
Phone: 817-281-0572 Phone: 214-637-4300
Email: clay@claymooreeng.com Email: shrum@glaciercommercial.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11-20-2020 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
Subdivision Ord. No. 483, as amended:
1. A preliminary plat shall be submitted on the entire tract being subdivided, regardless whether
final platting is currently proposed for only a portion of the tract. Although shown, include the
remainder of the White tract in the plat boundary and note the intent related to this remainder
tract. Sections 3.02A, 4.01C
2. Provide easements in accordance with the approved site plan/concept plan and construction
plans. Common access easements must be provided through each lot centered over the
driveways and providing access to the off-site access easement stubs of the adjoining
properties. Show off-site easements utilized by the development, including but not limited to
common access easements. If not already dedicated, these easements must be appropriately
executed and filed of record in the County prior to construction and recordation of any
subsequent final plat. Sections 2.04A, 3.07, 4.01 B, C, E-F, 8.01J
_________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Email: kmartin@ci.southlake.tx.us
TREE CONSERVATION PLAN COMMENTS:
* The submitted Tree Conservation Plan conforms to the approved Tree Conservation Plan. There
Case No. Attachment C
ZA20-0058 Page 2
is 42.7% and a maximum of 74.4% of the existing tree cover is approved to be removed, and
25.6% is required to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree
Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing
tree cover in accordance with the percentage requirements established by Table 2.0. If the
property has previously received a tree permit related to development, the percentage of existing
tree cover at the time the first such permit was issued shall be used to calculate the minimum
existing tree cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall
consider the application for a Conservation Analysis or Plan in conjunction with the
corresponding development application (as established in Table 1.0). The Planning and Zoning
Commission shall review the application and make a recommendation to the City Council
regarding the application. The City Council shall approve the Plan or Analysis if the Council
finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so
as to maximize the preservation of environmental features of the property including
mature tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to
this Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Case No. Attachment C
ZA20-0058 Page 3
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.
* Indicates informational comment.
# Indicates required items comment.
Development Engineering
Sandra Endy, P.E.
Development Engineer
Phone: 817-748-
Email: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of the
civil construction plans.
2. Please label the water easement at the southwest corner of S. Nolen Dr. and Crooked Lane.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
No Comments.
============= The following should be informational comments only ====================
* The following variances were approved with the Zoning Change and Site Plan/Development
Plan under GMI ZA20-0040:
1. Driveway Ordinance No. 634 requires that driveways maintain a minimum 250’ spacing
between driveway entrances. Driveway spacing between driveways will be reduced to a
minimum of 193’ along Nolen Drive.
2. Driveway Ordinance No. 634 requires that driveways maintain a minimum 200’ spacing
between driveways and intersections. Driveway spacing between intersections will be
reduced to a minimum of 145’ spacing along Nolen Drive from Crooked Lane.
3. Driveway Ordinance No. 634 requires a minimum driveway stacking of 100’. Stacking for
the Driveway to Nolan Dr. will be reduced to 59.7’.
Case No. Attachment C
ZA20-0058 Page 4
* All plats must comply with the underlying zoning and approved concept/site plans. Section
4.01B.10, 8.01J.
* A Final Plat must be approved, and developer agreement executed, prior to any site work or
public infrastructure construction. Public infrastructure must be substantially complete prior to
recordation of the final plat. The Final plat must be recorded prior to issuance of a building permit.
Sections. 1.03A, 4.01F.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended. Detention areas shall be maintained by the
lot owner or owner’s association if established. A note as such shall be provided on the final
plat.
* This property lies within the 75 'LDN D/FW Regional Airport Overlay Zone, requiring construction
standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479.
Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat
Records. Section 3.03D.32
Case No. Attachment D
ZA20-0058 Page 1
SURROUNDING PROPERTY OWNERS MAP
Owner Zoning Physical Address Acreage Response
1. STRUEMPLER, BOBBY G SF1-A 700 WHISPERING WOOD 2.27 O
2. LIMC REAL ESTATE LLC SP1 410 S NOLEN DR 0.60 NR
3. CAVU EQUITY GROUP LLC SP1 416 S NOLEN DR 0.60 NR
4. VARIA, AMEE SF1-A 2449 CROOKED LN 1.60 O
5. MYAN PLAZA LP O1 520 SILICON DR 1.43 O
6. SILICON TEXAS PROPERTIES LLC SP1 512 SILICON DR 0.65 NR
7. CCW-516 SILICON LLC SP1 516 SILICON DR 0.73 NR
8. FATCAT LLC SP1 508 SILICON DR 0.66 NR
9. TRI DAL REAL ESTATE LTD SF1-A 2450 CROOKED LN 3.20 NR
10. ZADA M WHITE ESTATE TRUST AG 2450 CROOKED LN 12.94 NR
11. TOULA KIMBALL-SOUTHLAKE
INVEST SP2 415 S KIMBALL AVE 1.64 NR
12. 2021 PRIMROSE OFFICE II LLC AG 200 S NOLEN DR 1.54 NR
13. NOLEN PROPERTY LLC SP2 405 S NOLEN DR 2.26 NR
14. CURRENT OWNER SP1 305 S NOLEN DR 1.83 NR
15. CURRENT OWNER SP1 200 S NOLEN DR 3.46 NR
16. MPA SOUTHLAKE MOB LLC SP1 300 S NOLEN DR 1.83 NR
17. BTR-8 SOUTHLAKE LLC SP2 2707 E SOUTHLAKE BLVD 5.76 NR
18. CESANDER, LAURENCE P O1 2485 E SOUTHLAKE BLVD 1.34 NR
19. 495 KIMBALL LLC SP1 495 S KIMBALL AVE 0.73 NR
20. CHURCH OF CHRIST OUR KING SP1 595 S KIMBALL AVE 3.96 NR
21. 495 KIMBALL LLC SP1 495 S KIMBALL AVE 0.53 NR
22. SP SOUTHLAKE-KIMBALL II LLC SP2 455 S KIMBALL AVE 7.30 NR
23. 495 KIMBALL LLC SP1 495 S KIMBALL AVE 0.54 NR
24. Superintendent of Carroll ISD NR
Case No. Attachment D
ZA20-0058 Page 2
25. Supt of Grapevine Colleyville ISD NR
26. Superintendent of Northwest ISD NR
27. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-five (25)
Responses Received within 200 ft: In Favor: 0 Opposed: 3 Undecided: 0 No Response: 22
Case No. Attachment D
ZA20-0058 Page 1
SURROUNDING PROPERTY OWNER RESPONSES
Case No. Attachment D
ZA20-0058 Page 2
Case No. Attachment D
ZA20-0058 Page 3