Item 6BCase No.
ZA21-0049
S T A F F R E P O R T
November 30, 2021
CASE NO: ZA21-0049
PROJECT: Site Plan for HTeaO
EXECUTIVE
SUMMARY: On behalf of Karthik & Associates Realty LLC, Bowman is requesting approval
of a Site Plan for HTeaO on property described as Lot 5R1R1, Parker’s Corner,
an addition to the City of Southlake, Tarrant County, Texas, and located at 190
Davis Blvd., Southlake, Texas. Current Zoning: “S-P-2” Generalized Site Plan
District. SPIN Neighborhood #11.
DETAILS: The proposed HteaO is located on approximately 1.35 acres at 190 Davis B lvd.,
generally located approximately 625 feet south of the intersection of Davis Blvd.
and W. Southlake Blvd. The site has residential property to the east and south;
agriculturally zoned property to the west; and commercial property (Sonic) to the
north.
The applicant is requesting approval of a Site Plan for a proposed 2,250 square
foot retail tea store building with drive-thru service located on approximately 1.35
acres on the west side of Davis Blvd. south of the Sonic restaurant. The proposed
access will be through an existing shared driveway with Sonic. The current
zoning is “S-P-2” Generalized Site Plan District with “C-2” Local Retail
Commercial District uses. The proposed use and horizontal layout of the plan
appear to generally conform with the current zoning and concept plan approved
under Ordinance 480-356 (ZA00-133).
The Site Data Summary Chart is below.
Site Data Summary
Existing Zoning “S-P-2”
Land Use Designation Retail Commercial/100-Year Flood Plain
Gross/Net Acreage 60,061 sq. ft. (1.379 ac.)
Total Building Floor Area 2,250 sq. ft.
Building Height/
Number of Stories
19’
1 story
Open Space % 53.12%
Impervious Coverage % 46.88%
Total Parking Required (1/100 sf) 23
Total Parking Spaces Provided 33
Case No.
ZA21-0049
VARIANCES
REQUESTED: 1) Ord. No. 480, Section 43.9.c.1(b) requires structures having a 6,000 square
foot or less footprint to be constructed with a pitched roof. A variance is requested
to allow a flat roof with parapet.
2) Ord. No. 480, Section 43.9.c.1.(c) requires rooftop mechanical screening to be
accomplished by either the construction of a parapet or mansard roof or by an
architectural feature that is integral to the building’s design. The fencing of or
enclosure of individual mechanical units is not permitted. A variance is requested
to allow the mechanical equipment to be screened by vertical screening elements
that are compatible with the finish materials of the main building façade. The
vertical screening elements must be shown on the elevations at the time of site
plan approval. Revised rooftop equipment is screened by the parapet and the
variance request has been removed.
3) Ord. No. 480, as amended, Section 39.6 requires an 8’ screen meeting the
material standards of Section 39.2(b) to be constructed where a non-residential
use abuts a residentially zoned lot or tract of land. Ord. No. 480, Section 42,
requires an 8’ opaque fence meeting the material requirements in Section 39.2(b)
with a Type F1 bufferyard. A variance is requested to allow no fence along the
southern boundary abutting the residentially zoned property.
4) Ord. No. 480, as amended, Section 33.19 and Subdivision Ord. No. 483, as
amended, Section 5.06.B.3 requires construction of trails as shown on the City’s
Master Pathways Plan. An 8’ or greater multi-use trail is shown across the
property to the west of the subject property in the creek area. Since the location
of the trail shown on the Pathways Plan is approximate, the future alignment of
the trail should be considered with this development. A variance is requested to
allow no trail to be constructed on the property. The applicant is providing a 10’
pedestrian access easement along the west property line.
5) Ord. No. 480, Section 42 requires a 10’ Type ‘F1’ bufferyard along the south
property line and a 5’ Type ‘A’ bufferyard along the west property line. A variance
is requested to allow a deficiency in the required canopy and accent trees for the
10’ Type ‘F1’ bufferyard and to allow the 5’ Type ‘A’ west bufferyard in the location
shown.
The following variances to Driveway Ord. No. 634 were approved with the Zoning
Change and Site Plan (ZA00-133) in 2001:
1) The drive intersecting Davis Boulevard required a minimum driveway spacing
of 500' from the nearest drive at the time of rezoning. A variance was granted
to allow the driveway to be located 431' from the driveway to the north (See
Driveway Ord. 634, Section 5-Table #1).
2) A minimum storage length of 75' is required. A variance was granted to allow
approximately 40' of stacking depth. (See Driveway Ord. 634, Section 5 for
design criteria).
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Site Plan
Case No.
ZA21-0049
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 5, dated November 29, 2021
(D) Surrounding Property Owners Map & Responses
Half Size Plans (for Commission and Council members only)
Link to Presentation
Link to Variance Request Letter (Bufferyard, Fence and Trail)
Link to Variance Request Letter (Flat Roof)
Link to Plans
Link to Traffic Memo
Link to Consultant’s Review of Traffic Memo
Link to Flood Study
Link to SPIN Report
Link to 2035 Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0049 Page 1
BACKGROUND INFORMATION
OWNER: Karthik & Associates Realty LLC
APPLICANT: Bowman
PROPERTY SITUATION: 190 Davis Blvd.
LEGAL DESCRIPTION: Lot 5R1R1, Parker’s Corner
LAND USE CATEGORY: Retail Commercial / 100-Year Flood Plain
CURRENT ZONING: “S-P-2” Generalized Site Plan Zoning District
HISTORY: - The property was annexed into the City in 1957.
- A Zoning Change and Concept Plan (ZA00-133) for Lot 5R1, Parker’s
Corner from “AG” Agricultural District and “C-2” Local Retail Commercial
District to “S-P-2” Generalized Site Plan District with “C-2” Local Retail
Commercial District uses was approved March 6, 2001.
A Site Plan (ZA00-134) for Sonic Drive-In was approved February 20,
2001.
- A Plat Revision (ZA00-035) for Lots 5R1R1, 5R1R2 and 5R2R1 was
approved February 20, 2001 and filed April 6, 2001.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation is Retail Commercial and 100-Year
Flood Plain:
Retail Commercial Purpose and Definition: The Retail Commercial
category is a lower- to medium-intensity commercial category providing
for neighborhood-type retail shopping facilities and general commercial
support activities. It is intended to provide limited local retail and/or office
uses which serve neighborhoods in close proximity. It is intended that all
uses in this category will be compatible with adjacent single family uses,
thereby maintaining the character and integrity of existing neighborhoods.
This category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is
adjacent to residentially zoned properties or areas with a residential
designation on the Land Use Plan, lower intensity activities such as office
or office-related uses should be planned adjacent to the residential uses.
Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi-Public, and Office Commercial categories previously
discussed.
100-Year Flood Plain Purpose and Definition: The Floodplain category
illustrates areas designated by the August 1995 Federal Emergency
Management Agency (FEMA) maps as being in the 100-year floodplain.
The “floodplain” is an expanse of natural vegetation and wildlife and
should be preserved as natural open area. Within the floodplain is
“floodway” that must be kept free of encroachment in order that the 100-
year flood may be carried without harmful increases in the height of flood
waters. Although it is not to be encouraged, the portion of the floodplain
not in the floodway may be reclaimed for development under certain
Case No. Attachment A
ZA21-0049 Page 2
circumstances if in accordance with FEMA regulations. The designated
land use for areas of reclaimed floodplain is that of the immediately
adjacent land use category. This designation may also include
environmentally sensitive areas, habitats, or wetlands that may not be in
FEMA identified floodplains.
Mobility & Master Thoroughfare Plan
Davis Blvd. is a 7-lane undivided, 130-foot wide right-of way street south
of the shared driveway to the Southlake city limits. Recently, Davis Blvd.
has been reconstructed into a divided 6-lane road with the intersection
improvements at W. Southlake Blvd./ Davis Blvd. and the widening of
Randol Mill Avenue.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a future <8’ multi-use trail along the
west side of Davis Blvd., so a 5’ sidewalk is required to be constructed at
the time of construction. The 5’ sidewalk is shown on the plan. Note that
an 8’ multi-use trail exists along the west side of Davis from the driveway
for Sonic north to the intersection of W. Southlake Blvd. and Davis Blvd.
An 8’ or greater multi-use trail is shown across the property to the west of
the subject property in the creek area. Since the location of the trail shown
on the Pathways Plan is approximate, the future alignment of the trail
should be considered with this development. The applicant has agreed
to dedicate a 10’ pedestrian access easement along the west
property line. A variance is requested to allow no trail to be
constructed on the property.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The property is currently accessed off Davis Blvd. by a shared driveway
with the existing Sonic restaurant. Currently, the shared driveway is
located at the end of the existing median on Davis Blvd. and across the
street from an existing emergency access drive into the Winding Ridge
residential subdivision.
Traffic Impact
Please see the Traffic Memo attached separately for the traffic impact and
proposed modifications to the current driveway.
TREE PRESERVATION: Since the Concept Plan for the property was approved in 2000, the
property is regulated by the Tree Preservation Ordinance 585-B. The
requirements for tree preservation and removal are as stated in Section
6.7c of the Tree Preservation Ordinance 585-B. See the Landscape
Administrator’s comments in Attachment ‘C’ of this report. The applicant
may choose that the development be regulated by the Tree Preservation
Ordinance 585-E.
UTILITIES: There is an existing 8” water line on the west side of Davis Blvd. that will
serve this development. There is an existing 10” sanitary sewer line that
runs across the west side of the property to serve the development.
DRAINAGE: Drainage is generally sheet flow from east to west across the property to
a creek that runs across the west end of the property.
Case No. Attachment A
ZA21-0049 Page 3
CITIZEN INPUT: A SPIN meeting was held on July 27, 2021. Please see the SPIN Report
attached separately.
A 2035 Corridor Planning Committee meeting was held on January 25,
2021. Please see the 2035 Corridor Planning Committee Report attached
separately.
PLANNING AND ZONING
COMMSISION ACTION: November 18, 2021; Approved (7-0) subject to the staff report dated
November 18, 2021 and Revised Site Plan Review Summary No. 2, dated
November 18, 2021, noting approval of the variances requested and also
noting the applicant’s willingness and agreement to bring a rendering of
the screening for the mechanical equipment on the roof to the City Council
meeting.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 5, dated November 29, 2021.
General
Development
Standards
Applies? Comments
Overlay Regulations Yes The property is in the Corridor Overlay.
Building Articulation Yes Complies
Masonry Standards Yes Complies
Impervious Coverage Yes Complies
Bufferyards Yes Variance requested to south bufferyard fence and plant
material requirements location of west bufferyard.
Interior Landscape Yes Complies subject to review comments being addressed.
Tree Preservation Yes The applicant may choose Tree Preservation Ordinance 585-B
or 585-E.
Sidewalks Yes
A 5’ sidewalk is required to be constructed along the west side
of Davis at the time of construction. A variance is requested to
allow the 8’ multi-use trail to the west of the property to not be
constructed on the property. The applicant has agreed to
dedicate a 10’ pedestrian access easement along the west
property line.
Case No. Attachment B
ZA21-0049 Page 1
Case No. Attachment C
ZA21-0049 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0049 Review No.: Five Date of Review: 11/29/21
Project Name: Site Plan - HTeaO
APPLICANT: Ryan Safford OWNER:
Bowman Karthink & Associates Realty, LLC, LP
1120 S. Capital of Texas, Bldg. 3 190 Davis Blvd.
Austin, TX Southlake, TX 76092
Phone: (972) 497-2993 Phone:
E-mail: rsafford@bowman.com E-mail:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/29/21 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 RICHARD SCHELL AT (817) 748-8602.
1. The Site Plan must conform to the underlying zoning district.
2. A Plat Revision must be processed and recorded to abandon the 24’ access easement
3. Please make the following changes to the Site Plan (C1.0):
a. Label the adjacent properties and properties across adjoining rights of way with
owner's name, existing zoning, and land use map designation ("L.U.D.=_____"). Add
the land use designation to the property to the west (Office Commercial and 100-Year
Flood Plain) and add the current zoning to all surrounding properties including
properties across the Davis Blvd. (RE-5 and AG to the south, AG to the west, S-P-2 to
the north and TZD to the east across Davis Blvd. Also add the land use designation to
the properties across Davis Blvd. to the east (Mixed Use).
b. Show, label and dimension the width of the right of way and traveled roadway for Davis
Blvd.
c. Correct the graphic scale. It is showing 1” = 10’ instead of 1” = 20’.
d. Please show the building, driveways, canopies etc. on the lot to the north to show how
the ingress/egress functions for the site as a whole since both lots share a common
driveway onto Davis Blvd. Show and label travel arrows and other traffic control
measures that demonstrate how traffic conflicts between vehicles entering the HTeaO
use and vehicles leaving the Sonic use will be controlled.
e. Show, label and dimension the widths of all easements on and adjacent to the site.
Please refer to the plat that was included in the submittal. A 35’ construction easement
is shown across the property and a 15’ utility easement is shown to straddle the south
property line.
f. Show and label the width and type of bufferyards along each boundary in accordance
with the approved “S-P-2” zoning (see Landscape Administrator’s comments).
g. Please revise the interior landscape and bufferyard summary charts to match the
charts on the landscape plans once the revisions per the Landscape Administrator’s
comments have been addressed.
4. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for
use by tenants or the public. Provide sidewalks and/or trails in compliance with the Subdivision
Ordinance No. 483, as amended and the Master Pathways Plan. The Master Pathways Plan
Case No. Attachment C
ZA21-0049 Page 2
shows a future <8’ multi-use trail along the west side of Davis Blvd. A 5’ sidewalk is required to
be constructed at the time of construction. The 5’ sidewalk is shown on the plan. An 8’ or greater
multi-use trail is required across the property to the west of the subject property in the creek
area. The applicant has agreed to dedicate a 10’ pedestrian access easement along the west
property line. A variance is requested to allow no trail to be constructed.
5. Show any areas intended for outside storage (if any) and method of screening.
6. The following comments are regarding the elevations:
a. Please provide a material sample board prior to or at the City Council meeting on
December 7, 2021.
* Per Zoning Ordinance No. 480, Section 43.9.c.1.b – Corridor Overlay District,
Roof Design Standards: In an effort to screen rooftop mechanical equipment, other
appurtenances, and flat or built-up roofs, all structures having a 6,000 square feet or less
footprint shall be constructed with a pitched roof as defined in Section 43.12 of this
ordinance. Those structures having a footprint greater than 6,000 square feet shall be
constructed with either a pitched, parapet, or mansard roof system (enclosed on all
sides). Standing seam metal roofs shall be constructed of a factory-treated, non-metallic,
matte finish. Metal roofs with lapped-seamed construction, bituminous built-up roofs, and
flat, membrane-type roofs which are visible from adjacent public ROW shall be
prohibited.
The proposed flat roof does not comply with the pitched roof requirement (two or more
slopes). A variance is requested to allow the roof as shown.
* Per Zoning Ordinance No. 480, Section 43.9.c.1.c – Corridor Overlay District:
Mechanical Equipment Screening: All buildings must be designed such that no
mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from SH 114,
Carroll Avenue between SH 114 and FM 1709, FM 1709, and FM 1938 and any adjacent
public ROW. This shall include equipment on the roof, on the ground or otherwise
attached to the building or located on the site.
Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be
accomplished by either the construction of 1) the roof systems described in
subparagraph (b) above or 2) an architectural feature which is integral to the building’s
design and ensures that such equipment is not visible from adjacent public ROW. The
fencing of or enclosure of individual mechanical units shall not be permitted except as
described above.
All rooftop mechanicals or architectural features described herein shall be shown on the
required building elevations at the time of site plan approval.
The revised rooftop mechanical equipment as shown on Sheets A-201, A201.1 and A-
106 complies with the above requirements. The previously requested variance request
has been removed.
* For property within the Corridor Overlay Zone elevations must comply with the horizontal
and vertical articulation requirements in Ord. 480, Section 43.9.c.1.d. on all facades
Case No. Attachment C
ZA21-0049 Page 3
visible from Davis Blvd. (F.M. 1938). The elevations and floor plan comply with the
horizontal and vertical articulation requirements.
* Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section
43.9.c.1.a is required on proposed buildings. Per Masonry Ord. No. 557 -A, Section 1.e,
with the exception of barns and storage buildings in the "AG" zoning district, all
nonresidential buildings located within 500 feet of the R.O.W. line along State Highway
No. 114 and within 300 feet of the R.O.W. line along State Highway No. 26, Farm -to-
Market Road 1709 and Farm-to-Market Road 1938 shall have at least eighty percent
(80%) of all exterior walls, excluding doors, constructed of masonr y materials or glass.
The composite plank siding shown does not meet the definition of a masonry material.
No exterior wall shows more than 20% to be covered in the plank siding, so the building
meets all masonry requirements as shown.
* A minimum 8’ solid fence meeting the requirements of Ordinance 480, Section 39.2(b) along the
south boundary. Is required per Zoning Ordinance No. 480, as amended, Section 39.6.a and
with the 10’ Type ‘F1’ bufferyard that is shown on the Concept Plan approved with the S-P-2
zoning district. A variance is requested to allow no fence along the south boundary.
* Ord. No. 480, Section 42 requires a Type ‘F1” bufferyard along the south property line and a 5’
Type ‘A’ bufferyard along the west property line. A variance is requested to allow a deficiency in
the required canopy and accent trees for the 10’ Type ‘F1’ bufferyard and to allow the 5’ Type
‘A’ west bufferyard in the location shown.
* All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill-over. The photometric plan as shown complies with the
requirements in the Lighting Ordinance.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Since the Concept Plan for the property was approved in 2000, the property is regulated by the
Tree Preservation Ordinance 585-B. The following requirements for tree preservation and
removal as stated in Section 6.7c of the Tree Preservation Ordinance 585-B are as follows. The
applicant may choose that the development be regulated by the Tree Preservation Ordinance
585-E.
Non-residential Development: In a non-residential development, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install
fire lanes, required parking areas and building pad sites as shown on an approved Site Plan,
shall be exempt from the tree protection and tree replacement requirements listed in Sections 7
and 8 of this Ordinance. Any protected trees within these areas that the Landscape
Administrator determines do not have to be altered shall be subject to the tree protection
Case No. Attachment C
ZA21-0049 Page 4
requirements listed in Section 8 of this Ordinance, but not to the tree replacement requirements
listed in Section 7 of this Ordinance. All other areas of the development shall be subject to both
the tree replacement and the tree protection requirements, and all other provisions of this
Ordinance.
2. There are existing tree trees proposed to be removed and mitigated that would not be required
to mitigate under the regulations of the Tree Preservation Ordinance 585 -B and 585-E. The
following trees which are proposed to be removed do not fall within the building pad, fire lanes,
parking areas, or utility easements where utilities are proposed to be installed, and their removal
is required to be mitigated. Trees 304, 305, 347, 348. The total diameter inches of the protected
trees proposed to be removed and required to mitigate is forty inches (40”).
7.0 TREE REPLACEMENT PROCEDURES
7.1 GENERALLY: If required by Section 6, above, the following procedures shall
apply to any person who alters a protected tree for which a permit is required.
7.2 TREE REPLACEMENT: If a person alters a protected tree for which a permit is
required, the person shall replace the protected tree with a quality tree as designated in
the Landscape Ordinance and approved by the Landscape Administrator. This tree
replacement requirement is not meant to supplant good site planning. Tree replacement
will be considered only after all design alternatives which could save more existing trees
have been evaluated and reasonably rejected.
a. Size and Number: A sufficient number of trees shall be planted to equal or
exceed, in caliper, the diameter of each tree altered, measured at 4.5' above
ground level. Each replacement tree shall be a minimum of 3" caliper at one foot
above ground level, and seven feet in height when planted.
b. Location: Each replacement tree should be planted on the same property as the
tree which was altered. However, if the replacement tree cannot be planted on
the same property in accordance with universally accepted arborists’ standards,
the Landscape Administrator may:
1. require replacement on private property if also approved by the Chief of
Building Services,
2. require replacement on public property, or
3. require payment to the Reforestation Fund in accordance with Section
7.3, below.
c. Responsibility for Replacing Trees: The Landscape Administrator will determine
the agent responsible for replacing the trees, the time of replacement, and the
location of the replacement trees. The requirement to replace trees shall run with
the land.
d. Delayed Replacement: If the Landscape Administrator approves the planting of
replacement trees more than 30 days after the alteration of protected trees, the
applicant shall provide the Landscape Administrator with an affidavit that all
replacement trees will be planted within six months. The Landscape
Administrator may require the person to furnish the City a cash deposit or surety
bond in the approximate amount of the cost to replace the trees.
Case No. Attachment C
ZA21-0049 Page 5
e. Duration: A replacement tree that dies within three years of the date it was
planted must be replaced by another replacement tree. This requirement runs
with the land.
7.3 REFORESTATION FUND: If required by the Landscape Administrator, the applicant,
instead of compliance with Section 7.2, above, shall make a payment into the
Reforestation Fund or other specifically dedicated fund. The funds shall be used only
for purchasing and planting trees on private property approved by the Landscape
Administrator and the Chief of Building Services, on public property, for acquiring
wooded property which shall remain in a naturalistic state in perpetuity, or for establishing
a landscape or wildlife preserve or similar nature area.
* If the property was regulated by the tree preservation Ordinance 585 -E, the proposed tree
preservation would comply with the existing tree cover preservation requirements. There is
67.4% of existing tree cover and a minimum of 40% of the existing tree cover is required to be
preserved. A maximum of 40.8% of the existing tree cover is proposed to remain.
* 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.
* 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.
LANDSCAPE COMMENTS:
1. Label all required bufferyards by width and type on both the Site Plan and Landscape Plan.
2. On the Site Plan the east bufferyard is incorrectly labeled. It is a 15’ – S type bufferyard. It is
correct within the Bufferyards Summary Chart.
Case No. Attachment C
ZA21-0049 Page 6
3. Please put the actual number of canopy trees and accent trees provided in the interior landscape
and bufferyard summary charts so that the sum of the interior and bufferyard canopy and accent
trees in the charts equals the sum of the canopy and accent trees in the plant schedule.
4. Move the asterisk by the 5 under canopy trees for the north bufferyard from the required row to
the provided row.
5. The minimum required plant material is not being provided within the south bufferyard. In the
Bufferyards Summary Chart there is a note stating that the existing tree canopy prevents the
planting of all required accent trees, and there are only two (2) existing small trees proposed to
be preserved within the south bufferyard. A variance is requested to allow a deficiency in
the required canopy and accent trees for the 10’ Type ‘F1’ bufferyard and to allow the 5’
Type ‘A’ west bufferyard in the location shown.
* There is a comment in the Bufferyards Summary Chart that existing trees numbers 318, 317
and 310 are proposed to be used as existing tree credits in the north bufferyard.
Existing Plant Credits: Existing trees which are within fifty feet (50') of the property line and have
a minimum of fifty percent (50%) of the drip line within the bufferyard area shall be granted
credits toward reducing the required plantings as set forth in the Landscape Ordinance, as
amended.
Existing tree credits shall only be granted if the tree/s are in healthy condition and all
requirements of the Tree Preservation Ordinance have been met as determined at the time of
inspection for a Permanent Certificate of Occupancy.
* All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with
the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter
islands which have light poles for lighting the parking areas may substitute two (2)
understory/accent trees for the required canopy tree. The groundcover, etc. must extend 12'
away from the back of curb adjacent to each parking space at the end of a row.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Jeff Ginn, P.E.
Civil Engineer
Phone: (817) 748-8100
E-mail: jginn@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. Review City Construction Plan Checklist,
https://www.cityofsouthlake.com/DocumentCenter/View/23465/Construction-Plan-Checklist
3. Review and include City notes and details. https://www.cityofsouthlake.com/152/Engineering-
Design-Standards
4. Drawing sets must be 22”x34”.
Case No. Attachment C
ZA21-0049 Page 7
TRAFFIC IMPACT ANALYSIS WORKSHEET: (Provided)
SITE PLAN COMMENTS: (None)
DRAINAGE COMMENTS:
5. Please provide existing & proposed conditions Drainage Area Map(s) showing the drainage
calculations for the property. Please include tables listing the existing and proposed 1-year, 10-
year and 100-year flows to show that the proposed improvements are not creating additional
storm water runoff and the stormwater system meets City Criteria.
* Floodplain Study Provided. Discharge of post development runoff must have no adverse
impact on downstream properties and meet the provisions of Ordinance No. 605.
* Floodplain Study Provided. If detention is not being proposed for the full increase in runoff,
then documentation supporting and certifying the reduction in detention will be required prior to
approval of construction plans. Memorandum shall be signed and sealed by a registered PE.
Please ensure that the drainage models and memo are re-submitted with the Civil
Construction Plans. Discharge of post development runoff must have no adverse impact on
downstream properties and meet the provisions of Ordinance No. 605.
GRADING PLAN COMMENTS: (NONE)
UTILITY PLAN COMMENTS:
* Utility design shall meet the requirements of The International Plumbing Code, 2018 Edition,
as amended by the City per Ordinance No. 1212.
* A right of way 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The
Environmental Coordinator will review the SWPPP. For instructions on how to complete the
review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
Case No. Attachment C
ZA21-0049 Page 8
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of improvements on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
* A Developer Agreement may 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.
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
FIRE LANE COMMENTS:
Fire apparatus access fire lanes need to be an all-weather surface, asphalt or concrete, a
minimum of 24 feet wide with 6-inch red striping that contains 4-inch white lettering that states
“FIRE LANE NO PARKING” every 25 feet, and able to support the imposed loads of fire
apparatus. (A minimum of 85,000 pounds GVW)
Fire lane must enter the property off Davis Boulevard and dead-end 150 feet into the property.
(If the fire lane is designed as indicated on the plans, a turn -a-round must be provided for fire
apparatus at the terminal end of the fire lane)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius.
General Informational Comments
* A SPIN meeting is was held on July 27, 2021.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* 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.
Case No. Attachment C
ZA21-0049 Page 9
* Development must comply with all requirements in S-P-2 zoning district and Zoning Ordinance
No. 480, Section 43, Overlay Zones.
* The applicant should be aware that prior to issuance of a building permit a Plat 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.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0049 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
‘
SPO # Owner Zoning Physical Address Acreage Response
1. CFT NV DEVELOPMENTS LLC C2 2325 W SOUTHLAKE BLVD 0.75 NR
2. MCNACK PROPERTY MANAGEMENT
LLC SP1 2335 W SOUTHLAKE BLVD 0.49 NR
3. TUCKER 23 LLC C2 170 DAVIS BLVD 0.24 NR
4. ENCORE RETAIL DEV CO LP SP2 180 DAVIS BLVD 1.55 NR
5. KARTHINK & ASSOCIATES REALTY L SP2 190 DAVIS BLVD 1.35 F
6. LYNBA HOLDINGS LLC AG 220 DAVIS BLVD 0.72 NR
7. ANKINZ LLC SP2 2350 W SOUTHLAKE BLVD 3.76 NR
8. SLM DUNHILL LLC C3 2225 W SOUTHLAKE BLVD 2.63 NR
9. MBI, PRYSCA N TZD 316 WINDING RIDGE TRL 0.27 NR
10. DESAI, BHAVIN TZD 320 WINDING RIDGE TRL 0.22 NR
11. PEDDIREDDY, SHIVA TZD 400 WINDING RIDGE TRL 0.27 NR
12. KARTHIK & ASSOCIATES REALTY LL C2 2345 W SOUTHLAKE BLVD 0.99 NR
13. AJLOUNI, RAED AG 2415 W SOUTHLAKE BLVD 2.54 NR
14. LYNBA HOLDINGS LLC RE5 200 DAVIS BLVD 5.11 NR
15. DAI, JUN TZD 404 WINDING RIDGE TRL 0.28 NR
16. RIDGEVIEW AT SOUTHLAKE
HOMEWON TZD 324 WINDING RIDGE TRL 1.74 NR
17. RAMNANI, KISHORE TZD 408 WINDING RIDGE TRL 0.27 NR
Case No. Attachment D
ZA21-0049 Page 2
18. TUCKER 23 LLC C2 2301 W SOUTHLAKE BLVD 1.11 NR
19. TAK ENTERPRISES INC SP1 2419 W SOUTHLAKE BLVD 0.09 NR
20. DAN AND MARY HEARN FAMILY TRUS SP1 2419 W SOUTHLAKE BLVD 0.09 NR
21. QUINONES, MICHAEL C SF1-A 105 BROCK DR 0.48 NR
22. TAK ENTERPRISES INC SP1 2419 W SOUTHLAKE BLVD 0.82 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent within 300’: Nineteen (19)
Responses Received within 300’: One (1)
Case No. Attachment D
ZA21-0049 Page 3