Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
August 25, 2015
CASE NO:ZA15-066
PROJECT:Preliminary Plat for Falcon Holdings of Southlake
EXECUTIVE
SUMMARY:
On behalf of Falcon Holdings, Pacheco Koch Consulting Engineers are requesting
approval of a Preliminary Plat for Falcon Holdings of Southlake on property
described as Tract 4C2A, Absolom H. Chivers Survey, Abstract No. 299, City of
Southlake, Tarrant County, Texas, and located at 500 E. State Hwy. 114,
Southlake, Texas. Current Zoning: “AG” Agricultural District. Proposed Zoning: “S-
P-1” Detailed Site Plan District. SPIN Neighborhood #3.
DETAILS:
The applicant is requesting approval of a Preliminary Plat for Falcon Holdings of
Southlake to develop one lot approximately 2.32 acres in size. The plat is being
processed in conjunction with a Zoning Change and Site Plan from “AG”
Agricultural District to “S-P-1” Detailed Site Plan District to develop a three-story
office building with approximately 20,000 square feet of floor area (Zoning Case No.
ZA15-065). The plat must conform to the underlying zoning district.
ACTION NEEDED:Consider approval of a Preliminary Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
Plat Review Summary No. 2, dated July 31, 2015
(D)
(E) Surrounding Property Owners Map and Responses
for Commission and Council members only
(F) Full Size Plans ()
STAFF CONTACT:
Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA15-066
BACKGROUND INFORMATION
OWNER:
Falcon Holdings
APPLICANT:
Pacheco Koch Consulting Engineers
PROPERTY SITUATION:
500 E. State Hwy. 114
LEGAL DESCRIPTION:
Tract 4C2A, Absolom H. Chivers Survey, Abstract No. 299
LAND USE CATEGORY:
Mixed Use and 100-year Floodplain
CURRENT ZONING:
“AG” – Agriculture District
PROPOSED ZONING:
“S-P-1” - Detailed Site Plan District
HISTORY:
- The propertywas annexed into the City in 1957 and given the “AG”
Agricultural District zoning designation.
- There is no development history on the property.
SOUTHLAKE 2030 PLAN:
Consolidated Future Land Use Plan
The future land use designations for the site are Mixed Use for the west
portion of the site and 100-Year Floodplain for the remainder of the site.
The purpose of the Mixed Use designation is 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
Mixed Use
varying proximity to thoroughfares of areas in the 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.
Mixed Use
Typically, the 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
Public Parks/Open Space, Public/Semi-Public, Low Density
in the
Residential, Medium Density Residential, Retail Commercial, Office
and
Commercial
categories.
Floodplain
The 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
circumstances if in accordance with FEMA regulations. The designated land
Case No. Attachment A
ZA15-066 Page 1
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.
In addition to the Future Land Use Plan Designations, the site also has the
EC-1, Employment Center 1, designation on the Optional Land Use Map.
For optimal development opportunities, properties in the EC-1 land use
category should have a minimum contiguous frontage of 1,200 feet. The
proposed site has approximately 553 feet of frontage along E. S.H. 114.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows E. S.H. 114 to be a
variable width freeway. Adequate right of way is shown on the plat.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows an 8’ multi-use trail
along the E. S.H. 114 frontage road and an 8’ multi-use trail is shown on the
Site Plan extending from the west property line to the creek.
Major Corridors Urban Design Plan
The following recommendations pertain to private development along S.H.
114:
Preserve existing natural view corridors where appropriate.
Specifically, tree stands along the highway should be preserved
when they terminate views from the highway.
In order to maximize regional access and limit the impact of strip
retail development, retail and restaurant development should be
concentrated at interchanges in 1-2 story buildings with higher
intensity office and institutional uses at mid-block locations.
Establish appropriate scale and bulk standards for buildings along
the highway, specifically at mid-block locations. Buildings should be
4 – 6 stories tall and step down as they move away from the
highway corridor. Buildings over three stories should be articulated
along the first three floors. Materials on the lower floors should be
brick, stone or other approved masonry. Low-profile, single story
pad buildings that tend to blend into the background and have
limited visibility from the highway are discouraged.
All windows on buildings should be vertically oriented and be
articulated with a 4-inch reveal to avoid solid, flat walls, and to
create shadow lines and surface texture. Glass curtain walls and
facades with more than 60% glass along any elevation shall be
discouraged. Along retail store fronts, 1’ – 2’ high knee walls shall
limit the amount of glass along each façade visible from public
streets.
The view of surface parking from the highway should be limited.
Surface parking lots should be designed to be in smaller pods (no
more than 200 parking spaces) with increased landscaping and
pedestrian accessways.
Case No. Attachment A
ZA15-066 Page 2
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The proposed development will have access onto the E. S.H. 114 frontage
road.
E. S.H. 114 Frontage Rd. (008W)
(between E. Highland St. and Southmont Dr.)
24hr
West Bound (1913)
AM Peak AM (151) 7:30 – 8:30 AM
Peak PM (255) 4:45 – 5:45 PM
PM
Based on the 2015 City of Southlake Traffic Count Report
*
Traffic Impact
AM-PM-
Use Area Vtpd* AM-IN PM-IN
OUT OUT
Medical Office 10,000 s.f. 361 24 12 18 27
General Office 10,000 s.f. 110 14 2 3 12
Total 20,000 s.f. 471 38 14 21 39
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
TREE PRESERVATION:
There is approximately 11.60% tree cover on this site. The plan is showing
to preserve 7.83% of the existing canopy on the plan. 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
approval. The minimum percentage required to be preserved if this was a
straight zoning case is 70%.
UTILITIES:
The utility plan shows water connections to the existing 12” water line in E.
S.H. 114 and a sewer connection to the existing 8” sewer line to the north.
CITIZEN INPUT:
A SPIN meeting is scheduled for September 8, 2015.
PLANNING AND ZONING
COMMISSION ACTION
: Approved (5-1) subject to Plat Review Summary No. 2, dated July 31, 2015
and the staff report dated July 31, 2015 and noting the applicant’s
willingness to extend the west end of the sidewalk to connect to the existing
sidewalk in lieu of an extension on the east side and also noting the
applicant’s willingness to discuss an extension of the pedestrian bridge
across the east portion of the property at some point in the future.
STAFF COMMENTS
: Attached is Plat Review Summary No. 2, dated July 31, 2015.
Case No. Attachment A
ZA15-066 Page 3
Case No. Attachment B
ZA15-066 Page 1
Plans and Support Information
Preliminary Plat
Case No. Attachment C
ZA15-066 Page 1
PLAT REVIEW SUMMARY
ZA15-066Two07/31/15
Case No.: Review No.: Date of Review:
Preliminary Plat
Project Name: – Falcon Holdings
APPLICANT: Javier Jaramillo OWNER: David A. Fabian
Pacheco Koch Falcon Holdings
8350 N. Central Expy. Suite 1000 7 Village Circle #300
Dallas, TX 75206 Westlake, TX 76262
Phone: (972) 235-3031 Phone: (817) 693-5120
E-mail: E-mail: dfabian@falconholdings.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/20/2015 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 Preliminary Plat and Final Plat must comply with the underlying zoning district.
2. The following changes are needed with regard to easements:
a. Show and label the type, size and deed record of all existing easements on and adjacent
to the property. Please label the easements to the north and west of the property.
b. Provide easements for water, sewer and/or drainage in compliance with approved
construction plans. Ensure that the sanitary sewer line to the north is in a utility easement.
The line on the utility plan appears to cross property that is not in the easement.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
E-mail: kmartin@ci.southlake.tx.us
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The Tree Conservation Plan shows that 11.60% of tree cover exists on the site and approximately
7.83% of that cover is shown to be preserved. Council will review the Tree Conservation Plan
based on the criteria in the informational comment below. For reference, 70% of existing tree cover
would be required to be preserved if this was a straight zoning case.
* 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:
Case No. Attachment D
ZA15-066 Page 1
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
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 AND BUFFERYARDS COMMENTS:
1. Use the Interior Landscape Summary Chart on the Landscape Plan on the Site Plan.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E , CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Construction within SH 114 right of way shall require a permit from TxDOT. Submit permit
application prior to site plan approval.
3. Label the distances to the nearest drives or street intersections in both directions from the
proposed drive.
* Street intersections shall comply with TDLR/ADA accessibility standards.
Case No. Attachment E
ZA15-066 Page 1
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
WATER COMMENTS:
2. Minimum size for water lines is 8”.
3. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s
Commercial and industrial developments require fire hydrant spacing of 300’ maximum for non-
sprinkled buildings or 600’ for sprinkled buildings.
* Water lines cannot cross property lines without being in an easement or right of way.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
* Water meters and fire hydrants shall be located in an easement or right of way.
* Fire lines shall be separate from service lines.
SANITARY SEWER COMMENTS:
4. Clearly label all public and private sanitary sewer lines.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Limits of 100- year floodplain shall be shown and contained within a dedicated drainage easement.
2. Documentation supporting and certifying that detention is not necessary will be required prior to
approval of construction plans.
* Property drains into a Critical Drainage Structure #13 and requires a fee to be paid prior to
beginning construction ($371.20/Acre).
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
Case No. Attachment E
ZA15-066 Page 2
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
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* Access permit is required prior to construction of the driveway 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 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.
* 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
Community Service/Parks Department Review
Peter Kao
Construction Manager
817-748-8607
pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting
fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for
further details.
Land/park dedication requirements:
Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of
park land for every fifty (50) non-residential gross acres of development.
If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in
Case No. Attachment E
ZA15-066 Page 3
the amount of $2400 per gross acre x 2.32 acres= $5568.00 will be required. Fees will be collected with
the approved developer’s agreement or prior to any permit being issued.
Pathway Comments:
Make connection to existing sidewalks adjacent to the property. Pathway should extend across the
drainage easement.
Provide pathways consistent with the Southlake Master Pathways Plan. Provide pedestrian access from
each building to the Trail System or sidewalk connections and between buildings. Sidewalks must meet all
State of Texas accessibility requirements.
General Informational Comments
* Staff strongly recommends contacting Pilar Schank in the City Manager’s Office to schedule a
SPIN meeting. Pilar can be contacted by phone at (817) 748-8006 or by e-mail at
pschank@ci.southlake.tx.us.
* 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.
* It appears this property lies within the 65 '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.
* 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 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.
* TxDOT approval is required for the driveway on S.H. 114.
* Denotes Informational Comment
Case No. Attachment E
ZA15-066 Page 4
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Falcon Holdings of Southlake
SPO # Owner Zoning Property Address Acreage Response
1. Children's Medical Center ECZ 470 E SH 114 9.80 NR
2.
NR
Onsom Llc SP1 630 E SH 114 1.30
3. D/Fw-Hwy 114/Highlands Ltd SP2 700 E SH 114 6.39 NR
4. Chang, Chin J Etal AG 500 E SH 114 2.48 NR
5. D/Fw-Hwy 114/Highlands SP2 600 E SH 114 2.34 NR
6. Southlake, City Of ECZ 480 E SH 114 7.51 NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Six (6)
Responses Received:
None (0)
Case No. Attachment E
ZA15-066 Page 5