Item 6ECITY OF
SOUTHLAI<,-E
Department of Planning & Development Services
STAFF REPORT
November 23, 2015
CASE NO: ZA15-123
PROJECT: Site Plan for Lot 6, Block 1, Morrison Office Park
EXECUTIVE
SUMMARY: On behalf of Sandlin Properties, M.J. Wright & Associates, Inc. is requesting
approval of a site plan on property described Lot 6, Block 1, Morrison Office
Park, City of Southlake, Tarrant County, Texas and located at 315 Morrison
Park Drive, Southlake, Texas on .41 acres. Current Zoning: "S -P-2"
Generalized Site Plan District. SPIN Neighborhood # 4.
DETAILS: The applicant is requesting approval of a site plan to allow the construction of a
5,198 square foot office building on Lot 2 of the Morrison Office Park
development. The proposed building elevations are consistent with the existing
building elevations on Lots 3 and 5 currently existing on Morrison Park Drive.
The zoning change and concept plan for the development was originally
approved under planning case ZA06-031 (Ord. 480-491) approving a change of
zoning from "AG" Agricultural District to "S -P-2" Generalized Site Plan District
with "0-1" Office District uses to include limited "C-3" General Commercial
District uses (for Lot 7) for the development of approximately 43,380 square
feet for general office uses. The "S -P-2" zoning has been amended under
cases ZA08-093 (Ord. 480-491 a) and ZA14-110 (Ord. 480-491 b). A copy of the
overall concept plan in ZA08-93 (Attachment C, page 1), the approved site plan
in ZA06-166 (Attachment C, page 2), the approved conceptual drawings for the
building elevations for Lot 2-7 in ZA06-166 (Attachment C, page 3), the
approved landscape plan (Attachment C, page 4) and the approved tree survey
(Attachment C, page 5) have also been included in Attachment `C' of this staff
report. The cul-de-sac street, driveways, parking areas and City utilities are
existing and in conformance with the originally approved plans.
Approved Variances:
The following variances were previously approved in 2006 under city case
ZA06-031. The infrastructure was built per the approved concept plan.
The 7 -lot subdivision site currently has one (1) shared access drive for
direct access to Lot 1; a cul-de-sac street for direct access to Lots 2-7;
and, all of the previously approved parking constructed. The proposed
site plan does not alter the existing access drive. Driveway Ordinance
634, as amended, requires a stacking depth of 75 feet at this location.
The site plan proposed shows a stacking depth for the westernmost
driveway of approximately 13.3 feet and the interior stacking depths for
the easternmost public street at approximately 12.5 feet.
Case No.
ZA15-123
ACTION NEEDED:
ATTACHMENTS
STAFF CONTACT
Case No.
ZA15-123
2. Subdivision Ordinance 483, as amended, requires a street width of sixty
(60) feet. The site plan shows an existing public street width of
approximately forty (40) feet.
3. Landscape Ordinance 544, as amended, requires interior landscaping to
be determined by the amount of square footage of each building on a
particular lot. The applicant requested that the interior landscape
requirements to be equally distributed throughout the development.
Site Data Summary Chart
Consideration of a site plan approval
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 2, dated November 13, 2015
(E) Surrounding Property Owners Map
(F) Responses
(G) Full sized plans
Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Proposed Site Plan Lot 6
Existing Zoning
"S -P-2" Generalized Site Plan with "0-1"
Office Uses Commercial
Land Use Designation
Office Commercial
Gross Acreage
.41
Number of Proposed Lots
1
Area of Open Space (acres)
.06
Percentage of Open Space
15%
Area of Impervious Coverage
85%
Proposed Building Area (sf)
5,198 sf
Number of Stories
1
Maximum Building Height (ft.)
30'-8"
Required Parking
18
Provided Parking
19
Consideration of a site plan approval
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 2, dated November 13, 2015
(E) Surrounding Property Owners Map
(F) Responses
(G) Full sized plans
Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
BACKGROUND INFORMATION
OWNER: Sandlin Properties
APPLICANT: M.J. Wright & Associates, Inc.
PROPERTY SITUATION: 315 Morrison Park Drive.
LEGAL DESCRIPTION: Lots 6, Block 1, Morrison Office Park
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: S -P-2 — Generalized Site Plan District
HISTORY: August 1, 2006; City Council approved a
plan from "AG" Agricultural District to "S
District with "0-1" Office District uses to i
Commercial District uses (for Lot 7)
approximately 43,380 square feet for
approximately 10,000 square feet of that
used as a product showroom for retail sales
zoning change and concept
-P-2" Generalized Site Plan
nclude limited "C-3" General
for the development of
general office uses with
square footage potentially
(ZA06-031 /480-491)
August 1, 2006; City Council approved a site plan for the development
of a law office building of approximately 5,600 square feet on Lot 1.
(ZA06-032)
October 17, 2006; City Council approved, a preliminary plat for Morrison
Office Park. (ZA06-134)
October 19, 2006; City Council approved a final plat for Morrison Office
Park. (ZA06-154)
January 2, 2007; City Council approved a site plan for Lots 2-7,
Morrison Office Park. (ZA06-166)
May 1, 2007; City Council approved a revised site plan for Lot 1,
Morrison Office Park. (ZA06-179)
May 1, 2007; City Council approved a specific use permit for carports (6
spaces) on Lot 1, Morrison Office Park; subject to the applicant's
agreement to fill in the portion of the parking structure arch that faces
State Highway 114 with a feature that is architecturally compatible with
the main building. (ZA06-178)
November 18, 2008; City Council approved a zoning change and site
plan to modify the existing "S -P-2" Generalized Site Plan District zoning
to change the front yard setback for proposed Lot 7 and to change the
maximum permitted impervious coverage for the development. Both
changes were necessitated by the Texas Department of Transportation
requiring a right turn deceleration lane and additional right-of-way
dedication on SH 114 at the entrance of Morrison Park Drive. (ZA08-
093).
Case No. Attachment A
ZA15-123 Page 1
November 18, 2014; City Council approved a zoning change and site
plan subject to the staff report dated November 12, 2014, accepting the
number of reduced covered parking spaces from eight to six and the
relocation of the carport; accepting the new elevations and colored
renderings as presented this evening; and, approving all previously
approved variances for Lot 1. (ZA14-110)
CITIZEN INPUT: A SPIN meeting has not been scheduled for this case.
SOUTHLAKE 2030: Pathways Master Plan
There is an existing eight (8) foot wide sidewalk along the SH114
frontage road.
TREE PRESERVATION: The proposed tree conservation complies with the previous
development approved tree conservation plan which shows that no
existing trees on Lot 2.
UTILITIES: Water
An 8 -inch water line exists along the north side of the E. State Highway
114 frontage road and 6 -inch water lines are available for each lot within
the development.
Sewer
An 8 -inch sanitary sewer line exists at the northwest corner of the
proposed office development.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300 and 500 feet of right-of-way. Adequate right-of-way exists
for this roadway.
Existing Area Road Network and Conditions
The Morrison Office Park development currently has an existing
driveway on E. State Highway 114 frontage road that is shared with the
Next Century Dental office to the west. The development also has
constructed a street that intersects with the E. State Highway 114
frontage road. The applicant was previously granted approval of a
variance for the street to have a right-of-way width of 40 feet with 10 -foot
utility easements on either side in lieu of the standard right-of-way width
of 60 feet for commercial streets. E. State Highway 114 is currently a 6 -
lane, restricted access thoroughfare with 3 -lane frontage roads on either
side.
* Based on the 2015 City of Southlake Trak Count Report
Case No. Attachment A
ZA15-123 Page 2
Traffic Impact
Office Park (750) 1 5,198 1 262 1 5 1 5 1 2
* 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 Mannal, 7th Edition
PLANNING AND
ZONING COMMISSION: November 19, 2015; Approved (7-0) subject to the Staff Report dated
November 13, 2015 and further subject to the Site Plan Review
Summary No. 2, dated November 13, 2015.
STAFF COMMENTS: The Staff Review Summary is included as Attachment `D'. This site is
subject to all previous conditions of approved Ordinance No. 480-491b
unless otherwise specifically approved by the City Council.
IISLKSV105TTHLocaACommunity DevelopmentWEMO12015 Cases023 - SP - Morrison Office Park Lot 61Staff Report
Case No. Attachment A
ZA15-123 Page 3
Vicinity Map
Morrison Offiie Paris Lot 6
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Case No. Attachment B
ZA15-123 Page 1
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Case No. Attachment C
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ZA15-123 Page 5
Approved Site Plan Building Elevations Lot 1 (ZA14-110)
Case No. Attachment C
ZA15-123 Page 6
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ZA1 5-123 Page 9
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Proposed Landscape Plan
Case No. Attachment C
ZA15-123 Page 13
Current S -P-2 Zoning Regulations for Morrison Office Park
Permitted Uses:
This property shall be limited to the permitted uses as found in the "0-1" Office
District as described in Section 18 of the Comprehensive Zoning Ordinance NO. 480, as
amended, with the following "C-3" use also being permitted for Lot 7:
• Restricting the C-3 General Commercial uses to plumbing fixture showroom and related
furnishings only.
• Lot 1 will be allowed covered parking as shown on the site plan and elevation that meets the
requirements of Section 45.11 with exception to parking space being 9'x18' if the structure has
no walls.
Development Regulations:
This property shall be subject to the development regulations for the "0-1" Office District,
and all other applicable regulations with the following exceptions:
• Along the proposed street (Morrison Park Drive), the front building setbacks shall be at least
10 -feet.
• The building setback for Lot 7 along SH 114 shall be at least 35 -feet.
• Bufferyards along the interior lot lines shall not be required.
• The west portion of the Lot 1 Front Bufferyard may be encroached by the common access drive
to the extent that the required total of the buffer area is maintained.
• The maximum impervious coverage shall not exceed 58 -percent of the total lot area; however,
individual lots may not exceed 85 -percent.
• Parking agreements shall be in place prior to permitting to satisfy the combined parking
requirements of the development;
• Lot 7 shall have a parking ratio of 1 parking space per 300 square foot of floor space;
• The architectural style of each building within the development shall respect the elevations
provided and conveyed with the Conceptual Site Plan;
• The north boundary fencing to be maintained as a 6 -foot iron fence;
• A total of 3 trash receptacles to be permitted for the development; the Lot 2 trash receptacle
shall be located within the front yard of SH 114. Minimal landscape material will be necessary
to completely screen the trash receptacle from SH 114. Combined with the remaining two trash
receptacles, the shared use of each receptacle shall be equally distributed within the
development;
• The development shall comply with the following:
a. No loading dock;
b. Save trees per exhibit presented;
c. Require boring to protect trees;
d. Increase detaining pond capacity;
• Allow the elevations for the dumpster and retaining wall as presented;
• An 8 -foot masonry wall shall be provided along the residential lots up to the common area;
• A Superior Concrete Fence shall be provided along the neighbors' houses as approved and will
be maintained at the applicant's cost;
• A utility stub -out to the north property shall be provided;
Case No. Attachment C
ZA15-123 Page 14
• Development shall be subject to the approved lighting plan;
• Development shall be subject to staff review of utility considerations;
• And, development shall be subject to the building materials (roof tile, shutters, wrought iron) as
described in the architectural plans and conveyed in the concept plan;
• On Lot 1, reduced covered parking spaces from eight to six and relocation of the carport from
the east side of the building to the west side of the building and the building materials will match
the main building materials;
• On Lot 1, increase in building floor area from approximately 5,800 square feet to approximately
6,370 square feet;
• On Lot 1, noting that the new elevations and colored renderings could have a slight elevation
deviance in height from what was originally approved, but that they materially comply with the
intent of the architectural elements of the 2008 approval;
Development Variances
Subdivision Ordinance:
• Lot frontage will be accomplished with the dedication of a 36' f/f public road within a 40'
right-of-way. A 10 -foot utility easement will border the perimeter of the dedicated right-of-way.
No public utilities are proposed to follow the alignment of the road.
Driveway Ordinance:
• The required parking of the development dictates a driveway stacking depth of 75' to the SH
114 right-of-way. The primary entrance of the development as a dedicated public street will
comply with the requirement. The secondary entrance is constructed to the west of the
development. Although the proposed stacking depth to the frontage road is 75 -feet, the
requested stacking depth to the SH 114 right-of-way minimum of 13 feet.
• The dedicated public street serves this development only. Therefore the interior stacking
depths to this public street are requested to be a minimum of 12.5 -feet.
Landscape Ordinance:
• As may be necessary, interior landscape requirements are requested to be equally distributed
throughout the development.
Case No. Attachment C
ZA15-123 Page 15
Site Photographs of Lot 6
View northeast to from E. SH114
View north from E. SH114
Case No. Attachment C
ZA15-123 Page 16
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-123 Review No.: Two
Project Name: Site Plan — Morrison Office Park, Lot 6
APPLICANT: MJ Wright and Associates, Inc.
Michael J. Wright
8233 Mid -Cities Blvd. Ste. A
N. Richland Hills, TX 76182
Phone: 8177-268-5555
Email: mjw@mjwright.com
Date of Review: 11/13/15
OWNER: Sandlin Properties
Scott Sandlin
5137 Davis Boulevard
N. Richland Hills, TX 76180
Phone: 817-281-3509
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/12/15 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
Show the required bracket lights on the building elevations. All lighting must comply with the
Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and
spill-over.
2. Revise the site data summary chart for the open space area and percentage to meet the
required open space on the lot. Revise the percent of impervious coverage on the site data
summary chart to reflect the proposed 85% percent coverage (as shown on the overall site
plan). The S -P-2 zoning regulations limit individual lots to a maximum of 85% impervious
coverage and overall to a maximum of 58%.
3. All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
No protected trees are on Lot 6.
Case No. Attachment D
ZA15-123 Page 1
LANDSCAPE COMMENTS:
The "Provided" Interior landscape area for Lot 2 does not meet the minimum "Required"
interior landscape area. The following is noted on the proposed Site Plan; "Per S -P-@ zoning,
interior landscaping requirements are equally distributed throughout in Lot 2-7. Tree Shortage
shall be made up on Lot 7."
It would be possible to provide the remaining interior landscape area and trees for Lot 2 on Lot
z but the submitted Site Plan does not include the development of Lot 7. Provide the required
interior landscape area and plant material for Lot 2.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri(a-)ci.southlake.tx.us
No Comments.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
Fire apparatus access needs 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 lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
It appears that loading zones have been designated in fire lanes on the property. (Relocate
loading zones to areas that are not required for fire lane access)
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.
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.
Case No. Attachment D
ZA15-123 Page 2
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 or 75 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.
Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a
is required on proposed buildings. Stucco used for compliance with the Masonry Ordinance
must be cement stucco applied in a three step process as described in the Corridor Overlay
and Masonry Ordinance. Synthetic stucco is considered a masonry material.
The applicant should be aware that prior to issuance of a building permit 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.
Denotes Informational Comment
Case No. Attachment D
ZA15-123 Page 3
Surrounding Property Owners
Lot 6, Block 1, Morrison Office Park
Responses: F: In Favor O: Opposed To
Letters Sent: Seven (7)
Responses Received: In Favor: 2
Case No.
ZA15-123
U: Undecided
No Response: 5
NR: No Response
Attachment E
Page 1
. . - . I. I V4
. .
SAM 114 -KIMBALL
1=10M
1
MORRISON PARK DR
7305
COMMERCIAL LLC
SP2
0.40
SAM 114 -KIMBALL
2
MORRISON PARK DR
NR
COMMERCIAL LLC
SP2
1.65
SAM 114 -KIMBALL
3
300 MORRISON PARK DR
NR
COMMERCIAL LLC
SP2
0.62
SAM 114 -KIMBALL
4
330 MORRISON PARK DR
NR
COMMERCIAL LLC
SP2
0.46
5.
SAM 114 TWO LLC
325 MORRISON PARK DR
SP2
0.51
F
6.
SAM 114 TWO LLC
2720 E STATE 114 HWY
SP2
1.52
NR
7.
SAM 114 TWO LLC
320 MORRISON PARK DR
SP2
0.52
NR
Responses: F: In Favor O: Opposed To
Letters Sent: Seven (7)
Responses Received: In Favor: 2
Case No.
ZA15-123
U: Undecided
No Response: 5
NR: No Response
Attachment E
Page 1
11/11/2015 WED 11:48 FAX
Responses
Notification Response Form
ZAIS-123
Meeting Date! November 19, 2015 at 6:30 PM
SAM 114 -KIMBALL COMMERCIAL LLC
5137 DAVIS BLVD
NORTH RICHLAND HILLS, TX 76180
�aot/aoa
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Site Plan referenced above.
Space for comments regarding your position:
Signature:
Date: L, I&
Additional Signature: C1.1 _ Date:
Printed Name(s)-
Must be property owner(s) whose name(s) ere printed at tap. Otherwise mnliael the Planning Department. One form par property.
Phone Number (optional):
Case No. Attachment F
ZA15-123 Page 1
11/1.1/2415 wEo Ll -49 FAX
'Notification Response Form
ZAIS-123
Meeting Bate. November 19, 2015 at 6:30 PM
SAM 114 TWO LLC
5137 DAVIS BLVD
NORTH RICHLAND HILLS, TX 76160
f�442f49a
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX -011 HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor opposed to undecided about
(circle or underline one)
the proposed Site Plan referenced above.
Space for comments regarding your position:
Signature:
Date: it �
Additional Signature: V _ Date:
Printed Name(s): 1���
Must be property owner(%) whose names) sive
Phone Number (optional):
at tap. Otherwise contact the Planning Department. One form per property.
Case No. Attachment F
ZA15-123 Page 2