Item 6A 13 CITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
December 28, 2015
CASE NO: ZA15-097
PROJECT: Zoning Change and Concept Plan for Pecan Creek Offices
EXECUTIVE
SUMMARY: On behalf of the Devane Clarke Partnership, Ltd., Blake Architects is requesting
approval of a Zoning Change and Concept Plan for Pecan Creek Offices on
property described as Lot 4, Block 1, Pecan Creek, an addition to the City of
Southlake, Tarrant County, Texas and located at 731 Zena Rucker Rd., Southlake,
Texas. Current Zoning: "S-P-2" Generalized Site Plan District. Requested
Zoning: "S-P-2"" Generalized Site Plan District. SPIN Neighborhood # 9.
REQUEST
DETAILS: Blake Architects is requesting approval of a Zoning Change and Concept Plan from
"S-P-2" Generalized Site Plan District to"S-P-2"Generalized Site Plan District with
0-1 Office District Uses to develop three one-story office buildings totaling
approximately 17,360 square feet and one open space lot on approximately 2.25
acres. Each building is proposed to be on a separate lot, so the buildings may be
constructed at the same time or separately. The lots will share common driveways
and parking by way of a cross access, reciprocal parking and maintenance
agreement. All of the buildings will use one trash receptacle that is shown on the
proposed Lot 4.
Since the request is for a Zoning Change and Concept Plan only, a Site Plan that
conforms to the approved S-P-2 zoning district must be approved by City Council
following a recommendation by the Planning and Zoning Commission prior to the
issuance of any building permits. The Site Plan approval will include elevations, a
color-coded landscape plan and any other exhibits required for Site Plan approval.
If the property is to be subdivided as shown, a Plat Revision that conforms to the
approved S-P-2 zoning district zoning must also be processed and recorded with
the County.
The City Council approved the item at 1s` reading at their December 1, 2015
meeting with the stipulations to be addressed by 2nd reading summarized in the
chart below:
Case No.
ZA15-097
Council stipulation at 1St Applicant's response
reading
Noting that staff will contact Staff contacted Republic Services. The
waste services to explore representative has safety concerns about their
possibilities for dumpster trucks having to back up approximately 140' on
location based on what their the east drive or approximately 160' on the west
requirements are and be able drive, so he prefers that the trash receptacle
to report that back at second enclosure be located as shown on the Concept
reading. Plan. There is no mandatory maximum distance
that their trucks are allowed to back up. The
applicant has rotated the enclosure so that the
gates face the east and not the street.
Noting the applicant's The width of the landscape area between the
willingness at second reading front parking lot and Zena Rucker Rd. has been
to provide a landscape plan increased from approximately 10' to
between the front parking and approximately 15'6". The applicant has revised
Zena Rucker Rd. the north bufferyard type on the Concept Plan
from a 10' Type "A" with a 20% reduction in
plantings to a 15' Type "Q" with no reduction in
plantings. The number of plantings required in the
north bufferyard has increased from 4 canopy
trees, 8 accent trees and 30 shrubs to 9 canopy
trees, 14 accent trees and 46 shrubs. A
landscape plan will be provided with the
application for a Site Plan. Due to the buildings
being shifted to the south to increase the
landscape buffer along Zena Rucker Rd., the
building line along the south property line has
been revised from 20' to 15'. The S-P-2
regulations have been revised accordingly.
VARIANCE
REQUEST: Subdivision Ordinance No. 483, as amended, Section 8.01(D) requires that all side
lot lines be perpendicular to the right of way lines or radial in the case of a cul-de-
sac or curvilinear design. The applicant is requesting a variance to allow the lot
lines as shown in order to provide the required number of parking on a lot by lot
basis.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2nd reading approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint
(D) Concept Plan Review Summary No. 3, dated November 13, 2015
(E) Surrounding Property Owners Map and Responses
(F) Ordinance No. 480-706
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA15-097
BACKGROUND INFORMATION
OWNER: Devane Clarke Partnership, Ltd.
APPLICANT: Blake Architects
PROPERTY SITUATION: 731 Zena Rucker Rd.
LEGAL DESCRIPTION: Lot 4, Block 1, Pecan Creek Addition
LAND USE CATEGORY: Office Commercial / 100-Year Flood Plain
CURRENT ZONING: "S-P-2" Generalized Site Plan Zoning District
PROPOSED ZONING: "S-P-2" Generalized Site Plan Zoning District
HISTORY: - July 3, 1979 City Council approved a Plat Showing for two lots on 25
acres of land.
- February 22, 1984 City Council approved a Plat Revision for a
subdivision of Lot 2 into three lots.
- On October 2, 2001 City Council approved a Zoning Change and
Concept Plan for this location under Planning Case ZA01-077. Under
the approval for this case the following conditions were placed on this
lot: providing a 20' bufferyard with evergreen plant material adjacent to
school property; accommodating an east-west access road in the
design; no 2 story buildings permitted on the two south lots; and
requiring pitched roof residential style construction on the south two
lots. The applicant has indicated to staff compliance with these
conditions and will provide additional materials when requesting a Site
Plan approval from City Council.
- A Plat Vacation of the Dilg Addition was approved by City Council on
January 7, 2003 under Planning Case ZA02-054.
- On January 7, 2003 City Council approved a Preliminary Plat for Pecan
Creek under Planning Case ZA02-052 for the subdividing of the Dilg
Place Subdivision.
- On January 9, 2003 the Planning & Zoning Commission approved a
Final Plat under Planning Case ZA02-053 to begin construction of
two commercial/retail buildings on two lots.
- On January 17, 2003 the Planning & Zoning Commission approved a
Final Plat under Planning Case ZA03-049 in order to obtain a building
permit for the construction of a medical office building on Lot 3,Block
1 of Pecan Creek.
- On January 4, 2005 the City Council approved a revised Development
Plan under Planning Case ZA04-063 to designate the alignment for an
approximate 500 feet section of Zena Rucker Road that will extend east
from Byron Nelson Parkway.
- On August 2, 2005 the City Council approved a Plat Revision for Pecan
Creek under Planning Case ZA05-044 to create lots for general/medical
office construction and to dedicate the right-of-way for Zena Rucker
Road through the Pecan Creek development.
- On September 20, 2005 a Zoning Change and Site Plan were approved
on Lot 2 of the Pecan Creek Development under Planning Case ZA05-
050 for the construction of a medical office building (Baylor Family
Case No. Attachment A
ZA15-097 Page 3
Health Center at Southlake).
On January 18, 2011 a Zoning Change and Concept Plan from "0-1"
Office Zoning District to "S-P-2" Generalized Site Plan Zoning District
was approved under Planning Case ZA10-039 to establish office uses
under the"O-1"zoning district and a daycare/ Montessori School with a
private"K" program in one building approximately 18,975 square feet in
size with the Montessori School use, medical use and general office
uses permitted.
CITIZEN INPUT: A SPIN meeting was not held for this project.
SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan
The Southlake 2030 Comprehensive Plan designates this site as Office
Commercial The type of development being proposed at this location is
consistent with the Land Use Plan.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows Zena Rucker Rd.to be a
two-lane undivided collector 60' of right of way. Adequate right of way has
previously been dedicated.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows an 8' multi-use trail along the south side of
Zena Rucker Rd. and extending south from the east property line of the lot.
The existing 8' trail is shown along Zena Rucker Rd. Show and label the
existing sidewalk/trail along the east property line on the Concept Plan with
the width and type of surface.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The development shows two driveways onto Zena Rucker Rd. Zena is
currently a two- lane undivided collector adjacent to the site. No traffic
counts are available for this section of Zena Rucker Rd.
Traffic ImpacUse t
Floor
OUT IN OUT
General Office Building(710) 17,360 1 191 1 24 3 1 4 21
* Vehicle Trips Per Day
*AM-In,AM-Out,PM-In and PM-Out are peak hour of generator on a weekday
*Based on the ITE: Trip Generation Manual, 7`i'Edition
WATER & SEWER: Water
There is an existing 8" water line on the north side of Zena Rucker Road
that will serve this development.
Sewer
There are existing 8" and 10" sanitary sewer lines adjacent to this property
that the applicant can tap into for service.
TREE PRESERVATION: There is approximately .05% existing tree cover on the site. If the case was
a request for a straight zoning change, 70% of the existing canopy would be
Case No. Attachment A
ZA15-097 Page 4
required to be preserved. For property sought to be zoned, S-P-2
Generalized Site Plan District, the City Council shall consider the application
for a Tree Conservation Analysis or Plan in conjunction with the
corresponding development application. The applicant is proposing to
preserve approximately 37.5% of the existing tree cover.
PLANNING AND ZONING
COMMISSION ACTION: November 5, 2015; a motion to table this item to the November 19, 2015
meeting was approved (4-0).
November 19, 2015; approved (7-0) subject to the staff report dated
November 13, 2015, also subject to the Concept Plan Review Summary No.
3 dated November 13, 2015 and specifically approving the variance request
as noted in the staff report.
CITY COUNCIL ACTION: December 1, 2015; approved at 1St reading (7-0) subject to the staff report
dated November 23, 2015, and Concept Plan Review Summary No.3 dated
November 13, 2015, granting the following variance-that lot lines as shown
in the packet materials are approved in order to provide required parking on
a lot by lot basis and noting approval of the S-P-2 regulations and building
concepts as presented, also noting the applicant's agreement to fully
complete the main circular drive and the corresponding landscaping during
the initial construction phase, noting that Council expects the architectural
style demonstrated in tonight's photos to be consistent with the future site
plan renderings, noting that staff will contact Waste Services to explore
possibilities for dumpster location based on what their requirements are and
be able to report that back at second reading, noting the applicant's
willingness at second reading to provide a landscape plan between the front
parking and Zena Rucker Rd., noting the property owners or the designated
property owner's association is responsible for property and pond
maintenance and noting that all HVAC and electrical equipment will be
installed on the south side of the property with full landscape screening.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated November 13,
2015.
Case No. Attachment A
ZA15-097 Page 5
Vicinity Map
731 Zena Rucker Rd.
600 620 630 650 670 700
EAST SOUTHLAKE BLVD
425 525 535 711 31
751 801 8077835
641 721
601 771631 8031p611 621
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ZA 15-097
Zoning Change and Concept Plan
Pecan Creek Offices
s 0 90180 360
Feet
Case No. Attachment B
ZA15-097 Page 1
Plans and Support Information — Link to PowerPoint
S-P-2 Regulations
IAL BLAKE ARCHITECTS
1202 S.White Chapel Road Suite A
Southlake,Texas 76092 817-488-9397
December 28,2015
Case Number ZA15-097
Pecan Creek Offices
731 Zena Rucker Road
Southlake,Texas
Blake Architects Job 41545
Written Narrative
The scope of work for this project proposes(4)individual lots. Lot One is defined as an Open Space Lot and
contains an existing drainage and detention pond.This retention pond will contain a Scott Aerator DA-20 and
North Star 3HP display aerator fountain with floating platform,self contained pump assembly and wire basket
(or equal).Lots 2,3 and 4 of the proposed Lots are Pad Sites for one-story Office Buildings.The Development
works as One Master Plan with over 50%landscape for the entire Development and ten foot bufferyards around
all four sides. These buildings are to be operated during typical office hours.An Open Space Management Plan
would require that all Three Lots with buildings be responsible for maintenance of the Drainage Areas,
Landscaping and shared Parking and Drives. All three buildings can be built at one time or at three different
times with different owners. These buildings shall be built on engineered concrete foundation,wood framed
with a masonry veneer.
S-P-2 Regulations:
All uses and regulations shall be based upon 0-1 Zoning regulations with the following exceptions:
a. Side Setbacks: 5' on the east side of Lot 2,all other side setbacks shall be 15'.
b. Front Setback: 30'.
c. Rear Setback: 15'.
d. B itler ar s are not re urre along interior 12=edy l'
e. Front Bufferyard shall be a Type"Q" 15 feet. (This increases the required amount of landscaping
per 100 feet from I to 2 Canopy Trees,from 2 to 3 Accent Trees and from 8 shrubs
f. Impervious coverage will not be met on a single lot basis but will met by the development of the 4
lots as a whole.
g. Parking is based upon I space per 300 square feet of General Office Buildings and 1 space per 150
square feet of Medical Office Building. (In order for Medical Office use to occur the Building size
would be reduced to meet the parking ratio available at the I parking space allowed to 150 square
feet of building.)
h. On-site Trash Receptacle shall be permitted to be located on the site forward of the principle
Building Location.
i. The retention pond will contain a Scott Aerator DA-20 and North Star 3HP display aerator fountain
with floating platform,self contained pump assembly and wire basket(or equal).
Case No. Attachment C
ZA15-097 Page 1
I&BLAKE ARCHITECTS
1202 S. White Chapel Road Suite A
Southlake,Texas 76092 817-488-9397
September 21,2015
Job#1545
Pecan Creek Offices
731 Zena Rucker Road
Southlake,Texas
City case number"ZA15-097"
Open Space Management Plan/Property Owner's Agreement
(Note: This Agreement must be made a Document signed and Notorized by each
Property Owner as they purchase said Lot or Property so as to legally bind them to
the following Agreement as a condition of their purchase and Title of said Property)
Owner's of Lots 2,3 and 4 shall each Deposit$350.00 per month to a General
Maintenance Fund that is to be maintained by vote of one of the three Property
Owner's. Such Owner shall inform the City of Southlake Planning Department of
their responsibility as to the maintenance of this four Lot Development.
Funds shall be maintained in a separate Bank Account and shall be used for the
following:
1. Mowing and maintenance of all property on Lotsl,2,3 and 4. (Trash pick-
up,etc.)
2. Repair of any"potholes"fading paint striping,broken curbs,etc. in the
entire parking lot that is shared by all.
3. Removal of any sediment,etc.that inhibits the proper function of the
Detention area.
Once said General Fund reaches a maximum gross Bank Account balance of
$15,000.00 collection of monthly payment to the fund shall cease for each Property
Owner until such time as the fund drops below$5,000.00. Each Property Owner
shall be copied a monthly Bank Statement on the account and a record of expenses
incurred and drawn from the account.
Note: In the event that the party responsible for maintenance of the open space and
parking lot and drives fails to maintain all or any portion in reasonable order and
condition,the City of Southlake may enter the premises and take corrective action,
including the provision of extended maintenance. The costs of such maintenance
Case No. Attachment C
ZA15-097 Page 2
may be charged to the Owner's that make up the three Lot Ownership and may
include administrative costs and penalties. Such costs shall become a lien on all
three Owner's properties.
THIS DOCUMENT IS A PART OF THE AMENDED by ORDINANCE NO. 480-
FFFF)
Non-inclusion of this Document as a part of Title at Closing to said Property shall
restrict the Property Owner to being unable to apply to the City of Southlake for
any future Development and Approval of such Development by the City of
Southlake.
Case No. Attachment C
ZA15-097 Page 3
Concept Plan at 1St reading
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Case No. Attachment C
ZA15-097 Page 4
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Case No. Attachment C
ZA15-097 Page 5
Example of Architecture and Materials
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Case No. Attachment C
ZA15-097 Page 7
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Case No. Attachment C
ZA15-097 Page 9
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA15-097 Review No.: Three Date of Review: 11/13/15
Project Name: Concept Plan — Pecan Creek Offices
APPLICANT: Skip Blake OWNER: The Devane Clarke Partnership, Ltd.
Blake Architects Cary Clarke
1202 S. White Chapel. Blvd., Suite A P. O. Box 93868
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 488-9397 Phone: (817) 480-9904
E-mail: blakearch@verizon.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/13/15 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
RICHARD SCHELL AT (817) 748-8602.
1. A Plat Revision that conforms to the approved S-P-2 zoning district zoning must be processed
and recorded with the County and a Site Plan must be approved by City Council following a
recommendation by the Planning and Zoning Commission prior to the issuance of any building
permits.
2. Subdivision Ordinance No. 483, as amended, Section 8.01(D) requires that all side lot lines be
perpendicular to the right of way lines or radial in the case of a cul-de-sac or curvilinear design.
The applicant is requesting a variance to allow the lot lines as shown in order to provide the
required number of parking on a lot by lot basis. Please add a variance request to the S-P-2
letter in a separate section for variances.
3. Please make the following changes the Site Data Summary Chart:
a. The required parking for Lot 3 is 20 spaces (5830/300 = 19.43) and not 19 spaces. Any
fraction of a space rounds up to the next number. The spaces required for each lot will
then sum to the 58 total spaces shown to be required in the "Total" column.
b. Please change the number of stories allowed to one in the Site Data summary Chart to
match the narrative and the number of stories shown on the buildings on the Site Plan.
4. Please show the side yard setback lines for all interior lot boundaries.
5. Please show the correct zoning and property boundaries for the properties to the east. There is
a strip of property immediately adjacent to the subject property with "S-P-1" Detailed Site Plan
District zoning and on the other side of that is the recently approved Matthews Court "R-PUD"
Residential Planned Unit Development District.
6. Please make the following changes with regard to easements:
a. Show, label and dimension the width of any easements on or adjacent to the site. Label
the existing drainage and detention easement and reference the plat filed in Cabinet A,
Slides 10956 and 10957, Plat Records, Tarrant County, Texas.
Case No. Attachment D
ZA15-097 Page 1
b. Please also add the plat reference to the 20' pedestrian access easement along the
east property line.
7. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. The Master Pathways Plan shows an 8' multi-use trail
along the south side of Zena Rucker Rd. and extending south from the east property line of the
lot. Show and label the existing sidewalk/trail along the east property line on the Concept Plan
with the width and type of surface.
8. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill-over.
9. Show the location, type, and height of all walls, fences, and screening devices, if any. Note
whether existing or proposed.
10. The property is in the Residential Overlay Zone and must comply with all requirements of
Zoning Ordinance No. 480, Section 43.111.
a. Elevation plans with dimensions showing building height, wall height, wall lengths,
dimensions of horizontal and vertical articulation, and the type of exterior construction
material will be required with the Site Plan. Masonry construction meeting the
requirements of Ord. 557 and Ord. 480, Section 43.111 is required on the proposed
buildings. Horizontal and vertical articulation meeting the requirements of Ord. 480,
Section 43.111 is required on all facades. The footprint of the buildings may have to
change to meet the horizontal articulation depending on the wall height.
b. Section 43.13(a)7 requires trash receptacle enclosures to be located to the side or rear
of the principal building. Please relocate the trash receptacle enclosure to comply with
the requirement or add an S-P-2 regulation to request to allow the receptacle enclosure
as shown on the Concept Plan.
11. Provide example renderings or photos showing a conceptual architectural style. The elevations
submitted with the Site Plan application must substantially conform to the conceptual
architectural style approved with the S-P-2 zoning.
12. An Open Space Management Plan meeting the requirements below (Ord. No. 480, Section
33.20) is required with all requests proposing common open space. Please address the bolded
items in the open space management plan.
OPEN SPACE MANAGEMENT PLANS — For all development proposing any private or public
open space, an open space management plan is required that:
1. Generally describes or illustrates intended uses of the open space, such as natural
vegetation preservation areas, gardens, trails, playgrounds, and/or other facilities;
2. Allocates responsibility and guidelines for the maintenance and operation of the open
space and any facilities located thereon, including provisions for ongoing maintenance and
for long-term capital improvements;
3. Provides an estimate of the costs and staffing requirements needed for maintenance and
operation of, and insurance for, the open space and an outline showing the means by which
such funding will be obtained or provided;
4. Provides that any changes to the plan be approved by the City Council;
5. Provides for enforcement of the plan; and
6. Provides that, in the event the party responsible for maintenance of the open space fails
to maintain all or any portion in reasonable order and condition, the City of Southlake may,
but is not required to, assume responsibility for its maintenance and may enter the premises
Case No. Attachment D
ZA15-097 Page 2
and take corrective action, including the provision of extended maintenance. The costs of
such maintenance may be charged to the owner, Homeowner's Association, or to the
individual property owners that make up the Homeowner's Association, and may include
administrative costs and penalties. Such costs shall become a lien on all subdivision
properties. (As amended by Ordinance No. 480-FFFF)
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
There is approximately .05% existing tree cover on the site. The applicant is proposing to preserve
approximately 37.5% of the existing tree cover. For property sought to be zoned,S-P-2 Generalized
Site Plan 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.
If the case was a request for a straight zoning change, 70% of the existing canopy would be
required to be preserved.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
Case No. Attachment D
ZA15-097 Page 3
2. The required interior landscape area is incorrect. 50% of the proposed building's square footage is
8,680 square feet, not 12,874 square feet. Make the appropriate corrections to the submitted plans.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Provide preliminary water, sewer, drainage and grading plans for this development.
3. Provide Traffic Impact Analysis threshold worksheet including calculations and site plan.
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.citvofsouthlake.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.
2. Verify if easement of 8" sanitary sewer line located at the northwest corner of the property is in an
easement and show existing sanitary sewer easement on site plan.
Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER AND SEWER COMMENTS:
3. Minimum sizes for water and sewer line lines are 8".
4. Verify the location of existing 8" waterline stubbed out and loop the water line system through the
site.
5. Commercial and industrial developments require fire hydrant spacing of 300' maximum for non-
sprinkled buildings or 600' for sprinkled buildings.
Case No. Attachment D
ZA15-097 Page 4
6. Extend sanitary sewer to the eastern property line and provide sewer stub to adjacent property.
Water and sewer 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.
Water lines and sanitary sewer in easements or right of way shall be constructed to City
standards.
DRAINAGE COMMENTS:
1. Differences between pre- and post- development runoff shall be captured in detention pond.
Provide documentation supporting that existing detention pond was designed for fully developed
flows from this site.
2. Property drains into a Critical Drainage Structure #23 and requires a fee to be paid prior to
beginning construction ($309.83/Acre).
Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards. The proposed flume will not be allowed.
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
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.citvofsouthlake.com/PublicWorks/engineeringdesign.asp
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.
New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000.The plan must
include all required elements in Part III, Section F of the permit. The City of Southlake especially
reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent
pollution (especially sediment)to the Separate Storm Sewer System. It is highly recommended the
project manager provide a series of maps for complex projects, including one map showing
controls during mass grading and infrastructure, one map showing controls during vertical
construction, and one map showing final stabilization (may be but not always equitable to the
landscape plan). Please include timelines in relation to the project activities for installation and
removal of controls. SWPPP shall be submitted by second review of the civil construction
plans.
NEW REQUIREMENT: Submit with Civil Construction Plans shall now require a Retaining Wall
Layout sheet. Retaining walls greater than 4-feet including the footing shall require structural plans
Case No. Attachment D
ZA15-097 Page 5
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 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
Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Hydrants required at a maximum spacing of 300 feet for commercial locations that contain
un-sprinkled buildings. (No fire hydrants indicated on plans)
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)
All commercial buildings are required to have Knox Box rapid entry systems installed.
Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office.
Community Service/Parks Department Review
Peter Kao
Construction Manager
817-748-8607
pkao(aD_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
the amount of$2400 per gross acre x 2.25 acres= $5400.00 will be required. Fees will be collected with
the approved developer's agreement or prior to any permit being issued.
Pathway Comments:
Case No. Attachment D
ZA15-097 Page 6
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access from each building to Trail System or sidewalk connections and between buildings. Should provide
4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and
Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessibility
requirements.
Other informational comments?
General Informational Comments
Staff strongly recommends contacting Pilar Schank in the City Manager's Office to set up a
SPIN meeting. The SPIN meeting should be held prior to the first public hearing at the Planning
and Zoning Commission. Pilar can be contacted by phone at (817) 748-8006 or by e-mail at
pschank@ci.southlake.tx.us
The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to completing all the
changes noted above. The applicant should be aware that a formal submittal for the next
scheduled Planning and Zoning Commission meeting must be received at the City by 5:00 p.m.
on September 21, 2015. A total of 12 revised copies of each plan folded to 6" X 9", a pdf copy
of each plan and a single 11" X 17" reduction of each plan must be submitted. If not received
before the deadline, the item will be moved to a later P&Z agenda. If any significant changes,
other than those noted above are made to the submittal, the plan could be withheld from
processing until a later meeting or remanded back to the Development Review Committee for
review.
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.
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.
A letter of permission from the adjacent property owner(s) on the west must be obtained prior to
issuance of a building permit for the construction of the off-site pavement and a permit from
TxDOT must be obtained prior to any curb cut along F.M. 1709.
Denotes Informational Comment
Case No. Attachment D
ZA15-097 Page 7
Surrounding Property Owners
Pecan Creek Offices
Z 801 803 805 86 0
0 1042 m
540
00 � 0 800 900 910
600 620 630 650 670 700
E SOUTH LAKE BLVD E S
415 425 525 535 711 731
751 801 807 811 821
641 721
829 a
771
601
631 803
611 621
0
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SPO Owner Zoning Physical Address Acreage Response
HCP CRS2 LTACH-BAYLOR NR
1. SOUTHLAK SP1 731 E SOUTHLAKE BLVD 4.52
2. PECAN CREEK SHOP CNTR DALLAS SP1 711 E SOUTHLAKE BLVD 1.84 NR
3. RCCK ENTERPRISES LLC 01 200 PECAN CREEK DR 0.91 NR
4. LS SOUTHLAKE LLC RPUD 600 ZENA RUCKER RD 0.99 NR
5. MILILANI INV ZENA LLC RPUD 601 ZENA RUCKER RD 1.07 NR
6. CARROLL, ISD RPUD 301 BYRON NELSON PKWY 15.83 NR
7. DEVANE CLARKE PARTNERSHIP LTD SP2 731 ZENA RUCKER RD 2.30 NR
8. LANDLOCK LLC AG 851 E SOUTHLAKE BLVD 3.88 NR
NOO
10. BILLY WAYNE&CAROLYN JEAN HAY AG 807 E SOUTHLAKE BLVD 2.95 NR
11. RUCKER,ZENA SULLIVAN SP2 805 E SOUTHLAKE BLVD 0.93 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Eleven (11)
Case No. Attachment E
ZA15-097 Pagel
Responses Received: One (1) —Attached
Case No. Attachment E
ZA15-097 Page 2
Surrounding Property Owner Responses
Oct 261512:29p Noorneel 8174167909 p.1
Notification Response Form
ZA15-097 ...
Meeting Date: November 5,2015 at 6:30 PM
x =
NOORNEEL LLC
704 GATESHEAD CT
SOUTHLAKE,TX 76092
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 Zoning Change and Concept Plan referenced above_
Space for comments regarding your position:
!_c fs e k 2 eAa 6Lc 1<e1, �G,r���c h 4-<9 dao
Signature: ;gi n Date: Wi-czolsT
Additional Signature: Date:
Printed Name(s): Sq;-L e!Z s (� or}r„ �� (�•.
Must be property owner(s)whose name(s)are printed at top. Otherwise contact the Planning Department. One forrn par property,
Phone Number (optional): �
Case No. Attachment E
ZA15-097 Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-706
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING DESCRIBED AS LOT 4, BLOCK 1,
PECAN CREEK ADDITION, SOUTHLAKE, TARRANT COUNTY,
TEXAS, BEING APPROXIMATELY 2.25 ACRES AND MORE FULLY
AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S-P-2"
GENERALIZED SITE PLAN ZONING DISTRICT TO "S-P-2"
GENERALIZED SITE PLAN ZONING DISTRICT, AS DEPICTED ON
THE APPROVED CONCEPT PLAN ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO THE
SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE
DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN
MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING ASEVERABILITY
CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION
IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter
9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use
of buildings, other structures and land for business, industrial, residential and other purposes,
and to amend said ordinance and map for the purpose of promoting the public health, safety,
morals and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as"S-P-2"Generalized
Site Plan Zoning District under the City's Comprehensive Zoning Ordinance; and,
Case No. Attachment F
ZA15-097 Page 1
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whetherthese
changes should be granted or denied: safety of the motoring public and the pedestrians using
the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect of
such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property, street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this ordinance
for off-street parking facilities; location of ingress and egress points for parking and off-street
loading spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health and the general welfare; effect on light and air; effect on the
over-crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which
Case No. Attachment F
ZA15-097 Page 2
existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the
adequate provision of transportation, water, sewerage, schools, parks and other public
requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and
welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Lot 4, Block 1 , Pecan Creek Addition, Southlake, Tarrant
County, Texas, being approximately 2.25 acres, and more fully and completely
described in Exhibit "A" from "S-P-2" Generalized Site Plan Zoning District, to "S-
Case No. Attachment F
ZA15-097 Page 3
P-2" Generalized Site Plan Zoning District as depicted on the approved Concept
Plan attached hereto and incorporated herein as Exhibit "B," and subject to the
following conditions:
Case No. Attachment F
ZA15-097 Page 4
S-P-2 Regulations
I&JBLAKE ARCHITECTS
1202 S.White Chapel Road Suite A
Southlake,Texas 76092 817-488-9397
November 13,2015
Case Number ZA15-097
Pecan Creek Offices
731 Zena Rucker Road
Southlake,Texas
Blake Architects Job 41545
Written Narrative
The scope of work for this project proposes(4)individual lots.Lot One is defined as an Open Space Lot and
contains an existing drainage and detention pond.This retention pond will contain a Scott Aerator DA-20 and
North Star 3HP display aerator fountain with floating platform,self contained pump assembly and wire basket
(or equal).Lots 2,3 and 4 of the proposed Lots are Pad Sites for one-story Office Buildings.The Development
works as One Master Plan with over 50%landscape for the entire Development and ten foot bufferyards around
all four sides. These buildings are to be operated during typical office hours.An Open Space Management Plan
would require that all Three Lots with buildings be responsible for maintenance of the Drainage Areas,
Landscaping and shared Parking and Drives. All three buildings can be built at one time or at three different
times with different owners. These buildings shall be built on engineered concrete foundation,wood framed
with a masonry veneer.
S-P-2 Regulations:
All uses and regulations shall be based upon 0-1 Zoning regulations with the following exceptions:
a. Side Setbacks: 5'on the east side of Lot 2,all other side setbacks shall be 15'.
b. Front Setback: 30'.
c. Rear Setback:20'.
d. Bufferyards are not required along interior property lines.
e. Impervious coverage will not be met on a single lot basis but will met by the development of the 4
lots as a whole.
f. Parking is based upon 1 space per 300 square feet of General Office Buildings and 1 space per 150
square feet of Medical Office Building. (In order for Medical Office use to occur the Building size
would be reduced to meet the parking ratio available at the 1 parking space allowed to 150 square
feet of building.)
g. On-site Trash Receptacle shall be permitted to be located on the site forward of the principle
Building Location.
h. The retention pond will contain a Scott Aerator DA-20 and North Star 3HP display aerator fountain
with floating platform,self contained pump assembly and wire basket(or equal).
Case No. Attachment F
ZA15-097 Page 5
I&BLAKE ARCHITECTS
1202 S. White Chapel Road Suite A
Southlake,Texas 76092 817-488-9397
September 21,2015
Job#1545
Pecan Creek Offices
731 Zena Rucker Road
Southlake,Texas
City case number"ZA15-097"
Open Space Management Plan/Property Owner's Agreement
(Note: This Agreement must be made a Document signed and Notorized by each
Property Owner as they purchase said Lot or Property so as to legally bind them to
the following Agreement as a condition of their purchase and Title of said Property)
Owner's of Lots 2,3 and 4 shall each Deposit$350.00 per month to a General
Maintenance Fund that is to be maintained by vote of one of the three Property
Owner's. Such Owner shall inform the City of Southlake Planning Department of
their responsibility as to the maintenance of this four Lot Development.
Funds shall be maintained in a separate Bank Account and shall be used for the
following:
1. Mowing and maintenance of all property on Lotsl,2,3 and 4. (Trash pick-
up,etc.)
2. Repair of any"potholes"fading paint striping,broken curbs,etc. in the
entire parking lot that is shared by all.
3. Removal of any sediment,etc.that inhibits the proper function of the
Detention area.
Once said General Fund reaches a maximum gross Bank Account balance of
$15,000.00 collection of monthly payment to the fund shall cease for each Property
Owner until such time as the fund drops below$5,000.00. Each Property Owner
shall be copied a monthly Bank Statement on the account and a record of expenses
incurred and drawn from the account.
Note: In the event that the party responsible for maintenance of the open space and
parking lot and drives fails to maintain all or any portion in reasonable order and
condition,the City of Southlake may enter the premises and take corrective action,
including the provision of extended maintenance. The costs of such maintenance
Case No. Attachment F
ZA15-097 Page 6
City Council motion at 1St reading:
December 1 , 2015; approved (7-0) subject to the staff report dated November 23,
2015, and Concept Plan Review Summary No. 3 dated November 13, 2015,
granting the following variance -that lot lines as shown in the packet materials are
approved in order to provide parking on a lot by lot basis and noting approval of
the S-P-2 regulations and building concepts as presented, also noting the
applicant's agreement to fully complete the main circular drive and the
corresponding landscaping during the initial construction phase, noting that
Council expects the architectural style demonstrated in tonight's photos to be
consistent with the future site plan renderings, noting that staff will contact Waste
Services to explore possibilities for dumpster location based on what their
requirements are and be able to report that back at second reading, noting the
applicant's willingness at second reading to provide a landscape plan between the
front parking and Zena Rucker Rd., noting the property owners or the designated
property owner's association is responsible for property and pond maintenance
and noting that all HVAC and electrical equipment will be installed on the south
side of the property with full landscape screening.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both
present conditions and the conditions reasonably anticipated to exist in the foreseeable future;
Case No. Attachment F
ZA15-097 Page 7
to lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding
of land; to avoid undue concentration of population; and to facilitate the adequate provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial needs
and development of the community. They have been made after a full and complete hearing
with reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein
shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance
of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
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violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to
such accrued violations and all pending litigation, both civil and criminal, whether pending in
court or not, under such ordinances, same shall not be affected by this ordinance but may be
prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance in
its entirety on the City website together with a notice setting out the time and place for a public hearing
thereon at least ten (10) days before the second reading of this ordinance, and it this ordinance provides
for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City
Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10)
days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 1St day of December, 2015.
MAYOR
ATTEST:
CITY SECRETARY
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PASSED AND APPROVED on the 2nd reading the day of , 2016.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
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EXHIBIT "A"
Lot 4, Block 1 , Pecan Creek an addition to the City of Southlake, Tarrant County, Texas,
according to the plat filed in Cabinet A, Slides 10956 and 10957 on March 24, 2006 at the plat
records of Tarrant County, Texas.
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EXHIBIT "B"
Reserved for approved Concept Plan
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