Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
December 30, 2015
CASE NO: ZA15-136
PROJECT: Site Plan for Ward Retail Building
EXECUTIVE
SUMMARY:
On behalf of Donnie Ward, G&A Consultants is requesting approval of a Site Plan for
Retail Building on property described as Lot 34, F. Throop No. 1511 Addition, an
addition to the City of Southlake, Tarrant County, Texas and located at 2199 E. Dove
Road, Southlake, Texas. Current Zoning: “C-1” Neighborhood Commercial District.
SPIN Neighborhood #4.
REQUEST
DETAILS:
G&A Consultants is requesting Site Plan approval of a 7,316 square foot commercial
building. The two story structure will sit on the northeast corner of a 0.848 acre
property located at the intersection of E Dove Road and N Kimball Avenue. The
structure is designed for multiple uses, including a dry cleaner, coffee shop with
kitchen, and office space on the first floor; office space and an outdoor patio are
proposed for the second floor. Parking is provided consistent with each use, and
building design conforms to the Residential Adjacency Overlay regulations. The
applicant is requesting two variances, which are detailed below.
A renewal of the Specific Use Permit for Tropical Sno shaved ice stand on the same
property is requested in conjunction with this application as ZA15-147.
Site Data Summary Chart
Proposed Site Plan
Existing Zoning
“C-1” Neighborhood Commercial District
Land Use Designation
Retail Commercial
Gross Acreage
.85
Number of Proposed Lots
1
Area of Open Space (sf)
14,661
Percentage of Open Space
39.74%
(35% min.)
Area of Impervious Coverage
60.26%
(65% max)
Proposed Building Area (sf)
3,659 (footprint)
Number of Stories
2
Maximum Building Height (ft.)
Approx. 32’
(14 for office/retail) + (14 for coffee shop) +
Required Parking
(5 for cleaners) = 33
Provided Parking
39
Case No.
ZA15-136
Variances Requested
1. Driveway separation
The applicant plans to utilize two existing drive approaches for the development.
Neither approach maintains the 200 foot required separation from the intersection
of Dove Road and Kimball Avenue. Because the property does not have 200 feet
of frontage on either the north or east property frontages, and because the
driveways are existing, the applicant requests a variance to allow driveway spacing
under 200 feet from the intersection of Dove Road and Kimball Avenue.
2. Tree preservation
The applicant plans to remove two existing trees on site, which comprise the large
majority of existing tree coverage. The tree preservation ordinance requires that at
least 70% of tree canopy coverage be maintained in cases where less than 20% of
the total site is currently covered by tree canopy. Because the existing overhead
easement and drive approaches limit the manner in which the property could be
developed while preserving the trees, the applicant requests a variance to allow
the trees to be removed.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Site Plan Review Summary No. 1, dated December 9, 2015
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for City Council Members Only
(G) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817) 748-8072
David Jones (817) 748-8070
Case No.
ZA15-136
BACKGROUND INFORMATION
OWNER:
Donnie Ward
APPLICANT:
G&A Consultants
PROPERTY SITUATION:
2199 E. Dove Road
LEGAL DESCRIPTION:
Lot 34, F. Throop No. 1511 Addition
LAND USE CATEGORY:
Retail Commercial
CURRENT ZONING:
“C-1” Neighborhood Commercial District
HISTORY:
-The City Council rezoned the property from “AG” Agricultural District to “L”
Light Commercial District on June 20, 1972.
-The City Council placed “C-1” zoning on the property with the adoption of
Zoning Ordinance No. 480 on September 19, 1989.
-A Specific Use Permit was approved by City Council to allow a snow-cone
stand on April 20, 2004.
-A Specific Use Permit was approved by City Council to allow a snow-cone
stand for a period of two years on March 15, 2005.
-A Specific Use Permit was approved by City Council to allow a snow-cone
stand for a period of three years on March 6, 2007.
-A Specific Use Permit was approved by City Council to allow a snow-cone
stand for a period of three years on February 2, 2010.
- On January 27, 2012, demolition permits were issued for the previous one
story brick and metal commercial building (1299 E Dove Road) and one story
brick building (1500 N Kimball Avenue). The buildings were utilized by a
variety of businesses, including an office, cleaners, a video store, and a salon.
- On August 31, 2012, a plat was filed for lot 34, F. Throop Addition No. 1511
(record #D212214780)
-A Specific Use Permit was approved by City Council to allow a snow-cone
stand for a period of three years on June 12, 2013.
CITIZEN INPUT:
A SPIN Town Hall Forum has not been held for the proposed Site Plan.
Case No. Attachment B
ZA15-136 Page 1
SOUTHLAKE 2030:
Consolidated Future Land Use
Southlake 2030 Consolidated Future Land Use Plan
The designates this
development area as Retail Commercial.The Retail Commercial category is a
lower- to medium-intensity commercial category providing for neighborhood-
type retail shopping facilities and general commercial support activities. It is
intended to provide limited local retail and/or office uses which serve
neighborhoods in close proximity. It is intended that all uses in this category will
be compatible with adjacent single family uses, thereby maintaining the
character and integrity of existing neighborhoods. This category is intended to
encourage comprehensively planned developments. In areas where the Retail
Commercial designation is adjacent to residentially zoned properties or areas
with a residential designation on the Land Use Plan, lower intensity activities
such as office or office-related uses should be planned adjacent to the
residential uses. Other suitable activities are those permitted in the Public
Parks/Open Space, Public/Semi-Public, and Office Commercial categories
previously discussed.As proposed, this Site Plan seems to be consistent with
the Future Land Use Plan.
Land Use Mix*: The percentages below for the land use mix in the Retail
Commercial category are intended only to be guidelines, and greater flexibility
may be appropriate under site specific conditions.
Land Use Type Percentage Flexibility
Retail65%±35%
Office20%±20%
Open space10%±10%
Civic use5%±5%
Total100%
*These percentages are not regulatory and should only be used as a guide
Case No. Attachment B
ZA15-136 Page 1
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The property has approximately 210 feet of frontage along the northern
boundary adjacent to E Dove Road. This road is improved with asphalt surface
and an existing right turn lane. The property has approximately 150 feet of
frontage along the eastern boundary adjacent to N Carroll Avenue, a fully
improved street with four lanes and center medians south of Dove Road.
Traffic Impact
The development was found not to meet the traffic impact threshold necessary
for a Traffic Impact Analysis.
TREE PRESERVATION:
The development as proposed does not meet tree preservation requirements.
A site with less than 20% tree canopy coverage is required to preserve at least
70% of its coverage post-development. A 26” caliper American Elm and a 25”
caliper Cottonwood comprise the majority of existing coverage on the site. Both
trees are proposed for removal. In order to remove the trees as proposed, City
Council must grant the applicant a variance from the requirements of Tree
Preservation Ordinance no. 585.
PLANNING AND ZONING
COMMISSION ACTION:
January 7, 2016; Approved (6-0) subject to the staff report dated December 30,
2015 and Site Plan Review Summary No. 1 dated December 9, 2015 and
specifically approving both variances.
STAFF COMMENTS:
Attached is Site Plan Review Summary No. 2, dated December 30, 2015.
N:\\Community Development\\MEMO\\2015 Cases\\136 - SP - Ward Retail Bldg
Case No. Attachment B
ZA15-136 Page 1
Plans and Support Information
Proposed Site Plan
Case No. Attachment C
ZA15-136 Page 1
Project Narrative
Case No. Attachment C
ZA15-136 Page 2
Conceptual Elevations:
North Elevation
East Elevation
Case No. Attachment C
ZA15-136 Page 3
West Elevation
South Elevation
Tree Preservation Plan
Case No. Attachment C
ZA15-136 Page 4
Case No. Attachment C
ZA15-136 Page 5
Landscape Plan
Case No. Attachment C
ZA15-136 Page 6
SITE PLAN REVIEW SUMMARY
ZA15-136Two12/30/15
Case No.: Review No.: Date of Review:
Site Plan – Ward Retail/Commercial Building
Project Name:
APPLICANT: Justin L Lansdowne E.I.T. OWNER/DEVELOPER: Donnie Ward
G&A Consultants, LLC ATA Construction
144 Old Town Boulevard North, Suite 2 2010 E Dove Road
Argyle, Texas 76226 Southlake, Texas 76092
Phone: (940) 240-1012 Phone: (817) 988-0784
E-mail: Justin@gacon.com E-mail: ataconst@aol.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/21/15 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
DAVID JONES AT (817) 748-8070.
1. Revise the height shown in the Site Data Summary Chart to reflect the height per the definition in
Zoning Ordinance No. 480, Section 4. The height is defined as the average height of the highest gable
on a pitched roof. The height of the building appears to be approximately 32’.
2. Amend the Mutual Access Easement so that the legal description and map read lot 34 rather than lot
35.
3. The tree conservation plan does not conform to the Tree Preservation Ordinance, which requires any
site with less than 20% of tree canopy cover to retain at least 70% of that cover. A variance request
must be submitted with this application to allow removal of the existing trees in conjunction with the
proposed development.
Fire Marshal Comments
Kelly Clements
Assistant Fire Marshal
(817) 748-8671
kclements@ci.southlake.tx.us
GENERAL COMMENTS:
1. Hydrants required at a maximum spacing of 500 feet for commercial locations that contain
sprinkled buildings. (Additional fire hydrant will be required within the property if the building is un-
sprinkled)
2. 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)
3. The required backflow protection (double check valve) for the sprinkler system can be located on
the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the
main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the
double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser.
Case No. Attachment D
ZA15-136 Page 1
4. Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a
30 degree down elbow and a Knox locking cap.
5. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant,
and within 50 feet of fire lane access.
Landscape Administrator Comments
Keith Martin
Landscape Administrator
(817) 748-8229
kmartin@ci.southlake.tx.us
1. Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has previously
received a tree permit related to development, the percentage of existing tree cover at the time the
first such permit was issued shall be used to calculate the minimum existing tree cover that must be
preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on Minimum percentage of the
the entire site existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public
rights-of-way as approved by City Council
LANDSCAPE COMMENTS:
1. Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-edge if no
curb is intended, and shall be equal to the length of the parking stall.
2. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the
remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which
have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the
required canopy tree.
3. All of the canopy trees are proposed to be 3” caliper. At least 50% of the canopy trees are required to
be 4” caliper.
4. Existing tree credits are proposed to be taken for required west and south bufferyard landscaping. The
existing trees being taken credit for in the south bufferyard do not look to be fully on the developing
property. In order to take existing tree credits for required development landscaping, the existing trees
taken credit for must be growing on the developing property and be healthy condition.
5. Canopy Trees cannot be planted within the overhead electrical transmission easement which runs
across the property. Relocate the canopy trees shown within the easement to somewhere outside of
the easement. Accent trees can be planted within the parking islands which are within the easement.
Case No. Attachment D
ZA15-136 Page 2
Two (2) accent trees may be planted within the islands to meet the parking island canopy tree
requirement.
* Indicates informational comment.
# Indicates required items comment.
Engineering/Public Works Comments
Steve Anderson, P.E.
Civil Engineer
(817) 748-8101
sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
NEW REQUIREMENT:
2. Submit with Civil Construction Plans a Retaining Wall Layout sheet.
3. Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a
registered engineer in the State of Texas. Retaining walls shall require a permit from the Building
Inspections Department prior to construction.
4. Label curb return radius for the proposed drive. Curb return radii for driveways shall be 30’
minimum.
5. Fire lane radii shall be 30’ minimum.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* 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
on 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 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 COMMENTS:
2. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for non-
sprinkled buildings or 600’ for sprinkled buildings.
* The size of the water service tap must match the size of the meter. There are no reducers
Case No. Attachment D
ZA15-136 Page 3
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:
3. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
DRAINAGE COMMENTS:
1. The storm drain system recently constructed with the Kimball Avenue widening project accounts
for developed conditions runoff. However, the Kimball Avenue plans do not account for the runoff
flowing into Dove Road, continuing east along Dove Road and around the corner, south to the
inlet. Please direct the on-site runoff directly to the inlet or capture and carry the runoff in an
enclosed system.
* 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.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.
* 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.
General Informational Comments
The following should be informational comments only
============= ==============
* Staff strongly recommends contacting Daniel Cortez in the City Manager’s Office to schedule a
SPIN meeting. Daniel can be contacted by phone at (817) 748-8029 or by e-mail at
dcortez@ci.southlake.tx.us. A copy of the SPIN meeting schedule is attached.
* Section 20.2 restricts the use of cleaners, laundries and/or Laundromats to a floor area not
exceeding 2,500 square feet. Take-out restaurants and restaurants with drive-through service are
prohibited in the C-1 zoning district.
Case No. Attachment D
ZA15-136 Page 4
* Per section 43.13, standing seam metal roofs shall be constructed of a factory-treaded, non-
metallic, matte finish.
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
subject to completing the changes
formal submittal to the Planning and Zoning Commission
noted above
. 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. Please note that in accordance with resolution of the
Southlake City Council, a complete submittal may still be subject to continuation to a later meeting
date of Planning and Zoning Commission if the Commission receives a high overall volume of
applicant requests for hearing.
Case No. Attachment D
ZA15-136 Page 5
Surrounding Property Owners
SPO # Owner Zoning Physical Address Acreage Response
Thomas Decaro SF1A 2080 E Dove Road 7.565
NR
1.
Pamela D Long SF1A 2117, 2150 E Dove Road 4.031
NR
2.
Rickey McPherson C1 2180, 2190 E Dove Road 3.713566
NR
3.
Paul Wagner SF1A 1480, 1620 N Kimball Avenue 2.758699
F
4.
Superintendent of Carroll ISD
NR
5.
City of Grapevine
NR
6.
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
(6)
Responses Received:
(1)
Case No. Attachment F
ZA15-136 Page 1
Case No. Attachment F
ZA15-136 Page 2