Item 7B CITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
February 9, 2016
CASE NO: ZA15-139
PROJECT: Zoning Change and Site Plan for Tower Plaza USPI Southlake Medical Office
Building
REQUEST: On behalf of Weatherford Loan Company, Ascension Group and Tower Road Real
Estate request approval of a zoning change and site plan for two phases of
medical office development totaling 68,000 square feet. This proposal is based on
ZA10-054, which was a zoning change and site plan approved by City Council in
December 2010.
The property is 6.04 gross acres at the southwest corner of E Southlake Boulevard
and Tower Boulevard, north of proposed Zena Rucker Road. The "S-P-1" zoning
will follow the "C-3" General Commercial District with regard to permitted uses and
development regulations with the following inclusions (Original text from the 2010
Tower Plaza plan is in black; new text is in ; text to be removed from the 2010
plan is in )
Permitted Uses
• Offices of a business and/or professional nature providing services not
including fabrication, manufacturing, or production of goods.
• Any use permitted in the 0-1 Office District, except for radio recording and
television broadcasting offices and studios.
• Financial Institutions
• Health service facilities to include clinics, offices of dentists, doctors, and
other practitioners of the healing arts, licensed or similarly recognized
under the state of Texas; offices for specialists and supporting health
service fields, such as physical, audio and speech therapy, podiatry, and
psychological testing and counseling; dental, medical and optical
laboratories and medical imaging and diagnostic services.
• Medical care facilities to include ambulatory surgical centers or hospitals
with their related facilities and supportive retail and personal cor„iGes ices-
oppera-tedhey or under the Genrtrell of the hospital primarily for
Gen-r` enienee of patients staff and „isiterc Such medical care facilities may
involve patient related overnight stays.
• No residential uses or Assisted Living facilitiE shall be allowed; including
Assisted Living, Memory Care or Skilled Nursing residential facilities.
• Small scale medical related pharmacy service ror the convenience of
patients, staff and visitors.
• Accessory structures for open covered parking shall be permitted.
Case No.
ZA 15-139
Development Regulations
• Buffer yards and setbacks along internal lot lines shall not be required
except as shown on the Site Plan.
• Buildings shall be provided with a 65 foot minimum horizontal setback from
the proposed north right of way line for the Zena Rucker Road (60 foot
Right of Way) and approximately 125 feet from the south Right of Way line
for Zena Rucker Road, which is the northern boundary of the Medium
Density Residential LUD boundary.
• Side yard shall be fifteen (15) feet, minimum.
• Floor area: The minimum size for a separate building or structure
excluding accessory use structures, existing within this district shall be two
thousand (2,000) square feet.
• Building roof heights shall not exceed those shown on the plans and
elevations; in no case shall a building exceed three (3) stories nor 50' in
height from finished floor level, including parapets.
• Freestanding towers shall not exceed 50' above finished floor.
• Parking:
Parkingrequirements for Building 1 are to be based en: A snares
for the first 1,000 sq pare foot of Floor Area; plus, for the remaining
0
floor area 1 snare for eaGh 150 square foot of rlortor's offiEeS and
rrvvr-ar �pucc-rvT �c�a-rczccc-vrav zvra-vrrr ,�r-rc`
1 spaGe for every 300 square feet of all othereri.�--uses. Parking
requirements for Buildings 1 and 2 are to be based on: 8 spaces for
the first 1,000 square feet; plus, for the remaining floor area: 1
space for each 150 square feet of doctor's offices, and 1 space for
every 300 square feet of all other uses, including ambulatory
surgical services.
O Parkingrequirements for Building 2 shall heedo�pance-per
eanGh patient room plus 1 spa eaGh 4 employees, plus 1
ssnFGe for ebberc�ry 300 square eet of Floor Area of outpacieni
ser�cNiGes. Parking requirements for hospital function, if applicable,
shall be based on: 1 space per each patient room, plus 1 space for
each 4 employees, plus 1 space for every 300 square feet of
outpatient services.
o Floor area is defined as the total net usable square footage of floor
space within the interior wall of the building, room or lease area, but
excluding cellars, mechanical rooms, attics, elevators and
stairways, common areas, hallways and lobby areas.
• A minimum of 27% of the existing tree canopy cover on-site shall be
preserved.
• Vertical articulation requirements for the Medical Center building shall be
as presented on the elevations approved by the City Council (ZA15-139).
Driveway Stacking — Per Table Two of the Driveway Ordinance, the required
minimum driveway stacking for this development is 100 feet. The applicant is
requesting a variance to allow a stacking length of ± 72' on the south (Zena
Rucker Road) drive and ± 84' on the east (Tower Boulevard) drive.
Case No.
ZA 15-139
Approved Site • • • - •
Plan
Zoning "S-P-1" Detailed "S-P-1" Detailed
Site Plan District Site Plan District
Land Use Designation Office Commercial Office Commercial
# of Buildings 2 2
Number of Proposed 2 2
Lots
Area of Open Space (sf) 75,794 70,259
Percentage of Open 30.26 28
Space
Area of Impervious 69.74 72
Coverage
Proposed Building Area 105,768 68,000
(sf)
Number of Stories 3 2
Max Building Height 50' 37'
(88 for medical (226 for building
Required Parking center) + (177 for 1) + (99 for
Refer to Attachment C for
breakdown of uses office building) = building 2)
265 spaces = 325 spaces
Provided Parking 265 spaces 340 spaces
A Zoning Change and Site Plan request for Tower Plaza was approved in
December 2010 (ZA10-054). This plan amended the original Invitation Park plan
(ZA07-124) by reducing the number of proposed buildings from seven to two but
increasing the square footage from approximately 90,000 square feet to
approximately 105,000 square feet and utilizing a similar architectural style.
The current proposal is functionally similar to the 2010 Tower Plaza plan. It
proposes two multi-story buildings on two lots, with the larger (south) building
utilized as a medical office, lab, and imaging space, and the smaller (north)
building utilized as a medical office and outpatient surgery center. Common
access is proposed across the lots as well as from Tower Blvd and Zena Rucker
Rd. Architecture has changed with the addition of glass and metal features to the
facades. The proposed design complies with the masonry ordinance and
articulation requirements of the Corridor Overlay and Residential Overlay Districts.
ACTION NEEDED: a) Consider 1St Reading Approval of Zoning and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Review Summary No. 2, dated January 29, 2016
(E) Surrounding Property Owners Map and Responses
(F) Ordinance No. 480-711
(G) Full Size Plans (for Commission and Council Members Only)
Case No.
ZA 15-139
STAFF CONTACT: Ken Baker (748-8067)
David Jones (748-8070)
Case No.
ZA 15-139
BACKGROUND INFORMATION
OWNER: Weatherford Loan Company
APPLICANT: Ascension Group Architects / Tower Road Real Estate
PROPERTY SITUATION: 821, 829, and 835 E Southlake Blvd
LEGAL DESCRIPTION: Tracts 3B, 31301, and part of 3D01, O. W. Knight Survey, Abstract No. 899
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "S-P-1" Detailed Site Plan District
REQUESTED ZONING: "S-P-1" Detailed Site Plan District
HISTORY: The "C-3" General Commercial Zoning District designation was assigned to
a portion of the property with adoption of Zoning Ordinance 480 in 1989.
A zoning change & site plan (ZA07-124) and a Preliminary Plat (ZA07-125)
to develop approximately 90,000 square feet of professional office space
and change the Zoning from "C-3" General Commercial Zoning District to
"S-P-1" Detailed Site Plan District were approved February 19, 2008 by
City Council.
A zoning change and site plan (ZA09-059) to change the northeastern-
most building (Building 3) to a Nursing College use and building and the
two most southern office buildings to a 90-bed personal care/assisted living
facility was withdrawn by the applicant.
A zoning change and site plan (ZA10-041) that kept the layout and
general/medical office use of the two northernmost buildings on the
approved Invitation Park plan, but that proposed a three-story, 64,800
square foot medical center/hospital in place of the five other buildings, was
denied by City Council on August 17, 2010.
A zoning change and site plan (ZA10-054) for Tower Plaza that included a
three-story, 64,800 square foot medical center/hospital on the southern
portion of the property and a two-story, 40,968 square foot office building
along E. Southlake Blvd. was approved by Council December 7, 2010.
A preliminary plat (ZA11-041) for Lots 1 and 2, Block 1, Tower Plaza
Addition that showed one lot north and one lot south of the future Zena
Rucker Rd. was approved October 4, 2011.
A final Plat (ZA11-042) for Lots 1 and 2, Block 1,Tower Plaza Addition that
showed one lot north and one lot south of the future Zena Rucker Rd. was
approved on October 19, 2011 after no action taken in thirty (30) days.
A preliminary plat (ZA12-012) for Lots 1 & 2, Block 1, Tower Plaza Addition
was approved by City Council on April 17, 2012.
Case No. Attachment A
ZA 15-139 Page 1
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard as an
A6D which is a 130 — 140 foot wide right-of-way with a 6 lane divided
arterial roadway. Tower Boulevard and Zena Rucker Road are each
recommended as a C2U which is a 60 foot wide right-of-way with a 2 lane
undivided collector road. Southlake Boulevard and Tower Boulevard are
fully improved. A 60 foot wide right-of-way and 2 lane collector undivided
collector road will be constructed and dedicated for Zena Rucker Road
through the frontage of this site, as recommended on the Master
Thoroughfare Plan.
Existing Area Road Network and Conditions
The proposed medical office development will utilize two drive openings.
The east drive will connect to Tower Boulevard and the south drive will
connect to the proposed extension of Zena Rucker Road. Both drives will
be located on lot 1; a common access easement will allow lot 2 to maintain
access to the street and will also serve as a dedicated fire lane for both
lots. A driveway stub is also provided to the west for future development.
A right turn lane from Southlake Blvd to Tower Blvd was constructed in
2015. A Traffic Impact Analysis was provided by the applicant and
reviewed by the City's Traffic Engineering consultant.
PATHWAYS
MASTER PLAN: An 8' sidewalk exists along Southlake Blvd and a 5' sidewalk exists along
Tower Blvd. The proposed site plan indicates a 5' sidewalk along the Zena
Rucker Road extension, as shown in the Pathways Master Plan.
WATER & SEWER: An existing 12" water main runs along E Southlake Blvd and an existing 8"
water main runs along Tower Blvd. An existing 6" sanitary sewer runs
along E Southlake Blvd.
DRAINAGE ANALYSIS: Lot 1 will generally drain to the north and be detained in ponds situated
between the north building and the E. Southlake Blvd right of way. Lot 2 will
generally drain to the southwest and be detained in an on-site underground
facility. The water will outfall to the west from the facility at a restricted rate.
TREE PRESERVATION: Existing tree cover on the site is shown to be 13.5%, which by code
requires that 70% of coverage be preserved through the development
process. The previous site plan was approved under S-P-1 zoning which
required the developer to preserve at least 27.7% of existing tree cover, as
shown on the approved plan (ZA10-054). The current preservation plan
preserves at least 38% of existing tree cover.
Proposed with the S-P-1 regulations is an open space management plan
which would establish provisions for the maintenance and care of open
space shown on the approved plan. The open space plan provides a
mechanism through the OA to enforce maintenance, and a provision for
City-administered maintenance in the event the OA fails in its responsibility.
Case No. Attachment A
ZA 15-139 Page 2
SOUTHLAKE 2030: The site plan is consistent with the "Office Commercial" future land use
designation for the site. The Carroll/1709 Small Area Plan includes the
previously approved Tower Plaza plan (ZA10-054). The Carroll/1709 plan
specifically recommends that commercial buildings along Zena Rucker
Road face the street, with their backs interior to the site. The entrances of
the previously approved and currently proposed buildings face the interior
of the site with their backs to the street.
STAFF COMMENTS: Attached is Site Plan Review no. 2, dated January 29, 2016
PLANNING AND ZONING
COMMISSION ACTION: February 4, 2016; Approved (5-0) by the Planning & Zoning Commission
on February 4, 2016 subject to Site Plan Review Summary No. 2, dated
January 29, 2016 and the staff report dated January 29, 2016, and noting
the following changes to the staff report:
o Permitted uses: bullet point 10 redline "except for radio recording
and television broadcasting offices and studios" should remain in.
o Bullet point 4 redline "facilities to include" should remain in along
with "licensed or similarly licensed under the state of Texas, offices
for" should remain in;
o Third bullet point from bottom "no residential uses or assisted living
facilities" should remain in and "including assisted living, memory
care and skilled nursing facilities" shall remain in;
o With respect to last bullet point under "Permitted uses": "accessory
structures for open covered parking" needs to include "as shown on
the Site Plan and to have the same building materials as the other
buildings." And noting that no metal poles shall be allowed;
o With regard to development regulations, 4th point, Floor area:
leaving in language excluding accessory use structures.
o And also noting that building elevations along Southlake Boulevard
should be an area of focus
WCommunity DevelopmenhMEMO12015 Cases439-ZSP-USPI Southlake Medical Office BldglStaff ReporhZA 15-139ZSP
CC Staff Report 2-16-16.docx
Case No. Attachment A
ZA 15-139 Page 3
Vicinity Map
Tower Plaza
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Case No. Attachment B
ZA 15-139 Page 1
Previously Approved Site Plan (ZA10-054)
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Case No. Attachment C
ZA 15-139 Page 1
Previously Approved S-P-1 Regulations (ZA10-054)
Detailed Site Plan (SP-1) District-
Land Use and Development Regulations
for a 5.84 acre parcel known as
Tower Plaza
Southlake,Texas
This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of
Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to
the "C-3" General Commercial Zoning District, as described in Section 22 of the
Comprehensive Zoning Ordinance and the City of Southlake Subdivision Ordinance
No. 483, as amended, with the following exceptions:
Permitted Uses:
Only the following shall be permitted uses within this zoning:
1. Offices of a business and/or professional nature providing services, not
including fabrication, manufacture, or production of goods.
2. Any use permitted in the 0-1 Office District, except for radio recording
and television broadcasting offices and studios.
3. Financial Institutions.
4. Health service clinics, offices of dentists, doctors, and other practitioners
of healing arts, licensed or similarly recognized under the laws of the State
of Texas; offices for specialists and supporting health service fields, such
as physical, audio and speech therapy, podiatry and psychological testing
and counseling; dental, medical and optical laboratories.
5. Medical care facilities to include hospitals with their related facilities and
supportive retail and personal service uses operated by or under the
control of the hospital primarily for the convenience of patients, staff and
visitors. Such medical care facilities may involve patient related overnight
stays.
6. No Residential uses shall be allowed; including Assisted Living, Memory
Care or Skilled Nursing residential facilities.
Development Regulations
This property shall be subject to the development regulations for the"C-3"General
Commercial District, and all other applicable regulations with the following
exceptions:
1. Buffer yards and setbacks along internal lot lines shall not be required.
Case No. Attachment C
ZA 15-139 Page 2
2. Buildings shall be provided with a 65 foot minimum horizontal setback
from the proposed north right of way line for the Zena Rucker Road (60
foot Right of Way) and approximately 125 feet from the south Right of
Way line for Zena Rucker Road, which is the northern boundary of the
Medium Density Residential LUD boundary.
3. Side Yard shall be fifteen (15) feet, minimum.
4. Floor Area: The minimum size for a separate building or structure existing
within this district shall be two thousand (2,000) square feet.
5. Building roof heights shall not exceed those shown on the plans and
elevations; in no case shall a building exceed three (3) stories nor 50'in
height from finished floor level, including parapets.
6. Freestanding towers shall not exceed 50'above finished floor.
7. Parking:
-Parking requirements for Building 1 are to be based on: 8 spaces for the
first 1,000 square feet of Floor Area; plus, for the remaining floor area: 1
space for each 150 square feet of doctor's offices, and 1 space for every
300 square feet of all other uses.
-Parking requirements for Building 2 shall be based on: 1 space per each
patient room, plus 1 space for each 4 employees, plus 1 space for every
300 square feet of Floor Area of outpatient services.
-Floor area is defined as the total net usable square footage of floor space
within the interior wall of the building, room or lease area, but excluding
cellars, mechanical rooms, attics, elevators and stairways, common areas,
hallways and lobby areas.
8. A minimum of 27% of the existing tree canopy cover on-site shall be
preserved.
9. Vertical Articulation requirements for the Medical Center building shall be
as presented on the elevations approved by the City Council.
10. Should construction of the Office Building not commence within 6 months
of the completion of the horizontal site improvements and Medical Center
Building, the Office Building site shall be graded flat, planted with grass
and irrigated until such time the Office Building construction shall begin.
End Proposed Permitted Uses and Development Regulations for"SP-1"
Zoning at Tower Plaza.
Case No. Attachment C
ZA 15-139 Page 3
Proposed S-P-1 Regulations (ZA15-139)
Detailed Site Plan (SP-1) District-
Land Use and Development Regulations
for a 5.84 acre parcel known as
Tower Plaza
Southlake, Texas
This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of
Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the"C-
3" General Commercial Zoning District, as described in Section 22 of the Comprehensive
Zoning Ordinance and the City of Southlake Subdivision Ordinance No. 483, as amended,
with the following exceptions:
Permitted Uses:
Only the following shall be permitted uses within this zoning:
1. Offices of a business and/or professional nature providing services not including
fabrication, manufacture, or production of goods.
2. Any use permitted in the O-1 Office District, except for radio recording and television broadcasting
offices and studios.
3. Financial Institutions.
4. Health service facilities to include clinics, offices of dentists, doctors, and other
practitioners of healing arts, licensed or similarly recognized under the laws of the State
of Texas; offices for specialists and supporting health service fields, such as physical,
audio and speech therapy, podiatry and psychological testing and counseling; dental,
medical and optical laboratories, and medical imaging and diagnostic services.
5. Medical care facilities to include ambulatory surgical centers or hospitals with their
related facilities and supportive retail
Such medical care facilities may involve patient related overnight stays.
6. No Residential uses or Assisted Living facilities shall be allowed; including Assisted
Livina, Memory Care or Skilled Nursina facilities.
7. Small scale medical related pharmacy services for the convenience of patients, staff and
visitors.
8. Accessory structures for open covered parking shall be permitted, as shown on the site
plan and to have the same building materials as the other buildings.
Development Regulations
This property shall be subject to the development regulations for the"C-3"General
Commercial District, and all other applicable regulations with the following exceptions:
1. Buffer yards and setbacks along internal lot lines shall not be required except as shown
on the Site Plan
2. Buildings shall be provided with a 65 foot minimum horizontal setback from the
proposed north right of way line for the Zena Rucker Road (60 foot Right of Way) and
Case No. Attachment C
ZA 15-139 Page 4
approximately 125 feet from the south Right of Way line for Zena Rucker Road,which is
the northern boundary of the Medium Density Residential LUD boundary.
3. Side Yard shall be fifteen (15) feet, minimum.
4. Floor Area: The minimum size for a separate building or structure, excluding accessory
use structures, existing within this district shall be two thousand (2,000) square feet.
5. Building roof heights shall not exceed those shown on the plans and elevations; in no
case shall a building exceed three (3) stories nor 50'in height from finished floor level,
including parapets.
6. Freestanding towers shall not exceed 50'above finished floor.
7. Parking:
a. Parking requirements for Buildings 1 and 2 are to be based on: 8 spaces for
the first 1,000 square feet; plus, for the remaining floor area: 1 space for
each 150 square feet of doctor's offices, and 1 space for every 300 square
feet of all other uses, including ambulatory surgical services.
b. Parking requirements for hospital function, if applicable, shall be based on: 1
space per each patient room, plus 1 space for each 4 employees, plus 1
space for every 300 square feet of outpatient services.
c. Floor area is defined as the total net useable square footage of floor space
within the interior wall of the building, room or lease area, but excluding
cellars, mechanical rooms, attics, elevators and stairways, common areas,
hallways and lobby areas.
8. A minimum of 27% of the existing tree canopy cover on-site shall be preserved.
9. Vertical Articulation requirements for the Medical Center building shall be as presented
on the elevations approved by the City Council (for ZA15-139).
End Proposed Permitted Uses and Development Regulations for"SP-1"Zoning at
Tower Plaza.
Case No. Attachment C
ZA 15-139 Page 5
Open Space Management Plan: All Open Space shall be maintained by the property
owners or the Tower Plaza Property Owners Association (POA). All property owners shall be
required to be a member of the POA. Dues assessments, required for the maintenance of
the open space areas and other POA activities, shall be mandatory.
The POA shall be responsible for the maintenance and operation of the protected open
space within the development. The expenses required to maintain the common areas at a
quality level shall be estimated annually by the POA Board, and dues shall be determined
and assessed on each property owner in an equitable fashion at such a rate as necessary to
maintain such a level of quality. Authority to enforce these requirements, and to place a
lien on the property if such dues are not paid, shall be in the form of written Deed
Restrictions and Covenants, agreed to by all property owners at purchase, and shall run
with the land.
Provisions shall be made, in the POA bylaws and Deed Restrictions, that in the unlikely
event the POA fails to maintain all or a portion of the protected open space in reasonable
order and condition,the City of Southlake may, but is not required to, assume responsibility
for it's maintenance and take corrective action, including the provision of extended
maintenance. The costs of such maintenance may be charged to the POA or individual
property owners that make up the POA, and may include administrative costs and penalties
which shall become a lien on all property in the development.
Case No. Attachment C
ZA 15-139 Page 6
Variance Exhibit
Detailed Site Plan (SP-1) District-
Requested Variances
for a 5.84 acre parcel known as
Tower Plaza
Southlake, Texas
The following variances are requested for the Tower Plaza development:
1) Variance to the Driveway Ordinance regarding stacking depth, for the following entry
drives:
a) Entry Drive A (East Entry): Minimum Stacking Distance of 84'.
b) Entry Drive B (South Entry): Minimum Stacking Distance of 72'
Case No. Attachment C
ZA 15-139 Page 7
ZA15-139 Site Plan and Site Data
rte,
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Case No. Attachment C
ZA 15-139 Page 8
SUMMARY CHART- BUFFERYARDS
LOCATIOM BJGTH REOUREP/ LENGTH BUFFERYARl CANOPY ACCENT 9HRU55 FENCERIGHT$
OF BASE LINE PROVIDED IKDTW1YPE TREES TREE5 MATERIAL
NORTH REQUIRED 242 FT. 20'TYPE'0' 6 1 34 HEDGE 30"O.L.3'HT.
PROVIDED 20'TYPE 10' 6 4 59 BERM AND HEDGE
EAST REQUIRED 605 FT.,V TYPE'A' 6 16 64 NONE
PROVIDED 15,TYPE'A' 12 16 99 NONE
SOUTH REQUIRED 216 Ff.10'TYPE'A' 3 6 22 NOW
PROVIDED 10'TYPE'A' 5 9 60 NONE
YOT REFIRED 606 FT IO'TYFf'A' 6 I6 165 loc
PROVIDED 10'TYPE'A' I I6 115 1144 INM
NOTE ANY CREDITS U5E0 IN CALCULATION5:
A.NORTH-4 EXISTING TREE USED
5,EAST-12 EXI5TIN6 TRn5 LEW
L.HE5T-16 EXI5TIN6 TREES LEM
SUMMARY CHART - INTERIOR LANDSCAPE
LANDSCAPE `A OF AREA CANOPY ACCENT SHRM CROM 5EA50RAL
AREA IN FRONT TREES TREES COVER COLOR
OR 51DE (50.FT) (50.F7J
REQUIRED: 16,150 15% 3& 15 469 2'b13 3-5
PROVIDED: 50126 65% 36 15 545 9423 550
PARKING SUMMARY
PARKING SPACE SUMMARY:
REQUIRED PARKING
MEDICAL OFFICE BUILDING 1 226 5PACE5
MEDICAL OFFICE BUILDING 2 44 SPACES
TOTAL REQUIRED 325 5PACE5
TOTAL PROVIDED PARKMG 340 SPACES
PARKING LANDSCAPING
REQUIRED LANDSCAPING AREA: 15 SF/5TALL(340 STALLS)=5,100 5F
PROVIDED LANDSCAPING AREA: 11,340 5F(51 5F/5TALL)
Case No. Attachment C
ZA 15-139 Page 9
Perspective Drawings • - • Parking Detail
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ZA 15-139 ' . • - 10
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Case No. Attachment C
ZA 15-139 Page 12
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Case No. Attachment C
ZA 15-139 Page 13
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Case No. Attachment C
ZA 15-139 Page 14
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SITE PLAN REVIEW SUMMARY
Case No.: ZA15-139 Review No.: Two Date of Review: 01/29/16
Project Name: Zoning Change and Site Plan — USPI Southlake Medical Office Building
APPLICANT: David Tooley OWNERS: Deann Manchester
Ascension Group Architects Tower Road Real Estate, LLC
1250 E Copeland Road, Suite 500 15305 Dallas Parkway, Suite 1600
Arlington, Texas 76011 Addison, Texas 75001
Phone: 817-226-1917 Phone: 972-713-3538
Email: dtooley@ascensiongroup.biz Email: dmanchester@uspi.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/19/16 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
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email:diones ci.southlake.tx.us
1. Parking for the medical office portion of building 2 (9,400 nsf) is proposed at 1 space / 150 nsf.
The table on sheet GA3.01 shows 56 spaces dedicated to this use. However, 9,400=150 = 63.
2. On sheet L-1.1, "Existing Tree Cover" 38% of existing canopy cover is intended for preservation.
However, "Tree Notes" on the same page says "Do not remove more than 20% of existing tree
canopy." Because the proposed S-P-1 regulations specify that a "minimum of 27% of the existing
tree canopy cover shall be preserved", staff suggests you remove the line from the "Tree Notes"
section of sheet L-1.1.
3. Clarify the differences in the tree survey and conservation plan submitted in November 2010 and
the current survey. In particular, clarify the reasons for an increased number of trees along the
western property boundary (confirm all trees are located on the property.) Also clarify the
disappearance of trees from the interior of the property on the current plan vs. the 2010 plan (for
example, #s 49 and 50 on the 2010 plan), and the appearance of trees which do not appear to
have been present on the 2010 plan (for example, 36, 38, 129 and 1756 along with the cluster on
the north end of the property.)
4. Under "Permitted Uses" in the updated S-P-1 zoning regulations:
a. On line 2 include "...except for radio recording and television broadcasting offices and
studios" (these should be non-permitted unless you wish to consider as possible uses);
b. On line 6 include "Memory Care or Skilled Nursing residential facilities" as non-permitted
uses. If these are possible uses, they should be specified.
5. Under "Development Regulations" in the updated S-P-1 zoning regulations:
Case No. Attachment D
ZA 15-139 Page 1
a. Add a line which states "Should construction of Building 2 not commence within 6 months
of the completion of the horizontal site improvements and Medical Center Building
(Building 1), the Office Building (Building 2) site shall be graded flat, planted with grass
and irrigated until such time that Building 2 construction shall begin. Furthermore, that
landscaping required to be planted along E Southlake Boulevard shall be fully planted at
this time to act as a visual buffer to the unbuilt lot."
b. On line 4, amend 27% to 38% to match proposed Tree Conservation Plan.
6. Amend variance sheet or sheet GA3.01 so that the figure for Entry Drive A is the same on both
sheets.
7. Maximum illumination shall not exceed 0.2 horizontal footcandles at the site boundary adjacent to
an Agricultural District. Sheet MEP1.1 appears to show lighting on a portion of the west boundary
exceeding 0.2 hfc, in the area immediately west of Building 1. Please amend as necessary. Note
also that vertical footcandles may not exceed 0.5 at the boundary adjacent to an AG district.
* Be advised that building signage as depicted may require a variance.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Ensure that all trees proposed to be preserved are in healthy condition, and are species worthy of
preservation.
2. The existing tree cover preservation would not comply with the existing tree cover requirements
of the Tree Preservation Ordinance. The percentage of existing tree cover on the site is 13.5%
and 38% of that tree cover is proposed to be preserved. Seventy percent (70%) of the existing
tree cover would be required to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the Minimum percentage of the existing tree cover to be
entire site preserved*
0% - 20% 70%
20.1 —40% 60%
40.1% - 60% 50%
160.1% - 80% 40%
180.1% - 100% 30%
Case No. Attachment D
ZA 15-139 Page 2
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission
shall review the application and make a recommendation to the City Council regarding the
application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
V. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The north bufferyard "Required" plant material calculations are incorrect. The required plant
material for a 242', 20' —Type O bufferyard is:
6 — Canopy Trees
7 —Accent Trees
34 - Shrubs
2. Label all bufferyards.
3. Please use the correct Interior Landscape and Bufferyards Summary Charts. See attached
Charts.
Case No. Attachment D
ZA 15-139 Page 3
4. Some of the parking islands are less than 12' width. 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.
5. The required interior landscape area in the Interior Landscape Summary Chart is slightly
incorrect. Based on the building area information provided on the Site Plan the 1s' floor area for
both buildings is 37,500 square feet. The required interior landscape area is 18,750 square feet.
This also makes the required interior landscape plant material calculations slightly different.
SUMMARY CHART— INTERIOR LANDSCAPE
of Area Ground Seasonal
Landscape Canopy Accent
in Front or Shrubs Cover Color
Area Side Trees Trees (Sg Ft ) (Sg Ft )
Required: 18,750 75% 38 75 469 2,813 375
Provided:
Note any credits used in calculations:
a.
Other Comments:
1.
7. Existing tree credits are proposed to be taken for required landscaping. Please ensure that the
existing trees being taken for are in healthy condition and can per properly preserved during
construction. No construction, grading, or utilities may alter the trees during construction. Existing
tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the
Tree Preservation Ordinance have been met as determined at the time of inspection for a
Permanent Certificate of Occupancy.
Indicates informational comment.
# Indicates required items comment.
SUMMARY CHART— INTERIOR LANDSCAPE
of Area Ground Seasonal
Landscape Canopy Accent
in Front or Shrubs Cover Color
Area Side Trees Trees (Sg Ft ) (Sg Ft )
Required: 75%
Provided:
Note any credits used in calculations:
a.
Other Comments:
1.
Case No. Attachment D
ZA 15-139 Page 4
SUMMARY CHART— BUFFERYARDS
Location/Length Required Fence/Screening
Bufferyard Canopy Accent Height &
Provided
of Base Line / Le�nc th Width/Type Trees Trees Shrubs Material
North - Required
Provided
East - Required
Provided
South - Required
Provided
West - Required
Provided
Note any Credits used in calculations:
a.
Other Comments:
1.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Traffic Impact Analysis review comments from Lee Engineering have been provided under separate
cover.
Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit
application prior to site plan approval.
Right of way for Zena Rucker Road (Collector) shall be 60' with curb and gutter street section
equal to 37' B/B.
Street intersections shall comply with TDLR/ADA accessibility standards.
Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
Case No. Attachment D
ZA 15-139 Page 5
Sidewalk widths shall conform to the Southlake Pathways Plan.
Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
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.
Underground detention pond easement shall be dedicated by plat as a drainage easement. The
following note shall be added to the plat: Compliance with the provisions of the city's Storm
Drainage Policy does not relieve a person of the responsibility of complying with all other
applicable laws, including, but not limited to, Section 11.086, Texas Water Code.
Water and sanitary sewer cannot cross property lines without being in an easement or right of
way.
WATER AND SEWER COMMENTS:
1. Waterline shall be looped internal to the site.
Water line stubs for future connection shall have 2 joints past the valve with a 2" blow-off per the
City's details.
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 and sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
Differences between pre- and post- development runoff shall be captured in the underground
detention pond. Proposed detention pond shall control the discharge of the 2, 10 and 100- year
storm events. Access easements are needed for maintenance of detention ponds.
Verify size, shape, and/or location of underground detention pond (as depicted on the site plan).
Any changes to size, shape, and/or location of the proposed underground system may require a
revision to the site plan and may need to be approved by the Planning and Zoning Commission
and the City Council.
Property drains into a Critical Drainage Structure #23 and requires a fee to be paid prior to
beginning construction ($309.83/Acre).
Design of storm drain system along Zena Rucker Road shall require coordination with JBI
Engineering to insure system is designed for future connection of western section of Zena Rucker
Road to be constructed with the Matthews Court development.
Case No. Attachment D
ZA 15-139 Page 6
Calculations will be required to verify capacity of proposed curb inlets.
Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards.
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
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 a Retaining Wall Layout sheet.
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.
Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-
construction, construction and post-construction erosion control measures.
A geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114.
Permit approval is required before beginning construction. Submit application and plans directly
to TxDOT for review.
A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure.
Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
Case No. Attachment D
ZA 15-139 Page 7
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclementsa-ci.southlake.tx.us
GENERAL COMMENTS:
Indicate proposed location of riser room. 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.
General Informational Comments:
* Staff strongly recommends contacting Daniel Cortez in the City Manager's Office to determine if a
SPIN meeting would be beneficial to your application. Daniel can be contacted by phone at (817)
748-8029 or by e-mail at dcortez@ci.southlake.tx.us. For more information about SPIN and the
SPIN process please go to South lakeSPIN.org.
* 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.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs. All variances to the Sign Code must be approved by the Sign
Board and City Council.
* 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.
* Stucco shall only be considered a masonry material when applied using a 3-step process over
diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable
cement stucco finish with equal or greater strength and durability specifications.
* Denotes Informational Comment
Case No. Attachment D
ZA 15-139 Page 8
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IMF"" Owner ZoningLandAcreage • •
1. KIANI, HAMID SF20A Medium Density Residential 0.636 NR
2. FOXBOROUGH HOA INC SF20A Medium Density Residential 1.314 NR
3. WEATHERFORD LOAN COMPANY SPI Office Commercial 2.819498 NR
4. WEATHERFORD LOAN COMPANY SPI Office Commercial 0.551 NR
5. EAST SOUTH LAKE#2 LTD SPI Office Commercial 2.391366 NR
6. EAST SOUTH LAKE#1 LTD SPI Office Commercial 1.874 NR
7. MENDEZ LTD AG Medium Density Residential 5.411178 NR
8. EXCEL SOUTHLAKE LP SPI Retail Commercial 16.95182 NR
9. ZELDA PARTNERS LTD AG Office Commercial 6.802209 NR
10. RUCKER,ZENA SULLIVAN TR AG Medium Density Residential 4.367154 NR
11. TERRA WINDING CREEK LLC RPUD Medium Density Residential 0.137372 NR
12. WEATHERFORD LOAN COMPANY SPI Office Commercial 2.689252 NR
Case No. Attachment F
ZA 15-139 Pagel
13. TERRA WINDING CREEK LLC RPUD Medium Density Residential 0.44185 NR
14. TERRA WINDING CREEK LLC RPUD Medium Density Residential 0.548575 NR
15. LAN DLOCK LLC AG Medium Density Residential 1.52472 NR
16. Superintendent of Carroll ISD NR
17. Superintendent of Grapevine Colleyville NR
ISD
18. Superintendent of Northwest ISD NR
19. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Surrounding Property Owner Responses
Notices Sent: (19)
Responses Received: (0)
Case No. Attachment F
ZA 15-139 Page 2
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-711
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 LEGALLY DESCRIBED AS
TRACTS 3B, 31301, AND PART OF 3D01, O. W. KNIGHT SURVEY, ABSTRACT NO.
899, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY
6.038 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A"
FROM "S-P-1" DETAILED SITE PLAN DISTRICT TO "S-P-1" DETAILED SITE PLAN
DISTRICT FOR TOWER PLAZA, AS DEPICTED ON THE APPROVED SITE 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 A SEVERABILITY 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-1" Detailed Site Plan
District under the City's Comprehensive Zoning Ordinance; and,
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 whether these changes should
be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area
Case No. Attachment F
ZA 15-139 Page 1
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 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
Case No. Attachment F
ZA 15-139 Page 2
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 Tracts 3B, 31301, and part of 3D01, O. W. Knight Survey, Abstract No.
899 in the City of Southlake, Tarrant County, Texas, being approximately 6.038 acres,
and more fully and completely described in Exhibit "A" from "S-P-1" Detailed Site Plan
District to "S-P-1" Detailed Site Plan District as depicted on the approved Site Plan
attached hereto and incorporated herein as Exhibit "B," and subject to the following
conditions:
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-139 Review No.: Two Date of Review: 01/20/16
Project Name: Zoning Change and Site Plan — USPI Southlake Medical Office Building
APPLICANT: David Tooley OWNERS: Deann Manchester
Ascension Group Architects Tower Road Real Estate, LLC
1250 E Copeland Road, Suite 500 15305 Dallas Parkway, Suite 1600
Arlington, Texas 76011 Addison, Texas 75001
Phone: 817-226-1917 Phone: 972-713-3538
Email: dtooley@ascensiongroup.biz Email: dmanchester@uspi.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/19/16 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
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email:diones ci.southlake.tx.us
Case No. Attachment F
ZA 15-139 Page 3
8. Parking for the medical office portion of building 2 (9,400 nsf) is proposed at 1 space / 150 nsf.
The table on sheet GA3.01 shows 56 spaces dedicated to this use. However, 9,400=150 = 63.
9. On sheet L-1 .1 , "Existing Tree Cover" 38% of existing canopy cover is intended for
preservation. However, "Tree Notes" on the same page says "Do not remove more than
20% of existing tree canopy." Because the proposed S-P-1 regulations specify that a
"minimum of 27% of the existing tree canopy cover shall be preserved", staff suggests
you remove the line from the "Tree Notes" section of sheet L-1.1 .
10. Clarify the differences in the tree survey and conservation plan submitted in November
2010 and the current survey. In particular, clarify the reasons for an increased number of
trees along the western property boundary (confirm all trees are located on the property.)
Also clarify the disappearance of trees from the interior of the property on the current plan
vs. the 2010 plan (for example, #s 49 and 50 on the 2010 plan), and the appearance of
trees which do not appear to have been present on the 2010 plan (for example, 36, 38,
129 and 1756 along with the cluster on the north end of the property.)
11. Under "Permitted Uses" in the updated S-P-1 zoning regulations:
a. On line 2 include "...except for radio recording and television broadcasting offices and
studios" (these should be non-permitted unless you wish to consider as possible uses);
b. On line 6 include "Memory Care or Skilled Nursing residential facilities" as non-permitted
uses. If these are possible uses, they should be specified.
12. Under "Development Regulations" in the updated S-P-1 zoning regulations:
a. Add a line which states "Should construction of Building 2 not commence within 6
months of the completion of the horizontal site improvements and Medical Center
Building, the Office Building site shall be graded flat, planted with grass and
irrigated until such time that Building 2 construction shall begin. Furthermore, that
landscaping required to be planted along E Southlake Boulevard shall be fully
planted at this time to act as a visual buffer to the unbuilt lot."
b. On line 4, amend 27% to 38% to match proposed Tree Conservation Plan.
13. Amend variance sheet or sheet GA3.01 so that the figure for Entry Drive A is the same on both
sheets.
14. Maximum illumination shall not exceed 0.2 horizontal footcandles at the site boundary adjacent to
an Agricultural District. Sheet MEP1.1 appears to show lighting on a portion of the west boundary
exceeding 0.2 hfc, in the area immediately west of Building 1. Please amend as necessary. Note
also that vertical footcandles may not exceed 0.5 at the boundary adjacent to an AG district.
Be advised that building signage as depicted may require a variance.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Case No. Attachment F
ZA 15-139 Page 4
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Ensure that all trees proposed to be preserved are in healthy condition, and are species worthy of
preservation.
2. The existing tree cover preservation would not comply with the existing tree cover requirements
of the Tree Preservation Ordinance. The percentage of existing tree cover on the site is 13.5%
and 38% of that tree cover is proposed to be preserved. Seventy percent (70%) of the existing
tree cover would be required to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the Minimum percentage of the existing tree cover to be
entire site preserved*
0% - 20% 70%
20.1 —40% 60%
40.1% - 60% 50%
160.1% - 80% 40%
180.1% - 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.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission
shall review the application and make a recommendation to the City Council regarding the
application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
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;
Case No. Attachment F
ZA 15-139 Page 5
V. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The north bufferyard "Required" plant material calculations are incorrect. The required plant
material for a 242', 20' —Type O bufferyard is:
6 — Canopy Trees
7 —Accent Trees
34 - Shrubs
2. Label all bufferyards.
3. Please use the correct Interior Landscape and Bufferyards Summary Charts. See attached
Charts.
4. Some of the parking islands are less than 12' width. 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.
5. The required interior landscape area in the Interior Landscape Summary Chart is slightly
incorrect. Based on the building area information provided on the Site Plan the 1s' floor area for
both buildings is 37,500 square feet. The required interior landscape area is 18,750 square feet.
This also makes the required interior landscape plant material calculations slightly different.
SUMMARY CHART— INTERIOR LANDSCAPE
of Area Ground Seasonal
Landscape Canopy Accent
in Front or Shrubs Cover Color
Area Side Trees Trees (Sg Ft ) (Sg Ft )
Required: 18,750 75% 38 75 469 2,813 375
Provided:
Note any credits used in calculations:
a.
Other Comments:
1.
Case No. Attachment F
ZA 15-139 Page 6
7. Existing tree credits are proposed to be taken for required landscaping. Please ensure that the
existing trees being taken for are in healthy condition and can per properly preserved during
construction. No construction, grading, or utilities may alter the trees during construction. Existing
tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the
Tree Preservation Ordinance have been met as determined at the time of inspection for a
Permanent Certificate of Occupancy.
Indicates informational comment.
# Indicates required items comment.
SUMMARY CHART— INTERIOR LANDSCAPE
of Area Ground Seasonal
Landscape Canopy Accent
in Front or Shrubs Cover Color
Area Side Trees Trees (Sg Ft ) (Sg Ft.1
Required: 75%
Provided:
Note any credits used in calculations:
a.
Other Comments:
1.
SUMMARY CHART— BUFFERYARDS
Location/Length Required Fence/Screening
Bufferyard Canopy Accent Height &
Provided
of Base Line / Le�nc th Width/Type Trees Trees Shrubs Material
North - Required
Provided
East - Required
Provided
South - Required
Provided
West - Required
Provided
Note any Credits used in calculations:
a.
Other Comments:
1.
Public Works/Engineering Review
Case No. Attachment F
ZA 15-139 Page 7
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Traffic Impact Analysis review comments from Lee Engineering have been provided under separate
cover.
Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit
application prior to site plan approval.
Right of way for Zena Rucker Road (Collector) shall be 60' with curb and gutter street section
equal to 37' B/B.
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 in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
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.
Underground detention pond easement shall be dedicated by plat as a drainage easement. The
following note shall be added to the plat: Compliance with the provisions of the city's Storm
Drainage Policy does not relieve a person of the responsibility of complying with all other
applicable laws, including, but not limited to, Section 11.086, Texas Water Code.
Water and sanitary sewer cannot cross property lines without being in an easement or right of
way.
WATER AND SEWER COMMENTS:
2. Waterline shall be looped internal to the site.
Water line stubs for future connection shall have 2 joints past the valve with a 2" blow-off per the
City's details.
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.
Case No. Attachment F
ZA 15-139 Page 8
Water meters and fire hydrants shall be located in an easement or right of way.
Fire lines shall be separate from service lines.
Water and sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
Differences between pre- and post- development runoff shall be captured in the underground
detention pond. Proposed detention pond shall control the discharge of the 2, 10 and 100- year
storm events. Access easements are needed for maintenance of detention ponds.
Verify size, shape, and/or location of underground detention pond (as depicted on the site plan).
Any changes to size, shape, and/or location of the proposed underground system may require a
revision to the site plan and may need to be approved by the Planning and Zoning Commission
and the City Council.
Property drains into a Critical Drainage Structure #23 and requires a fee to be paid prior to
beginning construction ($309.83/Acre).
Design of storm drain system along Zena Rucker Road shall require coordination with JBI
Engineering to insure system is designed for future connection of western section of Zena Rucker
Road to be constructed with the Matthews Court development.
Calculations will be required to verify capacity of proposed curb inlets.
Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards.
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
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 a Retaining Wall Layout sheet.
Case No. Attachment F
ZA 15-139 Page 9
* 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.
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-
construction, construction and post-construction erosion control measures.
* A geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114.
Permit approval is required before beginning construction. Submit application and plans directly
to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclementsa-ci.southlake.tx.us
GENERAL COMMENTS:
Indicate proposed location of riser room. 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.
General Informational Comments:
* Staff strongly recommends contacting Daniel Cortez in the City Manager's Office to determine if a
SPIN meeting would be beneficial to your application. Daniel can be contacted by phone at (817)
748-8029 or by e-mail at dcortez@ci.southlake.tx.us. For more information about SPIN and the
SPIN process please go to South lakeSPIN.org.
* 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,
Case No. Attachment F
ZA 15-139 Page 10
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.
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
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.
Stucco shall only be considered a masonry material when applied using a 3-step process over
diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable
cement stucco finish with equal or greater strength and durability specifications.
A final plat must be approved and filed prior to issuance of a building permit.
Denotes Informational Comment
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; to lessen congestion in the streets; to
provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of
Case No. Attachment F
ZA 15-139 Page 11
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 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.
Case No. Attachment F
ZA 15-139 Page 12
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 16th day of February, 2016.
Laura Hill, MAYOR
ATTEST:
Lori Payne, CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 1St day of March, 2016.
Laura Hill, MAYOR
ATTEST:
Lori Payne, CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
Case No. Attachment F
ZA 15-139 Page 13
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment F
ZA 15-139 Page 14
EXHIBIT "A"
LEGAL LAND DESCRIPTION:
BEING 6.038 acres or(263,033 square feet)of land in the Obediah W. Knight Survey,Abstract No. 899,City of Southlake,
Tarrant County,Texas,said 6.038 acres or(263,033 square feet)of land being a portion of that certain tract of land
described in a Special Warranty Deed to Weatherford Loan Company(hereinafter referred to as Weatherford Loan
Company tract),as recorded in Instrument Number D213177040,Deed Records,Tarrant County,Texas(D.R.T.C.T.); said
6.038 acres or(263,033 square feet)of land being more particularly described,by metes and bounds,as follows:
BEGINNING at a five-eighths inch iron rod with plastic cap stamped "RPLS 4838"found in the West line of said Weatherford
Loan Company Tract,same being the Southwest corner of that certain right-of-way dedication for F.M. Highway No. 1709
also known as Southlake Boulevard(Variable Width Right-of-Way),as recorded in Instrument Number D214263637,
D.R.T.C.T.,same being the East line of that certain tract of land described in a Correction Warranty Deed to William W.
Rucker and Zena Rucker(hereafter referred to as Rucker tract),as recorded in Instrument Number D205046158,
D.R.T.C.T;
THENCE North 88 degrees 45 minutes 41 seconds East with the common line between the remainder of said Weatherford
Loan Company tract and the existing South Right-of-Way line of said F.M. Highway No. 1709,a distance of 241.74 feet to
an "X"cut found in concrete pavement for the Northeast corner of the remainder of said Weatherford Loan Company tract,
same being the intersection of the existing South Right-of-Way line of F.M. Highway No. 1709 with the existing West
Right-of-Way line of Tower Boulevard(60' Right-of-Way),as recorded in Instrument Number D214243249,Plat Records,
Tarrant County,Texas;
THENCE South 12 degrees 25 minutes 39 seconds East with the common line between said Weatherford Loan Company
tract and the existing West Right-of-Way line of said Tower Boulevard,a distance of 508.01 feet to an "X"cut found in
concrete pavement;
THENCE South 00 degrees 45 minutes 01 second East continue with the common line between said Weatherford Loan
Company tract and the existing West Right-of-Way line of said Tower Boulevard,a distance of 391.15 feet to an aluminum
cap stamped "RPLS 4873"found for the Southwest corner of the existing Right-of-Way of said Tower Boulevard,same
being the Northeast corner of that certain tract of land described in a General Warranty Deed to Landlock,LLC(hereinafter
referred to as Landlock tract),as recorded in Instrument Number D213326294, D.R.T.C.T.;
THENCE South 88 degrees 09 minutes 58 seconds West with the common line between the remainder of said Weatherford
Loan Company tract and said Landlock tract,a distance of 191.03 feet to a one-half inch iron rod with plastic cap found for
the Northwest corner of said Landlock tract,same being an Easterly line of that certain tract of land described in a
Warranty Deed to William W. Rucker and Zena Rucker(hereinafter referred to as William and Zena Rucker tract),as
recorded in Instrument Number D205046160,D.R.T.C.T.;
THENCE North 00 degrees 57 minutes 40 seconds West with the common line between said Weatherford Loan Company
tract and said William and Zena Rucker tract,a distance of 60.01 feet to a three-quarters inch iron rod found for the
Northeast corner of said William and Zena Rucker tract,same being an inner-ell corner of said Weatherford Loan Company
tract;
THENCE South 88 degrees 09 minutes 58 seconds West continue with the common line between said Weatherford Loan
Company tract and said William and Zena Rucker tract,a distance of 131.18 feet to a one-half inch iron rod found for the
Southwest corner of said Weatherford Loan Company tract,same being the Southeast corner of the aforesaid Rucker tract;
THENCE North 02 degrees 16 minutes 33 seconds West with the common line between said Weatherford Loan Company
tract and said Rucker tract and generally with a fence line,a distance of 832.96 feet to the PLACE OF BEGINNING,and
[;BOULEVARD,
a calculated area of 6.038 acres or(263,033 square feet)of land.
LEGAL DESCRIPTION �� BANNISTER
USPI SOUTHLAKE MOB L
� E N G I N E E R I N G
SOUTHLAKE BOULEVARD AND TOWER J aEG,�,AnoN„I-15%��;°' 76063 1617 642 20� a"�2�9s�x
SOUTHLAKE, TEXAS 30 November 2015
Case No. Attachment F
ZA 15-139 Page 15
EXHIBIT "B"
Reserved for approved Site Plan
Case No. Attachment F
ZA 15-139 Page 16