Item 12 - ZA15-136 SP Ward Retail
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
Ward Retail Building on property described as Lot 34, F. Throop No. 1511 Addition,
and 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 for an approximately 7,316 square
foot commercial building. The two story structure will sit on the northeast corner of an
approximately 0.848 acre property located at the intersection of E Dove Road and N
Kimball Avenue. The structure is designed for multiple uses, including (as shown) a dry
cleaner, coffee shop with kitchen, and office space on the first floor; and on the second
floor, office space and an outdoor patio. Parking is provided consistent with each use,
and building design conforms to the Residential Adjacency Overlay regulations. The
applicant is requesting one variance, which is 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%
(15% min.)
Area of Impervious Coverage
60.26%
(85% 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 – Link to PowerPoint
(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:
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.
CITIZEN INPUT:
A SPIN Town Hall Forum has not been held for the proposed Site Plan.
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
Case No. Attachment A
ZA15-136 Page 1
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
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.
STAFF COMMENTS:
Attached is Site Plan Review Summary No. 1, dated December 9, 2015.
N:\\Community Development\\MEMO\\2015 Cases\\136 - SP - Ward Retail Bldg
Case No. Attachment A
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Case No. Attachment B
ZA15-136 Page 1
Plans and Support Information
Proposed Site Plan
Case No. Attachment C
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Project Narrative
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Conceptual Elevations:
North Elevation
East Elevation
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West Elevation
South Elevation
Tree Preservation Plan
Case No. Attachment C
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Case No. Attachment C
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Landscape Plan
Case No. Attachment C
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SITE PLAN REVIEW SUMMARY
ZA15-136One12/09/15
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
11/30/15 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. Standing seam metal roof must have a non-metallic factory applied matte finish.
2. Please 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’.
3. Provide a 4:1 slope setback exhibit which appears more architectural. The provided exhibit is easily
mistaken for a utility profile.
4. Adjust parking requirement table to reflect that only 1 stall per 200 spaces is required for a dry
cleaning (personal services) establishment.
5. Adjust driveway to south property so that the existing 8” Lacebark Elm is not imperiled by the future
extension of the drive.
6. A common access easement must be drawn up and recorded to allow passage between this property
and the Paul Wagner property to the south. Please submit a copy of the proposed instrument to the
City for review.
7. Provide north arrows on floor plan drawings.
8. Per Ordinance No. 557-A and section 43.13 of the Southlake Land Development Code, at least 80% of
each building façade shall consist of masonry materials. Provide calculation showing percentage of
masonry materials proposed for each exterior wall. Masonry material is defined as brick, stucco,
plaster, stone, rock or other masonry material of equal characteristics. Synthetic products such as
EIFS, hardi plank, or similar shall not be considered a masonry material. Any variance request from
these regulations should be submitted with this application.
9. No use or operation shall produce direct or indirect illumination across a residential property line
except in compliance with Ordinance No. 693-C. Submit a lighting schematic which shows layout of all
proposed exterior fixture locations, foot candle data, and a plot demonstrating intensities and
uniformities, including luminance and illumination data at the boundaries of neighboring properties in
foot candles. Any variance request from these regulations should be submitted with this application.
Case No. Attachment D
ZA15-136 Page 1
10. The existing drive approaches do not meet the minimum 200 foot setback from the intersection of
Kimball and Dove Rd (Driveway Ordinance no. 634.) A variance request has been submitted.
11. Stacking space on the northern drive approach is inadequate to meet the 28 foot minimum
requirement (Ord. 634). As the development is overparked, staff suggests removing the
northwesternmost parking stall to lengthen stacking space.
12. Indicate whether the existing wood utility poles will remain on the property as-is, be moved, or be
buried.
13. Show elevation and detail of fencing proposed for west property boundary.
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.
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. A Tree Conservation Plan is required to be submitted with the submittal of a Site Plan. Please submit
the required Tree Conservation Plan meeting the requirements of the Tree Preservation Ordinance
585-D.
2. There are two (2) existing trees in the eastern middle portion of the lot that are not shown on any of
the plans. One is an Elm tree and the other is Cottonwood.
Case No. Attachment D
ZA15-136 Page 2
* Information required for Tree Conservation Plan:
i. Identification of Critical Environmental Features of the site:
A. All individually protected trees
B. Existing streams, drainage creeks, ponds, and other water bodies (if any)
ii. Tree Survey or alternative to a tree survey
iii. 2-foot contour map of the site
iv. Protected trees within the tree preservation area including tree size and type
v. Critical Root Zones of groups of trees
vi. Critical Root Zones for individual trees required for site plans only
vii. Boundaries of any tree preservation areas as identified in the ERP Map
viii. Identification of areas of environmental constraints not suitable for development
ix. Identification of areas of minimal environmental constraints that are suitable for development
x. Areas of encroachment into Critical Environmental Features identified on the site
xi. Clear delineation, for each protected tree, of whether the tree will be preserved after the
proposed development is constructed, altered due to proposed improvements, or could
potentially be saved based upon site specific conditions
xii. Stream/Creek buffers, if any
xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall be required
to be shown only at the site plan stage for all development. Preliminary plats shall, however,
show building setbacks and general location of buildings and infrastructure.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who own the
property and those persons or entities filing the application
xvi. Such additional information as the Administrative Official may reasonably require given the
particular characteristics of the property.
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.
Case No. Attachment D
ZA15-136 Page 3
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.
Two (2) accent trees may be planted within the islands to meet the parking island canopy tree
requirement.
6. The Chaste Trees are incorrectly labeled.
7. Please provide a color landscape plan.
* 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:
Case No. Attachment D
ZA15-136 Page 4
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
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:
1. 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.
Case No. Attachment D
ZA15-136 Page 5
*=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.
* Per section 43.13, standing seam metal roofs shall be constructed of a factory-treaded, non-
metallic, matte finish.
* All lighting must comply with Lighting Ordinance No. 693, as amended.
Case No. Attachment D
ZA15-136 Page 6
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
NR
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:
(0)
Case No. Attachment E
ZA15-136 Page 1
Reserved for Surrounding Property Owner Responses
Case No. Attachment F
ZA15-136 Page 1