Item 10 - ZA15-139 ZSP Tower Plaza USPI
Department of Planning & Development Services
S T A F F R E P O R T
January 29, 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 blue; text to be removed from the 2010
plan is in red.)
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 O-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 services 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.
No residential uses or Assisted Living facilities shall be allowed; including
Assisted Living, Memory Care or Skilled Nursing residential facilities.
Small scale medical related pharmacy services for 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:
Parking requirements for Building 1 are to be based on: 8 spaces
o
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 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.
Parking requirements for Building 2 shall be based on: 1 space per
o
each patient room, plus 1 space for each 4 employees, plus 1
space for every 300 square feet of Floor Area of outpatient
services. 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.
Floor area is defined as the total net usable square footage of floor
o
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 Proposed Site
PlanPlan
“S-P-1” Detailed “S-P-1” Detailed
Zoning
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) 70,259
75,794
Percentage of Open
28
30.26
Space
Area of Impervious
72
69.74
Coverage
Proposed Building Area
68,000
105,768
(sf)
Number of Stories 2
3
Max Building Height 37’
50’
(88 for medical (226 for building
Required Parking
1) + (99 for
center) + (177 for
Refer to Attachment C for
building 2)
office building) =
breakdown of uses
= 325 spaces
265 spaces
Provided Parking 340 spaces
265 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) Conduct a public hearing
b) Consider Site Plan approval request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information - Link to Presentation
(D) Review Summary No. 2, dated January 29, 2016
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
Case No.
ZA 15-139
STAFF CONTACT:
David Jones (748-8070)
Dennis Killough (748-8072)
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, 3B01, 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 one two-story, 40,968 square foot office building
along E. Southlake Blvd. was approved by 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
N:\\Community Development\\MEMO\\2015cases\\ZA15-139ZSP Staff Report.doc
Case No. Attachment A
ZA 15-139 Page 3
Case No. Attachment B
ZA 15-139 Page 1
Previously Approved Site Plan (ZA10-054)
Case No. Attachment C
ZA 15-139 Page 1
Case No. Attachment C
ZA 15-139 Page 2
Case No. Attachment C
ZA 15-139 Page 3
Case No. Attachment C
ZA 15-139 Page 4
Case No. Attachment C
ZA 15-139 Page 5
Variance Exhibit
Case No. Attachment C
ZA 15-139 Page 6
ZA15-139 Site Plan and Site Data
Case No. Attachment C
ZA 15-139 Page 7
Case No. Attachment C
ZA 15-139 Page 8
Elevations (South Building – Phase I)
Case No. Attachment C
ZA 15-139 Page 9
Elevations (North Building – Phase II)
Case No. Attachment C
ZA 15-139 Page 10
Landscape Plan
Case No. Attachment C
ZA 15-139 Page 11
Tree Preservation Plan
Site Photos
Looking SE from F.M. 1709
Case No. Attachment C
ZA 15-139 Page 12
Looking NW toward F.M. 1709
NW corner of Tower Blvd and
Zena Rucker Rd
Case No. Attachment C
ZA 15-139 Page 13
Looking North from
SW corner of site
Looking South along
Tower Blvd
Case No. Attachment C
ZA 15-139 Page 14
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-139 Review No.: Two Date of Review: 01/29/16
Zoning Change and Site Plan
Project Name: – 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:djones@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%
60.1% - 80% 40%
80.1% - 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
st
incorrect. Based on the building area information provided on the Site Plan the 1 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
AreaTreesTrees
Side(Sq.Ft.)(Sq.Ft.)
18,75075%38754692,813375
Required:
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
AreaTreesTrees
Side(Sq.Ft.)(Sq.Ft.)
75%
Required:
Provided:
Note any credits used in calculations:
a.
Other Comments:
1.
Case No. Attachment D
ZA 15-139 Page 4
SUMMARY CHART – BUFFERYARDS
Fence/Screening
Location/Length Required
Bufferyard Canopy Accent Height &
of Base Line/ LengthShrubs
Width/TypeTreesTreesMaterial
Provided
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
SWPPP shall be submitted by second review of the civil construction
removal of controls.
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: kclements@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.
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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 SouthlakeSPIN.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
Surrounding Property Owners
- - - - --
SPO# Owner Zoning Land Use Acreage Response
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 SP1 Office Commercial 2.819498 NR
4. WEATHERFORD LOAN COMPANY SP1 Office Commercial 0.551 NR
5. EAST SOUTHLAKE #2 LTD SP1 Office Commercial 2.391366 NR
6. EAST SOUTHLAKE #1 LTD SP1 Office Commercial 1.874 NR
7. MENDEZ LTD AG Medium Density Residential 5.411178 NR
8. EXCEL SOUTHLAKE LP SP1 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 SP1 Office Commercial 2.689252 NR
Case No. Attachment E
ZA 15-139 Page 1
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. LANDLOCK 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
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Notices Sent:
(19)
Responses Received:
(0)
Case No. Attachment E
ZA 15-139 Page 2