Item 5 - ZA15-111 - Brad Moss Dental
Department of Planning & Development Services
S T A F F R E P O R T
April 1, 2016
CASE NO: ZA15-111
PROJECT: Zoning Change & Site Plan for Brad Moss Dental Office
EXECUTIVE
SUMMARY:
On behalf of Dr. Richard B. & Polly Moss, GCA, Inc. is requesting approval of a
Zoning Change and Site Plan for Brad Moss Dental Office on property described
as Lots 9 and 10, Oaks Addition, an addition to the City of Southlake, Tarrant
County, Texas located at 1011 N. Carroll Avenue and 1170 Casey Court,
Southlake, Texas. Current Zoning: “C-1” Neighborhood Commercial District and
“AG” Agricultural District. Requested Zoning: “S-P-1” Detailed Site Plan District.
SPIN Neighborhood # 3.
REQUEST
: GCA, Inc. is requesting approval of a Zoning Change and Site Plan from “C-1”
Neighborhood Commercial District and “AG” Agricultural District to “S-P-1”
Detailed Site Plan District to allow expansion of an existing dental office building
and add off-street parking spaces to the site.
Currently, the Brad Moss Dental Office building is approximately 1,296 square feet
and is located exclusively on Lot 10, Oaks Addition, being approximately 0.38
acres and has a “C-1” Neighborhood Commercial District zoning designation. The
adjacent property to the east, known as Lot 9, Oaks Addition, and being
approximately 0.32 acres, has never been developed and currently has an “AG”
Agricultural District zoning designation. The purpose of this request is to merge the
two lots and re-zone as “S-P-1” Detailed Site Plan District with “C-1” Neighborhood
Commercial District uses in order to accommodate an expansion of the existing
building by approximately 1,768 square feet (total building area as proposed is
±3,129 square feet) and to reconfigure existing parking and add 12 spaces to
accommodate the site.
The proposed “S-P-1” Detailed Site Plan District with “C-1” Neighborhood
Commercial District uses includes zoning regulations that will accommodate the
proposed improvements as well as allow for some of the existing conditions to
remain. The proposed “S-P-1” zoning regulations can be found in Attachment ‘C’
page 4 of this report.
There is an existing 85 square foot storage building located on the northeast
corner of Lot 10. It is shown on the proposed site plan to be relocated behind the
new expansion area. The applicant is requesting the storage shed be allowed to
remain until the expansion construction is completed. The storage building is
intended to be used temporarily to store files during construction.
Case No.
ZA15-111
An amended plat for the proposed Lot 10-R will be required prior to the issuing of
any building permits.
Zoning Comparison Chart
Required under C-1 /
Component Residential Adjacency / SH114 Proposed S-P-1
Corridor Overlay
Trash receptacles shall be four sided
with a gate and located outside On-street trash collection
bufferyards, and to the side or rear of shall be permitted; existing
the principal building. They shall be trash receptacle and
Trash Receptacle
screened by a minimum eight-foot location with 4 foot board on
solid masonry screen and shall utilize board screening shall be
similar masonry materials to the allowed to remain.
building façade.
The existing west and south
facades of the building shall
be allowed to remain as
proposed. The west
No building façade shall extend
elevation shows an existing
greater than three (3) times the wall’s
portion of the building
height without having a minimum off-
Horizontal façade length at
set of 15% of the wall’s height.
25 feet 3
approximately
Articulation
inches
and the south
The maximum length allowed is 24
elevation shows an existing
feet.
portion of the building
façade length at
24 feet 10
approximately
inches
.
Exposed columns are to be Existing and proposed
Exposed structural constructed of, or clad in, the same exposed structural columns
columns masonry material as the principal shall be allowed to be
structure. constructed of cedar.
Required number of parking spaces Proposed parking spaces is
Parking
is 22 21
Where a non-residential use abuts a
residentially zoned lot or tract or lot A six (6) foot board on board
Fencing having an occupied residence, a fence along the east
solid fence to a height of 8 feet is boundary is proposed.
required.
The applicant is requesting
For all development requiring a City
relief from sidewalk
Sidewalk Council approved site plan, a five (5)
construction along Casey
foot wide sidewalk shall be provided.
Court.
VARIANCE
REQUESTS:
The following variances to Driveway Ordinance No. 634 are being requested:
1. The existing driveway off Carroll Avenue indicates a throat width of
approximately 20 feet. A minimum throat width of 24 feet is required.
2. The existing driveway off Carroll Avenue indicates a spacing distance of
Case No.
ZA15-111
approximately 40 feet to the intersection of Casey Court. A minimum
distance of 200 feet is required.
3. The existing west driveway off Casey Court indicates a spacing distance of
approximately 45 feet to the intersection of Carroll Avenue and a spacing
distance of approximately 89 feet to the proposed driveway to the east. A
minimum distance of 100 feet is required.
4. The proposed east driveway off Casey Court indicates a spacing distance
of approximately 77 feet to an existing driveway on the adjacent property to
the east. A minimum distance of 100 feet is required.
5. There is an existing driveway (west) and a proposed driveway (east) shown
on the submitted site plan as accessing Casey Court. Commercial service
driveways are not permitted on local streets unless the tract or lot has no
other public access. In the event there is no other public access,
commercial driveways shall be permitted on local streets provided that they
meet the design standards.
Variance Approval Criteria has been included in Attachment ‘A’, page 3 of this
report.
ACTION NEEDED:1. Conduct a public hearing
2. Consider approval of zoning change and site plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – LINK TO PRESENTATION
Site Plan Review Summary No. 5 dated March 29, 2016
(D)
(E) Surrounding Property Owners Map & Responses
(F) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT:
Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
ZA15-111
BACKGROUND INFORMATION
OWNERS:
Dr. Richard B. and Polly Moss
APPLICANT:
Gerry Curtis Associates, Inc. (GCA)
PROPERTY SITUATION:
1011 N. Carroll Avenue and 1170 Casey Court
LEGAL DESCRIPTION:
Lots 9 & 10, Oaks Addition
LAND USE CATEGORY:
Retail Commercial
CURRENT ZONING:
“C-1” Neighborhood Commercial District & “AG” Agricultural District
REQUESTED ZONING:
“S-P-1” Detailed Site Plan District
HISTORY:
- A Final Plat for Lots 1-10, Oaks Addition was approved and recorded in
July 1960.
- According to Tarrant County Appraisal District, the existing structure on
Lot 10 was built in 1960.
- The zoning designations “AG” Agricultural District (Lot 9) and “NSCC”
Neighborhood Service Community Commercial District (Lot 10) appear on
the zoning map adopted in March 1981 under Zoning Ordinance No. 261.
- The zoning designations “AG” Agricultural District (Lot 9) and “LC” Light
Commercial District (Lot 10) appear on the zoning map adopted in August
1986 under Zoning Ordinance No. 334.
- The zoning designations “AG” Agricultural District (Lot 9) and “C-1”
Neighborhood Commercial District (Lot 10) appear on the zoning map
adopted in September 1989 under Zoning Ordinance No. 480.
- The existing structure on Lot 10 was first used as a real estate office then
as a dental office. Dr. Moss bought the property and dental office almost 25
years ago in the early 1990’s for his dental practice.
- A Concept Plan application was submitted in June 2002 proposing
construction of a new dental office on Lots 8 & 9 under case number ZA02-
066. The case did not go to public hearing and was ultimately closed due to
inactivity. Lot 9 currently remains undeveloped.
- An interior remodel of the existing dental office on Lot 10 was permitted in
June 2013.
SOUTHLAKE 2030 PLAN:
Future Land Use Plan
The subject property is designated Retail Commercial. The Retail
Commercial category is a lower- to medium-intensity commercial category
providing for neighborhood-type retail shopping facilities and general
commercial support activities. It is intended to provide limited local retail
and/or office uses which serve neighborhoods in close proximity. It is
intended that all uses in this category will be compatible with adjacent
single family uses, thereby maintaining the character and integrity of
existing neighborhoods.
This category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is
Case No. Attachment A
ZA15-111 Page 1
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.
Mobility & Master Thoroughfare Plan
The Mobility & Master Thoroughfare Plan shows North Carroll Avenue as a
2-lane undivided Arterial Roadway with a variable width right of way of ± 80
feet; Casey Court is classified as a Local Street and is platted to have a
minimum of 30 feet of right of way.
Pathways Master Plan & Sidewalk Plan
The site plan proposes 8 foot sidewalk construction along N. Carroll
Avenue with this development. This is consistent with the Official Pathways
Map that indicates a >=8’ Future Multi-Use along this portion of N. Carroll
Avenue. The applicant is requesting relief from sidewalk construction along
Casey Court.
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The proposed site plan indicates three driveway access points; one
existing drive onto N. Carroll Avenue; one existing drive onto Casey Court;
and, one proposed drive onto Casey Court.
N. Carroll Avenue
(between SH114 and Highland)
24hr North Bound4,379South Bound4,006
() ()
AM
429403
Peak AM () 7:45 AM –8:45 PM Peak AM () 7:30 – 8:30 AM
PM
442371
Peak PM () 6:15 – 7:15 PM Peak PM () 3:45 – 4:45 PM
Based on the 2015 City of Southlake Traffic Count Report
*
Traffic Impact
A Traffic Impact Analysis Threshold Worksheet was submitted by the
applicant and the requirement for a TIA was waived.
VtpdAM-AM-PM-PM-
Use Area
* IN OUT IN OUT
Medical-Dental Office
3,129 s.f. 108 7 4 5 8
Building (720)
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual
WATER & SEWER:
Water: The site is serviced by an existing 2-inch water line located along
the south side of Casey Court that connects to a 12-inch water line located
on the west side of N. Carroll Avenue.
Sewer: The property is currently under septic system. A CIP is planned
which will facilitate the property to access the City’s sewer. The sewer
extension is tentatively scheduled to be completed by the end of 2016. The
applicant has indicated the existing septic system will be replaced by a
newly constructed lateral line to the City’s future manhole near the
Case No. Attachment A
ZA15-111 Page 2
southeast corner of the subject property. The future manhole may precede
the completion of new on-site construction.
TREE PRESERVATION:
The submitted Tree Conservation Plan proposes approximately 55%
preservation of existing tree cover. The site currently has approximately
73% of existing tree cover which if under a standard zoning district requires
that a minimum of 40% of the existing tree cover area be preserved.
However, under an S-P-1 zoning, the City Council shall consider the Plan
in conjunction with the corresponding development application. The City
Council shall approve the Plan if the Council finds that the Plan 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.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN Forum meeting was held November 10, 2015. There were no
questions or concerns.
STAFF COMMENTS:
Attached is Site Plan Review Summary No. 5, dated March 29, 2016.
Variance Approval Criteria:
The City Council shall have the authority to grant a variance to the
driveway ordinance. In granting any variance, the City Council shall
determine that a literal enforcement of the regulations herein will create an
unnecessary hardship or practical difficulty on the applicant, that the
situation causing unnecessary hardship or practical difficulty is unique to
the affected property and is not self-imposed, that the variance will not
injure and will be wholly compatible with the use and permitted
development of adjacent properties, and that the granting of the variance
will be in harmony with the spirit and purpose of this ordinance. The
decision of the City Council shall be final.
N:\\Community Development\\MEMO\\2015 Cases\\111 - ZSP - Brad Moss DDS\\P&Z Packet\\Item 5 - ZSP Brad Moss Dental.docx
Case No. Attachment A
ZA15-111 Page 3
Case No. Attachment B
ZA15-111 Page 1
Site Plan
Case No. Attachment C
ZA15-111 Page 1
Project Narrative
We are requesting approval of a zoning change for Lots 9 & 10, Oaks Addition, from C-1 and AG to SP-1
to allow for construction of a 1768 square foot addition to the existing 1299 square foot dental office
building and the addition of 12 parking spaces.
We also are requesting approval of the relocation of an existing 85 square foot detached storage building
from outside the proposed building line to inside the proposed building line. This storage building is
intended to be removed once construction is completed. It will be used as a temporary storage place for
office files.
Please consider the following points regarding the existing and proposed conditions:
Depth of the subject property precludes use of commercial refuse collection due to lack of
maneuvering distances for entry and exits to private facility location. New collection location along
Casey Court will include both 4 foot high screen fencing and landscaping to minimize visual
impact on street and adjacent property.
Existing septic system will be replaced by a newly constructed lateral line to City’s proposed new
manhole near the southeast corner of the subject property. By City Engineering estimates, the
new manhole construction may precede the completion of new on-site construction.
Because Dr. Moss does not plan an increase in number of dentists, no increase in proposed or
existing driveway use is expected.
The City’s engineering department has indicated that it will not ask for any change in roadway
width or pavement for Casey Court.
Property location and Casey Court pre-existed S. H. 114 Freeway construction.
At present the subject property driveway is the only driveway existing or proposed along North
Carroll Avenue between intersections.
It is imperative we keep the existing west drive off of Casey Court into the existing parking area.
Without the circulation capability, our handicapped parking space becomes a backaround
requirement right at the then-only entry point off of Carroll.
Existing trees and existing drive patterns do not allow for continued use of existing parking lot if
parking islands are required to be added. The existing trees and landscaping existing and
proposed around the existing parking lot create similar visual relief as if new islands were
created. Parking islands in the proposed additional parking area would create maneuvering
barriers that could require removal of existing major trees. The retention of substantial portions of
the existing tree cover, the proposed additional landscaping, and the parking pattern of the
proposed lot creates similar relief to planned landscape islands in a more pleasant natural
appearing arrangement with minimal loss of existing tree canopy.
The relatively shallow depth of the existing lots provides for the maximum hose lay to all parts of
the existing and proposed structures without a fire apparatus leaving public pavements.
Overall landscape and interior requirements will be met. The large number of oak trees on the
subject lots permits a high percentage of retained tree canopy.
Presentation Intent and Summary
Dr. Brad Moss has operated a general dentistry office site at 1011 North Carroll Street for twenty-five
years. He admired the site for its “little office in the woods” ambiance and purchased it from the dentist
who originally established the office. Over the twenty-five years of his occupancy, Dr. Moss has
continually upgraded the structure and dental office paraphernalia but now has reached the limit of
practical improvement within the existing available space. The proposed expansion is not intended to
increase the number of dentists or support personnel but to provide the present staff with more
comfortable facilities and more technical capabilities. At the same time, he wishes to maintain the “little
house in the woods” atmosphere.
Case No. Attachment C
ZA15-111 Page 2
The long-awaited opportunity to purchase the presently vacant lot to the east has allowed the space
needed for the proposed expansion and the zoning-required parking, though it isn’t likely that all of the
required parking will be utilized during the course of a normal operating day. The site plan has been
developed with the intent of maintaining all possible desirable trees. Likewise, the grading plan minimizes
major grade change near existing trees to keep those viable. The landscape plan as well takes
advantage of existing trees. All requested zoning details and variances are designed to maintain the
relaxed atmosphere of the existing site and surrounding area.
Case No. Attachment C
ZA15-111 Page 3
BRAD MOSS DENTAL OFFICE
S-P-1 Zoning Regulations
Lots 9 & 10, Oaks Addition
Zoning
S-P-1 Detailed Site Plan District with C-1 Neighborhood Commercial District uses with the following
exceptions:
On-street trash collection shall be permitted; existing trash receptacle and
location with 4 foot board on board screening shall be allowed to remain as
shown on the site plan.
Horizontal Articulation - the existing west and south facades of the building shall
be allowed to remain as shown on the submitted elevation sheet. The west
elevation shows an existing portion of the building façade length at approximately
25 feet 3 inches and the south elevation shows an existing portion of the building
façade length at approximately 24 feet 10 inches.
Existing and proposed exposed structural columns shall be allowed to be
constructed of cedar.
The required number of parking spaces shall be twenty-one (21).
A six (6) foot board on board fence along the east boundary of the site shall be
allowed as proposed.
A side yard building setback of 15 feet along the west boundary shall be allowed
as shown on the site plan.
Sidewalk construction along Casey Court shall not be required.
Variances
Due to the condition of the two existing driveways and the one proposed driveway, the following
variances to Driveway Ordinance No. 634 are being requested:
1. The existing driveway off Carroll Avenue indicates a throat width of approximately 20 feet.
(A minimum throat width of 24 feet is required)
2. The existing driveway off Carroll Avenue indicates a spacing distance of approximately 40
feet to the intersection of Casey Court. (A minimum distance of 200 feet is required)
3. The existing driveway off Casey Court indicates a spacing distance of approximately 45
feet to the intersection of Carroll Avenue. (A minimum distance of 100 feet is required)
4. The existing driveway off Casey Court indicates a spacing distance of approximately 89
feet to the proposed driveway to the east. (A minimum distance of 100 feet is required)
5. The proposed driveway off Casey Court indicates a spacing distance of
approximately 77 feet to an existing driveway to the east. (A minimum
distance of 100 feet is required)
6.
Requesting the existing driveway (west) and a proposed driveway (east) be
approved as shown on the site plan as accessing Casey Court. The Driveway
Ordinance states that commercial service driveways are not permitted on
Case No. Attachment C
ZA15-111 Page 4
local streets unless the tract or lot has no other public access. In the event
there is no other public access, commercial driveways shall be permitted on
local streets provided that they meet the design standards.
Building Elevations
The proposed building addition will match existing colors and materials.
Asphalt shingled roof; brick; cedar posts and shutters; and, existing cedar siding
Landscape Plan
Case No. Attachment C
ZA15-111 Page 5
Tree Preservation Plan
Case No. Attachment C
ZA15-111 Page 6
Case No. Attachment C
ZA15-111 Page 7
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-111 Review No.: Five Date of Review: 03/29/16
Zoning Change and Site Plan
Project Name: – Brad Moss Dental Office Expansion
APPLICANT: Gerry Curtis OWNERS: Richard and Polly Moss
GCA Surveyors 1011 N. Carroll Avenue
PO Box 471787 Southlake, TX 76092
Fort Worth, TX 76147
Phone: 817-334-0381 Phone: 817-939-6443
Email: Gerry@gcasurveyors@att.net Email: pjrbm@hotmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/21/16 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
Lorrie Fletcher
Planner I
Phone: (817) 748-8069
Email:lfletcher@ci.southlake.tx.us
1. The existing driveway off Carroll Avenue shows a throat width of 20 feet. The Driveway
Ordinance requires a minimum throat width of 24 feet. A variance has been requested.
2. North Carroll Avenue is classified as an 88’ 2-lane undivided Arterial Roadway. The Driveway
Ordinance requires a minimum spacing requirement to an intersection from a commercial
driveway as 200 feet. The proposed site plan shows an existing driveway off Carroll Avenue as
approximately 40 feet from Casey Court and an existing driveway off Casey Court as
approximately 45 feet from Carroll Avenue. A variance has been requested.
3. The Driveway Ordinance requires a minimum spacing requirement to an intersection from a
commercial driveway on a local street as 100 feet. The proposed site plan shows an existing
driveway off Casey Court as approximately 45 feet from Carroll Avenue. A variance has been
requested.
4. Casey Court is classified as a Local Street and is platted to have a minimum of 30 feet of right of
way. The minimum spacing requirement for commercial driveways, center line to center line,
along a local street is 100 feet. The proposed site plan shows the distance from the existing
driveway off Casey Court to the proposed driveway off Casey Court to be approximately 89 feet
and the proposed driveway off Casey Court to the existing driveway on the adjacent property to
the east to be approximately 77 feet. Variances have been requested.
5. There is an existing driveway (west) and a proposed driveway (east) shown on the submitted site
plan as accessing Casey Court. Commercial service driveways are not permitted on local streets
unless the tract or lot has no other public access. In the event there is no other public access,
commercial driveways shall be permitted on local streets provided that they meet the design
standards. A variance has been requested.
6. The property is currently under septic system. A CIP is planned which will facilitate the property to
access the City’s sewer. The sewer extension is tentatively scheduled to be completed by the end
of 2016. Connection to City sewer, once available to this site, is required.
Case No. Attachment D
ZA15-111 Page 1
7. An Amended Plat will be required prior to the issuing of any building permits.
___________________________________________________________________________________
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
* The submitted Tree Conservation Plan proposes approximately 55% preservation of existing tree
cover. The site currently has approximately 73% of existing tree cover which if under a standard
zoning district requires that a minimum of 40% of the existing tree cover area be preserved.
However, under an S-P-1 zoning, the City Council shall consider the Plan in conjunction with the
corresponding development application. The City Council shall approve the Plan if the Council
finds that the Plan 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 Crape Myrtles shown on the corners of the access drives on Casey Court could be a visibility
hazard.
* The proposed building addition footprint exceeds 30% of the existing building footprint and
parking is proposed to be added so the entire development must comply with the regulations of
Case No. Attachment D
ZA15-111 Page 2
the Landscape Ordinance and Bufferyards section of the Zoning Ordinance.
* When the landscape plan is submitted for a building permit, it must be prepared by a Registered
Landscape Architect.
* Indicates informational comment.
# Indicates required items comment.
___________________________________________________________________________________
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
* Existing driveway on N Carroll Ave, from street intersection is in excess of the driveway spacing
guidelines. Driveway spacing on Casey Ct. does not meet the guidelines. Refer to Driveway
Ordinance No. 634.
* 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
WATER AND SANITARY SEWER COMMENTS:
* The property currently is under septic system. A CIP is planned which will facilitate the property to
access the City’s sewer. The sewer extension is tentatively scheduled to be completed by end of
2016.
* Water meters and fire hydrants shall be located in an easement or right of way.
GRADING AND DRAINAGE COMMENTS:
* Any driveway culvert must be sized by an engineer and submitted for approval to the City
Engineer.
* Property drains into a Critical Drainage Structure require a fee to be paid prior to beginning
construction.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
___________________________________________________________________________________
Case No. Attachment D
ZA15-111 Page 3
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Show and label fire lanes to provide access within 150 feet of all exterior portions of the perimeter
of buildings on a “hose-lay” basis. (Provide an approved fire lane into the new parking area that
will dead end in the northern area of the parking lot.)
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, a minimum of 24
feet wide with 6 inch red striping that contains 4 inch white lettering that states “FIRE LANE NO
PARKING” every 25 feet, and able to support the imposed loads of fire apparatus. (A minimum of
85,000 pounds GVW)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
All commercial buildings are required to have Knox Box rapid entry systems installed.
Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal’s Office. (Ensure the
Knox Box is located near the front entrance once the exterior renovations have been completed)
___________________________________________________________________________________
General Informational Comments:
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
65
* It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone,
rock or other masonry material of equal characteristics. Stucco and plaster 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. Synthetic products (e.g., EIFS –
Case No. Attachment D
ZA15-111 Page 4
exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA15-111 Page 5
Surrounding Property Owners
Brad Moss Dental Office
Owner Zoning Address Acreage Response
C3 1050 E SH 114 2.11 NR
1. XARIS INVESTMENTS LTD
C1 985 N CARROLL AVE 0.31 NR
2. NEC CARROLL/114 ADJACENT LAND
AG 1201 CASEY CT 0.32 NR
3. NEC CARROLL & 114 LTD PRTNSHP
AG 1213 CASEY CT 0.29 NR
4. SCHULZ, EDWIN R
AG 979 N CARROLL AVE 0.19 NR
5. NEC CARROLL & 114 LTD PRTNSHP
AG 950 N CARROLL AVE 0.16 NR
6. NEC CARROLL & 114 LTD PRTNSHP
SF1-A 1075 CASEY CT 0.38 NR
7. SCHENK, JOEL
AG 1033 CASEY CT 0.43 NR
8. JOHNSON, DEBORAH BOHANNON ETAL
SF1-A 997 CASEY CT 0.42 NR
9. COLLINS, TED
SF1-A 1050 WILD WOOD LN 0.96 NR
10. MOORE, FRIEDRICH
C2 1101 E SH 114 1.79 NR
11. ROADWAY PROPERTIES INC
C1 1011 N CARROLL AVE 0.39 NR
12. MOSS, RICHARD B
AG 1170 CASEY CT 0.32 NR
13. MOSS, RICHARD
AG 0.64 NR
14. CARROLL, ISD
AG 1212 CASEY CT 0.30 NR
15. STEELE, CRYSTAL M EST
AG 1009 N CARROLL AVE 0.43 NR
16. CARROLL, ISD
AG 1025 E SH 114 24.03 NR
17. J G J INC
CS 0.73 NR
18. CARROLL, ISD
CS 1301 E HIGHLAND ST 0.32 NR
19. CARROLL, ISD
SP1 1110 E SH 114 1.28 F
20.
PEBL PARTNERSHIP LTD
CS 0.76 NR
21. CARROLL, ISD
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Twenty-one (21)
Responses Received:
One (1) – Attached
Case No. Attachment E
ZA15-111 Page 1
Case No. Attachment E
ZA15-111 Page 2