Item 5 - FP - Tower Plaza
Department of Planning & Development Services
S T A F F R E P O R T
April 15, 2016
CASE NO: ZA16-021
PROJECT: Final Plat for Tower Plaza Addition
EXECUTIVE
SUMMARY:
Bannister Engineering, LLC and USPI have submitted for approval of a final plat
for Lots 1 & 2, Block 1, Tower Plaza Addition on 6.133 acres located at 821, 829
and 835 E. Southlake Boulevard. SPIN #9.
REQUEST
DETAILS:
The applicant seeks approval of a final plat for Tower Plaza to develop two
medical office lots on approximately 6.133 acres. The Final Plat complies with the
regulations of the “S-P-1” zoning district approved March 1, 2016 as ZA15-139 and
is consistent with the approved preliminary plat for this project approved March 1,
2016 as ZA15-140.
ACTION NEEDED: Consider approval of Final Plat
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information (Link to PowerPoint)
(D) Final Plat Review Summary No. 2, dated April 15, 2016
(E) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT:
Dennis Killough (817)748-8072
David Jones (817)748-8070
Case No.
ZA16-021
BACKGROUND INFORMATION
OWNER:
Tower Road Real Estate, LLC
APPLICANT:
Bannister Engineering / USPI
PROPERTY SITUATION:
821, 829 and 835 E Southlake Boulevard, west of Tower Boulevard.
LEGAL DESCRIPTION:
Tracts 3B and 3B01 and tract 3D01, O.W. Knight Survey, Abstract no. 899.
LAND USE CATEGORY:
Office Commercial
CURRENT 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 Preliminary Plat (ZA07-125)
to develop approximately 90,000 square feet of office space and change
Zoning from “C-3” General Commercial 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 most northeast
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facility was withdrawn by the applicant.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 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.
A one-year extension was approved by City Council on April 15, 2014. The
Preliminary Plat subsequently expired on April 15, 2015.
Case No. Attachment A
ZA16-021 Page 1
A zoning change and site plan (ZA15-139) for Tower Plaza that included a
three-story, 43,000 square foot medical office building on the southern
portion of the property and one two-story, 25,000 square foot outpatient
surgery/medical office building along E Southlake Blvd was approved
March 1, 2016.
A preliminary plat (ZA15-140) was approved for Lots 1&2, Block 1, Tower
Plaza Addition by City Council on March 1, 2016.
SOUTHLAKE 2030 PLAN:
Consolidated Future Land Use Plan
The site is designated “Office Commercial”.
The proposed medical office development
is consistent with this designation.
Mobility & 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.
Pathways Master Plan & Sidewalk Plan
An 8’ sidewalk exists along Southlake Blvd and a 5’ sidewalk exists along
Tower Blvd. The approved site plan indicates a 5’ sidewalk along the Zena
Rucker Road extension, as shown in the Pathways Master Plan.
TRANSPORTATION
ASSESSMENT:
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.
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.
Case No. Attachment A
ZA16-021 Page 2
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 site plan was approved under S-P-1 zoning which requires
the developer to preserve at least 30% of existing tree cover. The tree
preservation plan submitted with the final plat is consistent with the
approved plan.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting was not held for this case.
STAFF COMMENTS:
Attached is Final Plat Review Summary No. 2, dated April 15, 2016.
The following variances to the Driveway Ordinance No. 634, as amended,
were approved with the zoning change and preliminary plat. No additional
variances are being requested.
1) Variance to Ordinance No. 634, Section 5.2d requiring that a
commercial drive have 100 feet of stacking depth when the average
number of parking spaces per driveway is between 50 and 199 and
when there are 200 or more overall parking stalls on the site in order to
allow stacking depths of 84’ and 72’ feet on the east and south drives,
respectively.
Case No. Attachment A
ZA16-021 Page 3
ZA16-021
Final Plat
.
Case No. Attachment B
ZA16-021 Page 1
APPROVED PRELIMINARY PLAT
Case No. Attachment C
ZA15-083 Page 1
FINAL PLAT
Case No. Attachment C
ZA15-083 Page 2
TREE PRESERVATION PLAN
Case No. Attachment C
ZA16-021 Page 3
PLAT REVIEW SUMMARY
Case No.: ZA16-021 Review No.: Two Date of Review: 04/14/16
Final Plat – Tower Plaza
Project Name:
OWNER: Tower Road Real Estate, LLC APPLICANT: USPI/Bannister Engineering
Deann Manchester David Greer
15305 Dallas Parkway, Suite 1600 15305 Dallas Parkway, Suite 1600
Addison, Texas 75001 Addison, Texas 75001
Phone: (972) 713-3500 Phone: (817) 842-2094
E-mail: dmanchester@uspi.com E-mail: david@banistereng.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/04/16 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. Construction of Zena Rucker Road must be completed to the western limits of the property and
the underlying landowner in possession of the easement or ‘Dedication Tract’ referenced in the
easement agreement executed with Tarrant County must then dedicate the road to the City.
Show and label Right of Way dedication instrument on the plat if filing has occurred prior to filing
of the final plat.
2. On the vicinity map, amend “Byran Nelson” (Parkway) to “Byron Nelson”.
3. Staff recommends this plat not be filed until the construction plans have been approved and
public improvements are substantially complete. This will ensure adequate easements, rights of
way and finish floor elevations.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The submitted Tree Conservation Plan does not comply with development’s approved Tree
Conservation Plan. Per City Council approval of the Tower Plaza Preliminary Plat and USPI
Zoning Change and Site Plan on March 1, 2016, 38% of tree cover saved could only be claimed if
all trees shown as marginal on the approved Tree Conservation Plan were shown as saved on
the Final Plat and protected throughout the construction process. Since the Tree Conservation
Plan submitted with the Final Plat appears to show all marginal trees as being removed, actual
tree canopy preservation would be 30%, per the approved plan.
Case No. Attachment E
ZA16-021 Page 1
2. The totals shown within the Existing Tree Data table do not match the approved plan.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
No plat comments. Comments regarding public improvements were sent to the applicant under separate
cover.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
No comments based on submitted information.
The following should be informational comments only
============= ====================
* Variance to Section 5.02d (Table Two) requiring a 100’ storage depth on properties with more
than 200 parking spaces and between 50 to 199 spaces average per driveway was approved with
the Preliminary Plat (ZA15-139) and Zoning Change (ZA15-140) for Tower Plaza/USPI approved
March 1, 2016. The variance applies to both the proposed egress to Tower Boulevard and to the
egress to Zena Rucker Road.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* All plats filed must have an original signed and stamped Tax Certificate submitted with it from
each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed
and that taxes for the current year have been paid. After September 1st, a certificate showing that
the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated
is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the
Case No. Attachment E
ZA16-021 Page 2
Tarrant County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth
(across from the old red courthouse). There is a service charge of $10 per account for this
certificate. For more information contact the Assessor/Collector’s office at 817-212-6847.
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
blackline
* For Tarrant County filing, original signatures and seals will be required on one mylar
blackline
and one paper copy prior to filing the plat. The mylar and paper copies will not be
accepted if any erasures or original ink, other than signatures or seals, appear on the plat.
* Denotes Informational Comment
Case No. Attachment E
ZA16-021 Page 3