Item 12 - ZCP Seven Oaks Plaza
Department of Planning & Development Services
S T A F F R E P O R T
April 29, 2016
CASE NO: ZA16-017
PROJECT: Seven Oaks Plaza
EXECUTIVE
SUMMARY:
On behalf of Paul Wagner, G&A Consultants is requesting approval of a Zoning
Change and Concept Plan for Seven Oaks Plaza on property described
as Tracts 2G, 2H, 2J1 and 2M, F. Throop Survey, No. 1151, City of Southlake,
Tarrant County, Texas and located at 1480 N Kimball Avenue, Southlake,
Texas. Current Zoning: “C-1” Neighborhood Commercial District and “SF-1A”
Single-Family Residential District; Requested Zoning: “C-1” Neighborhood
Commercial District. SPIN Neighborhood #4.
REQUEST
DETAILS:
G&A Consultants requests approval of a Zoning Change and Concept Plan
from “SF-1A” Single Family Residential District to “C-1” Neighborhood
Commercial District to develop four one-story office buildings totaling
approximately 20,980 square feet on approximately 2.447 acres. The buildings
will share common driveways and parking. Two entrances to the site are
shown, including a 30’ wide drive from N Kimball and a 24’ drive from the future
Ward Building on Lot 34 to the north (2199 E Dove Road.)
Seven Oaks Plaza
“SF-1A” Single Family Residential and “C-1”
Current Zoning
Neighborhood Commercial
ProposedZoning“C-1”
Gross Site Acreage2.447
Number of Proposed Buildings4
Proposed Building Area (sf)20,987
Area of Open Space (sf) / %51,828 / 48.62%
Area of Impervious Coverage (sf)54,754
Percentage of Impervious Space
65% max / 51.38%
Required (C-1) / Provided
Number of Proposed Stories1
\[Office (rear buildings 15,941 sf)\]+\[Retail (front
Required Parking
=
building 5,046)\]Total of 83 spaces
Provided Parking83 Spaces
Case No.
ZA16-017
Since the request is for a Zoning Change and Concept Plan only, there are
additional approvals that must be granted prior to permitting and construction of
permanent improvements. A Plat that conforms to the approved C-1 district
zoning must be processed and recorded with the County and a Site Plan that
conforms to the approved C-1 district zoning must be approved by City Council
following a recommendation by the Planning and Zoning Commission. The Site
Plan approval will include technical elevations, a color-coded landscape plan,
final grading and utility plan and any other exhibits required for Site Plan
approval. The applicant has provided example photos of the architecture to be
used for the buildings (Attachment C).
C-1
N Kimball Ave
mball Ave
C-1
SF-1A
SF-1A
C-1
N Ki
Existing Zoning and Proposed Zoning
An application to amend the Future Land Use map for this property from Low
Density Residential to Retail Commercial is presented concurrently with this
application as CP16-002.
The applicant is not requesting any variances with the Zoning Change and
Concept Plan.
ACTION NEEDED: 1. Conduct a public hearing
2. Consider approval of a Zoning Change and Concept Plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint
(D) Concept Plan Review Summary No. 3, dated April 29, 2016
(E) Surrounding Property Owners Map and Responses
STAFF CONTACT:
Dennis Killough (817) 748-8072
David Jones (817) 748-8070
Case No.
ZA16-017
BACKGROUND INFORMATION
OWNER:
Paul Wagner
APPLICANT:
G&A Consultants
PROPERTY SITUATION:
1480 and 1620 N Kimball Avenue
LEGAL DESCRIPTION:
Tract 2G, 2H, 2J1 and 2M, F. Throop Survey, no. 1511
LAND USE CATEGORY:
Low-Density Residential andOffice Retail
CURRENT ZONING:
“SF-1A” Single-Family Residential District and “C-1” Neighborhood
Commercial District
PROPOSED ZONING:
“C-1” Neighborhood Commercial District
HISTORY:
- The 1970 Future Land Use Map designated the property as
Neighborhood Commercial and Medium Density Residential.
- The 1988 Future Land Use Map designated the property as Mixed Use
and Low Density Residential.
- In 1989, Ordinance 480 zoned Tract 2J1 as C-1 Neighborhood
Commercial District and Tracts 2G, 2H and 2M as SF-1A Single Family
Residential District.
- The 1997 Future Land Use Map changed the designation for Tract 2J1
and northern portion of 2M from Mixed Use to Retail Commercial. Tracts
2G, 2H and southern portion of 2M remained Low Density Residential.
- April 7, 2014 a permit was approved to connect the existing house to
City sewer along N Kimball Ave.
CITIZEN INPUT:
A SPIN meeting was not held for this project.
SOUTHLAKE 2030 PLAN:
Consolidated Land Use Plan
The Southlake 2030 Comprehensive Plan designates the northern
portion of the site closest to E Dove Road as Retail Commercial and the
southern portion as Low-Density Residential. The applicant is proposing
an amendment of the Future Land Use map to make the entire property
Retail Commercial Land Use.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows N Kimball Avenue to
be an A4D Arterial road with 88’ of right of way south of E Dove Road. N
Kimball is currently a four lane road with center median and intermittent
left turn lane. Adequate right of way currently exists for this road.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a < 8’ sidewalk along N Kimball
Avenue. A 6’ sidewalk was built with the N Kimball project in 2014.
Case No. Attachment B
ZA16-017 Page 1
TRANSPORTATION
ASSESSMENT:
Traffic Impact
The development was found not to meet the traffic impact threshold
necessary for a Traffic Impact Analysis.
N Kimball Avenue (74)
(Between Highland St and Dove Rd)
24hr North Bound (4,541) South Bound (4,801)
AM Peak AM (260) 11:45AM–12:45PM Peak AM (624) 7:30-8:30AM
PM Peak PM (544) 4:30 – 5:30PM Peak PM (344) 4:15 – 5:15PM
Based on the 2015 City of Southlake Traffic Count Report
*
AM-AM-PM-PM-
Use Sq Ft Vtpd*
IN OUT IN OUT
General Office (710) 15,941 176 21.8 3.0 4.1 19.8
Specialty Retail (814) 5,046 226 16.7 18.1 6.1 7.7
Sit-Down Restaurant (932) 2,000 316 14.1 13.0 20.7 17.0
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
WATER & SEWER: Water
There is an existing 8” water line on the west side of N Kimball Avenue
that will serve this property.
Sewer
There is an existing 8” sanitary sewer line on the west side of N Kimball
Avenue that will serve this property.
TREE PRESERVATION:
There is approximately 4.5% existing tree cover on the site. Tree
Preservation Ordinance 585-D requires that 70% of the existing canopy
be preserved. The applicant has submitted a Tree Conservation Plan
that shows preservation of 70.1% of existing tree cover.
STAFF COMMENTS:
Attached is Concept Plan Review Summary No. 3, dated April 29, 2016.
N:\\Community Development\\MEMO\\2016 Cases\\017 - ZCP - Seven Oaks Plaza (fka) Kimball Office Park\\Staff Report
Case No. Attachment B
ZA16-017 Page 1
Plans and Support Information
Case No. Attachment C
ZA16-017 Page 1
Zoning Exhibit
Case No. Attachment C
ZA16-017 Page 2
Narrative
Case No. Attachment C
ZA16-017 Page 3
Case No. Attachment C
ZA16-017 Page 4
Concept Plan
Case No. Attachment C
ZA16-017 Page 5
Tree Conservation Plan
Case No. Attachment C
ZA16-017 Page 6
Example of Architecture and Materials
Case No. Attachment C
ZA16-017 Page 7
Case No. Attachment C
ZA16-017 Page 8
Case No. Attachment C
ZA16-017 Page 9
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA16-017 Review No.: Three Date of Review: 04/29/16
Zoning Change and Concept Plan
Project Name: –Office Park at 1480 and 1620 S Kimball Avenue
APPLICANT: Randi Rivera OWNER: Paul Wagner
G&A Consultants, LLC Wagner Consulting Group, LLC
111 Hillside Drive 1480 N Kimball Avenue
Lewisville, Texas 75057 Southlake, Texas 76092
Phone: 972-436-9712; Fax: 972-436-9715 Phone: 972-955-3390; Fax: 817-442-5107
Email: randi@gacon.com Email: pwags777@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/18/16 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. Storage depth on N Kimball drive is shown incorrectly. The measurement must show the depth
from the RoW line rather than the street line.
* Note that at site plan phase, the minimum separation between buildings will determine the
percentage of penetration or opening allowed on each exterior wall and the specified fire rating
of each wall (ref. table 705.8, IBC 2015).
* In the proposed C-1 district, uses are allowed under “Commercial” heading, which would allow
any use listed in Section 20.2. As presented, the differentiation of uses shown with respect to
the easternmost building and the other buildings cannot be explicitly controlled by zoning or a
concept plan.
* For mixed retail and office uses, the parking requirements shall be based on the space
allocated for the various uses and shall use the parking requirements for those uses. This may
restrict certain uses which may otherwise be allowed under C-1 zoning, such as restaurant or
medical office.
* Denotes informational comment only
_________________________________________________________________________________
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Case No. Attachment D
ZA16-017 Page 1
TREE CONSERVATION COMMENTS:
* The submitted Tree Conservation Plan complies with the Existing Tree Cover Preservation
Requirements. There is 4.5% of existing tree cover on the site and 70% of that existing tree
cover is required to be preserved. The applicant is proposing to preserve 70.1% of the existing
tree cover.
* 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.
* 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 parking island on the west end of the north parking is less than 12’ wide. 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.
* Indicates informational comment.
# Indicates required items comment.
_________________________________________________________________________________
Public Works/Engineering Review
Steven Anderson, P.E.
Civil Engineer
Phone: (817) 748-8101
Case No. Attachment D
ZA16-017 Page 2
E-mail: 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. 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
SWPPP shall be submitted by second review of the
installation and removal of controls.
civil construction plans.
NEW REQUIREMENT:
3. Submit with Civil Construction Plans a Retaining Wall Layout sheet, if
applicable.
4.
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.
5.
While you have provided a TIA Threshold Worksheet, this is a busy intersection. Be prepared
to discuss traffic issues beyond meeting the criteria of the Threshold Worksheet.
*
Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
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.
2. A drainage easement shall be required for the detention pond/s.
*
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:
3. Minimum size for water lines is 8”.
Case No. Attachment D
ZA16-017 Page 3
4. Commercial and industrial developments require fire hydrant spacing of 300’ maximum for
non-sprinkled buildings or 600’ for sprinkled buildings.
* Water 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.
SANITARY SEWER COMMENTS:
5. Minimum size for sanitary sewer is 8”. Sanitary sewer service lines shall connect to public
sanitary sewer system built to City standards.
6. Clearly label all public and private sanitary sewer lines.
7. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Submit preliminary drainage plan with drainage arrows and preliminary calculations.
2. Provide grading plan containing 2’ contours. Contours may be obtained from the City of
Southlake.
3. Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events.
Detention may be required with any new proposed building construction.
* 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
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* A Developer Agreement may be required for this development and may need to be approved
Case No. Attachment D
ZA16-017 Page 4
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.
*=Denotes informational comment.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
1. No comments based on submitted information.
_________________________________________________________________________________
General Informational Comments:
* No review of proposed signs is intended with this concept plan. A separate building permit is
required prior to construction of any signs.
* Prior to issuance of a building permit for any building, a Site Plan for all or the pertinent portion
of the property must be approved and the property must be platted.
* This development must comply with Residential Adjacency Overlay Regulations, Section
43.13.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA16-017 Page 5
Surrounding Property Owners
Seven Oaks Plaza
SPO Owner Zoning Physical Address Acreage Response
#
1. BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 3.668 NR
2. BABARIA, ASHWIN J SF1-A 1468 N KIMBALL AVE 1.538 NR
3. BABARIA, ASHWIN J SF1-A 1462 N KIMBALL AVE 1.955 NR
4. BABARIA, ASHWIN J SF1-A 0.297 NR
5. DECARO, THOMAS SF1-A 2080 E DOVE RD 7.565 O
6. LONG, PAMELA D SF1-A 2117 E DOVE RD 2.987 NR
7. LONG, PAMELA D SF1-A 2150 E DOVE RD 1.044 NR
8. WAGNER, PAUL C1 1620 N KIMBALL AVE 0.680 NR
9. WAGNER, PAUL SF1-A 0.548 NR
Case No. Attachment E
ZA16-017 Page 1
10.WAGNER, PAUL SF1-A 1480 N KIMBALL AVE 0.557 NR
11.WAGNER, PAUL SF1-A 0.975 NR
12.WARD, DONNIE W C1 2199 E DOVE RD 0.929
SUPERINTENDENT OF NORTHWEST
13.
ISD
14.SUPERINTENDENT OF CARROLL ISD
SUPERINTENDENT OF GRAPEVINE
15.
COLLEYVILLE ISD
16.SUPERINTENDENT OF KELLER ISD
17.CITY OF GRAPEVINE
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Eleven (11)
Responses Received:
One (1) – Opposed
Case No. Attachment E
ZA16-017 Page 2
Surrounding Property Owner Responses
Case No. Attachment E
ZA16-017 Page 3