Item 12 - ZA16-107 SP White's Chapel Office ParkCase No.
ZA16-107
S T A F F R E P O R T
December 30, 2016
CASE NO: ZA16-107
PROJECT: Site Plan for White’s Chapel Office Park EXECUTIVE
SUMMARY: Sage Group is requesting approval of a Site Plan for White’s Chapel Office
Park on property described as a portion of Tract 3C, Hiram Granberry Survey,
Abstract No. 581, City of Southlake, Tarrant County, Texas, and generally
located near the SW corner of W Southlake Blvd and S White Chapel Blvd and
addressed as 130 S White Chapel Blvd, Southlake, Texas. SPIN #10.
DETAILS: The project is generally located near the SW corner of W Southlake Blvd and S
White Chapel Blvd. The purpose of this request is to seek approval of a Site
Plan for four to five single-story office buildings totaling between 27,562 and
27,725 square feet.
Site Data Summary
O-1 Zoning Proposed
Land Use Designation Office Commercial (existing) Office Commercial
Gross/Net Acreage No Minimum 3.41 / 3.41 (no RoW ded.)
Building Site Coverage 50% maximum 18.77%
Individual Building Area (sf) 3,000 minimum per building 5,103 min - 10,318 max
Total Building Area (sf) N/A 27,725 (Plan A)
27,562 (Plan B)
Square footage by use N/A Medical Office = 16,000
Office = 9,627-9,643
Parking Required 141 spaces
(108 Med Office) + (33 Gen Office) 145 spaces
Maximum Height 35 feet Approx. 26 feet (bldgs. 4, 5)
Maximum # of Stories 2.5 Single-Story
Impervious Coverage 65% maximum 61.58%
Department of Planning & Development Services
Case No.
ZA16-107
The applicant is presenting two options which affect the number, layout, and
size of the buildings.
Option A:
Consists of five single-story office buildings totaling 27,725 square feet.
Buildings 1-3 are each 5,103 square feet and buildings 4 and 5 are each 5,167
square feet.
Option B:
Consists of four single-story office buildings totaling 27,562 square feet.
Buildings 1-3 are identical to Option A. Buildings 4 and 5 are combined into a
single 10,318 square foot single-story building.
All proposed buildings in both options are single-story and clad in brick and cast
stone with a large format brick wainscot designed to simulate the look of stone.
Each façade consists of 100% masonry. Although buildings 1-3 sit within the
1:4 slope required in the Residential Overlay, the applicant is showing a
setback of 40’ from the residential property line which allows a 20’ single-story
building per Section 43.13.a.8.
A four lot Plat Showing (ZA16-106) is proposed concurrently with this
application which would plat the larger 7.501 acre property up to Southlake
Boulevard as Lots 1-4, White’s Chapel Office Park. The current proposal would
occupy Lot 1. Lots 2-4 would be reserved for future development.
VARIANCES
REQUESTED:
ACTION NEEDED: 1. Conduct a public hearing
2. Consider Site Plan Approval
Current Regulation Request
Section 42.4 of the Zoning Ordinance No.
480, as amended, requires that bufferyards
be provided on all new nonresidential
development along the outer perimeter of a
lot or boundary line.
Variance to requirement for a Type ‘A’ 10
foot bufferyard between northern property
line of Lot 1 and adjoining property lines
of Lots 2 through 4, White’s Chapel Office
Park, as shown on the proposed Site Plan
and Plat Showing (ZA16-106)
Case No.
ZA16-107
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated December 30, 2016
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Variance Request
Link to Plans
Page 1 - Site Plan (Option A)
Page 2 - Site Plan (Option B)
Page 3 - Landscape Plan (Option A)
Page 4 - Landscape Plan (Option B)
Pages 5, 6 - Tree Conservation Plan
Building Elevations:
Page 7 - Building Elevations and Renderings (Buildings 1-3)
Page 8 - Building Elevations and Renderings (Buildings 4-5)
Page 9 - Building Elevations and Renderings (Building 4 - Opt B)
Page 10 - Dumpster Elevation
Link to SPIN meeting report
STAFF CONTACT: Dennis Killough (817) 748-8072
David Jones (817) 748-8070
Case No. Attachment A
ZA16-107 Page 1
BACKGROUND INFORMATION
OWNER: Gloria Lechler Trust, et al
APPLICANT: Sage Group, Inc.
PROPERTY SITUATION: Located near the SW corner of W Southlake Blvd and S White Chapel
Blvd and addressed as 130 S White Chapel Blvd.
LEGAL DESCRIPTION: A portion of Tract 3C, Hiram Granberry Survey, Abstract No. 581, City of
Southlake, Tarrant County, Texas, approximately 3.41 acres.
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “O-1” Office District
HISTORY: - The property was annexed into the Town of Southlake in 1956 as “AG”
(Ord. No. 041).
- The "O-1" Office District zoning was placed on the property with
approval of Zoning Ordinance No. 480 on September 19, 1989.
- A Plat Showing for Lot 4, H. Granberry No. 581 Addition for Southlake
Baptist Church adjacent to this property was approved in February 1994
(ZA93-87).
- A Preliminary Plat which included this lot under the name Medical
Villas at Taylor Creek was approved by City Council October 2007
(ZA07-057).
- A Final Plat for Lots 1 & 2, Block 1, Medical Villas at Tuscan Creek
adjacent to this property was approved by the Planning and Zoning
Commission February 2009 (ZA07-155).
- A Final Plat of Tract 3C01 in the H. Granbury Survey, No. 581 for Lot
1, Block 1, First Financial Bank adjacent to this property was approved
by City Council October 2010 (ZA10-038).
- A Zoning Change and Site Plan for Tract 3C, H. Granberry Survey,
No. 581 and Tract 1A, Littleberry G. Hall Survey, No. 686 from “O-1”
Office District to “S-P-1” Detailed Site Plan District to allow construction
of three single-story retail commercial buildings and five single-story
office buildings totaling 51,638 square feet was withdrawn at first
reading of City Council November 1, 2016 (ZA16-057).
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for
the site is Office Commercial which is
defined in the Southlake 2030 plan as
follows:
Case No. Attachment A
ZA16-107 Page 2
OFFICE COMMERCIAL Purpose and Definition: “The Office
Commercial category is a commercial category designed and
intended for the exclusive use of office and limited office-related
activities. It is established for and will be allocated to those districts
best suited for supporting commercial activity of an office character.
It has been established to encourage and permit general
professional and business offices of high quality and appearance, in
attractive landscaped surroundings with the types of uses and
design exterior appearance so controlled as to be generally
compatible with existing and future adjacent and surrounding
residential development. Properties with this designation may serve
as a transition between established residential neighborhoods,
major roadways, and retail development. Other suitable activities
are those permitted in the Public Parks/Open Space and
Public/Semi-Public categories”.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows an existing multi-use trail along W
Southlake Blvd adjacent to the site and a future sidewalk along S White
Chapel Blvd adjacent to the site. The applicant proposes a connection
from the multi-use path to Lot 3 and a 5’ extension of the sidewalk along
White Chapel with a connection to Lot 8.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site has direct access to W Southlake Blvd, an A6D arterial with a
minimum 130’ to 140’ of right of way and indirect access to S White
Chapel Blvd, an A2U arterial with a minimum 88’ of right of way. No
right of way is proposed to be dedicated with this development.
F.M. 1709/Southlake Blvd (17)
(Between White Chapel and Shady Oaks)
24hr West Bound (25,385) East Bound (27,182)
AM Peak AM (1456)11:45AM–12:45PM Peak AM (2887) 7:00-8:00 AM
PM Peak PM (2638) 4:45-5:45PM Peak PM (1825)1:00-2:00PM
White Chapel Blvd (57)
(Between F.M. 1709 and Continental)
24hr North Bound (4,724) South Bound (4,857)
AM Peak AM (561)7:30AM–8:30PM Peak AM (315) 7:30-8:30AM
PM Peak PM (354) 5:00–6:00PM Peak PM (484)4:15–5:15PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
The proposed development was found not to meet the traffic impact
threshold necessary for a Traffic Impact Analysis. Future proposed
phases on Lots 2-4 will be evaluated separately based on additional
projected traffic generation and will require a Traffic Impact Analysis if
the threshold is exceeded.
TREE PRESERVATION: There is approximately 9.37% existing tree cover on the site. Tree
Preservation Ordinance 585-D requires that 70% of the existing canopy
Case No. Attachment A
ZA16-107 Page 3
be preserved. The applicant has submitted a Tree Conservation Plan
that shows preservation of 92.46% of existing tree cover with an
additional 4.76% shown as marginal. The Tree Conservation Plan for
Lot 1 conforms to the Tree Conservation Plan proposed with the Plat
Showing (ZA16-106).
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.
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.
UTILITIES: Water
There is an existing 12” water line along Southlake Blvd that will serve
this property.
Sewer
There is an existing 8” sanitary sewer line along the south property line
that will serve this property.
DRAINAGE: Drainage will generally flow south and west to storm inlets proposed on
the property and from there be piped to the existing facility on the Villas
of Tuscan Creek property.
CITIZEN INPUT: A SPIN meeting was held on December 13, 2016 (SPIN16-39)
Link to SPIN Report
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 30,
2016
Case No. Attachment A
ZA16-107 Page 4
Variance Approval Criteria for Bufferyards, Section 42.15:
Variances – The responsibility for granting variance shall be as
follows:
a. City Council: On all site plans and concept plans requiring
review by the Planning and Zoning Commission and approval
by the City Council, variances to the bufferyards may be
granted by the City Council.
b. Board of Adjustment: On all other site plans, variances to the
bufferyards may be granted by the Board of Adjustment.
Case No. Attachment B
ZA16-107 Page 1
Case No. Attachment C
ZA16-107 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-107 Review No.: Two Date of Review: 12/30/16
Project Name: Site Plan – White’s Chapel Office Park
APPLICANT: Curtis Young OWNER: John Stephen (Steve) Church
Sage Group, Inc. Gloria Lechler Trust, et al
1130 N Carroll Avenue 4116 H.C. Meacham Blvd
Southlake, Texas 76092 Fort Worth, Texas 76135-9574
Phone: 817-424-2626; Fax: 817-424-2890 Phone: 817-707-6855; Fax: 888-702-6844
Email: cyoung@sage-dfw.com Email: stvfwt@aeiwireless.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/19/16 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. Provide Type ‘A’ Bufferyard along the remainder of the property line between proposed Lot 1
and proposed lots 2-4. VARIANCE REQUESTED
_________________________________________________________________________________
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* Existing tree cover preservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. There is approximately 9.37% of existing
tree cover on the site and a minimum of 70% would be required to be preserved. 7.54% of the
existing tree cover is proposed to be either removed or as marginal, and 92.46% is proposed
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.
Case No. Attachment C
ZA16-107 Page 2
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
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.
The City Council shall consider the application for a Conservation Analysis or Plan in
conjunction with the corresponding development application. 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, South, East, and West Bufferyards adjacent to the office/commercial zoned
properties are proposed to be 10’ – A bufferyards, but the bufferyards are labeled a 10’ – B.
Correct either the labeling of the bufferyards to reflect what is “Provided” in the Bufferyards
Summary Chart, or correct the “Provided” section of the North, South, East, and West
Bufferyards to reflect the labeled bufferyard.
Case No. Attachment C
ZA16-107 Page 3
* Upon submission to obtain a Building Permit, the proposed Landscape Plan must be prepared
by a Registered Landscape Architect.
* Existing tree credits are proposed to be taken for some of the required bufferyard and interior
landscape canopy trees. Please ensure that all existing tree taken credits for are in healthy
condition and can be properly preserved throughout the construction process. Existing tree
credits shall only be granted if the tree/s are in healthy condition and all req uirements 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.
_________________________________________________________________________________
Public Works/Engineering Review
Om Chhetri, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Shared driveway access agreement with adjoining properties shall be established.
3. Show sidewalk along White Chapel per the City’s pathway plan.
4. Traffic generation does not meet the threshold criteria, therefore, TIA is waived.
* Construction within FM 1709 right of way shall require a permit from TxDOT.
* 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, SANITARY SEWER AND DRAINAGE COMMENTS:
1. Move the water line point of connection at FM 1709 to the east closer to the existing Fire
hydrant at 1709 i.e property boundary shared with the first financial bank.
2. One option shall be selected prior to utility construction so that the water and sewer services
Case No. Attachment C
ZA16-107 Page 4
for the building/buildings can be installed appropriately.
* Based on review and research, it was found that the report prepared by Aqua Terra for
Medical Villas at Taylor Creek analyzed the fully developed condition of the watershed and
sized the downstream facilities to accept and convey the fully developed flows. Therefore, the
requirement of detention is waived.
* 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 1” inch meter must have a 1” tap, etc.
* All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards. Cement treated sand (CTS) backfill above the public utilities
and underneath the proposed pavement applies.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards.
* Property drains into a Critical Drainage Structure and requires 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.
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.
* Improvements within TxDOT Right of way requires TxDOT approval.
* 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.
*=Denotes informational comment.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshall
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
Case No. Attachment C
ZA16-107 Page 5
PLAN A
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant,
and within 50 feet of fire department fire lanes. (Hydrant is exactly 100 feet from the FDC,
ensure correct measurement to allow for one 100’ section of fire hose to connect to FDC)
PLAN B
GENERAL COMMENTS:
No comments based on submitted information.
_________________________________________________________________________________
General Informational Comments:
* 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.
* This development must comply with Residential Adjacency Overlay Regulations, Sec. 43 Art
III.
* 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
ZA16-107 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. 321 SOUTHLAKE BLVD REAL ESTATE O1 301 W SOUTHLAKE BLVD 0.128 NR
2. ATCC INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 0.272 NR
3. DAVIS, KEITH SF20A 101 LONDONBERRY TER 0.514 NR
4. FIRST FINANCIAL BANK O1 151 W SOUTHLAKE BLVD 1.619 F
5. GHIA, JAYESH SF20A 124 LONDONBERRY TER 0.512 NR
6. HOFFMAN, HOLLY L SF20A 100 LONDONBERRY TER 0.909 NR
7. IMAN, ASHER S O1 301 W SOUTHLAKE BLVD 0.160 NR
8. KESTER, PAIGE A SF20A 116 LONDONBERRY TER 0.482 NR
9. LAW, TIFFANY SF20A 105 LONDONBERRY TER 0.474 NR
10. LECHLER, GLORIA ETAL O1 130 S WHITE CHAPEL BLVD 7.345 NR
11. LECHLER, GLORIA ETAL O1 0 S WHITE CHAPEL BLVD 0.223 NR
12. LUTHY, ROBERT E SF20A 104 LONDONBERRY TER 0.460 NR
13. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 0.343 NR
14. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 1.628 NR
15. MURPHY, TYLER C SF20A 108 LONDONBERRY TER 0.478 NR
16. NMEM LTD SP1 190 S WHITE CHAPEL BLVD 0.950 NR
17. O'DONNELL, PETER SF20A 120 LONDONBERRY TER 0.472 NR
18. RAI, ROHIT SF20A 300 SIR JOHNS CT 0.457 NR
19. SIMON, ANDREA H SF20A 109 LONDONBERRY TER 0.547 NR
20. STEDKE REVOCABLE TRUST SF20A 112 LONDONBERRY TER 0.493 NR
21. TY SHAFER DDS PA O1 301 W SOUTHLAKE BLVD 0.259 NR
22. WHITE'S CHAPEL CEMETERY CS 121 S WHITE CHAPEL BLVD 1.724 NR
Case No. Attachment D
ZA16-107 Page 2
23. WHITE'S CHAPEL METH CH CS 185 S WHITE CHAPEL BLVD 24.382 NR
24. Superintendent of Carroll ISD NR
25. Superintendent of Grapevine
Colleyville ISD
NR
26. Superintendent of Northwest ISD NR
27. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-Five (25)
Responses Received: One (1) In Favor
Case No. Attachment D
ZA16-107 Page 3