Item 6ACase No.
ZA17-013
S T A F F R E P O R T
April 25, 2017
CASE NO: ZA17-013
PROJECT: Site Plan for Glen Alan Salon
EXECUTIVE
SUMMARY: Glen Alan Salon is requesting approval of a Site Plan on property described as Lot
2R2, Block1, Miron Addition, City of Southlake, Tarrant County, Texas, located
at 205 Miron Drive, Southlake, Texas. Current Zoning: "B-1” Business Service
Park District. SPIN #8
DETAILS: The proposed Glen Alan Salon is located approximately 275 feet south of the
intersection of E. Southlake Blvd. and Miron Drive. The purpose of this item is to
seek approval of a Site Plan for the expansion of the parking lot and façade
improvements on an existing 3,035 square foot building located at 205 Miron Drive.
The current building is a one-story, legally non-conforming building on .50 acres.
The applicant is seeking to enhance the exterior of the west façade by replacing
the existing metal cladding with true stucco, replacing the existing garage door with
a window, installing new entry doors, and a proposed stucco tower on the
northwest corner of the building. The three remaining elevations will match the west
elevation with stucco facades and stone water tables along with doors and
windows added to the north and south elevations . A trash enclosure will be
constructed with stucco to match the building stucco. The current parking lot will be
reconstructed to meet emergency access standard s and increase the parking from
8 parking spaces to 18 parking spaces to accommodate clients and staff. The
driveway from Miron Dr. will be relocated further south from the existing location on
the property and will meet requirements of the Driveway Ordinance.
Site Data Summary
Glen Alan Salon
Existing Zoning B-1
Land Use Designation Office Commercial
Gross/Net Acreage .50 acre/.50 acre
Total Building Floor Area (Gross) 3,035 sf
Building Height/Number of Stories 1
Area of Open Space 8,690 sf
Percentage of Open Space 41%
Area of Impervious Coverage 13,090 sf
Percentage of Impervious Coverage
(max. allowed / provided) 60% / 59%
Total Parking Required (1/200 sf) 16 spaces
Total Parking Spaces Provided 18 spaces
Department of Planning & Development Services
Case No.
ZA17-013
VARIANCE: The applicant is seeking a variance to the Tree Preservation Ordinance to allow
25% preservation of the existing trees rather than the required 50% preservation.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of the Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated April 24, 2017
(D) Surrounding Property Owners Map and Responses
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link Narrative
Link Plans
Page 1 - Site Plan
Pages 2-3 Elevations
Page 4 - Dumpster Enclosure Details
Page 5 - Grading Plan
Page 6 - Tree Conservation Plan
Page 7 - Landscape Plan
Page 8 - Rendered Landscape Plan
Page 9 - Landscape Details
Page 10 - Water and Sanitary Sewer Plan
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA17-013 Page 0
BACKGROUND INFORMATION
OWNER: Glen Alan Woods
APPLICANT: Paul Cragun, Cumulus Design
PROPERTY SITUATION: 205 Miron Drive, Southlake
LEGAL DESCRIPTION: Lot 2R2, Block1, Miron Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “B-1” Business Service Park District
HISTORY: August 7, 1979; City Council approved a zoning change to “H” Heavy
Commercial Zoning and a final plat for the Miron Subdivision on a 10 acre
tract of land out of the John A. Freeman Survey Abstract 529 (ZA79-20).
September 19, 1989; The “B-1” Business Service Park District was
approved with the adoption of the Zoning Ordinance No 480 and the official
Zoning Map.
March 3, 1993; City Council approved a plat revision for Lots 1R and Lots
2-6, Block 1, Miron Addition (ZA92-56).
February 3, 1998; City Council approved a plat revision for Lots 2-R-1, 2-R-
2 and 3-R-1-R, Block 1, Miron Addition (ZA97-177).
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use
designation for the site is
Office Commercial. 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 previously
discussed.
Case No. Attachment A
ZA17-013 Page 1
Pathways Master Plan & Sidewalk Plan
A 5-foot sidewalk is proposed along Miron Drive.
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-D, as
the site is being modified from its current condition. No site plan was
previously considered with the construction of the existing build ing. There
is approximately 50% existing tree cover on the site, of which approximately
25% is proposed to be preserved. The Tree Preservation Ordinance 585D
requires that a minimum 50% of existing tree cover be preserved.
The applicant is seeking a variance to the Tree Preservation Ordinance to
allow 25% of the existing trees to be preserved.
UTILITIES: There is an existing 8-inch water line and an existing 6-inch sewer line
located along Miron Drive.
CITIZEN INPUT: A SPIN meeting was not held for this project.
PLANNING AND
ZONING COMMISSION: April 20, 2017; Approved (6-0) as presented, subject to the Staff Report
dated April 20, 2017; and further subject to the Site Plan Review Summary
No. 3 dated April 13, 2017; specifically granting the variance related to the
tree preservation ordinance; however, noting the applicant’s willingness,
with respect to this variance, putting cost savings associated with that into
cladding the entire exterior of the building into a 3-coat traditional stucco
system on the exterior.
STAFF COMMENTS: Attached is Review Summary No. 4, dated April 24, 2017.
The applicant is seeking to improve a legal, non -conforming
structure with the masonry stone and stucco on the front façade
and the tower element on the northwest corner of the building.
Originally the applicant proposed that the remaining three sides of
the building would have a stone water table and the existing metal
siding would be painted to match the stucco color.
At the April 20, 2017 Planning and Zoning Commission meeting,
the applicant stated their willingness to install stucco above the
stone water table (instead of the painted metal siding) for the
remaining three sides in consideration of the tree mitigation cost
savings. The proposed stone water table would remain on the
remaining three sides. Refer to the Plans, pages 3 and 4, for the
proposed elevations and renderings of the building.
A non-conforming structure may be improved to reduce the non -
conformity in accordance with Section 6 of the Zoning Ordinance
No. 480, as amended.
The bufferyard and interior landscaping is not required for this site
as the building footprint is not being increased in size. Landscaping
is required for the improved parking lot.
Case No. Attachment A
ZA17-013 Page 2
APPLICABLE
REGULATIONS:
General Development
Standards Applies Comments
Overlay Regulations Y Corridor/Residential
Building Articulation Y See staff site plan review and staff comments above
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards NA Not Applicable
Interior Landscape NA Not Applicable for interior landscape, parking lot only
Tree Preservation Y Variance Requested
Sidewalks Y Complies
Applicable Regulation Comparison
General
Development
Standards
“B-1” Zoning Site Plan (new) Glen Alan Salon Proposed Site Plan
Applies Comments Applies Comments
Overlay
Regulations Y Corridor/Residential Y Corridor/Residential
Building
Articulation Y Required articulation for overlay and
residential adjacency Y
Maximum length of wall not requiring articulation is
36 feet. East and West walls are approximately
39.5 feet. North and South walls are approximately
77 feet. (West wall meets vertical articulation, East,
North and South walls do not).
Minimum horizontal and vertical articulation
required is 1.8 feet (15% of wall height) for 25% of
the length of either adjacent plane. None of the
walls meet horizontal articulation. The tower
element articulates from the finished face of the
wall by approximately 6 inches.
Masonry
Standards Y Masonry Ordinance No. 557 Y Complies
Impervious
Coverage Y 60% Y Complies 60%
Open Space Y 40% Y 40%
Bufferyards Y Per Section 42 NA Not Applicable
Interior
Landscape Y Per Landscape Ordinance NA Not Applicable for interior landscape, parking lot
only
Tree
Preservation Y 50% preservation req. for 50% coverage Y Variance Requested for 25%
Sidewalks Y 5-foot required Y Complies; 5-foot proposed
Case No. Attachment B
ZA17-013 Page 1
Case No. Attachment C
ZA17-013 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-013 Review No.: Four Date of Review: 4/24/2017
Project Name: Site Plan for Glen Alan Salon
APPLICANT: Cumulus Design/New Summit OWNER: Glen Alan Wood/Salon
Paul Cragun Nate Farish/ New Summit
P.O. Box 2119 1901 Central, Suite 820
Euless, TX 76039
Phone: (817) 235-0367 Phone: 817-889-3998
Email: paul@cumulusdesign.net Email: nate@newsummithomes.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/20/2017 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
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
Informational Comment
The current metal clad building is a legal, non -conforming structure. Section 6 of the Zoning Ordinance
addresses non-conforming structures and the rebuilding of non-conforming structures partially or
completely destroyed. A structure may be altered to reduce non -conformity.
6.5 NONCONFORMING STRUCTURES - Where a lawful structure exists at the effective date of this
ordinance or amendment thereof that could not be built under the terms of this ordinance by reason of
restrictions on area, lot coverage, height, yards, or other characteristics of the structure or its location on
the lot, such structure may be continued so long as it remains otherwise lawful, subject to the following
provisions: a. Such structure may not be enlarged in a way which increases its nonconformity; b. Such
structure may not be altered in a way which increases its nonconformity; c. Should such structure be
moved for any reason for any distan ce whatever, it shall thereafter conform to the regulations of the district
in which it is located after it is moved.
6.10 DESTRUCTION OR DAMAGE TO NONCONFORMING STRUCTURE OR USE (Amended by
Ordinance 480-BBBB) a. Nonconforming Structures:
1. If a legal nonconforming structure is totally destroyed or partially damaged by the elements, fire, other
catastrophe, or other casualty, the structure may not be repaired or reconstructed except in conformity with
the provisions of this ordinance.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA17-013 Page 2
TREE CONSERVATION COMMENTS:
1. The applicant is requesting a variance to the Existing Tree Cover Preservation Requirements. The
proposed existing tree cover preservation does not comply with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is approximately 50%
(40.1%-60%) of existing tree cover on the property and 50% of the existing tree cover is required to
be preserved. The applicant is proposing to preserve only 25% 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
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.
* 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 tre es 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:
* The Building footprint is not being increased so no interior landscape or bufferyards are required to
be provided. Additional parking is being provided so parking lot landscaping is provided to meet
the Landscape Ordinance parking lot landscape requirements. Over all, the applicant is proposing
to provide eleven (11) Canopy Trees, and fourteen (14) Accent Trees.
* Indicates informational comment.
# Indicates required items comment.
____________________________________________________________________________________
Public Works/Engineering Review
Om Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
Case No. Attachment C
ZA17-013 Page 3
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
* 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
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
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 from 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* The applicant should be aware that prior to issuance of a building permit, 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
ZA17-013 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Address Acreage Response
1. PKY GROUP LLC SP1 1621 E SOUTHLAKE BLVD 1.10 NR
2. BRUTON, PAUL R SP2 1615 E SOUTHLAKE BLVD 1.02 NR
3. BOOTSTRAP INVESTMENTS INC O1 1723 E SOUTHLAKE BLVD 1.03 NR
4. MALIK, NALIA B1 175 MIRON DR 0.63 NR
5. WETRICH REALTY LP B1 325 MIRON DR 0.70 NR
6. ROCKY MOUNTAIN HOLDINGS
LLC SP1 345 MIRON DR 1.00 NR
7. MARCH INVESTMENTS LP B1 365 MIRON DR 0.74 NR
8. DALLAS SMSA TOWER HOLDINGS
LP B1 340 MIRON DR 0.98 NR
9. TESORIERO HOLDINGS LLC SP2 260 MIRON DR 0.08 NR
10. D2S2M LLC SP2 270 MIRON DR 0.08 NR
11. BEARFOOT INVESTMENTS LLC SP2 300 MIRON DR 0.08 NR
12. HERITAGE PARTNERS III LLC SP2 290 MIRON DR 0.13 NR
13. THORN PROPERTIES LLC SP2 280 MIRON DR 0.11 NR
14. LIGHT, DONALD C SF1-A 200 WESTWOOD DR 1.21 NR
15. ARIANNA SHABAHANG LLC C2 1695 E SOUTHLAKE BLVD 0.54 NR
16. BOOTSTRAP INVESTMENTS INC O1 1725 E SOUTHLAKE BLVD 1.13 NR
17. WOODS, GLEN A B1 205 MIRON DR 0.52 NR
18. CANDY BEARA LLC B1 305 MIRON DR 0.77 NR
19. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.11 NR
20. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.14 NR
21. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.07 NR
22. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.07 NR
23. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.08 NR
24. RCC MIRON OFFICE LTD SP2 300 MIRON DR 3.73 NR
25. SOUTHLAKE MIRON LLC SP2 300 MIRON DR 0.08 NR
26. Superintendent of Carroll ISD NR
27. Superintendent of Grapevine
Colleyville ISD NR
Case No. Attachment D
ZA17-013 Page 2
28. Superintendent of Northwest ISD
29. Superintendent of Keller ISD
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-three (23)
Responses Received
within 200’: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 23
Responses Received: None to date
Case No. Attachment E
ZA17-013 Page 1
Surrounding Property Ow ners Responses
No Responses to date