Item 7 - Falcon HoldingsCase No.
ZA17-053
S T A F F R E P O R T
August 11, 2017
CASE NO: ZA17-053
PROJECT: Zoning Change and Site Plan for Falcon Holdings
EXECUTIVE
SUMMARY: Rogue Architects is requesting approval of a Zoning Change and Site Plan for
Falcon Holdings on property described as Tract 4C2A, Absolom H. Chivers Survey,
Abstract No. 299, City of Southlake, Tarrant County, Texas, and located at 500 E.
State Hwy. 114, Southlake, Texas. Current Zoning: “S -P-1” Detailed Site Plan
District. Requested Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood
#3.
DETAILS: This project is located on the north side of the westbound S .H. 114 frontage road
approximately 900 feet east of the intersection with Southmont Dr. and
approximately 1,200 feet west of the intersection with E. Highland St. between the
former Children’s Health and the Harborchase senior living developments.
A Zoning Change and Site Plan for Falcon Holdings from “AG” Agricultural District
to “S-P-1” Detailed Site Plan District to develop a three-story office building with
approximately 20,000 square feet of floor area on approximately 2.32 acres was
approved by City Council on September 1, 2015. The purpose of this request is to
seek approval of a Zoning Change and Site Plan to revise the elevations and Site
Plan that were previously approved with the “S-P-1” Detailed Site Plan District
zoning. The applicant is proposing the following changes to the ele vations and site
plan. Based on direction from the Planning and Zoning Commission at their August
3, 2017 meeting, the applicant removed the items highlighted in red from their
request and submitted revised elevations.
Increase the third floor area (overall floor area unchanged).
Enlarge the windows.
Change the metal accent wall and the metal around the windows to EIFS.
Change the façade material from a tan limestone veneer to a gray
limestone veneer.
Use split face concrete block for the first floor masonry material and accent
wall.
Shorten the accent wall extending south from the building on the Site Plan.
A change to the configuration of the driveway and parking was approved
administratively prior to approval of the Final Plat (ZA16 -093). The location of the
building footprint did not change. No other changes to the previously approved
Zoning Change and Site Plan are proposed and all previous conditions of approval
remain in effect.
Department of Planning & Development Services
Case No.
ZA17-053
The Site Data Summary Chart is below:
Site Data Summary
Existing Zoning “S-P-1”
Proposed Zoning “S-P-1”
Land Use Designation Mixed Use and 100-Year Floodplain
Gross/Net Acreage 2.323 ac.
Total Building Floor Area (Gross)
Floor Area by Use
General Office
Medical Office
20,000 sq. ft.
10,000 sq. ft.
10,000 sq. ft.
Building Height/Number of Stories
46’/3 stories
Open Space % 50.9%
Impervious Coverage % 49.1%
Total Parking Required (S-P-1) 85
Total Parking Spaces Provided 85
A chart comparing the previously approved “S-P-1” regulations to the O-1 Office
District zoning regulations is below:
Requirement O-1 Office District S-P-1 Regulation
Max. Height 2 ½ Stories & 35’ 3 Stories and 46’
Parking
1 space per 150 s.f.
medical office
1 space per 300 s.f.
general office
1 space per 210 s.f.
medical office
1 space per 300 s.f.
general office
East bufferyard 5’ Type A No bufferyard required since it is in
the flood plain
Type F1 bufferyard
fence
Type F1 bufferyards require
an 8’ opaque fence between
commercial and residential
development
No opaque fence required since the
adjacent property is open space
Sidewalks and
Trails
8’ multi-use trail
along SH 114
8’ multi-use trail as shown
along SH 114 stopping at creek (per
previous motion for approval)
Case No.
ZA17-053
VARIANCE
REQUESTED: 1. Driveway Ordinance No. 634, Section 5.2.d requires a minimum driveway
stacking depth of 75’. The applicant is requesting a variance to allow a
stacking depth of approximately 44’. The previously approved variance
allowed a stacking depth of approximately 4 5’.
2. Masonry Ordinance No. 557, as amended, requires all buildings
constructed in the S-P-1 Detailed Site Plan District with O-1 Office District
uses and regulations to have all exterior walls constructed using a masonry
material covering at least 80% of said walls excluding windows and doors.
The applicant is requesting a variance to allow 100% of an accent wall on
the southwest elevation to be covered with metal panels as was approved
with the original Zoning Change and Site Plan request in 2015.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated August 11, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative and Regulations
Link Plans
Page 1 - Elevations
Page 2 - Material Board
Page 3 - Site Plan
Page 4 - Tree Conservation Plan
Page 5 - Landscape Plan
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA17-053 Page 1
BACKGROUND INFORMATION
OWNER: AK Real Estate/Falcon Holdings
APPLICANT: Rogue Architects
PROPERTY SITUATION: 500 E. State Hwy. 114, generally located on the north side of the E. State
Hwy. 114 frontage road approximately 1,200 feet west of the intersection
with E. Highland St. and approximately 900 feet east of the interaction with
Southmont Dr.
LEGAL DESCRIPTION: Tract 4C2A, Absolom H. Chivers Survey, Abstract No. 299
LAND USE CATEGORY: Mixed Use and 100-year Floodplain
CURRENT ZONING: “S-P-1” Detailed Site Plan District with O-1 uses.
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with O-1 uses.
HISTORY: - The property was annexed into the City in 1957 and given the “AG”
Agricultural District zoning designation.
- A Zoning Change and Site Plan (ZA15-065) from “AG” Agricultural
District to “S-P-1” Detailed Site Plan District for Falcon Holdings to
develop a three-story office building with approximately 20,000 square
feet of floor area on approximately 2.32 acres was approved September
1, 2015. The permitted uses include all uses allowed in the O -1 Office
District zoning plus limited “C-2” Local Retail Commercial uses to allow
health service facilities as specified.
- A Preliminary Plat (ZA15-066) for Lot 1, Block 1, Falcon Holdings of
Southlake, was approved September 1, 2015.
- A Final Plat (ZA16-093) for Lot 1, Block 1, Falcon Holdings of
Southlake, was approved November 17, 2017.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The future land use designations for the site are Mixed Use for the west
portion of the site and 100-Year Floodplain for the remainder of the site.
The purpose of the Mixed Use designation is to provide an option for large-
scale, master-planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses.
The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development. New
development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design and
transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance-free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those permitted
Case No. Attachment A
ZA17-053 Page 2
in the Public Parks/Open Space, Public/Semi-Public, Low Density
Residential, Medium Density Residential, Retail Commercial, and Office
Commercial categories.
The Floodplain category illustrates areas designated by the August 1995
Federal Emergency Management Agency (FEMA) maps as being in the
100-year floodplain. The “floodplain” is an expanse of natural vegetation
and wildlife, and should be preserved as natural open area. Withi n the
floodplain is “floodway” that must be kept free of encroachment in order that
the 100-year flood may be carried without harmful increases in the height of
flood waters. Although it is not to be encouraged, the portion of the
floodplain not in the floodway may be reclaimed for development under
certain circumstances if in accordance with FEMA regulations. The
designated land use for areas of reclaimed floodplain is that of the
immediately adjacent land use category. This designation may also include
environmentally sensitive areas, habitats, or wetlands that may not be in
FEMA identified floodplains.
SOUTHLAKE 2035 PLAN: The property is in the Mixed Medical and Office Overlay in the 2035 S.H.
114 Corridor Plan optional Land Use Recommendations. The Medical
Cluster category is an overlay category designed and intended for the
concentration of local to regional healthcare and related facilities, including
Medical/Wellness,
specialty surgical centers,
pediatric care, geriatric
care of an outpatient
nature, research and
development facilities
including those operated
in partnership with a
hospital, university, or
other similar institutions,
and health, beauty and
wellness clinics and
facilities. Retail and office should be strictly limited to uses which s upport
the primary medical facilities. By its nature, the Medical Cluster is intended
to foster collaboration and multiplication of benefits by locating medical
services and disciplines in close proximity to each other, thereby benefitting
both the institutions and the patients they serve. The Medical Cluster is
envisioned to provide the greatest benefits when used in close proximity to
existing medical facilities such as those clustered around the 114 Corridor
between N. Carroll Avenue and N. White Chapel Avenue.
PATHWAYS MASTER
PLAN & SIDEWALK PLAN The Pathways Master Plan and Sidewalk Plan shows an 8’ multi-use trail
along the E. S.H. 114 frontage road and an 8’ multi -use trail is shown on
the Site Plan extending from the west property line to the cree k per the
previous Council motion for approval, which noted that the applicant will
extend the west end of the sidewalk to connect to the existing sidewalk at
Children’s Medical Center in lieu of an extension to the east side and that
the applicant is willing to discuss an extension to a pedestrian bridge
across the east portion of the property at some point in the future.
Case No. Attachment A
ZA17-053 Page 3
TREE PRESERVATION: Although the site layout has changed, the proposed tree removal is
identical to the previously approved Tree Conservation Plan. There is
approximately 11.60% of existing trees cover and 5.53% of that tree cover
is proposed to be preserved. If the zoning request was for straight zoning,
the minimum percentage of tree canopy required to be preserved would be
70%. With S-P-1” zoning requests, City Council approves the Tree
Conservation Plan if the plan meets the criteria in the Tree Preservation
Ordinance (please see the review comments in Attachment C of this
report).
UTILITIES: The utility plan shows water connections to the existing 12” water line in E.
S.H. 114 and a sewer connection to the existing 8” sewer line to the north.
DRAINAGE: Drainage on the property is from west to east to the existing creek that runs
through the property.
CITIZEN INPUT: A SPIN meeting was not held for the Falcon Holdings development.
PLANNING AND ZONING
COMMISSION: August 3, 2017; motion to table the item to the August 17, 2017 meeting
was approved (7-0).
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 2, dated August 3,
2017.
Criteria for Variances to Driveway Ordinance No. 634 and Masonry
Ordinance No. 557-A are as follows:
In granting a variance to Driveway Ordinance No. 634 or Masonry
Ordinance No. 557-A, 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 the
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 the ordinance.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor Overlay
Building Articulation Y Complies
Masonry Standards Y Variance requested for accent wall
Impervious Coverage Y Complies
Bufferyards Y See S-P-1 Regulation
Interior Landscape Y Complies
Tree Preservation Y Same as previously approved plan
Sidewalks Y See S-P-1 Regulation
Case No. Attachment B
ZA17-053 Page 1
Case No. Attachment C
ZA17-053 Page 1
REVISED SITE PLAN REVIEW SUMMARY
Case No.: ZA17-053 Review No.: Three Date of Review: 08/11/17
Project Name: Zoning Change and Site Plan – Falcon Holdings
APPLICANT: Tiffany Chalupa OWNER: Falcon Holdings
Rogue Architects David Fabian
513 Main St.. Suite 300 1301 Solana Blvd. Building 2, Suite 2300
Fort Worth, TX 76102 Westlake, TX 76262
Phone: (817) 529-6853 Phone: (817) 693-5120
E-mail: tiffany@roguearchitects.com E-mail: dfabian@falconholdings.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/08/17 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 RICHARD SCHELL AT (817) 748 -8602.
1. Place the City case number “ZA17-053" in the lower right corner of the elevations for ease of
reference.
2. Revise the label for the barbed wire fence along the northern property line to state whether it is
existing or proposed and if existing, state whether it will be removed or remain.
3. Revise the Site Data Summary Chart to correct the following item:
a. The impervious coverage area plus the open space area must equal the total gross/net
area (2.323 ac.) and the impervious coverage percentage plus the open space
percentage must equal 100%. The impervious coverage area (49,324 sq. ft.) p lus the
open space area (51,165 sq.ft.) equals 100,489 sq. ft., which is 2.307 acres.
* All elevations meet the 80% masonry requirement except for the metal accent wall on the
southwest elevation that connects to the CMU wall. It will count as a separate wall tha t is 100%
metal, so a masonry variance is required to allow it. The applicant has submitted a request for
a variance to the Masonry Ordinance No. 557, as amended, to allow the metal wall.
* All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended. The stacking depth appears to be approximately 44’. The variance request has been
revised from 45’ with the previous approval to approximately 44’.
* An 8’ multi-use trail is required along the entire property line adjacent to SH 114. An “S-P-1”
regulation has been added to allow the multi-use trail as shown on the plan per the Council
motion for approval at 2nd reading of the previously approved case on September 1, 2015,
which included the following language:
Noting the applicant will extend the west end of the sidewalk to connect to the
existing sidewalk at Children’s Medical Center in lieu of an extension to the east
side;
Case No. Attachment C
ZA17-053 Page 2
Noting the applicant is willing to discuss an extension to the pedestrian bridge
across the east portion of the property at some point in the future;
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* Although the site layout has changed , the proposed tree removal is identical to the previously
approved Tree Conservation Plan There is approximately 11.60% of existing trees cover and
5.53% of that tree cover is proposed to be preserved. The previous plan showed 7.83% of existing
canopy to be preserved, but that calculation was incorrect.
* 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.
* 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
(as established in Table 1.0). The Planning and Zoning Commission shall review the application
and make a recommendation to the City Council regarding the appli cation. 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;
Case No. Attachment C
ZA17-053 Page 3
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 pursua nt 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.
INTERIOR LANDSCAPE & BUFFERYARDS COMMENTS:
* Per the previous Site Plan approval motion regarding the landscaping, Live Oaks have been
provided within the south bufferyard and south interior landscape area.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA17-053 Page 4
General Informational Comments
* A SPIN meeting was not held for this development.
* 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. Rooftop mechanical equipment
and / or other rooftop appurtenance screening shall be accomplished by either the construction of
1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is
integral to the building’s design and ensures that such equipment is not visible from adjacent
public ROW. The fencing of or enclosure of individual mechanical units shall not be permitted
except as described above.
* No more than 50% of any facade may be reflective glass. For the purposes of this ordinance,
reflective glass shall be defined as glass having a reflectance of greater than 10%.
* 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.
* It appears that this property lies within the 65 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 except as noted in the “S-P-1” regulations.
* 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.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encou raged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
* The Council motion from the previous approval is below for reference:
September 1, 2015; Approved at 2nd reading subject to the staff report dated August 25, 2015
and Site Plan Review Summary No. 4, dated August 25, 2015; granting the following variance
requests:
Driveway stacking depth of 45 feet rather than the 75 feet required by ordinance;
100% of southwest accent wall covered with metal material;
And subject to the following:
Case No. Attachment C
ZA17-053 Page 5
The applicant has provided a revised landscape plan, replacing the ash trees along
SH 114 with evergreens, and approving the plan as presented this evening;
noting the applicant has revised the SP -1 regulations to limit C2 uses, as noted in
the packet and as presented this evening by staff;
Council is approving changes to the CMU wall versus what was originally
presented resulting in the CMU wall being 34 feet high by 24 feet wide;
noting the applicant will extend the west end of the sidewalk to connect to the
existing sidewalk at Children’s Medical Center in lieu of an extension to the east
side;
noting the applicant is willing to discuss an extension to the pedestrian bridge
across the east portion of the property at some point in the future; and,
noting approval of the façade materials presented this evening, and noting the
materials will match the sample board as presented.
* Denotes Informational Comment
Case No. Attachment D
ZA17-053 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 CHILDREN'S MEDICAL CENTER ECZ 470 E SH 114 9.80 NR
2 AK REAL ESTATE LLC SP1 500 E SH 114 2.48 NR
3 SOUTHLAKE, CITY OF ECZ 480 E SH 114 7.51 NR
4 ONSOM LLC SP1 630 E SH 114 1.48 NR
5 L&B SHC SERIES I SOUTHLAKE LLC SP1 700 E SH 114 12.54 F
Notices Sent: Four (4)
Responses Received within 200’: One (1) – Attached
Case No. Attachment D
ZA17-053 Page 2