Item 8 - ZA17-043 ZSP Highland CornerCase No.
ZA17-043
S T A F F R E P O R T
September 15, 2017
CASE NO: ZA17-043
PROJECT: Zoning Change and Site Plan for Highland Corner EXECUTIVE
SUMMARY: On behalf of Resort Homes of Texas LP, G&A Consultants, LLC is requesting
approval of a Zoning Change and Site Plan for Highland Corner on property
described as Tract 2C, T. Mahan Survey, Abstract No. 1049, and Lot 1A1A,
Hanna Addition, City of Southlake, Tarrant County, Texas and located at 2149
E. Highland Street and 1030 N. Kimball Avenue, Southlake, Texas. Current
Zoning: “AG” Agricultural District. Proposed Zoning: “S-P-1” Detailed Site Plan
District. SPIN Neighborhood #4.
DETAILS: The proposed development is located on the SW corner of E Highland St. and
N Kimball Ave.
The purpose of the request is to gain approval of a zoning change from “AG”
Agricultural District to “S-P-1” Detailed Site Plan District with “O-1” Office
District uses. The proposed development consists of eight (8) lots to include
seven (7) general/medical office buildings (lots 1-7) and one (1) X lot on
approximately 6.068 acres. The buildings range from 5,976 to 8,319 square
feet. They are all single-story and clad in stucco, brick and stone which meets
the Residential Adjacency Standards in Section 43 of Zoning Ordinance No.
480, as amended, and the masonry requirements of Ordinance No. 557, as
amended. The roof material proposed is a standing seam metal that meets the
requirement of factory-treated non-metallic matte finish.
SITE DATA:
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8X Total
Zoning
(Current/Proposed) AG/S-P-1 AG/S-P-1 AG/S-P-1 AG/S-P-1 AG/S-P-1 AG/S-P-1 AG/S-P-1 AG/S-P-1 N/A
Future Land Use
(Current/Proposed) MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MIXED/OC N/A
Gross Acreage 0.843 0.666 0.548 0.592 0.954 0.573 1.28 0.61 6.068
Net Acreage 0.843 0.666 0.548 0.592 0.954 0.573 1.28 0.61 6.068
% of Site Coverage 22.65% 20.61% 25.11% 23.25% 14.44% 23.95% 10.74% N/A N/A
% of Open Space 33.67% 27.64% 34.25% 23.80% 29.50% 30.05% 72.90% 95.64% 45.61%
% of Imp. Coverage 66.33% 72.36% 65.75% 76.20% 70.50% 69.95% 27.10% 4.36% 54.39%
Floor Area
(Gen/Med Office use) 8,319 SF 5,976 SF 5,994 SF 5,998 SF 5,994 SF 5,976 SF 5,999 SF N/A 44,256 SF
Required Parking
(1:200) 42 30 30 30 30 30 30 N/A 222
Provided Parking 33 35 20 34 60 30 19 N/A 231
Department of Planning & Development Services
Case No.
ZA17-043
DEVELOPMENT
REGULATIONS: Proposed S-P-1 regulations for Highland Corner are as follows:
PURPOSE
Located on North Kimball Avenue north of Southlake Glen Drive and south of East
Highland Street, Highland Corner is a 6.068 Acre Office Commercial development.
These proposed regulations outline the development standards for the proposed
general/medical office buildings. There are eight (8) lots including seven (7) buildings
(numbered 1 thru 7), and one (1) X lot. The parking areas and drive aisles are accessed
by North Kimball Avenue at two (2) locations. The common access easement and fi re
lane provide cross access and adequate fire coverage. Lots 5, 6, & 7 are accessed via a
mutual access easement rather than directly from a public or private street since they
do not have direct frontage on Kimball Ave.
VARIANCES:
1. The location of the southerly access drive coincides with the existing median break
and left turn lane in North Kimball Ave, which was constructed prior to Southlake
Glen Drive. The location of the southerly access drive does not meet minimum
driveway spacing from Southlake Glen Drive (approximately 125 feet), therefore a
variance to Driveway Ordinance No. 634 is being requested from the 200 feet
requirement, to permit the location that coincides with the existing median break
in North Kimball Ave. (Driveway ordinance No. 634 Section 5.0).
2. The two (2) proposed access drives do not meet the minimum stacking depth of
100 feet. The northerly driveway measures approximately 30.3 feet and the
southerly driveway measures approximately 30.5 feet. Therefore, a variance to
Driveway Ordinance No. 634 is being requested. (Driveway ordinance No. 634
Section 5.0).
I. PERMITTED USES
The following uses shall be permitted in the S‐P‐1 Zoning District for Lots 1‐7 & 8X of
Highland Corner:
a. All permitted uses listed in the “O‐1” Office District of the City of Southlake Zoning
Ordinance, Section 18.
II. ACCESSORY USES
The permitted accessory uses listed in City of Southlake Zoning Ordinance, Section 34,
“Accessory Uses”, shall be permitted in the S‐P‐1 Zoning District for Lots 1‐7 & 8X
Highland Corner.
III. DEVELOPMENT REGULATIONS
The following Development Regulations shall be required within the S‐P‐1 zoning
district for Lots 1‐7 & 8X of Highland Corner:
a. Height: No building or structure shall exceed thirty‐five (35) feet.
b. Front Yard: There shall be a minimum front yard setback of thirty (30) feet. Along
E. Highland Street and Southlake Glen Dr. there shall be a minimum setback of
forty (40) feet.
c. Side Yard: There shall be a minimum side yard setback of ten (10) feet for lots
within the SP‐1 zoned area.
Case No.
ZA17-043
d. Rear Yard: There shall be a minimum rear yard setback of ten (10) feet for lots
within the SP‐1 zoned area.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not to exceed fifty (50) percent of the total overall SP‐1 area, not
individual lots.
f. Lot Area: There shall be no minimum area for a lot.
g. Floor Area: There shall be no minimum floor area.
h. Maximum Impervious Coverage: The maximum impervious coverage shall not
exceed sixty-five (65) percent of the total overall S‐P‐1 area, not individual lots.
IV. BUILDING MATERIALS
a. Shall comply with attached elevations.
V. MISCELLANEOUS REQUIREMENTS
a. A shared parking, cross‐access and shared maintenance agreement shall be
required. Required parking for all built uses shall be provided within the S‐P‐1
boundaries for Highland Corner, parking requirements for individual lots shall not
apply. A parking ratio of 1 space per 200 square feet shall be applied to the
development as a whole.
b. The building footprints shown on the approved Site Plan may be altered and
adjusted but may not be larger in size than what is shown on the approved Site
Plan.
c. If trees that were attempted to be preserved on the Site Plan become diseased or
dying prior to the start of construction, then building footprints that were
originally laid out to preserve said trees may be altered and adjusted since
preservation is no longer needed.
d. Bufferyards shall only be required along the perimeter of the entire development
and not along interior lot lines.
e. 70% of the existing tree canopy coverage shall be preserved.
VARIANCES
REQUESTED: The following variances are being requested in relation to the proposed
development:
ACTION NEEDED: 1. Conduct a public hearing
2. Consider Approval of Zoning Change and Site Plan
Current Regulation Request
Driveway Ordinance No. 634, Section 5.2.d, A
driveway shall require a minimum 100’ of stacking
distance if the average number of parking spaces per
driveway falls within 50 and 199 parking spaces and
the total amount of parking exceeds 200.
Variance to Driveway Ordinance No. 634, as
amended, Section 5.2(d) regarding stacking depth,
to a minimum 30.3’ for the northerly driveway and
30.5’ for southerly driveway.
Driveway Ordinance No. 634, Section 5.1, A
commercial driveway shall require a minimum
distance of 200 feet to an intersection along an arterial
roadway.
Variance to Driveway Ordinance No. 634, as
amended, Section 5.1 regarding driveway spacing
to a minimum 125 feet from the southerly driveway
to the intersection of Southlake Glen Drive.
Case No.
ZA17-043
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Revised Site Plan Review Summary No. 3, dated September 14, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative
Link to “S-P-1” Regulations
Link to Plans
Page 5 - Site Plan
Page 6 - Site Data Summary Chart
Page 15 - Landscape Plan
Page 17 - Tree Conservation Plan
Link to Elevations
Link to TIA Report dated September 5, 2017
Link to SPIN meeting report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA17-043 Page 1
BACKGROUND INFORMATION
OWNER: Resort Homes of Texas, LP – David Keener
APPLICANT: G&A Consultants, LLC
PROPERTY SITUATION: 2149 E. Highland Street and 1030 N. Kimball Avenue, Southlake, Texas
LEGAL DESCRIPTION: Tract 2C, T. Mahan Survey, Abstract No. 1049, and Lot 1A1A, Hanna
Addition, City of Southlake, Tarrant County, Texas; approximately 6.068
acres
LAND USE CATEGORY: Medium Density Residential and Mixed Use (Office Commercial
proposed)
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “O-1” Office District uses
HISTORY: - The property was annexed into the Town of Southlake in 1956 as “AG”
(Ord. No. 041).
- A Plat was approved by City Council on April 15, 1986 for the Hanna
Addition under Planning Case ZA86-009.
- A Land Use Plan Amendment from Medium Density Residential to
Mixed Use was approved by City Council on December 3, 2013 under
Planning Case CP13-005. This LUD change was done during the
approval process for Gateway Lakes.
- A Plat Revision was approved by City Council on June 17, 2014 for
Southlake Glen under Planning Case ZA14-042.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for
the site is Medium Density Residential
and Mixed Use which is defined in the
Southlake 2030 plan as follows:
“The Medium Density Residential
category is suitable for any single-family
detached residential development. Other
suitable activities are those permitted in
the Public Parks/Open Space and
Public/Semi-Public categories.”
“The Mixed Use category is suitable for a range of activities being
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.
Case No. Attachment A
ZA17-043 Page 2
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 in the
Public Parks/Open Space, Public/Semi-Public, Low Density Residential,
Medium Density Residential, Retail Commercial, and Office Commercial
categories.”
The applicant has filed an application for
a Land Use Plan Amendment under
Planning Case CP17-005 from Medium
Density Residential and Mixed Use to
Office Commercial. The Office
Commercial LUD is defined in the
Southlake 2030 plan as follows:
“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 >=8’
future multi-use trail along the south side
of E Highland Street adjacent to the site.
The applicant is proposing to construct an
8’ sidewalk along the northern boundary
with the development. There is an existing
6’ sidewalk along the west side of N.
Kimball Avenue.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The development proposes two access driveways to N Kimball Avenue,
an A4D arterial with a minimum 88’ of right of way. No access onto E
Highland Street is proposed with this development.
N Kimball Avenue (73)
(Between Kirkwood and Highland)
24hr North Bound (5,496) South Bound (5,408)
AM Peak AM (298)11:45AM–12:45PM Peak AM (702) 7:30-8:30 AM
PM Peak PM (628) 4:45-5:45PM Peak PM (384) 4:15-5:15PM
* Based on the 2015 City of Southlake Traffic Count Report
Case No. Attachment A
ZA17-043 Page 3
Traffic Impact
A Traffic Impact Analysis (TIA) was submitted for this project with the
pre-submittal application July 10, 2017. Public Works staff sent the
submitted TIA for formal review by the traffic consultant (Lee
Engineering). Comments were received and a revised site plan and TIA
were submitted September 5, 2017. Public Works staff reviewed the
changes and submitted for a second formal review by the traffic
consultant. At the time of this writing, additional comments are pending;
however, Public Works staff stated comments would likely be minor, if
any.
Link to TIA
TREE PRESERVATION: There is approximately 7.9% existing tree cover on the site. Tree
Preservation Ordinance 585-D requires that 70% of the existing canopy
be preserved. The proposed Tree Conservation Plan states
approximately 77% of existing tree canopy cover will be preserved. For
property sought to be zoned for an S-P-1 Site Plan, the City Council
shall consider the Tree Conservation Plan in conjunction with the
corresponding development application.
UTILITIES: Water
There is an existing 12” water line along the west side of N Kimball
Avenue that will serve this property.
Sewer
There is an existing 8” sanitary sewer line along the west side of N
Kimball Avenue that will serve this property.
DR AINAGE: 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.
CITIZEN INPUT: A SPIN meeting was held on June 13, 2017 (SPIN2017-16)
Link to SPIN Report
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 3, dated
September 14, 2017.
Variance Approval Criteria for Driveway Ordinance No. 634, Article 8.2:
Variances – The City Council shall have the authority to grant a
variance to this ordinance. In granting any variance, the 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 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
Case No. Attachment A
ZA17-043 Page 4
harmony with the spirit and purpose of this ordinance. The
decision of the City Council shall be final.
General
Development
Standards
Applies? Comments
Overlay Regulations Yes Subject to requirements of Residential Adjacency Overlay
Building Articulation Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 43
Requirement Met
Masonry Standards Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 43
Requirement Met
Impervious Coverage Yes
Not to exceed 65% of total lot area. Requirement Met per
proposed S-P-1 Regulations for a total 65% overall (not
individual lots)
Bufferyards Yes
Subject to requirements of Zoning Ordinance No. 480, Sec. 42
Requirement Met along perimeter boundaries. Not required
on internal lot boundaries per proposed S-P-1 Regulations
Interior Landscape Yes Subject to requirements of Landscape Ordinance No. 544-B
(Section 3.3) Requirement Met
Tree Preservation Yes Subject to requirements of Tree Preservation Ordinance No.
585-D Requirement Met
Sidewalks Yes
Required per Pathways Master Plan
Existing 6’ sidewalk along N Kimball Avenue. Proposed 8’
sidewalk along E Highland Street - Requirement Met
Case No. Attachment B
ZA17-043 Page 1
Case No. Attachment C
ZA17-043 Page 1
REVISED SITE PLAN & COMP PLAN REVIEW SUMMARY
Case No.: ZA17-043 & CP17-005 Review No.: Three Date of Review: 09/14/17
Project Name: Zoning Change and Site Plan – Highland Corner
APPLICANT: Resort Homes of Texas LP ENGINEER: G&A Consultants, LLC
David Keener Justin Lansdowne
2011 Kirkwood Blvd
Southlake, TX 76092
Phone: 972-342-7920 Phone: 940-240-1012
Email: david@kenner.hostpilot.com Email: Justin@gacon.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/07/17 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email:lfletcher@ci.southlake.tx.us
1. The southerly access drive does not meet the minimum 200 foot driveway spacing
requirement to Southlake Glen Drive. A variance to Driveway Ordinance No. 634 has been
requested to allow spacing distance of approximately 125 feet.
2. Both proposed access drives do not meet the minimum 100 foot stacking depth requirement.
The northerly driveway measures approximately 30.3 feet and the southerly driveway
measures approximately 30.5 feet. A variance to Driveway Ordinance No. 634 has been
requested to allow stacking depth as proposed.
3. Provide lot dimension labels on the site plan exhibit.
4. Provide corrections to site data summary chart for Lot 5 - % of Pervious Coverage (29.50%)
and Lot 8X – Land Use Plan Designation as Mixed Use.
5. The submitted Pedestrian Plan shows 6’ sidewalk construction proposed along the norther
boundary adjacent to E Highland Street. The Master Pathways Plan indicates a future >=8’
multi-use trail in that location. A verbal agreement to build 8’ was made; please make
corrections to the Pedestrian Plan and any associated exhibits (add label to site plan exhibit).
6. Provide colored rendering for proposed retaining wall along eastern boundary.
7. Make corrections to the bufferyard chart and bufferyard types as noted by the Landscape
Administrator. Ensure these corrections carry over to all applicable exhibits. See comments
below.
8. Ground-mounted mechanical equipment areas must be fully screened from view of the right of
way. Plantings must be at necessary height, etc. at time of installation.
Case No. Attachment C
ZA17-043 Page 2
9. Please be aware when submitting for a building permit, any variation from the approved site
plan or approved elevations and renderings will require a zoning change.
The following are recommendations and observations by staff where your application may
benefit and does not represent a requirement.
Staff recommends providing a materials sample board.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. In the proposed Development Regulations, Miscellaneous Requirement ‘c’ states, “If trees that
were attempted to be preserved on the Site Plan become diseased or dying prior to the start of
construction, then building footprints that were originally laid out to preserve said trees may be
altered and adjusted since preservation is no longer needed.”
Any change to the approved Site Plan requires an additional Zoning and Site Plan approval.
2. In the proposed Development Regulations, Miscellaneous Requirement ‘e’ states, “70% of the
exiting tree canopy coverage shall be preserved.”
This contradicts the amount of existing tree cover of 77% shown to be preserved on the
proposed Tree Conservation Plan. Any alteration to the existing tree cover beyond what is
shown on an approved Tree Conservation Plan requires additional Zoning and Site Plan
approval.
* There is 7.9% of existing tree cover shown as existing on the site and 70% of that tree cover is
required to be preserved. The applicant is proposing to preserve 77% 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
Case No. Attachment C
ZA17-043 Page 3
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 type of bufferyards shown to be provided along the south property line of Lot 5, and the
west property line of Lot 8X are incorrect. The two bufferyards are required to be a 10’ – F1
type bufferyard. There needs to be two west bufferyard rows and two south bufferyard rows
provided in the Bufferyards Summary Chart. i.e. West 1, West 2, South 1 and South 2.
2. Correct the ‘Required’ Bufferyard Width for the north bufferyard. It is required to be a 5’ – A
type bufferyard.
3. Provide the bufferyard types in the ‘Provided’ sections of the Bufferyards Summary Chart.
4. Provide the actual quantities of plant material being provided in the ‘Provided’ sections of the
Interior Landscape and Bufferyards Summary Charts. For instance, 39 Canopy Trees are
shown to be planted but the quantities in the summary charts show only 25 Canopy Trees
provided.
5. On the Landscape Plan label all bufferyards.
* Existing tree credits are being taken for portions of the required bufferyards and interior
landscape canopy trees and accent trees. Existing tree credits shall only be granted if the
tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have
been met as determined at the time of inspection for a Permanent Certificate of Occupancy.
* The applicant is providing fourteen (14) more Canopy trees than what is shown to be
‘Provided’ within the Interior Landscape and Bufferyards Summary Charts.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson
Deputy City Engineer
Case No. Attachment C
ZA17-043 Page 4
Phone: (817) 748-8101
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.
2. New Requirement: 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
installation and removal of controls. SWPPP shall be submitted by second review of the
civil construction plans.
3. NEW REQUIREMENT: 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.
* 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 C
ZA17-043 Page 5
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.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
* 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
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
Case No. Attachment C
ZA17-043 Page 6
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler system can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be
in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not located on the
riser, or a minimum of 6’X6’ if it is on the riser. (Riser room location and size not indicated on
building #7, riser room size not indicated on building #1)
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. (FDC in excess of 50 feet from fire lane on
property for building #1, and FDC not indicated on building #7)
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a “hose-lay” basis for un-sprinkled buildings, and within 250 feet of all
portions of the perimeter of the building for sprinkled buildings. Fire apparatus access, needs
to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the
imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) (Plans indicate building #7
has a fire line, and thus a sprinkler system, although it is not in excess of 6,000 square feet,
which would allow hose lay increase from 150 to 250 feet and the current layout would suffice
for fire lane access)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2015 I.F.C. Sec. 503.2.4)
Informational Comments:
* A Preliminary Plat that conforms to the underlying zoning district must be processed and
approved and then a Final Plat (or Plat Revision) processed and recorded prior to the
conveyance of any lots or the issuance of any building permits. A portion of the property is
already platted as Lot 1, Hanna Addition, so a Plat Revision will take the place of a Final Plat
as the plat recorded with the County or a Plat Vacation must be processed and recorded prior
to approval and recording of a Final Plat.
* A minimum 8 foot tall masonry screen wall matching the principal building with a solid metal
access gate is required for all trash dumpsters.
* 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 right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
Case No. Attachment C
ZA17-043 Page 7
* A standing seam metal roof must be constructed of a factory-treated non-metallic matte finish.
* When submitting for a building permit, any variation from the approved site plan or approved
elevations and renderings will require a zoning change.
* 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.
* Development must comply with all requirements of the underlying zoning district.
* Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3-step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g.,
EIFS –exterior insulation and finish systems, hardi plank, or other materials of similar
characteristics) shall not be considered a masonry material.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA17-043 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. LOTTER, DEBORA SF20A 1108 SHADY LN 0.456 NR
2. TUMMA, SUDHAKAR SF20A 1112 SHADY LN 0.476 NR
3. DANIEL, BILLY W SF20A 2204 YEARGAIN CT 0.458 NR
4. CHOWDHURY, FAROQUE ALAM SF20A 2200 YEARGAIN CT 0.500 NR
5. DATTA, FALGUNI SF20A 2205 YEARGAIN CT 0.468 NR
6. SUBEDI, SHANKESHWAR SF20A 2201 YEARGAIN CT 0.460 NR
7. GILDENBLATT, TOM SF20A 2204 PATTERSON WAY 0.469 NR
8. GILDENBLATT, TOM SF20A 2200 PATTERSON WAY 0.467 NR
9. WILLIAMS, XAVIER D SF1-A 2009 E HIGHLAND ST 1.966 NR
10. PATTERSON, BURTON SF1-A 2160 E HIGHLAND ST 2.437 NR
11. KIMBALL LAKES LLC B1 1200 N KIMBALL AVE 3.176 NR
12. FORDHAM, SCOTT SF1-A 2020 E HIGHLAND ST 0.891 NR
13. PIERCE, LEE ROY SF1-A 2130 E HIGHLAND ST 3.646 NR
14. PATTERSON, BURTON SF1-A 0.445 NR
15. PATTERSON, BURTON H AG 1030 N KIMBALL AVE 0.906 NR
16. STEGALL, MOLLY TZD 890 N KIMBALL AVE 1.534 NR
17. TRANSPORT WORKERS UNION, #513 O1 759 N KIMBALL AVE 1.949 NR
18. TOLL DALLAS TX LLC TZD 2025 SOUTHLAKE GLEN DR 0.230 NR
19. TOLL DALLAS TX LLC TZD 2029 SOUTHLAKE GLEN DR 0.245 NR
20. PATTERSON, BURTON AG 2149 E HIGHLAND ST 6.060 NR
City of
Grapevine
Case No. Attachment D
ZA17-043 Page 2
21. TOLL DALLAS TX LLC TZD 2032 SOUTHLAKE GLEN DR 0.281 NR
22. TOLL DALLAS TX LLC TZD 2024 SOUTHLAKE GLEN DR 0.320 NR
23. HUNING, ERIC SF1-A 2145 E HIGHLAND ST 2.615 NR
24. HUNING, ERIC A AG 2015 E HIGHLAND ST 0.808 NR
25. TOLL DALLAS TX LLC TZD 2016 SOUTHLAKE GLEN DR 0.323 NR
26. TOLL DALLAS TX LLC TZD 2020 SOUTHLAKE GLEN DR 0.318 NR
27. TOLL DALLAS TX LLC TZD 2028 SOUTHLAKE GLEN DR 0.316 NR
28. Superintendent of Carroll ISD NR
29. Superintendent of Grapevine Colleyville
ISD NR
30. Superintendent of Northwest ISD NR
31. Superintendent of Keller ISD NR
32. City of Grapevine NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-two (32)
Responses Received: None