Item 9 - ZA17-042 PP Highland CornerCase No.
ZA17-042
S T A F F R E P O R T
September 15, 2017
CASE NO: ZA17-042
PROJECT: Preliminary Plat for Lots 1-7 & 8X, Block A, Highland Corner EXECUTIVE
SUMMARY: On behalf of Resort Homes of Texas LP, G&A Consultants, LLC is requesting
approval of a Preliminary Plat for Lots 1-7 & 8X, Block A, 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 Preliminary Plat to
accommodate an eight (8) lot office development. 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. An associated
application for a Zoning Change and Site Plan (ZA17-043) and a Land Use
Plan Amendment (CP17-005) are concurrently being considered for the site.
VARIANCE
REQUESTED: The following variance is being requested in relation to the proposed plat:
ACTION NEEDED: 1. Conduct a public hearing
2. Consider Approval of Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Revised Plat Review Summary No. 3, dated September 15, 2017
(D) Surrounding Property Owners Map and Responses
Current Regulation Request
Subdivision Ordinance No. 483, as
amended, Section 8.1 Lotting
Requirements: Every lot shall abut on a
public street or a private street.
A variance has been requested. The applicant has proposed
a written regulation in the associated S-P-1 zoning to allow
Lots 5, 6 & 7 access via a mutual access easement rather
than directly from a public or private street since they do
not have direct frontage on Kimball Avenue.
Department of Planning & Development Services
Case No.
ZA17-042
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Plat
Link to S-P-1 regulation document
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
ZA17-042 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
ZA17-042 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
ZA17-042 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.
DRAINAGE: 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 Plat Review Summary No. 3, dated September
15, 2017.
Section 9.01 Modifications and Variations:
A. Compliance: Where the Council finds that compliance with these
regulations would cause unusual hardship or extraordinary
difficulties because of exceptional and unique conditions of
access, location, shape, size, drainage, or other physical
features of the site, the requirements may be modified to mitigate
the hardship, provided that the public interest is protected and
the development is in keeping with the general spirit and intent of
this ordinance.
1. This section shall not be interpreted to permit the
Case No. Attachment A
ZA17-042 Page 4
development of land which is inherently unsuitable for the
use proposed.
2. Any modification will not have the effect of preventing the
orderly subdivision of other land in the area in
accordance with the provisions of this ordinance.
B. Discretion of Council: At the discretion of the Council, the normal
standards and requirements of this ordinance may also be
modified in the case of a Planned Unit Development. Such
departures from the standards specified may be made only when
the Council finds that the plan provides for convenience and safe
access, adequate space for recreation, and provision for light and
air, and offers all essential utility services and necessary public
and other facilities, and is in conformance with all provisions of the
City Code which specifically apply to Planned Unit Development.
Case No. Attachment B
ZA17-042 Page 1
Case No. Attachment C
ZA17-042 Page 1
REVISED PLAT REVIEW SUMMARY
Case No.: ZA17-042 Review No.: Three Date of Review: 09/15/17
Project Name: Preliminary Plat – Lots 1-7 & 8X, Block A, 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@keener.hostpilot.com Email: Justin@gacon.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/06/17 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. Correct the following discrepancies:
a. Distance number in the Legal Description, third paragraph, second sentence –
“391.16” does not match the distance label on plat which reads “391.20”
b. Spelling in the Legal Description, fifth paragraph, fifth sentence – “recode” should
read “recorded.”
c. Lot references in the Legal Description, seventh paragraph, first sentence AND
eighth paragraph, first-second sentence – “Lot 2, Block B” should read “Lot 16,
Block A.”
d. Lot reference in the Legal Description, eighth paragraph, second sentence – “Lot
3, Block B” should read “Lot 15, Block A.”
e. Distance number in the Legal Description, eighth paragraph, fourth sentence –
“121.95” does not match the distance label on plat which reads “121.96.”
f. Quantitative Land Use Schedule – bottom right hand corner – add Mixed Use.
2. Per Subdivision Ordinance No. 483, as amended, Section 8.1, all lots shall abut on a public
street or a private street. A variance has been requested. The applicant has proposed a
written regulation in the associated S-P-1 zoning to allow Lots 5, 6 & 7 access via a
mutual access easement rather than directly from a public or private street since they
do not have direct frontage on Kimball Avenue.
3. All lots must comply with the underlying zoning district regulations. As proposed, approval of
this plat is subject to receiving approval of an appropriate change of zoning. City Council is
scheduled to consider a request for rezoning to “S-P-1” Detailed Site Plan district and a Site
Plan (ZA17-043) for this property at its October 17, 2017 meeting. If the rezoning request is
approved or approved with conditions, the Preliminary Plat must comply with the approved
Site Plan as well as the S-P-1 zoning district.
Case No. Attachment C
ZA17-042 Page 2
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
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
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
Case No. Attachment C
ZA17-042 Page 3
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.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
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.
NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet, if
applicable.
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.
Case No. Attachment C
ZA17-042 Page 4
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:
2. Minimum size for water lines is 8”.
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:
3. 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.
Case No. Attachment C
ZA17-042 Page 5
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
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 portion of the subject property is part of a platted subdivision containing the remainder of Lot
1, Hanna Addition. Approval of a Plat Revision will be required to be recorded with the County
prior to issuance of a building permit.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
Case No. Attachment C
ZA17-042 Page 6
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA17-042 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
ZA17-042 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