Item 7B CITY OF
S0UTHLA1<,,..E
Department of Planning & Development Services
STAFF REPORT
September 25, 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 WA,
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 southwest corner of E. Highland
St. and N Kimball Ave.
The purpose of the request is to gain approval of a Zoning Change and Site
Plan from "AG" Agricultural District to "S-P-1" Detailed Site Plan District with "0-
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) open
space 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 and stone with
brick accents around the windows and doors 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 for a
factory-treated non-metallic matte finish.
SITE DATA:
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8X •
Zoning 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
(Current/Proposed)
Future Land Use MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MDR/OC MIXED/OC
(Current/Proposed)
Gross Acreage 0.843 0.666 0.548 0.592 0.954 0.573 1.28 0.61
Net Acreage 0.843 0.666 0.548 0.592 0.954 0.573 1.28 0.61
%of Site Coverage 22.65% 20.61% 25.11% 23.25% 14.44% 23.95% 10.74% N/A
%of Open Space 33.67% 27.64% 34.25% 23.80% 29.50% 30.05% 72.90% 95.64%
%of Imp. Coverage 66.33% 72.36% 65.75% 76.20% 70.50% 69.95% 27.10% 4.36%
Floor Area 8,319 SF 5,976 SF 5,994 SF 5,998 SF 5,994 SF 5,976 SF 5,999 SF N/A
(Gen/Med Office use)
Required Parking 42 30 30 30 30 30 30 N/A
(1:200)
Provided Parking 33 33 20 30 60 30 19 N/A
Case No.
ZA17-043
VARIANCES
REQUESTED: The following variances are being requested:
1. Driveway Ordinance No. 634, Section 5.2.d requires a minimum
stacking depth of 100' for both driveways. The applicant is requesting a
variance to allow stacking depths of approximately 30.3' for the northern
driveway and 48.5' for the southern driveway.
2. Driveway Ordinance No. 634, Section 5.1 requires a minimum distance
of 200' from a commercial driveway to an intersection along an arterial
roadway. The applicant is requesting a variance to allow the spacing
from the southern driveway to the intersection of N. Kimball Ave. and
Southlake Glen Dr. to be approximately 100'.
3. Alternate Site Plan "Option B" only - Driveway Ordinance No. 634,
Section 5.2.c prohibits commercial driveways on collector or local
streets unless the tract or lot has no other public access. E. Highland St.
is shown as a two-lane undivided collector with 70' of right of way on the
Master Thoroughfare Plan. Approval of a variance is required to allow
the driveway onto E. Highland St.
The Planning and Zoning Commission recommended approval of the item at their September 21,
2017 meeting with the following conditions:
P&Z Conditions Applicant's Response
Two spaces have been eliminated on each
Eliminate at least two spaces on either side of side of the southern driveway increasing the
the southernmost entrance to the property off stacking depth from approx. 30.3' to approx.
Kimball. 48.5' and two spaces have been removed from
the south side of the northern driveway.
The applicant has stated that, whenever
Mechanical equipment will not be allowed along possible, all mechanical equipment will be
N. Kimball Ave. and any mechanical equipment placed on a portion of the building not facing N.
that is on the side of the buildings but still visible Kimball Ave. If that is not practical, then
from N. Kimball Ave. will be appropriately will be fully screened from view
y
screened. using wing walls of stone to match the building
or bushes of a height and thickness to fully
screen the equipment.
Noting the applicant's willingness at the Larger landscape beds along the building
Chairman's request to consider bulking up the facades facing Kimball Ave. have been
landscaping along N. Kimball Ave. provided.
An alternate site plan showing a driveway onto
E. Highland St. has been submitted. Note that
a driveway onto E. Highland St., which is
Noting the applicant's willingness to show an designated as a two-lane undivided collector
alternative site plan that includes access off of with 70'of right of way, will require approval of
E. Highland St. a variance to Driveway Ord. No. 634, which
prohibits commercial driveways onto collector
and local streets unless the site has no other
public access.
Case No.
ZA17-043
ACTION NEEDED: Consider 1St reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated September 25, 2017
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-728
Full Size Plans (for Commission and Council members only)
Link to . >werPoint Presentation
Link to Narrative
Link to "S-P-1" Regulations
Link to Plans
Page 1 - Site Plan
Page 2 - Site Data Summary Chart
Page 3 - Alternate Site Plan with E. Highland St. Driveway
Pages 4-9 - Civil Plans
Page 10 - Pedestrian Plan
Page 11 - Fencing and Screening Plan
Pages 12-14 - Landscape Plans
Page 15 - Tree Conservation Plan
Pages 16-22 - Elevations
Link to TIA Report dated September 5, 2017
Link to Consultant's Review of TIA Report
Link to SPIN meeting report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No.
ZA17-043
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 "0-1" 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 1
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 k
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. 14,A
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 2
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
Link to Consultant's Review of TIA
TREE PRESERVATION: There is approximately 7.9% existing tree cover on the site. For a
straight zoning case, Tree Preservation Ordinance 585-D would require
that 70% of the existing canopy 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. The proposed Tree Conservation Plan states approximately
70% of existing tree canopy cover will be preserved.
UTILITIES: Water
There is an existing 12"water line along the west side of N. Kimball Ave.
that will serve this property.
Sewer
There is an existing 8" sanitary sewer line along the west side of N.
Kimball Ave. that will serve this property.
DRAINAGE: Existing drainage on the property is generally sheet flow from the
northwest to the southeast across the property. A detention pond is
proposed in the open space lot at the south of the property. 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
PLANNING AND ZONING
COMMISISON ACTION: September 21, 2017; Approved (5-0) subject to the staff report dated
September 21, 2017 and Revised Site Plan Review Summary No. 3,
dated September 21, 2017, specifically approving the two variances
requested related to the driveway ordinance, however noting that the
applicant has agreed that for his presentation to City Council, he will be
willing to eliminate at least two spaces on either side of the
southernmost entrance to the property off Kimball and will include that in
his materials, additionally noting that any mechanicals will not be
allowed along Kimball, any mechanicals that are on the side of the
buildings but still visible from Kimball will be appropriately screened,
Case No. Attachment A
ZA17-043 Page 3
also noting the applicant's willingness at the Chairman's request to
consider bulking up his landscaping along Kimball for his application for
City Council and lastly, noting the applicant's willingness to show an
alternative site plan that includes access off of Highland St.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated September 25,
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
harmony with the spirit and purpose of this ordinance. The
decision of the City Council shall be final.
General
Development Applies? Comments
Standards
Overlay Regulations Yes Subject to requirements of Residential Adjacency Overlay
Requirements Met
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
Not to exceed 65% of total lot area. Requirement Met per
Impervious Coverage Yes proposed S-P-1 Regulations for a total 65% overall(not
individual lots)
Subject to requirements of Zoning Ordinance No. 480, Sec. 42
Bufferyards Yes 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
Required per Pathways Master Plan
Existing 6'sidewalk along N. Kimball Ave. and 4'sidewalk
Sidewalks Yes along Southlake Glen Dr. Proposed 8'sidewalk along E
Highland St. - Requirement Met
Case No. Attachment A
ZA17-043 Page 4
Vicinity Map
Highland Corner
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Case No. Attachment B
ZA17-043 Page 1
SITE PLAN & COMP PLAN REVIEW SUMMARY
Case No.: ZA17-043 & CP17-005 Review No.: Four Date of Review: 09/25/17
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:Ifletchera-ci.south lake.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 100 feet from the centerline of the
driveway to the intersecting right of way line.
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 48.5 feet. A variance to Driveway Ordinance No. 634 has been
requested to allow stacking depth as proposed.
3. Please provide a color rendering of the proposed retaining walls and specify materials to be
used.
4. Please 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.
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.
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.
Staff recommends providing a materials sample board.
Case No. Attachment C
ZA17-043 Page 1
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(a)ci.south lake.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
unless regulation `b' is approved by City Council to allow building footprints and elevations to
be altered and adjusted.
2. There is approximately 7.9% existing tree cover on the site. For a straight zoning case, Tree
Preservation Ordinance 585-D would require that 70% of the existing canopy be preserved per
the Table 2.0 below. For property sought to be zoned for an S-P-1 Detailed Site Plan District,
the City Council shall consider the Tree Conservation Plan in conjunction with the
corresponding development application. The proposed Tree Conservation Plan states
approximately 70% of existing tree canopy cover will be preserved.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on Minimum percentage of the
the entire site existing tree cover to be
preserved*
- 0% -20% 70%
20.1 —40% 60%
- 40.1% - 60% 50%
160.1% - 80% 40%
180.1% - 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 application. The City Council shall approve the Plan or Analysis if the
Council finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so
as to maximize the preservation of environmental features of the property including
mature tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Case No. Attachment C
ZA17-043 Page 2
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer
residential areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
V. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to
this Ordinance.
Please be aware that all existing trees shown to be preserved on the City Council approved
Tree Conservation Plan must be preserved and protected during all phases and construction
of the development. Alteration or removal of any of the existing trees shown to be preserved
on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and
the zoning as approved by the Southlake City Council. Please ensure that the layout of all
structures, easements, utilities, structures grading, and any other structure proposed to be
constructed do not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. On the Site Plan and Landscape Plan the type of bufferyards labeled 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.
2. In the Bufferyard Summary Chart the South 1 and South 2 bufferyards and their corresponding
`Required' plant materials are incorrect. The South 1 bufferyard is required to be a 10' — F1,
and the South 2 bufferyard is required to be a 10' — B.
The applicant may choose to `Provide' a more intense bufferyard than the `Required'
bufferyard but may not `Provide' a less intense bufferyard than what is `Required'.
3. Provide the bufferyard lengths in the `Provided' sections of the Bufferyards Summary Chart.
4. Ensure that the quantities of plant materials shown in the landscape design, Plant List, and
Bufferyards and Interior Landscape Summary Charts match. For instance, there are a total of
thirty-five (35) Canopy Trees within the Plant List and `Provided' sections in the Bufferyards
and Interior Landscape Summary Charts, but only thirty-three (33) in the landscape design.
Also, 111 Accent Trees are shown in the plant list but the quantities in the summary charts
sum to only 102 Accent Trees provided and 908 shrubs are shown in the plant list but the
quantities in the summary charts sum to 994 shrubs provided.
5. Provide the required Canopy Trees, or Accent Trees if within the overhead power line
easement, and associated required plant material within the parking island landscape areas at
the end of rows of parking.
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
Case No. Attachment C
ZA17-043 Page 3
been met as determined at the time of inspection for a Permanent Certificate of Occupancy.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sandersona-ci.south lake.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.citvofsouthlake.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
ZA17-043 Page 4
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".
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.citvofsouthlake.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
ZA17-043 Page 5
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclementsa-ci.south lake.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.
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.
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.
Case No. Attachment C
ZA17-043 Page 6
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.
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.
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 encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
Denotes Informational Comment
Case No. Attachment C
ZA17-043 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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ZoningPhysicalAddress • - 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 131 1200 N KIMBALL AVE 3.176 NR
12. FORDHAM,SCOTT SF1-A 2020 E HIGHLAND ST 0.891 O
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 01 759 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. IPATTERSON, BURTON AG 2149 E HIGHLAND ST 6.060 NR
Case No. Attachment D
ZA17-043 Page 1
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 NR
ISD
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: One (1) - Attached
Case No. Attachment D
ZA17-043 Page 2
Notification Response Forr6 r
ZA17-043
Meeting Date: September 21, 2017,at 6:30 PM
FORDHAM, SCOTT
2020 E HIGHLAND ST
COPPELL TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Beirg the owner(s) of the property so noted above. are hereby
n favor of a posed t undecided about
(circle or underline one)
the proposed Zoning Change and Site Plan referenced above.
Space for comments regarding your position:
4�4-
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Signature: Date: L?
Additional Signature: r Date:
Printed NameM-1
Must be pmp"owners)wwee narrb*s;are r1ried ad top ottwcwlmA rnntw rtws kan4N Dego hnent. one Form Per property
Phone Number (optional), 3D C
Case No. Attachment D
ZA17-043 Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-728
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS TRACT 2C, T. MAHAN SURVEY, ABSTRACT
NO. 1049, AND LOT 1A1A, HANNA ADDITION, AN ADDITION
TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS,
BEING APPROXIMATELY 6.068 ACRES, AND MORE FULLY
AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT TO "S-P-1" DETAILED SITE PLAN
DISTRICT AS DEPICTED ON THE APPROVED SITE PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT "B", SUBJECT TO THE SPECIFIC REQUIREMENTS
CONTAINED IN THIS ORDINANCE; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL
WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A
SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE
OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and
use of buildings, other structures and land for business, industrial, residential and other
purposes, and to amend said ordinance and map for the purpose of promoting the public
health, safety, morals and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
Case No. Attachment E
ZA17-043 Page 1
District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called
by the City Council did consider the following factors in making a determination as to whether
these changes should be granted or denied: safety of the motoring public and the pedestrians
using the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and
effect of such lights on established character of the neighborhood; location, lighting and types
of signs and relation of signs to traffic control and adjacent property; street size and
adequacy of width for traffic reasonably expected to be generated by the proposed use
around the site and in the immediate neighborhood; adequacy of parking as determined by
requirements of this ordinance for off-street parking facilities; location of ingress and egress
points for parking and off-street loading spaces, and protection of public health by surfacing
on all parking areas to control dust; effect on the promotion of health and the general welfare;
effect on light and air; effect on the over-crowding of the land; effect on the concentration of
population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered
among other things the character of the districts and their peculiar suitability for particular
uses and the view to conserve the value of the buildings, and encourage the most
appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public
Case No. Attachment E
ZA17-043 Page 2
interest clearly requires the amendments, and that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the
changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic,
and other dangers, promotes the health and the general welfare, provides adequate light and
air, prevents the over-crowding of land, avoids undue concentration of population, and
facilitates the adequate provision of transportation, water, sewerage, schools, parks and
other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that
there is a necessity and need for the changes in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the tract or tracts of land requested for a change since the tract or tracts of land
were originally classified and therefore feels that the respective changes in zoning
classification for the tract or tracts of land are needed, are called for, and are in the best
interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote
the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of
Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and
amended, is hereby amended so that the permitted uses in the hereinafter described areas
be altered, changed and amended as shown and described below:
Case No. Attachment E
ZA17-043 Page 3
Being described as Tract 2C, T. Mahan Survey, Abstract No. 1049, and Lot
WA, Hanna Addition, an addition to the City of Southlake, Tarrant County,
Texas, being approximately 6.068 acres, and more fully and completely
described in exhibit "A" from "AG" Agricultural District to "S-P-1" Detailed Site
Plan District as depicted on the approved Site Plan attached hereto and
incorporated herein as Exhibit "B", and subject to the following conditions:
1 .
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City
of Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texas. All existing
sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning
Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and
affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and the general welfare of the community. They have been designed, with respect to
both present conditions and the conditions reasonably anticipated to exist in the foreseeable
future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-
crowding of land; to avoid undue concentration of population; and to facilitate the adequate
provision of transportation, water, sewerage, drainage and surface water, parks and other
commercial needs and development of the community. They have been made after a full and
Case No. Attachment E
ZA17-043 Page 4
complete hearing with reasonable consideration among other things of the character of the
district and its peculiar suitability for the particular uses and with a view of conserving the
value of buildings and encouraging the most appropriate use of land throughout the
community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except
in those instances where provisions of those ordinances are in direct conflict with the
provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and
that if the validity of the zoning affecting any portion of the tract or tracts of land described
herein shall be declared to be invalid, the same shall not affect the validity of the zoning of
the balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and,
as to such accrued violations and all pending litigation, both civil and criminal, whether
Case No. Attachment E
ZA17-043 Page 5
pending in court or not, under such ordinances, same shall not be affected by this ordinance
but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and
place for a public hearing thereon at least ten (10) days before the second reading of this
ordinance, and it this ordinance provides for the imposition of any penalty, fine or forfeiture for
any violation of any of its provisions, then the City Secretary shall additionally publish this
ordinance in the official City newspaper one time within ten (10) days after passage of this
ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
PASSED AND APPROVED on the 1St reading the day of , 2017.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment E
ZA17-043 Page 6
PASSED AND APPROVED on the 2nd reading the day of , 2017.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
ZA17-043 Page 7
EXHIBIT "A"
Being described as Tract 2C, T. Mahan Survey, Abstract No. 1049, and Lot WA, Hanna
Addition, an addition to the City of Southlake, Tarrant County, Texas, being approximately
6.068 acres, and more fully and completely described below:
Reserved for metes and bounds description
Case No. Attachment E
ZA17-043 Page 8
EXHIBIT "B"
Reserved for approved Site Plan
Case No. Attachment E
ZA17-043 Page 9