PZ Item 12Case No.
ZA17-098
S T A F F R E P O R T
December 29, 2017
CASE NO: ZA17-098
PROJECT: Zoning Change and Site Plan for Southlake Villas
EXECUTIVE
SUMMARY: On behalf of Southlake Villas, LLC, Castle Development Group by BHB is
requesting approval of a zoning change and site plan from “S-P-1” Detailed Site
Plan District to “S-P-1” Detailed Site Plan District on property located at 500 E.
Southlake Boulevard. SPIN Neighborhood # 7.
DETAILS: The Southlake Villas development (approved January 6, 2015) is located on the
north side of East Southlake Blvd., approximately 480 feet west of Diamond
Blvd. Two of the four buildings are constructed and the third building (Building
C) is anticipated to be under construction soon. The owner has a prospective
tenant for Building ‘C’ that offers tutoring. Tutoring is not an allowed use under
the S-P-1 zoning currently in place. The purpose of this request is to amend the
S-P-1 zoning to include a commercial school use limited to tutoring as an
allowed use; limit the tutoring use to Building ‘C’; and, provide specific hours of
operation for the tutoring use. There are no structural, parking or landscape
changes being proposed with this application and all other stipulations of the
approved S-P-1 zoning are to remain.
Site Data Summary
Acreage 2.89 acres
Existing Zoning S-P-1
Proposed Zoning S-P-1
Future Land Use Office Commercial
Open Space (%) 41.18%
Impervious Coverage (%) 58.82% (O-1 cannot exceed 65%)
General Office Floor Area 11,224 sq. ft. (2 buildings)
Medical Office Floor Area 11,224 sq. ft. (2 buildings)
Total Building Floor Area 23,916 square feet (5,979 sq. ft. each)
Required Parking 115 spaces
Provided Parking 115 spaces
Department of Planning & Development Services
Case No.
ZA17-098
*The proposed amendments to the approved items are shown in red:
The list of uses is as follows:
General medical
practice
Out-patient
surgery
Medical
specialists
Physical therapy
Compounding
pharmacy
Audio therapy
Speech therapy
Other supporting health service
uses similar in nature and
character
Tutoring
Development Regulations:
This property shall be subject to the normal development regulations contained
within the respective sections of the Comprehensive Zoning Ordinance No.
480, as amended, to include the following:
1. To allow Building ‘B’ to encroach 15’ within the 50’ Building Setback
along Southlake Blvd.
2. To allow the proposed materials within the bufferyard as provided on the
site plan bufferyard summary chart.
3. To allow existing tree cover to be preserved at a minimum of 7.9%
(3,612 sq. ft.)
4. Site lighting shall be consistent with the Site Photometric Plan, providing
near zero light at property lines adjacent to residential properties, and a
maximum light pole height of 20’. Furthermore, site light poles shall be
equipped with motion sensor switches.
5. The two southern buildings, A and B, shall be medical use; and the two
northern buildings, C and D, shall be general office use. Tutoring use
will be limited to Building ‘C’ and the tenant will occupy the entire 5,979
sf building.
6. All trees immediately adjacent to residential properties shall be
Evergreen consistent with the Landscape Plan.
7. Tenant leases shall specify normal business hours of 8:00 AM to 5:00
PM Monday thru Friday and 8:00 AM to 12:00 PM Saturdays; however,
offices may open as early as 7:00 AM and close as late as 6:00 PM
Monday thru Friday and 2:00 PM Saturdays. Tutoring will be provided by
appointment only Monday through Friday from 2:45 pm to 6:45 pm
during the school year, and from 8:30 am to 6 pm during Summer.
8. No urgent care or emergency care uses shall be permitted within the
proposed development.
9. No uses with drive-thru operations shall be permitted within the
proposed development.
VARIANCE: Driveway Ordinance No. 634, as amended, requires a minimum stacking depth
of 75 feet at this location. A variance was previously approved under City case
ZA14-082 allowing the existing 42 foot stacking depth for the access drive to E.
Southlake Blvd.
ACTION NEEDED: 1. Conduct a Public Hearing
2. Consider approval of Zoning Change and Site Plan
Case No.
ZA17-098
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated December 20, 2017
(F) Surrounding Property Owners Map & Responses
Full Size Plans (for Commission and Council Members Only)
Link to Presentation
Link to Narrative
Link to S-P-1 Regulations
Link to approved Site Plan
Link to Ordinance 542b
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA17-098 Page 1
BACKGROUND INFORMATION
OWNER: Southlake Villas, LLC
APPLICANT: Castle Development Group by BHB
PROPERTY SITUATION: 500 E. Southlake Blvd.
LEGAL DESCRIPTION: Lot 7, Block 1, WW Hall No. 687 Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: S-P-1 – Detailed Site Plan District
PROPOSED ZONING: S-P-1 – Detailed Site Plan District
HISTORY: The Southlake Villas development was originally approved by City
Council on March 18, 2008. (ZA07-129)
November 3, 2009, City Council approved an amendment to the
Southlake Villas zoning/site plan which allowed a change to the original
approved request for the finish out of the attic space creating a 3rd floor
to Building 1 at the southeast corner of the lot. (ZA09-046)
January 6, 2015, City Council approved an amendment to the Southlake
Villas zoning/site plan subject to the staff report dated November 24,
2014 and granting the variance to the driveway ordinance and accepting
the drawings as presented for the elevations; including the revised list of
uses; noting that the compounding pharmacy, if developed, will only be
allowed in Building ‘B’ and will only use 50% of the square footage of
that building; noting that the 8 to 10 foot reference is only pertaining to
the canopy trees; and including the revised development regulations
noting the hours of operation and clarifying that those hours are the
hours open to conduct business and not the hours the business owner
may use his/her space. (ZA14-082)
A single-lot plat showing was processed and filed September 21, 2015.
(ZA14-087)
CITIZEN INPUT: A SPIN meeting is scheduled for January 9, 2018.
SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan
The Office Commercial category is a
commercial category designed and
intended for the exclusive use of
office and limited to 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
Case No. Attachment A
ZA17-098 Page 2
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.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan & Median Plan
The Southlake 2030 Master Thoroughfare Plan recommends Southlake
Boulevard to have 130’ of right-of-way. Adequate right-of-way exists for
this road.
Existing Area Road Network and Conditions
This location has one access drive to Southlake Boulevard. There is an
additional access point through a common access easement with the
adjacent property to the east.
WATER & SEWER: Water
There is an existing 12-inch water line which runs adjacent to Southlake
Boulevard that serves this development.
Sewer
There is an existing 8-inch sanitary sewer line adjacent to Southlake
Boulevard, as well as a 6-inch sanitary sewer line that runs
approximately 275 feet from southwest to northeast across the property.
TREE PRESERVATION: There are no additional trees proposed to be removed with this
application.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 20,
2017.
The planting of all the plant material required for the certificate of
occupancy for existing Buildings A & B remains pending at this time.
Staff is currently working with the applicant to ensure compliance with
the City Council approved landscape and bufferyard plans.
Case No. Attachment B
ZA17-098 Page 1
Case No. Attachment C
ZA17-098 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-098 Review No.: Two Date of Review: 12/20/17
Project Name: Zoning Change and Site Plan – Southlake Villas Office Development
APPLICANT: Castle Dev. Group by BHB OWNER: Southlake Villas, LLC
Konstantine Bakintas for Matt Macleod Jerome Hill
3801 William D Tate, Suite 500 1400 Shady Hollow Court
Grapevine, TX 76051 Keller, TX 76244
Phone: 817-251-8550 x301 Phone: 817-312-5901
Email: kb@bhbinc.com /
mwmacleod@castledevgroup.com
Email: ajhill1969@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/18/2017 AND WE OFFER THE
FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS
SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@ci.southlake.tx.us
* No changes to the site plan are proposed. The site remains subject to all previous conditions of
approval unless otherwise approved.
_________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
* 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:
* The planting of all the plant material required for the certificate of occupancy for existing
Buildings A & B remains pending at this time. Staff is currently working with the applicant to
ensure compliance with the City Council approved landscape and bufferyard plans.
# Denotes Required Items.
* Denotes informational Items.
Case No. Attachment C
ZA17-098 Page 2
_________________________________________________________________________________
Public Works/Engineering Review
Steve Anderson, P.E.
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
_________________________________________________________________________________
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 480, as amended.
* Stucco or plaster shall only be allowed 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.
* The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, Hardy plank,
or other materials of similar characteristics) shall not be considered a masonry material. (As
amended by Ordinance 480-PPP)
* 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.
Case No. Attachment C
ZA17-098 Page 3
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* The applicant should be aware that prior to issuance of a building permit a Plat Showing 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
ZA17-098 Page 1
Surrounding Property Owners & Responses
Southlake Villas
Owner Zoning Address Acreage Response
1. BLANCHARD, FELIX SF1-A 915B EMERALD BLVD 1.016 NR
2. NGUYEN, LONG T SF1-A 823 PEARL DR 1.025 NR
3. MABRY, JAY H SF1-A 913 EMERALD BLVD 1.011 NR
4. CALLOWAY'S NURSERY INC SP2 291 E SOUTHLAKE BLVD 3.107 NR
5. PROVIDENCE BANCSHARES CORP SP2 315 E SOUTHLAKE BLVD 1.072 F
6. PROVIDENCE BANCSHARES CORP SP2 325 E SOUTHLAKE BLVD 1.029 F
7. SOUTHLAKE 525 MEDICAL PROPERTI SP1 525 E SOUTHLAKE BLVD 1.170 NR
8. STAR REAL ESTATE COMPANY SP2 425 E SOUTHLAKE BLVD 1.041 NR
9. GLA PROPERTIES LLC SP2 415 E SOUTHLAKE BLVD 0.999 NR
10. SHIVKUMAR, POONAM SF1-A 917 EMERALD BLVD 1.177 NR
11. SPINOZZI, MICHAEL SF1-A 915 EMERALD BLVD 0.985 NR
12. MELLINGER, JAMES J SF1-A 919 EMERALD BLVD 1.075 NR
13. PHILIP, ISAAC J SF1-A 821 PEARL DR 1.253 NR
14. HOLT DENTAL CARE C2 600 E SOUTHLAKE BLVD 1.031 NR
15. DCTN3 381 OFFICE SOUTHLAKE TX C2 620 E SOUTHLAKE BLVD 1.047 NR
16. SOUTHLAKE VILLAS LP SP1 500 E SOUTHLAKE BLVD 2.906 NR
17. FERTILITY SPECIALISTS OF TEXAS SP1 540 E SOUTHLAKE BLVD 2.906 NR
18. TRES AMIGOS SOUTHLAKE VILLAS L SP1 530 E SOUTHLAKE BLVD 2.906 NR
19. SOUTHLAKE VILLAS LP SP1 520 E SOUTHLAKE BLVD 2.906 NR
20. KOOGLER PROPERTIES LLC SP1 510 E SOUTHLAKE BLVD 2.906 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty (20)
Responses Received: In Favor: One (1) Opposed: None (0)
Case No. Attachment D
ZA17-098 Page 1