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Item 7 - 807 E Southlake Blvd OfficesCase No. ZA1 7-082 S T A F F R E P O R T June 1, 2018 CASE NO: ZA1 7-082 PROJECT: Zoning Change and Site Plan for 807 E. Southlake Blvd. Offices EXECUTIVE SUMMARY: Blake Architects is requesting approval of a Zoning Change and Site Plan for 807 E. Southlake Blvd. Offices on property described as Tract 3A01, O.W. Knight Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas and located at 807 E. Southlake Boulevard, Southlake, Texas. Current Zoning: "AG" Agricultural District. Proposed Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #9. DETAILS: The property is located on the south side of E. Southlake Boulevard, approximately 550 feet west of Tower Boulevard. 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 “O-1” Office District uses to accommodate the development of three (3) approximately 7,700 square foot medical office buildings. The development proposes to add 153 standard and 11 handicap parking spaces to the site. The proposed Site Plan shows access to E. Southlake Blvd. to the north and Zena Rucker Rd. to the south. There are two common access drives proposed to connect to the existing Zelda Offices development to the west and two common access stub-outs to the property to the east which will connect with future development of that site. Right of way dedication for a future decel lane is shown on the northeast boundary on the proposed Site Plan. The trips generated by the future adjacent lot to the east are anticipated to exceed the threshold for a decel lane resulting in the likelihood that TxDOT will permit a modified decel lane in this location. SITE DATA: 807 E. Southlake Blvd. Offices Gross Acreage 3.06 Existing Zoning AG Proposed Zoning S-P-1 Impervious Coverage 68% Open Space (%) 32% Existing Tree Cover on Site (%) 37% Tree Cover being Preserved (%) 74% Department of Planning & Development Services Case No. ZA1 7-082 Number of Lots 1 proposed (currently unplatted) Number of Buildings 3 Total Floor Area 23,100 sq. ft. Parking Calculation 8 spaces for first 1,000 sq. ft. plus 1 space per 150 sq. ft. of remaining floor area = 157 spaces required Provided Parking 164 spaces DEVELOPMENT REGULATIONS: “S-P-1” Detailed Site Plan District for 807 E. Southlake Blvd. Offices This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the “O-1” Office District uses and regulations with the following exceptions: Permitted Uses: All uses in the “O-1” Office District shall be permitted. Development Regulations: - Allow a maximum impervious coverage of 68% - Allow the south bufferyard as proposed Driveway Variance: - Allow an approximately 128 foot spacing distance from centerline of Drive ‘D’ to centerline of future driveway to the west. VARIANCES REQUESTED: The following variance is 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 The Driveway Ordinance No. 634 requires a minimum spacing distance of 150 feet between driveways. The applicant is requesting approximately 128 feet between Drive ‘D’ and the future drive to the west. Case No. ZA1 7-082 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 6, dated May 29, 2018 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) • PowerPoint Presentation • Narrative / “S-P-1” Regulations • Plans • SPIN Report STAFF CONTACT: Dennis Killough (817) 748-8072 Lorrie Fletcher (817) 748-8069 Case No. Attachment A ZA17-082 Page 1 BACKGROUND INFORMATION OWNER: Southlake Health & Wellness APPLICANT: Blake Architects PROPERTY SITUATION: 807 E. Southlake Blvd. LEGAL DESCRIPTION: Tract 3A01, O.W. Knight Survey, Abstract No. 899 LAND USE CATEGORY: Office Commercial CURRENT ZONING: “AG” Agricultural District PROPOSED ZONING: “S-P-1” Detailed Site Plan District HISTORY: - The property is currently unplatted and undeveloped. CITIZEN INPUT: A SPIN meeting was held on October 24, 2017. SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Office Commercial which is defined in the Southlake 2035 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 There in an existing 8’ sidewalk along Southlake Boulevard. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The development will be accessed from E. Southlake Boulevard and Zena Rucker Road. In addition, there are four (4) common access easements proposed on the site plan; two (2) connecting to the east property and two (2) connecting to the west property. Case No. Attachment A ZA17-082 Page 2 Traffic Impact A Traffic Impact Analysis (TIA) threshold worksheet was submitted and reviewed by staff. No TIA will be required for this project. TREE PRESERVATION: The proposed tree preservation complies with Tree Preservation Ordinance No. 585-E requirements. The site contains 37% existing tree cover and the underlying O-1 Office District zoning would require that 60% be preserved. The applicant is proposing 74% tree preservation. LANDSCAPE & BUFFERYARD: Existing tree credits are proposed to be taken for trees within the south, east, west bufferyards, and within the interior landscape area. There are no existing trees proposed to be preserved within the south bufferyard area and 3 canopy trees, and 2 accent tree credits are proposed to be taken for the required south bufferyard plantings. The applicant is proposing the south bufferyard be approved as presented. UTILITIES: Water There is an existing 12-inch water line running along the south side of E. Southlake Blvd. that will serve this development. Sewer There is an existing 8-inch sanitary sewer line along the west side of the adjacent property that will serve this development. STAFF COMMENTS: Attached is Site Plan Review Summary No. 6, dated May 29, 2018. General Development Standards Applies? Comments Overlay Regulations Yes Subject to requirements of Corridor 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 Impervious Coverage Yes Not to exceed 65% under O-1 underlying zoning district S-P-1 regulation written to allow 68% Parking Yes Required parking per use and square footage equates to 157 spaces. Requirement Met. 164 spaces proposed to be provided Bufferyards Yes Subject to requirements of Zoning Ordinance No. 480, Sec. 42 Requirements met for East, West and North bufferyards. S-P-1 regulation written to allow South bufferyard as proposed. 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-E Requirement Met Case No. Attachment B ZA17-082 Page 1 Case No. Attachment C ZA1 7-082 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA17 -082 Review No.: Six Date of Review: 5/29/18 Project Name: Zoning Change and Site Plan – 807 E Southlake Blvd Offices APPLICANT: Roger “Skip” Blake OWNER: Mark Valente Blake Architects Southlake Health and Wellness Development 1202 S White Chapel Blvd 3160 N Tarrant Pkwy, Ste 404 Southlake, Texas 76092 Fort Worth, Texas 76177 Phone: 817-488-9397 Phone: 214-384-1642 Email: blakearch@verizon.net Email: markvalente@hotmail.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY 5/21/18 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. Provide written legal description and graphic exhibit on separate document with PLS stamp. 2. Correctly show the right-of -way, centerline and pavement width/type for Zena Rucker Road. Additional ROW dedication appears to be needed through the southwest portion of the property to comply with the Master Thoroughfare Plan. 3. The required spacing from Driveway ‘D’ to the future private drive to the west is 150 feet. A variance has been requested. * An executed common access agreement will be required for Driveway ‘A’ prior to issuing building permits. * Please note an application for a single-lot Plat Showing must be completed and all requirements of Subdivision Ordinance No. 483, as amended, met before recordation in Tarrant County records. * Please address comments below from the Fire Marshal. Required labels and measurements are not shown on the submitted plan. Updated utility plans are required. _________________________________________________________________________________ Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Case No. Attachment C ZA1 7-082 Page 2 Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * The proposed tree conservation does comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. The site contains 37% existing tree cover and 60% of the existing tree cover is required to be preserved. 74% of the existing tree cover is proposed to be preserved. * 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 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. LANDSCAPE COMMENTS: 1. Existing tree credits are proposed to be taken for trees within the south, east, west bufferyards, and within the interior landscape area. There are no existing trees proposed to be preserved within the south bufferyard area and 3 canopy trees, and 2 accent tree credits are proposed to be taken for the required south bufferyard plantings. The applicant is requesting the south bufferyard as proposed. 2. Please ensure that all mechanical and A/C units, electrical boxes, and transformers are fully screened from the right-of -way. * 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. _________________________________________________________________________________ Case No. Attachment C ZA1 7-082 Page 3 Public Works/Engineering Review Steven Anderson, P.E. Deputy City Engineer 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. 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. RIGHT OF WAY: 1. Right of way for a future decel lane will need to be dedicated. The trips generated by the future adjacent lot will likely exceed the threshold for a decel lane. TxDOT is more likely to permit a modified decel lane in this location than deny it. 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. Case No. Attachment C ZA1 7-082 Page 4 _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: A complete automatic fire sprinkler system will be required for buildings over 6,000 square feet, with sprinkler protection extended into the attic space if comprised of combustible construction. (Per 2015 I.F.C. Sec. 903.2.11.9 as amended) (Fire line water supply not indicated on plans) The required backflow protection (double check valve) for the sprinkler systems can be located on the risers if the risers are within 100 feet of the water main, measured linearly along the length of the pipe. If the risers are further than 100 feet from the main, the double check valves shall be in vaults. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of 6’X6’ if it is located 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. (FDC locations not indicated on plans) Add FDC locations, wall mount or remote connection, and add fire hydrants as necessary to meet the distance requirements. FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter of buildings on a “hose-lay” basis 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) (Fire Lane must enter the property off of Southlake Boulevard and continue through the property to the south and connect to a dedicated fire lane or public street, or an approved turn-around will be required) 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) _________________________________________________________________________________ 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 right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. Case No. Attachment C ZA1 7-082 Page 5 * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * 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 ZA17-082 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Zoning Physical Address Acreage Response 1. LE, KEN SF20A 801 GATESHEAD CT 0.46 NR 2. POTHINENI, AJAY SF20A 807 GATESHEAD CT 0.46 NR 3. HERRING, ERICH J SF20A 805 GATESHEAD CT 0.46 NR 4. TRIPP, MELODI R SF20A 803 GATESHEAD CT 0.47 NR 5. RUCKER, ZENA SULLIVAN SP2 801 E SOUTHLAKE BLVD 0.88 NR 6. HOUZZ VENTURES LLC AG 807 E SOUTHLAKE BLVD 2.95 NR 7. RUCKER, ZENA SULLIVAN SP2 803 E SOUTHLAKE BLVD 0.72 NR 8. RUCKER, ZENA SULLIVAN SP2 805 E SOUTHLAKE BLVD 0.93 NR 9. HCP CRS2 LTACH-BAYLOR SOUTHLAK SP1 731 E SOUTHLAKE BLVD 4.52 NR 10. DEVANE CLARKE PARTNERSHIP LTD SP2 731 ZENA RUCKER RD 2.30 NR 11. LANDLOCK LLC RPUD 851 E SOUTHLAKE BLVD 3.99 NR 12. NOORNEEL LLC SP1 751 E SOUTHLAKE BLVD 0.18 NR 13. NOORNEEL LLC SP1 751 E SOUTHLAKE BLVD 1.63 NR 14. RUCKER, ZENA SULLIVAN TR AG 841 E SOUTHLAKE BLVD 4.14 NR 15. ZELDA PARTNERS LTD AG 811 E SOUTHLAKE BLVD 6.77 NR 16. FOXBOROUGH HOA INC SF20A 800 E SOUTHLAKE BLVD 0.92 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixteen (16) Responses Received: None