Item 4LCase No.
ZA18-0052
S T A F F R E P O R T
January 8, 2019
CASE NO: ZA18-0052
PROJECT: Plat Revision for Lots 3R1 and 3R2, Block 1, Parkway Office Center
Addition
EXECUTIVE
SUMMARY: On behalf of Brian Zvonecek, North White Chapel, LLC is requesting approval of a
Plat Revision for Lots 3R1 and 3R2, Block 1, Parkway Office Center Addition on
property described as Tract 6C, Thomas M. Hood Survey, Abstract No. 706, City of
Southlake, Tarrant County, Texas and a portion of Lot 3, Block 1, Parkway Office
Center Addition (also described as Lot 3A, Block 1, Parkway Office Center
Addition), an addition to the City of Southlake, Tarrant County, Texas and located
at 1700 N. White Chapel Boulevard and 190 W. State Hwy. 114, Southlake,
Texas. Current Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #3.
DETAILS: This project is located on the north side of W. State Hwy. 114 and on the west side
of N. White Chapel Blvd.
The purpose of this request is to plat two lots in conformance with the previously
approved Zoning Change and Site Plan for White Chapel Office Complex (ZA18 -
0003), which includes a four-story, 43,861 square foot general office building on
approximately 2.220 acres. The existing property located at 190 W. State Hwy. 114
was also included in the Zoning Change and Site Plan request to allow the existing
property line between the two properties to be shifted to the west to align with the
shared driveway.
ACTION NEEDED: Consider approval of a Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 2, dated December 28, 2018
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link to Plans
Link to SPIN Report
Link to Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Department of Planning & Development Services
Case No. Attachment B
ZA18-0052 Page 1
BACKGROUND INFORMATION
OWNER: Brian Zvonecek
APPLICANT: North White Chapel, LLC
PROPERTY SITUATION: This project is located on the north side of W. State Hwy. 114 and on the
west side of N. White Chapel Blvd.
LEGAL DESCRIPTION: Tract 6C, Thomas M. Hood Survey, Abstract No. 706, and a portion of Lot
3, Block 1, Parkway Office Center Addition (also described as Lot 3A, Block
1, Parkway Office Center Addition)
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “S-P-1” – Detailed Site Plan District with “O-1” Office District uses limited to
General Office uses.
HISTORY: - “HC” Heavy Commercial and “LC” Light Commercial Zoning District
was placed on the property at some point prior to April 11, 1985.
- A Plat Showing for Lots 1, 2 and 3, Block 1, Parkway Office Center
Addition was approved April 2, 1985 and filed April 11, 1985.
- “R1” Retail 1 Zoning District was approved with the adoption of the
Zoning Ordinance No. 334 and the official Zoning Map in 1986.
- “C-2” Local Retail Commercial Zoning District was approved with the
adoption of the Zoning Ordinance No 480 and the official Zoning Map on
September 19, 1989.
- A Zoning Change and Site Plan for White Chapel Office Complex from
“C-2” Retail Commercial District to “S-P-1” Detailed Site Plan District was
approved September 4, 2018.
SOUTHLAKE 2035
COMPREHENSIVE PLAN: The 2035 Land Use Designation is Mixed Use.
Purpose: To provide an option for large-scale, master-planned, mixed use
developments that combine land uses such as office facilities, shopping,
dining, parks, and residential uses.
Definition: The range of activities 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. 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 previously discussed.
Case No. Attachment B
ZA18-0052 Page 1
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The property will access the S.H. 114 frontage road by way of two existing
driveways and one additional driveway connection will provide access to N.
White Blvd. The driveway connection onto N. White Chapel will be right-in
right-out only due to a median that is to be installed in White Chapel Blvd.
An additional driveway connection has been ad ded to the property to the
north. The Carillon Parc development to the east of White Chapel that is
currently in the approval process shows a driveway connection to N. White
Chapel Blvd. that is north of the White Chapel driveway connection shown
on the subject property. A full median opening on N. White Chapel is more
likely to line up with the Carillon Parc driveway, so the driveway connection
to the north could provide access to the full median opening with future
development of that site and the Carillon site.
Traffic Counts
SH 114 Frontage Rd (10W)
(Between White Chapel Blvd and Dove Rd)
24hr West Bound (3,473) East Bound
AM 256 (no hour stated) N/A
PM 829 (no hour stated) N/A
N White Chapel Blvd (60a)
(Between SH 114 and Dove Rd)
24hr North Bound (4,442) South Bound (3,508)
AM Peak AM (308) 7:15 – 8:15AM Peak AM (303) 7:15 - 8:15AM
PM Peak PM (803) 5:00 – 6:00PM Peak PM (304) 3:00 – 4:00PM
* Based on the (2017) City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this development.
Use Area/Units Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
ITE Code (710)
Existing 6,623 73 9 1 2 8
Proposed 43,861 482 60 8 11 54
Total 52,484 555 69 9 13 62
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: The submitted Tree Conservation Plan does not conform to the Tree
Conservation Plan approved with the Zoning Change and Site Plan. Trees
that were shown to be preserved and now are shown to be removed are
1403, 1419, 1420. 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 Coun cil.
UTILITIES: A 12” water line exists in the S.H. 114 right of way to serve the property.
Case No. Attachment B
ZA18-0052 Page 1
Sanitary sewer is not currently provided to the site, so an 8” sewer line will
be constructed to connect to the existing 8” sewer line in Kirkwood Blvd. at
St. Tropez or sewer will be provided by some other means prior to the plat
being recorded with the County.
DRAINAGE: Drainage on the majority of the property is carried to a detention pond
adjacent to S.H. 114 and then to a TxDOT inlet in the right of way. T he
southeast portion of the property drains to a TxDOT inlet at the intersection
of S.H. 114 and N. White Chapel Blvd.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held June 12, 2018. Please see the SPIN Report for
that meeting at the following link. Link to SPIN Report
A 2035 Corridor Planning Committee meeting was held on March 22, 2017.
Please see the Corridor Planning Committee Report for that meeting at the
following link. Link to Corridor Planning Committee Report
PLANNING AND ZONING
COMMISSION ACTION: January 3, 2019; Approved (7-0) subject to the staff report dated December
28, 2018 and Plat Review Summary No. 2, dated December 28, 2018.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated December 28, 2018.
Case No. Attachment B
ZA18-0052 Page 1
Case No. Attachment C
ZA18-0052 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-0052 Review No.: Two Date of Review: 12/28/18
Project Name: Plat Revision - Lots 3R1 and 3R2, Block 1, Parkway Office Center Addition
APPLICANT: Guy Hatcher ENGINEER: Clayton Redinger
North White Chapel, LLC DeOtte, Inc.
201 Countryside Ct. 420 Johnson Rd., Suite 303
Southlake, TX 76092 Keller, TX 76248
Phone: (817) 416-1975 Phone: (817) 253-5727
E-mail: guy@apndw.com E-mail: cr@deotte.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/17/18 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTH ER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748-8602.
1. The plat must conform to the underlying zoning district.
2. The Tree Conservation Plan must conform to the plan that was approved with the “S -P-1” Zoning
Change and Site Plan (ZA18-0003). Trees are shown to be removed on submitted plan that were
shown to be preserved on the approved plan. Changes to the Tree Conservation Plan from the
approved plan will require approval of a Zoning Change and Site Plan. See Landscape
Administrator’s comments below.
3. Place the City case number ZA18-0052 in the lower right-hand corner of the Tree Conservation
Plan.
4. Please add a written and graphic scale to the plat. 1” = 40’
5. A portion of the property was previously platted as Lot 3, Block 1, Parkway Office C enter Addition,
so please change the lot numbers on the face of the plat to Lots 3R1 and 3R2.
6. Please correct the spelling of “Addition” in the existing legal description under the title in the title
block.
7. There is a lienholder statement and signature block on the plat and a statement that there are no
liens against this property. Please determine if there is a lienholder on the property and remove
either the lienholder statement and signature block or the statement that there are no liens against
the property.
8. Change “we” to “I” in the owner’s dedication before the signature block.
* Provide easements for water, sewer, storm drains, detention pond, etc. per the approved “S -P-1”
Zoning Change and Site Plan (ZA18 -0003) and in compliance with approved construction plans.
Case No. Attachment C
ZA18-0052 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. The submitted Tree Conservation Plan does not conform to the Tree Conservation Plan approved
with the Zoning Change and Site Plan. Trees that were shown to be preserved and now are shown
to be removed are 1403, 1419, 1420.
Approved Tree Conservation Plan
2. Place the Tree Canopy Coverage calculations on the Tree Conservati on Plan.
* 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.
Case No. Attachment C
ZA18-0052 Page 3
Public Works/Engineering Review
Kevin Ferrer, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
GENERAL COMMENTS:
1. Under Notes, Add FEMA Firm Panel number and effective dates under while specifying floodplain
status.
2. Show amount of ROW dedication that is being dedicated with the plat.
3. Propose preliminary Utility plan to provide lot sanitary sewer service.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* 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. Show Water and Sanitary Sewer easements as specified on the Civil Documents.
2. Dedicate an easement for existing overhead on lot 1. Also ensure that there’s sufficient clearance
for Fire and Sanitation trucks, please coordinate with Fire Department.
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
* 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.
INFORMATIONAL COMMENTS:
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The Environmental
Coordinator will review the SWPPP. For instructions on how to complete the review of the
SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* 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.
Case No. Attachment C
ZA18-0052 Page 4
* A geotechnical report will be required for all private and public roadways. The geotechnical report
shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114.
Permit approval is required before beginning construction. Submit application and plans directly to
TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748 -
8082 to connect to the City’s sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
============= The following should be informational comments only ====================
* A SPIN meeting for the associated Zoning Change and Site Plan was held on June 12, 2018.
* Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan.
* All plats filed must have an original signed and stamped Tax Certificate submitted with it from each
taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and
that taxes for the current year have been paid. After September 1st, a certificate showing that the
taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is
required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant
County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across
from the old red courthouse). There is a service charge of $10 per account for this certificate. For
more information contact the Assessor/Collector’s office at 817 -212-6847.
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations
may be required pending review of construction plans.
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
Case No. Attachment C
ZA18-0052 Page 5
* 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.
* For Tarrant County filing, original signatures and seals will be required on one blackline mylar and
one blackline paper copy prior to filing the plat. The mylar and paper copies will not be accepted if
any erasures or original ink, other than signatures or seals, appear on the plat.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should c onsider streets, drainage, park dedication
requirements and fees, off -site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
Case No. Attachment D
ZA18-0052 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. SHIVERS, FRANCES BIRD EST AG 1800 N WHITE CHAPEL BLVD 1.20 NR
2. CLONINGER C2 210 W SH 114 0.39 NR
3. SUMMIT QI PROPERTIES LLC ECZ 1781 N WHITE CHAPEL BLVD 3.07 NR
4. SUMMIT QI PROPERTIES LLC ECZ 1775 N WHITE CHAPEL BLVD 0.32 NR
5. SUMMIT QI PROPERTIES LLC ECZ 100 E SH 114 4.60 NR
6. ZVONECEK, BRIAN SP1 1700 N WHITE CHAPEL BLVD 1.64 NR
7. HOPKINS DALLAS PROPERTIES LTD C2 140 W SH 114 0.85 F
8. CLONINGER & MOORE LP C2 204 W SH 114 0.58 NR
9. CLONINGER & MOORE LP C2 200 W SH 114 0.27 NR
10. SHIVERS FAMILY PTNRSHIP LTD AG 1900 N WHITE CHAPEL BLVD 39.54 NR
11. ZVONECEK, BRIAN C2 190 W SH 114 1.50 NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: Eight – (8)
Responses Received: One (1)
Case No. Attachment E
ZA18-0052 Page 1