Item 10Case No.
ZA18-0057
S T A F F R E P O R T
January 11, 2019
CASE NO: ZA18-0057
PROJECT: Zoning Change and Site Plan for District 114 at Kimball Park
EXECUTIVE
SUMMARY: On behalf of Medici Development Partners and Bruce and Michelle Fusselman ,
BOKA Powell, LLC is requesting approval of a Zoning Change and Concept/Site
Plan for District 114 at Kimball Park on property described as Lots 1 -6, Kimball
Park, an addition to the City of Southlake, Tarrant County, Texas and Lot A, Block
A, Briarwood Estates, Phase I (also known as Lot A1, Block A, Briarwood Estates,
Phase I) an addition to the City of Southlake, Tarrant County, Texas, located at
2100-2116 E. State Hwy. 114, Southlake, Texas. Current Zoning: "S -P-2"
Generalized Site Plan District and “C -3” General Commercial District. Proposed
Zoning: “S-P-2” Generalized Site Plan District. SPIN Neighborhood #4.
DETAILS: This project is located at the northeast corner of E. State Hwy. 114 and Cherry Ln.,
approximately 600 feet west of the intersection of E. State Hwy. 114 and N. Kimball
Ave.
The purpose of this request is to seek approval of a Zoning Change and
Concept/Site Plan to develop a three- and four-story, approximately 94,650 square
foot mixed use building on approximately 3.301 acres. The property includes the
existing Lot 2 of Kimball Park, which was originally approved for an approximately
10,000 square foot restaurant in the “S-P-2” zoning district and the existing Lot A,
Block A, Briarwood Estates, Phase I, which currently contains the Lake Cities
Animal Clinic in an approximately 1,306 square foot building at 2100 E. S.H. 114.
The Lake Cities Animal Clinic lot is currently zoned “C -3” General Commercial
District. The two lots are proposed to be combined into one lot that will be part of
the Kimball Park “S-P-2” zoning district. The proposed zoning on the lot is “S-P-2”
with “C-2” uses and regulations. The eastern portion of the mixed use building is
proposed to be four (4) stories and the western portion of the building is proposed
to be three (3) stories. The proposed uses will include general and medical office
predominantly on the upper floors with retail, restaurant and office uses on the first
floor. A four-level parking garage with 300 spaces is shown to be connected to the
rear of the building with direct access into the building. Multi-level parking garages
typically require approval of a Specific Use Permit, so the applicant has added the
garage as a permitted use in the proposed “S -P-2” regulations. Driveway access to
the garage is proposed off of Cherry Ln. Access to 48 surface parking spaces will
be from the main driveway into Kimball Park off of S.H. 114 and from a driveway on
Cherry Ln. The Land Use Designation on the lot at 2100 E. S.H. 114 is Office
Commercial. An amendment to the Land Use Map in the 2035 Comprehensive
Plan from Office Commercial to Mixed Use is requested for that lot (See Case No.
CP18-0005).
Department of Planning & Development Services
Case No.
ZA18-0057
Site Data Summary
Lot 2R
Existing Zoning “S-P-2” and “C-3”
Proposed Zoning “S-P-2”
Land Use Designation Mixed Use and Office Commercial
Proposed Land Use Designation Mixed Use
Gross/Net Acreage 3.301 ac.
Total Building Floor Area (sq.ft.)
Lobby
Retail
Restaurant
Medical Office
General Office
94,650
7,769
7,966
16,265
29,000
33,650
Building Height/Number of Stories 75’
4 stories
Open Space % 22.11%
Impervious Coverage % 77.89%
Total Parking Required (S-P-2) 348
Total Parking Spaces Provided 348
The “S-P-2” zoning for the proposed Lot 2R will follow the “C-2” Local Retail
Commercial District regulations with the following exceptions:
Regulation “C-2” “S-P-2”
Max. Impervious
Coverage 70% 70% for Kimball Park as a
whole
Maximum Height 35’
2 ½ stories
75’
4 stories
Front Yard
Setback 30’ on Cherry Ln. 20’ on Cherry Ln.
Bufferyards 25’ Type ‘’J’ along S.H. 114
10’ Type ‘B’ along north
10’ Type ‘E’ along S.H. 114
10’ Type ‘B’ along north
with no plant materials and
east and west bufferyard
plantings as shown
Off Street
Parking 521 spaces
348 spaces
(Kimball Park parked
as a whole)
VARIANCES
REQUESTED: 1) Driveway Ordinance No. 634, as amended, requires a minimum stacking depth
of 150’ if the average number of parking spaces per driveway is 200 or more
spaces and the total number of spaces is 200 or more spaces. The applicant is
proposing stacking depths of approximately 54’ on the southern Cherry Ln.
driveway and approximately 30’ on the existing S.H. 114 driveway. A variance was
approved with the original “S-P-2” zoning to allow the stacking depth as shown on
the S.H. 114 driveway. The parking garage does not have direct driveway access
to the rest of the site, so the required stacking depth on the two garage driveways
is 100’ (more than 200 spaces total and between 50 and 199 spaces per driveway).
Case No.
ZA18-0057
The applicant is proposing approximately 71’ of stacki ng depth for the southern
garage driveway and approximately 32’ for the northern driveway.
2) Driveway Ordinance No. 634, as amended, requires a minimum 100’ centerline
spacing between the garage driveways on Cherry Ln. A variance is requested to
allow the 60’ centerline spacing shown.
3) Driveway Ordinance No. 634, as amended, requires the minimum driveway
spacing from an intersection on Cherry Ln. to be 100’. The applicant is request a
variance to allow a spacing of approximately 40’ measured from the r ight of way
line/property line to the centerline of the driveway.
4) Driveway Ordinance No. 634, as amended, Section 5.2.c, prohibits commercial
driveways on collector or local streets unless the lot has no other access. A
variance may be required to allow the three driveways on Cherry Ln. The Director
of Public Works will make a determination on the need for a variance request.
5) A variance to Landscape Ord. No 544, as amended, is request to allow the
interior landscape area and materials as shown on th e plan.
6) A variance to Masonry Ordinance 557, as amended, is requested to allow the
percentage of masonry materials shown in the materials charts on the elevation .
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Concept/Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated January 11, 2019
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-657C
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative Variance Request Letter
“S-P-2” Regulations
Trip Generation Memo
Parking Analysis
Plans
Comprehensive Plan Analysis
SPIN Report
Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA18-0057 Page 1
BACKGROUND INFORMATION
OWNER: Medici Development Partners and Bruce and Michelle Fusselman
APPLICANT: BOKA Powell, LLC
PROPERTY SITUATION: This project is located at the northeast corner of E. State Hwy. 114 and
Cherry Ln., approximately 600 feet west of the intersection of E. State Hwy.
114 and N. Kimball Ave.
LEGAL DESCRIPTION: Lots 1-6, Kimball Park, an addition to the City of Southlake, Tarrant County,
Texas and Lot A, Block A, Briarwood Estates, Phase I (also known as Lot
A1, Block A, Briarwood Estates, Phase I
LAND USE CATEGORY: Mixed Use and Office Commercial
PROPOSED LAND USE
CATEGORY: Mixed Use
CURRENT ZONING: "S-P-2" Generalized Site Plan District and “C-3” General Commercial
District.
PROPOSED ZONING: "S-P-2" Generalized Site Plan District
HISTORY: - A Zoning Change from “O-1” Office District to “C-3” General Commercial
District for Lot A, Block A, Briarwood Estates, Phase I was approved in
1991 for Lake Cities Animal Clinic.
- A Zoning Change and Concept/Site Plan (ZA12-067) from “I-1” Light
Industrial District to “S-P-2” Generalized Site Plan District for Victory Lane
was approved by City Council on September 4, 2012.
- A Zoning Change and Concept/Site Plan (ZA13-135) from ““S-P-2”
Generalized Site Plan District to “S-P-2” Generalized Site Plan District for
Kimball Park was approved by City Council on March 4, 2014.
- A Preliminary Plat (ZA13-136) for Kimball Park was approved by City
Council on March 4, 2014.
- A Final Plat for Kimball Park was approved by the Planning and Zoning
Commission on May 8, 2014.
- A Zoning Change and Site Plan (ZA15-032) from ““S-P-2” Generalized
Site Plan District to “S-P-2” Generalized Site Plan District for revisions to
the Cambria Hotel Site Plan and Elevations was approved June 2, 2015.
- A Zoning Change and Site Plan (ZA15-142) from “S-P-2” Generalized Site
Plan District to “S-P-2” Generalized Site Plan District for The Offices at
Kimball Park to revise the previously approved S-P-2 Zoning and Concept
Plan for Kimball Park and to seek approval of a Site Plan for an
approximately 116,484 square foot four-story office building and a one-level
parking garage was approved March 1, 2016.
- A Site Plan (ZA17-002) for Kimball Park Lot 5 Retail/Restaurant, which
includes an approximately 9,176 square foot, one -story building on
approximately 1.27 acres was approved February 21, 2017.
SOUTHLAKE 2030/2035
COMPREHENSIVE PLAN: A detailed Comprehensive Plan Analysis has been prepared for this
development.
Case No. Attachment A
ZA18-0057 Page 2
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The property has access to surface parking from the existing main entry
driveway to Kimball Park on the S.H. 114 frontage road and from one
driveway on Cherry Ln. Access to the proposed multi-level parking
garage is from two driveways on Cherry Ln. There is no internal driveway
access from the parking garage to the rest of the Kimball Pa rk
development.
Traffic Counts
SH 114 Frontage Rd (007W)
(Between Kimball Ave. and SH 114 entrance ramp)
24hr West Bound (3,956) East Bound
AM 279 (11:45 – 12:45) N/A
PM 581 (17:15 – 18:15) N/A
* Based on the (2018) City of Southlake Traffic Count Report
Traffic Impact
A trip generation memo was prepared for this development. Please see
separate memo.
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585-D
since it is being rezoned.
There is approximately 15% existing tree cover on the site, of which,
approximately 15.7% is proposed to be preserved. A standard zoning
district would require that a minimum 70% of existing tree cover be
preserved.
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.
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 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;
Case No. Attachment A
ZA18-0057 Page 3
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.
UTILITIES: A 12” water line and an 8” sewer line exist in S.H. 114 to serve the
property.
DRAINAGE: Drainage on the property is generally from west to east to the main Kimball
Park driveway and then into the creek in the Kimball Park open space lot.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held December 11, 2018. Please see separate report.
A 2035 Corridor Planning Committee meeting was held on November 14,
2018. Please see the separate report.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated January 11, 2019.
Variance Approval Criteria for Drivewa y Ordinance No. 634, as
amended:
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 permit ted
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.
Variance Approval Criteria for Landscape Ordinance 544, as
amended:
VARIANCES AND APPEALS: Any applicant who desires a variance or
elimination of the requirements herein, or who desires to appeal a decision
by the Landscape Administrator, shall file a written appeal with the City
Manager for consideration by the City Council. Such appeal shall be
accompanied by adequate graphic reproductions, a written summary of the
request, and justification for such request. The City Council shall have the
authority to grant an interpretation or variance to the requirements of thi s
ordinance. In granting any variance, the City Council shall determine that a
literal enforcement of the regulations herein will create an unnecessary
hardship or a practical difficulty on the applicant, that the situation causing
the 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 b e in harmony with the
spirit and purpose of this ordinance. The decision of the City Council shall
Case No. Attachment A
ZA18-0057 Page 4
be final.
Variance Approval Criteria for Masonry Ordinance 557, as amended:
The City Council, upon application duly filed by the applicant and after a
public hearing, may grant a variance from the terms of this ordinance and
the requirements set forth herein upon an affirmative vote of a majority of
the City council members present and voting on such variance. The
application for a variance shall set forth in specific language the grounds or
reasons upon which such variance request is being made.
In granting any variance, the City Council shall determine that a literal
enforcement of the regulations will create an unnecessary hardship or a
practical difficulty on the applicant, that the situation causing the
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 develop ment of adjacent
properties, and that the granting of the variance will be in harmony with the
spirit and purpose of this ordinance.
The terms and conditions of the variance, if granted, shall be noted by
minute order. In the event that a variance application is denied by the City
Council, no other variance of like kind shall be considered or acted upon by
the City Council upon the same building or proposed building for a period of
six (6) months subsequent to said denial.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor Overlay and Residential Adjacency Overlay
Building Articulation Y “S-P-2” Regulation
Masonry Standards Y Masonry Ord. Variance Requested and “S -P-2”
Regulations
Impervious Coverage Y “S-P-2” Regulation
Bufferyards Y “S-P-2” Regulation
Interior Landscape Y Variance Requested
Tree Preservation Y Approved with “S-P-2” zoning
Sidewalks Y Complies
Case No. Attachment B
ZA18-0057 Page 1
Case No. Attachment C
ZA18-0057 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-0057 Review No.: Two Date of Review: 01/11/19
Project Name: Zoning Change and Concept/Site Plan – Kimball Park Phase IV
APPLICANT: Dennis Gulseth OWNER: Jeff Medici
Boka Powell, LLC Medici Development Partners
8070 Park Lane, Suite 300 2106 E. SH 114, Ste. 103
Dallas, TX Southlake, TX 76092
Phone: (972) 701-9000 Phone: (214) 784-1617
E-mail: dgulseth@bokapowell.com E-mail: jeff@medicidp.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/31/18 and 01/11/2019 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 RICHARD SCHELL AT (817) 748 -8602.
1. An appropriate plat must be processed, approved and recorded for the proposed Lot 2R.
2. Please make the following changes to the Concept Plan and Concept Data (Sheets S3.1 and
S3.2):
a. Show the parking spaces and islands on all developed lots as they currently exist and
correct the parking spaces provided for each lot and in total in the Concept Data chart as
needed. Parking islands were widened and spaces were reconfigured south of the building
on Lot 5, there are 8 spaces on each of the rows that show 9 spaces (two spaces
removed, see site plan with approved construction plan ). There are 50 spaces total on Lot
5 instead of the 52 spaces shown in the chart. Spaces were also removed by the
roundabout on the hotel lot (4 spaces exist instead of the 6 spaces shown on the
northernmost row by the roundabout). There are 209 spaces on Lot 1. Add parking row
count labels to Lot 1 with the correct number of spaces as they exist and revise the number
of spaces per lot and in total in the chart on the Concept Plan, in the S -P-2 regulations, and
in the parking analysis by Halff and Associates. The total number of spaces provided is
1106. Please also show any spaces that may be removed on Lot 1 for a pedestrian
connection to and from Lot 2R, if any.
b. Add a separate row for Land Use Designation (Proposed) and change the one shown
to (Land Use Designation (Existing). The proposed designation will be Mixed Use for all
of Lot 2R.
c. Show the footprint as one building using dashed lines across the covered walkway and
label the portion of the footprint that is covered walkway on ground floor.
3. Please make the following changes to the Site Plan (Sheet 3.0):
a. The required parking cannot exceed the parking provided. Correct the required parking in
the Site Data Summary Chart to 348, which is the required n umbers of spaces per the S-
P-2 regulations and not the required parking per Zoning Ord. No. 480.
Case No. Attachment C
ZA18-0057 Page 2
b. Add a separate row for Land Use Designation (Proposed) and change the one shown
to (Land Use Designation (Existing). The proposed designation will be Mixed Use for all
of Lot 2R.
c. In the Site Data chart, please remove the rows labeled “Building 1” and “Building 2” in the
Site Data chart and just show one row for the total proposed building footprint, the number
of stories and the building height. Show the overall height of 75’ only. Please add a row for
the garage footprint area.
d. Remove the “event space, interior and exterior” rows from the site data summary chart if
event space is not written in as a permitted use on page 1.
e. Please dimension the stacking depth on the S.H. 114 driveway per the Driveway
Ordinance. The correct dimension is from the edge of the driveway in front of the
building to the S.H. 114 right of way/property line . Approximately 30’ of stacking depth
is shown on the E. S.H. 114 driveway.
f. Please dimension the distance from the right of way line/property line to the centerline of
the driveway for the distance to an intersection on Cherry Ln. The minimum required
distance is 100’. A variance is requested.
g. The fire lane in front of the building scales to 22’ and not 24’ with and engineer’s scale.
Please ensure that there is adequate distance for the fire lane and parking as shown and
revise the plan so that all dimensions shown are to scale. Show the fire lane with a light
gray shading to the correct width.
h. Show the footprint as one building using dashed lines across the covered walkway and
label the portion of the footprint that is covered walkway on ground floor.
4. The following comments pertain to the Variance Request Letter:
a. The following variances are requested to the Driveway Ordinance No. 634, as amended:
i. The applicant is requesting variances to the stacking depths on all three driveways
on Cherry Ln. in addition to the main driveway on S.H. 114. The correct dimensions
for the garage driveways are 71’ for the southern driveway and 32’ for the northern
driveway. The stacking on the southernmost driveway is 54’. Please dimension the
stacking depth on the S.H. 114 driveway per the Driveway Ordinance. The correct
dimension is from the edge of the driveway in front of the building to the S.H.
114 right of way/property line. Approximately 30’ of stacking depth is shown on
the E. S.H. 114 driveway. The required stacking depth is 150’ on the southern
Cherry Ln. driveway and the SH 114 driveway (more th an 200 total spaces and
more than 200 spaces per driveway on the three Kimball Park driveways). The
parking garage does not have direct driveway access to the rest of the site, so the
required stacking depth on the two garage driveways is 100’ (more than 2 00
spaces total and between 50 and 199 spaces per driveway).
ii. A variance to the minimum centerline spacing between driveways is requested.
The required spacing on Cherry Lane is 100’ and a variance is requested to allow
the 60’ spacing between the two northernmost driveways on Cherry Ln.
iii. Please dimension the distance from the right of way line/property line to the
centerline of the driveway for the distance to an intersection on Cherry Ln. The
minimum required distance is 100’ and the requested distance is approximately 40’.
A variance is requested.
iv. A variance to Driveway Ordinance No. 634, as amended, Section 5.2.c, which
prohibits commercial driveways on collector or local streets unless the lot has no
other access may be required to allow the three dri veways on Cherry Ln. The
Case No. Attachment C
ZA18-0057 Page 3
Director of Public Works will make a determination on the need for a variance
request.
b. Both the minimum required interior landscape area and plant material are not provided . A
variance is requested to allow the landscape area and materials as shown.
c. A variance to Masonry Ordinance 557, as amended, is requested to allow the percentage
of masonry materials shown in the materials charts on the elevation .
5. Please make the following changes to the “S -P-2” regulations:
a. Also add to the regulation for the east and west bufferyard plantings to be allowed as
shown on the plan that this regulation is for Lot 2R as is stated in the two other bufferyard
regulations.
b. Remove the two regulations regarding driveway stacking depths on page 2. S -P-2
regulations can only modify requirements in the Zoning Ordinance and not in other
ordinances.
6. Please make the following changes to the elevations:
a. Swap the labels on the east and west elevations.
b. Please revise the façade material charts to show the pe rcentage of masonry and non -
masonry material per façade not counting windows, doors, roofs, glass construction
materials and walkway covers . A variance is requested to allow less than 80% of
each façade (not counting the windows, doors, glass, etc. listed) to be a masonry
material. Stucco and plaster shall only be considered a masonry material when applied
using a 3-step process over diamond metal lath to a 7/8 th inch thickness or by other
processes producing a comparable cement stucco finish with equal or greater strength and
durability specifications.
c. Please label the garage façade materials.
d. There appears to be only one driveway entrance on the west elevation, so please correct
the elevation or show the entrances and driveways on the rendering.
e. Based on the feedback from the Corridor Planning Committee, staff strongly recommends
providing a rendering that includes the landscaping to be provided along S.H. 114. Please
ensure that all landscaping shown on the renderings matches the materials shown on the
landscape plan. Please see the Landscape Administrator’s comment regarding plant
materials in the utility easement along S.H. 114 that contains the overhead power lines and
underground utilities.
f. Staff strongly recommends providing a material sample board of all exterior materials prior
to or at the Planning and Zoning Commission meeting.
7. Show the location, type, and height of all walls, fences, and screening devices, if any.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
Case No. Attachment C
ZA18-0057 Page 4
1. In response to the Tree Conservation Comments for the first review it says, “There are no trees
that will be preserved on Lot 2R.” On the resubmitted Tree Conservation Plan there are three (3)
existing trees within the south bufferyard area along E. SH 114 that are shown to be preserved. If
the trees are intended to be removed please show them as trees to be removed. Otherwise, if they
are removed/altered they will be required to be mitigated in accordance with the regulations of the
Tree Preservation Ordinance 585-E.
* The development is proposed to be “S-P-2” Zoning. If the development were proposed as straight
zoning it would not comply with the Existing Tree Cover Preserv ation Requirements of the Tree
Preservation Ordinance. There is 15% of existing tree cover on the site and a minimum of 70% of
the existing tree cover would be required to be preserved. The applicant is proposing to preserve
15.7% of the existing tree cover.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree cover
that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
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 includin g mature
tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
Case No. Attachment C
ZA18-0057 Page 5
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 stru cture proposed to be constructed do not
conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The applicant is requesting in the S-P-2 regulations that the south bufferyard adjacent to E. State
Highway 114 be a 10’ – E type bufferyard. A 25’ – J type bufferyard is typically required. The
applicant is showing no plantings in the north 10’ Type ‘B’ bufferyard. An S -P-2 regulation has
been added to allow no plantings in the north bufferyard. The bufferyard chart shows 62 shrubs
provided and no shrubs are shown. Please correct the chart or show the shrubs on the plan. A
regulation stating that the east and west bufferyard plantings are to be allowed as shown on the
plan since the required plantings are not to be provided.
A bufferyard may be used for passive recreation, such as pedestrian, bike, or equestrian trails,
provided that: (a0 no plant material is eliminated; (b) the total width of the bufferyard is maintained;
and (c) all other regulations of the bufferyards regulations and zonin g ordinance are met. In no
event shall the following uses be permitted in a bufferyard: playfields, stables, swimming pools,
tennis courts, or similar facilities, accessory buildings, parking facilities, or trash dumpsters.
2. Both the minimum required interior landscape area and plant material are not provided. A variance
is requested Provide the amount of interior landscape area actually being provided. In the Interior
Landscape Requirements summary chart provided on the Landscape Plan the building footprin t
area, required interior landscape area, and “Required” plant material quantities are incorrect.
Based on the data provided for the building foot print areas (53,996), the required interior
landscape area is 26,998 square feet.
3. A 5% reduction in interior landscape area is being taken for water conservation credits based on
Section 3.3e of the Landscape Ordinance 544 -B. An Irrigation Plan must be submitted to
determine if the Landscape Plan and associated do comply with Section 3.6 of the Landscape
Ordinance 544-B
3.3e Water Conservation Credits: Where irrigation systems in accordance with Section 3.6 b
herein are utilized in at least 75% of all shrub beds, the the required landscape area may
be reduced by 5%.
3.6 IRRIGATION REQUIREMENTS: All required landscape areas shall be irrigated by an
automatic irrigation system designed by a Licensed Irrigator, Landscape Architect or other
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professional authorized by the State to design such systems. Natural meadows of wild
flowers or other native habitat shall not be required to be irrigated.
a. Minimum Standards for Irrigation Systems: All irrigation systems shall be installed
and maintained in accordance with the landscape irrigation rules promulgated by
the Texas Commission on Environmental Quality (TCEQ) or successor agency, as
the same may be from time to time amended, and any applicable adopted City
Plumbing Codes.
b. Water Conservation: The City would like to promote the use of efficient irrigation
methods and practices. Where possible in planting beds, flood irrigation, porous
pipe or emitter/drip systems should be utilized. Where slopes do not allow flood
systems, flat spray heads should be utilized under shrubs rather than upward spray
heads on risers above shrubs. Lawn spray heads should have low pre cipitation
rates, run for longer periods of time, and water infrequently to promote deep root
growth for grasses.
c. Tree Irrigation Requirements: Provisions shall be made in the design of the
irrigation system to adequately provide water to the root zon e of newly planted
trees until they are established. This may be done through installation of a separate
zone providing bubbler irrigation, low-pressure drip systems or similar heads
directly adjacent to newly planted trees. Any lines providing heads near a tree shall
be installed radially to the trunk of the tree rather than crossing through the root
zone. The irrigation designer may propose other means of tree irrigation during
establishment, subject to approval by the Landscape Administrator.
d. Pressure Regulating Devices: All irrigation systems shall utilize pressure regulating
spray heads and rotor bodies in order to reduce system misting and aid in proper
water placement. All pressure regulating devices shall be installed per the
manufacturer’s directions.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Kevin Ferrer, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
GENERAL COMMENTS:
* This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
* Construction within FM 1709/1938/SH 114 right of way shall require a permit from TxDOT. Copy
of the approved TxDOT permit will be needed prior Pre -con request.
* 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.
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* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
* Detention ponds shall be dedicated by plat as drainage easements. The following note shall be
added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not
relieve a person of the responsibility of complying with all other applic able laws, including, but not
limited to, Section 11.086, Texas Water Code.
* 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.
* Permanent drainage or utility easement abandonment requires a council action.
WATER COMMENTS:
2. The new proposed water line alignment that is to replace the 12” shall have diameter of 12” up to
the reconnection to 12”s
* The Structure’s encroachment in the existing easement will need an Easement abandonment.
* Water lines cannot cross property lines without being in a n 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 1” inch meter must have a 1” 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.
DRAINAGE COMMENTS:
1. Pre and development condition shall have common outfall. Summary table shall compare existing
and development discharge location. All proposed outfall location shall be limited to pre-existing
condition, or justification provided to allow any increased runoff.
2. Clearly label all private and public storm sewer lines.
3. Differences between pre- and post- development runoff shall be captured in dete ntion pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100 - year storm events.
Detention may be required with any new proposed building construction. Describe how increased
runoff from site is being detained. Access easeme nts are needed for maintenance of detention
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ponds. Supporting documents for no detention may be submitted at the time of design phase, but
please note that if it is determined that detention is needed the Site Plan may require to be re -
approved.
4. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must
be installed outside the edge of pavement. Ordinance #605 defines easement requirements for
storm sewer:
30” RCP and under - 15’ easement
42” – 54” RCP - 20’ easement
60” – 66” RCP - 25’ easement
72” – 102” RCP - 30’ easement
Over 102” RCP – 3.5 times diameter
* 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.
* Provide inlet at the end of pavement of proposed street to intercept runoff before entering
adjacent property.
* Discharge of post development runoff must have no adverse impact on upstream and
downstream properties and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* 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.
* 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 syst em.
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* 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 p lacing 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.
Transportation Manager Review
Stephanie Taylor, P.E., PTOE
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
TRIP GENERATION UPDATE:
1. The City has received the update to the trip generation originally presented in the 2012
TIS and agrees with the conclusion that the new mixed -use development will generate
slightly fewer trips than the previously proposed restaurant use.
PARKING ANALYSIS:
1. Staff agrees that a deficit of 99 spaces can be overcome through demand fluctuations and
efficiencies gained through shared parking for the site overall; however, this may not be the
case for Lot 2R specifically. This portion of the site is not as well connected to the rest of
the development as the other lots, so visitors will not be able to easily access the surplus of
parking available on the other lots or enjoy the same shared parking efficiencies. The
current deficit of 173 spaces is significant and needs to be addressed through increased
pedestrian connectivity from parking areas to Lot 2 R, an increase in the parking garage
capacity on Lot 2R, or an alternate solution.
SITE PLAN:
1. Confirm that the east driveway for Lot 2R will be constructed in a manner that complies
with ADA guidelines. A minimum 5’ wide flat surface with a max cross slope of 2% should
be provided across the driveway, similar to the proposed configuration for the Cherry Ln.
driveways with sidewalks.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Both buildings must be completely covered by an automatic fire sprinkler system due to the total
square footage being in excess of 6,000 square feet.
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ZA18-0057 Page 10
The required backflow protection (double check valve) for the sprinkler systems 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 vault.
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. (Label riser room locations)
Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lanes on the property. (FDC location indicated for one building,
but not for the other building and parking garage on the plans) Add FDC locations, wall mount or
remote connection, and add/or relocate fire hydrants as necessary to meet the distance
requirements.
FIRE LANE COMMENTS:
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
* A SPIN meeting was held December 11, 2018.
* 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.
* 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.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* 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 D
ZA18-0057 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. KAUFMAN, JAMES C SF1-A 625 BRIARWOOD DR 1.35 NR
2. PARADIS, THOMAS MF1 450 CHERRY LN 0.94 NR
3. PATEL, HARSHADBHAI MF1 425 BRIARWOOD DR 1.03 NR
4. CLTH AND AR ASSOCIATES INC MF1 440 CHERRY LN 0.50 NR
5. CLTH AND AR ASSOCIATES INC MF1 430 CHERRY LN 0.50 NR
6. MC PROPERTIES INC SP1 1940 E SH 114 1.14 NR
7. LR SOUTHLAKE PARTNERS LP SP1 1980 E SH 114 1.53 NR
8. CARDARELLI, PAUL C2 2000 E SH 114 1.05 NR
9. BTH & RA ASSOCIATES INC MF1 400 BRIARWOOD DR 0.54 NR
10. MOSS, ANGELIA J SF1-A 550 CHERRY LN 1.09 NR
11. VAN TIL, ROBERT MF1 500 CHERRY LN 1.15 NR
12. PERKINSON, DOUGLAS ABLE SF1-A 575 BRIARWOOD DR 1.03 NR
13. TOWRY, JOHN EARL SF1-A 475 BRIARWOOD DR 1.13 NR
14. BROWN, RONNI SF1-A 600 BRIARWOOD DR 1.27 NR
15. TATE, JOHN T SP2 2120 E SH 114 0.92 NR
16. TEXAS PETRO CORP III SP2 2150 E SH 114 1.16 NR
Case No. Attachment D
ZA18-0057 Page 2
17. BRIARWOOD TOWNHOMES LP MF1 420 BRIARWOOD DR 0.57 NR
18. DRIGGERS, RANDALL D SF1-A 450 BRIARWOOD DR 1.06 NR
19. WAGNER, STEVEN R SF1-A 550 BRIARWOOD DR 1.05 NR
20. POKHREL, RAMESH K SF1-A 500 BRIARWOOD DR 1.07 NR
21. FIRST FINANCIAL TRUST & ASSET MF1 675 CHERRY LN 0.98 NR
22. COTY, ROB SF1-A 600 CHERRY LN 1.00 NR
23. LEE, K WAYNE SP2 566 N KIMBALL AVE 0.66 NR
24. KIMBALL LAKES PROPERTY OWNERS SP2 572 N KIMBALL AVE 0.39 NR
25. EKSTROM, DELTON E SF1-A 650 CHERRY CT 0.99 NR
26. SILVERADO SOUTHLAKE LLC SP1 2001 E KIRKWOOD BLVD 4.41 NR
27. HARRIS, KIMBERLY SUSAN SF1-A 700 CHERRY CT 0.95 NR
28. HALIM, EMIL A MF1 725 CHERRY CT 0.96 NR
29. CHERRY LANE PARTNERS LP O1 485 CHERRY LN 1.95 NR
30. FUSSELMAN, BRUCE C3 2100 E SH 114 1.78 NR
31. REYNAL, JOHN MF1 575 CHERRY LN 1.10 NR
32. VAN TIL, JOHN J MF1 625 CHERRY LN 1.00 NR
33. MDP KIMBALL PARK OFFICE LLC SP2 2108 E SH 114 5.17 NR
34. AOS INVESTMENTS GROUP INC O1 469 CHERRY LN 1.00 NR
35. FC SOUTHLAKE LLC SP2 2104 E SH 114 3.64 NR
36. KIMBALL ROAD LP I1 500 N KIMBALL AVE 1.60 NR
37. TDC MANAAGEMENT LLC SP2 560 N KIMBALL AVE 0.48 NR
38. ONCOR ELECTRIC DELIVERY CO LLC CS 550 N KIMBALL AVE 2.48 NR
39. HAGAR, STEPHEN T AG 479 N KIMBALL AVE 3.80 NR
40. BELF, BRETT AG 501 N KIMBALL AVE 3.40 NR
41. ST LAURENCE EPISCOPAL CHURCH CS 517 N KIMBALL AVE 6.43 NR
42. KP SOUTHLAKE JV LLC SP2 2112 E SH 114 1.30 NR
43. BOWEN SL LTD I1 450 N KIMBALL AVE 0.37 NR
44. SANDCO HOLDINGS LP SP1 420 N KIMBALL AVE 0.53 NR
45. BARGER EQUITY GROUP LLC I1 440 N KIMBALL AVE 0.33 NR
46. MDP SOUTHLAKE LLC SP2 2116 E SH 114 0.92 NR
47. MAYSE, RICHARD A SP1 2118 E SH 114 0.75 NR
48. MDP SOUTHLAKE LLC SP2 2114 E SH 114 2.97 NR
49. MDP SOUTHLAKE LLC SP2 2102 E SH 114 1.56 NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: Forty-seven – (47)
Responses Received: None (0)
Case No. Attachment E
ZA18-0057 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-657C
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 LOTS 1-6, KIMBALL PARK, AN ADDITION TO
THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND
LOT A, BLOCK A, BRIARWOOD ESTATES, PHASE I (ALSO
KNOWN AS LOT A1, BLOCK A, BRIARWOOD ESTATES, PHASE
I) AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT
COUNTY, TEXAS, BEING APPROXIMATELY 17.27 ACRES, AND
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A”
FROM “S-P-2” GENERALIZED SITE PLAN DISTRICT TO “S-P-2”
GENERALIZED SITE PLAN DISTRICT, AS DEPICTED ON THE
APPROVED CONCEPT AND SITE PLANS 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,
Case No. Attachment E
ZA18-0057 Page 2
WHEREAS, the hereinafter described property is currently zoned as “S-P-2” Generalized
Site Plan 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 ad 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 interest
Case No. Attachment E
ZA18-0057 Page 3
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 determine d 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 ad opted 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:
Being described as Lots 1-6, Kimball Park, an addition to the City of Southlake,
Tarrant County, Texas and Lot A, Block A, Briarwood Estates, Phase I (also
Case No. Attachment E
ZA18-0057 Page 4
known as Lot A1, Block A, Briarwood Estates, Phase I) an addition to the City of
Southlake, Tarrant County, Texas, being approximately 17.27 acres, and more
fully and completely described in Exhibit “A” from “S-P-2” Generalized Site Plan
District to “S-P-2” Generalized Site Plan District as depicted on the approved
Concept and Site Plans attached hereto and incorporated herein as Exhibit “B”,
and subject to the following conditions:
APPROVAL OF ORD. NO 480-657
S-P-2 Regulations for Ordinance No. 480-657
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Variances approved with Ord. No. 480-657
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Council Motion at 2nd Reading of Ordinance No. 480-657:
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following:
1. Approving requested variances—driveway and minimum required stacking and
Subdivision Ordinance 483, Section 8.01(A), as amended, which requires every lot
to be on a public or private street and as requested to allow the lots to be
configured as shown on the revised concept plan;
2. Also noting the requirements under this motion are pursuant to:
a. the revised renderings that were presented to Council this evening;
b. the Declaration of Covenants, Restrictions, and easements (CCR) as
presented to Council in the application this evening;
c. the revised landscape plan presented to Council (included in Attachment
“B” of this Ordinance);
d. the revised permitted uses, as presented from Adams Engineering in their
letter dated March 4, 2014, noting that the drive -through service will only be
allowed for Lot 4 (correction made in S-P-2 regulations);
e. also noting the balance of the concept plan for the buildings that are not
included in this site plan approval that it is Council’s expectation there will
be 100% masonry construction;
f. the permitted uses represented from Adams Engineering that the food
service hours of operations as noted in the application that “they will close
no later than 11:00 p.m.” that it is Council’s intention to have wording that
mentions that it will be “no earlier than 11:00 p.m. (correction made in S-P-2
regulations);
g. the office building in the concept plan will be a four story construction and
that additional parking will be presented on the first level underneath the
building;
h. pursuant to the revised concept/site plan as presented this evening and
(included in Attachment “B” of this Ordinance);
3. Concept Plan Review Summary No. 3, dated February 26, 2014:
8. Please make the following changes the Concept and/or Site Plans:
a. Show, label and dimension the width of the R.O.W. adjacent to
the site.
b. One 10’ x 50’ loading space is required for the hotel and that
space is provided on the west side of the building. Staff
recommends adding a loading space on the east side of the
building adjacent to the bar and restaurant or show how deliveries
to the kitchen and bar area will be made.
c. Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. Council
approval of a variance will be required to allow the lot
configuration as shown. A variance was granted by City Council.
Case No. Attachment E
ZA18-0057 Page 12
9. Please move the S-P-2 regulation regarding building articulation to the
section for Lot 1. The way the regulation is written, all future buildings
would be allowed to not meet the articulation requirements before City
Council has a chance to see the proposed elevations (corrected in the S-
P-2 regulations).
10. Revise the parking provided for Lot 1 in the Site Data Summary Chart on
the Concept Plan to 212 spaces.
11. Revise the office square footage in the first paragraph of Section 2.2 of
the TIA (48,000 s.f. should be 96,000 s.f.). The square footage is
correctly shown in Table 1 –Trip Generation Summary just below the
paragraph.
12. Please make the following changes with regard to easements:
a. Label the existing common access easement on Lots 6R and 7R, Block
1, Mesco Addition as shown on the plat recorded as Instrument No.
D211037987, Plat Records, Tarrant County, Texas.
13. All driveways/points of ingess/egress must comply with the Driveway
Ordinance No. 634, as amended). The following changes are needed:
a. The proposed driveway onto E. SH 114 does not meet the minimum 250
feet of spacing (60 feet shown) from an approved driveway and common
access easement located on Lot 7R, Block 1, Mesco Addition (case
ZA96-109). The driveway/common access easement on Lot 7R1, Block
1 is labeled to be abandoned. Prior to issuance of a permit for the
proposed driveway on SH 114, a copy of the executed and recorded
instrument(s) for the off-site and on-site common access easements and
agreement to abandon the common access easement and driveway on
the approved Lot 7R, Block 1, Mesco Addition (case ZA96 -109) must be
provided.
14. Revise the renderings and/or the Concept and Site Plans so that the
landscaped and sidewalk areas adjacent to the hotel entrance match.
The renderings are showing a landscaped area where a paved area is
shown on the Concept and Site Plans.
Tree Conservation Comments:
1. The submitted Development Regulations propose that the western
property line adjacent to the multi-family residential lots will be
screened with a vegetated screening of: existing plant material,
required plantings within the buffer and additional large shrubs and
accent trees planted within the bufferyard. There are a significant
amount of existing trees and associated vegetation along the west
and north property lines. Identify these trees and designate if they
will be preserved, removed, considered marginal, and show how the
Case No. Attachment E
ZA18-0057 Page 13
proposed west bufferyard landscaping will be integrated with the
existing vegetation.
2. The Preliminary Grading Plan shows that the McPherson Branch
Creek on Lot 6 is proposed to be graded and improved. There is one
large Post Oak tree on the back of Lot 7R, Block 1, Mesco Addition
that might be on the Kimball Park, Lot 6 property. The proposed
grading and south access drive look like they may alter the existing
tree. Please locate and identify this tree on the submitted plans.
Interior Landscape and Bufferyard Comments:
1. Some of the parking lot islands measure less than 12’ in width from
back-of-curb to back-of-curb. Parking lot islands shall have a
minimum width of 12’ back-to-back if curbed or 13’ edge-to-edge if
no curb is intended, and shall be equal to the length of the parking
stall.
2. No bufferyard is proposed along the east property line of Lot 6 in the
Summary Chart, but a bufferyard is shown on the concept plan. The
east bufferyard along the east property line of Lot 6 is required to be
a 5’ – A, adjacent to the commercial and office properties , and a 10’
– E along North Kimball Avenue. Include an S-P-2 regulation if a
bufferyard will not be provided.
3. Some of the Bufferyards on the Concept Plan and the Bufferyard
Summary Charts do not match.
1. Lot 3, west bufferyard is required to be a 10’ – B, and is labeled
10’ – C on the Concept Plan, and 5’ – A in the Bufferyard Summary
Chart.
4. The parking lot landscape islands are required to contain at least the
minimum of the required canopy tree as shown along with shrubs,
ground cover, ornamental grasses, seasonal color or a combination
of these plant materials. Turf grass is not acceptable vegetation
within the parking lot landscape islands.
Public Works/Engineering Review
General Comments:
1. Please provide an updated traffic impact analysis.
Preliminary Utility Comments:
1. No 90º bends, use 2-45º bends.
2. All waterlines to be public and in easements.
3. 12” waterline not on the City’s Master Water Plan, therefore no city
participation in upsizing.
4. Any sanitary sewer lines crossing lot lines will need to be public and
contained in easements.
5. Extend SS-1 west to property line.
6. Extend SS-4 to west property line.
Case No. Attachment E
ZA18-0057 Page 14
APPROVAL OF ORD. NO 480-657a
(Changes to Lot 1 - Cambria Hotel only)
S-P-2 Regulations for Ordinance No. 480-657a
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City Council 2nd Reading Motion for Ordinance No. 480-657a:
June 2, 2015; Approved at 2nd reading (6-0):
1. subject to Staff Report dated May 26, 2015 and Site Plan Review Summary
No. 1 dated April 16, 2015;
2. noting that all regulations associated with the zoning case ZA13 -135 shall
remain in place;
3. revisions to case ZA13-135 are those exhibits presented and approved this
evening and those changes indicated in the permitted uses and
development regulations for S-P-2 zoning located on Attachment ‘D’, Page
1 of the Staff Report dated May 26, 2015 (See attached in Exhibit B of this
ordinance)
4. subject to the material boards presented this evening;
5. noting Council’s approval of spandrel glass with no metal banding;
6. approving Option ‘1’, four-post, polycarbonate roof porte cochere;
approving Option ‘1’, polycarbonate conference center awnings to match
the porte cochere; and approving Option ‘1’ polycarbonate in the swim/patio
area to match the porte cochere and conference center awnings.
Site Plan Review Summary No. 1 dated April 16, 2015
The proposed revisions are only to Lot 1 of the Kimball Park Development. All previously approved
plans and conditions of approval remain in effect unless specifically revised as part of this request.
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. The submitted Development Regulations propose that the western property line adjacent to the
multi-family residential lots will be screened with a vegetated screening of: existing plant material,
required plantings within the buffer and ad ditional large shrubs and accent trees planted within the
bufferyard. There are a significant amount of existing trees and associated vegetation along the
west and north property lines. Identify these trees and designate if they will be preserved,
removed, considered marginal, and show how the proposed west bufferyard landscaping will be
integrated with the existing vegetation.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be prese rved 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.
INTERIOR LANDSCAPE & BUFFERYARDS COMMENTS:
1. The parking lot landscape islands are required to contain at least the minimum of the required
canopy tree as shown along with shrubs, ground cover, ornamental grasses, seasonal color or a
combination of these plant materials. Turf grass is not acceptable vegetation within the parking lot
Case No. Attachment E
ZA18-0057 Page 20
landscape islands.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
PRELIMINARY UTILITY COMMENTS:
7. No 90º bends, use 2-45º bends.
8. All waterlines to be public and in easements.
9. 12” waterline not on the City’s Master Water Plan, therefore no city participation in upsizing.
10. Any sanitary sewer lines crossing lot lines will need to be public and contained in easements.
11. Extend SS-1 west to property line.
12. Extend SS-4 to west property line.
INFORMATIONAL COMMENTS:
* Submit 4 copies of the civil construction plans (22” X 34” full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directl y to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City’s website.
* A ROW permit shall be obtained from the Public Wor ks Operations Department (817) 748 -
8082 to connect to the City’s sewer, water or storm sewer system.
* A Developer’s Agreement will be required for this development and may need to be approved
by the City Council prior to any construction of public inf rastructure. 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.
* A separate bond will be required for the Maintenance Bond and bound on ly unto the City of
Southlake for a period of two years for all development projects. The Maintenance Bond
cannot be tied to the Performance and Payment Bond in any way.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Fire Department Review
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for all commercial structures in excess of
6,000 square feet, with coverage extended into the attic if comprised of combustible
construction. (per 2009 I.F.C. Sec. 903.3.1.3 as amended). Also, the restaurants classified as
an A-2 occupancy will require an automatic sprinkler system with an occupant load in excess of
100.
Case No. Attachment E
ZA18-0057 Page 21
All sprinkled buildings are required to be equipped with a fire alarm in compliance with N FPA
72, the 2009 International Fire Code, and the City of Southlake amendments.
A complete set of plans for the underground fire protection line, fire sprinkler system, and fire
alarm system shall be submitted to Reed Fire Protection for review and app roval at 14135
Midway Road in Addison, Texas 75001. Business phone is 214 -638-7599.
A Knox Box Rapid Key entry system shall be installed on the buildings near access to the riser
room. Keys must be provided to access the riser room. The Knox Box can be ordered on the
Internet at www.knoxbox.com.
A 5 inch Fire Department Connection shall be installed on each building, with a locking Knox
cap attached to the FDC to prevent debris from entering the connection.
An exterior audible/visual fire alarm device must be installed above the Fire Department
Connection on each sprinkled building to indicate when a fire alarm condition is present in the
building, or located as near as possible to the FDC, on the building, if the FDC is installed
remotely.
Approved suite numbers and/or building address shall be posted on all new buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. All
numbers shall contrast with their background.
Electrical, Mechanical, Roof Access, Fire Alarm Panel, Sprinkler Riser and all other pertinent
rooms must be labeled with appropriate signage.
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. 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 LANE COMMENTS:
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius.
FIRE HYDRANT COMMENTS:
Hydrants required at a maximum spacing of 300 feet for commercial locations that contain
un-sprinkled buildings, and 600 feet for commercial locations that contain completely sprinkled
buildings.(If all buildings in the complex are completely sprinkled, then hydrant locations are
acceptable except for adding a hydrant at the South entrance into the comp lex off of the
service road of State Highway 114)(If all building are not completely sprinkled, then hydrants
will need to be added and relocated to meet requirements).
A fire hydrant shall be within 100 feet of each Fire Department Connection, and the Fire
Department Connection within 50 feet of fire lane access.(Fire Department Connection
locations not indicated on plans).
Conditions of approval of Ordinance No. 480-657b:
City Council motion at 1st Reading:
February 2, 2016; Approved (6 -0) pursuant to the staff report dated January 26, 2016, Concept/Site
Case No. Attachment E
ZA18-0057 Page 22
Plan Review Summary No. 3, dated January 25, 2016, noting that we are granting the variances which
were approved in the original Zoning Change and Concept Plan on March 4, 2014; the stacking depth
of 17.6’ on the N. Kimball Ave. driveway and 34.2’ of stacking depth shown on the S.H. 114 driveway
rather than the minimum depth of 150’and noting that the lot configuration does not meet the
requirement that every lot front on a public or private street, noting that prior to the next hearing, the
applicant will address the landscaping variances around the garage, and noting that the applicant will
come forth mitigating the articulation variances noted on the building and the garage, noting some
willingness to relax on the articulation on the north side of the garage, but there still needs to be some
stone veneer or column treatments at a minimum throughout the garage elevations on the north, south
east and west, noting that the elastomeric coating s amples in buildings and to the extent to help
Council understand the architectural and physical qualities of that building material will be brought
forth to Council prior to the next hearing.
Case No. Attachment E
ZA18-0057 Page 23
APPROVAL OF ORD. NO 480-657b
(Changes to Lot 3 – Offices and Kimball Park only)
S-P-2 Regulations for Ordinance No. 480-657b
Case No. Attachment E
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PREVIOUSLY APPROVED VARIANCE REQUEST LETTER
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Council Motion at 2nd Reading of Ordinance No. 480-657b:
March 1, 2016; Approved (7-0) subject to the following:
1. Granting the following variances:
a. The driveways do not meet the minimum required stacking depth of 150’,
approximately 17.6’ of stacking depth is shown on the N. Kimball Ave.
driveway and 34.2’ of stacking depth is shown on the State Hwy. 114
driveway;
b. Also granting a variance to Subdivision Ordinance No. 483, Section 8.01(a),
as amended, which requires that every lot front on a public or a private
street, a variance is requested and approved to allow the lots to be
configured as shown on the Concept Plan;
2. Noting that Council is accepting the revised Concept Plan and development
regulations for the S-P-2 zoning dated February 23, 2016 and under Attachment
“D” of the staff report;
3. Accepting the revised Site Plan, Tree Preservation Plan and Landscape Plan
found under Attachment “D” of the staff report;
4. Accepting the revised office building and parking garage elevations;
5. Noting the required parking will reduce by one from what was presented and will
now be at 435 (S-P-2 regulations in Attachment “B” have been revised);
6. The staff report dated February 23, 2016 (includes language that all previous
plans and conditions of approval remain in effect unless specifically noted in
this request.) and;
7. Concept/Site Plan Review Summary No. 4, dated February 23, 2016 (below).
Concept/Site Plan Review Summary No. 4, dated February 23, 2016
1. Please make the following changes the Concept and/or Site Plans:
a. Please make the following changes to the impervious coverage and open space areas
and percentages in the table on the Concept Plan.
i. The open space area plus the impervious area should add to the net area for
each lot and for the total. The percentages of open space and impervious
coverage should total 100% for each lot and for the total. Please change the
percentage of impervious coverage for Lot 4 to 77% and change the percentage
of open space for Lot 5 to 21%.
2. Please make the following revisions to the elevations:
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a. Please dimension and label the height of the building to the predominant parapet height
on the elevations and not to the roof height.
b. The scale is incorrect. Please add the correct written scale under a graphic scale.
c. Please provide a material sample board of all exterior materials to be used.
3. The proposed office development is subject to the requirements in t he Corridor and Residential
Overlay Districts except as noted in the S-P-2 regulations. The following Overlay requirements
have been modified in the S-P-2 regulations:
a. A regulation has been added to allow the vertical and horizontal articulation on the
office building as shown on the Site Plan. The north and south elevations do not meet
the horizontal and vertical articulation requirements.
b. Please include a regulation to allow the articulation on the parking garage as shown.
None of the garage elevations meet the horizontal and vertical articulation
requirements.
c. A regulation has been added to allow painted concrete and metal as permitted façade
materials on the office building and precast concrete panels as a permitted façade
material on the garage.
4. Please revise the drive lanes, trash enclosure location and parking islands and spaces on the
Boka Powell plans to match the Site Plan (S4.0).
* A bank teller zone is shown on the west side of the building on the Boka Powell Site Plan and
an S-P-2 regulation has been added to allow a teller drive-up lane and window on the west
elevation and the reduction of 12 provided parking spaces. Approval of a Site Plan by the City
Council following a recommendation by the Planning and Zoning Commission will be required
to allow the addition of a drive-through and window.
* Ordnance No. 480, Section 36.6 requires 3 loading spaces for office buildings 100,000 –
199,999 square feet in size. A regulation has been added to allow 2 loading spaces as shown
on the Concept and Site Plans.
* The Declaration of Covenants, Restrictions and Easements for Kimball Park was approved
with the original Zoning Change and Concept/Site Plan for Kimball Park and it remains in effect
with this request unless otherwise noted.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The submitted Tree Conservation Plan complies with the previously approved Tree Conservation
Plan.
Case No. Attachment E
ZA18-0057 Page 32
* 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. Within the proposed Development Regulations the applicant is proposing to vary from the interior
landscape area and plant material that is required to be provided for the footprint area of the
parking garage. The interior landscape calculations indicate that enough landscape area is
provided across the site but the required plant material is not provided.
Parking garages shall be considered as building in accordance with Section 3.3 in the Landscape
Ordinance 544-B.
2. Not all of the parking landscape islands are 12’ width form back -of-curb to back-of-curb.
Ensure that parking landscape islands are at least 12 - wide form back-of-curb to back-or-curb.
Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-
edge if no curb is intended, and shall be equal to the length of the parking stall.
3. None of the required interior landscape or buf feryards shrubs are shown on the submitted
Landscape Plan. Please show the shrubs to be provided on the landscape plan.
5. Put the quantities of each plant material in the plant material list.
6. In the plant material list, please use a different key for purpl e heart groundcover since the same
key is used for Palatka holly.
7. The Development Regulations state that the western property line will be screened with a
vegetated screening of: existing plant material, required plantings and additional large shrubs and
accent trees that will achieve a solid screening of 8’ in height and will be shown on the landscape
plan. The plantings shown within the west bufferyard are only the minimal required plantings for
the 5’ – A type bufferyard and the shrubs are not shown. M ost of the existing trees shown to be
preserved are on the property line, within a utility easement, and are partially the proposed
developments and the adjoining property owners. Based on the information that is provided, the
proposed landscaping within the west bufferyard does not seem to comply with the proposed
Development Regulations.
9. Each individual parking lot landscape island shall contain a minimum of one (1) canopy tree with
the remaining area in shrubs, ground cover, ornamental grasses, or se asonal color. Parking lot
landscape islands which have light poles for lighting the parking areas may substitute two (2)
understory/accent trees for the required canopy tree. All required landscape areas shall be evenly
distributed throughout the entire re quired parking lot landscape areas.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Case No. Attachment E
ZA18-0057 Page 33
GENERAL COMMENTS:
3. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
4. 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.
5. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
6. 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.
7. Traffic Impact Analysis on file for overall development. No update is required.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
8. 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.
WATER COMMENTS:
9. Minimum size for water lines is 8”.
10. 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.
* X” water line on (street name) shall conform to the City’s water concept plan.
* Water meters and fire hydrants shall be located in an easement or right of way.
* Fire lines shall be separate from service lines.
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SANITARY SEWER COMMENTS:
11. Minimum size for sanitary sewer is 8”. Sanitary sewer service lines shall connect to public sanitary
sewer system built to City standards.
12. Extend sanitary sewer to the eastern/western/northern/s outhern property line and provide sewer
stub to adjacent property.
13. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
* Property drains into a Critical Drainage Structure #XX and requires a fee to be paid prior to
beginning construction ($0.00/Acre).
* Discharge of post development runoff must have no adverse impact on do wnstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* A 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 S H
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 accep table 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
Case No. Attachment E
ZA18-0057 Page 35
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet, and a
dry standpipe for the two-story parking garage. (Per 2012 I.F.C. Sec. 903.2.11.9 as amended)
Submit plans to Reed Fire Protection, 14135 Midway Road, Suite G260, Addison, Texas
75001. Phone 214-638-7599.
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. 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 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 and within 150 feet of all
exterior portions of the perimeter of non-sprinkled buildings. Fire apparatus access shall be an
all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of
fire apparatus. (A minimum of 85,000 pounds GVW) (Label fire lanes throughout the property;
appear to be missing around the parking garage)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
FIRE HYDRANT COMMENTS:
Hydrants are required at a maximum spacing of 500 feet for commercial locations with
completely sprinkled buildings. (Hydrant spacing does not meet the requirements; add hydrants
as necessary around the parking garage)
Fire Department Connections for sprinkler systems and standpipes 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 fire hydrants as necessary to
meet requirements for the office building and parking garage.
General Informational Comments
* A SPIN meeting for Kimball Park was held January 6, 2014.
* A preliminary plat for the entire property that conforms to the site plan must be approved and a
final plat must be approved and filed prior to issuance of a building per mit.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* Subdivision Ordinance No. 483, Section 8.01(A), as amended, requires that every lot front on a
public or a private street. City Council approved a variance with the first Zoning Change and
Concept Plan application to allow the lots to be configured as shown.
* 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.
Case No. Attachment E
ZA18-0057 Page 36
* All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill-over.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones except where noted in the S -P-2 regulations.
* 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
APPROVAL OF ORD. NO 480-657C
(Reserved for Council motion and approved S-P-2 Regulations)
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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 defi nitions 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 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
Case No. Attachment E
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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) fo r 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 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 post 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 if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
Case No. Attachment E
ZA18-0057 Page 39
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 ______, 2019.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the ______ day of _______, 2019.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment E
ZA18-0057 Page 40
EXHIBIT “A”
Being described as Lots 1-6, Kimball Park, an addition to the City of Southlake , Tarrant County,
Texas and Lot A, Block A, Briarwood Estates, Phase I (also known as Lot A1, Block A,
Briarwood Estates, Phase I) an addition to the City of Southlake, Tarrant County, Texas , and
being approximately 17.27 acres.
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ZA18-0057 Page 41
EXHIBIT “B”
Reserved for approved Concept/Site Plan