Item 7DCase No.
ZA18-0051
S T A F F R E P O R T
January 29, 2019
CASE NO: ZA18-0051
PROJECT: Zoning Change & Site Plan for Kimball Heights
EXECUTIVE
SUMMARY: On behalf of Vikram Jangam, Trium Development Partners, LLC is requesting
approval of a Zoning Change and Site Plan for Kimball Heights on property
described as Lot 4, Block A, Meadow Oaks Addition, an addition to the City of
Southlake, Tarrant County, Texas and located at 495 S. Kimball Ave., Southlake,
Texas. Current Zoning: SF-1A Single Family Residential District. Proposed Zoning:
S-P-1 Detailed Site Plan District. SPIN Neighborhood # 8.
DETAILS: The property is located along the east side of South Kimball Avenue, south of
Pinnacle Point. The purpose of this request is to obtain approval of a zoning
change and site plan that will accommodate a 6-lot office development, containing
six single-story buildings for general and medical office use on approximately 3.96
acres.
The S-P-1 Detailed Site Plan District zoning is proposed to allow any use
permitted in the O-1 Office District. It is the intent of the proposed site plan to limit
the total area of medical use to approximately 6,000 square feet throughout the
entire site. * Parking shall be provided in aggregate at 4.68 spaces per 1,000 s.f. of
building square footage and shared parking agreements shall be in place for the
development as a whole:
Site Data Summary
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Total
Existing Zoning SF-1A SF-1A SF-1A SF-1A SF-1A SF-1A
Proposed Zoning S-P-1 S-P-1 S-P-1 S-P-1 S-P-1 S-P-1
Net Acreage 0.671 0.452 0.530 0.547 0.739 0.915 3.856
Floor Area SF *5,976 5,976 5,976 5,976 5,976 5,976 5,976 – Med
29,833 - Gen
Open Space Area % 37.1% 26.7% 26% 29.8% 37.3% 41.6% 34.4%
Impervious Coverage % 79.6% 69.6% 74% 70.2% 62.7% 58.4% 65.6%
Parking required under O-1
General / *Medical Office use *42 25 25 25 25 25 167
Parking provided 25 20 27 25 31 40 168
Case No.
ZA18-0051
Regulation Standard O-1 District S-P-1 Regulation
Impervious Coverage Maximum 65% Maximum 65.6% for the
site as a whole
Parking
General Office Parking is calculated as 1
space per 300 square feet / Medical
Office Parking is calculated as 1 space
per 150 square feet.
All professional office use is required to
start calculation at 8 spaces for the first
1,000 square feet. The required parking
for this project equates to 167 spaces for
the site as a whole.
168 Spaces for the site as
a whole.
Tree Preservation Minimum 60% Minimum 32%
VARIANCE
REQUEST: The following variance is requested:
1) The Subdivision Ordinance No. 483, as amended, requires that all lots
be fronted on a public or private street. The applicant is requesting
approval to allow the lots as shown with access by a common access
easement with 24’ fire lanes.
The following table lists the recommendations made by the Planning & Zoning Commission and
the Applicant’s response:
P&Z Recommendations Applicant’s Response
A willingness to consider the topography and safest
location for the sidewalk in keeping connectivity and
consistency with the sidewalks to the north and south
along Kimball Avenue.
The applicant has agreed to this recommendation
and relocated the proposed sidewalk accordingly.
A willingness to reduce the number of trash enclosure
locations from four to three by combining two into one.
The applicant has removed the previously
proposed trash enclosure location on the
southeast side of the property and combined two
in one on the south-central side of the property.
Consider removing the parking spaces closest to
Kimball on the northeast corner of the property.
The applicant did not remove the spaces as
recommended, however, enhanced landscaping at
these locations to help screen the parking.
Present City Council with a robust landscape along
Kimball Avenue.
The submitted revised landscape plan shows
additional plantings on the west side of the two
parking lot areas closest to Kimball Avenue. The
plant material schedule shows 125 additional
shrubs proposed in these areas.
ACTION NEEDED: Consider approval of 1st Reading for a Zoning Change and Site Plan
Case No.
ZA18-0051
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated January 11, 2019
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-755
(F) Full Size Plans (for Commission and Council Members Only)
• Presentation
• S-P-1 Regulation Document
• Plans
• SPIN Report
• Traffic Impact Analysis
• Corridor Committee Meeting Report
• Comprehensive Plan Review
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment B
ZA18-0051 Page 1
BACKGROUND INFORMATION
OWNER: Vikram Jangam
APPLICANT: Trium Development Partners, LLC
PROPERTY SITUATION: 495 S. Kimball Ave.
LEGAL
DESCRIPTION: Lot 4, Block A, Meadow Oaks Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: SF-1A – Single Family Residential District
REQUESTED ZONING: S-P-1 – Detailed Site Plan District with O-1 – Office District uses
HISTORY: - The Meadow Oaks subdivision was zoned A-3 Single Family District and
a Final Plat filed in 1979.
- The SF-1 Single Family District zoning designation was placed on the
property with the adoption of Zoning Ordinance No. 334 in 1986.
- The SF-1A Single Family Residential District zoning designation was
placed on the property with the adoption of Zoning Ordinance No. 480 in
1989.
SOUTHLAKE 2035 PLAN: Future Land Use Plan
The site is designated “Mixed Use”.
Purpose and Definition: To
provide an option for large-scale,
master-planned, mixed use
developments that combine land
uses such as office facilities,
shopping, dining, parks, and
residential uses. The range of
activities permitted, the diverse
natural features, and the varying
proximity to thoroughfares of areas
in the Mixed Use category
necessitates comprehensively planned and coordinated development. New
development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design and
transition between different uses. Typically, the Mixed Use designation is
intended for medium- to higher-intensity office buildings, hotels,
commercial activities, retail centers, and residential uses. Nuisance-free,
wholly enclosed light manufacturing and assembly uses that have no
outdoor storage are permitted if designed to be compatible with adjacent
uses. Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi-Public, Low Density Residential, Medium Density
Residential, Retail Commercial, and Office Commercial categories.
Case No. Attachment B
ZA18-0051 Page 2
Crooked/Kimball Small Area Plan
The property is also included in the
Crooked/Kimball Small Area Plan. The Future
Land Use designation was changed from Low
Density Residential to Mixed Use in 2012 as a
result of the recommendations in that plan.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows S. Kimball Ave. to be a
4-lane divided arterial with 88’ of right of way.
Pathways Master Plan & Sidewalk Plan
There is an existing 6’ sidewalk along the west side of S. Kimball Avenue.
The proposed site plan indicates a 6’ sidewalk to be built on the east side
of S. Kimball Avenue along the west boundary of the subject property.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development has one direct access drive onto S. Kimball
Avenue as well as two access points into the Pinnacle Point development
to the north and one access point into the Church of Christ Our King
development to the south. There is also one future access point onto
Village Center Drive once that roadway is constructed.
S. Kimball Ave.
(between Crooked Ln. & E. Southlake Blvd.)
24hr North Bound (5,605) South Bound (5,039)
AM Peak AM (505) 7:45 AM –8:45 AM Peak AM (557) 7:45 – 8:45 AM
PM Peak PM (580) 4:30 – 5:30 PM Peak PM (460) 3:15 – 4:15 PM
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was submitted for the proposed
development. The applicant’s response to the staff Transportation
Manager’s comments remains pending. See staff review Attachment ‘C’
page 7 for details.
Use Area Vtpd
*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Medical Office 5,976 217 15 8 11 16
General Office 29,833 330 41 6 8 39
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: There is approximately 29% of existing tree canopy coverage on the
subject property. The applicant is proposing to preserve approximately
32%. This area is not identified as an area of Tree Cover/Open Space Area
to be preserved on the on the ERP Map.
CITIZEN INPUT/
BOARD REVIEW: A SPIN Forum for this project was held October 9, 2018. A 2035 Corridor
Committee Meeting was held November 14, 2018. Links to the summary
Case No. Attachment B
ZA18-0051 Page 3
reports for those meetings can be found on page 2 of this report.
PLANNING & ZONING
COMMISSION: January 17, 2019; Approved (5-0) subject to the Staff Report dated
January 11, 2019 and the Site Plan Review Summary No. 3, dated January
11, 2019; granting the requested variance stated in the staff report (lot
frontage) and noting the applicant’s willingness for the following:
1. To consider the location of the required sidewalk along Kimball
Avenue.
2. To reduce the number of trash enclosure locations from four to
three by combining two receptacles into one enclosure location.
3. To consider removing the parking spaces closest to Kimball on the
northeast corner of the property.
4. To present City Council with a robust landscape along Kimball
Avenue.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated January 11, 2019.
Variance Criteria:
Subdivision Ordinance No. 483, Section 9.01 Modifications and Variations:
A. Compliance: Where the Council finds that compliance with these
regulations would cause unusual hardship or extraordinary difficulties
because of exceptional and unique conditions of access, location, shape,
size, drainage, or other physical features of the site, the requirements may
be modified to mitigate the hardship, provided that the public interest is
protected and the development is in keeping with the general spirit and
intent of this ordinance.
1) This section shall not be interpreted to permit the development of
land which is inherently unsuitable for the use proposed.
2) Any modification will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the
provisions of this ordinance.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor and Residential Adjacency
Building Articulation Y Complies
Masonry Standards Y Complies
Impervious Coverage Y S-P-1 regulation written allowing a maximum 65.6%
(development as a whole)
Bufferyards Y S-P-1 regulation written to relieve lot-to-lot bufferyard
requirements. All exterior bufferyards comply.
Interior Landscape Y Complies
Tree Preservation Y S-P-1 regulation written allowing a minimum 37%
Sidewalks Y Complies
Case No. Attachment B
ZA18-0051 Page 4
Case No. Attachment C
ZA18-0051 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-0051 Review No.: Three Date of Review: 1/11/19
Project Name: Zoning Change and Site Plan – Kimball Heights
APPLICANT: Trium Development Partners, LLC OWNER:
Dan Anderson Vikram Jangam
5815 Elderwood Dr. 2300 Dean Way, Ste 110
Dallas, TX Southlake, TX
Phone: 214-675-8411 Phone: 917-250-5147
Email: dbanderson@sbcglobal.net Email: vik@srivensys.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 1/2/19 AND WE OFFER
THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL
UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER
CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email:lfletcher@ci.southlake.tx.us
1. The Subdivision Ordinance No. 483, as amended, requires that all lots front on a public or private
street. A Variance has been requested to allow lot configuration as proposed, with lots
fronting on common access easement with 24’ fire lanes.
2. Show, label and provide common access easements (by plat revision or deed instrument) over the
proposed internal driveways and stubs to north, east and south; connecting stubs must align
horizontally and vertically with adjacent property.
* A Plat Revision that complies with the underlying zoning must be processed, approved and recorded
with the County prior to the issuance of any building permits. The Plat revision must be processed
and approved by City Council prior to approval and execution of a Developer’s Agreement. Also,
provide a copy of the executed cross access, reciprocal parking and property maintenance
agreement.
* Evaluate the feasibility of sidewalk construction. A retaining wall may be required. If the required
sidewalk is configured outside of the public right of way, provide the necessary pedestrian access
easement.
* The proposed development is located less than 400 feet from the nearest single family residential
property. Residential adjacency standards shall apply. These standards are in addition to the
development regulations applicable to the underlying zoning district.
* Please be aware when submitting for a building permit, any variation from an approved site plan or
approved elevations and renderings will require a zoning change.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA18-0051 Page 2
The following are recommendations and observations by staff where your application may
benefit and does not represent a requirement.
• Staff recommends providing a materials sample board.
• All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The percentage of existing tree cover is 29%. Approximately 37% of the existing tree cover is
proposed to be preserved. For standard zoning districts, a minimum of 60% of the existing tree
cover would be required to be preserved. However, this is a proposal for “S-P 1” Detailed Site
Plan District as is subject to the following:
* (Section 7.2.b. Ord. 585, as amended) For property sought to be zoned for the Downtown zoning
district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan,
Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district,
the City Council shall consider the application for a Conservation Analysis or Plan in conjunction
with the corresponding development application (as established in Table 1.0). The Planning and
Zoning Commission shall review the application and make a recommendation to the City Council
regarding the application. The City Council shall approve the Plan or Analysis if the Council finds
that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map; (This area is not identified as an area of Tree
Cover/Open Space Area to be preserved on the on the ERP Map.)
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
Case No. Attachment C
ZA18-0051 Page 3
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.
* If the site was being developed under a standard zoning district, preservation would be required
in accordance with Table 2.0 below. For this site, 60% of the existing tree cover would need to be
preserved. For properties developed under a standard zoning district, except as provided by
subsection 7.2.b. (noted above) 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.
LANDSCAPE COMMENTS:
1. Correct the “Required” interior landscape area in the Interior Landscape Summary Chart to reflect
50% of the total buildings floor area. 17,928 square feet.
2. In the Interior Landscape Summary Chart show the correct amount of interior landscape area
being provided. There is more than 7,236 square feet of interior landscape area on the site.
3. It is assumed that existing tree credits are being taken for the required amount of interior
landscape Accent Trees because only eighteen (18) of the total seventy-two (72) required are
being provided. Existing tree credits shall only be granted if the tree/s are in healthy condition and
all requirements of the Tree Preservation Ordinance have been met as determined at the time of
inspection for a Permanent Certificate of Occupancy.
* The applicant is requesting that the landscaping be provided as shown.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA18-0051 Page 4
Public Works/Engineering Review
Kevin Ferrer, PE
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Show proposed sidewalks along South Kimball Ave. on the plans.
3. Label the distances to the nearest drives or street intersections in both directions from the
proposed drive.
* Sidewalk escrow fees may need to be paid prior to the start of construction. (Site specific only
with council approval.)
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.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.
2. 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 applicable laws, including, but not
limited to, Section 11.086, Texas Water Code.
3. Modify Easements in such a way that they don’t overlap, see proposed water easement and
drainage easement by building 4.
* 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.
WATER COMMENTS:
Case No. Attachment C
ZA18-0051 Page 5
1. Extend/stub a water line to the adjacent property north between building 3 and 4 to allow for
future looping.
2. All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details.
3. 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 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.
SANITARY SEWER COMMENTS:
4. Extend sanitary sewer to the eastern property line and provide sewer stub to adjacent property.
Developer shall provide field verified documentation from an engineer stating the reasons for not
extending sewer to eastern lot. Ordinance #440.
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.
* Dry sewer pipe system shall be installed for future use if not providing sewer per Ordinance No.
440 and 514.
DRAINAGE COMMENTS:
1. Differences between pre- and post- development runoff shall be captured in detention 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 easements are needed for maintenance of detention
ponds.
2. Provide Pre and Post development drainage maps with summary tables for common outfalls.
3. 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
4. Verify size, shape, and/or location of the detention pond (as depicted on the
site/concept/development plan). Any changes to size, shape, and/or location of the proposed
pond(s) may require a revision to the concept/site/development plan and may need to be
approved by the Planning and Zoning Commission and the City Council.
Case No. Attachment C
ZA18-0051 Page 6
* Proposed swales shall be size to contain the 1% storm even on subject property.
* Property drains into a Critical Drainage Structure #27 and requires a fee to be paid prior to
beginning construction ($878.95/Acre).
* Discharge of post development runoff must have no adverse impact on downstream & upstream
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 system.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Case No. Attachment C
ZA18-0051 Page 7
Fire Department Review
Kelly Clements
Deputy Fire Chief / Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Fire apparatus access, needs to be an all-weather surface, asphalt or concrete, a minimum of 24
feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds
GVW) (Ensure fire lane on the east end of the property connects to the existing fire lane on the
property to the south)
FIRE HYDRANT COMMENTS:
Hydrants are required at a maximum spacing of 300 feet for commercial locations that contain
un-sprinkled buildings. (Hydrants are spaced in excess of allowable distances for un-sprinkled
buildings) (Add a fire hydrant near the entrance to the property to meet the requirement)
Public Works/Transportation Review
Stephanie Taylor
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
TRAFFIC IMPACT ANALYSIS:
1. Split phasing is not currently used for the Kimball Ave approaches. Update the “Existing
Intersection Geometry” section and the Synchro files.
2. According to the latest site plan, not all of the square footage is dedicated to office usage.
Update the Trip Generation/Distribution and Synchro files with the proposed trips based
on the medical office and general office usage.
3. Re-analyze the WB approach. The projected PM queue and delay is shorter than the
projected AM queue and delay, which does not make sense for a site exit.
SITE PLAN:
1. Neither the site plan nor the grading plan show adequate information regarding the
removal of the existing retaining wall on the site.
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
Case No. Attachment C
ZA18-0051 Page 8
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* Through the wholesale water customer contract with the City of Fort Worth, all new water
connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact
fee assessment is based on the final plat recordation date and building permit issuance. The
applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact
Fees Guide to determine the fee amount.
* The applicant should be aware that prior to issuance of a building permit the following may be
required: 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.
Case No. Attachment D
ZA18-0051 Page 1
SURROUNDING PROPERTY OWNERS
Kimball Heights
Owner Zoning Address Acreage Response
1. PEARSON, CAREY SF1-A 695 S KIMBALL AVE 2.08 F
2. PEARSON, CAREY SF1-A 2300 CROOKED LN 2.22 NR
3. FOX, TODD SF1-A 605 S KIMBALL AVE 2.41 NR
4. MARX, RODERICK SF1-A 2350 CROOKED LN 2.30 NR
5. MULLER, RICHARD J SF1-A 2400 CROOKED LN 2.16 NR
6. TRI DAL REAL ESTATE LTD SF1-A 505 S KIMBALL AVE 4.03 NR
7. JAISWAL, NITIN SF20A 2136 KIMBALL HILL CT 0.52 NR
8. CHURCH OF CHRIST OUR KING SP1 595 S KIMBALL AVE 3.96 NR
9. CARROLL, ISD CS 400 S KIMBALL AVE 35.39 NR
10. ZADA M WHITE ESTATE TRUST SF1-A 2450 CROOKED LN 3.20 NR
11. 495 KIMBALL LLC SF1-A 495 S KIMBALL AVE 3.96 F
12. PINNACLE POINT BUILDING LLC SP2 405 S KIMBALL AVE 2.66 NR
13. SP SOUTHLAKE-KIMBALL II LLC SP2 455 S KIMBALL AVE 7.30 NR
14. ZADA M WHITE ESTATE TRUST AG 2450 CROOKED LN 12.94 NR
15. SP SOUTHLAKE-KIMBALL I LLC SP2 415 S KIMBALL AVE 1.64 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent Within 200’: Fifteen (15)
Responses Received: Two (2) in favor – see attached
Case No. Attachment D
ZA18-0051 Page 2
Case No. Attachment D
ZA18-0051 Page 2
Case No. Attachment E
ZA18-0051 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-755
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 LOT 4, MEADOW OAKS ADDITION, AN
ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY,
TEXAS, BEING APPROXIMATELY 3.86 ACRES, AND MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM
“SF-1A” SINGLE FAMILY RESIDENTIAL DISTRICT TO “S-P-1”
DETAILED SITE PLAN DISTRICT WITH “O-1” OFFICE DISTRICT
USES, 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,
WHEREAS, the hereinafter described property is currently zoned as “SF-1A” Single
Family Residential District under the City’s Comprehensive Zoning Ordinance; and,
Case No. Attachment E
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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 o f 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 determin ed by requirements of this ordinance
for off-street parking facilities; location of ingress and egress points for parking and off -street
loading spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health and the general welfare; effect on light and air; effect on the
over-crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate u se 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
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,
Case No. Attachment E
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WHEREAS, the City Council of the City of Sout hlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the
adequate provision of transportation, water, sewerage, schools, parks and other public
requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and
welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the Ci ty of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Lot 4, Meadow Oaks Addition, City of Southlake, Tarrant
County, Texas, being approximately 3.86 acres, and more fully and completely
described in Exhibit “A” from “SF-1A” Single Family Residential District to “S-P-1”
Detailed 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:
Case No. Attachment E
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City Council 1st reading motion –
SECTION 2.
That the City Manager is hereby directed to correct the Officia l Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain inta ct 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 ove r-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,
Case No. Attachment E
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Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of th e tract or tracts of land described herein
shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance
of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and, as
to such accrued violations and all pending litigation, both civil and criminal, whether 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
ZA18-0051 Page 6
of any of its provisions, then the City Secretary shall additionally publ ish 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 afte r 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:___________________________
Case No. Attachment E
ZA18-0051 Page 7
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment E
ZA18-0051 Page 8
EXHIBIT “A”
Reserved for legal description
EXHIBIT “B”
Reserved for approved zoning regulations and site plan exhibits