Item 7 - Narrative and Variance Request 1-29-19
8951 Cypress Waters Blvd., Ste. 150 ● Dallas, Texas 75019
817.328.3200 ● FAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
January 29, 2019
City of Southlake
Department of Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76092
Re: Case No. ZA18-0028
Site Plan – N. Carroll 114 Properties, LLC Office Expansion
Narrative and Variance request
Planning Department:
This Site Plan submittal is for an addition to the existing office building at 756 N. Carroll Avenue, Southlake, Texas.
The resulting building would house a general office footprint of 6,097 square feet and a Medical Office footprint of
6,098 square feet. The parking lot would be redone to accommodate the new improvements and provide parking of
60 parking spaces. The existing driveway on N. Carroll Avenue would be eliminated and a new driveway would be
installed on Lake Wood Drive near the southwest corner of the site. The existing driveway location has been a safety
hazard for cars exiting and entering the site due to its proximity to the Lake Wood intersection. It should also be
noted that the traffic counts running north and south on Carroll Avenue have increased five-fold in the last twenty
years.
The proposed location at the southwest corner would more safely accommodate egress and ingress into the site and
provide a safer exit on to Carroll for those exiting from Lake Wood Drive. Our opinion on the relocation of the site
entrance for safety reasons is supported by previous traffic studies performed at this location.
By this letter we request a variance for the following with respect to the above case number:
a. Driveway Ordinance No. 634 prohibits a commercial driveway on a local street. The applicant requests a
variance to allow a commercial driveway on a local street (Lake Wood Drive).
b. Driveway Ordinance No. 634, as amended, 5.2.d, requires 75 feet stacking depth. The applicant requests a
variance to allow the approximately 33’ of stacking depth shown on the site plan.
c. Zoning Section 35 of the Land Development Code (Off-street Parking) dictates 63 spaces for this project.
The applicant requests a variance to allow a 5% reduction in this requirement to 60 spaces.
d. The Master Pathways Plan requires an 8 ft. wide sidewalk along N. Carroll Avenue. The distance from the
back of curb to the right of way line is approximately 4 feet. With these improvements we propose to install a
5’ sidewalk that would overlap into private property and the 10’ Type B Bufferyard. To minimize the
encroachment into the bufferyard, the applicant requests a variance to allow a 5 ft. wide sidewalk attached
to the curb.
e. The applicant requests a horizontal articulation variance for the north and south elevations only.
We look forward to a favorable response to our formal Site Plan and request for the above variances.
Respectfully,
Adams | Engineering & Development Consultants
Jimmy Fechter PLA
XC Chris Lott, G. Robert Adams, Brent Lovelady