Item 4I
Case No.
ZA19-0010
S T A F F R E P O R T
March 12, 2019
CASE NO: ZA19-0010
PROJECT: Zoning Change and Concept/Site Plan for Lots 1-7, Block 1, Morrison
Office Park
EXECUTIVE
SUMMARY: On behalf of Sandlin Properties, M.J. Wright & Associates, Inc. is requesting 1st
Reading approval of a zoning change and concept/site plan on property
described Lots 1- 7, Block 1, Morrison Office Park, City of Southlake, Tarrant
County, Texas and located at 300 - 330 Morrison Park Drive and 2720 E. SH
114, Southlake, Texas. Current Zoning: “S-P-2” Generalized Site Plan District
with “O-1” Office District uses to include limited “C-3” General Commercial District
uses (for Lot 7). Proposed Zoning: “S-P-2” Generalized Site Plan District. SPIN
Neighborhood # 4.
DETAILS: The property is generally located on the north side of the E. SH 114 westbound
access road approximately 1,100 feet east of Shady Lane. Lot 7 is located in the
east portion of the development.
The purpose of this is to amend the zoning and receive site plan approval to allow
a 10,596 square foot two-story office building and add additional parking
specifically on Lot 7, Block 1, Morrison Office Park, located at 305 Morrison Park
Drive. The Morrison Park (seven lots) development is currently zoned “S-P-2”
Generalized Site Plan District with general office uses for Lots 1-6 and limited “C-
3” uses for Lot 7. The developer is requesting a zoning change for Lot 7 to allow
approximately 7,686 square feet of medical uses and 2,910 square feet of
general office uses in the proposed Lot 7 building. The proposed building will be
a two-story design consistent with the existing building elevations within the
development. No changes are proposed for Lots 1-6.
The “S-P-2” zoning had been amended under cases ZA08-093 (Ord. 480-491a)
to change the front yard setback and the maximum permitted impervious
coverage for the development. Both changes are necessitated by the Texas
Department of Transportation requiring a right turn deceleration lane and
additional right-of-way dedication on SH 114 at the entrance of Morrison Park
Drive. This requirement was not known at the time of the original zoning and
plan approval. The right-of -way dedication reduced the distance from ROW to
the building and removed land area from the boundary of the lot such that the
building could no longer meet the 50-foot front yard setback along SH 114 and
the 55% maximum impervious coverage requirement for the overall
development. The only changes from the existing regulations and uses as
approved are to reduce the front yard for Lot 7 from 50 feet to 35 feet and change
the maximum impervious coverage for the overall development from 55% to 58%.
Case No.
ZA19-0010
The zoning change and site plan under planning case ZA14-110 (Ord. 480-491b)
proposed changes including a smaller and relocated carport, new building
elevations and larger building footprint for Lot 1. The cul-de-sac street, driveways,
parking areas, and City utilities are existing and in conformance with the originally
approved plans.
Approved Variances:
The following variances were previously approved in 2006 under the city case
ZA06-031. The infrastructure was built per the approved concept plan.
1. The 7-lot subdivision site currently has one (1) shared access drive for
direct access to Lot 1; a cul-de-sac street for direct access to Lots 2-7;
and, all of the previously approved parking constructed. The proposed
site plan does not alter the existing access drive. Driveway Ordinance
634, as amended, requires a stacking depth of 75 feet at this location.
The site plan proposed shows a stacking depth for the westernmost
driveway of approximately 13.3 feet and the interior stacking depths for
the easternmost public street at approximately 12.5 feet.
2. Subdivision Ordinance 483, as amended, requires a street width of sixty
(60) feet. The site plan shows an existing public street width of
approximately forty (40) feet.
3. Landscape Ordinance 544, as amended, requires interior landscaping to
be determined by the amount of square footage of each building on a
particular lot. The applicant requested that the interior landscape
requirements be equally distributed throughout the development.
Lot 7 Site Data Summary Chart
Site Plan Lot 7
Existing Zoning
“S-P-2” Generalized Site Plan with “O-1”
Office Uses Commercial to include
limited “C-3” General Commercial District
uses (for Lot 7)
Proposed Zoning “S-P-2” Generalized Site Plan with “O-1”
Office Uses Commercial
Land Use Designation Office Commercial
Gross Acreage 1.695 (73,834 sf)
Number of Proposed Lots 1
Area of Open Space 40,432 sf
Percentage of Open Space 55%
Area of Impervious Coverage 33,402 sf
Percentage of Impervious
Coverage 45%
Proposed Building Area 10,596 sf
2,910 sf office/ 7,686 sf medical
Number of Stories 2
Maximum Building Height 28.85’
Required Parking 62
Case No.
ZA19-0010
Provided Parking 58*
*4 shared parking spaces in the office park, in total 62 parking spaces
The following changes have been made to the previously approved S-P-
2 regulations:
1.Accepting the “O-1” Office District uses and development regulations to
include the following “C-3” General Commercial District uses on Lot 7
only:
a.Restricting the C-3 General Commercial uses to plumbing fixture
showroom and related furnishings only; Showroom is no longer
requested for Lot 7.
7.Accepting the proposed development regulation allowing a parking ratio
of 1 space per 300 square feet for Lot 7; The professional office suite
(2,910 square feet in area) will have a parking ration of 1 space per 300
square feet, and the medical office (7,686 square feet in area) will have a
parking ratio of 1 space per 150 square feet.
23(4). All lots (1-6) in the Site Data Summary reflect general office. Lot 7 has
sufficient parking per code for one medical suite of 7,686 square feet in
area and one general office suite of 2,910 square feet in area.
23(5). The remaining vacant Lot 7 is intended to have one general office suite of
2,910 square feet (1,909 square feet on the 1st floor and 1,001 square
feet on the 2nd floor) and a medical office of 7,686 square feet on the 1st
floor only.
24.Allow 30’6” and 30’10” lengths for horizontal articulation on the east
elevation for the building on Lot 7, in lieu of the required 28’6” length.
These values would represent a 24” and a 28” variance, respectively,
compared to the required length.
ACTION NEEDED: Consider 1st reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B)Vicinity Map
(C)Site Plan Review Summary No. 3, dated March 7, 2019
(D)Surrounding Property Owners Map
(E)Surrounding Property Owners Responses
(F)Ordinance No. 480-491c
Full-Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative
Link to Morrison Office Park Development Regulations
Link to Site Data Summary Comparison
Link to Plans
Pages 1-2 Site Plan
Page 3 Zoning Plan
Pages 4-7 Site Construction Plans
Case No.
ZA19-0010
Pages 8-9 Tree Conservation Plan
Pages 10-12 Landscape Plan
Pages 13-15 Elevations
Page 16 Floor Plan
Link to SPIN Report
STAFF CONTACT: Ken Baker (817)748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA19-0010 Page 1
BACKGROUND INFORMATION
OWNER: Sandlin Properties
APPLICANT: M.J. Wright & Associates, Inc.
PROPERTY SITUATION: 305 Morrison Park Drive.
LEGAL DESCRIPTION: Lots 1-7, Block 1, Morrison Office Park
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: S-P-2 – Generalized Site Plan District
HISTORY: August 1, 2006; City Council approved a zoning change and concept plan
from “AG” Agricultural District to “S-P-2” Generalized Site Plan District
with “O-1” Office District uses to include limited “C-3” General Commercial
District uses (for Lot 7) for the development of approximately 43,380
square feet for general office uses with approximately 10,000 square feet
of that square footage potentially used as a product showroom for retail
sales. (ZA06-031/480-491)
August 1, 2006; City Council approved a site plan for the development of
a law office building of approximately 5,600 square feet on Lot 1. (ZA06-
032)
October 17, 2006; City Council approved, a preliminary plat for Morrison
Office Park. (ZA06-134)
October 19, 2006; City Council approved a final plat for Morrison Office
Park. (ZA06-154)
January 2, 2007; City Council approved a site plan for Lots 2-7, Morrison
Office Park. (ZA06-166)
May 1, 2007; City Council approved a revised site plan for Lot 1, Morrison
Office Park. (ZA06-179)
May 1, 2007; City Council approved a specific use permit for carports (6
spaces) on Lot 1, Morrison Office Park; subject to the applicant’s
agreement to fill in the portion of the parking structure arch that faces
State Highway 114 with a feature that is architecturally compatible with
the main building. (ZA06-178)
November 18, 2008; City Council approved a zoning change and site plan
to modify the existing “S-P-2” Generalized Site Plan District zoning to
change the front yard setback for proposed Lot 7 and to change the
maximum permitted impervious coverage for the development. Both
changes were necessitated by the Texas Department of Transportation
requiring a right turn deceleration lane and additional right-of-way
dedication on SH 114 at the entrance of Morrison Park Drive.This
Case No. Attachment A
ZA19-0010 Page 1
requirement was not known at the time of the original zoning and plan
approval. The right-of-way dedication reduced the distance from ROW to
the building and removed land area from the boundary of the lot such that
the building could no longer meet the 50-foot front yard setback along SH
114 and the 55% maximum impervious coverage requirement for the
overall development. The only changes from the existing regulations and
uses as approved are to reduce the front yard for Lot 7 from 50 feet to 35
feet and change the maximum impervious coverage for the overall
development from 55% to 58%. (ZA08-093/480-491a).
November 18, 2014; City Council approved a zoning change and site plan
subject to the staff report dated November 12, 2014, accepting the
number of reduced covered parking spaces from eight to six and the
relocation of the carport; accepting the new elevations and colored
renderings as presented this evening; and, approving all previously
approved variances for Lot 1. (ZA14-110)
December 1, 2015; City Council approved a site plan for Lot 4 subject to
the Staff Report dated November 23, 2015 and Site Plan Review
Summary #2 dated November 13, 2015; approving the elevations and site
plan as presented; noting the applicant’s willingness to eliminate the
dumpster on Lot 2 along SH 114; and noting the applicant’s willingness
to install window shutters, at the designer’s discretion, to the front of the
building south elevation.(Lot 2)(ZA15-121)
December 1, 2015; City Council approve a site plan for Lot 6 subject to
the Staff Report dated November 23, 2015 and Site Plan Review
Summary #2 dated November 13, 2015; approving the elevations and site
plan as presented; and noting the applicant’s willingness to install window
shutters, at the designer’s discretion, to the front of the building south
elevation. (Lot 6) (ZA15-123)
CITIZEN INPUT: A SPIN meeting was held for this case on January 8, 2019 under
SPIN2019-04.
SOUTHLAKE 2030: Pathways Master Plan
There is an existing eight (8) foot wide sidewalk along the SH114 frontage
road.
TREE PRESERVATION: The proposed tree conservation complies with the previous development
approved tree conservation plan. There will no trees removed for this
development.
UTILITIES: Water
An 8-inch water line exists along the north side of the E. State Highway
114 frontage road and 6-inch water lines are available for each lot within
the development.
Sewer
An 8-inch sanitary sewer line exists at the northwest corner of the
proposed office development.
TRANSPORTATION
Case No. Attachment A
ZA19-0010 Page 1
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300 and 500 feet of right-of-way. Adequate right-of-way exists
for this roadway.
Existing Area Road Network and Conditions
The Morrison Office Park development currently has an existing driveway
on E. State Highway 114 frontage road that is shared with the Next
Century Dental office to the west. The development also has constructed
a street that intersects with the E. State Highway 114 frontage road. The
applicant was previously granted approval of a variance for the street to
have a right-of-way width of 40 feet with 10-foot utility easements on either
side in lieu of the standard right-of-way width of 60 feet for commercial
streets. E. State Highway 114 is currently a 6-lane, restricted access
thoroughfare with 3-lane frontage roads on either side.
SH 114 (Frontage Road) (006W)
(between SH 114 (Entrance Ramp from FM 1709) and Kimball Avenue)
24hr West Bound (16,631)
AM Peak AM (1,146)11:45 AM–12:45 PM
PM Peak PM (1,807) 5:00 – 6:00 PM
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
Use Area
(sq. ft.) Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Office (710) 2,910 33 6 1 1 4
Medical (750) 7,686 85 4 1 3 6
* 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
PLANNING AND
ZONING COMMISSION: March 7, 2019; Approved (4-0) subject to the Staff Report dated March
7, 2019 and the Site Plan Review Summary No. 3, dated March 7, 2019
and the horizontal articulation has been addressed in the proposal.
STAFF COMMENTS: Site Plan Review Summary No. 3, dated March 7, 2019 is included as
Attachment ‘C’. This site is subject to all previous conditions of approved
Ordinance No. 480-491b unless otherwise specifically approved by the
City Council.
N:\Community Development\MEMO\2019 Cases\0010 - ZCSP - Lot 7, Block 1, Morrison Office Park (previously ZA19-0001)
Case No. Attachment B
ZA19-0010 Page 1
Case No. Attachment C
ZA19-0010 Page 1
REVISED SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0010 (previously
ZA19-0001)
Review No.: Three Date of Review: 3/7/19
Project Name: Zoning Change and Site Plan – Lot 7 Morrison Park
APPLICANT: MJ Wright and Associates, Inc. OWNER: SAM 114 Kimball Commercial, LLC
Michael Wright Scott Sandlin
8233 Mid-Cities Blvd., Ste. A 5137 Davis Blvd.
North Richland Hills, TX 76182 North Richland Hills, TX 76180
Phone:817-268-5555 Phone: 817-281-3509 ext. 109
Email: mjw@mjwright.com Email: scott@sandlinhomes.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/18//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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The area of impervious coverage plus the area of open space must sum to the lot area and the
percentage of impervious coverage plus the percentage of open space must sum to 100%.
Please revise the impervious coverage area to 33,316 square feet and revise the open space
and impervious coverage percentages to 55% and 45% respectively.
2. On the east building elevation, the horizontal length exceeds the length base on the
predominate wall height 9.66 ft. on two facades. S-P-2 regulation added to allow the wall
length to be as shown.
.
Note: No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* No existing tree cover or trees are proposed to be removed or altered. The total amount of
existing tree cover is not provided on the plan but 100% of the existing tree cover is proposed
to be preserved. The proposed existing tree cover preservation complies with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance.
Case No. Attachment C
ZA19-0010 Page 2
* 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 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;
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
Case No. Attachment C
ZA19-0010 Page 3
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. Correct the “Required” interior landscape area in the Interior Landscape Summary Charts on
the Site Plan and color Landscape Plan to reflect 50% of the building footprint area as provided
in the Site Summary Chart. Based on 50% of the proposed building footprint area the “Required”
interior landscape area is 4,892 sq. ft. Correct the “Required” plant material calculations
accordingly.
2. The bufferyards plant material calculations on the on the Site Plan, Color Landscape Plan, and
black and white Landscape Plan do not match. Ensure that all plans match.
3. There is a note on the Site Plan referencing the irrigation requirements will be installed according
to the regulations of the Landscape Ordinance 544-A. The current ordinance is 544-B. The note
on both Landscape Plans has been corrected.
* Existing tree credits are proposed to be taken for required canopy trees within the east
bufferyard. 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.
* Indicates informational comment.
# Indicates required items comment.
________________________________________________________________________________
Public Works/Engineering Review
Brent Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8247
E-mail: banderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. See City of Southlake website for current engineering design standards and update your general
notes and construction details to conform prior to submitting final sealed construction plans to
Public Works department.
https://www.cityofsouthlake.com/152/Engineering-Design-Standards
DRAINAGE COMMENTS:
1. REPEAT COMMMENT (THIS WILL NEED TO BE ADDRESSED AND DEMONSTRATED ON
THE CIVIL CONSTRUCTION PLANS PRIOR TO FINAL ENGINEERING APPROVAL AND
RELEASE FOR CONSTRUCTION) - Proposed new paving for additional parking increases
impervious area which impacts the drainage calculations used to size the existing Morrison Park
detention pond. Please refer to the record design for Morrison Park and provide drainage
Case No. Attachment C
ZA19-0010 Page 4
analysis to verify site drainage and detention will function as originally designed and in
accordance with Southlake drainage design requirements.
INFORMATIONAL COMMENTS:
* Submit 22”x34” final sealed 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.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Case No. Attachment C
ZA19-0010 Page 5
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. (It appears that the total linear length of pipe from inside the riser room to the
city main is in excess of 100 feet).
Public Works Traffic Division
Stephanie Taylor
Transportation Manager
Phone: 817-748-8216
Email: staylor@ci.southlake.tx.us
No comments.
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view 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 fully corrected site
plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all
required fees must be paid. This may include but not be limited to the following fees: Park
Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0010 Page 1
Surrounding Property Owners
Lot 7, Block 1, Morrison Office Park
Owner Property Address Zoning Acreage Response
1. BONOLA FAMILY LTD
PRTNSHP 2540 E STATE HWY 114 C3 1.15 NR
2. SAM 114 TWO LLC 315 MORRISON PARK DR SP2 0.40 F
3. SAM 114-KIMBALL
COMMERCIAL LLC 305 MORRISON PARK DR SP2 1.65 F
4. SAM 114 TWO LLC 300 MORRISON PARK DR SP2 0.62 F
5. SAM 114 TWO LLC 330 MORRISON PARK DR SP2 0.46 F
6. SAM 114 TWO LLC 325 MORRISON PARK DR SP2 0.51 F
7. SOUTHLAKE PROPERTY
MANAGEMENT 2600 E STATE HWY 114 C3 1.25 NR
8. ANCOR REALTY 2720 LLC 2720 E STATE HWY 114 SP2 1.52 NR
9. 100 EAST MIDWAY LLC 409 SHADY LN AG 8.66 NR
10. SAM 114 TWO LLC 320 MORRISON PARK DR SP2 0.52 F
11. Supt. of Carroll ISD 2400 N Carroll Ave NR
12. Supt. of Grapevine
Colleyville ISD 3051 Ira E Woods Ave NR
13. Supt. of Northwest ISD PO Box 77070 NR
14. Supt. of Keller ISD 350 Keller Pkwy NR
15. City of Grapevine P.O. Box 95104 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Letters Sent: Nine (9)
Responses Received: In Favor: 6 Opposed: 0 Undecided: 0 No Response: 9
Case No. Attachment E
ZA19-0010 Page 1
Surrounding Property Owner Responses
Case No. Attachment E
ZA19-0010 Page 2
Case No. Attachment F
ZA19-0010 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-491C
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 1-7,
BLOCK 1, MORRISON OFFICE PARK, SOUTHLAKE, TARRANT
COUNTY, TEXAS, BEING APPROXIMATELY 6.19 ACRES, AND
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A”
FROM “S-P-2” GENERALIZED SITE PLAN DISTRICT WITH “O-1”
OFFICE DISTRICT USES TO INCLUDE LIMITED “C-3” GENERAL
COMMERCIAL DISTRICT USES TO “S-P-2” GENERALIZED SITE
PLAN DISTRICT WITH “O-1” OFFICE DISTRICT USES TO INCLUDE
LIMITED “C-3” GENERAL COMMERCIAL DISTRICT USES, AS
DEPICTED ON THE APPROVED SITE PLAN 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 “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
Case No. Attachment F
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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 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 use of the land thro ughout
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,
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-
Case No. Attachment F
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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 City 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 Lots 1-7, Block 1, Morrison Office Park, Southlake, Tarrant County,
Texas, being approximately 6.19 acres, and more fully and completely described in
Exhibit “A” from “S-P-2” Generalized Site Plan District with “O-1” Office District uses to
include limited “C-3” General Commercial District uses to “S-P-2” Generalized Site Plan
District with “O-1” Office District uses to include limited “C-3” General Commercial
District uses with all of the uses and regulations approved with Ordinance Nos. 480-491,
480-491a, and 480-491b to include the additional uses and regulations as depicted on
the associated concept and site plans and in accordance with the development
regulations and site plan incorporated herein as Exhibit “B”, and subject to the following
conditions:
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Morrison Office Park
RE: MORRISON OFFICE PARK DEVELOPMENT REGULATIONS, CASE NO ZA19-0010
IN SUMMARY:
ALL DEVELOPMENT REGULATIONS FROM PREVIOUSLY APPROVED SP-2 ZONING FOR
MORRISON OFFICE PARK ARE TO REMAIN AS BELOW, EXCEPT IN THE CASE OF LOT 7.
ORIGINALLY LOT 7 INCLUDED A SHOWROOM AND A GENERAL OFFICE SUITE. WITH THIS
REVISION, LOT 7 WILL INCLUDE INSTEAD A MEDICAL OFFICE SUITE WITH AN AREA OF 7,686
SQFT AND A GENERAL OFFICE SUITE OF 2,910 SQFT.
NOTES SHOWN BELOW IN ITALICS ARE THE ONLY REQUESTED REVISIONS TO THE
EXISTING SP-2 ZONING FOR MORRISON OFFICE PARK:
1. Accepting the “O-1” Office District uses and development regulations to include the following
“C-3” General Commercial District uses on Lot 7 only:
a. Restricting the C-3 General Commercial uses to plumbing fixture showroom and related
furnishings only; SHOWROOM IS NO LONGER REQUESTED FOR LOT 7.
b. Carports as shown on the site plan and included elevation for Lot 1 shall be permitted as
an accessory use. THE CARPORTS ARE EXISTING ON LOT 1 PER PREVIOUSLY
APPROVED SP-2 ZONING.
2. Accepting the proposed development regulation allowing a front setback along the proposed
street to be not less than ten (10) feet;
3. Front Yard Setback Lot 7 Adjacent to SH114 – Not less than 35 feet;
4. Accepting the proposed development regulation allowing a maximum overall impervious
coverage not to exceed 58%; however, individual lots may not exceed 85%;
5. Accepting the proposed development regulation allowing bufferyards along interior lot lines
not be required;
6. Accepting the proposed development regulation allowing the west portion of the front
bufferyard be encroached by the common access drive;
7. Accepting the proposed development regulation allowing a parking ratio of 1 space per 300
square feet for Lot 7; THE PROFESSIONAL OFFICE SUITE (2,910 SQFT IN AREA) WILL
HAVE A PARKING RATIO OF 1 SPACE PER 300 SQUARE FEET, AND THE MEDICAL
OFFICE (7,686 SQFT IN AREA) WILL HAVE A PARKING RATIO OF 1 SPACE PER 150
SQUARE FEET.
8. Accepting the proposed development regulation allowing the trash receptacle located on Lot 2
to be located in the front yard;
9. Accepting the proposed development regulation allowing a total of 3 trash receptacles to be
permitted for the development;
10. Accepting the proposed development regulation allowing the architectural style of each
building within the development to respect the elevations provided and conveyed with the
Concept Plan;
11. Accepting the proposed development regulation allowing the north boundary fencing to be
maintained as a 6-foot iron fence;
12. Granting the requested variance allowing a 40-foot R.O.W. width;
13. Granting the requested variance allowing driveway stacking depths of 13 fee and 12.5 feet;
14. Granting the requested variance allowing interior landscape requirements to be equally
distributed throughout the development;
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15. Accepting the applicant willingness to comply with the following:
a. No loading dock;
b. Save trees per exhibit presented;
c. Require boring to protect trees;
d. Increase detaining pond capacity;
16. Subject to the elevations for the dumpster and retaining wall as presented;
17. Requiring an 8-foot masonry wall along the residential lots up to the common area;
18. Accepting the applicant’s agreement to place a Superior Concrete Fence along the neighbor’s
houses similar to the one at the Mira Vista development shown in tonight’s presentation and
will continue to maintain the fence at the applicant’s cost. EXISTING FENCE HAS BEEN
CONSTRUCTED PER PREVIOUS SP-2 ZONING.
19. Requiring a utility stub-out to the north property;
20. Subject to the lighting plan;
21. Subject to staff review of utility considerations as provided in the presentation;
22. Subject to the building materials (roof tile, shutters, wrought iron) as described in the
architectural plans;
23. Subject to the following comments in the Zoning and Plan Review Summary No. 2, dated
October 3, 2008:
1. The following changes are needed to the development regulations:
a. Move the proposal for the carports from the variance section to the use section and
list as a permitted accessory use as described and as shown on the attached site
plan and architectural elevations. Show the carports on Lot 1. CARPORTS ARE
EXISTING PER PREVIOUSLY SP-2 ZONING.
b. Correct the regulations in the letter to match City Council’s original approval. It has
not been updated since that time.
2. Label all proposed fire lanes. Fire lanes must meet hose-lay coverage requirements. Fire
lanes are required to be 24’ in width and a minimum interior radius of 30’.
3. Include Lot 1 in the Site Data Summary and change “Medical” Office Building to “General”
Office Building for Lots 1 – 6 and Office/Retail Showroom on Lot 7. The site is not parked
to accommodate medical uses
4. ALL LOTS (1 – 6) IN THE SITE DATA SUMMARY REFLECT “GENERAL” OFFICE. LOT
7 HAS SUFFICIENT PARKING PER CODE FOR ONE “MEDICAL” SUITE OF 7,686
SQUARE FEET IN AREA AND ONE “GENERAL” OFFICE SUITE OF 2,910 SQUARE
FEET IN AREA.
5. THE REMAINING VACANT LOT 7 IS INTENDED TO HAVE ONE “GENERAL” OFFICE
SUITE OF 2,910 SQUARE FEET. (1,909 SQUARE FEET ON THE FIRST FLOOR AND
1,001 SQUARE FEET ON SECOND FLOOR) AND A MEDICAL OFFICE OF 7,686
SQUARE FEET ON THE FIRST FLOOR ONLY.
24. Allow 30’6” and 30’10” lengths for horizontal articulation on the east elevation for the building
on Lot 7, in lieu of the required 28’6” length. These values would represent a 24” and a 28”
variance, respectively, compared to the required length.
Conditions of approval with Ordinance No. 480-491c:
Reserved for City Council motion
Case No. Attachment F
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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 definitions 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 those instances
where provisions of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
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ZA19-0010 Page 7
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 TwoThousand 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 publish 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 it this ordinance
provides for the imposition of any penalty, fine or forfeiture for any violation 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.
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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 F
ZA19-0010 Page 7
EXHIBIT “A”
Being described as Lots 1-7, Block 1, Morrison Office Park, Southlake, Tarrant County, Texas,
according to the plat filed as Instrument # D209037494, Plat Records, Tarrant County, Texas
and being approximately 6.194 acres.
Case No. Attachment F
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EXHIBIT “B”
CONCEPT PLAN 480-491
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SITE PLAN APPROVED WITH 480-491a
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SITE PLAN 48-0491b
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