Item 6MCase No.
ZA19-0016
S T A F F R E P O R T
April 9, 2019
CASE NO: ZA19-0016
PROJECT: Specific Use Permit for a Commercial School for 545 S. Nolen Drive
EXECUTIVE
SUMMARY: Southlake Flex Properties, LLC is requesting approval of a Specific Use Permit
for a Commercial School including trade school for 545 S. Nolen Drive on
property described as Lot 8, Block 5, Cornerstone Business Park, an addition to
the City of Southlake, Tarrant County, Texas and located at 545 S. Nolen Drive,
Southlake, Texas. The current zoning is "I-1" Light Industrial District. SPIN
Neighborhood # 8.
REQUEST
DETAILS: The property is located at the northeast corner of S. Nolen Drive and Exchange
Blvd.
The purpose of this request is to seek approval of a Specific Use Permit to allow
a commercial school for a theatrical and performing arts in a 6,913 sq. ft. lease
space. The theatrical and performing arts school will provide year-round
programs through workshops, classes, and other means for youth and adults.
The general operating hours will be 10:00 am to 5:00 pm for classes, workshops
and studio education. Evening classes will be 7:00 pm to 10:00 pm for
workshops, rehearsals and performances. The proposed class schedule for
school/classes/workshops/studio/artist in residence, etc. will be Monday-
Saturday and workshops, rehearsals, and performances will be in the
evenings/weekends on Monday-Sunday (when needed/scheduled).The program
will include five (5) live theater productions each year in the evenings. The
average class size will be one-on-one to small groups of 5-20 in each session.
The applicant is requesting that the specific use permit be tied to the lease term
of 5 years and any renewal options or extensions.
No physical changes are proposed to the exterior of the existing site. The interior
of the lease space will be modified for the classrooms and auditorium. The
existing multi-tenant building contains approximately 21,329 square feet of floor
area and has three tenants and two vacant suites; Suite 100 is vacant (4,000 sq.
ft.), Suite 200 is Sally Lynn Home, a furniture warehouse /showroom (5,038 sq.
ft.), Suite 240 is warehouse storage (2,651 sq. ft.) and Suite 300 is TDDC office
(2,832 sq. ft.) Please see the attached plans, which include a parking analysis,
and additional information on the proposed use and tenant mix. Street parking is
not permitted on both sides of S. Nolen Drive.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Specific Use Permit
Case No.
ZA19-0016
ATTACHMENTS: (A)Background Information
(B)Vicinity Map
(C)Site Plan Review Summary No. 2, dated March 29, 2019
(D)Surrounding Property Owners Map and Responses
(E)Specific Use Permit Resolution No. 19-011
Link to Presentation
Link to Narrative and Plans
Link to SPIN Report
STAFF CONTACT: Ken Baker (817)748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA19-0016 Page 1
BACKGROUND INFORMATION
OWNER/APPLICANT: Southlake Flex Properties, LLC
PROPERTY SITUATION: 545 S. Nolen Drive
LEGAL DESCRIPTION: Lot 8, Block 5, Cornerstone Business Park
LAND USE CATEGORY: Industrial
CURRENT ZONING: “I-1” Light Industrial District
HISTORY: May 20, 1997; City Council approved a zoning change from “AG” to “I-1”
(ZA96-159).
September 4, 1997; City Council approved a Final Plat (ZA97-114).
February 17, 2004; City Council approved Specific Use Permit for
Cornerstone Bible Church (ZA03-101).
April 22, 2018; City Council approved a motion to deny a zoning change
and site plan for a commercial indoor amusement center for an escape
room and laser maze room (ZA17-101).
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan:
The underlying land use designation for this property is “Industrial.”
Purpose and Definition: Industrial and business service development
that is relatively free of unwanted side effects, such as unsightliness,
noise, odor, glare, vibrations, etc., is permitted in the Industrial category.
If meeting the qualification of relatively free of unwanted side effects,
suitable types of development in the Industrial category can be
characterized by the manufacturing, processing, packaging, assembly,
storage, warehousing and/or distribution of products. Ancillary
commercial and retail activities associated with these uses are permitted.
Public Parks /Open Space and Public/Semi-Public activities as described
above may be permitted if surrounding industrial uses do not pose
hazards and are sufficiently buffered.
Master Thoroughfare Plan:
The Mobility and Master Thoroughfare Plan identifies S. Nolen Dr. and
Exchange Blvd. as local commercial streets.
Pathways Master Plan
No pathways are identified in the Pathways Plan for S. Nolen Dr. or
Exchange Blvd. There is no requirement for sidewalks with the current
proposal since the area of the existing building is not increasing.
CITIZEN INPUT: A SPIN meeting was held for this project on March 26, 2019. A copy of
this report is provided with the packet.
PLANNING AND
ZONING COMMISSION: April 4, 2019; Approved (6-0) subject to the Staff Report dated March 29,
2019 and the Specific Use Permit Review Summary No. 2 dated March
Case No. Attachment A
ZA19-0016 Page 2
29, 2019.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated March 29, 2019.
N:\Community Development\MEMO\2019 Cases\0016 - SUP - Block 5, Lot 8, Cornerstone Business Park Addition
Case No. Attachment B
ZA19-0016 Page 1
Case No. Attachment C
ZA19-0016 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA19-0016 Review No.: Two Date of Review: 3/29/19
Project Name: Specific Use Permit for Commercial School at 545 S. Nolen Drive
APPLICANT: Silver Oak Commercial Realty OWNER: Southlake Flex Properties, LLC
Debra Perryman Steven Swann
8350 N Central Expwy. #1725
Dallas, TX 75206
Phone: 817-849-8282 ext. 102 Phone: 972-980-4083
Email: DPerryman@SilverOakCRE.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/18//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.
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
Informational Comments
NOTE: A specific use permit shall automatically expire if a building permit is not issued and construction
begun within six (6) months of the granting of the specific use permit or if the use shall cease for a
period of six (6) months
45.1 GENERAL PROVISIONS - The uses listed in this section are prohibited in the City of Southlake
unless and until a specific use permit is granted for such use by the City Council in accordance with the
requirements and procedures set forth in this Section. A specific use permit shall be required for the
following uses (as amended by Ordinance No. 480-D):
48. Commercial school, including trade school, subject to the requirements set forth in
Section 45.18 protect the residential neighborhoods, in so far as practicable, from the
detrimental effects of noise, traffic, fire, etc. and to protect the character of the
neighborhood and the value of surrounding properties;
45.18 IN CONSIDERING WHETHER TO GRANT A SPECIFIC USE PERMIT
FOR COMMERCIAL SCHOOL, INCLUDING TRADE SCHOOL, THE
CITY COUNCIL SHALL CONSIDER THE FOLLOWING:
1) Safe access for the ingress and egress of students, pedestrian,
parking and vehicular traffic, including the identification of
student drop-off areas.
2) Adequate illumination will be provided at night to protect the
safety of those persons entering and exiting the site.
_______________________________________________________________________________
Case No. Attachment C
ZA19-0016 Page 2
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Exiting issues may arise due to occupant load and door swing in path of egress travel.
Building Inspections
Susie Hernandez
Deputy Building Official
Phone: 817-748-8238
Email: shernandez@ci.southlake.tx.us
This is not a full code review but only a preliminary look at the floor plan submitted:
1. The occupant load calculations are based on Table 1004.1.2 and the square footage
submitted. This will need to be verified by an architect.
2. The door swing for the auditorium must be in the direction of egress travel (swing out)
3. Exiting – may need several things including:
i. an additional exterior door for the page’s northeast area that will have an
occupant load over 50
ii. maximum egress travel distance is 200 feet from the farthest point. This will
need to be checked as egress cannot be through an area with locking doors
(green room, dressing area, etc. (egress through intervening spaces IBC
1016.2)
iii. front door must be wide enough to accommodate for the occupant loads
iv. exit separation looks ok based on this plan for a sprinkled building.
4. Restroom count will work if the occupant load is limited to 300
5. A hi/low drinking fountain will be required
6. There are several concerns regarding accessibility for door swings, access to the platform and
the storage area behind the platform. Check with a Registered Accessibility Specialist.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA19-0016 Page 3
No comments.
Public Works/Engineering Review
Kevin Ferrer, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
No comments.
Transportation Manager Review
Stephanie Taylor, P.E., PTOE
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
Please provide more detail regarding parking requirements for the most recent land use and the
proposed land use, as well as providing a more legible parking summary for the complex.
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.
* It appears that this property lies within the 75 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.
* denotes informational comment
Case No. Attachment D
ZA19-0016 Page 1
SURROUNDING PROPERTY OWNERS
Owner Zoning Address Acreage Response
1. ORION SKY PROPERTIES LLC SP2 2757 E SOUTHLAKE BLVD 3.61 NR
2. HARBOR TOWN PARTNERS LP SP2 415 S NOLEN DR 2.73 NR
3. GATEWAY CHURCH SP1 500 NOLEN DR 5.54 NR
4. MARKET LOOP PARNTERS I1 2830 MARKET LOOP 1.66 O
5. SOUTHLAKE FLEX PROPERTIES LLC I1 535 NOLEN DR 1.64 NR
6. CHARLESTON COURT LP I1 545 SILICON DR 2.59 NR
7. FS BUILDING LLC I1 530 NOLEN DR 1.07 NR
8. WANG, JEFF CHAUR-TARNG I1 2820 MARKET LOOP 0.77 NR
9. JJK MANAGEMENT LLC I1 2810 MARKET LOOP 0.81 NR
10. SOUTHLAKE FLEX PROPERTIES LLC I1 545 NOLEN DR 1.62 NR
11. GATEWAY CHURCH I1 540 NOLEN DR 1.55 NR
12. MARKET LOOP LTD I1 2800 MARKET LOOP 0.68 NR
13. FULBRIGHT MAYS TRUST I1 2825 EXCHANGE BLVD 1.15 NR
14. SOUTHLAKE FLEX PROPERTIES LLC I1 2835 EXCHANGE BLVD 0.65 NR
15. SOUTHLAKE FLEX PROPERTIES LLC I1 2845 EXCHANGE BLVD 0.74 NR
16. FOBT PROPERTIES LP SP2 515 NOLEN DR 1.55 NR
17. CHARLESTON COURT LP O1 520 SILICON DR 4.85 NR
18. 1700LACY LLC I1 2815 EXCHANGE BLVD 1.76 NR
19. DRS GROUP LLC I1 2819 EXCHANGE BLVD 0.93 F
Case No. Attachment D
ZA19-0016 Page 2
20. LIMC REAL ESTATE LLC SP1 410 S NOLEN DR 0.60 NR
21. CAVU EQUITY GROUP LLC SP1 416 S NOLEN DR 0.60 NR
22. MYAN PLAZA LP O1 520 SILICON DR 1.43 NR
23. SILICON TEXAS PROPERTIES LLC SP1 512 SILICON DR 0.65 NR
24. ALTITUDE AT CORNERSTONE
CROSSI SP1 516 SILICON DR 0.73
NR
25. FATCAT LLC SP1 508 SILICON DR 0.66 NR
26. GEOTEL GROUP INC SP2 405 S NOLEN DR 2.53 NR
27. SEVENINVEST LLC SP2 505 S NOLEN DR 2.65 NR
28. SOUTHLAKE FLEX PROPERTIES LLC I1 525 NOLEN DR 1.63 NR
29. Supt. of Carroll ISD 2400 N Carroll Ave NR
30. Supt. of Grapevine Colleyville ISD 3051 Ira E Woods Ave NR
31. Supt. of Northwest ISD PO Box 77070 NR
32. Supt. of Keller ISD 350 Keller Pkwy NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-six (26)
Responses Received: In Favor: 1 Opposed: 1 Undecided: 0 No Response: 24
Case No. Attachment E
ZA19-0016 Page 3
SURROUNDING PROPERTY OWNERS RESPONSES
Case No. Attachment E
ZA19-0016 Page 4
Case No. Attachment F
ZA19-0016 Page 1
RESOLUTION NO. 19-011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
A COMMERCIAL SCHOOL ON COMMERCIAL PROPERTY WITHIN
THE CITY OF SOUTHLAKE, TEXAS, LOCATED AT 545 S. NOLEN
DRIVE, BEING DESCRIBED AS LOT 8, BLOCK 5, CORNERSTONE
BUSINESS PARK AS DEPICTED ON THE APPROVED SITE
EXHIBIT ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT “A” AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for a Commercial School on commercial property has
been requested by a person or corporation having a proprietary interest in the property zoned as
“I1” Light Industrial District; and,
WHEREAS, in accordance with the requirements of Section 45.1 (48) and 45.18 of the
City’s Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City
Council have given the requisite notices by publication and otherwise, and have afforded the
persons interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit is in the best interest of the public health, safety, morals and general welfare
of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for a Commercial School on commercial property at
545 S. Nolen Drive being described as Lot 8, Block 5, Cornerstone Business Park as depicted on
the approved Site Exhibit attached hereto and incorporated herein as Exhibit “A” and
providing an effective date, subject to the provisions contained in the comprehensive zoning
ordinance and the restrictions set forth herein.
Case No. Attachment F
ZA19-0016 Page 2
City Council:
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS ______ DAY OF APRIL, 2019.
CITY OF SOUTHLAKE
By: _________________________________
Laura Hill, Mayor
ATTEST:
_________________________________
Amy Shelley
City Secretary
Case No. Attachment F
ZA19-0016 Page 3
EXHIBIT ‘A”
Plans and Support Information