Item 7 - PP - Nolen Office ParkCase No.
ZA18-0062
S T A F F R E P O R T
March 29, 2019
CASE NO: ZA18-0062
PROJECT: Preliminary Plat for Lot 1, Block 2, Nolen Office Park Addition
EXECUTIVE
SUMMARY: On behalf of South Nolen Medical Investments, LTD, Baird, Hampton & Brown is
requesting approval of a Preliminary Plat for Lot 1, Block 2, Nolen Office Park
Addition on property described as Tract 2A02A, Thomas Easter Survey, Abstract
No. 474, City of Southlake, Tarrant County, Texas and located at 2627 E.
Southlake Blvd. (also addressed as 200 S. Nolen Dr.), Southlake, Texas. Current
Zoning: “AG” Agricultural District. Proposed Zoning: “S-P-1” Detailed Site Plan
District. SPIN Neighborhood #8.
DETAILS: The proposed development is located on the west side of S. Nolen Dr.,
approximately 290 feet south of E. Southlake Blvd.
The purpose of this request is to obtain approval of a Preliminary Plat for one lot
on approximately 4.09 acres in association with a Zoning Change and Site Plan
(ZA18-0061) from “AG” Agricultural District to “S-P-1” Detailed Site Plan District
to develop four single story buildings totaling approximately 26,974 square feet
intended for mixed general and medical office use. The Nolen Office Phase 2
project is anticipated to include construction of a portion of Village Center Drive.
ACTION NEEDED: 1. Conduct public hearing
2. Consider approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 3, dated March 28, 2019
(D) Surrounding Property Owners Map and Responses
• Presentation
• Plat
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA18-0062 Page 1
BACKGROUND INFORMATION
OWNER: South Nolen Medical Investments, LTD
APPLICANT: Baird, Hampton & Brown
PROPERTY SITUATION: 2627 E. Southlake Blvd. (also addressed as 200 S. Nolen Dr.)
LEGAL DESCRIPTION: Tract 2A02A, Thomas Easter Survey, Abstract No. 474
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “O-1” Office District uses
HISTORY: - The property was annexed into the Town of Southlake in 1956 as “AG”
(Ord. No. 041).
- The property is the undeveloped remainder of the original tract from
which Nolen Center to the north was developed.
SOUTHLAKE 2035 PLAN: Future Land Use Plan
The site is designated “Retail Commercial”
Purpose and Definition
The Retail Commercial category is a lower-
to medium-intensity commercial category
providing for neighborhood-type retail
shopping facilities and general commercial
support activities. It is intended to provide
limited local retail and/or office uses which
serve neighborhoods in close proximity. It is intended that all uses in this
category will be compatible with adjacent single family uses, thereby
maintaining the character and integrity of existing neighborhoods. This
category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is
adjacent to residentially zoned properties or areas with a residential
designation on the Land Use Plan, lower intensity activities such as office
or office-related uses should be planned adjacent to the residential uses.
Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi-Public, and Office Commercial categories.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows S. Nolen Drive. to be
a 3-lane undivided arterial with 70’ of right of way. A common access
easement and driveway extends from Nolen Center into the northeastern
portion of the tract providing access onto S. Nolen Drive. The future
Village Center Drive is planned as a 2-lane undivided collector street. The
proposed site plan indicates 2 access drives onto Village Center Drive.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan calls for minimum 5’ sidewalks along S. Nolen
Case No. Attachment A
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Drive and S. Village Center Drive. The proposed site plan shows required
sidewalks.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development has shared access with the development to
the north from S. Nolen Drive and will have future access from Village
Center Drive. The proposed project is anticipated to include construction
of a portion of Village Center Drive. Village Center Drive is planned as a
2-lane undivided collector with 60’ of right of way. A portion of the south
half of the 60’ ROW for S. Village Center has been dedicated to City which
adjoins the south boundary of the subject tract.
S. Nolen Ave.
(between E. Southlake Blvd & Crooked Ln.)
24hr North Bound (3,036) South Bound (3,068)
AM Peak (353) 11:45 AM – 12:45 PM Peak (345) 8:15 – 9:15 AM
PM Peak (395) 4:30 – 5:30 PM Peak (345) 12:45 – 1:45 PM
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for the proposed
development.
Use Area Vtpd
*
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
General Office 13,000 s.f. 143 18 2 3 16
Medical Office 14,000 s.f. 506 33 17 25 37
* 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 46.9% of existing tree cover on the
site. The submitted Tree Preservation Plan
shows 22.9% is proposed to be preserved,
not including the Borderline trees canopy
cover. The Environmental Resource Map
identifies the area as having “Existing Tree
Cover” but not as an area of “Tree
Preservation.”
CITIZEN INPUT/
BOARD REVIEW: A SPIN Forum for this project was held December 11, 2018. A 2035
Corridor Committee Meeting was held August 2, 2018. Links to the
summary reports for those meetings can be found on page 3 of this report.
STAFF COMMENTS: Attached is Plat Review Summary No. 3, dated March 28, 2019.
Case No. Attachment B
ZA18-0062 Page 1
Case No. Attachment C
ZA18-0062 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA18-0062 Review No.: Three Date of Review: 3/28/19
Project Name: Preliminary Plat – Lot 1, Block 2, Nolen Office Park Addition
APPLICANT: Baird, Hampton & Brown OWNER: South Nolen Medical Investments, Ltd
Daniel Franklin, PE Craig Wilkinson
3801 William D. Tate, Ste 500 365 Miron, Ste A
Grapevine, TX Southlake, TX
Phone: 817-251-8550 x303 Phone: 817-416-3981
Email: dfranklin@bhbinc.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/19/19 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 Preliminary Plat must conform to the underlying zoning district. A Final Plat that conforms to
the underlying zoning and Preliminary Plat must be processed and recorded prior to the issuance
of any building permits. The Final Plat must be approved by t he Planning and Zoning Commission
prior to the approval of the Developer’s Agreement.
2. Construction of Village Center Drive, and any utilities, need to extend to the west boundary of the
site.
* Any credits for road, sidewalk and/or utility construction affiliated with Village Center Dr. will be
addressed as part of the Developer’s Agreement.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. If the development was proposed as straight zoning it would not comply with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance. There is 50.4% of
existing tree cover on the site and a minimum of 50% of the tree cover is required to be
preserved. Only 27.9% is proposed to be preserved, not including the Borderline trees canopy
cover.
Case No. Attachment C
ZA18-0062 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
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
Case No. Attachment C
ZA18-0062 Page 3
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.
* Indicates informational comment.
# Indicates required items comment.
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. Double check the specified scale as it appears to be off.
3. Double Check FEMA note as it appears subject site is located only on one FIRM Panel.
* 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:
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.
Add a note specifying maintenance responsibility for proposed common access easement.
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
DRAINAGE COMMENTS:
Case No. Attachment C
ZA18-0062 Page 4
1. 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
* Discharge of post development runoff must have no adverse impact on upstream and
downstream properties and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard details
and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The
Environmental Coordinator will review the SWPPP. For instructions on how to complete the
review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S.
SWPPP shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114.
Permit approval is required before beginning construction. Submit application and plans directly
to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City’s sewer, water or storm sewer 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.
* Please contact me with the information on the top if there are questions to the comments, or if
clarifications on any comments are needed.
Case No. Attachment C
ZA18-0062 Page 5
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Deputy Fire Chief / Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be
in a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or
a minimum of 6’X6’ if it is located on the riser. (Label riser room locations for buildings that are
equipped with an automatic fire sprinkler system)
Fire Department Connections for the sprinkler systems must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (FDC locations not
indicated on the plans) Add FDC locations, wall mount or remote connection to meet the
distance requirements.
FIRE LANE COMMENTS:
Fire apparatus access, needs to be an all-weather surface, asphalt or concrete, 24 feet wide
and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW)
(Fire lanes not indicated, fire lanes must intersect with existing dedicated streets or fire lanes
on neighboring properties and continue throughout the entire property)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2015 I.F.C. Sec. 503.2.4)
General Informational Comments
* A SPIN meeting was held December 11, 2018.
* It appears this property lies within the 75 LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance
No. 479. Additionally, the “Avigation Easement and Release” shown in Appendix 3 of the
Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County
Plat Records.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
Case No. Attachment C
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review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* Denotes Informational Comment
Case No. Attachment D
ZA18-0062 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. LEEKEN SOUTHLAKE LLC C2 2425 E SOUTHLAKE BLVD 1.74 U
2. SS DAVIS INVESTMENT LLC ETAL C2 2615 E SOUTHLAKE BLVD 1.97 NR
3. ANDREWS-DILLINGHAM PROPERTIES C2 2535 E SOUTHLAKE BLVD 0.84 NR
4. BTR-8 SOUTHLAKE LLC SP2 2707 E SOUTHLAKE BLVD 5.76 F
5. DOWNEY ENTERPRISES LLC C2 2545 E SOUTHLAKE BLVD 0.92 NR
6. DREAM 7 EQUITIES LLC C2 2445 E SOUTHLAKE BLVD 0.68 NR
7. GEOTEL GROUP INC SP1 305 S NOLEN DR 1.56 NR
8. GRANTLAND PROPERTIES LLC C2 2625 E SOUTHLAKE BLVD 0.55 NR
9. DCTN3 373 SOUTHLAKE TX LLC SP1 2645 E SOUTHLAKE BLVD 1.65 U
10. SOUTH NOLAN MEDICAL INVESTMENT AG 2627 E SOUTHLAKE BLVD 3.88 NR
11. CESANDER, LAURENCE P O1 2485 E SOUTHLAKE BLVD 1.34 *F
12. ZADA M WHITE ESTATE TRUST AG 2450 CROOKED LN 12.94 NR
13. SP SOUTHLAKE-KIMBALL I LLC SP2 415 S KIMBALL AVE 1.64 NR
14. WILLIAMS, ROGER GLENN ETAL AG 320 S NOLEN DR 1.54 NR
15. MPA SOUTHLAKE MOB LLC SP1 300 S NOLEN DR 1.84 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifteen (15)
Responses Received: Four (4) – Two (2) Undecided and One (1) in Favor and One (1) in
Favor *w/conditions
* One (1) email also received regarding dumpster concerns
See attached
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