Item 6DCase No.
ZA19-0033
S T A F F R E P O R T
August 27, 2019
CASE NO: ZA19-0033
PROJECT: Zoning Change and Concept/Site Plan for The Wheelhouse
EXECUTIVE
SUMMARY: On behalf of Melva Stanfield, Wyndham Properties is requesting 2nd reading
approval of a Zoning Change and Site Plan for The Wheelhouse and Zoning
Change and Concept Plan for The Wheelhouse Open Space Lots on property
described as Tracts 6C01A, 6C02, 6C and 6C03, Jesse G. Allen Survey,
Abstract No. 18, City of Southlake, Tarrant County, Texas and located at 880 –
950 Davis Blvd. (F.M. 1938), Southlake, Texas. Current Zoning: "I-1" Light
Industrial District and “AG” Agricultural District. Proposed Zoning: "S-P-1"
Detailed Site Plan District (the previous request for “SF-20A” Single Family
Residential District zoning on a portion of the property has been removed).
SPIN Neighborhood #11.
DETAILS: The proposed development is located on the west side of Davis Blvd. (F,M.
1938) approximately 600 feet north of the intersection with Union Church Rd.
The purpose of this request is to seek 2nd reading approval of a Zoning Change
and Site Plan for the Wheelhouse to develop two single-story buildings along
Davis Blvd. totaling approximately 19,461 square feet with limited “I-1” Light
Industrial District uses to also include office showroom with retail sales and
automobile and motorcycle sales and/or service uses and three single-story
buildings behind totaling approximately 47,629 square feet with garage,
maintenance of personal vehicles, storage uses on approximately 6.235 acres.
New facades are proposed for the two existing industrial buildings on the
property totaling approximately 18,745 square feet with uses also limited to
garage, maintenance of personal vehicles, storage. Since 1st reading, hobby
shop for personal use only has been added as a permitted use in Buildings 3-7.
At 1st reading on August 20, 2019, the request included a Zoning Change and
Concept Plan for approximately 2.028 acres of the property to be designated as
open space with “SF-20A” Single Family Residential District zoning that could
possibly be conveyed to the Siena subdivision and a property owner to the
west. The Siena subdivision and the property owner have determined that they
do not want Lots 6 and 7, so the “S-P-1” boundary has been revised to include
Lot 6 as an open space lot and the previous Lot 7 that was being considered by
the property owner of Lot 10, Block 3, Siena Phase 3 has been reconfigured
and is now proposed to retain the existing “I-1” Light Industrial District zoning.
Case No.
ZA19-0033
The Site Data Summary Chart is below:
The development regulations are based on the “I-1” Light industrial District
Regulations with the following exceptions:
Parking: Required parking ratios shall be based on 1 space per 300 square
feet of the “Office/Showroom” buildings only (Buildings 1 and 2), and no
additional parking required for the garage and storage buildings. Such required
parking for all built uses shall be provided within the “S-P-1” boundary; parking
requirements for individual lots shall not apply. A reciprocal parking, cross-
access and maintenance agreement shall be provided.
Impervious Coverage:
The maximum impervious coverage for the overall development SP-1 boundary
site shall be 85%, however the maximum impervious coverage shall not apply
to individual lots within the boundary.
Building Materials and Facades:
The building front facades are a combination of stone, stucco or a sprayed
insulated cork barrier type coating, such as “Duro-Pro Cork Barrier” or similar
Elastomeric Stucco finish material (Please note the stucco finish will not be
applied directly to Styrofoam board as in EFIS). Metal screening is allowed on
the east elevations of the existing Buildings 6 and 7 as shown. Vertical wall
heights may be modified slightly to accommodate screening of mechanical
units, and/or stepped down to accommodate grade changes, as contract
documents are developed. Vertical and horizontal articulation shall be as shown
on the Site Plan and elevations, and will not be reduced. To accommodate the
needs of individual purchasers, the number and size of garage doors for the
spaces may be increased or decreased, however the overall look and materials
will be consistent with the elevations shown.
Setback Lines: A 50’ front building line is provided along Davis Blvd. No other
setbacks are shown, but all buildings will be set back from the property lines as
dimensioned on the Site Plan.
Bufferyards: We request the bufferyards be allowed as shown on the Site
Plan. Bufferyards along internal lot lines shall not be required. In lieu of the
required F2 8’ masonry wall on the west property line, the existing fence-
owned and maintained by the adjacent Siena neighborhood shall remain.
Case No.
ZA19-0033
Fences: A 6’ Ornamental Iron fence shall be built along the western boundary
of Lots 1, 3, 4 & 5.
VARIANCES
REQUESTED:
i. Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.A,
regarding lots abutting a street, to allow the lots as shown on the Site Plan.
ii. Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.D,
regarding side lot lines, to allow the lots as shown on the Concept/Site
Plan.
iii. Variance to Subdivision Ordinance No. 483, as amended, and the Master
Pathways Plan, to not require construction of an 8’ multi-use trail running
north/south through the flood plain in Lot 6, but to dedicate an easement
for the trail.
iv. Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d)
requiring a stacking depth of 75’ to allow a minimum 33’ stacking depth for
the entrance from Davis Blvd.
v. Variance to the Driveway Ord. No. 634, as amended, Section 5.1, which
requires a minimum 500' driveway spacing for commercial driveways along
F.M. 1938, to allow the spacings of 154' and 423' to the north and south as
shown.
vi. Variance to the Masonry Ord, No. 557, as amended, to allow the use of a
sprayed insulated cork barrier type coating, such as “Duro-Pro Cork
Barrier” or a similar Elastomeric Stucco finish material on all buildings and
the metal screening on the north elevations of Buildings 6 and 7 as shown.
The City Council approved the item at 1st reading (5-0) at their August 20, 2019
meeting with the following notations:
City Council 1st Reading Conditions Applicant’s Response
Noting that the Lot 7 is being removed from the
zoning application.
The plans have been revised to show Lot
7 removed from the zoning boundary.
Noting that Lot 6 will be zoned “S-P-1” with passive
open space.
The plans have been revised to show Lot
6 within the “S-P-1” boundary and
designated as open space.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2nd Reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B ) Vicinity Map
Case No.
ZA19-0033
(C) Site Plan Review Summary No. 4, dated August 26, 2019
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-763
Link to Presentation
Link to “S-P-1” Regulations and Variance Request Letter
Link to Exhibit of Bldgs. 1 & 2 “I-1” Permitted Uses
Link to Plans
Link to 2035 Corridor Planning Committee report dated January 24, 2019
Link to SPIN report dated August 13, 2019
STAFF CONTACT: Dennis Killough (817) 748-8072
Richard Schell (817) 748-8602
Case No. Attachment A
ZA19-0033 Page 1
BACKGROUND INFORMATION
OWNER: Melva Stanfield
APPLICANT: Wyndham Properties
PROPERTY SITUATION: 880 – 950 Davis Blvd. (F.M. 1938)
LEGAL DESCRIPTION: Tracts 6C01A, 6C02, 6C and 6C03, Jesse G. Allen Survey, Abstract No.
18
LAND USE CATEGORY: Mixed Use, 100-Year Floodplain and Medium Density Residential
CURRENT ZONING: "I-1" Light Industrial District and “AG” Agricultural District
PROPOSED ZONING: "S-P-1" Detailed Site Plan District and "SF-20A" Single Family
Residential District.
HISTORY: - The existing home at 950 Davis Blvd. was built in 1972 (Source: TAD).
- The property was annexed into the City in 1987 and given the “AG”
Agricultural zoning designation.
- A Zoning Change (ZA93-007) from “AG” Agricultural District to “I-1”
Light Industrial District was approved April 20, 1993 for the existing
tracts at 880 Davis Blvd.
- A previous home at 900 Davis Blvd. was removed around 2014.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designations for the site are primarily “Mixed
Use” and “100-Year Floodplain” with a small portion of one of the
proposed open space lots designated as “Medium Density Residential”.
Purpose and Definition (Mixed Use): The purpose of the Mixed Use
land use category is 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 previously discussed.
Purpose and Definition (100-Year Floodplain): The Floodplain
category illustrates areas designated by the August 1995 Federal
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Emergency Management Agency (FEMA) maps as being in the 100-
year floodplain. The “floodplain” is an expanse of natural vegetation and
wildlife and should be preserved as natural open area. Within the
floodplain is “floodway” that must be kept free of encroachment in order
that the 100-year flood may be carried without harmful increases in the
height of flood waters. Although it is not to be encouraged, the portion of
the floodplain not in the floodway may be reclaimed for development
under certain circumstances if in accordance with FEMA regulations.
The designated land use for areas of reclaimed floodplain is that of the
immediately adjacent land use category. This designation may also
include environmentally sensitive areas, habitats, or wetlands that may
not be in FEMA identified floodplains.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan shows Davis Blvd. to be a six-lane
divided arterial with 130’ to 140’ of right of way.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a <8’ sidewalk along Davis Blvd. and
the required 5’ sidewalk is shown on the plans. The Master Pathways
Plan shows an 8’ or greater multi-use trail running north/south through
the floodplain. A variance is requested to not provide the multi-use trail.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site proposes one access drive on Davis Blvd. and a driveway
connection to the church property to the south. There are currently two
driveways to the office and industrial buildings at 880 Davis Blvd. and
one driveway to the existing single-family residence at 950 Davis Blvd.
Davis Blvd. (F.M. 1938
(between W. Southlake Blvd. & Continental Blvd.)
24hr North Bound (15,000) South Bound (14,818)
AM Peak (1,319) 7:00 AM – 8:00 PM Peak (897) 11:30 – 12:30 AM
PM Peak (1,071) 5:15 – 6:15 PM Peak (1,532) 4:45 – 5:45 PM
* Based on the 2017 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for the proposed
development.
TREE PRESERVATION: There is approximately 37% existing tree cover on the site, of which,
approximately 49.85% is proposed to be preserved. A standard zoning
district requires that a minimum 60% of existing tree cover be preserved.
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).
Case No. Attachment A
ZA19-0033 Page 3
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.
UTILITIES: A 6” water line exists in Davis Blvd. to serve the property.
A 15” sewer line exists along the west property line to serve the
property.
DRAINAGE: Existing and proposed drainage on the property is to the 100-Year
Floodplain that runs through the property.
CITIZEN INPUT/
BOARD REVIEW: A 2035 Corridor Planning meeting for this project was held on January
24, 2019. Link to Corridor Planning Committee report
A SPIN meeting was held on August 13, 2019. Link to SPIN report
PLANNING AND ZONING
COMMISSION ACTION: August 8, 2019; Approved (7-0) subject to the staff report dated August
8, 2019 and Concept/Site Plan Review Summary No. 3, dated August 1,
2019 granting the variances requested therein, subject to the following:
Noting the applicant’s willingness to consider paring down the uses prior
to City Council,
Proposing and coming forth with a rendering of the Landscape Plan
along Davis and the west of the property,
Case No. Attachment A
ZA19-0033 Page 4
Noting the applicant’s willingness also to dedicate the appropriate type
easement for a trail on the west side of the property and with respect to
that pathway, working out and coming to scenarios of the location of the
pathway, and who would be responsible for, or ideas to that regard,
regarding the crossings on the north and the south creek.
CITY COUNCIL ACTION: August 20, 2019; Approved at 1st Reading (5-0) subject to the staff
report dated August 20, 2019 and Revised Concept/Site Plan Review
Summary No. 3, dated August 20, 2019 granting the variances following
variances that were requested:
i. Variance to Subdivision Ordinance No. 483, as amended, Section
8.01.A, regarding lots abutting a street, to allow the lots as shown
on the Site Plan.
ii. Variance to Subdivision Ordinance No. 483, as amended, Section
8.01.D, regarding side lot lines, to allow the lots as shown on the
Concept/Site Plan.
iii. Variance to Subdivision Ordinance No. 483, as amended, and the
Master Pathways Plan, to not require construction of an 8’ multi-
use trail running north/south through the flood plain in Lot 6, but to
dedicate an easement for the trail.
iv. Variance to Driveway Ordinance No. 634, as amended, Section
5.2(d) requiring a stacking depth of 75’ to allow a minimum 33’
stacking depth for the entrance from Davis Blvd.
v. Variance to the Driveway Ord. No. 634, as amended, Section 5.1,
which requires a minimum 500' driveway spacing for commercial
driveways along F.M. 1938, to allow the spacings of 154' and 423'
to the north and south as shown.
vi. Variance to the Masonry Ord, No. 557, as amended, to allow the
use of a sprayed insulated cork barrier type coating, such as
“Duro-Pro Cork Barrier” or a similar Elastomeric Stucco finish
material on all buildings and the metal screening on the north
elevations of Buildings 6 and 7 as shown.
Also noting that the Lot 7 is being removed from the zoning application;
And also noting that Lot 6 will be zoned S-P-1 with passive open space.
STAFF COMMENTS: Attached is Revised Concept/Site Plan Review Summary No. 3, dated
August 20, 2019.
Variance Approval Criteria for Subdivision Ordinance No. 483, as
amended:
Section 9.01 Modifications and Variations:
A. Compliance: Where the Council finds that compliance with these
Case No. Attachment A
ZA19-0033 Page 5
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.
Variance Approval Criteria for Driveway Ordinance No. 634, as
amended:
The City Council shall have the authority to grant a variance to this
ordinance. In granting any variance, the City Council shall determine
that a literal enforcement of the regulations herein will create an
unnecessary hardship or practical difficulty on the applicant, that the
situation causing unnecessary hardship or practical difficulty is unique to
the affected property and is not self -imposed, that the variance will not
injure and will be wholly compatible with the use and permitted
development of adjacent properties, and that the granting of the
variance will be in harmony with the spirit and purpose of this ordinance.
The decision of the City Council shall be final.
Variance Approval Criteria for Masonry Ordinance No, 557, as
amended:
In granting any variance, the City Council shall determine that a literal
enforcement of the regulations will create an unnecessary hardship or a
practical difficulty on the applicant, that the situation causing the
unnecessary hardship or practical difficulty is unique to the affected
property and is not self-imposed, that the variance will not injure and will
be wholly compatible with the use and permitted development of
adjacent properties, and that the granting of the variance will be in
harmony with the spirit and purpose of this ordinance.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor/Residential Adjacency
Building Articulation Y “S-P-1” regulation added
Masonry Standards Y Variance to Masonry Ord. and “S-P-1” regulation added
Impervious Coverage Y “S-P-1” regulation added
Bufferyards Y “S-P-1” regulation added
Interior Landscape Y Complies
Tree Preservation Y Approved with “S-P-1” zoning
Sidewalks Y Variance Requested
Case No. Attachment A
ZA19-0033 Page 6
Case No. Attachment B
ZA19-0033 Page 1
Case No. Attachment C
ZA19-0033 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0033 Review No.: Four Date of Review: 08/26/19
Project Name: Zoning Change and Site Plan – The Wheelhouse
APPLICANT: Terry Wilkinson OWNER: Melva Stanfield
Wyndham Properties Mel-Man Properties, Inc.
640 W. Southlake Blvd. 318 Pebblebrook Dr.
Southlake, TX 76092 Grapevine, TX 76051
Phone: (817) 307-3600 Phone: (817) 988-8404
E-mail: terry@wyndhamproperties.com E-mail: melvastanfield@aol.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 8/23/19 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF CONCEPT/SITE PLAN APPROVAL UNLESS SPECIFICALLY
AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER
CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748-8602.
1. The following comments are based on the revised “S-P-1” boundary to include Lot 6 as open
space and Lot 7 being removed from the zoning change request.
2. Split lot zoning is not permitted. A Preliminary Plat that complies with the underlying zoning
must be processed and approved and a Final Plat that complies with the underlying zoning
and the Preliminary Plat must be processed, approved and recorded with the County prior to
the conveyance of any portion of the property or the issuance of any building permits. A Final
Plat must be approved by the Planning and Zoning Commission prior to the execution of a
Developer’s Agreement.
3. The entire portion of the property requested to be rezoned to “S-P-1” is subject to the
requirements of Zoning Ordinance No. 480, as amended, Sections 43.II Corridor Overlay Zone
and Section 43.III Residential Adjacency Standards.
4. Please make the following change to the Site Plan:
a. Building 6 appears to cross the property line. Please verify from the surveyor that
Buildings 6 and 7 do not cross the property line and show Building 6 so that it doesn’t
cross the line. Dimension the distance between Buildings 6 and 7 and the property line
at their closest proximity to the line. Revise the Site Plan so that the building footprint
doesn’t cross the property line.
5. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. The Master Pathways Plan show a <8’ sidewalk
along Davis Blvd. and the required 5’ sidewalk is shown on the plans. The Master Pathways
Plan shows an 8’ or greater multi-use trail running north/south through the floodplain. A
variance is requested to not provide the multi-use trail, but to dedicate an easement for
the trail.
6. Show any areas intended for outside storage and method of screening, if any. There appears
to be existing outside storage on the 2018 aerial photo. Please confirm that the existing
outdoor storage will be removed or show the areas and method of screening.
Case No. Attachment C
ZA19-0033 Page 2
7. A note on the Landscape Plan states that the existing fence is to remain. Please revise the
language to clarify the future maintenance responsibilities. Which property owner?
8. Please revise the open space management plans in both zoning documents in conformance
with Zoning Ord. No. 480, Section 33.20 – Open Space Management Plans (below). In the SF-
20A document, be more specific on maintenance responsibilities.
33.20 OPEN SPACE MANAGEMENT PLANS – For all development proposing any
private or public open space, an open space management plan is required that:
1. Generally describes or illustrates intended uses of the open space, such as
natural vegetation preservation areas, gardens, trails, playgrounds, and/or other
facilities;
2. Allocates responsibility and guidelines for the maintenance and operation of the
open space and any facilities located thereon, including provisions for ongoing
maintenance and for long-term capital improvements;
3. Provides an estimate of the costs and staffing requirements needed for
maintenance and operation of, and insurance for, the open space and an outline
showing the means by which such funding will be obtained or provided;
4. Provides that any changes to the plan be approved by the City Council;
5. Provides for enforcement of the plan; and
6. Provides that, in the event the party responsible for maintenance of the open
space fails to maintain all or any portion in reasonable order and condition, the
City of Southlake may, but is not required to, assume responsibility for its
maintenance and may enter the premises and take corrective action, including
the provision of extended maintenance. The costs of such maintenance may be
charged to the owner, Homeowner’s Association, or to the individual property
owners that make up the Homeowner’s Association and may include
administrative costs and penalties. Such costs shall become a lien on all
subdivision properties. (As amended by Ordinance No. 480-FFFF).
9. The following variances are requested:
a. Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.A, regarding
lots abutting a street, to allow the lots as shown on the Site Plan.
b. Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.D, regarding
side lot lines, to allow the lots as shown on the Site Plan.
c. Variance to Subdivision Ordinance No. 483, as amended, and the Master Pathways
Plan, to not require construction of an 8’ multi-use trail running north/south through the
flood plain in Lot 6, as shown on the Site Plan.
d. Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a
stacking depth of 75 to allow a minimum 33’ for the entrance from Davis Blvd.
e. Variance to the Driveway Ord. No. 634, as amended, Section 5.1, which requires a
minimum 500' driveway spacing for commercial driveways along F.M. 1938, to allow
the spacings of 154' and 423' as shown.
f. Variance to the Masonry Ord, No. 557, as amended, to allow the use of a sprayed
insulated cork barrier type coating, such as “Duro-Pro Cork Barrier” or similar
Case No. Attachment C
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Elastomeric Stucco finish material on all buildings and the metal screening on the north
elevations of the existing Buildings 6 and 7 as shown.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* If the development were proposed as traditional zoning it would not comply with the Existing
Tree Cover Preservation Requirements of the Tree Preservation Ordinance. There is 37% of
existing tree cover on the property and 60% of the tree cover would be required to be
preserved. The applicant is proposing to preserve 49.85% of the existing tree cover and 1.22%
existing tree cover is proposed as Marginal.
* 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
Case No. Attachment C
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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 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. The full amount of the required bufferyard plant material is not being provided within the south
10’ – D bufferyard.
2. Please verify that there are at least 322 shrubs within the interior landscaping.
* The full length of the north bufferyard is not provided because an existing building incorporated
into the development straddles the north property line where the bufferyard is required. The
applicant is requesting a variance to provide the bufferyard as shown.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Kevin Ferrer, P.E.
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.
* 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.
Case No. Attachment C
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* 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. 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.
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement and
Provide (Volume/Page) of the Existing easements.
WATER COMMENTS:
* 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:
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Proposed Drainage map’s drainage basin A2 should utilize runoff coefficient of .95 as
specified in iswm for drives, walks and roofs. If a lower runoff coefficient is utilized for drainage
basin A-2 provide justification.
2. Are there no compensatory storage proposed for the proposed fill in the 1% storm event’s
boundary? A Development permit will be required. Provide H&H study with software data on
DVD with civil plan submittal.
3. FEMA boundaries are approximate location. The FIS’s profile (Flood Insurance St udy) and
onsite survey contour information shall be utilized to determine the floodplain boundaries.
4. 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. Downstream
assessment utilizing 10% may be utilized to justify no that detention is not needed. Analysis’
software data shall be provided on DVD at the time of the Civil Plans.
5. Tributary is part of the Big Bear Watershed. Zone of Influence/10% should be based
* Fire lane will need to be located above the 1% storm event’s BFE
* Floodplain will need to be in a drainage easement.
Case No. Attachment C
ZA19-0033 Page 6
* Documentation supporting and certifying that detention is not necessary will be required prior
to approval of construction plans.
* Reclamation or fill within any portion of the effective floodplain will require hydraulic modeling
and a LOMR. LOMR shall be obtained prior to acceptance of the subdivision and placing
homes near floodplain.
* 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 comple te 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
Case No. Attachment C
ZA19-0033 Page 7
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 all buildings that are equipped with an automatic fire sprinkler
system)
The gated entry and exit must be equipped with an Opticom or KS-2 switch for opening the
gate electronically, as well as a means for manual opening of the gate.
Transportation Review
Stephanie Taylor
Transportation Manager
Phone : 817-748-8216
E-mail : staylor@ci.southlake.tx.us
No comments.
General Informational Comments
* A SPIN meeting is scheduled for August 13, 2019.
* 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.
* 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 Plat must be
processed and filed in the County Plat Records, 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 C
ZA19-0033 Page 8
* 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
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0033 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. QUINN, WILLIAM AG 2435 MICHAEL DR 0.55 NR
2. RBJH REAL ESTATE LLC AG 2395 MICHAEL DR 1.04 NR
3. JOSEPH PENNINGTON INC AG 860 DAVIS BLVD 1.15 NR
4. JOSEPH PENNINGTON INC AG 864 DAVIS BLVD 0.55 NR
5. K & B PROPERTIES LP AG 2365 MICHAEL DR 0.54 NR
6. DONNELL, NICHOLE SF20A 913 SIENA DR 0.68 NR
7. PHINNEY, BRENT SF20A 917 SIENA DR 0.71 NR
8. STANFIELD, MARK W I1 880 DAVIS BLVD 0.47 NR
9. SAFFE PROPERTY & CASUALTY LP I1 2113 GREENBRIAR DR 0.61 NR
10. MEEK, ROBERT A SF20A 925 SIENA DR 0.47 U
11. COLLIER, CLYDE SF20A 918 SIENA DR 0.50 NR
12. STANFIELD, MARK W AG 950 DAVIS BLVD 0.87 NR
13. GARITA, MARIO SF20A 1000 SIENA DR 0.48 NR
14. COURTNEY, JAMES SF20A 1001 SIENA DR 0.46 NR
Case No. Attachment D
ZA19-0033 Page 2
15. SUICH, KAREN SF20A 1005 SIENA DR 0.49 NR
16. PRIMSLAKE II LLC SP1 1100 DAVIS BLVD 1.58 NR
17. LOCKHART, LAURA SF20A 1009 SIENA DR 0.49 NR
18. SCF RC FUNDING III LLC SP1 945 DAVIS BLVD 0.68 NR
19. FLORES-RODRIGUEZ LLC C2 1025 DAVIS BLVD 0.54 NR
20. RIG PROPERTIES LLC SP1 1125 DAVIS BLVD 1.19 NR
21. C&T LAWNS LLC AG 2425 MICHAEL DR 1.11 NR
22. ZVONECEK, BRIAN AG 855 DAVIS BLVD 0.58 NR
23. HALL, MICHAEL C AG 911 DAVIS BLVD 1.12 NR
24. TRAN WEALTH PORTFOLIO
GROUP LL C3 955 DAVIS BLVD 2.07 NR
25. STANFIELD, MARK W I1 880 DAVIS BLVD 1.97 NR
26. BAHRY, JEFFREY G SF20A 921 SIENA DR 0.57 NR
27. STANFIELD, MARK W AG 900 DAVIS BLVD 3.75 NR
28. SIENA/SOUTHLAKE RES ASSOC
INC SF20A 929 SIENA DR 0.82 NR
29. NORTHEAST BAPTIST CHURCH CS 1000 DAVIS BLVD 3.35 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-eight (28)
Responses received: One (1) attached
Case No. Attachment D
ZA19-0033 Page 3
Case No. Attachment E
ZA19-0033 Page 1
Ordinance No. 480-763
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 ALL OF TRACTS 6C01A, 6C AND 6C03 AND
A PORTION OF TRACT 6C02, JESSE G. ALLEN SURVEY,
ABSTRACT NO. 18, CITY OF SOUTHLAKE, TARRANT
COUNTY, TEXAS, BEING APPROXIMATELY 6.235 ACRES,
AND MORE FULLY AND COMPLETELY DESCRIBED IN
EXHIBIT “A” FROM “AG” AGRICULTURAL DISTRICT AND “I-
1” LIGHT INDUSTRIAL DISTRICT TO “S-P-1” DETAILED SITE
PLAN DISTRICT, 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 Tex as 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 “AG” Agricultural
Case No. Attachment E
ZA19-0033 Page 2
District and “I-1” Light Industrial District under the City’s Comprehensive Zoning Ordinance;
and,
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, lig hting 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 pa rking 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 ad 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 pe culiar suitability for particular
uses and the view to conserve the value of the buildings, and encourage the m ost
appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
Case No. Attachment E
ZA19-0033 Page 3
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-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 dete rmined 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
Case No. Attachment E
ZA19-0033 Page 4
be altered, changed and amended as shown and described below:
Being described as all of Tracts 6C01A, 6C and 6C03 and a portion of Tract
6C02, Jesse G. Allen Survey, Abstract No. 18, City of Southlake, Tarrant
County, Texas, being approximately 6.235 acres and being more particularly
described in Exhibit “A” from “AG” Agricultural District and “I-1” Light Industrial
District to “S-P-1” Detailed Site Plan District as depicted on the approved Site
Plan attached hereto and incorporated herein as Exhibit “B”, and subject to the
following conditions:
1.
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 facilita te the adequate
provision of transportation, water, sewerage, drainage and surface water, parks and other
Case No. Attachment E
ZA19-0033 Page 5
commercial needs and development of the community. They have been made after a full and
complete hearing with reasonable consideration among other th ings 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.
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 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,
Case No. Attachment E
ZA19-0033 Page 6
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.
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
Case No. Attachment E
ZA19-0033 Page 7
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 E
ZA19-0033 Page 8
EXHIBIT “A”
Being described as all of Tracts 6C01A, 6C and 6C03 and a portion of Tract 6C02, Jesse G.
Allen Survey, Abstract No. 18, City of Southlake, Tarrant County, Texas, being approximately
6.235 acres and being more particularly described as follows:
Metes and Bounds Description
Case No. Attachment E
ZA19-0033 Page 9
EXHIBIT “B”
Reserved for approved Site Plan