Item 6CCase No.
ZA19-0042
S T A F F R E P O R T
September 10, 2019
CASE NO: ZA19-0042
PROJECT: Zoning Change and Site Plan for Southlake Commons
EXECUTIVE
SUMMARY: On behalf of Southlake Commons, LP, Conifer Real Estate is requesting 2nd
Reading approval of a Zoning Change and Site Plan for Southlake Commons on
property described as Lots 20-23, H. Granberry No. 581 Addition, an addition to
the City of Southlake, Tarrant County, Texas and located at 171 - 211 W.
Southlake Blvd., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan
District, Proposed Zoning: “S-P-1” Detailed Site Plan District. SPIN
Neighborhood # 10.
DETAILS: The project is generally located south of W. Southlake Blvd. and west of S. White
Chapel Blvd. adjacent to First Financial Bank.
The purpose of this request is to seek 2nd Reading approval of a Zoning Change
and Site Plan for Southlake Commons, a previously approved development that
includes 10 one-story office buildings totaling approximately 64,676 square feet
on approximately 7.5 acres (Case No. ZA18-0004), to add “Beauty Shop” with
Salon and Spa Services with a suite-based concept, subject to a limitation of
such use will be located only within Building 2 as a permitted use. No other
changes are proposed to the previously approved “S-P-1” Detailed Site Plan
District zoning and all previous conditions of approval remain in effect.
As previously approved:
Site Data Summary
Lot 20 Lot 21 Lot 22 Lot 23 Total
Existing Zoning “S-P-1” “S-P-1” “S-P-1” “S-P-1” “S-P-1”
Proposed Zoning “S-P-1” “S-P-1” “S-P-1” “S-P-1” “S-P-1”
Gross/Net Acreage 3.41 ac. 1.48 ac. 1.39 ac. 1.22 ac. 7.5 ac.
Open Space Area 1.36 ac. 0.38 ac. 0.37 ac. 0.39 ac. 2.50 ac.
Open Space % 39.88% 25.68% 26.62% 31.97% 33.33%
Imp. Coverage Area 2.05 ac. 1.10 ac. 1.02 ac. 0.83 ac. 5.00 ac.
Imp. Coverage % 60.12% 74.32% 73.38% 68.03% 66.67%
Total Bldg. Area 27,854 sf 13,314 sf 12,670 sf 10,838 sf 64,676 sf
Leasable Area 25,643 sf 13,315 sf 12,667 sf 10,838 sf 62,463 sf
Parking required for
entire site per S-P-1
1 space/185 sf
- - - - 338
Parking Provided 148 69 67 55 339
Case No.
ZA19-0042
PROPOSED S-P-1:
Detailed Site Plan (SP-1) District-
Land Use and Development Regulations
for Southlake Commons, on a 7.5 acre parcel on
Southlake Blvd., just west of White Chapel Blvd.
Southlake, Texas
Zoning Case #: ZA19-0042
Prepared by Sage Group, Inc.
September 10, 2019
This Detailed Site Plan (SP-1) district shall abide by the all conditions of the City of Southlake Comprehensive
Zoning Ordinance No. 480, as amended, and the City of Southlake Subdivision Ordinance No. 483, as amended.
All previous conditions of approval in Ordinance No. 480-744 remain in effect.
Permitted Uses:
This property shall be subject to the development regulations for the “O-1” Office District, and all other
applicable regulations, with the following additional use permitted:
1. “Beauty Shop” with Salon and Spa Services with a suite-based concept, subject to a limitation of
such use will be located only within Building 2.
Development Regulations:
1. Minimum Side Building Setbacks shall be fifteen (15’) feet, except that setbacks along internal property lines
shall not be required.
2. Buffer Yards along internal lot lines shall not be required.
3. The maximum impervious coverage for the overall “SP-1” boundary shall be 67%; however, the maximum
impervious coverage requirement shall not apply to individual lots within the boundary.
4. A shared parking, cross-access easement and shared maintenance agreement shall be required. Required
parking for all built uses shall be provided within the “SP-1” boundary; parking requirements for individual lots
shall not apply.
5. Parking Space Requirements:
All Uses: One (1) space for each one-hundred eighty five (185) square feet of Net Leasable area.
6. Dumpster Enclosure Location:
Dumpster enclosures shall be permitted as shown on the Site Plan.
7. Fence Height: The required replacement of the existing wood fence on the southern boundary shall be
allowed to exceed 8’ in height, to match the height of the existing fence.
PREVIOUSLY
APPROVED
VARIANCE: Driveway Ordinance No. 634, as amended, requires a minimum stacking depth
of 100’ if the average number of parking spaces per driveway falls within 50 and
199 spaces and the total number of spaces exceeds 200. The applicant is
proposing stacking depths of approximately 70’ on the W. Southlake Blvd.
driveway, 74’ on the north S. White Chapel Blvd. driveway and 18’ on the south
Case No.
ZA19-0042
S. White Chapel Blvd. driveway to allow the development to be served by the
existing driveways to and from the adjacent properties.
The City Council approved the item at 1st Reading (6-1) at their September 3,
2019 meeting with the following conditions:
City Council 1st Reading Conditions Applicant’s Response
Limiting the proposed use to a maximum of
10,000 square feet and only in Building 2.
The proposed use has been revised to “Beauty
Shop” with Salon and Spa Services with a suite-
based concept, subject to a limitation of such use
will be located only within Building 2
Provide additional information at 2nd
reading regarding the specific services that
will be offered and also the hours of
operation.
The applicant will present additional information at
2nd Reading regarding the specific services that will
be offered and also the hours of operation.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2nd Reading approval of Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Revised Site Plan Review Summary No. 2, dated September 10, 2019
(D) Surrounding Property Owners Map & Responses
(E) Ordinance No. 480-744A
11x17 Size Plans (for Commission and Council members only)
Link to Presentation
Link to S-P-1 Document
Link to Suite Salon Bullet Points
Link to Previously Approved Site Plan
Link to SPIN Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA19-0042 Page 1
BACKGROUND INFORMATION
OWNER: Southlake Commons, LP
APPLICANT: Conifer Real Estate
PROPERTY SITUATION: Generally located south of W. Southlake Blvd. and west of S. White
Chapel Blvd. at 171 - 211 W. Southlake Blvd.
LEGAL DESCRIPTION: Lots 20-23, H. Granberry Addition No. 581 Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “S-P-1” Detailed Site Plan District with “O-1” uses.
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “O-1” uses to include Barber and
Beauty Shops, including typical services associated with such
establishments.
HISTORY: - The property was annexed into the City in 1956 and given the “AG”
Agricultural District zoning designation. (Ord. No. 041).
- The "O-1" Office District zoning was placed on the property with
approval of Zoning Ordinance No. 480 and the Official Zoning Map on
September 19, 1989.
- A Zoning Change and Site Plan (ZA16-057) from “O-1” Office District to
“S-P-1” Detailed Site Plan District to allow construction of three single-
story retail commercial buildings and five single-story office buildings
totaling 51,638 square feet approximately on approximately 7.5 acres was
withdrawn at first reading of City Council on November 1, 2016.
- A Site Plan (ZA16-107) for four to five single-story office buildings
totaling approximately 27,562 to 27,725 square feet on approximately 3.3
acres was approved by City Council January 17, 2017.
- A Plat Showing (ZA16-106) for Lots 20-23, H. Granberry No. 581
Addition was approved by City Council January 17, 2017.
- A Zoning Change and Site Plan (ZA17-015) to rezone Lots 20-23, H.
Granberry No. 581 Addition, an approximately 4.1 acre property, from “O-
1” Office District to “S-P-1” Detailed Site Plan District to allow construction
of three single-story retail commercial buildings totaling approximately
21,997 square feet was withdrawn on April 4, 2017.
- A Zoning Change and Site Plan (ZA18-0004) from “O-1” Office District
to “S-P-1” Detailed Site Plan District to allow construction of ten (10)
single-story general and medical office buildings totaling approximately
64,676 square feet on approximately 7.5 acres. The five (5) southernmost
buildings shown on Lot 20 are consistent with the Site Plan Option A that
was approved for Lot 20 on January 17, 2017 (Case No. ZA16-107).
Case No. Attachment A
ZA19-0042 Page 2
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2035 future land use
designation for the site is Office
Commercial which is defined in
the Southlake 2035 plan as
follows:
Purpose and Definition: The
Office Commercial category is a
commercial category designed
and intended for the exclusive use of office and limited office-related
activities. It is established for and will be allocated to those districts best
suited for supporting commercial activity of an office character. It has
been established to encourage and permit general professional and
business offices of high quality and appearance, in attractive landscaped
surroundings with the types of uses and design exterior appearance so
controlled as to be generally compatible with existing and future adjacent
and surrounding residential development. Properties with this designation
may serve as a transition between established residential neighborhoods,
major roadways, and retail development. Other suitable activities are
those permitted in the Public Parks/Open Space and Public/Semi-Public
categories.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows an existing 8’ multi-use trail along W.
Southlake Blvd. and future <8’ sidewalk along S. White Chapel Blvd. A 5’
sidewalk is required along S. White Chapel Blvd. A review comment has
been added to remove “existing” from the label since no sidewalk
currently exists. The 5’ sidewalk is required to be constructed with the
proposed development.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site has direct access to W Southlake Blvd, a six-lane divided arterial
with a minimum 130’ to 140’ of right of way and indirect access to S. White
Chapel Blvd, which is shown on the Master Thoroughfare Plan as an
undivided two-lane arterial with a minimum 88’ of right of way. S. White
Chapel Blvd. is constructed a four-lane divided arterial with center turn
lanes adjacent to the subject property. Adequate right of way appears to
exist for this project pending the TIA review.
Traffic Impact
A full TIA report was previously submitted and reviewed for this
development.
TREE PRESERVATION: There have been no changes to the previously approved Tree
Conservation Plan. If the development was proposed to be traditional
zoning, the existing tree cover preservation would comply with the
Existing Tree Cover Preservation Requirements of the Tree Preservation
Ordinance. The existing tree cover is 6.30% and 70% of the existing tree
cover would be required to be preserved. 72.04% of the existing tree
cover is proposed to be preserved.
Case No. Attachment A
ZA19-0042 Page 3
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.
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: Water
There is an existing 12” water line along Southlake Blvd that will serve
this property.
Sewer
There is an existing 8” sanitary sewer line along the west property line
that will serve this property.
DRAINAGE: Drainage will generally sheet flow from east to west to storm inlets
proposed on the property and from there be piped to the existing facilities
on the Villas of Tuscan Creek property.
CITIZEN INPUT: A SPIN meeting for this project was held on August 13, 2019. Link to SPIN
Report
PLANNING AND ZONING
COMMISSION ACTION: August 22, 2019; Approved (4-2) (Rothmeier, Torres-Lepp) ) subject to
the staff report dated August 16, 2019 and Site Plan Review Summary
No. 2, dated August 16, 2019, acknowledging the previously approved
variances granted and limiting the proposed use to a maximum of 10,000
square feet, but not in Buildings 8, 9 and 10.
Commissioners Rothmeier and Torres-Lepp were generally opposed to
the proposed use.
Case No. Attachment A
ZA19-0042 Page 4
CITY COUNCIL ACTION: September 3, 2019; Approved (6-1) (Shafi) subject to the staff report
dated August 27, 2019 and Site Plan Review Summary No. 2, dated
August 16, 2019, noting that we are adding a regulation that reads Beauty
and Barber shops including typical services associated with such
establishments subject to a limitation of a maximum of 10,000 square feet
total building area for such use located only within Building 2, also noting
that unless noted all previous S-P-1 regulations and variances will remain
in effect and noting that the applicant will provide additional information at
2nd reading regarding the specific services that will be offered and also
the hours of operation.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 2, dated September
10, 2019.
General
Development
Standards
Applies? Comments
Overlay Regulations Yes Subject to requirements of Corridor Overlay and Residential
Adjacency Overlay
Building Articulation Yes Complies
Masonry Standards Yes Complies
Impervious Coverage Yes “S-P-1” regulation added to allow impervious coverage of
67%
Bufferyards Yes “S-P-1” regulation added to not require bufferyards on internal
lot boundaries
Interior Landscape Yes Complies subject to review comments being addressed
Tree Preservation Yes Tree Conservation Plan approved with zoning request-
complies with ordinance requirements
Sidewalks Yes
Complies subject to removing the “existing” label from the
sidewalk shown along S. White Chapel Blvd. and constructing
the sidewalk with the development.
Case No. Attachment B
ZA19-0042 Page 1
Case No. Attachment C
ZA19-0042 Page 1
REVISED SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0042 Review No.: Two Date of Review: 09/10/19
Project Name: Site Plan – Southlake Commons
APPLICANT: Jordan Woolf PLANNER: Curtis Young
Conifer Real Estate Sage Group, Inc.
260 Miron Dr. Ste. 108 1130 N. Carroll Ave.
Southlake, Texas 76092 Southlake, TX 76092
Phone: (817) 343-7752 Phone: (817) 424-2626
Email: jordan@coniferre.com Email: cyoung@sage-dfw.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 08/08/19 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 RICHARD SCHELL AT (817) 748-8602.
1. Provide a copy of an executed and recorded cross access, reciprocal parking and maintenance
agreement prior to the issuance of a Certificate of Occupancy for any building.
2. Driveway Ordinance No. 634, as amended, requires a minimum stacking depth of 100’ if the
average number of parking spaces per driveway falls within 50 and 199 spaces and the total
number of spaces exceeds 200. A variance to allow stacking depths of approximately 70’ on the
W. Southlake Blvd. driveway, 74’ on the north S. White Chapel Blvd. driveway and 18’ on the
south S. White Chapel Blvd. driveway was approved by City Council with the previous approval
of Southlake Commons on June 5, 2018
* Provide easements for utilities and drainage per the approved construction plans.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
* The tree protection and landscaping has not changed. Both conform to what was previously
approved.
* Indicates informational comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
No comments.
Case No. Attachment C
ZA19-0042 Page 2
Fire Department Review
Kelly Clements
Fire Marshall
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
General Informational Comments
* A SPIN meeting was held on 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.
* 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.
* The previous City Council motion for approval for Southlake Commons is below. All previous
conditions of approval remain in effect.
City Council motion at 2nd reading:
June 5, 2018; Approved at 2nd reading (6-0) subject to the Staff Report dated May 29, 2018,
and the Site Plan Review Summary No.3, dated May 29, 2018, and granting the following
variance:
- Driveway Ordinance No. 634, as amended, to allow the proposed stacking depths of
approximately 70’ on the West Southlake Boulevard driveway, 74’ on the north South White
Case No. Attachment C
ZA19-0042 Page 3
Chapel Boulevard driveway, and 18’ on the southernmost South White Chapel Boulevard
driveway. These driveways are currently constructed.
- Also noting, the applicant has agreed to install new fencing along the entire length of the
south boundary that is adjacent to the residential homeowners and the fence posts will be
viewed from the applicant’s property, that being the north side of the fence; and
- Accepting the applicant’s revised elevations on Buildings 1-5, which match the Buildings 6-
10
elevations.
- Also noting, the applicant has agreed to provide the City access to create a public art display,
as indicated tonight.
- And noting that impervious coverage as a result of this public art display will not be
considered in the total impervious coverage calculation.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0042 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. SUNTREE STATION LLC SP2 110 W SOUTHLAKE BLVD 0.90 NR
2. LAW, TIFFANY SF20A 105 LONDONBERRY TER 0.47 NR
3. RAI, ROHIT SF20A 300 SIR JOHNS CT 0.46 NR
4. WRIGHT, RANDALL SF20A 101 LONDONBERRY TER 0.51 NR
5. SIMON, ANDREA H SF20A 109 LONDONBERRY TER 0.55 NR
6. MURPHY, TYLER C SF20A 108 LONDONBERRY TER 0.48 NR
7. HYMAN, JOSEPHINE M SF20A 104 LONDONBERRY TER 0.46 F
8. NMEM LTD SP1 190 S WHITE CHAPEL BLVD 0.95 NR
9. HOFFMAN, HOLLY L SF20A 100 LONDONBERRY TER 0.91 NR
10. DRAKE, KURT SF20A 112 LONDONBERRY TER 0.49 NR
11. KESTER, PAIGE A SF20A 116 LONDONBERRY TER 0.48 NR
12. GHIA, JAYESH SF20A 124 LONDONBERRY TER 0.51 NR
13. O'DONNELL, PETER SF20A 120 LONDONBERRY TER 0.47 O
14. FIRST FINANCIAL BANK O1 151 W SOUTHLAKE BLVD 1.62 F
15. LECHLER, GLORIA ETAL SP1 171 W SOUTHLAKE BLVD 1.23 NR
16. WHITE'S CHAPEL CEMETERY CS 121 S WHITE CHAPEL BLVD 1.72 NR
17. WHITE'S CHAPEL METH CH CS 185 S WHITE CHAPEL BLVD 23.84 F
18. SUNTREE STATION LLC SP2 100 W SOUTHLAKE BLVD 7.75 NR
19. FIRST AMERICAN SAVINGS BANC SP2 222 W SOUTHLAKE BLVD 0.97 NR
20. BICENTENNIAL FIN CENTER LP SP2 250 W SOUTHLAKE BLVD 1.00 NR
21. SOUTHLAKE, CITY OF CS 300 W SOUTHLAKE BLVD 9.92 NR
22. 321 SOUTHLAKE BLVD REAL ESTATE O1 321 W SOUTHLAKE BLVD 0.11 NR
23. IMAN, ASHER S O1 321 W SOUTHLAKE BLVD 0.07 F
24. PARKHILL & WRIGHT LLC O1 321 W SOUTHLAKE BLVD 0.07 NR
25. TY SHAFER DDS PA O1 311 W SOUTHLAKE BLVD 0.08 NR
Case No. Attachment D
ZA19-0042 Page 2
26. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 2.58 NR
27. MAHALO INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.11 NR
28. ATCC INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.08 NR
29. LECHLER, GLORIA ETAL SP1 201 W SOUTHLAKE BLVD 1.35 NR
30. LECHLER, GLORIA ETAL SP1 185 W SOUTHLAKE BLVD 3.42 NR
31. LECHLER, GLORIA ETAL SP1 211 W SOUTHLAKE BLVD 1.53 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-six (26)
Responses Received
within 200’: Five (5) - Attached
Responses Received
outside 200’: Three (3) – Attached
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ZA19-0042 Page 3
Responses Received Within 200’
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Responses Received outside 200’
Case No. Attachment D
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Case No. Attachment E
ZA19-0042 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-744A
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 20-23, H. GRANBERRY NO. 581
ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE,
TARRANT COUNTY, TEXAS AND LOCATED AT 171 - 211 W.
SOUTHLAKE BLVD., SOUTHLAKE, TEXAS, BEING
APPROXIMATELY 7.501 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-1”
DETAILED SITE PLAN 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 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-1” Detailed
Case No. Attachment E
ZA19-0042 Page 2
Site Plan District under the City’s Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was re quested 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 a s to whether
these changes should be granted or denied: safety of the motoring public and the pe destrians
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 an d
off-street loading spaces, and protection of public health by surfacing on all parking areas t o
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 peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most 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
public necessity for the zoning changes, that the public demands them, that the public intere st
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
Case No. Attachment E
ZA19-0042 Page 3
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, pani c, and other
dangers, promotes the health and the general welfare, provides adequate light and a ir,
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 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 20-23, H. Granberry No. 581 Addition, an addition to the
City of Southlake, Tarrant County, Texas and being approximately 7.501 acres,
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and more fully and completely described in Exhibit “A” from “S-P-1” Detailed Site
Plan 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:
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“S-P-1” Regulations approved with Ordinance No. 480-744
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City Council motion at 2nd reading:
June 5, 2018; Approved at 2nd reading (6-0) subject to the Staff Report dated May 29, 2018, and
the Site Plan Review Summary No.3, dated May 29, 2018, and granting the following variance:
- Driveway Ordinance No. 634, as amended, to allow the proposed stacking depths of
approximately 70’ on the W est Southlake Boulevard driveway, 74’ on the north South White
Chapel Boulevard driveway, and 18’ on the southernmost South White Chapel Boulevard
driveway. These driveways are currently constructed.
- Also noting, the applicant has agreed to install new fencing along the entire length of the south
boundary that is adjacent to the residential homeowners and the fence posts will be viewed from
the applicant’s property, that being the north side of the fence; and
- Accepting the applicant’s revised elevations on Buildings 1-5, which match the Buildings 6-10
elevations.
- Also noting, the applicant has agreed to provide the City access to create a public art display,
as indicated tonight.
- And noting that impervious coverage as a result of this public art display will not be considered
in the total impervious coverage calculation.
Site Plan Review Summary No.3, dated May 29, 2018
Planning Review
1. Please make the following change to the Site Plan.
a. Show and label the required 30’ front building along S. White Chapel Blvd. and remove
the 15’ building line shown.
b. The sidewalk along S. White Chapel Blvd. does not exist, so please remove “existing”
from the label. Construction of the sidewalk will be required with the development.
c. In the Site Data Summary chart, please change the existing zoning to “O-1” only as there
is no “S-P-1” zoning on any of the property.
2. Please revise the label on the Site Plan for the 8’ cedar fence w/cap on steel columns adjacent
to the residential properties to the south to state that the steel columns are to be located on the
north side of the fence. Also revise the fence detail on the landscape plans.
3. Please make the following changes regarding the elevations:
a. Staff strongly recommends providing a material sample board with all exterior materials
for the P&Z Commission and City Council meetings.
4. Provide a copy of an executed and recorded cross access, reciprocal parking and maintenance
agreement prior to the issuance of any building permits.
5. Driveway Ordinance No. 634, as amended, requires a minimum stacking depth of 100’ if the
average number of parking spaces per driveway falls within 50 and 199 spaces and the total
number of spaces exceeds 200. The applicant is proposing stacking depths of approximately
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70’ on the W. Southlake Blvd. driveway, 74’ on the north S. White Chapel Blvd. drive way and
18’ on the south S. White Chapel Blvd. driveway to allow the development to be served by the
existing driveways to and from the adjacent properties.
* Provide easements for utilities and drainage per the approved construction plans.
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
* If the development was proposed to be traditional zoning, the existing tree cover preservation
would comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation
Ordinance. The existing tree cover is 6.30% and 70% of the existing tree cover would be
required to be preserved. 72.04% of the existing tree cover is proposed to be preserved.
* 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 sh all
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
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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. Eastern Red Cedar is being utilized as a Canopy Tree. The Landscape Ordinance lists
Eastern Red Cedar as an Accent Tree.
2. There is a note in the Bufferyard Summary Chart that says "A canopy tree planted on the site
must be a minimum of 4" in caliper." All of the canopy trees are specified to be 3" caliper. The
Landscape Ordinance requires a minimum of 50% of the canopy trees to be 4” and 50% to be
2”.
3. 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
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan
must include all required elements in Part III, Section F of the permit. The City of Southlake
especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to
prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly
recommended the project manager provide a series of maps for complex projects, including one
map showing controls during mass grading and infrastructure, one map showing controls during
vertical construction, and one map showing final stabilization (may be but not always equitable
to the landscape plan). Please include timelines in relation to the project activities for installation
and removal of controls. SWPPP shall be submitted by second review of the civil
construction plans.
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3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
4. 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.
5. A revised TIA with the traffic counts based on the all office use has been submitted and it is
under review by the City’s consultant.
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
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* 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 Marshal Review
GENERAL COMMENTS:
No comments based on submitted information.
General Informational Comments
* A SPIN meeting was held on May 8, 2018.
* 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.
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* 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.
* 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
“S-P-1” Regulations approved with Ordinance No. 480-744A
Reserved for approved regulations and City Council motion
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
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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; an d 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 th e 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.
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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 th is 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
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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:______________________
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EXHIBIT “A”
Being described as Lots 20-23, H. Granberry No. 581 Addition, an addition to the City of
Southlake, Tarrant County, Texas, according to the plat recorded as Instrument No.
D217045213, Plat Records, Tarrant County, Texas and being approximately 7.501 acres.
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EXHIBIT “B”
Development Plan
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Elevations Office Building #1
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Elevations Office Building #2
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Elevations Office Building #3
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Elevations Office Building #4
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Elevations Office Building #5
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Elevations Office Buildings #6 and #7
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Elevations Office Buildings #8 - #10
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Landscape Plan
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Tree Conservation Plan