Item 6Case No.
ZA21-0033
S T A F F R E P O R T
May 14, 2021
CASE NO: ZA21-0033
PROJECT: Zoning Change and Site Plan for Southlake Commons
EXECUTIVE
SUMMARY: On behalf of Southlake Commons, LP, Conifer Real Estate is requesting approval
of a Zoning Change and Site Plan for Southlake Commons on property described
as Lots 20R, 21R, 22R1 and 23R, H. Granberry No. 581 Addition, an addition to
the City of Southlake, Tarrant County, Texas and located at 171 - 281 W.
Southlake Blvd., Southlake, Texas. SPIN Neighborhood # 10Current 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 approval of a Zoning Change and Site Plan
to modify the existing “S-P-1” Detailed Site Plan District zoning. A Zoning Change
and Site Plan (ZA19-0042) to allow “Beauty Shop with Salon and Spa Services
with a suite-based concept” only within Building 2 was approved by City Council
on September 17, 2019. The applicant is proposing to allow the “Beauty Shop
with Salon and Spa Services” use in Building 7 also (191 W. Southlake Blvd.).
The applicant is also proposing optional elevations to allow white brick with a
black tile roof or light gray brick with a dark gray tile roof as permitted materials
on the remaining buildings in Southlake Commons.
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.
ZA21-0033
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 #: ZA21-0033
Prepared by Sage Group, Inc.
April 12, 2021
This Detailed Site Plan (SP-1) district shall abide by all the 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 and 480-
744A 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 and Building 7.
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.
Case No.
ZA21-0033
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
S. White Chapel Blvd. driveway to allow the development to be served by the
existing driveways to and from the adjacent properties.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated May 14, 2021
(D) Surrounding Property Owners Map & Responses
Presentation
Narrative Letter
S-P-1 Letter
Eyebrow Threading Explanation
Plans
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0033 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 20R, 21R, 22R1 and 23R, H. Granberry 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).
A Zoning Change and Site Plan (ZA21-0033) for Southlake Commons, to
Case No. Attachment A
ZA21-0033 Page 2
add “Beauty Shop” with Salon and Spa Services with a suite-based
concept only within Building 2 as a permitted use was approved
September 17, 2021.
SOUTHLAKE 2035 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. The
5’ sidewalk has been constructed along S. White Chapel Blvd.
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.
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
Case No. Attachment A
ZA21-0033 Page 3
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 was not held for this project.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 14, 2021.
The City Council motion for 2nd reading approval of a Zoning Change and
Site Plan (ZA21-0033) for Southlake Commons, to add “Beauty Shop”
with Salon and Spa Services with a suite-based concept only within
Building 2 as a permitted use is below for reference:
September 17, 2019; Approved at 2nd reading (6-1) (Shafi) subject to the
staff report dated September 10, 2019, and Revised Site Plan Review
Summary No. 2 dated September 10, 2019, and noting the following:
- Accepting the SP-1 regulations presented in the staff report and noting
that: - 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 and a maximum of 6,000 square feet,
Case No. Attachment A
ZA21-0033 Page 4
- 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.
- That unless noted in the staff report or part of this motion all previous
SP-1 regulations and variances will remain.
- The proposed hours of operation are Monday – Saturday, 9am-6pm.
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
ZA21-0033 Page 1
Case No. Attachment C
ZA21-0033 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0033 Review No.: Two Date of Review: 05/14/21
Project Name: Zoning Change and Site Plan – Southlake Commons
APPLICANT: Martin Schelling OWNER: Martin Schelling
Conifer Real Estate Southlake Commons, LP
260 Miron Dr. Ste. 108 260 Miron Dr. Ste. 108
Southlake, Texas 76092 Southlake, Texas 76092
Phone: (817) 343-7752 Phone: (817) 343-7752
Email: martin@coniferre.com Email: martin@coniferre.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 04/29/21 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. Please make the following change to the “S-P-1” regulations:
a. The narrative letter requests “Beauty Salon and Spa” as a permitted use in Building 7 for
the eyebrow threading studio. The S-P-1 letter adds “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 and Building 7. Please clarify if the intent is for Buildings 2 and 7
to both be a suite based concept or if the suite based concept is only for Building 2.
2. Staff recommends providing a material sample board of all proposed façade materials that are
different from the existing buildings.
* 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.
Case No. Attachment C
ZA21-0033 Page 2
General Informational Comments
* Staff recommends contacting Jerod Potts in the Planning and Development Services
Department to schedule a SPIN meeting. Jerod can be contacted by phone at (817) 748-8195
or by e-mail at jpotts@ci.southlake.tx.us. For more information about SPIN and the SPIN
process please go to SouthlakeSPIN.org.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0033 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. ALLEN, SEAN SF20A 108 LONDONBERRY TER 0.48 NR
7. HYMAN, JOSEPHINE M SF20A 104 LONDONBERRY TER 0.46 NR
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. KAUSHIK, REENA SF20A 120 LONDONBERRY TER 0.47 NR
14. FIRST FINANCIAL BANK O1 151 W SOUTHLAKE BLVD 1.62 NR
15. SOUTHLAKE COMMONS LP 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. 321 SOUTHLAKE BLVD REAL ESTATE O1 321 W SOUTHLAKE BLVD 0.11 NR
22. IMAM, ASHER O1 321 W SOUTHLAKE BLVD 0.07 NR
23. PARKHILL & WRIGHT LLC O1 321 W SOUTHLAKE BLVD 0.07 NR
Case No. Attachment D
ZA21-0033 Page 2
24. TY SHAFER DDS PA O1 311 W SOUTHLAKE BLVD 0.08 NR
25. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 2.58 NR
26. MAHALO INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.11 NR
27. ATCC INVESTMENTS LLC O1 311 W SOUTHLAKE BLVD 0.08 NR
28. SOUTHLAKE COMMONS LP SP1 201 W SOUTHLAKE BLVD 1.35 NR
29. SOUTHLAKE COMMONS LP SP1 185 W SOUTHLAKE BLVD 3.42 NR
30. SOUTHLAKE COMMONS LP SP1 211 W SOUTHLAKE BLVD 1.53 NR
31. SOUTHLAKE, CITY OF CS 450 W SOUTHLAKE BLVD 79.58 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-six (26)
Responses Received
within 200’: One (1) – Attached
Case No. Attachment D
ZA21-0033 Page 3