ZA21-0031 - 1st Review_ Parkhill Response CONCEPT/SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0031
Review No.: One
Date of Review: 04/14/21
Project Name: Site Plan – XO Marriage
APPLICANT: Shahnaz Talukder
OWNER: Brent Evans
Parkhill
XO Marriage
3000 Internet Blvd. Suite 550
115 Grand Ave. #213
Frisco, TX 75034
Southlake, TX 76092
Phone: (972)987-1670
Phone:
E:mail: stalukder@parkhill.com
E:mail: brent@xomarriage.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/29/21 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.
An appropriate plat that conforms to the underlying zoning and to the approved Site Plan must be processed, approved and recorded prior to the issuance of a building permit. Please use
the boundary of the proposed lot as the base for all plans.
Parkhill Response: Noted. Plat in progress.
Provide a Traffic Impact Analysis or Threshold Worksheet release form signed by the City Engineer. Attached to Zoning application (below).
Parkhill Response: Please see attached TIA for Gateway Master Plan added XO Marriage as a part of the Master Plan TIA.
Provide an application fee payment in the amount of $ 2041.47. Cash or check payments can be made at the Utility Billing window, Suite 200 in Town Hall. Credit card payments may be made
online by following the steps below:
1. Go to https://energov.cityofsouthlake.com/EnerGovProd/SelfService#/home
2. Click on "Pay Invoices" in the black strip.
3. Enter the invoice number (not the case number) in the search box (INV-00012752).
4. Click on the blue 'Pay Now" tab at the bottom right of the screen.
Parkhill Response: Paid.
A zoning change is required to revise the previous Concept Plan approved with Ordinance No. 480-222A. Provide a completed Zoning application signed by Applicant, Owner and/or Authorized
Agent. See link below:
https://www.cityofsouthlake.com/DocumentCenter/View/23373/Zoning-Application
Provide an NR-PUD zoning document to modify the requirements in the existing NR-PUD ordinance (480-222A) as noted below if you will not be revising the plans to comply with the underlying
zoning.
Parkhill Response: Noted. Applied for Zoning on April 26th, 2021 per city calendar in progress.
Provide a Concept Plan that includes all of ‘Parcel B’ as defined in the existing NR-PUD zoning district (Ord. No. 480-222A).
Parkhill Response: See attached Master Concept Plan with adding XO Marriage for ‘Parcel B’
Place the City case number “ZA21-0031" in the lower right corner of all plans for ease of reference.
Parkhill Response: Added. See attached Revised Submittal Package.
Please reorder the sheets in the plan set so that the civil plans (C-1 – C-9) are after the Landscape (L1 – L-7) and Architectural (A-1) plans.
Parkhill Response: Revised. See attached Revised Submittal Package
Please make the following changes to the Site Plan:
Revise the title block to include Lot, Block and Addition for platted property, City, County and State. The description is Lot 1B, Block 1, Gateway Church-114 Campus, being a portion
of Lot 1, Block 1, Gateway Church-114 Campus.
Parkhill Response: Added. See attached Revised Submittal Package
Please add E. Kirkwood Blvd. and Grace Ln. to the small scale location map.
Parkhill Response: Added. See attached Revised Submittal Package
The net area cannot be greater than the gross area. Please use the boundary of the proposed lot as the base for all plans. Label the bearing and distance of each proposed property boundary.
The property was conveyed from Gateway Church to Marriage Today (D216301684) by metes and bounds in 2016. The deed shows the area to be 4.998 acres. If the area of the proposed lot
is not changing from the existing deed boundaries, then the gross and net areas are 4.998 acres.
Parkhill Response: Revised. See attached Revised Submittal Package
Show the property lines of properties across rights of way. See the Gateway Church – 114 Campus plat for the current dimensions. E. Kirkwood Blvd. and Grace Ln. are shown as four -lane
divided arterials with 100’ of right of way on the Master Thoroughfare Plan. A variance to allow an 80’ of right of way for Grace Ln. was approved with the Preliminary Plat for Gateway
Church -114 Campus (ZA05-113). A 100’ right of way is shown for E. Kirkwood Blvd. on the existing plat.
Parkhill Response: Added. See attached Revised Submittal Package
Show, label and dimension the width of any easements on or adjacent to the site. See the Gateway Church – 114 Campus plat for the location of an existing drainage easement.
Parkhill Response: Added. See attached Revised Submittal Package
Please use a heavier line symbol for the property boundary than for the bufferyard. Show and label the width and type of bufferyards along each boundary in accordance with the underlying
zoning. See the Landscape Administrator’s comments. Show the bufferyard with dashed lines and shading or cross-hatch.
Parkhill Response: Added. See attached Revised Submittal Package
Show and label all minimum building setback lines in accordance with the zoning. The O-1/O-2 zoning districts require a 30’ front yard, 15’ side yard and 10’ rear yard. The rear lot
line for this property will be the segment that passes close to the dumpster enclosure. All other segments other than the ones abutting streets will be side lot lines.
Parkhill Response: Added. See attached Revised Submittal Package
Please make the changes to the Site Data Summary Chart in the comment and chart below.
Parkhill Response: Added. See attached Revised Submittal Package
Provide row counts for parking spaces.
Parkhill Response: Provided. See attached Revised Submittal Package
Label the maximum height, number of stories, use or uses contained therein, gross floor area of the building on the face of the plan.
Parkhill Response: Added. See attached Revised Submittal Package
Show and label the dimensions of the building on the plan.
Parkhill Response: Added. See attached Revised Submittal Package
Provide a parking summary chart showing the parking calculation for each use and the total required and provided. Insert the total number of required and provided spaces in the site
data summary chart.
Parkhill Response: Revised. See attached Revised Submittal Package
Parking spaces and the trash receptable enclosure are not permitted in the bufferyard (Zoning Ordinance No, 480, as amended, Section . Please relocate the spaces
Parkhill Response: Noted. See attached Revised Submittal Package
All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed:
Label the stacking depth measured from the right of way/property line to the nearest parking stall or intersecting drive lane pavement edge. A minimum stacking depth of 75’ is required.
Parkhill Response: Complied. See attached Revised Submittal Package
Label the distances from the centerline of the driveway to the right of way/property line at E. Kirkwood Blvd. A minimum distance of 200’ to the intersection is required.
Parkhill Response: Added. See attached Revised Submittal Package
Clearly designate the location and size of the required loading space. One 10’ x 50’ space is required and it cannot be located in the Fire Lane. You have the option of adding a regulation
to the zoning to not require a loading space, but you will need to provide a justification.
Parkhill Response: Added 10’X25’ loading space. See attached Revised Submittal Package
Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. The Master Pathways Plan shows a <8’ sidewalk along the
south side of E. Kirkwood Blvd. A minimum 5’ sidewalk is required along Grace Ln. and E. Kirkwood Blvd. A 6’ sidewalk is shown along Grace Ln. Please show and label the required 5’
sidewalk along E. Kirkwood Blvd. It may be best to escrow the funds for the sidewalk and then the sidewalk can be constructed with the main eastbound lanes of E. Kirkwood Blvd.
Parkhill Response: Added. See attached Revised Submittal Package
A minimum 8’ tall masonry screen wall matching the principal building with a solid metal access gate is required for all trash dumpsters. Please provide an elevation of the trash receptable
enclosure with the dimensions and materials labeled.
Parkhill Response: Added. See attached Revised Submittal Package
Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill-over.
Parkhill Response: Added. See attached Revised Submittal Package
Show the location, type, and height of all walls, fences, and screening devices, if any.
Parkhill Response: Added. See attached Revised Submittal Package
The following changes to the elevations are required:
Please dimension the height of the building from the reference datum to the roof height, primary parapet height and overall height.
Please provide more labels or move the existing labels to clearly identify the various gray-shaded materials.
The current NR-PUD zoning (Ord. No. 480-222A) states that buildings will comply with the 80% masonry requirement. The ACM panels on the east and south elevations do not meet the masonry
requirements in 480-222A or Masonry Ordinance No. 557-A. You may revise the masonry requirement as part of the zoning request. A variance to the Masonry Ordinance would also typically
be required, but the requirement is exempted by HB 2439 of the 86th Legislature of the State of Texas.
Staff recommends providing a material sample board of the ACM/stucco materials.
No more than 50% of any façade
Parkhill Response: Added material calculation and material info. See attached Revised Submittal Package
Please make the following changes to the Site Data Summary Chart:
Use the format in the example below.
Please change the current zoning to NR-PUD.
Revise the gross acreage and net acreage to be the same based on the proposed lot boundaries (metes and bounds in the deed).
The percentage of site coverage is the percentage of the lot covered by the building.
The square footage broken down by use must sum to the total floor area of the building.
The impervious coverage area plus the open space area must sum to the lot area (4.998 ac.) and the percentage of impervious coverage plus the percentage of open space must sum to 100%.
Parkhill Response: Revised Table. See attached Revised Submittal Package
Site Data Summary
Existing Zoning
NR-PUD
Proposed Zoning
NR-PUD
Land Use Designation
Public/Semi-Public
Gross/Net Acreage
4.998 ac. (217,713 sq. ft.)
Number of Proposed Lots
1
Percentage of Site Coverage
4.9%
Area of Open Space
?
Percentage of Open Space
?
Area of Impervious Coverage
?
Percentage of Impervious Coverage
?
Building Area (Footprint)
10,708 sq. ft.
Number of Stories
3
Maximum Building Height
52’ 6”
Proposed Floor Area
32,186 sq. ft.
Proposed Floor Area by Use
Required Parking
?
Provided Parking
?
Standard
?
Accessible
?
Total
?
Required Loading Spaces
One 10’ x 50’
Provided Loading Spaces
?
Area of Outside Storage
0
Percentage of Outside Storage
0
Anticipated Schedule of Development Construction Start Date:
Construction End Date:
?
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Please provide the existing tree cover calculations on the Tree Conservation Plan. The existing tree cover calculations consist of the total percentage of existing tree cover on the
property, the total percentage of existing tree cover proposed to be removed, and the total percentage of existing tree cover 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 shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application.
The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction
of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance
and the 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.
Parkhill Response: Noted. See attached Revised Submittal Package
LANDSCAPE COMMENTS:
1. Provide a color-coded Landscape Plan.
Parkhill Response: See attached Revised Submittal Package
2. Please label all required bufferyards by width and type on both the Site Plan and Landscape Plan.
Parkhill Response: Labeled all bufferyards. See attached Revised Submittal Package
3. Ensure that all parking lot landscape islands are at least 12’ wide from back-of-curb to back-of-curb. Parking lot islands shall have a minimum width of 12’ back-to-back if curbed
or 13’ edge-to-edge if no curb is intended and shall be equal to the length of the parking stall.
Parkhill Response: Noted. See attached Revised Submittal Package
4. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color.
Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree.
Parkhill Response: Noted. See attached Revised Submittal Package
5. In the Interior Landscape Summary Chart show the correct “Required” and “Provided” interior landscape areas and the associated landscape plant material calculations. The minimum required
interior landscape area is based on 50% of the building footprint area, 5,354 square feet. An additional 1% landscaping area is required in the existing zoning for the third story,
so the total required area is 5,408 square feet. The provided interior landscape area is all landscape area except the required bufferyards.
Parkhill Response: Revised. See attached Revised Submittal Package
6. Provide the required 5’ Type ‘A’ bufferyard abutting the church property. A 10’ Type ‘E’ Bufferyard is required along E. Kirkwood Blvd. and Grace Ln. The Type ‘B’ bufferyard shown
is listed as an optional bufferyard.
Parkhill Response: Provided. See attached Revised Submittal Package
7. The labeled bufferyards on the Site Plan do not match the “Required” and “Provided” bufferyards within the Bufferyards Summary Chart. Show “Required” and “Provided” rows for the north,
south, west and east property lines.
Parkhill Response: Labeled. See attached Revised Submittal Package
8. Within the Interior Landscape and Bufferyards Summary Charts show the exact amount of plant material being provided, not including existing tree credits. Note existing trees credits
in the bottom “Notes” section of the summary Charts.
Parkhill Response: Revised. See attached Revised Submittal Package
9. Include the Seasonal Color plant material calculations in the Interior Landscape Summary Chart.
Parkhill Response: Added. See attached Revised Submittal Package
10. Provide the property line lengths on the Site Plan and Landscape Plan.
Parkhill Response: Provided. See attached Revised Submittal Package
11. Parking spaces and the trash receptacle enclosure are not permitted in the bufferyard. Revise the plans to comply with the underlying zoning or add a variance request to the zoning
narrative letter.
Parkhill Response: Noted. See attached Revised Submittal Package
* 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
Sandra Endy, P.E.,
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of the civil construction plans.
Parkhill Response: Noted.
WATER COMMENTS:
The Domestic waterline cannot branch off the dedicated fire connection. Please relocate the domestic waterline to connect to the main 8” line.
Parkhill Response: Noted. See attached Revised Submittal Package
The domestic waterline pipe size shall be the same size as the water meter. Please be aware that Public Works allows 1”, 2” and 4” water meters.
Parkhill Response: “The MEP is requiring a 2 ½” domestic water line for the proposed building. There is so little head loss through a 2” meter that we propose to use it to measure domestic
water volume usage.”
The water meter and waterline with fire hydrants shall be located within a dedicated water easement if not located within right-of-way.
Parkhill Response: Noted. See attached Revised Submittal Package
DRAINAGE COMMENTS:
Infiltration values appear to be based on the previous iSWM manual. Please update the values to match the most current version of the iSWM manual.
Parkhill Response: Noted. See attached Revised Submittal Package
Please show the existing Drainage Easement along the eastern side of the property.
Parkhill Response: Noted. See attached Revised Submittal Package
* The plan and profile sheets are appreciated, however, they are not being reviewed at this time and further comments may be provided during the Public Works construction review.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days
for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The Environmental
Coordinator will review the SWPPP. For instructions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit
from the Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization.
* 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.
* What is the emergency spill way for the underground system and will they provide access manholes for the underground storage?
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems can be located on the riser if the riser is within 100 feet of the water main, measured linearly along
the length of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a
vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of 6’X6’ if it is located on the riser. (Label riser room location to determine
termination point of riser piping, and indicate size of the riser room)
The HDPE 2.5” water line is not allowed to be tapped into the fire protection line that enters the building for the fire sprinkler suppression system.
FIRE LANE COMMENTS:
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW).
The fire lanes appear to be less than the required 24-foot width in some areas.
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2018 I.F.C. Sec. 503.2.4)
General Informational Comments
* A SPIN meeting is scheduled for April 27, 2021.
* The Development Review Committee (DRC) has determined that this pre-submittal is not sufficient for formal consideration by the Planning and Zoning Commission (P&Z). A new pre-submittal
for the next scheduled DRC meeting must be received at the City by 5:00 P.M. on by the submittal deadline shown on the City’s approved submittal and meeting schedule. A pdf copy of
each plan must be submitted.
* 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.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land
Use Zoning Ordinance No. 479.
* 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