Item 8Case No.
ZA19-0068
S T A F F R E P O R T
September 3, 2021
CASE NO: ZA19-0068
PROJECT: Site Plan for River Oaks, Lot 6
EXECUTIVE
SUMMARY: Blake Architects on behalf of Vikram Capital, is requesting approval of a Site Plan
for River Oaks office building on property described as Lot 6, Block 1, River Oaks
Addition, an addition to the City of Southlake, Tarrant County, Texas, and located
at 116 River Oaks Drive, Southlake, Texas. Current Zoning: "S-P-2" Generalized
Site Plan District. SPIN Neighborhood #11.
DETAILS: The project is located on the west side of River Oaks Drive, approximately 600
feet north of W. Southlake Blvd. The site is accessed from existing River Oaks
Drive.
The purpose of this item is to receive site plan approval to allow construction of
a 5,255 square foot single-story office building on .586 acres. The building will
be constructed of brick and stucco with a composition shingled roof.
The building is a single-story structure clad in brick and stucco which meets the
Masonry Ordinance and the Residential Overlay. The highest point of the roof
peak is 32’- 4” feet. The entrances are from the east side of the building. The
Approved Concept Plan Proposed Revised Plan
Zoning/Proposed Zoning “S-P-2” with “O-1” uses “S-P-2” with “O-1” uses
Gross Site Acreage .586 acres .586 acres
Number of Proposed
Buildings 1 1
Proposed Building Area 5,250 sf 5,255 sf
Area of Impervious
Coverage (sf) 11,192 11,192
Percentage of Impervious
Space Allowed (O-1) /
Provided
65% max /42% 65% max /44%
Max Building Height (O-1) 2.5 story/35 feet (allowed) 1 story/32.33 feet
(to roof peak)
Required Parking
(Per S-P-2)
1 space per 193 sf =
23 spaces
1 space per 193 sf =
23 spaces
Provided Parking 23 Spaces 23 Spaces
Case No.
ZA19-0068
proposed architectural style is a more contemporary style of architecture
approved under a zoning change and site plan under Planning Case ZA16-026
(Lot 7, Block 1 River Oaks Addition located at 125 River Oaks) through the
revised the S-P-2 regulations.
The applicant proposes a building and off-street parking as shown on the
approved Concept Plan. Parking is proposed as a combination of off-street and
on-street spaces in a configuration similar to what was approved with the
Concept Plan. Overall parking adjacent to the site meets the 23 spaces shown
on the Concept Plan.
Regulations approved with the Stonebridge Park Plan are as follows:
Permitted Uses
This property shall be limited to the permitted uses as found in the “O-1” Office
District as described in the Comprehensive Zoning Ordinance No. 480, as
amended.
Approved Development Regulations
This property shall be subject to the development regulations for the “O-1” Office,
and all other applicable regulations with the following exceptions:
• An overall parking ratio of 1 space per 193 square feet of building area
shall be used in calculating required parking for the entire site, including
on-street parking on lots 6 through 10. Parking shall be considered as a
whole instead of based on individual spaces for each lot in order to
provide a consistent feel and architectural standard for the overall
development. All Tenants and/or Buyers for the development will sign a
shared parking clause/easement in their respective lease/sale
agreements as mutually approved by us and the City Attorney.
• On-street parking for lots 6 through 10.
• Fencing and screening along the northern and western property lines will
be 6’ wrought iron.
• Bufferyards along interior lot lines not be required for this development.
• No frontage on a public road for Lot 10.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plan Review Summary No. 3, dated August 13, 2021
(D) Surrounding Property Owners Map
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative
Plans
Building Reference Material
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No.
ZA19-0068
BACKGROUND INFORMATION
OWNER: Vikram Capital, Ltd.
APPLICANT: Blake Architects
PROPERTY SITUATION: 116 River Oaks Drive
LEGAL DESCRIPTION: Lot 6, Block 1, River Oaks Addition
LAND USE CATEGORY: Low-Density Residential and Flood Plain
CURRENT ZONING: “S-P-2” Generalized Site Plan District with “O-1” uses
PROPOSED ZONING: “S-P-2” Generalized Site Plan District with “O-1” uses
HISTORY: The property was annexed into the Town of Southlake in 1956 as “AG”
(Ord. No. 041).
February 7, 2006; City Council approved a rezoning from “AG” to “S-P-
2” with “O-1” and “C-2” uses and Concept Plan for Stonebridge Park at
Southlake Phase II under ZA05-091 (Ord. No. 480-474).
August 15, 2006; City Council approved a site plan for Lots 1 & 4 of
River Oaks, consisting of 4 buildings totaling approximately 15,000
square feet. (ZA06-075)
August 17, 2006; Planning and Zoning Commission approved a Final
Plat of River Oaks, Lots 1-10 on consent. (ZA06-077)
August 6, 2013; City Council approved a Site Plan for Lot 8 of River
Oaks, consisting of 2 buildings totaling approximately 6,000 square feet.
One building at 120 River Oaks was constructed in 2013/2014. ( ZA13-
062)
February 7, 2017; City Council approved a zoning change and site plan
for Lot 7, River Oaks to allow a change in the zoning ordinance to
include revised architectural renderings as an acceptable building type
for all lots in the zoning district and approved the site plan for Lot 7
under Ordinance No. 480-474a. (ZA16-026)
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Low-Density
Residential.
These Future Uses are defined in the Southlake 2030 plan as follows:
LOW DENSITY RESIDENTIAL Purpose: The purpose of the Low
Density Residential land use category is to provide for and to protect
Case No. Attachment B
ZA19-0068 Page 1
low intensity detached single-family residential development that
promotes the openness and rural character of Southlake.
LOW DENSITY RESIDENTIAL Definition: The Low Density
Residential category is for detached single-family residential
development at a net density of one or fewer dwelling units per acre.
Net density is the number of dwelling units per net acre, which
excludes acreage in all public rights-of-way. Other suitable activities
are those permitted in the Public Parks / Open Space and Public /
Semi-Public categories described previously. The Low Density
Residential category encourages the openness and rural character
of the City of Southlake.
The Concept Plan for Stonebridge Park (known as River Oaks) was
approved with no change to the Low-Density Residential and Flood Plain
Future Land Use. A site specific recommendation was made in the 2004
Davis/F.M. 1938 Corridor Plan (a component of the Southlake 2025 Plan)
which encouraged lower intensity office and/or residential uses on the
site.
Sidewalks
The proposed site plan shows a 6 ft. sidewalk along River Oaks Drive. A
5 ft. sidewalk is required.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site has direct access to River Oaks Drive, a non-residential collector
with 40-50’ right of way.
F.M. 1709/Southlake Blvd (21)
(Between Randol Mill and Pearson)
24hr West Bound (18,433) East Bound (18,619)
AM Peak AM (1,018)11:45AM–12:45PM Peak AM (2,230) 6:45-7:45AM
PM Peak PM (2,066) 5:00–6:00PM Peak PM (1,158)1:15–2:15PM
* Based on the 2017 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required/prepared for this
development.
Use Sq Ft Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
General Office (710) 5,255 58 8 1 2 7
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: There are no existing trees on this property.
UTILITIES: Water
There is an existing 8” water line along River Oaks Drive that will serve
this property.
Case No. Attachment B
ZA19-0068 Page 1
Sewer
There is an existing 8” sanitary sewer line along River Oaks Drive that will
serve this property.
DRAINAGE: Drainage from this site will flow to the detention area east of the property
and into the adjacent creek.
CITIZEN INPUT: A SPIN meeting was not held for this project.
STAFF COMMENTS: Attached is Review Summary No. 4, dated September 3, 2021.
Case No. Attachment B
ZA19-0068 Page 1
Case No. Attachment C
ZA19-0068 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0068 Review No.: Four Date of Review:9/3/21
Project Name: Site Plan – River Oaks Lot 6
APPLICANT: Blake Architects OWNER: Vikram Capital, Ltd.
Roger Blake
1202 S. White Chapel Blvd. 914 Lipscomb
Southlake, TX 79062 Fort Worth, TX 76104
Phone: 817-488-9397 Phone: 972-849-8216
Email: blakearch@verizon.net Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/24/2021 AND WE OFFER THE
FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS
SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The required sidewalk width is 5-feet (shown as 6 ft.).
2. To construct the off-site portion of the parking lot drive on Lot 5 as shown will require that
property owner’s consent in writing. Coordinate the construction with the property owner.
Note:
• An executed copy of a reciprocal parking agreement will be required prior to the issuance of a
building permit.
• All building signage will require sign permits. Signs shown on the building are representative
only.
Note: The articulation requirements in Zoning Ordinance No. 480, as amended, Section 43,
Residential Adjacency Standard s, Section 43.13.a.4 is not being met on the west and east
elevations. A variance to the to the articulation requirements would typically be required but is
exempted by HB 2439 of 86th Legislature of the State of Texas.
_________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA19-0068 Page 2
TREE CONSERVATION COMMENTS:
1. Please verify which property the existing trees along the west property line are on.
LANDSCAPE COMMENTS:
1. On the Landscape Plan remove the labeling for the north, south, and east bufferyards.
2. Because of the existing trees along the west property line, the proposed shrubs in the west
bufferyard may not be able to be planted directly adjacent to the property line as shown.
* Per previously approved zoning, bufferyards are not required to be provided along interior lot
lines, and no bufferyard is required adjacent to the right-of-way of River Oaks Drive. The only
required bufferyard is along the west property line.
* Indicates informational comment.
# Indicates required items comment.
_________________________________________________________________________________
Public Works/Engineering Review
Sandy Endy, P.E.
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of Building
Plans.
2. Submit grading and drainage plan with Building Permit application prepared by a registered
professional engineer in the State of Texas. Plan shall include 2’ contours and drainage arrows.
Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605. Runoff from the dwelling must be shown to
discharge into a drainage easement or right of way.
3. Submit Civil Plans and building plans directly to the Building Department for permitting, no
separate submittal through Public Works will be needed.
Water
* Water Meters shall not be located within a parking stall or parking lot. Move the water meter
outside of the paved area.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A 1” inch meter must have a 1” tap, etc.
* Water meters and fire hydrants shall be located in an easement or right of way.
DRAINAGE COMMENTS:
Case No. Attachment C
ZA19-0068 Page 3
1. Provide Existing Grading information for properties on the west and ensure that the proposed
retaining wall does not impede drainage runoff. Will offsite runoff be routed around the retaining
wall?
2. Submit preliminary drainage plan with drainage arrows and preliminary calculations.
3. Provide a Pre- Developed Condition map comparing discharge locations. If there is an increase
in runoff then was originally designed for with the River Oaks Master Drainage plan, then please
provide calculations that show the detention pond has adequate capacity for the increase.
4. The Drainage Area Map that was provided does not show all the subbasins that flow to Lot 6.
Please update the Drainage Map and calculations to include all subbasins that drain to Lot 6.
INFORMATIONAL COMMENTS:
* 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.
*=Denotes informational comment.
________________________________________________________________________________
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
Case No. Attachment C
ZA19-0068 Page 4
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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 applicant should be aware that prior to issuance of a building permit the following may be
required: 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.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0068 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. QUINONES, MICHAEL C SF1-A 115 JELLICO CIR 2.27 NR
2. AISHWARYA PROPERTIES LLC SP2 104 RIVER OAKS DR 0.83 NR
3. AISHWARYA PROPERTIES LLC SP2 124 RIVER OAKS DR 1.16 NR
4. ANKINZ LLC SP2 2350 W SOUTHLAKE BLVD 3.76 NR
5. JOJO REED LLC SP2 113 RIVER OAKS DR 0.07 NR
6. CNNTEXAS HOLDINGS
SOUTHLAKE LL SP2 109 RIVER OAKS DR 0.08
NR
7. PES MANAGEMENT LLC SP2 105 RIVER OAKS DR # 105 0.08 NR
8. WELLS FARGO BANK NA SP2 105 RIVER OAKS DR 1.91 NR
9. THOENNES, MARY GRACE SF1-A 119 JELLICO CIR 1.94 NR
10. KMARR PROPERTIES LLC SP2 120 RIVER OAKS DR 0.64 NR
11. POWELL, CHARLES SF1-A 127 JELLICO CIR 7.01 NR
12. LE, HOAN SF1-A 111 JELLICO CIR 1.92 NR
13. NADO I LLC SP1 2530 W SOUTHLAKE BLVD 1.92 NR
14. NADO I LLC SP1 2580 W SOUTHLAKE BLVD 1.71 NR
15. AISHWARYA PROPERTIES LLC SP2 125 RIVER OAKS DR 1.10 NR
16. CRISIS RESPONSE COMPANY LLC SP2 121 RIVER OAKS DR 2.17 NR
17. AISHWARYA PROPERTIES LLC SP2 116 RIVER OAKS DR 0.61 NR
18. AISHWARYA PROPERTIES LLC SP2 112 RIVER OAKS DR 0.84 NR
19. Superintendent of Carroll ISD NR
20. Superintendent of Grapevine
Colleyville ISD
NR
21. Superintendent of Northwest ISD NR
22. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment D
ZA19-0068 Page 2
Notices Sent: Seventeen (17)
Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 17
SURROUNDING PROPERTY OWNERS RESPONSES
No Responses Received to Date