Item 9Case No. Attachment B
ZA19-0069 Page 1
S T A F F R E P O R T
September 3, 2021
CASE NO: ZA19-0069
PROJECT: Site Plan for River Oaks, Lot 9
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 9, Block 1, River Oaks
Addition, an addition to the City of Southlake, Tarrant County, Texas, and located
at 124 River Oaks Drive, Southlake, Texas. Current Zoning: "S-P-2" Generalized
Site Plan District. SPIN Neighborhood #11.
DETAILS: The project is located on the northwest side of River Oaks Drive, approximately
1,000 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 5,100 square foot single-story office building on 1.147 acres. The building will
be constructed of brick and stucco with a composition shingled roof.
The proposed building is a single-story structure clad in brick and stucco. The
proposed architectural style for Lots 6-10 (minus lot 8) are a more contemporary
Approved Concept Plan
(ZA05-091) Proposed Site Plan
Zoning/Proposed Zoning “S-P-2” with “O-1” uses “S-P-2” with “O-1” uses
Gross Site Acreage 1.147 acres 1.147 acres
Number of Proposed
Buildings 1 1
Proposed Building Area 5,100 sf 5,100 sf
Area of Impervious
Coverage (sf) 49,961 sf 10,178 sf
Percentage of Impervious
Space Allowed (O-1) /
Provided
65% max /25% 65% max /22%
Max Building Height (O-1) 2.5 story/35 feet (allowed) 1 story/31.1 feet
(Roof peak)
Required Parking
(Per S-P-2) 1/193 sf
1 space per 193 sf =
26 spaces
1 space per 193 sf =
27 spaces
Provided Parking 17 spaces 27 spaces (10 spaces on
Lot 8)
Case No. Attachment B
ZA19-0069 Page 1
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 of similar scale with Lot 7 and includes the off-street parking shown on
the 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 (ZA05-091). Overall parking adjacent to the site meets the 27 spaces shown
on the Concept Plan.
Regulations approved with Lot 7 with the Stonebridge Park Plan (ZA16-046) 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. 4, dated September 3, 2021
(D) Surrounding Property Owners Map
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative
Building Material Reference
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No. Attachment B
ZA19-0069 Page 1
BACKGROUND INFORMATION
OWNER: Vikram Capital, Ltd.
APPLICANT: Blake Architects
PROPERTY SITUATION: 124 River Oaks Drive
LEGAL DESCRIPTION: Lot 9, 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
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. (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 and Flood Plain
These Future Uses are defined in the Southlake 2030 plan as follows:
FLOODPLAIN Purpose and Definition: The Floodplain category
Case No. Attachment B
ZA19-0069 Page 1
illustrates areas designated by the August 1995 Federal Emergency
Management Agency (FEMA) maps as being in the 100-year
floodplain. The “floodplain” is an expanse of natural vegetation and
wildlife, and should
be preserved as
natural open area.
Within the floodplain
is “floodway” that
must be kept free of
encroachment in
order that the 100-
year flood may be
carried without
harmful increases in
the height of flood
waters. Although it
is not to be
encouraged, the
portion of the
floodplain not in the
floodway may be
reclaimed for development under certain circumstances if in
accordance with FEMA regulations. The designated land use for
areas of reclaimed floodplain is that of the immediately adjacent land
use category. This designation may also include environmentally
sensitive areas, habitats, or wetlands that may not be in FEMA
identified floodplains.
LOW DENSITY RESIDENTIAL Purpose: The purpose of the Low
Density Residential land use category is to provide for and to protect
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 the required 5 ft. sidewalk along River Oaks
Case No. Attachment B
ZA19-0069 Page 1
Drive.
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 (18,819)
AM Peak AM (1,108)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) 5,100 17 3 1 1 2
* 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: The proposed Tree Conservation Plan complies with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance.
There is 43% of existing tree cover on the property and a minimum of
50% of the existing tree cover is required to be preserved. A maximum
of 68% of the existing tree cover is proposed to be preserved.
UTILITIES: Water
There is an existing 8” water line along River Oaks Drive that will serve
this property.
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 area east of the property and into
the adjacent creek.
CITIZEN INPUT: A SPIN meeting has not been scheduled for this site plan request.
STAFF COMMENTS: Attached is Review Summary No. 4, dated September 3, 2021.
Case No. Attachment B
ZA19-0069 Page 1
Case No. Attachment C
ZA19-0069 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0069 Review No.: Four Date of Review: 9/3/21
Project Name: Site Plan – River Oaks Lot 9
APPLICANT: Blake Architects OWNER: Vikram Capital, Ltd.
Roger Blake
1202 S. White Chapel Blvd. 914 Lipscomb
Southlake, TX 79062 Fort Worth, TX
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 8/23/2021 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
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The submitted site plan is not consistent with the approved concept plan for Lot 9. The
following items require adjustment to avoid a necessary change in zoning:
a. The approved concept plan indicates one landscaped parking island. Provide the
island with a 12 ft. width and show graphic using shading or hatching.
b. Provide 1 additional parking space for the total of 17 parking spaces
2. Provide colored renderings of the tree conservation plan.
Note: 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 north elevation. 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
TREE CONSERVATION COMMENTS:
1. Submit a color rendition of the Tree Conservation Plan.
Case No. Attachment C
ZA19-0069 Page 2
2. A preliminary Plat for the property was approved prior to the effective date of the Tree
Preservation Ordinance 585-E. In accordance with Section 20.0, of Ord. 585-E, the development
of the property is regulated by the Tree Preservation Ordinance 585-B. The applicant has the
option to request that the development of the property be regulated by the current Tree
Preservation Ordinance 585-E.
Under the regulations of Tree Preservation Ordinance 585-B the allowed removal of protected
trees is as follows;
Non-residential Development: In a non-residential development, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install
fire lanes, required parking areas and building pad sites as shown on an approved Site Plan,
shall be exempt from the tree protection and tree replacement requirements listed in Sections 7
and 8 of this Ordinance. Any protected trees within these areas that the Landscape Administrator
determines do not have to be altered shall be subject to the tree protection requirements listed
in Section 8 of this Ordinance, but not to the tree replacement requirements listed in Section 7
of this Ordinance. All other areas of the development shall be subject to both the tree
replacement and the tree protection requirements, and all other provisions of this Ordinance.
* The proposed Tree Conservation Plan complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. There is 43% of existing tree cover on the
property and a minimum of 50% of the existing tree cover is required to be preserved. A
maximum of 68% of the existing tree cover is proposed to be preserved.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The ground cover and seasonal color plant material calculations in the Interior Landscape
Summary Chart are slightly incorrect. The correct minimum of amount of ground cover is 382
square feet, and seasonal color is 51 square feet.
2. The parking landscape island in front of the building seems to be 11’ wide instead of the required
minimum of 12’ wide. Parking lot islands shall have a minimum width of 12’ from back-of-curb
to back-of-curb if curbed, or 13’ edge-to-edge if no curb is intended and shall be equal to the
length of the parking stall.
3. On the Landscape Plan remove the bufferyards labeling along the east and south property lines.
* Per previous 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
bufferyards are along the north and west property lines.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA19-0069 Page 3
_________________________________________________________________________________
Development 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.
4. Floodplain will need to be depicted utilizing site survey contours and FEMA Flood Insurance
Study (FIS) to determine floodplain boundary. Encroachment in the floodplain will require a
floodplain development permit, a drainage study, and possible a LOMR.
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.
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.
Case No. Attachment C
ZA19-0069 Page 4
* 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
Fire Marshal
Phone: (817) 748-8233
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.
* 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
ZA19-0069 Page 1
SURROUNDING PROPERTY OWNERS MAP
SPO # Owner Zoning Physical Address Acreage Response
1. YATES, LINDA SF1-A 135 JELLICO CIR 1.01 NR
2. QUINONES, MICHAEL C SF1-A 115 JELLICO CIR 2.27 NR
3. AISHWARYA PROPERTIES LLC SP2 124 RIVER OAKS DR 1.16 NR
4. JOJO REED LLC SP2 113 RIVER OAKS DR 0.07 NR
5. CNNTEXAS HOLDINGS
SOUTHLAKE LL SP2 109 RIVER OAKS DR 0.08
NR
6. PES MANAGEMENT LLC SP2 105 RIVER OAKS DR # 105 0.08 NR
7. WELLS FARGO BANK NA SP2 105 RIVER OAKS DR 1.91 NR
8. LEONHARD, TIMOTHY SF1-A 226 TIMBER LINE LN 3.46 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. LINEHAN, THOMAS S SF1-A 220 TIMBER LINE LN 1.39 NR
13. KENDZIOR, RUSSELL SF1-A 139 JELLICO CIR 4.17 NR
14. FIRST CARLYLE CAPITAL FUNDING SP1 170 STONEBRIDGE LN 4.31 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. Superintendent of Carroll ISD NR
19. Superintendent of Grapevine
Colleyville ISD
NR
20. Superintendent of Northwest ISD NR
21. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Nineteen (19)
Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 19
Case No. Attachment D
ZA19-0069 Page 1
SURROUNDING PROPERTY OWNERS RESPONSES
No Responses Received to Date