Item 6FS0UTHLA1<,,E
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
September 14, 2021
CASE NO: ZA19-0068
PROJECT: Site Plan for River Oaks, Lot 6
EXECUTIVE
SUMMARY:
DETAILS
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.
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.
Approved Concept Plan
Proposed
Zoning/Proposed Zoning
"S-P-2" with "04' uses
"S-P-2" with "04' uses
Gross Site Acreage
.586 acres
.586 acres
Number of Proposed
1
1
Buildings
Proposed Building Area
5,250 sf
5,255 sf
Area of Impervious
10,725 sf
11,192 sf
Coverage
Percentage of Impervious
Space Allowed (0-1) /
65% max /42%
65% max /44%
Provided
Max Building Height (0-1)
2.5 story/35 feet (allowed)
1 story/32.33 feet
(to roof peak)
Required Parking
(1 space per 193 sf for
23 spaces on Lot 6
23 spaces on Lot 6
entire site per S-P-2)
Provided Parking
23 spaces
23 spaces
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
Case No.
ZA19-0068 Page 1
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 121 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 River Oaks development are as follows:
Permitted Uses
This property shall be limited to the permitted uses as found in the "0-1" 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 "0-1" 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 of Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated September 3, 2021
(D) Surrounding Property Owners Map
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative
Link to Plans
Link to Building Reference Material
STAFF CONTACT:
Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No.
ZA19-0068 Page 2
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 "0-1" uses
PROPOSED ZONING: "S-P-2" Generalized Site Plan District with "0-1" 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 Zoning Change and
Concept Plan for Stonebridge Park at Southlake Phase II from "AG" to
"S-P-2" with "0-1" and "C-2" uses (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 to approve the Site Plan for Lot 7
under Ordinance No. 480-474a. (ZA16-026)
SOUTH LAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Low -Density
Residential.
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 -
Case No. Attachment A
ZA19-0068 Page 1
TRANSPORTATION
ASSESSMENT:
TREE PRESERVATION:
UTILITIES:
family residential development that promotes the openness and rural
character of Southlake.
Definition (this definition was updated by passage of Ordinance No.
1186 on February 20, 2018): 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 rights -of -way, easement,
and lots designated for public or private streets. Other suitable activities
are those permitted in the Public Parks / Open Space and Public / Semi -
Public categories. 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 in 2006 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.
Area Road Network and Conditions
The site has direct access to River Oaks Drive, a non-residential collector
with 40-50' right of way.
* Based on the 2017 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact
development.
Analysis (TIA) was not required/prepared for this
General Office (710) 5,255 1 58 8 1
* 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, Th Edition
There are no existing trees on this property.
Water
There is an existing 8" water line along River Oaks Drive that will serve
this property.
Case No.
ZA19-0068
Attachment A
Page 2
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.
PLANNING AND ZONING
COMMISSION ACTION: September 9, 2021; Approved (7-0) subject to the staff report dated
September 3, 2021 and Plan Review Summary No. 3, dated August 13,
2021.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated September 3, 2021.
Case No. Attachment A
ZA19-0068 Page 3
Vicinity Map
116 River Oaks Drive
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Case No. Attachment B
ZA19-0068 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0068 Review No.: Four
°roiect Name: Site Plan — River Oaks Lot 6
APPLICANT: Blake Architects
Roger Blake
1202 S. White Chapel Blvd.
Southlake, TX 79062
Phone: 817-488-9397
Email: blakearchaverizon. net
Date of Review:9/3/21
OWNER: Vikram Capital, Ltd.
914 Lipscomb
Fort Worth, TX 76104
Phone: 972-849-8216
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(a)-ci.south lake.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 Standards, 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 1
TREE CONSERVATION COMMENTS:
Please verify which property the existing trees along the west property line are on.
LANDSCAPE COMMENTS:
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 2
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.citvofsouthlake.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 3
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 C
ZA19-0068 Page 4
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO #
1.
Owner
QUINONES, MICHAEL C
Zoning
SF1-A
Physical Address
115 JELLICO CIR
Acreage
2.27
Response
O
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 (Kevin
Schmuhl)
SP2
120 RIVER OAKS DR
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 SOUTH LAKE 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
NR
Case No. Attachment D
ZA19-0068 Page 1
Colleyville ISD
21. Superintendent of Northwest ISD NR
22. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To
Notices Sent: Seventeen (17)
Responses Received: In Favor: 1
Opposed: 1
U: Undecided NR: No Response
Undecided: 0 No Response: 15
Case No.
ZA19-0068
Attachment D
Page 2
SURROUNDING PROPERTY OWNERS RESPONSES
13 (IIY �.A Public Comment Form
SOUTHL KE
TENAS
Your participation in all public meetings is valued and citizens wishing to express their views can
electronically submit this Public Comment Farm far any topic or agenda item.
Please specify where you would like your comments w appear below and enter the required informaUan.
("'All comments must be submitted by 5:01) p-m_ on the meeting date and will be provided for the
record' ')
COVID-10 PUBLIC MEETING PROTOCOL
Citizens have the option to watch the City Council or PZ Commission meetings online or on the cable
channel rather than in person due to concerns refatad to the spread of COVID-19_ Citizens wishing to
address the City may suom t comments on any top-o or agerda item a evvonically by utilizing this Public
Comment Farm below.
Public Meeting Date ON12021
Board Meeting" Plamitg and Zank G3rrmisskm
* nrst ma Laq Name
Kevin Schmuhl
* Idjess
120 Rarer Oaks drive
Ph me
B179747113
9►AI
schmuhIg lesh.net
wish to share my views on an Agenda Item:
Agenda Item rim
8
(Lr-, IN
* + I will speak o SUPPORT of this item
I will speak n OPPOSITION is this item
I do nut wishwspeak, but pleasewmrd m)r
Comments:
nts:
This tan opporhmty to suhn to mew m wo too t7n<Is nols&e.WLdtr a pubichemftarmftem7n<Is nolan the Wrb.
I do rxrthave any oppositiontothis prajea. I would likethe drahW berm issuemsolved that sends acres
of water oat} rrrf bt'ast to the north. The drainage berm rurrentlyr runs from Southlake Blvd (Lot *2) about
1000 feet tourards the north.
43m charadcr Ir 1:
Signature_*
Gilr W. t5E-Sss
Case No. Attachment D
ZA19-0068 Page 3
Notification Response Form
ZA19-0068:
Site Plan for Lot 6, River Oaks Drive Meeting
Date: September 9, 2021 at 6:30 PM
Fill out:
Owner:
Address:
City, State, Zip Code: 5'4
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notification Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817) 748-8621
Fax: (817) 748-8077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Site Plan referenced above.
Space for comments regarding your position:
ff W15
/fir r} � L '� C3' !J � :/1 � ✓S (� i'F
4 41 E is • Sty
Signature: Date:
Additional Signature: Date:
Printed Name(s): 1r v r" S
Must be property owner(s). Otherwise contact the Planning Department. One form per property_
Phone Number (optional):
4.�
Case No. Attachment D
ZA19-0068 Page 4