Item 10 - Staff MemoCase No. ZA22-0028
S T A F F R E P O R T July 29, 2022 CASE NO: ZA22-0028 PROJECT: Site Plan for 300 Parkwood Drive Medical Office Building EXECUTIVE SUMMARY: Ward Architecture PLLC, is requesting approval of a Site Plan for 300 Parkwood Drive Medical Office Building on property described as Lot 13R, O.W. Knight No. 899 Addition, an addition to the City of Southlake, Tarrant County, Texas, and
located at 300 Parkwood Drive, Southlake, Texas. Current Zoning: “S-P-2” Generalized Site Plan District. SPIN Neighborhood # 9. DETAILS: The applicant is requesting approval of a site plan to develop a one-story medical office building totaling 10,654 square feet. The proposed building is south of the existing Calloway’s Nursery, and west of the Southlake Training Center along
Parkwood Drive. The site is zoned “S-P-2”, Generalized Site Plan District, which currently allows for “O-1” Office District uses and development regulations. The applicant is not requesting any form of zoning change or variance from currently adopted regulation standards. The “Preservation Area”, as reflected in the adopted concept plan (ZA07-108), is to remain. The Site Data Summary Chart is below.
Site Data Summary Lot 13R
Existing Proposed
Existing Zoning SP-2 SP-2 Land Use Designation Office Commercial Office Commercial Gross/Net Acreage 2.927 AC. (127,500 SF) 2.927 AC. (127,500 SF) Number of Proposed Lots 1 1 % of Lot Coverage N/A 42.5%
Total Building Floor Area (Gross) N/A 5,170 sf
Building Height/Number of Stories Permitted 35 ft./ 2-1/2 ~28.5 ft./ 1
Open Space Area (sq. ft. / acres) 127,500 SF 80,222 SF Open Space % 100% 63% Impervious Coverage (sq. ft) N/A 47,278 SF Impervious Coverage % N/A 37%
Total Parking Required / Provided 72 77
Case No. ZA22-0028
ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Site Plan ATTACHMENTS: (A) Background Information
(B) Vicinity Map (C) Site Plan Review Summary No. 2, dated July 29, 2022 (D) Surrounding Property Owners Map & Responses Plans (for Commission and Council members only) Narrative SPIN Report Presentation
Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Reagan Rothenberger (817) 748-8602
Case No. Attachment A ZA22-0028 Page 1
BACKGROUND INFORMATION
OWNER: Beam Real Estate APPLICANT: Ward Architecture, PLLC PROPERTY SITUATION: 300 Parkwood Drive LEGAL DESCRIPTION: Lot 13R, O.W. Knight No. 899 Addition LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “S-P-2” Generalized Site Plan District HISTORY: -February 3, 1998 – City Council approved ZA97-130 Rezoning and Concept Plan for French Square Office Complex. -October 6, 1998 – City Council approved ZA98-058, Site Plan for French
Square Office Complex. -October 6, 1998 – City Council approved ZA98-083, Plat Showing of Lots 12, 13, and 14, O.W. Knight No. 899 Addition. This plat was never filed.
-January of 2000 – City Council decided not to extend Parkwood Drive from Byron Nelson Parkway to East Southlake Boulevard (FM 1709). -June 5, 2001 – City Council approved a plat showing of Lot 12, 13, & 14, O.W. Knight No. 899 Addition. The plat was filed on July 18, 2003. - November 21, 2007 – City Council approved a Zoning Change and Concept Plan to “S-P-2” Generalized Site Plan District for lots 12R and 13R, O.W. Knight No. 899 Addition.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation is Office Commercial. The Office Commercial land use designation is defined within Southlake 2035 as the following:
“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 previously discussed.” Mobility & Master Thoroughfare Plan The development is bound Parkwood Drive, which will act as the primary access for the site. The developer does not propose to connect the northern portion of Parkwood Drive to the southern portion of Parkwood
Case No. Attachment A ZA22-0028 Page 2
Drive that intersects with Byron Nelson Parkway.
Pathways Master Plan & Sidewalk Plan The applicant proposes a 4’ sidewalk along Parkwood Drive per the
Master Plan. TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The development is bound by the Parkwood Drive, a Local Street with 60’ of ROW.
Traffic Impact
A Traffic Impact Study was not required for this site plan. TREE PRESERVATION/ LANDSCAPING: The proposed tree preservation and non-disturbance conforms with the approved case ZA07-108 Site Plan.
The proposed existing tree cover preservation complies with the existing tree cover preservation requirements of the Tree Preservation Ordinance 585-E. There is 32% of existing tree cover on the property
and a minimum of 60% of the tree cover is required to be preserved. The applicant is proposing to preserve 66+% of the existing tree cover. UTILITIES: The Site is served by an 8” water line along Parkwood Drive. The Site is served by an 8” sewer line along Parkwood Drive.
CITIZEN INPUT: A SPIN meeting was held on April 26, 2022. A 2035 Corridor Planning Committee meeting was held March 28, 2022. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated July 25, 2022.
Case No. Attachment B ZA22-0028 Page 1
Case No. Attachment C ZA22-0028 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA22-0028 Review No.: Two Date of Review: 07/29/22
Project Name: Site Plan – 300 Parkwood
APPLICANT: OWNER: Ward Architecture, PLLC Beam Real Estate
Gerald Ward Mani Jacobs 5004 Thompson Terrace, Colleyville 76034 14455 Webb Chapel Rd. Farmers Branch 75234 Phone: 817.281.5600 Phone: 214.244.3332
Email: gerald@wardarchitecturepllc.com Email: mani@beamrealestate.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/29/22 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 REAGAN ROTHENBERGER AT (817) 748-8062. 1. The Site Plan must conform to the underlying zoning district. 2. Provide an application fee payment in the amount of $334.27. 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 CSS (cityofsouthlake.com) 2. Click on “Pay Invoice” box or on "Pay Invoices" in the black strip 3. Enter the invoice number (not the case number) in the search box (INV-00018925). 4. Click on the blue “Pay Now" button at the top right of the invoice.
3. Revise the title block to include County and State.
4. North parking bay shows 7 parking stalls but is labeled as 9. 5. A count of 79 is shown on the face of the Site Plan, but Data Summary Chart shows 77. It
appears 77 spots are shown on the plan. 6. Maximum height of the building shown on the Site Plan’s Data Summary Sheet is 0’. Maximum permitted height is 35’. 7. Site Plan references “2700.0’ Preservation Area. Please clarify this measurement, is it intended to say 270’ or 27000 square feet? 8. Please label the area of the Preservation/No Disturbance Area. * Covered parking requires an SUP.
* It is noted that zoning approval waived the 8-foot fence requirement adjacent to residential property in lieu of providing the Preservation Area.
Case No. Attachment C ZA22-0028 Page 2
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
The existing tree cover preservation calculations on the color and black and white Tree Conservation Plans conflict. Please correct the plan that is incorrect. Since a Color Tree Conservation Plan is required, this review will be based on it. * The proposed tree preservation and non-disturbance conforms with the approved case ZA07-108 Site Plan. * The proposed existing tree cover preservation complies with the existing tree cover
preservation requirements of the Tree Preservation Ordinance 585-E. There is 32% of existing tree cover on the property and a minimum of 60% of the tree cover is required to be preserved. The applicant is proposing to preserve 66+% of the existing tree cover. * 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;
Case No. Attachment C ZA22-0028 Page 3
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. LANDSCAPE COMMENTS: 1. Due to the previous zoning and development approval Case ZA07-108, The east bufferyard
has two (2) required bufferyard types. A 20’ – O is required where adjacent to Parkwood Drive, and a 10’ – F1 where adjacent to the community service (CS) and residental zoned properties. Please provide the required bufferyards, correct the Bufferyards Summary Chart, and provide the required landscaping accordingly. 2. In the Bufferyards Summary Chart, show the “Provided” bufferyards length and width/type. * Existing tree credits are proposed to be taken for some of the required interior landscape and
bufferyards plant material. 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. E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229
Public Works/Engineering Review GENERAL COMMENTS:
1. The parking stalls along the north side of the property were revised from 9 spaces to 7 spaces, however, the label wasn’t updated. DRAINAGE COMMENTS:
Case No. Attachment C ZA22-0028 Page 4
2. The provided infiltration values do not match the most current iSWM manual, updated in
April 2020. 3. The Existing Drainage Area Map was provided, however, the total area doesn’t match the
total proposed area. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist to the Public Works Department through the online customer self service portal located here: CSS (cityofsouthlake.com). 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. * 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 Developer Agreement will 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. *=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C ZA22-0028 Page 5
Fire Department Review
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. (Riser room not indicated on the plans to
verify dimensions) (Plans indicate 110 linear feet of piping, which would require the double
check to be located in a vault) The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not
indicated on the plans) (Add FDC location, wall mount or remote connection to meet the
distance requirement) Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us
Case No. Attachment C ZA22-0028 Page 6
General Informational Comments
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to completing the changes noted above . * 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 ZA22-0028 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. FRITH, JOHN D SP2 261 E SOUTHLAKE BLVD 0.57 NR
2. CREST SECURITIES LTD SP2 241 E SOUTHLAKE BLVD 0.80 NR
3. SMITH, MARSHALL RPUD 501 NORTHWOOD TRL 0.33 NR
4. LIVINGSTONE, KYLE RPUD 400 PARKWOOD CT 0.28 NR
5. LEI, HAO RPUD 503 NORTHWOOD TRL 0.24 NR
6. JOSHI, SUMEET RPUD 402 PARKWOOD CT 0.25 NR
7. BRONSON, THOMAS A RPUD 506 NORTHWOOD TRL 0.26 NR
8. SHARP, SUSAN RPUD 512 NORTHWOOD TRL 0.26 NR
9. HERRERA, FELIPE RPUD 510 NORTHWOOD TRL 0.24 NR
10. HUSAIN, MUSTAFA RPUD 505 NORTHWOOD TRL 0.25 NR
11. VUONG, CUONG RPUD 518 NORTHWOOD TRL 0.24 NR
12. CHOI, JOU-YOUNG RPUD 507 NORTHWOOD TRL 0.34 NR
13. PASKVAN, THEODORE RPUD 517 NORTHWOOD TRL 0.30 NR
14. ALLEN, ANDREW RPUD 600 NORTHWOOD CT 0.24 NR
15. BEDUNAH, SCOTT RPUD 601 NORTHWOOD CT 0.29 NR
16. HAMILTON, JACOB T RPUD 602 NORTHWOOD CT 0.24 NR
17. ROSENTHAL, HOWARD L RPUD 603 NORTHWOOD CT 0.29 NR
18. FROST, STEPHEN RPUD 519 NORTHWOOD TRL 0.26 NR
19. CALLOWAY'S NURSERY INC SP2 291 E SOUTHLAKE BLVD 3.11 NR
20. CHRISTIANSON, BRANDON L RPUD 508 NORTHWOOD TRL 0.26 NR
Case No. Attachment D ZA22-0028 Page 2
21. WANG, YUQIANG RPUD 502 NORTHWOOD TRL 0.26 NR
22. SAKHONKO, EVGENY RPUD 500 NORTHWOOD TRL 0.29 NR
23. OFFICE BY THE PARK LLC SP2 300 PARKWOOD DR 2.79 NR
24. PROVIDENCE BANCSHARES CORP SP2 315 E SOUTHLAKE BLVD 1.07 NR
25. STEWART REVOCABLE TRUST SF1-A 201 PINE DR 3.00 NR
26. GROSSKOPF, SCOTT RPUD 516 NORTHWOOD TRL 0.40 NR
27. THE RKB REVOCABLE LIVING TRUST RPUD 514 NORTHWOOD TRL 0.24 NR
28. FINN, CHRISTINE M RPUD 520 NORTHWOOD TRL 0.25 NR
29. WHITE'S CHAPEL METH CH CS 185 S WHITE CHAPEL BLVD 23.84 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent within 300’: Twenty-Nine (29) Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 29
Case No. Attachment D ZA22-0028 Page 1
Surrounding Property Owner Responses
No Responses received to date