Item 4J - MemoCase No.
ZA23-0037
S T A F F R E P O R T
June 13, 2023
CASE NO: ZA23-0037
PROJECT: Preliminary Plat for Green Acres Southlake EXECUTIVE
SUMMARY: Kimley Horn, on behalf of the owner Gans Tx Re Southlake LLC, is requesting
approval of a Preliminary Plat for Green Acres Nursery located on a property
described as Tract 3D, W.R. Eaves Survey, Abstract No. 500 and located at 1963
W. Southlake Blvd., Southlake, Texas. Current Zoning: “S-P-1” Detailed Site Plan
District with “C-2” General Commercial District uses. SPIN Neighborhood #10.
DETAILS: The property is located on the south side of W. Southlake Blvd. approximately
just east of the intersection of Players Circle, and just west of the intersection of
Peytonville Ave.
The purpose of this request is to seek approval of a Preliminary Plat that
conforms to the Site Plan for Green Acres Nursery (ZA23-0005) that was
approved by City Council on April 11, 2023.
At their June 8 2023 meeting, the Planning and Zoning Commission
recommended approval (6-0), subject to Staff Report dated June 2, 2023, and
Preliminary Plat Review Summary No. 1, dated May 19, 2023.
Since the June 8 2023 Planning and Zoning Commission meeting, the applicant
has provided an updated Preliminary Plat. Outstanding comments are addressed
in the attached Preliminary Plat Review Summary No. 2.
ACTION NEEDED: 1. Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Preliminary Plat Review Summary No. 2, dated June 13, 2023
(D) Surrounding Property Owners Map & Responses
Half Size Plans (for Commission and Council members only)
PowerPoint Presentation
Plans
Link to SPIN Meeting Report
Link to 2035 Corridor Committee Meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8067
Reagan Rothenberger (817) 748-8602
Case No. Attachment A
ZA23-0037 Page 1
BACKGROUND INFORMATION
OWNER: Gans TX Re Southlake, LLC
APPLICANT: Kimley-Horn
PROPERTY SITUATION: 1963 W. Southlake Blvd.
LEGAL DESCRIPTION: Tract 3D, W.R. Eaves Survey Abstract No. 500
LAND USE CATEGORY: Retail-Commercial, Medium Density Residential
CURRENT ZONING: “S-P-1” Detailed Site Plan District with “C-2” General Commercial District
uses and “Nursery” uses.
HISTORY: - The property was annexed into the City in 1957.
- An ~8,000 square foot warehouse was constructed on the site in 1981.
- A CO was granted to Green Oaks Tree Farm on December 23, 1981.
- The zoning designation of “C-2” General Commercial District was
placed on the property with the adoption of Ordinance No. 480 in 1989.
- The zoning designation of “S-P-1” Detailed Site Plan District was
placed on the property April 11, 2023 by case number ZA23-0005.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designations for the site are primarily “Retail-
Commercial” and “Medium Density Residential”.
Although this site has the Retail Commercial designation on the northern
end of the site and the Medium Density Residential land use designation
on the southern end, we find that the proposed use is consistent with the
Land Use Plan. The entire site is currently zoned “C—2” General
Commercial District. The proposed zoning is further aligned with the Land
Use Plan as the area within the Medium Density Residential designation
will primarily be used for the cultivation of plants, storage of landscape
supplies, and as open space.
Retail Commercial Purpose and Definition: The Retail Commercial
category is a lower- to medium-intensity commercial category providing
for neighborhood-type retail shopping facilities and general commercial
support activities. It is intended to provide limited local retail and/or office
uses which serve neighborhoods in close proximity. It is intended that all
uses in this category will be compatible with adjacent single family uses,
thereby maintaining the character and integrity of existing
neighborhoods. This category is intended to encourage
comprehensively planned developments. In areas where the Retail
Commercial designation is adjacent to residentially zoned properties or
areas with a residential designation on the Land Use Plan, lower
intensity activities such as office or office-related uses should be
planned adjacent to the residential uses. Other suitable activities are
those permitted in the Public Parks/Open Space, Public/Semi-Public,
and Office Commercial categories previously discussed.
Case No. Attachment A
ZA23-0037 Page 2
Medium Density Residential Purpose and Definition: The purpose of
the Medium Density Residential land use category is to promote a
neighborhood setting primarily comprised of single family detached
houses. The Medium Density Residential category is suitable for any
single-family detached residential 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 Master Thoroughfare Plan shows Southlake Blvd. to be a six-lane
divided arterial with 130’ to 140’ of right of way.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows an existing <8’ multi-use trail along W.
Southlake Blvd. This trail is provided for on the Site Plan.
Site Specific Recommendations:
• The business plan and offerings of Green Acres closely align with
“Niche Retail” components of Southlake’s identified target
industries.
• The Site Plan reflects significant consideration for traffic flow and
cross connections between Players Circle and Peytonville Ave.
• Though the southern portion of the lot is not to be developed as
medium-density residential in this proposal, there will be a
significant buffer between commercial structures and the rear
property line adjacent to Southlake Woods.
• To balance the placement of the primary retail building and the
placement of outdoor merchandise areas, while also providing
sufficient parking, has caused the parking to be placed to the side
of the structure, with very little forward of the retail building.
TRANSPORTATION
Case No. Attachment A
ZA23-0037 Page 3
ASSESSMENT: Area Road and Network Conditions
The site proposes two primary access drives along W. Southlake Blvd.,
one being shared with Walgreens. The property will also have two
access points to Players Circle and an access point to Peytonville Ave.,
all via surrounding access easements.
W. Southlake Blvd. (F.M. 1709
(between Peytonville & Randoll Mill.)
24hr West Bound (22,770) East Bound (23,516)
AM Peak (1,276) 11:45-12:45 AM Peak (2,702) 7:00 – 8:00 AM
PM Peak (2,477) 7:00 AM – 5:45 PM Peak (1,428) 4:45 – 5:45 PM
* Based on the 2017 City of Southlake Traffic Count Report
Traffic Impact:
A Traffic Impact Analysis (TIA) was provided by the applicant and was
reviewed by Teague Nall and Perkins, Inc. (TNP), who have no
reservations with the City’s acceptance of the TIA.
The study provides that the new development will generate
approximately 243 new weekday AM peak hour one-way vehicle trips
and 694 new weekday PM peak hour one-way vehicle trips.
The only proposed improvement to the roadway is an eastbound right-
turn deceleration lane into the west driveway.
TREE PRESERVATION: There is 61% of existing tree cover and a minimum of 40% of the existing
tree cover would be required to be preserved. The applicant is proposing
to preserve a maximum of 37% of the existing tree cover.
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 A
ZA23-0037 Page 4
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.
UTILITIES: A 12” water line exists along the north boundary of the property.
An 8” sewer line exists along the east boundary of the property.
DRAINAGE: The Green Acres site is proposing to capture onsite runoff within a
proposed storm drain system and routed to a detention pond at the
southeast corner of the property. The Preliminary Drainage Plan does
not provide detention pond calculations at this time, however, it does
provide a statement specifying that onsite detention will be provided to
limit the post-development discharge to not be more than the pre-
development conditions. Final detention pond calculations will be
provided with the civil construction plan submittal.
CITIZEN INPUT: The following meetings were held to discuss the development:
A 2035 Corridor Planning meeting for this project was held on
September 19, 2022.
A SPIN meeting was held on April 12, 2022.
STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 2, dated June 13,
2023.
Case No. Attachment B
ZA23-0037 Page 1
Case No. Attachment C
ZA23-0037 Page 1
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA23-0037 Review No.: Two Date of Review: 06/13/2023
Project Name: Preliminary Plat – Green Acres
APPLICANT: OWNER:
Kimley-Horn & Associates, Inc. Green Acres
6160 Warren Pkwy. Suite 210 604 Sutter St. Suite 350
Frisco, TX 75034 Folsom, CA 95630
Phone: 972-335-3580 Phone: 916-673-9290
Email: Carolyn.koch@kimley-horn.com Email: ashley@idiggreenacres.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
6/08/2023 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE
CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT REAGAN ROTHENBERGER (817) 748-8602.
Planner: Reagan Rothenberger
Title: Planning Manager
Phone: 817-748-8602
Email: rrothenberger@ci.southlake.tx.us
According to Subdivision Ordinance, Section 3.02.D items to be included on the plat:
1. Label the maximum width of R.O.W. dedication being provided for the deceleration lane. For
a 12’ wide decel lane, a minimum of 12’ additional ROW must be provided through the
stacking area, along with the transition area.
2. Show/provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483,
as amended and the Master Pathways Plan. Only shown partially on the site.
3. A minimum 10’ wide utility easement is required along the frontage of W. Southlake Blvd.
and maybe required to be wider, subject to Public Works Engineering review.
_________________________________________________________________________________
Tree Conservation/Landscape Review
1. Please submit a Tree Conservation Plan with the Preliminary Plat which conforms the formally
approved Tree Conservation Plan.
* 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
Case No. Attachment C
ZA23-0037 Page 2
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.
Case No. Attachment C
ZA23-0037 Page 3
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA23-0037 Page 4
Engineering Comments:
PRELIMINARY PLAT:
1. The utility easement shall be wide enough so that the proposed public utility is at a
minimum 5’ from the edge of the easement. There are locations where water pipe is right
on the edge of the easement.
2. Better define where the 24’ Firelane, Access, & Utility Easement separates from the 24’
Firelane & Access Easement and the 24’ Firelane, Access, Drainage, & Utility Easement.
3. Update “Detention Easement” to “Drainage Easement”.
DRAINAGE COMMENTS:
4. My previous comment had a typo and stated that the infiltration values were low, however,
it should have stated that the intensity values are low. Please verify that these values are
from the most current iSWM manual, updated in April 2020.
5. The offsite area to the north of the property is not included on the proposed drainage area
map.
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:
https://energov.cityofsouthlake.com/energov_prod/selfservice#/home. 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 in height, measured from the top of wall to the bottom of
footing shall require a separate permit.
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Sandy Endy, P.E.
sendy@ci.southlake.tx.us
(817) 748-8033
Case No. Attachment C
ZA23-0037 Page 5
Fire Department Review
No Comments at this time.
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
============= The following should be informational comments only ====================
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* The Final Plat must conform to the underlying zoning and substantially conform to this
Preliminary Plat.
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to the changes noted above.
The applicant should be aware that a formal submittal for the next scheduled City Council
meeting after Planning and Zoning Commission approval must be received at the City by 5:00
p.m. on June 8, 2023.
* Denotes Informational Comment
Case No. Attachment D
ZA23-0037 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
SPO
#
Owner Zoning Physical Address Acreage Response
1
CARDINAL GREEN
INVESTMENTS LLC C2
1701 W SOUTHLAKE
BLVD 1.043291942 NR
2 LIU, BENNET C3
1901 W SOUTHLAKE
BLVD 0.255900462 NR
3 LIU, BENNET C3 101 PLAYERS CIR 0.204674564 NR
4
VARSITY PROFESSIONAL
PARK LLC O1
190 S PEYTONVILLE
AVE 0.400239197 NR
5 PALI PROPERTIES LP C3 151 PLAYERS CIR 0.557464751 NR
6 CARROLL, ISD O1
200 S PEYTONVILLE
AVE 0.243532388 NR
7
AL AJLOUNI,
KHALDOUN SP1
210 S PEYTONVILLE
AVE 0.248160018 NR
8 DLP VENTURES C3 201 PLAYERS CIR 0.588205823 NR
9
AL-AJLOUNI,
KHALDOUN SP1
240 S PEYTONVILLE
AVE 0.444929683 NR
10 AKARD, LARRY O1
260 S PEYTONVILLE
AVE 0.272976952 NR
11 BLUE PEACHES LLC C3 251 PLAYERS CIR 0.516225777 NR
12 MAY, CLENTIS L O1
280 S PEYTONVILLE
AVE 0.256689235 NR
13 INXS LIVING TRUST SF20A
407 INDIAN
PAINTBRUSH WAY 0.048542718 NR
Case No. Attachment D
ZA23-0037 Page 2
14 CHRISTENSEN, MARK L SF20A
409 INDIAN
PAINTBRUSH WAY 0.300698453 NR
15 SOUTHLAKE WOODS LP SF20A
411 INDIAN
PAINTBRUSH WAY 0.11347768 NR
16 TAK, HYUN DUK SF20A
501 INDIAN
PAINTBRUSH WAY 0.258832662 NR
17 KHAN, SHABAZ SF20A
503 INDIAN
PAINTBRUSH WAY 0.349835551 NR
18 DARWISH, RAED Y SF20A
505 INDIAN
PAINTBRUSH WAY 0.299512894 NR
19
SOUTHLAKE WOODS
HOMEOWNERS SF20A
507 INDIAN
PAINTBRUSH WAY 0.201009651 NR
20
MYERS MEADOW
HOMEOWNERS ASSN RPUD 1713 WILD ROSE WAY 4.898248537 NR
21 CHAO, JING HUI SF20A
408 INDIAN
PAINTBRUSH WAY 0.459667592 NR
22 CHASE, DAVE SF20A 506 STONEBURY DR 0.487151646 NR
23 SOUTHLAKE WOODS LP SF20A 600 STONEBURY DR 0.926380885 NR
24
PROSPEROUS FUTURE,
LLC C3
1957 W SOUTHLAKE
BLVD 0.809932704 NR
25
HCCP PROPERTY
PARTNERS LLC C3 170 PLAYERS CIR 0.650542381 NR
26
BARGER EQUITY
GROUP LLC C3 220 PLAYERS CIR 1.05248475 NR
27 SHAW, JACK A SF20A
511 INDIAN
PAINTBRUSH WAY 0.55719902 NR
28 250 PLAYER CIRCLE LLC C3 250 PLAYERS CIR 2.638907129 NR
1000
GANS TX RE
SOUTHLAKE LLC C2
1963 W SOUTHLAKE
BLVD 14.21777381 NR
Notices Sent: Twenty-nine (29)
Responses Received within 200’: None
Responses Received outside 200’: None