ZA03-071 Staff Report
City of Southlake
Department of Planning
S T A F F R E P O R T
December 12, 2003
CASE NO: ZA03-071
PROJECT: Cedar Ridge Offices
REQUEST: On behalf of Panattoni Development Company, O’Brien & Associates are requesting
approval of a site plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Site Plan Review Summary
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Dennis Killough (481-2073)
Bruce Payne (481-2036)
Case No.
ZA03-071
BACKGROUND INFORMATION
OWNER: Panattoni Development Company
APPLICANT: O’Brien & Associates
PURPOSE: The purpose of this request is to receive approval of a site plan for the
development of a large office building and three smaller office buildings.
PROPERTY SITUATION: The property is located on the east side of the intersection of State Highway
114 and E. Highland Street.
LEGAL DESCRIPTION: Lot 1, Block A, 114 & Carroll Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-3” General Commercial District
HISTORY: -City Council approved a preliminary plat for this lot on July 5, 1988.
-A final plat was approved on October 4, 1988.
-The “C-3” zoning was approved by City Council with the adoption of
Zoning Ordinance No. 480 on September 19, 1989.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300 and 500 feet of right-of-way, N. Carroll Avenue to be a 3-lane,
undivided arterial street with 94 feet of right-of-way, and Highland Street to
be a 4-lane, undivided arterial street with 74 feet of right-of-way. Adequate
right-of-way exists for State Highway 114.
Existing Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto the service road of
State Highway 114 and two (2) accesses directly onto Highland Street.
Multiple connections are being planned to connect to the east when it
develops.
State Highway 114 is currently under construction to make it a 6-lane,
divided freeway with 3-lane service roads on either side. The construction is
planned for completion in early 2004.
N. Carroll Avenue and Highland Street are both currently 2-lane, undivided
roadways. The intersection of N. Carroll Avenue has been widened to four
lanes as part of the State Highway 114 construction.
Case No. Attachment A
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May, 2003 traffic counts on S.H. 114 (between Carroll Ave & White
Chapel Blvd): Table #1
24hr West Bound (WB) (24,927) East Bound (EB) (24,845)
WB Peak A.M. (1,892) 7 – 8 a.m. Peak P.M. (2,091) 5 – 6 p.m.
EB Peak A.M. (2,152) 7 – 8 a.m. Peak P.M. (2,072) 4 – 5 p.m.
May, 2003 traffic counts on N. Carroll Ave (between S.H. 114 &
Highland): Table #2
24hr North Bound (NB) (1,534) South Bound (SB) (1,430)
NB Peak A.M. (129) 8 – 9 a.m. Peak P.M. (152) 3 – 4 p.m.
SB Peak A.M. (138) 8 – 9 a.m. Peak P.M. (156) 3 – 4 p.m.
May, 2003 traffic counts on Highland Street (between Carroll Ave &
S.H. 114): Table #3
24hr West Bound (WB) (249) East Bound (EB) (187)
WB Peak A.M. (79) 8 – 9 a.m. Peak P.M. (50) 3 – 4 p.m.
EB Peak A.M. (55) 8 – 9 a.m. Peak P.M. (42) 3 – 4 p.m.
Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
General Office 77,520 853 106 15 20 96
Medical Office 42,000 1,517 82 20 42 112
Total 119,520 2,370 188 35 62 208
*Vehicle Trips Per Day
*The AM/PM times represent the number of vehicle trips generated during the peak travel
times on State Highway 114.
WATER & SEWER: A 12-inch water line exists along the north side of State Highway 114 and
along the west side of N. Carroll Avenue. An 8” sanitary sewer line
extension is being proposed along the north side of State Highway 114 to
serve the site.
TREE PRESERVATION: The applicant submitted a tree survey in compliance with the Tree
Preservation Ordinance No. 585-B and appears to have made a ‘good faith’
effort to preserve existing trees. Trees were saved in back of and on the side
of the west building. The detention pond along State Highway 114 will give
the front of the development a softer look.
P&Z ACTION: November 20, 2003; Approved to Table on Consent (7-0) until December 4,
2003.
December 4, 2003; Approved to Table on Consent (7-0) until December 18,
2003.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated December 12, 2003.
Case No. Attachment A
ZA03-071 Page 2
The following variances are being requested:
Articulation: Horizontal and vertical articulation is required on all
façades visible from a Corridor R.O.W. The applicant is requesting a
waiver from the articulation requirements.
Driveway spacing: The minimum spacing required between drives on an
arterial street is 250 feet. The applicant is requesting a distance of 248
feet between the two proposed drives on Highland Street.
Driveway stacking: The minimum stacking depth required for drives on
this site is 100’. The applicant is requesting a minimum stacking depth of
approximately 31’.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-071SP.doc
Case No. Attachment A
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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SITE PLAN REVIEW SUMMARY
Case No.: ZA03-071 Review No.: Three Date of Review: 12/12/03
Project Name: Site Plan – Cedar Ridge Office
APPLICANT: Panatonni Development Co. ARCHITECT: O’Brien & Associates
Jon Napper Stefan Haessig
5950 Berkshire Lane, Suite 500 5310 Harvest Hill Rd, Suite 136
Dallas, TX 75225 Dallas, TX 75230
Phone: (214) 370-9000 Phone: (972) 788-1010
Fax: (214) 370-9001 Fax: (972) 788-4828
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/01/03 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 BEN BRYNER AT (817) 481-2086.
General Development Standards Applies Comments
Corridor Overlay Regulations Y See Comments No. 2
Residential Adjacency N N/A
Building Articulation Y See Comments No. 2
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards Y Complies
Interior Landscape Y Complies
Driveways Y See Comments No. 3
Lighting Y Must comply with Outdoor Lighting Ordinance No. 693-B
1. Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.c
on all façades visible from a Corridor R.O.W. (A variance is being requested.)
2. The following changes are needed with regard to driveways ingressing and egressing the site
according to the Driveway Ordinance No. 634:
a) Provide the minimum driveway spacing for the two proposed drives on Highland Street. The
minimum spacing required between drives on an arterial street is 250 feet. 248 feet is
provided. (A variance is being requested.)
b) Provide the minimum driveway stacking depths. The minimum stacking depth required for
drives on this site is 100’. Stacking is measured from the property line to the first parking
space or drive lane that provides access to parking. (A variance is being requested.)
Case No. Attachment D
ZA03-071 Page 1
3. Correct the required parking calculation to be 543 spaces in the Site Data chart. One space is
required for the first 1,000 sq. ft. of floor area and a ratio of 1 space per 300 sq. ft. of addition floor
space for general office (263 spaces). Medical office use has a ratio of 1 space per 150 sq. ft. of
floor space (280 spaces).
4. Move the 10’ multi-use trail to be located entirely within the right-of-way for State Highway 114.
5. A pavement overlay on Highland Street is required as part of this development.
INFORMATIONAL COMMENTS
* N. Carroll is designated as an arterial street with 94’ of R.O.W. The plat appears to have dedicated
42’ from the centerline. Highland Drive is designated as an arterial street with 74’ of R.O.W. The
plat appears to have dedicated 32’ from centerline. An additional 5’ of R.O.W. would need to be
dedicated for both streets if the property is subdivided.
* The proposed site shall not exceed the maximum permitted impervious coverage area percentage of
75% for the “C-3” Zoning District.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* The applicant should be aware that prior to issuance of a building permit 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.
* A permit from TxDOT must be obtained prior to any curb cut along S.H. 114.
* Please be aware that any change of tenant/owners with a request for a new C.O. will require that all
parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire lanes
shall be per the Fire Department's requirements.
Case No. Attachment D
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Surrounding Property Owners
Cedar Ridge
Owner Zoning Land Use Acreage
1. D.FW-Hwy 114/Highlands Ltd 1. AG 1. Office Commercial 1. 6.10 ac
2. D.FW-Hwy 114/Highlands Ltd 2. AG 2. Office Commercial 2. 1.00 ac
3. D.FW-Hwy 114/Highlands Ltd 3. AG 3. Office Commercial 3. 3.96 ac
4. Highland Group JV 4. C-3 4. Mixed Use 4. 12.0 ac
5. Highland Group JV 5. C-3 5. Mixed Use 5. 1.53 ac
6. Highland Meadow Montessori Ac 6. CS 6. Mixed Use 6. 3.31 ac
7. Montessori Academy Southlake 7. CS 7. Mixed Use 7. 1.00 ac
8. Brown, J D 8. AG 8. Mixed Use 8. 0.91 ac
9. Carroll ISD 9. CS 9. Public/Semi-Public 9. 14.8 ac
10. Tarrant Co, Board Of Trustees 10. CS 10. Public/Semi-Public 10. 5.00 ac
11. Carroll ISD 11. CS 11. Retail Commercial 11. 0.80 ac
12. Carroll ISD 12. AG 12. Retail Commercial 12. 1.31 ac
13. Moss, Richard B Etux Polly J 13. C-1 13. Retail Commercial 13. 0.33 ac
14. Steele, Robert P Etux Crystal 14. AG 14. Retail Commercial 14. 0.33 ac
15. McDavid, Cullen W Etux Lois 15. C-1 15. Retail Commercial 15. 0.33 ac
16. Nec Carroll & 114 Ltd Prtnshp 16. AG 16. Retail Commercial 16. 0.38 ac
17. Nec Carroll & 114 Ltd Prtnshp 17. AG 17. Retail Commercial 17. 0.35 ac
18. Carroll-114 Limited Prtnshp 18. C-3 18. Retail Commercial 18. 15.3 ac
Case No. Attachment E
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Surrounding Property Owner Responses
Cedar Ridge
Notices Sent: Seventeen (17)
Responses: None (0)
Case No. Attachment F
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