ZA04-073 Staff ReportCity of Southlake
Department of Planning +
Case No.
ZA04-073
S T A F F R E P O R T
October 29, 2004
CASE NO: ZA04-073
PROJECT: Lot 2R1R, Block 5, Cornerstone Business Park
REQUEST: On behalf of Southlake Cornerstone Business Park, L.P., JDJR Engineers &
Consultants is requesting approval of a site plan for the development of an
office/warehouse building of approximately 26,400 square feet.
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: Ken Baker (481-2046)
Dennis Killough (481-2073)
BACKGROUND INFORMATION
OWNER: Southlake Cornerstone Business Park, L.P.
APPLICANT: JDJR Engineers & Consultants
PROPERTY SITUATION: The property is located on the east side of S. Nolen Drive across from the
intersection of Silicon Drive
LEGAL DESCRIPTION: A portion of Lots 1 & 2R1, Block 5, Cornerstone Business Park
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: -A zoning change from “AG” to “O-1” and “I-1” on the west portion of this
property as well as a Preliminary Plat were approved by the City in May of
1997.
-A Final Plat was approved by the City on September 4, 1997.
-A Plat Revision of Lot 2 was approved by the City Council on December 5,
2000.
-City Council approved a zoning change from “O-1” and “I-1” to “S-P-2”
with “I-1” uses on the western portion of the property and an associated
concept plan on July 16, 2002.
-A zoning change from “S-P-2” with “I-1” uses to “S-P-2” with “C-2” and
“I-1” uses and an associated concept plan was approved by City Council on
June 15, 2004.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends S. Nolen Drive, north of
Crooked Lane, to be a 4-lane, undivided arterial street with 70 feet of right-
of-way. Adequate right-of-way exists.
Existing Area Road Network and Conditions
The proposed building will have two (2) access drives directly onto S. Nolen
Drive. Common access easements have been provided for the drives.
South Nolen Drive south of Crooked Lane is currently a local level
commercial street within the Cornerstone Business Park development. South
Nolen Drive north of Crooked Lane is to be a four-lane, undivided roadway
with 70 feet of right-of-way.
Case No. Attachment A
ZA04-073 Page 1
Case No. Attachment A
ZA04-073 Page 2
The use of Crooked Lane northeast of S. Nolen Drive has been eliminated.
Crooked Lane will be abandoned prior to a re-plat of the property.
May, 2004 traffic counts on S. Nolen Drive (between F.M. 1709 and
Crooked Lane): Table #1
24hr North Bound (NB) (1,850) South Bound (SB) (1,750)
NB Peak A.M. (102) 8 – 9 a.m. Peak P.M. (191) 5 – 6 p.m.
SB Peak A.M. (186) 8 – 9 a.m. Peak P.M. (163) 4 – 5 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Office/Warehouse 26,400 131 10 2 3 10
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on S. Nolen Drive.
PATHWAYS MASTER
PLAN: According to the Master Pathways Plan, no trails are planned adjacent to the
development.
WATER & SEWER: There is an existing 12” water line in the east right-of-way of S. Nolen Drive.
There are existing fire hydrants at the intersections of Silicon Court and
Nolen Drive as well as Crooked Lane and S. Nolen Drive. There is an
existing 6” and 8” sanitary sewer line in the west right-of-way of S. Nolen
Drive.
TREE PRESERVATION: I met with the applicant on the site to evaluate the trees that are proposed to
be preserved in the landscape area between the parking lot and the right-of-
way. Out of the 12 trees that are shown to be preserved, six (6) of them are
either dead, non-existing, or in such poor health and a hazardous state that
they are not exactly worthy of preserving and if saved would pose a liability
to the owner and hazard to the public. The rest of the development is covered
by impervious area such as the building, access drives and parking.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated October 29, 2004.
N:\Community Development\MEMO\2004cases\04-073SP.doc
Case No. Attachment B
ZA04-073 Page 1
Case No. Attachment C
ZA04-073 Page 1
Case No. Attachment C
ZA04-073 Page 1
Case No. Attachment C
ZA04-073 Page 2
Case No. Attachment D
ZA04-073 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA04-073 Review No.: Three Date of Review: 10/29/04
Project Name: Site Plan – Lot 2R1R, Block 5, Cornerstone Business Park
APPLICANT: Par-3 Properties, L.P. ENGINEER: JDJR Engineers & Consultants
Max Krugler James Dewey, Jr.
2822 Market Loop, Suite 200 2500 Texas Drive, Suite 100
Southlake, TX 76092 Irving, TX 75062
Phone: (817) 329-1635 Phone: (972) 252-5357
Fax: (817) 329-7330 Fax: (972) 252-8958
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/18/04 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.
* We find the applicant has met all the requirements of our previous reviews.
INFORMATIONAL COMMENTS
* City Council approved “S-P-2” zoning on the property with a development regulation that all buildings shall
be exempt from Residential Adjacency Overlay requirements to include horizontal & vertical articulation and
masonry construction meeting the requirements of Ord. 480, Section 43.13.
* Bufferyards along interior lot lines were waived under the approved “S-P-2” zoning district. However, the
plantings that would have been required in the bufferyard were required to be placed in the landscaped areas
on either side of the proposed building.
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of 81.2% for
the approved “S-P-2” zoning district. The impervious coverage area percentage of this is approximately
80.8%.
* No review of proposed signs is intended with this site plan. A separate building permit is required prior to
construction of any signs.
* It appears that this property lies within the 75 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 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.
* A letter of permission from the adjacent property owner(s) on the north, east and south must be obtained prior
to issuance of a building permit for the construction of the off-site pavement.
Case No. Attachment D
ZA04-073 Page 2
TREE PRESERVATION ANALYSIS
(Non-Residential Development)
Case: 03-073 Date of Review: October 7, 2004 Number of Pages: 1
Project Name: Lot 2R, Block 5, Cornerstone Business Park
OWNER \ DEVELOPER PREPARED BY:
Par-3 Properties, L.P. JDJR Engineers and Consultants, Inc.
Phone: (817) 329-1635 Phone: (972) 252-5357
Fax: (817) 329-7330 Fax: (972) 252-8958
THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED
PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF
CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR
CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 481-5640
TREE PRESERVATION COMMENTS:
1. I met with the applicant on the site to evaluate the trees that are proposed to be preserved in the
landscape area between the parking lot and the right-of-way. Out of the 12 trees that are shown to be
preserved, six (6) of them are either dead, non-existing, or in such poor health and a hazardous state
that they are not exactly worthy of preserving and if saved would pose a liability to the owner and
hazard to the public. The rest of the development is covered by impervious area such as the building,
access drives and parking.
* 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 the
Tree Preservation 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 the Tree Preservation Ordinance, but not to the tree replacement
requirements listed in Section 7 of the Tree Preservation 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 the Tree Preservation Ordinance.
Case No. Attachment E
ZA04-073 Page 1
Surrounding Property Owners
Lot 2R1R, Block 5, Cornerstone Business Park
Owner Zoning Land Use Acreage
1. Shanklin, Harold & Richard “AG” Retail Commercial 6.057
2. Shafer Plaza Xxv Ltd “S-P-2” Retail Commercial 5.891
3. S-Si Southlake, Ld “S-P-2” Retail Commercial 2.904
4. Coppell / Dtr Center Lp “S-P-2” Retail Commercial 1.949
5. Williams, Roger Glenn “S-P-2” Low Density Resid. 1.350
6. Par-3 Properties, Lp “S-P-2” Low Density Resid. 0.343
7. Southlake Cornerstone Bus. Pk “S-P-2” Office Commercial 2.169
8. Par-3 Properties, Llc “S-P-2” Office Commercial 0.609
9. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.578
10. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.676
11. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.615
12. Ram Interests, Lp “I-1” Industrial 4.567
13. Bbj & E Ltd “I-1” Industrial 2.062
14. Akp Mgt Llc “I-1” Industrial 1.362
15. Amar Saini Corp “I-1” Industrial 1.652
16. Slj Cornerstone Ltd “I-1” Industrial 1.609
17. Scbp-A Lp “I-1” Industrial 5.478
18. Beech, Johnny & Edna “O-1” Office Commercial 1.472
19. White, E C & Zada “AG” Low Density 16.41
20. Williams, Roger Glenn “AG” Low Density 4.220
21. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 1.555
Case No. Attachment E
ZA04-073 Page 2
Surrounding Property Owners within
Cornerstone Business Park
Owner Zoning Land Use Acreage
1. Cbb Properties Ltd “I-1” Industrial 1.152
2. Wang, Jeff & Katherine “I-1” Industrial 1.372
3. Integrated Interiors Inc. “I-1” Industrial 1.313
4. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.781
5. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.607
6. Charleston Court Lp “O-1” Office Commercial 1.607
7. Myan Plaza Lp “O-1” Office Commercial 1.406
8. Southlake Cornerstone Bus Pk “O-1” Office Commercial 1.786
9. Southlake Cornerstone Bus Pk “I-1” Office Commercial 1.599
10. Southlake Cornerstone Bus Pk “I-1” Industrial 2.617
11. Southlake Cornerstone Bus Pk “I-1” Industrial 2.591
12. Scbp-A Lp “I-1” Industrial 5.536
13. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 1.555
14. Southlake Cornerstone Bus Pk “S-P-2” Office Commercial 2.169
15. Par-3 Properties, Llc “S-P-2” Office Commercial 0.609
16. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.578
17. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.676
18. Southlake Cornerstone Bus Pk “S-P-2” Industrial 1.615
19. Slj Cornerstone, Ltd “I-1” Industrial 1.626
20. Slj Cornerstone, Ltd “I-1” Industrial 1.643
21. Slj Cornerstone, Ltd “I-1” Industrial 1.624
Case No. Attachment F
ZA04-073 Page 1
Surrounding Property Owner Responses
Lot 2R1R, Block 5, Cornerstone Business Park
Notices Sent: Twenty-nine (29)
Responses: None (0)