ZA04-051 Staff ReportCity of Southlake
Department of Planning
S T A F F R E P O R T
September 17, 2004
CASE NO: ZA04-051
PROJECT: Clearview Eyecare & Laser Center
REQUEST: On behalf of Wallace Ryne and Robert Lehmann, Blake Architects is requesting
approval of a zoning change and site plan from “C-2” Local Retail District to “S-P-
1” Detailed Site Plan District with “C-2” Local Retail Uses for the development of a
medical office building of approximately 11,565 square feet.
Under the “S-P-1” Detailed Site Plan District zoning the applicant proposes “C-2”
Local Retail District uses and development regulations with the following
modifications:
• Covered Parking – Covered parking shall be a permitted accessory use and
limited to the 11 spaces as shown on the site plan. Covered parking shall be
constructed of the same materials, style, etc. as the medical office building.
• Loading Spaces – A loading space is not required for this site.
• Articulation – The articulation on the rear (north) elevation shall be allowed as
shown on the site plan.
The following variances are being requested:
• Driveway Spacing – The minimum spacing from an intersection on the service
road of State Highway 114 is 200 feet. The minimum spacing between drives on
the service road of State Highway 114 is 250 feet. The proposed driveway is
approximately 159 feet from the intersection to the west and approximately 90
feet from the next drive to the east.
• Driveway Stacking Depth – The required stacking depth for this site is 50 feet for
each drive. A stacking depth of approximately 29 feet is requested for the drive
on Briarwood Drive.
• Driveway Prohibited – Commercial, multi-family and service driveways shall not
be permitted on collector or local streets unless the tract or lot has no other public
access. The applicant is requesting a drive on Briarwood Drive.
ACTION NEEDED: 1. Conduct public hearing
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2. Consider zoning change and 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
OWNERS: Wallace Ryne and Robert Lehmann
APPLICANT: Blake Architects
PROPERTY SITUATION: 2100 East State Highway 114
LEGAL DESCRIPTION: Lot B, Block B, Briarwood Estates
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-2” Local Retail Commercial
REQUESTED ZONING: “S-P-1” Detailed Site Plan District with “C-2” Local Retail Commercial uses
HISTORY: -A final plat was approved by City Council for Briarwood Estates on August
19, 1980.
-City Council placed “C-2” zoning on the property on September 19, 1989
with the adoption of the Comprehensive Zoning Ordinance No. 480.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends that State Highway 114 have
between 300 feet and 500 feet of right-of-way. Adequate right-of-way exists
for this roadway.
Existing Area Road Network and Conditions
The site proposes to have one (1) access directly onto State Highway 114 and
one (1) access onto Briarwood Drive.
Briarwood Drive is a local residential street serving multiple single family
residential and two-family residential lots.
State Highway 114 is a 6-lane, restricted access roadway with 3-lane service
roads on either side. The construction was completed earlier this year.
May, 2004 traffic counts on main lanes of S.H. 114 (between Kimball
Ave and Carroll Ave)
24hr West Bound (WB) (33,988) East Bound (EB) (32,934)
WB Peak A.M. (2,283) 7 – 8 a.m. Peak P.M. (3,335) 5 – 6 p.m.
EB Peak A.M. (2,967) 7 – 8 a.m. Peak P.M. (2,506) 5 – 6 p.m.
May, 2004 traffic counts on frontage lanes of S.H. 114 (between
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Kimball Ave and Carroll Ave)
24hr West Bound (WB) (723) East Bound (EB) (1,390)
WB Peak A.M. (54) 9 – 10 a.m. Peak P.M. (75) 4 – 5 p.m.
EB Peak A.M. (124) 11 – 12 a.m. Peak P.M. (132) 12 – 1 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Medical Office 11,565 418 22 6 11 31
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on State Highway 114.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan shows a 10-foot multi-use trail
programmed on the north side of E. State Highway 114. The trail is shown
on the site plan.
WATER & SEWER: The applicant is proposing to extend a 12-inch water line to the east along the
north side of E. State Highway 114 and extend an 8-inch sanitary sewer line
from the east to serve the site.
DRAINAGE COMMENTS: The natural drainage is toward State Highway 114. The proposed design will
continue to carry drainage into the State Highway 114 system.
TREE PRESERVATION: The Landscape Administrator has no comments for this item. There are no
existing trees on the site.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated September 17, 2004.
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SITE PLAN REVIEW SUMMARY
Case No.: ZA04-051 Review No.: Three Date of Review: 09/17/04
Project Name: Site Plan – Clearview Eyecare & Laser Center
APPLICANT: ARCHITECT: Blake Architects
Wallace Ryne / Robert Lehmann Skip Blake
1643 Lancaster, Suite 301 1202 S. White Chapel Blvd, Suite A
Grapevine, TX 76051 Southlake, TX 76092
Phone: (817) 329-2700 Phone: (817) 488-9397
Fax: (817) 329-8322 Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/07/04 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.
1. 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 proposed drive on S.H. 114. The minimum
spacing from an intersection is 200’. The minimum spacing between drives is 250’. (A
variance has been requested.)
b) Provide the minimum driveway stacking depth for the proposed driveway on Briarwood Dr.
The required stacking depth for drives on this site is 50’. (A variance has been requested.)
c) Commercial, multi-family, and service driveways shall not be permitted on collector or local
streets unless the tract or lot has no other public access. (A variance has been requested.)
d) Provide the distance to the right-of-way intersection to the south from the drive on
Briarwood Drive. Provide the distance to the drive to the east from the drive on S.H. 114.
Staff measured the distances to be 193’ and 90’ respectively.
2. Correct the bufferyard calculation chart on the plan for the west bufferyard. A type ‘C’ is required
but the table shows a portion as a type ‘B’.
3. Clearly label and designate the area used for the carports on the site plan.
INFORMATIONAL COMMENTS
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
70% for the “C-2” Zoning District. The impervious coverage area percentage of this is
approximately 67%.
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* 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 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.
Articulation Evaluation No. 3
Case No. ZA 04-051 D ate of Evaluation: 09/17/04
Elevations for Clearview Eyecare & Laser Center
Received: 09/07/04
Front - facing:South Wall ht. =12
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay?
Max. wall length3621-42%Y es 36 18 -50%Y es
Min. artic. offset 2 3 5 0%Y es 2 2 0 %Y e s
Min. artic. length 5 13 160%Y es 5 10 100%Y es
Rear - facing North Wall ht. =12
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay?
Max. wall length 36 118 228%N o 36 32 -11%Y es
Min. artic. offset 2 23 1050%Y es 2 2 0%Y es
Min. artic. length302-93%N o 8 19 138%Y es
Right - facing:East Wall ht. =12
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay?
Max. wall length3632-11%Y es 36 32 -11%Y es
Min. artic. offset 2 3 5 0%Y es 2 2 0 %Y e s
Min. artic. length 8 30 275%Y es 8 30 275%Y es
Left - facing:West Wall ht. =12
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay?
Max. wall length3633-8%Y es 36 32 -11%Y es
Min. artic. offset 2 3 50 %Y e s 2 2 0 %Y e s
Min. artic. length 8 18 125%Y es 8 18 125%Y es
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Surrounding Property Owners
Clearview Eyecare & Laser Center
Owner Zoning Land Use Acreage
1. Mc Properties Inc. “S-P-1” Retail Commercial 1.182 ac
2. Struhs, Tom & E Falconer “MF-1” Medium Density Residential 1.113 ac
3. Driggers, Randall & Debora “SF-1A” Medium Density Residential 1.052 ac
4. Towry, John & Sonya “SF-1A” Medium Density Residential 1.125 ac
5. Hames, Jesse & Carol “MF-1” Medium Density Residential 1.102 ac
6. Paradis, Thomas “MF-1” Medium Density Residential 1.034 ac
7. Park Realty Group Inc. “MF-1” Medium Density Residential 1.017 ac
8. Park Realty Group Inc. “C-2” Retail Commercial 0.974 ac
9. Almon, Bonita &
Mansfield 287 Ltd.
“C-2” Retail Commercial 1.498 ac
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Surrounding Property Owners
Within Briarwood Estates Subdivision
Owner Zoning Land Use Acreage
1. Willard, Danny “SF-1A” Medium Density Residential 1.052 ac
2. Pafel, Thomas & Marcia “SF-1A” Medium Density Residential 1.010 ac
3. Howell, Dan & Marquerite “SF-1A” Medium Density Residential 1.288 ac
4. Perkinson, Douglas A “SF-1A” Medium Density Residential 1.057 ac
5. Kaufman, James & Denise H “SF-1A” Medium Density Residential 1.514 ac
6. McCann, Nicki “MF-1” Medium Density Residential 1.161 ac
7. Van Til, John “SF-1A” Medium Density Residential 1.104 ac
8. Chase, John & Maria “SF-1A” Medium Density Residential 0.911 ac
9. Ekstrom, Delton “SF-1A” Medium Density Residential 1.052 ac
10.Leonard, Kendall & Amy “SF-1A” Medium Density Residential 0.951 ac
11. Halim Emil “MF-1” Medium Density Residential 0.959 ac
12. Howell, Dan & Marguerite “MF-1” Medium Density Residential 0.976 ac
13. Van Til, John “MF-1” Medium Density Residential 1.009 ac
14. Reynal, John & Beverly “MF-1” Medium Density Residential 1.135 ac
15-17. Mendez Ltd. “O-1” Office Commercial 3.015 ac
18. Fusselman, Bruce & Michelle “C-3” Retail Commercial 1.802 ac
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Surrounding Property Owner Responses
Clearview Eyecare & Laser Center
Notices Sent: Twenty-six (26)
Responses: None (0)