Item 6City of Southlake
Department of Planning
Case No.
ZA05-040
S T A F F R E P O R T
May 13, 2005
CASE NO: ZA05-040
P ROJECT: Zoning Change and Concept Plan for Pediatric Dermatology of North Texas
REQUEST: On behalf of Norris L. Graham, Innovative Developers, Inc. is requesting approval of
a zoning change from “AG” Agricultural District to “O-1” Office District and an
associated concept plan. The plan proposes the development of a medical office
building of approximately 4,500 square feet on 0.809 acres.
The following variances are being requested:
• Driveway stacking – The minimum stacking required for the drive is 75 feet.
The applicant is proposing a stacking depth of approximately 26 feet.
• Parking – The minimum number of parking spaces required for this site is 32
spaces. The applicant is requesting a total of 30 parking spaces.
• Trash Dumpster – The applicant is proposing not to have a trash dumpster and
enclosure.
ACTION NEEDED: 1. Conduct public hearing
2. Consider zoning change and concept plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Concept Plan Review Summary No. 2, dated May 13, 2005
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Dennis Killough (748-8072)
BACKGROUND INFORMATION
OWNER: Norris L. Graham
APPLICANT: Innovative Developers, Inc.
PROPERTY SITUATION: The property is located on the north side of E. State Highway 114,
approximately 1,000 feet from Shady Lane in the 2700 block of E. State
Highway 114.
LEGAL DESCRIPTION: A portion of Tract 1A, situated in the Samuel Freeman Survey, Abstract No.
525
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “O-1” Office District
HISTORY: There is no development history on the property.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have a
variable width from 300 feet to 500 feet of right-of-way. Adequate right-of-
way exists for this roadway.
Existing Area Road Network and Conditions
The proposed site will have two (1) accesses directly onto State Highway
114. The drive is an existing common access drive shared with the property
to the west.
State Highway 114 is a 6-lane, divided freeway with 3-lane service roads on
either side of the main lanes.
May, 2004 traffic counts on S.H. 114 frontage road (between Kimball
Ave and NW Highway Bridge)
24hr West Bound (WB) (12,401) East Bound (EB) (12,460)
WB Peak A.M. (654) 8 – 9 a.m. Peak P.M. (1,306) 5 – 6 p.m.
EB Peak A.M. (1,579) 7 – 8 a.m. Peak P.M. (870) 5 – 6 p.m.
May, 2004 traffic counts on S.H. 114 main lanes (between Kimball Ave
Case No. Attachment A
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and Southlake Blvd)
24hr West Bound (WB) (35,402) East Bound (EB) (33,554)
WB Peak A.M. (2,483) 7 – 8 a.m. Peak P.M. (3,304) 5 – 6 p.m.
EB Peak A.M. (3,041) 7 – 8 a.m. Peak P.M. (2,444) 5 – 6 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Medical Office 4,500 163 9 2 4 12
*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 requires a 10-foot wide paved multi-
use trail along the north side of State Highway 114. The trail is shown on the
plan.
TREE PRESERVATION: A Tree Survey was submitted with the Concept Plan. Since a grading plan is
not required to be submitted until the Site Plan submittal, we can not assess
any possible tree mitigation that would be required due to the proposed site
grading.
WATER & SEWER: An 8” water line exists on the north side of State Highway 114. Sanitary
sewer was extended from Shady Lane to the development on the adjacent
property to the west.
DRAINAGE ANALYSIS: This site drains to the west. A detention pond was constructed with the
adjacent property to the west to handle the post development runoff.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the State Highway 114 study area to include the following
changes:
Land Use Recommendations
• Enhance the visual integrity of the S.H. 114 Corridor by preserving trees
near the roadway when possible and enhancing the corridor through
landscaping and other improvements.
• Ensure that development is respective of and appropriately integrated
with the natural physical geography of the land in Southlake by requiring
environmentally sensitive development to eliminate “scrape and build”
development.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated May 13, 2005.
N:\Community Development\MEMO\2005cases\05-040ZCP.doc
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 D
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CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA05-040 Review No.: Two Date of Review: 05/13/05
Project Name: Concept Plan – Pediatric Dermatology of North Texas
APPLICANT: Innovative Developers, Inc. ARCHITECT: Daniels & Associates Architects
Ryan Rubenkoenig Brent E. Lovelady
930 W. First St, Suite 201 4324 N. Beltline Rd, Suite C202
Fort Worth, TX 76102 Irving, Texas 75038
Phone: (817) 335-4500 ext. 119 Phone: (972) 255-1515
Fax: (817) 335-5302 Fax: (972) 255-4141
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/02/05 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS
OR NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748-8602
1. The following changes are needed regarding driveways and access:
a) Provide the required stacking depth. A total of 75’ of stacking is required. (A variance has
been requested.)
b) Staff recommends relocating the proposed common access to the property to the east to be
in-line with the main drive just north of the building.
2. Provide the total number of required parking spaces. A total of 32 parking spaces are required. (A
variance has been requested.)
3. Provide trash dumpster enclosure. (A variance has been requested.)
INFORMATIONAL COMMENTS
* The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as
amended.
* If the applicant intends to provide covered parking, a Specific Use Permit will be required. The
covered parking shall comply with the development regulations found in Ord. 480, Section 45.11.
* 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, and a 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.
* This review is based on the “O-1” Zoning District Regulations.
Case No. Attachment D
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* This site falls within the applicability of the residential adjacency standards as amended by
Ordinance 480-CC, Section 43, Part III “Residential Adjacency Standards” as well as the Corridor
Overlay Zone regulations in Section 43, Part II. Although no review of the following issues is
provided with this concept plan, the applicant must evaluate the site for compliance prior to
submittal of the site plan. A Site Plan must be submitted and approved by the Planning and Zoning
Commission and City Council prior to issuance of a building permit. Note that these issues are
only the major areas of site plan review and that the applicant is responsible for compliance
with all site plan requirements:
• Masonry requirements per §43.13a, Ordinance 480, as amended and Masonry Ordinance No.
557, as amended.
• Roof design standards per §43.13b, Ordinance 480, as amended
• Mechanical Equipment Screening per §43.13c, Ordinance 480, as amended.
• Vertical and horizontal building articulation (required on all building facades) per §43.13d,
Ordinance 480, as amended.
• Building setback standards as per §43.13h and as shown in exhibit 43-E, Ordinance 480, as
amended.
• Spill-over lighting and noise per §43.13i and §43.13j, Ordinance 480, as amended.
• Off-street parking requirements per §35, Ordinance 480, as amended. All areas intended for
vehicular use must be of an all weather surface material in accordance with the Ordinance
No. 480, as amended.
• Screening as per §39.4, Ordinance 480, as amended.
• Interior landscaping per Landscape Ordinance No. 544.
• Fire lanes must be approved by the City Fire Department.
Case No. Attachment E
ZA05-040 Page 1
Surrounding Property Owners
Pediatric Dermatology of North Texas
A portion of Tract 1A,
Samuel Freeman Survey, Abstract No. 525
Owner Zoning Land Use Acreage
1. J & M Partners, Ltd AG Low Density Residential 8.657
2. Norris L Graham etal AG Office Commercial 5.241
3. Norris L Graham etal AG Office Commercial .809
4. Bonola Family Ltd Prtnshp C-3 Office Commercial 1.120
5. Bonola Family Ltd Prtnshp C-3 Office Commercial 1.468
Case No. Attachment F
ZA05-040 Page 1
Surrounding Property Owner Responses
Pediatric Dermatology of North Texas
A portion of Tract 1A,
Samuel Freeman Survey, Abstract No. 525
Notices Sent: Three (3)
Responses: None (0)