Item 10City of Southlake
Department of Planning
Case No.
ZA05-062
S T A F F R E P O R T
July 15, 2005
CASE NO: ZA05-062
PROJECT: Zoning Change and Site Plan for Noble Oaks Offices (f.k.a. Offices at
Carroll Oaks)
REQUEST: On behalf of Vaughan Commercial Realty Group, Blake Architects is requesting
approval of a zoning change and site plan from “AG” Agricultural District to “S-P-1”
Detailed Site Plan District with “O-1” Office District uses. The plan proposes the
development of a two-story general office building of approximately 14,626 square
feet.
The “S-P-1” zoning generally adheres to the “O-1” Office District uses and
regulations with the following exceptions:
• Walk-up banking only shall be permitted (drive-thru banking is not permitted).
• All medical uses that would require one space per 150 square feet are eliminated due to
parking ratio.
• The setback line from single family residential property shall be eighty (80) feet and the
building height shall be allowed to encroach above the 4:1 slope by 12 feet at this point.
The following variances are being requested:
• Driveway Stacking – A minimum stacking depth of 28 feet is required. The applicant is
proposing a stacking depth of ±22 feet for the drive on S. Carroll Avenue.
• Driveway Spacing – A minimum distance of 200 feet is required from an intersection.
The applicant is proposing ±183’ spacing from the intersection for both proposed drives.
• Parking – The required number of parking spaces for the site is 53 spaces. The applicant
is proposing a total of 49 spaces.
ACTION NEEDED: 1. Conduct public hearing
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 No. 3, dated July 15, 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: Vaughan Commercial Realty Group
APPLICANT: Blake Architects
PROPERTY SITUATION: 1550 S. Carroll Avenue
LEGAL DESCRIPTION: Tract 2A, J.W. Hale Survey, Abstract No. 803
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “SF-20A” Single Family Residential District
REQUESTED ZONING: “S-P-1” Detailed Site Plan District with limited “O-1” Office District uses
HISTORY: There is no development history on this property. The “SF-20A” zoning was
placed on the property with the adoption of Zoning Ordinance No. 480 on
September 19, 1989.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends S. Carroll Avenue to be a 4-lane,
divided arterial street with 80 feet of right-of-way. The Master Thoroughfare
Plan recommends E. Continental Boulevard to be a 3-lane, undivided arterial
street with 94 feet of right-of-way. Adequate right-of-way exists for these
roadways.
Existing Area Road Network and Conditions
The proposed site will have one (1) access directly onto E. Continental
Boulevard and one (1) access directly onto S. Carroll Avenue.
E. Continental Boulevard is currently a 2-lane, undivided roadway. S.
Carroll Avenue is a 2-lane, divided roadway that widens out to a 4-lane,
divided roadway just north of the site and in front of Old Union Elementary
School. The intersection of E. Continental Boulevard and S. Carroll Avenue
is serviced by a recently completed roundabout.
May, 2004 traffic counts on E. Continental Blvd (between Carroll Ave
and Crooked Ln)
24hr West Bound (WB) (3,798) East Bound (EB) (3,992)
WB Peak A.M. (282) 8 – 9 a.m. Peak P.M. (496) 5 – 6 p.m.
EB Peak A.M. (691) 7 – 8 a.m. Peak P.M. (257) 3 – 4 p.m.
Case No. Attachment A
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Case No. Attachment A
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May, 2004 traffic counts on S. Carroll Ave (between Continental Blvd
and Carlisle)
24hr North Bound (NB) (3,591) South Bound (SB) (3,496)
NB Peak A.M. (263) 8 – 9 a.m. Peak P.M. (323) 4 – 5 p.m.
SB Peak A.M. (323) 7 – 8 a.m. Peak P.M. (285) 5 – 6 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
General Office 14,626 161 20 3 4 18
*Vehicle Trips Per Day
**The AM/PM times represent the estimated number of vehicle trips generated during the
peak travel times on E. Continental Blvd & S. Carroll Ave.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan recommends an 8-foot, paved multi-use
trail along the north side of E. Continental Boulevard and along the west side
of S. Carroll Avenue. A trail is shown on the site plan along E. Continental
Boulevard but does not meet the required 8 feet width.
WATER & SEWER: A 12-inch water line currently exists along the north side of E. Continental
Boulevard and along the east side of S. Carroll Avenue. A 6-inch sanitary
sewer line currently exists off-site at the northeast corner of this property.
TREE PRESERVATION: The applicant is proposing to preserve all of the existing Post Oaks in the
southwest corner of the property. The Preliminary Grading Plan does not
show any grade changes proposed around the trees but it does show an on-
site storm drain and a concrete sidewalk that is proposed to be placed within
the critical root zone area of several of the trees. The storm drain purpose is
to catch water from the roof and transport it off-site. This needs to be
relocated in order to avoid any trenching through the root zones of the trees
intended to be preserved. The side walk can be either relocated or built at
grade in order to avoid excavation within the root zone of the trees intended
to be preserved.
DRAINAGE ANALYSIS: Storm water is collected from the site and piped to a type-y inlet north of the
site. The proposed plan will require the construction of a public offsite storm
sewer across City property. The proposed plan shows detention for increased
runoff.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the South Side study area to include the following changes:
Land Use Recommendations
• LUD = Medium Density Residential.
Case No. Attachment A
ZA05-062 Page 3
Mobility Plan Recommendations
• Develop an interconnected system of trails and sidewalks along all
streets. Consider pedestrian connectivity between retail/office uses and
adjacent neighborhoods.
Environmental Resource Protection Recommendations
• Protect and conserve tree stands.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 15, 2005.
N:\Community Development\MEMO\2005cases\05-062ZSP.doc
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Case No. Attachment D
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SITE PLAN REVIEW SUMMARY
Case No.: ZA05-062 Review No.: Three Date of Review: 07/15/05
Project Name: Zoning Change/Site Plan – Offices at Noble Oaks
APPLICANT: Vaughan Commercial Realty ARCHITECT: Blake Architects
Chris Ferris Skip Blake
500 N. Carroll Ave, Suite 120 1202 S. White Chapel Blvd, Suite A
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 329-5555 ext. 28 Phone: (817) 488-9397
Fax: (817) 329-5585 Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/05/05 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) 748-8602.
1. The following changes are needed in regard to driveways:
a) Provide the minimum stacking depth of 28’ for the drive on S. Carroll Ave. (A variance has
been requested.)
b) Provide the minimum driveway spacing of 200’ from an intersection for both proposed
drives. (A variance has been requested.)
2. Provide the required number of parking spaces of 53 spaces. (A variance has been requested.)
3. The following changes are needed with regard to labeling:
a) Show the property lines on the properties across E. Continental Blvd and S. Carroll Ave.
b) Label the width of the R.O.W. for both E. Continental Blvd and S. Carroll Ave. The R.O.W.
widths labeled are incorrect.
c) Show and label all existing easements on or adjacent to the site.
d) Label the width of the multi use trail along E. Continental Blvd. The required width is 8’.
e) Label the location of the proposed site walls along the north and east property lines.
INFORMATIONAL COMMENTS
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
65% for the “O-1” Zoning District. The impervious coverage area percentage of this is
approximately 58%.
Case No. Attachment D
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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.
* 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.
Case No. Attachment D
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TREE PRESERVATION ANALYSIS
(Non-Residential Development)
Case: 05-062 Date of Review: July 12, 2005 Number of Pages: 1
Project Name: Offices at Noble Oaks
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) 748-8229.
TREE PRESERVATION COMMENTS:
1. The applicant is proposing to preserve all of the existing Post Oaks in the southwest corner of the
property. The Preliminary Grading Plan does not show any grade changes proposed around the trees
but it does show an on-site storm drain and a concrete sidewalk that is proposed to be placed within
the critical root zone area of several of the trees. The storm drain purpose is to catch water from the
roof and transport it off-site. This needs to be relocated in order to avoid any trenching through the
root zones of the trees intended to be preserved. The side walk can be either relocated or built at
grade in order to avoid excavation within the root zone of the trees intended to be preserved.
* 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
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Surrounding Property Owner
Noble Oaks Offices
Owner Zoning Land Use Acreage
1. Versailles Homeowners Assoc. “R-PUD” Public/Semi-Public 4.913
2. Klatt, Ernest “SF-20A” Medium Density Resid. 0.506
3. Firestone, John & Daphne “SF-20A” Medium Density Resid. 0.486
4. Panther, Joseph & Diana “SF-20A” Medium Density Resid. 0.459
5. Deal, Jeffrey & Pamela “SF-20A” Medium Density Resid. 0.456
6. Pitcock, Gary & Sherry “SF-20A” Medium Density Resid. 0.453
7. Kugler, Albert & Lynn “SF-20A” Medium Density Resid. 0.676
8. Barber, Brain & Samantha “SF-20A” Medium Density Resid. 0.480
9. South Hollow HOA “SF-20A” Medium Density Resid. 0.139
10. Metroplex Acoustical Inc. “I-1” Mixed Use 0.880
11. Wright, Joe L “I-1” Mixed Use 0.220
12. Bone, Barbara “AG” Mixed Use 0.500
13. Wright, Joe L “AG” Medium Density Resid. 0.280
14. Westerra Timarron Lp “RPUD” Medium Density Resid. 0.630
15. Carpenter, Scott & Carol “RPUD” Medium Density Resid. 4.92
16. Timarron Owners Assoc Inc. “RPUD” Medium Density Resid. 1.030
17. Brown, Norman J “SF-20A” Medium Density Resid. 1.260
Case No. Attachment F
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Surrounding Property Owner Responses
Noble Oaks Offices
Notices Sent: Sixteen (16)
Responses: Two (2) from within the 200’ notification area.
• Gary & Sherry Pitcock, 1506 Spruce Court, Southlake, TX 76092; opposed. See attached property
owner response form received 4-14-05.
• Pamela J. Deal, 1504 Spruce Court, Southlake, TX 76092; opposed. See attached property owner
response form received 4-15-05.
One (1) from outside the 200’ notification area:
• Cheryl Davidson, 10135 S. Hollow Drive, Southlake, TX 76092; opposed. See attached email
received 7-12-05.
• South Hollow Subdivision petition, Southlake, TX 76092; opposed. See attached petition received
7-15-05. Four (4) residents of South Hollow Subdivision are within 200’ notification area and
fifty-three (43) residents are outside 200’ notification area.
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