04-017ZSPCity of Southlake
Department of Planning
S T A F F R E P O R T
May 28, 2004
CASE NO: ZA04-017
PROJECT: Deep South Office Complex
REQUEST: On behalf of Shallow North L.P., Blake Architects is requesting approval of a zoning
change and site plan.
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
(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.
ZA04-017
BACKGROUND INFORMATION
OWNER: Shallow North L.P.
APPLICANT: Blake Architects
PURPOSE: The purpose of this request is to receive approval of a zoning change and site
plan for the development of a three-story corporate office building of
approximately 92,430 square feet.
PROPERTY SITUATION: The property is located southwest of the intersection of State Highway 114
and Dove Road, Southlake, Texas.
LEGAL DESCRIPTION: Tract 1B, J. West Survey, Abstract No. 1620
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: There is no development history on this property.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Shady Oaks Drive to by a 2-
lane, undivided collector street with 64 feet of right-of-way. The Master
Thoroughfare Plan recommends State Highway 114 to have 300 to 500 feet
of right-of-way. Adequate right-of-way exists for this roadway.
Existing Area Road Network and Conditions
The proposed development will have two (2) access drives directly onto State
Highway 114 and one (1) access directly onto Shady Oaks Drive.
State Highway 114 is a 6-lane, restricted access roadway with 3-lane service
roads on either side. Shady Oaks Drive is a two-lane, undivided roadway.
May, 2003 traffic counts on State Highway 114 (between Dove St and
White Chapel Blvd): Table #1
24hr West Bound (WB) (27,041) East Bound (EB) (27,523)
WB Peak A.M. (2,194) 8 – 9 a.m. Peak P.M. (2,147) 5 – 6 p.m.
EB Peak A.M. (2,075) 7 – 8 a.m. Peak P.M. (1,826) 5 – 6 p.m.
May, 2003 traffic counts on Shady Oaks (between Dove St and
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Highland): Table #2
24hr North Bound (NB) (1,267) South Bound (SB) (1,429)
NB Peak A.M. (217) 8 – 9 a.m. Peak P.M. (135) 5 – 6 p.m.
SB Peak A.M. (210) 7 – 8 a.m. Peak P.M. (190) 5 – 6 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Corporate Office 92,430 714 126 10 14 114
*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: According to the Master Pathways Plan, a 10-foot multi-use trail is planned
adjacent to the development along State Highway 114. An 8-foot multi-use
trail is planned adjacent to the site along Shady Oaks Drive. Both trails are
shown on the site plan.
WATER & SEWER: There in an existing 6-inch water line on the west side of Shady Oaks Drive.
An existing 8-inch sanitary sewer line is located along the east side of Shady
Oaks Drive.
TREE PRESERVATION: Because this is such a wooded site, tree surveys are very expensive and the
property has not yet been zoned for its proposed use, staff has allowed the
applicant to submit an aerial photograph of the site at this time instead of the
required Tree Survey. If the zoning and developmental Site Plan are
approved, a tree survey will be required to be submitted when the applicant
submits the Construction Plans to the city for review to receive a Building
Permit. Any required tree mitigation will be assessed at that time.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated May 28, 2004.
Under the “S-P-1 Detailed Site Plan District zoning the applicant proposes
“O-1” Office District uses and development regulations with the following
exceptions:
• Height – The building or structure shall not exceed four (4) stories, nor
shall it exceed fifty (50) feet with the exception of the central lobby
atrium, which shall not exceed seventy (70) feet in height. In the “O-1”
district, no building or structure shall exceed two and one-half (2 ½)
stories, nor shall it exceed thirty-five (35) feet.
• Setbacks – The building shall have a setback of 100’ from the west
property line. No non-single family residential building may encroach in
the area above a line having a slope of 4:1 from any single-family
residential property. The north portion of the proposed building would
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be required a setback of approximately 200 feet. The south portion of the
proposed building would be required a setback of approximately 250
feet.
• Articulation – No building façade shall extend greater than one hundred
sixty-four feet without having an off-set, either vertically or horizontally.
No building façade shall extend greater than three (3) times the height of
the wall without having a minimum offset of 15% of the wall’s height.
Articulation is required after 132 feet of length.
• Masonry – The building façade shall consist of architectural concrete
panels and glass curtain walls with a reflectance of less than 10%.
• Parking – The required number of off-street parking shall be 261 spaces.
The required number of parking based on 92,430 square feet of general
office is 313 spaces.
• Accessory Use – A multi-level parking structure shall be permitted as an
accessory use. A multi-level parking structure is permitted with approval
of a Specific Use Permit for properties with “O-1” zoning.
The following variance is being requested:
• 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 Shady
Oaks Drive.
• Driveway Stacking: The minimum driveway stacking depth is 100 feet
for this site. The applicant is requesting a stacking depth of
approximately 11 feet for the southern drive on State Highway 114.
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Case No. Attachment C
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Case No. Attachment D
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SITE PLAN REVIEW SUMMARY
Case No.: ZA04-017 Review No.: Three Date of Review: 05/28/04
Project Name: Zoning Change/Site Plan – Deep South Office Complex
APPLICANT: Shallow North, LP ARCHITECT: Blake Architects
Craig Rothmeier Skip Blake
500 Nolen Drive, Suite 100 1202 S. White Chapel Blvd, Suite A
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 424-4422 Phone: (817) 488-9397
Fax: Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/17/04 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. 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.) If the drive is
approved, the radii of the drive must be increased to a minimum 30’.
2. Provide the minimum driveway stacking depth for the southern drive on S.H. 114. The minimum
stacking depth required is 100’. (A variance has been requested.)
3. Revise the “S-P-1” letter under ‘height’ requesting that the building or structure shall not exceed
four stories.
4. Show, label, and dimension all existing easements on or adjacent to the site.
5. Include all curb radii dimensions (30’ minimum) adjacent to the fire lane.
INFORMATIONAL COMMENTS
* The applicant requests approval of the “S-P-1” uses and regulations as noted in the “Staff
Comments” in attachment ‘A’ and the uses and regulations included as part of Attachment ‘C’ of
this report.
* 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 48%.
* 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
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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.
* 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.
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TREE PRESERVATION ANALYSIS
(Non-Residential Development)
Case: 04-017 Date of Review: May 20, 2004 Number of Pages: 2
Project Name: Deep South Office Complex (Rezoning/Site Plan)
OWNER \ DEVELOPER PREPARED BY:
Shallow North L.P. Blake Architects
Phone: (817) 424-4422 Phone: (817) 488-9397
Fax: Fax:
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. Because this is such a wooded site, tree surveys are very expensive and the property has not yet been
zoned for its proposed use, staff has allowed the applicant to submit an aerial photograph of the site
at this time instead of the required Tree Survey. If the zoning and developmental Site Plan are
approved, a tree survey will be required to be submitted when the applicant submits the Construction
Plans to the city for review to receive a Building Permit. Any required tree mitigation will be
assessed at that time.
2. The entire property is comprised of natural Cross Timbers vegetation such as Post Oak, Cedar Elm,
Black Jack Oak, Eastern Red Cedar, Red Bud, Mexican Plum and Possumhaw. Although there are
some large trees located on the property it is obvious that it was previously utilized as farm land and
has since been overtaken but the areas natural vegetation.
3. The applicant is proposing “Non-Disturbance” areas south of the main building, south of the parking
garage, and south of the two ponds. These are considerable sized areas and a vast majority of the
trees and similar vegetation will be able to be preserved. Existing trees will need to be removed for
the construction of the proposed landscape ponds and associated grading. These areas are not exempt
from the regulations of the Tree Preservation Ordinance and the removal of the existing trees will be
required to be mitigated by a payment into the City of Southlake Reforestation Fund upon issuance
of a Building Permit.
* 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
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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.
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Surrounding Property Owners
Deep South Office Complex
Owner Zoning Land Use Acreage
1. Andrew, Michael W “SF-1A” Low Density Residential &
100 Year Flood Plan
8.170
2. Couch, Susan B Klass & Edward “SF-1A” Low Density Residential &
100 Year Flood Plan
4.960
3. McGarity, Noyce & Mary H “SF-1A” Low Density Residential &
100 Year Flood Plan
4.489
4. Neill, Rosemma & Kay V Gunn “SF-1A” Low Density Residential &
100 Year Flood Plan
2.111
5. Maguire Ptnrs – Solana Ltd NR-PUD 100 Year Flood Plan 11.059
6. Neill, Rosemma & Kay V Gunn “SF-1A” 100 Year Flood Plan 1.499
7. Shivers Family Partnership “AG” Office Commercial 21.348
8. Hutton, Claude & Carol “SF-1A” Low Density Residential &
100 Year Flood Plan
9.997
9. Shallow North No 1 Lp “AG” Office Commercial 6.120
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Surrounding Property Owner Responses
Deep South Office Complex
Notices Sent: Eight (8)
Responses: Two (2) from within the 200’ notification area.
• Conch, B. Susan Etux Edward, 2000 N. Shady Oaks Drive, Southlake, TX 76092; opposed. See
attached Property Owner Response Form received 5-24-04.
• McGarity, Noyce Etax Mary H., 2050 N. Shady Oaks Drive, Southlake, TX 76092; opposed. See
attached Property Owner Response Form received 5-25-04.
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