03-035SP
City of Southlake
Department of Planning
S T A F F R E P O R T
July 11, 2003
CASE NO: ZA03-035
PROJECT: Next Century Dental
REQUEST: Next Century Dental is requesting approval of a site plan.
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: Dennis Killough (481-2073)
Bruce Payne (481-2036)
Case No.
ZA03-035
BACKGROUND INFORMATION
OWNER/APPLICANT: Joseph Bonola, D.D.S., Next Century Dental
PURPOSE: The purpose of this request is to receive approval of a site plan for the
development of a dental office and a future office/retail building.
PROPERTY SITUATION: The property is located on the north side of the service road for State
Highway 114 and approximately 775’ east of Shady Lane.
LEGAL DESCRIPTION: Tract 1B1 and a portion of Tract 1B2, situated in the S. Freeman Survey,
Abstract No. 525.
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “C-3” General Commercial District
HISTORY: There is no development history on this site.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends State Highway 114 to have a
variable width from 300’ to 500’ of right-of-way. Adequate right-of-way
exists for this roadway.
Existing Area Road Network and Conditions
The proposed site will have two (2) accesses directly onto State Highway
114. They will both be common access drives to provide access to the
properties on either side.
State Highway 114 is a 6-lane, divided freeway with 3-lane service roads on
either side of the main lanes. The segment to the west between N. Carroll
Avenue and N. White Chapel Boulevard is currently under construction.
May, 2002 traffic counts on S.H. 114 (between Kimball Ave and
Southlake Blvd (FM 1709))
24hr West Bound (WB) (22,034) East Bound (EB) (23,446)
WB Peak A.M. (1,794) 8 – 9 a.m. Peak P.M. (1,752) 4 – 5 p.m.
EB Peak A.M. (2,116) 7 – 8 a.m. Peak P.M. (1,865) 5 – 6 p.m.
Traffic Impact
Case No. Attachment A
ZA03-035 Page 1
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Dental Office 8,100 293 16 4 8 22
Retail / Office building 11,250 458 N/A N/A 13 17
Total 19,350 751 16 4 21 39
*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 paved multi-use trail along
the north side of State Highway 114. The Master Plan designation calls for a
width of eight (8) feet or greater. The City’s Parks Department has verified
that the multi-use trail for this section has been planned with a 10’ width.
WATER & SEWER: The site will connect to an 8” water line that exists on the north side of State
Highway 114. The applicant is proposing to extend sanitary sewer eastward
to the property from an existing 10” line that exists on the west side of Shady
Lane.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated July 11, 2003. No
variances are being requested.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-035SP.doc
Case No. Attachment A
ZA03-035 Page 2
Case No. Attachment B
ZA03-035 Page 1
Case No. Attachment C
ZA03-035 Page 1
Case No. Attachment C
ZA03-035 Page 2
Case No. Attachment C
ZA03-035 Page 3
Case No. Attachment C
ZA03-035 Page 4
Case No. Attachment C
ZA03-035 Page 5
Case No. Attachment C
ZA03-035 Page 6
Case No. Attachment C
ZA03-035 Page 7
Case No. Attachment C
ZA03-035 Page 8
SITE PLAN REVIEW SUMMARY
Case No.: ZA03-035 Review No.: Three Date of Review: 07/11/03
Project Name: Site Plan – Next Century Dental (NCD)
APPLICANT: Next Century Dental (NCD) ENGINEER: GSWW, Inc.
Joseph Bonola, D.D.S. Wayne Flores, P.E.
1109 Smethwick Cove 3950 Fossil Creek Blvd., Suite 210
Keller, TX 76248 Fort Worth, TX 76137
Phone: (817) 379-6007 Phone: (817) 306-1444
Fax: (817) 379-6007 Fax: (817) 306-1555
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/30/03 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.
General Development Standards Applies Comments
Corridor Overlay Regulations Y Complies
Residential Adjacency Y Complies
Building Articulation Y Complies
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards Y Complies
Interior Landscape Y Complies
Driveways Y Complies
Lighting Y Must comply with Outdoor Lighting Ordinance No. 639-B.
1. Correct the number for total parking spaces provided to 129 in the Site Data Summary Chart.
INFORMATIONAL COMMENTS
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
75% for the “C-3” Zoning District. The impervious coverage area percentage of this is
approximately 64%.
* 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.
Case No. Attachment D
ZA03-035 Page 1
* 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 west and east must be obtained
prior to issuance of a building permit for the construction of the off-site pavement and a permit from
TxDOT must be obtained prior to any curb cut along S.H. 114.
* 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.
Case No. Attachment D
ZA03-035 Page 2
Surrounding Property Owners
Bonola Family Addition
Owner Zoning Land Use Acreage
1. C. Lance 1. AG 1. Low Density Residential 1. 2.90
2. J. Mertz 2. AG 2. Low Density Residential 2. 8.23
3. N. Graham 3. AG 3. Office Commercial 3. 6.40
4. State of Texas 4. AG 4. Office Commercial 4. 2.10
5. State of Texas 5. C3 5. Office Commercial 5. 0.29
6. State of Texas 6. C3 6. Office Commercial 6. 0.30
7. State of Texas 7. C3 7. Office Commercial 7. 0.14
8. DFW Hwy 114, Ltd 8. C3 8. Mixed Use 8. 5.41
9. T. Bradford 9. SF1A 9. Low Density Residential 9. 2.12
10. DFW Hwy 114, Ltd 10. C3 10. Office Commercial 10. 2.40
Case No. Attachment E
ZA03-035 Page 1
Surrounding Property Owner Responses
Bonola Family Addition
Notices Sent: Six (6)
Responses: None
Case No. Attachment F
ZA03-035 Page 1