03-064ZSP
City of Southlake
Department of Planning
S T A F F R E P O R T
October 17, 2003
CASE NO: ZA03-064
PROJECT: Dr. Marciano Office Complex
REQUEST: On behalf of Dr. Paul Marciano, 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.
ZA03-064
BACKGROUND INFORMATION
OWNER: Dr. Paul Marciano
APPLICANT: Blake Architects
PURPOSE: The purpose of this request is to receive approval of a change of zoning and
site plan that would allow construction of an approximately 7,500 square foot
building for medical office and retail uses.
PROPERTY SITUATION: The property is located at 2000 East State Hwy. 114, on the northwest corner
of Briarwood Drive and the frontage road for State Highway 114.
LEGAL DESCRIPTION: Lot A, Block C, Briarwood Estates, Phase 1
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-2” Local Retail Commercial District
REQUESTED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: -A final plat was approved by the City Council on August 19, 1980.
-The “C-2” zoning was placed on the property with approval of Zoning
Ordinance No. 480 on September 19, 1989.
-A site plan was approved by City Council on May 5, 1998 to allow a 2-story
office building of approximately 12,000 square feet.
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 will be a 6-lane, restricted access roadway with 3-lane
service roads on either side. It is currently under construction with a
scheduled completion date late this year.
May, 2003 traffic counts on S.H. 114 (between Kimball Ave and Carroll
Case No. Attachment A
ZA03-064 Page 1
Ave): Table #1
24hr West Bound (WB) (29,427) East Bound (EB) (26,016)
WB Peak A.M. (2,402) 8 – 9 a.m. Peak P.M. (2,569) 4 – 5 p.m.
EB Peak A.M. (2,214) 7 – 8 a.m. Peak P.M. (1,918) 1 – 2 p.m.
Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Medical Office 6,048 219 12 3 6 16
Retail 1,225 50 N/A N/A 1 2
Total 7,273 269 12 3 7 18
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on State Highway 114.
WATER & SEWER: The site will connect water to an existing 12-inch water line along the north
side of State Highway 114. A 6-inch water line exists along the east side of
Briarwood Drive. The site proposes to connect to an 8-inch sewer line from
the northwest corner.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated October 17, 2003.
The applicant is requesting the following variances:
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.
Required Off-street Parking: The required number of off-street parking
spaces is 48 spaces. The applicant is proposing a total of 44 spaces. The
City Council shall be limited to granting a variance to no more than ten
(10) percent of the required number of off-street parking spaces. The
applicant is requesting the 10 percent reduction in the required number of
off-street parking spaces.
The applicant is proposing “C-2” Local Retail Commercial District uses and
development regulations except as follows:
Covered parking shall be a permitted accessory use and limited to the 10
spaces as shown on the site plan.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-064ZSP.doc
Case No. Attachment A
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Case No. Attachment B
ZA03-064 Page 1
Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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SITE PLAN REVIEW SUMMARY
Case No.: ZA03-064 Review No.: Four Date of Review: 10/17/03
Project Name: Site Plan – Dr. Marciano Office Complex
APPLICANT: ARCHITECT: Blake Architects
Dr. Marciano Skip Blake
1202 S. White Chapel Blvd, Suite A
Southlake, TX 76092
Phone: Phone: (817) 488-9397
Fax: Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/06/03 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 See Comment No. 1
Lighting Y Must comply with Outdoor Lighting Ordinance No. 693-B
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.)
2. Provide the required number of parking spaces. (A variance for a 10% reduction in the required
number of parking spaces has been requested).
3. An access easement recorded with Tarrant County must be provided for the common access drive
prior to issuance of a building permit.
INFORMATIONAL COMMENTS
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
70% for the “C-2” Zoning District. The percentage of this site is approximately 67%.
Case No. Attachment D
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* 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.
* 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
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Articulation Evaluation No.1
Case No. ZA 03-064Date of Evaluation: 10/17/03
Elevations for Dr. Marciano Office Complex
Received: 10/06/03
Front - facing:South
Wall ht. =12
Horizontal articulationVertical articulation
RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay?
Max. wall length3620-44%Yes3620-44%Yes
Min. artic. offset2350%Yes220%Yes
Min. artic. length5980%Yes5620%Yes
Case No. Attachment D
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Rear - facingNorth
Wall ht. =10
Horizontal articulationVertical articulation
RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay?
Max. wall length3029-3%Yes3029-3%Yes
Min. artic. offset220%Yes220%Yes
Min. artic. length71271%Yes71386%Yes
Left - facing:West
Wall ht. =10
Horizontal articulationVertical articulation
RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay?
Max. wall length3015-50%Yes3029-3%Yes
Min. artic. offset24100%Yes220%Yes
Min. artic. length412200%Yes81363%Yes
Right - facing:East
Wall ht. =10
Horizontal articulationVertical articulation
RequiredProvidedDeltaOkay?RequiredProvidedDeltaOkay?
Max. wall length3023-23%Yes3025-17%Yes
Min. artic. offset26200%Yes220%Yes
Min. artic. length619217%Yes620233%Yes
Surrounding Property Owners
Dr. Marciano’s Office Complex
Owner Zoning Land Use Designation Acreage
1. Brewer, Jack V “B-1” Office Commercial 4.503
2. Struhs, Tom & E Falconer “MF-1” MDR 1.113
3. Wang Family Partnership Ltd “SF-1A” MDR 2.104
4. Hames, Jesse Etux Carol “MF-1” MDR 1.102
5. Almon, Bonita “C2” Retail Commercial 1.498
6. Dollar Properties Inc “C2” Retail Commercial 1.182
7. Texas, State of 3.119
Case No. Attachment E
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Surrounding Property Owner Responses
Site Plan – Dr. Marciano’s Office Complex
NOTICES SENT: Seven (7)
RESPONSES: None
Case No. Attachment F
ZA03-064 Page 1