Item 6 - Development Regulations & NarrativeCASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
1
April 29, 2024
To: City of Southlake
Planning and Development Services
1400 Main Street, Suite 460
Southlake, TX 76092
817-748-8400
Re: Lambert Home Headquarters
1700 North White Chapel Blvd.
Southlake, TX 76092
Requested Zoning
The request outlined below and contained within design documents submitted changes the zoning to S-P-2 (Generalized
Site Plan District) with C-2 (Local Retail Commercial District) as the underlying district. These documents shall act as the
Development Regulations.
General Project Narrative
The subject property received an approved zoning change from C-2, “Local Retail Commercial District”, to S-P-1,
“Detailed Site Plan District” in 2018 by Ordinance No. 480-747. The approved 4-story office project was terminated, and
the property is now being sold. We now request a zoning change to S-P-2, “Generalized Site Plan District” with uses that
align best with a C-2 zoning classification as the site was originally designated.
The existing tract shall be subdivided in an identical manner as the approved ordinance. Lot 3R1 contains two existing
one-story and two-story Office Buildings with tenant spaces consistent with the permitted uses of the C-2 zoning district.
The existing parking spaces and a two-entry drive approach from the service road of Highway 114 shall remain as-is. This
site remains intact as-is except for the following:
1. The east property line will be defined as the centerline of the existing drive that shall now act as the shared
access driveway. A bufferyard shall not be provided. A variance is requested below.
2. A new dumpster enclosure shall be constructed at the northern end of the new drive. The masonry enclosure
will be a single structure, but it will have two separate compartments, one for each lot, centered on the property
line. A variance is requested below.
3. Lot 3R1 is currently served by an on-site septic system. The septic tanks are located on the southwest corner of
the existing office building nearest Highway 114. The supporting leach field is located in the northwest corner of
what will be Lot 3R2. The existing leach field shall be terminated, and the existing buildings on Lot 3R2 shall be
connected to the City’s sewer system being routed from Lot 3R2.
Lot 3R2 is proposed to be a two-phased project with Retail, General Office Space and a Sit-Down Café. Phase 1 shall
include all sitework and the 2-story southern most building housing retail, offices, and the Café of approximately 11,600
sf. Phase 2 shall be a single-story retail building of approximately 3,000 sf immediately north of Phase 1. The new
buildings on Lot 3R2 will be operated from 8am to 10pm.
All buildings on Lot 3R2 are of wood-framed construction and clad with a combination of materials to include brick,
stone, 3-coat stucco, fiber cement shake siding and fiber cement board and batten siding. The application of materials
equals 80% masonry on the buildings. Phase 1 will have a fire protection system. Phase 2 is less than the building code
CASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
2
threshold, including any City amendments, which would require sprinkler protection. All HVAC equipment will be fully
screened within the roof pits provided in the design.
Clarifications Per Lot
Lot 3R1:
1. Bufferyards shall not be provided along the shared drive. Variance requested.
2. No fencing or screening of adjacent properties is required due to the adjacent Zoning being C-2 or Agricultural.
3. Existing Landscaping and bufferyards shall remain as-is. Variances requested.
4. The west boundary line setback shall be 15 feet with a variance allowed for the existing extension of the front
Building to be allowed to remain with a minimum setback of ten Feet.
5. The existing drive approaches along SH114 shall remain as-is being an existing condition. Variance requested.
Lot 3R2:
1. Buffer yards shall not be provided along the western shared drive. Variance requested.
2. No fencing or screening of adjacent properties is required due to the adjacent Zoning being C-2 or Agricultural.
3. Access is proposed to be provided to the corner lot outside of this project scope. The lot, owned by Hopkins
Dallas Properties LTD, is effectively land-locked with little likelihood of receiving a dedicated drive approach
given their proximity to the intersection of Highway 114 and N. White Chapel. The access drives comply with the
bufferyard setback and building setbacks.
Excluded Uses
The following use is not proposed or permitted:
1. Drive-Through Restaurants.
Project Phasing
Phase 1 – Site Development & LHHQ Building
Anticipated Construction Start: July 1, 2024 (Shortly after final plat approval).
Anticipated Certificate of Occupancy: October 1, 2025 (Approximately 15 months after Construction Start)
Project Scope:
o All grading and site work, less the building pad for phase 2.
o All underground utility work shown on the approved development plan submittal. This includes all water,
sewer (including extension of sanitary sewer to adjacent properties), gas, electric, telecom and storm
sewer for the entire site. Provisions for the future connection of sewer, water, electric, gas, etc shall be
terminated adjacent to the future phase 2 project and capped.
o All required landscape as shown on the approved development plan submittal.
o Removal of the existing septic leach field from lot 3R1.
o All concrete drive lanes, fire lanes and parking for the entirety of the site as shown on the approved
development plan submittal.
Building 2 – Future Retail Building
Anticipated Construction Start: July 1, 2028 (Shortly after final plat approval).
Anticipated Certificate of Occupancy: July 1, 2029 (Approximately 12 months after Construction Start)
Project Scope:
o Building pad (soil preparation) for the 3,000 sf retail building.
o Single-story retail building with pitched roof of like design and quality as phase 1.
CASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
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o Utility connection (gas, electric, telecom, sewer water, etc) to the phase 2 building.
o Additional landscape material specific to the additional building.
Variance Requests
Drive approach stacking depth – The existing drive approaches along the service road of Highway 114 (Drive
Approach #2 and #3) is less than the 75 ft stacking depth required by required by the Driveway Ordinance No.
634 due to the existing conditions of Lot 3R1. A variance is being requested to the leave the existing conditions
as-is as modifications would negatively impact the existing parking and entrance of that lot. The stacking depth
of Drive Approach #2 is approximately 47’-8”. The existing conditions of Drive Approach #3 are such that the
curb return terminates at the property line.
Dumpster screen location and setback – The masonry dumpster screen is designed to be centered along the
property line between lots 3R1 and 3R2. The location aligns with the current approved zoning ordinance and is
located such that it is the most out of view. A variance is requested to permit the dumpster screen to encroach
on the building setback of the property line shared between lots as this is the also the shared access drive.
Bufferyard between lots 3R1 and 3R2 – With lots 3R1 and 3R2 being platted separately, a 5 ft type “A”
bufferyard would typically be required on either size of the property line. The proposed site plan utilizes the
existing drive approach on the service road of Highway 114, thus creating a joint access drive / fire lane shared
between the two lots. A variance is requested to eliminate the bufferyard requirement between the two lots.
Please note, in addition to the parking lot island requirements, landscape material is provided in the western
parking lot islands of Lot 3R2 to equal the quantity required to meet the bufferyard requirements.
Lot 3R1 Bufferyard and Landscape Requirements – A variance is requested to allow the existing landscape on Lot
3R1 to remain as-is. The existing conditions of Lot 3R1 do not allow the site to meet the adopted bufferyard
requirements in the ordinance. Section 42.4.c of the ordinance allows existing buildings to remain
nonconforming if 50% or less of the effective construction is impacted by new construction. We believe Lot 3R1,
specifically, meets these criteria given the limited scope of work on this lot. Additionally, section 42.14 permits
modifications to any requirements for bufferyards when there are practical difficulties. Attempting to meet the
current bufferyard ordinance would require significant changes to Lot 3R1 that may ultimately lead to non-
compliance of other sections of the ordinance.
Drive Approach Location – The western most existing drive approach along SH114 is non-conforming as the
spacing distance is less than 250 ft. A variance is requested to allow the condition to remain as-is.
Lot 3R1 building encroachment into the western most building setback. The existing conditions are currently
non-compliant with the current ordinance standards. A variance is requested.
Parking Requirement – A variance is requested to provide parking at 1 space per 20O square feet of net building
area between lot 3R1 and 3R2 to average the parking requirement across the campus.
Easement to be Included on the Final Plat
Shard parking agreement.
Joint access easements
Sewer easements
Water easements
Power line easements
Zoning Change Justification
Lots 3R1 and 3R2 have historically been zoned C-2. Additionally, the surrounding properties along Highway 114 are
zoned C-2, or have “SP” zoning designations with predominantly C-2 uses as itemized below by parcel:
CASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
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Parcel 550 W SH 114: Ordinance 480-220A was approved as a mixed us development that was subdivided into
two sections (A/B). Section A, nearest the Hwy 114 service road, includes mostly commercial retail uses such as
C-1, C-2 and C3.
Parcel 1900 N. White Chapel: The property is family owned and zoned AG “Agricultural.” This appears to be the
last remaining unplatted tract of significant size north of 114.
Parcel 210 W SH 114: C-2 zoning
Parcel 204 W SH 114: C-2 zoning
Parcel 200 W SH 114: C-2 zoning
Parcel 140 W SH 114: C-2 zoning
Parcel 100 E SH 114 - Carillon Parc: The mixed-use development has a variety of uses. Per the master plan in the
approved ordinance 480-564e, the buildings immediately along White Chapel Road, directly across the subject
property, and along the service road of Highway 114 include predominately C-2 like uses. The uses are identical
in nature (i.e. retail, restaurant and office) to this project being submitted.
Refer to the exhibits below for additional information
For reference, C-2 zoning districts permit the following:
Offices of a business and/or professional nature providing services not including fabrication, manufacturing, or
production of goods.
Restaurants, tea rooms, cafeterias, fast food and “take-out” food restaurants.
Retail
EXHIBIT - CARILLON PARC
Note buildings along the service road of Highway 114 and White Chapel are called to be “retail, restaurant and
office”. Those structures are shown to be of approximate height and area as the project being in this submittal.
CASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
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EXHIBIT – PARCEL 550 W SH 114
Note the parcel is subdivided into two primary sections by use. Section ‘A’ is noted to permit uses similar to the
project in this submittal by requiring C-1, C-2 and other like retail, office and restaurant uses. More specifically, the
width of Section A is approximately the same setback distance from the service road creating a “C-2” ribbon of uses
from Carillon Parc to West Dove Road.
EXHIBIT – ADJACENT ZONING @ 1700 N WHITE CHAPEL
Note, sites immediately adjacent to the project being submitted at zoned C-2. The subject property has historically
been zoned C-2 as well completing the ‘ribbon’ of C-2 uses noted above.
CASE NO: ZA24-0009
CONCEPT AND SITE PLAN / ZONING CHANGE NARRATIVE
ARCHITECTURE UNDERGROUND, INC.
6
Future Land Use Plan
(SH 114 Corridor – 114 LU1)
The proposed project is consistent with the underlying mixed use land use described in the future land use plan and
addresses several key aspects of the criteria noted for 114 LU1.
Future development on these properties should be approved in a manner that is sensitive to potential impacts
on adjacent residential areas, particularly as related to noise, traffic, building, heights, lighting, and views.
While the proposed project is not immediately adjacent to any residential developments, the design
team has taken great care to design a project that is appropriately scaled, both in building area and
height, for the site. The building is designed to shield noise and unsightly views from highway 114 to
create an enjoyable central courtyard and overall development.
Undeveloped properties should be developed in a cohesive manner with consideration for connectivity, design,
and architectural style.
The elegant and timeless design proposed by the design team is complimentary to the adjacent buildings
of Carillon Parc while being somewhat reflective in general design approach of the Shiver family
farmhouse immediately north of the property with the gabled roofs and façade articulation.
Any development should be walkable and pedestrian friendly.
The project design encourages pedestrian walkability by dedicating a generous amount of site area a
centralized, “livable” courtyard that connects to the 8 ft wide multi-use trail along White Chapel.
Family history of Shivers tract should be preserved or recognized possibly through use of open space.
It is the design team’s intent to incorporate some form of historical marker or design element that
speaks to the Shiver’s family history. We’ve reached out to the family to schedule a meeting for this
purpose.
Thank you,
S. Jacob Scoggins, AIA
Architecture Underground Inc., Principal
Jacob@arc--und.com