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Item 6D - Staff ReportItem 6D 13 CITY 4F S0UTHLA1<,,E Department of Planning & Development Services STAFF REPORT June 10, 2025 CASE NO: ZA25-0033 PROJECT: Site Plan for Versacor EXECUTIVE SUMMARY: On behalf of Cherry Lane Properties, G.P. Inc., PlacesMade Architecture is requesting approval of a Site Plan for Versacor Office Building on property described as Lot 2R, Block A, Briarwood Estates, City of Southlake, Tarrant County, Texas and located at 501 and 485 Cherry Lane, Southlake, Texas. Current Zoning: "0-1" Office District. DETAILS: PlacesMade Architecture is requesting approval of a Site Plan for the addition of approximately 7,801 square feet of office building to the existing 6,911 square feet for a total of 14,712 square feet of floor area. An additional 33 parking spaces are also proposed for a total of 66 spaces. PROPOSED SITE SUMMARY CHART, Lot 1 Lana flee Deelgnallon Zcd � E%Wing Prop0lea Number of Proposed Lam 1 1 Aicerage of Project Atraa Sq,FL 1.99E E7A45 Nee o1 Open Space {5q,PQ 96 of Open Spew Required Pny ided 35% MIN. 37% '!. of Oulsldc Slarage OYn ImpenAous Crnrer>Aga, (Sq.FI.) 53A32 %lmpw*wCaver•+ge PjNrkW Provided 06% MAX. 01% wuing Sp+ac*t 0 0 BUILDING DATA SUMMARY aulldingorwipthn 1-SuayGerreralORMsullding Tui BuIWIN Area (footprint} 14,002 SV,FI. 310feg6 7165q,Pt SL of Building Coverage SP—F-bpbyU- llso Sq,R, OMoe+Cummarcisl 1 14,602 Storage I710 T01al Floor Nee 14,712 Sq. R. Off-5t1oe1 Paling Redo 8J 1v11X%Sq. Ft. • IM00 Sq,Pt. of remainder Pm*ing Spaoea ltsqulrap Pr»ti+ltlep 5# 1BE Variances: A variance to reduce the driveway stacking requirement from 75 feet to the existing driveway stacking depth of 20.5 feet is requested. Case No. ZA25-0033 ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Site Plan Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated May 30, 2025 (D) Surrounding Property Owners Map and Responses Plans Narrative Presentation STAFF CONTACT: Ryan Firestone (817) 748-8127 Jenny Crosby (817) 748-8195 Case No. ZA25-0033 BACKGROUND INFORMATION OWNER: Jason Eicher, Cherry Lane Properties, G.P. Inc. APPLICANT: Phillip Morse, PlacesMade Architecture PROPERTY SITUATION: 485 Cherry Lane LEGAL DESCRIPTION: Lot 2R, Block A, Briarwood Estates CURRENT ZONING: "0-1" Office District HISTORY: The subject properties were annexed in 1956. The subject lots were platted with the Briarwood Estates, Phase 1 plat in 1980. In 1989, the properties were given the 0-1 Office District zoning designation with the adoption of the comprehensive zoning map. January 20, 2015 City Council approved a Site Plan for Versacor Office Building and a Specific Use Permit for an accessory storage building under case ZA14-147 and ZA14-152 respectively. CITIZEN INPUT: A SPIN meeting was held for the current office building on January 13, 2015. SOUTHLAKE 2030: Consolidated Land Use Plan Purpose: To provide an option for large-scale, master -planned, mixed - use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed -Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed -Use designation is intended for medium- to higher - intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. Pathways Master Plan Five (5) foot wide sidewalk along this portion of Cherry Lane has been constructed. Case No. Attachment A ZA25-0033 Page 1 TREE PRESERVATION: There is approximately 27% existing tree cover. Approximately 77% is shown to be preserved. The Tree Preservation Ordinance No. 585, as amended requires that a minimum 60% of existing tree canopy is required to be preserved. UTILITIES: Water The site has access to an existing 6-inch water line along the west side of Cherry Lane. Sewer The applicant is proposing to connect to the sewer that is being installed with the Cambria hotel project. The site plan indicates an 8" line along the east boundary with a 6" line into the property for service. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will access onto Cherry Lane, a two (2) lane undivided local street with approximately sixty (60) feet of right-of-way. Traffic Impact General Office (710) 14,712 1 159 1 20 3 4 18 * Vehicle Trips Per Day * AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, I I1h Edition PLANNING AND ZONING COMMISSION ACTION: June 5, 2025; Approved (4-0) subject to Staff Report dated May 30, 2025, and to the Site Plan Review Summary No. 2 dated May 30, 2025, and granting the approval of the variance regarding driveway stacking depth. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 30, 2025. Case No. Attachment A ZA25-0033 Page 2 Vicinity Map 485 Cherry Ln. 5 <t �o •, '. ore ,•. � N 0 0.010.01 0.03 0.04 0.06 Miles ZA25-0033 r� s ; an u •'ism i_,, 1� n Case No. Attachment B ZA25-0033 Page 3 Case No.: ZA25-0033 SITE PLAN REVIEW SUMMARY Review No.: Two Project Name: Site Plan — Versacor Building Addition APPLICANT: PlacesMade Architecture Phillip Morse 2840 Keller Springs Rd, Suite. 503 Carrolton, TX 75006 Phone: 214-868-7074 Email: pmorse@placesmadereal.com Date of Review: 05/30/25 OWNER: Cherry Lane Properties, GP., Inc. Jason Eicher 485 Cherry Ln Southlake, TX 79092 Phone: 817-310-3225 Email: Jason.eicher@versacor.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/25/25 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 RYAN FIRESTONE AT (817) 748-8127. Show and label the location, dimensions, maximum height, number of stories, use or uses contained therein, gross floor area of each building. 2. Please provide the use of the building addition 3. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as amended). The following changes are needed: a. A minimum stacking depth of 75 feet is required. A variance to reduce the driveway throat requirement from 75 feet to the existing driveway throat of 20.5 feet. b. Label the return and drive lane radii. C. Label the distances between on and off -site driveway centerlines. 4. If any, show any areas intended for outside storage and method of screening. 5. Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over. Case No. Attachment C ZA25-0033 Page 1 Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * The development has a previously approved Tree Conservation Plan that was approved with the Site Plan case ZA14-147. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved. As shown on the previously approved Tree Conservation Plan there was 11.31 % of existing tree cover on the property and a minimum of 70% would have been required to be preserved. A total of 49% of existing tree cover was shown to be removed a 51 % was approved to be preserved. The current submitted Tree Conservation Plan includes existing preserved trees and the current landscape trees that were planted during the previous construction. There is 26.57% of existing tree cover on the property and a minimum of 60% is required to be preserved. A total of 22.9% of existing tree cover is shown to be removed, and 77.1 % is shown to be preserved. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 - Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% - 20% 70% 20.1 - 40% 60% 40.1 % - 60% 50% 60.1 % - 80% 40% 80.1 % - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights -of -way as approved by City Council. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Case No. Attachment C ZA25-0033 Page 2 Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: Existing tree and shrub credits are proposed to be taken for required trees and shrubs in all of the bufferyards. Existing tree credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance, Landscape Ordinance, and Bufferyards Regulations have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us No comments Fire Department Review Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: Ichavez@ci.southlake.tx.us GENERAL COMMENTS: An automatic fire sprinkler system will be required for buildings over 6,000 square feet. (Addition will required to be tied into the existing sprinkler system) FIRE HYDRANT COMMENTS: Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lane access. Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that contain both sprinkled and un-sprinklered buildings. FIRE LANE COMMENTS: Case No. Attachment C ZA25-0033 Page 3 Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter of buildings on a "hose -lay" basis for un-sprinkled buildings and 250 feet of all exterior portions of the perimeter of the building for sprinkled buildings. Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW). Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. Case No. Attachment C ZA25-0033 Page 4 General Informational Comments No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. Building permit(s) are required prior to commencement of any work. All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. All lighting must comply with the Lighting Ordinance No. 693, as amended. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. 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. The applicant should be aware that prior to issuance of a building permit 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, Roadway Impact Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. Denotes Informational Comment Case No. Attachment C ZA25-0033 Page 5 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Versacor s2s — szs :lnnnos xlac _ zme � 2 "sw .JS � 1 9 5'S 4s� u1z 9 zaa aas 475 ' V YOW 5 1 2n4 992 2110 a'o 925 I I 8 0 432 430 4111 1111 111l _ —i1R i - t480 201& 2- zo zoos xaae 2u14 mrz noz _ l9@0 2010 nm 2102 L0z - 2150 Owner Zoning Address Acreag Response e 1 POKHREL, PRARTHANA MF1 625 CHERRY LN 0.05887 NR 346 2 MDP KIMBALL PARK OFFICE LLC SP2 2108 E SH 114 0.24931 NR 9963 3 ULTRA REAL ESTATE HOLDINGS MF1 575 CHERRY LN 1.10359 NR LLC 9315 4 VAN TIL FAMILYTRUST MF1 500 CHERRY LN 0.54680 NR 0278 5 SUPREME BRIGHT SOUTHLAKE I SP2 2104 E SH 114 2.40816 NR LLC 5288 6 EJLAD INVESTMENTS LLC MF1 450 CHERRY LN 0.73731 NR 9954 7 CLTH AND AR ASSOCIATES INC MF1 440 CHERRY LN 0.39362 NR 9533 8 COMPUTER CPR COMMAND 01 469 CHERRY LN 0.99968 NR CENTERLL 0746 9 CLTH AND AR ASSOCIATES INC MF1 430 CHERRY LN 0.28042 NR 1539 10 MDP KIMBALL PARK 114 LLC SP2 2102 E SH 114 0.47162 NR 5139 11 C & L PARTNERSHIP LTD C2 2000 E SH 114 0.00848 NR 9489 12 PATEL, HARSHADBHAI MF1 425 BRIARWOOD DR 1.02947 NR 8485 13 LR SOUTHLAKE PARTNERS LP SP1 1980 E SH 114 1.52763 NR Case No. Attachment D ZA25-0033 Page 1 4969 14 MOSS, ANGELIA J SF1-A 550 CHERRY LN 1.09376 NR 9969 15 PERKINSON, DOUGLAS ABLE SF1-A 575 BRIARWOOD DR 1.02539 NR 5638 16 TOWRY, JOHN EARL SF1-A 475 BRIARWOOD DR 1.12598 NR 914 17 KP SOUTHLAKE JV LLC SP2 2112 E SH 114 1.29507 NR 3433 18 MDP SOUTHLAKE LLC SP2 2116 E SH 114 0.91748 NR 9247 1000 CHERRY LANE PARTNERS LP 01 485 CHERRY LN 1.95141 0129 F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Eighteen (18) Responses Received: None Case No. Attachment D ZA25-0033 Page 2