Item 6E
Department of Planning & Development Services
S T A F F R E P O R T
April 9, 2008
ZA07-158
CASE NO:
Site Plan for Stratfort Gardens Office Park
PROJECT:
REQUEST: Terra/Stratfort Office, L.P. is requesting approval of a site plan for Stratfort Gardens
Office Park. The plan proposes the development of two professional office buildings of
6,900 square feet and 9,998 square feet on two lots at 425 West Southlake Boulevard.
The request includes a concept for the northern lot (Lot 1) and a site plan with building
elevations for the southern lot (Lot 2). The current zoning is “C-2” Local Retail
Commercial District.
The applicant is requesting the following variances:
Bufferyards – The applicant is requesting to omit the required 5 foot landscape
bufferyard along the eastern property line adjacent to the animal hospital. The
applicant is also requesting to waive the bufferyard requirement along internal lot
lines. (Zoning Ord. No. 480, Section 42)
Stacking Depth – The required stacking depth is 75 feet. The applicant is
requesting a stacking depth of 8 feet 9 inches. (Driveway Ord. No. 634, Section
5.2.d)
Driveway Spacing – The minimum driveway spacing required is 500 feet
between driveway centerlines on W. Southlake Blvd. The applicant is requesting
a distance of ±219 feet to the off-site driveway for Dana’s Studio of Dance to the
west and a distance of ±118 feet to the off-site driveway for Golden Triangle
Animal Hospital to the east. The drive is ±478 feet to the Medical Villas at
Taylor’s Creek driveway to the east. (Driveway Ord. No. 634, Section 5.1)
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Variance Letter
(E) Site Plan Review Summary No. 4, dated April 9, 2008
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
(H) SPIN Report
for Commission and Council Members Only
(I) Full Size Plans ()
STAFF CONTACT: Ken Baker (748-8067)
Jennifer Crosby (748-8195)
Case No.
ZA07-158
BACKGROUND INFORMATION
OWNER/APPLICANT: Terra/Stratfort Office, L.P.
PROPERTY SITUATION: 425 W. Southlake Boulevard
LEGAL DESCRIPTION: Tract 3A, H. Granberry Survey, Abstract No. 581
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: C-2 Local Retail Commercial District
HISTORY: The property was zoned “C-2” Local Retail Commercial District when the city
adopted Zoning Ordinance No. 480.
A preliminary plat for the entire Stratfort Gardens (aka Gardens at Stratfort
Parc) development was approved on September 20, 2006. However, the
subject property was not included in the final plat for the Stratfort Gardens.
TRANSPORTATION
Master Thoroughfare Plan
ASSESSMENT:
The Master Thoroughfare Plan recommends Southlake Boulevard to have 130
feet of right-of-way. Adequate right-of-way exists for this road.
Existing Area Road Network and Conditions
The proposed site will have one access directly onto W. Southlake Boulevard.
According to the median plan, there will be a hooded left at this location. This
will allow the drive to be right-in, left-in, and right-out.
Case No. Attachment A
ZA07-158 Page 1
W. Southlake Boulevard is a seven lane, undivided thoroughfare with a
continuous, two-way, center left turn lane.
May, 2007 traffic counts on W. Southlake Blvd.
(between White Chapel and Shady Oaks)
24hr 22,118)24,983
West Bound (WB) ( East Bound (EB) ()
WB 1,1792,607
Peak A.M. () 11:15 – 12:15 Peak P.M. () 5:30 – 6:30
EB 2,6681,641
Peak A.M. () 7:30 – 8:30 Peak P.M. () 3:00 – 4:00
Traffic Impact
Use Sq. Ft. Vtpd* AM-IN AM-PM-IN PM-
OUT OUT
General Office 16,898 186 23 3 4 21
Building
*Vehicle Trips Per Day
PATHWAYS
MASTER PLAN: The Pathways Plan requires a trail connection along the western side of the
property from the trail along F.M. 1709 to the Gardens at Stratfort Parc
neighborhood to the south. The applicant is providing the connection with a 5
foot sidewalk along the drainage easement.
WATER & SEWER: There are existing 8-inch and 10-inch diameter sewer lines located west of the
property which may serve this development. There is an existing 12-inch
diameter water line located north of the property along the south side of FM
1709 which can serve this development.
DRAINAGE ANALYSIS: Drainage from this site is generally to the west to the existing channel between
the Lake Crest subdivision and the Gardens of Stratfort Parc subdivision.
TREE PRESERVATION: There are five (5) existing trees naturally growing on the site and they are
proposed to be removed. All of the trees are in poor shape and have grown up
through and between the trash and structure on the lot. The other existing
trees were planted during the development and construction of the Gardens of
Stratfort Park subdivision and will be preserved.
P&Z ACTION: April 3, 2008; Approved (6-0) subject to Site Plan Review Summary No. 3,
dated February 29, 2008; approving variance requests, also requesting
applicant to investigate cross access easement with property to the west.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated April 9, 2008.
N:\Community Development\MEMO\2007cases\07-158SP.doc
Case No. Attachment A
ZA07-158 Page 2
Case No. Attachment B
ZA07-158 Page 1
Link to PowerPoint Presentation
Case No. Attachment C
ZA07-158 Page 1
Variance Letter
Case No. Attachment D
ZA07-158 Page 1
SITE PLAN REVIEW SUMMARY
ZA07-158Four4/9/08
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Stratfort Gardens Office Park
APPLICANT: Kosse Maykus ARCHITECT:
Terra/Stratfort Office, L.P. M.J. Wright & Associates
PO Box 92-747 601 W. Harwood Rd.
Southlake 76092 Hurst, TX 76054
Phone: 817-329-3111 Phone: 817-268-5555 ext. 5#
Fax: 817-329-3854 Fax:
kosse@maykus.com nathanh@mjwright.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/9/08 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 Jenny Crosby AT (817) 748-8195.
1.Correct the open space rows on the site data summary chart. Open space is the inverse of
impervious coverage.
2.The following comments are in regard to the access drive:
a.The required stacking depth is 75’. A variance has been requested.
b.The minimum centerline driveway spacing requirement has not been met. (See Driveway
Ord. 634 § 5 for spacing requirements). A variance has been requested.
c.Show the proposed driveway for the Medical Villas at Taylor’s Creek on the site plan.
3.A 5’ type A bufferyard is required along the eastern property line adjacent to the drive.
Bufferyards are also required along internal lot lines. A variance has been requested.
4.Show any intended lighting. All lights must comply with Lighting Ordinance No. 693-B.
INFORMATIONAL COMMENTS
The mix of allowed uses will be restricted by available parking.
* Although the site is zoned “C-2”
Local Retail Commercial, the parking provided may limit future retail uses on Lot 1. For retail stores
or shops, 35 spaces (1 space per 200 square feet) would be required on Lot 1.
* Although a loading space is not required on Lot 2, please ensure that the loading/unloading
requirements of future tenants are met.
A fully corrected plan that includes all associated support plans/documents and conditions of
*
approval is required before any ordinance or zoning verification letter publication or before
Case No. Attachment E
ZA07-158 Page 1
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning & Development Services Department.
All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
*
development run-off.
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
70% for the “C-2" Zoning District.
* 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.
Case No. Attachment E
ZA07-158 Page 2
Case No. ZA07-158 Review No. 4 Dated: 4/9/08 Number of Pages: 2
Project Name: Stratfort Gardens Commercial Park -- Site Plan
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax: (817) 748-8077
Email: ctaylor@ci.southlake.tx.us
The following comments are based on the review of plans received on 4/9/08 It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
* Steps may be required to connect the proposed sidewalks into the existing sidewalk along FM 1709
due to the change in grade.
* Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
* There are existing 8-inch and 10-inch diameter sewer lines located west of the property which may
serve this development.
* There is an existing 12-inch diameter water line located north of the property along the south side of
FM 1709 which can serve this development.
DRAINAGE COMMENTS:
1.The note on the drainage plan indicates that no detention is required, per the ‘Preliminary Drainage
Plan.’ ‘Preliminary’ drainage plans are not typically detailed enough to sufficiently determine the
necessity for detention on a proposed development. Revise drainage note accordingly.
2.The concrete flume appears to convey storm water from the offsite area to the west of this
development. A minimum 15’ easement will be required.
* Drainage from this site is generally to the west to the existing channel between the Lake Crest
subdivision and the Gardens of Stratfort Parc subdivision.
* This property drains into Critical Drainage Structure #20 and will require a fee of $467.15 (2.18 acre *
214.29/acre) fee to be paid prior to beginning construction.
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan
Checklist directly to the Public Works Administration Department for review. The plans shall conform
to the most recent construction plan checklist, standard details and general notes which are located on
the City’s website.
* An access permit form TxDOT is required prior to construction or re-construction of a driveway on
FM 1709, FM 1938, or SH 114. Submit application and plans directly to TxDOT for review.
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082 to
connect to the City’s sewer, water or storm sewer system.
Case No. Attachment E
ZA07-158 Page 3
* A Developer’s Agreement may be required for this development and may need to be approved by the
City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the
City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
Case No. Attachment E
ZA07-158 Page 4
Case NoReview No.Dated: Number of Pages:
. ZA07-158 4_ 4/9/08 1 ___
ZA07-159
Project Name:
Stratfort Gardens Commercial Park
Comments due to the Planning Department
12/19/07 _
ContactPhone:Fax:
: Julie Dove 817-748-8026 817-748-8027__
===========================================================================
The following comments are based on the review of plans received on 4/9/08 . Comments designated
with a number may be incorporated into the formal review to be considered by either the Planning and
Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City
Council. It is the applicant’s responsibility to contact the department representative shown above and
make modifications as required by the comment.
===========================================================================
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee credits.
Please contact the Community Services Department at (817) 748-8026 for further details.
Land/park dedication requirements:
Requires payment of park dedication fees in the amount of $1200 per gross acre x 2.18 = $2616
Pathway Comments:
No Comments
Other informational comments?
Case No. Attachment E
ZA07-158 Page 5
Surrounding Property Owners
Stratfort Gardens Office Park
SPO Owner Zoning Land Use Acreage
#
1. Medium Density Residential
Terra/Stratfort Lp SF20A 0.46812
2. Medium Density Residential
Terra/Stratfort Lp SF20A 0.59466
3. Medium Density Residential
Terra/Stratfort Lp SF20A 1.01231
4. Office Commercial
Dana's Studio Of Dance Inc C2 0.751
5. Office Commercial
Dana's Studio Of Dance Inc C2 0.716
6. Medium Density Residential
Ghali, Fred Elias Etux Tessa SF20A 0.453
7. Medium Density Residential
Mudd, Larry Etux Robbie Sue SF20A 0.519
8. Medium Density Residential
Rhima, Mohamed Etux Mai Rhima SF20A 0.55
9. Medium Density Residential
Knese, James P Etux Fionuala M SF20A 0.458
10. Medium Density Residential
Burbank, Raymond W Etux Linda SF20A 0.503
11. Office Commercial
Clardy-Ruffner C2 0.936518
12. Retail Commercial
Cfh Realty Iii/480 Southlake C2 2.2
13. Medium Density Residential
100 Year Flood Plain
Atherton, Jay W Etux Kay SF20A 0.462
14. Medium Density Residential
Cunningham Commercial Ent Inc SF20A 0.658
15. Office Commercial
Terra/Stratfort Lp C2 2.154982
16. Office Commercial
100 Year Flood Plain
Lechler, Gloria Etal O1 14.758
17. Retail Commercial
Southlake, City Of CS 0.664
18. Retail Commercial
White House Exe Center Lp C2 1.602
Case No. Attachment F
ZA07-158 Page 1
Surrounding Property Owner Responses
Stratfort Gardens Office Park
Notices Sent: Eighteen (18).
Responses Received: One (1):
Robbie-Sue and Larry Mudd
, Southlake, TX – in support (as it was presented to SPIN)
Robbie-Sue & Larry Mudd
, 104 Clear Lake Court, Submitted a letter after the April 3, 2008
Opposed To
Planning & Zoning meeting stating they are aspects of the proposed request by P&Z
In Favor
to connect to an adjacent parking lot; they are of the development (see above). Received
on April 4, 2008 (attached).
Case No. Attachment G
ZA07-158 Page 1
Case No. Attachment G
ZA07-158 Page 2
SPIN MEETING REPORT
CASE NO.
ZA07-158
PROJECT NAME:
Stratfort Gardens Office Park
SPIN DISTRICT:
Citywide
MEETING DATE:
February 25, 2008
MEETING LOCATION:
1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3C & 3D
TOTAL ATTENDANCE:
Approximately 25
SPIN REPRESENTATIVE(S) PRESENT:
Kim Harper
APPLICANT(S) PRESENTING:
Kosse Maykus, Paul Spain, Mike Wright, and Josh
Archer
STAFF PRESENT:
Jenny Crosby, Planner II
STAFF CONTACT:
Jenny Crosby, (817)748-8195; jcrosby@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 425 W. Southlake Blvd. The property is north of the Gardens at
Stratfort Parc neighborhood, between the Golden Triangle Animal Hospital and Dana’s Studio
of Dance.
Development Details
Property is approximately 2.2 acres and is zoned C-2 Local Retail Commercial.
Applicant is proposing two office buildings on two lots. The rear (southern) lot will be
developed first.
For the rear building, applicant is anticipating “neighborhood services” uses, possibly
insurance sales. The building may possibly have a small amount of medical office
uses, but due to parking restrictions medical office uses will be very limited. Parking
has been planned for general office uses, not medical office uses.
Applicant will be returning with a site plan for the front (northern) building at a later
date.
QUESTIONS & DISCUSSION
How much parking will be put in with the rear (southern) building?
QUESTION:
Only the southernmost parking shown on the plan.
RESPONSE:
How will water drain off the lot?
QUESTION:
It will shed into the drainage easement along the western side of the property.
RESPONSE:
How will the retaining wall along the drainage easement impact drainage?
QUESTION:
Will water splash off onto the sidewalk?
The specifics are not known yet. Piping may be a possibility. Drainage will
RESPONSE:
most likely be surface flow because there is not much water concentrated in
Case No. Attachment H
ZA07-158 Page 1
any one place.
How will the site be graded? What will be the final elevation?
QUESTION:
I do not have the specifics at this time.
RESPONSE:
There is a bulldozer and a dirt pile on the property now. What is going
QUESTION:
on?
They are not on this property. They may be on the lot behind this property or
RESPONSE:
on the lot to the east.
Will there be a connection to the residential area?
QUESTION:
No.
RESPONSE:
Do you have a drawing of the development that shows it in context with
QUESTION:
the residential properties and the property with the donkeys?
Not tonight. (The applicant gave a description of the surroundings – Dana’s
RESPONSE:
Studio of Dance to the west, Golden Triangle Animal Hospital to the east, and
residential to the south.)
Will there be any tall or bright lights illuminating the parking area? Will
QUESTION:
the lighting impact my backyard at night?
There will not be any pole lights. There is a development at Timberline and
RESPONSE:
S.H. 121 in Grapevine that has the kind of lighting that is proposed. There
should not be any light pollution. We may do a photometric study to address
lighting concerns.
Where will the mechanical equipment and dumpster be located?
QUESTION:
The mechanical equipment will be along the rear of the building. The
RESPONSE:
dumpster will be adjacent to the vet clinic. The intent is to have one dumpster
serve both buildings. (The applicant pointed to the probable locations for the
equipment and dumpster.)
What about fencing behind the vet clinic?
QUESTION:
The clinic currently has a wood stockade fence. We will work with the clinic to
RESPONSE:
remove the current fence and put up something nicer, like a wrought iron
fence.
I am very concerned about a wrought iron fence.There is a tremendous
QUESTION:
amount of noise from dogs when the clinic property is not completely
closed in.
We can work with the vet clinic to build a fence that is not see-through.
RESPONSE:
How much parking is proposed for the entire site?
QUESTION:
(80 spaces – answer inserted by staff based on submitted site plan)
RESPONSE:
Have you considered special pavement for the parking lot to help with
QUESTION:
runoff?
No – we are planning on concrete.
RESPONSE:
How many acres are in the drainage basin?
QUESTION:
About 314.
RESPONSE:
The development east of the vet clinic will have a pond. Have you
QUESTION:
Case No. Attachment H
ZA07-158 Page 2
considered diverting the surface runoff from this site to the pond?
No – that property is higher than this site.
RESPONSE:
When will this be going to the Planning & Zoning Commission?
QUESTION:
March 6. We expect to go to City Council on April 1.
RESPONSE:
What is the tallest point of the roof?
QUESTION:
The tallest point is approximately 28 feet. The parapets are 20 feet.
RESPONSE:
What materials are proposed for the building?
QUESTION:
Stone, brick, and copper/metal (for the roof and canopies).
RESPONSE:
Will there be cross access to Dana’s Studio of Dance?
QUESTION:
No, because of the drainage easement.
RESPONSE:
When will the sidewalk connection to the trail along Southlake Boulevard
QUESTION:
be built?
Most likely with the construction of the front building.
RESPONSE:
Will the entrance to the development be full access?
QUESTION:
No – it will be right-in/right-out. There will not be a median opening at this
RESPONSE:
location.
If you build the rear building first, won’t it be difficult to complete the
QUESTION:
front building at a later date?
The construction staging for the front building will be in the parking lot for the
RESPONSE:
front building. The access drive will not be blocked.
Flooding in Timber Lake.
DISCUSSION:
Residents raised issues regarding flooding and drainage problems in Timber Lake. The
applicant discussed improvements to the drainage easement on the west side of the Stratfort
Gardens Office Park site. The construction of a new pond in Bicentennial Park was also
discussed.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives.
The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed
officials, City staff, and the public of the issues and questions raised by residents and the general
responses made. Responses as summarized in this report should not be taken as guarantees by the
applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning
Commission and final action by City Council.
Case No. Attachment H
ZA07-158 Page 3