Item 6D
Department of Planning & Development Services
S T A F F R E P O R T
January 13, 2010
CASE NO: ZA09-060
PROJECT: Site Plan for Stratfort Gardens Office Park ()
Goddard School
REQUEST:
On behalf of Southlake Noble, LLC, Triangle Engineering is requesting approval of
a Site Plan for the development of a single-story day nursery / preschool of
approximately 8,068 square feet and a conceptual single-story retail building
approximately 5,999 square feet which will require separate site plan approval at a
later date. The proposed day nursery/preschool will enroll up to 150 children from
six weeks to six years of age and will employ approximately 20 staff members.
The business will operate from daily from 7 A.M. to 6 P.M. and will be closed on
weekends and holidays.
Variances Requested
There are five variances associated with this site plan. The applicant has provided
a letter requesting these variances under Attachment “C.”
1. Section 5.2(d), Driveway Ordinance No. 634
The Driveway Ordinance requires a minimum stacking depth of seventy-five feet
(75’) for the driveway serving these proposed lots. The applicant is providing
approximately eight feet nine inches (8’9”).
2. Section 5.2(a), Driveway Ordinance No. 634
The Driveway Ordinance requires 500 feet for full access or 250 feet for right- in
right-out driveways from adjacent driveway centerlines. The existing drive that
this site is taking access from is approximately 121 feet from another existing
commercial driveway to the east & approximately 219 feet from an existing
driveway to the west.
3. Section 43.13.a(8), Zoning Ordinance No. 480: Setbacks/Yards
“No non-single family residential building may encroach in the area above a line
having a slope of 4:1 from any single-family residential property. However, a
structure may be built op to within 40 feet of the residential property line,
provided that the structure is no greater than one story or 20 feet in height.”
The applicant proposes for the day nursery/preschool to be forty-two feet (42’)
from the property line and is 25’-1” in height as measured from the average
height of the highest pitch on the roof.
Case No.
ZA09-060
4. Section 43.13.a(2), Zoning Ordinance No. 480: Roof Design Standards
Membrane-type roofs are prohibited. The applicant is requesting a membrane-
type roof for the playground shade structure.
5. Section 42, Zoning Ordinance No. 480: Bufferyards
The applicant is requesting to omit the required 5 foot landscape bufferyard
along the eastern property line of proposed Lot 17 adjacent to the animal
hospital because of the existing drive aisle.
ACTION NEEDED: 1) Conduct Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Revised Site Plan Review Summary No. 3, dated January 13, 2010
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT:
Dennis Killough (817) 748-8072
Daniel Cortez (817) 748-8070
Case No.
ZA09-060
BACKGROUND INFORMATION
OWNER:
Southlake Noble, LLC
APPLICANT:
Triangle Engineering, LLC
PROPERTY SITUATION:
435 W. Southlake Blvd.
LEGAL DESCRIPTION:
Tract 3A3, H. Granberry Survey, Abstract No. 581
LAND USE CATEGORY:
Office Commercial
CURRENT ZONING:
“C-2” Local Retail Zoning District
HISTORY:
The “C-2” Local Retail Zoning District was given to this property when the
city adopted Zoning Ordinance No. 480 in September 1989.
A Site Plan was previously approved for this site under Planning Case
ZA07-158 for the development of two professional office buildings with a
combined square footage of approximately 16,898 square feet. Due to the
change in layout on the site the applicant must obtain approval for the site
plan.
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 Stratfort Gardens;
therefore a plat showing (Lots 17 & 18, H. Granberry Survey, No. 581
Addition) is also being processed in conjunction with this case under
Planning Case ZA09-064.
CITIZEN INPUT:
A SPIN meeting was held on December 28, 2009 at Southlake Town Hall.
Attached is the SPIN Meeting Report for this proposal under attachment
“C” of this staff report.
SOUTHLAKE 2025 PLAN:
Consolidated Land Use Plan
Under the Southlake 2025 Consolidated
Land Use Plan the subject property is
designated as an Office Commercial land
use designation.
Optional Land Use
Under the Southlake 2025 Consolidated
Land Use Plan the subject property is
designated to have an optional land use
designation of T-1 Transition 1.
Pathways Master Plan & Sidewalk Plan
The Pathways Plan indicates 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. This trail
Case No. Attachment A
ZA09-060 Page 1
connection already exists on site today.
TRANSPORTATION
ASSESSMENT:
Currently, West Southlake Boulevard is a
seven lane, undivided thoroughfare with a
continuous, two-way, center left turn lane.
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.
April – May, 2009 traffic counts on W. Southlake Blvd.
(between White Chapel and Shady Oaks)
24hr West Bound (WB) (24,678) East Bound (EB) (24,137)
WB Peak A.M. (1,280) 11:15 – 12:15 Peak P.M. (2,799) 5:15 – 6:15
EB Peak A.M. (2,675) 7:15 – 8:15 Peak P.M. (1,722) 12:45 – 1:45
Traffic Impact
AM AM PM PM
Use Sq. Ft. Vtpd*
IN OUT IN OUT
Retail 5,999 244 18 20 17 13
Day Care 8,068 639 58 51 53 59
Total: 14,067 883 76 71 69 72
*Vehicle Trips Per Day
WATER & SEWER:
Water: There is an existing 12-inch diameter water line located north of the
property along the south side of FM 1709 and an 8-inch diameter water line
running along the west side of the property which can serve this
development.
Sewer: There are existing 8-inch and 10-inch diameter sewer lines located
west of the property which may 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 existing trees naturally growing on the site, all of which are
currently in poor condition and would thus be removed with the
development of this site. The other existing trees were planted during the
development and construction of the Stratfort Gardens subdivision and will
be preserved.
PLANNING &
ZONING COMMISSION:
January 7, 2010; Approved (6-0) granting the variances requested of
driveway stacking, driveway centerlines spacing, rear yard residential
adjacency setback, roof design standards on the play equipment and
bufferyard requirement on the east side of Lot 17 in addition to a reciprocal
parking agreement for the two lots and to quantify the parking requirements
on site and also subject to Revised Site Plan Review Summary No. 3,
dated January 7, 2010.
Case No. Attachment A
ZA09-060 Page 2
STAFF COMMENTS:
Attached to this Link is the parking analysis provided by the applicant as
requested by the Planning & Zoning Commission and attached to this staff
report under “Attachment D” Revised Site Plan Review Summary No. 3,
dated January 7, 2010.
N:\Community Development\MEMO\2009cases\060 - SP - Stratfort Gardens Office Park\Staff Report
Case No. Attachment A
ZA09-060 Page 3
Case No. Attachment B
ZA09-060 Page 1
Plans and Support Information
Case No. Attachment C
ZA09-060 Page 1
Case No. Attachment C
ZA09-060 Page 2
Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
ZA09-060 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA09-060 Review No.: Three (REVISED) Date of Review: 01/13/2010
Site Plan
Project Name: – Stratfort Gardens Office Park
APPLICANT: OWNER:
Kevin Patel, Triangle Engineering, LLC Kosse Maykus, Terra / Stratfort Office LP
1503 Astoria Dr., Allen, TX 75013 P.O. Box 92-747, Southlake, TX 76092
KPatel@Triangle-Engr.com Kosse@Maykus.com
Phone: (972) 352-3110 Phone: (817) 329-3111
Fax: Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/21/2009 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 DANIEL CORTEZ AT (817) 748-8070.
1. The following changes are needed with regard to bufferyards:
a. Provide a 5’ Type-A bufferyard along the eastern property line adjacent to the drive. Due
to the existing drive aisle it would not be possible to provide this bufferyard. A Variance
has been requested.
b. Correct east bufferyard on Lot 18 to reflect a 10’ Type-B Bufferyard on the Site Plan,
bufferyard summary chart and the Landscape Plan.
2. The building appears to be over 20 feet in height (±25 feet) as measured by the criteria of the
zoning ordinance, this requires that the building meet a setback such that no part of the building
encroaches above a slope line of 4:1 from the adjacent residential property lines at natural grade.
Show a 4:1 grade line from the south property line to the proposed building shown as an
elevation on the exhibit provided. A Variance has been requested.
3. The play structure appears to have a cloth membrane-type roof, which is prohibited by Section
43.13 when visible from adjacent residential properties. A Variance has been requested.
4. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). The following changes are needed:
a. The Driveway shown on the plans does not meet the minimum stacking depth of Seventy-
Five Feet (75’). A Variance has been requested.
b. The Driveway shown on the plans does not meet the minimum spacing requirement of
500 feet or full access or 250 feet for right- in right-out driveways from adjacent driveway
centerlines. A Variance has been requested
5. Correct the “Site Data Summary” with regrd to site coverage. Site coverage is the area covered
by the perimeter walls of a building, impervious coverage is all impermeable surfaces including
buildings, paving, etc.
Case No. Attachment D
ZA09-060 Page 1
Tree Conservation/Landscape Review
Keith Martin, Landscape Administrator
(817) 748-8229
kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* 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 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.
* Denotes informational comments.
Public Works/Engineering Review
Cheryl Taylor, Civil Engineer
(817) 748-8100
Ctaylor@ci.southlake.tx.us
GENERAL COMMENTS:
1. The original Trip Generation Calculations provided did not take into account the restaurant use of
the 6,000 sf shopping center building. Provide an updated threshold worksheet and/or Traffic
Impact Analysis, as necessary for the revised site plan.
2. TxDOT may require a TIA and/or a right turn deceleration lane with the revision to the existing
driveway which, if required, will need to be in constructed and accepted prior to the issuance of a
certificate of occupancy for any buildings within the development.
* 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.
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:
* Erosion will need to be controlled at the bottom of the existing stone walls where the proposed
curb cuts will allow the drainage from this development to drain.
* 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.
Case No. Attachment D
ZA09-060 Page 2
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.
* A permit will be required from TxDOT for any construction or re-construction of the
driveway on FM 1709. The engineer shall submit application and plans directly to TxDOT
for review and approval.
* 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.
* 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.
Informational Comments
* Spill-over Lighting: No use or operation shall produce direct or indirect illumination across a
residential property line except in compliance with the current lighting ordinance, as
amended. (As amended by Ordinance No. 480-GG.)
* Noise: Noise levels shall comply with the requirements of the current noise ordinance, as
amended. (As amended by Ordinance No. 480-KK.)
*
Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal
lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish
with equal or greater strength and durability specifications. The use of synthetic products (e.g.,
EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be
considered as masonry material.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view 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.
* 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
Case No. Attachment D
ZA09-060 Page 3
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.
* Denotes Informational Comment
Case No. Attachment D
ZA09-060 Page 4
Surrounding Property Owners
Stratfort Gardens Office Park (Goddard School)
SPO # Owner Zoning Land Use Acreage Response
Dana's Studio Of Dance Inc C2 0.73
1. Medium Density Residential, Office Commercial NR
Dana's Studio Of Dance Inc C2 0.70
2. Medium Density Residential, Office Commercial NR
Ghali, Fred Elias Etux Tessa SF20A 0.45
3. Medium Density Residential NR
Mudd, Larry Etux Robbie Sue SF20A 0.52
4. Medium Density Residential, Office Commercial NR
Rhima, Mohamed Etux Mai Rhima SF20A 0.55
5. Medium Density Residential, Office Commercial NR
Knese, James P Etux Fionuala M SF20A 0.46
6. Medium Density Residential NR
Hoffmann, Christophe Etux Alex SF20A 0.50
7. Medium Density Residential NR
White House Exe Center Lp C2 1.60
8. Public Park/Open Space, Retail Commercial NR
Clardy-Ruffner C2 0.90
9. NR
Office Commercial
Southlake Oaks II Llc C2 2.20
10. Public Park/Open Space, Retail Commercial NR
100-Year Flood Plain, Office Commercial,
Atherton, Jay W Etux Kay SF20A 0.46
11. NR
Medium Density Residential
100-Year Flood Plain, Medium Density
Thomopoulos, Stephanos Etux T SF20A 0.66
12. NR
Residential, Office Commercial
Terra/Stratfort Lp SF20A 0.47 F
13. Medium Density Residential, Office Commercial
Terra/Stratfort Lp SF20A 0.59 F
14. Medium Density Residential, Office Commercial
Stratfort Gardens Hoa Inc SF20A 1.01 F
15. Medium Density Residential, Office Commercial
Terra/Statfort Office Lp C2 2.14 F
16.
Office Commercial
100-Year Flood Plain, Office Commercial, Office
Mahalo Investments Llc O1 5.32
17. NR
Commercial, Medium Density Residential
Southlake, City Of CS 0.66
18. Public Park/Open Space, Retail Commercial NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Eighteen (18)
Responses Received:
Two (2) – Attached
Case No. Attachment E
ZA09-060 Page 1
Case No. Attachment F
ZA09-060 Page 1
Case No. Attachment F
ZA09-060 Page 2