Item 6A
Department of Planning & Development Services
S T A F F R E P O R T
May 28, 2008
ZA07-167
CASE NO:
Site Plan for Xaris Office Development
PROJECT:
REQUEST: On behalf of Xaris Investments, Integrity Development is requesting approval of a site
plan for Xaris Office Development. The plan proposes the development of one (1)
professional office building of 30,000 square feet at 1050 E. State Highway 114. The
current zoning is “C-3” General Commercial.
The applicant is requesting the following variances:
Bufferyards – The applicant is requesting to omit the required 5 foot landscape
bufferyards along the northern and western property lines. (Zoning Ord. No. 480,
Section 42)
Stacking Depth – The required stacking depth is 75 feet. The applicant is
requesting a stacking depth of ± 43 feet. (Driveway Ord. No. 634, Section 5.2.d)
Parking – The required number of parking spaces is 138. The applicant is
requesting a 10% variance to meet the required parking lot landscaping area.
The Planning and Zoning Commission recommended approval granting the requested
variances and recommending the applicant provide an attractive corner feature at SH
114 and Carroll Avenue in accordance with the guidelines set in the Urban Design
Plan. The applicant will present a rendering of the building and corner monument
structure at the City Council meeting to address the Commission’s recommendation.
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 (parking request to be updated to match above)
(E) Site Plan Review Summary No. 5, dated May 20, 2008
(F) SPIN meeting report
(G) Surrounding Property Owners Map
(H) Surrounding Property Owners Responses
for Commission and Council Members Only
(I) Full Size Plans ()
STAFF CONTACT: Ken Baker (748-8067)
Richard Schell (748-8602)
Case No.
ZA07-167
BACKGROUND INFORMATION
OWNER/APPLICANT: Integrity Development
PROPERTY SITUATION: 1050 E. State Highway 114
LEGAL DESCRIPTION: Block A, Lot 7R1, 114-Carroll Addition
LAND USE CATEGORY: Office Commercial
OPTIONAL LAND USE: “EC-2” Employment Center 2
CURRENT ZONING: “C-3” General Commercial
HISTORY: A plat revision including the Cedar Ridge development and this property was
filed October 22, 2004
TRANSPORTATION
Master Thoroughfare Plan
ASSESSMENT:
The Master Thoroughfare Plan recommends East State Highway 114 to have
300-feet to 500-feet of right-of-way. Adequate right-of-way exists for this road.
The Master Thoroughfare Plan recommends N. Carroll to be a two-lane
undivided arterial within an 88 foot ROW. The plat for this subdivision shows
that a portion of the overall ROW has been dedicated.
Existing Area Road Network and Conditions
The proposed site will have one access to E. State Highway 114 and one
access to N. Carroll Ave. by way of existing drives that serve the developments
to the west and north.
East State Highway 114 is a six lane, limited access highway with three lane
frontage roads on either side. N. Carroll Ave is a two lane undivided arterial
with turn lanes with an apparent existing R.O.W. of 73 feet.
May, 2007 traffic counts on E. SH 114 frontage roads
(between N. Carroll Blvd. and E. Highland St.)
West Bound East Bound
24hr 776 806
A.M Peak 5790
() 8:15 – 9:15 () 8:00 – 9:00
P.M. Peak 9281
() 2:45 – 3:45 () 2:45 – 3:45
May, 2007 traffic counts on N. Carroll Ave.
(between SH 114 and E. Highland St.)
North Bound South Bound
24hr 3347 3174
A.M Peak 271286
() 7:45 – 8:45 () 7:45 – 8:45
P.M. Peak 339287
() 3:00 – 4:00 () 3:30 – 4:30
Case No. Attachment A
ZA07-167 Page 1
Traffic Impact
Use Sq. Ft. Vtpd* AM-IN AM-PM-IN PM-
OUT OUT
General Office 20,000 220 27 4 5 25
Building
Medical Office 10,000 361 19 5 10 27
Building
Total 30,000 581 46 9 15 52
*Vehicle Trips Per Day
PATHWAYS
MASTER PLAN: The Southlake Pathways Master Plan shows a minimum 8-10 foot multi-use
trail proposed on the north side of the E. State Highway 114 frontage road. A
10 foot trail is shown on the site plan.
WATER & SEWER: There is a 12” diameter waterline located in North Carroll Avenue to serve this
development. There is an 8” diameter sewer line located in S.H. 114 to serve
this development.
DRAINAGE ANALYSIS: The drainage from this development is generally to the west. There is an
existing storm sewer pipe to serve this development. Detention for this site
was included in the Cedar Ridge Office project.
TREE PRESERVATION: Since this property was platted with the rest of the Cedar Ridge Development it
is currently regulated by Tree Preservation Ordinance 585-B. All of the existing
trees on the property are proposed to be removed and there are existing trees
located outside of the building pad, parking, and fire lanes that the submitted
Tree Conservation Plan shows to be removed. Any trees outside an approved
building or paved area must be mitigated.
P&Z ACTION: May 8, 2008; Approved (5-0) subject to Site Plan Review Summary No. 4,
dated April 23, 2008; granting the requested variances; and, recommending
the applicant work at making the corner feature at SH 114 and Carroll Avenue
more attractive and in accordance with the guidelines set in the Urban Design
Plan, and present it to the City Council for consideration.
COUNCIL ACTION: May 20, 2008; Approved to table until June 3, 2008.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 5, dated May 20, 2008. The
variance letter has been updated May 20, 2008 to allow for a 10% variance to
the parking requirements. After a recalculation of the required parking lot
landscape area by City staff, additional islands were needed to meet the
minimum area requirement. Eight (8) of the 138 parking stalls were removed to
allow for the islands. The additional islands were added along SH 114 and N.
Carroll Avenue. The updated plans dated May 20 show the added parking
islands.
Elevations of the corner feature at SH114 and N. Carroll Ave. that was
requested by P&Z will be presented at the June 3, 2008 meeting.
A SPIN meeting was held April 28, 2008. The report is attached.
N:\Community Development\MEMO\2007cases\07-158SP.doc
Case No. Attachment A
ZA07-167 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
ZA07-167 Page 1
SITE PLAN REVIEW SUMMARY
ZA07-167Five05/20/08
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Xaris Office Development
APPLICANT: ARCHITECT:
Integrity Development – Aaron Harris O’Brien & Associates
11350 Cleveland Gibbs Rd. Suite 201 5310 Harvest Hill Rd. Suite 136
Roanoke, TX 76262 Dallas, TX 76092
Phone: (817) 674-6104 Phone: (972) 788-1010
Fax: (817) 674-6100 Fax: (972) 788-4828
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY 5/20/08 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 DENNIS KILLOUGH AT (817) 748-8069 OR RICHARD
SCHELL AT (817) 748-8602.
1. Note the following comment related to bufferyard and landscaping requirements (also
see attached comments from landscape administrator):
a. A 5’ Type A bufferyard is required along the west and north boundary lines. A
variance will be needed if bufferyards are not to be provided, and if this is
the case, remove the label and show “none” in the provided AND width/type
rows of the bufferyard calculation chart.
b. Relocate the retaining wall outside of the area designated for parking lot
landscape islands at the corners of the property.
2. Show the sidewalk connection to the existing ramp. Sidewalks must be located between
the curb or grade line and the ROW line or public access easement if approved by the
city, no closer than two (2) feet to the curb or grade line (Article V of Subdivision
Ordinance, Section5.06.C.1).
3. Label intended lighting with height and note that all lighting shall comply with lighting
ordinance No. 693-B as amended.
The following should be informational comments only
============= ==========
*
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 acceptance of any other associated plans for review. Plans and documents must be
reviewed and stamped “approved” by the Planning Department.
* All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
development run-off.
Case No. Attachment E
ZA07-167 Page 1
* Please note the following comments regarding Corridor Overlay Zone requirements. The
property is within the Corridor Overlay Zone. Masonry construction meeting the
requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a is required on proposed
buildings. All mechanical equipment must be screened in accordance with Section
43.9c1(c).
* A SPIN meeting was held April 28, 2008. The SPIN 6 District Representative is Lou Hillman
and can be contacted at (817) 247-3392. For more information about SPIN and the SPIN
process please go to SouthlakeSPIN.org.
* No review of proposed signs is intended with this site plan. A separate building permit is
65
required prior to construction of any signs.* It appears that this property lies within the
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 letter of permission from the adjacent property owner(s) on the west may be required
prior to issuance of a building permit for the construction of the off-site pavement and a
permit from TxDOT must be obtained prior to any curb cut along State Highways.
PUBLIC WORKS REVIEW COMMENTS:
Michael James (817) 748-8101
EASEMENTS:
* Water and sewer lines cannot cross property lines without being in a public easement or in
the ROW. All waterlines in easements or ROW must be constructed to City standards.
WATER COMMENTS:
* There is a 12” diameter waterline located in North Carroll Avenue to serve this development.
* The water meters must be located in an easement or right-of-way.
SANITARY SEWER COMMENTS:
* There is an 8” diameter sewer line located in S.H. 114 to serve this development.
Show and label manhole at the end of sanitary sewer line.
DRAINAGE COMMENTS:
* The drainage from this development is generally to the West. There is an existing storm
Case No. Attachment E
ZA07-167 Page 2
sewer pipe to serve this development. Detention for this site was included in the Cedar
Ridge Office project.
* The discharge of post development runoff must have no adverse impact on downstream
properties and meet the provisions of Ordinance # 605.
TREE CONSERVATION COMMENTS:
Keith Martin
(817) 748-8229
* The existing trees on the site are made up of Eastern Red Cedar, American Elm, Post Oak.
Hackberry, and Pecan. Although Eastern Red Cedar is the most numerous, the largest trees
are Post Oaks and American Elms. The two largest trees in the southeast corner of the
property are American Elms.
* Since this property was platted with the rest of the Cedar Ridge Development it is currently
regulated by Tree Preservation Ordinance 585-B.
Non-residential Development:
In a non-residential development, all protected trees that
must be altered in order to install utility lines within public R.O.W. or public utility or
drainage easements as shown on an approved Final Plat, or to install fire lanes, required
parking areas and building pad sites as shown on an approved Site Plan, shall be exempt
from the tree protection and tree replacement requirements listed in Sections 7 and 8 of
Ordinance 585-B. Any protected trees within these areas that do not have to be altered
shall be subject to the tree protection requirements listed in Section 8 of Ordinance 585-B,
but not to the tree replacement requirements listed in Section 7 of Ordinance 585-B. All
other areas of the development shall be subject to both the tree replacement and the tree
protection requirements, and all other provisions of Ordinance 585-B.
All of the existing trees on the property are proposed to be removed. The trees located
outside of the building pad, parking, and fire lanes that are shown to be removed are to be
mitigated and are indicated by hatched shading. As indicated on the Tree Conservation
Plan one-hundred fifty six (156”) diameter inches of trees are required to be mitigated and
one-hundred sixty (160”) caliper inches is proposed to be planted for mitigation. The
proposed mitigation trees are shown on the Landscape Plan and proposed to consist of 20 –
8” caliper Cedar Elms.
BUFFERYARDS:
The
* 5’-A type bufferyards are required adjacent to the north and west property lines.
applicant is requesting a variance to this requirement.
LANDSCAPE PLAN:
1. Please submit a color Landscape Plan delineating the differences in the plant material
species in different colors so that there location can be easily identified. This is a City
Council request for all Landscape Plans submitted for formal approval.
Case No. Attachment E
ZA07-167 Page 3
* Denotes recommended items
FIRE MARSHAL COMMENTS:
1. Automatic fire sprinkler system will be required for buildings over 6,000 sq.ft. (per 2003
I.F.C. Sec. 903.2.10.6 as amended) Submit plans to Reed Fire Protection Amberton
Tower 4144 N. Central Expressway, Suite 510 Dallas, Tex 75204 Phone # 214-638-
7599.
2. Backflow protection for fire sprinkler system may be in building at riser (instead of in vault) if
riser is within 100 feet of water main.
* Fire sprinkler systems required to be monitored for water flow and valve tamper if over
20 sprinkler heads on system. (per 2003 I.F.C. Sec. 903.4 as amended) Submit plans to
Reed Fire Protection Amberton Towers 4144 N. Central Expressway Suite 510 Dallas,
Tex 75204 Phone # 214-638-7599.
* Fire department sprinkler connections to be five inch Storz connections (or equivalent)
with 30 degree elbow and aluminum alloy blind cap secured with chain or cable. (per
policy dated 12-96)
FIRE LANE COMMENTS:
1. Fire apparatus access needs to be designed and maintained to support the imposed
loads of fire apparatus (minimum of 70,000 lbs GVW).
2. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn
radius. (per 2003 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and
updated 07-18-97) Dimension turn radii on site plan.
FIRE HYDRANT COMMENTS:
* Hydrant may be required depending upon building construction type and square footage
and locations of existing hydrants. (per 2003 I.F.C. Section 508.1. as amended)
Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on
pumper outlet for five-inch diameter hose.
1 Hydrants required at maximum spacing R-3 and U Occupancies 400 feet Unsprinklered
600 feet
Sprinklered. All others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are
required at intersecting streets and at intermediate locations between as prescribed
above,measured as the hose would be laid.
2 Fire Department connection for sprinkler system must be within 100 feet of a fire hydrant
Case No. Attachment E
ZA07-167 Page 4
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:
This property has been previously platted and no park dedication fees are due
Pathway Comments:
Requires construction of 10’ paved multi-use trail as shown on plan
Case No. Attachment E
ZA07-167 Page 5
SPIN MEETING REPORT
CASE NO.
ZA07-167
PROJECT NAME:
Xaris Office Development
SPIN DISTRICT: 6
MEETING DATE:
Monday, April 28, 2008 at 7:30PM
MEETING LOCATION:
1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3C & 3D
TOTAL ATTENDANCE:
Approximately six (6), one (1) resident
SPIN REPRESENTATIVE(S) PRESENT:
Lou Hillman (6)
APPLICANT(S) PRESENTING:
Aaron Harris
STAFF PRESENT:
Planner Richard Schell
STAFF CONTACT:
Richard Schell, (817) 748-8602; rschell@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Location
Northwest corner of State Highway 114 and N. Carroll Boulevard.
The last component of the Cedar Ridge Office development.
Development Details
Property is zoned “C-3” General Commercial.
One 30,000 square-foot two-story office building on 1.648 acres
North Country Family Practice will occupy 10,000 square feet of medical space. The remaining
20,000 square feet will be general office.
The detention pond for Cedar Ridge was designed to hold the runoff from this development.
QUESTIONS & DISCUSSION
Is access to this property off of Highland?
QUESTION:
RESPONSE: Access to the property will be by an existing driveway that serves the Cedar Ridge development.
Are tenants signed besides North Country Family Practice?
QUESTION:
RESPONSE: No other tenants are signed at this time.
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 F
ZA07-167 Page 1
Surrounding Property Owners
Xaris Office Development
SPO # Owner Zoning Land Use Acreage
1.
Nec Carroll/114 Adjacent Land C1 Retail Commercial 0.31
2.
Nec Carroll & 114 Ltd Prtnshp AG Retail Commercial 0.32
3.
Steele, Robert P Etux Crystal AG Retail Commercial 0.32
4.
Moss, Richard B Etux Polly J C1 Retail Commercial 0.39
5.
Carroll ISD AG Mixed Use, Retail Commercial 1.04
6.
Cedar Ridge Office Park Lp SP1 Office Commercial 5.36
7.
Regions Bank C3 Office Commercial 1.34
8.
Cedar Ridge Office Park Lp SP1 Office Commercial 0.71
9.
Cedar Ridge Office Park Lp SP1 Office Commercial 0.71
10.
Medica Health Management Inc SP1 Office Commercial 0.70
11.
Cedar Ridge Office Park Lp C3 Office Commercial 2.11
12.
Tarrant Co Board Of Trustees CS Office Commercial, Retail Commercial 4.63
13.
Carroll ISD CS Office Commercial, Retail Commercial 5.20
Case No. Attachment G
ZA07-167 Page 1
Surrounding Property Owner Responses
Xaris Office Development
Notices Sent:
Thirteen (13)
Responses Received:
None (0)
Case No. Attachment H
ZA07-167 Page 1