Item 6DCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
April 25, 2007
ZA06-179
CASE NO:
Revised Site Plan for Lot 1, Morrison Office Park
PROJECT:
REQUEST: On behalf of The Morrison Group, Adams Engineering is requesting approval of a
revised site plan. The previous plan proposed the development of a law office building
of approximately 5,600 square feet on a lot of approximately 1.499 acres. The purpose
of the revised site plan is to do the following:
Increase the square footage of the building by approximately 200 square feet to the
northeast portion of the building making the total square footage of the building
5,800 square feet;
Extend the porte-cochere approximately 15 feet in the front of the building to cover
the entire drive lane.
The following variances were approved with the initial zoning and concept plan:
Public Street R.OW. – Min. 60 ft required, 40 ft. R.O.W. approved
Driveway Stacking – 75 feet required, 12.5 feet approved
Interior Landscaping – Requesting interior landscape requirements to be equally
distributed throughout the development
No other variances are being requested.
1. Conduct public hearing
ACTION NEEDED:
2. Consider revised site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Revised Site Plan Review Summary No. 3, dated April 13, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Ben Bryner (748-8602)
Case No.
ZA06-179
BACKGROUND INFORMATION
OWNER: The Morrison Group
APPLICANT: Adams Engineering
PROPERTY SITUATION: 2720 East State Highway 114
LEGAL DESCRIPTION: proposed Lot 1, Morrison Office Park; being legally described as a portion of
Tract 1A, S. Freeman Survey, Abstract No. 525.
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: -A zoning change and concept plan to “S-P-2” was approved by City Council
on August 1, 2006.
-City Council approved a site plan for Lot 1 on August 1, 2006.
-A preliminary plat was approved for The Morrison Office Park by City Council
on October 17, 2006.
-A final plat was approved by the P&Z Commission on October 19, 2006.
TRANSPORTATION
Master Thoroughfare Plan
ASSESSMENT:
The Master Thoroughfare Plan recommends State Highway 114 to have
between 300 and 500 feet of right-of-way. Adequate right-of-way exists for
this roadway.
Existing Area Road Network and Conditions
The Morrison Office Park development is proposing to use an existing driveway
on E. State Highway 114 that is shared with the Next Century Dental office to
the west. The development also proposes a street that will intersect with the E.
State Highway 114 frontage road.
E. State Highway 114 is currently a 6-lane, restricted access thoroughfare with
3-lane frontage roads on either side.
May, 2006 traffic counts on E. State Hwy 114 frontage road (between
NW Highway Bridge & Kimball Ave)
24hr 14,28311,584
West Bound (WB) () East Bound (EB) ()
WB 8411,485
Peak A.M. () Peak P.M. ()
7:45 – 8:45 a.m.5:15 – 6:15 p.m.
EB 1,121908
Peak A.M. () Peak P.M. ()
6:45 – 7:45 a.m.12:30 – 1:30 p.m.
Case No. Attachment A
ZA06-179 Page 1
May, 2006 traffic counts on E. State Hwy 114 main lanes (between FM
1709 & Kimball Ave)
24hr 37,26237,956
West Bound (WB) () East Bound (EB) ()
WB 2,6183,067
Peak A.M. () Peak P.M. ()
7:15 – 8:15 a.m.4:45 – 5:45 p.m.
EB 2,9833,012
Peak A.M. () Peak P.M. ()
6:30 – 7:30 a.m.4:45 – 5:45 p.m.
Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Office 43,380 478 60 8 11 54
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on E. State Highway 114 frontage road.
PATHWAYS MASTER
PLAN: According to the Master Pathways Plan, an 8-foot multi-use trail is planned
adjacent to the development along the E. State Highway 114 frontage road.
The trail is shown on the site plan.
WATER & SEWER: An 8-inch water line exists along the north side of the E. State Highway 114
frontage road. An 8-inch sanitary sewer line exists at the northwest corner of
the proposed office development.
DRAINAGE ANALYSIS: Lot 1 drains to the northwest corner of the property to an existing detention
pond previously constructed at Shady Lane.
TREE PRESERVATION: The City's Landscape Administrator has no comments for this item. As
previously approved, all interior trees are proposed to be removed for
construction of the development. The only trees proposed to be preserved are
within the back portion of Lot 1 and around the east, north and west boundary
perimeters of the site.
A sanitary sewer easement is proposed directly through a stand of existing trees
on Lot 1 that are proposed to be preserved. The centerline of the sewer line
cuts directly through the center of three (3) large trees and within the critical
root zone area of approximately eight (8) other large existing trees. The
previous City Council Action for Lot 1 of the development stated that the
installation of the sanitary sewer within the easement that is through the trees
on Lot 1 must be directionally bored to preserve the existing trees. This has
been noted on the site plan.
SOUTHLAKE 2025: There are no comments for this item.
P&Z ACTION: April 19, 2007; Approved (7-0) subject to Site Plan Review Summary No. 3,
dated April 13, 2007.
Case No. Attachment A
ZA06-179 Page 2
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated April 13, 2007.
N:\Community Development\MEMO\2006cases\06-179RSP.doc
Case No. Attachment A
ZA06-179 Page 3
Case No. Attachment B
ZA06-179 Page 1
Previously Approved Concept Plan
Case No. Attachment C
ZA06-179 Page 1
Previously Approved Site Plan
Case No. Attachment C
ZA06-179 Page 2
Previously Approved Elevations
Case No. Attachment C
ZA06-179 Page 3
Revised Site Plan
Case No. Attachment C
ZA06-179 Page 4
Revised Elevations
Case No. Attachment C
ZA06-179 Page 5
Case No. Attachment C
ZA06-179 Page 6
Carport Elevation
Case No. Attachment C
ZA06-179 Page 7
Tree Conservation Plan
Case No. Attachment C
ZA06-179 Page 8
Landscape Plan
Case No. Attachment C
ZA06-179 Page 9
SITE PLAN REVIEW SUMMARY
ZA06-179Three04/13/06
Case No.: Review No.: Date of Review:
Revised Site Plan - Lot 1, Morrison Office Park
Project Name:
APPLICANT: Adams Engineering OWNER: The Morrison Group
Ben Henry Bryce Pool
500 S. Nolen Drive 311 East Vickery
Southlake, TX 76092 Fort Worth, TX 76104
Phone: (817) 329-6990 Phone: (817) 870-2227
Fax: (817) 329-7671 Fax: (817) 877-4942
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/02/07 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 BEN BRYNER AT (817) 748-8602.
INFORMATIONAL COMMENTS
* Due to the carport being less than 10 feet from the main building, the Building Code requires that the
building and carport be considered as a single structure. The carport will increase the building square
footage over 6,000 square feet requiring installation of a fire sprinkler protection system.
* The following variances were approved with the zoning and concept plan:
a.Public Street R.OW. – Min. 60 ft required, 40 ft. R.O.W. is proposed
b.Driveway Stacking – 75 feet required, requesting 13 feet and 12.5 feet
c.Interior Landscaping – Requesting interior landscape requirements to be equally distributed
throughout the development
* The masonry material proposed is cement stucco. A true stucco application following the regulations
found in Section 43 is a permitted exterior masonry material.
* 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.
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
65% for the “O-1" Zoning District. The impervious coverage area percentage of this is approximately
45%.
Case No. Attachment D
ZA06-179 Page 1
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
65
* 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 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 D
ZA06-179 Page 2
Case No Review No.Dated: Number of Pages:
. 06-179 Three April 11, 2007 1
Project Name:
Lot 1, Morrison Office Park (Revised Site Plan)
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on April 2, 2007 . 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.
===========================================================================
* No comments.
Case No. Attachment D
ZA06-179 Page 3
Case No. ZA06-179 Review No. 3 Dated: 4/13/07 Number of Pages: 1
Project Name: Morrison Office Park, Lot 1 -- Revised 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 4/5/2007. It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
* The proposed detention pond shall be constructed with the first phase of this development.
* There is no Critical Drainage Structure fee for this development.
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* An access permit from TxDOT is required prior to 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.
* A Developer’s Agreement will 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 approved by 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 D
ZA06-179 Page 4
Surrounding Property Owners
Morrison Office Park
SPO MAP
SPO #
Owner Zoning Land Use Acreage
Office Commercial
1.
Bonola Family Ltd Prtnshp C3 1.149
Office Commercial
2.
Bonola Family Ltd Prtnshp C3 1.263
Office Commercial
3.
Austin Oaks Homeowners Assn C1 0.209
Office Commercial
4.
168 Venture No 111 C1 0.591
Office Commercial
5.
168 Venture No 111 C3 0.959
Office Commercial Low
6.
Morrison Supply Co Lp SP2 Density Residential 6.211
Low Density Residential
7.
J & M Partners Ltd AG 8.657
8.
City of Grapevine
Case No. Attachment E
ZA06-179 Page 1
Surrounding Property Owner Responses
Morrison Office Park
Notices Sent: Eight (8).
Responses Receive: Zero (0).
Case No. Attachment F
ZA06-179 Page 1