Item 6GCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
October 10, 2007
ZA07-056
CASE NO:
Site Plan for Medical Villas at Taylor’s Creek
PROJECT:
REQUEST: On behalf of Gloria Lechler, Blake Architects is requesting approval of a site plan
proposing the development of 45,553 square feet of medical and general office space on
two lots totaling approximately 5.05 acres. The current zoning on the property is "O-
1" Office District. The applicant plans to construct the medical office building on
proposed Lot 2 at this time. The other buildings will require revised site plans to be
approved by City Council after recommendation by the Planning & Zoning Commission
prior to construction.
The following variances are being requested:
Driveway spacing: A distance of 500 feet is required between full-access drives.
The applicant is proposing a distance of ±360 feet to the nearest drive to the west.
(Driveway Ord. No. 634, Section 5.1)
Bufferyards: A 5 ft - Type 'A' bufferyard is required along the proposed lot line
between Lots 1 & 2. The applicant is requesting a waiver from a portion of this
bufferyard within the parking lot area. (Zoning Ord. No. 480, Section 42.3)
Parking: The applicant is requesting a 10% parking reduction for Lots 1 & 2.
(Variance permitted by Zoning Ord. No. 480, Section 43.9.b)
Building Articulation: horizontal and vertical articulation is required on all facades
visible from a Corridor R.O.W. and/or any portion of the building within 400 ft of a
property zoned or designated residential. The applicant is requesting building
articulation as shown on the building elevations. (Zoning Ord. No. 480, Section
43.13.a.4)
Tree Conservation Plan: The site must preserve a minimum percentage (60%) of
the existing tree cover. The applicant is requesting a variance and is showing a
total of four (4) trees to be preserved. (Tree Preservation Ord. No. 585-C, Section
7.2.a)
Case No.
ZA07-056
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Revised Site Plan Review Summary No. 4, dated October 10, 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.
ZA07-056
BACKGROUND INFORMATION
OWNER: Gloria Lechler
APPLICANT: Blake Architects
PROPERTY SITUATION: The property is located at the southwest corner of Southlake Boulevard and
White Chapel Boulevard. 130 S. White Chapel Boulevard.
LEGAL DESCRIPTION: A portion of Tract 3C, situated in the H. Granberry Survey, Abstract No. 581
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “O-1” Office District
HISTORY: There is no development history on this property. The "O-1" Office District
zoning was placed on the property with approval of Zoning Ordinance No. 480
on September 19, 1989.
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 (1) access directly onto W. Southlake
Boulevard. A common access easement is shown to be provided to the east for
future connection. The median plan identifies a median opening to be located
west of this site. A common access easement and drive lane connection is
proposed with the property to the west for access to the future median opening.
E. Southlake Boulevard is a seven lane, undivided thoroughfare with a
continuous, two-way, center left turn lane.
May, 2006 traffic counts on E. Southlake Blvd (between Byron Nelson
& White Chapel)
24hr 21,51822,913
West Bound (WB) () East Bound (EB) ()
WB 1,1502,227
Peak A.M. () Peak P.M. () 5 – 6 p.m.
11:15 – 12:15 a.m.
EB 2,0941,609
Peak A.M. () Peak P.M. () 3 – 4 p.m.
6:45 – 7:45 a.m.
Case No. Attachment A
ZA07-056 Page 1
Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Medical Office 19,513 705 37 9 19 52
General Office 26,040 287 36 5 7 32
Total 45,553 992 73 14 26 84
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on W. Southlake Boulevard.
Traffic Impact Analysis
The location of the proposed median opening needs to be confirmed. Diagrams
from the City’s web site indicate the hooded left turn median opening will be
located at the existing vet clinic’s eastern driveway. We understand that the
openings may be consolidated at the Bicentennial Park driveway. In either case
cross access between the properties will be important. Cross access between
the properties should be required.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan shows an 8-foot multi-use trail proposed
on the south side of W. Southlake Boulevard. The trail currently exists and is
shown on the site plan.
WATER & SEWER: A 12-inch water line exists along the south side of W. Southlake Boulevard. A
6-inch sanitary sewer line exists to the south of the site. The applicant proposes
to construct a sanitary sewer line off-site to make a connection.
DRAINAGE ANALYSIS: The proposed site drains south west along an existing natural creek channel to
the northwest corner of the Stratfort Parc subdivision. Extensive drainage
analysis will be required in order to verify that the proposed site plan can
adequately control the expected storm water drainage through and downstream
of the site.
TREE PRESERVATION: The submitted Tree Conservation Plan shows almost all of the existing trees on
the interior of the site to be removed or altered except for two (2) trees along
the north property line and two (2) trees along the south property line. The
applicant is requesting a variance for the tree removal but the proposed removal
or alteration of most all of the trees on the property does not comply with the
required amount of existing tree canopy cover required to be preserved on a
development site as outlined in Ordinance 585-C.
Tree Conservation Plan shall be approved if it will preserve existing tree cover
in accordance with the percentage requirements established by Table 2.0.
Case No. Attachment A
ZA07-056 Page 2
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the Minimum percentage of the existing
entire site 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.
Most of the trees predominantly exist within the creek area that is located
within the middle of the property. These trees are mostly made up of Black
Willow, Cottonwood and American Elm which are generally floodplain tree
species and species that colonize low moist areas that have once been cleared of
existing vegetation. The trees existing away from the creek area are
predominantly Eastern Red Cedar. Improvements must be made to the creek
and the grading plan proposes for the creek and surrounding area to be graded
to accommodate for the developments site drainage and storm water retention.
If the grading occurs as shown on the submitted Grading Plan than none of the
existing trees will be able to remain. The four (4) trees that are proposed to be
preserved are one (1) Mimosa, one (1) Hackberry, and two (2) Eastern Red
Cedar. If all of the trees within the interior of the site are going to be removed
than these four trees should also be removed and replaced with a species of
trees that will match the landscape design for the property.
Consolidated Land Use Plan Recommendations
SOUTHLAKE 2025:
The underlying designation is Office Commercial and Floodplain and the
optional designation is Transition 1 (T-1).
Environmental Resource Protection Recommendations
The creek and pond are shown as “Open Space To Be Preserved Where
Appropriate” on the Environmental Resource Protection Map:
Case No. Attachment A
ZA07-056 Page 3
The South Side Area Plan recommends preserving the creek in a natural state.
However, upon closer analysis, the creek as it currently exists does not have
many quality trees or other beneficial natural features. The creek should be
improved and landscaped to appear natural. In particular, native landscaping is
encouraged.
Mobility & Master Thoroughfare Plan Recommendations
Although not required by ordinance, the South Side Area Plan recommends the
development of a pedestrian trail along the creek.
P&Z ACTION: October 4, 2007; Approved(7-0) subject to Site Plan Review Summary No. 4,
dated September 28, 2007; granting all requested variances; option to remove
the island at entrance; addition of at least two 4” evergreen trees; meet with the
City Landscape Administrator for implementation of landscaping; 8 trees
planted for mitigation in the drainage easement.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 4, dated October 10, 2007.
N:\Community Development\MEMO\2007cases\07-056SP.doc
Case No. Attachment A
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Case No. Attachment B
ZA07-056 Page 1
Site Plan
Case No. Attachment C
ZA07-056 Page 1
Building Elevations
Case No. Attachment C
ZA07-056 Page 2
Tree Conservation Plan
Case No. Attachment C
ZA07-056 Page 3
Landscape Plan
Case No. Attachment C
ZA07-056 Page 4
Variance Request Letter
Case No. Attachment C
ZA07-056 Page 5
SITE PLAN REVIEW SUMMARY
ZA07-056Four10/10/07
Case No.: Revised Review No.: Date of Review:
Site Plan
Project Name: - Medical Villas at Taylor's Creek
APPLICANT: Mahalo Investments, LLC ARCHITECT: Blake Architects
Lori Taylor Skip Blake
150 Lilac Lane 1202 S. White Chapel Blvd
Southlake, TX 76092 Southlake, TX 76092
Phone: Phone: (817) 488-9397
Fax: Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/17/07 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.
1.Provide a 5' - Type 'A' bufferyard along the proposed lot line between Lots 1 & 2. The area within the
(A variance has been requested.)
parking lot does not provide area for bufferyards.
2.Provide the minimum driveway spacing between the proposed drive and the nearest drive to the west.
(A variance has been requested.)
A distance of 500 ft is required between full-access drives.
3.Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.c on
all facades visible from a Corridor R.O.W. and/or any portion of the building within 400’ of a property
(A variance has been requested.)
zoned or designated residential.
(The applicant is requesting a 10% parking
4.Provide the required number of parking on the site.
reduction for Lots 1 & 2.)
(A variance is
5.The site must preserve a minimum percentage (60%) of the existing tree cover.
requested showing a total of four (4) trees to be preserved.)
6.Show and label all existing easements on adjacent property. Easements are not labeled on Lot 1, Block
1, Reutlinger Addition or the two platted properties across W. Southlake Blvd.
7.Label all retaining walls with the maximum heights identified.
8. Staff recommends extending the driveway north of Building B into the west boundary for future cross-
access connection. The median opening in W. Southlake Blvd is planned to the west of the vet clinic
property. Work with the property owners to the west to assure access to the proposed median break.
Additionally, show and label common access easements along all the driveways shown on the plan.
Case No. Attachment D
ZA07-056 Page 1
* Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a is
required on proposed buildings. The stucco material must be a true concrete stucco application to
qualify as a masonry product. City Council recently amended the ordinances to restrict the use of EIFS
and other synthetic masonry products.
* A minimum 24' unobstructed drive lane is required for fire lanes. The island in the middle of the
proposed drive accessing W. Southlake Blvd will need approval from the Fire Marshal.
INFORMATIONAL COMMENTS
* 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 appear to exceed the maximum permitted impervious coverage area
percentage of 65% for the "O-1" Zoning District.
* No review of proposed signs is intended with this site plan. A separate building permit is required prior
to construction of any signs.
* 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.
* A letter of permission from the adjacent property owner(s) on the west must be obtained 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 F.M. 1709.
Public Works - Engineering Comments
GENERAL COMMENTS:
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
* Drainage calculations for all off-site areas draining through the site, the drainage coming through the
culverts under Southlake Blvd., and any necessary analyses required to determine if the creek width
shown on the site plan is realistically feasible with regards to the amount of drainage coming through
the site will be required. Provide Drainage Calculations for both Pre Development and Post
Development Conditions.
Case No. Attachment D
ZA07-056 Page 2
* Minimum finished floor elevations will be required for the buildings within this development. The
engineering plans show FFEs for each building. A detailed flood study will be required to verify the
minimum FFEs for this development.
* Bridges are required to be above the 100 year storm elevation of the creek plus 2 feet of freeboard.
* It is unclear, based on previous submittals, if storm water detention is proposed for this site. Any
changes to the size, shape, and/or location of the proposed pond(s) may require a revision to the
concept/site/development plan and may need to be approved by the Planning and Zoning Commission
and the City Council.
* This property drains into Critical Drainage Structure #20 and requires a fee to be paid prior to
beginning construction ($214.29/acre).
* 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 from TxDOT is required prior to construction of a driveway on FM 1709. Submit
application and plans directly to TxDOT for review. Provide a copy of the TxDOT submittal to Public
Works for the project file.
* 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.
Landscape Administrator Comments
TREE CONSERVATION COMMENTS:
1. The submitted Tree Conservation Plan shows almost all of the existing trees on the interior of the site
to be removed or altered except for two (2) trees along the north property line and two (2) trees along
the south property line. The applicant is requesting a variance for the tree removal but the proposed
removal or alteration of most all of the trees on the property does not comply with the required amount
of existing tree canopy cover required to be preserved on a development site as outlined in Ordinance
(A variance has been requested.)
585-C.
Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the
percentage requirements established by Table 2.0.
Case No. Attachment D
ZA07-056 Page 3
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the Minimum percentage of the
entire site 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.
* Most of the trees predominantly exist within the creek area that is located within the middle of the
property. These trees are mostly made up of Black Willow, Cottonwood and American Elm which are
generally floodplain tree species and species that colonize low moist areas that have once been cleared
of existing vegetation. The trees existing away from the creek area are predominantly Eastern Red
Cedar. Improvements must be made to the creek and the grading plan proposes for the creek and
surrounding area to be graded to accommodate for the developments site drainage and storm water
retention. If the grading occurs as shown on the submitted Grading Plan than none of the existing trees
will be able to remain.
The four (4) trees that are proposed to be preserved are one (1) Mimosa, one (1) Hackberry, and two
(2) Eastern Red Cedar. If all of the trees within the interior of the site are going to be removed than
these four trees should also be removed and replaced with a species of trees that will match the
landscape design for the property.
BUFFERYARDS:
1. Parking spaces or shown to be provided within the north 5’-A bufferyards separating Lot 1 and Lot 2.
In no instances may parking spaces be provided within the area of a bufferyard. A ten foot (10’) strip of
bufferyard area could possibly be provided between the two rows of parking spaces. The applicant is
requesting a variance to provide parking within the required bufferyard area.
LANDSCAPE SUMMARY CHARTS:
1. The plant material calculations for the North bufferyard of Lot 2 adjacent to West Southlake Boulevard
are incorrect. Please correct the Required and Provided plant material calculations for the bufferyard
based on the required plant material for a Type-M bufferyard.
Canopy Trees = 7
Accent Trees = 5
Shrubs = 27
2. Please provide the calculations within the “Provided” section within the Interior Landscape Summary
Charts for Lot 2.
Case No. Attachment D
ZA07-056 Page 4
LANDSCAPE PLAN:
1. Please match the landscape summary charts on the Landscape Plan with the landscape summary charts
on the Site Plan. The plant material calculations and the landscape area calculations do not match.
* Some of the proposed Chinese Pistachios within the south bufferyard seem to be placed within the area
of water flow within the creek and drainage easement that runs through the property. This will most
likely need to be adjusted by either changing the type of trees and/or redesigning the portion of the
landscape so that it does not conflict with the flow of water through the creek and easement.
# Denotes required items.
* Denotes informational comments.
Comprehensive Plan Comments
Consolidated Land Use Plan Recommendations
The underlying designation is Office Commercial and Floodplain and the optional designation is Transition 1
(T-1).
Environmental Resource Protection Recommendations
The creek and pond are shown as “Open Space To Be Preserved Where Appropriate” on the Environmental
Resource Protection Map:
The South Side Area Plan recommends preserving the creek in a natural state. However, upon closer analysis,
the creek as it currently exists does not have many quality trees or other beneficial natural features. The creek
should be improved and landscaped to appear natural. In particular, native landscaping is encouraged.
Mobility & Master Thoroughfare Plan Recommendations
Although not required by ordinance, the South Side Area Plan recommends the development of a pedestrian
trail along the creek.
Case No. Attachment D
ZA07-056 Page 5
Southlake Pathways Plan Recommendations
The existing sidewalk along Southlake Boulevard is shown on the plan.
Case No. Attachment D
ZA07-056 Page 6
Surrounding Property Owners
Medical Villas at Taylor’s Creek
SPO # Owner Zoning Land Use Acreage
1. Retail Commercial
Inland Western Slake Suntree SP2 0.903
2. Medium Density Residential
Terra/Stratfort Lp SF20A 0.59465954
3. Medium Density Residential
Terra/Stratfort Lp SF20A 0.46812001
4. Retail Commercial
First American Savings Banc SP2 1.168
5. Retail Commercial
Bicentennial Fin Center Lp SP2 1.166
6. Office Commercial
Nmen Ltd CS 1.075
7. Retail Commercial
Inland Western Slake Suntree SP2 7.735
8. Office Commercial
Clardy-Ruffner C2 0.93651818
9. Medium Density Residential
Hatfield, J Classic Homes Ltd SF20A 0.949
10.Medium Density Residential
Neal, Neil Etux Dana SF20A 0.46
11.Medium Density Residential
Pasqualoni, Paul Etux Jill SF20A 0.478
12.Medium Density Residential
Olkkola, Sandra H SF20A 0.493
13.Medium Density Residential
Teller, Gregory M Etux Christi SF20A 0.482
14.Medium Density Residential
Manila, Michael R Etux Celia K SF20A 0.473
15.Medium Density Residential
Heller, Jack Etux Barbara SF20A 0.512
16.Medium Density Residential
Atherton, Jay W Etux Kay SF20A 0.462
17.Medium Density Residential 100
Cunningham Commercial Ent Inc SF20A Year Flood Plain 0.658
18.Public/Semi-Public
White's Chapel United Meth Ch CS 24.5891495
19.Public/Semi-Public
Gte Southwest Inc CS 0.432
20.Office Commercial
Costello, John & Maria C2 1.771
21.Office Commercial
Terra/Stratfort Lp C2 2.15498180
22.Office Commercial 100
Lechler, Gloria Etal O1 Flood Plain 14.758
23.Public Parks/Open Space
Southlake, City Of CS 10.292
24.Retail Commercial
White House Exe Center Lp C2 1.602
25.Public/Semi-Public
White's Chapel Cemetery CS 2.118
Case No. Attachment E
ZA07-056 Page 1
Surrounding Property Owner Responses
Medical Villas at Taylor’s Creek
Notices Sent: Twenty-four (24).
Responses Receive: Five (5).
Steve Ruffner (SPO # 8),
425 W. Southlake Blvd., submitted a Notification Response Form &
Favor with qualified conditions
Letter in on September 26, 2007 (see attached 2 pages).
Greg & Christie Teller (SPO #13),
116 Londonberry Terrace, submitted an E-Mail stating
Undecided
on October 3, 2007 (see attached).
Stephanos & Tanya Thomopoulos (SPO #17),
132 Londonberry Terrace, submitted an E-Mail
Undecided
stating on October 2, 2007 (see attached).
Sandra Olkkola (SPO #12),
112 Londonberry Ter., submitted a Notification Response Form
Undecided
stating on October 8, 2007 (see attached).
Michael & Celia Manila (SPO #14),
120 Londonberry Ter., submitted a Notification Response
Undecided
Form stating on October 4, 2007 (see attached).
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