Item 6HCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
October 10, 2007
ZA07-057
CASE NO:
Preliminary Plat for Medical Villas at Taylor’s Creek
PROJECT:
REQUEST: On behalf of Gloria Lechler, Blake Architects is requesting approval of a preliminary
plat proposing a total of four (4) lots on approximately 14.12 acres. A site plan is
currently submitted for proposed Lots 1 & 2. Additionally, proposed Lot 4 will be
conveyed to a separate ownership entity for future development.
The following variances are being requested:
Tree Conservation Plan: The site must preserve a minimum percentage 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)
Consider preliminary plat approval
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Revised Plat 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.
ZA07-057
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: Tract 3C, 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
East Southlake Boulevard is a seven lane, undivided thoroughfare with a
continuous, two-way, center left turn lane. South White Chapel Boulevard is
currently a 2-lane, undivided roadway that transitions into a 5-lane, undivided
thoroughfare with center left turn lane at the intersection with Southlake
Boulevard.
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.
May, 2006 traffic counts on S. White Chapel (between FM 1709 &
Continental)
24hr 4,1415,022
North Bound (NB) () South Bound (SB) ()
NB 384397
Peak A.M. () 8 – 9 a.m. Peak P.M. ()
5:30 – 6:30 p.m.
SB 326731
Peak A.M. () Peak P.M. ()
7:45 – 8:45 a.m.3:45 – 4:45 p.m.
Case No. Attachment A
ZA07-057 Page 1
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. The
Southlake Pathways Master plan shows a 6-foot sidewalk proposed along the
west side of S. White Chapel Boulevard.
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.
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.
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.
Case No. Attachment A
ZA07-057 Page 2
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:
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 Plat 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 Plat Review Summary No. 4, dated October 10, 2007.
N:\Community Development\MEMO\2007cases\07-057PP.doc
Case No. Attachment A
ZA07-057 Page 3
Case No. Attachment B
ZA07-057 Page 1
Preliminary Plat
Case No. Attachment C
ZA07-057 Page 1
PLAT REVIEW SUMMARY
ZA07-057Four10/10/07
Case No.: Revised Review No.: Date of Review:
Preliminary Plat - Medical Villas @ Taylor Creek
Project Name:
APPLICANT: Mahalo Investments, LLC SURVEYOR: Area Surveying, Inc.
Lori Taylor Roger Hart
150 Lilac Lane 135 Sheffield Drive
Southlake, TX 76092 Fort Worth, TX 76134
Phone: Phone: (817) 293-5684
Fax: Fax: (817) 293-5685
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 PLAT
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)A preliminary plat needs to be processed and a final plat filed at a minimum for the Wachovia site and
any other conveyances of property from the parent tract.
2)Revise the lot lines to match the revised lot lines shown on the site plan. The lot lines between
proposed Lots 1 & 2 do not match what is shown on the site plan.
3)The following changes are needed with regard to easements:
a)Show and label the type, size and deed record of all existing easements on adjacent properties.
Easements haven't been shown for properties across streets.
b)Show and label common access easements in compliance with the approved site plan. Staff
recommends extending the Common Access Easements along 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 site plan and provide a
connection extending to S. White Chapel Boulevard.
c)Provide easements for water, sewer and/or drainage in compliance with approved construction
plans.
4)Correct the placement of the tables so that they do not overlap and conflict with each other.
5) Provide a Tree Conservation Plan which preserves a minimum percentage of existing tree cover. The
(A variance
applicant is requesting a variance and is showing a total of four (4) trees to be preserved.
has been requested.)
Case No. Attachment D
ZA07-057 Page 1
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.
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the intent
of this requirement.
* A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off-site sewer extensions, off-site drainage and utility easements and impact fees.
Public Works - Engineering
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.
* 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
Case No. Attachment D
ZA07-057 Page 2
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
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.
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
Case No. Attachment D
ZA07-057 Page 3
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.
# Denotes required items.
* Denotes informational comments.
Case No. Attachment D
ZA07-057 Page 4
Surrounding Property Owners
Medical Villas at Taylor’s Creek
SPO #
Owner Zoning Land Use Acreage
Retail Commercial
1.
Suntree Square Partners Ltd SP2 0.903
Retail Commercial
2.
First American Savings Banc SP2 1.168
Retail Commercial
3.
Bicentennial Fin Center Lp SP2 1.166
Office Commercial
4.
Nmen Ltd CS 1.075
Retail Commercial
5.
Suntree Square Partners Ltd SP2 7.735
Office Commercial
6.
Clardy-Ruffner C2 0.802
Medium Density Residential
7.
Hatfield, J Classic Homes Ltd SF20A 0.949
Medium Density Residential
8.
Chasteen, Gary W Etux Tamra R SF20A 0.46
Medium Density Residential
9.
Pasqualoni, Paul Etux Jill SF20A 0.478
Medium Density Residential
10.
Olkkola, Sandra H SF20A 0.493
Medium Density Residential
11.
Teller, Gregory M Etux Christi SF20A 0.482
Medium Density Residential
12.
Manila, Michael R Etux Celia K SF20A 0.473
Medium Density Residential
13.
Heller, Jack Etux Barbara SF20A 0.512
Medium Density Residential
14.
Atherton, Jay W Etux Kay SF20A 0.462
Medium Density Residential
15.
Cunningham Commercial Ent Inc SF20A 100 Year Flood Plain 0.658
Public/Semi-Public
16.
White's Chapel United Meth Ch CS 24.5891495
Public/Semi-Public
17.
Gte Southwest Inc CS 0.432
Office Commercial
18.
Costello, John & Maria C2 1.771
Medium Density Residential
19.
Office Commercial 100
Reutlinger, Richard A C2 Year Flood Plain 14.259
Office Commercial 100
20.
Lechler, Gloria Etal O1 Year Flood Plain 14.758
Public Parks/Open Space
21.
Southlake, City Of CS 10.292
Retail Commercial
22.
White House Exe Center, The Lp C2 1.602
Case No. Attachment E
ZA07-057 Page 1
Public/Semi-Public
23.
White's Chapel Cemetery CS 2.118
Case No. Attachment E
ZA07-057 Page 1
Surrounding Property Owner Responses
Medical Villas at Taylor’s Creek
Notices Sent: Twenty-three (23).
Responses Receive: One (1).
Jack & Barbara Heller (SPO #13),
124 Londonberry Tr., submitted a Notification Response
Undecided
Form stating on September 25, 2007 (see attached).
Case No. Attachment F
ZA07-057 Page 1
Case No. Attachment F
ZA07-057 Page 2