Item 6N13 S0UTHLA1<,.,E
CITY OF
Department of Planning & Development Services
STAFF REPORT
May 14, 2008
CASE NO: ZA07 -167
PROJECT: Site Plan for Xaris Office Development
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.
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(1)
STAFF CONTACT:
Background Information
Vicinity Map
Plans and Support Information
Variance Letter (parking request to be updated to match above)
Site Plan Review Summary No. 4, dated April 23, 2008
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
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
W: \ ► 191 K 6y � o 7 _ TA 12 C081 : y 1
OPTIONAL LAND USE
C�l1J:7:7211►11 WICi]1I1
HISTORY:
TRANSPORTATION
ASSESSMENT:
Case No.
ZA07 -167
Block A, Lot 7R1, 114 - Carroll Addition
Office Commercial
"EC -2" Employment Center 2
"C -3" General Commercial
A plat revision including the Cedar Ridge development and this property was
filed October 22, 2004
Master Thoroughfare Plan
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
(57) 8:15 — 9:15
(90) 8:00 — 9:00
P.M. Peak
(92) 2:45 — 3:45
(81) 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
(271) 7:45 — 8:45
(286) 7:45 — 8:45
P.M. Peak
(339) 3:00 — 4:00
(287) 3:30 — 4:30
Attachment A
Page 1
Traffic Impact
PATHWAYS
MASTER PLAN
WATER & SEWER
DRAINAGE ANALYSIS:
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
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.
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.
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.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated April 23, 2008. The
variance letter will be updated before the May 20, 2008 meeting 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 are needed to meet
the minimum area requirement. Approximately six (6) of the 138 parking stalls
will have to be removed to allow for the islands. The additional islands will be
added along SH 114 and N. Carroll Avenue.
N.ICommunity Deve/ opmentlMEMO12007cases107- 158SP.doc
Case No. Attachment A
ZA07 -167 Page 2
Vicinity Map
1050 E. SH 114
400 0 400 800 1204 Feet
N
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Case No. Attachment B
ZA07 -158 Page 1
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Case No. Attachment B
ZA07 -158 Page 1
Link to PowerPoint Presentation
Case No. Attachment C
ZA07 -158 Page 1
Variance Letter
O A S R I E N
April 20, 2008
ri
a
City of Southlake
Planning Department
1400 Main St., Ste. 310
m
Southlake, TX 76092
a
Site Plan Case No: ZA07 -167
r
Project Name: Xaris Office Development
0
Variance Request
�a
r
Variance requested for a reduced driveway stacking depth of 43' -0 ". The driveway off
of 114, as well as the curb cut entering into the adjacent bank site is existing. The
reduced stacking depth is required for alignment of the drives in front of both buildings.
Variance requested for the Type A bufferyard along the West and North boundary lines.
The drives are existing at both property lines.
-
Variance requested for the required number of parking spaces. The required number of
r
138 has been reduced to 136 in order to accommodate the landscaping requirements.
Sincerely, E2
in
z
Lance Lilly, AIA 'x
Associate
Case No. Attachment D
ZA07 -167 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA07 -167 Review No.: Four Date of Review: 04/23/08
Project Name: Site Plan — 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 4/21/08 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.
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.
2. Show and label all pedestrian walks, malls, and open areas for use by tenants or the
public. The sidewalk on 114 must wrap around intersection and connect to the 5'
sidewalk required on N. Carroll. Show the crosswalk on the Landscape site plan as well
as the Site plan. Connect sidewalk to existing crosswalk. Move sidewalk away from
curb line at the intersection of SH 114 and N. Carroll and connect 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.
4. Please note the following comments regarding Corridor Overlay Zone requirements. The
property is within the Corridor Overlay Zone, therefore, provide elevation plans with
dimensions showing building height, wall height, wall lengths, dimensions of horizontal
and vertical articulation, and the type of exterior construction material. Masonry
construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a is
required on proposed buildings. Provide horizontal and vertical articulation meeting the
requirements of Ord. 480, Section 43.9.c.1.c. on all facades visible from a Corridor
Case No. Attachment E
ZA07 -167 Page 1
R.O.W. and /or any portion of the building within 400' of a property zoned or designated
residential.
The following should be informational comments only
* We recommend contacting the SPIN Representative for this district to receive their opinion
on whether a SPIN meeting would be beneficial to your application. 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. A SPIN
meeting is scheduled for April 28, 2008.
* 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 Development Review Committee (DRC) has determined this pre - submittal is sufficient
for formal submittal to the Planning and Zoning Commission for the May 8 ' meeting. The
applicant should be aware that a formal submittal for the next scheduled Planning and
Zoning Commission meeting must be received at the City by 5:00 p.m. on 04121108. A total
of 27 revised copies of each plan folded to 6" X 9" and a single 11" X 17" reduction of each
plan must be submitted. If not received before the deadline, the item will be moved to a later
P &Z agenda. If any significant changes, other than those noted above are made to
the submittal, the plat could be held up.
* The proposed site does not exceed the maximum permitted impervious coverage area
percentage of 75% for the "C -3" Zoning District. The impervious coverage area
percentage of this is approximately 73 %.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.* It appears that this property lies within the 65
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.
Case No. Attachment E
ZA07 -167 Page 2
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
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
Case No. Attachment E
ZA07 -167 Page 3
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 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. On the submitted Tree Conservation Plan trees
that are proposed to be removed and required mitigation are indicated by hatched shading.
As indicated on the Tree Conservation Plan one - hundred fifty six (156 ") diameter inches of
trees is 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:
5' -A type bufferyards are required adjacent to the north and west property lines. The
applicant is requesting a variance to this requirement.
PARKING LOT LANDSCAPING:
# Provide the required parking lot landscaping area. After a recalculation of the required area
by City staff, additional islands are needed to meet the minimum area requirements. Please
remove six parking stalls along SH 114 and N. Carroll and replace them with landscaped
islands. A 10% variance in the required parking has been requested to allow for the
additional islands.
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.
# Denotes required items
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
Case No. Attachment E
ZA07 -167 Page 4
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:
Fire apparatus access needs to be designed and maintained to support the imposed
loads of fire apparatus (minimum of 70,000 Ibs 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.
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
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
Surrounding Property Owners
Xaris Office Development
SPO # I Owner I Zoning I Land Use I 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 F
ZA07 -167 Page 1
[I
Surrounding Property Owner Responses
Xaris Office Development
Notices Sent: Thirteen (13)
Responses Received: None (0)
Case No. Attachment G
ZA07 -167 Page 1