Item 5ICity of Southlake
Department of Planning
STAFF REPORT
October 11, 2006
CASE NO
ZA06 -134
P ROJECT: Preliminary Plat for Morrison Office Park
REQUEST: On behalf of The Morrison Group, Adams Engineering, Inc. is requesting approval of a
preliminary plat for Morrison Office Park located at 2720 E. State Highway 114. The
plan proposes seven lots for the development of general office buildings on a total of
approximately 6.14 acres.
The City Council approved a zoning change and concept plan for Morrison Office Park
on August 1, 2006. As part of the approval, City Council approved a variance to the
right -of -way width for the proposed cul -de -sac allowing a width of forty (40) feet. The
preliminary plat is consistent with the approved zoning and concept plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider preliminary plat approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Plat Review Summary No. 2, dated September 29, 2006
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Ben Bryner (748 -8602)
Case No.
ZA 06 -134
BACKGROUND INFORMATION
OWNER:
APPLICANT:
PROPERTY SITUATION
LEGAL DESCRIPTION
LAND USE CATEGORY
CURRENT ZONING
HISTORY:
TRANSPORTATION
ASSESSMENT:
Case No.
ZA 06 -134
The Morrison Group
Adams Engineering, Inc.
The property is located at 2720 E. State Highway 114.
Tract IA, situated in the S. Freeman Survey, Abstract No. 525
Office Commercial and Low Density Residential
"S -P -2" Generalized Site Plan District
-A zoning change and concept plan to "S -P -2" was approved by City Council
on August 1, 2006.
Master Thoroughfare Plan
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.
Existin- 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. City Council approved a variance for the
street to have a right -of -way width of 40 feet with 10 -foot utility easements on
either side in lieu of the standard right -of -way width of 60 feet for commercial
streets. Five (5) lots in the development will have access onto the proposed
street.
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 ighway Bridge & Kimball Ave
24hr
West Bound (WB) (14,283)
East Bound (EB) (11,584)
WB
Peak A.M. (841) 7:45 - 8:45 a.m.
Peak P.M. (1,485) 5:15 - 6:15 p.m.
EB
Peak A.M. (1,121) 6:45 - 7:45 a.m.
Peak P.M. (908) 12:30 -1:30 p.m.
Attachment A
Page 1
May, 2006 traffic counts on E. State Hwy 114 main lanes (between FM
1709 & Kimball Ave
24hr
West Bound (WB) (37,262)
East Bound (EB) (37,956)
WB
Peak A.M. (2,618) 7:15 - 8:15 a.m.
Peak P.M. (3,067) 4:45 - 5:45 p.m.
EB
Peak A.M. (2,983) 6:30 - 7:30 a.m.
Peak P.M. (3,012) 4:45 - 5:45 p.m.
PATHWAYS MASTER
PLAN:
Traffic Impact
Use
Sq. Ft.
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM_
OUT
Office
43,380
478
60
8
11
54
*Vehicle Trips Per Day
"The The AM /PM times represent the number of vehicle trips generated during the peak travel times
on E. State Highway 114 frontage road.
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 was shown on the approved concept 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: This development drains in several directions. Lot 1 drains to the northwest
corner of the property to an existing detention pond previously constructed at
Shady Lane. Lot 3 will drain to the north. And the eastern portion of the
property will drain to the east to a proposed detention pond at the northeast
corner of the property or directly into SH 114.
TREE PRESERVATION: 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. Please
relocate the proposed easement or directional bore the placement of the
proposed sanitary sewer.
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.
SOUTHLAKE 2025: The following recommendations are made for the Morrison Office Park:
• The recommended 8'multi -use trail along the access road is shown. The 5
foot sidewalk shown along the public road needs to tie into the multi -use
trail along the access road.
Case No. Attachment A
ZA 06 -134 Page 2
P &Z ACTION: October 5, 2006; Approved (7 -0) subject to Plat Review Summary No. 2, dated
September 29, 2006.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated September 29, 2006.
M \Community Development\MEMO\2006cases\06-13 4PP. doe
Case No.
ZA 06 -134
Attachment A
Page 3
Vicinity Map
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PLAT REVIEW SUMMARY
Case No.: ZA06 -134 Review No.: Two
Date of Review: 09/29/06
Project Name: Preliminary Plat — Morrison Office Park
APPLICANT: Adams Engineering
Ben Henry
500 S. Nolen Drive
Southlake, TX 76092
Phone: (817) 329 -6990
Fax: (817) 329 -7671
OWNER: The Morrison Group
Bryce Pool
311 East Vickery
Fort Worth, TX 76104
Phone: (817) 870 -2227
Fax: (817) 877 -4942
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/18/06 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) Provide the deed record volume and page for the current owner(s) in the preamble of the legal
description.
2) Provide easements for water, sewer and /or drainage in compliance with approved construction plans.
INFORMATIONAL COMMENTS
The preliminary plat submittal provided a concept plan for constructing the drive lanes and parking for
lots 2 — 7 and the building for Lot 7. This cannot be done without site plan approval. Staff
recommends submitting application and plans for a partial site plan for Lots 2 — 7. As part of the site
plan, building elevations would be required for Lot 7. Grading plans for all lots would also be required
showing existing and proposed grades. It has been verified that a permit for grading cannot be issued
without site plan approval by City Council. A final plat is also required to be approved by P &Zprior
to installation of public streets and public utilities and any other construction.
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.
Commercial streets are required a minimum 60' of R.O.W. City Council approved a reduced R.O.W.
width with a 10' U.E. on both sides for utility location and maintenance.
Case No.
ZA 06 -134
Attachment D
Page 1
* It appears this property lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the "Avigation Easement and Release" shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records.
* A Developer's 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.
Case No. Attachment D
ZA 06 -134 Page 2
Case No. 06 -134 Review No. One Dated: September 29, 2006 Number of Pages: 1
Project Name: Morrison Office Park (Zoning Change /Site Plan)
Comments due to the Planning Department: September 29, 2006
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review of plans received on September 18, 2006 . 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.
TREE CONSERVATION COMMENTS:
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.
Please relocate the proposed easement or directional bore the placement of the proposed sanitary
sewer.
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.
Case No.
ZA 06 -134
Attachment D
Page 3
Case No. ZA06 -134 Review No. 2 Dated: 9/29/06 Number of Pages: 1
Project Name: Morrison Office Park -- Preliminary Plat
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748 -8100 Fax: (817) 748 -8077
Email: ctaylor(Wci.southlake.tx.us
The following comments are based on the review of plans received on 9/28/2006. It is the applicant's
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
Minimum 30' radii are required along all fire lanes.
Use the City of Southlake GPS monuments whenever possible.
EASEMENTS:
Provide all necessary easements for water, sewer, and drainage. All easements shall be 15' minimum.
A 20' easement is required if both storm sewer and sanitary sewer will be located within the easement.
WATER AND SANITARY SEWER COMMENTS:
Minimum size water and sanitary sewer is 8 ". Public water and sanitary sewer lines may not cross lot
lines without being in an easement or in the ROW. Water and sanitary sewer services may not cross
lot lines.
The water line shall be extended to the northeast corner of the property for future connection.
DRAINAGE COMMENTS:
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 to Public Works Administration. Ensure that plans conform to the most
recent construction plan checklist and include the City of Southlake standard details and general notes which
are located on the City's website under Public Works — Engineering Design Standards.
http:// www. cityofsouthlake.com/PublicWorks /engineeringdesign. asp
* An access permit from TxDOT is required prior to construction of a driveway on SH 114. Submit
application and plans directly to TxDOT for review.
* A Developer's Agreement will be required for this development and must 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 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.
ZA 06 -134
Attachment D
Page 4
Surrounding Property Owners
Morrison Office Park
I �
� I
Owner
Zoning
Land Use
Acreage
1. Bonola Family Limited Prtnshp
C -3
Office Commercial
1.149
2. Bonola Family Limited Prtnshp
C -3
Office Commercial
1.263
3. J & M Partners Ltd
SF-IA / AG
Office Commercial
8.23
4. Various w /in City of Grapevine
N/A
N/A
N/A
5. Austin Oaks HOA
C -1
Office Commercial
0.2
6. 168 Venture No 111
C -1
Office Commercial
0.451
7. 168 Venture No 111
C -3
Office Commercial
0.459
8. Graham, Norris L
AG
Office Commercial
6.408
Case No.
ZA 06 -134
Attachment E
Page 1
Surrounding Property Owner Responses
Morrison Office Park
Notices Sent: Six (6)
Responses Receive: None (0)
Case No.
ZA 06 -134
Attachment F
Page 1