Item 6DCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
July 31, 2013
CASE NO: ZA13-062
PROJECT: Lot 8, Block 1, River Oaks Addition
EXECUTIVE
SUMMARY:
REQUEST
DETAILS:
KWS Structural Consultants is requesting approval of a Site Plan for the
purpose of constructing two new 3,000 square foot single story office buildings
in two development phases on property located at 120 River Oaks Dr.,
Southlake, Texas. SPIN Neighborhood #11.
KWS Structural Consultants is requesting approval of a Site Plan for the
purpose of constructing two new 3,000 square foot single story office buildings
in two separate development phases. The number of parking spaces in the
previously approved concept plan and S-P-2 zoning for Lot 8 is 24 (2006 —
ZA05-091). The proposed number of parking spaces for this site plan
application is 25.
Staff believes that the development of Lot 8 is in keeping with the previously
approved concept plan which showed a single 6,000 square foot building and
will be consistent with the following Site Data Summary Chart:
PROJECT DATA SUMMARY CHART
PRCJECT DESCRIPTION: NEW CONSTRUCTION OF TWO
3000 SQUARE FOOT SINGLE STORY WOOD FRAMED
PROFESSIONAL BUILDINGS. BUILDING S-A TO BE BUILT
AS PHASE 1. WITH BUILDING B-B TO BE BUILT AS
PHASE 2. PROPOSED USES INCLUDE PROFESSIONAL
OFFICES, MEDICAL, AND DENTAL.
NUMBER OF LOTS
ONE LOT
NUMBER OF BUILDINGS
TWO 0 30DO SO. FT. EACH
EXISTING ZONING
SP-2 NTH 0-1 USE
PROPOSED ZONING
SP-2 WITH O-1 USE
OCCUPANCY CLASSIFICATION
BUSINESS GROUP 'B'
PROPOSED USES
MEDICAL / DENTAL /
PROFESSIONAL OFFICES
CROSS ACREAGE
27,004 SQUARE FEET
NET ACREAGE
27,D04 SQUARE FEET
PROPOSED BUILDING AREA
6,D00 SQUARE FEET
SQUARE FOOTAGE BY USE
PROF. = 3000 SO FT (PH1)
MED. = 3000 SO FT (PH2)
X OF SITE COVERAGE
22.2%
OPEN SPACE AREA
13,322 SQUARE FEET
X OF OPEN SPACE AREA
49.3%
IMPERVIOUS COVERAGE
13,682 SQUARE FEET
X IMPERVIOUS COVERAGE
50.7%
• OUTSIDE STORAGE
Ox
MAX. HEIGHT OF STRUCTURE
32'-10* TO ROOF RIDGE
REQUIRED PARKING IN
OFFICE PARK BY ZONING
R1kT1C OF ONE SPACE PER
193 SO. FT. OF BUILDING
EXISTING PARKING SPACES
PROVIDED IN OFFICE PARK
98 SPACES
EXISTING SQUARE FOOTAGE
14,640 SQUARE FEET
TOTAL PARKING SPACES
REQUIRED IN OFFICE PARK
107 SPACES REQUIRED
(20.640 SO FT / 193)
TOTAL PARKING SPACES
PROVIDED IN OFFICE PARK
123 SPADES
NEW PARKING REQUIRED
9 SPACES (107 MINUS 98)
PARKING PROVIDED PH. 1
14 SPACES
PARKING PROVIDED PH. 2
11 SPACES
NEW PARKING PROVIDED
25 SPACES
BUILDING CODE
2009 IBC
CONSTRUCTION TYPE
TYPE V-B
SPRINKLER SYSTEM
NO SPRINKLER SYSTEFA
Case No.
ZA 13-062
ACTION NEEDED
ATTACHMENTS
STAFF CONTACT
Case No.
ZA 13-062
1) Conduct Public Hearing
2) Consider approval of a Site Plan
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information —.LINK TO PRESENTATION
(D) SPIN Summary Report, dated April 8, 2013
(E) Site Plan Review Summary No. 2, dated July 8, 2013
(F) Surrounding Property Owners Map & Responses
(G) Full Size Plans (for Commission and Council Members Only)
Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
BACKGROUND INFORMATION
OWNER: Kevin Schmuhl
APPLICANT: KWS Structural Consultants
PROPERTY SITUATION: 120 River Oaks Dr.
LEGAL DESCRIPTION: Lot 8, Block 1, River Oaks Addition
LAND USE CATEGORY: Low Density Residential and 100-year Flood Plain
CURRENT ZONING: "S-P-2" Generalized Site Plan District
HISTORY: - A change from zoning from AG to S-P-2 with an associated concept
plan was approved by City Council on February 7, 2006. (ZA05-091)
- A site plan for Lots 1 & 4, Block 1, River Oaks Addition (f.k.a.
Stonebridge Park Phase II) was approved by City Council August 15,
2006. (ZA06-075)
CITIZEN INPUT: A SPIN Meeting was held for this request April 8, 2013. A meeting
summary has been included as Attachment `D' of this report.
SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan
Under the Southlake 2030 Consolidated Land Use Plan the subject
property is designated as Low Density Residential and 100-year Flood
Plain. The S-P-2 zoning for this development was approved February 7,
2006. At that time, the Southlake 2025 Plan was used as a guide in
determining appropriate zoning. The site specific recommendation for
the Davis/F.M. 1938 Corridor Plan encouraged lower intensity office
and/or residential uses transitioning to the existing neighborhoods to the
north and west.
TREE PRESERVATION: The tree protection plan shows no trees affected during Phase One
construction. The Phase Two construction shows one tree to be
removed and two trees that are currently located in the fire lane and will
be removed upon construction of the roadway.
P&Z COMMISSION: July 18, 2013; Approved (6-0) subject to Site Plan Review Summary No.
2, dated July 8, 2013 and the Staff Report dated July 12, 2013.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated July 8, 2013.
Development is shall follow all stipulations of the approved S-P-2 zoning
found in Ordinance No. 480-474.
Case No. Attachment A
ZA13-062 Page 1
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Vicinity Map
Lot 8; Block I, River Oaks Addition
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Case No. Attachment B
ZA13-062 Page 1
Plans and Support Information
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Case No. Attachment C
ZA13-062 Page 1
KW S Structural Consultants
6116 Malvey Avenue • Fort Worth, TX 76116
Phone (817) 377-8383 • schmuhl flash.net
June 8, 2013
Re: Site Plan Application
120 River Oaks Drive
Southlake, Texas 76092
To All Applicable Parties:
The purpose of this site plan submittal and application is that I hope to build two separate 3000
square foot office buildings on Lot 8 in the River Oaks 1 Stonebridge Mice Park I plan on
moving my current structural engineering practice from Fort Worth to Southlake, and the
company will occupy 1500 square feet of building 8-A, with the other 1500 square feet to be
leased (tenant unknown at this time).
The currently approved concept plan for this lot allows for up to 6000 square feet of building on
this lot.
My goal is to build the first 3000 square foot building 8-A (Phase 1), and then build building 8-B
(Phase 2) at a later date.
The expectation is that 3000 square feet of the 6000 square feet will contain professional offices,
with the remaining 3000 square feet to contain medical, dental, or professional offices.
The proposed schedule for Phase 1 would be to start construction in September 2013, with a
proposed move in date (certificate of occupancy) before the end of December 2013.
Please contact me with any questions or comments, or to discuss any item in further detail.
Sincerely,
5iiu iri W. S&muH. Y L
Case No. Attachment C
ZA13-062 Page 2
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Case No. Attachment C
ZA13-062 Page 3
SOUTHLAK.E
SPIN MEETING REPORT
CASE NO. N/A — Formal application pending
PROJECT NAME: Stonebridge Park Southlake, Phase II
SPIN DISTRICT: SPIN # 11
MEETING DATE: April 8, 2013; 7:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3C — 3D
TOTAL ATTENDANCE: Five (5)
• SPIN REPRESENTATIVE(S) PRESENT: Monique Schill # 11
• APPLICANT(S) PRESENTING: Jay Holman
• STAFF PRESENT: Lorrie Fletcher, Planner I; Terry Carpenter, Officer DPS
STAFF CONTACT: Lorrie Fletcher, Planner I: (817)748-8069 or Ifletcher(a)ci.south lake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 100-125 River Oaks Drive.
Development Details
• Revised Site Plan for S-P-2 with Office existing development
• The purpose of this request is to allow smaller buildings on separate existing lots
Presented at SPIN:
Case No. Attachment D
ZA13-062 Page 1
QUESTIONS / CONCERNS
• What kind of fencing will be in the back?
o Whatever is in place with the existing approved S-P-2 zoning; not sure but I believe it is
wrought iron with screening
• Why do they want the lot all the way in the back?
o It's a less expensive lot and his business does not need 1709 exposure.
• What is the setback?
o Whatever is in the S-P-2 zoning; I believe it is 20 feet.
• Will there be parking in the back?
o Not likely; the development is already over parked.
• What about the creek?
o The development is pretty much complete; there may eventually be a small bridge built
to accommodate the creek and remaining lot.
• What is office parking?
o I think it is 2 to 1
• What about trash bins?
o The trash bins will be individually managed. I do not anticipate a lot of trash being
generated from such a low impact use.
• What about lighting?
o The lighting already exists today
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting
minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general
responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to
follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA13-062 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA13-062 Review No.: Two Date of Review: 07/08/13
Project Name: Site Plan — Lot 8, Block 1, River Oaks Addition
APPLICANT: KWS Structural Consultants OWNER:
Kevin Schmuhl Kevin Schmuhl
6116 Malvey Avenue 109 San Jacinto Ct.
Fort Worth, TX 76116 Southlake, TX 76092
Phone: 817-377-8383 Phone: 817-874-7113
Email: schmuhl@flash.net Email: schmuhl@flash.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 07/01/13 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 LORRIE FLETCHER AT (817) 748-8069 OR DENNIS KILLOUGH AT (817) 748-
8072.
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill -over. Light fixtures must comply with the approved lighting
styles as shown in Ordinance 480-474, S-P-2 zoning document.
Tree Conservation/Landscape Review
Case No. ZA13-062 Review No. One Dated: June 19, 2013 Number of Pages: 1
Project Name: River Oaks Addition, Lot 8, Block 1 (Site Plan
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 748-8077
The following comments are based on the review of plans received on June 10, 2013 .
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.
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TREE CONSERVATION COMMENTS:
The development of this property is regulated by the developments Tree Conservation Plan
that was approved in 2005. The Pecan tree was not shown on the approved Tree
Conservation Plan and the two Post Oaks are within the access drive as shown on the
proposed Tree Conservation Plan.
Case No. Attachment E
ZA13-062 Page 1
LANDSCAPE COMMENTS:
All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree
with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color.
Planter islands which have light poles for lighting the parking areas may substitute two (2)
understory/accent trees for the required canopy tree.
# Indicates required items comment.
Indicates informational comment.
Fire Department Review
Case No. ZA13-062 Review No. 1 Dated: 06-19-2013
Project Name: River Oaks Addition
Number of Pages: 1
Contact: Kelly Clements, Assistant Fire Marshal Phone: 817-748-8233 Fax: 817-748-8181
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The following comments are based on the review of plans received on 06-17-2013. Comments may
be incorporated into the formal review to be considered by either the Planning and Zoning
Commission or City Council. It is the applicant's responsibility to contact the department
representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
All commercial buildings are required to have Knox Box rapid entry systems installed.
Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis for un-sprinkled buildings, and within 250 feet of all
exterior portions of sprinkled buildings. Fire apparatus access, if necessary, needs to be an
all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of
fire apparatus. (minimum of 80,000 pounds GVW)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (per 2009 I.F.C. Sec. 503.2.4)
Streets that are to be dead-end until the next phase of construction need to be provided with
an approved turn -around for fire apparatus if the dead-end is more than 150 feet long.
FIRE HYDRANT COMMENTS:
Hydrants to have Hydra-Storz connections with butterfly vanes on pumper outlet for five -inch
diameter hose.
Case No. Attachment E
ZA13-062 Page 2
Hydrants required at a maximum spacing of 300 feet for commercial locations that contain
un-sprinkled buildings and a maximum spacing of 600 feet for commercial locations with
completely sprinkled buildings.
Informational Comments:
No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
All lighting must comply with the Lighting Ordinance No. 693, as amended.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non -Residential Buildings.
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.
Denotes Informational Comment
Case No. Attachment E
ZA13-062 Page 3
Surrounding Property Owners
Lot 8, Block 1, River Oaks Addition
3
1
4
13
1
12
11
2
4
10
15
5
9
1
8
6
7
SPO #
Owner
Zoning
Land Use
Acreage
Response
1
Powell, Charles
SF1-A
Low Density Residential
0.98
NR
2
Powell, Charles
SF1-A
Low Density Residential
1.96
NR
3
Powell, Charles
SF1-A
100-Year Flood Plain, Low Density Residential
3.08
NR
4
Thoennes, Mary Grace
SF1-A
Low Density Residential
1.94
NR
5
O'Leary, Patrick M
SF1-A
Low Density Residential
2.27
NR
6
Kloesel, Gregory B
SP2
Retail Commercial, Low Density Residential
0.92
NR
7
Wells Fargo Bank Na
SP2
Low Density Residential
1.15
NR
8
Wells Fargo Bank Na
SP2
Low Density Residential
0.83
NR
9
Wells Fargo Bank Na
SP2
Low Density Residential
0.84
NR
10
Wells Fargo Bank Na
SP2
Low Density Residential
0.61
NR
11
Wells Fargo Bank Na
SP2
100-Year Flood Plain, Low Density Residential,
Office Commercial
2.17
NR
12
Wells Fargo Bank Na
SP2
100-Year Flood Plain, Low Density Residential
0.64
NR
13
Wells Fargo Bank Na
SP2
100-Year Flood Plain, Low Density Residential
1.16
NR
14
Wells Fargo Bank Na
SP2
100-Year Flood Plain, Low Density Residential,
Office Commercial
1.10
NR
15
Wells Fargo Bank Na
SP2
Office Commercial, 100-Year Flood Plain, Low
Density Residential
2.14
NR
16
Fes Management Llc
SP2
Low Density Residential
2.14
NR
17
Wells Fargo Bank Na
SP2
Low Density Residential
2.14
NR
18
Wells Fargo Bank Na
SP2
Low Density Residential
2.14
NR
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Eighteen (18)
Responses Received: None
NR: No Response
Case No.
ZA 13-062
Attachment F
Page 1