Item 7A13 CITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
July 30, 2014
CASE NO: ZA14-054
PROJECT: Zoning Change and Concept Plan for Harborchase of Southlake
EXECUTIVE
SUMMARY: Silverstone Healthcare Company, LLC and Pacheco Koch Consulting Engineers are
requesting approval of a Zoning Change and Concept Plan for Harborchase of
Southlake on property described as Tracts 4C, 4C1, 4C2 and 4C3, Absalom H.
Chivers Survey, Abstract No. 299, City of Southlake, Tarrant County, Texas and
located at 600, 700 and 750. E. State Hwy. 114 and 900 E. Highland St., Southlake,
Texas. Current Zoning: "AG" Agricultural District. Requested Zoning: "S-P-2"
Generalized Site Plan District. SPIN Neighborhood # 3.
DETAILS: The applicant is requesting approval of a Zoning Change and Concept Plan for
Harborchase of Southlake from "AG" Agricultural District to "S-P-2" Generalized Site
Plan District to develop a three-story senior assisted living facility with 92 assisted
living units and 30 memory care units on approximately 13.78 acres.
The originally submitted Concept Plan showed a common access driveway
connecting through the west side of the property to the existing driveway for the
Onsom Medical Office Building. The applicant has been unable to obtain a common
access easement across the Onsom property, so that driveway connection has
been removed as is noted in the Planning and Zoning Commission motion at their
June 5, 2014 meeting.
A Site Plan must be approved by City Council following a recommendation by the
Planning and Zoning Commission prior to issuance of a building permit.
Dimensioned elevations, a color -coded Landscape Plan and all other required plans
and documents must be submitted and approved with the Site Plan application.
Approval of the Site Plan will be based on its conformance with the approved S-P-2
zoning regulations and the Concept Plan.
VARIANCES
REQUESTED:1. Driveway Ordinance No. 634, Section 5.2.c prohibits commercial, multi -family and
service driveways onto collector or local streets, unless no other access is
available. The applicant is requesting to allow a driveway onto E. Highland St.,
which is a collector street because E. Kirkwood Boulevard is not constructed and
the TxDOT access criteria for S.H. 114 cannot be met.
2. Driveway Ordinance No. 634, Section 5.1, requires the minimum distance to the
S. H. 114 frontage road intersection along E. Highland St. to be 150'. The
applicant is requesting a variance to allow a spacing of approximately 65' from
the proposed driveway on E. Highland St. to the intersection of eastbound E.
Highland St. and the E. S.H. 114 frontage road. The spacing to the intersection
Case No.
ZA14-054
of westbound E. Highland St. and the E. S.H. 114 frontage road is approximately
152', which meets the ordinance requirement.
3. Driveway Ordinance No. 634, Section 5.2.d requires a minimum driveway
stacking depth of 50' for the drive onto Kirkwood Blvd. The applicant is
requesting a variance to allow a stacking depth of approximately 28'.
ACTION NEEDED: Consider 1st reading approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A)
Background Information
(B)
Vicinity Map
(C)
Plans and Support Information — Link to PowerPoint Presentation
(D)
SPIN meeting Report dated May 27, 2014
(E)
Concept Plan Review Summary No. 3, dated June 10, 2014
(F)
Surrounding Property Owners Map and Responses
(G)
Ordinance No. 480-672
(G)
Full Size Plans (for Commission and Council members only)
STAFF CONTACT: Ken Baker
Richard Schell
Case No.
ZA14-054
(817) 748-8067
(817) 748-8602
BACKGROUND INFORMATION
OWNER: D/FW-Hwy 114/Highlands
APPLICANT: Silverstone Healthcare Company, LLC and Pacheco Koch Consulting
Engineers
PROPERTY SITUATION: 600, 700 and 750. E. State Hwy. 114 and 900 E. Highland St., generally
located north of S.H. 114 and west of future Kirkwood Blvd.
LEGAL DESCRIPTION: Tracts 4C, 4C1, 4C2 and 4C3, Absalom H. Chivers Survey, Abstract No.
299
LAND USE CATEGORY: Mixed Use and 100-year Floodplain
CURRENT ZONING: "AG" — Agriculture District
PROPOSED ZONING: "S-P-2" - Generalized Site Plan District
HISTORY: The property was annexed into the City in 1957 and given the "AG"
Agricultural District zoning designation.
There is no development history on the property.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The future land use designations for the site are Mixed Use for the south
and east portions of the site and 100-Year Floodplain for the north and west
portion.
The purpose of the Mixed Use designation is to provide an option for large-
scale, master -planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses.
The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development. New
development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design and
transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance -free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those permitted
in the Public Parks/Open Space, Public/Semi-Public, Low Density
Residential, Medium Density Residential, Retail Commercial, and Office
Commercial categories.
The Floodplain category illustrates areas designated by the August 1995
Federal Emergency Management Agency (FEMA) maps as being in the
100-year floodplain. The "floodplain" is an expanse of natural vegetation and
wildlife, and should be preserved as natural open area. Within the floodplain
is "floodway" that must be kept free of encroachment in order that the 100-
Case No. Attachment A
ZA14-054 Page 1
year flood may be carried without harmful increases in the height of flood
waters. Although it is not to be encouraged, the portion of the floodplain not
in the floodway may be reclaimed for development under certain
circumstances if in accordance with FEMA regulations. The designated land
use for areas of reclaimed floodplain is that of the immediately adjacent
land use category. This designation may also include environmentally
sensitive areas, habitats, or wetlands that may not be in FEMA identified
floodplains.
In addition to the Future Land Use Plan Designations, the majority of the
site also has the EC-1, Employment Center 1, designation on the Optional
Land Use Map. For optimal development opportunities, properties in the
EC-1 land use category should have a minimum contiguous frontage of
1,200 feet. The proposed site has approximately 238 feet of frontage along
E. S.H. 114 to the east of the Onsom Medical Offices and approximately
138 feet of frontage to the west.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows E. S.H. 114 to be a
variable width freeway, E. Highland St. to be a two-lane undivided collector
with 70' of right of way and the future Kirkwood Blvd. to be a four -lane
divided arterial with 100' of right of way. Adequate right of way is shown on
the Concept Plan.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows a <8' sidewalk
planned along the south side Kirkwood Blvd. and along the north side of E.
Highland St. A 5' sidewalk is shown on the Concept Plan along the north
side of E. Highland St. and a 6' sidewalk is required, so a review comment
has been added. The required 6' sidewalk along the west side of Kirkwood
Blvd. is shown on the Concept Plan. The Pathways Master Plan and
Sidewalk Plan shows an 8' multi -use trail along the E. S.H. 114 frontage
road and an 8' multi -use trail is shown on the Concept Plan.
Maior Corridors Urban Design Plan
The following recommendations pertain to private development along S.H.
114:
Preserve existing natural view corridors where appropriate.
Specifically, tree stands along the highway should be preserved
when they terminate views from the highway.
In order to maximize regional access and limit the impact of strip
retail development, retail and restaurant development should be
concentrated at interchanges in 1-2 story buildings with higher
intensity office and institutional uses at mid -block locations.
Establish appropriate scale and bulk standards for buildings along
the highway, specifically at mid -block locations. Buildings should be
4 — 6 stories tall and step down as they move away from the
highway corridor. Buildings over three stories should be articulated
along the first three floors. Materials on the lower floors should be
brick, stone or other approved masonry. Low -profile, single story
Case No. Attachment A
ZA14-054 Page 2
pad buildings that tend to blend into the background and have
limited visibility from the highway are discouraged.
All windows on buildings should be vertically oriented and be
articulated with a 4-inch reveal to avoid solid, flat walls, and to
create shadow lines and surface texture. Glass curtain walls and
facades with more than 60% glass along any elevation shall be
discouraged. Along retail store fronts, 1' — 2' high knee walls shall
limit the amount of glass along each fagade visible from public
streets.
• The view of surface parking from the highway should be limited.
Surface parking lots should be designed to be in smaller pods (no
more than 200 parking spaces) with increased landscaping and
pedestrian accessways.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development will have access onto E. Highland St. and the
E. S.H. 114 frontage road. A drive is also proposed onto the future
Kirkwood Blvd.
* Based on the 2013 City of Southlake Traffic Count Report
Traffic Impact
* Vehicle Trips Per Day
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: There is approximately 26% tree cover on this site. The plan is showing to
preserve 61.64% of the existing canopy on the plan, but the trees in the
Kirkwood Blvd. right of way are shown as to be preserved. The plan will be
revised to show the trees in Kirkwood Blvd. as "To Be Removed" and the
percentage of existing tree canopy to be preserved recalculated. The
revised plan will be presented at the June 17, 2014 City Council meeting.
The "S-P-2" zoning district does not require the applicant to preserve any
minimum amount of trees but rather makes their tree preservation plan
subject to City Council approval. The minimum percentage required to be
preserved if this was a straight zoning case is 60%.
Case No. Attachment A
ZA14-054 Page 3
UTILITIES: The utility plan shows water connections to the existing 12" water line in E.
S.H. 114 and a sewer connection to the 8" sewer line in E. S.H. 114.
CITIZEN INPUT: A SPIN meeting was held for this project on May 27, 2014. A copy of the
report for this meeting can be found under Attachment `D' of this staff
report.
I»e1klkllk[evil k11tk•]kIIk[0
COMMISSION ACTION: June 5, 2014; Approved (5-0) subject to Concept Plan Review Summary
No. 2, dated May 30, 2014 and the Staff Report dated May 30, 2014,
granting each of the three variances to Driveway Ordinance No. 634 as
presented and noting the applicant's amendment to the plan to remove the
curved access road to the west.
CITY COUNCIL ACTION: June 17, 2014; Tabled on consent to the August 5, 2014 meeting.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated June 10, 2014.
Case No. Attachment A
ZA14-054 Page 4
ND ST
Vicinity Map
Harborchase of Southlake
ZA14-054
Zoning Change and
N Concept Plan
w F
0 330 GGO
S
1,320
� Feet
Case No. Attachment B
ZA14-054 Page 1
Plans and Support Information
Concept Plan
-- --- -- `--
I I
i I
1FLO
dd ml y D�tti (APLNx J/y
3 81 L.0D. - Ioa>R riooro�ux
sl; / RguwaEA�
RIW o �wtir «� ouro lm
•�� �prr. i�T. �
{raa raml
PROPOffII "
bE1EMTON POIIO j
en •wr �,, r�
L-I48.5a, '� J ONSON
�-]659.a9 ufAM4 OFT+CE cek
OO1'O6'9O' \ V "I
N52'39'99
I \
1 k l SLicRC : 9R+
\ �I
1
w.�'-R ]wE,.m°xrt�ixe re! C Y uL� RUHmIE xP4G ` � jrg e
acme 4 E _ 1
r.�
I. �caRre ]e RE Re°e 1mR+nS uh w RPrll Fe: inawl [axn,
xc pwy I
Case No.
ZA14-054
ZpvlxG - I
Attachment C
Page 1
S-P-2 Zoning Narrative and Regulations
,4 Pacheco Koch
May 29, 2014
PK No.: 2399-14.166
Mr. Richard Schell
Principal Planner
CITY OF SOUTHLAKE
Planning & Development Services
1400 Main Street, Suite 310
Southlake, Texas 76092
Re: HARBORCHASE OF SOUTHLAKE
S.H. 114 and Highland Street
Zoning 8 Concept Plan (S-P-2)
ZA14-054
Southlake, Texas
Dear Mr. Schell:
We respectfully submit this narrative to support the Zoning and Generalized Site Plan (S-P-2)
applications for HarborChase of Southlake. The subject property is located at the northwest
corner of S.H. 114 and Highland Street and currently zoned as Agriculture (AG) District. The
intent of the Developer is to re -zone from Agriculture (AG) District to Generalized Site Plan (S-P-2)
District for a Senior Assisted Living Facility. The surrounding areas include commercial and
undeveloped tracts of land.
The subject property will be confined to the east by Future Kirkwood Boulevard (100' Arterial),
Future Highland Street (70' Collector) to the south, S.H. 114 Frontage Road to the southwest,
commercial property to the west, and a City Park to the north. The development will be served
with two driveways: a shared driveway accessed thru Onsom Medical Offices and secondary
driveway proposed on Highland Street.
PERMITTED USE
The permitted use is a Senior Assisted Living Facility in compliance with Zoning Ordinance No.
480, Section 45.8, as amended.
DEVELOPMENT REGULATIONS
The development regulations shall comply with the "0-1" Office District zoning and all
requirements under Zoning Ordinance No. 480, Section 45.8, "Specific Requirements for Assisted
Living Facilities" with the following exceptions:
a. Height: The proposed three (3) story building shall have a maximum height of accent
elements of sixty-two (62) feet. Refer to attached renderings to illustrate intent of look
and feel.
b. Front Yard: There shall be a front yard of not less than fifty(50) feet along S.H. 1 14 and
thirty(30) feet along Future Kirkwood Boulevard, respectively
c. Side Yard: There shall be a side yard of not less than fifteen (15) feet.
d. Bufferyards allowed as shown on the concept plan.
e. Horizontal and vertical articulations: The horizontal and vertical building articulations will
follow the existing City of Southlake guidelines.
8350 N Central Expwy - Suite 1000 - Dallas, TX 75206-1612 - T: 972.235.3031 - F: 972.235.9544 - pkce.com
Case No. Attachment C
ZA14-054 Page 2
Mr. Richard Schell
May 29, 2014
Page 2
f. Existing and Proposed Fences: Existing fences will be removed along the perimeter of the
subject property and will not be replaced. Proposed fencing is not expected for the site
improvements.
The proposed development, HarborChase of Southlake, will be a Senior Assisted Living and
Memory Care Facility offering 122 dwelling units total, which will consist of 92 assisted living
units and 30 memory care units. Each unit complies with the minimum floor areas required
for Type "B" facilities by the Texas Department of Aging and Disability Services, as shown in
Section 45.8(f) of the Zoning Ordinance No. 480.
Specifically, HarborChase of Southlake will offer the following units for Assisted Living and
Memory Care:
Assisted Living Units (Type "B")
Type of Unit
Minimum Size
of Unit (S.F.)
Proposed Size of
Unit (S.F.)
Quantity of
Units
One (1) Bed Unit
300 S.F.
509 S.F. - 721 S.F
74
Two (2) Bed Unit
500 S.F.
500 S.F. - 530 S.F.
18
Total Number of Assisted Living Units
92
Note: Minimum size of unit based on Type "B" facilities by the Texas Department of Aging
and Disability Services.
Memory Care Units (Type "B")
Type of Unit
Minimum Size
of Unit (S.F.)
Proposed Size of
Unit (S.F.)
Quantity of
Units
One (1) Bed Unit
300 S.F.
500 S.F. - 530 S.F.
22
Two (2) Bed Unit
500 S.F.
500 S.F.
8
Total Number of Memory Care Units
30
Note: Minimum size of unit required based on Type "B" facilities by the Texas Department of
Aging and Disability Services.
VARIANCES
In addition to the information already provided for this project, two (2) variances are also being
requested for this development. Specifically, as follows:
Variance #1: A variance to permit the installation a commercial driveway on a Collector.
The City of Southlake Driveway Ordinance No. 634, Section 5.2.c, prohibits commercial, multi-
family, and service driveways onto collector or local streets. Currently, Highland Street is a 20'
wide asphalt road, however, the City's Master Thoroughfare Plan defines this road to be a 70'
Collector in the future. We request a variance from the City of Southlake Driveway Ordinance,
Section 5.2.c, based on the following:
• Access to Highland Street will allow the Senior Assisted Living Facility primary access for
residents and visitors and allow for emergency and fire rescue services.
Variance #2: A variance to allow the location of the proposed commercial driveway on
Highland Street to be less than the 150 feet required minimum.
Case No. Attachment C
ZA14-054 Page 3
Mr. Richard Schell
May 29, 2014
Page 3
The City of Southlake Driveway Ordinance No. 634, Section 5.1, Table One, requires a minimum
150 feet of driveway spacing to an intersection along a Collector. Because of the proximity and
layout of the existing intersection of Highland Street and S.H. 114 Frontage Road, the westbound
spacing is met, however, the eastbound spacing is not. We request a variance from the City of
Southlake Driveway Ordinance, Section 5.1, Table One, based on the following:
• Similar to Variance # 1, the commercial driveway on Highland Street will serve as the
primary access to the site.
• The driveway will be located entirely on the property without requiring a shared access
agreement from the property owner to the east.
We request your review and approval of the variances, zoning change, and Generalized Site
Plan(S-P-2) for HarborChase of Southlake. The proposed development will offer an attractive
facility with enhanced building exterior features and landscape improvements that will
complement the surrounding neighborhood, while preserving a rural scenery.
If you have any questions or need any additional information in regards to the request or
submittal, please don't hesitate to call me.
Sincerely,
Javier C,. aramillo, P.E.
JDJ/dtn
2399-14.166_2014-05-29_Zoning-Concept Site Plan S-P-2 Narrative
cc: Tom Dwyer-Silverstone Healthcare Company, LLC.
Robert Lawyer - BOKA Powell
Case No. Attachment C
ZA14-054 Page 4
Comparison of 0-1 Office District and S-P-2 Regulations
Regulation
0-1 Office District
S-P-2 Regulation
Max. Height
2 '/2 Stories & 35'
3 Stories and 62' for Accent
Elements
Front Yard
50' on S.H. 114 & 30'
same
Side Yard
15'
same
Rear Yard
10,
same
Lot Coverage
50%
same
Floor Area
Min. 3,000 s.f.
same
Max. Impervious Coverage
65%
same
Case No. Attachment C
ZA14-054 Page 5
JUSOUTHLAKE
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION
M:11kiI�JI=1A111kiLem :11aQ A 0
ZA14-054
Harborchase
SPIN # 3
May 27, 2014; 6:00 PM
1400 Main Street, Southlake, TX
City Council Chambers
TOTAL ATTENDANCE: Twelve (12)
• SPIN REPRESENTATIVE(S) PRESENT: Randy Robbins, Place 3; Craig Rothmeier,
Place 2; David Alexander, Place 5; Bobbie Heller, Place 6; and Monique Schill, Place 7
• APPLICANT(S) PRESENTING: Tom Dwyer, Silverstone Healthcare Company and 1
other
STAFF PRESENT: Patty Moos, Planner I
STAFF CONTACT: Patty Moos, Planner I: (817)748-8269 or pmoosCc�ci.south lake. tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at the intersection of SH114 and E. Highland Street
• Will be located on the south side of the future extension of E. Kirkwood Boulevard
• Approximately 13.8 acres
Development Details:
Assisted living and memory care facility
It is a joint venture between Silverstone and Harbor Retirement Association
• 112,000 sf building with 2 and 3 story floors constructed of steel, concrete, and masonry
First floor is approximately 65,000 sf
• 90 assisted living units and 30 memory care units
• Facility will have a park like setting with butterfly garden, vegetable and flower gardens
areas for residents to tend, and possible dog park area
Case No. Attachment D
ZA14-054 Page 1
Presented at SPIN:
Site Location
e'
story
� o �
SILvotmNE HEAL-nicARE CONPANY.LLc Hnq?!,C"ASF
..._.,.�. P01Allil �.'ai
Development Plan
Case No. Attachment D
ZA14-054 Page 2
Site Plan
Facility Rendering
Case No. Attachment D
ZA14-054 Page 3
HarborChase of Southlake
Pet Friendly,
Community and
Butterfly Gardens
77 -'Ail
- .l�r
HarborChase of Southlake —Amenities
I - 1� * I xi
Facility Interior
QUESTIONS / CONCERNS:
• Is there enough parking for the site?
o Yes, parking for visitors, some for residents, and staff (1 space for .75 beds)
• Have you looked drainage for the site?
o The site is near the floodplain and the civil drawings will address the drainage
and grading for the site.
• Do you have any security features for the residents to keep them on site and from
leaving the site?
Memory care residents will be in a secured area of the facility. Technology is
available to monitor patients.
• How many units are in the facility?
0 120 units: 90 assisted living and 30 memory care with no independent living
rooms.
• What is the average age of the residents?
0 85
• What is the average stay of the residents?
0 3-4 years average stay
Case No. Attachment D
ZA14-054 Page 5
• Do patients lease by the year, month or buy the rooms?
Residents rent the rooms month to month.
• What is the turnover rate?
10% turnover rate per year on average.
• What is the cost for the rooms?
Average cost is $3,800/month. Discounts are available for family members.
• Is there any facility in the area similar?
Watermere is comparable, but has buy in or rental units available. Harborchase
is different as it is strictly room rental and does not have the buy in product.
• How does the size of this facility compare to Watermere?
Watermere is larger.
• What is the development time for this project?
Development will take 12-13 months to be constructed.
• Is your group a long term or short term owner for the property?
The owners are long term.
Presentation ended: 6:25 pm
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
ZA14-054 Page 6
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA14-054 Review No.: Three
Project Name: Concept Plan — Harborchase of Southlake
APPLICANT: Javier Jaramillo
Pacheco Koch
8350 N. Central Expy. #1000
Dallas, TX
Phone: (972) 235-3031
E-mail: jjaramillo@pkce.com
Date of Review: 06/10/14
OWNER: Tom Dwyer
Silverstone Healthcare Company, LLC
3710 Rawlins St, Suite 800
Dallas, TX 75219
Phone: (214) 561-2830
E-mail: tdwyer@silverstonehc.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
06/10/14 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) 748-8072.
Please make the following changes to the Zoning and Land Use Designations:
a. Correct the LUD on the Onsom Medical Office property to LUD = Mixed Use and
Floodplain
b. Correct the LUD for the Harborchase property to LUD = Mixed Use and Floodplain.
c. Please remove the LUD and Zoning from the properties to the south of the SH114
frontage road since the plan is not showing the full right of way of SH 114.
2. Remove the dashed lines that extend south from the property lines at the SH114 frontage road.
3. The Pathways Master Plan and Sidewalk Plan shows a <8' sidewalk planned along the south
side Kirkwood Blvd. and along the north side of E. Highland St. A 5' sidewalk is shown on the
Concept Plan along the north side of E. Highland St. and a 6' sidewalk is required. Please
change the sidewalk width to 6' on the plan. (See Public Works comments regarding escrowing
funds for the Kirkwood Blvd. sidewalk).
4. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). The following changes are needed:
a. Dedicate a cross access easement by plat on the Harborchase driveway connection.
b. A cross access easement on the property to the east must recorded by separate instrument
with the County to allow the driveway connections to Kirkwood Blvd. as shown.
Driveway Ordinance No. 634, Section 5.2.c prohibits commercial, multi -family and service
driveways onto collector or local streets. A variance has been requested.
Driveway Ordinance No. 634, Section 5.1, requires the minimum distance to the S. H. 114
frontage road intersection along E. Highland St. to be 150'. A spacing of approximately 65'
from the proposed driveway on E. Highland St. to the intersection of eastbound E. Highland
St. and the E. S.H. 114 frontage road is shown. A variance has been requested. The
spacing to the intersection of westbound E. Highland St. and the E. S.H. 114 frontage road
is approximately 152', which meets the ordinance requirement.
Case No. Attachment E
ZA14-054 Page 1
e. Driveway Ordinance No. 634, Section 5.2.d requires a minimum driveway stacking depth of
50' for the drive onto Kirkwood Blvd. and approximately 28' is shown. Please move the
stacking depth dimension on the Concept Plan to the north to show the distance from the
Kirkwood right of way to the first turning movement. A variance has been requested.
5. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill -over.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
There is approximately 26% tree cover on this site. The plan is showing to preserve 61.64% of the
existing canopy on the plan, but the trees in the Kirkwood Blvd. right of way are shown as to be
preserved. Please revise the plan to show the trees in Kirkwood Blvd. as "To Be Removed" and
recalculate the percentage of existing tree canopy to be preserved. The "S-P-2" zoning district does
not require the applicant to preserve any minimum amount of trees but rather makes their tree
preservation plan subject to City Council's approval. The minimum percentage required to be
preserved if this was a straight zoning case, which is 60%.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
A color -coded Landscape Plan that includes the required interior landscape and bufferyards
plantings will be required with Site Plan approval.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Case No. Attachment E
ZA14-054 Page 2
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
Eel Ell kIEllMA Wd91Ly,I►yilEll k111&_1
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Construction within SH 114 right of way shall require a permit from TxDOT.
3. Label the distances to the nearest drives or street intersections in both directions from the
proposed drive.
Street intersections shall comply with TDLR/ADA accessibility standards.
Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
Sidewalk widths shall conform to the Southlake Pathways Plan.
Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
ACCESS/ROADWAYS:
1. Funds will need to be escrowed for two 12-foot concrete lanes, curb and gutter, etc. of Kirkwood
Boulevard for the length of Kirkwood Boulevard that is located on this property.
2. Funds will need to be escrowed for a 6-foot wide sidewalk along the proposed Kirkwood Boulevard
at ($5/sf of sidewalk).
3. A common access easement/agreement will need to be in place for the driveway across the
adjacent property to Kirkwood Blvd.
4. Consider locating the driveway on Highland on the property line creating a shared access with the
adjacent property.
INFORMATIONAL COMMENTS:
Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days 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:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre -construction, construction and post -construction erosion control measures.
Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
A right of way 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.
Case No. Attachment E
ZA14-054 Page 3
A Developer Agreement may 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 acceptable to Public Works prior to placing the Developer's Agreement
on the City Council agenda for consideration.
Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
* = Denotes informational comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements(cD-ci.southlake.tx.us
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for all residential buildings regardless of
square footage. (per 2009 I.F.C. Sec. 903.3.1.3 as amended) All balconies, patios and garages
must be protected by the sprinkler system installed in residential buildings. (Also, if the porte-
cochere is comprised of combustible construction, it must be protected by the automatic
sprinkler system)
All sprinkled buildings are required to be equipped with audible fire alarm devices, coverage
must also be provided in all bedroom areas to maintain compliance with NFPA 72 and the 2009
1 FC.
A complete set of plans for the underground fire protection line, fire sprinkler system and fire
alarm system shall be submitted to Reed Fire Protection for review and approval at 14135
Midway Road in Addison, Texas 75001. Business phone is 214-638-7599.
A Knox Box Rapid Key entry system shall be installed on the building near access to the riser
room, and near the front entrance to the building. Keys must be provided to access all areas of
the building. The Knox Box can be ordered on the Internet at www.knoxbox.com.
A 5 inch Fire Department Connection shall be installed on the building or remotely, with a
locking Knox cap attached to the FDC to prevent debris from entering the connection.
An audible/visual fire alarm device must be installed above the Fire Department Connection on
the building, or if the FDC is a remote, as near as possible to the FDC to indicate when a fire
alarm condition is present in the building.
Approved building address shall be posted on all new buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. All numbers shall
contrast with their background.
Electrical, Mechanical, Roof Access, Elevator Equipment, Fire Alarm Panel, Sprinkler Riser and
all other pertinent rooms must be labeled with appropriate signage.
Emergency and Standby Power Systems must comply with Section 604 of the International Fire
Code and NFPA 110 and 111.
Community Service/Parks Department Review
Case No. Attachment E
ZA14-054 Page 4
Peter Kao
Construction Manager
817-748-8607
pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting
fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for
further details.
Land/park dedication requirements:
Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of
park land for every fifty (50) non-residential gross acres of development.
If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in
the amount of $2400 per gross acre x 13.779 acres= $33,069.60 will be required. Fees will be collected
with the approved developer's agreement.
Pathway Comments:
1. Provide pathways consistent with the Southlake Master Pathways Plan.
2. Provide pedestrian access to Trail System connections from each building.
3. Provide concrete sidewalks on both sides of all public and private streets consistent with Article
V Street and Right -Of -Way Requirements of the Subdivision Ordinance and all State of Texas
accessibility requirements.
General Informational Comments
A SPIN meeting for this project was held on May 27, 2014.
A site plan must be approved by City Council following a recommendation by the Planning and
Zoning Commission prior to issuance of a building permit. Dimensioned elevations, a color -coded
landscape plan and all other required plans and documents must be submitted with the Site Plan
application. Approval of the Site Plan will be based on its conformance with the S-P-2 zoning
regulations and Concept Plan.
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 from 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.
Case No. Attachment E
ZA14-054 Page 5
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 permit from TxDOT must be obtained prior to any curb cut along SH 114.
Denotes Informational Comment
Case No. Attachment E
ZA14-054 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Harborchase of Southlake
oN� �9 91s o
220 924 K
S� 9»
'21 925 020 1204
900 1200 1202
],NC-L
1201 1203 1207 120
430
4jp
480
ss
431 `S00
AS,
100
IR
sss
S
4
610
141 S0>
�00 1020
HIGHLAND ST 69S �s 930 loco
0 1000
555 651 1280
p00
1301 133
S0
900
W
o Q
0`SO
1.
Smith, Kenneth
B2
E State Hwy 114
0.98
NR
2.
Smith, Kenneth
B2
575 E State Hwy 114
1.10
NR
3.
Cedar Ridge Office Park
Owners
SP1
E State Hwy 114
5.61
NR
4.
Varklan Llc
SP1
850 E State Hwy 114
1.14
NR
5.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.99
NR
6.
D/Fw-Hwy 114/Highlands
AG
E State Hwy 114
1.05
F
7.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.86
NR
8.
Onsom Llc
SP1
630 E State Hwy 114
19.71
NR
9.
Burgess, Derrell & Martha Jo
AG
1360 N Carroll Ave
10.22
NR
10.
Highland Group Jv
C3
N Carroll Ave
2.53
NR
11.
Oscar Wolfe Family Cemetery
CS
E Highland St
0.54
NR
12.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.60
NR
13.
Chang, Chin J Etal
AG
E State Hwy 114
0.36
NR
14.
J G J Inc
AG
655 E Highland St
0.35
NR
15.
J G J Inc
AG
E State Hwy 114
0.54
NR
16.
Southlake, City Of
ECZ
480 E State Hwy 114
0.44
NR
17.
Hines Southlake Land Lp
ECZ
1500 N Carroll Ave
0.50
NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Seventeen (17)
Responses Received: One (1)
Case No. Attachment F
ZA14-054 Page 1
Notification Response Form
ZA14-054
Meeting Date: June 5, 2014 at 6:30 PM
D/Fw-Hwy 114/Highlands
462 Oak Shore Dr
Canyon Lake Tx 78133
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position:
Signature:
Additional
Printed Nai
Must be property o%
Phone Number (optional): 2 L0 J q - 4)9q
Case No.
ZA14-054
Attachment F
Page 2
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-672
AN ORDINANCE AMENDING ORDINANCE NO.480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING DESCRIBED AS TRACTS 4C, 4C1,
4C2 AND 4C3, ABSALOM H. CHIVERS SURVEY, ABSTRACT NO.
299, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 13.779 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT TO "S-P-2" GENERALIZED SITE PLAN
DISTRICT AS DEPICTED ON THE APPROVED CONCEPT PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT
"B", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN
THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
Case No. Attachment G
ZA13-138 Page 1
District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health and the general welfare; effect on light and air; effect on the over -crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly
Case No. Attachment G
ZA13-138 Page 2
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over -crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has
been a change in the conditions of the property surrounding and in close proximity to the tract or
tracts of land requested for a change since the tract or tracts of land were originally classified and
therefore feels that the respective changes in zoning classification for the tract or tracts of land are
needed, are called for, and are in the best interest of the public at large, the citizens of the city of
Southlake, Texas, and helps promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Being legally described as Tracts 4C, 4C1, 4C2 and 4C3, Absalom H. Chivers
Survey, Abstract No. 299, City of Southlake, Tarrant County, Texas, being
Case No. Attachment G
ZA13-138 Page 3
approximately 13.779 acres, and more fully and completely described in Exhibit "A"
from "AG" Agricultural District to "S-P-2" Generalized Site Plan District as depicted
on the approved Concept Plan attached hereto and incorporated herein as Exhibit
"B," and subject to the following conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over -crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most
Case No. Attachment G
ZA13-138 Page 4
appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
Case No. Attachment G
ZA13-138 Page 5
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place for
a public hearing thereon at least ten (10) days before the second reading of this ordinance, and it
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2014.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2014.
MAYOR
ATTEST:
Case No. Attachment G
ZA13-138 Page 6
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA13-138
Attachment G
Page 7
EXHIBIT "A"
Being described as Tracts 4C, 4C1, 4C2 and 4C3, Absalom H. Chivers Survey, Abstract No.
299, City of Southlake, Tarrant County, Texas, being approximately 13.779 acres, and more
fully and completely described below:
Case No. Attachment G
ZA13-138 Page 8
*AV :I11.11 M 1.1
Reserved for approved concept plan and zoning documents
Case No.
ZA13-138
Attachment G
Page 9