Department of Planning & Development Services

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1 Department of Planning & Development Services S T A F F R E P O R T February 9, 2015 CASE NO: PROJECT: EXECUTIVE SUMMARY: ZA Plat Revision for Lots 25R-1A, 25R-1B and 25R-1C, Block 1, Woodland Heights Addition On behalf of Southlake Professional Park, LLC, JDJR Engineers and Consultants, Inc. is requesting approval of a Plat Revision for Lots 25R-1A, 25R-1B and 25R-1C, Block 1, Woodland Heights Addition on property described as Lot 25R-1, Woodland Heights Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 1901 E. Southlake Blvd., Southlake, Texas. Current Zoning: S-P-1 Detailed Site Plan District. SPIN Neighborhood # 8. DETAILS: The applicant is requesting approval of a Plat Revision for Lots 25R-1A, 25R- 1B and 25R-1C, Block 1, Woodland Heights Addition to divide one existing lot approximately 2.07 acres in size into three lots that conform to the approved Zoning Change and Site Plan for Southlake Professional Park (ZA14-070). A Zoning Change and Site Plan for Southlake Professional Park from C-1 Office District to S-P-1 Detailed Site Plan District that includes three office buildings totaling approximately 17,922 square feet was approved by City Council on August 19, The following variances to the Driveway Ordinance were approved with the Zoning Change and Site Plan for Southlake Professional Park: 1. The driveway stacking depth at this location requires a minimum of fifty feet (50 ). The approved Site Plan shows a minimum stacking depth of approximately twenty-nine feet (29 ). 2. The minimum distance to an intersection for a commercial driveway on a local street is one-hundred feet (100 ). The approved Site Plan shows a minimum distance of approximately eighty-five feet (85 ). The Plat Revision shows the required cross access easements along the driveways. A cross access, maintenance and reciprocal parking agreement that establishes a property owner s association must also be recorded and a copy submitted to the City prior to the plat being filed. ACTION NEEDED: Consider approval of a Plat Revision ZA14-154

2 ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Link to PowerPoint Presentation (D) Plat Review Summary No. 2, dated January 30, 2015 (E) Surrounding Property Owners Map and Responses (F) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817) Richard Schell (817) ZA14-154

3 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: HISTORY: CITIZEN INPUT: TRANSPORTATION ASSESSMENT: PATHWAYS MASTER PLAN: WATER & SEWER: TREE PRESERVATION: Southlake Professional Park, LLC JDJR Engineers and Consultants, Inc East Southlake Boulevard Lot 25R1, Block 1, Woodland Heights Addition Office Commercial S-P-1 Detailed Site Plan District -A zoning change for the northern portion of Lot 25, Block 1 was approved by City Council March 27, 1990, for C-1 Neighborhood Commercial District (ZA90-003). -A plat revision for Lots 25R1 and 25R2, Block 1, Woodland Heights Addition was approved by City Council September 21, 1993 (ZA93-068); -A site plan was approved December 16, 1997 for two two-story buildings having approximately 9,900 square feet of floor area each (ZA97-149). - A Zoning Change and Site Plan for Southlake Professional Park from C-1 Office District to S-P-1 Detailed Site Plan District that includes three (3) general medical office buildings totaling approximately 17,922 square feet was approved by City Council on August 19, A SPIN meeting for this project was held May 13, A summary report is included in Attachment C of this report. The Master Thoroughfare Plan designates East Southlake Blvd. as a 130 Regional Boulevard, F.M And, Westwood Drive is a local street. The Pathways Master Plan and Sidewalk Plan show a planned on-street bikeway and a completed 8 trail on both sides of E. Southlake Blvd. The proposed site plan shows an 8 sidewalk along the northern boundary on the south side of Southlake Blvd. and a 5 sidewalk along the western boundary / east side of Westwood Drive. An 8-inch water line currently exists along the east side of Westwood Drive. An 8-inch sanitary sewer line currently exists along the west side of Westwood Drive. The approved Tree Preservation Plan shows approximately 31.24% of existing tree coverage being preserved. PLANNING AND ZONING COMMISSION ACTION: February 5, 2015; Approved (6-0) subject to Plat Review Summary No. 2, dated January 30, 2015, subject to the staff report dated January 30, 2015 and noting for the record that the prior two variances that were Attachment A ZA Page 1

4 approved remain in full force and effect. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated January 30, Attachment A ZA Page 2

5 Attachment B ZA Page 1

6 APPROVED SITE PLAN Attachment C ZA Page 1

7 PROPOSED PLAT REVISION Attachment C ZA Page 6

8 SPIN MEETING REPORT CASE NO. Case Number Pending PROJECT NAME: Southlake Professional Park SPIN DISTRICT: SPIN # 8 MEETING DATE: May 13, 2014; 6:00 PM MEETING LOCATION: 1400 Main Street, Southlake, TX City Council Chambers TOTAL ATTENDANCE: Thirty-seven (38) SPIN REPRESENTATIVE(S) PRESENT: David Alexander and Monique Schill APPLICANT(S) PRESENTING: Curtis Young, Sage Group STAFF PRESENT: Patty Moos, Planner I STAFF CONTACT: Patty Moos, Planner I: (817) or pmoos@ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation: The property is located at1901 E. Southlake Boulevard at the southwest corner of E. Southlake Boulevard and Westwood Drive Zoned C-1 with 2 story office building originally proposed and approved. Site surrounded by office buildings Development Details: Proposed 3 one story office buildings seeking SP-1 zoning with O-1 uses Elevations will be masonry; pitched roofs; residential looking; may have shaded parking Landscaped High quality development Existing perimeter trees to remain. Attachment C ZA14- Page 6

9 Presented at SPIN: SOUTHLAKE BLVD. Site Plan Building Elevation Building Elevation Attachment C ZA Page 7

10 QUESTIONS / CONCERNS: Did you check on the permitted uses for the O-1 zoning? o Yes. No banks- office uses only, may be medical. Like the layout of the building. o Wanted to make the sure the uses are compatible uses for the zoning. Is the owner going to sell or lease the buildings? o The owner could lease or sell the buildings. Where is the dumpster location? o The dumpster is located on the east side of the parking lot, south of the east building. Concerned about the parking lot lights. o Will look into shielding the lights. Are you asking for reduced parking lot requirements? o No, the plan will have enough parking for the uses. Will you need to have fire sprinklers in the building? o No, they are less than 6,000 sf. Meeting ended: 7:50 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. Attachment C ZA Page 8

11 PLAT REVIEW SUMMARY : ZA Review No.: Two Date of Review: 01/30/15 Project Name: Plat Revision Lots 25R-1A, 25R1-B and 25R1-C, Block 1, Woodland Heights Addition APPLICANT: Jim Dewey, Jr. JDJR Engineers 2500 Texas Dr. #100 P.O. Box Irving, TX Dallas, TX DEVELOPER: Myung S. Lee Southlake Professional Park, LLC Phone: (972) Phone: jdjr@jdjr.com debrac@jdjr.com jlee@caremaster.biz CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/14/15 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 RICHARD SCHELL AT (817) The Plat Revision must conform to the underlying Zoning and Site Plan (ZA14-070) and all associated requirements. 2. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended. The following items are not compliant: a. In review of the proposed submitted site plan, the stacking depth for the north driveway indicates approximately 29 ; the stacking depth for the south driveway indicates approximately 30. The Driveway Ordinance No. 634, as amended, for this location requires a minimum stacking depth of 50. A variance was approved with the Zoning and Change and Site Plan for Southlake Professional Park (ZA14-070). b. The Driveway Ordinance requires a minimum distance to an intersection of 100 for a commercial driveway on a local street and approximately 85 is shown on the proposed site plan. A variance was approved with the Zoning and Change and Site Plan for Southlake Professional Park (ZA14-070). 3. A cross access, maintenance and reciprocal parking agreement that establishes a property owner s association must be recorded and a copy submitted to the City prior to the plat being filed. 4. Provide easements for water, sewer and/or drainage in compliance with approved construction plans. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: Attachment D ZA Page 1

12 1. Although the north access drive is within the critical root zone area of the existing tree north of it, the submitted Tree Conservation Plan complies with the approved Tree Conservation Plan. * 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. * Indicates informational comment. # Indicates required items comment. Steve Anderson, P.E., CFM Civil Engineer Phone: (817) GENERAL COMMENTS: Public Works/Engineering Review 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Construction within FM 1709 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. 3. Label the distances to the nearest drives or street intersections in both directions from the proposed drive. 4. Proposed private streets must be constructed to conform to City street standards. (Site specific) 5. Provide Traffic Impact Analysis threshold worksheet including calculations and site plan. * Street intersections shall comply with TDLR/ADA accessibility standards. * 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: EASEMENTS: 1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15 minimum and located on one lot not centered on the property line. A 20 easement is required if both storm sewer and sanitary sewer will be located within the easement. 2. Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city s Storm Drainage Policy does Attachment D ZA Page 2

13 not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section , Texas Water Code. 3. The proposed X water/sanitary sewer/storm sewer line shall be in a dedicated easement prior to construction. Proposed easements shall be dedicated by plat. 4. Civil construction plans shall include plan sheets for pre-construction, post-construction and permanent erosion control measures and stabilization. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. WATER COMMENTS: 5. Minimum size for water lines is Clearly label all public and private lines. 7. Commercial and industrial developments require fire hydrant spacing of 300 maximum for non-sprinkled buildings or 600 for sprinkled buildings. * Water lines cannot cross property lines without being in an easement or right of way. * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. SANITARY SEWER COMMENTS: 8. Minimum size for sanitary sewer is 8. Sanitary sewer service lines shall connect to public sanitary sewer system built to City standards. 9. Clearly label all public and private sanitary sewer lines. * Sanitary sewer in easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: 1. Clearly label all private and public storm lines. 2. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm sewer: 30 RCP and under - 15 easement RCP - 20 easement RCP - 25 easement RCP - 30 easement Over 102 RCP 3.5 times diameter Attachment D ZA Page 3

14 * Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. * Property drains into a Critical Drainage Structure #15 and requires a fee to be paid prior to beginning construction ($406.50/Acre). * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No INFORMATIONAL COMMENTS: * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-construction, construction and post-construction erosion control measures. * A right of way permit shall be obtained from the Public Works Operations Department (817) to connect to the City s sewer, water or storm sewer system. * 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 *=Denotes informational comment. Kelly Clements Assistant Fire Marshal Phone: (817) kclements@ci.southlake.tx.us No comments. Peter Kao Construction Manager Phone: (817) pkao@ci.southlake.tx.us Park Board comments or recommendations: Fire Department Review Community Services Review 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) 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. Attachment D ZA Page 4

15 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 2.07 acres= $ will be required, if not already paid. Fees will be collected with the approved developer s agreement. ============= The following should be informational comments only ======== * A SPIN meeting for this project was held May 13, * 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 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. * All plats filed must have an original signed and stamped Tax Certificate submitted with it from each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and that taxes for the current year have been paid. After September 1st, a certificate showing that the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant County Tax Assessor/Collector s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector s office at * We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations may be required on the following lots pending review of construction plans: Block, Lots * Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy with original signatures. * Original signatures and seals will be required on one blackline mylar and one blackline paper copy prior to filing the plat. The mylar and paper copies will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Attachment D ZA Page 5

16 Surrounding Property Owners 1901 E. Southlake Blvd. Acreag Respons Owner Zoning Address e e 1. Bootstrap Investments Inc SP E SOUTHLAKE BLVD 2.16 NR 2. Bootstrap Investments Inc O E SOUTHLAKE BLVD 1.03 NR 3. Light, Donald C Etux Mary E SF1-A 200 WESTWOOD DR 1.21 NR 4. Bootstrap Investments Inc O E SOUTHLAKE BLVD 1.13 NR 5. Landrum Holdings Llc O1 175 WESTWOOD DR 0.97 U Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Five (5) Responses Received: One (1) - Attached Attachment E ZA Page 1

17 Attachment E ZA Page 2