Department of Planning & Development Services
STAFF REPORT
January 29, 2016
CASE NO:
ZA15-140
PROJECT:
Preliminary Plat for Lots 1 and 2, Block 1, Tower Plaza Addition
EXECUTIVE
SUMMARY:
On behalf of Weatherford Loan Company, Bannister Engineering, LLC and USPI
are requesting approval of a preliminary plat for Lots 1 & 2, Block 1, Tower Plaza
Addition on 6.133 acres located at 821, 829 and 835 E. Southlake Boulevard.
SPIN #9.
REQUEST DETAILS: The applicant is requesting approval of a preliminary plat for Lots 1 & 2, Tower
Plaza Addition. A zoning change and site plan (ZA15-139) for Tower Plaza that
includes a two-story, 43,000 square foot medical center/hospital on the southern
portion of the property and a two-story, 25,000 square foot office building on the
northern portion is presented concurrently with this application.
A preliminary plat for Tower Plaza was approved on consent by City Council April
17, 2012 and a one-year extension was approved April 15, 2014. The Preliminary
Plat expired on April 15, 2015. The purpose of the proposed Preliminary Plat is to
update the expired Preliminary Plat and to reflect revisions to the Site Plan.
ACTION NEEDED:
a) Conduct a public hearing
b) Consider Preliminary Plat approval
ATTACHMENTS:
(A)
(B)
(C)
(D)
(E)
(F)
(G)
STAFF CONTACT:
David Jones (748-8070)
Dennis Killough (748-8072)
Case No.
ZA15-140
Background Information
Vicinity Map
Plans and Support Information – Link to Presentation
Review Summary No. 2, dated January 29, 2016
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (for Commission and Council Members Only)
BACKGROUND INFORMATION
OWNER:
Weatherford Loan Company
APPLICANT:
Bannister Engineering / USPI
PROPERTY SITUATION:
821, 829 and 835 E Southlake Boulevard, west of Tower Boulevard.
LEGAL DESCRIPTION:
Tracts 3B and 3B01 and a portion of tract 3D01, O.W. Knight Survey,
Abstract no. 899.
LAND USE CATEGORY:
Office Commercial
CURRENT ZONING:
“S-P-1” Detailed Site Plan District
HISTORY:
The “C-3” General Commercial Zoning District designation was assigned to
a portion of the property with adoption of Zoning Ordinance 480 in 1989.
A zoning change & site plan (ZA07-124) and Preliminary Plat (ZA07-125)
to develop approximately 90,000 square feet of office space and change
Zoning from “C-3” General Commercial District to “S-P-1” Detailed Site
Plan District were approved February 19, 2008 by City Council.
A zoning change and site plan (ZA09-059) to change the most northeast
building (Building 3) to a Nursing College use and building and the two
most southern office buildings to a 90-bed personal care/assisted living
facility was withdrawn by the applicant.
A zoning change and site plan (ZA10-041) that kept the layout and
general/medical office use of the two northernmost buildings on the
approved Invitation Park plan, but that proposed a three-story, 64,800
square foot medical center/hospital in place of the five other buildings, was
denied by City Council on August 17, 2010.
A zoning change and site plan (ZA10-054) for Tower Plaza that included a
three-story, 64,800 square foot medical center/hospital on the southern
portion of the property and one two-story, 40,968 square foot office building
along E. Southlake Blvd. was approved December 7, 2010.
A preliminary plat (ZA11-041) for Lots 1 and 2, Block 1, Tower Plaza
Addition that showed one lot north and one lot south of the future Zena
Rucker Rd. was approved October 4, 2011.
A final Plat (ZA11-042) for Lots 1 and 2, Block 1, Tower Plaza Addition that
showed one lot north and one lot south of the future Zena Rucker Rd. was
approved on October 19, 2011 after no action taken in thirty (30) days.
A preliminary plat (ZA12-012) for Lots 1 & 2, Block 1, Tower Plaza Addition
was approved by City Council on April 17, 2012.
Case No.
ZA15-140
Attachment A
Page 1
A one-year extension was approved by City Council on April 15, 2014. The
Preliminary Plat subsequently expired on April 15, 2015.
TRANSPORTATION
ASSESSMENT:
Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard as an
A6D which is a 130 – 140 foot wide right-of-way with a 6 lane divided
arterial roadway. Tower Boulevard and Zena Rucker Road are each
recommended as a C2U which is a 60 foot wide right-of-way with a 2 lane
undivided collector road. Southlake Boulevard and Tower Boulevard are
fully improved. A 60 foot wide right-of-way and 2 lane collector undivided
collector road will be constructed and dedicated for Zena Rucker Road
through the frontage of this site, as recommended on the Master
Thoroughfare Plan.
Existing Area Road Network and Conditions
The proposed medical office development will utilize two drive openings.
The east drive will connect to Tower Boulevard and the south drive will
connect to the proposed extension of Zena Rucker Road. Both drives will
be located on lot 1; a common access easement will allow lot 2 to maintain
access to the street and will also serve as a dedicated fire lane for both
lots. A driveway stub is also provided to the west for future development.
A right turn lane from Southlake Blvd to Tower Blvd was constructed in
2015. A Traffic Impact Analysis was provided by the applicant and
reviewed by the City’s Traffic Engineering consultant.
PATHWAYS
MASTER PLAN:
An 8’ sidewalk exists along Southlake Blvd and a 5’ sidewalk exists along
Tower Blvd. The proposed site plan indicates a 5’ sidewalk along the Zena
Rucker Road extension, as shown in the Pathways Master Plan.
WATER & SEWER:
An existing 12” water main runs along E Southlake Blvd and an existing 8”
water main runs along Tower Blvd. An existing 6” sanitary sewer runs
along E Southlake Blvd.
DRAINAGE ANALYSIS:
Lot 1 will generally drain to the north and be detained in ponds situated
between the north building and the E. Southlake Blvd right of way. Lot 2 will
generally drain to the southwest and be detained in an on-site underground
facility. The water will outfall to the west from the facility at a restricted rate.
TREE PRESERVATION:
Existing tree cover on the site is shown to be 13.5%, which by code
requires that 70% of coverage be preserved through the development
process. The previous site plan was approved under S-P-1 zoning which
required the developer to preserve at least 27.7% of existing tree cover, as
shown on the approved plan (ZA10-054). The current preservation plan
preserves at least 38% of existing tree cover.
STAFF COMMENTS:
Attached is Site Plan Review no. 2, dated January 29, 2016
N:\Community Development\MEMO\2015cases\ZA15-140 Staff Report PZ.doc
Case No.
ZA15-140
Attachment A
Page 2
Case No.
ZA15-140
Attachment B
Page 1
Previously Approved Preliminary Plat (ZA12-012)
Case No.
ZA15-140
Attachment C
Page 1
Proposed Preliminary Plat (ZA15-140)
Case No.
ZA15-140
Attachment C
Page 2
PLAT REVIEW SUMMARY
Case No.: ZA15-140
Review No.: Two
Date of Review: 01/29/16
Project Name: Preliminary Plat – Tower Plaza
APPLICANT: Deann Manchester
USPI
15305 Dallas Pkwy, Ste 1600
Addison, Texas 75001
Phone: (972) 713-3500
Email: [email protected]
OWNERS: Justin Henry
Weatherford Loan Company
6300 Ridglea Plaza, Ste 1107
Fort Worth, Texas 76116
Phone: (817) 701-8432
Email: [email protected]
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 01/19/16 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 THE APPROPRIATE STAFF MEMBER.
Planning Department Review Comments
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email: [email protected]
*
Construction of Zena Rucker Road must be completed to the western limits of the property and
the underlying landowner in possession of the easement or ‘Dedication Tract’ referenced in the
easement agreement executed with Tarrant County must then dedicate the road to the City.
Indicate on the survey or in the notes section that Zena Rucker Road is to be constructed and
dedicated to the limits of the 60’ access easement or ‘Dedication Tract.’
*
Any hazardous waste to be discharged must be pretreated in accordance with Ordinance 836.
*
The applicant should be aware that prior to issuance of a building permit a Final 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.
ZA15-140
Attachment D
Page 1
Public Works Department Review Comments
Alejandra Ayala, P.E.
Civil Engineer
Phone: (817) 748-8247
Fax: (817) 748-8077
E-mail: [email protected]
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.
The following note shall be added to the plat along with the drainage easement: Compliance with
the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of
complying with all other applicable laws, including, but not limited to, Section 11.086, Texas
Water Code.
*
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.
Tree Conservation/Landscape Review Comments
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Fax: (817) 481-5713
E-mail: [email protected]
TREE CONSERVATION COMMENTS:
1.
Ensure that all trees proposed to be preserved are in healthy condition, and are species worthy of
preservation.
2.
The existing tree cover preservation would not comply with the existing tree cover requirements
of the Tree Preservation Ordinance. The percentage of existing tree cover on the site is 13.5%
and 38% of that tree cover is proposed to be preserved. Seventy percent (70%) of the existing
tree cover would be required to be preserved.
*
Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Case No.
ZA15-140
Attachment D
Page 2
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the
entire site
0% – 20%
20.1 – 40%
40.1% - 60%
60.1% - 80%
80.1% - 100%
Minimum percentage of the existing tree cover to be
preserved*
70%
60%
50%
40%
30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public rightsof-way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission
shall review the application and make a recommendation to the City Council regarding the
application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
i.
placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
ii.
maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii.
maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv.
maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
v.
maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi.
mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
*
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.
Case No.
ZA15-140
Attachment D
Page 3
Fire Department Review Comments
Kelly Clements
Assistant Fire Marshal
Phone: 817-748-8233
Fax: 817-748-8181
E-mail: [email protected]
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet, with
sprinkler protection continued into the attic space and porte-cochere if applicable by code. (Per 2012
I.F.C. Sec. 903.2.11.9 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road, Suite
G260, Addison, Texas 75001. Phone 214-638-7599.
The required backflow protection (double check valve) for the sprinkler system can be located on the
riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the
double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not
located on the riser, or a minimum of 6’X6’ if it is on the riser.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 250 feet of all exterior portions of the
perimeter of buildings on a “hose-lay” basis for sprinkled buildings. Fire apparatus access shall be an allweather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire
apparatus. (A minimum of 85,000 pounds GVW) (Label fire lanes throughout the property)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
FIRE HYDRANT COMMENTS:
Hydrants are required at a maximum spacing of 500 feet for commercial locations with completely
sprinkled buildings. (Hydrant spacing does not meet the requirements; add hydrants as necessary)
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and within
50 feet of fire department fire lanes. (FDC locations not indicated on plans) Add FDC locations, wall
mount or remote connection, and fire hydrants as necessary to meet requirements.
============= The following should be informational comments only ====================
*
The applicant should be aware that prior to issuance of a building permit a Final 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.
ZA15-140
Attachment D
Page 4
Surrounding Property Owners
- - - - --
SPO#
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Owner
KIANI, HAMID
FOXBOROUGH HOA INC
WEATHERFORD LOAN COMPANY
WEATHERFORD LOAN COMPANY
EAST SOUTHLAKE #2 LTD
EAST SOUTHLAKE #1 LTD
MENDEZ LTD
EXCEL SOUTHLAKE LP
ZELDA PARTNERS LTD
RUCKER, ZENA SULLIVAN TR
TERRA WINDING CREEK LLC
WEATHERFORD LOAN COMPANY
Case No.
ZA15-140
Zoning
SF20A
SF20A
SP1
SP1
SP1
SP1
AG
SP1
AG
AG
RPUD
SP1
Land Use
Medium Density Residential
Medium Density Residential
Office Commercial
Office Commercial
Office Commercial
Office Commercial
Medium Density Residential
Retail Commercial
Office Commercial
Medium Density Residential
Medium Density Residential
Office Commercial
Acreage
0.636
1.314
2.819498
0.551
2.391366
1.874
5.411178
16.95182
6.802209
4.367154
0.137372
2.689252
Response
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
Attachment E
Page 1
13.
14.
15.
16.
17.
18.
19.
TERRA WINDING CREEK LLC
TERRA WINDING CREEK LLC
LANDLOCK LLC
Superintendent of Carroll ISD
Superintendent of Grapevine Colleyville
ISD
Superintendent of Northwest ISD
Superintendent of Keller ISD
Responses:
F: In Favor
RPUD
RPUD
AG
O: Opposed To
Medium Density Residential
Medium Density Residential
Medium Density Residential
0.44185
0.548575
1.52472
NR
NR
NR
NR
NR
NR
NR
U: Undecided
NR: No Response
Surrounding Property Owner Responses
----Notices Sent:
(19)
Responses Received:
(0)
Case No.
ZA15-140
Attachment E
Page 2