Item 9Case No.
ZA21-0086
S T A F F R E P O R T
November 18, 2021
CASE NO: ZA21-0086
PROJECT: Zoning Change and Site Plan for Multi-Sport Training Facility
EXECUTIVE
SUMMARY: Hart Gaugler and Associates is requesting approval of a Zoning Change and Site
Plan for Multi-Sport Training Facility on property described as Tract 3B3, C.B.
McDonald Survey, Abstract No. 1013, Southlake, Texas, and portions of Lot 1,
Block 1, Carroll ISD No. 6 Addition and Lot 4R, Legends at Southlake, additions
to the City of Southlake, Tarrant County, Texas, and located at 2311 Crooked
Ln., 1085 S. Kimball Ave., and 2320 Dean Way, Southlake, Texas. Current
Zoning: “AG” Agricultural District, “S-P-1” Detailed Site Plan District, and “S-P-2”
Generalized Site Plan District. Proposed Zoning: “S-P-1” Detailed Site Plan
District and “S-P-2” Generalized Site Plan District. SPIN Neighborhood #8.
DETAILS: The applicant is requesting approval of a Zoning Change and Site Plan to develop
a multi-sport training facility with approximately 42,835 square feet of indoor
training fields, 30,722 square feet of lighted outdoor training fields, and a building
of approximately 2,260 square feet containing check in, restrooms, and a small
retail shop.
The base zoning for the “S-P-1” district is “I-1” Light Industrial District with the
following exceptions:
a) Buffer Yard: Vary requirement for buffer yard along the south boundary to
be 0’. Vary requirement for buffer yard along the North boundary to be 9.5’.
Change East buffer yard from 10’ – Type D to 10’ – Type A. West buffer
yard will remain in accordance with I-1 underlying zoning. Remove accent
tree requirements for North (10’ –Type D) and East (10’ – Type A). Reduce
shrub requirement for East (10’ – Type A).
b) Screen Wall: Vary from screen wall requirement along the north boundary
line adjacent to residential to allow for an 8’ board on board cedar fence.
c) Facade Articulation: On all facades, the horizontal and vertical articulation
will be as shown on the Site Plan and the Building Elevations.
d) Height: No building or structure shall exceed one (1) story, nor shall it
exceed forty (45) feet. Athletic field light poles shall not exceed sixty (60)
feet in height.
e) Maximum Impervious Coverage – not exceed 87%.
f) Off-Street Loading Requirements: The minimum number of off-street
loading spaces shall be none.
g) Netting along perimeter of fields shall not to exceed twenty-five (25) feet in
height.
Case No.
ZA21-0086
h) Painted metal storage container is allowed for equipment storage.
Container not to exceed 8’ x 9.5’ x 24’.
i) The tree removal percentage shall be as shown on the Tree Conservation
Plan.
j) Allow shared parking with the Dragon Stadium by way of a reciprocal
parking agreement to satisfy the parking requirements. Gate will be opened
for overflow parking on select weekends during tournaments and on game
days (Friday night only) to allow CISD parking on the Multi-Sport Facility
property.
k) Hours of Operation:
a. Monday-Thursday 2pm – 10pm
b. Friday 2pm – 11pm
c. Saturday 7am – 11pm
d. Sunday 1pm – 9pm
The permitted uses are as follows:
• Only the following uses will be permitted:
o Indoor and outdoor sport fields
o Check in/restroom
o Concession
o Pro shop retail
o Batting cages
o Food truck concessions as shown on Site Plan
o Equipment storage utilizing painted metal storage container
VARIANCES
REQUESTED:
1. Athletic Field Lighting: The athletic field lighting shall not exceed 4 – sixty
(60) foot tall poles and the average illumination shall not exceed 75foot-
candles on the playing surface.
2. Intensity of illumination projected to light industrial to the south shall not
exceed 16 foot-candles – horizontal and vertical.
3. The maximum Kelvin temperature for the athletic field lights will be 5700K.
4. The intensity of luminance projected to the industrial district to the south
will be 9.1.
5. Interior Landscape – Reduce accent tree requirement to as shown on
plan.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated November 18, 2021
(D) Surrounding Property Owners Map & Responses
Half Size Plans (for Commission and Council members only)
Presentation
Zoning Narrative and Variance Request Letter
Plans
SPIN Report
2035 Corridor Planning Committee Report
Case No.
ZA21-0086
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0086 Page 1
BACKGROUND INFORMATION
OWNER: Carroll ISD, JMDJMD, LLC & Legends SLTX 2320 LLC
APPLICANT: Hart Gaugler and Associates
PROPERTY SITUATION: 2311 Crooked Ln., 1085 S. Kimball Ave., and 2320 Dean Way
LEGAL DESCRIPTION: Tract 3B3, C.B. McDonald Survey, Abstract No. 1013, Southlake, Texas,
and portions of Lot 1, Block 1, Carroll ISD No. 6 Addition and Lot 4R,
Legends at Southlake
LAND USE CATEGORY: Industrial
CURRENT ZONING: “AG” Agricultural District, “S-P-1” Detailed Site Plan District, and “S-P-2”
Generalized Site Plan District.
PROPOSED ZONING: “S-P-1” Detailed Site Plan District and “S-P-2” Generalized Site Plan
District.
HISTORY: - The property at 2311 Crooked Ln. was annexed into the City in 1957.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation is Industrial.
Purpose: Industrial and business service development that is relatively
free of unwanted side effects, such as unsightliness, noise, odor, glare,
vibrations, etc., is permitted in the Industrial category.
.
Definition: If meeting the qualification of relatively free of unwanted
side effects, suitable types of development in the Industrial category can
be characterized by the manufacturing, processing, packaging,
assembly, storage, warehousing and/or distribution of products.
Ancillary commercial and retail activities associated with these uses
are permitted. Public Parks / Open Space and Public / Semi-Public
activities as described above may be permitted if surrounding industrial
uses do not pose hazards and are sufficiently buffered.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates Crooked Lane as a 2-Lane
undivided collector (C2U) with a 50 ft. right of way. The site has an
existing driveway accessing Crooked Lane through a strip of land that is
part of CISD/Dragon Stadium. A common access easement is stubbed
into the south boundary through the industrial development driveway to
the south accessing Dean Way.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a less than 8” sidewalk along Crooked
Ln. A 5’ sidewalk is required along Crooked Ln. and Dean Way.
TREE PRESERVATION: If the development were proposed as traditional zoning the existing tree
cover preservation would not comply with the Existing Tree Cover
Case No. Attachment A
ZA21-0086 Page 2
Preservation Requirements of the Tree Preservation Ordinance. There is
34.83% of existing tree cover on the site and minimum of 60% of the
existing tree cover would be required to be preserved. A maximum of
3.81% of the existing tree cover is proposed to be preserved. The
applicant is requesting that the tree removal percentage be as shown on
the Tree Conservation Plan.
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.
UTILITIES: A 6” water line exists in along Crooked Lane. The property is not currently
served by City sewer. An 8” sanitary sewer line future stub out connection
is located at the southwest corner of the property at the Legends of
Southlake development.
DRAINAGE: In existing conditions, the onsite runoff flows to a grass swale and into the
existing storm inlet south of the property, where the proposed driveway is
going. In proposed conditions, the onsite runoff flows directly to Dean
Way.
CITIZEN INPUT: A SPIN meeting was held on July 27, 2021. Please see the SPIN Report
attached separately.
Case No. Attachment A
ZA21-0086 Page 3
A 2035 Corridor Planning Committee meeting was held on January 25,
2021. Please see the 2035 Corridor Planning Committee Report attached
separately.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated November 18, 2021.
General
Development
Standards
Applies? Comments
Overlay Regulations Yes The property is in the Residential Adjacency Overlay.
Building Articulation No Exempt
Masonry Standards No Exempt
Impervious Coverage Yes Variance requested
Bufferyards Yes Variances requested
Interior Landscape Yes Variance requested
Tree Preservation Yes Tree Conservation Plan approved with S-P-1 zoning
Sidewalks Yes 5’ sidewalks are required along Dean Way and Crooked Ln.
Case No. Attachment B
ZA21-0086 Page 1
Case No. Attachment C
ZA21-0086 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0086 Review No.: Three Date of Review: 11/18/2021
Project Name: Site Plan for Multi-Sport Training Facility
APPLICANT: Hart, Gaugler & Associates OWNER: JMDJMD, LLC
John Blacker John Davis
12801 N. Central Expy. Suite 1400 413 Borders Ct.
Dalllas, TX Southlake, TX 76092
Phone: 972-239-5111 Phone: 817-455-1336
Email: jblacker@hartgaugler.com Email: johnmartindavis@sbcglobal.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/18/21 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) 748-8602.
Planning Review
1. An appropriate plat (or plats) that conforms to the underlying zoning district(s) must be
processed, approved and recorded with the County prior to the conveyance of any portions of
lots or the issuance of building permits.
2. Provide a completed Traffic Threshold Worksheet.
3. Show and label the required 5’ sidewalks along Dean Way and Crooked Ln. or add an “S-P-1”
regulation to allow no sidewalks.
4. A variance to the lighting ordinance is requested to allow the sport lighting to exceed the
maximum allowed illumination level, intensity of illumination projected from one property to
another property, Kelvin temperature and intensity of luminance projected from one property to
another. The photometric calculations are under review.
* The property lies in the Residential Adjacency Overlay and the development must comply with
the requirements in Zoning Ordinance No. 480, as amended, Section 43.13 except for those
requirements that are exempted by HB 2439 of 86th Legislature of the State of Texas. The
following are informational comments.
a. The building does not encroach into the area above a line having a 4:1 slope from any
single family residential property.
b. All buildings must be designed such that no mechanical equipment (HVAC, etc.) or
satellite dishes shall be visible. This includes equipment on the roof, on the ground or
otherwise attached to the building.
* The required construction materials in Masonry Ordinance No. 557-A, Section 1.b and the
masonry, articulation and pitched roof requirements in Zoning Ordinance No. 480, as amended,
Section 43, Residential Adjacency Standards, Sections 43.13.a.1, 43.13.a.2 and 43.13.a.4 are
not being met on each elevation. A variance to the Masonry Ordinance and to the masonry,
articulation and pitched roof requirements in the Residential Adjacency Standards would
typically be required, but these requirements are exempted by HB 2439 of 86th Legislature of
Case No. Attachment C
ZA21-0086 Page 2
the State of Texas. All materials must meet applicable building codes. An “S-P-1” regulation has
been added to allow the horizontal and vertical articulation as shown on the elevations.
* Consider providing a rendering (or renderings) of the site.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* If the development were proposed as traditional zoning the existing tree cover preservation
would not comply with the Existing Tree Cover Preservation Requirements of the Tree
Preservation Ordinance. There is 34.83% of existing tree cover on the site and minimum of 60%
of the existing tree cover would be required to be preserved. A maximum of 3.81% of the existing
tree cover is proposed to be preserved. The applicant is requesting that the tree removal
percentage be as shown on the Tree Conservation Plan.
* 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.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-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
Case No. Attachment C
ZA21-0086 Page 3
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.
LANDSCAPE COMMENTS:
* The applicant is requesting that the required south 5’ – A bufferyard be 0’, that the north 10’ –
F2 bufferyard be 9.5’, that the required East 10’ – D bufferyard be a 10’ – A, and that the west
bufferyard remain a 5’ – A as required. An S-P-1 regulation has been added for the bufferyard
modifications.
With traditional zoning the applicant may choose to provide a more intense bufferyard than
required but not a less intense bufferyard.
* The applicant is requesting that the required Accent Trees in the interior landscape area be
reduced to as shown, that the Accent Trees be removed from the north and east bufferyards,
and the shrubs be reduced in the east bufferyard. A variance is requested for the reduction in
Interior Landscaping and an S-P-1 regulation has been added for the bufferyard reductions.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandy Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
Case No. Attachment C
ZA21-0086 Page 4
* A temporary construction easement for all construction offsite shall be granted from the adjacent
property owner and will be required to be submitted to the City prior to holding the pre-
construction meeting for the Public Works Permit.
WATER COMMENTS:
* Existing water services shall be abandoned at the main if they are not utilized.
DRAINAGE COMMENTS:
* In existing conditions, the onsite runoff flows to a grass swale and into the existing storm inlet
south of the property, where the proposed driveway is going. In proposed conditions, the onsite
runoff flows directly to Dean Way. With the fist submittal of civil construction plans please
provide calculations showing that the increase in runoff does not adversely affect the
downstream properties and Dean Way.
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
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The
Environmental Coordinator will review the SWPPP. For instructions on how to complete the
review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* A Developer Agreement will 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.
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
Case No. Attachment C
ZA21-0086 Page 5
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in
a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a
minimum of 6’X6’ if it is located on the riser. (Label riser room location to determine termination
point of riser piping, and indicate size of the riser room)
Ensure that the exit doors from the indoor facility do not block the exit path around the
structure. (Appears that there is less than 2 feet between opened exit doors and the netting)
Due to the access control gate located on the property, a Knox Box or Knox Lock must be
installed on the gate due to the required fire lane access for the structures.
Mobile food trucks shall maintain a minimum spacing of 10 feet between each mobile unit.
FIRE LANE COMMENTS:
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2018 I.F.C. Sec. 503.2.4) Fire lanes are not located on plans
FIRE HYDRANT COMMENTS:
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that
have both un-sprinklered and sprinklered buildings. (Plans indicate only one fire hydrant,
which does not meet the distance requirements) (Add an additional hydrant in front of the un-
sprinklered building)
General Informational Comments
* SPIN Meeting was held on July 27, 2021.
* A Corridor Planning Committee meeting was held on January 25, 2021.
* 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 rights-of-way 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. A variance to allow
the sport lighting is requested.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone. The
proposed use is compatible with the Airport Compatible Land Use Zoning Ordinance No. 479
with no noise level reduction required.
Case No. Attachment C
ZA21-0086 Page 6
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* 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.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0086 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
‘
SPO # Owner Zoning Physical Address Acreage Response
1. ST JOHN BAPT CH GRAND
PRAIRIE CS 800 S KIMBALL AVE 12.89 NR
2. PEARSON, CAREY SF1-A 695 S KIMBALL AVE 2.08 NR
3. PEARSON, CAREY SF1-A 2300 CROOKED LN 2.22 NR
4. BUETE, ROBERT SF1-A 2350 CROOKED LN 2.30 NR
5. MULLER, RICHARD J SF1-A 2400 CROOKED LN 2.16 NR
6. BEECH, EDNA E SF1-A 701 WHISPERING WOODS CIR 1.94 NR
7. STRUEMPLER, LORIE LEE SF1-A 720 WHISPERING WOODS CIR 1.94 NR
8. KENDRICK, MICKY D SF1-A 2401 CROOKED LN 1.28 NR
9. CUNDIFF, JOHN E SF1-A 2317 CROOKED LN 0.85 NR
10. JMDJMD LLC AG 2311 CROOKED LN 3.03 NR
11. 2300 DEAN WAY SP2 2300 DEAN WAY 2.29 NR
12. SMS LEGENDS LLC SP2 2345 DEAN WAY 1.95 NR
13.
KIMBALL PROPERTIES LLC
BRIAN CAMPBELL – SOLARA
SUITE 100 SP2 2325 DEAN WAY 1.87
O
Case No. Attachment D
ZA21-0086 Page 2
14. LEGENDS SLTX 2320 LLC SP2 2320 DEAN WAY 2.45 NR
15. CARROLL, ISD SP1 1085 S KIMBALL AVE 35.41 NR
16. WERX PROPERTY HOLDINGS LLC SP2 2380 DEAN WAY 1.52 NR
17. 2360 DWS RE PARTNERS LLC SP2 2360 DEAN WAY 1.79 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent within 300’: Sixteen (16)
Responses Received within 300’: One (1)
Case No. Attachment D
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