Item 8 - ZA17-055 SP Mughlai RestaurantCase No.
ZA17-055
S T A F F R E P O R T
July 28, 2017
CASE NO: ZA17-055
PROJECT: Site Plan for Mughlai Restaurant Patio Cover EXECUTIVE
SUMMARY: Alexis Big Tops Awnings and Sign is requesting approval of a Site Plan for Mughlai
Restaurant on property described as Lot 7R, Block A, Southlake Bank Place, an
addition to the City of Southlake, Tarrant County, Texas, and located at 3311 E.
State Hwy. 114, Southlake, Texas. Current Zoning: “C-3” General Commercial
District. SPIN Neighborhood #8.
DETAILS: This property is located on the west side of State Hwy. 114 approximately 1000’
south of E. Southlake Boulevard (F.M. 1709). Kirby’s Steakhouse is adjacent to this
site to the north and IHOP is to the South. The property faces the access road for
E. State Highway 114.
The applicant is requesting approval of a Site Plan for Mughlai Restaurant to add a
fabric patio cover over the existing patio and to add awnings over the windows. No
other changes to the existing restaurant are proposed.
VARIANCE
REQUESTED: Zoning Ordinance No. 480, Section 43.9.c.1.e requires exposed structural support
columns to be constructed of, or clad in, the same masonry material as the
principal structure. The applicant is requesting a variance to allow the support
columns for the patio cover to be metal posts.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated July 28, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Variance Request Letter
Link Plans
Page 1 - Site Plan
Pages 2 - Elevations
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Department of Planning & Development Services
Case No. Attachment A
ZA17-055 Page 1
BACKGROUND INFORMATION
OWNER: Mughlai Real Estate Holding, LLC
APPLICANT: Alexis Big Tops Awnings and Sign
PROPERTY SITUATION: 3311 E. State Hwy. 114, on the west side of State Hwy. 114 approximately
1000’ south of E. Southlake Boulevard (F.M. 1709).
LEGAL DESCRIPTION: Lot 7R, Block A, Southlake Bank Place
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-3” General Commercial District.
HISTORY: - The property was annexed into the City in 1957.
- The LI Light Industrial district zoning designation was placed on the
property at some point prior to the adoption of Zoning Ordinance No.
334 and the Official Zoning Map in 1986.
- A Final Plat for Southlake Bank Place (ZA84-006) was recorded August
14, 1984.
- The L-1 Industrial One district zoning designation was placed on the
property with the adoption of Zoning Ordinance No. 334 and the Official
Zoning Map in 1986.
- The C-3 General Commercial district zoning designation was placed on
the property with the adoption of Zoning Ordinance No. 480 and the
Official Zoning Map in 1989.
- A Plat Revision (ZA98-053) was approved by City Council on June 16,
1998.
- An Amended Plat (ZA01-070) for Lot 7R, Block A, Southlake Bank Place
was approved June 21, 2001 and recorded November 21, 2001.
- A Site Plan for Red Lobster (ZA01-054) was approved by City Council on
August 7, 2001.
PATHWAYS MASTER
PLAN & SIDEWALK PLAN The Pathways Master Plan and Sidewalk Plan shows a future 8’ multi-use
trail along the E. S.H. 114 frontage road. The City Engineer has determined
that the requirement in Zoning Ordinance No. 480, Section 33.19 for a
sidewalk with a Site Plan requiring City Council approval is not roughly
proportional to the request for a patio cover since the seating capacity of
the restaurant is not changing.
TREE PRESERVATION: No trees are affected by the proposed request.
CITIZEN INPUT: The following meeting was held to discuss the development:
A SPIN meeting was held for this project on July 25, 2017. A SPIN Report
of the meeting will be available before the Planning and Zoning
Commission meeting on August 3, 2017. Please see the video of the SPIN
meeting on Video on Demand at cityofsouthlake.com.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated July 28, 2017.
Case No. Attachment A
ZA17-055 Page 2
Criteria for a Variance to Zoning Ordinance No. 480, Section 43 – Overlay
Zones are as follows:
At the time of review of any required Concept Plan or Site Plan, the City Council may grant variances to
the development regulations set forth in Section 43 - Overlay Zones.
1. To receive a variance, the applicant must demonstrate one of the following:
(a) A variance will reduce the impact of the project on surrounding residential properties; or
(b) Compliance with this ordinance would impair the architectural design or creativity of the
project; or
(c) A variance is necessary to assure compatibility with surrounding developed properties; or
(d) The proposed construction is an addition to an existing project that does not meet the
requirements of this ordinance.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor Overlay
Exposed Columns Y Variance requested
Building Articulation N/A No changes to existing facades
Masonry Standards N/A No changes to existing facades
Impervious Coverage N/A No increase in impervious coverage
Bufferyards N/A No change of zoning or increase in floor area
Interior Landscape N/A Not adding any floor area
Tree Preservation Y No trees are affected
Sidewalks Y Not roughly proportional to proposed patio cover
Case No. Attachment B
ZA17-055 Page 1
Case No. Attachment C
ZA17-055 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-055 Review No.: Two Date of Review: 07/28/17
Project Name: Site Plan – Mughlai Restaurant
APPLICANT: Drew Hayes OWNER: Javeed Kahn
Primal Architecture, PLLC Mughlai
3311 E. Hwy. 114
Southlake ,TX 76092
Phone: (972) 992-8660 Phone: (786) 641-7390
E-mail: drew.hayes@primal architecture.com E-mail: ejaveed@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/14/17 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.
1. Zoning Ordinance No. 480, Section 33.21 prohibits the use of fluorescent and bright colors on
buildings and structures. The proposed red awning color must be a dark red that does not fall
within the prohibited color range. The Ruby Red sample provided is a permitted color. Please
provide a sample swatch of the exact awning material to be used.
2. Zoning Ordinance No. 480, Section 43.9.c.1.e requires exposed structural support columns to
be constructed of or clad in the same masonry material as the principal structure. A variance
request letter has been submitted to allow the patio cover columns to be metal posts.
Fire Department Review
GENERAL COMMENTS:
Provide fire sprinkler system coverage for the enclosed patio area. (Sidewall sprinkler heads
are acceptable to meet the requirements).
General Informational Comments
* A SPIN meeting was held on July 25, 2017.
* 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.
Case No. Attachment C
ZA17-055 Page 2
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Denotes Informational Comment
Case No. Attachment D
ZA17-055 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 TP SOUTHLAKE RE LLC C3 3311 E SH 114 2.25 NR
2 SOUTHLAKE CAMPUS INC C3 301 BANK ST 4.99 NR
3 HARTD LTD I1 250 BANK ST 1.59 NR
4 DARR EQUIPMENT LP I1 300 BANK ST 1.57 NR
5 CADDIS PROPERTIES LTD I1 351 BANK ST 0.59 NR
6 DARR EQUIPMENT OPERATING CO I1 401 BANK ST 1.24 NR
7 DARR EQUIPMENT OPERATING CO I1 413 BANK ST 6.00 NR
8 DARR EQUIPMENT OPERATING CO I1 451 BANK ST 6.51 NR
9 DOTTY CORP I1 427 BANK ST 0.46 NR
10 DARR EQUIPMENT OPERATING CO I1 400 BANK ST 4.12 NR
11 DARR EQUIPMENT OPERATING CO I1 350 BANK ST 1.45 NR
12 RAM INTERESTS LP I1 170 BANK ST 0.75 NR
13 PACK, RANDY I1 200 BANK ST 3.25 NR
14 CHU, ROBERT C3 3105 E SOUTHLAKE BLVD 0.61 NR
Case No. Attachment D
ZA17-055 Page 2
15 KCP RE LLC C3 3115 E SOUTHLAKE BLVD 1.00 NR
16 VINCENT, CHARLES VICTOR C3 275 BANK ST 1.45 NR
17 MANCHESTER PROPERTIES LLC C3 3205 E SH 114 1.85 NR
18 DAR PROPERTIES SEVEN LLC C3 3305 E SH 114 2.08 NR
19 CAO-DO TEXAS LLC C3 3317 E SH 114 1.54 NR
Notices Sent: Fifteen (15)
Responses Received within 200’: None (0)