Item 9 - ZA17-059 SPCase No.
ZA17-059
S T A F F R E P O R T
September 1, 2017
CASE NO: ZA17-059
PROJECT: Site Plan for an Indoor Tennis Court Facility EXECUTIVE
SUMMARY: Barker Rinker Seacat Architecture Inc., on behalf of the City of Southlake is
requesting approval of a Site Plan for an Indoor Tennis Court Facility at the
Southlake Tennis Center in Bicentennial Park on property described as Tract
1C03 and portions of Tracts 1C02 and 1B, L.G. Hall Survey, Abstract No. 686,
and Lot 2R2, L.G. Hall No. 686 Addition, City of Southlake, Tarrant County,
Texas and located at 450 W. Southlake Blvd., Southlake, Texas. Current
Zoning: “CS” Community Service District. SPIN Neighborhood #7.
DETAILS: The project is generally located in the southeast corner of Bicentennial Park
adjacent to the Tom Thumb shopping center. The purpose of the proposed site
plan is to allow the construction of an approximately 16,250 square foot
enclosure of two (2) existing tennis courts. A request for a Variance to Masonry
Ordinance No. 557, as amended, is included to allow the proposed exterior
PVC fabric in lieu of the required masonry. There are no changes to existing
parking, the vehicular circulation or any of the remaining tennis courts.
Site Data Summary
Existing Zoning CS
Land Use Designation Public Parks / Open Space
Gross Project Acreage 0.58 Acres
Total Building Area 16,250 sq ft
Building Height
Number of Stories
30.2 feet
single story
Open Space % 0.04 %
Impervious Coverage % 0.71 %
Total Parking Required Provided w/tennis center project
Total Parking Spaces Provided Provided w/tennis center project
VARIANCES
REQUESTED: The following variances are being requested in relation to the proposed
development:
1) Variance to façade articulation under Zoning Ordinance No. 480,
Section 43.19.d.1.c: Vertical Articulation: No horizontal wall shall
extend for a distance greater than three (3) times the height of the wall
without changing height by a minimum of 15% of the wall’s height, and
such height change shall continue for a minimum distance equal to at
Department of Planning & Development Services
Case No.
ZA17-059
least 25% of the maximum length of either adjacent plane. The
proposed south façade, which is visible from FM 1709, does not meet
this requirement.
2) Variance to façade articulation under Zoning Ordinance No. 480,
Section 43.19.d.1.c: Horizontal Articulation: No building façade shall
extend greater than three (3) times the wall’s height without having a
minimum off-set of 15% of the wall’s height, and such off-set shall
continue for a minimum distance equal to at least 25% of the maximum
length of either adjacent plane. The proposed west façade, which is
visible from FM 1709, does not meet this requirement.
3) Variance to Masonry Ordinance No. 557, as amended, Section 1.a:
Buildings requiring masonry on all sides: Buildings constructed on
property zoned CS – Community Services District shall have all exterior
walls constructed using a masonry material covering at least eighty
percent (80%) of said walls, exclusive of all windows, doors, roofs, glass
construction materials, or sidewalk and walk-way covers. The exterior of
the proposed facility is constructed of PVC fabric.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. # 2, dated August 30, 2017
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative
Link to Plans
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
Chris Tribble (817) 748-8021
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA17-059 Page 1
BACKGROUND INFORMATION
OWNER: City of Southlake
APPLICANT: Barker Rinker Seacat Architecture Inc.
PROPERTY SITUATION: The project is generally located in the southeast corner of Bicentennial
Park adjacent to the Tom Thumb shopping center: 450 W. Southlake
Blvd., Southlake, Texas.
LEGAL DESCRIPTION: Tract 1C03 and portions of Tracts 1C02 and 1B, L.G. Hall Survey,
Abstract No. 686, and Lot 2R2, L.G. Hall No. 686 Addition, City of
Southlake, Tarrant County, Texas.
LAND USE CATEGORY: Public Parks / Open Space
CURRENT ZONING: “CS” – Community Service District
HISTORY: - A Zoning Change and Concept Plan was approved by City Council
on February 15, 1994 under Planning Case ZA94-001.
- A Zoning Change and Site Plan was approved by City Council on
July 18, 2000 under Planning Case ZA00-064.
- A Revised Site Plan for shade structures built over spectator seating
was approved by City Council on June 5, 2001under Planning Case
ZA01-052.
- A Revised Site Plan for improvements to the maintenance facility
and shade structures for the maintenance facility was approved by
City Council on September 4, 2001 under Planning Case ZA01-090.
- A Zoning Change and Site Plan to add 13.14 acres to the park
property and to construct a clock tower was approved by City
Council on March 5, 2002 under Planning Case ZA01-126.
- A Plat Revision for the park was approved by City Council on March
5, 2002 under Planning Case ZA01-137.
- A Revised Site Plan to construct a learning pavilion in the Liberty
Garden area of the park was approved by City Council on October 7,
2003 under Planning Case ZA03-067.
- A Zoning Change and Site Plan was approved by City Council on
November 18, 2008 to add approximately 7 acres to the park and
construct Phase I of the master planned park under Planning Case
ZA08-078.
- A Site Plan to do improvements to Bicentennial Park surrounding the
historical Log Cabin was approved by City Council on April 7, 2009
under Planning Case ZA09-002.
Case No. Attachment A
ZA17-059 Page 2
- A Site Plan was approved by City Council on September 18, 2012
for Bicentennial Park Phase II under Planning Case ZA12-057.
- A Site Plan was approved by City Council on June 3, 2014 for the
Southlake Community Recreation Center Phase I (Legends Hall)
under Planning Case ZA14-062.
- A Site Plan was approved by City Council on August 16, 2016 for
The Marq Southlake Champions Club under Planning Case ZA16-
047.
- A Site Plan was approved by City Council on August 16, 2016 for
The Southlake Tennis Center under Planning Case ZA16-056.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The Southlake 2030 Consolidated Future Land Use Plan designates the
subject property as Public Parks/Open Space. The Future Land Use
Plan defines Public Parks/Open Spaces as public areas designated for
active and passive recreation, such as parks and athletic complexes,
and public open space
for the preservation of
the scenic vistas and
natural vegetation of the
City. This Land Use
Plan depicts only
existing Public Parks/
Open Space facilities;
potential Public Parks/
Open Space sites are
illustrated in the Parks,
Recreation, and Open
Space Master Plan.
Parks, Recreation & Open Space/Community Facilities Master Plan
In the Parks, Recreation & Open Space / Community Facilities Master
Plan a number of recommendations were adopted related to
Bicentennial Park. In relation to this specific request, a community
recreation center facility was recommended to be adopted into the
master plan at Bicentennial Park at the location that is currently being
proposed. The recommendation in the Parks, Recreation & Open
Space/ Community Facilities Master Plan reads as follows:
“Conduct a feasibility study and consider expansion of the Tennis
Center facility including covered tennis courts.”
The Bicentennial Park Phase 3 Southlake Tennis Center Scope –
New tennis building and covered courts.
Case No. Attachment A
ZA17-059 Page 3
The applicant’s proposed site plan request is consistent with the
adopted Bicentennial Park Master Plan and also the recommendation
within the Parks, Recreation & Open Space / Community Facilities
Master Plan.
Mobility Master Plan
The proposed project is accessed by an internal driveway – Unity Way.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed project is located within Bicentennial Park. The park is
bound by Shady Oaks Drive, Southlake Boulevard and White Chapel
Boulevard. There should be no additional impacts to traffic. A traffic
impact analysis was not required for this site.
TREE PRESERVATION: Any trees that may ultimately be removed by this project will be
replaced.
UTILITIES: Utilities exist within the site that served the old tennis center. Minor
alignment changes are being made to accommodate the new Southlake
Tennis Center.
DRAINAGE: Storm drainage was accounted for with the design and construction of
Bicentennial Park Phase II. An existing detention pond will receive the
stormwater runoff and control the release into the downstream system.
CITIZEN INPUT: A SPIN meeting was held for this project on August 22, 2017. A link to
the report is provided. Link to SPIN Report
STC STAKEHOLDERS: January 26, 2016; Unanimous feedback for enclosed courts.
JOINT CITY COUNCIL,
SPDC & PARK BOARD: August 4, 2016; Provided direction to staff to construct 2-3 enclosed
courts.
PARKS BOARD: August 14, 2017; Recommended Approval (5-0) as presented.
Case No. Attachment A
ZA17-059 Page 4
STAFF COMMENTS: Attached is Site Plan Review Summary No. # 2, dated August 30, 2017.
Variance Approval Criteria for Zoning Ordinance No. 480, as amended,
Section 43:
Variances - 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 this Section and to Section
35.6, “Number of Off-Street Parking Spaces Required.” A parking
space variance can only be at the request of the Owner/Applicant
and cannot be required by the City Council as a part of their
approval of any Concept Plan, Site Plan, Developer’s Agreement
or by any other means. The City Council shall be limited to
granting a variance to no more than fifteen percent (15%) of the
required number of off-street parking spaces. (As amended by
Ordinance No. 480-OOO)
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.
Variance Approval Criteria for Masonry Ordinance No. 557, as
amended, Section 3:
The City Council, upon application duly filed by the applicant and
after a public hearing, may grant a variance from the terms of
this ordinance and the requirements set forth herein upon an
affirmative vote of a majority of the City council members present
and voting on such variance. The application for a variance shall
set forth in specific language the grounds or reasons upon which
such variance request is being made.
In granting any variance, the City Council shall determine that a
literal enforcement of the regulations will create an unnecessary
hardship or a practical difficulty on the applicant, that the
situation causing the unnecessary hardship or practical difficulty
is unique to the affected property and is not self-imposed, that
the variance will not injure and will be wholly compatible with the
use and permitted development of adjacent properties, and that
the granting of the variance will be in harmony with the spirit and
Case No. Attachment A
ZA17-059 Page 5
purpose of this ordinance.
The terms and conditions of the variance, if granted, shall be
noted by minute order. In the event that a variance application is
denied by the City Council, no other variance of like kind shall be
considered or acted upon by the City Council upon the same
building or proposed building for a period of six (6) months
subsequent to said denial.
Case No. Attachment B
ZA17-059 Page 1
Case No. Attachment C
ZA17-059 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-059 Review No.: Two Date of Review: 08/30/17
Project Name: Site Plan – Indoor Tennis Court Facility – Bicentennial Park
APPLICANT: City of Southlake ARCHITECT: Barker Rinker Seacat Arch.
Peter Kao / Kate Meacham Amanda Spear / Kevin Armstrong
Phone: x8607 / x8018 Phone: 303-455-1366
Email: Email: amandaspear@brsarch.com
City staff has reviewed the above referenced project received by the city on 08/21/17 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 Lorrie Fletcher at (817) 748-8069 or lfletcher@ci.southlake.tx.us .
Planning Review
1. Provide material sample. A variance to the masonry ordinance has been requested to allow
exterior PVC fabric in lieu of masonry.
2. Portions of the south and west facades of the proposed structure may be visible from FM 1709
due to the structure’s height. Vertical (south) and horizontal (west) articulation would be
required. Variances to corridor overlay zone articulation requirements have been requested.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
No further comments
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
No Comments
Case No. Attachment C
ZA17-059 Page 2
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant, and within 50 of Fire Department access; fire lanes or a public street. A remote FDC
is acceptable to meet the requirement. (FDC location not indicated on plans) Add FDC
location, wall mount or remote connection, and add a fire hydrant as necessary to meet the
requirement. (Option: Existing hydrant outside of fence line can be utilized if a g ate is provided
to access the hydrant and it is within the distance parameters)
Based on the occupant load calculation for this assembly building, a fire alarm will be required
as indicated in the 2015 International Fire Code for an A-3 occupancy with an occupant load in
excess of 1,000 persons. (Includes full audio/visual coverage and voice evacuation)
Portable fire extinguishers are to be a minimum 5 pound, ABC Multipurpose, in sufficient
quantities to meet the 75-foot travel distance rule.
HVAC units over 2000 cubic feet per minute shall have a duct smoke detector mounted on the
return side of the unit, that when activated, shall send an alarm condition to the building fire
alarm panel and shut the unit down. HVAC units over 15000 cubic feet per minute shall also
have a duct detector mounted on the supply side of the unit that functions as the detector does
on the return side.
Install emergency egress lighting with battery back-up throughout the occupancy to allow for
visibility during emergency conditions.
Provide illuminated exit lighting with battery back-up above all required exit doors and
pathways as required to easily locate exits.
Ensure material used to enclose the tennis court, listed as a PVC covering, is a flame resistant
product. (Listed and approved material)
General Informational Comments:
* All mechanical equipment must be screened of view 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.
* All development must comply with the underlying zoning district.
Case No. Attachment C
ZA17-059 Page 3
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* Denotes Informational Comment
Case No. Attachment D
ZA17-059 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Address Acreage Response
1. POWELL, TIMOTHY SF1-A 455 LOVE HENRY CT 1.88 NR
2. CAMPBELL, JOHN E SF1-A 495 LOVE HENRY CT 1.80 NR
3. NATHAN, FRANCIS SF1-A 535 LOVE HENRY CT 1.95 NR
4. PILLOW, TIMOTHY SF1-A 575 LOVE HENRY CT 1.92 NR
5. BABU, VIJAYABALAN SF1-A 615 LOVE HENRY CT 1.92 NR
6. FINDLAY, KATHERINE SF20A 560 TRUELOVE TRL 0.72 F
7. GUNTER, ROBERT L SF20A 540 OAK HILL DR 0.47 NR
8. DORAN, T J SF20A 545 BRIARRIDGE RD 0.47 NR
9. RAY, ANDREW L SF20A 540 BRIARRIDGE RD 0.46 NR
10. GAMAN, WALTER L SF20A 545 TRUELOVE TRL 0.47 NR
11. MAZUREK, PIOTR SF20A 545 OAK HILL DR 0.46 NR
12. TAYLOR, NICHAOLS SF20A 100 GREEN OAKS LN 0.58 NR
13. ZITNIK, JAMES K SF20A 340 GREEN OAKS LN 0.69 NR
14. MCBRIDE, GREGORY SF20A 120 GREEN OAKS LN 0.47 NR
15. DAVIS, LINDSAY SF20A 140 GREEN OAKS LN 0.45 NR
16. BURGESS, RIEL SF20A 160 GREEN OAKS LN 0.45 NR
17. FERNANDEZ, RAUL A SF20A 200 GREEN OAKS LN 0.46 NR
18. MEDIATE, V S SF20A 220 GREEN OAKS LN 0.45 NR
19. WELCH, DAVID E SF20A 240 GREEN OAKS LN 0.46 NR
20. CRITTENDON, JOE C SF20A 260 GREEN OAKS LN 0.45 NR
21. JEFFERIES, LAN BUI SF20A 300 GREEN OAKS LN 0.46 NR
22. STEFANKO, EDWARD P SF20A 320 GREEN OAKS LN 0.47 NR
23. SCHEER, CARY E SF1-A 902 EMERALD BLVD 1.07 NR
24. SOUTHLAKE, CITY OF CS 1.04 NR
25. SOUTHLAKE, CITY OF CS 4.97 NR
26. SOUTHLAKE, CITY OF CS 300 W SOUTHLAKE BLVD 10.29 NR
27. HARVEY, ROBERT SF1-A 901 EMERALD BLVD 1.06 NR
Case No. Attachment D
ZA17-059 Page 2
28. SUN, TONGLI SF1-A 803 PEARL DR 0.97 NR
29. Current Owner, Current Owner SF1-A 805 PEARL DR 1.00 NR
30. SUNTREE STATION LLC SP2 110 W SOUTHLAKE BLVD 0.90 NR
31. MATTHEWS, JOHN SF1-A 902 SAN SABA DR 1.00 NR
32. SHARIF, NAZMA SF1-A 900 SAN SABA DR 1.03 NR
33. HATAWAY, WILLIAM SF1-A 901 SAN SABA DR 1.00 NR
34. GARCIA, MANUEL F SF1-A 900 EMERALD BLVD 0.98 NR
35. CONNER, SANDRA SF1-A 903 SAN SABA DR 0.94 NR
36. SDPP LLC C2 465 W SOUTHLAKE BLVD 0.70 NR
37. JAMES, RHONDA SF1-A 430 SHADY OAKS DR 3.22 NR
38. WALL, CRAIG S SF30 713 EDWARD CT 0.69 NR
39. BACKLUND, MICHAEL A SF30 709 EDWARD CT 1.09 NR
40. BERRIOS, RAFAEL G SF20A 707 EDWARD CT 0.65 NR
41. GRIFFIN, GILBERT SF20A 703 EDWARD CT 0.64 NR
42. HIGHBERGER, RHONDA SF1-A 310 SHADY OAKS DR 1.10 NR
43. STACY, RANDALL W SF1-A 300 SHADY OAKS DR 0.98 NR
44. STACY, RONALD T SF1-A 330 SHADY OAKS DR 1.04 NR
45. STACY, ROY J EST SF1-A 320 SHADY OAKS DR 5.61 NR
46. SOUTHLAKE OAKS LLC C2 500 W SOUTHLAKE BLVD 2.53 NR
47. BANK OF THE OZARKS SP1 600 W SOUTHLAKE BLVD 1.05 NR
48. WAYLAND, MARCUS AG 427 SHADY OAKS DR 4.96 NR
49. SDPP LLC C2 475 W SOUTHLAKE BLVD 0.73 NR
50. TERRA/STRATFORT LP C2 445 W SOUTHLAKE BLVD 1.02 NR
51. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 1.35 NR
52. SOUTHLAKE, CITY OF CS 315 SHADY OAKS DR 5.15 NR
53. SOUTHLAKE, CITY OF CS 285 SHADY OAKS DR 7.14 NR
54. SOUTHLAKE OAKS II LLC C2 480 W SOUTHLAKE BLVD 2.19 NR
55. SOUTHLAKE, CITY OF CS 275 SHADY OAKS DR 3.88 NR
56. SOUTHLAKE, CITY OF CS 400 N WHITE CHAPEL BLVD 9.57 NR
57. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 2.88 NR
58. SOUTHLAKE, CITY OF CS 2.14 NR
59. SOUTHLAKE, CITY OF CS 7.76 NR
60. SOUTHLAKE, CITY OF CS 11.37 NR
61. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 1.51 NR
62. SOUTHLAKE, CITY OF CS 1.10 NR
63. SOUTHLAKE, CITY OF CS 470 W SOUTHLAKE BLVD 2.14 NR
64. PARKHILL & WRIGHT LLC O1 301 W SOUTHLAKE BLVD 0.14 NR
65. 321 SOUTHLAKE BLVD REAL ESTATE O1 301 W SOUTHLAKE BLVD 0.13 NR
66. SOUTHLAKE, CITY OF CS 450 W SOUTHLAKE BLVD 0.66 NR
67. SOUTHLAKE, CITY OF CS 4.50 NR
68. WHITE HOUSE EXE CENTER LP SP1 410 W SOUTHLAKE BLVD 1.60 NR
69. GTE SOUTHWEST INC CS 400 W SOUTHLAKE BLVD 0.43 NR
70. CLARDY-RUFFNER C2 425 W SOUTHLAKE BLVD 0.91 NR
71. SOUTHLAKE, CITY OF CS 1.58 NR
72. BICENTENNIAL FIN CENTER LP SP2 250 W SOUTHLAKE BLVD 1.17 NR
73. SUNTREE STATION LLC SP2 100 W SOUTHLAKE BLVD 7.74 NR
74. SOUTHLAKE, CITY OF CS 2.89 NR
75. FIRST AMERICAN SAVINGS BANC SP2 222 W SOUTHLAKE BLVD 1.17 NR
Case No. Attachment D
ZA17-059 Page 3
76. WV PROPERTIES LLC SP1 351 W SOUTHLAKE BLVD 2.00 NR
77. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 1.63 NR
78. PYRAMIDS HOSPITALITY INV LP SP1 620 W SOUTHLAKE BLVD 0.99 NR
79. PYRAMIDS HOSPITALITY INV LP SP1 640 W SOUTHLAKE BLVD 1.14 NR
80. ENERGY VAULT A47 LLC SP1 660 W SOUTHLAKE BLVD 0.86 NR
81. STACY, JAMES R SF1-A 800 W SOUTHLAKE BLVD 19.71 NR
82. STACY, J R AG 250 SHADY OAKS DR 10.22 NR
83. LECHLER, GLORIA ETAL O1 130 S WHITE CHAPEL BLVD 7.35 NR
84. IMAN, ASHER S O1 301 W SOUTHLAKE BLVD 0.16 NR
85. TY SHAFER DDS PA O1 301 W SOUTHLAKE BLVD 0.26 NR
86. MAHALO INVESTMENTS LLC O1 301 W SOUTHLAKE BLVD 1.63 NR
Notices Sent: Eighty-six (86)
Responses Received within 200’: One – in favor
Case No. Attachment D
ZA17-059 Page 4