Item 8Case No.
ZA18-008
S T A F F R E P O R T
March 29, 2018
CASE NO: ZA18-008
PROJECT: Zoning Change and Site Plan for Urban Air Adventure Park EXECUTIVE
SUMMARY: Southlake Urban Air, LLC requesting approval of a Zoning Change and Site
Plan for Urban Air Adventure Park on property described as Lot 2R, Block 1,
Southlake Crossing, an addition to the City of Southlake, Tarrant County, Texas
and located at 2201 W. Southlake Blvd., Southlake, Texas. Current Zoning: "C-
3" General Commercial District. Proposed Zoning: "S-P-1" Detailed Site Plan
District. SPIN Neighborhood #10.
DETAILS: The property is generally located on the southeast corner of Davis Boulevard
and West Southlake Boulevard in the Southlake Marketplace shopping center.
The purpose of the request is to rezone Lot 2R to establish a minimum parking
requirement specific for the indoor commercial amusement use proposed on
the property and to include a landscape plan for the site. No changes are
proposed to the exterior of the existing 60,000 square foot building.
A comprehensive parking study was conducted by the applicant and a review
was completed by the City of Southlake’s third-party engineering consultant
(Lee Engineering). The study and review have been linked to this report.
SITE DATA:
Site Data Table
Component Proposed
Building Area (gross) 58,949 sf
Parking required for proposed use under
C-3 Zoning (1:100) 589 sp
Proposed Parking Required for S-P-1 (1:200) 295 sp
Parking Provided (includes 8 hc) 301 sp
Land Area 5.55 acres
Department of Planning & Development Services
Case No.
ZA18-008
DEVELOPMENT
REGULATIONS:
“S-P-1” Detailed Site Plan District
for
Lot 2R1, Block 1, Southlake Crossing
Urban Air Adventure Park
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance
No. 480, as amended, as it pertains to the “C-3” General Commercial uses and regulations with the
following exceptions:
Permitted Uses:
All uses in the “C-3” General Commercial district shall be permitted. Commercial Amusement Centers
where the activity is for indoor operation and activities only shall be amended to include the following
additional uses:
- Trampoline Park
- Ropes Courses
- Warrior Course
- Dodgeball Courts
- Tubes Playground
- Rock Climbing Walls
- Go Carts
- Indoor Roller Coaster
- Indoor Sky Diving
- Birthday parties
- Exercise classes
- Special/corporate events
- Cafe
Development Regulations:
We are requesting to allow the Commercial Amusement Centers use with a reduction in the required
number of parking spaces. The current code requires 1 space per every 100 square feet which
equates to 590 spaces. We are requesting to provide parking at a 1:200 sf ratio or 295 spaces.
In order to accommodate the proposed use/parking, a zoning change is required. The change in
zoning requires installation of buffer yards be installed prior to the issuance of a certificate of
occupancy. We are requesting the proposed site plan be approved as submitted without the
installation of required buffer yards. A Landscape Plan is provided to show how Urban Air intends to
enhance the existing landscape onsite. There are no proposed changes to the exterior of the existing
building.
ACTION NEEDED: 1. Conduct a public hearing
2. Consider Approval of Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated March 19, 2018
(D) Surrounding Property Owners Map and Responses
Case No.
ZA18-008
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to “S-P-1” Regulations
Link to Narrative
Link to Plans
Link to Parking Study
Link to Parking Study Review
Link to 2035 Corridor Committee Meeting Summary
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA18-008 Page 1
BACKGROUND INFORMATION
OWNER: Walmart Real Estate Bus Trust
APPLICANT: Southlake Urban Air, LLC
PROPERTY SITUATION: 2201 W. Southlake Blvd.
LEGAL DESCRIPTION: Lot 2R, Block 1, Southlake Crossing
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-3” General Commercial District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: - December 1984 – City Council approved a zoning change for 27
acres to be known as Southlake Crossing (Market Place) from
Agricultural to Heavy Commercial. (ZA84-058)
- September 1989 – City Council adopted a new zoning ordinance
(No. 480) and new zoning map and reclassified the zoning for
Southlake Crossing to C-3 – General Commercial District.
- September 1993 – City Council approved a revised concept plan for
Southlake Crossing. (ZA93-066)
- January 1994 – An amended plat was processed for Lots 1R, 2R
and 3R, Blk 1, Southlake Crossing Phase I. (ZA93-078)
- May 2012 – Certificate of Occupancy was issued for WalMart
CITIZEN INPUT: A SPIN meeting was held on March 27, 2018. No questions or concerns
were raised.
SOUTHLAKE 2035 PLAN: The proposed rezoning and site plan was presented to the Southlake
2035 Corridor Planning Committee and 2035 Land Use Committee
January 22, 2018. Link to Meeting Report
Consolidated Future Land Use Plan
The 2035 future land use designation
for the site is Retail Commercial which
is defined in the Southlake 2035 plan as
follows:
“The Retail Commercial category is a
lower- to medium-intensity commercial
category providing for neighborhood-
type retail shopping facilities and
general commercial support activities. It
is intended to provide limited local retail
and/or office uses which serve
neighborhoods in close proximity. It is intended that all uses in this
category will be compatible with adjacent single family uses, thereby
Case No. Attachment A
ZA18-008 Page 2
maintaining the character and integrity of existing neighborhoods. This
category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is
adjacent to residentially zoned properties or areas with a residential
designation on the Land Use Plan, lower intensity activities such as
office or office-related uses should be planned adjacent to the
residential uses. Other suitable activities are those permitted in the
Public Parks/Open Space, Public/Semi-Public, and Office Commercial
categories
FM1709 / FM1938 Corridor Plan
The adopted plan included the following specific recommendations for
Southlake Marketplace (LU6):
Continue to pursue a public/private partnership with the City, the
management company, and individual property owners to improve
vehicular access into the property.
Consider rezoning the property of portions of the property to allow
more flexible parking requirements for possible uses compatible with
the shopping area and the adjacent residential neighborhood
(Southlake Woods).
If the property or properties are rezoned, aspects for improving the
aesthetics of the center/parking area should be considered. Such
aspects may include landscaping, provision of open space, lighting,
replacement of nonconforming signs, and other signage
improvements.
Economic Development Master Plan
The adopted plan included the following (ED19):
Improve and strengthen existing commercial centers -
o Implement a system to monitor leasing activity to identify
opportunities for redevelopment and/or expansion.
o Create a plan for assisting property owners and/or brokers with
marketing large vacancies within commercial centers.
o Conduct an assessment on existing commercial centers to
identify and implement solutions to challenges such as traffic and
parking that discourage shopping and dining in existing
commercial centers.
Pathways Master Plan & Sidewalk Plan
There in an existing 8’ sidewalk along Southlake Boulevard.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The development will be accessed from the existing driveways.
Traffic Impact
A Traffic Impact Analysis (TIA) threshold worksheet was submitted and
reviewed by staff. No TIA will be required for this project.
Parking Impact
A comprehensive parking study was conducted by the applicant and a
review was completed by the City of Southlake’s third-party engineering
consultant (Lee Engineering). The study and review have been linked to
Case No. Attachment A
ZA18-008 Page 3
this report.
LANDSCAPE &
BUFFERYARD: The applicant is proposing to install new plant material within the
declined interior landscape and parking lot islands as well as provide
some additional vegetative screening along the south property line. Five
(5) of the existing trees within parking landscape islands are proposed
to be removed because they are diseased, decayed, and present the
risk a failure. They are being replaced with new trees.
UTILITIES: Water
There is an existing 8-inch water line running directly through the
subject lot that will serve this development.
Sewer
There is an existing 6-inch sanitary sewer line along W. Southlake Blvd.
that will serve this development.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated March 19, 2018.
Case No. Attachment B
ZA18-008 Page 1
Case No. Attachment C
ZA18-008 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-008 Review No.: Three Date of Review: 03/19/18
Project Name: Zoning Change and Site Plan – Lot 2R, Block 1, Southlake Crossing
APPLICANT: Southlake Urban Air, LLC OWNER: Walmart Real Estate Bus Trust
Stephen Polozola Christopher Obenshain
317 S. Jenkins, Suite C 2001 SE 10th Street
Phone: 817-729-6765 Phone: 479-204-0258
Email: Stephen@urbanairtrampolinepark.com
(Michael Doggett) mdoggett@winkelmann.com
Email: clobens@walmart.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/19/2018 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@ci.southlake.tx.us
All Planning comments have been addressed.
_________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
LANDSCAPE & BUFFERYARD COMMENTS:
* The applicant is proposing to install new plant material within the declined interior landscape
and parking lot islands as well as provide some additional vegetative screening along the
south property line. Five (5) of the existing trees within parking landscape islands are
proposed to be removed because they are diseased, decayed, and present the risk a failure.
They are being replaced with new trees.
* The applicant has requested to defer the bufferyard requirements triggered by the request to
rezone the development.
Any request for changes in zoning to any district other than agricultural or single family
residential districts shall require that all required bufferyards and associated irrigation be
installed prior to the issuance of a certificate of occupancy for the proposed use.
# Denotes Required Items.
* Denotes informational Items.
Case No. Attachment C
ZA18-008 Page 2
_________________________________________________________________________________
Public Works/Engineering Review
Steve Anderson, P.E.
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
See linked response from Lee Engineering regarding the submitted Parking Study.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
_________________________________________________________________________________
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* 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.
* 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.
* 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.
* The applicant should be aware that prior to issuance of a building permit the following may be
required: 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
Case No. Attachment C
ZA18-008 Page 3
to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees,
and related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA18-008 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. 125 DAVIS LLC C3 125 DAVIS BLVD 0.85 NR
2. WILLIAMS, JACK SF20A 1915 SHOOTING STAR LN 0.46 NR
3. IQBAL, AHMED SF20A 1909 SHOOTING STAR LN 0.46 NR
4. LEONARD, KYLE SF20A 1905 SHOOTING STAR LN 0.47 NR
5. SHARMA, VIPIN SF20A 1903 SHOOTING STAR LN 0.45 NR
6. HARDER, TIMOTHY R SF20A 1912 SHOOTING STAR LN 0.43 NR
7. SPRINGS, WILLIAM A SF20A 1908 SHOOTING STAR LN 0.44 NR
8. THILL, THOMAS C SF20A 1904 SHOOTING STAR LN 0.45 NR
9. BROWN, MICHAEL SF20A 1900 SHOOTING STAR LN 0.46 NR
10. HOLIDAN INVESTMENTS INC C2 2210 W SOUTHLAKE BLVD 1.04 NR
11. COMPASS BANCSHARES INC C2 2200 W SOUTHLAKE BLVD 0.89 NR
12. 437 NORTH MAIN PARTNERS LP SP2 2300 W SOUTHLAKE BLVD 0.82 NR
13. SLM DUNHILL LLC C3 2101 W SOUTHLAKE BLVD 9.11 F
14. MCDONALDS CORP C3 2155 W SOUTHLAKE BLVD 1.10 NR
15. DB REAL ESTATE ASSETS I LLC C3 2255 W SOUTHLAKE BLVD 0.89 NR
16. WALMART REAL ESTATE BUS TRUST C3 2201 W SOUTHLAKE BLVD 5.76 NR
17. FORST, ROBERT SF20A 1916 SHOOTING STAR LN 0.61 NR
18. BIRMINGHAM, JAMES SF20A 1920 SHOOTING STAR LN 0.66 NR
19. CERQUEIRA, LUIS HENRIQUE TZD 305 WINDING RIDGE TRL 0.30 NR
20. NIED, DAVID G TZD 301 WINDING RIDGE TRL 0.30 NR
21. SLM DUNHILL LLC C3 2225 W SOUTHLAKE BLVD 2.59 NR
22. OKAFO, NNEKA TZD 300 WINDING RIDGE TRL 0.30 NR
23. AGUILAR MORALES, DEFINO TZD 304 WINDING RIDGE TRL 0.30 NR
24. ASDI, AHMAD K TZD 308 WINDING RIDGE TRL 0.25 NR
25. 437 NORTH MAIN PARTNERS LP SP2 210 RANDOL MILL AVE 3.80 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-three (23)
Responses Received: One (1) – in favor
Case No. Attachment D
ZA18-008 Page 2