Item 6CCase No.
ZA17-102
S T A F F R E P O R T
April 10, 2018
CASE NO: ZA17-102
PROJECT: Site Plan for Shuck Me
EXECUTIVE
SUMMARY: ATA Construction, on behalf of the owner Roger Haverkamp , is requesting
approval of a Site Plan for Shuck Me on property described as Lot 1, Block 1,
Sword Addition, and located at 585 Randol Mill Avenue, Southlake, Texas. Current
Zoning: “C-2” Local Retail Commercial District. SPIN Neighborhood #6.
DETAILS: The site is located on Randol Mill Avenue approximately 500 feet south of the
intersection of Randol Mill Avenue and Florence Road.
The applicant is requesting approval of a site plan to add 18 additional parking
spaces to the existing 45 spaces in the parking lot for a total of 63 parking spaces
for an existing restaurant. Within the existing building, the applicant is proposing to
convert an existing storage area within the building into a 1,142 square foot dining
room and bar expansion. Additionally, the applicant is proposing to add a 10 ft. by
10 ft. attached cooler to the north wall of the building to support the restaurant
expansion and is seeking a masonry variance for the attached cooler with an
embossed acrylume exterior finish.
Site Data Summary
Shuck Me
Existing Proposed ZA17-102
Current Zoning C-2 C-2
Future Land Use Low Density Residential Low Density Residential
Gross/Net Area 1 acres 1 acres
Number of Buildings 1 1
Building Floor Area Gross 6,000 SF
Net 5,672 SF
Gross 6,000 SF
Net 5,672 SF
Floor Area
4,497 sf restaurant
1,175 sf storage
328 sf dumpster enclosure
5,672 sf restaurant
100 sf cooler
328 sf dumpster enclosure
Area of Open Space 23,138 sf 12,939 sf
Percentage of Open Space 53% 30%
Area of Impervious Coverage 20,422 30,545 sf
Percentage of Impervious
Coverage (max. allowed/
provided)
70%/47% 70%/70%
Required Parking (1/3 seats) 45 spaces 60 spaces
Provided Parking 45 spaces 18 additional spaces/63
spaces total
Proposed Overall Parking Ratio 1 space/3 seats 1 space/2.9 seats
Department of Planning & Development Services
Case No.
ZA17-102
At the April 5, 2018 Planning and Zoning Commiss ion meeting, the Commission’s
motion included one recommendation that the applicant work with the adjacent
property owner to the southeast to provide additional landscape screening for the
southeast corner of the property. A revised landscape plan has been provided that
includes 17 30-gallon Nellie.R.Stevens Hollies on the southeast corner and east of
the proposed parking lot. Additionally, the applicant has included 5 30 -gallon
Nellie.R.Stevens Hollies on the adjacent property. The applicant has provided a
fence agreement for the neighbor directly to the south that includes an 8 -foot PVC
fence from the end of the existing parking lot east to the end of the neighbor’s
existing fence. Link to Narrative
VARIANCES
REQUESTED: The applicant has requested the following variances:
Masonry Ordinance No. 557: Variance to the Masonry Ordinance No. 557, as
amended, to allow a metal cooler with an embossed acrylume exterior finish
attached to the building to remain without the required masonry surround.
Driveway Ordinance 634, Driveway Centerline Spacing: Variance to the
Driveway Ordinance to allow the existing driveway centerline spacing to remain as
shown on the site plan (Driveway center lines on Randol Mill (FM1709) are required
to be a distance of 250 ft. per 5.2b General Design Criteria for Driveways on FM
1709, FM1938 and Intersecting Arterials).
Driveway Ordinance No 634, Stacking Depth: Variance to allow the stacking
depth of zero feet to remain as is on the two existing driveways. The recently
expanded Randol Mill Avenue included the installation of a 6 -lane divided roadway
with a median located directly in front of the property. The two driveways are right -
in/ right-out only.
Section 39, Screening, Non-Residential Districts (Section 39.6 of the Zoning
Ordinance): Variance to allow the existing fencing, owned by the adjacent property
owners, to remain in their existing condition. The north property line has masonry
columns with wrought iron fence, the east property line has wrought iron fencing,
and the south property line has a 6-foot white PVC solid fencing and a small portion
of 6-foot wrought iron fence. The applicant is proposing a 8 ft. PVC fence section
per applicant’s agreement with neighbor from the west end of the new parking lot to
the east end of the neighbor’s existing PVC fence.
ACTION NEEDED: 1) Conduct Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated March 29, 2018
(D) Surrounding Property Owners Map and Responses
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link Narrative and Variance Requests
Link Plans
Link to Revised Landscape Plans
Link to SPIN Report
Case No.
ZA17-102
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA17-102 Page 1
BACKGROUND INFORMATION
OWNER: Roger Haverkamp
APPLICANT: ATA Construction.
PROPERTY SITUATION: 585 Randol Mill Avenue
LEGAL DESCRIPTION: Lot 1, Block 1, Sword Addition, City of Southlake, Tarrant County, Texas.
CURRENT ZONING: “C-2” Local Retail Commercial District
HISTORY: September 19, 1989; “C-2” Zoning was placed on the property with the
adoption of the City’s Zoning Ordinance and official zoning map.
June 19, 1990; City Council approved a preliminary plat for Lots 1 and 2,
Block 1 Sword Addition (ZA90-028).
August 7, 1990; City Council approve d a final plat for Lots 1 and 2, Block 1
Sword Addition (ZA90-031).
CITIZEN INPUT: A SPIN meeting was previously held on January 30, 2018 for this
development. Link to the SPIN meeting report
SOUTHLAKE 2030: Consolidated Land Use Plan
The Low Density Residential
category is for detached single-
family residential development at a
net density of one or fewer dwelling
units per acre. Net density is the
number of dwelling units per net
acre, which excludes acreage in all
public rights-of-way. Other suitable
activities are those permitted in the
Public Parks / Open Space and
Public / Semi-Public categories
described previously. The Low
Density Residential category
encourages the openness and
rural character of the City of Southlake.
The existing development appears to be not consistent with the intent of the
land use designation at this location.
Pathways Master Plan
An existing eight (8) foot wide sidewalk is located along Randol Mill
Avenue.
TREE PRESERVATION/
LANDSCAPE: The proposed tree conservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is
Case No. Attachment A
ZA17-102 Page 2
6% of existing tree cover on the site and 70% of the existing tree cover is
required to be preserved. The applicant is proposing to remove two (2)
Eastern Red Cedar trees for the proposed parking addition and preserving
73% of the existing tree cover.
The applicant provided some landscaping when the business opened and
is proposing to add additional landing to include six (6) canopy trees, eight
(8) accent trees, fifty (50) shrubs, and additional ornamental grasses and
ground cover. The existing and proposed landscaping would meet the
interior landscape requirements, if the building was being built.
UTILITIES: Water
The site is served by an existing 6-inch water line.
Sewer
The site is served by an existing 8-inch sewer line.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development will access onto Randol Mill Avenue, a six (6)
lane divided arterial with approximately one hundred thirty (130) feet of
right-of-way.
Randol Mill Avenue (50)
(between Johnson Road & Florence Road)
24hr North Bound (6,598) South Bound (7,095)
AM Peak AM (721) 7:30 AM– 8:30 AM Peak AM (508)7:15 AM– 8:15 PM
PM Peak PM (509) 2:45– 3:45 PM Peak PM (797) 4:30 – 5:30 PM
* Based on the 2015City of Southlake Traffic Count Report
Traffic Impact
Use Area
(sq. ft.) Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
High Turnover Restaurant
(932) 5,672 721 34 32 38 25
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
PLANNING AND
ZONING COMMISSION: April 5, 2018; Approved (7-0) as presented; subject to the Staff Report
dated March 29, 2018; further subject to the Site Plan Review Summary
No. 4 dated March 29, 2018; specifically granting the variances noted in
the staff report relating to masonry, driveway centerline spacing, stacking
depth, and screening; also further noting the applicant’s agreeme nt to do
the following: provide an updated landscape plan for review particularly with
any changes incorporated in the southeast corner of the site; the applicant
has agreed to the neighbor on the immediate south, to provide 8-foot
fencing in a manner, to this neighbor, to only begin where adjacent to the
immediate parking area; and lastly, an updated rendering of landscaping to
be added to the neighbor’s yard on the southeast corner with landscaping,
caliper, density and tree type that is amenable to this neighbor.
Case No. Attachment A
ZA17-102 Page 3
STAFF COMMENTS: The Site Plan Review Summary No. 4, dated March 29, 2018 is located in
Attachment ‘C’.
Case No. Attachment B
ZA17-102 Page 1
Case No. Attachment C
ZA17-102 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-102 Review No.: Four Date of Review: 3/29/2018
Project Name: Site Plan for Shuck Me
APPLICANT: ATA Construction OWNER: Shuck Me
Rob Wilson Roger Haverkamp
1307 Forest Green Ct. 2407 Florence Road
Keller, TX 76248 Southlake, TX 76092
Phone: (972) 965-9339 Phone: 817-925-4906
Email: jrwfamily@sbcglobal.net Email: rogerhaverkamp@aol.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/12//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
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. Provide an updated site data summary chart to include the existing and proposed
information.
2. The parking lot addition will require lighting. All lighting must comply with the Lighting
Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over.
Bollard lighting 42-inches and under may be used to achieve the required lighting level.
3. The attached cooler addition will need to be wrapped in masonry to match the masonry on
the front of the building. The attached walk-in cooler addition exterior is proposed without the
required masonry building material and does not meet the requirements for residential
adjacency, the corridor overlay or the Masonry Ordinance No. 557, as amended. Variance
Request
1. As noted on the site plan, the driveway centerlines do not meet the required 250 ft. distance
(for right-in/right-out) in the Driveway Ordinance No. 634. Provide a variance request in the
narrative to allow the driveway centerline distances to exist as shown on the site plan.
Variance Request
2. The stacking depth for this site appears to be zero feet. Provide a narrative with the variance
request to allow the stacking depth to remain as it currently exists. Variance Request
3. The existing perimeter fence installed by the adjacent property owners, does not comply with
the screening requirements in Zoning Ordinance, Section 39 for residential adjacency.
Provide a variance request to allow the fencing to remain as it currently exists. Variance
Request
Case No. Attachment C
ZA17-102 Page 2
Informational Comments
Perimeter fencing must meet the requirements of Ordinance 480, Section 39:
a. Where a non-residential use abuts a residentially zoned lot or tract or lot having an
occupied residential dwelling, a solid fence meeting the material standards of Section
39.2(b) shall be erected along the side and rear property lines abutting said residential
lot or dwelling to a height of eight (8) feet. Where the district boundary dividing a non-
residential district from a residential district is along a street or alley, and an
automobile parking lot or parking area is located in the front yard of the non -
residential use, the said parking lot or parking area facing the residential lot shall be
suitably screened to a height of not less than three and one -half (3 ½) feet. A
variance to this section may be approved by the City Council during its review of any
concept plan, development plan, or site plan requiring review by the Planning and
Zoning Commission and approval by the City Council, or by the Board of Adjustment
for all other concept plans, development plans, or site plans. (As amended by
Ordinance No. 480-UUU.)
b. All screening devices shall be properly maintained in perpetuity by the owner of
property with non-residential uses. Failure of the owner to maintain the screening
device shall constitute a violation of this ordinance. (As amended by Ordinance No.
480-HH.)
c. Outside storage of trash/recycling receptacles or any garbage, refuse and
trash/recycling collection and storage areas shall be at the side or rear of the building,
shall be totally encircled or screened by fence, planting or other suitable visual ba rrier
six feet (6') in height and shall have a metal door which shall remain closed at all
times. These areas or receptacles shall not encroach into any required bufferyard.
(As amended by Ordinance No. 480-HH.)
d. Where a non-residential use abuts an existing residential screening wall or fence and
a written agreement is executed between the developer and residential property
owner, it shall be deemed the intent of this ordinance to allow the residential
screening wall or fence to satisfy that portion o f Section 39.6.b. above (relating to side
and rear yard screening) as long as said screening device is maintained in good
repair. Should the screening device be destroyed by more than 50% of its fair market
value at the time of destruction, then the owner of the nonresidential property shall
construct a new solid fence meeting the material standards of Section 39.2(b), which
meets the requirements of Section 39.6b. (As amended by Ordinance No. 480 -HH.)
39.2 Fencing Standards
b. Acceptable materials for fencing and decorative posts include but are not limited
to brick, stone, masonry; synthetic materials; natural and treated woods;
ornamental metal or wrought iron; decorative aluminum or metal having a factory
applied non-metallic matte finish.
(1) PVC and other synthetic materials used for both residential and
commercial fencing applications shall meet the minimum quality
standards set forth in the ordinance.
(2) Accept as otherwise required by this ordinance, chain link shall only be
permitted in AG, SF-1A, SF-1B, SF-2, SF-20A, SF-20B, SF-30, RE-5,
RE-7, CS, I-1, I-2, and B-2 zoning districts. (As amended by Ordinance
No. 480-UUUU)
Case No. Attachment C
ZA17-102 Page 3
(3) Corrugated metal panels or materials having similar properties shall not
be permitted.
_________________________________________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The proposed tree conservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. There is 6% of existing tree cover on the site
and 70% of the existing tree cover is required to be pre served. The applicant is proposing to
remove two (2) Eastern Red Cedar trees for the proposed parking addition and preserving 73%
of the existing tree cover.
* 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 an y area in
public rights-of-way as approved by City Council.
* 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 layou t 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:
* Any future rezoning would require that the bufferyard regulations be met so it is recommended
that bufferyard area be provided between the property line and the proposed parking spaces. If
Case No. Attachment C
ZA17-102 Page 4
bufferyards were required the south and east bufferyards would both be required to be 10’ – F1
type bufferyards.
* The applicant provided some landscaping when the business opened and is proposing to add
additional landing to include six (6) canopy trees, eight (8) accent trees, fifty (50) shrubs, and
additional ornamental grasses and ground cover. The existing and proposed l andscaping would
meet the interior landscape requirements if the building was being built.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E.
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
DRAINAGE COMMENTS:
1. Submit preliminary grading and drainage plan with drainage arrows and preliminary calculations
from a registered professional engineer in the State of Texas. Runoff from the parking addition
must be shown to discharge into a drainage easement or right of way. Discharge onto southern
residential property will not be allowed.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
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
* Work within FM 1938 right of way shall require a permit from TxDOT. Submit application and
plans directly to TxDOT for review.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Case No. Attachment C
ZA17-102 Page 5
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Due to the restaurant being a building equipped with an automatic fire suppression system,
the new addition would require that the system be extended into the new construction area to
provide complete coverage to meet the requirements of NFPA 13.
_______________________________________________________________________________
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 mechanical equipment must be screene d 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.
* 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 permi t, 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. Attachment D
ZA17-102 Page 1
SURROUNDING PROPERTY OWNERS MAP
Shuck Me
SPO # Owner Zoning Address Acreage Response
1. KERNS, MONICA RPUD 2200 CAMDEN CIR 0.41 NR
2. PIAZZA, LEONARD J RPUD 2204 CAMDEN CIR 0.44 U
3. PARRA, MATTHEW RPUD 2205 CAMDEN CIR 0.37 NR
4. CAMDEN SL HOA INC RPUD 2208 CAMDEN CIR 0.25 NR
5. FIROZ, MUSTAFA AG 565 RANDOL MILL AVE 0.97 NR
6. HAVERKAMP, ROGER C2 585 RANDOL MILL AVE 0.92 NR
7. HUDSON, M R AG 635 RANDOL MILL AVE 10.84 NR
8. HUDSON, M R SF1-A 675 RANDOL MILL AVE 1.53 NR
9. WILSON, MARY L AG 600 RANDOL MILL AVE 1.64 NR
10. SCOTT, DAVID A AG 630 RANDOL MILL AVE 0.62 NR
11. FREE, CHARLES W SF1-A 550 RANDOL MILL AVE 1.65 NR
12. Superintendent of Carroll ISD NR
13. Superintendent of Grapevine
Colleyville ISD NR
14. Superintendent of Northwest
ISD NR
15. Superintendent of Keller ISD NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fourteen (14)
Responses Received: In Favor: 0 Opposed: 0 Undecided: 1 No Response: 13
Case No. Attachment E
ZA17-102 Page 1
SURROUNDING PROPERTY OWNERS RESPONSES
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