Item 7 - Dragon StadiumCase No.
ZA19-0067
S T A F F R E P O R T
November 15, 2019
CASE NO: ZA19-0067
PROJECT: Zoning Change and Site Plan for Carroll Dragon Stadium
EXECUTIVE
SUMMARY: On behalf of Carroll ISD, Hart, Gaugler and Associates is requesting approval of
a Zoning Change and Site Plan for Carroll Dragon Stadium on property described
as Lot 1, Block 1 and Lot 1, Block 2, Carroll ISD No. 6 Addition, an addition to the
City of Southlake, Tarrant County, Texas and located at 1085 S. Kimball Avenue,
Southlake, Texas. Current Zoning: "S-P-1" Detailed Site Plan District. Proposed
Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #8.
DETAILS: The stadium is located at the northwest corner of Silicon Drive and S. Kimball
Avenue.
The purpose of this request is to seek approval of a Zoning Change and Site Plan
for the construction of two (2) restrooms (approximately 215 s.f.) to the home side
of Dragon Stadium. If approved by City Council, the current S-P-1 Detailed Site
Plan District (Ordinance No. 480-330D) will be amended to reflect proposed
increase in building footprint (215 s.f.). All other previous conditions of approval
and approved zoning regulations shall remain.
VARIANCE
REQUEST: Landscaping – variance to Landscape Ordinance No. 544-B, Sections 3.3 and
3.4, requesting relief from additional interior landscape requirements relating to
the increase in floor area and replacement of the removed ornamental tree.
Site Data Summary
Existing Zoning S-P-1
Land Use Designation Public/Semi-Public
Lot Acreage 35.801
Existing Building Footprint (Stadium Home) 44,780
Proposed Building Footprint (Stadium Home) 44,995
Existing Impervious Coverage 69.25%
Proposed Impervious Coverage 69.27%
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. 2, dated November 13, 2019
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Case No.
ZA19-0067
Presentation
S-P-1 Regulations and Variance Request Letter
Plans
SPIN Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA19-0067 Page 1
BACKGROUND INFORMATION
OWNER: Carroll ISD
APPLICANT: Hart, Gaugler & Associates, Inc.
PROPERTY SITUATION: 1085 S. Kimball Avenue
LEGAL DESCRIPTION: Lot 1, Block 1, and Lot 1, Block 2, Carroll ISD No. 6 Addition
LAND USE CATEGORY: Public/Semi-Public
CURRENT ZONING: “S-P-1” Detailed Site Plan District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: -City Council approved the zoning and site plan for Dragon Stadium on
March 7, 2000 (ZA99-132).
-A final plat was approved on February 3, 2000.
-City Council approved a revised zoning and site plan for Dragon Stadium
on March 18, 2003 to accommodate games for the Dallas Burn soccer
team (ZA03-005).
-City Council approved a revised zoning and site plan for Dragon Stadium
on Sept. 2, 2003 to remove the requirements for a bufferyard and a
screening device on the west side of the property adjacent to Mr.
Kaposta’s property (ZA03-057).
-City Council approved a zoning change and site plan from “S-P-1”
Detailed Site Plan District to “S-P-1” Detailed Site Plan District to add
1,600 seats to the home side of the stadium and to repave a portion of
the existing parking lot, adding approximately 137 spaces. Also approved
were additions to the concessions and restrooms and the construction of
a new Disaster Recovery Center, which added approximately 4,350
square feet of floor area at the site. (ZA09-057).
-City Council approved a zoning change and site plan from “S-P-1”
Detailed Site Plan District to “S-P-1” Detailed Site Plan District to allow
pavement for 18 additional bus parking spaces and the addition of an
approximately 1,200 square foot storage building for tire storage at
Dragon Stadium. (ZA18-032).
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The underlying land use designation is Public/Semi-Public. The existing
stadium and the proposed change in zoning are consistent with this
designation.
Mobility and Master Thoroughfare Plan
The Master Thoroughfare Plan recommends S. Kimball Ave. to be a 4-
lane divided arterial street with 88 feet of right-of-way. Adequate right-of-
way has been dedicated for this roadway.
Pathways Master Plan & Sidewalk Plan
There are existing sidewalks along S. Kimball Ave. and Silicon Drive
adjacent to the site.
Case No. Attachment A
ZA19-0067 Page 2
TRANSPORTATION
ASSESSMENT: A TIA is not required for the addition.
TREE PRESERVATION: There is approximately 9.6% of existing tree cover on the site. The
applicant is proposing to remove one (1) tree without mitigation resulting
in approximately 99.6% tree preservation.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting was held October 22, 2019.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated November 13, 2019.
The criteria for the City Council to grant a variance to Landscape
Ordinance No. 544-B are below:
Landscape Ordinance No. 544-B:
12.2 VARIANCES AND APPEALS: Any applicant who desires a
variance or elimination of the requirements herein, or who desires to
appeal a decision by the Landscape Administrator, shall file a written
appeal with the City Manager for consideration by the City Council. Such
appeal shall be accompanied by adequate graphic reproductions, a
written summary of the request, and justification for such request. The
City Council shall have the authority to grant an interpretation or variance
to the requirements of this ordinance. In granting any variance, the City
Council shall determine that a literal enforcement of the regulations herein
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 purpose of this ordinance.
The decision of the City Council shall be final.
Case No. Attachment B
ZA19-0067 Page 1
Case No. Attachment C
ZA19-0067 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0067 Review No.: Two Date of Review: 11/13/19
Project Name: Zoning Change & Site Plan – Dragon Stadium
APPLICANT: Hart, Gaugler & Associates OWNER: Carroll ISD
John Blacker John Haugen
12801 N. Central Expressway 2400 N. Carroll Avenue
Dallas, TX Southlake, TX
Phone: 972-239-5111 Phone: 832-651-1688
Email: jblacker@hartgaugler.com Email: john.haugen@southlakecarroll.edu
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/4/19 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
1. The Site Plan must conform to the underlying zoning. Except as noted in the current submittal,
all previous plans and conditions of the “S-P-1” zoning conditions of approval remain in effect.
2. The applicant has requested relief from any interior landscaping requirements. Variance
Requested
* Please be aware when submitting for a building permit, any variation from the approved site
plan, elevations and associated plans will require a zoning change.
* All development must comply with the underlying zoning district regulations.
* The submitted elevations indicate use of EIFS building material. A variance to masonry
requirements set forth in Zoning Ordinance No. 480 and Masonry Ordinance No. 557 is
exempted by HB 2439, 86th Legislature.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The applicant is proposing to remove one (1) ornamental Pear tree for the construction of the
proposed restroom addition. The tree is approximately 10” diameter and was planted as part of
Case No. Attachment C
ZA19-0067 Page 2
the original stadium construction landscape requirements.
LANDSCAPE COMMENTS:
1. The building footprint area of the proposed addition is less than 5,000 square feet, and 30% of
the existing building footprint. Only landscaping is required for 30% of the proposed addition
building footprint area. 215 square feet.
Existing buildings: Buildings in existence on the effective date of this ordinance shall be
considered legally nonconforming as it pertains to this ordinance. New construction greater in
size than 30% of the existing building or greater than 5,000 square feet shall require compliance
with this ordinance as it applies to the entire square footage of the existing building and proposed
addition. New construction intended to increase the square footage by less than 30% of the
existing building or less than 5,000 square feet shall be required to meet the requirements herein
only as it pertains to the square footage of the new construction.
2. A Landscape Plan which reflects the additional landscaping required for the proposed building
addition is required. A variance has been requested for relief from landscape
requirements.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
C4.0
• Water line needs to be either 1” or 2”. 1 ½” service is not allowed.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
No comments based on the submitted information.
Case No. Attachment C
ZA19-0067 Page 3
General Informational Comments:
* A SPIN meeting for this project was held October 22, 2019.
* 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 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.
* 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 and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3-step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS
–exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material. The submitted elevations indicate use of EIFS
building material. A variance to masonry requirements set forth in Zoning Ordinance No.
480 and Masonry Ordinance No. 557 is exempted by HB 2439, 86th Legislature.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0067 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner's Name Zoning Physical Address Acreage Response
1. PEARSON, CAREY SF1-A 695 S KIMBALL AVE 2.08 NR
2. PEARSON, CAREY SF1-A 2300 CROOKED LN 2.22 NR
3. MARX, RODERICK SF1-A 2350 CROOKED LN 2.30 NR
4. MULLER, RICHARD J SF1-A 2400 CROOKED LN 2.16 NR
5. BEECH, EDNA E SF1-A 701 WHISPERING WOODS CIR 1.94 NR
6. KTR DFW LLC I1 1100 S KIMBALL AVE 11.20 NR
7. SIMPLY STORAGE SOUTHLAKE
LLC I1 950 S KIMBALL AVE 1.32 NR
8. ESPREE ANIMAL PRODUCTS INC I1 1070 S KIMBALL AVE 24.75 NR
9. MORRISON, PAMELA SF1-A 710 WHISPERING WOODS CIR 2.25 NR
10. STRUEMPLER, LORIE LEE SF1-A 720 WHISPERING WOODS CIR 1.94 NR
11. KENDRICK, MICKY D SF1-A 2401 CROOKED LN 1.28 NR
12. CUNDIFF, JOHN E SF1-A 2317 CROOKED LN 0.85 NR
13. CHARLESTON COURT LP O1 530 SILICON DR 4.85 NR
14. CARROLL, ISD SP1 601 SILICON DR 4.11 NR
15. CENTERSTONE HEIGHTS LLC I1 2815 EXCHANGE BLVD 1.76 NR
16. BHS VENTURES LLC I1 2271 E CONTINENTAL BLVD 1.41 NR
Case No. Attachment D
ZA19-0067 Page 2
17. SLM PROPERTIES LLC I1 2273 E CONTINENTAL BLVD 1.41 NR
18. CORNERSTONE WEALTH MGT LLC I1 2273 E CONTINENTAL BLVD 1.41 NR
19. COGENT POINT LLC I1 2275 E CONTINENTAL BLVD 1.41 NR
20. WESTGATE OFFICE PARK
OWNERS I1 2271 E CONTINENTAL BLVD 1.41 NR
21. COGENT POINT LLC I1 2275 E CONTINENTAL BLVD 1.41 NR
22. COGENT POINT LLC I1 2275 E CONTINENTAL BLVD 1.41 NR
23. KAWASAKI MOTORS CORP USA I1 925 S KIMBALL AVE 3.82 NR
24. KAPOSTA, AMERICA AG 2311 CROOKED LN 3.03 NR
25. SOUTHLAKE SIGNS INC SP2 2300 DEAN WAY 2.29 NR
26. LEGENDS SLTX 2320 LLC SP2 2320 DEAN WAY 2.45 NR
27. CARROLL, ISD SP1 1085 S KIMBALL AVE 35.41 NR
28. WERX PROPERTY HOLDINGS LLC SP2 2380 DEAN WAY 1.52 NR
29. SMS LEGENDS 2360 LLC SP2 2360 DEAN WAY 1.79 NR
30. Superintendent of Carroll ISD NR
31. Superintendent of Grapevine
Colleyville ISD NR
32. Superintendent of Northwest ISD NR
33. Superintendent of Keller ISD NR
34. City of Grapevine NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-four (34)
Responses received: None (0)