Item 9 - S-P-1 and variance request letter
May 27, 2020
DP01-00
Mr. Ken Baker
Mr. Dennis Killough
City of Southlake
PLANNING AND DEVELOPMENT SERVICES
1400 Main Street
Southlake, TX 76092
RE: Yates Corner- Site Plan Zoning Request- S-P-1 Regulations
Ken & Dennis,
We are respectively requesting approval of a S-P-1 Site Plan for the existing Yates Corner
development, located at the NW corner of Dove Road and Kimball Ave. The request is not to change
the existing use at all, but to allow for improvement of the existing facilities and a small, rear addition
to the existing structure. Yates Corner is an historical “Country Store,” and has served the greater
Southlake community for many years (since 1960).
The property is currently zoned C-1, and developed as the Yates Corner Grocery and Gas Station. The
Future Land Use is Retail Commercial.
A little over 3 years ago, new ownership (Howard Harris & Ron Brooks) purchased the property with
the intent of continuing its traditional use as a country store, maintaining the same feel and look, but
also to improve and update it to bring it up to the quality standards expected in Southlake. In addition
to better maintenance and a complete revamping of the interior, including adding more upgraded
products to appeal to the Southlake resident (resulting in an increase of inside sales of over 50%), they
feel it is now time to implement Phase II, focusing on the improvement of the exterior and site.
Although the fueling facilities have been tested and meet TCEQ clean standards, the components are
all owned by the current gas partner, who is unwilling to upgrade the equipment. As the tanks are
between 36 and 52 years old (and the practical useful life is usually around 50 years), ownership has
developed a relationship and plan with a new provider- Texaco, and service agreement with Southland
Corp. The plan will result in:
1 new underground state-of-the-art, 3 compartment tank (with detection monitors).
Removal and fill in areas with old tanks.
Remove existing separate above ground diesel pump.
Increase pumps from one diesel and one gasoline, to two (3+1) stations, with anti-theft pumps.
Install new canopy.
Revise and install new site paving and parking areas.
An external gas study was performed, and it confirmed a neighborhood demand of more than twice the
current capacity, so the improvements will provide a needed service to the community.
The traditional look and façade of the structure will remain, but improved with better surroundings.
Since we are addressing an existing, ongoing business, which was developed long before the current
standards for site design (bufferyards, landscaping, etc.) were developed, we will need it to be
evaluated as such; meeting all of the modern standards would be prohibitive. To that end, we
anticipate working with staff to craft S-P-1 standards to address what is necessary.
In addition to the Site Plan, we are submitting a Tree Conservation Plan, a Landscape Plan and
before/after elevation photographs of the structure.
The requested zoning is S-P-1 Detailed Site Plan District, following the C-1 Neighborhood
Commercial District Uses, with the following exceptions and additional requirements:
1. Gasoline service station with convenience store, as shown on the Site Plan and elevations.
2. Buffer Yards and internal landscaping other than shown on the Landscape Plan, shall not be
required.
3. Dumpster Enclosure Location:
Dumpster enclosure shall be permitted as shown on the Site Plan and Elevations.
4. Required number of parking spaces shall be 10.
The following variances are also requested:
1. Subdivision Ordinance No. 483, as amended – to allow for no right of way dedication, as
shown on the Site Plan.
2. Subdivision Ordinance No. 483, as amended – to allow for no >8’ trail along Dove Rd. and no
5’ sidewalk along Kimball Ave.
3. Driveway Ordinance No. 634, as amended – to allow driveways as shown on the Site Plan.
4. Landscape Ordinance No. 544, as amended – to allow internal and parking lot landscaping to
be as shown on the Site Plan and Landscape Plan.
Thanks for your attention to this matter, and let me know if you need anything additional.
Respectively submitted,
SAGE GROUP, Inc.
Curtis W. Young AIA
Attachments:
1. Site Plan
2. Tree Conservation Plan
3. Landscape Plan
4. Existing/Proposed Structure Elevation Photographs