Item 6BSOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
February 26, 2021
CASE NO: ZA21-0004
PROJECT: Specific Use Permit with Site Plan for Dragon House
EXECUTIVE
SUMMARY: Jahvani Consulting Engineers, LLC, on behalf of the owner, Wyndham Properties,
is requesting approval of a Specific Use Permit with Site Plan on property
described as Lot 1 R3, Block 1 of the Gateway Plaza Phase II Addition, City of
Southlake, Tarrant County, Texas and located at 2640 E. Southlake Blvd.,
Southlake, Texas. Current Zoning: "S -P-2" Generalized Site Plan District. SPIN
Neighborhood #6.
DETAILS: The property is located approximately 180 feet west of the intersection of E.
Southlake Blvd. and N. Nolen Drive
The applicant is requesting approval a Specific Use Permit with Site Plan to
construct an approximately 287 square foot dry storage accessory building
adjacent to an existing storage/trash dumpster enclosure (approved in the site plan
for Steak `n Shake in ZA03-098) behind the north side of the building and to add
an outdoor patio with fencing and lighting on the west side of the building with a
revised west elevation for patio access. The proposal includes updating the paint
color for the buildings and storage/trash dumpster enclosure and the required
landscaping.
The site plan request includes that a portion of the drive thru lane will be converted
for the patio area without removal of the existing drive thru lane. The property
owner has requested to maintain the drive thru lane for a future return to a drive
thru operation should operation of the building change.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Specific Use Permit with Site Plan Request for an Accessory
Building and Patio
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Staff Review No. 5 dated February 24, 2021
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 21-005, Specific Use Permit with Site Plan
Full Size Plans (for Commission and Council Members only)
PowerPoint Presentation
Narrative
Case No.
ZA21-0004
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No.
ZA21-0004
BACKGROUND INFORMATION
APPLICANT: Javhani Consulting Engineers, LLC
OWNER: Wyndham Properties
PROPERTY SITUATION: 2640 E. Southlake Blvd., Southlake, Texas
LEGAL DESCRIPTION: Lot 1R3, Block 1 of the Gateway Plaza Phase II Addition, City of
Southlake, Tarrant County, Texas
LAND USE CATEGORY: Regional Retail
CURRENT ZONING: "S -P-2" Generalized Site Plan District
HISTORY: May 16, 2000; A Preliminary Plat (ZA00-015) was approved by the City
Council.
June 6, 2000; A zoning change, from "AG" to "S -P-2", and a concept plan
(ZA00-020) were approved by City Council.
July 6, 2000; A final plat (ZA00- 076) was approved for Lot 1, Block 1.
April 1, 2002; (ZA02-017) A zoning change and an optional concept plan
were approved by City Council on April 1, 2002.
April 1, 2003; Approved 2nd Reading (ZA03-008) subject to the Concept
Plan Review Summary No. 3, dated March 28, 2003, granting the
requested variances for Internal Storage (stacking) — stacking depth for
Drive `A' was approved at 38' of stacking for Drive `A' and 30' of stacking
depth for Drive `C'; and Landscape Parking Islands — the applicant is
requesting a waiver from the required number of landscape islands and be
allowed the use of larger islands as shown on the concept plan.
(Landscape parking islands must be provided at 20 SF per parking stall
and a minimum size of 12' wide and equal to the depth of the parking stall).
April 15, 2003; City Council approved a Plat Revision (ZA03-004) for Lots
1 R, 2R, 3R, 4R, & 5R, Block 1, Gateway Plaza Phase II.
February 3, 2004; City Council approved a site plan for Steak and Shake
including a variance request for the required pitched roof. (ZA03-098)
June 16, 2015; City Council approved a site plan for Pollo Tropical granting
the following variances: the color proposed to be used on the east awnings
and window inserts on the west elevation are not to be included as signage
and are not in our current color palette; noting that the window inserts on
the west elevation will be inside the building envelope and not be an
external architectural feature; noting that the building colors will be
materially consistent with that presented of the color palette to Council this
evening; noting that the south elevation will also have colors on its one
awning that are materially consistent with that shown on the east elevation;
and noting there will be no palm trees as shown or graphics on the south
Case No. Attachment A
ZA21-0004 Page 1
elevation louvers. (ZA15-041)
TRANSPORTATION
ASSESSMENT: This request does not affect traffic on or around the property.
TREE PRESERVATION/
LANDSCAPING: No protected trees will be affected by the request.
The applicant is proposing to add additional interior landscaping that is
required with the new storage accessory building.
PLANNING AND
ZONING COMMISSION: February 25, 2021; Approved (7-0) subject to the Staff Report dated
February 24, 2021 and also subject to the Specific Use Permit Review
Summary No. 5 dated February 24, 2021.
STAFF COMMENTS: Staff Review may be found in the Specific Use Permit with Site Plan
Summary No. 5 dated February 24, 2021.
Note: A specific use permit shall automatically expire if a building permit is
not issued and construction begun within six (6) months of the
granting of the specific use permit or if the use shall cease for a
period of six (6) months.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take into
consideration the following factors:
a. Safety of the motoring public and of pedestrians using the
facility and the area immediately surrounding the site.
b. Safety from fire hazard, and measures for fire control.
C. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and
stationary lights and effect of such lights on established
character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to
traffic control and adverse effect on adjacent properties.
Street size and adequacy of pavement width for traffic and
reasonably expected to be generated by the proposed use
around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this
chapter for off-street parking facilities for similar uses;
location of ingress and egress points for parking and off-
street loading spaces; and protection of the public health by
all-weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public
Case No. Attachment A
ZA21-0004 Page 2
health, safety, morals and general welfare.
City Council may grant variances to specific regulations
associated with a specific use set forth in Sections 45. To
receive a variance, the applicant must demonstrate one of
the following (As amended by Ordinance No. 480-MMMM):
(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.
WCommunity DevelopmenhMEMO12021 CasesW004 - SUPSP — Dragon House
Case No. Attachment A
ZA21-0004 Page 3
Vicinity Map
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ZA21-0004
. .: Specific Use Permit
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Case No. Attachment B
ZA21-0004 Page 1
SPECIFIC USE PERMIT WITH SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0004 Review No.: Five Date of Review: 2/24/21
Name: Specific Use Permit with Site Plan — D
APPLICANT: Jahvani Consulting Engineers, Inc.
Houshang Jahvani, P.E.
2121 N. Josey Lane #200
Carrollton, TX
Phone: 214-718-9469
ragon House
OWNER:
Wyndham Properties
640 W. Southlake Blvd.
Southlake, TX 76092
Phone: 817-307-3600
Email: Email: terryp_wyndham properties.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/5/21 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(abci.southlake.tx.us
1. In Sign Ordinance No. 704, as amended, Section 5.3.15 Outdoor exposed string lights
(patio lights) are permitted in commercial outdoor dining/patio areas per the requirements
of Section 7.2, Table 5, Item 6.
Exposed String Lights shall meet the following criteria:
• Non -flashing
• Attached to an overhead or other structure and secured in a manner as deemed safe
by the City Building Official or his/her designee.
• Height shall be at least 8 feet or at a height deemed safe by the City Building Official or
his/her designee.
• LED lamps specifically designed for outdoor wet use — certified CSA-US/C Wet
Location
• Not to exceed 120 Volts or 3.5 Watts
• Color — 2700K Warm White or similar type as approved by the City Building Official or
his/her designee.
• Electrical plans must be submitted and approved by City.
2. In Sign Ordinance No. 704, as amended, Section 7.2, Table 4 Attached Signs,
4.2. Each lease or tenant space shall be permitted only one attached building sign
per street front with a maximum of two signs per tenant/lease space. A sign variance will be
required to permit the west elevation sign.
Case No. Attachment C
ZA21-0004 Page 1
General Information
Informational Comments:
a. Outdoor seating is not counted per the "S -P-2 zoning regulations for the development.
(ZA03-098)
Section 45 Specific Use Permits:
45.1.44. Accessory buildings enclosing equipment or activities in conjunction with the
permitted principal uses. No accessory use shall be construed to permit the keeping of
articles or materials in the open or outside the building unless specifically permitted elsewhere
in this ordinance. Subject to the requirements set forth in Section 45.15 of this Ordinance. (As
amended by Ordinance No. 480-VVV).
45.4 GENERAL REQUIREMENTS
a. Any use permitted hereunder shall meet the minimum requirements provided in the district in which it
is located.
b. A specific use permit shall automatically expire if a building permit is not issued and construction
begun within six (6) months of the granting of the specific use permit or if the use shall cease for a
period of six (6) months.
45.5 FACTORS TO BE CONSIDERED -In granting or denying an application for a specific use permit,
the City Council shall take into consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the area immediately
surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights and effect of such lights on
established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control and adverse effect on
adjacent properties.
f. Street size and adequacy of pavement width for traffic and reasonably expected to be generated
by the proposed use around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for off-street parking facilities
for similar uses; location of ingress and egress points for parking and off-street loading spaces;
and protection of the public health by all-weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public health, safety, morals and general
welfare.
Tree Conservation/Landscape Review
Case No. Attachment C
ZA21-0004 Page 2
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(a-)_ci.south lake.tx.us
TREE CONSERVATION COMMENTS:
The proposed additions do not alter any protected trees.
LANDSCAPE COMMENTS
The proposed dry storage addition is less than 5,000 square feet and 30% of the existing
building square footage. Only landscape area and associated plant material must be provided for
50% of the dry storage building footprint. Any other required plant material shown on the original
Landscape Plan which is missing, removed, or altered for the construction of the dry storage
building and patio must be replaced elsewhere on the property.
* Indicates informational comment.
# Indicates required items comment.
Development Engineering Review
Sandy Endy, P.E.
Civil Engineer
Phone: (817) 748-8101
E-mail: sandersona-ci.south lake. tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
DRAINAGE COMMENTS:
2. Please provide an existing and proposed conditions Drainage Area Map showing the drainage
calculations for the property. The drainage area map provided with the original building
construction can be utilized for the existing drainage area map. Please include tables listing the
existing and proposed 5 -year and 100 -year flows to show that the proposed improvements are not
creating additional storm water runoff.
INFORMATIONAL COMMENTS:
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The Environmental
Coordinator will review the SWPPP. For instructions on how to complete the review of the
SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.citvofsouthIake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
*=Denotes informational comment to be completed on the Civil Construction Drawings.
Fire Department Review
Case No. Attachment C
ZA21-0004 Page 3
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements(cci.southlake.tx.us
GENERAL COMMENTS:
Provide an exterior weatherproof horn/strobe for the patio addition that is connected to the
existing fire alarm panel.
Due to the occupant load of the patio addition, which calculates to 62 occupants, both gates
on the patio must swing in the path of egress from the patio and be equipped with panic
hardware.
Also, illuminated exit signage will be required adjacent to the patio emergency exit gates.
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 screened 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.
It appears that this property lies within the 75 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.
The applicant should be aware that prior to issuance of a building permit, 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 C
ZA21-0004 Page 4
Surrounding Property Owners
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SPO #
Owner
Zoning
Site Address
Acreage
Response
1.
WYNDHAM PROPERTIES LTD
SP2
2600 E SOUTHLAKE BLVD
2.00
NR
2.
WYNDHAM PROPERTIES LTD
SP2
150 N NOLEN DR
0.60
NR
3.
WYNDHAM PROPERTIES LTD
SP2
2600 E SOUTHLAKE BLVD
0.79
NR
4.
WYNDHAM PROPERTIES LTD
SP2
2650 E SOUTHLAKE BLVD
0.98
NR
5.
SS DAVIS INVESTMENT LLC
ETAL
C2
2615 E SOUTHLAKE BLVD
1.97
NR
6.
WYNDHAM PROPERTIES II LTD
SP2
2704 E SOUTHLAKE BLVD
1.04
NR
7.
WYNDHAM PROPERTIES LTD
SP2
151 N NOLEN DR
1.01
NR
8.
WYNDHAM PROPERTIES LTD
SP2
2550 E SOUTHLAKE BLVD
0.68
NR
9.
COSTCO WHOLESALE CORP
SP2
2604 E SOUTHLAKE BLVD
15.77
NR
10.
DCTN3 373 SOUTHLAKE TX LLC
SPI
2645 E SOUTHLAKE BLVD
1.64
NR
11.
Superintendent of Carroll ISD
NR
12.
Supt of Grapevine Colleyville
ISD
NR
13.
Supt of Northwest ISD
NR
14.
Supt of Keller ISD
NR
Responses: F: In Favor O: Opposed To
Notices Sent: Nine (9)
Responses Received: In Favor: 0 Opposed: 0
Case No.
ZA21-0004
U: Undecided NR: No Response
Undecided: 0 No Response: 9
Attachment D
Page 1
Surrounding Property Owners Responses
No responses received to date
Case No. Attachment E
ZA21-0004 Page 1
RESOLUTION NO. 21-005
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT WITH
SITE PLAN WITHIN THE CITY OF SOUTHLAKE, TEXAS LOT 1 R3,
BLOCK 1 OF THE GATEWAY PLAZA PHASE II ADDITION, CITY
OF SOUTHLAKE AS DEPICTED ON THE APPROVED SITE
EXHIBIT ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT "A" AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit with Site Plan on a commercial property has been
requested by a person or corporation having a proprietary interest in the property zoned as "S -P-
2" Generalized Site Plan District; and,
WHEREAS, in accordance with the requirements of Section 45.1 (44) and 45.15 of the
City's Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City
Council have given the requisite notices by publication and otherwise, and have afforded the
persons interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit with Site Plan is in the best interest of the public health, safety, morals and
general welfare of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit with Site Plan is hereby granted for an accessory building on commercial
property on 2640 E. Southlake Blvd. being described as Lot 1 R3, Block 1 of the Gateway Plaza
Phase I I Addition City of Southlake as depicted on the approved Site Exhibit attached hereto and
incorporated herein as Exhibit "A" and providing an effective date, subject to the provisions
contained in the comprehensive zoning ordinance and the restrictions set forth herein.
Case No. Attachment F
ZA21-0004 Page 1
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS
ATTEST:
Amy Shelley
City Secretary
DAY OF , 2021.
Is] IWK61MY9l1jaIW_1i0a
Laura Hill, Mayor
Case No. Attachment F
ZA21-0004 Page 2
EXHIBIT `A"
Plans and Support Information
Reserved for exhibits
Case No. Attachment F
ZA21-0004 Page 3