Item 8B City of Southlake
Sou la Department of Planning
STAFF REPORT
May 17, 2002
CASE NO: ZA02-034
PROJECT: Sonic Drive-In
REQUEST: On behalf of Southlake Ventures,Encore Realty Company is requesting approval of
rezoning and site plan request.
ACTION NEEDED: Consider first reading for rezoning and site plan.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Site Plan Review Summary
(E) Surrounding Property Owner Map
(F) Surrounding Property Owner's Responses
(G) Ordinance No. 480-399
(H) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ben Bryner (481-2086)
Case No.
ZA02-034
BACKGROUND INFORMATION
OWNER: Southlake Ventures
APPLICANT: Encore Realty Company, LC
PURPOSE: The purpose of this request is to place "Local Retail Commercial" district
uses and regulations on the property for development of a drive-in
restaurant and to fulfill the site plan approval requirements of the
"Corridor Overlay Regulations" in order to receive a building permit for
construction.
PROPERTY SITUATION: The property is located at 2550 East Southlake Boulevard, which is on the
north side of East Southlake Boulevard,approximately 1000' east of Kimball
Avenue. To the north and east of this site is the Gateway Plaza, Phase II
development. Bank of the West is located to the west.
HISTORY: A previous application was made for the same request. The submittal was
denied by the Planning & Zoning Commission on May 3, 2001. The case
was withdrawn prior to reaching a City Council hearing.
LEGAL DESCRIPTION: Tract 1B1, W.E. Mayfield Subdivision and being .9451 acre.
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: "AG" Agricultural
REQUESTED ZONING: "S-P-1" Detailed Site Plan district with "C-2" Local Retail Commercial
District uses limited to fast food restaurants.
TRANSPORTATION
ASSESSMENT: Master Thorouchfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard to have
130' of right-of-way. Adequate right-of-way currently exists.
Existinj Area Road Network and Conditions
East Southlake Boulevard (FM 1709)is a five lane, undivided thoroughfare
with a continuous, two-way, center left turn lane. The roadway will
ultimately be widened to a seven lane roadway (See Table #1).
May,2001 traffic counts on F.M. 1709 (between S.H. 114&Kimball
Avenue): Table#1
24hr West Bound (WB) (22,828) East Bound (EB) (22,459)
WB Peak A.M. (1,356) 11 — 12 a.m. Peak P.M. (2,104) 5—6 p.m.
EB Peak A.M. (2,077) 7 —8 a.m. Peak P.M. (1,462) 12— 1 p.m.
Case No. Attachment A
ZA02-034 Page 1
Proposed Circulation
This plan does not propose any new driveway cuts onto East Southlake
Boulevard (FM 1709). This site will share an existing drive with the
property directly to the west(Bank of the West). The applicant is proposing
to remove the existing median associated with this drive to improve access to
the sites.
This site will also have access to the Lowe's parking lot to the west via a 24'
common access easement that runs parallel to Southlake Boulevard. A driver
can access either Southlake Boulevard or Kimball Avenue from the Lowe's
parking lot.
Traffic Impact
The normal hours of the proposed Sonic Restaurant are from 10 a.m. to
11p.m. Monday through Thursday and from 10 a.m. to 12 a.m. Friday and
Saturday. The peak traffic hours of the Sonic restaurant are between 12 p.m.
and 1 p.m. and 6 p.m.and 7 p.m. It is projected that during this peak time,
the restaurant will generate approximately 80 vehicles for both peak periods.
The restaurant is projected to generate an additional 460 vehicle trips per
day. The Bank of the West generates approximately 800 vehicle trips per
day. The peak traffic time for the bank and restaurant coincide during the
early afternoon (See Table#2).
Traffic Comparisons for Sonic and Bank of the West-Table#2
Sonic Bank of the West
Total VTPD 460 795
Peak Time VT 80 150
Peak Times 12pm—1pm and 6pm-7pm 12:00 p.m.— 1:00pm
TRAIL PLAN: The proposed Southlake Pathways Master Plan indicates a"Program Paved
Multi-use Trail" 8 ft. along the frontage of this site. The Community
Services Department has indicated that the curve in the trail as shown on the
site plan is too severe. Prior to construction the geometry and slope of the
pedestrian trail should be verified with engineering and the parks department
and must conform to ADA standards.
WATER& SEWER: The site will be served by a 12" water line and a 6" sewer line along East
Southlake Boulevard.
DRAINAGE: Drainage on this site will be split between FM 1709 and north through the
Costco site. Half of the site will sheet flow to FM 1709 and the other half
will drain north through a flume on this site and into a grate inlet installed
by Costco.
L
Case No. Attachment A
ZA02-034 Page 2
ESTIMATED IMPACT
FEES*: Table#3
Water $7,962.40 (assumes a 2" meter and 1"irrigation)
Wastewater $3,780.48 (assumes a 2" meter)
Roadway $1,531.66
*Final Impact Fees are determined by the Building Services Department at the time of building permit
issuance.The fees shown above only represent estimates prepared by the Planning Department.
P&Z ACTION: May 9, 2002; Approved (4-2) subject to Site Plan Review Summary No. 2,
dated May 3, 2002.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 3, 2002.
N:\Community Development\WP-FILES\MEMO\2002cases\02-034ZSP.doc
Case No. Attachment A
ZA02-034 Page 3
Vicinity Map
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Case No. Attachment B
ZA02-034 Page 1
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Case No. Attachment C
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Case No. Attachment C
ZA02-034 Page 3
ENCORE RETAIL DEVELOPMENT COMPANY LP
L 1705 WEST NORTHWEST HIGHWAY
SUITE 260
GRAPEVINE, TEXAS 76051
TEL 817-329-7343
FAX 817-481-1544
March S. 2002
Mr. Dennis Killough and Mr. Ben Byner
City of Southlake
Planning and honing Department
1721 E. Southlake Blvd. Suite 100
Southlake.Texas 76092
Re: SP-I Zoning Request(C-2 uses). Lot I R2, Block 1. W.E. Mayfield Addition, City of Southlake,
Tarrant County,"Texas (2550 Southlake Blvd., Southlake,Texas)
Mr. Killough and Mr. Byner:
This letter is a request for SP-I Zoning(C-2 uses) on the above referenced project. The permitted uses are
limited to fast food restaurants appropriate in a C-2 District.
Development Regulations:
Lot IR2 will be subject to the C-2 Regulations, the Corridor Overlay Regulations. the Residential
Adjacency Regulations and other applicable ordinances except for the following:
1. Floor Area— The minimum size for a separate building or structure in this district shall he
1250 square feet.
2. The canopies associated with the restaurant use will have pitched roofs that vwill be integrated
into the overall building structure. The canopies and other roof structures will be surfaced
with barrel tile identical in color to adjacent developments.
3. The front and rear columns of the canopies will be covered with the same masonry material as
the building. All interior columns will be textured and panned to match the stucco portion of
the building facade.
4. Location,size and height of canopy as shown on site plan.
Sincerely,
Dennis H. Clark
President
Case No. Attachment C
ZA02-034 Page 4
Appendix
Item O. — Pitched Roof
Buildings smaller than G000 square feet in floor space are required to have a pitched roof. The intent of our
design is to meet the appearance of a pitched roof by pitching the canopy roofs so that they connect directly
to the parapet wall of the building structure. 'File area enclosed by the parapet wall will he sufficient to
filly conceal the roof top equipment. We have also added three building projections from the front and
sides of the building which have pitched rook and which continue the appearance of a pitched roof
structure covering the entire structure.
. Small restaurant buildings with their concentration of roof top equipment makes it
impossible to have a pitched roof over the entire structure and still have the roof top
equipment concealed from view. A fully pitched roof would not provide any
screening of roof top equipment.
The building is 22. 10" wide. The building is not wide enough to create a pitched roof
along the perimeter walls and still provide a lower flat roof surface to house the
rooftop mechanical units.
3. The canopies are an integral part of the appearance and function of the building. The
intent of the proposed design of the canopies is to enhance the building appearance
while meeting the pitched roof requirements of the code.
Item }3—Columns Supporting Canopy
The building will not be supported by nor express any columns: however, the canopy over the parking
spaces will be supported by tube steel columns spaced at 11'0" and located at the side of each parking
space. The proposed design will wrap the columns at the front and rear of each canopy and the front
columns on the patio with masonry matching the stone veneer elements of the building. This is shown on
the building elevations. The remaining columns will be textured and painted so as to match the stucco
portion of the facade.
1. As seen from Southlake Blvd., Hwy 114 and adjacent properties, the columns will appear to
he \Tapped in masonry material matching the building-facade. This will create a uniform
appearance in keeping with the building facade.
2. If all of the columns were wrapped in stone the image created would appear too massive
creating a forest of large masonry columns. The intermediate columns being coated and
colored to match the building would be much less obtrusive.
L
Case No. Attachment C
ZA02-034 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA02-034 Review No.: Two Date of Review: 05/03/02
Project Name: Site Plan— Sonic, W.E. Mayfield Addition
APPLICANT: ARCHITECT:
Encore Retail Development Company, LC Bury + Partners —DFW, Inc.
1705 W. Northwest Highway, Suite 260 5310 Harvest Hill Road, Suite 100
Grapevine, TX 76051 Dallas, TX 75230
Phone: 817-329-7343 Phone: 972-991-0011
Fax: 817-481-1544 Attn: Dennis Clark Fax: 972-991-0278 Attn: Juan Vasquez
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/22/02 AND WE
OF'rhR 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 BEN BRYNER AT(817)481-2086.
General Development Standards Applies Comments
Corridor Overlay Regulations Y Complies
Residential Adjacency N
Building Articulation Y Complies
Masonry Standards Y Complies
tiimor
Impervious Coverage Y Complies
Bufferyards Y Complies
Interior Landscape Y Complies
Driveways N
Lighting Y Must meet requirements in Lighting Ordinance No. 693-B
Proposed S-P-1 District Regulations
1. The applicant is requesting that the minimum size for a separate building or structure in the
district be 1,250 square feet. (The C-2 districts have a minimum size 2,000 square foot
requirement for separate buildings).
2. The drive-in canopies will have pitched roofs, in place of the building having a pitched roof.
(Corridor overlay regulations requires that all buildings smaller than 6, 000 square feet shall
have a pitched roof.)
3. The front and rear columns of the canopies will be covered in the same masonry material as
the building. All interior columns of the canopies will be painted to match the stucco portion
of the building façade. (Corridor overlay regulations require that all exposed structural
4,110, support columns be constructed of, or clad in the same masonry material as the principal
Case No. Attachment D
ZA 02-034 Page 1
structure.)
4. The drive- in canopies locations, sizes and heights approved as shown on the Site Plan.
* Prior to construction the geometry and slope of the pedestrian trail should be verified with engineering
and the parks department and must conform to ADA standards.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* 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 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, Impact Fees, Water & Sewer Impact
and Tap Fees, and related Permit Fees.
* Please be aware that any change of tenant/owners with a request for a new C.O. will require that
all parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire
lanes shall be per the Fire Department's requirements.
* The applicant must adhere to all regulations of the Lighting Ordinance.
* Denotes Informational Comment
Case No. Attachment D
ZA 02-034 Page 2
Surrounding Property Owners
Sonic- W.E. Mayfield Subdivision
"Etijj3
4
ailltrAPP
4.... ....
..
•
I- IIIII
O
Owner Zoning Land Use Acreage
1. Bank of the West 1. C2 1. Retail Commercial 1. 0.89
2. Lowe's 2. C3 2. Mixed Use 2. 3.60
3. Costco 3. SP-2 3. Mixed Use 3. 16.3
4. Wydham Properties 4. SP-2 4. Mixed Use 4. 1.25
5. Wydham Properties 5. SP-2 5. Mixed Use 5. 2.21
6. Park Monticello 6. C2 6. Retail Commercial 6. 2.52
7. International MBC 7. C2 7. Retail Commercial 7. 0.89
8. Sterling Properties 8. C2 8. Retail Commercial 8. 1.73
9. Southlake Ventures 9. C2 9. Retail Commercial 9. 0.89
10. Southlake Ventures 10. AG 10. Mixed Use 10. 0.93
Case No. Attachment E
ZA02-034 Page 1
Surrounding Property Owner Responses
Sonic - W.E. Mayfield Subdivision
NOTICES SENT: Eight (8)
RESPONSES: One (1) —Address unknown:
• Craig Coup, Southlake, TX, "I'm a local resident who does all of my retail
shopping and dining in Southlake. (Now that it's grown!). The area
around 114/Kimball/Southlake Blvd is within 2 miles of my home and I
would love to see the continued development. In particular, now that we
have almost all retailers in the area is the continued success of restaurant,
fast food, drive-thrus etc. There is an empty track of land just south of the
Costco that has been empty while all other areas are growing. Hopefully,
the city can move forward, particularly in that spot". (Received via email
May 7, 2002)
LIr
L
Case No. Attachment F
ZA02-034 Page 1
CITY OF SOUTHLAKE, TEXAS
tirir ORDINANCE NO. 480-399
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED,THE COMPREHENSIVE ZONING ORDINANCE
OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A
ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF
LAND WITHIN THE CITY OF SOUTHLAKE,TEXAS BEING
LEGALLY DESCRIBED AS TRACT 1B1, W.E. MAYFIELD
SUBDIVISION AND BEING.9451 ACRE,AND MORE FULLY
AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM
"AG"AGRICULTURAL TO "S-P-1" DETAILED SITE PLAN
DISTRICT WITH "C-2" LOCAL RETAIL COMMERCIAL
DISTRICT USES LIMITED TO FAST FOOD RESTAURANTS,
AS DEPICTED ON THE APPROVED CONCEPT PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT "B", SUBJECT TO THE SPECIFIC
REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC
INTEREST,MORALS AND GENERAL WELFARE DEMAND
THE ZONING CHANGES AND AMENDMENTS HEREIN
MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY
FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE
OFFICIAL NEWSPAPER;AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
cpr general welfare, all in accordance with a comprehensive plan; and
Case No. Attachment G
ZA02-034 Page 1
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
under the City's Comprehensive Zoning Ordinance; and
WHEREAS,a change in the zoning classification of said property was requested by a person
or corporation having a proprietary interest in said property; and
WHEREAS,the City Council of the City of Southlake,Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;noise
producing elements and glare of the vehicular and stationary lights and effect of such lights on
established character of the neighborhood;location,lighting and types of signs and relation of signs
to traffic control and adjacent property; street size and adequacy of width for traffic reasonably
expected to be generated by the proposed use around the site and in the immediate neighborhood;
adequacy of parking as determined by requirements of this ordinance for off-street parking facilities;
location of ingress and egress points for parking and off-street loading spaces, and protection of
public health by surfacing on all parking areas to control dust; effect on the promotion of health ad
the general welfare; effect on light and air; effect on the over-crowding of the land; effect on the
concentration of population,and effect on transportation,water, sewerage, schools,parks and other
public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
Case No. Attachment G
ZA02-034 Page 2
public necessity for the zoning changes,that the public demands them,that the public interest clearly
requires the amendments,and that the zoning changes do not unreasonably invade the rights of those
who bought or improved property with reference to the classification which existed at the time their
original investment was made; and,
WHEREAS,the City Council of the City of Southlake,Texas,does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers,
promotes the health and the general welfare, provides adequate light and air, prevents the over-
crowding of land,avoids undue concentration of population,and facilitates the adequate provision of
transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS,the City Council of the City of Southlake,Texas,has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has been a
change in the conditions of the property surrounding and in close proximity to the tract or tracts of
land requested for a change since the tract or tracts of land were originally classified and therefore
feels that the respective changes in zoning classification for the tract or tracts of land are needed,are
called for, and are in the best interest of the public at large, the citizens of the city of Southlake,
Texas, and helps promote the general health, safety and welfare of the community.
NOW,THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF SOUTHLAKE,TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Case No. Attachment G
ZA02-034 Page 3
Being Tract 1B1, W.E. Mayfield Subdivision, an addition to the City of Southlake,
according to the plat recorded in Volume 388-C,Page 4,Plat Records,Tarrant County,
Texas and being .9451 acre., and more fully and completely described in Exhibit "A"
from"AG" Agricultural to"S-P-1"Detailed Site Plan District with"C-2"Local Retail
Commercial District uses limited to fast food restaurants as depicted on the approved
Site Plan attached hereto and incorporated herein as Exhibit "B", and subject to the
specific conditions established in the motion of the City Council and attached hereto
and incorporated herein as Exhibit "C."
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall be
subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable
and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections,
paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended
hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance
with the comprehensive plan for the purpose of promoting the health,safety,morals and the general
welfare of the community. They have been designed,with respect to both present conditions and the
conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the
streets; to provide adequate light and air; to prevent over-crowding of land; to avoid undue
concentration of population; and to facilitate the adequate provision of transportation, water,
sewerage, drainage and surface water, parks and other commercial needs and development of the
community. They have been made after a full and complete hearing with reasonable consideration
Case No. Attachment G
ZA02-034 Page 4
among other things of the character of the district and its peculiar suitability for the particular uses
and with a view of conserving the value of buildings and encouraging the most appropriate use of
land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas,affecting zoning and shall not repeal any of the provisions of said ordinances except in those
instances where provisions of those ordinances are in direct conflict with the provisions of this
ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
fhr declared to be invalid,the same shall not affect the validity of the zoning of the balance of said tract
or tracts of land described herein.
SECTION 7.
Any person,firm or corporation who violates,disobeys,omits,neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance;and,as to such accrued
violations and all pending litigation,both civil and criminal,whether pending in court or not,under
Case No. Attachment G
ZA02-034 Page 5
such ordinances, same shall not be affected by this ordinance but may be prosecuted until final
disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance or its caption and penalty together with a notice setting out the time and place for a public
hearing thereon at least ten (10) days before the second reading of this ordinance, and if this
ordinance provides for the imposition of any penalty,fine or forfeiture for any violation of any of its
provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten(10)days after passage of this ordinance,as required by Section 3.13
of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2002.
MAYOR
ATTEST:
ACTING CITY SECRETARY
L
Case No. Attachment G
ZA02-034 Page 6
PASSED AND APPROVED on the 2nd reading the day of , 2002.
MAYOR
ATTEST:
ACTING CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZA02-034 Page 7
EXHIBIT "A"
Tract lB 1, W.E. Mayfield Subdivision, an addition to the City of Southlake, according to the plat
recorded in Volume 388-C, Page 4, Plat Records, Tarrant County, Texas and being .9451 acre.
L
Case No. Attachment G
ZA02-034 Page 8
EXHIBIT "B"
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Case No. Attachment G
Page 9
ZA02-034
ENCORE RETAIL, DEVELOPMENT COMPANY LP
1705 WEST NORTHWEST HIGHWAY
SUITE 260
GRAPEVINE, TEXAS 76051
TEL 817-329-7343
FAX 817-481-1544
March S. 2002
Mr. Dennis Killough and Mr. Ben Byner
City of Southlake
Planning and Zoning Department
1 721 E. Southlake Blvd. Suite 100
Southlake, Texas 76092
Re: SP-I Zoning Request(C-2 uses), Lot I R2. Block I, W.E. Mayfield Addition, City of Southlake.
Tarrant County,Texas(2550 Southlake Blvd., Southlake, Texas)
Mr. Killough and Mr. l3yncr:
This letter is a request for SP-1 Zoning(C-2 uses) on the above referenced project. The permitted uses are
limited to fast food restaurants appropriate in a C-2 District.
Development Regulations:
Lot IR2 will be subject to the C-2 Regulations, the C'onidor Overlay Regulations. the Residential
Adjacency Regulations and other applicable ordinances except for the following:
1. Floor Area —The minimum size for a separate building or structure in this district shall be
1250 square feet.
2. The canopies associated with the restaurant use will have pitched roofs that will be integrated
into the overall building structure. The canopies and other roof structures will he surfaced
with barrel tile identical in color to adjacent developments.
3. The front and rear columns of the canopies will be covered with the same masonry material as
the building. All interior columns will be textured and painted to match the stucco portion of
the building facade.
4. Location, size and height of canopy as shown on site plan.
Sincerely,
Dennis H. Clark
President
L
Case No. Attachment G
ZA02-034 Page 10
Appendix
Item;2 - Pitched Roof
Buildings smaller than 6000 square feet in floor space are required to have a pitched roof. The intent of our
design is to meet the appearance of a pitched roof by pitching the canopy roofs so that they connect directly
to the parapet wall of the building structure. The area enclosed by the parapet wall will he sufficient to
fully conceal the roof top equipment. We have also added three building projections front the front and
sides of the building which have pitched roofs and which continue the appearance of a pitched roof
structure covering the entire structure.
1. Small restaurant buildings with their concentration of roof top equipment makes it
impossible to have a pitched roof over the entire structure and still have the roof top
equipment concealed from view. A fully pitched roof would not provide any
screening of roof top equipment.
2 The building is 22' 10" wide. The building is not wide enough to create a pitched roof
along the perimeter walls and still provide a lower flat roof surface to house the
rooftop mechanical units.
3. The canopies are an integral part of the appearance and function of the building. The
intent of the proposed design of the canopies is to enhance the building appearance
while meeting the pitched roof requirements of the code.
Bern fi; - Columns Supporting Canopy
The building will not be supported by nor express any columns: however,the canopy over the parking
spaces will be supported by tube steel columns spaced at 1 1'0" and located at the side of each parking
space. The proposed design will wrap the columns at the front and rear of each canopy and the front
columns on the patio with masonrymatching the stone veneer elements of the building. This is shown on
the building elevations. The remaining columns will be textured and painted so as to match the stucco
portion of the facade.
I. As seen from Southlake Blvd., Hwy 114 and adjacent properties, the columns will appear to
be wrapped in masonry material matching the building facade. This will create a uniform
appearance in keeping with the building facade.
2. If all of the columns were wrapped in stone the image created would appear too massive
creating a forest of large masonry columns. The intermediate columns being coated and
colored to match the building would be much less obtrusive.
Case No. Attachment G
ZA02-034 Page 11
EXHIBIT "C"
This page reserved for the approved City Council motion.
Case No. Attachment G
ZA02-034 Page 12
MAY-09-2002 15:54 BANK OF THE LEST 817 448 0634 P.02/02
Ntw
BANK°f heWEST
Randall H.McCauley
President
May 9, 2002
Planning and Zoning Commission
City of Southlake
Via Fax Transmission
Dear Members:
I am writing to request consideration of traffic flow abatement in the access casement
connecting Bank of the West with the proposed Sonic restaurant site to the east of the
bank's property. I am not in opposition to the project itself.
As I understand it, the proposed access to the property is from the existing driveway on
the southeastern corner of the bank's property. I also understand that alterations to the
existing median and curbing would be necessary to allow acceptable access. The bank is
pleased to consider these alterations upon receipt of the final proposed plans and
specifications approved by the Planning and Zoning Commission.
I do have concerns about unabated traffic flow from the subject site westward across the
bank's property into the Lowe's parking lot. Due to the configuration of the bank's
motor bank facility, there is a significant risk of accidents occurring in the area where the
motor bank traffic will merge with increased traffic flow to the west_ This is a
perpendicular intersection of traffic with extremely difficult visibility when cars are
parked in front of the bank in designated parking spaces.
I would request the inclusion of appropriate safety measures including speed bumps and
stop signs to slow the flow of traffic across the bank's property to help protect the
customers of both businesses.
Thank you for your consideration.
Sincerely, REC'D MAY 0 9 2002
e4';g4A
andall H. McCauley
President-Southlake
2438 1.Southlake Boulevard • Southlake.Texas 76092 • 817/442.8088 • Fax 817/488-0634
TOTAL P.02