Item 6DCase No.
ZA21-0085
S T A F F R E P O R T
November 30, 2021
CASE NO: ZA21-0085
PROJECT: Site Plan for Crisp & Green EXECUTIVE
SUMMARY: The Richmond Group, on behalf of Crisp & Green, is requesting approval of a Site
Plan on property described as Lot 1R1, Block 1, W. E. Mayfield Addition, City of
Southlake, Tarrant County, Texas, and located at 2438 E. Southlake Blvd.,
Southlake, Texas. Current Zoning: “C-2” Local Retail Commercial District. SPIN
Neighborhood #8.
DETAILS: The property is located approximately 760 feet east of the intersection of N.
Kimball Avenue and E. Southlake Blvd. on the north side of the street. The existing
site access is from a driveway off E. Southlake Blvd. and two common access
easements from the properties to the east and west.
The purpose of this request is to seek site plan approval for improvements to a
3,100 sq. ft. building (previously a bank building with drive thru banking lanes) on
.89 acres. The existing drive thru lanes will be converted to a drive thru order pick-
up window and to a covered outdoor dining patio with additional parking in the front
and rear of the patio. A one way exit at the west side of the building will include “no
entry” signage at the south side of the drive to warn drivers along the east/west
driveway. At the pedestrian crossing from the restaurant to the outdoor dining
area, a raised sidewalk, traffic calming pavement pattern and lighted warning sign
are proposed for pedestrian protection crossing the drive thru lane. Additional site
improvements include façade updates, additional site parking, an outdoor covered
dining patio for the fast-casual restaurant with a drive thru lane, patio string lights
and patio landscaping. The building facade updates include a renovated front
entrance with a stucco façade, painting the building, and a steel architectural
screening structure located in front of the new patio area.
Crisp & Green utilizes a pick-up lane which is only used for orders that have
already been placed and paid for on their app. The customers are given a time slot
to pick up their order, alleviating traffic on the site which increases the efficiency of
the drive lane by not having orders and extended wait times.
Case No.
ZA21-0085
Site Data Summary
Existing Site Plan
ZA96-148
Proposed Site Plan
ZA21-0085
Current Zoning “C-2” “C-2”
Land Use Designation Regional Retail Regional Retail
Acreage .89 acres .89 acres
Number of Lots 1 1
Total Building Floor Area 3,100 sf gross 3100 sf gross/
2,874 sf net
Max. Building Ht./No. of Stories 32.5 ft. / 1 32.5 ft. / 1
Open Space % 23% 29.87%
Area of Impervious Coverage 27,487 sf 27,187 sf
Impervious Coverage (70% max.) 70.92% 70.13%
Parking Required (C-2) (bldg. sf) 18 29
Parking Spaces Provided (bldg. sf) 21 30
Parking Spaces Required (1:3 seats) 30
This site was constructed prior to the current “C-2” zoning regulation that limits the
impervious coverage at 70% for the site. The current impervious coverage for the
site is 70.92% and is non-conforming to the Zoning Ordinance. The applicant is
proposing to reduce the impervious coverage to 70.13%.
VARIANCES
REQUESTED: 1. Variance to the Landscape Ordinance: Where new parking spaces are added,
landscape parking islands meeting the Landscape Ordinance No. 544 as amended
must be provided. A minimum of 20 square feet of area per stall with a minimum
parking island width of 12’ back-to-back if curbed or 13’ edge-to-edge (if no curb is
intended) equal to the length of the parking stall must be provided. The area of
parking islands is deficient, and several are less than the required width. The
applicant has requested a variance to allow the parking lot islands to remain as
shown.
2. Variance to Section 43, Overlay, Section 43.9.c.1.e, Exposed Columns shall be
constructed or clad in the same masonry material as the principal structure.
Variance to allow the steel columns for the steel architectural screening as
proposed.
At the Planning and Zoning Commission meeting, the applicant was asked to
provide alternatives to the drive thru lane location. Two alternatives to the drive
thru lane location have been provided. Alternative Plan A provides for the drive
thru lane at the rear of the building with stacking for 4 cars in the rear and staff
exiting a door on the west side of the building to deliver the meals. Alternative B
will have the drive thru lane west of the patio area with stacking for 2 cars before
stacking behind 4 parking spaces and staff exiting the west door to deliver on the
west side of the patio. If chosen, Alternative A or Alternative B will require the
variance for the Landscape Ordinance for the parking lot islands. Alternative A will
require a variance for the required parking. The applicant’s preference is the
originally proposed site plan. A video demonstrating the proposed lighted warning
sign at the pedestrian crossing is included with the digital packet.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
Case No.
ZA21-0085
(B) Vicinity Map
(C) Site Plan Review Summary No. #2, dated November 12, 2021
(D) Surrounding Property Owners Map and Responses
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative
Plans
Variance Request
2035 Corridor Planning Committee Report
SPIN Report
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA21-0085 Page 1
BACKGROUND INFORMATION
APPLICANT: The Richmond Group
PROPERTY SITUATION: 2438 E. Southlake Blvd., Southlake, Texas
LEGAL DESCRIPTION: City of Southlake, Tarrant County, Texas
LAND USE CATEGORY: Regional Retail
CURRENT ZONING: “C-2” Local Retail Commercial District
HISTORY: January 2, 1996; City Council approved a zoning change and concept plan
for Liberty Bank from “AG” to “C-2” (ZA95-106) allowing a 20 ft. bufferyard
along E. Southlake Blvd. and the remaining 5 ft. landscape area to count
towards interior landscape.
January 7, 1997; a site plan for Liberty Bank was approved by City Council,
deleting the requirement for the building and to allow the elevations as
shown. (ZA96-148)
January 7, 1997; a plat revision was approved for the site. (ZA96-149)
April 7, 1997; a plat revision was filed for Lot 1R1, Block 1 of W. E.
Mayfield Addition. (ZA96-149)
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The Southlake 2035 Future Land Use
Plan designates this property as Regional
Retail.
Purpose: To preserve and promote
quality, high-intensity retail centers along
the S.H. 114 corridor that provide
convenient shopping for Southlake
residents and to attract residents of
neighboring communities. Definition: The
Regional Retail land use category is a
higher-intensity commercial category providing for regional retail shopping
facilities that generally draw customers from a very large market area (5-
mile radius or greater). Development within this land use may consist of a
single large anchor store (>100,000 sq. ft.) or have multiple anchor tenants
(department, supermarket, drug, home improvement, sporting, variety, or
specialty) along with pad sites developed on the fringe of the area. Other
permitted secondary uses include fast food, restaurants, banks, and
service stations; however, these uses must be integrated into the larger
primary use. Regional Retail designated areas should have direct access
to State Highway 114. Also, development within the Regional Retail land
use category must adhere to specific design guidelines.
Case No. Attachment A
ZA21-0085 Page 2
Pathways Master Plan & Sidewalk Plan
There is an existing 8’ multi-use trial along the north side of E. Southlake
Blvd.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site has direct access to E. Southlake Blvd. a major arterial with a 130
ft. right of way.
F.M. 1709/Southlake Blvd (13)
(Between Nolen and Kimball)
24hr West Bound (18,411) East Bound (19,928)
AM Peak AM (1609)11:45AM–12:45PM Peak AM (1677)7:15-8:15AM
PM Peak PM (1799) 4:45–5:45PM Peak PM (1450)12:15–1:15PM
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required/prepared for this
development.
Use Sq Ft Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Restaurant with drive thru (934) 3,100 769 87 84 76 70
* 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
TREE PRESERVATION/
LANDSCAPE: The proposed existing tree cover preservation complies with the Existing
Tree Cover Preservation Requirements of the Tree Preservation
Ordinance. The existing landscape will remain on the site and additional
landscaping will be added in the new parking lot islands and a planting
area near the outdoor patio area.
UTILITIES: Water
There is an existing 6-inch water line along the east side of E. Southlake
Blvd.
Sewer
There is a 6-inch sanitary sewer line located on the north side of E.
Southlake Blvd. and the property to the north and west near the property
lines.
DRAINAGE: The site drains north and west to the adjacent property.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held on October 26, 2021. The meeting report is
provided in the packet.
A 2035 Corridor Planning Committee was held on October 4, 2021. The
meeting report is provided in the packet.
Case No. Attachment A
ZA21-0085 Page 3
PLANNING AND
ZONING COMMISSION: November 18, 2021; Approved (7-0) subject to the Staff Report dated
November 12, 2021; also subject to the Site Plan Review Summary No. 2
dated November 12, 2021; approving the variances requested; and making
the recommendation contingent upon the applicant bringing to City Council
better illustrations of the current site plan with the pedestrian
crosswalk and safety features; and also contingent upon the applicant
bringing alternative site plans, primarily showing the alternative locations
of the drive thru and safety aspects related to those alternative locations for
the drive thru.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated November 12, 2021.
Any accent lighting on the building or accent ground lighting highlighting
the building will require a sign variance or master sign plan and must be
shown on all exhibits.
Case No. Attachment B
ZA21-0085 Page 1
Case No. Attachment C
ZA21-0085 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0085 Review No.: Two Date of Review: 11/12/21
Project Name: Site Plan – for Crisp & Green
APPLICANT: Richmond Group OWNER: Crisp & Green
Henry Quigg Blake Graves
12200 Stemmons Freeway #317 2900 McKinnon St. #504
Dallas, TX 75234 Dallas, TX 75201
Phone: 972-484-5977 Phone: 320-444-5410
Email: hq@rg-arch.com Email: blakegraves@teamhoneybadger.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/8//2021 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. Where new parking spaces are added, landscape parking islands meeting the Landscape
Ordinance No. 544 as amended must be provided. A minimum of 20 square feet of area per
stall with a minimum parking island width of 12’ back-to-back if curbed or 13’ edge-to-edge (if
no curb is intended) equal to the length of the parking stall must be provided. The area of
parking islands is deficient, and several are less than the required width. The applicant has
requested a variance to allow the parking lot islands to remain as shown. Variance
Requested
2. Section 43, Overlay, Section 43.9.c.1.e, requires exposed columns shall be constructed or
clad in the same masonry material as the principal structure. Variance to allow the steel
columns as proposed. Variance Requested
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* No existing trees are proposed to be altered.
LANDSCAPE COMMENTS:
1. Although the area where the additional parking is being provided is already paved, the new
parking is required to comply with the Landscape Ordinance parking lot landscape area
requirements. Provide the required parking landscape area and associated plant material.
Case No. Attachment C
ZA21-0085 Page 2
PARKING LOT LANDSCAPE AREA REQUIREMENTS: The parking lot landscape area
requirements shall be as follows based on the percentage of parking located between the building
façade and the R.O.W. Any new parking area added to an existing site shall comply with the
requirements herein.
Less than 25% = 15 sq. ft. per parking stall
25% - 75% = 20 sq. ft. per parking stall
Greater than 75% = 30 sq. ft. per parking stall
Each row of parking stalls shall provide the required landscape area; however, it shall be the
applicant's right to place the islands near the buildings, throughout the parking, or at the end of the
rows away from the building. The Landscape Administrator may modify the island requirement for
each row in situations where it would appear beneficial to combine an awkward or hazardous
island into a larger island within the parking area. Planter islands shall have a minimum width of
12’ back-to-back if curbed or 13’ edge-to-edge if no curb is intended and shall be equal to the
length of the parking stall. Parking lot landscape areas do count towards the total required interior
landscape area. Variance requested
* No additional square footage is proposed to be added to the building, and no existing landscaping
is proposed to be altered. Additional planters are proposed to be installed within the patio area.
* Indicates informational comment.
# Indicates required items comment.
____________________________________________________________________________________
Public Works/Engineering Review
Sandy Endy, P.E.,
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
No Comments on submittal.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No additional comments.
_________________________________________________________________________________
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.
Case No. Attachment C
ZA21-0085 Page 3
* All mechanical equipment must be screened of view from 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 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0085 Page 1
SURROUNDING PROPERTY OWNERS MAP
SPO # Owner Zoning Physical Address Acreage Response
1. WYNDHAM PROPERTIES LTD SP2 2600 E SOUTHLAKE BLVD 2.00 NR
2. LEEKEN SOUTHLAKE LLC C2 2425 E SOUTHLAKE BLVD 1.74 NR
3. INTERNATIONAL MBC INC SP1 2525 E SOUTHLAKE BLVD 0.89 NR
4. SS DAVIS INVESTMENT LLC ETAL C2 2615 E SOUTHLAKE BLVD 1.97 NR
5. COZ LLC C3 2325 E SOUTHLAKE BLVD 0.80 NR
6. LYNBA HOLDINGS LLC C3 2315 E SOUTHLAKE BLVD 1.72 NR
7. WYNDHAM PROPERTIES LTD SP2 2550 E SOUTHLAKE BLVD 0.68 NR
8. LOWES HOME CENTERS INC C3 201 N KIMBALL AVE 14.87 NR
9. COSTCO WHOLESALE CORP SP2 2604 E SOUTHLAKE BLVD 15.77 NR
10. SOVEREIGN BANK NA C2 2438 E SOUTHLAKE BLVD 0.87 NR
11. Superintendent of Carroll ISD NR
12. Supt of Grapevine Colleyville ISD NR
13. Superintendent of Northwest ISD NR
14. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: Thirteen (13)
Responses Received within 200’: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 13
Case No. Attachment E
ZA21-0085 Page 1
SURROUNDING PROPERTY OWNERS’ RESPONSES
No responses received to date