Item 6H - Staff ReportCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
June 13, 2022
CASE NO: ZA22-0023
PROJECT: Site Plan for Bicentennial Park Pickleball Court
EXECUTIVE
SUMMARY: Parkhill I Schrickel Rollins, on behalf of the City of Southlake is requesting
approval of a Site Plan for a Pickleball Courts in Bicentennial Park on property
described as Lot 1, Block 1, Bicentennial Park at 450 W. Southlake Blvd.,
Southlake, Texas. Current Zoning: "CS" Community Service District. SPIN
Neighborhood #7.
DETAILS: The project is generally located in the center of Bicentennial Park, directly west
of the Tennis Center. The purpose of the proposed site plan is to allow the
construction of nine Pickleball Courts and a combined restroom and office
building. Requests for Variances to building articulation and lighting are enclosed
in this report.
VARIANCES
REQUESTED:
Site Data Summary
Existing Zoning
CS
Land Use Designation
Public Parks / Open Space
Gross Project Acreage
1.25 Acres
Total Building Area
1,031 sqft
Building Height
9.75'
Open Space %
0.04 %
Impervious Coverage %
1.55% of 80.80 Acre Site
Total Parking Required
27
Total Parking Spaces Provided
47
The following variances are being requested in relation to the proposed
development:
1) Variance to southern fagade articulation under Zoning Ordinance
No. 480, Section 43.19.d.1.c: "Horizontal and Vertical Articulation: No
wall shall extend for a distance greater than three (3) times the height of
the wall without changing height by a minimum of 15% of the wall's height,
and such change shall continue for a minimum distance equal to at least
25% of the maximum length of either adjacent plane." The two offsets
provided do not meet the minimum depth or width.
Case No.
ZA22-0023
2) Variance to Lighting Ordinance No. 693-C, Section 5(b):"The
maximum outdoor computed or measured illumination level on a property
shall not exceed 20 foot candles outdoors at any point, except that lighting
under canopies (such as service stations) shall not exceed 30 foot
candles." The proposed average intensity is approximately 50
footcandles, however the proposed lighting generally conforms to
standard athletic field lighting throughout Bicentennial Park. Furthermore,
lighting spillage to non-commercial sites is unmeasurable, as the nearest
residential home is approximately 1,000 feet from the proposed site.
3) Variance to Lighting Ordinance No. 693-C, Section 4(b): "Luminaires
on poles over 42 inches in height and exterior wall mounted light fixtures
shall be either high pressured sodium lights or neutral or warm
correlated color temperature Light Emitting Diode (LED) lights
(temperature equal to or less than 4300 degrees Kelvin) or other lights
giving a similar soft lighting effect." The proposed lighting type is LED
and is 5700 degrees kelvin.
ACTION NEEDED: 1: Conduct a Public Hearing
2: Consider the Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Variance Requests
(D) Site Plan Review Summary No. # 2, dated June 13, 2022
(E) Surrounding Property Owners Map and Responses
STAFF CONTACT:
SPIN Report
Presentation
Plans
Reagan Rothenberger
Chris Tribble
Dennis Killough
(817) 748-8602
(817) 748-8021
(817) 748-8072
Case No.
ZA22-0023
BACKGROUND INFORMATION
OWNER: City of Southlake
APPLICANT: Parkhill I Schrickel Rollins
PROPERTY SITUATION: The project is generally located centrally within Bicentennial Park,
immediately to the west of the existing Tennis Center.
LEGAL DESCRIPTION: Lot 1, Block 1, Bicentennial Park Addition
LAND USE CATEGORY: Public Parks / Open Space
CURRENT ZONING: "CS" — Community Service District
HISTORY: - A Zoning Change and Concept Plan was approved by City Council on
February 15, 1994 under Planning Case ZA94-001.
- A Zoning Change and Site Plan was approved by City Council on July
18, 2000 under Planning Case ZA00-064.
Variance to the Lighting Ordinance No. 693, Ball Field No. 9,
Bicentennial Park was approved February 17, 2015.
A Site Plan was approved by City Council on August 16, 2016 for
The Southlake Tennis Center under Planning Case ZA16-056.
- A Site Plan was approved by City Council on September 20, 2017
for an Indoor Tennis Court Facility under Planning Case ZA17-059
- Plat Revision was approved November 19, 2019 (Case ZA19-0065)
and filed as Instrument No. D220044872, February 25, 2020 in the
Tarrant Co. records.
- A Variance to Lighting Ordinance No. 693, Bicentennial Park Tennis
Courts (NE Courts) was granted January 20, 2022.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The Southlake 2030 Consolidated Future Land Use Plan designates the
subject property as Public Parks/Open Space. The Future Land Use Plan
defines Public Parks/Open Spaces as public areas designated for active
and passive recreation, "M1
such as parks and
athletic complexes, and
public open space for the
preservation of the
scenic vistas and natural °
vegetation of the City.
This Land Use Plan
depicts only existing -
Public Parks/ Open 'f tL
Space facilities; potential ''`"a -, TT, VIM `?
Case No.
ZA22-0023
Attachment A
Page 1
Public Parks/ Open Space sites are illustrated in the Parks, Recreation,
and Open Space Master Plan.
Parks, Recreation & Open Space Master Plan
In the 2021 Parks, Recreation & Open Space Master Plan, a number of
recommendations were adopted related to Pickleball Courts. In relation
to future improvements recommended for Bicentennial Park,
recommendation B5.1 states, "Consider the development of a pickleball
complex."
In a Forced Ranking Survey, the Parks, Recreation & Open Space Master
Plan Committee ranked Pickleball as the primary priority for a new park
amenity.
The applicant's proposed site plan request is consistent with the adopted
Bicentennial Park Master Plan and the recommendations within the
Parks, Recreation & Open Space Master Plan.
Mobility Master Plan
The proposed project is accessed by an internal driveway — Unity Way.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed project is located within Bicentennial Park. The park is
bound by Shady Oaks Drive, Southlake Boulevard and White Chapel
Boulevard. There should be no additional impacts to traffic. A traffic
impact analysis was not required for this site.
TREE PRESERVATION: No trees are to be removed from the site.
UTILITIES: The site is served by an 8" water main along Unity Way, and an 8"
sewer main along the west side of the Tennis Center.
DRAINAGE: Storm drainage was accounted for with the design and construction of
Bicentennial Park Phase II. An existing detention pond will receive the
storm water runoff and control the release into the downstream system.
CITIZEN INPUT: The project was presented at the May 241", 2022 SPIN Meeting.
PLANNING AND ZONING
COMMISSION ACTION: June 9, 2022; Approved (6-0) subject to Staff Report dated June 3, 2022
and Plan Review Summary No. 1, dated May 13, 2022, recommending
approval of all (three) variance requests.
STAFF COMMENTS: Attached is Site Plan Review Summary No. # 2, dated June 13, 2022.
Variance Approval Criteria for Zoning Ordinance No. 480, as amended,
Section 43:
Variances - At the time of review of any required Concept Plan or
Site Plan, the City Council may grant variances to the development
regulations set forth in this Section and to Section 35.6, "Number of
Off -Street Parking Spaces Required." A parking space variance can
Case No. Attachment A
ZA22-0023 Page 2
only be at the request of the Owner/Applicant and cannot be
required by the City Council as a part of their approval of any
Concept Plan, Site Plan, Developer's Agreement or by any other
means. The City Council shall be limited to granting a variance to
no more than fifteen percent (15%) of the required number of off-
street parking spaces. (As amended by Ordinance No. 480-000)
To receive a variance, the applicant must demonstrate one
of the following:
(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.
Variance Approval Criteria for Lighting Ordinance 693-C:
SECTION 10. APPEALS; VARIANCES; MODIFICATIONS
(a) A person may request a modification or variance from the
provisions of this Ordinance. The person shall submit an
application for a variance to the building official on forms
prescribed by the building official.
(b) A person who is dissatisfied with the decision of the building
official may file an appeal. The person may file an appeal not
more than 10 days after the determination of the building
official. The person shall submit an appeal to the building
official on forms prescribed by the building official.
(c) The city council, after receiving a recommendation from the
planning and zoning commission, may grant a modification or
variance from the provisions of this Ordinance in any of the
following circumstances:
(1) Upon finding that strict application of the Ordinance
would not forward the purposes of this Ordinance, or
that alternatives proposed by the applicant would
satisfy the purposes of this Ordinance at least to an
equivalent degree.
(2) Upon finding that an outdoor light, or system of outdoor
lights required for a particular use cannot reasonably
comply with the standard and provide sufficient
illumination for safety or security, as determined by
Case No. Attachment A
ZA22-0023 Page 3
recommended practices adopted by the Illuminating
Engineering Society of North American for the
particular use or other evidence submitted by a
professional engineer or other professional
organization.
(3) Upon finding where a literal application or enforcement
of the regulations would result in practical difficulty or
unnecessary hardship and the relief granted would not
be contrary to the public interest or the intent but do
substantial justice and be in accordance with the spirit
of the regulations and this Ordinance. The city council
may impose such conditions on a modification or
variance which it deems appropriate to further the
purposes of this Ordinance.
Case No. Attachment A
ZA22-0023 Page 4
Case No.
ZA22-0023
Attachment B
Page 1
VARIANCE REQUESTS
Parkhill
June 2, 2022
City of Southlake
Department of Planning and Development Services
1400 Main Street, Suite 310
Southlake, Texas 76092
Re: Variance Request Letter for the Bicentennial Park — Pickleball Complex
Site Plan — Formal Submittal
Dear Department of Planning and Development Services:
Parkhill I Schrickel Rollins is the authorized representative/applicant for the Bicentennial Park — Pickleball
Complex Site Plan application. The park is located along the north side of Southlake Boulevard (FM
1709) between Shady Oaks Drive and White Chapel Boulevard in the City of Southlake, Texas.
The property is approximately ±80 acres of existing park land and is currently zoned "CS" (Community
Services). The current plat was issued in January of 2020.
There are two (2) variances requested as part of the Site Plan — Formal Submittal, noted below
• Variance for the facade articulation (Section 43.9.c.1.d) within the FM1709 Corridor for the office 1
restroom building within the pickleball complex.
o The fagade articulation requirements create significant challenges to the both the floor plan
and aesthetic of the building. With this being a minor building located more than 600ft from
the corridor, we request that the fagade articulation requirements be excluded.
• Variance for the lighting intensity (Ordinance No. 693-C) at the pickleball courts.
o The LED sports lighting at the pickleball courts is designed to have an average illumination of
50fc for recreational and competitive play. With the courts being centrally located within an
existing sports park, we request that the maximum outdoor illumination level requirement be
excluded.
Please feel free to contact me if you have any questions regarding these variance requests for the
Bicentennial Park — Pickleball Complex project.
Sincerely,
PARKHILL I SCHRICKEL ROLLINS
By
Jam Williams, RLA
Authorized Representative/Applicant for the
Southlake Parks & Recreation Department
JRWlilc
Enclosures
Cc: Files
A:1202118125.21103_❑SGN401_DWG1060_LAND105_DR002_Cnwr Letter 8 AppliicationlDRC Formal Submittal Variance Letter.docx
255 North Center Street Suite 200 Arlington, Texas 76011 817.649.3216 Parkirill.carn
Case No. Attachment C
ZA22-0023 Page 1
Case No.: ZA22-0023
SITE PLAN REVIEW SUMMARY
Review No.: Two
Project Name: Site Plan — Bicentennial Park Pickleball Complex
APPLICANT:
Parkhill I Schrickel Rollins
James R. Williams
155 N. Center St., STE 100 Arlington, TX
Phone: (817) 649-3216
Date of Review: 06/13/22
OWNER:
City of Southlake
Mamerto Estepa
1400 Main St., STE 320, Southlake, TX
Phone: (817) 748-8637
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
06/3/22 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 REAGAN ROTHENBERGER AT (817) 748-8602.
1. Variances required for articulation and commercial lighting requirements. To be outlined in
formal staff report dated June 3, 2022.
Reagan Rothenberger
Principal Planner
Phone: 817-748-8602
Email: rothenberger@ci.southlake.tx.us
Tree Conservation/Landscape Review
No Comments
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Public Works/Engineering Review
1. No comments.
* Please be aware that if the proposed wall is greater than 4', measured from the bottom of
footing to top of all, then a separate building permit will be required.
Sandra Endy, P.E.
Development Engineer
Case No.
ZA22-0023
Attachment D
Page 1
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
A Knox Box Rapid Key entry system shall be installed on the exterior gate. Keys must be
provided to access the gate and the building.
2. Approved building numbers/letters or building name designation shall be posted on all new
structures in such a position as to be plainly visible and legible from the street, road or fire lane
fronting the property. All numbers/letters shall contrast with their background.
3. A portable fire extinguisher, with a minimum size of 5-pound ABC multipurpose, shall be
placed in the office/storage area.
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
General Informational Comments
The Development Review Committee (DRC) has determined this pre -submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to completing the changes
noted above . A pdf of each plan must be submitted. If not received before the deadline, the item
will be moved to a later P&Z agenda. If any significant changes, other than those noted above
are made to the submittal, the plan could be withheld from processing until a later meeting or
remanded back to the Development Review Committee for review.
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.
Denotes Informational Comment
Case No.
ZA22-0023
Attachment D
Page 2
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
Owner
Zoning
Address
Acreage
Response
1
CARBO, ROBERT
SF1-A
455 LOVE HENRY CT
1.88
NR
2
CAMPBELL, JOHN E
SF1-A
495 LOVE HENRY CT
1.80
NR
3
NATHAN, FRANCIS
SF1-A
535 LOVE HENRY CT
1.95
NR
4
JIANG, BENNY
SF1-A
575 LOVE HENRY CT
1.92
NR
5
BABU, VIJAYABALAN
SF1-A
615 LOVE HENRY CT
1.92
NR
6
FINDLAY, TROY
SF20A
560 TRUELOVE TRL
0.72
NR
7
GUNTER, ROBERT
SF20A
540 OAK HILL DR
0.47
NR
8
DORAN, T J
SF20A
545 BRIARRIDGE RD
0.47
NR
9
RAY, ANDREW L
SF20A
540 BRIARRIDGE RD
0.46
NR
10
GAMAN, WALTER L
SF20A
545 TRUELOVE TRL
0.46
NR
11
TAYLOR, NICHOLAS
SF20A
100 GREEN OAKS LN
0.58
NR
12
ZITNIK, JAMES K
SF20A
340 GREEN OAKS LN
0.69
NR
13
MILLER, LARRY
SF20A
120 GREEN OAKS LN
0.47
NR
14
DAVIS, LINDSAY
SF20A
140 GREEN OAKS LN
0.45
NR
15
FERNANDEZ, RAUL A
SF20A
200 GREEN OAKS LN
0.46
NR
16
V.S. MEDIATE FAMILY
TRUST,THE
SF20A
220 GREEN OAKS LN
0.45
NR
17
HEB HOMES LLC
SF20A
240 GREEN OAKS LN
0.46
NR
18
KARIC, GORJANA
SF20A
260 GREEN OAKS LN
0.45
NR
19
JEFFERIES, LAN BUI
SF20A
300 GREEN OAKS LN
0.46
NR
20
STEFANKO, EDWARD P
SF20A
320 GREEN OAKS LN
0.47
NR
21
SMARR, HAYLEY R
SF1-A
902 EMERALD BLVD
1.07
NR
22
HARVEY, ROBERT
SF1-A
901 EMERALD BLVD
1.06
NR
Case No. Attachment E
ZA22-0023 Page 1
23
SUN, TONGLI
SF1-A
803 PEARL DR
0.97
NR
24
CURRENT OWNER
SF1-A
805 PEARL DR
1.00
NR
25
SUNTREE STATION LLC
SP2
110 W SOUTHLAKE BLVD
0.90
NR
26
LAKE CREST HOMEOWNERS
ASSOC
SF20A
100 LAKE CREST DR
0.48
NR
27
SHARIF, NAZMA
SF1-A
900 SAN SABA DR
1.03
NR
28
CLIFTON, LAUREN
SF1-A
901 SAN SABA DR
1.00
NR
29
GARCIA, MANUEL F
SF1-A
900 EMERALD BLVD
0.99
NR
30
CONNER, SANDRA
SF1-A
903 SAN SABA DR
0.94
NR
31
WALL, CRAIG S
SF30
713 EDWARD CT
0.69
NR
32
BACKLUND, MICHAEL A
SF30
709 EDWARD CT
1.09
NR
33
BERRIOS, RAFAEL G
SF20A
707 EDWARD CT
0.65
NR
34
GRIFFIN, GILBERT
SF20A
703 EDWARD CT
0.64
NR
35
BANK OF THE OZARKS
SP1
600 W SOUTHLAKE BLVD
1.05
NR
36
WAYLAND, MARCUS
AG
427 SHADY OAKS DR
4.96
NR
37
SDPP LLC
C2
475 W SOUTHLAKE BLVD
0.73
NR
38
BHKN VENTURES LLC
C2
445 W SOUTHLAKE BLVD
1.02
NR
39
CLARDY-RUFFNER
C2
425 W SOUTHLAKE BLVD
0.91
NR
40
PYRAMIDS HOSPITALITY INV
LP
SP1
620 W SOUTHLAKE BLVD
0.99
NR
41
SUNTREE STATION LLC
SP2
100 W SOUTHLAKE BLVD
7.75
NR
42
FIRST AMERICAN SAVINGS
BANC
SP2
222 W SOUTHLAKE BLVD
0.97
NR
43
BICENTENNIAL FIN CENTER
LP
SP2
250 W SOUTHLAKE BLVD
1.00
NR
44
FRONTIER SOUTHWEST INC
CS
400 W SOUTHLAKE BLVD
0.34
NR
45
WHITE HOUSE EXE CENTER
LP
SP1
410 W SOUTHLAKE BLVD
1.32
NR
46
CH RETAIL FUND
II/SOUTHLAKE OA
C2
480 W SOUTHLAKE BLVD
1.96
NR
47
CH RETAIL FUND
II/SOUTHLAKE OA
C2
500 W SOUTHLAKE BLVD
2.27
NR
48
LAKE CREST HOMEOWNERS
ASSOC
SF20A
405 W SOUTHLAKE BLVD
0.11
NR
49
SDPP LLC
C2
465 W SOUTHLAKE BLVD
0.70
NR
50
MAHALO INVESTMENTS LLC
01
301 W SOUTHLAKE BLVD
2.58
NR
51
WV PROPERTIES LLC
SP1
355 W SOUTHLAKE BLVD
1.70
NR
52
PYRAMIDS HOSPITALITY INV
LP
SP1
640 W SOUTHLAKE BLVD
1.11
NR
53
ENERGY VAULT A47 LLC
SP1
660 W SOUTHLAKE BLVD
0.83
NR
54
STACY, RONALD T
RPUD
330 SHADY OAKS DR
1.01
NR
55
STACY, MERRILL
RPUD
320 SHADY OAKS DR
1.25
NR
56
HIGHBERGER, RHONDA
RPUD
310 SHADY OAKS DR
1.02
NR
57
STACY, RANDALL W
RPUD
300 SHADY OAKS DR
0.98
NR
58
MILLAR, RODERICK
SF1-A
430 SHADY OAKS DR
3.22
NR
59
CHOWDER LIVING TRUST
SF20A
160 GREEN OAKS LN
0.45
NR
60
SOUTHLAKE, CITY OF
CS
400 N WHITE CHAPEL BLVD
1.36
NR
61
SOUTHLAKE, CITY OF
CS
450 W SOUTHLAKE BLVD
79.58
NR
Case No. Attachment E
ZA22-0023 Page 2
1709 SHADY OAKS
62
NR
SOUTHLAKE LLC
RPUD
600 CRESCENT HEIGHTS DR
7.48
63
SOUTHLAKE COMMONS LP
SP1
201 W SOUTHLAKE BLVD
1.35
NR
64
SOUTHLAKE COMMONS LP
SP1
211 W SOUTHLAKE BLVD
1.53
NR
65
BADIREDDI, SRIDHAR
RPUD
212 LEGACY CT
0.73
NR
CRESCENT HEIGHTS
66
NR
SOUTHLAKE HOA
RPUD
216 LEGACY CT
0.62
67
BLACH, PETER
RPUD
208 LEGACY CT
0.74
NR
CRESCENT HEIGHTS
68
NR
SOUTHLAKE HOA
RPUD
606 CRESCENT HEIGHTS DR
0.01
CRESCENT HEIGHTS
69
NR
SOUTHLAKE HOA
RPUD
602 CRESCENT HEIGHTS DR
0.02
CRESCENT HEIGHTS
70
NR
SOUTHLAKE HOA
RPUD
908 STACY DR
6.69
Notices Sent: Sixty -One (61)
Responses Received within 300': 0
Case No. Attachment E
ZA22-0023 Page 3