Item 6B - Staff ReportCase No.
ZA23-0004
S T A F F R E P O R T
July 25, 2023
CASE NO: ZA23-0004
PROJECT: Zoning Change and Site Plan for 8850 Davis Blvd. EXECUTIVE
SUMMARY: BFC Ventures is requesting approval of a Zoning Change and Site Plan on
property described as Lot 1, Block 1, By Faith Baptist Church Addition, City of
Southlake, Tarrant County, Texas, and located at 8850 Davis Blvd., Southlake,
Texas. Current Zoning: “CS” Community Service District. Requested Zoning: “S-
P-1” Detailed Site Plan District with “CS” Community Service District uses. SPIN
Neighborhood #10.
DETAILS: The property is located on the east side of Davis Blvd. approximately 675 feet
south of the intersection of W. Continental Blvd. and 200 feet north of the
Southlake/Keller city limit line.
The purpose of this request is to seek zoning change and site plan approval for
a creative arts studio, to include instructional classes and retail sales, in the
existing building; an outdoor marketplace associated with the arts studio; and the
addition of a gazebo to the site.
The overall site is approximately 1.06 acre in size and includes one 1296 square
foot single story building that was formerly utilized as a church. The applicant is
proposing minimal improvements, including the addition of a sidewalk, improving
the existing driveway and adding parking, and adding an open-air gazebo. No
significant changes are proposed to the exterior of the building.
The proposed “S-P-1” Regulations are below:
Permitted Uses: “CS” uses, to include:
1. Additional use for an Art Studio with instructional classes and retail limited
to the existing facility (approximately 1,296 square feet lease space).
2. Outdoor Market – Art Related Sales – these events would occur in the
open-air park at the back of the property and on the lawn areas. They
would occur monthly or every other month on a weekend between the
hours of 10:00 am – 3:00 pm.
Bufferyards and Parking Lot Landscaping:
Due to the limited scope of this project, the applicant is requesting that no
bufferyards or parking lot landscaping be required at this time. Bufferyards and
parking lot landscaping shall be reconsidered with any future site modifications.
Case No.
ZA23-0004
Parking:
Parking for the site will be 1 parking space per 200 square feet of floor area.
Driveway:
The existing entry/drive will be improved and remain in the same location.
Site Data Summary
Existing Zoning “CS” Community Service District
Proposed Zoning “S-P-1” Detailed Site Plan District with “CS”
uses
Land Use Designation Mixed Use
Gross/Net Acreage 1.06 acre / 1.06 acre
Total Building Floor Area (Gross) 1269 square feet
Number of Stories 1
Impervious Coverage Area / % 3124 square feet / 6.77%
Total Parking Required (S-P-1) 7
Total Parking Spaces Provided 8
ACTION NEEDED: 1. Hold a Public Hearing
2. Consider 2nd Reading Approval of Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. #3, dated June 2, 2023
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-798
PowerPoint Presentation
S-P-1 Regulations
Plans
Corridor Planning Committee Report
SPIN meeting Report
STAFF CONTACT: Jenny Crosby (817) 748-8195
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA23-0004 Page 1
BACKGROUND INFORMATION
OWNER/APPLICANT: BFC Ventures
PROPERTY SITUATION: 8850 Davis Blvd.
LEGAL DESCRIPTION: Lot 1, Block 1, By Faith Baptist Church Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “CS” Community Service District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District with “CS” Community Service District
uses to allow a creative arts studio and an outdoor marketplace
associated with the creative arts studio.
HISTORY: A zoning change from “AG” Agricultural District to “CS” Community
Service District for By Faith Baptist Church was approved on August 2,
1988 (ZA88-025).
The Final Plat for Lot 1, Block 1, By Faith Baptist Church Addition was
filed on June 15, 1990.
The church building was constructed in 1990.
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The Future Land Use designation for the site is Mixed Use and Flood
Plain.
Mixed Use Purpose and Definition: To provide an option for large-
scale, master-planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses.
Case No. Attachment A
ZA23-0004 Page 2
The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development.
New development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design
and transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher-
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance-free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed to
be compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks/Open Space, Public/Semi-Public, Low
Density Residential, Medium Density Residential, Retail Commercial, and
Office Commercial categories previously discussed.
The property is also part of an area with site specific recommendations:
Mobility & Master Thoroughfare Plan
Davis Blvd. is currently a 7-lane undivided arterial. The ultimate cross
section specified in the Master Thoroughfare Plan is a 130 ft. - 140 ft.
divided 6-lane arterial with designated turn lanes.
Case No. Attachment A
ZA23-0004 Page 3
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan calls for a minimum 8 ft. trail multi-use trail
along the east side of Davis Blvd. The applicant is providing an 8 ft.
sidewalk along the Davis Blvd. frontage.
TREE PRESERVATION: No existing trees are proposed to be removed or altered at this time.
LANDSCAPE: Due to the limited scope of this request, the applicant is proposing to defer
the addition of parking lot landscaping and bufferyard plantings until future
plan approval.
UTILITIES: An 8-inch water line is located along Davis Boulevard for water access for
the property.
There is an 18-inch sewer line located along Davis Blvd. that serves the
property.
DRAINAGE: The property generally drains from the north to the south.
CITIZEN INPUT: The following meetings were held to discuss the development:
A 2035 Corridor Planning Committee meeting was held on January 18,
2023.
A SPIN meeting was held for this project on February 28, 2023.
PLANNING & ZONING
COMMISSION ACTION: June 8, 2023; Approved (6-0); subject to the Staff Report dated June 8,
2023, and also subject to Site Plan Review Summary No. 3, dated June
2, 2023.
CITY COUNCIL ACTION: June 20, 2023; 1st Reading Approved (6-0) on consent.
STAFF COMMENTS: Attached is Review Summary No. #3, dated June 2, 2023.
Case No. Attachment B
ZA23-0004 Page 1
Case No. Attachment C
ZA23-0004 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA23-0004 Review No.: Three Date of Review: 06/02/2023
Project Name: Zoning Change and Site Plan – 8850 Davis Blvd.
APPLICANT: The BFC Group OWNER: The BFC Group
Bruce Fields Bruce Fields
PO Box 92404 PO Box 92404
Southlake, TX 76092 Southlake, TX 76092
Phone: 817-829-2235 Phone: 817-829-2235
Email: Bruce@thebfcgroup.com Email: Bruce@thebfcgroup.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
05/30/23 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 Jenny Crosby AT (817) 748-8195.
1. On the landscape and site plan exhibit:
a. Correct ROW width for Davis Blvd.
b. Correct the building setback line along the southern boundary to 15’ (match the site
plan).
2. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended. The following changes are needed:
a. Correct the stacking depth measurement – stacking depth is measured from the
R.O.W. line to the nearest parking stall.
b. Distances to the nearest existing off-site driveway centerlines in both directions of the
site are less than required. (Variance has been requested)
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* No existing trees are proposed to be removed or altered at this time.
LANDSCAPE COMMENTS:
1. Any requests for changes in zoning to any district other than agricultural or single-family
residential districts shall require that all required bufferyards and associated irrigation be
installed prior to the issuance of a certificate of occupancy for the proposed use.
Case No. Attachment C
ZA23-0004 Page 3
(Applicant is requesting to defer bufferyard landscaping until future plan approval as part of
S-P-1 regulations)
2. Parking lot landscaping is required with the addition of new parking areas. (Applicant is
requesting to defer parking lot landscaping until future plan approval as part of S-P-1
regulations)
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
No further comments.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
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.
* Denotes Informational Comment
Case No. Attachment D
ZA23-0004 Page 1
SURROUNDING PROPERTY OWNERS MAP
Case No. Attachment D
ZA23-0004 Page 2
SPO # Owner Zoning Physical Address Acreage Response
1. Tina P Williams Ministries Inc. AG 8850 Davis Blvd. 1.07 NR
2. BFC Ventures LLC AG 8850 Davis Blvd. 1.07 NR
3. JJB Enterprises Inc. AG 8900 Davis Blvd. 11.62 NR
4. Rockwell Bay LLC AG 1301, 8860, 8870 Davis Blvd. 1.20 NR
5. Keller-Sanctuary LLC AG 8869 Davis Blvd. 0.30 NR
6. Baghdad Commercial LLC AG
1335, 1341, 1361, 8830, 8840
Davis Blvd. 6.11
NR
7. City of Keller NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: 7
Responses Received within 300’: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 7
SURROUNDING PROPERTY OWNERS’ RESPONSES
None received to date.
Case No. Attachment E
ZA23-0004 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-798
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON LOT 1, BLOCK 1, BY FAITH BAPTIST CHURCH
ADDITION, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS
AND MORE FULLY AND COMPLETELY DESCRIBED IN
EXHIBIT “A” FROM “CS” COMMUNITY SERVICE DISTRICT TO
“S-P-1” DETAILED SITE PLAN DISTRICT, AS DEPICTED ON
THE APPROVED SITE 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 general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as “CS” COMMUNITY
SERVICE DISTRICT under the City’s Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
Case No. Attachment E
ZA23-0004 Page 2
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 and 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
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,
Case No. Attachment E
ZA23-0004 Page 3
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:
Being described as Lot 1, Block 1, By Faith Baptist Church Addition, an addition
to the City of Southlake, Tarrant County, Texas, and being approximately 1.06
acre, and more fully and completely described in Exhibit “A” from “CS”
Community Service District to “S-P-1” Detailed Site Plan District as depicted on
the approved Site Plan attached hereto and incorporated herein as Exhibit “B”,
Case No. Attachment E
ZA23-0004 Page 4
and subject to the following conditions:
1. List any conditions
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 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.
Case No. Attachment E
ZA23-0004 Page 5
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 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 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
Case No. Attachment E
ZA23-0004 Page 6
ordinance in its entirety on the City website 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 it 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 20th day of June, 2023.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 1st day of August, 2023.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
Case No. Attachment E
ZA23-0004 Page 7
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment E
ZA23-0004 Page 8
EXHIBIT “A”
Lot 1, Block 1, By Faith Baptist Church Addition, City of Southlake, Tarrant County, Texas
Case No. Attachment E
ZA23-0004 Page 9
EXHIBIT “B”
Reserved for approved site plan