Item 06City of Southlake
Department of Planning
Case No.
ZA05-001
S T A F F R E P O R T
March 11, 2005
CASE NO: ZA05-001
P ROJECT: Site Plan for Stampede Sports Arena
REQUEST: Stampede Properties, L.P. is requesting approval of a site plan. The plan proposes the
construction of 37,040 square foot sports arena to be used primarily for indoor
soccer, football, and lacrosse games. The following variances are being requested:
• Public Street – A public street with 60 feet of right-of-way is required for
commercial developments. The applicant is requesting a public street with 40
feet of right-of-way and 10 foot utility easements on either side in lieu of the total
60 feet of width.
• Driveway Stacking – The minimum stacking required for this site is 75 feet. The
applicant is proposing a stacking depth of approximately 28 feet.
• Bufferyard – A 5’ – Type ‘A’ bufferyard is required along the east property line.
The applicant is requesting that the bufferyard not be required due to a common
access drive along the property line.
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Site Plan Review Summary No. 3, dated March 11, 2005
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (481-2036)
Dennis Killough (481-2073)
BACKGROUND INFORMATION
OWNER/APPLICANT: Stampede Properties, L.P.
PROPERTY SITUATION: The property is located on the south side of W. Southlake Boulevard where it
intersects with Meadowlark Lane.
LEGAL DESCRIPTION: A portion of Tract 2A2, situated in the W.R. Eaves Survey, Abstract No. 500
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “C-3” General Commercial District
HISTORY: There is no development history on this property. City Council placed the
“C-3” zoning on the property with adoption of the Comprehensive Zoning
Ordinance No. 480 on September 19, 1989.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard to have
130 feet of right-of-way. Adequate right-of-way exists.
Existing Area Road Network and Conditions
The proposed site will have one (1) access directly onto the proposed Players
Circle. Players Circle is proposed to intersect with W. Southlake Boulevard
approximately 600 feet to the north of this site.
W. Southlake Boulevard is a 5-lane, undivided thoroughfare with a
continuous, two-way, center left-turn lane. Players Circle is proposed to be a
2-lane, local commercial street serving the retail development.
May, 2004 traffic counts on W. Southlake Blvd (between Davis Blvd &
Peytonville Ave)
24hr West Bound (WB) (22,825) East Bound (EB) (21,529)
WB Peak A.M. (1,763) 7 – 8 a.m. Peak P.M. (1,966) 5 – 6 p.m.
EB Peak A.M. (1,071) 11 – 12 a.m.Peak P.M. (2,432) 5 – 6 p.m.
Traffic Impact
Use Sq. Ft. Vtpd*AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Indoor Soccer Facility 37,040 N/A N/A N/A 39 48
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on W. Southlake Boulevard.
Case No. Attachment A
ZA05-001 Page 1
PATHWAYS MASTER
Case No. Attachment A
ZA05-001 Page 2
PLAN: The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property.
WATER & SEWER: An 8-inch water line currently exists along the east edge of the adjacent retail
shopping center. An 8-inch sanitary sewer line currently exists
approximately 700 feet away along the east edge of the adjacent property to
the east. The applicant will extend water and sewer to the site from these
locations.
TREE PRESERVATION: The only quality trees on the entire property are located in the area adjacent
to W. Southlake Blvd. and along the east property line as shown on the
submitted Concept Plan. There are no quality trees located on the Stampede
Sports Arena Site.
DRAINAGE COMMENTS: Plans show the site drainage being handled using a combination of
underground detention and existing storm sewer systems constructed by
developers of adjacent properties. The Stampede parking lot will drain to an
inlet that ties into an existing storm sewer in Southlake Woods.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the Davis Boulevard study area to include the following
changes:
Land Use Recommendations
• Underlying land use designations – Retail Commercial along the F.M.
1709 frontage and Medium Density Residential to the rear.
• Alternative land use designation – T-1 when developed with adjacent
properties (to the east).
Site Specific Recommendations
• Limit retail-commercial designation to the area along F.M. 1709
frontage.
• Any development should provide connectivity to adjacent shopping
center and to development to the south (site 7).
• T-1 Transition land use category and Medium Density underlying land
use designation providing a transition to lower intensity office and/or
residential uses; thus limiting impact on to existing residential to the
south.
Mobility Plan Recommendations
• Encourage automobile and pedestrian connectivity between adjoining
commercial developments in the corridor. This in turn will reduce auto
trips and turning movements on the arterial roadways and improve level
of service.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated March 11, 2005.
Case No. Attachment A
ZA05-001 Page 3
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment D
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SITE PLAN REVIEW SUMMARY
Case No.: ZA05-001 Review No.: Three Date of Review: 03/11/05
Project Name: Site Plan – Stampede Sports Arena
APPLICANT: Adams Consulting Engineers, Inc.OWNER: Stampede Management, LLC.
Ben Henry Rick Byrd
500 Nolen Dr, Suite 550 112 Woodglen Ct
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 329-6990 Phone: (903) 880-2626
Fax: (817) 329-7671 Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/28/05 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 BEN BRYNER AT (817) 481-2086.
1. Provide a public street meeting the regulations found in Subdivision Ordinance No. 483 for
commercial streets. Commercial streets are required a minimum 60’ of R.O.W. (A variance has
been requested.)
2. Provide the minimum driveway throat depth for stacking. The required stacking for the proposed
drive is 75’. (A variance has been requested.)
3. The following changes are needed with regard to bufferyards:
a) Provide a 5’ – Type ‘A’ bufferyard along the east property line. (A variance has been
requested.) A variance has been requested as part of the Concept Plan that the bufferyards
along common access easements between lots are not required.
b) Complete the following statement in the Bufferyard Summary Chart, “Where parking is
provided between the building setback line and public R.O.W., shrubs obtaining a mature
height of three feet (3’) or greater must be planted at a maximum spacing of thirty inches
(30”) on center continuous along all paved edges of the parking or drive areas. This may
require additional shrubs over and above those required within the adjacent bufferyard.”
4. Dimension the width of the drive.
5. The following changes are needed regarding the Site Data Summary Chart:
a) Revise the ‘required’ number of parking spaces based on the number of seats at maximum
occupancy. Based on the 318 seats at maximum occupancy, 106 parking spaces are
required.
Case No. Attachment D
ZA05-001 Page 2
b) Revise the number of loading spaces for both ‘required’ and ‘provided’. The required
number of spaces is 3. The number of spaces being provided is 3.
6. Provide a minimum 4’ sidewalk along Players Circle as required by the Southlake 2025
recommendation for pedestrian connectivity.
INFORMATIONAL COMMENTS
* The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as
amended.
* The proposed site shall not exceed the maximum permitted impervious coverage area percentage of
75% for the “C-3" Zoning District. The impervious coverage area percentage of this is currently
72%.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* 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, Perimeter Street Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
* A letter of permission from the adjacent property owner(s) must be obtained prior to issuance of a
building permit for the construction of the off-site pavement and a permit from TxDOT must be
obtained prior to any curb cut along F.M. 1709.
Case No. Attachment D
ZA05-001 Page 3
Articulation Evaluation No. 1
Case No. ZA 05-001 D ate of Evaluation: 03/11/05
Elevations for Stampede Sports Arena
Receive d : 02/28/05
Front - facing:East Wall ht. =28
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay
Max. wall length8442-50%Y es 84 56 -33%Y es
Min. artic. offset 4 650%Yes 4 525%Ye
Min. artic. length 112191%Yes141614%
Rear - facing West Wall ht. =28
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay
Max. wall length8442-50%Y es 84 82 -2%Y es
Min. artic. offset 4 650%Yes 4 525%Ye
Min. artic. length 112191%Yes21210%
Right - facing:North Wall ht. =28
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay
Max. wall length 84 84 0%Y es 84 84 0%Y es
Min. artic. offset 4 650%Yes 4 525%Ye
Min. artic. length 21 21 0%Y es 21 21 0%Y es
Left - facing:South Wall ht. =28
Horizo n tal articu lation V ertica l articu lation
R equired P rovided D elta O kay?R equired P rovided D eltaOkay
Max. wall length8465-23%Y es 84 65 -23%Y es
Min. artic. offset 4 650%Yes 4 525%Ye
Min. artic. length 162131%Yes162131%
?
s
Yes
?
s
Yes
?
s
?
s
Yes
Case No. Attachment D
ZA05-001 Page 4
TREE PRESERVATION ANALYSIS
(Non-Residential Development)
Case: 05-001 Date of Review: March 8, 2005 Number of Pages: 1
Project Name: Stampede Sports Arena
THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO
PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY
PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN,
LANDSCAPE ADMINISTRATOR AT (817) 481-5640
TREE PRESERVATION COMMENTS:
1. The only quality trees on the entire property are located in the area adjacent to W. Southlake Blvd.
and along the east property line as shown on the submitted Concept Plan. There are no quality trees
located on the Stampede Sports Arena Site.
* Non-residential Development: In a non-residential development, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire
lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be
exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the
Tree Preservation Ordinance. Any protected trees within these areas that the Landscape
Administrator determines do not have to be altered shall be subject to the tree protection
requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement
requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the
development shall be subject to both the tree replacement and the tree protection requirements, and
all other provisions of the Tree Preservation Ordinance.
Case No. Attachment D
ZA05-001 Page 5
COMPREHENSIVE PLAN REVIEW SUMMARY
Case No.: ZA05-010 Review No.: One Date of Review: 3/11/05
Project Name: Stampede Sports Arena / The Pavilion at Southlake,
APPLICANT: ENGINEER:
Park Realty Group, Inc. Adams Consulting Engineers
99 Main Street, Suite 200 500 Nolen Drive, Suite 550
Colleyville, TX 76034 Southlake, TX 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/28/05 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAN
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT Jay Narayana AT (817) 481-2043.
Land Use Plan Recommendations:
Underlying land use designations – Retail Commercial along the F.M. 1709 frontage and Medium Density
Residential to the rear.
Alternative land use designation – T-1 when developed with adjacent properties (to the east).
SITE
Site Specific Recommendations
Case No. Attachment D
ZA05-001 Page 6
• Limit retail-commercial designation to the area along F.M. 1709 frontage.
• Any development should provide connectivity to adjacent shopping center and to development to
the south (site 7).
• T-1 Transition land use category and Medium Density underlying land use designation providing
a transition to lower intensity office and/or residential uses; thus limiting impact on to existing
residential to the south.
The proposed development does not address transition uses to residential neighborhood to the south as
recommended by the Davis Blvd./F.M 1938 Corridor Plan. The plan envisions lower intensity office
and/or residential uses with retail uses limited to the F.M. 1709 frontage. However, the property (with
the exception of the frontage along F.M. 1709) is currently zoned C-3 Commercial District.
Mobility Plan Recommendations
• Encourage automobile and pedestrian connectivity between adjoining commercial developments
in the corridor. This in turn will reduce auto trips and turning movements on the arterial
roadways and improve level of service.
The proposed development has provided common access easements east and west to adjoining
properties which meets the general intent of automobile connectivity recommendations of the Davis
Blvd. Plan. In addition, the common access easement is recommended to be aligned with the driveway
of the Southlake Marketplace shopping center to the west. However, with respect to pedestrian
connectivity, the proposed development needs to provide sidewalks along F.M. 1709, along Players
Circle, and along the internal common access easements to meet the above requirement.
Case No. Attachment D
ZA05-001 Page 7
N
Case No. Attachment D
ZA05-001 Page 8
Environmental Resource Protection Recommendations
No significant recommendations affecting this development
Other Comprehensive Plan Element Recommendations
No significant recommendations affecting this development
N:\COMMUNITY DEVELOPMENT\JAY-PROJECTS\COMPREHENSIVE PLAN REVIEWS\ZA05-010\COMP-PLAN-REVIEW SUMMARY.DOC
Case No. Attachment E
ZA05-001 Page 1
Surrounding Property Owners
Portion of Tract 2A2, W.R. Eaves Survey Abst. 500
Owner Zoning Land Use Acreage
1. Southlake Mp III Lp “C-3” Retail Commercial 9.226
2. Venus Partners Iv Lp “C-3” Retail Commercial 2.480
3. W & B Kidd Family Ltd Prntshp “C-2” Retail Commercial 14.035
4. Barnes, Angela K “SF-20A” Medium Density Resid. 0.466
5. Darwish, Raed & Aubrey “SF-20A” Medium Density Resid. 0.500
6. Southlake Woods Homowners Assoc. “SF-20A” Medium Density Resid. 0.815
7. Hill, Curtis & Roberta “SF-20A” Medium Density Resid. 0.582
8. Tariq, Abu & Lubna “SF-20A” Medium Density Resid. 0.585
9. Haider, Maunawar & Mumtaz “SF-20A” Medium Density Resid. 0.558
10. Goode, Robert “C-3” Retail Commercial NA
Case No. Attachment F
ZA05-001 Page 1
Surrounding Property Owner Responses
Portion of Tract 2A2, W.R. Eaves Survey Abst. 500
Notices Sent: Twelve (12)
Responses: One (1)