Item 6F - NarrativeDM DMAC
/� Architecture
/ \C & Interiors 1229 Emerson St., Evanston, IL 60201 / 847.905.0944 / dmacarch.com
July 24, 2024
Narrative for Zoning Change Submittal
S-P-2 Generalized Site Plan District for 479 Kimball Avenue, Southlake, Texas
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480, as amended, as it pertains to Section 22, C-3 General Commercial District
uses and regulations with the following exceptions:
Permitted Uses:
The permitted uses shall be restaurant and event space with exterior patios and associated
accessory uses per Section 34 of the zoning ordinance. C-3 District allows for restaurant use
as well as commercial amusement centers, and auditoriums, theatres, and cinemas.
Development Regulations:
The site in question is in the 114 Corridor which is part of a Land Use plan that identifies our
specific parcel as being immediately adjacent to the Restaurant and Specialty Retail Overlay.
Please refer to Exhibit C (attached) which is a page from the Land Use plan concerning the
114 Corridor which shows our site location. Additionally, the site is shown as Mixed Use in the
Future Land Use Map which is also attached for reference as Exhibit B. The site development
will also be governed by the adjacency to single family residential property to the east within
400' which will cause Section 43, Part III, Residential Adjacency Standards to apply as well.
Additional Information:
The focus of this application is to change the zoning of the parcel at 479 North Kimball in
Southlake from AG Agricultural to SP-2. The model we have been using for our zoning analysis
is C3 Commercial which is the zoning for much of the surrounding area. Please refer to Exhibit
A (attached) which is a portion of the Southlake Zoning Map which identifies our site and
zoning of adjacent parcels.
The restaurant will be an upscale restaurant which will seat 250, for dinner only, 7 days a week.
The event space will seat 200 for dining and will likely only be in use on the weekends. At peak
times, 450 seats will require 150 parking spaces based on C3 zoning requirements. The
requirement is based on 1 spot per every 3 seats in the dining areas. Our site plan is currently
configured to provide the required parking.
The site has a church to the north of the site and per local liquor licensing laws the front door
of our restaurant is more than the required distance from the church. Please refer to Exhibit D
(attached) which is a due diligence report from a permit specialist showing the property's
eligibility for a liquor license upon receipt of a zoning change.
Case Number
ZA24-0030
DM DMAC
Architecture
AC & Interiors
The closest residence to the site is on the North East side and we have located deliveries,
loading and trash on the south side of the site to shield them from the residential neighbors.
Please refer to the submitted site plan.
Case Number
ZA24-0030
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Case Number
ZA24-0030
Exhibit C
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Case Number
ZA24-0030
Page 28
Exhibit D
LaBarba
Due Diligence Report
Report by: Cherrell Caldwell
Report date: May 23, 2024
Address: 479 North Kimball Avenue
City: Southlake
County: Tarrant
Precinct (JP): 3
District: Agricultural
Requested Permit: MBFBLH
Primary Type of Business at this location: Proposed Commercial or Restaurant Use (Dakota's Southlake)
Overview: Based on our comprehensive due diligence and analysis, your establishment is not legally permitted to
apply for MBFBLH permit at the specified location. However, in the event the City of Southlake grants and
approval zoning change that allows the restaurant use The subject property would meet the requirements.
Throughout our due diligence process, we thoroughly reviewed the local and regional regulations, licensing
requirements, and zoning restrictions governing alcohol sales in the relevant jurisdiction. We also examined any
specific conditions or limitations associated with your establishment's license. We are pleased to inform you that our
findings indicate this business would be in compliance with all applicable laws and regulations if the zoning change
is approved. Please note if a church, school, or hospital were to start construction within the prohibited distance prior
to the proposed restaurant use this could potentially hinder your permit request.
Please note that our due diligence is based on the information available up until May 23, 2024. Despite due diligence
results, LaBarba does not guarantee the issuance of an alcohol permit by TABC.
Disclaimer. While our due diligence report offers valuable insights into the feasibility of obtaining an alcohol permit for your business, it's important to note that it does not
encompass all the necessary requirements for developing/using the property as proposed. To ensure full compliance and readiness for your business venture, we strongly advise
obtaining additional due diligence reports. Specifically, we recommend obtaining a parking analysis, zoning due diligence report, and permitting due diligence reports. These reports
will provide essential information regarding building permits, zoning regulations, and parking requirements, which are integral aspects of your project's success. It's essential to
understand that the information provided in our report may not cover all facets of compliance with City, County, and State regulations. For a more comprehensive review tailored to
your specific needs, we encourage you to reach out to your representative to discuss how we can assist you with additional information on parking, zoning, and permitting.
Case Number
2201 Main St., Suite 1280, Dallas, TX 75201 ZA24-0030
214.321.6460 • La Barba PermitService.com
Zoning
The current zoning is annotated as Agricultural. The Future Land Use Map indicates the property is suitable for
Mixed Use.
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SUP (Specific Use Permit)
In the event the subject property is re -zoned to allow for the restaurant use a specific use permit would not be
required.
Protected Uses
The state has certain protected uses based on distances. We identify if it meets the protected use requirements. If not,
we will identify if a variance is allowed.
• 300 feet from a religious institution (Measured front door to front door)
o Saint Laurence Church 685.62 feet
o Gateway Church Southlake Campus 1.11 miles
o Grapevine Church of Christ 1.42 miles
• 300 feet from a hospital (Measured front door to front door)
o Texas Health Harris Methodist Hospital 1.05 miles
o Southlake Medical Plaza 1.74 miles
o Baylor Scott & White Medical Hospital 1.60 miles
• 300 feet from a public or private school (Measured property line to property line)
o Carroll Middle School 3,768.62 feet
o Grapevine Christian School 1.41 miles
o Primrose School of Southlake 2,439.77 feet
Alcohol Sales Permitted
Based on TABC the area annotated as District Three is as follows:
PW: B-On, B-Off, W-On, W-Off, DS-Off, MB, RM
Partly Wet (PW): The term "partly wet" means that there are one or more parts of the
jurisdiction in which a particular type of beverage sale is legal but there are other parts in
that jurisdiction where that type of sale is not legal.
B-Off: Sale of Beer for off -premises consumption authorized
2201 Main St., Suite 1280, Dallas, TX 75201 Case Number
214.321.6460 • LaBarbaPermitService.com ZA24-0030
• W-On: Sale of Wine for on -premises consumption authorized. Not used to describe areas
where sales for on -premises consumption can only take place under the authority of a MB
or RM.
• W-Off: Sale of wine for off -premises consumption authorized.
• DS-Off: Sale of distilled spirits for off -premises consumption authorized.
• MB: Sale of mixed beverages authorized. Not used to describe areas where sale of
mixed beverages only authorized in restaurants.
• RM: Sale of mixed beverages authorized but only in restaurants holding food and
beverage certificates
2201 Main St., Suite 1280, Dallas, TX 75201 Case Number
214.321.6460 • LaBarbaPermitService.com ZA24-0030
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Dakota's Southlake
ZONING CHANGE - CIVIL NARRATIVE
Site Description
The proposed site is located north of Highway 114 and East of Kimball Avenue in Southlake, Texas. The
approximate 3.8-acre site has a 378 LF of frontage at Kimball Ave. The site topography is defined by a
change in elevation of approximately 8-feet across the property, along the S-N direction. The site is
heavily wooded.
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100 Glass Street, Dallas, TX 75207
>214.752.9098 > Fax. 214.752.8771 > jgeng.com
Dakota's Southlake
08.05.24
DD Civil Narrative
Page 2
Existing and Proposed Utilities
Water
A 12-inch public water line runs North to South along the South bound of Kimball Ave. It is anticipated
that the domestic and fire service for the new building will connect to this line. A new domestic meter
and double check preventer will be provided for this development.
A new fire hydrant may need to be installed on the East side of Kimball Ave, adjacent to the site, to
provide the required fire protection for the new building.
Sanitary Sewer
A 10-inch public sanitary sewer line runs North to South along the South bound of Kimball Ave. It is
anticipated that the sanitary sewer service for the new building will connect to this line.
Dakota's Southlake
08.05.24
DID Civil Narrative
Page 3
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Dakota's Southlake
08.05.24
DID Civil Narrative
Page 4
An existing storm sewer and curb inlets are located along the Noth bound of Kimball Ave.
Without a comprehensive downstream drainage analysis, it is anticipated that on -site detention will be
required for this development to mitigate and increase in runoff due to the added impervious area. The
discharge from the detention pond will connect to the existing storm sewer near the site. The release
will match the pre -development rates.
The anticipated detention volume for this development is around 30,000 CF using the Modified Rational
Method. An underground detention structure can be located under the parking area, towards the low
spot of the site. The required surface area for the structure will be around 8,500 SF based on a 3.5'
depth. The exact required volume will be validated during the design phase of this project.
Refer to sketch below for details.
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Dakota's Southlake
08.05.24
DID Civil Narrative
Page 5
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Available Storm Sewer Utilities
A minimum of one new fire hydrant will be required to provide the 400' hose -lay to all corners of the
building.
A fire lane will be provided on the property if required to satisfy the 150' max distance to the building.
Existine Electrical and Communication Infrastructure
An existing overhead electrical line, pole mounted transformers, and power poles are located along
Kimbal Ave, North bound. It appears that communication lines are located along these poles in addition
to electrical.
Dakota's Southlake
08.05.24
DID Civil Narrative
Page 6
Available Electrical and Communication/Fiber Optic Lines
Natural Gas Infrastructure
Based on available record information, no gas lines area available near the site. An existing gas line runs
E-W along the E SH 114 service road, approximately 500 feet away from the site. Another line is located
across Kimball Ave, at the corner of Kimball Ave and Kimball Park running north, approximately 450 feet
away from the site.
It is anticipated that the proposed gas line for the site will connect to the existing line on E SH 114
service road.
Dakota's Southlake
08.05.24
DD Civil Narrative
Page 7
Available Gas Lines
Grading and Drainage
A new storm system composed of grate and curb inlets, reinforced concrete pipes and on -site detention
will be provided for this development.
The anticipated underground detention structure will be located on the low side of the property to
match the existing condition. The site will be graded to provide positive drainage away from structures
and toward the inlets. The runoff will be collected within the detention area and the discharge line
connected to the public system. The release from detention structure will match the pre -development
condition.
Dakota's Southlake
08.05.24
DID Civil Narrative
Page 8
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