Item 6A - Staff Report 19 CITY OF Item 6A
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Department of Planning & Development Services
STAFF REPORT
September 28, 2026
CASE NO: ZA26-0044
PROJECT: Zoning Change and Site Plan for Mulino Ristorante
EXECUTIVE
SUMMARY: Jeff VanCuren, Halbach Dietz Architects, on behalf of Marc Rhima, Rig Properties,
LLC, is requesting approval of a Zoning Change and Site Plan for Mulino
Ristorante, on property described as Lot 4, T. Thompson No. 1502 Addition, and
located at 1125 Davis Boulevard. Current Zoning: "S-P-1" Detailed Site Plan
District. Requested Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood
#10.
DETAILS: The purpose of this request is to seek approval of a Zoning Change and Site Plan
to convert an existing outdoor patio into a permanently enclosed building area at
Mulino Ristorante.
The existing patio and raised concrete area total 522 square feet. The proposal
includes constructing a permanent roof enclosing the entire 522 square foot area,
with windows, which will convert the existing outdoor patio into a permanently
enclosed building area. The existing riser room will remain accessible from the
exterior through a covered, unenclosed area. Because the project is limited to
enclosing an existing concrete surface, there will be no increase in impervious
coverage, and no parking will be affected.
Site Data Summary
Existing Zoning S-P-1
Existing Land Use Retail Commercial
Indoor Area 1,805 SF
Proposed Outdoor Area 522 SF
Total Area 2,327 SF
Parking Spaces Required* 54*
Parking Spaces Provided 58
*As calculated by staff. This calculation reflects the parking variance approved by
City Council as part of the original development approval (ZA98-137),which allows
up to a 10% reduction in the number of required parking spaces for the site.
ACTION: 1) Conduct a Public Hearing
2) Consider 2nd Reading Approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Staff Review Summary No. 2, dated August 14, 2026
Case No.
ZA26-0044
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
Plans
Ordinance No. 480-299a
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No.
ZA26-0044
BACKGROUND INFORMATION
OWNER: Marc Rhima, Rig Properties, LLC
APPLICANT: Jeff VanCuren, Halbach Dietz Architects
PROPERTY SITUATION: 1125 Davis Boulevard, Suite #450
LEGAL DESCRIPTION: Lot 4, T. Thompson No. 1502 Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "S-P-1" Detailed Site Plan
HISTORY: The property was annexed into the City in 1987.
The building was built in 2002.
A Certificate of Occupancy permit was issued in 2017.
February 2, 1999; City Council approved a Zoning Change and Site Plan
(ZA98-137) to change the zoning from "AG" to "S-P-1" with "C-2" uses.
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is "Retail Commercial".
Purpose and Definition: The Retail Commercial category is a lower- to
medium-intensity commercial category providing for neighborhood-type
retail shopping facilities and general commercial support activities. It is
intended to provide limited local retail and/or office uses which serve
neighborhoods in close proximity. It is intended that all uses in this
category will be compatible with adjacent single family uses, thereby
maintaining the character and integrity of existing neighborhoods. This
category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is
adjacent to residentially zoned properties or areas with a residential
designation on the Land Use Plan, lower intensity activities such as office
or office-related uses should be planned adjacent to the residential uses.
Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi-Public, and Office Commercial categories previously
discussed.
Mobility & Master Thoroughfare Plan
Davis Boulevard is identified as an A61D 130 to 140-foot arterial roadway
and W. Continental Boulevard is identified as a C2U 84-foot collector
roadway within the Southlake Mobility & Master Through Plan.
The Master Pathways Plan shows future <8' sidewalks along Davis Blvd.
and W. Continental Blvd. A 5' minimum sidewalk is required along both
streets.
UTILITIES: The site is served by a 6-inch water line main connected to a 12-inch water
Case No. Attachment A
ZA26-0044 Page 3
line main along Davis Blvd. and an 8-inch sewer line main along Davis
Blvd.
PLANNING AND ZONING
COMMISSION ACTION: August 20, 2026; Approved (6-0), subject to the Staff Report dated August
14, 2026, and the Site Plan Review Summary No. 2, dated August 14,
2026, as presented.
CITY COUNCIL ACTION: 1st Reading: September 15, 2026; Approved (7-0) subject to the Staff
Report dated September 4, 2026 and Site Plan Review Summary No. 2,
dated August 14, 2026. Noting the following conditions of approval:Zoning
Change and Site Plan to convert an existing outdoor patio into a
permanently enclosed building area.
STAFF COMMENTS: The Site Plan Review Summary No. 2 dated August 14, 2026, is attached.
Case No. Attachment A
ZA26-0044 Page 4
Vicinity Map
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Case No. Attachment B
ZA26-0044 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0044 Review No.: Two Date of Review: 08/14/26
Project Name: Zoning Change and Site Plan — Mulino Ristorante
APPLICANT: Halbach Dietz Architects OWNER: Rig Properties LLC
Jeff VanCuren Marc Rhima
6913 Camp Bowie Blvd., Suite 149 1455 W. Trinity Mills Rd.
Fort Worth, TX 76116 Carrollton, TX 75006
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/23/26 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 RYAN FIRESTONE AT (817) 748-8127.
1. Add a line to the Site Data Summary Table showing the proposed building area and the lot
coverage after the building addition is added.
2. Use a different pattern to show the canopies and awnings, and the building expansion. The
current drawing can be interpreted as an expanded canopy.
3. Parking should be calculated based on net floor area rather than gross floor area.
4. The Medi-Weightloss Clinic should be parked based on a retail use at a ratio of 1 space per
200 square feet, rather than the medical use parking ratio.
5. Based on the net floor area, the minimum parking requirement appears to be 60 spaces. The
current ordinance allows for a 10% reduction, which would reduce the minimum required
parking to 54 spaces.
Tree Conservation/Landscape Review
Case No. ZA26-0044 Review No. One Dated: June 2, 2026 Number of Pages: 1
Project Name: Mulino Ristorante (Zoning/Site Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
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The following comments are based on the review of plans received on June 1, 2026 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the
P&Z or City Council. It is the applicant's responsibility to contact the department representative
shown above and make modifications as required by the comment.
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LANDSCAPE COMMENTS:
Case No. Attachment C
ZA26-0044 Page 6
1. The proposed addition is less than 5,000 square feet and less than 30% of the existing
buildings' square footage. Only the interior landscape area and associated plant material are required
to be provided based on 30% of the proposed building addition square footage.
Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Public Works/Engineering Review
No comments.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southIake.tx.us
Fire Department Review
Case No. ZA26-0044 Review No. 1 Dated: 07/09/2026 Number of Pages: 1
Project Name: 1125 Davis Blvd #450 — Ristorante Mulino
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8909 Fax: 817-748-8181
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The following comments are based on the review of plans received on 0710112026. Comments may
be incorporated into the formal review to be considered by either the Planning and Zoning
Commission or City Council. It is the applicant's responsibility to contact the department
representative shown above and make modifications as required by the comment.
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GENERAL COMMENTS:
Extend fire sprinkler heads from the interior of the business into the common exterior wall with dry
sidewall heads to provide proper coverage onto the patio enclosure.
Occupant load calculation will need to be evaluated for approved exiting.
Provide illuminated exit lighting with battery back-up above all required exit doors and pathways as
required to easily locate exits.
Install emergency egress lighting with battery back-up throughout the occupancy to allow for visibility
during emergency conditions.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez@ci.southlake.tx.us
Case No. Attachment C
ZA26-0044 Page 7
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.
Building permit(s) are required prior to commencement of any work.
All mechanical equipment must be screened of view from right-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 developments must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
Denotes Informational Comment
Case No. Attachment C
ZA26-0044 Page 8
Surrounding Property Owners
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SPO OWNER ZONING PHYSICAL ADDRESS ACREAGE RESPONSE
1 ISP DAVIS WASH LLC SP1 955 DAVIS BLVD 0.681223991 NR
2 SAGE HEN LLC SP1 900 DAVIS BLVD 0.014447606 NR
3 NORTHEAST BAPTIST CS 1000 DAVIS BLVD 0.191692254 NR
CHURCH
4 LOMME, STEPHANIE TZD 2300 W 1.87186127 NR
BROOKE CONTINENTAL BLVD
5 VAN BROTHERS LLC C2 1025 DAVIS BLVD 0.543846226 NR
6 PRIMSLAKE II LLC SP1 1100 DAVIS BLVD 0.380859408 NR
7 SOUTHLAKE CITY OF CS 1155 DAVIS BLVD 0.073825927 NR
8 PEARSON PLACE INC AG 8901 DAVIS BLVD 0.017392797 NR
9 JJB ENTERPRISES INC AG 8900 DAVIS BLVD 0.834449512 NR
10 JJB ENTERPRISES INC AG 8904 DAVIS BLVD 0.159311576 NR
11 YUNXIN LLC SP1 945 DAVIS BLVD 0.676754982 NR
12 PEARSON PLACE INC AG 1200 DAVIS BLVD 1.508534874 NR
13 CURRENT OWNER SF30 2100 W 0.96056495 NR
CONTINENTAL BLVD
14 SUPERINTENDENT OF NR
CARROLL ISD
15 SUPERINTENDENT OF NR
Case No. Attachment D
ZA26-0044 Page 9
GRAPEVINE
COLLEYVILLE ISD
16 SUPERINTENDENT OF NR
NORTHWEST ISD
17 SUPERINTENDENT OF NR
KELLER ISD
1000 RIG PROPERTIES LLC SP1 1125 DAVIS BLVD 1.190775193
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Sixteen (16)
Responses Received within 300': None
Case No. Attachment D
ZA26-0044 Page 10