Item 6A
Department of Planning & Development Services
S T A F F R E P O R T
February 11, 2008
ZA07-144
CASE NO:
Site Plan for Lot 1, Block 1, Players Circle Addition
PROJECT:
REQUEST: BTL & Associates is requesting approval of a Site Plan for the development of a 4,422
square foot retail building on the southeast corner of W. Southlake Blvd. and Players
Circle.
The driveway, parking, and building orientation on the Site Plan are generally
consistent with the approved Concept Plan for the Players Circle subdivision. The
building size, however, is not consistent with the concept plan. The approved concept
plan shows a 3,200 square foot restaurant with drive through. The proposed site plan
shows a 4,422 square foot building consisting of a 3,500 square foot restaurant with
drive through and 922 square feet general retail use. Since the November 18 City
Council meeting, the applicant has reduced the size of the building by 1,648 square
feet. Because of the reallocation of retail/restaurant area, however, the applicant is
proposing to increase the parking and add a restaurant patio area. The impervious
coverage, therefore, is reduced minimally (see plan comparison chart below).
A variance to allow a 10% reduction in required parking is being requested.
Two roof options are being presented by the applicant for the Council to consider (see
PowerPoint presentation for exhibits:
A. a composition shingle roof with an ornamental cupola. This option would
require the approval of a waiver to the maximum height restriction of the C-3
zoning district to allow a roof element exceeding 35’
B. a standing-seem metal roof to match the color and style of Players Circle.
The following chart summarizes the approved concept plan, the previously proposed
site plan (11/18 City Council meeting), and the revised site plan proposal.
Concept Plan 11/18 Site Plan 2/11 Site Plan
% / Building Coverage 10.25% 19.45% 14.17%
Area of Pervious Coverage 12,483 SF 8,451 SF 8,962 SF
% / Pervious Coverage 40% 27.08% 28.7%
Area of Impervious Coverage 18,725 SF 22,757 SF 22,246 SF
% / Impervious Coverage 60% 72.92% 71.30%
Proposed Building Area (SF) 3,200 SF 6,070 SF 4,422 SF
Retail Use Area 0 SF 5,470 SF 922 SF
Restaurant Use Area 3,200 SF 600 SF 3,500 SF
Parking Spaces 32 Spaces 30* Spaces 36* Spaces
* with variance request.
Case No.
ZA07-144
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Site Plan Review Summary No. 7, dated February 11, 2009
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for Council Members Only
(G) Full Size Plans ()
STAFF CONTACT: Ken Baker (817)748-8067
Clayton Comstock (817)748-8269
Case No.
ZA07-144
BACKGROUND INFORMATION
OWNER: Bennet Liu
APPLICANT: BTL & Associates
PROPERTY SITUATION: 1901 W. Southlake Boulevard
LEGAL DESCRIPTION: Lot 1, Block 1, Players Circle Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: C-3 General Commercial District
HISTORY: City Council placed the “C-3” zoning on a portion of the property with adoption
of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
On April 19, 2005, City Council approved a Zoning Change and Concept Plan
and a Preliminary Plat for this and other lots within Players Circle (ZA05-010
and ZA05-011)
A Final Plat (ZA05-084) was approved by the Planning & Zoning Commission
on September 8, 2005 and filed with Tarrant County on March 28, 2006.
TRANSPORTATION
Master Thoroughfare Plan
ASSESSMENT:
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 Players Circle.
Players Circle intersects with W. Southlake Boulevard approximately 170 feet
to the north of this site.
W. Southlake Boulevard is currently a 5-lane, undivided thoroughfare with a
continuous, two-way, center left-turn lane; however, TXDOT medians are
planned to be installed in the near future. The intersection of Players Circle
and W. Southlake Blvd is proposed to be a controlled (signal light) median
opening. Players Circle is a 2-lane, local commercial street serving the retail
development.
May, 2007 traffic counts on W. Southlake Blvd (between Davis Blvd &
Peytonville Ave)
24hr West Bound (WB) (23,089) East Bound (EB) (20,552)
WB Peak A.M. (1,201) 11:15 – 12:15 Peak P.M. (2,699) 5:30– 6:30PM
EB Peak A.M. (2,608) 7:30—8:30 Peak P.M. (1,465) 12:30 - 1:30
Traffic Impact
Case No. Attachment A
ZA07-144 Page 1
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Drive-thru Restaurant 3,500 1,736 98 94 84 78
Retail 922 37 3 3 3 2
Total 4,422 1,773 101 97 87 80
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on W. Southlake Boulevard.
PATHWAYS
MASTER PLAN: A 5’ sidewalk currently exists along Southlake Blvd. A sidewalk is proposed
along Players Circle adjacent to this site.
WATER & SEWER: Public water and sewer infrastructure is currently in place in Players Circle.
This development will utilize the 8” water line and 8” sewer line in that
development.
DRAINAGE ANALYSIS: The site will be required to detain any post-development run-off on-site.
TREE PRESERVATION: Twelve (12) trees exist on site (elm, chinaberry, plum and oak). All but two (2)
trees are proposed to be removed with this development.
SPIN MEETING: A SPIN meeting for this item was held on July 14, 2008. Two major
comments/concerns were raised by meeting participants:
(1) traffic issues at the intersection of Meadowlark/Players Circle/FM
1709 since Players Circle has been developed.
As part of the Urban Design Plan recommendations, a median
break and controlled intersection is proposed for this location.
(2) A number of residents explicitly stated that the “residential” building
design as presented would be better than the “industrial” building
design of the Dry Clean Super Center or the Bank of America
adjacent to this property.
Part of City Council’s motion of approval for the Concept Plan was
that the “architectural styles of the buildings be similar to the
rendering presented.” Many of the same architectural elements
have been incorporated into the design of the proposed building.
P&Z ACTION: September 18, 2008; Approved to table until October 9, 2008.
October 9, 2008; Approved to table until October 23, 2008.
October 23, 2008; Approved (6-0), subject to Site Plan Review Summary No.
6, dated October 17, 2008 and noting that the applicant’s willingness to:
- have their Landscape Architect work with the City’s Landscape
Administrator to attempt to preserve the trees on the east property line;
- not to install a fence across the cross-access drive, rather use plants if
screening is necessary
CITY COUNCIL ACTION: November 16, 2008; Item was tabled to the December 2, 2008 Regular City
Council meeting at the applicant’s request.
Case No. Attachment A
ZA07-144 Page 2
December 2, 2008; Item was tabled to the December 16, 2008 Regular City
Council meeting at the applicant’s request.
December 16, 2008; Item was tabled to the January 6, 2009 Regular City
Council meeting at the applicant’s request.
January 6, 2009; item was tabled to the February 3, 2009 City Council meeting.
February 3, 2009; item was tabled to the February 17, 2009 City Council
meeting.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 7, dated February 11,
2009.
L:\Meetings\PZ Commission\2008 Meetings\2008-10-23\Item 4.Players Circle.doc
Case No. Attachment A
ZA07-144 Page 3
Case No. Attachment B
ZA07-144 Page 1
LINK TO POWERPOINT PRESENTATION FOR THIS ITEM
SITE PLAN
Case No. Attachment C
ZA07-144 Page 1
SITE PLAN REVIEW SUMMARY
ZA07-144SEVEN 2/11/09
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Lot 1, Players Circle
APPLICANT: BTL & Associates ARCHITECT: BTL & Associates
Bennet Liu Bennet Liu—yennie8@tx.rr.com
4628 Redwood Ct. 4628 Redwood Ct.
Irving, TX 75038 Irving, TX 75038
Phone: (214) 632-5150 Phone: Same
Fax: (214) 444-9762 Fax: Same
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/22/08 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 CLAYTON COMSTOCK AT (817) 748-8269.
1. Detention may be required with any new proposed building construction. Each lot in the Players Circle
development is responsible for handling increased runoff from existing conditions to developed
conditions. On the drainage plan, provide the existing run-off calculations, the proposed post-
development run-off calculations, and address how and where any increased runoff will be detained
on site.
2. Provide the minimum required sidewalk width of 5’ along Players Circle.
3. If possible, relocate the existing utility cabinet to area that is furthest from any existing trees.
4. Based on the square-footage break down proposed, 40 parking spaces are required and 36 are being
The applicant is requesting a variance to allow a 10% reduction in parking.
provided.
5. The maximum height of any building within the “C-3” General Commercial Zoning District is thirty-five
feet (35’); however, cupolas or ornamental towers placed on or above the roof level of a building and
not intended for human occupancy may be erected so that the structure exceeds the district’s
Any such
maximum height regulations by fifteen feet (15’), to a height not exceeding fifty feet (50’).
feature must be specifically approved by the City Council through a waiver to the maximum
height restrictions of the zoning district.
INFORMATIONAL COMMENTS
* A fully corrected plan that includes all associated support plans/documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning Department.
* All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
development run-off.
*
City Council’s approval of the Zoning Change and Concept Plan for this property was subject to the
following conditions that affect this property’s development. These conditions, unless otherwise
approved by City Council, are part of the zoning and thus part of this site plan approval:
Case No. Attachment D
ZA07-144 Page 1
Requiring the architectural styles of the buildings be similar to the renderings presented at
the meeting held April 5, 2005;
* 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 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) on the south must be obtained prior to
issuance of a building permit for the construction of the off-site pavement.
ENGINEERING COMMENTS
CONTACT: Cheryl Taylor – (817)748-8100 – ctaylor@ci.southlake.tx.us
GENERAL COMMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
2. All fire lane radii shall be 30’ minimum.
3. Water and sewer lines cannot cross property lines without being in a public easement or in the ROW.
All waterlines in easements or ROW must be constructed to City standards.
4. The minimum size for public sanitary sewer lines is 8”. All sanitary service lines must connect to a
public sanitary system line that is built to City standards. A cleanout will be required at the
easement/row line. The line shown on the plans shall be labeled as private. Verify that 1% is
sufficient, per the plumbing code.
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
1. Detention may be required with any new proposed building construction. Each lot in the Players Circle
development is responsible for handling increased runoff from existing conditions to developed
conditions. Describe how increased runoff from site is being handled.
* This property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning
construction.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan
Checklist directly to the Public Works Administration Department for review. The plans shall
conform to the most recent construction plan checklist, standard details and general notes
which are located on the City’s website.
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082
to connect to the City’s sewer, water or storm sewer system.
* A Developer’s Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer’s
Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
Case No. Attachment D
ZA07-144 Page 2
*=Denotes informational comment.
LANDSCAPE ADMINISTRATOR COMMENTS
CONTACT: Keith Martin – (817)748-8229 – kmartin@ci.southlake.tx.us
TREE CONSERVATION:
1. All of the existing trees within the interior portion of the development are proposed to be removed.
Three (3) existing trees within the east bufferyard are proposed to be preserved but one of the trees is
not located on the applicant’s property. Existing tree credits can not be taken for a tree that is not on
the development site.
2. The proposed drive thru conflicts with the critical root zone area of the existing trees proposed to be
preserved within the east bufferyard. An existing utility box that is currently located outside of the
southeast corner of the property is proposed to be relocated within the southeast corner of the east
bufferyard. This relocation will also conflict with the critical root zone area of the existing trees
proposed to be preserved.
An existing tree is considered altered when more than twenty-five percent (25%) of its critical root
zone is adversely affected.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
# Denotes required items.
* Denotes informational items.
Case No. Attachment D
ZA07-144 Page 3
Surrounding Property Owners
Lot 1, Players Circle
SPO # Owner Zoning Land Use Acreage
1. Myers Meadow Homeowners Assn RPUD Medium Density Residential 4.90
Retail Commercial, Medium Density
2. Yomtoob, Isaac & Shohreh C3 0.69
Residential
3. Liu, Bennet & Psyche C3 Retail Commercial 0.77
Retail Commercial, Medium Density
4. Dlp Ventures C3 0.83
Residential
5. Grove, Ron D C3 Medium Density Residential 0.99
6. Stampede Properties Lp C3 Medium Density Residential 2.71
Retail Commercial, Medium Density
7. Sinay, Samuel B & Charlotte C3 1.10
Residential
Retail Commercial, Medium Density
8. Waak Group Lp C3 0.67
Residential
9. Ishan Futures Inc C3 Retail Commercial 0.86
10. Park Realty Group Inc C3 Retail Commercial 1.26
Retail Commercial, Medium Density
11. W & B Kidd Family Ltd Prntshp C2 14.04
Residential
Case No. Attachment E
ZA07-144 Page 1
Surrounding Property Owner Responses
Lot 1, Players Circle
Notices Sent:
Eleven (11)
Responses Received:
Two (2); see attached.
Case No. Attachment F
ZA07-144 Page 1
Case No. Attachment F
ZA07-144 Page 2
Case No. Attachment F
ZA07-144 Page 3