Item 6H
Department of Planning & Development Services
S T A F F R E P O R T
November 12, 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 6,070
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
size
building , 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 6,070 square foot building consisting of a 600 square foot restaurant with
drive through and 5,470 square feet general retail use.
A variance to allow a 10% reduction in required parking is being requested.
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Revised Site Plan Review Summary No. 6, dated November 12, 2008
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for Commission and 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 600 298 15 15 10 10
Retail 5,470 233 6 8 17 18
Total 6,070 531 21 23 27 28
*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 4’ 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
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 6, dated November 12,
2008.
Case No. Attachment A
ZA07-144 Page 2
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
ZA07-144SIX (Revised) 11/12/08
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 10/09//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. To save the trees along the eastern property boundary—specifically those trees identified as numbers
7, 10, and 11—the area within those trees critical root zones must be undisturbed and left at existing
grade.
a. Change the drainage plan and grading plan to reflect no changes to the grade in this vicinity
b. Provide a retaining wall along the eastern curb of the drive-through lane and northern curb of
the cross-access stub if necessary
c. Move the “proposed utility cabinet” near trees 10 & 11 outside of these trees critical root zones
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:
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.
Case No. Attachment D
ZA07-144 Page 1
* 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.
*=Denotes informational comment.
Case No. Attachment D
ZA07-144 Page 2
LANDSCAPE ADMINISTRATOR COMMENTS
CONTACT: Keith Martin – (817)748-8229 – kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. On the Tree Conservation Plan the corresponding numbers of the trees do not correspond with the
trees or the plan is not dark enough to determine if the trees are actually numbered to correspond with
the Tree Survey Summary.
* 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.
* 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.
LANDSCAPE PLAN:
1. The Interior Landscape Chart and Bufferyard Summary chart on the Landscape Plan do not match the
Interior Landscape Chart and Bufferyard Summary Chart on the Site Plan. Please ensure that both
charts match exactly.
2. The applicant is proposing to take existing tree credits in the east bufferyard for three (3) trees existing
along the east property line. One of these trees is not on the applicant’s property and may not count
toward existing tree credits to reduce the amount of required bufferyard plantings within the east
bufferyard.
3. The plant material proposed along the right-of-way within the west bufferyard along Player’s Circle
may need to be revised so that the shrubs are planted between the retention wall at the back of the
parking spaces and the sidewalk instead of the between the curb and the sidewalk.
* EXISTING TREE CREDITS: Credits shall only be granted if the tree/s are in healthy condition and all
requirements of the Tree Preservation Ordinance have been met as determined at the time of
inspection for a Permanent Certificate of Occupancy.
# 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
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Case No. Attachment F
ZA07-144 Page 3