Item 7A (2) April 1 ,2014
To: Southlake Mayor John Terrell & Southlake City Council
Members
From: Gary Hargett, 1111 S. White Chapel Blvd, Southlake,
Texas, 76092, (817) 329 -2150
re: Ordinance 480 -435a (ZA13-137)
Zoning Change and Site Plan for
Feedstore BBQ
Attachments:
From Southlake Staff Report, April 14, 2004
1. Case No. ZA03 -099, Attachment A, Page 3
2. " " C, Page 1
3. " " " D, Page 1 & 2
4. " F, Page 6, 7 & 8
5. Tarrant Appraisal District Real Estate 03/21/2014 -
Approximate Building Size 2646 sq. ft.
Land Acres 0.2890
Land SqFt 12,589 sq. ft.
6. Site Data Summary from Architectural Site Plan
prepared by Ward Architecture PLLC showing :
a. Gross Acreage - 1.422 AC or 61,942 sq. ft
b. Existing Building Area — 3 876 sq. ft.
c. Proposed Building Area -- 4883 sq. ft.
7. Google Earth Map dated 01/31/2001
Google Earth Map dated 04/10/2013
a. the white outlines on these maps denotes the
property boundaries of the individual tracts, the
triangle outlining 530 S White Chapel as
when William Lafavers purchased in September
1997, reference Item 7 above
b. please note the triangle boundary outlining
530 S White Chapel is identical in both
2001 & 2013 Google Earth Maps
c. Because Mr. Lafavers has not been required to
correctly re -plat 530 S. White Chapel in
conjunction with the 2004 SP -1 zoning change -
for the 10 years following - he is using
61,942 sq.ft. & paying commercial taxes on
12,589 sq.ft. & Agricultural taxes on
49,353 sq.ft.. In sum this amounts to Mr. Lafaver
avoiding paying Southlake commercial taxes on
approximately 79.5 % of the land used for the
Feedstore BBQ
d. By not requiring Mr Lafaver to correctly re -plat
530 S White Chapel, the refrigerated container(s)
installed behind the Feedstore BBQ are located
on Agricultural property and being supplied
electricity from the Commercial property. This is
a violation of Texas State Law.
In addition to the aforementioned, Mr. Lafaver
occasionally allows a helicopter to land in the cow
pasture behind for dining. He will frequently open the
cow pasture gate to accommodate several rows of cars
parking while dining. Also, Feedstore BBQ will erect a
tent in the rear parking lot to service special events —
all of which are violations of Southlake Codes.
S. White Chapel between Southlake Blvd & Continental
is a significant source of revenue for Southlake from speeding
traffic. At lunch & at 5 -6:00 p.m. it can be hazardous driving
past the Feedstore BBQ because cars & trucks will dart out in
front of you or someone will stop half in & half in the street
while waiting for a car to leave, stopping traffic at the S curve
at the Feedstore BBQ. Any increase in size will only heighten
this problem and will increase alcohol consumption in our
neighborhood.
Presently there are (3) homes for sale near 530 S . White
Chapel Blvd.:
1.400 S. White Chapel Blvd @ $4,995,000.00
2.500 " " 64 " " $1.885,000.00
3.720 " " 44 " " $4,499,000.00
Our neighborhood has been designated for estates and
increasing the capacity of this spot commercial zoning will
only diminish the values and desirability of our property.
Accordingly, I respectfully request your consideration of this
information and ask that you deny any further Feedstore BBQ
expansion.
Sincerely,
Gary Hargett
In April of 2002, a building permit for a BBQ smoker was issued and
approved, and between June and August of 2003, permits for A/C units and a
walk -in cooler were issued and approved.
A specific use permit for sale of alcoholic beverages was approved by the City
Council byResolutionlla..03 -35 on May 20, 2003 with a,ten (10) year time
limit. As supporting information, a site exhibit showing the existing on -site
improvements was submitted to satisfy the concept plan requirement of
section 45.2, Ord. 480.
In August, 2003, Mr _ Hargett made a second zoning complaint relating to the
Ftedstore BBQ alleging that there had been an illegal expansion of the
restaurant via additions fi refrigeration unit to the back of the restaurant.
Code enforcement responded to the complaint by examining the subject
refrigeration unit. They determined that a valid building permit had been
issued for the refrigeration unit and that there was no code violation
In October, 2003, the city received a letter from Mr. Hargett's attorney, John
R. Lively, claiming the following zoning violations existed on the property:
1) Restaurant exceeds the maximum floor area permitted for a restaurant
in the "C -1 "district which is 2,000 square feet;
2) A refrigerated trailer was added without a permit and that this trailer
adds floor area to the building according to the Zoning Ordinance;
3) A metal storage container has been placed on the property and is
outside of the "C -1" zoned boundary;
4) A trailer advertising the restaurant is illegally stored on the property.
Given the repeated claims pertaining to potential zoning violations on the
property, city staff engaged in a detailed review of the property to determine
what, if any, actual zoning violations might exist.
Zoning Issues Identified:
After carefully reviewing the history of this property, the following conditions
appear to be in violation of the Zoning Ordinance No. 480, as amended:
Condition Current Regulation Actual
1) Max. Floor Area 2,000 sq. ft. ± 2,400 sq. ft.
The maximum floor area permitted for a restaurant in the C -1 zoning district
Case No. Attachment A
ZA03 -099 Page 3
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SITE PLAN REVIEW SUMMARY
Case No.: ZA03 -099 Review No.: Two Date of Review: 04/02/04
Project Name: Site Plan for S -P -1 zoning — Proposed Lot 13 Hiram Granberry No. 899 Addition 530 S.
White Chapel Boulevard (Feed Store BBQ)
APPLICANT: SURVEYOR:
William Lafaver Waymon Ward
Phone: (817) 481 -3491 Phone: (817) 281 -5411
Fax. Fax: (817) 838 -7093
STAFF HAS REVIEWED T1IE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 3/22/04 AND WE
.1:11.R LET FO1 T:(1 \TWIN(; sTIPI ?I..; \TIONS - Il -i1:ST STIFI "i NI ARE HEREBY MADE CONDITIONS OF SI i L-'. PIA'N
_-'r'R{ 1VAL UNLESS SPECIFICALLY AMENDED HY HIE CI I'Y COI INCH_ IF YOU HAVE ANY QI IES flc )NS OR NEED
_ _R IIER CLARIFICATION. PLEASE CONTACT DENNIS KILLOUGH AT (Sl 4S1-207 3
The applicant requests approval of the following Uses and Regulations under the "S-P-1" zoning district
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480, as amended. as it pertains to the "C -1" Neighborhood Commercial District
uses and regulations with the following exceptions
1) The floor area of the restaurant operation shall not exceed 2,800 square feet.
2) Front Yard shall be no less than 10 feet from the right -of -way of S. White Chapel
Boulevard as it is indicated on the site plan made a part of this ordinance.
3) Bufferyards shall not be required.
4) No building, articulation shall be required
5) The screening requirements of Ordinance 480, Section 39.4.b. (Screening required where a
non- residential use abuts" a residentially Foiled property or property having all occupied
residential having a residential zoning designation) shall not apply.
1. Show and label the existing roadway, the width and type of surface material and the height and type
of fences along the outer perimeter of the property
2. Show and label all properties within 200' of this boundary with the name, zoning and land use
designation. 3 properties to the north are missing
Case No. Attachment D
ZA03 -099 Page 1
3. Include or change the following items in the site data summary.
a. Floor Area (Area measured within the interior H'al/S excluding cum- mechanical room.$)
Total — 2416 sq. ft.
Restaurant Use - 2253 sq. ft.
Office Use - 163 sq. ft.
b. Change the impervious coverage and open space calculations to be based on net lot area.
The impervious coverage percentage of the net lot area is approximately 62% and the
open space is approximately 38 %.
Case No. Attachment D
ZA03 -099 Page 2
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'=" COMMERCIAL PERIVIIT APPLICATION
CITY OF SOY THLAKE B'UJLDLNG SERVICES DIVISION
Type or print everything that applies to this project. Application Nur :er:
Address: 63e 5 i UJ 4�f e � cA ?i / ° cyp .
Address:
(sL e: actress) (s,.lte#rt a6a)
Subdivision.: BlocK: Lot:
Prcp:erty C , /
;raga; ;actress; (r :; stas, & Z.�) ' cne;
Arcn:tect cr
Engineer of Record _
(name; (Rec.s;ra't crt Nutr.aer)
GC
{ 7°7.r�i
Company Names Contact Person Prone
General: e r /a/ CG.,t/,? - / /C
c / - !'�'� ; (e6?) �_7 L-
_� =si
Electric: - /4/1 L/7 E5 "e /4-' -V11 f-2 ; '/ L ai .{. -.
Plumbing: !gG- l�lt/C' 9, /) ' S l � ; :eZ 7;' z/..,---,,..-- ...,, 9
Mechanical: 5
Other (specify):
Note th :s application Is fora ccmb ratcn consructtoc permit for the above named trades.
TYPE OF WORK:
H i^teric F!^ sh ❑ New Constmo:lon n Sl e'i Only .. Addit'c^
WA.terst:on'Remoce, 2 Demo! Lion , ,, ^ Z Other
Descr;o;ion of Work ;please be specific): ,d/ - 2- / � qi/: /a 5/., C :5 -
Tenan: Name: Wxis:irg Busl-ess: e.e.4 TXU Electric: YES NC
Type of Busine C rtictr it.s Use of Space: Ke 0 ea M f Trl Count/ Elec: YES : ".0
Valuation of Wcrk: a 2-y/ .mac Area of This Prcect: / ?Do s.f. TXU Gas: YES ; `.0
N.Imber of Stories: / Heated I Cooled Area of above Fire Sprinklered: "E5 / I', .0
A separate permit is required for each tenant space andlor building.
APP_ICAT',ON FOR CERTIFICATE CF CCCLFA \CY:S. HEREBY W.CE COINCIDENTAL WI T!- A.PPLICAT:ON FCR CONS'. RLC ON , :E -!•
A PERT: BECOMES NLLL ANO VOID IIF WORK OR CONSTRUCTION ALT -+OS ZEO IS NOT COMMENCED WiTH: 180 ^ . A' S, OR F.
CONSTRUCT OR WORK , 5 SUSPENDED CR AOANCC\c= FOR A PERIOD OF 16; DAvS AT ANY TIME AFTER WORK S CO\ ".t= ^.:::
ALL PERMITS REQUIRE FINAL INSPECTION.
t HEREBY CERTIFY TrAT I I-AVE READ AND EXAMINED T- S Ar ?L:CATICN AND <NOW THE SAME TO BE TR'_EE A\_ CCRRGCT l
PROVISIONS OF LAWS AND OR ^DINANCES GOVERNING ThiS TYPE OP WORK INCLUDING BUT NOT L,M QED TO S.:'_D1\G F SE
AND TREE =RESERVATION OR.OINA.wCES, WILL BE COMFLED WITH Wr'ETHERSPEC:F.EJ CR NOT, THE GRAN T:NG OF A PER!,' T 7,2:1•3
NCT PRES Lh1E TO GIVE AL HCRITY TC VIC:..A'E OR CANCEL THE PROVIS.CNS CF ANY STATE CR'LCCA., LAW R_GULA NO
CCNSTRUCT'CN OR THE PERFOR CE OF CONSTRJQ" ON.
- ,i Da:e:/ - /2. ----.
Signature of Acpl:capt: �_
Printed Name:
, r / 4 t - Phone: j 'il z 9y'6.. ax: (
Zoning: C.1._ Application Received By: Date:
Occupancy Grc.p: A • 3 EL ding Assistant Approve : �a:e: ____
Type of Cons:r ct:cr; V— it) F.re Marshal Approval: De:e
Fire Spr'nk:ered: /L1 Larescape Approval: Lc:e:
F. re A:EnT Recd: A.10 PLC :c Works Apprcva: Cate: Z ; o0
o^ .ise: F'a Exar nerApprova: C/ ., Date. /O -
BUILDING SERVICES DIVISION, PUBLIC SAFETY DEPARTMENT, 667 N. Carroll Ave., Sou :htake, TX 7ECGC
Fncre# 2' E581: EXT. el!, Fax# B17 -;E8 57,97 WWW.ci scueh} a te t,c.:ls
Comments
Attachment F
Case No, Page 6
ZA 03 -099
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Tarrant Appraisal District
Real Estate
03/21/2014
Account Number: 03896765
Georeference: A 581 - 4D
Property Location: 530 S White Chapel Blvd, Southlake
Owner Information: Lafavers. William E & Phyllis
Lafavers Rec Tr
620 S White Cpl Blvd
Southlake Tx 76092 -7317
5 Prior Owners
Legal Description: Granberry. Hiram Survey
A 581 Tr 4D
Taxing Jurisdictions: 022 City of Southlake
220 Tarrant County
224 Tarrant County Hospital Dist
225 Tarrant County College Dist
919 Carroll ISD
Proposed Values for Tax Year 2014
Land Impr 2014 Total tt
Market Value SO SO SO
Appraised Valuer SO SO $0
Approximate Size IT- 2,646
Land Acres 0.2890
Land SgFt 12,589
5 -Year Value History
Tax Year XMPT Appraised Land Appraised Impr Appraised Total Market Land Market Impr Market Total
2013 000 562.944 S141.465 5204.409 562.944 5141.465 5204,409
2012 001) 562.944 5141.465 5204.409 562.944 5141,465 5204.409
2011 000 562.944 5141.465 5204.409 562.944 514I.465 5204,409
2010 000 562.944 5141.465 5204.409 562,944 S141.465 5204.409
2009 000) 562.944 5141.465 5204.409 562.944 5141.465 5204.409
Protest Deadline: 05 31
Exemptions: None
Property Data
Deed Date: 12/26/2007 Class:076
Instrument: D208020765 State Code: Fl Commercial
Garage Bays: 00
Year Built: 1950 Central Air:
Central Heat:
TAD Map: 2102 460 Pool: N
MAPSCO: 025M
Agent: 00344 Southland Property Tax Consult
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SITE DATA SUMMARY EXISTING PROPOSED
EXISTING ZONING SP1 SP1
LAND USE DESIGNATION 1 MED. DENSITY RESID. MED. DENSITY RESID.
GROSS ACREAGE 1.422 AC 1.422 AC
NET ACREAGE 1.123 AC 1.123 AC
PERCENTAGE OF SITE COVERAGE 3876SF/61932SF = 6.3% 4883SF161932SF = 7.8%
AREA OF IMPERVIOUS COVERAGE 34.448 SF 40.036 SF _
PERCENTAGE OF IMPERVIOUS COVERAGE 34.448 SF/61.932 = 56% 40.036SF/61.93? = 65%
BUILDING AREA (foot print in SQ. FT - 3876 SQ. FT. 4883 SQ. FT.
Parameter of building enclosed in wall;
does not include outdoor seating area)
MAXIMUM BUILDING HEIGHT 20' -1" 2(7 -1"
FLOOR AREA 3876 SQ. FT. 4883 SQ. FT.
REQUIRE PARKING: 1 space per each 3 seats under 33 PARKING SPACES 52 PARKING SPACES
maximum seating capacity; or 1 space per each
100 square feet of floor area, whichever is greater.
Please include proposed outdoor seating.
PROVIDED PARKING
STANDARD 42 PARKING SPACES 65 PARKING SPACES
HANDICAP 2 PARKING SPACES 3 PARKING SPACES
TOTAL 44 PARKING SPACES 68 PARKING SPACES
AREA OF OUTSIDE STORAGE 296 SOFT —
PERCENTAGE OF OUTSIDE STORAGE 296SF/3876SF= 7.7% —
START CONSTRUCTION (month /year) — MARCH 2014
END CONSTRUCTON (month/year) _ -- SEPT 2014
SUMMARY CHART - INTERIOR LANDSCAPE
REQUIRED! I LANDSCAPE I % OF AREA I CANOPY I ACCENT I SHRUBS I GROUND I SFAS;
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