Item 6Case No.
ZA21-0025
S T A F F R E P O R T
April 30, 2021
CASE NO: ZA21-0025
PROJECT: Site Plan for The Garden District Residences EXECUTIVE
SUMMARY: Cooper & Stebbins, LP is requesting approval of a Site Plan for The Garden
District Residences on property described as Lot 1 and a portion of Lot 2, Block
20, Garden District and Phase C Brownstones, an addition to the City of
Southlake, Tarrant County, Texas, and located at 301 and 351 Central Ave.,
Southlake, Texas. Current Zoning: “DT” Downtown District. SPIN Neighborhood
#8.
DETAILS: A text amendment (ZA10-068) to Section 37 (“DT” Downtown District) of Zoning
Ordinance No. 480, as amended, creating the Garden District geographic
boundary in Town Square, as well as new definitions and regulations for the
“Garden District” and “Garden District Residences” was approved by City
Council on May 3, 2011.
A Concept Plan (ZA10-069) replacing 68 previously approved brownstones with
10 Brownstones and 130 Garden District units (reduction of 58 Brownstones
units) was also approved on May 3, 2011.
November 19, 2013; A Garden District Concept Plan Revision (ZA13-011)
replaced 130 Garden District Units with 60 Garden District Units (change -70 in
Garden District Residences) and the revised Brownstone SUP (ZA13-053)
replaced 10 Brownstones with 33 Brownstones (change +23 brownstones). The
approved Concept Plan also granted a variance to the allow the residential
building to be four floors (Maximum 52’ in height).
The current request is for approval of a Site Plan for The Garden District
Residences, consisting of 58 residential units in two four-story buildings on
approximately 2.24 acres. An underground garage with two spaces per unit
(116 total spaces) serves both buildings. An additional 29 parallel spaces for
guest parking (one space per each two units) is provided along the adjacent
streets. The proposed Site Plan is generally consistent with the previously
approved Concept Plan (ZA13-011) for the Garden District and Phase C
Brownstones that was approved on November 19, 2013, which showed 60
residential units in three four-story buildings.
The Site Data Summary Chart is below.
Case No.
ZA21-0025
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated April 30, 2021
(D) Surrounding Property Owners Map and Responses
Presentation
Applicant’s Presentation
Plans
SPIN Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0025 Page 1
BACKGROUND INFORMATION
OWNER: Brownstones at Town Square, LP
APPLICANT: Cooper & Stebbins, LP
PROPERTY SITUATION: 301 and 351 Central Ave.
LEGAL DESCRIPTION: Lot 1 and a portion of Lot 2, Block 20, Garden District and Phase C
Brownstones
LAND USE CATEGORY: Town Center
CURRENT ZONING: “DT” Downtown District
HISTORY: Key approvals associated with Southlake Town Square and residential
development in Town Square:
January 7, 1997 (ZA96-145): Original “PUD” Zoning & Concept Plan
approved for Southlake Town Square;
August 19, 1997 (ZA97-099 and ZA97-100): Southlake Town Square
Phase I Development Plan and Site Plan approved;
February 4, 2003 (ZA02-104); “DT” Downtown District Zoning & Concept
Plan was approved;
April 1, 2003 (ZA03-013) Specific Use Permit for the Brownstone
residential units was approved.
September 7, 2004 (ZA04-057) Preliminary Plat for Block 22, Southlake
Town Square was approved. This area has been designated as open
space by the approved concept plan, development plan and the
previous preliminary plat and has been intended to be dedicated to the
City for use as a park. The purpose of this plat is to subdivide the block
into two lots so that a final plat may be approved and recorded for the
dedication and conveyance of approximately 2 acres of the future 6 acre
park in connection with the residential “Brownstone” project. The final
platting of the remaining 4 acres is being deferred awaiting further
development of the Town Square project.
October 5, 2004 (ZA04-066 & ZA04-067): Revised Concept Plan & Site
Plan for Southlake Town Square’s Grand Avenue District was approved;
September 6, 2005 (ZA05-075): Revised Concept Plan for the purpose
of relocating open space/park land from Block 22 (3.78 acres open
space removed) to Block 19 (2.80 acres open space provided) was
approved, which left a shortfall of 0.98 acres of open space. At the time
of approval, Cooper & Stebbins was reviewing appropriate potential new
park areas in Blocks 11 and 20 and planned to designate new park
space in one or both of these blocks, having a combined area of not
less than 0.98 acres.
Case No. Attachment A
ZA21-0025 Page 2
July 17, 2007 (ZA07-050): Zoning Change and Revised Concept Plan
for the purpose of changing the block configurations and realigning
Division and State Streets to accommodate the proposed DPS Central
Facility. This plan also relocates open space from the north side of
Division Street to the south side directly adjacent to McPherson Park.
This relocation results in 0.51 acres of park land being added to
McPherson Park. The applicant requested a 0.44 acre open space
reduction from the currently approved concept plan, but City Council
denied the request and approved the item with the following stipulations:
1) The City will retain 0.44 acres of open space with location to be
determined later;
2) Requiring a schematic for the open space to be brought before
Council prior to the final approval of the block north of the
Brownstones;
3) Requiring the open space north of the Brownstones to be open
to the public.
May 3, 2011; (ZA10-068) A text amendment to Section 37 (“DT”
Downtown District) of Zoning Ordinance No. 480, as amended, creating
new definitions for “Garden District” and “Garden District Residences” as
well as providing additional development regulations for such
development was approved.
May 3, 2011; (ZA10-069) A revised Concept Plan for the Garden
District, including 130 Garden District Residences and 10 Brownstones,
was approved.
November 19, 2013; (ZA13-011) A revised Concept Plan for the Garden
District and Brownstones Phase C to allow construction of 60 Garden
District Residences and 33 Brownstones for a total of 93 residential
units on approximately 7.472 acres was approved.
November 19, 2013; (ZA13-012) A Preliminary Plat for Southlake Town
Square Garden District and Brownstones Phase C to develop 60
Garden District residential units and 33 Brownstones was approved.
November 19, 2013; (ZA13-053) A Specific Use Permit (SUP) for the
Brownstones, which includes portions of Phase B, Phase C and the
Garden District to develop 33 Brownstones on approximately 4.89 acres
was approved.
November 19, 2013; (ZA13-054) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District
for The Residences to allow the construction of 38 residential lofts in a
five-story building on an approximately 0.60 acre lot was approved
allowing for a period of 24 months before commencing construction of
the use.
September 15, 2015; (ZA15-094) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District,
which proposed a revision of the previous SUP approval to extend the
expiration date from November 19, 2015 to March 31, 2016 and to
Case No. Attachment A
ZA21-0025 Page 3
increase the maximum height from approximately 52’ 4” to
approximately 59’ was denied by City Council.
October 20, 2015; (ZA15-107) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District,
which proposed a revision of the previous SUP approval to extend the
expiration date from November 19, 2015 to November 20, 2016 and to
increase the maximum height from approximately 52’ 4” to
approximately 59’ 3” was approved by City Council (Option 1).
October 20, 2015; (ZA15-108) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District,
which proposed a revision of the previous SUP approval to extend the
expiration date from November 19, 2015 to November 20, 2016 was
denied by City Council (Option 2).
November 15, 2016; (ZA16-095) A Specific Use Permit (SUP) for
residential lofts in the Southlake Town Square “DT” Downtown District to
extend the previous SUP approval expiration date from November 20,
2016 to January 31, 2017 was approved by City Council.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Town Center.
Purpose: The purpose of the Town Center land use district is to
encourage the creation of a pedestrian-oriented, mixed-use urban
environment that serves as Southlake’s downtown and center of
community life.
Definition: The Town Center land use designation is intended to
enhance and promote the development of the community’s downtown.
The goal is to create an attractive, pedestrian-oriented environment that
becomes the center of community life in Southlake. It may include
compatibly designed retail, office, cultural, civic, recreational, hotel and
residential uses. All uses shall be developed with a great attention to
design detail and will be integrated into one cohesive district or into
distinct sub-districts, each with its own unique characteristics. A mix of
different uses is encouraged to create a vibrant, lively, and unique
environment.
Residential Uses:
▪ Residential uses are to be located between the proposed office or
retail uses and existing residential neighborhoods. These uses are
intended to provide a lower intensity transition between existing
neighborhoods and commercial uses.
▪ Residential uses should be well integrated with proposed open
space and other civic uses to create a sense of place.
▪ They should also be integrated with proposed commercial uses in a
manner that provides internal automobile and pedestrian access to
convenience commercial uses.
Case No. Attachment A
ZA21-0025 Page 4
▪ Residential uses are recommended to be to the density and scale
that is appropriate based on the context and character of the
proposed overall development.
TRANSPORTATION
ASSESSMENT: The trip generation table from the previously approved Concept Plan
(ZA13-011) for the Garden District and Phase C Brownstones is below.
A reduction of two units from the previously approved 131 units is
proposed.
Traffic Impact: Residential Condominium/Townhouse Use (ITE # 230)
(Case No. ZA13-011 approved November 19, 2013)
Use Units Vtpd* AM-IN AM-
OUT
PM-
IN
PM-OUT
(Garden District
and Brownstones
Phase C )
93 545 7 34 33 18
The Residences 38 223 3 14 14 7
Garden District
and Brownstones
Phase C + The
Residences
131 768 10 48 47 25
* Vehicle Trips per Day
PATHWAYS
MASTER PLAN: No pathways or sidewalks are shown on the Pathways Master Plan for
this property. The Design District Guidelines for Town Square require a
minimum 5’ sidewalk along all street frontages and a minimum 5’
sidewalk is shown on the plans.
DRAINAGE: Drainage is generally to the northeast and northwest of the property into
existing storm sewer pipes that carry the runoff into existing drainage
structures that were sized for the development, including detention
areas
UTILITIES: The site is served by existing 8” water lines in Central Ave, Park Ridge
Blvd. and Meeting St. A connection to an existing 8” sanitary sewer line
in Park Ridge Blvd. is shown for Building A. An 8” sanitary sewer line
also exists in Meeting St.
TREE PRESERVATION: The only existing trees on the property were planted by the developer as
street trees and for landscaping around the sales office. Depending on
their condition, they are proposed to be relocated into the overall
landscaping for the development.
CITIZEN INPUT: A SPIN meeting was held on April 27, 2021. Please see the meeting
report attached separately.
A 2035 Corridor Planning Committee meeting was held on March 30,
2021. A meeting report is being prepared and it will be distributed to the
Planning and Zoning Commission prior to the meeting on May 6, 2021.
Case No. Attachment A
ZA21-0025 Page 5
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated April 30, 2021.
Case No. Attachment B
ZA21-0025 Page 1
Case No. Attachment C
ZA21-0025 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0025 Review No.: Two Date of Review: 04/30/21
Project Name: Site Plan – Southlake Town Square Garden District
APPLICANT: Frank Bliss OWNER: Frank Bliss
Cooper & Stebbins LP Brownstones at Town Square, LP
351 Central Avenue 351 Central Avenue
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 291-6148 Phone: (817) 291-6148
E-mail: frank.bliss@cooper.company E-mail: frank.bliss@cooper.company
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 04/19/21 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 RICHARD SCHELL AT (817) 748-8602.
1. An appropriate plat that conforms to the underlying zoning district and to the approved site
plan must be processed, approved and recorded with the County prior to the issuance of
building permits.
* Zoning Ordinance No. 480, as amended, Section 37.6.a limits the height of Garden District
residential buildings to a maximum of 52’ and three (3) stories. A variance was approved with
the previous Concept Plan for the Garden District and Phase C Brownstones (ZA13-011) to
allow 4th floor penthouses set back from the building façade. A detail exhibit on the 4th story
floor plans for Buildings A and B shows an 8” setback from the building façades of the first
three stories in addition to setbacks for terraces.
* All Garden District residential development shall meet the standards outlined for residential
development in the Downtown District Design Guidelines as amended and adopted by City
Council. The Design District Guidelines require a minimum 5’ sidewalk and a minimum 5’
sidewalk along all street frontages is shown on the plans.
* Staff recommends providing a material sample board.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The only existing trees on the property were planted by the developer as street trees and for
landscaping around the sales office. Depending on their condition, they are proposed to be
relocated into the overall landscaping for the development.
LANDSCAPE COMMENTS:
Case No. Attachment C
ZA21-0025 Page 2
1. Please ensure that the proposed street trees are not within thin the right-of-way visibility sight
triangle, that they are not proposed in a location that will block stop signs, road signs, and
interfere with light poles. Also ensure that they are proposed to be planted at least 10’ from
any fire hydrant.
* The proposed landscaping is consistent with the existing landscaping throughout Town
Square.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandra Endy, P.E.,
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
* This review is preliminary. Additional requirements may be necessary with the review of the
civil construction plans.
* The City agrees that improvements are necessary in the area of Central Ave. and Federal
Way, however, we are currently looking into what the necessary improvements will be. The
City will take the requested improvements into consideration.
WATER COMMENTS:
1. The comment response states that the water connections were provided for both building,
however, only one building shows a water connection. Please show the water connections for
both buildings.
SANITARY SEWER COMMENTS:
2. The comment response states that the sewer connections were provided for both building,
however, only one building shows a sewer connection. Please show the sewer connections
for both buildings.
DRAINAGE COMMENTS:
3. It is unclear how the parking garage will drain. The comment response stated that a grading
plan for the parking garage was provided, however, no plan was provided. Please include
grading and drainage information for the parking garage.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days 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:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
Case No. Attachment C
ZA21-0025 Page 3
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The
Environmental Coordinator will review the SWPPP. For instructions on how to complete the
review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* A right of way 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 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.
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Fire Marshal Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
(817) 748-8233
kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be
in a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or
a minimum of 6’X6’ if it is located on the riser. (Label riser room locations to determine
termination point of riser piping, and indicate size of the riser rooms)
The Fire Department Connections for the sprinkler systems must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (FDC locations not
indicated on the plans) Add FDC locations, wall mount or remote connection to meet the
distance requirements or add fire hydrants.
Fire apparatus access, fire lanes, need to be an all-weather surface, asphalt or concrete, 24
feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds
GVW) The entire cul-de-sac driving surface must maintain this width requirement around the
island that is indicated on the plans.
Case No. Attachment C
ZA21-0025 Page 4
General Informational Comments:
* A SPIN meeting was held April 27, 2021.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from rights 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 development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, 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.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0025 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. SLTS GRAND AVENUE II LP DT 1450 PLAZA PL 2.96 NR
2. HD DEVELOPMENT PROPERTIEX LP C3 300 VILLAGE CENTER DR 11.60 NR
3. SLTS GRAND AVENUE II LP DT 1401 FEDERAL WAY 2.44 NR
4. 2016 PARKVIEW CONDOMINIUMS DEV DT 350 CENTRAL AVE 0.58 NR
5. ROCK J M FAMILY TRUST DT 1568 MAIN ST 0.06 NR
6. HAWTON, DEREK AUBREY DT 1566 MAIN ST 0.06 NR
7. COONS, ROBERT DT 1564 MAIN ST 0.06 NR
8. ALEXANDER, STANLEY DT 1562 MAIN ST 0.06 F
9. CARDILLO, VALENTINO DT 1560 MAIN ST 0.08 NR
10. BRAY, MELINDA DT 1534 MAIN ST 0.07 NR
11. DAPKIEWIEZ, ROBERT DT 1532 MAIN ST 0.06 NR
12. DURANT, RICHARD H DT 1541 MEETING ST 0.09 NR
13. FIELDS, KAREN DT 1543 MEETING ST 0.07 NR
14. BEATTY FAMILY TRUST DT 1545 MEETING ST 0.08 NR
15. KENNEDY, GRAHAM DT 1547 MEETING ST 0.09 O
16. DURANT, THOMAS DT 1557 MEETING ST 0.16 NR
17. PISANI DJ FAMILY TRUST DT 1553 MEETING ST 0.08 NR
18. LORENZ, RONALD DT 1555 MEETING ST 0.08 NR
19. BROWNSTONES AT TOWN SQUARE LP DT 208 PARK RIDGE BLVD 0.05 NR
Case No. Attachment D
ZA21-0025 Page 2
20. SERAPHIM PROPERTIES LLC DT 1549 MEETING ST 0.07 NR
21. VAUGHN, SUSAN DT 1551 MEETING ST 0.08 NR
22. SHAMROCK PIPELINE CORP, THE C3 1689 E SH 114 0.41 NR
23. SLTS LAND LP DT 1651 E SH 114 5.31 NR
24. SCHIMEK, CHRIS DT 1509 MEETING ST 0.07 NR
25. KUZMICH, STEPHEN DT 1501 MEETING ST 0.16 NR
26. VAUGHN, DAVID DT 1507 MEETING ST 0.09 NR
27. GRISHAM, SHAWN M DT 1505 MEETING ST 0.08 NR
28. AHNER, MAYNARD DT 1530 MAIN ST 0.06 NR
29. STEBBINS, PATRICIA DT 1511 MEETING ST 0.08 NR
30. CENTURION, GLORIA DT 1513 MEETING ST 0.08 NR
31. CURRENT OWNER DT 1515 MEETING ST 0.07 NR
32. ROEMER, GREGORY DT 1519 MEETING ST 0.09 NR
33. DURANT, C DT 1517 MEETING ST 0.08 NR
34. BROWNSTONES AT TOWN SQUARE
OWN DT 198 SUMMIT AVE 0.15 NR
35. DURANT, STORMY DT 1523 MEETING ST 0.09 NR
36. CLAHANE, SOL DT 1521 MEETING ST 0.07 NR
37. LOGAN, MICHAEL DT 1503 MEETING ST 0.10 NR
38. RAJ, ABHINANDAN DT 1528 MAIN ST 0.06 NR
39. BROWNSTONES AT TOWN SQUARE
OWN DT 199 SUMMIT AVE 0.10 NR
40. PLOTT, R DT 1578 MAIN ST 0.16 NR
41. BROWNSTONES AT TOWN SQUARE LP DT 207 PARK RIDGE BLVD 0.10 NR
42. KUZMICH, STEPHEN DT 201 PARK RIDGE BLVD 0.13 NR
43. BROWNSTONES AT TOWN SQUARE LP DT 211 PARK RIDGE BLVD 0.08 NR
44. BROWNSTONES AT TOWN SQUARE LP DT 215 PARK RIDGE BLVD 0.07 NR
45. BROWNSTONES AT TOWN SQUARE LP DT 221 PARK RIDGE BLVD 0.07 NR
46. BROWNSTONES AT TOWN SQUARE LP DT 225 PARK RIDGE BLVD 0.07 NR
47. MAYES, PAYTON DT 231 PARK RIDGE BLVD 0.07 NR
48. BROWNSTONES AT TOWN SQUARE LP DT 241 PARK RIDGE BLVD 0.64 NR
49. GORDON, KEVIN DT 235 PARK RIDGE BLVD 0.08 NR
50. MAYES, WILLIAM PAYTON DT 206 PARK RIDGE BLVD 0.17 NR
51. BROWNSTONES AT TOWN SQUARE LP DT 351 CENTRAL AVE 2.16 NR
52. BROWNSTONES AT TOWN SQUARE LP DT 301 CENTRAL AVE 0.57 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-two (42)
Responses received: Two (2)
Case No. Attachment D
ZA21-0025 Page 3
Responses received within 200’ and platted subdivision
Case No. Attachment D
ZA21-0025 Page 4
Case No. Attachment D
ZA21-0025 Page 5