Item 6ECase No.
ZA21-0087
S T A F F R E P O R T
November 30, 2021
CASE NO: ZA21-0087
PROJECT: Development Plan and Site Plan for Granite Place Two
EXECUTIVE
SUMMARY: Granite Properties, Inc. is requesting approval of a Development Plan/Site Plan
for Granite Place Two, on property described as Lot 3R, Block 16, Southlake
Town Square, Phase IV, an addition to the City of Southlake, Tarrant County,
Texas, and located at 601 State St., Southlake, Texas. Current Zoning: “DT”
Downtown District. SPIN Neighborhood #8.
DETAILS: The applicant is requesting approval of a Development Plan/Site Plan to develop
a 5-story, 151,000 square foot office building adjacent to the existing Granite
Place One building that is located at 550 Reserve St. in Town Square.
Development Plan approval is also proposed for a commercial building up to
10,000 square feet at the corner of State St. and the E. S.H. 114 frontage road.
Future approval of a Site Plan is required prior to construction of the up to 10,000
square foot building. The applicant is also requesting separate approval of a
Specific Use Permit for a 5-level precast parking structure added to the south
façade of the existing parking structure on the site (see Case No. ZA21-0088).
The architecture and building material style of the proposed building and parking
structure match the existing building and parking structure on the site. The added
parking structure will contain 243 parking spaces. The required number of
parking spaces for Granite Place One and Granite Place Two is 864 spaces and
770 spaces are shown on the parking exhibit. Proposed surface and street
parking will add an additional 28 spaces at the time of construction of Granite
Place Two for a total of 798 spaces. An additional 18 spaces are proposed with
the development of Lot 3R2 for a total of 816 spaces. The applicant is proposing
that some of the approximately 484 surplus parking spaces in the “DT” district be
used to satisfy the parking requirements. A covered walkway is shown
connecting the garage to the proposed office building with an employee courtyard
between the parking garage and the office building. Shade structures are
proposed in the courtyard area. There are two access points into the site. The
first is directly from Division Street to the south. This entry will allow access to the
new garage expansion and to the trash and loading area. The second access is
from the existing drive/entry point located off State Street.
The Site Data Summary Chart is below.
Case No.
ZA21-0087
VARIANCES
REQUESTED:
1) Driveway Stacking Depth: The Driveway Ordinance No. 634 requires
there to be 150’ of stacking depth for any driveway onto Block 16 of the
development. A stacking depth of approximately 16’ is requested for
the driveway on State St.
2) Loading Spaces: Section 37.4.k requires 2 regular (10’ x 25’) loading
spaces for office buildings 150,000 – 249,999 square feet. One 10’ x
50’ loading space is proposed.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Development Plan and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Revised Development/Site Plan Review Summary No. 3, dated
November 29, 2021
Case No.
ZA21-0087
(D) Surrounding Property Owners Map & Responses
Half Size Plans (for Commission and Council members only)
Link to Presentation
Link to Narrative, Renderings and Variance Requests
Link to Plans
Link to Lee Traffic Letter
Link to Southlake Town Square Shared Parking Analysis June 2015
Link to Parking Usage for Granite Portfolio July 2018
Link to SPIN Report
Link to 2035 Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0087 Page 1
BACKGROUND INFORMATION
OWNER: Cooper and Company
APPLICANT: Granite Properties, Inc.
PROPERTY SITUATION: 601 State St.
LEGAL DESCRIPTION: Lot 3R, Block 16, Southlake Town Square, Phase IV
LAND USE CATEGORY: Town Center
CURRENT ZONING: “DT” Downtown District
HISTORY: - A Zoning Change and Concept Plan under Planning Case ZA96-145 for
Southlake Town Square was approved by City Council January 7, 1997.
- A Development Plan under Planning Case ZA97-099 for Southlake
Town Square was approved by City Council on August 19, 1997.
- A Zoning Change from “NR-PUD” to “DT” under Planning Case ZA02-
104 for Southlake Town Square was approved by City Council March 4,
2003.
- A Revised Preliminary Plat under Planning Case ZA04-070 for Blocks
3R2, 4R1, 12-14, 17 & 18, of Southlake Town Square was approved by
City Council October 5, 2004.
- A Site Plan under Planning Case ZA04-067 for Southlake Town Square
Grand Avenue District was approved by City Council on October 5, 2004.
A portion of this development is within the existing parking lot approved
under this case.
- A Plat Revision under Planning Case ZA06-004 for Blocks 3R2, 4R1,
12-14, 17 & 18, Southlake Town Square was approved by City Council
February 7, 2006.
- A Zoning Change and Concept Plan under Planning Case ZA07-050 for
Southlake Town Square was approved by City Council July 17, 2007.
- A Concept/Development Plan (ZA15-035) for Lots 1-3, Block 16, and
Lot 9, Block 12 Southlake Town Square, Phase IV, was approved June
16, 2015.
- A Site Plan (ZA15-036) for Granite Place One on Lot 1, Block 16
Southlake Town Square, Phase IV, was approved June 16, 2015.
- A Preliminary Plat (ZA15-0048) for Lot 9, Block 12, Lots 1-3, Block, 16,
Lot 1R, Block 17 of Southlake Town Square, Phase IV was approved
June 16, 2015.
- A Plat Revision (ZA15-0043) for Lot 9, Block 12 and Lots 1-3, Block 16,
Southlake Town Square, Phase IV, being a revision of Lot 2, Greenway -
Carroll Addition, was approved June 16, 2015 and recorded March 31,
2016.
- A Specific Use Permit (ZA15-0049) for the development of a four (4)
story parking garage structure with 485 parking spaces for Granite Place
One was approved June 16, 2015.
- An Amended Plat (ZA17-012) for Lots 1R and 3R, Block 16, Southlake
Town Square , Phase IV was approved January 25, 2017 and recorded
February 8, 2017.
Case No. Attachment A
ZA21-0087 Page 2
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation is Town Center. The Town Center
land use designation is defined within Southlake 2035 as the following:
“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.”
Mobility & Master Thoroughfare Plan
The development is bound by the E. S.H. 114 frontage road, State St.,
Division St. and Reserve St.
Pathways Master Plan & Sidewalk Plan
Sidewalks around the perimeter of the Phase II project will be required to
be constructed as part of the project. The sidewalk along S.H. 114 and
along a portion of Division Street have been built.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The development is bound by the E. S.H. 114 frontage road, State St.,
Division St. and Reserve St. Driveway access into the proposed parking
garage will be from State Street and Division Street.
Traffic Impact
Lee Engineering has prepared a Traffic Impact Letter (see letter attached
separately).
TREE PRESERVATION: There are no existing trees on the site.
CITIZEN INPUT: A SPIN meeting was held on October 26, 2021. Please see the SPIN
Report attached separately.
A 2035 Corridor Planning Committee meeting was held on October 4,
2021. Please see the 2035 Corridor Planning Committee Report attached
separately.
PLANNING AND ZONING
COMMISSION ACTION: November 18, 2021; Approved (7-0) subject to the staff report dated
November 18, 2021 and Development Plan/Site Plan Review Summary
No. 3, dated November 18, 2021 and noting approval of the variances
requested.
STAFF COMMENTS: Attached is Revised Development Plan/Site Plan Review Summary No.
3, dated November 29, 2021.
The City has adopted Downtown District design guidelines that should be
considered when reviewing new developments within Town Square such
Case No. Attachment A
ZA21-0087 Page 3
as the one being proposed and are as follows:
Site Design and Parking
Site Design: In order to create attractive, pedestrian friendly streets and
provide street-level activity and interest, buildings shall:
• be built to or close to the sidewalk
• have entrances oriented to the sidewalk for ease of pedestrian access
• be located in such a manner as to minimize conflicts between
pedestrians and automobiles
Building Orientation: Buildings shall be oriented toward the major street
front with the primary entrance located on that street
Corner Lots: At key intersections, buildings located on corner lots shall
utilize variations in building massing to emphasize street intersections as
points of interest in the district.
Parking: On-street parking (parallel or angled) shall be permitted in the
Downtown district. Off-street surface parking shall be predominantly
located behind buildings and accessed by alleys or rear drives when ever
possible.
Building Massing, Scale & Rhythm
Building Massing & Scale: A building’s massing is its exterior volume
and its scale is the relationship of its overall size and its component parts
with its adjoining buildings, spaces, and people.
• A building’s massing shall relate to its site, use, and to the massing of
adjacent buildings.
• A building’s massing shall serve to define entry points and help orient
pedestrians.
• The scale of individual building facade components shall relate to one
another and the human scale, particularly at the street level.
• Buildings and/or facades shall emphasize and frame or terminate
important vistas.
Building Rhythm: A building’s rhythm is the pattern created by the
regular recurrence or alteration of its constituent architectural
components.
• Non-residential and mixed use buildings in Downtown, to the extent
practicable, shall maintain a 25’ or multiples of 25’ building facade
widths.
• Variations in the rhythms within individual building facades shall be
achieved within any block of building facades.
• Breaks in the predominant rhythm may also be used to reinforce
changes in massing and important elements such as building
entrances or pedestrian pass-throughs.
Storefronts
Retailers located at the street level primarily use storefronts to orient and
advertise merchandise to customers.
• Retail buildings shall provide street-level pedestrian-oriented uses at
the ground floor level.
Case No. Attachment A
ZA21-0087 Page 4
• Storefronts on facade treatments that span multiple tenants shall use
architecturally compatible materials, colors, details, awnings, signage,
and lighting fixtures.
Entrances
The design and location of building entrances in the Downtown district
are important to help define the pedestrian environment and create retail-
friendly environments.
• Entrances shall be easily identifiable as primary points of access to
buildings.
• Building entrances may be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticos,
porches, overhangs, railings, balustrades, and others as appropriate.
All building elements should be compatible with the architectural style,
materials, colors, and details of the building as a whole.
• Entrances to upper level uses may be defined and integrated into the
design of the overall building facade.
Building Materials
Exterior finish building materials shall consist of:
• Masonry, which is defined as brick, cast stone, glass fiber reinforced
concrete, glass fiber reinforced gypsum, and split face concrete
masonry units
• Stucco, including synthetic stucco (exterior insulation finishing system
- EFIS)
• Glazed ceramic and porcelain tile
• Fiber reinforced plastic (with the exception of plastic or vinyl siding) -
used for exterior building components, including but not limited to:
cornice and entablature elements, decorative columns and pilasters,
storefront trim, railings, and balustrades, spandrel panels, and similar
elements.
• Painted steel and aluminum, cast iron, bronze, brass, copper
(including terne coated)
• Roofing materials (visible from any public right-of-way): copper,
factory finished painted metal, slate, synthetic slate, terra cotta,
cement tile, glass fiber shingles.
• Materials other than those listed above may be used for architectural
trim and accent applications including, but not limited to, cornices and
decorative brackets, frieze panels, decorative lintels, shutters, and
porch or balcony railings.
Pedestrian Network & Streetscape
Pedestrian Network: Sidewalks are a critical part of pedestrian
connectivity in the Downtown district. In order to enhance the safety of
the pedestrian environment, all development in the Downtown district
shall be subject to the following:
• The street network, with its adjoining sidewalks, shall function as the
primary pedestrian network. Mid-block pedestrian connections from
the street to parking lots at the rear of the building(s) may be provided
at key points.
• Pedestrian crosswalks shall be clearly designated and provided at all
key street intersections.
Case No. Attachment A
ZA21-0087 Page 5
• Sidewalks shall be constructed from the back of curb to the building
front or property line.
• Sidewalks shall be a minimum of 6’-0” measured from the face of the
curb to the building facade. That portion of the sidewalk that is free of
any obstructions to allow for the passage of pedestrians shall be a
minimum of 4’-0”.
Streetscape Treatment: The following guidelines for streetscape
standards are provided in order to create an attractive and animated
sidewalk environment. The developer shall propose a well-designed and
unified streetscape plan for key streets in the Downtown district.
• Street trees - shall be selected and placed with the approval of the
City’s Landscape Administrator.
• Street trees shall be planted in accordance with a unified landscaping
plan proposed by the developer and approved by City Council.
• Street Furnishings - shall be installed in accordance with a
streetscape plan proposed by the developer and approved by City
Council. Street furnishings may include planting strips, raised
planters, trash receptacles, street light standards, street signs,
wayfinding signs, media boxes, seating, public art, water features, fire
hydrants, etc.
Case No. Attachment B
ZA21-0087 Page 1
Case No. Attachment C
ZA21-0087 Page 1
REVISED SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0087 Review No.: Three Date of Review: 11/29/21
Project Name: Development/Site Plan – Granite Place Two
APPLICANT: David Cunningham OWNER: Frank L. Bliss
Granite Properties, Inc. Cooper and Company
5601 Granite Parkway, Suite 1200 351 Central Ave.
Plano, TX 75024 Southlake, TX 76092
Phone: (972) 731-2339 Phone: (817) 291-6148
E-mail: E-mail:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/17/21 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 or plats must be processed, approved and recorded with the County to
subdivide Lot 3R as shown on the plans.
2. Prior to construction of the parking garage addition, the execution of a unity agreement or
approval and recordation of an appropriate replat is required.
3. If exterior LED strip lighting similar to the lighting on Granite Place One is proposed, please
show and label it on the elevations. Council approval of any exterior LED strip lighting is required
either with approval of the Development Plan and Site Plan or by approval of a separate variance
to the Sign Ordinance.
4. The following comments pertain to elevations:
a. Provide dimensioned elevations of the pergolas/shade structures and covered walkway
depicted in the renderings with all materials and colors labeled and show the structures
on the plans.
b. Please make sure that all symbols in the materials legends match the symbols on the
elevations with the corresponding labels. On the materials legends on the building
elevations, please change the color of PC-2 to the color shown on the plans. The color
is shown correctly in the legends on the garage elevations. Also, there are numerous
inconsistencies between the labels and symbols for glass, store front and curtain walls
on the building elevations.
5. The required number of parking spaces for Granite Place One is 467 spaces and 397 spaces
are required for Granite Place Two for a total of 864 spaces. The parking exhibit shows 770
spaces provided for Granite Place One and Granite Place Two. Proposed surface and street
parking will add an additional 28 spaces at the time of construction of Granite Place Two for a
total of 798 spaces. An additional 18 spaces are proposed with the development of Lot 3R2 for
a total of 816 spaces. The applicant is proposing that some of the approximately 484 surplus
parking spaces in the “DT” district be used to satisfy the parking requirements. Please revise
the narrative to explain the number of parking spaces to be constructed and available with each
phase and the number of surplus spaces to be used at each phase of the development. Approval
of a variance is not required as long as there are an adequate number of surplus spaces in the
“DT” district as a whole.
Case No. Attachment C
ZA21-0087 Page 2
6. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended).
a. A minimum stacking depth of 150’ is required for the driveway on State St. A variance
is requested to allow a stacking depth of approximately 16’. The stacking depth
for the parking as proposed on the existing driveway was specifically not
approved with the previous Concept Plan approval, so please revise the narrative
and variance request document to remove that statement.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* There are no existing protected trees on the property.
LANDSCAPE COMMENTS:
* The proposed landscaping is consistent with the Town Square landscape palette. The proposed
street tree plantings consist of alternating double Live Oaks and Lacebark Elms, which is not
consistent with Town Square street tree planting, but is good because it provides a diversity in
species in the area.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandy Endy, P.E.
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. Per direction from the Deputy City Engineer, please remove the mid-block crossing on State
Street unless there is a study that was done that shows a mid-clock crossing is necessary.
DRAINAGE COMMENTS:
2. If detention is not being proposed, please add a note that states this and the reason why.
* The flows listed for several of the sub-drainage areas in plan view on the Proposed Drainage
Area Map do not match what is shown in the calculation table. Please update to match.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
Case No. Attachment C
ZA21-0087 Page 3
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
* 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 Developer Agreement will 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 Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: 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 location to determine termination
point of riser piping, and indicate size of the riser room)
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not
indicated on the plan) Add FDC location, wall mount or remote connection to meet the
distance requirement or add a fire hydrant. (Also, the FDC must be within 50 feet of fire lane
access)
General Informational Comments
* A SPIN meeting was held on October 26, 2021.
Case No. Attachment C
ZA21-0087 Page 4
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* 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.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0087 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
‘
SPO # Owner Zoning Physical Address Acreage Response
1. 1400 PLAZA PLACE SOUTHLAKE OWN DT 1400 PLAZA PL 3.72 NR
2. SL/OR LLC C3 1281 E SH 114 1.12 NR
3. GREENWAY-CARROLL ROAD PARTNERS C3 1201 E SH 114 7.09 NR
4. SOUTHLAKE, CITY OF SP1 600 STATE ST 3.73 NR
5. SOUTHLAKE, CITY OF DT 1297 DIVISION ST 1.72 NR
6. SOUTHLAKE, CITY OF DT 1299 DIVISION ST 1.68 NR
7. SLTS LAND LP C3 401 N CARROLL AVE 8.09 NR
8. SLTS LAND LP DT 581 STATE ST 0.37 NR
9. SLTS LAND LP DT 500 RESERVE ST 0.28 NR
10. SLTS GRAND AVENUE II LP DT 1420 DIVISION ST 3.17 NR
11. GPI-MT LP DT 550 RESERVE ST 2.39 NR
12. SLTS LAND LP DT 601 STATE ST 2.58 NR
13. GATEWAY CHURCH NRPUD 700 BLESSED WAY 76.90 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment D
ZA21-0087 Page 2
Notices Sent within 300’: Seven (7)
Responses Received within 300’: None (0)