Item 8 - Unleavened Fresh KitchenCase No.
ZA17-057
S T A F F R E P O R T
August 11, 2017
CASE NO: ZA17-057
PROJECT: Site Plan for Unleavened Fresh Kitchen EXECUTIVE
SUMMARY: Mitchell Garman Architects and Unleavened Fresh Kitchen are requesting
approval of a Site Plan for Unleavened Fresh Kitchen on property described as
Lot 4R, Block 2R1, Southlake Town Square, an addition to the City of
Southlake, Tarrant County, Texas and located at 1240 Main St. (also
addressed as 250 State St.), Southlake, Texas. Current Zoning: "DT"
Downtown District. SPIN # 8.
DETAILS: The property is located in Town Square southwest of the intersection of State
St. and Prospect St. The Unleavened Fresh Kitchen lease space is addressed
as 250 State St., which is adjacent to the Allen Edmonds store that recently
opened and across the driveway to the north of the Five Guys Burgers and
Fries.
The applicant is requesting approval of a Site Plan for Unleavened Fresh
Kitchen to revise the elevations and to add outdoor seating to the east and
south of the existing building. The changes to the elevations include changing
the green colored metal panels above the windows to a dark gray/brown color
HardiePlank material, painting the existing storefront to the same dark
gray/brown color and adding a window and a service door to the south façade
of the building. The right of way for State St. extends to the storefront, so a right
of way encroachment agreement, which requires City Council approval, is being
processed separately to allow the outdoor seating to be located in the right of
way.
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 August 11, 2017
(D) Surrounding Property Owners Map and Responses
(E) Half Size Plans (For Commissioners Only)
Link to PowerPoint Presentation
Link to Plans
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Department of Planning & Development Services
Case No. Attachment B
ZA17-057 Page 1
BACKGROUND INFORMATION
OWNER: Town Square Ventures, LP
APPLICANT: Mitchell Garman Architects and Unleavened Fresh Kitchen
PROPERTY SITUATION: 1240 Main Street
LEGAL DESCRIPTION: Lot 4R, Block 2R1, Southlake Town Square
LAND USE CATEGORY: Town Center
CURRENT ZONING: “DT” Downtown District
HISTORY: - On August 19, 1997 the City Council approved a Development Plan
under Planning Case ZA97-099 for Southlake Town Square Phase I.
- On August 19, 1997 the City Council approved a Preliminary Plat
under Planning Case ZA97-101 for Southlake Town Square.
- On December 18, 1997 the Planning & Zoning Commission approved
a Final Plat under Planning Case ZA97-162 for Southlake Town Square
Phase I.
- On August 1, 2000 the City Council approved a Plat Revision under
Planning Case ZA00-070 for Block 2, Southlake Town Square Phase I.
- On August 7, 2001 the City Council approved a Plat Revision under
Planning Case ZA01-084 for Blocks 1, 2R, 3R, 4 and 5 Southlake Town
Square Phase I.
- On July 2, 2008 the City Council approved a Revised Site Plan under
Planning Case ZA08-039 for Block 2R1 of Southlake Town Square.
- On April 21, 2015 the City Council approved a Site Plan under
Planning Case ZA15-012 for Block 2R1, Lot 4 of Southlake Town
Square for the development of an approximately 12,003 square foot
one-story building (Z Gallerie). The Site Plan was approved by City
Council with the following comments: noting the south and west
elevations will be of a masonry stucco composition; requiring
replacement of the transplanted trees shown on the site plan in the
event they die and will be replaced with like caliper trees; noting there
will be no reserved parking in this block; noting the applicant will comply
with screening ordinance regarding mechanical on the rooftop.
- On November 17, 2015 the City Council approved a Plat Revision
under Planning Case ZA15-117 for Block4R, Lot 2R1, Southlake Town
Square to abandon and dedicate utility easements for the Z Gallerie
building.
Case No. Attachment B
ZA17-057 Page 1
SOUTHLAKE 2030: Consolidated Future Land Use Plan
The Southlake 2030 Future
Land Use Plan designates
this property as Town
Center.
The Town Center land use
designation is defined within
Southlake 2030 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.”
TREE PRESERVATION: No trees are affected by the proposed outdoor seating or façade
revisions.
CITIZEN INPUT: A SPIN meeting was not held for this project.
STAFF COMMENTS: The City has adopted Downtown District design guidelines that should
be considered when reviewing elevation changes such 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.
Case No. Attachment B
ZA17-057 Page 1
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.
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
Case No. Attachment B
ZA17-057 Page 1
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.
Included in this report is Site Plan Review Summary No. 2, dated August
11, 2017 under Attachment ‘C’.
Case No. Attachment B
ZA17-057 Page 1
Case No. Attachment C
ZA17-057 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-057 Review No.: Two Date of Review: 08/11/17
Project Name: Site Plan – Unleavened Fresh Kitchen
APPLICANT: Mitchell Garman Architects OWNER: Unleavened Fresh Kitchen
Sean Garman Scott Piland
3525 Cedar Springs #202 5646 Milton Rd.
Dallas, TX 75219 Dallas, TX 75206
Phone: (214) 801-9323 Phone: (214) 244-7438
E-mail: sean@mitchellgarman.com E-mail: tom@stockintrade.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 08/8/17 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. The east side of the building is located at the right of way line for State St., so the proposed
patio will be located entirely in the right of way. Approval of a Joint Use and Encroachment
Agreement of a Public Right of Way is required for the patio location. The agreement requires
approval by City Council and it must be on the same Council agenda as the Site Plan. Please
note that the agreement requires approval signatures from all franchise utilities operating in
Southlake. The agreement can be found on the City’s website at cityofsouthlake.com by
entering “Joint Use and Encroachment Agreement of a Public Right of Way” in the search box
or at the link below:
https://www.cityofsouthlake.com/documentcenter/view/6725
2. The portion of the sidewalk that is free of any obstructions to allow for the passage of
pedestrians shall be a minimum of 4’-0”. Please ensure that there is a minimum sidewalk width
free of obstructions of 4’ adjacent to the proposed patio and the outdoor seating to the south.
* Please be aware that the plans submitted for a building permit must match the Site Plan,
elevations and renderings approved by City Council.
* All development must comply with the underlying zoning district regulations.
General Informational Comments
* 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 right-of-ways 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.
Case No. Attachment C
ZA17-057 Page 2
* The applicant should be aware that prior to issuance of a building permit, a fully corrected site
plan and building plans must be submitted for approval and all required fees must be paid.
* 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
ZA17-057 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Eight (8)
Responses Received: None (0)
SPO# Owner Name Property Address Acreage Response
1 SLTS GRAND AVENUE II LP 371 STATE ST 1.86 NR
2 TOWN SQUARE VENTURES LP 331 N CARROLL AVE 2.66 NR
3 UNITED STATES POSTAL SERVICE 300 STATE ST 2.97 NR
4 SOUTHLAKE, CITY OF 351 STATE ST 1.97 NR
5 SLTS GRAND AVENUE II LP 1361 FEDERAL WAY 1.42 NR
6 SLTS GRAND AVENUE II LP 310 GRAND AVE W 0.40 NR
7 SLTS GRAND AVENUE LP 327 GRAND AVE E 0.43 NR
8 SLTS GRAND AVENUE II LP 301 STATE ST 0.48 NR
Case No. Attachment D
ZA17-057 Page 2
9 SLTS GRAND AVENUE II LP 250 GRAND AVE 0.56 NR
10 SLTS GRAND AVENUE LP 1401 FEDERAL WAY 2.44 NR
11 SOUTHLAKE, CITY OF 1451 FEDERAL WAY 1.37 NR
12 SLTS GRAND AVENUE LP 251 GRAND AVE 0.60 NR
13 SLTS GRAND AVENUE LP 1471 FEDERAL WAY 0.58 NR
14 TOWN SQUARE VENTURES LP 1240 MAIN ST 4.08 NR
15 TOWN SQUARE VENTURES LP 1400 CIVIC PL 0.75 NR
16 TOWN SQUARE VENTURES LP 1422 MAIN ST 0.67 NR
17 TOWN SQUARE VENTURES LP 1256 MAIN ST 0.67 NR
18 TOWN SQUARE VENTURES LP 1200 MAIN ST 0.58 NR
19 SOUTHLAKE, CITY OF 1400 MAIN ST 0.69 NR
20 TOWN SQUARE VENTURES LP 1460 MAIN ST 0.48 NR
21 TOWN SQUARE VENTURES LP 1230 MAIN ST 0.28 NR
22 TOWN SQUARE VENTURES LP 1429 MAIN ST 0.33 NR
23 TOWN SQUARE VENTURES LP 141 GRAND AVE 3.62 NR
24 TOWN SQUARE VENTURES LP 181 GRAND AVE 0.39 NR
25 SOUTHLAKE, CITY OF 1400 FOUNTAIN PL 0.81 NR
26 TOWN SQUARE VENTURES LP 180 STATE ST 0.42 NR
27 TOWN SQUARE VENTURES LP 1235 MAIN ST 0.34 NR
28 TOWN SQUARE VENTURES LP 115 GRAND AVE 0.38 NR
29 TOWN SQUARE VENTURES LP 112 STATE ST 0.38 NR
30 SOUTHLAKE, CITY OF 1400 E SOUTHLAKE BLVD 0.94 NR
31 TOWN SQUARE VENTURES LP 1430 E SOUTHLAKE BLVD 0.27 NR
32 MARVEL, SCOTT 375 BINKLEY CT 0.47 NR
33 SCHLITZ, CARL 325 BINKLEY CT 0.57 NR
34 STRUNCK, JUERGEN F 220 N CARROLL AVE 0.31 NR
35 MENDEZ LTD 240 N CARROLL AVE 2.91 NR
Case No. Attachment D
ZA17-057 Page 3
36 STRUNCK, JUERGEN F 200 N CARROLL AVE 3.27 NR
37 TOWN SQUARE VENTURES LP 140 STATE ST 3.28 NR
38 TOWN SQUARE VENTURES LP 1200 E SOUTHLAKE BLVD 1.01 NR