Item 7 - ZA17-092 SP Parkside Restaurant P&Z 01-18-2018Case No.
ZA17-092
S T A F F R E P O R T
January 12, 2018
CASE NO: ZA17-092
PROJECT: Site Plan for Parkside Restaurant
EXECUTIVE
SUMMARY: Cooper and Stebbins, L.P. is requesting approval of a Site Plan for Parkside
Restaurant on property described as Lots 1, 5, 6 and 7, Block 22, Southlake Town
Square Addition, an addition to the City of Southlake, Tarrant County, Texas and
located at 1501 Main Street, 115, 125 and 145 Central Avenue, Southlake, Texas.
Current Zoning: “DT” Downtown District. SPIN Neighborhood #8.
DETAILS: This project is located on the east side of Central Ave. between E Southlake Blvd.
and Main St. across the street from Trader Joe’s.
The applicant is requesting approval of a Site Plan for the construction of an
approximately 2,890 square foot single-story restaurant along with improvements to
the southwest portion of Summit Park. An open space is proposed north of the
restaurant to provide a connection to the park. The existing driveway in that
location is proposed to be eliminated. Proposed improvements to the open space
include a trellised seating area with an eastern wall which provides separation from
the parking lot and also creates a space for temporary or permanent art
installations.
The currently valid Site Plan (ZA07 -007) for a single-story 5,656 square foot
retail/restaurant building was approved on February 6, 2008.
Site Data Summary (Lot 5)
Existing Zoning “DT” Downtown District
Land Use Designation Town Center
Gross/Net Acreage 0.39 ac. (16,988 sq. ft.)
Total Building Floor Area (Gross) 2,890 sq. ft.
Building Height 20’–52’ allowed
24’ 7” shown
Number of Stories 1 story
Open Space % 31%
Impervious Coverage % 69%
Total Parking Required 29
Total Parking Spaces Provided 16*
* Parking surplus of 6 spaces for Block 22
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Site Plan
Department of Planning & Development Services
Case No.
ZA17-092
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated January 11, 2018
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only )
Link to Applicant’s Narrative and Presentation
Link to Plans
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA17-092 Page 1
BACKGROUND INFORMATION
OWNER: SLTS Block 22, L.P.
APPLICANT: Copper and Stebbins, L.P.
PROPERTY SITUATION: 115, 125 and 145 Central Avenue
LEGAL DESCRIPTION: Lots 1, 5, 6 and 7, Block 22, Southlake Town Square Addition
LAND USE CATEGORY: Town Center
CURRENT ZONING: “DT” Downtown District.
HISTORY: City Council approved “NR-PUD” zoning with an associated Concept Plan
for Southlake Town Center on January 7, 1997.
City Council approved “DT” zoning with an associated Concept Plan on
March 4, 2003.
A revised Concept Plan allowing the south portion of Block 22 for
commercial development and relocating the park previously designated for
this area was approved September 6, 2005.
A similar Site Plan (ZA06-094) was approved on September 6, 2006.
The currently valid Site Plan (ZA07-007) was approved on February 6,
2008.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Town Center. 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.
CITIZEN INPUT: The following meetings was held to discuss the development:
A SPIN meeting was held for this project on December 12, 2017. A link to
the report is provided. Link to SPIN Report
The Parks and Recreation Board recommended approval of the Site Plan
request at their meeting on January 8, 2018 with two added caveats; 1)
trash does not become a burden on the City from the restaurant; and 2)
Case No. Attachment A
ZA17-092 Page 2
there is adequate signage so that people understand the park is a public
place.
STAFF COMMENTS: Attached is Review Summary No. 2, dated January 11, 2018.
Case No. Attachment B
ZA17-092 Page 1
Case No. Attachment C
ZA17-092 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA17-092 Review No.: Two Date of Review: 01/11/2018
Project Name: Parkside Restaurant - Lot 5, Block 22, Southlake Town Square
APPLICANT: Cooper and Stebbins ENGINEER: Brockette, Davis, Drake, Inc.
Frank Bliss Jim Riley
1256 Main Street 4144 N. Central Expressway
Southlake, TX 76092 Dallas, TX 75204
Phone: (817) 310-0825 Phone: (214) 824-3647
E-mail: Frank.Bliss@Cooper.Company
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
1/02/2018 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 NE ED FURTHER CLARIFICATION, PLEASE
CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Richard Schell, AICP
Principal Planner
P: (817) 748-8602
E:mail rschell@ci.southlake.tx.us
1. The impervious area plus the open space area must sum to the net acreage and the impervious
coverage percentage plus the open space percentage must sum to 100%. Please correct the open
space and/or impervious coverage area.
2. Ensure there are no existing easements through the pr oposed building. If easements exist, a plat
revision must be processed and approved by City Council.
3. The art shown on the wall should go to the Southlake Art Council for a recommendation prior to
the case going to City Council.
Landscape/Tree Conservation Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* Two (2) existing Town Square landscape trees are proposed to be r emoved for the proposed
development. One is a 6” Live Oak and the other is a 6” Lace Bark Elm. Both were planted during
the development of Town Square. All other existing trees are proposed to be preserved and
protected during the construction.
Case No. Attachment C
ZA17-092 Page 2
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan
must include all required elements in Part III, Section F of the permit. The City of Southlake
especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to
prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly
recommended the project manager provide a series of maps for complex projects, including one
map showing controls during mass grading and infrastructure, one map showing controls during
vertical construction, and one map showing final stabilization (may be but not al ways equitable to
the landscape plan). Please include timelines in relation to the project activities for installation and
removal of controls. SWPPP shall be submitted by second review of the civil construction
plans.
3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet, if
applicable.
4. 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 f rom the Building
Inspections Department prior to construction.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
PARKING:
1. The angled parking on the south side of the building may cause problems as most of the traffic
entering this area comes from Central Avenue. I foresee conflicts with traffic entering the area
eastbound wanting to occupy these spaces to visit this establishment. I would prefer to see 90º
head-in parking.
Case No. Attachment C
ZA17-092 Page 3
EASEMENTS:
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.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER COMMENTS:
1. Minimum water tap/meter size is 1”; 2” tap/meter is the next size up. 1 ½” meter not available.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
SANITARY SEWER COMMENTS:
1. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
* Calculations will be required to verify capacity of proposed curb inlets.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
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
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* 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.
* Any hazardous waste being discharged must be p retreated per Ordinance No. 836.
Case No. Attachment C
ZA17-092 Page 4
*=Denotes informational comment.
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
system 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 not located
on the riser, or a minimum of 6’X6’ if it is on the riser. (Location of riser
room indicated on plans is in excess o f 100 feet from the city water main,
so the double check valve must be in a vault, not inside the building as
indicated on plans)
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant,
and within 50 feet of fire department fire lanes. (Unable to determine Fire Hydrant locations,
not shown on plans) (Also, Fire Department Connection location not shown on plans, and if it
is placed at the riser room it will be in excess of 50 feet from approve d fire lane access and
unknown distance from closest fire hydrant).
Candice Edmondson
Deputy Director of Community Services
Phone: (817) 748-8311
E-mail: cedmondson@ci.southlake.tx.us
Community Services Department Comments/Recommendations:
Because this proposed Site Plan encroaches on the current City -owned park (Summit Park), a
recommendation from the Parks & Recreation Board is required as part of this Site Plan approval
process.
Please contact the Community Services Department at (817) 748 -8311 for further details.
Typically all Parks & Recreation matters should be addressed with the Parks & Recreation Board
prior to the Planning & Zoning Meeting.
The next regularly scheduled Parks & Recreatio n Board meeting will be on January 8, 2018 at
6:00pm.
Park Land Dedication Requirements:
Developer currently has park credits available.
Case No. Attachment C
ZA17-092 Page 5
Pathway Comments:
N/A
Informational Comments
* A SPIN meeting for this project was held on January 9, 2018.
* Mechanical equipment, including, mechanical/elevator equipment penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks, and
other similar constructions may extend up to twenty (20) feet above the actual building height, and
provided the same shall be subject to approval at approval of the applicable Site Plan unless: 1)
they are setback from all exterior walls a distance at least equal to the vertical dimension that such
items(s) extend(s) above the actual building height, or 2) the exterior wall and visible roof surfaces
of such items that are set back less than their vertical dimension above the actual building are to
be constructed as architecturally integral parts of the building facade(s) or as architectural
embellishments as described in Section 37.4.(a).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 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 37,
Downtown District.
* Denotes Informational Comment
Case No. Attachment D
ZA17-092 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. SLTS GRAND AVENUE LP DT 1401 FEDERAL WAY 2.44 NR
2. MIDDLE, PATRICIA A DT 1571 MAIN ST 0.09 NR
3. SLTS GRAND AVENUE LP DT 1471 FEDERAL WAY 0.58 NR
4. TOWN SQUARE VENTURES LP DT 1460 MAIN ST 0.48 NR
5. BUCK, LARRY 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 NR
9. CARDILLO, VALENTINO DT 1560 MAIN ST 0.08 NR
10. OVERSTREET, MELINDA C DT 1534 MAIN ST 0.07 NR
11. SMITH, RYAN DT 1532 MAIN ST 0.06 NR
12. POSEY, JAMES H DT 1514 MAIN ST 0.06 NR
13. DURANT, TOM DT 1500 MAIN ST 0.13 NR
14. SHAFER, KENNETH DT 1512 MAIN ST 0.06 NR
15. CLINTSMAN, BRYAN DT 1510 MAIN ST 0.06 NR
16. SCHIRLE, MATTHEW DT 1508 MAIN ST 0.06 NR
17. WARE, DEMARCUS O DT 1506 MAIN ST 0.06 NR
18. JULIA, THOMAS DT 1504 MAIN ST 0.06 NR
19. BROWNSTONES AT TOWN SQUARE OWN DT 1565 MAIN ST 0.13 NR
Case No. Attachment E
ZA17-092 Page 1
20. KEMPS, STEVEN J DT 179 SUMMIT AVE 0.09 NR
21. SOUTHLAKE, CITY OF DT 1501 MAIN ST 2.07 NR
22. RYNE, WALLACE R DT 177 SUMMIT AVE 0.08 NR
23. TOWN SQUARE VENTURES LP DT 1429 MAIN ST 0.33 NR
24. TOWN SQUARE VENTURES LP DT 141 GRAND AVE 3.62 NR
25. JACKSON, CHARLES B DT 175 SUMMIT AVE 0.07 NR
26. RODGERS, KACY DT 173 SUMMIT AVE 0.07 NR
27. PEDDICORD, MERRI J DT 171 SUMMIT AVE 0.07 NR
28. KUPFERMAN, MARK DT 169 SUMMIT AVE 0.06 NR
29. LOVENBURG, JOHN DT 167 SUMMIT AVE 0.04 NR
30. TOWN SQUARE VENTURES LP DT 1570 E SOUTHLAKE BLVD 2.27 NR
31. TOWN SQUARE VENTURES V LP DT 1560 E SOUTHLAKE BLVD 1.10 NR
32. RAIF, THOMAS V DT 165 SUMMIT AVE 0.04 NR
33. WILLIAMS, HERBERT S DT 163 SUMMIT AVE 0.04 NR
34. HCCP SOUTHIAKE BROWNSTONES LLC DT 161 SUMMIT AVE 0.07 NR
35. ITL LABORATORIES LLC DT 1575 MAIN ST 0.08 NR
36. ANGELUNA PROPERTIES LLC DT 1573 MAIN ST 0.08 NR
37. SOUTHLAKE, CITY OF DT 145 CENTRAL AVE 0.09 NR
38. SLTS BLOCK 22 LP DT 125 CENTRAL AVE 0.40 NR
39. TOWN SQUARE VENTURES IV LP DT 1540 E SOUTHLAKE BLVD 0.47 NR
40. TOWN SQUARE VENTURES IV LP DT 1500 E SOUTHLAKE BLVD 0.28 NR
41. HEALTH CARE REIT INC SP2 1565 E SOUTHLAKE BLVD 4.29 NR
42. DURANT, RICHARD H DT 1541 MEETING ST 0.09 NR
43. FIELDS, KAREN DT 1543 MEETING ST 0.07 NR
44. BRADLEY, ROSALIE DT 1545 MEETING ST 0.08 NR
45. SCHIMEK, CHRIS DT 1509 MEETING ST 0.07 NR
46. KUZMICH, STEPHEN DT 1501 MEETING ST 0.16 NR
47. VAUGHN, DAVID DT 1507 MEETING ST 0.09 NR
48. GRISHAM, SHAWN M DT 1505 MEETING ST 0.08 NR
49. NELSON, KENNETH R DT 1516 MAIN ST 0.06 NR
50. KIENAST, JOSEPH P DT 1518 MAIN ST 0.06 NR
51. THE LIFE INC DT 1530 MAIN ST 0.06 NR
52. STEBBINS, PATRICIA DT 1511 MEETING ST 0.08 NR
53. CENTURION, GLORIA DT 1513 MEETING ST 0.08 NR
54. RLH BROWNSTONES LLC DT 1515 MEETING ST 0.07 NR
55. ROEMER, GREGORY DT 1519 MEETING ST 0.09 NR
56. DURANT, C DT 1517 MEETING ST 0.08 NR
57. BROWNSTONES AT TOWN SQUARE OWN DT 198 SUMMIT AVE 0.15 NR
58. DURANT, STORMY DT 1523 MEETING ST 0.09 NR
59. BARDWEKK STEVEN & CHRISTIE JOI DT 1521 MEETING ST 0.07 NR
60. CURRENT OWNER DT 1503 MEETING ST 0.10 NR
61. HALE, GENEVIEVE DT 1520 MAIN ST 0.06 NR
62. PEKOWSKI FAMILY 1998 TRUST DT 1522 MAIN ST 0.06 NR
63. LEWIS, TERRY W DT 1524 MAIN ST 0.06 NR
64. RAJ, ABHINANDAN DT 1528 MAIN ST 0.06 NR
65. WANG, TZUCHUNG S DT 1526 MAIN ST 0.06 NR
66. TOWN SQUARE VENTURES IV LP DT 115 CENTRAL AVE 1.66 NR
67. TOWN SQUARE VENTURES IV LP DT 1510 E SOUTHLAKE BLVD 0.92 NR
68. BROWNSTONES AT TOWN SQUARE OWN DT 199 SUMMIT AVE 0.10 NR
Case No. Attachment E
ZA17-092 Page 2
69. PLOTT, R DT 1578 MAIN ST 0.16 NR
70. CAMBRIDGE 114 INC SP2 1545 E SOUTHLAKE BLVD 5.08 NR
71. CAMBRIDGE 114 INC SP2 1555 E SOUTHLAKE BLVD 3.06 NR
72. JEFFLYN PROPERTIES VI LTD SP1 1575 E SOUTHLAKE BLVD 1.44 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Seventy-two (72)
Responses Received within 200’: None (0)