Item 6BCase No.
ZA17-092
S T A F F R E P O R T
March 13, 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 Neighborhoo d #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 3,000 square foot single-story restaurant. The applicant has revised
the elevations based on feedback from City Council at the February 6, 2018
meeting. The terracing at the southwest portion of Summit Park that was presented
at the previous City Council meeting has been removed from the current submittal.
The layout of the open space that is proposed north of the restaurant is unchanged
from the previous submittal with proposed improvements to include a trellised
seating area with an eastern wall (or optional trees) to provide separation from the
parking lot.
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)
2/6/2018 3/20/2018
Existing Zoning “DT” Downtown District “DT” Downtown District
Land Use Designation Town Center Town Center
Gross/Net Acreage 0.39 ac. (16,988 sq. ft.) 0.39 ac. (16,988 sq. ft.)
Total Building Floor
Area (Gross) 2,890 sq. ft. 3,000 sq. ft.
Building Height 20’–52’ allowed
24’ 7” shown
20’–52’ allowed
29’ shown
Number of Stories 1 story 1 story
Open Space % 31% 31%
Impervious Coverage % 69% 69%
Total Parking Required 29 29
Total Parking Spaces
Provided
16* 16*
* Parking surplus of 6 spaces for Block 22
Department of Planning & Development Services
Case No.
ZA17-092
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. 3, dated March 12, 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 Staff 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: Cooper 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.
A Preliminary Plat (ZA06-095) for Lots 2-7, Block 22, Southlake Town
Square was approved on September 6, 2006.
A Final Plat (ZA06-139) for Lots 2-7, Block 22, Southlake Town Square
were approved on September 7, 2006 and filed on September 24, 2007.
A Site Plan (ZA07-007) for the development of a single-story 6,000 square
foot retail/restaurant building was approved on February 6, 2008 with the
stipulation that the elevations would be brought back to City Council for
approval prior to construction.
A Site Plan (ZA08-064) for the development of a single-story 5,656 square
foot retail/restaurant building was approved on September 16, 2008.
The building’s location and orientation were previously approved with the
Site Plan for Block 22 (ZA07-007). This application was for the approval of
the building’s architectural elevations and the elimination of six (6) parking
spaces.
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
Case No. Attachment A
ZA17-092 Page 2
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 were 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)
there is adequate signage so that people understand the park is a public
place.
PLANNING AND ZONING
COMMISSION ACTION: January 18, 2018; Approved (3-2) as presented subject to the staff report
dated January 12, 2018 and Site Plan Review Summary No. 2, dated
January 11, 2018.
Commissioners Springer and Smietana voted against the motion for
approval. Commissioner Springer didn’t feel that the barn design fit in with
the rest of Town Square and Southlake. Commissioner Smietana also felt
that the design didn’t fit in and that the corrugated metal was too significant
of a departure from the surrounding architectural elements.
CITY COUNCIL ACTION: February 6, 2018; Tabled to the March 6, 2018 meeting (6-0).
March 6, 2018; Tabled on consent to the March 20, 2018 meeting (6-0).
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated March 12, 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.: Three Date of Review: 03/12/2018
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
03/12/2018 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 QUESTIO NS OR NEED 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 proposed building. If easements exist, a plat
revision must be processed and approved by City Council.
3. If art is to be provided on the wall adjacent to the open space area, it 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 removed 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 preser ved and
protected during the construction.
* Indicates informational comment.
Case No. Attachment C
ZA17-092 Page 2
# 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 TXR1 50000. 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 always 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 co nstruction
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 from the Building
Inspections Department prior to construction.
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjac ent 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 conflict s with traffic entering the area
eastbound wanting to occupy these spaces to visit this establishment. I would prefer to see 90º
head-in parking.
EASEMENTS:
Case No. Attachment C
ZA17-092 Page 3
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 1 5’
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 ease ment 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 servic es 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 propo sed 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/engineeringd esign.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 consideratio n.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Case No. Attachment C
ZA17-092 Page 4
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 of 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 approved 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 o f 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 & Recreation Board meeting will be on January 8, 2018 at
6:00pm.
Park Land Dedication Requirements:
Developer currently has park credits available.
Pathway Comments:
N/A
Case No. Attachment C
ZA17-092 Page 5
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 ve rtical 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 architec turally 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 O
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 F
12. POSEY, JAMES H DT 1514 MAIN ST 0.06 O
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 O
19. BROWNSTONES AT TOWN SQUARE OWN DT 1565 MAIN ST 0.13 NR
20. KEMPS, STEVEN J DT 179 SUMMIT AVE 0.09 NR
Case No. Attachment D
ZA17-092 Page 2
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 O
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 O
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 O
63. LEWIS, TERRY W DT 1524 MAIN ST 0.06 O
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
69. PLOTT, R DT 1578 MAIN ST 0.16 NR
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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: Sixty-three (63)
Responses Received within 200’: Eight (8) - Attached
Responses Received outside 200’: One (1) - Attached
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Response Received from Outside 200’ Notification Area
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