Item 11 - ZA12-073 - Southlake Italian Restaurant
S T A F F R E P O R T
August 17, 2012
CASE NO: ZA12-073
PROJECT: Site Plan for Southlake Italian Restaurant
EXECUTIVE
SUMMARY: On behalf of SL/Renda Properties, LLC,
Design Duncan Miller Ullmann is requesting approval of a site plan to add approximately ninety (90) square feet of floor area to the approved site plan for Southlake Italian Restaurant
located at 1281 E. State Highway 114. SPIN Neighborhood # 8.
REQUEST
DETAILS: A site plan for Southlake Italian Restaurant was approved by City Council on December 7, 2010. Construction
is nearing completion on the restaurant and the planned opening is scheduled for early September. The applicant is proposing to enclose approximately ninety (90) square feet of floor
area that is shown as covered patio space on the previously approved site plan to add a pizza oven. No other changes to the approved site plan are proposed.
VARIANCE
REQUEST: The
net usable floor area that is used to calculate the number of required off-street parking spaces is increasing from 7,048 square feet to 7,138 square feet, which requires one additional
parking space. Seventy-two (72) parking spaces are now required and seventy-one (71) spaces are provided. The applicant is requesting a 10% variance to the parking requirements to allow
future flexibility.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a site plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support
Information – PowerPoint Presentation
(D) SPIN Meeting Report – October 25, 2010
(E) Site Plan Review Summary No. 1, dated August 17, 2010
(F) Surrounding Property Owners Map
(H) Full
Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817)748-8067
Richard Schell (817)748-8602
BACKGROUND INFORMATION
OWNER: SL/Renda Properties, LLC
APPLICANT: Design Duncan Miller Ullmann
PROPERTY SITUATION: 1281 E. SH 114
LEGAL DESCRIPTION: Lot 3, Greenway-Carroll
Addition
LAND USE CATEGORY: Town Center
CURRENT ZONING: “C-3” General Commercial
HISTORY: • City Council approved a preliminary plat on March 21, 2000 (ZA99-101).
• A final plat
for Lots 1 & 2, Block 1, Greenway-Carroll Addition was approved on November 8, 2001 (ZA01-103) and filed with Tarrant County on October 3, 2003.
A plat revision for Lots 1R & 3, Greenway-Carroll
Addition was approved on April 20, 2010 (ZA10-018) and filed with Tarrant County on April 18, 2010.
A site plan for Southlake Italian Restaurant (ZA10-057) was approved by City Council
on December 7, 2010.
CITIZEN INPUT/
BOARD REVIEW: A SPIN Meeting was held on October 25, 2010 in conjunction with the original site plan approval (ZA10-057). A report from that meeting
is included as “Attachment D” of this report.
Pathways Master Plan & Sidewalk Plan
The applicant has installed an 8’ multi-use trail along their SH 114 frontage and a 5’ sidewalk along
State Street, which will eventually connect to the rest of Southlake Town Square.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan designates SH 114
as a variable-width (300’-500’ ROW). There is adequate ROW designated for SH 114 at this time, however, future development of Lot 1R (west of this site) may require dedication of ROW
for a deceleration lane.
Existing Area Road Network and Conditions
State Street and Division Street to the south connect to N. Carroll Avenue. State Street is being extended to SH
114, which abuts the north boundary of this property.
TREE PRESERVATION: A Tree Preservation Plan was approved with the site plan for the restaurant. No changes to that plan are proposed with this addition.
STAFF COMMENTS: Attached is
Revised Site Plan Review Summary No. 1, dated August 17, 2012.
SITE PLAN
VARIANCE REQUEST LETTER
SPIN MEETING REPORT FOR PREVIOUSLY APPROVED SITE PLAN
CASE NO. ZA10-057
PROJECT NAME: Un-named at this point – referenced as Southlake Italian Restaurant
SPIN DISTRICT: SPIN
# 8
MEETING DATE: October 25, 2010
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3C & 3D
TOTAL ATTENDANCE: Fifteen (15)
SPIN REPRESENTATIVE(S) PRESENT: Pattie
Minder (#8), Ron Evans (#10)
APPLICANT(S) PRESENTING: Scott Dorn, Director, Technical Services; Turner Duncan, Chairman – Design DMU
STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF
CONTACT: Clayton Comstock, Planner II, (817)748-8269; ccomstock@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at the southeast corner of Carroll Avenue
and SH114; also known as Lot 3, Block 1, Greenway-Carroll Addition (approx. 1.2 acres).
Development Details
The applicant is requesting approval of a site plan for a two (2) story,
8,200 square foot family-style Italian restaurant. The restaurant proposed is a unique, locally owned, new prototype (not a chain). The applicant is proposing two (2) stories due to
the small size of the lot. The project includes an outdoor patio and fireplace, bar, and upstairs dining lounge and terrace. With this proposed development includes the construction
of State Street extending from the City of Southlake DPS building to SH114. Sidewalk construction is also proposed along the interior parking lot and along Carroll Avenue.
QUESTIONS
/ CONCERNS
Make sure the root system is well protected for the natural pecan tree that you are saving. Pecan trees need a wide area.
What is the maximum occupancy?
Two hundred and
eleven (211)
Where will the full-service kitchen be located?
On the first floor; wait staff will almost always use the adjacent stairwell but may also use the elevator. It’s a possibility
that a dumbwaiter may also be used.
With the current economic impact, restaurant sales have been declining or flat. Southlake has many seats in the restaurant business now. Can this concept survive the next 2-4 years in
a down economy?
The owner is well funded. Once approved, the project would not be complete and open for business until Spring 2011. He is anticipating a turn in the economy by then but
will be able to sustain if the market remains poor.
How many employees do you anticipate?
Around forty-five (45)
What is the cost to build?
Approximately 4.5 million
Will the cost
be all out-of-pocket?
Yes… also, this project will stimulate remaining Greenway development
I am concerned about elevator use for food and customers. Why not a separate elevator?
The
first priority will be with the customers. This design concept has worked in several other locations. We anticipate the staff using the stairs as a primary route. The option of a dumbwaiter
is also available. We won’t know for sure until a manager is hired.
The City agreed to maintain State Street?
Yes, it is City right-of-way
How does the proposed architectural design
compare to the standard set in Southlake Town Square?
We feel it is an architectural expression – a fresh and new opportunity for the community.
SPIN Meeting Reports are general
observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials,
City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by
the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
SITE PLAN REVIEW SUMMARY
Case No.: ZA012-073
Review No.: One
Date of Review: 08/17/2012
Project Name: Site Plan – Restaurant at 1281 E SH 114
APPLICANT/ARCHITECT:
ENGINEER/SURVEYOR:
Dun
can Miller Ullmann Design – Juan Flores
Gonzalez & Schneeberg – Robert Schneeberg
1203 Dragon Street
660 N. Central Expressway; Suite 250
Dallas, TX 75207
Plano, TX
75074
P: (214)761-1044
P: (972)516-8855
E: jflores@designdmu.com
E: robert.schneeberg@gs-engineers.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED
BY THE CITY ON 08/08/2012 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.
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.
* Regarding Driveways:
The final design of any driveway on SH 114 shall be reviewed
and approved by the Southlake City Engineer and the Texas Department of Transportation.
Although a Traffic Impact Analysis (TIA) was determined not to be required at this time, when
Lot 1R of Greenway Carroll Addition develops, a TIA will be required. Any deceleration lane(s) required as a result of that TIA or TXDOT review will also require the necessary right-of-way
dedication, which may affect this lot.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected
during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation
of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading,
and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved.
* All mechanical equipment must be screened of view 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.
* The driveway spacing between the northern DPS driveway and this project’s
State Street driveway does not meet the minimum driveway spacing requirement of 100’ (80’ proposed). A variance to Section 5.1 of Driveway Ordinance No. 634 was approved with the original
site plan (ZA10-057).
* It appears that this property lies within the 65 or 75 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.
* A letter of permission from the adjacent property owner(s) on the west must be obtained prior to issuance of a building permit for the construction
of the off-site pavement and a permit from TxDOT must be obtained prior to any curb cut along SH 114.
* Denotes Informational Comment
Surrounding Property Owners
Restaurant at 1281 E. SH 114
SPO #
Owner
Zoning
Land Use
Acreage
Response
Southlake, City Of
SP1
Town Center
3.73
NR
Greenway-Carroll
Road Prtnrs
C3
Town Center
7.09
NR
Slts Land Lp
DT
Town Center
0.92
NR
Sl/Renda Properties Llc
C3
Town Center
1.12
NR
Slts Land Lp
DT
Town Center
13.48
NR
Responses
: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Four (4)
Responses Received: None (0)