Item 9 - SP - il CalabreseCase No.
ZA19-0032
S T A F F R E P O R T
May 31, 2019
CASE NO: ZA19-0032
PROJECT: Site Plan for iL Calabrese
EXECUTIVE
SUMMARY: On behalf of iL Calabrese, MSC Design LLC is requesting approval of a Site Plan
for iL Calabrese Ristorante on property described as Lot 3, Greenway-Carroll
Addition, an addition to the City of Southlake, Tarrant County, Texas and located
at 1281 E. State Highway 114, Southlake, Texas. Current Zoning: “C-3” General
Commercial District. SPIN Neighborhood #8.
DETAILS: The property is located east of the Carroll Pointe development on the southwest
corner of the eastbound SH 114 Frontage Road and State St.
The purpose of this request is to accommodate a major interior/exterior remodel
of the existing restaurant; replacing or removing some of the doors and windows,
adding awnings, fresh paint, new exterior wall to enclose a portion of the 2nd floor
terrace and adding a steel trellis structure. The proposed site plan does not
expand the footprint of the existing building or add parking spaces.
In September 2012, City Council approved a Site Plan (ZA12-073) for the
restaurant while it was nearing completion of construction. The proposal was to
enclose approximately 90 s.f. of floor area that was shown as covered patio
space on the previously approved site plan (ZA10-057). The increase in net
usable floor area resulted in the need for an off-street parking variance approval.
The new required parking spaces was seventy-two (72) and the proposed
(previously approved) site plan provided seventy-one (71). A 10% parking
reduction variance was approved by City Council to allow flexibility if necessary.
Currently, the proposed remodel will result in an increase of approximately 378
square feet of usable floor area (7,381 ft.) and an increase in seating from 211 to
233. When applying the off-street parking regulations, seventy-eight (78) parking
spaces are now required. The existing parking remains at seventy-one (71). The
applicant is requesting a new 10% parking reduction variance be approved by
City Council. See parking table on the following page for specific details.
Case No.
ZA19-0032
Site Data Summary
Existing Proposed
Zoning C-3 – General
Commercial District
C-3 – General
Commercial District
Building foot print 6,009 SF 6,009 SF
Total usable floor area 7,003 SF 7,381 SF
Indoor seating capacity 167 seats 171 seats
Outdoor seating
capacity 44 seats 62 seats
Total seating capacity 211 233
Total parking spaces 71 71
Parking Analysis
Existing Proposed
Total number of spaces 71 71
Total number of spaces required
by usable square footage
72
* 71 spaces approved in 2012 74
Total number of spaces required
by seating capacity 71 78
Variance Required 1% 9%
VARIANCE
REQUEST: Required parking for the restaurant site is calculated as 1 space per each 3 seats
under maximum seating arrangement, or 1 space per each 100 square feet of
usable floor area, whichever is greater. The applicant is requesting an
approximately 9% reduction in off-street parking requirements based on
maximum seating capacity.
VARIANCE
CRITERIA: To qualify for any variance over ten percent (10%) to the off-street parking
requirements, an applicant shall demonstrate the adequacy of the provided
parking through a parking study or analysis. The City Council may only grant a
variance up to fifteen percent (15%).
ACTION NEEDED: 1) Conduct public hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated May 30, 2019
Case No.
ZA19-0032
(D) Surrounding Property Owners Map and Responses
• Presentation
• Plans
• Project Details
• Variance Request Letter
• SPIN Meeting Report
• 2035 Corridor Committee Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA19-0032 Page 1
BACKGROUND INFORMATION
OWNER: iL Calabrese
APPLICANT: MSC Design, LLC
PROPERTY SITUATION: 1281 E State Highway 114
LEGAL DESCRIPTION: Lot 3, Greenway-Carroll Addition, an addition to the City of Southlake,
Tarrant County, Texas
LAND USE CATEGORY: Town Center
CURRENT ZONING: “C-3” General Commercial District
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.
A site plan for Southlake Italian Restaurant (ZA12-073) to enclose a
portion of the previously approved covered patio was approved by City
Council on September 4, 2012.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the
site is Town Center.
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.
TRANSPORTATION: The proposed site plan has not changed in configuration from the 2012
approved plan and the building footprint is not increasing. All ingress and
egress for the site shall remain.
Case No. Attachment A
ZA19-0032 Page 2
TREE PRESERVATION
AND LANDSCAPE: No existing trees are to be affected by the proposed changes. Any
existing required plant material which is removed during the proposed
construction shall be provided elsewhere on the property.
CITIZEN INPUT/
BOARD REVIEW: A 2035 Corridor Committee Meeting was held May 15, 2019.
A SPIN Forum for this project was held May 28, 2019.
Summary reports for both meetings have been included with the meeting
packet materials.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 30, 2019.
Case No. Attachment B
ZA19-0032 Page 1
Case No. Attachment C
ZA19-0032 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0032 Review No.: Two Date of Review: 05/30/19
Project Name: Site Plan – iL Calabrese Ristorante
APPLICANT: MSC Design LLC OWNER: iL Calabrese
Matthew Crittenden Corey Wells
10935 Estate Lane, Ste 300 1281 E. State Highway 114
Dallas, TX 75238 Southlake, TX 76092
Phone: 469-855-3800 Phone: 817-571-9391
Email: matt@mscarchitecture.com Email: cwells@rendaenvironmental.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/28/19 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email:lfletcher@ci.southlake.tx.us
1. Required parking for the restaurant site is calculated as 1 space per each 3 seats under
maximum seating arrangement, or 1 space per each 100 square feet of usable floor area,
whichever is greater. To qualify for any variance over ten percent (10%) to the off-street parking
requirements, an applicant shall demonstrate the adequacy of the provided parking through a
parking study or analysis. The City Council may only grant a variance up to fifteen percent (15%).
A variance for a 9% reduction in required parking has been requested.
• All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
* No Comments
Public Works/Transportation Review
Stephanie Taylor
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
* No Comments
Case No. Attachment C
ZA19-0032 Page 2
Public Works/Engineering Review
Kevin Ferrer, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: kferrer@ci.southlake.tx.us
* No Comments
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
* Please note the following comments are as they pertain to the construction plans. Be sure any
necessary corrections will not affect your proposed site plan.
GENERAL COMMENTS:
Resubmit plans with further details about occupant loads on both levels and exit doors,
including swing direction in path of egress, and components of exit pathways that includes
table and chair placement. (Current door swing on patio and exterior wall sconces do not
provide appropriate exit passageway height and width due to location of tables and chairs)
Trellis structure on 2nd floor terrace must be comprised of non-combustible material due to the
current construction type utilized in the existing building. (Also, if the trellis is connected to the
structure the area may be required to be protected with an automatic fire suppression system,
sprinkler system)
Metal awning connected to the front of the structure must be non-combustible material due to
the current construction type utilized in the existing building. (Plans indicate wooden structure,
although detailed change sheet indicates metal awning)
Exit doors shown on the 2nd floor terrace swing in the opposite direction of egress travel from
the area. (With an excess of 30 seats indicated on the plans, both doors must be utilized as
exit doors from the terrace and swing in the path of egress from this area)
Building Inspections Review
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
E-mail: shernandez@ci.southlake.tx.us
* Please note the following comments are as they pertain to the construction plans. Be sure any
necessary corrections will not affect your proposed site plan.
Case No. Attachment C
ZA19-0032 Page 3
1. The city has adopted the 2018 International Codes – see ordinances online
2. The construction type for this building is listed as IIB which is non-combustible
3. All structures attached or within 20 feet of the building needs to be non-combustible
4. The exiting pathway must be corrected for the rear egress. The exit signs point to a patio exit
which does not have a sidewalk to the public way.
5. The front exit is listed as replacing double doors with a single door. The egress path must
meet the requirements of 2018 IBC Section 1005.3 for width. When the building plans are
submitted they must include a calculation of the occupant load and the egress width.
6. Overhead and sliding doors must meet the energy code. When the building plans are
submitted they must include this information.
7. The occupant load signs will need to be corrected for both the first and second floors.
8. Door swing must be corrected for the egress pathway.
9. Occupant load on the plans need to include not just seating but staff and waiting areas.
10. Additional information will be required with the full building permit submittal.
GENERAL INFORMATIONAL COMMENTS:
* A SPIN meeting was held for this project on May 28, 2019.
* 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 from view of 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3-step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS
–exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0032 Page 1
SURROUNDING PROPERTY OWNERS
Owner Zoning Property Address Acreage Response
1. SL/OR LLC C3 1281 E SH 114 1.12 NR
2. GREENWAY-CARROLL OAKS LP C3 1201 E SH 114 7.09 NR
3. SOUTHLAKE, CITY OF SP1 600 STATE ST 3.73 NR
4. GPI-MT LP DT 550 RESERVE ST 2.39 NR
5. SLTS LAND LP DT 601 STATE ST 2.58 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Five (5)
Responses Received 200’: None (0)