Item 9 - Variance RequestMay 29, 2019
City of Southlake
Planning & Development Services
1400 Main St., Ste. 310
Southlake, TX 76092
Re: Variance Request -Off street parking requirements
iL Calabrese Ristorante and Bar
1281 East State Highway l 14
Southlake, Texas 76092
Dear Planning & Development Services,
10935 Estate Lane, Ste. 300
Dallas, Texas 75238
Phone 469 855 3800
On behalf of il Calabrese Ristorante and Bar, we are requesting a variance to the off street parking requirements.
Please refer attached staff report from zoning case ZA 12-073 dated September 5, 2012, which indicates City Council
approved a variance of one parking space from 72 to 71 spaces based on information·provided by Quncan Miller
Ullman.
A revised variance is being requested in conjunction with the request for Site Plan approval for exterior renovations-
to the existing restaurant building which are part of an interior and exterior renovation to update the restaurant. No
changes are proposed to the existing building footprint. However, 300 square feet of existing exterior covered
terrace on the 2nd floor is being taking in as interior dining, storage and pizza oven display cooking area, and usable
floor area on the second floor will be increased by approximately 78 square feet as a result of infilling an existing 10'
diameter circular opening in the second floor which is presently open to the first floor below.
As a result of the proposed renovations, the seating capacity of the restaurant will be increased from 211 to 233
seats. With 233 seats, a total of 78 parking spaces would normally be required. Presently 71 spaces are provided,
and ii Calabrese provides valet parking which can accommodate up to 31 additional cars on busy nights. We are
requesting a variance reduce the parking requirements for ii Calabrese by 8.9%, in order to enable the restaurant to
proceed with renovations and continue operating with the 71 existing parking spaces.
Please refer to the Site Plan submittal drawings for additional information. Do not hesitate to contact me should you
have any questions or comments.
Respectfully,
Matthew Stevens Crittenden, Architect
President, MSC Design LLC
Case No.ZA12-073
S T A F F R E P O R T
September 5, 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 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: Final Memo
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
Department of Planning & Development Services
Case No. Attachment A
ZA12-073 Page 1
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.
Case No. Attachment A
ZA12-073 Page 2
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.
PLANNING AND ZONING
COMMISSION ACTION: August 9, 2012; Approved (7-0) subject to Site Plan Review Summary No. 1,
dated August 17, 2012 and granting the variance request for 71 parking
spaces as opposed to the required 72 spaces.
CITY COUNCIL ACTION: September 4, 2012; Approved (7-0) noting the variance of one parking space
from seventy two (72) to seventy one (71) and pursuant to Site Plan Review
Summary No. 1, dated August 17, 2012.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 1, dated August 17,
2012.
Case No. Attachment B
ZA12-073 Page 1
Case No. Attachment C
ZA12-073 Page 1
SITE PLAN
Case No. Attachment C
ZA12-073 Page 2
VARIANCE REQUEST LETTER
Case No. Attachment D
ZA12-073 Page 1
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?
o Two hundred and eleven (211)
• Where will the full-service kitchen be located?
o 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.
Case No. Attachment D
ZA12-073 Page 2
• 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?
o 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?
o Around forty-five (45)
• What is the cost to build?
o Approximately 4.5 million
• Will the cost be all out-of-pocket?
o Yes… also, this project will stimulate remaining Greenway development
• I am concerned about elevator use for food and customers. Why not a separate elevator?
o 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?
o Yes, it is City right-of-way
• How does the proposed architectural design compare to the standard set in Southlake Town Square?
o 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.
Case No. Attachment E
ZA12-073 Page 1
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:
Duncan 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:
a. 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.
b. 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).
Case No. Attachment E
ZA12-073 Page 2
* 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
Case No. Attachment F
ZA12-073 Page 1
Surrounding Property Owners
Restaurant at 1281 E. SH 114
SPO # Owner Zoning Land Use Acreage Response
1. Southlake, City Of SP1 Town Center 3.73 NR
2. Greenway-Carroll Road Prtnrs C3 Town Center 7.09 NR
3. Slts Land Lp DT Town Center 0.92 NR
4. Sl/Renda Properties Llc C3 Town Center 1.12 F
5. Slts Land Lp DT Town Center 13.48 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Five (5)
Responses Received: One (1) - attached
1
2
3
4
5
Case No. Attachment F
ZA12-073 Page 2