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Item 10Case No. ZA21-0087 S T A F F R E P O R T November 18, 2021 CASE NO: ZA21-0087 PROJECT: Development Plan and Site Plan for Granite Place Two EXECUTIVE SUMMARY: Granite Properties, Inc. is requesting approval of a Development Plan/Site Plan for Granite Place Two, on property described as Lot 3R, Block 16, Southlake Town Square, Phase IV, an addition to the City of Southlake, Tarrant County, Texas, and located at 601 State St., Southlake, Texas. Current Zoning: “DT” Downtown District. SPIN Neighborhood #8. DETAILS: The applicant is requesting approval of a Development Plan/Site Plan to develop a 5-story, 151,000 square foot office building adjacent to the existing Granite Place One building that is located at 550 Reserve St. in Town Square. Development Plan approval is also proposed for a commercial building up to 10,000 square feet at the corner of State St. and the E. S.H. 114 frontage road. Future approval of a Site Plan is required prior to construction of the up to 10,000 square foot building. The applicant is also requesting separate approval of a Specific Use Permit for a 5-level precast parking structure added to the south façade of the existing parking structure on the site (see Case No. ZA21-0088). The architecture and building material style of the proposed building and parking structure match the existing building and parking structure on the site. The added parking structure will contain 243 parking spaces. The required number of parking spaces for Granite Place One and Granite Place Two is 864 spaces and 770 spaces are shown on the parking exhibit. Proposed surface and street parking will add an additional 28 spaces at the time of construction of Granite Place Two for a total of 798 spaces. An additional 18 spaces are proposed with the development of Lot 3R2 for a total of 816 spaces. The applicant is proposing that some of the approximately 484 surplus parking spaces in the “DT” district be used to satisfy the parking requirements. A covered walkway is shown connecting the garage to the proposed office building with an employee courtyard between the parking garage and the office building. Shade structures are proposed in the courtyard area. There are two access points into the site. The first is directly from Division Street to the south. This entry will allow access to the new garage expansion and to the trash and loading area. The second access is from the existing drive/entry point located off State Street. The Site Data Summary Chart is below. Case No. ZA21-0087 VARIANCES REQUESTED: 1) Driveway Stacking Depth: The Driveway Ordinance No. 634 requires there to be 150’ of stacking depth for any driveway onto Block 16 of the development. A stacking depth of approximately 16’ is requested for the driveway on State St. 2) Loading Spaces: Section 37.4.k requires 2 regular (10’ x 25’) loading spaces for office buildings 150,000 – 249,999 square feet. One 10’ x 50’ loading space is proposed. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Development Plan and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Development/Site Plan Review Summary No. 3, dated November 18, 2021 Case No. ZA21-0087 (D) Surrounding Property Owners Map & Responses Half Size Plans (for Commission and Council members only) Presentation Narrative, Renderings and Variance Requests Plans Lee Traffic Letter Southlake Parking Analysis SPIN Report 2035 Corridor Planning Committee Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. Attachment A ZA21-0087 Page 1 BACKGROUND INFORMATION OWNER: Cooper and Company APPLICANT: Granite Properties, Inc. PROPERTY SITUATION: 601 State St. LEGAL DESCRIPTION: Lot 3R, Block 16, Southlake Town Square, Phase IV LAND USE CATEGORY: Town Center CURRENT ZONING: “DT” Downtown District HISTORY: - A Zoning Change and Concept Plan under Planning Case ZA96-145 for Southlake Town Square was approved by City Council January 7, 1997. - A Development Plan under Planning Case ZA97-099 for Southlake Town Square was approved by City Council on August 19, 1997. - A Zoning Change from “NR-PUD” to “DT” under Planning Case ZA02- 104 for Southlake Town Square was approved by City Council March 4, 2003. - A Revised Preliminary Plat under Planning Case ZA04-070 for Blocks 3R2, 4R1, 12-14, 17 & 18, of Southlake Town Square was approved by City Council October 5, 2004. - A Site Plan under Planning Case ZA04-067 for Southlake Town Square Grand Avenue District was approved by City Council on October 5, 2004. A portion of this development is within the existing parking lot approved under this case. - A Plat Revision under Planning Case ZA06-004 for Blocks 3R2, 4R1, 12-14, 17 & 18, Southlake Town Square was approved by City Council February 7, 2006. - A Zoning Change and Concept Plan under Planning Case ZA07-050 for Southlake Town Square was approved by City Council July 17, 2007. - A Concept/Development Plan (ZA15-035) for Lots 1-3, Block 16, and Lot 9, Block 12 Southlake Town Square, Phase IV, was approved June 16, 2015. - A Site Plan (ZA15-036) for Granite Place One on Lot 1, Block 16 Southlake Town Square, Phase IV, was approved June 16, 2015. - A Preliminary Plat (ZA15-0048) for Lot 9, Block 12, Lots 1-3, Block, 16, Lot 1R, Block 17 of Southlake Town Square, Phase IV was approved June 16, 2015. - A Plat Revision (ZA15-0043) for Lot 9, Block 12 and Lots 1-3, Block 16, Southlake Town Square, Phase IV, being a revision of Lot 2, Greenway - Carroll Addition, was approved June 16, 2015 and recorded March 31, 2016. - A Specific Use Permit (ZA15-0049) for the development of a four (4) story parking garage structure with 485 parking spaces for Granite Place One was approved June 16, 2015. - An Amended Plat (ZA17-012) for Lots 1R and 3R, Block 16, Southlake Town Square , Phase IV was approved January 25, 2017 and recorded February 8, 2017. Case No. Attachment A ZA21-0087 Page 2 SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation is Town Center. The Town Center land use designation is defined within Southlake 2035 as the following: “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.” Mobility & Master Thoroughfare Plan The development is bound by the E. S.H. 114 frontage road, State St., Division St. and Reserve St. Pathways Master Plan & Sidewalk Plan Sidewalks around the perimeter of the Phase II project will be required to be constructed as part of the project. The sidewalk along S.H. 114 and along a portion of Division Street have been built. TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The development is bound by the E. S.H. 114 frontage road, State St., Division St. and Reserve St. Driveway access into the proposed parking garage will be from State Street and Division Street. Traffic Impact Lee Engineering has prepared a Traffic Impact Letter (see letter attached separately). TREE PRESERVATION: There are no existing trees on the site. CITIZEN INPUT: A SPIN meeting was held on October 26, 2021. Please see the SPIN Report attached separately. A 2035 Corridor Planning Committee meeting was held on October 4, 2021. Please see the 2035 Corridor Planning Committee Report attached separately. STAFF COMMENTS: Attached is Development Plan/Site Plan Review Summary No. 3, dated November 18, 2021. The City has adopted Downtown District design guidelines that should be considered when reviewing new developments within Town Square such as the one being proposed and are as follows: Site Design and Parking Site Design: In order to create attractive, pedestrian friendly streets and provide street-level activity and interest, buildings shall: • be built to or close to the sidewalk Case No. Attachment A ZA21-0087 Page 3 • have entrances oriented to the sidewalk for ease of pedestrian access • be located in such a manner as to minimize conflicts between pedestrians and automobiles Building Orientation: Buildings shall be oriented toward the major street front with the primary entrance located on that street Corner Lots: At key intersections, buildings located on corner lots shall utilize variations in building massing to emphasize street intersections as points of interest in the district. Parking: On-street parking (parallel or angled) shall be permitted in the Downtown district. Off-street surface parking shall be predominantly located behind buildings and accessed by alleys or rear drives when ever possible. Building Massing, Scale & Rhythm Building Massing & Scale: A building’s massing is its exterior volume and its scale is the relationship of its overall size and its component parts with its adjoining buildings, spaces, and people. • A building’s massing shall relate to its site, use, and to the massing of adjacent buildings. • A building’s massing shall serve to define entry points and help orient pedestrians. • The scale of individual building facade components shall relate to one another and the human scale, particularly at the street level. • Buildings and/or facades shall emphasize and frame or terminate important vistas. Building Rhythm: A building’s rhythm is the pattern created by the regular recurrence or alteration of its constituent architectural components. • Non-residential and mixed use buildings in Downtown, to the extent practicable, shall maintain a 25’ or multiples of 25’ building facade widths. • Variations in the rhythms within individual building facades shall be achieved within any block of building facades. • Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances or pedestrian pass-throughs. Storefronts Retailers located at the street level primarily use storefronts to orient and advertise merchandise to customers. • Retail buildings shall provide street-level pedestrian-oriented uses at the ground floor level. • Storefronts on facade treatments that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. Entrances The design and location of building entrances in the Downtown district Case No. Attachment A ZA21-0087 Page 4 are important to help define the pedestrian environment and create retail- friendly environments. • Entrances shall be easily identifiable as primary points of access to buildings. • Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. All building elements should be compatible with the architectural style, materials, colors, and details of the building as a whole. • Entrances to upper level uses may be defined and integrated into the design of the overall building facade. Building Materials Exterior finish building materials shall consist of: • Masonry, which is defined as brick, cast stone, glass fiber reinforced concrete, glass fiber reinforced gypsum, and split face concrete masonry units • Stucco, including synthetic stucco (exterior insulation finishing system - EFIS) • Glazed ceramic and porcelain tile • Fiber reinforced plastic (with the exception of plastic or vinyl siding) - used for exterior building components, including but not limited to: cornice and entablature elements, decorative columns and pilasters, storefront trim, railings, and balustrades, spandrel panels, and similar elements. • Painted steel and aluminum, cast iron, bronze, brass, copper (including terne coated) • Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber shingles. • Materials other than those listed above may be used for architectural trim and accent applications including, but not limited to, cornices and decorative brackets, frieze panels, decorative lintels, shutters, and porch or balcony railings. Pedestrian Network & Streetscape Pedestrian Network: Sidewalks are a critical part of pedestrian connectivity in the Downtown district. In order to enhance the safety of the pedestrian environment, all development in the Downtown district shall be subject to the following: • The street network, with its adjoining sidewalks, shall function as the primary pedestrian network. Mid-block pedestrian connections from the street to parking lots at the rear of the building(s) may be provided at key points. • Pedestrian crosswalks shall be clearly designated and provided at all key street intersections. • Sidewalks shall be constructed from the back of curb to the building front or property line. • Sidewalks shall be a minimum of 6’-0” measured from the face of the curb to the building facade. That portion of the sidewalk that is free of any obstructions to allow for the passage of pedestrians shall be a minimum of 4’-0”. Case No. Attachment A ZA21-0087 Page 5 Streetscape Treatment: The following guidelines for streetscape standards are provided in order to create an attractive and animated sidewalk environment. The developer shall propose a well-designed and unified streetscape plan for key streets in the Downtown district. • Street trees - shall be selected and placed with the approval of the City’s Landscape Administrator. • Street trees shall be planted in accordance with a unified landscaping plan proposed by the developer and approved by City Council. • Street Furnishings - shall be installed in accordance with a streetscape plan proposed by the developer and approved by City Council. Street furnishings may include planting strips, raised planters, trash receptacles, street light standards, street signs, wayfinding signs, media boxes, seating, public art, water features, fire hydrants, etc. Case No. Attachment B ZA21-0087 Page 1 Case No. Attachment C ZA21-0087 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA21-0087 Review No.: Three Date of Review: 11/18/21 Project Name: Development/Site Plan – Granite Place Two APPLICANT: David Cunningham OWNER: Frank L. Bliss Granite Properties, Inc. Cooper and Company 5601 Granite Parkway, Suite 1200 351 Central Ave. Plano, TX 75024 Southlake, TX 76092 Phone: (972) 731-2339 Phone: (817) 291-6148 E-mail: E-mail: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 11/17/21 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. 1. An appropriate plat or plats must be processed, approved and recorded with the County to subdivide Lot 3R as shown on the plans. 2. Prior to construction of the parking garage addition, the execution of a unity agreement or approval and recordation of an appropriate replat is required. 3. If exterior LED strip lighting similar to the lighting on Granite Place One is proposed, please show and label it on the elevations. 4. The following comments pertain to elevations: a. Provide dimensioned elevations of the pergolas/shade structures and covered walkway depicted in the renderings with all materials and colors labeled and show the structures on the plans. b. Please make sure that all symbols in the materials legends match the symbols on the elevations with the corresponding labels. On the materials legends on the building elevations, please change the color of PC-2 to the color shown on the plans. The color is shown correctly in the legends on the garage elevations. Also, there are numerous inconsistencies between the labels and symbols for glass, store front and curtain walls on the building elevations. 5. The required number of parking spaces for Granite Place One is 467 spaces and 397 spaces are required for Granite Place Two for a total of 864 spaces. The parking exhibit shows 770 spaces provided for Granite Place One and Granite Place Two. Proposed surface and street parking will add an additional 28 spaces at the time of construction of Granite Place Two for a total of 798 spaces. An additional 18 spaces are proposed with the development of Lot 3R2 for a total of 816 spaces. The applicant is proposing that some of the approximately 484 surplus parking spaces in the “DT” district be used to satisfy the parking requirements. Please revise the narrative to explain the number of parking spaces to be constructed and available with each phase and the number of surplus spaces to be used at each phase of the development. Approval of a variance is not required as long as there are an adequate number of surplus spaces in the “DT” district as a whole. Case No. Attachment C ZA21-0087 Page 2 6. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended). a. A minimum stacking depth of 150’ is required for the driveway on State St. A variance is requested to allow a stacking depth of approximately 16’. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: * There are no existing protected trees on the property. LANDSCAPE COMMENTS: * The proposed landscaping is consistent with the Town Square landscape palette. The proposed street tree plantings consist of alternating double Live Oaks and Lacebark Elms, which is not consistent with Town Square street tree planting, but is good because it provides a diversity in species in the area. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Sandy Endy, P.E. Civil Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us GENERAL COMMENTS: 1. Per direction from the Deputy City Engineer, please remove the mid-block crossing on State Street unless there is a study that was done that shows a mid-clock crossing is necessary. DRAINAGE COMMENTS: 2. If detention is not being proposed, please add a note that states this and the reason why. * The flows listed for several of the sub-drainage areas in plan view on the Proposed Drainage Area Map do not match what is shown in the calculation table. Please update to match. 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: Case No. Attachment C ZA21-0087 Page 3 http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The Environmental Coordinator will review the SWPPP. For instructions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in: https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP shall be submitted by second review of the civil construction plans. * NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. * 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. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * A Developer Agreement will 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. *=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals. 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 systems 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 located in a vault, or a minimum of 6’X6’ if it is located on the riser. (Label riser room location to determine termination point of riser piping, and indicate size of the riser room) The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not indicated on the plan) Add FDC location, wall mount or remote connection to meet the distance requirement or add a fire hydrant. (Also, the FDC must be within 50 feet of fire lane access) General Informational Comments * A SPIN meeting was held on October 26, 2021. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. Case No. Attachment C ZA21-0087 Page 4 * All mechanical equipment must be screened of view from 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. * It appears that this property lies within the 65 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. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * Denotes Informational Comment Case No. Attachment D ZA21-0087 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES ‘ SPO # Owner Zoning Physical Address Acreage Response 1. 1400 PLAZA PLACE SOUTHLAKE OWN DT 1400 PLAZA PL 3.72 NR 2. SL/OR LLC C3 1281 E SH 114 1.12 NR 3. GREENWAY-CARROLL ROAD PARTNERS C3 1201 E SH 114 7.09 NR 4. SOUTHLAKE, CITY OF SP1 600 STATE ST 3.73 NR 5. SOUTHLAKE, CITY OF DT 1297 DIVISION ST 1.72 NR 6. SOUTHLAKE, CITY OF DT 1299 DIVISION ST 1.68 NR 7. SLTS LAND LP C3 401 N CARROLL AVE 8.09 NR 8. SLTS LAND LP DT 581 STATE ST 0.37 NR 9. SLTS LAND LP DT 500 RESERVE ST 0.28 NR 10. SLTS GRAND AVENUE II LP DT 1420 DIVISION ST 3.17 NR 11. GPI-MT LP DT 550 RESERVE ST 2.39 NR 12. SLTS LAND LP DT 601 STATE ST 2.58 NR 13. GATEWAY CHURCH NRPUD 700 BLESSED WAY 76.90 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Case No. Attachment D ZA21-0087 Page 2 Notices Sent within 300’: Seven (7) Responses Received within 300’: None (0)