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Item 11Case No. ZA21-0088 S T A F F R E P O R T November 12, 2021 CASE NO: ZA21-0088 PROJECT: Specific Use Permit for Granite Place Two Parking Structure EXECUTIVE SUMMARY: Granite Properties, Inc. is requesting approval of a Specific Use Permit for Granite Place Two Parking Structure 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. SPIN Neighborhood #8. DETAILS: The applicant is requesting approval of a Specific Use Permit for a 5-level, 265 space expansion of the existing parking garage in association with the development of a 5-story, 151,000 square foot office building on approximately 2.62 acres (see Development Plan/Site Plan Case No. ZA21-0087). 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. Proposed surface and street parking will add an additional 80 spaces including spaces provided with future development. The total number of parking spaces proposed including the existing 493 spaces on Lot 1R is 816 spaces. 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. Prior to construction of the parking garage addition, an execution of a unity agreement or approval and recordation of an appropriate replat is required. VARIANCE REQUESTED: Parking Structure Parapet Wall Color/Material: Under Section 37.4.n (“DT” Downtown District) of the City’s Zoning Ordinance Any visible elevations of any parking structure from adjacent street R-O-Ws shall have a solid parapet wall of not less than forty-six (46) inches and shall utilize colors consistent with the surrounding principal buildings. The 46-inch metal parapet is not similar and does not match the proposed office building materials. A variance is requested to allow the metal panels to match the panels on the existing parking structure. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Specific Use Permit ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2, dated November 12, 2021 Case No. ZA21-0088 (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 ZA21-0088 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 ZA21-0088 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 Site Plan Review Summary No. 2, dated November 12, 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 • have entrances oriented to the sidewalk for ease of pedestrian access Case No. Attachment A ZA21-0088 Page 3 • 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 are important to help define the pedestrian environment and create retail- Case No. Attachment A ZA21-0088 Page 4 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 ZA21-0088 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 ZA21-0088 Page 1 Case No. Attachment C ZA21-0088 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA21-0088 Review No.: Two Date of Review: 11/12/21 Project Name: Specific Use Permit – Granite Place Two Parking Garage 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 11/11/21 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. Please address all comments for the Development/Site Plan under Case ZA21-0087. 3. Prior to construction of the parking garage addition, an execution of a unity agreement or approval and recordation of an appropriate replat is required. 4. Above Grade Structured Parking – Parking structures shall be permitted in the Downtown district with a Specific Use Permit authorized by City Council. The following standards shall apply to above grade structured parking facilities: a. Any visible elevations of any parking structure from adjacent street R-O-Ws shall have a solid parapet wall of not less than forty-six (46) inches and shall utilize colors consistent with the surrounding principle buildings. All parking structures shall be designed in compliance with the Downtown District Design Guidelines, as amended. The 46-inch metal parapet does not appear to be similar or match the proposed office building materials. A variance is requested. b. At least 75 percent of the area occupied along street level façade of any parking structure that is immediately adjacent to a sidewalk or street right-of-way shall be developed for active office or retail uses. There are no street level facades adjacent to a street. c. If not abutting a right-of-way, above grade structured parking facilities shall be provided with adequate access from public right(s)-of-way via private drive(s) and/or access easements. d. Entries and exits to and from parking structures shall be clearly marked for both vehicles and pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks. General Informational Comments * A SPIN meeting was held October 26, 2021. Case No. Attachment C ZA21-0088 Page 2 * 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 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 ZA21-0088 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 ZA21-0088 Page 2 Notices Sent within 300’: Seven (7) Responses Received within 300’: None (0)