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Item 6E and 6F - Narrative, Renderings and Variance RequestsProject Summary 1.1 General Overview The following document is intended to serve as the submittal for the Site Plan for Lot 3R1, Block 16 located in the City of Southlake, Texas. Additionally, this document seeks to serve as an application for a Special Use Permit for the expansion of the existing parking garage structure located in Lot 1R of the same Block. The Site Plan application is for a 5 Story Class “A Office Building to be located along the north-west edge of Southlake’s Town Square, at the intersection of State and Division Streets. The project is consistent with the Town Square Concept Plan, The City’s 2035 Corridor Plan and all applicable development zoning ordinances, except for two requirements related to site design and for which we are seeking variances. 1.2 Project Description The proposed project consists of a new Class A Office Building to be located south- west of the existing Granite Southlake Office 1 and proposes the expansion of the existing pre-cast parking structure to accommodate the new office building’s parking demands. Given that the proposed development is located along the north-west edge of Southlake Town Square and that it is also part of the City’s 2035 Corridor Plan, the design has incorporated all applicable zoning standards and will be applying for a variance for two site requirements which could not be achieved due to site area constraints. Project Metrics · Site Acreage: +/- 2.6178 acres · Parking Structure Expansion: 243 spaces (5 levels) · Surface Parking: 34 spaces · Office Building: +/- 151,000 GSF (5 levels) 1.3 Design Approach Site Orientation and Access The site is designed to allow for the proper circulation, storage and services related to the operational aspects of the garage and office building. There are two key access points into the site. The first is an entry/egress point directly off Division Street to the south of the site. This entryway gains access to the parking garage extension as well as provides service access for both trash and loading functions. The second entry to the site is from the existing opening from State Street on the eastern border of the site. This entry feeds through the existing garage and subsequently gains access to the new garage expansion. Site Design Site development includes landscaping and hardscape surfaces within the undeveloped area of the site. There is an employee courtyard between the parking garage and the office building. The primary automobile ingress and egress will remain unchanged (directly off the Highway 114 frontage road) minimizing internal traffic within Southlake Town Square. Parking Garage Addition The project proposes to expand the existing parking structure to the south and provide an additional 243 parking spaces to accommodate the new office building’s parking demands. The addition would be 5 levels and is intended to match the existing garage aesthetically and structurally in all respects. It will include an additional exit stair as well as one passenger elevator for the convenience of the users. There will be a covered walkway connecting the south face of the parking structure to the north entry of the new office providing protection from the elements. A total of 12 additional surface parking spaces, immediately adjacent to the Western face of the existing parking structure, to accommodate future uses on Lot 3R2 will be constructed as part of this project. Office Building The new Office Building is to be a Class A speculative office of approximately 151,000 GSF. It will have 5 levels and therefore classified as a high-rise building by the City of Southlake Building Code. A centralized main lobby will be located at the ground floor which will be accessible from both the north entry coming from the parking garage as well as from the south entry which would serve as the main pedestrian entry. The new office façade design intends to match the architectural style of Office 1 which was based in the merging of traditional brick construction and integrated colored precast concrete with contemporary elements which include simple massing, transparency, and openness. The proposed building meets the intent of the Downtown District Guidelines: · The proposed design seeks to add a new point of interest and is compatible with neighboring buildings. · Building orientation along the street seeks to enhance the pedestrian environment. Special Use Permit 2.1 Parking Garage Expansion The DT Downtown District Zoning allows for parking structures to be approved by applying for a Special Use Permit. To accommodate the increase in parking demands on the site by Office 2 employees and visitors, the project proposes to expand the existing parking garage structure currently serving Office 1. The expansion would happen along the south of the existing structure and would increase its capacity by 243 spaces, the architectural style of the addition would match the style of the existing parking structure in every aspect. Requested Variances 3.1 Parking Space Quantity As noted, the addition to the existing parking structure allows an increase capacity of 243 spaces as well as 34 on-street spaces. The total required on site is 925 spaces. Based on a Shared Parking Analysis report from 2015, there is a surplus of approx. 484 shared parking spaces within the “DT” Downtown District. We are providing a total of 816 spaces and request that the balance of 109 spaces be provided by the surplus parking provided within the Downtown District. 864 48 This parking space quantity variance request was previously granted for Phase 1 and is requested again for this phase (Phase 2). 3.2 Off-Street Loading Per Section 37 of the City’s Comprehensive Zoning Ordinance, an Office project between 150,000 SF and 249,999 SF is required to have 2 Off-Street Loading Spaces. Two regular spaces are required to be 10' x 25' Due to site constraints, only 1 loading space (10’ x 50’) is being proposed for the project. Per Granite’s market experience, the quantity currently provided would align with the expected service and deliveries for a project of this scale and therefore, should not pose any issues or problems to potential tenants. This off-street loading variance request was previously granted for Phase 1 and is requested again for this phase (Phase 2). 3.3 Driveway Variance .3 Driveway Variance We are seeking a variance request for the stacking depth from the State Street right of way. This is a variance to Driveway Ordinance No. 634 which requires 150’ of stacking depth, to allow a stacking depth of approximately 16’ given the site constraints. This driveway variance request was previously granted for Phase 1 and is requested again for this phase (Phase 2). Materials Variance 3.4Materials Variance We received City comments stating that the 46” metal parapet provided at each floor level does not appear to be similar or match the proposed office building materials. The DT Downtown District requires a solid parapet wall adjacent to the ROW. We are requesting a variance allowing the design shown with stronger vertical elements and finer horizontal elements to enhance the design of the garage. Additionally, this will provide visual continuity between the garage expansion and existing garage. This materials variance request was previously granted for Phase 1 and is requested again for this phase (Phase 2).