Item 6A - Staff ReportCase No.
ZA22-0025
S T A F F R E P O R T
July 26, 2022
CASE NO: ZA22-0025
PROJECT: Site Plan for Lot 2, Block 16, Southlake Town Square, Phase IV
EXECUTIVE
SUMMARY: Cooper and Company, LP is requesting approval of a Site Plan for Lot 2, Block
16, Southlake Town Square, Phase IV, an addition to the City of Southlake,
Tarrant County, Texas, and located at 500 Reserve St., Southlake,
Texas. Current Zoning: “DT” Downtown District. SPIN Neighborhood #8.
DETAILS: The applicant is requesting approval of a site plan to develop a one story
restaurant located on .28 acres. The proposed building is adjacent to the existing
Granite Place One building to the north located at 550 Reserve St. and the
Granite Phase Two building, currently under construction to the west, located at
601 State Street in Town Square.
At the June 21, 2022 City Council meeting, the applicant presented two options
for the restaurant pad site, Option 1 for approximately 6,185 square feet and
Option 2 for approximately 5,170 square feet, both with an outdoor covered
dining patio. City Council tabled the item and requested that the applicant provide
one building size and provide additional information on the line of sight analysis
at the Reserve Street and Division Street intersection.
After the City Council meeting and per the City Council’s request, the applicant
is proposing a 6,145 square foot Art Deco architectural style restaurant building
with a 1,295 square foot covered patio outdoor dining area with raised landscape
planters at the east end of the building. The proposed patio area will encroach
into 1,185 square feet of the right-of-way and will require approval of an
encroachment and joint use agreement for use of the public right-of-way. The
applicant has provided a line of sight analysis at the Reserve Street and Division
Street intersections. The City’s third party traffic engineer has evaluated the line
of sight analysis and finds that there are no concerns with the sight lines at the
intersection with the patio location (refer to the applicant’s line of sight analysis
and the City’s Evaluation of the Line of Sight for 500 Reserve St./Division St.
Intersection attachment).
The parking for the restaurant will be provided through the Block 16 Parking
Easement Agreement. The required parking will include 30 parking spaces from
the Granite parking garage on Lot 1R with daily availability of short term parking
on the first floor and public use of the upper floors on nights, weekends and
holidays and parking located in the surrounding areas of Town Square. The
applicant is proposing a 50% reduction in the required parking for the restaurant
Case No.
ZA22-0025
due to the shared parking agreement with the adjacent parking garage. Per the
Zoning Ordinance No. 480, Section 35.2, up to 50% of the required parking for a
“café”, when used jointly by banks, offices, retail stores, and similar uses, is
permitted with a written agreement.
The Site Data Summary Chart is below:
Site Data Summary Lot 2, Block 16
Existing Zoning DT
Land Use Designation Town Center
Gross/Net Acreage 12,161 sf/.28 acre
Number of Proposed Lots 1
% of Lot Coverage 50.5%
Total Building Floor Area (Gross) 6,145 sf
Building Height/Number of Stories 30 ft./ 1
Open Space Area (sq. ft. / acres) 1,868 sf / .043 acres
Open Space % 15.4%
Impervious Coverage (sq. ft./ acres) 10,293 sf / .236 acres
Impervious Coverage % 84.6%
Total Parking Required* 55*
Total Parking Spaces Provided1
Proposed Standard (Parking Structure)
Proposed Standard (Street Parking)
Proposed HC Street
35**
30
4
1
Loading Spaces Required/Provided 0/0
*10% reduction (1 space/100 sf)
** 50% reduction in the required parking
1. The Block 16 Parking Easement Agreement between the owner of the Garage and
the City of Southlake grants the City, and its successors and assigns, for the benefit
of the general public a perpetual, non-exclusive right and easement to enter upon
and use the Garage for the sole purpose of automobile parking during the specified
time periods, and in the designated portions of the Parking Garage, set forth below.
Monday - Friday: Ground Level Only - 24 hours a day, 7 days a week, subject to
max. 2 hours per visit
Monday - Friday: Entire Garage - 6:00 p.m. to 6:00 a.m.
Saturdays, Sundays & Holidays: Entire Garage - Entire 24-hour period
City Council Issues/Conditions Applicant’s Response
City Council has tabled the item in order for
the applicant to select a proposed building
size, provide patio encroachment exhibits,
and provide a line of sight analysis at the patio
and the intersection.
The applicant has selected the 6,145 sf
restaurant option site, provided an 1,185
sf patio right-of-way encroachment area,
and provided an exhibit of the line of sight
analysis at the Reserve St. and Division
St. intersection.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated July 26, 2022
(D) Surrounding Property Owners Map & Responses
Plans (for Commission and Council members only)
Presentation
Narrative and Plans
Site Plan
Intersection Sight Distance Letter
Southlake Three Way Visibility Exhibit
Case No.
ZA22-0025
City’s Evaluation of the Line of Sight for 500 Reserve St./Division St.
Intersection
SPIN Report
2035 Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No. Attachment A
ZA22-0025 Page 1
BACKGROUND INFORMATION
OWNER: Cooper and Company, LP
APPLICANT: Cooper and Company, LP
PROPERTY SITUATION: 500 Reserve St.
LEGAL DESCRIPTION: Lot 2, 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.
- December 7, 2021; Approved (7-0) subject to Staff Report dated
Case No. Attachment A
ZA22-0025 Page 2
November 30, 2021, and Revised Development/Site Plan Review
Summary No. 3, dated November 29, 2021, and noting the following:
Driveway Stacking Depth: 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 approved for
the driveway on State Street; Loading Spaces: Ordinance 480, Section
37.4.k requires 2 regular (10’ x 25’) loading spaces for office buildings
150,000 – 249,999 square feet; and a variance to allow one 10’ x 50’
loading space in lieu of 2 regular (10’ x 25’) loading spaces being
provided is approved. (ZA21-0087)
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
There are existing sidewalks on the lot along Reserve Street and Division
Street.
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
A Traffic Impact Study was not required for this site plan.
TREE PRESERVATION/
LANDSCAPING: There are 7 existing trees in tree wells along Reserve Street and Division
Street. Six trees will be removed for the reconfiguration for the patio
location on Reserve and Division Streets and the street parking with the
proposed accessible ramp. Four trees will be installed along the new tree
wells on both streets.
The proposed landscaping is consistent with the landscaping across the
Town Square development.
Case No. Attachment A
ZA22-0025 Page 3
UTILITIES: Water
There is an existing 12-inch water line located on the west lot line in the
access driveway and in Division and Reserve Streets.
Sewer
There is an 8-inch sanitary sewer line located on the west lot line in the
access driveway.
CITIZEN INPUT: A SPIN meeting was held on May 24, 2022.
A 2035 Corridor Planning Committee meeting was held on May 23, 2022.
PLANNING AND
ZONING COMMISSION: June 9, 2022; Approved (6-0) subject to the Staff Report dated June 3,
2022, and also, subject to the Site Plan Review Summary No. 2, dated
June 3, 2022.
CITY COUNCIL: June 21, 2022; Approved (6-0) to table the item to the August 2, 2022,
City Council meeting.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated June 3, 2022.
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
• 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 whenever
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.
Case No. Attachment A
ZA22-0025 Page 4
• 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-
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:
Case No. Attachment A
ZA22-0025 Page 5
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”.
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
ZA22-0025 Page 1
Case No. Attachment C
ZA22-0025 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA22-0025 Review No.: Three Date of Review: 7/26/22
Project Name: Site Plan – Southlake Town Square, Block 16, Lot 2 (500 Reserve Street)
APPLICANT: Cooper & Stebbins, LP OWNER: SLTS Land, LP
Frank L. Bliss Frank L. Bliss
351 Central Avenue 351 Central Avenue
Southlake, TX 76092 Southlake, TX 76092
Phone: 817-291-6148 Phone: 817-291-6148
Email: frank.bliss@cooper.company Email: frank.bliss@cooper.company
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 7/20/2022 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
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. Label the width for the south pedestrian walks at the tree wells and accessibility ramp on the
site plan.
_________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
LANDSCAPE COMMENTS:
* The landscaping is consistent with the landscaping across the Town Square development.
* 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. An encroachment agreement for the patio encroachment into right-of-way will be required prior
to approval of the Building permit for the outdoor patio. The encroachment agreement will be
Case No. Attachment C
ZA22-0025 Page 2
required to be approved by City Council and will require approval from Franchise Utility
companies. Franchise Utility approval will not be required until after obtaining City Council
approval.
2. Valet parking will require a Valet Parking Permit.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
_________________________________________________________________________________
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.
* All mechanical equipment must be screened of view from 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones and the Section 37, Downtown District.
* Denotes Informational Comment
Case No. Attachment D
ZA22-0025 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. SOUTHLAKE, CITY OF SP1 600 STATE ST 3.73 NR
3. SOUTHLAKE, CITY OF DT 1297 FEDERAL WAY 1.72 NR
4. SOUTHLAKE, CITY OF DT 1299 FEDERAL WAY 1.68 NR
5. SLTS LAND LP C3 401 N CARROLL AVE 8.09 NR
6. SLTS LAND LP DT 581 STATE ST 0.37 NR
7. SLTS LAND LP DT 500 RESERVE ST 0.28 NR
8. SLTS GRAND AVENUE II LP DT 1420 DIVISION ST 3.17 NR
9. GPI-MT LP DT 550 RESERVE ST 2.39 NR
10. SLTS LAND LP DT 601 STATE ST 2.58 NR
11. Superintendent of Carroll ISD NR
12. Supt of Grapevine Colleyville ISD NR
13. Superintendent of Northwest ISD NR
14. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent within 300’: Nine (9)
Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 9
Case No. Attachment D
ZA22-0025 Page 1
Surrounding Property Owner Responses
No Responses received to date