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Item 10 - Staff ReportCase No. ZA23-0028 S T A F F R E P O R T June 2, 2023 CASE NO: ZA23-0028 PROJECT: Site Plan for 671 State Street Commercial Building EXECUTIVE SUMMARY: Cooper and Company, LP is requesting approval of a site plan for a new commercial building to be located on a property described as Lot 4, Block 16, Southlake Town Square Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 671 State Street, 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 commercial building totaling approximately 5,301 square feet. The proposed building is adjacent to the newly constructed Granite Place Two building to the south. The applicant is proposing a modern architectural style for the building with a covered patio area and outdoor plaza on the south side of the structure. The building is proposed to be a bank. The design of the structure generally conforms to the Downtown Design Guidelines which are included with this report. Case No. ZA23-0028 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 June 2, 2023 (D) Surrounding Property Owners Map & Responses Plans (for Commission and Council members only) Presentation Site Plan Architectural Site Plan and Elevations Narrative and Plans SPIN Report 2035 Corridor Planning Committee Report STAFF CONTACT: Dennis Killough (817) 748-8072 Reagan Rothenberger (817) 748-8269 Case No. Attachment A ZA23-0028 Page 1 BACKGROUND INFORMATION OWNER: Cooper and Company, LP APPLICANT: Cooper and Company, LP PROPERTY SITUATION: 671 State Street LEGAL DESCRIPTION: Lot 4, 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 ZA23-0028 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, and State St., Division St. and Reserve St. Driveway access into the proposed parking and existing parking garage will be from State Street. Traffic Impact A Traffic Impact Study was not required for this site plan. PARKING: Calculation of Parking Parking for the building will be provided through 15 new off-street parking spaces, as well as street parking. The proposed use for the building is a banking institution. Such a use is calculated at 1 space per 300 square feet, thereby only 18 spaces would be required, however 24 are provided. The applicant has calculated parking at 1 per 200 square feet which would require 26 spaces; this calculation is reduced by 10% per Zoning Ordinance Section 37.4(j)(5) which permits such a reduction when adjacent similar commercial uses share parking. Case No. Attachment A ZA23-0028 Page 3 TREE PRESERVATION/ LANDSCAPING: No trees are planned to removed for this development. The proposed landscaping is consistent with the landscaping across the Town Square development. UTILITIES: Water There is an existing 12-inch water line located on the west lot line. Sewer There is an 8-inch sanitary sewer line located on the west lot line. CITIZEN INPUT: A SPIN meeting was held on May 24, 2023. A 2035 Corridor Planning Committee meeting was held on May 22, 2023. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated June 2, 2023. 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. • A building’s massing shall serve to define entry points and help orient pedestrians. Case No. Attachment A ZA23-0028 Page 4 • 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: cornice and entablature elements, decorative columns and pilasters, storefront trim, railings, and balustrades, spandrel panels, and similar Case No. Attachment A ZA23-0028 Page 5 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 ZA23-0028 Page 1 Case No. Attachment C ZA23-0028 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA23-0028 Review No.: Two Date of Review: 06/02/23 Project Name: Site Plan – Southlake Town Square Block 16, Lot 4 APPLICANT: OWNER: Cooper and Company Same Frank Bliss 550 Reserve St. Unit 190 Southlake, Tx 76092 Phone: 817-291-6148 Phone: Fax: N/A Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/01/23 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 REAGAN ROTHENBERGER AT (817) 748-8602. 1. All comments addressed. * Though not shown on the landscape plan, the applicant has discussed providing landscaping along SH 114 frontage to further screen the dumpster from view as the doors open toward SH 114 frontage. The Landscape Administrator and the Developer shall agree to what plant material would be best suited for such. Tree Conservation/Landscape Review 1. Please provide shrubs, ground cover, ornamental grasses, seasonal color, or a combination of these plant material within the parking landscape islands at the ends of rows of parking. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. 2. At the time of planting the hedgerow proposed in front of the parking spaces facing E. State Hwy 114 is required to a minimum of two feet (2’) in height and planted no further than thirty inches on center. * The proposed landscaping conforms to the Southlake Town Square development landscaping. * Indicates informational comment. # Indicates required items comment. E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 Public Works/Engineering Review Case No. Attachment C ZA23-0028 Page 2 No further comments. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Fire Department Review No comments based on submitted information. Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us General Informational Comments * The Development Review Committee (DRC) has determined this pre-submittal is sufficient for formal submittal to the Planning and Zoning Commission subject to completing the changes noted above . * 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. * 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. * 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 Case No. Attachment C ZA23-0028 Page 3 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 ZA23-0028 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 SL/OR LLC C3 1281 E SH 114 0.959849254 NR 2 GPI-MT LP DT 550 RESERVE ST 0.851742838 NR 3 GREENWAY-CARROLL ROAD PARTNERS C3 1201 E SH 114 0.179623319 NR 4 SOUTHLAKE, CITY OF SP1 600 STATE ST 0.377937736 NR 5 GPI SOUTHLAKE II LP DT 601 STATE ST 0.860439541 NR 1000 SLTS LAND LP DT 671 STATE ST 0.811046487 U Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent within 300’: Six (6) Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 9 Case No. Attachment D ZA23-0028 Page 1 Surrounding Property Owner Responses No Responses received as of 6/2/2023.