ZA04-066 Staff ReportCity of Southlake
Department of Planning
S T A F F R E P O R T
September 17, 2004
CASE NO: ZA04-066
PROJECT: Southlake Town Square, Grand Avenue District (revised concept plan)
REQUEST: On behalf of Southlake Town Square Grand Avenue, L.P., Cooper & Stebbins, L.P.
is requesting approval of a revised concept plan changing some of the street anfd
block arrangements of the previously approved concept plan.
A variance to the Subdivision Ordinance requiring a minimum right-of-way width of
60 feet for non-residential development is requested.
ACTION NEEDED: 1. Conduct public hearing
2. Consider revised concept plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Concept Plan Review Summary
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
(H) Previously approved concept plan (for Commission and Council Members
Only)
STAFF CONTACT: Ken Baker (481-2046)
Dennis Killough (481-2073)
Case No.
ZA04-066
BACKGROUND INFORMATION
OWNER: Southlake Town Square Grand Avenue, L.P.
APPLICANT: Cooper & Stebbins, L.P.
PROPERTY SITUATION: The property is bounded by State Highway 114 on the north side and
Southlake Town Square, Phase One on the south side.
LEGAL DESCRIPTION: Lot 3, Block 4R and Lot 2, Block 3R1, Southlake Town Square, Phase I and
being portion of land in the Richard Eads Survey, Abstract No. 481.
LAND USE CATEGORY: Town Center
CURRENT ZONING: “DT” Downtown District
HISTORY: -City Council approved “NR-PUD” zoning with an associated concept plan
for Southlake Town Center on January 7, 1997.
-A development plan and site plan were approved by City Council for
Southlake Town Square Phase 1 on August 19, 1997.
-City Council also approved a preliminary plat for Southlake Town Square
on August 19, 1997.
-City Council approved “DT” zoning with an associated concept plan on
March 4, 2003.
-A specific use permit to allow the residential brownstones and a revised
preliminary plat were approved by City Council on April 1, 2003.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends Southlake Boulevard to have
130 feet of right-of-way and State Highway 114 to have between 300 and
500 feet of right-of-way. N. Carroll Avenue, between E. Southlake Blvd and
State Highway 114, is recommended to be a 4-lane, divided arterial roadway
with 100 of right-of-way. Adequate right-of-way exists for these roads.
Existing Area Road Network and Conditions
The proposed Grand Avenue District will tie into the existing road network
of Southlake Town Square Phases 1 & 2. The Grand Avenue District will
have three (3) streets accessing directly onto the eastbound service road of E.
State Highway 114 – Central Avenue, Grand Avenue, and Reserve Street.
E. Southlake Boulevard is a 5-lane, undivided thoroughfare with a
continuous, two-way, center left-turn lane. E. Southlake Boulevard will
ultimately be widened to a seven lane roadway.
Case No. Attachment A
ZA04-066 Page 1
Case No. Attachment A
ZA04-066 Page 2
N. Carroll Avenue, between State Highway 114 and Southlake Town Square,
is a two-lane, undivided roadway. From Town Square south to E. Southlake
Boulevard (F.M. 1709), N. Carroll Avenue is a four-lane, divided roadway.
Construction on N. Carroll Avenue north of Southlake Town Square to
expand to the four-lane, divided roadway will begin later this summer.
State Highway 114 is a 6-lane, restricted access roadway with 3-lane service
roads on either side. The construction was completed earlier this year.
May, 2004 traffic counts on S.H. 114 (between Kimball Ave & Carroll
Ave)
24hr West Bound (WB) (33,988) East Bound (EB) (32,934)
WB Peak A.M. (2,283) 7 – 8 a.m. Peak P.M. (3,335) 5 – 6 p.m.
EB Peak A.M. (2,967) 7 – 8 a.m. Peak P.M. (2,506) 5 – 6 p.m.
May, 2004 traffic counts on frontage lanes of S.H. 114 (between
Kimball Ave and Carroll Ave)
24hr West Bound (WB) (723) East Bound (EB) (1,390)
WB Peak A.M. (54) 9 – 10 a.m. Peak P.M. (75) 4 – 5 p.m.
EB Peak A.M. (124) 11 – 12 a.m. Peak P.M. (132) 12 – 1 p.m.
May, 2004 traffic counts on F.M. 1709 (between Carroll Ave & Kimball
Ave)
24hr West Bound (WB) (22,027) East Bound (EB) (24,344)
WB Peak A.M. (1,161) 11 – 12 a.m.Peak P.M. (2,084) 3 – 4 p.m.
EB Peak A.M. (2,212) 7 – 8 a.m. Peak P.M. (1,839) 12 – 1 p.m.
May, 2004 traffic counts on N. Carroll Ave (between FM 1709 & SH
114)
24hr North Bound (NB) (4,697) South Bound (SB) (4,614)
NB Peak A.M. (313) 11 – 12 a.m. Peak P.M. (400) 1 – 2 p.m.
SB Peak A.M. (316) 7 – 8 a.m. Peak P.M. (390) 5 – 6 p.m.
Traffic Impact
Use Sq. Ft. /
rooms
Vtpd* AM
-IN
AM-
OUT
PM-
IN
PM-
OUT
Shopping Center 801,185 34,387 503 322 1,438 1,558
Hotel 200 1,646 68 44 65 57
Total 36,033 571 366 1,503 1,615
*Vehicle Trips Per Day
**The ‘Shopping Center’ category includes office, retail, restaurant, and movie theater uses.
The square footage used for the ‘Shopping Center’ includes the existing building areas in
Phase 1 plus the proposed building areas of Phase IV.
***The AM/PM times represent the number of vehicle trips generated during the peak travel
times on E. Southlake Boulevard, N. Carroll Avenue & State Highway 114.
Case No. Attachment A
ZA04-066 Page 3
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan shows an 8-foot multi-use trail
programmed on the north side of E. Southlake Boulevard. The plan shows
that an 8-foot multi-use trail is planned for the east side of N. Carroll Avenue
and along the northern edge of Phase 1. The plan also proposes an 8-foot
multi-use trail along the west side of Central Avenue and the south side of
State Highway 114.
TREE PRESERVATION: No comments received.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2 dated September 17, 2004.
N:\Community Development\MEMO\2004cases\04-066RCP.doc
Case No. Attachment B
ZA04-066 Page 1
Case No. Attachment C
ZA04-066 Page 1
Case No. Attachment D
ZA04-066 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA04-066 Review No.: Two Date of Review: 09/17/04
Project Name: Revised Concept Plan – Southlake Town Square, Phase IV, Grand Avenue Section
APPLICANT: Cooper & Stebbins ENGINEER/SURVEYOR: Bury & Partners-
DFW, Inc.
Sandy Spurgin Bruce Dunne/Elliott Busby
5310 Harvest Hill, Suite 100
Dallas, TX 75230
Phone: (817) 329-8400 Phone: (972) 991-0011
Fax: (972) 991-0278
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/07/04 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 481-2073.
1. A minimum 60 feet of R.O.W. is required for non-residential streets. Portions of Federal Way and
Grand Avenue range from 47 feet to 55 feet. (Variance Requested)
INFORMATIONAL COMMENTS
* All proposed driveways must comply with the driveway ordinance. Driveways will specially be
addressed with review of the subsequent development plan and/or site plan.
* Because a Concept Plan is intended to only provide a general representation of a proposed
development, it should be noted that all areas and internal boundaries are intended to approximated
only and may vary slightly on final site plans and plats.
* A permit from TxDOT must be obtained prior to any curb cut along SH 114. If not done so already,
staff strongly recommends contacting TxDOT for approval of the proposed connections.
Case No. Attachment E
ZA04-066 Page 1
Surrounding Property Owners
Southlake Town Square - Phase IV
Owner Zoning Land Use Acreage
1. Greenway Rowlette 66 Lp “S-P-2” Medium Density Residential 1.170
2. Strunck, Juergen “AG” Medium Density Residential 3.000
3. Mendez Ltd. “AG” Medium Density Residential 3.000
4. Linn, Patti “SF-20A” Medium Density Residential 0.573
5. Wright, Michael & Wanda “SF-20A” Medium Density Residential 0.475
6. Southlake Venture West Lp “S-P-1” Town Center 2.664
7. United States Postal Service “S-P-1” Town Center 2.970
8. Fechtel Group, The “C-3” Town Center 31.747
9. City of Southlake “CS” Town Center 2.680
10. Westerra Southlake Lp “C-2 & C-3” Retail Commercial 10.063
11. Peterka, Carol & Williams “C-3” Retail Commercial 0.344
12. Hd Development Properties, Lp “C-3” Retail Commercial 11.528
13. Goldfish (De) Lp “C-3” Retail Commercial 4.686
14. 98 Hm Southlake Partners Lp “C-3” Retail Commercial 2.270
15. Miron, Gary & Janice “C-2” Office Commercial 0.510
16. Z & E Land Llc “C-2” Office Commercial 1.030
17. Bruton, Paul & Doreen “S-P-2” Office Commercial 1.000
18. Taylor, Earnest Jr “O-1” Office Commercial 1.522
19. Texas Health Resource Inc “S-P-2” Office Commercial 12.622
20. South Carroll / 1709 Ltd “S-P-2” Office Commercial 29.002
21. Prade, C A Jr & Anita “AG” Medium Density Residential 16.190
22. Southlake Venture “DT” Town Center NA
23. SI Venture West II Lp “DT” Town Center NA
24. Pkb Enterprises, Ltd “DT” Town Center NA
25. City of Southlake “DT” Town Center NA
26. Fechtel Group, The “DT” Town Center NA
Case No. Attachment F
ZA04-066 Page 1
Surrounding Property Owner Responses
Southlake Town Square
Notices Sent: Twenty-six (26)
Responses: None (0)