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Granite P&Z Presentation - 2015.06.04 Final GRANITE PLACE AT SOUTHLAKE TOWN SQUARE SITE PLAN AND S.U. P. Block 16, Lot 1 DEVELOPMENT PLAN AND PLAT REVISION Blocks 12, 16 and 17 Planning & Zoning Commission Meeting June a, zois COOPLR �_„�.I„ Granite TOWN SU-UAKI lams �l � C .r^� r � ♦��'��,?! .���. ''' . � ,�- �'. �� -� ' sti ff Ar ita- J w...--�wre! ! 4K ' Pei p �, � � .��` f5►'�ie t � i� . III + +++� �'� .y „ Granite Properties, Inc. ("Granite") and Cooper and Stebbins ("C&S") have submitted applications for approval of a Site Plan for Block - RESTAURANT 16 and Development Plan for Blocks 12 and 16 as the next step in development of the Highway 114 Ifrontage pursuant to the Southlake Town Square j GAPA 1) Master Plan. Successful development of �Ay Granite's first Class A office building in Town /��t;E• Square is expected to strengthen project _ �. i performance overall, and increase market ' OFFICE .'�+'/+' PHASE / /" \• OFFICE - demand for new uses which will be additive to — �-- r 18 Town Square, including: 1 \\ STREET PARKING \ ��PLAZA RESTAURANT j;' Chef driven and other new restaurant and _ T OFFICE I entertainment concepts; RESTAURANT .RESTAURANT 171 • New retail space seeking Highway 114 frontage FUTURE S GARAGE 1 and visibility; _ \ Mc PHERSON PARK / • nd A 2 hotel (in the boutique or luxury ys/QV RESTAURANT category) /RETAIL STARA Additional Class A office; and RE1L /RETAIL H„LT N ' 8 • Expanded conference and meeting space, which will help grow conference and tourism CONVEMN SPACE GARAG ADDMON TRUWCK'S ';: business. ' Note that if a conference center addition is built, I JL, BARNES NOBLE�Z a it could be designed to also support the visual CHEESECAKE FACTORY e and performing arts when not in use by the Town �J LE y Square Hotel(s). Granite and C&S plan to develop 2 Class A office buildings on Block 16, supported by 2 additional restaurants on Block 16 and a 3rd across Division - Street in Block 12. The first approx. 9,000 SF restaurant would be on Block 16, Lot 2, adjacent to the first office building. It is expected to be an upscale, full service restaurant RESTAURANT overlooking McPherson Park. The 2nd office building would be on Block 16, Lot 3, r across State Street from the DPS HQ. Design of this building is being approached with j..� �• the goal of creating a corner plaza at State St. and /PHASE 1 ^. GARAG � E � 3.. s Division St. adding a point of interest and L r. preserving views of DPS HQ from the eastern end of Division St. lookingwest. ,FUTURE ' GARAGE .r ., • A 2nd and 3rd restaurant would be developed with the 2nd office building. A 2nd restaurant is proposed on the NE corner of FUTURE „L OFFICE PHASE 1 McPherson Park. This approximately 0.51 acre site OFFICE has been identified in previous Concept Plans as 16 / future park space, to be added onto McPherson 'PATREET RR Park. C&S proposes to utilize this land instead as an \ ewzA amenity to the Park, in the spirit of the historic RESTAURANT "Tavern on the Green" and other great Parkside RESTAURANT If - \ �/ restaurants. \ - A 3rd restaurant is proposed on the SE corner of State St. and the Highway 114 frontage road, across from the II Calabrese restaurant. This will Qj provide a more balanced entry into Town Square Mc PHERSON PARK `: �,, and provide another amenity for the north side of the project. Block 16/ Block 12 Development Plan IIII vlll -a-�� -�s`' F �•m xy�r� N H �� ,w el, rY ti'� 4 Granite Place at Southlake Town Square Block 16, Lot 1 Site Plan The Development Plan and Site Plan applications are consistent with underlying zoning and the approved Town Square Concept Plan for this Block. The Site Plan application is for a 6 Story, 154,350 RSF Class "A" Office Building. A separate S.U.P. application is included in support of a 448-car, 5-level parking garage (4 levels over grade) to be built on an adjacent 2.36 acre site. • The office building will have a nominal 27,000 SF floor plate providing a mixture of Corporate Office opportunities ranging from a full building tenant to a tenant as small as 3,500 RSF. It is expected that there will be a mix of up to 15-20 businesses tenants in Granite Place at Southlake Town Square, with the average tenant size being 9,000 SF. • The Office Building's primary public entrance will be on Reserve Street. • The primary employee entrance will be from the garage on the west side of the office building. • Primary automobile ingress and egress will be directly off of the Highway 114 frontage road, minimizing internal traffic within Southlake Town Square. A Site Plan application is expected to follow later in 2015 or 2016 for an adjacent 9,000 SF upscale sit-down restaurant on Block 16, Lot 2. In order to accommodate this development, Reserve Street is proposed to be relocated slightly by moving the southern centerline approximately 75' to the west. Division Street will tie in to State Street to the west, strengthening connections into Town Square from western blocks. Gei+n. 1 • .,.' =1 _ice` _ - �• -- .c �.. :_. him— qlia AL 9 ;Ill Ilfl � 'Fr. 'Ifdl dR: ... °- IV, !l �iGtF I dd y� r i'-- flit till - - , — '--,may � a•.�— - . - __ - �—r..._ .----�� BLOCK 16, LOT 1 - SITE PLAN - VARIANCES REQUESTED As noted, the Site Plan is consistent with zoning and the Town Square Concept Plan. However Granite and C&S are seeking certain variances to enhance the project, meet market demand, and provide greater consistency with Town Square: • The proposed 6-story building can be developed within the 90' height limit allowed by the ordinance. A variance to 94' is requested to allow a more prominent lobby with higher ceilings on the first floor and slightly increase ceiling height on office floors above. • The 8' multi-use trail along Highway 114 to the west is proposed to be linked through Town Square following State Street and Division Street. Completion of this trail along Highway 114 is problematic given the TXDOT drainage culvert to the north of the new building, and in any event would not be as appealing as a link through Town Square. • Only 1 loading space is proposed for the new building, consistent with Granite's experience with the market (the Zoning Ordinance would require 2). • We request a stacking depth of not more than 40' coming off of Division Street and State Street, measured from the back of curb. Y' r f ii0"minim ;maim ��0 ii 1119�� ,.�` I�I11- a : .� �:c_s,��"=��_ �• ,' ,. p 1114n li 14 td► to oil BLOCK 16, LOT 1 - PLAT REVISION A Plat Revision is proposed to establish new Lots for Blocks 12 and 16, and to revise the alignment of Reserve Street to the south where it meets Division Street. The centerline of Reserve Street is unchanged to the north where it intersects with the Highway 114 frontage road. However on the south end of Reserve Street where it meets Division Street, we propose to move the centerline approximately 75 feet to the west. • This makes the entry approach off of Highway 114 onto reserve a more typical 90 degree turn, and "squares up" the office building and parking garage to Highway 114 and Reserve Street. • The change realigns Reserve Street to line up with the corner of State Street and Federal Way on the other side of the Park (to the south), visually opening up this side of Town Square to visitors entering from the north off of Highway 114. • In turn, this allows the possibility of a stronger pedestrian connection through McPherson Park, as shown. The shift opens up Block 17 at the NE corner of Division Street and Reserve Street, which will enhance future development of a restaurant on this corner. YA f r BLOCK 16, LOT 1 - ARCHITECTURE • The architect for this building is Beck Architecture. Beck Architecture has been involved with many of the buildings in Town Square. • The design is based on a merging of two architectural types. The first is a traditional brick construction composed of masonry elements similar to that already established at Southlake Town Square. It's facade organization is a translation of a turn of the 20th century office building having a base of large openings framed in light colored masonry, a brick middle with punched openings, and a light weight top level capped by a projecting roof element. The second architectural type is one that characterizes today's contemporary office buildings. Simple massing, transparency, flexibility and openness are a priority. • Merged together the architecture of the traditional masonry and that of contemporary office reflect the nature of a site bounded between the pedestrian scale of Southlake Town Square and the regional frontage along Highway 114. The simple lines of a curved glass facade fronts the highway, welcoming and addressing the high-speed traffic, while the detailed pedestrian oriented environment on the street is defined by the tactile qualities of brick and masonry. • The proposed building meets the intent of the Downtown District Guidelines: - Design adds a new point of interest, and is compatible with neighboring buildings. - Building placement is on the street, enhancing the pedestrian environment. Completion of the sidewalks along Reserve Street, Division Street and State Street will strengthen walkability within and around Town Square, including the addition of a new linkage to the trail system along the Highway 114 frontage road. 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Hardscape and softscape will coordinate with architectural elements to highlight this area as the front door to the new building, and provide a point of interest to vehicular and pedestrian traffic. - This entry feature will also align with the expected 2nd office building to be developed across the street in Block 17, strengthening Reserve Street as a corporate gateway into Town Square. • The landscape plan will continue the strong streetscape program throughout Town Square. Reserve Street will be finished as part of Phase 1 development. Division Street will be completed as needed to service Phase 1. • Streetscape along Division Street and State Street will be completed with the development of the 2nd office building on Block 16, Lot 3, linking the DPS HQ and the Highway 114 trail system into and through Town Square. • Landscaping along the Highway 114 northern frontage will provide a soft edge to Highway traffic. • All streetscape and landscape will be consistent with Southlake Town Square and City of Southlake requirements. Block 16 Lot 1 S . U. P. Request for Structured Parking BLOCK 16, LOT 1 — S.U.P. for Structured Parking • DT Downtown District Zoning allows for parking structures to be approved by S.U.P., such as the application made here. The Site Plan for Block 16, Lot 1 shows a 5-level (4 levels over grade) parking structure west of the Office building abutting Highway 114. • Design of this Block has been focused on enhancing walkability along Reserve Street, Division Street and State Street. Toaccomplish this, almost 100% structured parking has been proposed inside the Block, starting from the boundary along the Highway 114 frontage road. • The 5-level parking structure proposed provides necessary parking to the new office building and adjacent restaurant, while preserving flexibility for the long-term development of other buildings and expanding structured parking within the Block consistent with the Development Plan. - Adjacent land allows for the development of an attached future parking structure in support of the 2nd office building and 2 new restaurants, leveraging the ramps and circulation developed within the first parking structure. - Parking and vehicular circulation is provided from Division Street through to State Street. • We are requesting the City's consideration of the following variances: - DT Downtown District requires a solid parapet wall adjacent to the ROW. We are requesting the design shown with stronger vertical elements and finer horizontal elements to enhance the design of the garage and compatibility with the adjacent office building. - DT Downtown District requires the parking structure to integrate retail/commercial uses into 75% of the street level facade. No market for such space has been identified along the Highway 114 frontage. Instead, building architecture and landscaping are proposed to enhance design along Highway 114. o: ;i J . a e r o N u., r= METAL FRAME PRECAST METAL FRAME PRECAST _ LIGHTSTANDARD PRECAST WITH PERFORATED CONCRETE PANEL WITH PERFORATED CONCRETE PANEL CONCRETE PANEL 3 METAL PANEL MATH INSETS METAL PANEL 9 SPANDRELSCREEN SPANDRELSCREEN ` -T f I9 19 ua1 LEVEL 1 -- LEVEL 3 ._--. ...- LEVEL -__-J ---- - L _ LEVEL 1 - - kS LEVEL 1 - - LEV WEST ELEVATION NORTH ELEVATION - SCALE 1116"=1'-0" SCALE 1116"=1'-9' ="y METAL FRAME T WITH PERFORATED PRECAST METAL PANEL CONCRETE PANEL BRICK :'CABLE PRECAST BRICK SPANDREL SCREEN CONCRETE PANEL - q = LEVEL 1 LEVEL 3 IlT 33',8. T 1111 f LEVEL2 _ 22'W. L LEVEL 1 _ _ ——————— _— MU% LEVEL 1 FIF 0'A" e 9 . r,FRIL 27.2 - EAST ELEVATION SOUTH ELEVATION SCALE 1/16"=1'-0" SCALE 1/16"=1'-0" )JI s 0 16 D2 BA fI METAL FRAME WITH PERFORATED METAL PANEL SPANDREL SCREEN 77 LEVEL 1 44'-6" LEVEL 3 _NFIF1 33'-6" LEVEL 2 22'-6" LEVEL 1 Fl 11 '-6" LEVEL 1 0'-0" 5 f� _ I k k I r � .yam '�• ,+ ri J ` �� - s y� r §e- *r + L JIM lit v IPW iL IL ranite Inspiring People to Flourish Through the Places we Create ■ Granite was founded in Dallas, Texas in 1991 ■ Granite Properties is headquartered at Granite Park in Plano, TX ■ Granite Properties was named the Number 1 Great Place to Work in the United States by Fortune Magazine in 2014 ■ Granite is Privately owned and funded office investor and developer ■ Granite's Core markets are Dallas, Houston, Denver, Atlanta and Los Angeles ■ Granite has In-house Property Management, Leasing and Development capabilities ■ Granite capitalizes all of its developments with its own capital ■ To date, we have completed $4.0 Billion in real estate investments ■ 26 Million square feet of Development and Acquisitions ■ Acquisition = 15.6 Million square feet ■ Development= 10.4 Million square feet ■ Current Holdings = 9.3 Million square feet ■ Approximately 8.4 Million square feet of Office ■ Over 630,000 square feet of Retail ■ 120 Acres of Land for Future Development COOPER SOUTH LA Kf 'V" a STEBBINS Granite TOWN SQUARE -