Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
October 1, 2008
ZA08-079
CASE NO:
Site Plan for The Shops at Southlake
PROJECT:
REQUEST: On behalf of Carroll/1709, LTD, Hodges & Associates, PLLC is requesting approval of
a site plan proposing final building pad and elevation design for completion of buildings
A .and E in accordance with the currently approved concept plan and site plan.
Building ‘A2’, just east of A3 (DSW Shoes) proposes a 35,000 SF junior retail anchor,
A1 to the east of A2 proposes a 6,300 SF retail suite and Building E, at the southeast
corner of E. Southlake Boulevard and S. Carroll Avenue proposes a 8,700 SF
restaurant with an outdoor patio.
The applicant is proposing that the rear (south) façade and portion of the east facades
of building ‘A1 –A2’ consist of the textured painted tilt wall similar to the rear of Central
Market & building ‘A3’. The applicant is also requesting approval of the articulation as
proposed on building ‘A’. A portion of the front elevation does not meet the horizontal
articulation requirements and the rear does not meet the vertical and horizontal
articulation requirements.
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Variance Exhibit
(E) Site Plan Review Summary No. 2 dated October 1, 2008
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
for Commission and Council Members Only
(H) Full Size Plans ()
STAFF CONTACT: Ken Baker (748-8067)
Dennis Killough (748-8072)
Case No.
ZA08-079
BACKGROUND INFORMATION
OWNER: Carroll/1709, LTD
APPLICANT: Hodges & Associates, PLLC
PROPERTY SITUATION: 1451 and 1201 E. Southlake Boulevard
LEGAL DESCRIPTION: Buildings A1 & A2 are within Lot 5, Block 1 and Building E is within Lot 1, Block
1, Shops of Southlake
LAND USE CATEGORY: Town Center
CURRENT ZONING: S-P-2 Generalized Site Plan District
HISTORY: -A rezoning and concept plan for “S-P-2” zoning was approved in May of 1996.
-A revised concept plan was proposed in 1999 and deemed to be inconsistent
with the “S-P-2” zoning by the Southlake Zoning Board of Adjustments.
-City Council approved a change of zoning and concept plan to “S-P-2”
Generalized Site Plan District on May 17, 2005.
-A preliminary plat was also approved by City Council on May 17, 2005.
-A Final Plat was approved in September 2005.
-A site plan was approved in October 2005 for the majority of the site
- Building A3 was approved in February 2006.
P&Z ACTION: September 18, 2008; Approved (7-0) subject to:
1. Site Plan Review Summary No. 1 dated September 12, 2008; and,
2. Approving requested variances; and,
3. Noting applicants’ willingness to present color options for rear elevation
banding and screening options prior to presenting to City Council.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2 dated October 1, 2008.
N:\Community Development\MEMO\2008cases\079 - ZCP - Shops of Southlake\Staff Reports\08-079SP P&Z 9-18.doc
Case No. Attachment A
ZA08-079 Page 1
Case No. Attachment B
ZA08-079 Page 1
Site Plan
Case No. Attachment C
ZA08-079 Page 1
Elevations Building A
Case No. Attachment C
ZA08-079 Page 2
Elevations Building E
Case No. Attachment C
ZA08-079 Page 3
Variance Exhibit
90 feet max. required
175 feet provided
90 feet max. required
130 feet provided
Case No. Attachment D
ZA08-079 Page 1
SITE PLAN REVIEW SUMMARY
ZA08-079Two10/01/08
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Shops of Southlake, Building A1- A2 & Building E
APPLICANT: David Palmer ARCHITECT: Gary DeVleer
S. Carroll/1709, LTD Hodges & Associates, P.L.L.C.
13642 Omega
Dallas, TX 75244
Phone : (214) 954-0300 Phone : (972) 387-1000
Fax : (972) 960-1129
ENGINEER – Lawrence A. Cates & Associates,
Dallas & Austin, Texas
Phone: (972) 385-2272
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/10/08 & COLOR
ELEVATION PROVIDED 10/01/08 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS
KILLOUGH AT (817) 748-8072.
1. The following changes are needed regarding elevations:
a) The south (rear) and north (front) elevations of Buildings A1 & A2 do not comply
with articulation requirements. A maximum wall length of 90 feet with no
articulation is permitted. The south and north wall both have a horizontal section
of approximately 130 feet with no offset. The rear elevation has a section of 175
(
feet with no off-set. Variance requested)
b) Textured paint on tilt wall is generally acceptable if it is similar to stucco in
appearance. However, it cannot exceed 80% of any one façade, excluding the
area for doors and windows. The south and portion of the east facades of
building A do not comply with this standard. (Variance requested due to
material being limited to rear of the building)
d) Insure that all mechanical units including ground and roof-top units are correctly and
fully screened of view from adjacent R.O.W.’s and residential properties. Roof top
units must be screened by architectural features which are an integral part of the
building. Chain link with slats is not recommended for ground units. A dense
evergreen hedge or masonry wall matching the building may be preferred for ground
units.
3. Please confirm that the site data summary calculations are correct. Site cannot exceed 75%
impervious coverage on full build-out without modification to the existing zoning.
Informational Comments
Case No. Attachment E
ZA08-079 Page 1
* All development must comply with the City’s Drainage Ordinance No. 605, as amended.
* Any metal roofs must be standing seam with a factory applied non-metallic matte finish.
* Denotes Informational Comment
The following are the design guidelines approved as part of the “S-P-2” zoning:
Guidelines for Shops at Southlake (Central Market Project)
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.
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 (are) the pattern(s) created by the regular recurrence or
alteration of its constituent architectural components.
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-through.
Architectural Elements: Architectural elements are the individual components of a building,
including walls, doors, windows, cornices, parapets, roofs, pediments, and other features.
Architectural composition is the relationship between the architectural elements in an individual
building.
Architectural elements shall be designed to the appropriate scale and proportions of the
selected architectural style. For example, building designs based on an Art Deco style
shall utilize architectural elements of a scale and proportion characteristic of that style.
Building Entrances: The design and location of building entrances 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.
Facade Treatments:
Case No. Attachment E
ZA08-079 Page 2
All sides of a building shall be consistent with respect to style, colors, and details only to
the extent that they establish continuity with the main street-front facade.
Display windows are encouraged along the main facades of buildings. Buildings should
avoid long, monotonous, uninterrupted walls. Building wall offsets, including projections,
recesses, niches, fenestration, or changes of materials or color shall be used to add
architectural variety and interest, and to relieve the visual impact of a blank wall.
Parapet and roof-line offsets between facades may be provided in order to break down the
scale of the block and create architectural interest and variety.
Architectural elements, such as canopies, awnings, roof and floor overhangs, and
colonnades shall be provided as appropriate to protect pedestrians, help unify parts of a
building or block, provide human scale, or provide a backdrop for signage and graphics.
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 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.
Lighting: The placement and orientation of lighting can be a critical part of creating an inviting and
safe downtown environment.
Exterior lighting shall be architecturally integrated with the building’s style, material, and
color.
Lighting intensities shall be controlled to ensure that excessive light spillage and glare are
not directed toward neighboring areas and motorists.
Pedestrian level lighting of building entrance-ways shall be provided.
Illuminations of portions of buildings, direct or indirect, may be used for safety or
aesthetic results.
Pedestrian Network: Sidewalks are a critical part of pedestrian connectivity. In order to enhance
the safety of the pedestrian environment, all development 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.
Case No. Attachment E
ZA08-079 Page 3
Pedestrian crosswalks shall be clearly designated and provided at all key street
intersections.
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 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 E
ZA08-079 Page 4
Surrounding Property Owners
The Shops of Southlake
SPO # Owner Zoning Land Use Acreage
1.
Carroll/1709, LTD SP2 Town Center 8.67
2.
City of Southlake SP2 Town Center 0.78
3.
Carroll/1709, LTD SP2 Town Center 7.38
4.
Carroll/1709, LTD SP2 Office Commercial, Town Center 8.93
5.
Carroll/1709, LTD SP2 Town Center 0.93
6. Office Commercial, Town Center, Medium
Carroll/1709, LTD SP2 Density Residential 2.43
7. Office Commercial, Town Center,
Public/Semi-Public, Medium Density
Cambridge 114 Inc SP2 Residential 12.44
8.
Greenway-Southlake Office Prtn SP1 Office Commercial 1.99
9.
Maddox, Kimberle K Etvir Mark SF20B Town Center, Medium Density Residential 0.57
10.
Poonawala, Shiraz Etux Yasmeen SF20B Town Center, Medium Density Residential 0.51
11.
Cravens, Charles R Jr Etux J SF20B Town Center, Medium Density Residential 0.54
12.
Carkner, Philip Etux Ginny SF20B Medium Density Residential 0.70
13.
Bellany, Rodney Etux Tammy SF20B Medium Density Residential 0.50
14.
Newlin, Patricia S SF20B Medium Density Residential 0.47
15.
Griffith, Lesli A Etvir M SF20B Town Center, Medium Density Residential 0.79
16.
Drake, Thomas E Etux Donna A SF20B Town Center, Medium Density Residential 0.63
17.
Thompson, Bryan Etux Barbara J SF20B Town Center, Medium Density Residential 0.53
18.
Waychoff, John C Etux Carla SF20B Town Center, Medium Density Residential 0.46
19.
Blucher, Charles A Etux Susan SF20B Town Center, Medium Density Residential 0.46
20.
Henning, Christian Etux Sandra SF20B Town Center, Medium Density Residential 0.46
Case No. Attachment F
ZA08-079 Page 1
21.
Tompkins, James M SF20B Town Center, Medium Density Residential 0.46
22. Office Commercial, Medium Density
Pellettieri, J M Etux Barbara SF20B Residential 0.46
23. Office Commercial, Medium Density
Davis, James H Etux Carole M SF20B Residential 0.47
24.
Town Square Ventures Lp DT Town Center 0.38
25.
Town Square Ventures Lp DT Town Center 4.33
26.
Town Square Ventures Lp DT Town Center 0.38
27.
Town Square Ventures Lp DT Town Center 0.27
28.
Town Square Ventures Lp DT Town Center 3.62
29.
Southlake, City Of DT Town Center 0.94
30.
Slts Block 22 LP DT Town Center 0.28
31. Office Commercial, Medium Density
Prade, C A Jr Etux Anita AG Residential 16.19
Case No. Attachment F
ZA08-079 Page 2
Surrounding Property Owner Responses
The Shops of Southlake
Notices Sent:
Thirty-One (31)
Responses Received:
None (0)
Case No. Attachment G
ZA08-079 Page 1