Loading...
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