Item 7PCity of Southlake
Department of Planning
S T A F F R E P O R T
January 11, 2006
ZA05-156
CASE NO:
Site Plan for the Shops of Southlake – Building A3
PROJECT:
REQUEST:On behalf of South Carroll/1709 Ltd., Lawrence A. Cates & Associates, LLP is
requesting approval of a site plan for Building A3 of this development. A variance
to allow the articulation and exterior materials as shown is requested.
1. Conduct public hearing
ACTION NEEDED:
2. Consider site plan approval
ATTACHMENTS:(A)Background Information
(B)Vicinity Map
(C)Plans and Support Information
Site Plan Review Summary No. 1, dated December 30, 2005
(D)
(E)Surrounding Property Owners Map
(F)Surrounding Property Owners Responses
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Dennis Killough(748-8072)
Case No.
ZA05-156
BACKGROUND INFORMATION
OWNER: South Carroll/1709,Ltd.
APPLICANT:Lawrence A. Cates & Associates, LLP
PROPERTYSITUATION:The property is located at the southeast corner of E. Southlake Blvd. and S.
Carroll Avenue.
LEGAL DESCRIPTION: Lot 5, Block 1, The Shops of Southlake
LAND USE CATEGORY: Town Center
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: -A rezoningandconceptplanfor “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 entire site except for
Buildings A1-3, D and E.
P&ZACTION:January 5, 2006; Approved (6-0) subject to Site Plan Review Summary No.
1, dated December 30, 2005;
granting the requested variances for articulation and exterior materials;
limiting time period of variance to 3 years on east side; and
accepting the applicant’s willingness to appropriately screen the patio
area on the west side.
STAFFCOMMENTS:The purpose of this plan is to receive approval of the architectural elevations
for Building A3 only. This review and any approval is limited to issues
associated with the elevations for Building A3 unless specifically noted and
approved. Attached is Site Plan Review Summary No. 1, dated December
30, 2005.
A landscape and screening plan forthe courtyard area between this proposed
building and the Central Market is included as part of attachment ‘C’ and ‘F’.
N:\Community Development\MEMO\2005cases\05-156SP.doc
Case No. Attachment A
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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SITE PLAN REVIEW SUMMARY
ZA05-095One12/30/05
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Shops of Southlake, Building A3
APPLICANT: David Palmer ARCHITECT: Gary DeVleer
S. Carroll/1709, LTD Hodges & Associates, P.L.L.C.
13642Omega
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 REFERENCEDPROJECTRECEIVED BY THE CITY ON 11/28/05 AND WE
OFFER THE FOLLOWINGSTIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVEANYQUESTIONS
OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 748-8072.
1.The following changes are needed regarding elevations:
a)The south and west elevations does not comply with vertical articulation requirements. A
maximum wall length of 87 feet with no articulation is permitted. The south wall is 96
feet in length with no vertical articulation. The east elevation also does not meet
articulation standards, but is only temporarily exposed until building A2 id added.
(Variance requested due to material being limited to rear portion of buildings)
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 facade does not comply with this standard. The east façade is also
proposed with the same material but is only temporarily exposed until the addition of
(Variance requested due to material being limited to rear portion of
Building A2.
buildings)
c)Clarify the “masonry veneer” material proposed on the north and east facades.
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 anintegral 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.
Informational Comments
Case No. Attachment D
ZA05-156Page 1
* Any plan revisions or supplemental information required following a Planning and Zoning
Commission or City Council hearing must be submitted to the City Planning Department no later
than 5:00PM the following Monday. A minimum of twelve (12) full size copies and one (1) 11”
x 17” reduction is required for any plans. If not received by the deadline, the application may be
tabled until the next meeting agenda.
* Improvement to adjacent roadways, as stipulated in the zoning and concept plan approval for
traffic management, must be completed prior to issuance of a Certificate of Occupancy.
* All development must comply with the City’s Drainage Ordinance No. 605, as amended.
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, and a site plan, landscape plan, irrigation plan, and building
plans, must be submitted for approval and all required fees must be paid. This may include but not
be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap
Fees, and related Permit Fees.
* A set of fully corrected site plan documents must be submitted and stamped “approved” by the
planning department prior to issuance of any building permit.
* 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-throughs.
Case No. Attachment D
ZA05-156Page 2
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:
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.
Case No. Attachment D
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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.
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 D
ZA05-156Page 4
Surrounding Property Owners
The Shops at Southlake
OwnerZoningLandUseAcreage
1.Ginn, John A & Jody A SF-20BMedium Density Residential 0.577
Mortgage Electronic Reg Sys
2.Poonawala, Shiraz & YasmeenSF-20BMedium Density Residential 0.508
3.Cravens, Charles R Jr & Jane H SF-20BMedium Density Residential 0.543
4.Carkner, Philip & GinnySF-20BMedium Density Residential 0.699
5.Clemons, Scott & Denise SF-20BMedium Density Residential 0.497
Johnson, Steven K & Susan
6.Newlin, Patricia S SF-20BMedium Density Residential 0.463
7.Griffith, Lesli A SF-20BMedium Density Residential 0.8
8.Drake, Thomas E & Donna A SF-20BMedium Density Residential 0.631
9.Thompson, Bryan & Barbara J SF-20BMedium Density Residential 0.527
10.Waychoff, John C & Carla SF-20BMedium Density Residential 0.466
11.Blucher, Charles A & Susan SF-20BMedium Density Residential 0.461
12.Henning, Christian & Sandra SF-20BMedium Density Residential 0.461
13.Tompkins, James M SF-20BMedium Density Residential 0.461
14.Pellettieri, J M & Barbara SF-20BMedium Density Residential 0.464
15.Davis, James H & Carole M SF-20BMedium Density Residential 0.467
Case No. Attachment E
ZA05-156Page 1
16.Sl Venture West II Lp DTTown Center 0.37
17.Southlake Venture DTTown Center 4.32
18.Sl Central Venture II Lp DTTown Center 0.39
19.Southlake Venture DTTown Center 0.19
20.Southlake Venture DTTown Center 3.7
21.City of Southlake DTTown Center 0.935
22.Greenway-Southlake Office Prtn S-P-1Office Commercial 0.817
23.Pkb Enterprises Ltd DTTown Center 1.0
24.Prade, C A Jr & Anita AGOffice Commercial 0.5
25.Cambridge 114 Inc S-P-2Office Commercial 12.622
26.South Carroll / 1709 Ltd S-P-2Town Center 29.113
Case No. Attachment E
ZA05-156Page 2
Surrounding Property Owner Responses
The Shops at Southlake
Notices Sent: Twenty-four (24)
Responses: None (0)
Case No. Attachment F
ZA 05-156 Page 1