Item 7NCity of Southlake
Department of Planning
STAFF REPORT
August 30, 2006
CASE NO
ZA06 -094
P ROJECT: Site Plan for Lots 2 through 7, Block 22, Southlake Town Square
REQUEST: SLTS Land, L.P. is requesting approval of a site plan. The plan proposes
approximately 48,000 square of retail and office space on approximately 3.9 acres
located at the northeast intersection of Central Drive and E. Southlake Boulevard.
The following variances are requested:
1) Driveway stacking depth from Central Drive and Summit Avenue (minimum
100' required, 24 feet provided)
2) Landscape island widths (minimum 12' required, ± 2' to 8' provided)
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Revised Site Plan Review Summary No. 2, dated August 17, 2006
(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.
ZA 06 -094
BACKGROUND INFORMATION
OWNER/APPLICANT: Southlake Town Square Land, L.P.
PROPERTY SITUATION: Current physical address is 1501 Main Street. The general location is 1500
Block of E. Southlake Boulevard.
LEGAL DESCRIPTION: Tract 2A, 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.
-City Council approved "DT" zoning with an associated concept plan on March
4, 2003.
-A revised concept plan allowing the south portion of Block 22 for commercial
development and relocating the park previously designated for this area was
approved September 6, 2005.
P &Z ACTION: August 17, 2006; Approved (6 -0) subject to review, granting requested
variance for stacking; noting the applicant's willingness to address stacking
depth issue on Summit and Central Avenues and the drive thru at the bank if
that becomes a safety issue as defined by the Public Works Director at their
absolute discretion; granting variance to island widths; noting applicant's
willingness to plant canopy trees; and noting the applicant's willingness to move
loading dock that is east of bank in order to have better access for the drive
through windows.
STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 2 dated August 17, 2006.
N: \Connnunity Development \MEMO \2006cases \06- 094SP.doc
Case No.
ZA 06 -094
Attachment A
Page 1
Vicinity Map
Block 22, Southlake Tern Square
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ZA 06 -094
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Block 22 — Revised Preliminary Plat and
Site Plan Application
INTRODUCTION
Summary of Request
Cooper & Stebbins, L.P. and SLTS Land, L.P. (collectively, "C &S ") are seeking
approval by the City of Southlake of the enclosed Site Plan and revised Preliminary Plat
for Block 22. These submittals build upon and are consistent with the previously
approved Concept Plan Revision for Block 22.
Summary
Block 22 represents the next step in the evolution of the successftil Southlake Town
Square development. The 3.8 acre Block is located at the northeast corner of the
signalized FM 1709 /Central Avenue intersection and abuts Town Square Phase 1 to the
west, Summit Park to the north, and Block 23 to the east. The Block represents a prime
commercial location, with excellent frontage and visibility on 3 sides. Within the Town
Square development fabric, the proposed development will provide important east -west
and north -south connections, linking Phase I with development to the east and providing
pedestrian access from Main Street south to FM 1709 on both the east and west sides of
the Block. will connect the eastern and western portions of Town Square and increases
Town Square's presence to FM 1709.
47,000 sq. ft. of mixed office (12,000 sq. ft.), retail /restaurant (27,500 sq. ft.) and bank
(7,500 sq. ft.) uses are proposed. With over 70% of space pre - committed, C &S is ready
to start construction by year end 2006, to allow a 4 th quarter 2007 opening.
Consistent with the Town Square Concept Plan and existing Town Square development
along FM 1709, buildings are located on the 32' building setback line, with primary
entrances oriented toward the parking lot to the north. The southern facades facing FM
1709 have been enhanced to incorporate design details from the main fagade, to provide a
"second front." Visibility into the Block from FM 1709 is e e6k&ugh
JUL 3 12006
Planning Dept
Case No. Attachment C
ZA 06 -094 Page 2
incorporation of a small plaza space between the 2 buildings to the west, and through 2
pedestrian sidewalks connecting to the FM 1709 trail system. In all other respects, the
design, block layout, and landscaping are consistent with the street and block pattern that
have been established to date.
Block 22, as proposed requires 223 spaces which is inline with 224 spaces provided. Due
to the mix of uses in this block, coupled with the types of professional Medical uses
proposed in Building 221), a shared parking reduction is requested via this application, to
allow the building to be parking at a ratio of 50% office and 50% medical, resulting in a
combined ratio of one space for every +/- 220 square feet of building area.
The proposed Grading Plan locates the buildings at and /or near the existing elevations of
FM 1709, Summit Avenue, and Central Avenue. The high point of the block is
approximately 6 feet higher where the block meets the existing grade of Summit Park.
The final design of the park allows for a gently sloping parking lot and eliminates the
need for a retaining wall.
Summary Conclusion
The elevations and site plan before you incorporate and improve upon the successful
design established to date. Through collaborative and successful meetings with City
Staff, we believe that this application also encompasses their direction/comments
including enhanced connectivity to not just Town Square but to adjacent developments,
therefore your approval of the matters before you are respectfully requested.
Received
JUL. 31 2006
Page 2 Planning Dept
Case No.
ZA 06 -094
Attachment C
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SITE PLAN REVIEW SUMMARY
Case No.: ZA06 -094 Revised Review No.: Two
Project Name: Site Plan — Block 22, Southlake Town Square
Date of Review: 08/17/06
APPLICANT: Sandy Spurgin
Cooper & Stebbins
1256 Main Street
Southlake, Texas 76092
Phone: (817) 329 -8400
Fax
ENGINEER: Matt Morgan, PE
Brockett, Davis, Drake,
Phone: (214) 824 -3637
Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/31/06 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE 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 OR BEN BRYNER AT (817) 748-
8602.
Label the distance from the nearest corner of buildings 22A and 22C to the front and side property
lines. Architectural towers and bay windows may encroach into the setback or ROW up to 48
inches.
2. Provide a minimum stacking depth of 100 feet in accordance with the Driveway Ord. 634, as
amended. A depth of approximately 24 feet is being provided. (Variance requested)
Show ROW dedication adequate in width and transition to accommodate the turn lane along
Southlake Boulevard at Central Dive and maintain the typical parkway width. The setback may be
reduces to 20 feet from the ROW where additional dedication is required /provided for turn lanes.
4. Some landscape parking islands do not meet the minimum width required by the landscape
ordinance. (The applicant requests approval as proposed, variance requested)
Show and label all lot boundaries in accordance with the proposed plat.
A fully corrected plan that includes all associated support plans /documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed and
stamped "approved" by the Planning Department.
All development must comply with the City's Drainage Ordinance No. 605 and detain all post
development run -off.
Case No.
ZA 06 -094
Attachment D
Page 1
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
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, a fiilly corrected 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.
Denotes Informational Comment
Case No.
ZA 06 -094
Attachment D
Page 2
Case No. 06 -094 Review No. _ Dated: August 10, 2006 Number of Pages: 2
Project Name: Block 22, Southlake Town Square, 1501 Main St. (Site Plan)
Comments due to the Planning Department: August 11, 2006
Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713
The following comments are based on the review of plans received on July 13, 2006 . Comments designated with a number
may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council.
Other items will not be addressed by either the P&Z or City Council. It is the applicant's responsibility to contact the department
representative shown above and make modifications as required by the comment.
Landscape Plan Required:
Most of the submitted Landscape Plan seems to meet the consistency requirement as required within
the former Town Square developments except no canopy /shade trees are provided along the frontage
of the buildings of the proposed buildings. There is twenty feet (20') of proposed paving between the
frontage of the buildings adjacent to East Southlake Blvd. and the proposed parking that can contain
tree well and shade tree. That would be consistent with the rest of the Town Square development.
Parking Lot Landscaping:
The applicant enlarged two of the northern parking lot landscape islands to a width of 13', as stated in
the submitted comments but the central parking lot landscape islands are still required to be a minimum
of 12' wide as required by Section 3.4 of Ordinance 544 -A. The reasoning for this is so the required
canopy trees within each parking lot landscape island will have sufficient soil area to produce a healthy
functioning root system. A 4' strip of soil surrounded by asphalt does provide enough soil area for a
large growing canopy tree to produce a healthy functioning root system.
2. The submitted Landscape Plan shows one Athena Elm to be placed in the middle of the parking lot within a 3'X9'
island. If this tree is intended to be placed where it is proposed, the width and length of the island shall comply with
the parking lot landscape island requirements as regulated by Ordinance 544 -A. The landscape island shall be a
minimum of 12' wide and the length of a parking space.
Planter islands shall have a minimum width of 12' back -to -back if curbed or 13' edge -to -edge if no
curb is intended, and shall be equal to the length of the parking stall.
Tree Conservation Plan Required:
Following the plans submittal requirements outlined in Ordinance 585 -B, please impose the site plan,
grading plan and utility plan on the submitted tree exhibit and show clear delineation for each protected
tree of whether the tree will be preserved, altered due to construction or could be potentially saved
based upon site specific conditions.
Informational Comments:
Submission of the future plans for construction permitting must meet the following minimum
Case No. Attachment D
ZA 06 -094 Page 3
requirements for plans submitted. The submitted Landscape Plan does not meet the qualifications for
Landscape Plan submittal as outlined in Section 6.0 — 6.2 of Ordinance 544 -A.
QUALIFICATION TO PREPARE PLANS: For all lots greater than 30,000 square feet, Landscape Plans shall be
prepared by a Registered Landscape Architect. For lots less than 30,000 square feet, a Landscape Designer or
Landscape Contractor, knowledgeable in plant materials and landscape design may also prepare the landscape plan.
LANDSCAPE PLAN REQUIREMENTS: The following items are missing and shall be provided on the required
landscape plan.
a. Name and address of owner.
b. Boundary shown with dimensions.
Any existing easements and utilities shown. (i.e. water, sewer, storm drain, gas, electric, cable,
etc.)
d. Location, caliper size and name of all existing trees 6" caliper or more which are to be preserved.
Location, quantity, size and name of all proposed plant materials.
f Maintenance note provided. (Ord. 544 -A, Section 10.1)
g. Visibility triangles shown.
h. Landscape Architect seal signed and dated.
i. Plant list shown with format similar to Appendix 'C'. (Ord. 544 -A)
Any berms delineated with one -foot (I') contour intervals.
BUILDING PERMIT: No building permits for building, paving, grading or construction shall be issued until a
Landscape Plan meeting the requirements of this ordinance has been approved by the Landscape Administrator.
CERTIFICATE OF OCCUPANCY: All plantings, screening, berms or other requirements of this ordinance shall
be installed prior to the issuance of a Certificate of Occupancy (C.O.). Any sod intended must be installed,
hydromulch areas must be sprayed.
Case No.
ZA 06 -094
Attachment D
Page 4
Surrounding Property Owners
Block 22, Southlake Town Square
Owner
Zoning
Land Use
Acreage
1. Cambridge 114 Inc
S -P -2
Office Commercial
12.622
2. Taylor, Earnest E Jr
0-1
Office Commercial
1.522
3. Bruton, Paul R & Doreen
S -P -2
Office Commercial
1.0
4. Town Square Ventures LP
DT
Town Center
0.5
5. Town Square Ventures LP
DT
Town Center
3.7
6. Southlake Office Center Ltd
DT
Town Center
1.064
7. Town Square Ventures LP
DT
Town Center
2.212
8. South Carroll/1709 Ltd
S -P -2
Town Center
29.113
9. Brownstones at Town Square
DT
Town Center
-
10. PKB Enterprises Ltd
DT
Town Center
-
11. Town Square Ventures
DT
Town Center
-
12. Town Square Ventures
DT
Town Center
-
13. PKB Enterprises Ltd
v
Town Center
-
Owner
Zoning
Land Use
Acreage
1. Cambridge 114 Inc
S -P -2
Office Commercial
12.622
2. Taylor, Earnest E Jr
0-1
Office Commercial
1.522
3. Bruton, Paul R & Doreen
S -P -2
Office Commercial
1.0
4. Town Square Ventures LP
DT
Town Center
0.5
5. Town Square Ventures LP
DT
Town Center
3.7
6. Southlake Office Center Ltd
DT
Town Center
1.064
7. Town Square Ventures LP
DT
Town Center
2.212
8. South Carroll/1709 Ltd
S -P -2
Town Center
29.113
9. Brownstones at Town Square
DT
Town Center
-
10. PKB Enterprises Ltd
DT
Town Center
-
11. Town Square Ventures
DT
Town Center
-
12. Town Square Ventures
DT
Town Center
-
13. PKB Enterprises Ltd
DT
Town Center
-
Case No.
ZA 06 -094
Attachment E
Page 1
Surrounding Property Owner Responses
Block 22, Southlake Town Square
Notices Sent: Eight (8)
Responses Received: None (0)
Case No.
ZA 06 -094
Attachment F
Page 1