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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 ■ o�c„�r , 1440 0 1040 2400 N E S Case No. ZA 06 -094 3400 Feet Attachment B Page 1 o � 0 0 i A b � C1Q � C9 - -- t 5Tq T$ - -,_. "� \��`,' 9`4 t f f BuM RYARD 5UMMARY CHART \s Af \� �g6yY / \ \, c 2005 W*" 4 7A05 -076 REVtSEA CONCEPT PLAN FOR RELOCATION OF COMMON OPEN SPACE � At,,p A BLOCK K AND BLOCK 27 � `a- 50UTFLAE TOWN SQUARE airo souwcE COMMIT. TE %AS A CASE NO -- - - - - -- '/� p k. i O C f9 Q .+ O f7 b A� S OUTH LA , p TOWN S QUARE 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 Page 3 o � 00 0 A� A� n A� BUILDING AREA TABULATIONS BUILDING LETTERS ND. OF STORIES APPROX. - (EIGH RETAIL S.F. OFFICE S.F. MEDICAL OFFICE S S F RESTAURANT S.F. TOTAL S.F. A 1 2C -20' 0 7.000 0 0 J,000 8 1 20' -33' +4000 0 O J,J90 n,BN) C 1 20' -215' 0.000 0 0 0 6.000 o 2 24' -3P 0 0,300 4000 0 12,300 2L.aQO 14(100 e.000 s.7sD L�.JAD p C I 6 nK TCC o 2 �- a 4 — ;I P QI�o�P­ .SU2MMARY AESICAL CLINIC: CFFICE 11330 19 Si ACED I t TOTAL REDDIRED 328 SPACES I I - - — GORBURAODIFION SLD. 021 t L.II.O. � OFFICE COMMERCIAL e LOT 1R Bt ICK I OWNER APPLICANT: ENGINEER AYISORAKF. YIG M 2.N YNX SIAE£T. Srt 2N OBTH CIOTd11 FI�F.S4MAY 9118 N04 SgII1MNff. lFYASI SW79N¢, 1093 'roM2 d ALW IEIU >82w M 3➢ AN FAltel >- L'1 -OJI> TFL MI- ]3➢�- OWO DL >- 3b1 -4T> lE�l� I�I��SSf110RWN. 1. 2iF -Ot4 -'1084 N LE GEND r e nNTIgUE STREE- uGHT,xux, 16' � .n .,INCLENEAC C.a°cgcuuwlNC ON av PCLE,Nx.am o-«n CCCBLEH 1w 0GUL.w CN arc> 1IAn.B d' GONCREiE GIOEwNK, 3808 FBI, ON- 11NISHEU � e MD�OBTISP�/ �7 ®p I =<e REMAINDER OF —_ - COi2A,'BLOGKT ___ GOR So'ES, DITION III TID.T. OFFICE COMMERCIAL LOT 2A xe ° °' to BLOCK 1 SITE DATA SUMMARY CHART GROSS AREA amo ACRES ..N. ZONING OT AREA CF OPEN SPACE 0.72 ACRES BUILgNG AREA 33.600 GROSS FLOOR AREA L1,800 SIT: COVERAGE 2A. AREA GF IMPER COVERAGE 2. ACRES PERCENTAGE OF OPEN SPCOE 1B/ PABKN0 SPACES BIBI 22J PARNNG SPACES FRONDED LOADING SPACE REQ'D 1 LOADING SPACES PRONOm 1 LARD USE DESIGNATION TO2A1 SQUARE ANTOPATED DONSiRUCTIXi W MFAOEMENIS +0 /. ANTCIPATD P CT OPENING lO /" worms BLOCK 22 LOTS 2 -) SOUTHLIKE TOWN SQUARE b LOTS a tl AN ADDITION TO THE I— OF SOUTH — h s TARRANT COUNTY, TE E S L REINO A I7AC ACRES TRACT OF LANG (BLOCK 22, LOT 21 BIT—— IN THE RICHARD EADS SURVEY, ABSTRACT NO. 481 SOUTHLAKE TOWN SQUARE RECORDED IN CABINET A, SLIDE 6EBB, FRI �� JUNE 24, 20]5 If. CI1 a ) ®,.p BENCBY00{e CAI I �r6iC1 V Qd BM Si 53 EAST s .MD. RT. & 653 -- _ AnsDD,RLA 6�T(C";��EU:= S.so=BRi JUL 31 2006 E BM It A 111° 1a° . Planning Dept NDRIR CA_ _, _ EL , SITE PLAN x EF INEIaE NeDN "Ea`95EN01E ZA06 - 094 ° LAKE TOWN SQUARE 2, ­N FNFRE to E—IB 'H C.VER BLOCK 22 LO T 2 TREATm ANDCONPACTEDEVBGRADE CITY OF SOUTHLAKF, TEXAS a -RCFER io maT 6oN LOrDMeNS Oxs Q DROCKETTE• DAVIS• DRAKE, INC. 1111T 11 RIIIII G GrAO..111,g engineer LAYOUT WILL OEOETCNMINEO ev>NOI ONE1NIC SnOr "TA, 11 It'. Enginen�n3 B.— IN PARKING SPACES ARE Y BY IB'. +lu rvmn iz,.laua.- ,Qlxueev�+m+ ,v 353Y V 0 0 i� I l� V 1 E A k S T S O U T H L A K E B O U L E V A R D F. M. 1 709) I FUTURE MAIN ST 1�:FT MAIN STREET 0 IK-M-1 T ----------- ------------- __________________ --- D - -- - - --- - ------ --- -- --- A P VI—Y MAP CALLED 5 92 All. fp" K6 EWER°RISE3 tf uj v.- IE343, PG 3E1 > 13 EAST PO RTION OF L G4lIF0 5E14 ACR ITS I T �,T, lair-, 3.784 AC. Received y "cam "�,�- +ary „ ; JUL 3 1 2006 Planning Dept TREE EXH8rr CLOCK 22 SOUTHLAKE TOWN SQUARE AN AD ITON TO ME CITY OF SOUTHLAKE TARRANT COUNTY, TEXAS MEIIE 6 ZI ­5 MAE-F LAND 7ME RICHARD EADS Z ONED R- DESI-,l Z T 17 W 313.79' "ME 24 `o` omml APPUEAMT ,,, „ E. SOUTHLAKE BOULEVARD (F.M. 17091 T, IA TEXA5 I -IAET; PEA— IjC,IA- E405 SuflvEy, A81TRAC1 No, 'Af FREEMAN Eullv£y - AO — .T.4cr No - 129 - — - — - — - — - — - — - — - — - — - — - — - — - �A (n o � 00 i b � CfQ � �I - �� I- ® a RI • 2 2D ° I EDICAL OFFICE FLOORS a F =553 l . y • .._ �- OUR OAK LIVE OAK (65 GALLON M N) a y, BURFCRO HOLLY g UGUSTRUM AGAINST DUVPSTER ENCLOSURES (WITH LIRICPIE AROUND ED(,ES) PRELIMINARY LANDSCAPE PLAN NOR TH (-R W LARGE NELLIE R. STEVENS HOLLY ATHENA ELVU OR EQUIVALENT (TO MATCH WEST SIDE OF CENTRAJ*e6Q�d SCALF 1'=2d -a' 10 20 5o Ipp A ATHENA ELMS ® Cl ARA INDIAN HAWTHORNFS W/ I.IRIOPIF ARCUND EDGES JUL 31 2006 ELAEAGNLS • ANTIQUE POLE UGH7 Planning De associates , t i N O Y 3 I-0� L_u C o J I- O r ice+ A b C�, n /�. e 2 2 C , ,.'.'.. '.'.'..'.'..'.'._. '.'.'.'.'...'.'..'.'..'.'.'.'.' _ _ 2 2 2 .A F 1',) plNC To F A FF =555 F FF -556: F RST NATIONAL 1 : :: FF =554 F ® 1 AL FF =553: R RETAIL 2 -,� ® 1 F , 1 FLOOR F FF -555 , 00, '0 wo � �ao I / o o L�x 000 o z a 77 =75 0 J-� � �2' BUILDING 7 AND BUFFE&�Y,ARD SETBACK 0 - � �- - -_ M MATCH LANDSCAPING CONDITIONS OUR OAK LIVE OAK (65 GALLON M N) a y, BURFCRO HOLLY g UGUSTRUM AGAINST DUVPSTER ENCLOSURES (WITH LIRICPIE AROUND ED(,ES) PRELIMINARY LANDSCAPE PLAN NOR TH (-R W LARGE NELLIE R. STEVENS HOLLY ATHENA ELVU OR EQUIVALENT (TO MATCH WEST SIDE OF CENTRAJ*e6Q�d SCALF 1'=2d -a' 10 20 5o Ipp A ATHENA ELMS ® Cl ARA INDIAN HAWTHORNFS W/ I.IRIOPIF ARCUND EDGES JUL 31 2006 ELAEAGNLS • ANTIQUE POLE UGH7 Planning De associates , t i N O Y 3 I-0� L_u C o J I- O r ice+ A b C�, n associates , t i N O Y 3 I-0� L_u C o J I- O r ice+ A b C�, n o � 0 0 4 1 NORTH ELEVATION SOUTH ELEVATION SOUTHLAKE TOWN SQUARE -22 D rnHrhla ke. .PxA. maa. 2006103 07. 7.06 ` 2�merriman associates architects, inc. 2006 A b � C1Q � C9 Sm EAST ELEVATION 16' S p UTH LAKE TOWN SQ_UARE WEST ELEVATION b O 't3 O 0 J n o � 00 SOUTH ELEVATION .....,. ......... ...... .... ,... y. • ... n-I i y A b � C1Q � t'9 NORTH ELEVATION ms EAST ELEVATION WEST ELEVATION 16' SOUTHLAKF TOWN SQUARE -22 A sour Make. texas —2006103 07.1 7.06 a.�nimm C UTH toKt TOWN S QUARE ma'� ff7 ,c�merriman associates architects. inc. 2006 aa ocizces 00 o � 00 ENO meta canopy z y —c NORTH ELEVATION EAST ELEVATION WEST ELEVATION 20' n b � C1Q � C9 southlake.texas ,—a. 2006103 07.1 7.06 ,�c`,merriman associates architects, inc. 2006 SpUTH LAxf T SCZ arch, — ma. D.— will be added - —...d— fire e&— requlrem — as necessary. o � 00 i A b � SOUTH ELEVATION i i awning mewl canopy NORTH ELEVATION southlake.cexas ma a.2006103 07.17.06 �merriman associates architects, Inc. 2006 TOWN S O - UARE E3 .�m EAST ELEVATION WEST ELEVATION 16' :rch�t<as ma. nor titan O 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