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Item 7HCity of Southlake Department of Planning STAFF REPORT August 31, 2005 CASE NO ZA05 -075 PROJECT: Revised Concept Plan for Lot 2, Block 19 and Lot 2, Block 22, Southlake Town Square REQUEST: Cooper & Stebbins, L.P. is requesting approval of a revised concept plan for the purpose of relocating open space /park land. No other changes to the approved concept plan are proposed. ACTION NEEDED: 1. Conduct public hearing 2. Consider revised concept plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Recommendations of the Park Board and Landscape Administrator Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Coitncil Membersv Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA05 -075 BACKGROUND INFORMATION OWNER/APPLICANT: Cooper & Stebbins PROPERTY SITUATION: The existing park location fronting the north side of E. Southlake Blvd. at the intersection of Central Drive has been re- allocated for commercial use; the park is proposed to be relocated on the east side of future Central Avenue, approximately 200 feet south of E. State Highway 114. LEGAL DESCRIPTION: Lot 2, Block 19 and Lot 2, Block 22, Southlake Town Square LAND USE CATEGORY: Town Center CURRENT ZONING: "DT" Downtown District P &Z ACTION: August 18, 2005; Approved (6 -0) accepting the plan presented; also including the Park Board recommendation noted as Attachment D, Page 1, which specifically makes acceptance of these parks subject to Cooper & Stebbins replacement of approximately .98 acre difference through the future designation of alternative parkland within Blocks 11 and /or 20 of Town Square. STAFF COMMENTS: There are no review comments regarding zoning or plan related issues. The recommendations of the Park Board and the Landscape Administrator are included as Attachment `D' of this report. N: \Coinmunity Development \MEMO \2005cases \05- 075RCP.doc Case No. ZA05 -075 Attachment A Page 1 Vicinity Map Lot 2, Block 19 8 Lot 2, Block 22, Southlake Town Square Case No. ZA05 -075 NORTHVVE^STPp Wy EAST Attachment B Page 1 1000 0 1000 2000 3000 Feet S O U T H L A K F TOVVNSQUARE REQUEST FOR APPROVAL OF REVISED CONCEPT PLAN Block 19, Lot 2 (proposed) Block 22, Lot 2 (revised) SOUTIMAKE TOWN SQUARE Southlake, Texas Summary of Request Cooper & Stebbins, L.P. and SLTS Land, L.P. (collectively, "C &S ") are submitting the attached application seeking approval by the City of Southlake (the "City ") for a Concept Plan revision for the approximately 3.78 acre site to be platted as Block 22, Lot 2 of Southlake Town Square and the proposed approximately 2.80 acre site to be platted as Block 19, Lot 2. Block 22, Lot 2 has been previously designated as common open space on the approved Concept Plan for Town Square. C &S is seeking approval to allow for the development of commercial uses on this Lot, consistent with the DT (Downtown District) zoning for the project, in exchange for which Block 19, Lot 2 will be designated as common open space. In order to preserve a usable commercial lot along Highway 114, the proposed new park land is by necessity 0.98 acres smaller than the current Block 22 area. C &S is reviewing appropriate potential new park areas in Blocks 11 and 20 of Southlake Town Square, and plans to designate new park space in one or both of these blocks, having a combined area of not less than 0.95 acres. Lot 2's adjacency to heavily traveled FM 1709 (East Southlake Blvd.), as well as the severity of its steep grades, make this parcel a very challenging - and non -user friendly - park space. The new northeastern park proposed by C &S is an aesthetically pleasing edge to Highway 114 (in particular until commercial development is feasible on the adjoining road frontage), and will also provide a pleasant transition zone and open space amenity for the Brownstone District to the south as well as to other residents of, and visitors to, Southlake. ZA05 - 075 REG "D Jo 9 Y 2005 Case No. ZA05 -075 Attachment C Page 1 Background Southlake Town Square is a 130 acre master planned mixed -use development comprised of retail, office, restaurant, entertainment, residential and government uses. Internationally recognized, the Square has become the downtown for the City of Southlake, a central business district for Northeast Tarrant County, and the community's gathering place. Opened in March, 1999, Town Square currently encompasses 11 city blocks covering 54 acres, and generates an estimated S5.0M per annum in locally based tax revenues. An additional 45 acres are currently under development with the Brownstones (Phase 1 residents commencing move -in's from December, 2005) and the mixed -use Grand Avenue District (opening progressively through the 2" Quarter, 2006). On completion of the Grand Avenue District (2006) and the final phase of the Brownstones (2007), Southlake Town Square as an environment will have physically more than doubled from its current size, to over 1.4 Million sq. ft., summarized as follows: With the incorporation of these new developments, locally based tax revenues generated from Town Square are projected to grow to in excess of $11.OM per annum. Town Square Parks The project's historic downtown grid pattern creates individual blocks interconnected by a network of public streets, with on- street parking and pedestrian amenities. Individual phases incorporate parks and public open space. Each of these public spaces contributes to the personality of the downtown, as does the Town Hall, which provides a perfect backdrop to the environment. Two parks have been developed to date, within the Project's first Phase. These parks, one anchored by a central fountain and the other by a bandshell pavilion, have become a focal point for the community of Southlake and are among the City's most used public spaces. Three new parks are now under development, including: (1) a 2.14 -acre park ( "Summit Park ") with paved walkways and a small gazebo fronting onto Main Street and Summit Street, adjacent to Phase I of the Brownstones; (2) a 0.3 -acre paved central plaza, located in the heart of the Grand Avenue District, designed around a major fountain in the ZA05 -075 7 2005 Page 2 Case No. ZA05 -075 Attachment C Page 2 Grand Brown - Current Avenue Stones Totals Retail 296,000 269,000 0 565,000 sq. ft. Office 20S,000 24,000 6,000 235,000 sq. ft, Residential 0 0 325,000 325,000 sq. ft. Government 100,000 0 0 100,000 sq. ft. Hotel 0 210,000 0 210,000 sq. ft. Totals 600,000 504,000 331,000 1,435,000 sq. ft. With the incorporation of these new developments, locally based tax revenues generated from Town Square are projected to grow to in excess of $11.OM per annum. Town Square Parks The project's historic downtown grid pattern creates individual blocks interconnected by a network of public streets, with on- street parking and pedestrian amenities. Individual phases incorporate parks and public open space. Each of these public spaces contributes to the personality of the downtown, as does the Town Hall, which provides a perfect backdrop to the environment. Two parks have been developed to date, within the Project's first Phase. These parks, one anchored by a central fountain and the other by a bandshell pavilion, have become a focal point for the community of Southlake and are among the City's most used public spaces. Three new parks are now under development, including: (1) a 2.14 -acre park ( "Summit Park ") with paved walkways and a small gazebo fronting onto Main Street and Summit Street, adjacent to Phase I of the Brownstones; (2) a 0.3 -acre paved central plaza, located in the heart of the Grand Avenue District, designed around a major fountain in the ZA05 -075 7 2005 Page 2 Case No. ZA05 -075 Attachment C Page 2 middle; and (3) a 3.2 -acre park designed around a large pond, with paved walkways and park benches, located on the western boundary of the Grand Avenue District. Each of these park spaces has its own design and unique personality, and each is key to the overall master plan and place- making initiatives for Town Square. Stock 22 Summit. Park is the approximately 2.14 acre northern portion of what was originally planned as an approximately 5.93 -acre park bounded by FM 1709 / Southlake Blvd., Central Avenue, Main Street and Summit Avenue. In the years since the original 1997 Concept Plan approval, C &S has considered various designs for this parcel. The land's adjacency to the heavily trafficked FM 1709 (East Southlake Blvd.) and its steep grades (falling away sharply to the east, west and south from a central spine cresting in Summit Park) make the southern portion of this parcel, at best, a very challenging park space, especially considering the large amount of families with younger children who regularly use the public spaces within Town Square. Surrounding grades on FM 1709, Central Avenue and Summit Avenue make access to the land problematic (which is further complicated by AiDA requirements). A significant portion of the land sits well above FM 1709 and is not currently usable, due to a series of retaining walls constructed by the City as part of the development of the sidewalk that runs along the northern edge of the road. In 2004, C &S sought and obtained approval for a Preliminary Plan dividing the Block into two lots. Lot 1 is the lot designated for the development of Summit Park. As discussed in its submission, C &S reserved the right to seek approval at a later date for development of commercial uses on Lot 2. The possibility of development of this lot was discussed early on with potential Brownstone buyers, each of whom has been made aware that the committed park space was limited to Summit Park. The requested change to the Concept Plan herein is consistent with those discussions. The proposed development of park space in Block 19, Lot 2 presents a "win win" scenario by adding more appropriately located park space to the north, giving the Brownstones a natural buffer and environmental amenity along both major road frontages. In addition, Lot 2 as proposed is reduced slightly at the northeastern boundary with Block 1, thereby adding 0.09 acres to Summit Park. Block 22, Lot 2's location has evolved into a logical and natural fit for a variety of commercial uses, due to its FM 1709 frontage and adjacency to Phases I and III of Town Square. By converting the parcel to uses complementary to those, which are already in existence on either side, C &S can recapture fundamentally unusable land and provide an aesthetically pleasing connection to be put into place by lowering the grade of the site adjacent to FM 1709. A series of aesthetically pleasing stepped walls at the northern edge of the site will transition to the natural grades to the north within Summit Park, allowing for a natural buffer to both the Brownstones as well as existing development. Z.A05- -075 Page 3 REL 0 J U i i 2€ 2015 Case No. ZA05 -075 Attachment C Page 3 Northeastern Park As the vision for Southlake Town Square has evolved, C &S has continued to emphasize the importance of well designed open spaces that are accessible to and usable by the many residents of, and visitors to, Southlake. In its consideration of alternative locations for open space in Block 22, Lot 2, C &S has undertaken conceptual design for the proposed park in Block 19, Lot 2. A design concept for this approximately 2.80 acre park is enclosed for reference (no approval is sought at this time). Located along the northern edge of the Brownstones development, this proposed park space provides an amenity to the northeastern area of the Town Square development, and an intermediary buffer to the Highway 114 corridor (particularly until development actually fronting 114 occurs). Beyond providing a pleasing transition (from Highway 114), the new park will provide a valuable amenity to adjacent residents. The park design incorporates a miminum 200 foot setback from Highway 114, leaving room for future commercial development when market conditions are favorable. Approval Requested By this application, C &S is requesting the City's approval to revise the Concept Plan for Southlake Town Square to re- designate: (1) Block 22, Lot 2 (as revised herein), to allow the development of commercial uses allowed under the Project's DT (Downtown District) Zoning; and (2) Block 19, Lot 2 (proposed), as common open space; subject to C &S' replacement of the approximately 0.9 acre difference (shortfall) between the areas of these two Lots through the future designation of alternative park land within Blocks 11 and /or 20 of Town Square (as the evolution of the design of those Blocks evolves). ZA05 -0 7 r) REU'n J u n l 9 7 20". Page 5 Case No. Attachment C ZA05 -075 Page 4 e 0 1� F - , I I-V 1 � I IL 0 -9 0 v Z' AP AN L-J, 0 9 0 1 Qp fl 7 e f7 t. yr: � , ,, i - � �.� . ,,. _- -- � �+ 17 11 L-:1 I:D El LIZ LE E fm c l .4F oc ClYlRAUANF�I� N I �A n SGUTHL7KE BOULEVARD (FM 1709) ,g 41 ......... a a @ a i s Sp 7" 17J -.LE� 10LETE] ILI L--1 ov, rA. L Ll a J Ih3 �I h a i 44 All I AS ZA05 RECD J u N 2 7 2005 Page 4 AID Case No. Attachment C ZA05-075 Page 6 CONCEPTUAL PLAN FOR PROPOSED NORTHEASTERN PARK Case No. ZA05 -075 . Co JJN 272195 ZA0 , 5_ , 0713 Attachment C Page 7 r t S Y H A 5_ eN y t H Q r— PROPERTY DESCRIPTION OF BLOCK 22 LOT 2 v BEING A 3.784 ACRE TRACT OF LAND SITUATED IN THE RICHARD EARS SURVEY ABSTRACT NO. 481, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING A PORTION OF THAT CALLED 3.870 ACRE TRACT OF LAND DESCRIBED IN DEED TO SLTS LAND, L.P. RECORDED IN COUNTY CLERK'S FILE NO. D20504243, DEED RECORDS OF TARRANT COUNTY, TEXAS, (DRTCT), SAID 3.784 ACRE TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 518 -INCH IRON ROD WITH CAP STAMPED "BURY + PARTNERS" FOUND FOR THE POINT OF INTERSECTION OF THE WESTERLY RIGHT -OF -WAY LINE OF SUMMIT AVENUE, (A 59 -FOOT RIGHT -OF- WAY) WITH THE NORTHERLY RIGHT -OF -WAY OF E. SOUTHLAKE BOULEVARD, (F.M. HIGHWAY NO. 1709, A VARIABLE WIDTH RIGHT -OF -WAY); THENCE NORTH 89 0 39'55" WEST ALONG SAID NORTHERLY RIGHT -OF -WAY LINE, A DISTANCE OF 313.79 FEET TO A CHISELED "X" FOUND FOR CORNER; THENCE NORTH 88 0 55'18" WEST CONTINUING ALONG SAID NORTHERLY RIGHT - OF -WAY LINE, A DISTANCE OF 204.25 FEET TO A CHISELED "X " FOUND FOR THE POINT OF INTERSECTION OF SAID NORTHERLY RIGHT -OF -WAY LINE WITH THE EASTERLY RIGHT -OF -WAY LINE OF CENTRAL AVENUE (A 71 -FOOT RIGHT - OF -WAY); THENCE NORTH ALONG SAID EASTERLY RIGHT -OF -WAY LINE, A DISTANCE OF 314.54 FEET TO A POINT FOR CORNER; THENCE EAST, A DISTANCE OF 517.99 FEET TO A 518 -INCH IRON ROD WITH CAP STAMPED "BURY + PARTNERS" FOUND FOR CORNER; THENCE SOUTH AT A DISTANCE OF 89.06 FEET PASSING A 518 -INCH IRON ROD WITH CAP STAMPED "BURY + PARTNERS" FOUND FOR THE NORTHWEST CORNER OF THE AFOREMENTIONED SUMMIT AVENUE, CONTINUING ALONG THE WESTERLY RIGHT -OF -WAY LINE OF SAID SUMMIT AVENUE IN ALL FOR A TOTAL DISTANCE OF 320.21 FEET TO THE POINT OF BEGINNING; CONTAINING A COMPUTED AREA OF 154,814 SQUARE FEET OR 3.784 ACRES OF LAND. REC'C JUN 2 'r' 2005 ZA05 -075 Case No. ZA05 -075 Attachment C Page 8 o� 00 i m A V � Q � H Ir+IiWAY of 1 {C 9, 1 fZ't{;'Ii )N 2 7 209 -` ZA05 --075 REVISED CONCEPT PLAN C FOR RELOCATION Of COMMON OPEN SPACE BLOCK ly AND BLOCK 22 o y SOUTILAKE TOWN SQUARE LYTT OF SOUTkLAKE TARRAKT COUNTY. TEXAS aci is vMU IaWaa ]i let 3Y ` van lacu' .v, tar a: x¢ uo-s uc.0 yayx .stun. f. �vinrTw�ws �K�r. xo. a� CASE NO. - - - —- _� - - jl , Y `: l 1 o� 00 v, A M � V � 1� MAIN STREET FUTURE MAN STREET l.w+�l.auls i µ leixnc� 1 b� 1 3I 2a1� IPY L,(j B(!mu e51�. 5 .n ED L P 5— OF 12 LA.. ACRES AN SLTS IO LP. YOL !6948, PG. 391 O.R.T.C.T. 2 378A AC. (Ifi..01b Sp.FT.) A 91._ .n � 2 ���LLJII N 89'39''55" w 31k7 N 885518' W 20A_25 bnsb rc ,,,,,,,,,,,�„ E SOUTHLAKE BOULEVARD lFIA. 1709) RICNAR➢ EA65 SIlR V[Y, —lft- NL. 4. - - - YA FREFE SURVEY ABSTRACT N9 C 1 C D C mm z m Ig 1" I s t i E t f y C i � y i y 1 T < 3 ' m r YN:td7� 11AP R[ ( . J: 2 1 2005 m MJ � THEE Exwerr T RE6fAWDZR ' errs m V GLLLO 5.92E ACRES TEXAS TRANT C AS AROLIN Y, TE % aF 54zn a[FES lAn[i OF LNN SIlLIn IC4 IN 'NIE �NlCHPAO W EN05 50RVET. ABbiNACI NV. n8! Z avEO OT E z.. zoos P" ENIERPR5L5 Ltd. VOL, 16348. PG 391 w.nER: Arsuculr ENaNEI? /wRNLro4 J G p s zsl Isu a � �..JL/ I9nm Ix. l � f W V EAST 517.99' {� eo�z �xNL✓ 3� 5 .n ED L P 5— OF 12 LA.. ACRES AN SLTS IO LP. YOL !6948, PG. 391 O.R.T.C.T. 2 378A AC. (Ifi..01b Sp.FT.) A 91._ .n � 2 ���LLJII N 89'39''55" w 31k7 N 885518' W 20A_25 bnsb rc ,,,,,,,,,,,�„ E SOUTHLAKE BOULEVARD lFIA. 1709) RICNAR➢ EA65 SIlR V[Y, —lft- NL. 4. - - - YA FREFE SURVEY ABSTRACT N9 C 1 C D C mm z m Ig 1" I s t i E t f y C i � y i y 1 T < 3 ' m r YN:td7� 11AP R[ ( . J: 2 1 2005 O ZA05 -075 � THEE Exwerr BLOCK 22 SOUTHLAKE TOWN SQUARE AN A Ulll0 TO THE CITY OF SOU T H LAKE j � TEXAS TRANT C AS AROLIN Y, TE % aF 54zn a[FES lAn[i OF LNN SIlLIn IC4 IN 'NIE �NlCHPAO ' I EN05 50RVET. ABbiNACI NV. n8! Z avEO OT E z.. zoos w.nER: Arsuculr ENaNEI? /wRNLro4 muraµx_ axu nmx cw nia i�i gSrtN�s ca�:�:c; 9 v � ew,n. ..c. O Park Board Recommendation from the unofficial meeting minutes Recommendation to City Council to approve revised concept plan for Southlake Town Square Recommendation to City Council to revise the concept plan for Southlake Town Square to re- designate Block 22, Lot 2 to allow the development of commercial uses and Block 19, Lot 2 as common open space subject to Cooper and Stebbins replacement of approximately .98 acre difference through the future designation of alternative park land within Blocks 11 and /or 20 of Town Square. Approved (8 -0) Case No. ZA05 -075 Attachment D Page 1 Case No. 05 -075 Review No. _ Dated: August 10, 2005 Number of Pages: Project Name: Southlake Town Square, Relocation of Common Open Space Comments due to the Planning Department: August 10, 2005 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review ofplans received on June 27, 2005 . 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. Other Comments? In the Request for Approval of Revised Concept Plan Block 22, Lot 2; it says that the existing topography grades surrounding the parkland present a challenge. If the southern portion of the parkland is developed as commercial, it will be graded to match the elevation grades of Summit Ave. and Central Ave. and the grade of the slopes surrounding the remaining park will still present a challenge. The grade difference between the proposed commercial development and the parkland places the parkland on more of an inaccessible hill than it already is. The only flat accessible point is on the northwest corner of the remaining proposed parkland. 2. It is recommended that the proposed common area with the ponds be maintained as retention ponds and not detention ponds. The pond slopes should have grades that allow easy access and maintenance and the surrounding open space should be level or slightly undulating and allow for the construction of a trail system, landscaping and other amenities as shown on the submitted plans. Case No. ZA05 -075 Attachment D Page 1 Surrounding Property Owner Lot 2, Block 19 & Lot 2, Block 22, Southlake Town Square F.M. 9709 E 10 9 — J7 Owner Zoning Land Use Acreagi 1. Southlake Venture "DT" Town Center 8.643 2. Pkb Enterprises Ltd. "DT" Town Center 36.953 3. Peterka, Carol Williams "C -3" Retail Commercial 0.344 4. Hd Development Properties, Lp "C -3" Retail Commercial 11.528 5. Southlake Venture East Lp "DT" Town Center 2.212 6. Southlake Office Center, Lp "DT" Town Center 1.065 7. Bruton, Paul & Doreen "S -P -2" Office Commercial 1.000 8. Taylor, Earnest Jr. "O -1" Office Commercial 1.522 9. Cambride 114 Inc. "S -P -2" Office Commercial 12.622 10. South Carroll / 1709 Ltd. "S -P -2" Office Commercial 29.002 Case No. Attachment E ZA05 -075 Page 1 Surrounding Property Owner Responses Lot 2, Block 19 & Lot 2, Block 22, Southlake Town Square Notices Sent: Nine (9) Responses: None (0) Case No. ZA05 -075 Attachment F Page 1