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
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Case No. Attachment C
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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
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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