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Item 7KCity of Southlake Department of Planning STAFF REPORT November 09, 2005 CASE NO ZA05 -130 PROJECT: Southlake Town Square, Phase IV, Grand Avenue District (revised site plan) REQUEST: Southlake Town Square Grand Avenue, L.P. is requesting approval of a revised site plan for Phase IV of the Southlake Town Square, known as the Grand Avenue District. The primary purpose of the revision is to receive approval of the following items within this phase: 1) Elevations for Buildings GA -5 "Truluck's" restaurant and portion of GA2 "Apple Computer" storefront; 2) Final landscape plan; 3) Add trash enclosure for Harkins Theater; 4) Re- routing of the SHI 14 multi -use trail; Final elevations for the remaining buildings are included in the notebook provided as Attachment G. Park design included in the plan set is for informational purposes only. These plans require a final recommendation from the Park before consideration by the City Council. The parks have appeared before the board for consideration of the public dedication and received a recommendation for acceptance. ACTION NEEDED: 1. Conduct public hearing 2. Consider revised site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Revised Site Plan Review Summary No. 1 dated November 9, 2005. (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (481 -2046) Dennis Killough (481 -2073) Case No. ZA05 -130 BACKGROUND INFORMATION OWNER: Southlake Town Square Grand Avenue, L.P. APPLICANT: Cooper & Stebbins, L.P. PROPERTY SITUATION: The property is bounded by State Highway 114 on the north side and Southlake Town Square, Phase One on the south side. LEGAL DESCRIPTION: Lot 3, Block 4R and Lot 2, Block 3R1, Southlake Town Square, Phase I and being portion of land in the Richard Eads Survey, Abstract No. 481. LAND USE CATEGORY: Town Center CURRENT ZONING: DT Downtown District TREE PRESERVATION: See Attachment D P &Z ACTION: November 3, 2005; Approved (6 -1) subject to Revised Site Plan Review Summary No. 1, dated November 3, 2005. COUNCIL ACTION: STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 1 dated November 9, 2005. M \Community Development \MEMO \2004cases \04- 067SP.doc Case No. Attachment A ZA05 -130 Page 1 Vicinity Map Southlake Town Square Phase IV: Grand Avenue District NE NORTHVVEST RM E S Case No. ZA05 -130 Attachment B Page 1 s oUTH LAK Case No. ZA05 -130 TOWN SQUARE CB - Executive Summary The Site Plan for the Grand Avenue District of Southlake Town Square was approved by Southlake City Council on October 5, 2004 (elevations for the Theater and Parking Garages were subsequently approved on November 16, 2004). Construction is well underway, and the project remains on schedule for an April 8, 2006 Grand Opening of the retail and restaurant district. Subsequent grand openings are planned for the Movie Theater in May (in time for the Memorial Day weekend) and for the Hotel in July. Details for all 3 opening events will be forwarded to the City as plans are finalized. The District is over 90% pre - leased to a strong line -up of quality national specialty retailers and restaurants. Coupled with continued strong sales results and occupancy levels within from the existing environment, Southlake Town Square continues to grow and reinforce itself as the specialty destination of choice in Northeast Tarrant County. This growth has led to the addition of two new buildings which are now in advanced negotiation, supporting a revision to the original Grand Avenue District Site Plan. To accommodate this growth, SLTS Grand Avenue, L.P. ( "SLTS ") is requesting the City's approval of the following additions and revisions to the Site Plan (including the related Kiosks SUP described below): Truluck's Seafood, Steak and Crab House (Building GA -5) Building GA -5 (between Barnes & Noble and the Hotel, with frontage to both Plaza Place (to the south) and Highway 114 (to the north)) was approved with the original Site Plan in October 2004. That approval was subject to SLTS' submittal of building elevations for approval at a later date. Recent discussions have led to a signed letter of intent with Truluck's Seafood, Steak and Crab House (a fine dining restaurant) to lease the entire building (the lease is currently under negotiation). SLTS and Truluck's have agreed to a conceptual design for this building, the elevations and floor plan for which are enclosed herein for approval. Attachment C Page 1 Building GA -14 As a result of advanced lease negotiation with a national specialty furniture retailer who would occupy this entire 20,000 square foot, single -story building, Building GA -14 has now been added to the Site Plan for approval by the City. As elevations have not yet been developed for this building, the approval sought has been limited to building square footage and parking calculations as indicated in the revised site data table. Building elevations will be submitted for approval once finalized with the tenant. Apple Computer As a condition of the City's approval to the Site Plan in 2004, SLTS agreed to remove the driveway between Building GA -2 and Pottery Barn and extend Building GA -2 to the southwest. This was done primarily to eliminate offsetting driveways (traffic/safety issue). The extension of this building resulted in additional lettable area and led to the inclusion of an additional fagade into the elevation. Documentation in support of this new facade is enclosed herein. The tenant that has been secured for this new space is Apple Computer, which is one of the most sought after specialty retailers in the nation (both by customers and by other retailers as a "co- tenant" in specialty retail environments), due to the broad bandwidth of its demographic appeal, the cross traffic generation it creates for other specialty retailers, and the extremely high retail sales volumes that Apple achieves. The combination of Apple's strong brand image, coupled with the natural evolution of the Town Square architectural palette, has resulted in SLTS's submission for approval of the first "modern" building in Town Square. The enclosed design is consistent with Apple's new buildings which are being developed in highly selective environments around the country. To integrate the modern architecture into the established Town Square palette, the building is expressed from the adjacent buildings, setting it apart and adding a strong sense of architectural identity to the streetscape. The fagade adds an additional and necessary layer of modern authenticity and interest to the environment, while also allowing this strong and highly sought -after retailer to integrate its cutting edge and highly successful brand image into the Town Square streetscape. Landscape Plan The Site Plan as originally approved included a conceptual landscape plan, in keeping with the existing Town Square environment. fully developed plans have now been discussed with and submitted to the City's Landscape Administrator for review and approval, consistent with the Site Plan. A copy of the overall landscape plan is submitted herewith. This plan is the culmination of the collaborative effort put forth by Town Square, its design professionals, City Staff and the Park Board. Page 2 Case No. ZA05 -130 Attachment C Page 2 Harkins (East Elevation) The Site Plan approved in 2004 did not include the dumpster enclosure detail along the eastern elevation of the Harkins Movie Theater. Pursuant to Harkins' completed construction drawings, the Revised Site Plan submitted herewith shows the details of the dumpster enclosure. SLTS is requesting approval of this enclosure, which is in keeping with Town Square design standards as well as the City's own buildings standards, using the same materials and colors of the building so that it integrates into the overall elevation. Relocation of Hike and Bike Trail The Site Plan as originally approved placed the Hike and Bike Trail along Highway 114. Traffic patterns and vehicular speeds along the 114 Frontage Road have led to reconsideration of this location. In the Revised Site Plan submitted herewith, the Trail is relocated to take it way from the Highway, routing it instead through the northern edge of the Town Square environment to enhance and encourage its use by Southlake residents and visitors. The proposed relocation complies with and meets the intent of the ordinance, improving the experience for Trail users and protecting them from fast moving traffic along the Highway 114 frontage road. SUP Application - Kiosks As a condition of the City's approval to the Site Plan in 2004, SLTS agreed to remove the on- street angled parking along both sides of the Plaza at the terminus of Federal Way into Grand Avenue Fast and Grand Avenue West. The Revised Site Plan deletes this parking, which in turn has created large areas of paving between the sidewalk and the street, measuring approximately eighteen feet (18') by thirty -six feet (36') each. These areas create the opportunity for the types of Kiosks originally envisioned in the Town Square master plan, and as since provided for in the DT Downtown District Zoning. The area for these proposed Kiosks is shown on the Plat Revision (submitted under separate cover), and is included as part of the attached Specific Use Permit ( "SUP ") application. The Kiosks would be used for retail and no other purpose, consistent with the Town Square specialty retail program. Both year -round and seasonal uses will be considered. As seen in other high -end retail environments around the country, these Kiosks are expected to provide a further layer of dimension and activity to the Plaza and the District, enhancing the experience for Town Square customers, visitors, workers, and residents alike. SLTS is requesting approval of two (2) Kiosk areas, one on each side of the Plaza Park as illustrated on the enclosed drawings. Each area would accommodate up to two (2) Kiosks each, allowing a total of up to four (4) potential Kiosks around the Plaza Park. Per the Revised Plat and the SUP Application, both Kiosk areas will be located on private lots, with potential uses limited to the approval sought under the Application. Page 3 Case No. ZA05 -130 Attachment C Page 3 Informational Ampendices By way of update, we have included the final elevations from the construction plans for all Grand Avenue District buildings to assist in the understanding of how the additions and revisions requested herein are integrated into the District. The Grand Avenue District represents the most significant retail expansion since Town Square's opening in 1999, and is the culmination of over S years of collective effort that have made its development and planned opening a reality. For the reasons set forth herein, approval of the enclosed Revised Site Plan is respectfully requested. Pane 4 Case No. ZA05 -130 Attachment C Page 4 Overall Site Plan -S Ip L 'I t ABBIL 11,00 1 ■ I I eol worm I)w F Mj 4 l�FMP r wwwwai I � � C Case No. Attachment C ZA05-130 Page 5 Overall Landscape Plan �:; f F. 4i i s � i i t(l E�• I� ° a lt8� 4 rr S[i[liu,iuu,iilia� �rmmTmm iiliilii Tmminr[[� ! ; 1 r ! ! LJ 0 � i SOUTHLRK€ TOWN SQUARE i� m 1 SO UTHLAKE, TE XAS {! z Case No. Attachment C ZA05 -130 Page 6 w . ............... ............... rf ---------------- -------------------- NDRTHELEVAT(M---.- -------------- Z TO" Sq� GUNDAMM r . O ELEVAT ........ ........... -------------- Z TO" Sq� GUNDAMM r . O ELEVAT w. ri FACADE 4E ELEVATION ,@AE_APPLE STORE, tJ4 n o� a .ate r ol per —. .� ...� 1,91N' i i ii .. wa -�- n MIM7FEEMMEM M 9 Case No. Attachment C ZA05 -130 Page 5 U `D wo iri/m/ 07 €iS1'9.EYATION ATM Vd.1'd iu� o nalmmm— �AZYIffRiFE�" �. "�fIIE� FNE }"K 1 0 B.1 d � ■m-- _ � O U N III L o� ~' o w . 0 I A Q � - l I.I t l- I�71 ■ ■ I:L�. b000� C== III Hou»coL� 1 �L — ink BU I LOING N& PLAN PARTIAL PLAN- Plaza Place — - - GU ES RD Q [SBVPIN9UE annw;� y �s C J n Truluck's Elevation 2 Case No. ZA05 -130 1[ U t� 'C 0 9 Attachment C Page 8 SITE PLAN REVIEW SUMMARY Case No.: ZA05 -130 Revised Review No.: One Date of Review: 11109/05 Project Name: Revised Site Plan — Southlake Town Square, Phase IV, Grand Avenue Section APPLICANT: Cooper & Stebbins ENGINEER/SURVEYOR: Bury & Partners - DFW, Inc. Sandy Spurgin Bruce Dunne/Elliott Phone: (817) 329 -8400 5310 Harvest Hill, Suite 100 Dallas, TX 75230 Phone: (972) 991 -00]1 Fax: (972) 991 -0278 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/10/05 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT 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. The primary purpose of this plan is to consider the following modifications: 1) Elevations for Buildings GA -5 " Truluck's" restaurant, and portion of GA2 "Apple Computer" storefront; 2) Final landscape plan; 3) Add trash enclosure for Harkins Theater; 4) Re- routing of the SH114 multi -use trail; 5) Final construction elevations for buildings GA1 - GA11 Park design included in the plan set is for informational purposes only. These plans require a final recommendation from the Park before consideration by the City Council. The parks have appeared before the board for consideration of the public dedication and received a recommendation for acceptance. A minimum 8' multi -use trail is required along the frontage of SH114. The plan proposes re- routing the trail from SH114 west of Town Square through Reserve Street, Division Street and then south on Central Avenue. 2. Label the exterior material to be used on the trash enclosure (to match theater facade) and label the materials on the other elevations. 3. The "DT" design guidelines recommend that on- street parking be either angled or parallel to the street. The Accessible spaces on the south side of the theater have been re- oriented perpendicular to the street. 4. Label the height of the Trulucks restaurant on the elevation. Insure that the building height is a minimum of 20 feet in accordance with the "DT" district regulations. (Elevation received on 11/3/05) Provide a definitive elevation for building GA5, Truluck's Restaurant. Two elevations have been provided with the applicant proposing a final design somewhere in between the two plans. Case No. ZA05 -130 Attachment D Page 1 * The site plan appears to comply with all requirements and conditions of "DT" district guidelines and the controlling Concept Plan. Kiosks shown are subject to receiving approval of a Specific Use Permit. * The site plan must comply with all requirements and conditions of "DT" district guidelines and the controlling Concept Plan. Kiosks shown are subject to receiving approval of a Specific Use Permit. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that portions of this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. Case No. ZA05 -130 Attachment D Page 2 Case No. 05 -130 Review No. — Two _ Dated: October 28, 2005 Number of Pages Project Name: Southlake Town Square Phase IV (Revised Site Plan — P &Z Review) Comments due to the Planning Department: October 28, 2005 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review ofplans received on October 11, 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. LANDSCAPE COMMENTS: The proposed landscaping is consistent and exceeds the current Town Square landscaping. INFORMATIONAL COMMENTS: Staff does have concerns about some of the proposed tree species and spacing that will cause future screening issues and maintenance problems. In previously submitted landscape plans for the Grand Avenue District the applicant proposed to plant Hightower Willow Oaks within the tree wells along Division Street. Willow Oaks are native to the eastern and southeastern United States from the Atlantic states to East Texas. Even though portions of Southlake have sandy soils with the Ph conducive for the growth of Willow Oaks, the Town Square location along with tree wells surrounded by concrete, excavated sub -grade soils and the local climate would not produce the proper growing conditions to sustain the proposed Willow Oaks. The concern is not that the trees will not live; the concern is the trees will be under continued stress from being placed in a suboptimal growing condition that they will cause a continued maintenance issue. The average street tree spacing is 27' on- center which is extremely close for the types of street trees proposed. The existing Athena Elms are planted approximately 25' apart and have almost comprised a solid canopy along the front of the buildings. The same canopy cover effect can be achieved with proper tree placement without having to install as many trees. Staff is concerned about trees obstructing signs, lighting, windows, building and street corners and the maintenance keeping the trees pruned a sufficient distance from the buildings and structures without disfiguring their natural canopy growth habit. Is a tree survey required? Case No. ZA05 -130 Attachment D Page 3 A tree survey does not need to be provided. The only existing trees previously proposed to remain are within the proposed park area south of E. Southlake Blvd. and north of the Brownstone homes currently under construction. The remaining trees will be removed for the construction of the other phases of the Brownstone homes. Case No. ZA05 -130 Attachment D Page 3 Surrounding Property Owners Southlake Town Square - Phase IV — Grand Avenue District T CT Owner Zoning Land Use 16 1. Sl Venture West 11 Lp DT 15 0.667 2. Southlake Venture DT Town Square 4.078 15 Southlake Venture DT Town Square LU 4. Southlake Venture DT Town Square 4.766 Q LU DT Town Square 14 6. Southlake Venture DT Town Square 0.501 7. Southlake Venture J 29 12 w 4.200 8. Sl Central Venture II Lp DT J 0.388 9. Southlake Venture DT Town Square Q �. Southlake Venture DT Town Square �U 11. City of Southlake DT Town Square 0.690 12. United States Postal Service DT Town Square 2.970 13. Z5 U PROSPECT TR EET 41.842 14. Pkb Enterprises Ltd DT Town Square 41.842 15. Fetchel Group, The DT Town Square 30.095 2 Pkb Enterprises Ltd DT 13 1.414 Case No. 3 Attachment E ZA05 -130 CIVIC PL Page 1 22 21 1 LU 11 > 5 6 ri Q) MAI N ST w z MAIN S7 28 20 o� 25 8 10 17 9 13 19 FOUNTAIN P z 27 18 E ]23 LU U 30 31 24 F.M. 1709 Owner Zoning Land Use Acreage 1. Sl Venture West 11 Lp DT Town Square 0.667 2. Southlake Venture DT Town Square 4.078 3. Southlake Venture DT Town Square 0.748 4. Southlake Venture DT Town Square 4.766 5. Sl Central Venture II Lp DT Town Square 0.684 6. Southlake Venture DT Town Square 0.501 7. Southlake Venture DT Town Square 4.200 8. Sl Central Venture II Lp DT Town Square 0.388 9. Southlake Venture DT Town Square 3.617 10. Southlake Venture DT Town Square 0.325 11. City of Southlake DT Town Square 0.690 12. United States Postal Service DT Town Square 2.970 13. Pkb Enterprises Ltd DT Town Square 41.842 14. Pkb Enterprises Ltd DT Town Square 41.842 15. Fetchel Group, The DT Town Square 30.095 16. Pkb Enterprises Ltd DT Town Square 1.414 Case No. Attachment E ZA05 -130 Page 1 17. Sl Venture West 11 Lp DT Town Square 0.417 18. Sl Venture West 11 Lp DT Town Square 0.377 19. Southlake Venture DT Town Square 4.331 20. Southlake Venture DT Town Square 0.337 21. Southlake Venture DT Town Square 0.280 22. Sl Venture West II Lp DT Town Square 0.576 23. Sl Central Venture 11 Lp DT Town Square 0.382 24. Southlake Venture DT Town Square 0.267 25. City of Southlake DT Town Square 0.809 26. City of Southlake DT Town Square 0.941 27. Greenway - Southlake Office, Prtn DT Town Square 0.592 28. Southlake Venture DT Town Square 0.287 29. Sl Venture West 11 Lp DT Town Square 2.664 30. Southlake Office Center, Ltd DT Town Square 1.098 31. Southlake Venture East Lp. DT Town Square 2.273 Case No. ZA05 -130 Attachment E Page 2 Surrounding Property Owner Responses Southlake Town Square Phase IV — Grand Avenue District Notices Sent: Nine (9) Responses: None (0) Case No. ZA05 -130 Attachment F Page 1