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
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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
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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
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MAI N ST
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MAIN S7
28 20
o� 25 8
10
17
9
13
19
FOUNTAIN P
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27
18
E ]23
LU
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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