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Item 6ECITY 01 SOUTHLAKE Department of Planning & Development Services STAFF REPORT August 29, 2012 CASE NO: ZAl2 -073 PROJECT: Site Plan for Southlake Italian Restaurant EXECUTIVE SUMMARY: On behalf of SL /Rends Properties, LLC, Design Duncan Miller Ullmann is requesting approval of a site plan to add approximately ninety (90) square feet of floor area to the approved site plan for Southlake Italian Restaurant located at 1281 E. State Highway 114. SPIN Neighborhood # 8. REQUEST DETAILS: A site plan for Southlake Italian Restaurant was approved by City Council on December 7, 2010. Construction is nearing completion on the restaurant and the planned opening is scheduled for early September. The applicant is proposing to enclose approximately ninety (90) square feet of floor area that is shown as covered patio space on the previously approved site plan to add a pizza oven. No other changes to the approved site plan are proposed. VARIANCE REQUEST: The net usable floor area that is used to calculate the number of required off - street parking spaces is increasing from 7,048 square feet to 7,138 square feet, which requires one additional parking space. Seventy -two (72) parking spaces are required and seventy -one (71) spaces are provided. The applicant is requesting a 10% variance to the parking requirements to allow future flexibility. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a site plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) SPIN Meeting Report — October 25, 2010 (E) Site Plan Review Summary No. 1, dated August 17, 2010 (F) Surrounding Property Owners Map (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817)748 -8067 Richard Schell (817)748 -8602 C�n►C•X�'i1%PZ1rLG3 BACKGROUND INFORMATION OWNER: SL /Rends Properties, LLC APPLICANT: Design Duncan Miller Ullmann PROPERTY SITUATION: 1281 E. SH 114 LEGAL DESCRIPTION: Lot 3, Greenway - Carroll Addition I V A k I D I K& I Gael 1* 101 z y i� r l n l o yeT312 CURRENT ZONING: "C -3" General Commercial HISTORY: • City Council approved a preliminary plat on March 21, 2000 (ZA99 -101). • A final plat for Lots 1 & 2, Block 1, Greenway - Carroll Addition was approved on November 8, 2001 (ZA01 -103) and filed with Tarrant County on October 3, 2003. • A plat revision for Lots 1 R & 3, Greenway - Carroll Addition was approved on April 20, 2010 (ZA10 -018) and filed with Tarrant County on April 18, 2010. • A site plan for Southlake Italian Restaurant (ZA10 -057) was approved by City Council on December 7, 2010. CITIZEN INPUT/ BOARD REVIEW: A SPIN Meeting was held on October 25, 2010 in conjunction with the original site plan approval (ZA10 -057). A report from that meeting is included as "Attachment D" of this report. Pathways Master Plan & Sidewalk Plan The applicant has installed an 8' multi -use trail along their SH 114 frontage and a 5' sidewalk along State Street, which will eventually connect to the rest of Southlake Town Square. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan designates SH 114 as a variable -width (300'- 500' ROW). There is adequate ROW designated for SH 114 at this time, however, future development of Lot 1R (west of this site) may require dedication of ROW for a deceleration lane. Existing Area Road Network and Conditions State Street and Division Street to the south connect to N. Carroll Avenue. State Street is being extended to SH 114, which abuts the north boundary of this property. TREE PRESERVATION: A Tree Preservation Plan was approved with the Site Plan for the restaurant. Case No. Attachment A ZAl2 -073 Page 1 No changes to that plan are proposed with this addition. PLANNING AND ZONING COMMISSION ACTION: August 9, 2012; Approved (7 -0) subject to Site Plan Review Summary No. 1, dated August 17, 2012 and granting the variance request for 71 parking spaces as opposed to the required 72 spaces. STAFF COMMENTS: Attached is Revised Site Plan Review Summary No. 1, dated August 17, 2012. Case No. Attachment A ZAl2 -073 Page 2 Vicinity Map ZAl2 -073 Site Plan 1281 E. SH 114 N W E 0 240 480 960 s Feet Case No. ZAl2 -073 Attachment B Page 1 Southlake Italian Restaurant Case No. Attachment C ZAl2 -073 Page 1 VARIANCE REQUEST LETTER - a I : L r&4 Ii. DUNCAN -MILLER • ULLMANN August 16, 2012 City of Southlake Planning Department 1400 Mai St. Ste310 Southlake, Texas 76092 RE: Variance request on off street parking requirements @ Patrizio's Italian Restaurant Dear Planning and Development Services, We are requesting a variance to the off street parking requirements in Zoning Ordinance No. 480, Section 35.6.b.8, which require 1 space per each 3 seats under the maximum seating arrangement or 1 space per 100 square feet of floor area. If we use the latter requirement our total usable space, with the addition of the Pizza oven Display, is 7,138 square feet which requires 71.38 or 72 spaces. Our site plans was approved for 71 spaces in our permit set with the city. The building itself, is in its final weeks of being completed and we are requesting the council for a 10% variance to the parking requirements with this site plan approval. The addition of the pizza oven display room is less than 90 square feet and is not occupied by the public. We are also removing some outside patio seating by adding this display. Thank you for your consideration of this request. Please let us know if you have any questions. Sincerely, Turner Duncan DDMU DALLAS- UNITED STATES HONG KONG- CHINA SHANGHAI- CHINA 1203 DRAGON STREET LEVEL 19 2ND F. BUILDING NO 5 DALLAS, TEXAS 75207 TWO INTERNATIONAL FINANCE CENTER 457 NORTH SHAANXI ROAD UNITED STATES 8 FINANCE STEET SHANGHAI, CHINA 200040 PH: +1 -214- 748 -5944 CENTRAL, HONG KONG PH: +86 -21 -5169 -9933 PH: +852- 3101 -7762 FAX: +86 -21- 6255 -1260 FAX: +852 - 3101 -7792 www.designDMU.com Case No. Attachment C ZAl2 -073 Page 2 IDSOUTHLAKE SPIN MEETING REPORT FOR PREVIOUSLY APPROVED SITE PLAN CASE NO. ZA10 -057 PROJECT NAME: Un -named at this point — referenced as Southlake Italian Restaurant SPIN DISTRICT: SPIN # 8 MEETING DATE: October 25, 2010 MEETING LOCATION: 1400 Main Street, Southlake, TX Training Rooms 3C & 3D TOTAL ATTENDANCE: Fifteen (15) SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder ( #8), Ron Evans ( #10) • APPLICANT(S) PRESENTING: Scott Dorn, Director, Technical Services; Turner Duncan, Chairman — Design DMU STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Clayton Comstock, Planner II, (817)748 -8269; ccomstock(aD_ci.southlake.tx.us I *A X6111I1N 4&_111►yi hyi Fill Zvi Property Situation The property is located at the southeast corner of Carroll Avenue and SH114; also known as Lot 3, Block 1, Greenway- Carroll Addition (approx. 1.2 acres). Development Details • The applicant is requesting approval of a site plan for a two (2) story, 8,200 square foot family -style Italian restaurant. The restaurant proposed is a unique, locally owned, new prototype (not a chain). The applicant is proposing two (2) stories due to the small size of the lot. The project includes an outdoor patio and fireplace, bar, and upstairs dining lounge and terrace. With this proposed development includes the construction of State Street extending from the City of Southlake DPS building to SH114. Sidewalk construction is also proposed along the interior parking lot and along Carroll Avenue. QUESTIONS / CONCERNS • Make sure the root system is well protected for the natural pecan tree that you are saving. Pecan trees need a wide area. • What is the maximum occupancy? o Two hundred and eleven (211) • Where will the full- service kitchen be located? o On the first floor; wait staff will almost always use the adjacent stairwell but may also use the elevator. It's a possibility that a dumbwaiter may also be used. Case No. Attachment D ZAl2 -073 Page 1 With the current economic impact, restaurant sales have been declining or flat. Southlake has many seats in the restaurant business now. Can this concept survive the next 2 -4 years in a down economy? o The owner is well funded. Once approved, the project would not be complete and open for business until Spring 2011. He is anticipating a turn in the economy by then but will be able to sustain if the market remains poor. • How many employees do you anticipate? o Around forty -five (45) • What is the cost to build? o Approximately 4.5 million • Will the cost be all out -of- pocket? o Yes... also, this project will stimulate remaining Greenway development • 1 am concerned about elevator use for food and customers. Why not a separate elevator? o The first priority will be with the customers. This design concept has worked in several other locations. We anticipate the staff using the stairs as a primary route. The option of a dumbwaiter is also available. We won't know for sure until a manager is hired. • The City agreed to maintain State Street? o Yes, it is City right -of -way • How does the proposed architectural design compare to the standard set in Southlake Town Square? o We feel it is an architectural expression — a fresh and new opportunity for the community. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes, rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not betaken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Case No. Attachment D ZAl2 -073 Page 2 SITE PLAN REVIEW SUMMARY Case No.: ZA012 -073 Review No.: One Date of Review: 08/17/2012 Project Name: Site Plan — Restaurant at 1281 E SH 114 APPLICANT /ARCHITECT: Duncan Miller Ullmann Design — Juan Flores 1203 Dragon Street Dallas, TX 75207 P: (214)761 -1044 E: jflores @designdmu.com ENGINEER/SURVEYOR: Gonzalez & Schneeberg — Robert Schneeberg 660 N. Central Exaresswav: Suite 250 Plano, TX 75074 P: (972)516 -8855 E: robert.schneebergCa�_gs- engineers.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08 /08/2012 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 RICHARD SCHELL AT (817) 748 -8602. GENERAL INFORMATIONAL COMMENTS: No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. Regarding Driveways: a. The final design of any driveway on SH 114 shall be reviewed and approved by the Southlake City Engineer and the Texas Department of Transportation. b. Although a Traffic Impact Analysis (TIA) was determined not to be required at this time, when Lot 1 R of Greenway Carroll Addition develops, a TIA will be required. Any deceleration lane(s) required as a result of that TIA or TXDOT review will also require the necessary right -of -way dedication, which may affect this lot. Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. All mechanical equipment must be screened of view right -of -ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. All lighting must comply with the Lighting Ordinance No. 693, as amended. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. The driveway spacing between the northern DPS driveway and this project's State Street driveway does not meet the minimum driveway spacing requirement of 100' (80' proposed). A variance to Section 5.1 of Driveway Ordinance No. 634 was approved with the original site plan (ZA10 -057). Case No. Attachment E ZAl2 -073 Page 1 It appears that this property lies within the 65 or 75 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. Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. 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 fully 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. A letter of permission from the adjacent property owner(s) on the west must be obtained prior to issuance of a building permit for the construction of the off -site pavement and a permit from TxDOT must be obtained prior to any curb cut along SH 114. Denotes Informational Comment Case No. Attachment E ZAl2 -073 Page 2 Surrounding Property Owners Restaurant at 1281 E. SH 114 i i \ 2 4 3 1 5 SPO # I Owner I Zoning I Land Use I Acreage I Response 1. Southlake, City Of SP1 Town Center 3.73 NR 2. Greenway - Carroll Road Prtnrs C3 Town Center 7.09 NR 3. Slts Land Lp DT Town Center 0.92 NR 4. SI /Renda Properties Llc C3 Town Center 1.12 F 5. Slts Land Lp DT Town Center 13.48 NR Responses F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Responses Received Case No. ZAl2 -073 Five (5) One (1) - attached Attachment F Page 1 08123!2012 12:34 B174907981 OSCAR RENDA PAGE 01101 Notification Response Form ZA1Z -073 Meeting Date: August 23, 2072 at 0:30 PM SI /Rends Properties Lie 2207 King Fisher Dr Westlake Tx, 70262 16309A 3 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the propeq so noted above, are Hereby C in favor of opposed to undecided about (circle or underline one) the proposes! Site Plan referenced above. Space for comments regarding your position: Signature: Additional Signature: Printed Name(s): 1\11E Must be property owner {s) whose nsme(s) ere Phone Number (optional): r"%_.L__ form per property- Case No. Attachment F ZAl2 -073 Page 2