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Item 6GCITY OF SOUTHLAI<,-E Department of Planning & Development Services STAFF REPORT June 12, 2013 CASE NO: ZA13-049 PROJECT: Site Plan for Del Frisco's Grille Outdoor Patio Area EXECUTIVE SUMMARY: Cooper and Stebbins/SLTS Grand Ave., LP is requesting approval of a Site Plan to revise the previously approved Del Frisco's Grille Outdoor Patio area for the restaurant to be located on the northeast corner of N. Carroll Avenue and E. Southlake Boulevard currently addressed at 140 State St. within Southlake Town Square. SPIN #8. DETAILS: Cooper and Stebbins/SLTS Grand Ave., LP is requesting approval of a Site Plan to revise the previously approved Del Frisco's Grille Outdoor Patio area for the restaurant to be located on the northeast corner of N. Carroll Avenue and E. Southlake Boulevard. The originally approved site plan proposed a pervious patio and parking area in order to be permitted within the thirty-two (32) foot building setback adjacent to N. Carroll Avenue. With the pending approval of Ordinance No. 480-0000, which will allow variances to be considered within the DT district, the applicant is proposing an impervious outdoor patio with umbrella structures and a fire place along with impervious parking spaces within the thirty-two (32) foot building setback along N. Carroll Avenue. The patio also encroaches into the twenty (20) foot bufferyard along N. Carroll Avenue. The following variances are requested: VARIANCE REQUESTS: 1) Allow an impervious outdoor patio area and associated structures to be located within the thirty-two (32) foot setback area along S. Carroll Avenue as shown on the proposed site plan; 2) Allow impervious parking spaces to be located within the thirty-two (32) foot setback area along S. Carroll Avenue as shown on the proposed site plan. 3) Allow the outdoor patio to encroach up to eight (8) feet into the required twenty (20) foot bufferyard as shown on the proposed site plan. Any recommendation for approval of the proposed variances are subject to receiving final City Council approval of the amendment to the City of Southlake Zoning Ordinance No. 480-0000, which currently proposes the following: City Council may grant variances to specific regulations set forth in this Case No. ZA13-049 ACTION NEEDED ATTACHMENTS STAFF CONTACT Case No. ZA13-049 Section 37. To receive a variance, the Applicant must demonstrate one of the following: (a) A variance will reduce the impact of the project on surrounding residential properties; or (b) Compliance with this ordinance would impair the architectural design or creativity of the project; or (c) The variance requested is supportive of the purpose and intent of the Downtown District as set forth in Section 37.1, and compatible with surrounding Town Square development; or (d) A variance is necessary to assure compatibility with surrounding developed properties; or (e) The proposed construction is an addition to an existing project that does not meet the requirements of this ordinance. In order to grant a variance, the City Council must determine that one of the above conditions has been met; that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties; and that the granting of the variance will be in harmony with the spirit and purpose of this ordinance. 1) Conduct a Public Hearing 2) Consider Site Plan Approval Request (A) Background Information (B) Vicinity Map (C) Plans and Support Information —Link to PowerPoint Presentation (D) SPIN Meeting Report (E) Site Plan Review Summary No. 2, June 12, 2013 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses (H) Full Size Plans (for Council Members Only) Dennis Killough (817) 748-8072 Ken Baker (817) 748-8067 BACKGROUND INFORMATION OWNER: Cooper and Stebbins/SLTS Grand Ave., LP APPLICANT: Cooper and Stebbins PROPERTY SITUATION: 140 State St. LEGAL DESCRIPTION: Lot 3, Block 1 R, Southlake Town Square Addition LAND USE CATEGORY: Town Center CURRENT ZONING: "D7 Down Town District HISTORY: January 7, 1997; City Council approved a Case ZA96-145, Zoning Change and Concept Plan with NR-PUD Zoning for Southlake Town Square August 19, 1997; City Council approved Cases ZA97-099 &100, Development and Site Plan, respectively for this portion of the Southlake Town Square; February 4, 2003; City Council approved a Case ZA02-104, Zoning Change and Concept Plan with DT Zoning for Southlake Town Square; April 2, 2013; City Council approved a Plat Revision abandoning the drainage easement and detention area on Lot 3, Block 1 R and created a new lot for this building site; April 2, 2013; City Council approved Case ZA13-009 Site Plan for the Del Frisco's Grille restaurant. CITIZEN INPUT: A SPIN meeting was held on February 11, 2013 at Southlake Town Hall and the SPIN Report is attached below in attachment D. P&Z COMMISSION: June 6, 2013; Approved (6-0) with requested variances; 1) Allow an impervious outdoor patio area and associated structures to be located within the thirty-two (32) foot setback area along S. Carroll Avenue as shown on the proposed site plan; and 2) Allow impervious parking spaces to be located within the thirty-two (32) foot setback area along S. Carroll Avenue as shown on the proposed site plan; and 3) Allow encroachment of the patio along Southlake Boulevard to encroach into the buffer yard up to eight (8) feet; Subject to the staff report dated June 6, 2013, with any recommendation for approval of the proposed variances being subject to receiving final City Council approval of the amendment to the City of Southlake Zoning Ordinance No. 480-0000. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated June 12, 2013. Case No. Attachment A ZA13-049 Page 1 Case No. ZA13-049 Vicinity Map Del Frisco's Grille Main St. Q Cn > o � a U /1 L 0 Z E. Southlake Blvd. ZA13-009 Site Plan 140 State St. N w E 0 225 450 900 s Feet Attachment B Page 1 Approved Site Plan NV-ld 311S _ i609L StlX31 '3JMH1(l05 """�'�'vi' 8 2 "' � m - oez allns'133ass HIVW ssa:l. �^+' ,,„�„ SVX31 l>iviH1f10S § ci SN0931S ONV FJ3dOO " •'. �'e e H3dO13A30 Fi3NM0 an amuva'+rai i�.7018 �2 101 38vnOS NMOl Dfljinos ......... N g mA t5`a�3=�=�g. g a Jm ma a a M �3W� {} a ism a� I I m I Z'oa fto 133ULS 31V15 • ° •' Q g� _ rrur tyros � > ga a a pp� az ,ae9 i t s I §a� �.z � III �i�� w is Md, III ies --- ���§� ED 77 m J m! T 91' � II rn 4 V N I Q W i _ 'luarow' UE r NORTM OA�ROw� AVE All Case No. Attachment C ZA13-049 Page 1 Proaosed Site Plan for Outdoor Patio o , ®; aavnD3»IHO s aS ad 13, �t e ----------------- --- _________________ 41 �P ------------ I 4 umm� i rF,,, �F Case No. Attachment C ZA13-049 Page 2 USOUTHLAKE CASE NO. PROJECT NAME: SPIN DISTRICT: MEETING DATE: MEETING LOCATION: SPIN MEETING REPORT ZA13-009 Del Frisco's Grille SPIN # 8 February 11, 2013; 7:00 PM 1400 Main Street, Southlake, TX Training Rooms 3A — 3B TOTAL ATTENDANCE: Twenty (20) • SPIN REPRESENTATIVE(S) PRESENT: Vic Awtry # 7 • APPLICANT(S) PRESENTING: Frank Bliss, et al four (4) • STAFF PRESENT: Lorrie Fletcher, Planner I STAFF CONTACT: Matt Jones, Planner I: (817)748-8269 or m0ones0_ci.so9thlake.tx.us EXECUTIVE SUMMARY Property Situation • The property is located at the northeast corner of Carroll Avenue and East Southlake Boulevard. Development Details • Cooper & Stebbins has filed an application for approval of a Southlake Town Square Block 1 Site Plan and Plat Revision in support of a new building for Del Frisco's Grille. • These applications are consistent with the approved Development Plan for Town Square. • The new building and associated parking are proposed to be developed over an area currently used for on -site detention, which is being relocated as part of a regional development solution. • The proposed Del Frisco's Grille is a 2-story building comprising approximately 8,500 square feet of gross building area. It will also feature outdoor patios on both the first floor (at the SW corner) and the second floor (at the SE corner). • The architect for this building is David M. Schwarz Architects (Washington D.C.). Schwarz is Town Square's master plan architect and the design architect for Town Square's first phase (opened in March, 1999) and for many of the prominent buildings built since that time, including Town Hall. Many of you may also know Schwarz from his work on Bass Hall, the Ballpark at Arlington and the American Airlines Center. • The architectural style is "Moderne," a style which brings together both traditional and modern elements and that was popular in the 1930's. It includes Art Deco, and is a style that has been used previously in Town Square. Case No. Attachment D ZA13-049 Page 1 Site Plan presented at SPIN: _e. 1 _f` .79 -- Building Elevation presented at SPIN: �i e ;ov000vevo _ - �0000000� - --- •eeeee >000000000 - I \ � >eoeoeoee< > o 0 0 0 .■� 0000< QUESTIONS ICONCERNS • When will the project be completed? o Winter of 2013... we are hoping to open in November. • Do you think the Grille will bring in a Double Eagle? o I think so. Once they see how this product works in the Southlake Town Square environment. The demographics here would support it • Seems counter intuitive with Kirby's and Bob's in the vicinity. How many high -end steakhouses can you put within a 5-mile radius? o I believe the Southlake Town Square environment is right for this... • Will the 61 parking spaces be totally dedicated to Del Frisco's? o Yes, they will also offer valet service. Case No. Attachment D ZA13-049 Page 2 • Regarding the water — you said you are filling in the retention pond and sending the water to Winding Creek to store. Where and how? o The engineering is in place; our engineering reviews (4) have all shown successful outcomes. • What is Winding Creek's plan for the water? o We haven't seen the final plan but hope for an environmental benefit for the landscape. • What are the typical annual sales for Del Frisco's Grille? o We don't know the specific amount but feel it will be the same or more than Brio which is 4.5 million. Brio has 7,700 square feet and a similar price point. Del Frisco's will have a deeper wine list. 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 be taken 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 ZA13-049 Page 3 SITE PLAN REVIEW SUMMARY Case No.: ZA13-049 Review No.: Two Project Name: Site Plan — Del Frisco's Grille APPLICANT: Cooper and Stebbins 1256 Main St., Suite 240 Southlake, TX 76092 Phone: 817-329-8400 Fax: 817-251-8717 Date of Review: 06/12/13 Owner: Cooper and Stebbins/SLTS Grand Ave., LP Same Phone: Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/11/13 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 DENNIS KILLOUGH AT (817) 748-8072. This review is limited to the proposed outdoor patio and parking area adjacent to N. Carroll Avenue and adjacent landscaping. All other portions of this site are subject to previous conditions of approval. The west side patio along with associated structures and the western parking area encroaches into the 32' setback along N. Carroll Avenue. All portions of the building and parking area must comply with the setback requirements of Ordinance No. 480, Section 37, 4.13.1. as follows: Buildings along F.M. 1709 and the east right-of-way of North Carroll Avenue shall maintain a minimum thirty-two (32) foot setback; provided, however, in areas where right-of-way is provided for acceleration or deceleration lanes, the minimum required setback shall be reduced to twenty (20) feet. No service drives, parking or other impervious surfaces with the exception of sidewalks/trails shall be located in the setback area unless the buildings are setback a minimum of fifty (50) feet. In no event shall the bufferyard along FM 1709 and North Carroll Avenue be less than twenty (20) feet. (Variance Requested) 2. The west side patio along with associated structures encroaches into the 20' bufferyard along N. Carroll Avenue. (Variance Requested) Informational Comments: Landscaping within the "D7 district shall be proposed by the developer with the development plan or site plan in conformance with the design guidelines and is subject to City Council approval following a recommendation from the Planning and Zoning Commission. No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. Case No. Attachment E ZA13-049 Page 1 All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. All development must comply with the underlying, Down Town, zoning district regulations. See Section 37 of Ord. 480 as amended for site development regulations. A Plat Revision including the abandonment of the drainage easement and detention area on Lot 3, Block 1 R and creating a new lot for this building site was approved by City Council on April 2, 2013. The applicant should be aware that prior to issuance of a building permit the Plat Revision abandoning the drainage easement must be 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. Denotes Informational Comment Case No. Attachment E ZA13-049 Page 2 Surrounding Property Owners Del Frisco's Grille 18 j- .19 1 IYy SPO # Owner Zoning Land Use Acreage Response 1. Greenway-Southlake Office Prtn SP1 Office Commercial 1.99 NR 2. Carroll/1709 Ltd SP2 Town Center 8.67 NR 3. Carroll/1709 Ltd SP2 Town Center 7.38 NR 4. Southlake, City Of SP2 Town Center 0.78 NR 5. Town Square Ventures Lp DT Town Center 0.42 NR 6. Town Square Ventures Lp DT Town Center 0.38 NR 7. Town Square Ventures Lp DT Town Center 4.33 NR 8. Town Square Ventures Lp DT Town Center 0.34 NR 9. Town Square Ventures Lp DT Town Center 0.67 NR 10. Town Square Ventures Lp DT Town Center 0.28 NR 11. Town Square Ventures Lp DT Town Center 0.58 NR 12. Town Square Ventures Lp DT Town Center 4.08 NR 13. Town Square Ventures Lp DT Town Center 0.75 NR 14. Sits Grand Avenue II Lp DT Town Center 0.48 NR 15. Sits Grand Avenue II Lp DT Town Center 1.42 NR 16. Sits Grand Avenue II Lp DT Town Center 0.56 NR 17. Sits Grand Avenue II Lp DT Town Center 0.40 NR 18. Sits Grand Avenue II Lp DT Town Center 1.86 NR 19. Southlake, City Of DT Town Center 1.97 NR 20. Town Square Ventures Lp DT Town Center 0.67 NR 21. Town Square Ventures Lp DT Town Center 0.48 NR 22. Sits Grand Avenue Lp DT Town Center 2.44 NR 23. Sits Grand Avenue Lp DT Town Center 0.58 NR 24. Southlake, City Of DT Town Center 1.37 NR 25. Sits Grand Avenue Lp DT Town Center 0.43 NR Case No. Attachment F ZA13-049 Page 1 26. Sits Grand Avenue Lp DT Town Center 0.60 NR 27. Town Square Ventures Lp DT Town Center 0.39 NR 28. Town Square Ventures Lp DT Town Center 0.38 NR 29. Town Square Ventures Lp DT Town Center 0.27 NR 30. Town Square Ventures Lp DT Town Center 3.62 NR 31. Town Square Ventures Lp DT Town Center 0.33 NR 32. Southlake, City Of DT Town Center 0.69 NR 33. Southlake, City Of DT Town Center 0.81 NR 34. Southlake, City Of DT Town Center 0.94 NR 35. Southlake, City Of DT Town Center 0.34 NR 36. Sits Grand Avenue Lp DT Town Center 0.25 NR 37. Mendez Ltd AG Medium Density Residential 2.91 NR 38. Strunck, Juergen F Etux Gisela AG Office Commercial, Medium Density Residential 3.27 NR 39. Strunck, Juergen F Etux Gisela DT Office Commercial, Medium Density Residential 0.31 NR 40. Prade, C A Jr Est & Anita Est AG Retail Commercial 9.38 NR Responses: F: In Favor O: Opposed To U: Undecided Notices Sent: Eight (8) Responses Received: None Case No. ZA13-049 NR: No Response Attachment F Page 2 Property Owner Responses NONE Case No. ZA12-049 Attachment G Page 1