Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
April 15, 2015
CASE NO: ZA15-012
PROJECT:Site Plan for Block 2R1, Lot 4, Southlake Town Square
EXECUTIVE
SUMMARY:
Cooper and Stebbins is requesting approval of a Site Plan for the development
of an approximately 12,003 square foot single-story retail/restaurant building on
approximately 4.06 acres located at 1240 Main Street. SPIN Neighborhood #8
DETAILS:
Cooper and Stebbins is requesting approval of a Site Plan for Block 2R1, Lot 4
of Southlake Town Square located on the southwest corner of State Street and
Prospect Street for the development of an approximately 12,003 square foot
one-story building. As proposed, the applicant is showing the building to contain
two spaces, an approximately 8,000 square foot retail space and an
approximately 4,000 square foot restaurant space. The development of this
building will remove fifty-two (52) parking spaces located where the current
building is being proposed, two (2) of those spaces being on-street parking
spaces.
The building façade is proposed to be made up of primarily brick, stucco, glass
and cast stone. The materials being proposed are similar to other buildings
within Southlake Town Square and share similar architectural themes.
A site plan was previously approved by City Council in July of 2008 (Planning
Case ZA08-039) for an approximately 46,900 square foot two-story building
containing office and retail uses. The location of this approved building would
have removed 106 parking spaces.
ACTION NEEDED:1) Conduct Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 2, dated April 2, 2015
(E) Surrounding Property Owners Map and Responses
(F) Full Size Plans (For Commissioners Only)
STAFF CONTACT:
Ken Baker (817) 748-8067
Daniel Cortez (817) 748-8070
Case No.
ZA15-012
BACKGROUND INFORMATION
OWNER:
Town Square Ventures, LP
APPLICANT:
Cooper and Stebbins
PROPERTY SITUATION:
1240 Main Street
LEGAL DESCRIPTION:
Lot 4, Block 2R1, Southlake Town Square Phase One
LAND USE CATEGORY:
Town Center
CURRENT ZONING:
“DT” Downtown District
HISTORY:
- On August 19, 1997 the City Council approved a Development Plan
under Planning Case ZA97-099 for Southlake Town Square Phase I.
- On August 19, 1997 the City Council approved a Preliminary Plat
under Planning Case ZA97-101 for Southlake Town Square.
- On December 18, 1997 the Planning & Zoning Commission approved
a Final Plat under Planning Case ZA97-162 for Southlake Town Square
Phase I.
- On August 1, 2000 the City Council approved a Plat Revision under
Planning Case ZA00-070 for Block 2, Southlake Town Square Phase I.
- On August 7, 2001 the City Council approved a Plat Revision under
Planning Case ZA01-084 for Blocks 1, 2R, 3R, 4 and 5 Southlake Town
Square Phase I.
- On July 2, 2008 the City Council approved a Revised Site Plan under
Planning Case ZA08-039 for Block 2R1 of Southlake Town Square.
SOUTHLAKE 2030:Consolidated Future Land Use Plan
The Southlake 2030 Future
Land Use Plan designates
this property as Town
Center.
The Town Center land use
designation is defined within
Southlake 2030 as the
following:
“The Town Center land use
designation is intended to
enhance and promote the
development of the community’s downtown. The goal is to create an
attractive, pedestrian-oriented environment that becomes the center of
community life in Southlake. It may include compatibly designed retail,
office, cultural, civic, recreational, hotel and residential uses. All uses
shall be developed with a great attention to design detail and will be
Case No. Attachment A
ZA15-012 Page 1
integrated into one cohesive district or into distinct sub-districts, each
with its own unique characteristics. A mix of different uses is
encouraged to create a vibrant, lively, and unique environment.”
TREE PRESERVATION:
There are five (5) existing Live Oaks and four (4) Red Maples that are
proposed to be transplanted to new and existing landscape islands
within the parking lot of Block 2R1, therefore preserving all trees
affected by the development of this building. The “DT” Zoning District
does not require the applicant to preserve any minimum amount of trees
but rather makes their tree preservation plan subject to City Council’s
approval.
PLANNING & ZONING
COMMISSION:
April 9, 2015; Approved (4-0) subject to Site Plan Review Summary No.
2, dated April 2, 2015 and the staff report dated April 2, 2015.
STAFF COMMENTS
: The City has adopted Downtown District design guidelines that should
be considered when reviewing elevation changes such as the one being
proposed and are as follows:
Site Design and Parking
Site Design: In order to create attractive, pedestrian friendly streets and
provide street-level activity and interest, buildings shall:
be built to or close to the sidewalk
have entrances oriented to the sidewalk for ease of pedestrian
access
be located in such a manner as to minimize conflicts between
pedestrians and automobiles
Building Orientation: Buildings shall be oriented toward the major
street front with the primary entrance located on that street
Corner Lots: At key intersections, buildings located on corner lots shall
utilize variations in building massing to emphasize street intersections
as points of interest in the district.
Parking: On-street parking (parallel or angled) shall be permitted in the
Downtown district. Off-street surface parking shall be predominantly
located behind buildings and accessed by alleys or rear drives when
ever possible.
Building Massing, Scale & Rhythm
Building Massing & Scale: A building’s massing is its exterior volume
and its scale is the relationship of its overall size and its component
parts with its adjoining buildings, spaces, and people.
A building’s massing shall relate to its site, use, and to the massing
of adjacent buildings.
A building’s massing shall serve to define entry points and help
orient pedestrians.
The scale of individual building facade components shall relate to
one another and the human scale, particularly at the street level.
Case No. Attachment A
ZA15-012 Page 2
Buildings and/or facades shall emphasize and frame or terminate
important vistas.
Building Rhythm: A building’s rhythm is the pattern created by the
regular recurrence or alteration of its constituent architectural
components.
Non-residential and mixed use buildings in Downtown, to the extent
practicable, shall maintain a 25’ or multiples of 25’ building facade
widths.
Variations in the rhythms within individual building facades shall be
achieved within any block of building facades.
Breaks in the predominant rhythm may also be used to reinforce
changes in massing and important elements such as building
entrances or pedestrian pass-throughs.
Storefronts
Retailers located at the street level primarily use storefronts to orient
and advertise merchandise to customers.
Retail buildings shall provide street-level pedestrian-oriented uses at
the ground floor level.
Storefronts on facade treatments that span multiple tenants shall
use architecturally compatible materials, colors, details, awnings,
signage, and lighting fixtures.
Entrances
The design and location of building entrances in the Downtown district
are important to help define the pedestrian environment and create
retail-friendly environments.
Entrances shall be easily identifiable as primary points of access to
buildings.
Building entrances may be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticos,
porches, overhangs, railings, balustrades, and others as
appropriate. All building elements should be compatible with the
architectural style, materials, colors, and details of the building as a
whole.
Entrances to upper level uses may be defined and integrated into
the design of the overall building facade.
Building Materials
Exterior finish building materials shall consist of:
Masonry, which is defined as brick, cast stone, glass fiber reinforced
concrete, glass fiber reinforced gypsum, and split face concrete
masonry units
Stucco, including synthetic stucco (exterior insulation finishing
system - EFIS)
Glazed ceramic and porcelain tile
Fiber reinforced plastic (with the exception of plastic or vinyl siding) -
used for exterior building components, including but not limited to:
cornice and entablature elements, decorative columns and pilasters,
storefront trim, railings, and balustrades, spandrel panels, and
similar elements.
Case No. Attachment A
ZA15-012 Page 3
Painted steel and aluminum, cast iron, bronze, brass, copper
(including terne coated)
Roofing materials (visible from any public right-of-way): copper,
factory finished painted metal, slate, synthetic slate, terra cotta,
cement tile, glass fiber shingles.
Materials other than those listed above may be used for architectural
trim and accent applications including, but not limited to, cornices
and decorative brackets, frieze panels, decorative lintels, shutters,
and porch or balcony railings.
Included in this report is Site Plan Review Summary No. 2, dated April 2,
2015 under Attachment ‘D’.
N:\\Community Development\\MEMO\\2015 Cases\\012 - SP - Block 2R1, Lot 4 Southlake Town Square\\Staff Report
Case No. Attachment A
ZA15-012 Page 4
Case No. Attachment B
ZA15-012 Page 1
Plans and Support Information
Previously Approved Site Plan (ZA08-039)
Case No. Attachment C
ZA15-012 Page 1
Previously Approved Site Plan (ZA08-039)
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Previously Approved Site Plan (ZA08-039)
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ZA15-012 Page 3
Proposed Site Plan
Case No. Attachment C
ZA15-012 Page 4
Proposed
Case No. Attachment C
ZA15-012 Page 5
Proposed
Case No. Attachment C
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Proposed Landscape Plan
Case No. Attachment C
ZA15-012 Page 7
Case No. Attachment C
ZA15-012 Page 8
SITE PLAN REVIEW SUMMARY
Case No.: ZA15-012 Review No.: Two Date of Review: 04/02/2015
Project Name: Lot 4, Block 2R1, Southlake Town Square
APPLICANT: Cooper and Stebbins ENGINEER: Brockette, Davis, Drake, Inc.
Frank Bliss Jim Riley
1256 Main Street 4144 N. Central Expressway
Southlake, TX 76092 Dallas, TX 75204
Phone: (817) 329-8400 Phone: (214) 824-3647
Fax: Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
03/23/2015 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
THE APPROPRIATE STAFF MEMBER.
Planning Review
Daniel Cortez, AICP
Principal Planner
P: (817) 748-8070
E: dcortez@ci.southlake.tx.us
1. Show any mechanical and/or roof top equipment. Mechanical equipment, including,
mechanical/elevator equipment penthouse enclosures, ventilation equipment, antennas,
chimneys, exhaust stacks and flues, fire sprinkler tanks, and other similar constructions may
extend up to twenty (20) feet above the actual building height, and provided the same shall be
subject to approval at approval of the applicable Site Plan unless: 1) they are setback from all
exterior walls a distance at least equal to the vertical dimension that such items(s) extend(s)
above the actual building height, or 2) the exterior wall and visible roof surfaces of such items
that are set back less than their vertical dimension above the actual building are to be
constructed as architecturally integral parts of the building facade(s) or as architectural
embellishments as described in Section 37.4.(a).4.
2. Any easements encroaching the proposed building will need to be abandoned prior to the
issuance of any building permits for the site.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Case No. Attachment D
ZA15-012 Page 1
* Street intersections shall comply with TDLR/ADA accessibility standards.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.cityofsouthlake.com/index.aspx?NID=266
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be
15’.
2. Civil construction plans shall include plan sheets for pre-construction, post-construction and
permanent erosion control measures and stabilization.
* Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
WATER COMMENTS:
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
* Water meters and fire hydrants shall be located in an easement or right of way.
* Fire lines shall be separate from service lines.
SANITARY SEWER COMMENTS:
1. Sanitary sewer line needs to be in an easement.
* Sanitary sewer in easements or right of way shall be constructed to City standards.
DRAINAGE COMMENTS:
1. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer
must be installed outside the edge of pavement. Ordinance #605 defines easement
requirements for storm sewer:
30” RCP and under - 15’ easement
42” – 54” RCP - 20’ easement
60” – 66” RCP - 25’ easement
72” – 102” RCP - 30’ easement
Over 102” RCP – 3.5 times diameter
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
INFORMATIONAL COMMENTS:
Case No. Attachment D
ZA15-012 Page 2
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. The plans shall conform to the most recent construction plan checklist, standard
details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre-construction, construction and post-construction erosion control measures.
* A Developer Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer’s
Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
* Denotes Informational Comments
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
1. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant. (Riser room location shown on plans, but not exact location of FDC)(FDC can be
installed remotely if necessary to meet the required distance to the hydrant)
2. All commercial buildings are required to have Knox Box rapid entry systems installed near
access to the riser room. Boxes can be ordered at www.knoxbox.com or contact the Fire
Marshal’s Office for assistance.
3. The required backflow protection (double check valve) for the sprinkler system can be located
on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet
from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of
5’X5’ if the double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser.
(Ensure riser room is of adequate size)
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.
* 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.
Case No. Attachment D
ZA15-012 Page 3
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 37,
Downtown District.
* Denotes Informational Comment
Case No. Attachment D
ZA15-012 Page 4
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Lot 4, Block 2R1, Southlake Town Square Phase One
SPO# Owner Name Zoning Address Acreage Response
Slts Grand Avenue II Lp DT 371 STATE ST 1.86
1. NR
Town Square Ventures Lp SP1 331 N CARROLL AVE 2.66
2. NR
United States Postal Service SP1 300 STATE ST 2.97
3. NR
Slts Grand Avenue Lp DT 1431 PLAZA PL 0.23
4. NR
Southlake, City Of DT 351 STATE ST 1.97
5. NR
Southlake, City Of DT 399 GRAND AVE W 0.34
6. NR
Slts Grand Avenue II Lp DT 1361 FEDERAL WAY 1.42
7. NR
Slts Grand Avenue II Lp DT 310 GRAND AVE W 0.40
8. NR
Slts Grand Avenue Lp DT 389 GRAND AVE W 0.01
9. NR
Slts Grand Avenue Lp DT 379 GRAND AVE W 0.01
10. NR
Slts Grand Avenue Lp DT 388 GRAND AVE E 0.01
11. NR
Slts Grand Avenue Lp DT 378 GRAND AVE E 0.01
12. NR
Slts Grand Avenue Lp DT 316 GRAND AVE W 0.25
13. NR
Slts Grand Avenue Lp DT 327 GRAND AVE E 0.43
14. NR
Slts Grand Avenue II Lp DT 301 STATE ST 0.48
15. NR
Slts Grand Avenue II Lp DT 250 GRAND AVE 0.56
16. NR
Slts Grand Avenue Lp DT 1401 FEDERAL WAY 2.44 NR
17.
Southlake, City Of DT 1451 FEDERAL WAY 1.37 NR
18.
Slts Grand Avenue Lp DT 251 GRAND AVE 0.60 NR
19.
Slts Grand Avenue Lp DT 1471 FEDERAL WAY 0.58 NR
20.
Town Square Ventures Lp DT 1240 MAIN ST 4.08 NR
21.
Case No. Attachment E
ZA15-012 Page 1
Town Square Ventures Lp DT 1400 CIVIC PL 0.75 NR
22.
Town Square Ventures Lp DT 1422 MAIN ST 0.67 NR
23.
Town Square Ventures Lp DT 1256 MAIN ST 0.67 NR
24.
Town Square Ventures Lp DT 1200 MAIN ST 0.58 NR
25.
Southlake, City Of DT 1400 MAIN ST 0.69 NR
26.
Town Square Ventures Lp DT 1460 MAIN ST 0.48 NR
27.
Town Square Ventures Lp DT 1230 MAIN ST 0.28 NR
28.
Town Square Ventures Lp DT 1429 MAIN ST 0.33 NR
29.
Town Square Ventures Lp DT 141 GRAND AVE 3.62 NR
30.
Town Square Ventures Lp DT 181 GRAND AVE 0.39 NR
31.
Southlake, City Of DT 1400 FOUNTAIN PL 0.81 NR
32.
Town Square Ventures Lp DT 180 STATE ST 0.42 NR
33.
Town Square Ventures Lp DT 1235 MAIN ST 0.34 NR
34.
Town Square Ventures Lp DT 115 GRAND AVE 0.38 NR
35.
Town Square Ventures Lp DT 112 STATE ST 0.38 NR
36.
Southlake, City Of DT 1400 E SOUTHLAKE BLVD 0.94 NR
37.
Town Square Ventures Lp DT 1430 E SOUTHLAKE BLVD 0.27 NR
38.
Marvel, Scott SF20A 375 BINKLEY CT 0.47 NR
39.
Schlitz, Carl Etux Adrianne SF20A 325 BINKLEY CT 0.57 NR
40.
Strunck, Juergen F Etux Gisela DT 220 N CARROLL AVE 0.31 NR
41.
Mendez Ltd AG 240 N CARROLL AVE 2.91 NR
42.
Strunck, Juergen F Etux Gisela AG 200 N CARROLL AVE 3.27 NR
43.
Town Square Ventures Lp DT 140 STATE ST 3.28 NR
44.
Town Square Ventures Lp DT 1200 E SOUTHLAKE BLVD 1.01 NR
45.
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Forty-Five (45)
Responses Received:
None (0) as of the date of this report
Case No. Attachment E
ZA15-012 Page 2