Department of Planning & Development Services S T A F F R E P O R T June 9, 2015 CASE NO: ZA15-048 PROJECT: Preliminary Plat for Southlake Town Square Phase IV (Granite Place) EXECUTIVE SUMMARY: Cooper and Stebbins is requesting approval of a Preliminary Plat for Lot 9, Block 12, Lots 1-3, Block, 16, Lot 1R, Block 17 of Southlake Town Square, Phase IV on approximately 10.5 acres located at 1420 Division Street, 1301 & 1501 E. State Hwy. 114 and 245 N. Carroll Avenue. SPIN Neighborhood #8 DETAILS: Cooper and Stebbins is requesting approval of a Preliminary Plat for Lot 9, Block 12, Lots 1-3, Block, 16, Lot 1R, Block 17 of Southlake Town Square, Phase IV on property which is being platted to accommodate the proposed development of a six (6) story office building and a four (4) story parking garage under a Site Plan being processed concurrently under Planning Case ZA15-036 and for the future development of an additional office building, expanded parking garage and restaurant building pad sites being processed under a Concept/Development Plan under Planning Case ZA15-035. The plat will also re-align Reserve Street and dedicate right-of-way for a segment of Division Street between State Street and Reserve Street and dedicate necessary easements for the proposed development. A Plat Revision (Planning Case ZA15-043) is also being processed concurrently with this Plat Revision. Both plats are consistent with each other. Variance The applicant is requesting the following variance related to the development proposal: 1) Street Sidewalks: An 8-foot multi-use trail is required along the State Highway 114 frontage road. The applicant is proposing to internalize those sidewalks within the development rather than construct it along the frontage road. ACTION NEEDED: Consider Preliminary Plat Approval Request ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Link to PowerPoint Presentation (D) SPIN Meeting Report dated May 26, 2015 (E) Revised Plat Review Summary No. 2, dated June 9, 2015 (F) Surrounding Property Owners Map and Responses (G) Full Size Plans (For Council Members and Commissioners Only) ZA15-048
STAFF CONTACT: Ken Baker (817) 748-8067 ZA15-048
OWNER: APPLICANT: PROPERTY SITUATION: BACKGROUND INFORMATION Slts Land Lp & Slts Grand Avenue Lp Cooper and Stebbins 1420 Division St., 1301 & 1501 E. State Hwy. 114 and 245 N. Carroll Ave. LEGAL DESCRIPTION: Lot 1, Block 17, Southlake Town Square, Phase IV and Lot 2, Greenway-Carroll, Reserve Street and Tract 3A and a portion of Tract 3J, Richard Eades Survey, Abstract No. 481 LAND USE CATEGORY: CURRENT ZONING: HISTORY: Town Center DT Downtown District - On January 7, 1997 the City Council approved a Zoning Change and Concept Plan under Planning Case ZA96-145 for Southlake Town Square. - On August 19, 1997 the City Council approved a Development Plan under Planning Case ZA97-099 for Southlake Town Square. - On March 4, 2003 the City Council approved a Zoning Change from NR-PUD to DT under Planning Case ZA02-104 for Southlake Town Square. - On October 5, 2004 the City Council approved a Revised Preliminary Plat under Planning Case ZA04-070 for Blocks 3R2, 4R1, 12-14, 17 & 18, of Southlake Town Square. - On October 5, 2004 the City Council approved a Site Plan under Planning Case ZA04-067 for Southlake Town Square Grand Avenue District. A portion of this development is within the existing parking lot approved under this case. - On February 7, 2006 the City Council approved a Plat Revision under Planning Case ZA06-004 for Blocks 3R2, 4R1, 12-14, 17 & 18, Southlake Town Square. - On July 17, 2007 the City Council approved a Zoning Change and Concept Plan under Planning Case ZA07-050 for 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 Attachment A ZA15-048 Page 1
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 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. MOBILITY: Area Road Network and Conditions The development is bound by the State Highway 114 frontage road, State Street, Division Street and Reserve Street. Driveway access into the proposed parking garage will be from State Street and Division Street. As a part of this development the segment of Division Street between State Street and Reserve Street will be constructed in two phases. In addition, Reserve Street is being re-aligned to accommodate the placement of the Phase 1 office building. TREE PRESERVATION: Traffic Impact (for both Phase 1 and 2 of the development) Use Square AM- AM- PM- PM- Vtpd* Feet IN OUT IN OUT General Office Building (710) 340,300 3,747 464 63 86 421 Quality Restaurant (931) 29,000 2,609 133 29 162 99 * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7 th Edition The applicant has provided a Traffic Impact Analysis (TIA) for the proposed development which is included with the full size plans. The City s Public Work s Department is reviewing the TIA and a staff recommendation will be provided at the City Council meeting on June 16, 2015. Pathways The City s Master Pathways Plan shows an 8-foot or greater pathway along the frontage road of State Highway 114. Under Section 33.19 of the City s Zoning Ordinance it requires for all development requiring a City Council approved site plan, a five (5)-foot wide concrete sidewalk shall be provided along all public streets unless identified in the city s Pathways Plan in which case Ordinance 483, Section 5.06 shall apply. The Site Plan that is being process in conjunction with this request under Planning Case ZA15-036, is requesting a variance to this requirement. The applicant has conducted a tree survey of all trees within the boundary of the development. Due to the location of the proposed Attachment A ZA15-048 Page 2
buildings, parking garages and utility work to be done, all existing trees will be removed. CITIZEN INPUT: A SPIN meeting was held on May 26, 2015 for the applicant s proposal. The report from this meeting can be found under Attachment D of this report. PLANNING AND ZONING COMMISSION ACTION: June 4, 2015; Approved (6-0) subject to Plat Review Summary No. 2 dated May 29, 2015 and Staff Report dated May 29, 2015 and granting the variance requested with respect to street sidewalks as requested. STAFF COMMENTS: Included in this report is Revised Plat Review Summary No. 2, dated June 9, 2015 under Attachment E. N:\Community Development\MEMO\2015 Cases\048 - PP - Southlake Town Square Phase IV\Staff Report Attachment A ZA15-048 Page 3
Attachment B ZA15-048 Page 1
Plans and Support Information Proposed Preliminary Plat Attachment C ZA15-048 Page 1
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REVISED PLAT REVIEW SUMMARY : ZA15-043 Review No.: Two Date of Review: 06/09/2015 Project Name: Preliminary Plat for Southlake Town Square Phase IV 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 05/18/2015 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 1. This plat must comply with the underlying zoning and site plan approved by City Council. 2. Under Section 5.06 of the City s Subdivision Ordinance it requires for all development requiring a plat approval to install sidewalks that are greater of either 5 feet in width or the width as specified on the city s Pathways Master Plan if the segment is identified as a trail. An 8-foot multi-use trail is required along the State Highway 114 frontage road. The applicant is proposing to internalize those sidewalks within the development rather than construct it along the frontage road. 3. The plat must comply with the general platting requirements of the City s Subdivision ordinance. Informational Comments * It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records. * All plats filed must have an original signed and stamped Tax Certificate submitted with it from each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and that taxes for the current year have been paid. After September 1st, a certificate showing that the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant County Tax Assessor/Collector s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector s office at 817-212-6847. Attachment E ZA15-048 Page 1
* We recommend this plat not be filed until the construction plans have been substantially approved. This will ensure adequate and correct placement of easements and right-of-ways. * Please submit a revised pdf "check print" electronically prior to submitting the blackline mylar and paper copy with original signatures. * Original signatures and seals will be required on one blackline mylar and one blackline paper copy prior to filing the plat. The mylar and paper copies will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Given the scope of this project, staff recommends that the final plat/plat revision not be filed of record in the County until the public infrastructure is substantially complete, but allowing building permits to be issued. The final plat must be filed of record prior to issuance of a final certificate of occupancy. * Denotes Informational Comment Attachment E ZA15-048 Page 2
SURROUNDING PROPERTY OWNERS MAP & RESPONSES Preliminary Plat for Southlake Town Square Phase IV SPO# Owner Name Zoning Address Acreage Response 1. Slts Grand Avenue Lp DT 1420 DIVISION ST 2.90 NR 2. H & C Southlake Hilton Llc DT 1400 PLAZA PL 3.72 NR 3. Slts Grand Avenue Lp DT 1430 DIVISION ST 2.55 NR 4. Slts Grand Avenue Lp DT 1410 PLAZA PL 0.24 NR 5. Slts Grand Avenue Lp DT 1420 PLAZA PL 0.40 NR 6. Slts Grand Avenue Lp DT 1430 PLAZA PL 0.75 NR 7. Slts Grand Avenue Lp DT 1440 PLAZA PL 0.51 NR 8. Slts Grand Avenue Lp DT 1411 PLAZA PL 0.26 NR 9. Slts Grand Avenue Lp DT 1446 PLAZA PL 0.22 NR 10. Slts Grand Avenue Lp DT 1450 PLAZA PL 2.96 NR 11. Slts Grand Avenue Lp DT 410 GRAND AVE W 0.19 NR 12. Slts Grand Avenue II Lp DT 371 STATE ST 1.86 NR 13. Slts Grand Avenue Lp DT 1431 PLAZA PL 0.23 NR 14. Slts Grand Avenue Lp DT 400 GRAND AVE W 0.22 NR 15. Southlake, City Of DT 351 STATE ST 1.97 NR 16. Slts Grand Avenue Lp DT 429 GRAND AVE E 0.42 NR 17. Southlake, City Of DT 399 GRAND AVE W 0.34 NR 18. Slts Grand Avenue Lp DT 1445 PLAZA PL 0.20 NR Attachment F ZA15-048 Page 1
19. Slts Grand Avenue II Lp DT 1361 FEDERAL WAY 1.42 NR 20. Slts Grand Avenue II Lp DT 310 GRAND AVE W 0.40 NR 21. Slts Grand Avenue Lp DT 389 GRAND AVE W 0.01 NR 22. Slts Grand Avenue Lp DT 379 GRAND AVE W 0.01 NR 23. Slts Grand Avenue Lp DT 388 GRAND AVE E 0.01 NR 24. Slts Grand Avenue Lp DT 378 GRAND AVE E 0.01 NR 25. Slts Grand Avenue Lp DT 316 GRAND AVE W 0.25 NR 26. Slts Grand Avenue Lp DT 327 GRAND AVE E 0.43 NR 27. Slts Grand Avenue II Lp DT 301 STATE ST 0.48 NR 28. Slts Grand Avenue II Lp DT 250 GRAND AVE 0.56 NR 29. Slts Grand Avenue Lp DT 1401 FEDERAL WAY 2.44 NR 30. Southlake, City Of DT 1451 FEDERAL WAY 1.37 NR 31. Slts Grand Avenue Lp DT 251 GRAND AVE 0.60 NR 32. Slts Grand Avenue Lp DT 1471 FEDERAL WAY 0.58 NR 33. Town Square Ventures Lp DT 1400 CIVIC PL 0.75 NR 34. Town Square Ventures Lp DT 1422 MAIN ST 0.67 NR 35. Town Square Ventures Lp DT 1460 MAIN ST 0.48 NR 36. Gateway Church NRPUD 700 BLESSED WAY 82.01 NR 37. Slts Land Lp DT 1301 E SH 114 0.92 NR 38. Sl/Or Llc C3 1281 E SH 114 1.12 NR 39. Southlake, City Of DT 1299 DIVISION ST 1.70 NR 40. Southlake, City Of SP1 600 STATE ST 3.73 NR 41. Greenway-Carroll Road Prtnrs C3 1201 E SH 114 7.09 NR 42. Slts Land Lp DT 245 N CARROLL AVE 13.48 NR 43. Slts Grand Avenue Lp DT 1501 E SH 114 0.27 NR 44. Southlake, City Of DT 1297 DIVISION ST 1.72 NR F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty-Four (44) Responses Received: None (0) as of the date of this report Attachment F ZA15-048 Page 2