Brownstones at Southlake Town Square

[CTroyMathis]

Southlake: Council backs Town Square homes
Members OK zoning change to allow side-by-side residences

12/21/2002

By JENNIFER PACKER / The Dallas Morning News


The Southlake City Council has given preliminary approval to a new zoning classification that paves the way for Town Square developers to build brownstone homes within the retail and dining hub.

The 6-1 vote this week in favor of creating "downtown district" zoning capped eight months of debate and delays. Council members had struggled to reconcile criticisms that allowing the side-by-side homes to be built alongside the 3-year-old center would set a precedent for other developers.

"We are pleased it was approved on the first reading," said Frank Bliss, executive vice president of Cooper & Stebbins, the firm that built Town Square. "We expect ... we'll be able to work with [council members] on any questions they may have."

Shortly after approving the new zoning, the council approved an application from Mr. Bliss' firm that requested changing the zoning at Town Square to the new classification. That, too, was approved 6-1.

The council is scheduled to add building design requirements and identify any legal loopholes in the new ordinance at a workshop Jan. 6. The council is scheduled to take a final vote Jan. 21 on the ordinance and the zoning change.

Unlike Town Square's previous designation, the "downtown district" zoning allows homes to be added to the mixed-use development between Southlake Boulevard and State Highway 14 at Carroll Avenue.

The residential portion of the Cooper & Stebbins plan proposes building more than 100 of the side-by-side row homes around a 6-acre park on the southeast corner of Southlake Town Square. The homes, ranging from 2,900 to 3,500 square feet, would be designed for empty-nesters and couples without children. Prices would range from about $300,000 to $500,000.

The brownstone plan originally requested 117 residential units, but Mr. Bliss said his firm is considering reducing that number at the council's request and adding commercial lots instead.

Those opposed to the change say the homes will open the doors to high-density housing, instead of Southlake's dominant housing style: detached homes on half- to one-acre lots. Other criticisms of the proposed ordinance deal with the amount of sales tax lost by building residential instead of retail.


The "downtown district" zoning is tailored to Town Square, requiring any such development to occupy at least 100 contiguous acres, with a "connected street pattern, shared parking, and pedestrian amenities," according to the ordinance.
It also states: "The purpose of the downtown district is to encourage the creation of a pedestrian-oriented, mixed-use urban environment, providing shopping, employment, housing and business and personal services."

In addition, planning staff will create design guidelines that reflect Town Square's building standards.

"We don't have anything at this point to say that 'this is what the new development should look like,' " said Southlake Planning Director Bruce Payne. The guidelines will dictate details about exterior building materials and architectural design requirements for entryways, windows and roofs, Mr. Payne said.

Carolyn Morris, the only council member to oppose the changes, said her colleagues should have waited until the ordinance was complete before voting on it.

"There were still things that we needed to clarify and refine," she said. "You don't vote to approve something that's not there yet."

In addition, Mrs. Morris said, the ordinance should contain specific boundaries for the downtown district so that it can't be replicated in other parts of town.

"The way this thing is worded at this point, there could be a number of downtown districts in Southlake," she said, "and that defeats the purpose. People are going to say that's far-fetched, but we never know what's going to happen."

Mrs. Morris also said that the architectural guidelines should be stricter and that the ordinance's list of allowable commercial uses – from convenience stores to a games arcade – was too broad.

[freewaytincan]

Very nice...the Southlake area holds real promise.

[INTX dave]

The Southlake Town Square is a very nice start, but it really needs residents to make it a "true" town square. Given the quality of the existing development and the proposal for the Brownstones, the opponents should not worry - the development appears to be very high end.

The opposition to "high density development" in Southlake is disappointing. While it is ok to resist becoming an urban jungle of rental properties, the community should understand that the variety of housing and income groups (teachers to millionaires) all contribute to the fabric of the community.

[freewaytincan]

Indeed. It needs to be all types. My dad lived in a brownstone next to Central Park NYC in the '70s, and it had all types in the area. Now, of course, very few would be able to afford living there, but that tends to happen in a place like NYC. I think that Southlake needs to remove the lots in the center. That part really disappointed me...are they still there? I haven't ever actually been there.

[downtownbum]

southlake has to rank #1 in my list of suburbs (excludes park cities.) That town is very high tone. makes frisco look like mesquite.

[CTroyMathis]

Very interesting stuff.

Southlake Town Square shows others how it's done
It has become development model
06:54 PM CST on Saturday, January 10, 2004
By JENNIFER PACKER / The Dallas Morning News
http://www.dallasnews.com/localnews/city/tarrant/stories/011104dnnortownsquare.a4a91.html

It's no coincidence that Southlake Town Square has for the last two years made the covers of guidebooks published by the Urban Land Institute, the real estate and land-use industry's premier research group.

"When you look nationally at how many mixed-use projects are going on ... it's pretty impressive for this to be on the cover of a book telling people how to do it," said Greg Last, Southlake's economic development director. "To be building and enticing tenants in the tough market we've had for the past two or three years is an amazing statement."

Since it opened almost five years ago, the 130-acre development has evolved from a few dozen shops, offices and eateries to a focal point for residents and an international model of urban planning.

Town Square developer Brian Stebbins said the next two years will bring a host of new amenities to the square.

Pending negotiations, Southlake will have a 14-screen movie theater and a long-awaited Hilton-brand hotel. Both are set to open in mid-2005.

A gourmet grocery store, a two-story bookstore and as many as 40 additional shops and restaurants are also planned.

By April, a Japanese performance grill and sushi bar will take over the building occupied by CompUSA. OshKosh B'Gosh children's clothing is expected to open this spring. By June, American Express Travel and Fidelity Financial are scheduled to open on the southeast side of Town Square fronting Southlake Boulevard.

A work in progress


Town Square is constantly evolving, Mr. Stebbins said, adding new uses as the market allows.

"We have continued to raise the bar," said Mr. Stebbins, who spent three years planning the development. "We don't spend a lot of time looking back – only to the extent that we can learn from the past to provide a better basis for future decisions."

During the last few months, Town Square has added five shops and three eateries including Café Express; Blue Mesa; Pei Wei; Paws 'n Claws, a pet accessory boutique; D'Hierro, a furniture store; Lane Bryant clothing; and an art gallery featuring the works of local teen artist Olivia Bennett.

Town Square has 68 retailers ranging from locally owned boutiques to national chains such as the Gap and Williams and Sonoma and anchors such as the Container Store and Pottery Barn. There are also 15 eateries and 60 office tenants.

The theater and hotel will be part of the Grand Avenue addition, which stretches from north of Pottery Barn to State Highway 114. The neighborhood also will include as many as 40 stores and restaurants and an Irish pub centered on a public plaza.

The Urban Land Institute's 414-page Mixed Use Development Handbook discusses aspects of the project, including the network of small blocks, public gathering areas and parking. The book praised Town Square for its contributions to the city, such as generating more than $7 million in annual sales tax revenue and 1,500 jobs.

Mr. Last said a key element of Town Square's success is its location between two major roadways – Southlake Boulevard and State Highway 114, just east of Carroll Avenue.

Residential component


But the development has had its share of ups and downs. In 2001, Mr. Stebbins fought a yearlong battle to win approval for adding East Coast-style brownstone homes. From the start, Mr. Stebbins said he had made it clear that the residential component was key to Town Square's success.

Critics of the plan feared that the side-by-side housing would set a bad precedent for residential construction. They said the project would encourage high-density housing.

The matter was resolved last spring, after Mr. Stebbins agreed to reduce the number of brownstones to no more than 114, and the city created a zoning classification exclusive to Town Square.

The brownstones are being built in three phases, with the first occupants moving in by early 2005. Mr. Stebbins said 35 people have paid $1,000 deposits to reserve the homes. Of those, almost 90 percent are empty nesters, most of whom are already living in larger Southlake homes.

Several stores have either closed or transferred to new locations, but tenants have reoccupied those spots.

A plan to build loft-homes above retail shops is on the backburner, Mr. Stebbins said.

He said such changes were to be expected. For the most part, he said, the Town Square vision he sketched out years ago remains intact.

"We are content with where we are, but we're not done yet."

[Kelley USA]

2nd phase of Southlake Town Square to start

By Andrea Jares

Star-Telegram Staff Writer


Southlake Town Square is poised to develop a $50 million addition that will include a 200-room hotel, a 14-screen movie theater and 200,000 square feet of retail and office space.

Cooper & Stebbins, the developers of Town Center, unveiled their plans to City Council members at a meeting Wednesday evening. The work session was to outline the proposed addition and how it would fit in the special tax district that was established years ago to boost the Town Center development.

"I think it's the culmination of what the city has been working on for a decade," Mayor Andy Wambsganss said. "The plan speaks for itself and it's an exciting plan."

The 39-acre Grand Avenue phase of the Town Center Development will be northeast of Town Hall, and extend to Texas 114.

A main street would extend between Pottery Barn and The Market, leading to a large public plaza with a fountain. Shops would line the plaza, shaded by colonnades similar to those seen around plazas in Paris, according to the plan.

The end of the Grand Avenue facing Texas 114 would have a 14-screen theater showing first-run movies. To the west, would be a 200-room hotel in a 1930s architectural style, with a 15,000 square-foot conference room that has a view of a 3-acre public park. Also along Texas 114, and between the two anchors, will be a two-story bookstore and five restaurants, including a nationally recognized upscale restaurant, President Brian Stebbins said.

He declined to name the companies that are in lease negotiations at the center. Many of the planned tenants are national fashion retailers that sell high-end apparel.

The Grand Avenue development is scheduled for completion between the first quarter of 2005 and April 2006, Stebbins said. The first plans are expected to be filed with the city in August, he said.

Greg Last, the city's economic development director, said continuing the Town Center project is important for the city.

"The Town Square is an internationally known development of the highest quality," he said.

When completed, the addition will include 180,000 square feet of retail and restaurant space, as well as 20,000 square feet of office space on each end of the plaza.

This new phase of Town Center is expected to generate $4.4 million annually in tax revenue, Stebbins said.

Town Center has 52 acres developed in the area closest to Southlake Boulevard. It includes 595,265 square feet of nearly completely leased retail, office and government space, which generates $5 million annually in taxes.

In October, Cooper & Stebbins will begin development on 16 acres, east of Town Center. It will include 114 brownstones and a 2-acre park. The first brownstone owners -- mostly empty-nesters already living in Southlake -- are expected to move in by Thanksgiving 2005.

The Town Square is part of a 408-acre district that uses tax revenues generated in the district to reinvest in public streets, parks and buildings in the zone. The tax-increment financing zone has paid for the town hall at the heart of the town square, infrastructure and parks.

Under the terms of the tax zone, the Grand Avenue development would need to maintain an occupancy of 75 percent or better, plus have the hotel and cinema operating.

The tax zone will pay for the parks, two parking garages, fountains, a plaza and streets in the Grand Avenue plans.

[gc]

Good for Southlake. Their town square was always very successful.

[Foucault]

...yeah, but "internationally known"?

[Kelley USA]

That's probably a stretch- but it is certainly known around the US. In fact- they have had numerous delegates (mayors, city council members, city managers etc...) from all across the country come and take a look at what they have done. The article did not mention it as such- but I have a buddy that works with United Commercial Realty (they handle the leasing)- and the rumored restaurants are Cheescake Factory, 2 other national chains that will be new to Dallas- Brio and Clauddagh Irish Pub- and to top it off a Snuffers... Should be an exciting place!

[tamtagon]

That's probably a stretch- but it is certainly known around the US. In fact- they have had numerous delegates (mayors, city council members, city managers etc...) from all across the country come and take a look at what they have done. The article did not mention it as such- but I have a buddy that works with United Commercial Realty (they handle the leasing)- and the rumored restaurants are Cheescake Factory, 2 other national chains that will be new to Dallas- Brio and Clauddagh Irish Pub- and to top it off a Snuffers... Should be an exciting place!

I chuckled at Internationally known, too. I did read an something about the mayor of Charlotte (I think? maybe Savannah, one of those growing Carolina cities) meeting with Southlake folks. I really like the jest of Southlake's town square, with as more empahsis on service/retail/entertainment space than office space. Unlike Plano and Frisco, Southlake realizes that the business district already exists, and they are providing for locals - of course, Southlake is closer to existing job centers than Plano and Frisco. Every suburban neighborhood must have somewhere around the corner to shop for every conceivable household need as well as a wide variety of restaurants and "family" entertainment; however, trying to inject "the city" into the suburbs is a silly trend which will lead to polarized suburbs subjected to drastic shifts in character over time. The rest of NW Tarrant county will benefit by learning what keeps the integrity of a neighborhood entact.

[rantanamo]

It looks nice, but I was surprised at how strip-mallish it is. Don't know how to explain it. Well, it just kind of sits there off of the road. Doesn't seem to fit the street grid It's just kinda there. Surrounded by normal suburban subdivisions. I mean, it looks great, and is probably super functional, but it's just weird. I guess the problem was there was no existing downtown to work with. Maybe this second phase can eliminate that feeling.

[crescentboi]

kelley, by upscale restaurant i hope that they are not referring to the cheesecake factory...i would never consider that to be upscale.

[Kelley USA]

I'm sure they are... I would consider the Cheescake Factory to be a notch below upscale but above casual dining. I guess it depends on who you are- but to most suburbanites places like Cheesecake Factory and P.F. Changs are considered upscale (not a place you'd normally take the kids). I did check out the website for Brio- seems to be somewhat upscale with white table clothes etc...

[pariah]

i am sure its real cute.

[Kelley USA]

downright adorable!!!

[psukhu]

I'm sure they are... I would consider the Cheescake Factory to be a notch below upscale but above casual dining. I guess it depends on who you are- but to most suburbanites places like Cheesecake Factory and P.F. Changs are considered upscale (not a place you'd normally take the kids). I did check out the website for Brio- seems to be somewhat upscale with white table clothes etc...

The NorthPark versions of PF Changs and Cheesecake Factory are filled wilth kids and people wearing shorts.

[Lakewooder]

Good Reason not to go to Chang's and Cheesy-cake.

Sign should be posted: "Unattended Children will be shot"


BTW where is Southlake, is it south of a lake? If so, which one?

[noelamador]

^SL is south of Grapevine Lake I believe. there's also a Westlake(with a very cool Legoretta designed ofc. complex), and a Northlake. I think east is the only direction not covered. I'm assuming this growth is meant to ward of competition from the upcoming Circle T mall in WS. and to capture tenants before they sign on with the new project

[freewaytincan]

Sign should be posted: "Unattended Children will be shot"

Sounds like my kind of place!

[Lakewooder]

Actually I really know where Southlake is (not that I want to visit), I was trying for mordant humor.

Really, it's kind of fun to say things like that in front of incredulous suburbanites. Then again maybe it's a BIT of snobbery on my part.

[NThomas]

Phase II or III or whatever has started. The builder seems to have changed but its hard to tell if the floorplans have too based just on one unfinished end unit. It doesn't look the same but there might just be small changes.
http://farm4.static.flickr.com/3153/2675271588_5b67215898.jpg
http://farm4.static.flickr.com/3182/2674453767_b29542c9b9.jpg