Information… - Vision North Texas

Southlake Town Square Southlake Texas
Developer: Cooper and Stebbins / Master Plan Architect: David M. Schwarz Architects, Inc.
Southlake Town Square creates a new “downtown” that
Relevant Guiding Principles for North
serves the City of Southlake and northeast Tarrant County.
Texas 2050
Southlake Town Square is designed to be more than an
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Development Density
outdoor shopping mall by contrasting the standard model
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Efficient Growth
for suburban shopping centers. Buildings are organized
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Pedestrian Design
around a modified grid framework of streets, and they ad-
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Housing Choice
dress the streets to create pedestrian sidewalk promenades
•
Activity Centers
between the street and building face. Pedestrian design,
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Quality Places
public spaces, quality design and construction, and a mix
of uses including restaurants, offices, and retail stores has
made Southlake Town Square a destination location and
community gathering place for events and entertainment.
Civic uses include Southlake Town Hall, a library, and a
post office along with planned residential Brownstones and
a hotel balance the mix of uses. Southlake Town Square
attempts to create a sense of place and pedestrian connections.
Density: Currently 1.4 million sf on 94 acres. Development
is approximately 40% complete. Master Plan encompasses
3.5 million sf on 125 acres.
Relevance of this Project Type to the Policy Areas and Center Types
NT2050 Policy Areas
Employment
Centers
Inner Tier Areas
Outer Tier Areas
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Separate Community Areas
Mixed-Use Centers
Regional
Metropolitan
Community
Neighborhood
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Rural Areas
Natural Areas
●●●● Most Relevant ●●● Very Relevant
● Red indicates actual condition
●● Relevant
● Somewhat Relevant
Entire Policy
Area
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Southlake Town Square Southlake Texas
Developer: Cooper and Stebbins / Master Plan Architect: David M. Schwarz Architects, Inc.
Project Acreage:
Developed:
Remaining:
Acres
94.3
30.7
Residential Acreage (if applicable):
Developed:
Remaining (Residual Brownstone Land):
Total on Completion1:
Acres
6.0
8.0
14.0
1
Residential acreage is expected to grow. Downtown District
Zoning allows for “residential lofts” by SUP. Loft approvals will be
sought in due course for identified “infill” sites within developed
blocks (Blocks 3, 4 and 5). In addition, a rezoning to residential
uses may be sought for Block 11, an undeveloped 8.0 acre site on
N. Carroll Ave. currently zoned C-3 general commercial.
2011 Total Area of Development (SF):
Use
Building SF
Retail
456,588
Restaurant
93,555
Entertainment
68,733
Office
222,153
Government/Civic
184,000
Hotel (248 rooms)
212,000
Residential
152,825
Totals
1,389,854
%
32.9
6.7
4.9
16.0
13.2
15.3
11.0
100.0
Land Use Mix: [See Table Above]
Key Financing Sources: Traditional Lenders + TIF
Actual and/or Predicted Rate of Return: Over $1.2 Billion
in retail sales to date. Town Square generates over $12
Million per annum in sales, property and other tax revenues
to local taxing jurisdictions.
Mix of Incomes for Housing Choices: N/A
Multi-Modal Transportation Components: N/A
Connectivity with Surrounding Community:
Southlake Town Square is the heart of Southlake and the surrounding region. Representing the natural evolution
of the American town, Town Square’s uniqueness expresses the individual character of Southlake and surrounding
communities. The street and block pattern provides integration into the community from the 3 highways and roads that
front the site. Retail, restaurant, entertainment, residential, hotel, and a variety of service, government and civic uses
make Town Square a local and regional destination. Public streets and parks provide aesthetically pleasing places to
stroll and gather. The Square is also a cultural center, with seasonal traditions and other periodic gatherings and events
bringing people together throughout the year. Residential Brownstones have introduced “Life in the Square,” providing
empty nesters and others a place to downsize and experience all that the environment has to offer.
Key Design Features:
Southlake Town Square’s 125-acre mixed use master plan is based on a blueprint in the spirit of some of the world’s
most popular small town downtowns. Buildings are organized around a street grid, with building faces brought to the
sidewalk and the majority of parking placed behind, creating a walkable streetscape. Block sizes transition from smaller
blocks closest to FM 1709/Southlake Blvd., to larger blocks along State Highway 114, supporting greater development
along this regional artery. Public parks are incorporated throughout the site, providing places to gather and relax. The
integration of a mix of uses within this network of streets, sidewalks and public spaces foster a sense of community
and place.
Southlake Town Square Southlake Texas
Developer: Cooper and Stebbins / Master Plan Architect: David M. Schwarz Architects, Inc.
City Development Approval Strategy (e.g. standard
zoning, form-based code, PD):
1996/97 Zoning: P.U.D.
2003 Rezoning: “DT” Downtown District2
2
The 1996 P.U.D. did not allow for residential uses. Cooper
and Stebbins sought residential approval for the Brownstones
in 2002/03. In connection with that application, the City worked
with C&S to create a new zoning classification designating
Southlake Town Square “DT” Downtown District, which allowed the
Brownstones and residential lofts by S.U.P.
Key Land Use Tools (e.g. streetscape, conservation
easement, density transfer):
“Downtown” zoning rules applied to property
Property Status (e.g. greenfield, brownfield):
1996: Greenfield site zoned C3 General Commercial.
Distance to Light Rail Station(s):
Distance to Bus Stations(s):
Total Number of Transit Stops per Weekday:
3
N/A3
N/A3
N/A3
There is no mass transit operating in the Southlake area. Upon
completion of mass transit improvements at DFW Airport (with a
spur into Grapevine), Town Square will be approx. 3 miles away.
One of the key features is the incorporation of the Southlake / Tarrant County Town Hall, Department of Public Safety
Headquarters, and a U.S. Post Office. These 3 government buildings help to anchor the downtown and provide activity
in the Square.
Features that Promote Unique Identity and Quality of Place: Apart from the overall mix of uses, the streetscape
and variety of park spaces that Town Square provides, one of the key features that promotes both Southlake’s and
Southlake Town Square’s unique identity and quality of place is the Southlake / Tarrant County Town Hall, and the
adjacent Town Square that gives the project its name. Together with the nearby gazebo/fountain park, Town Hall and
its public parks provide the focal point for community gatherings and growing traditions that attract patrons from an
increasingly regional audience.
Sustainability of Site Location: The Southlake Town Square plan is designed to be flexible to facilitate the addition
of market driven opportunities on a block by block basis, by phasing in new buildings and districts over time consistent
with the downtown character and mix. Essentially, the plan creates its own “infill” opportunities. Initial buildings in each
block are supported by surface parking. As development within a block grows, master plan design allows incorporation
of structured parking either under new buildings and/or behind existing and new buildings in the middle of each block,
effectively hiding parking and promoting the streetscape. Lot and building design strives to enhance opportunities for
adaptive reuse over time, facilitating Town Square’s ability to meet changing market demands.
Sustainable Design Strategies for Site: Rigorous investment on streetscape and open space system seem to be
one of the major sustainable design strategies in Southlake to provide walkable environment within the development.
New construction, building renovation and site elevations also plan to incorporate a variety of strategies with the goal
of evolving a more environmentally sustainable downtown approach in the years to come.
Southlake Town Square Southlake Texas
Developer: Cooper and Stebbins / Master Plan Architect: David M. Schwarz Architects, Inc.
Water & Energy Efficiency Design Strategies: Limited to date, water efficiency design strategies are taking on an
increasing role in building renovation and planning for future development.
Strategies for Healthy Communities and Indoor Environments: Southlake Town Square’s downtown design is an
example of walkable streets and public green space. Strategies for healthy communities and indoor environments will
continue to play a prominent role in building renovation and planning for future development.
Sustainable Construction Practices: Limited to date, sustainable construction practices are taking on an increasing
role in building renovation and planning for future development.
Challenges of Implementing Sustainable Design Strategies and Successes and Lessons Learned from
Performance and Operations of Sustainable Design Strategies: Construction on Town Square started in 1998,
when the USGBC and LEED were in their infancy. The master plan is a model for long term sustainable development,
but many of today’s LEED strategies were little understood and not cost effective at the time. Green strategies play
a role in ongoing development and building renovation. However, sensitivities to the marketplace require a careful
analysis of the benefits (or not) to seeking certification of individual buildings or the overall project.
Lessons Learned? Planning a project with the scale of Southlake Town Square requires a long term vision and
commitment. While the master plan design sets the foundation for success, each individual building, use and phase
must be responsive to sustainable market demands and opportunities.
Case Study Authorship, Credits, Contacts:
Frank L. Bliss, Cooper and Stebbins, L.P.
Taner R. Ozdil, Center for Metropolitan Density & Program in Landscape Architecture, School of Architecture at The
University of Texas at Arlington (UTA)
Grace Herman, Program in Landscape Architecture, School of Architecture at UTA
References:
Cooper and Stebbins project files
“Place Making: Developing Town Centers, Main Streets and Urban Villages” Bohl, Charles C. Washington, D.C.: ULI
– the Urban Land Institute, 2002.
McKee, Bradford. David M. Schwarz. Washington, D.C.: Grayson Publishing, 2002.
“Mixed Use Development Handbook”, Schwanke, Dean, et al. Second Edition. Washington, D.C.: ULI – the Urban
Land Institute, 2003.