Item 12 - S-P-2 RegulationsCase # ZA21-0070
Proposed Ordinance 480-657F
Kimball Park Lot 5 (S-P-2 Zoning Change Submittal)
S-P-2 Regulations
Proposed Permitted Uses and Development Regulations for “S-P-2”
Zoning
This request is for an S-P-2 zoning change with a Concept Plan and Site Plan approval on Lot 2R. The
property is located on the Northwest corner of Kimball Avenue and SH 114.
Permitted Uses:
This property is divided into six lots. Lot 1 shall include the permitted uses as found in the “HC” Hotel
District, Lot 3 shall include permitted uses found in the “O-2” Office District and Lots 2R, 4, and 5 shall
include the permitted uses as found in “C-2” Local Retail Commercial District of Zoning Ordinance No.
480, as amended, with the following exceptions:
Lot 1: “HC” Hotel District uses to also include:
• Restaurant and bar which are accessed from an interior lobby
• Conference Center totaling 8,738 square feet of meeting and support space that includes the ballroom,
board room, meeting room, pre-function area and storage.
Lot 2R: “C-2” Local Retail Commercial District
• 3-story (4 level) parking garage
• Valet Parking permitted
• Outdoor Sales permitted in State of Texas park area (with approved Special Use Permit)
Lots 4 & 5: “C-2” Local Retail Commercial District uses limited to:
• Restaurant (Bar is a permitted accessory use)
• Coffee Shop/ Restaurant with Drive-Thru Service on Lot 4 only (excludes fast food)
• Retail
• Health & Well Being businesses (massage therapy, fitness, health related products)
• Spa
• Corporate Office with associated events and internal showroom/gallery for displays for a single tenant use
only occupying the entire building on Lot 5 only and only with approval of a Specific Use Permit.
• Corporate Office with associated events and internal showroom/gallery for displays to utilize patio space
as extension of showroom for public/private events.
• “O-1” Office district uses as permitted uses on Lot 5 only.
• “O-1” office district uses allowed to utilize patio space on Lot 5 only.
Lot 3: “O-2” Office District uses to also include:
• Multi-story office buildings up to 4 above grade floors.
• Allow for a single level parking deck.
Lot 6: Open Space lot with natural vegetation, existing creek channel, new plantings and detention
area. Primary area will serve as a drainage easement.
Development Regulations:
This property shall be subject to the development regulations for the “HC” Hotel District for Lot 1, the
Case # ZA21-0070
“C-2” Local Retail Commercial District for Lot 2R, 4 & 5, and “O-2” Office District for Lot 3 and all
other applicable regulations with the following exceptions:
• Parking agreements will be in place prior to permitting to satisfy the combined parking
requirements for the development. Required parking will be as shown on plan.
• To facilitate a contiguous development, buffer yards will not be required along internal boundary
lines.
• Given the long runs along portions of the façade, an overuse of building articulations will distract
from a more stream-lined architectural intent. For this reason, articulation will be as shown on the
architectural site plan, conceptual floor plans, and exterior elevations. Articulation will be
dimensioned on the floor plans for
clarity. This applies to the Cambria Hotel and the Four-Story office building and 4-story
Mixed Use building (Lot 2R).
• Delivery to the property will be scheduled and limited to occur between the hours of 7:00am –
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:00am – 7:00pm
Monday – Saturday (must conform to the Contract for Residential and Commercial Refuse and
Collection).
• The western property line adjacent to the multi-family residential lots will be screened with a
vegetated screening of: existing plant material, required plantings within the buffer and
additional large shrubs and accent trees planted within the buffer yard. Plantings consisting of
both existing and new plant material will achieve a solid screening to 8’ in height and will be
shown on the landscape plan.
• Loading zones are positioned within each lot as shown on plan and in the site data summary chart.
• As in internalized development with a shared common access easement and parking the building
lines will be allowed as shown on plan.
• Vary from each lot fronting a right-of-way to allow the lot configuration as shown on plan
• For Lot 2R, the south, north and west bufferyards/landscape requirements are permitted as
shown on the Site/Landscape Plan. The east bufferyard is not required.
• With the close proximity of the proposed buildings and cross parking layout impervious
calculations will vary to allow for an overall impervious area of 70%.
• Allow for teller drive-up lane and window on the west elevation of the office building on Lot 3 to
facilitate a banking tenant and also allow a reduction of 12 provided parking spaces in that area.
Since the removal of 12 spaces would drop the total parking to 435 spaces allow for the required
parking of 436 spaces to reduce to 435 spaces.
• Vary from the additional landscape requirements for a parking garage as this development
proposes a single deck constructed internal to the ground level parking perimeter (Lot 3).
Use and Operation
The project overview entails a hotel and office development with an outparcel fronting on SH 114 and
two internal parcels that will be developed into a mixture of uses to include restaurant, retail, health &
well-being and coffee shop with drive-thru. The following is a lot by lot breakdown with the primary
emphasis on the Lot 2R Site Plan.
Lot 1 (Completed in 2016)
Cambria Suites ‘all-suites’ hotel with an upscale rating according to Smith Travel Research. Indoor
services/ uses to include:
• Restaurant with lounge
• Bar with on-site alcohol consumption
• 175 guest suites
• Ballroom with partitions for a capacity of approximately 307 people
• Administrative office space
• Retail sundry space
Case # ZA21-0070
• 8,738 sf Conference Center that contains 5,079 sf of meeting space
• Business Center
• 1,061sf Fitness Center
Proposed outdoor services/ uses to include (it should be noted that all patios are interconnected):
• Patio containing leisure area with pool,
• Patio containing fire pit and dining
• Roll-out bar service
• Patio for Conference Center spill out
• Shuttle service to points of interest
Exterior Design of the Proposed Cambria Suites Hotel
The proposed hotel is four (4) stories in height and totals approximately 111,897 square feet. The footprint
of the
building is approximately 29,514 square feet, and is 51’-0” to the top of the primary parapet and 59’-4”
to the top of the tower structure.
The building design is contemporary and includes an identification tower adjacent to the hotel lobby
entrance. This tower identifies the hotel from all access points to the site including when approaching the
development from the airport. The base of the tower contains a single height hotel lobby while the upper
floors contain executive suites. Arrival to the hotel is also signified by a contemporary Porte Cochere
which contains an expressive cantilevered structural system consisting of brick piers and a clear
polycarbonate clad canopy anchored in place by cable stanchions.
The exterior finish materials of the building include brick, stucco, metal and glass. Brick will be used
primarily at the towers, along the entire base of the building, at projecting wall frame elements, and in
select locations to create additional articulation between building volumes. At the upper floors, at infill
walls within the projecting frames, and on all non-street facing elevations (north and west), a stucco
finish is proposed. Two colors will be utilized: a medium taupe for the lower portions of the walls and a
light tan for the upper floor.
Summary of use and operations – Cambria Suites Hotel:
The developer proposes to develop a Cambria Suites hotel.
The hotel is programmed to have 175 guest suites, a 8,738 square foot Conference Center containing
5,079 sf of meeting space, restaurant and bar, fitness center, and pool. The restaurant/ bar operation will
consist of approximately 2,700 primary dining / lounge space and utilize the outdoor courtyard on select
occasions. The restaurant and bar will primarily service hotel guests and adjacent office building tenants,
although it will be open to the public as well. A 920 sf kitchen is positioned in the floor plan to efficiently
service the dining area as well as to service the meeting rooms. In addition the hotel courtyard will be
well appointed for both a relaxing and vibrant atmosphere with a pool, fireplace and periodic live
entertainment.
Hotel hours of operation:
- Food Service / Restaurant typically opens at 6:00am and closes no later than 11:00pm, 7 days a
week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon-Sat; typically
opens at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 7 days a week.
- Outdoor Speakers – sound system will be shut off no later than 12:00 am and any outdoor
music will be discontinued no later than 12:00 am, 7 days a week.
The proposed conference space is included in the footprint of the hotel and is programmed primarily to
host group events such as corporate meetings and social events. The meeting space will have a
Case # ZA21-0070
prominent second entrance for access from the adjacent office buildings. The proposed ballroom is
4,116 square feet and has a programmed capacity of 307. The ballroom will have a large conference
patio that connects to the pool area and fire pit. The room is divisible into three break-out rooms of
approximately 1,350 square feet each. The program also includes a break-out meeting room containing
456 square feet and has a capacity of 27. The program also includes a board room containing 507
square feet and has a capacity of 14. Operationally the hotel will be able to host all size corporate
events with activities, leisure, banquets, break-out meetings, dining and lodging. For non-corporate or
smaller events, the facilities will be available by reservation to rent the ballroom and meeting rooms.
Conference space hours of operation:
- Normal hours (corporate events) – 9:00am-9:00pm Mon-Sat/ 11:00am-7:00pm Sun
- Special event hours – 7:00am-2:00am Mon-Sat/ 11:00am-11:00pm Sun
Lot 1 Parking Analysis (Hotel):
Parking as shown on the plan includes 209 spaces within Lot 1 and 495 spaces within Lot 2-5 for a
total of 706 spaces. Required parking for Lot 1 per the City of Southlake ordinance was calculated as
follows:
• 175 rooms @ 1 per room = 175 spaces
• Additional provided for accessory uses = 36 spaces
• Bar/ Restaurant (accessory use to the hotel) @ 1/100sf X approx.. 2,700sf = 28 spaces (25%
of spaces required are additional to the hotel use = 7 spaces. The balance 75% is accessory
to the hotel and no additional spaces to those allocated to guestrooms are proposed)
• Meeting space (accessory use to the hotel) @ 1/ 3 seats X 348 seats = 116 required spaces from
occupant load calcs; 25% of spaces required are additional to the hotel use = 116 X .25 = 29
spaces. The balance 75% is accessory to the hotel and no additional spaces to those allocated
to guestrooms are proposed)
• Total spaces required = 175 + 7 + 29 = 211
• Total spaces constructed = 209*
*During construction of the hotel, it was determined (in consultation with city staff) the
removal of two spaces adjacent to the development’s traffic circle was appropriate due to a
potential traffic safety hazard
Lot 2R (Site Plan Application) for District 114 at Kimball Park
Summary:
The final component of Kimball Park will be District 114 at Kimball Park, a 94,650 SF, 3 and 4 story,
mixed-use building at the entrance to Kimball Park on State Highway 114. Originally entitled in 2014
as a 10,000 SF stand- alone restaurant on 1.55 acres, the recent acquisition of an adjacent parcel
(currently home to Lake Cities Animal Clinic) now makes the development of District 114 at Kimball
Park possible. The re-platting of these two parcels into a single, 3.301-acre lot fronting both Kimball
Park’s main drive and State Highway 114 will significantly enhance the Kimball Park development
and provide a dramatic statement to visitors entering from State Highway
114.
Total:
- 94,650 SF
- 3.301 Acres
- 3 Stories (fronting SH 114)
- 4 Stories (fronting internal to Kimball Park)
First Floor: 26,900 sf
2nd and 3rd Floors: 29,400 SF each 4th Floor: 8,950 sf
Case # ZA21-0070
Mixed uses:
- 33,650 SF of Class “A” Office 16,265 SF of restaurant
- 7,966 SF of retail space
- 7,769 SF common area lobby
- 29,000 SF medical office
Maximum Building height:
75 feet
Lot 2R Parking Analysis:
Required parking for Lot 2R was determined per the parking demand calculations in the parking
analysis prepared by Halff Associates, Inc (see chart provided by Halff).
• Parking Required: 348 spaces
• Parking Provided: 348 spaces including 9 accessible spaces.
- 3 story Parking Garage with 300 spaces
- 48 surface parking spaces
- Shared Parking Agreement for all Kimball Park lots
Outdoor Park/Patio
The hardscape area will be designed in the shape of the State of Texas with a proposed fountain in the
outline of the Gulf of Mexico. An as-yet-designed art/monument and pedestal will be located in the center
of park/patio. Structural Retaining walls where necessary to provide topography to “hide” surface parking.
Wrought-iron fencing to ensure safety and security of guests. Outdoor Speakers – sound system will be
shut off no later than 12:00 am and any outdoor music will be discontinued no later than 12:00 am, 7 days
a week (same as Lot 3 approved in 2016)
4th Floor Patio
The patio on the northeast side of the fourth floor will be used primarily by the tenants of the building and
visitors to District 114 allowing for better viewing of the State of Texas park. The patio will also be used
by civic groups and organizations desiring to rent the patio space for small functions (e.g. awards
ceremonies, celebrations, team functions, etc.)
Exterior Design:
Metal panels and other materials that do not comply with masonry requirements are permitted. Allow
the exposed columns as shown if they will not comply with the masonry requirements in Section
43.09.c.1.e.
The exterior finish materials of the building include brick, stucco, elastomeric coating, and glass. The
building will be primarily brick on the south, east and west facing facades. The stucco/concrete with an
elastomeric coating will be used primarily on the garage touching facades and mechanical equipment
screening. For the inside of the “L” shape of the garage, a light “greige” color will be utilized. A
perforated metal screen will be attached to the northwest corner of the garage to provide additional
screening.
Valet Parking:
Valet Parking is allowed at two locations – the north entry (adjacent to State of Texas park) and
south entry (adjacent to the main entrance to the building. Any vehicles valet-parked in the garage
will access through the Cherry Lane entrance on the west side of the parking garage.
Lot 3 (Completed in 2017)
Site plan proposes the development of a four-story Class “A” office development that includes a single
level parking deck.
Case # ZA21-0070
• Four story office totaling 116,484sf
• Leasable space 108,798 sf
• Single level parking deck
Exterior Design of Office Building
The office building blends stone and smooth plaster like panels with metal accents to create a modern but
contextual building. The garage complements the style of the office building. The office building and
garage are part of a larger development and respond to the style of the adjacent hotel while creating their
own identities. The exterior finishes will include natural stone, cast stone, painted concrete, stucco, metal
and glass. Stone will be primarily used at the entire base of the building, at all 4 projecting corners and at
the north and south entries. Stone, metal and glass will be used at the two entries to emphasize the main
entry points to the building. The upper floors will consist of painted tilt wall concrete panels with metal
panel and some stucco at the South corners. The parking structure will include precast concrete panels
and stone cladding at the 4 corners.
Lot 3 Parking Analysis (Office):
Parking as shown on the plan includes 447 spaces within Lot 3 and 380 spaces within Lots 1, 2, 4 and 5
for a total of 827 spaces. Required parking for Lot 3 per the City of Southlake ordinance was calculated as
follows:
• 108,798sf of lease space @ 4 spaces per 1000sf = 436 spaces
• Breakdown of parking for Lot 3 – 351 at grade parking spaces, 96 parking deck spaces
Lot 3 Total = 447 provided spaces
Note: Should a drive thru bank teller lane be added – Allow for a teller drive-up lane and window on
the west elevation of the office building on Lot 3 to facilitate a banking tenant and also allow a
reduction of 12 provided parking spaces in that area. Since the removal of 12 spaces would drop the
total parking to 435 spaces allow for the required parking of 436 spaces to reduce to 435 spaces.
Lot 4 (Estimated completion in 2019)
Concept plan proposes the development of a restaurant/ coffee-shop with drive-thru.
• Concept plan is intended to show scale of what can fit on the proposed lot in accordance
with the Comprehensive Zoning Ordinance. Site data for what is shown in the concept
consists of a single story 4,500sf footprint and 52 parking spaces. Also shown is a dedicated
drive-thru lane.
• Any restaurant use will exclude fast-food franchises.
• Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
• Total spaces to be constructed = 50
Lot 5 (Completed in 2018)
Concept plan proposes the development of a restaurant/ retail building.
• Concept plan is intended to show scale of what can fit on the proposed lot in accordance with
the Comprehensive Zoning Ordinance. Site data for what is shown in the concept consists of
a single story 9,222sf footprint and 54 parking spaces. Also shown is ample space for outdoor
dining and plaza space.
• Development is conceptually proposed to be a multi-tenant structure with uses relative to
restaurant, retail and/or health and well-being. Possible health and well-being uses could consist
of massage therapy, fitness, spa and health related products and services.
Case # ZA21-0070
• Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
• Majority of parking requirements shall be provided on-site and the remaining will be subject to a
combined parking agreement with the other lots within the development.
• Total spaces constructed = 52
• There are no changes to the existing building or site plan with the addition of “O-1” office
district uses in addition to what uses we currently have on Lot 5.
• All previous conditions of approval remain in effect.
“O-1” office district will park at the existing ratio for Lot 5, Kimball Park requiring 52 spaces".
Kimball Park Overall Parking Analysis (Mixed Use)
Parking as shown on the updated Kimball Park site plan includes 348 spaces on Lot 2R and 760 spaces
within Lots 1, 3, 4 and 5 for a total of 1,106 spaces.
- Lot 1 209 spaces
- Lot 2R 348 spaces
- Lot 3 447 spaces
- Lot 4 50 spaces
- Lot 5 52 spaces