Item 16 - ZA16-022 - Westin
Department of Planning & Development Services
S T A F F R E P O R T
April 1, 2016
CASE NO: ZA16-022
PROJECT:Zoning Change and Site Plan for the Westin Hotel
EXECUTIVE
SUMMARY:
Seneca Rochester Harrell Southlake JV is requesting approval of a Zoning
Change and Site Plan for the Westin Hotel from “S-P-1” Detailed Site Plan
District to “S-P-1” Detailed Site Plan District with “HC” Hotel District Uses and
other related uses as depicted in the applicant’s narrative for the development
of a full-service hotel, conference center and parking garage on approximately
SPIN Neighborhood # 4
6.83 acres located at 1200 E. State Hwy 114.
DETAILS:
Seneca Rochester Harrell Southlake JV is requesting approval of a Zoning
Change and Site Plan for the Westin Hotel from “S-P-1” Detailed Site Plan
District to “S-P-1” Detailed Site Plan District with “HC” Hotel District Uses and
other related uses as described in the applicant’s narrative under Attachment C
of this staff report. The current zoning was approved by City Council in April
2014 as ZA14-006, and included the development of a 7 story Westin hotel with
276 rooms and a 3 level parking garage with 400 parking spaces + 100 surface
spaces. Prior to that approval, Council approved a zoning change in 2007 to
“NR-PUD” Non-Residential Planned Unit Development District for the
development of the Gateway Church campus.
The project currently proposed is a revision of the 2014 Westin plan, consisting
of a 6 story hotel with 253 rooms. The proposed hotel is full-service,
incorporating guest rooms with in-room service, a restaurant/lounge,
conference/meeting spaces, a pool, boutique retail space and other hotel
related support services (back of house services). The proposal also includes a
2 level parking deck with 242 parking spaces, in addition to the 201 surface
parking spaces located primarily around the perimeter of the site.
The materials used on the hotel are a mixture of stucco, stone and glass curtain
wall with aluminum and metal accent features throughout. Changes to the
exterior elevations from the 2014 plan can be seen in attachment C. The overall
height of the hotel has been lessened from 107 feet to 76 feet due to the
th
removal of the 7 floor event space and lounge found in the 2014 plan, and a
14 foot reduction in the height of the first floor/lobby area.
The landscaping plan has also been revised in response to the reduction in
building footprint and increase in surface parking. Although 5’ Type A
bufferyards are specified in the approved S-P-1 regulations, the 30’ bufferyard
which was previously shown on the south end of the property has been reduced
Case No.
ZA16-022
on the proposed plan to 10’.
The following is a site data summary of the currently proposed hotel compared
to the plan approved in 2014:
Approved Westin
Proposed Westin Plan
Plan (’14)
“S-P-1” Detailed Site
“S-P-1” Detailed Site
Zoning
Plan District
Plan District
Land Use Designation Mixed-Use
Mixed-Use
# of Buildings 1 + garage
1 + garage
Number of Proposed Lots 1
1
Percentage of Open Space 17%
18%
Area of Impervious Coverage 83%
82%
Proposed Building Area (sf) 211,807
277,150
Number of Stories 6 w/ 2 story garage
7 w/ 3 story garage
Max Building Height 115’ (76’ shown)
115’ (107’ shown)
(1 per room * 276 (1 per room * 253
rooms) + (1 per 200sf
rooms) + (1 per 200sf
Required Parking
CC) + (1 per 100sf
CC) + (1 per 100sf
Refer to Attachment C for breakdown
restaurant)
of uses
restaurant)
= 442 spaces
= 495 spaces
Provided Garage Parking 242 spaces / 2 levels
400 spaces / 3 levels
Provided Surface Parking 201 spaces
100 spaces
Total Provided Parking 443 spaces
500 spaces
S.H. 114 SR Bufferyard Width Approx. 10’ P/L to curb
Approx. 30’ P/L to curb
Variance
Driveway Stacking Depth
- The Driveway Ordinance No. 634 requires for this
site to have 150-feet of driveway stacking depth at each of the two driveways
(Driveway A and B) being proposed on site. The applicant is proposing to have
approximately 35 feet at each driveway along Grace Lane. A similar variance
was approved by City Council with the previous submittal.
ACTION NEEDED:1) Conduct Public Hearing
2) Consider Zoning Change and Site Plan approval
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 1, dated March 28, 2016
(E) Surrounding Property Owners Map and Responses
(G) Full-Size Plans (Planning Commission and City Council only)
STAFF CONTACT:
David Jones (817) 748-8070
Dennis Killough (817) 748-8072
Case No.
ZA16-022
BACKGROUND INFORMATION
OWNER:
Gateway Church
APPLICANT:
Seneca Rochester Harrell Southlake JV
PROPERTY SITUATION:
1200 E. State Hwy 114
LEGAL DESCRIPTION:
Lot 1, Block 4, Gateway Church – 114 Campus Addition
LAND USE CATEGORY:
Mixed Use
CURRENT ZONING:
“S-P-1” Detailed Site Plan District with “HC” Hotel District Uses
REQUESTED ZONING:
“S-P-1” Detailed Site Plan District with “HC” Hotel District Uses
HISTORY:
-On June 17, 1997 the City Council approved a Zoning Change and
Concept Plan for “NR-PUD” Non-Residential Planned Unit Development
District under Planning Case ZA96-132 (Ordinance No. 480-222).
- On August 21, 2007 the City Council approved a Preliminary Plat for
the Gateway Church campus under Planning Case ZA05-113.
- On August 21, 2007 the City Council approved a Zoning Change and
Concept Plan for the Gateway Church campus from “NR-PUD” Non-
Residential Planned Unit Development District to “NR-PUD” Non-
Residential Planned Unit Development District with religious institutions
as the primary use under Planning Case ZA05-112 (Ordinance No. 480-
222a).
- On May 8, 2008 the Planning & Zoning Commission approved a Final
Plat under Planning Case ZA08-029.
- On April 1, 2014, the City Council approved a Zoning Change and
Concept Plan for the Westin hotel from “NR-PUD” Non-Residential
Planned Unit Development District to “S-P-1” Detailed Site Plan District
with “HC” Hotel District Uses under Planning Case ZA14-006
(Ordinance No. 480-660).
CITIZEN INPUT:
Though a SPIN meeting was held on January 6, 2014 for the original
Westin development, no SPIN meeting was held for this amended plan.
SOUTHLAKE 2030:Future Land Use Plan
The Southlake 2030 Future
Land Use Plan designates this
property as Mixed Use. The
Mixed Use land use
designation is defined within
Southlake 2030 as follows:
Case No. Attachment A
ZA16-022 Page 1
“The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development.
New development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design
and transition between different uses. Typically, the Mixed Use
designation is intended for medium- to higher-intensity office buildings,
hotels, commercial activities, retail centers, and residential uses.
Nuisance-free, wholly enclosed light manufacturing and assembly uses
that have no outdoor storage are permitted if designed to be compatible
with adjacent uses. Other suitable activities are those permitted in the
Public Parks/Open Space, Public/Semi-Public, Low Density Residential,
Medium Density Residential, Retail Commercial, and Office Commercial
categories previously discussed.”
Hotels within the Mixed Use land use designation are described as
follows:
Hotel uses should be full-service hotels at market-driven locations,
o
primarily in the S.H. 114 Corridor. Full-service, for the purposes of
this plan, shall be hotels that include a table-service restaurant
within or directly attached to the hotel. Other services or amenities
typically included would be bell service and room service, as well as
available meeting space.
The desire is to approve hotels adequate to support market-driven
o
commerce in the City, paying attention to the product mix such that
the hospitality services in the area are complementary to one
another.
According to both these descriptions, the proposed hotel development is
consistent with the intent of the land use description and hotel
description.
Urban Design Plan
The Urban Design Plan also includes recommendations pertaining to
the State Highway 114 corridor where this site is proposed to be
located. These recommendations are as follows:
Establish appropriate scale and bulk standards for buildings along
o
the highway, specifically at mid-block locations. Buildings should be
4 – 6 stories tall and step down as they move away from the
highway corridor. Buildings over three stories should be articulated
along the first three floors. Materials on the lower floors should be
brick, stone or other approved masonry. Low-profile, single story pad
buildings that tend to blend into the background and have limited
visibility from the highway are discouraged
The view of surface parking from the highway should be limited.
o
Surface parking lots should be designed to be in smaller pods (no
more than 200 parking spaces) with increased landscaping and
pedestrian accessways.
Structured parking is encouraged over surface parking. Specifically,
o
shared parking is also encouraged between adjoining
Case No. Attachment A
ZA16-022 Page 2
complementary land uses. Special attention should be given to the
design of parking garages to avoid plain facades with views of
parked cars from adjoining properties and rights-of-ways. Façade
details, vertical and horizontal courses such as cornices, lintels, sills,
and water courses should be used to add interest along facades. To
the extent possible, parking garages should be located behind
principal structures to limit views from the highway.
This proposed development has a parking garage located towards the
rear of the site screened from the highway by the hotel. A shared
parking agreement to utilize the western Gateway Church parking lot is
under discussion between the hotel and Gateway Church.
Mobility Master Plan
On the City’s Thoroughfare Plan within the Mobility Master Plan Grace
Lane is shown to be a 100-foot, 4-lane divided arterial (A4D). During the
development of the Gateway Church campus, a variance was granted
for Grace Lane to be reduced to an 80-foot divided arterial.
The Active Transportation section of the City’s Mobility Master Plan
recommends an 8-foot or greater multi-use trail along the frontage road
of State Highway 114. The applicant is proposing a 10-foot sidewalk
along the frontage road (where it will connect existing segments at
Gateway Church and the neighboring Bowen Building) and a 6-foot
sidewalk along Grace Lane.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development will have access onto Grace Lane via two
driveways. Grace Lane is currently built with 100 foot right of way and
median for 483 feet north of the State Highway 114 frontage road;
beyond this point, the facility narrows to an 80-foot undivided roadway.
Case No. Attachment A
ZA16-022 Page 3
Since development on this property is contingent upon two points of
access being provided, Grace Lane must be completed to at least the
northern limit of the property prior to release of occupancy.
A Traffic Impact Analysis (TIA) was previously provided by the applicant
for the original Westin Hotel development.
SH 114 Frontage Road - Exit Ramp to Carroll Avenue (017W)
24hr West Bound (7,308)
AM Peak AM (475) 7:45 AM– 8:45 AM
PM Peak PM (733) 5:30 – 6:30 PM
Based on the 2013 City of Southlake Traffic Count Report
*
Traffic Impact
AM-AM-PM-PM-
Use Rooms Vtpd*
IN OUT IN OUT
Hotel (310) 276 1,127 79 65 98 71
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
The original 2014 Westin plan included a parking study in support of
parking provided below City minimum requirements. This study was
updated to reflect changes in the parking counts and is included in
Attachment C.
TREE PRESERVATION:
There is approximately 65% tree coverage on this site. The applicant
has indicated to staff that only 40% of these trees are considered to be
healthy. The “S-P-1” 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. Due to the amount
of grading this development will require, no trees will be preserved and
therefore the applicant did not develop a tree conservation plan.
UTILITIES:
Water
The site has access to an existing 20-inch water line along the State
Highway 114 frontage road and an 8-inch water line along Grace Lane.
Sewer
The site will have access to an 8-inch sewer line that was installed
during the development of the Gateway Church campus.
STAFF COMMENTS
: Attached is Site Plan Review Summary No. 1, dated March 28, 2016.
N:\\Community Development\\MEMO\\2016 Cases\\022- ZSP - Westin Hotel\\ZA16-022 PZ Staff Report
Case No. Attachment A
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ZA16-022
Case No. Attachment B
ZA16-022 Page 1
Approved S-P-1 Regulations
Case No. Attachment C
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Case No. Attachment C
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Revised S-P-1 Regulations (proposed)
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Approved Site Plan
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Proposed Site Plan
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Approved Landscape Plan
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Proposed Landscaping Plan
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Approved Elevations
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Proposed Elevations
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Original Floor Plan
Case No. Attachment C
ZA16-022 Page 11
Current Conceptual Floor Plan
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Site Amenities as approved
Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
ZA16-022 Page 15
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-022 Review No.: One Date of Review: 03/28/16
Zoning Change and Site Plan
Project Name: – Westin Hotel 1200 East S.H. 114
APPLICANT: Paul Barham OWNER: Gateway Church
Seneca Rochester Harrell Southlake JV Brad Henderson
16800 Westgrove Drive, Suite 100 700 Blessed Way
Addison, Texas 75001 Southlake, Texas 76092
Phone: 972-788-2220
Email: pbarham@harrellhospitality.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/14/16 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
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email:djones@ci.southlake.tx.us
ZA16-022
1. Place the City case number “" in the lower right corner of all submitted exhibits for
ease of reference.
2. The provided fee of $678.30 is incorrect. Provide an application fee in the amount of $541.60,
made payable to the City of Southlake. Cash or check payments can be made in the Building
Inspections office, Suite 250. Credit card payments may be made online through SOUTHLAKE
ON DEMAND using ZA16-022 as the permit number. Indicate in writing how you wish for us to
dispose of the first check. See attached invoice.
3. Regarding the S-P-1 regulatory document:
a. The amount of meeting space specified is “up to 22,000 square feet”; however, sheet
A0.1 shows 26,962 square feet of meeting space combined between levels 1 and 2;
b. Clarify whether the interior courtyard and roof top patio area are still planned;
c. A development regulation should be added to the narrative that contains the following:
The elevations and articulation of those elevations shall be as presented in the Zoning
Change and Site Plan.
4. Because this is a new submittal for zoning and site plan approval, the previously-granted
variance to stacking depth requirements must again be requested in writing and approved by
City Council.
5. Prior to release of a Certificate of Occupancy, Grace Lane must be completed to City
standards and accepted by the City. At a minimum, the completed road must run to a point
equal to the northern boundary of the property.
Case No. Attachment C
ZA16-022 Page 1
6. Based on prior City Council motion, staff recommends providing fencing elevations and
alternate fencing design and materials.
7. Show pedestrian access by shading sidewalks in a darker/contrasting color.
8. Label the depth of each driveway throat.
_________________________________________________________________________________
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The proposed tree conservation is consistent with the previously approved Tree Conservation
Plan. No existing trees are proposed to be preserved.
LANDSCAPE AND BUFFERYARDS COMMENTS:
1. There is a note in the Building Area Table on the Site Plan that says “All square footages
above are approximate and will be finalized during design phase.” The building square footage
cannot be approximate because the interior landscape requirements are based on 50% of the
area footprint of the main building and 5% of the area footprint of the parking garage. If these
areas change the required interior landscape calculations will change, as well as the proposed
Landscape Plan.
2. The calculations in the Interior Landscape Charts on the Site Plan and Landscape Plan do not
match. Ensure that both Interior Landscape Charts match.
3. Provide the Bufferyards Summary Chart on the Landscape Plan.
4. Plant material must be provided for the required bufferyards. Required interior landscape plant
material cannot be counted as bufferyard plant material.
5. Within Exhibit ‘B’, the proposed bufferyards surrounding the property are proposed to be 5’ – A
type bufferyards. This is not consistent with the regulations of the Bufferyards and Corridor
(5’ A-type bufferyards are proposed in the S-P-1
Overlay sections of the Zoning Ordinance.
regulatory document.)
6. Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-
edge if no curb is intended, and shall be equal to the length of the parking stall. Parking lot
islands must also contain shrubs, ground cover, ornamental grasses, seasonal color, or a
combination of these plant materials along the required canopy tree.
Case No. Attachment C
ZA16-022 Page 2
7. When parking is provided between the right-of-way and the building set back line, a solid
evergreen hedgerow of plants obtaining a mature height greater than three feet (3’) shall be
planted for the entire length of the parking. When planted, this hedge shall be a minimum of
two feet (2’) in height and planted no further than thirty inches (30”) on center.
* Indicates informational comment.
# Indicates required items comment.
________________________________________________________________________________
Public Works/Engineering Review
Steven Anderson, P.E.
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
Public Works comments pending
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The proposed structure will be considered a high-rise building as per the City of Southlake
amendments to the 2012 International Fire Code.
No comments were made pertaining to the parking structure due to the limited amount of
information provided. (Parking garage will be reviewed with future plan submittal)
Automatic fire sprinkler system will be required for buildings over 6,000 square feet. (Per 2012
I.F.C. Sec. 903.2.11.9 as amended)
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.
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant. (A remote FDC is acceptable to meet the requirement)(FDC not shown on plans)
FIRE LANE COMMENTS:
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2012 I.F.C. Sec. 503.2.4)
Case No. Attachment C
ZA16-022 Page 3
________________________________________________________________________________
General Informational Comments:
* Staff strongly recommends contacting Daniel Cortez in the City Manager’s Office to determine
if a SPIN meeting would be beneficial to your application. Daniel can be contacted by phone at
(817) 748-8029 or by e-mail at dcortez@ci.southlake.tx.us. For more information about SPIN
and the SPIN process please go to SouthlakeSPIN.org.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* This development must comply with Corridor Overlay Regulations, Section 43(II).
* 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.
* Denotes Informational Comment
Case No. Attachment C
ZA16-022 Page 4
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Westin Hotel
SPO# Owner Name Zoning Address Acreage Response
NEC CARROLL & 114 LTD
1.
NR
PRTNSHP AG 950 N CARROLL AVE 0.163
NEC CARROLL & 114 LTD
2.
NR
PRTNSHP AG 940 N CARROLL AVE 0.210
NEC CARROLL & 114 LTD
3.
NR
PRTNSHP AG 930 CASEY CT 0.019
SCHENK, JOEL SF1-A 1075 CASEY CT 0.376
4.
NR
JOHNSON, DEBORAH
5.
NR
BOHANNON ETAL AG 1033 CASEY CT 0.434
COLLINS, TED SF1-A 997 CASEY CT 0.419
6.
NR
CARROLL, ISD AG 1375 E HIGHLAND ST 0.705
7.
NR
GATEWAY CHURCH NRPUD 1301 E KIRKWOOD BLVD 0.229
8.
NR
Case No. Attachment C
ZA16-022 Page 1
GATEWAY CHURCH NRPUD 700 BLESSED WAY 82.011
9.
NR
GATEWAY CHURCH NRPUD 1501 E HIGHLAND ST 22.525
10.
NR
CARROLL, ISD AG 1009 N CARROLL AVE 0.426
11.
NR
GATEWAY CHURCH NRPUD 701 BLESSED WAY 34.290
12.
NR
GATEWAY CHURCH NRPUD 700 N KIMBALL AVE 3.660
13.
NR
PEBL PARTNERSHIP LTD SP1 1110 E SH 114 1.278
14.
NR
CARROLL, ISD AG 1379 E HIGHLAND ST 0.769
15.
NR
GATEWAY CHURCH SP1 1200 E SH 114 6.776
16.
NR
CARROLL, ISD CS 1335 E HIGHLAND ST 3.923
17.
NR
CARROLL, ISD AG 1361 E HIGHLAND ST 1.040
18.
NR
CARROLL, ISD CS 0.756
19.
NR
CADG GATEWAY LAKES LLC TZD 2000 E KIRKWOOD BLVD 20.942
20.
NR
GATEWAY CHURCH CS 2121 E SOUTHLAKE BLVD 13.365
21.
NR
Superintendent of Carroll ISD
22.
NR
Grapevine Colleyville ISD
23.
NR
Superintendent of Northwest
24.
NR
ISD
Superintendent of Keller ISD
25.
NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Eleven (11)
Responses Received:
None
Case No. Attachment C
ZA16-022 Page 2