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Item 6B Site Plan - TD Ameritrade DFW Campus at Southlake ZA16-012 1 Owner/ Applicant: TD Ameritrade Request: Approval of a Site Plan for TD Ameritrade DFW Campus at Southlake on Lot 1R1R1, Block 1, Sabre Group Campus Addition Location: 1051 W. Kirkwood Blvd. ZA16-012 TD Ameritrade is requesting approval of a Site Plan for a regional campus on property described as Lot 1R1R1, Block 1, Sabre Group Campus Addition. The Site Plan for a TD Ameritrade regional campus proposes an approximately 355,000 square foot three-story office building and a five level parking garage on approximately 78.617 acres. 2 Aerial View This is an aerial view of the property at the southeast corner of State Hwy 114 and Kirkwood Blvd. 3 History of Zoning, Land Use and Master Thoroughfare 4 1982 – Ord. No. 261-35 Zoned “H” Heavy Commercial in 1982 (Ord. 261-35) In 1982 – 109 acres shown in yellow was zoned Heavy Commercial – the purpose of the Heavy Commercial district was to provided a wide range of commercial, entertainment, lodging, and professional services for the community and region. 5 1985 – Annexed into the City Zoned “H” Heavy Commercial in 1985 when annexed In 1985 – the land area shaded in brown was annexed into the City and given the Heavy Commercial designation. 195 acres 6 1987 – Ord. No. 334-012 Zoning Change from “H” Heavy Commercial to “PUD” Planned Unit Development allowing “R-1” and “R-2” Retail, “O-1” and “O-2” Office and “CS” Community Service District in 1987 (Ord. 334-012) 7 1989 – Ord. No 480 Given “NR-PUD” Non-Residential Planned Unit Development zoning allowing “C-3” General Commercial and and “CS” Community Service development with the adoption of Ord. No. 480 and the official zoning map in 1989 8 1995 - Ord. Nos. 480-179 and 480-180 Zoning Change from “PUD” Planned Unit Development zoning to “R-PUD” Residential Planned Unit Development zoning east of approximate alignment of Kirkwood Blvd. in 1995 (Ord. No. 480-179) Zoning Change from “PUD” Planned Unit Development zoning to “NR-PUD” Non-Residential Planned Unit Development allowing “C-3” General Commercial” “O-2” Office, “HC” Hotel and “CS” Community Service District west of approximate alignment of Kirkwood Blvd. in 1995 (Ord. No. 480-180) 9 The current zoning on the property is NR-PUD Non-residential planned unit development district. This designation was placed on the property with the adoption of 480- 313 in 1999. 10 N-RPUD Zoning - Ordinance 480-313 Permitted Uses: Office “O-2” uses Parking structures Hotel and restaurant (By Specific Use Permit) Communications facility* Computer Technology facility* Conference Center* Data/information processing center* Information technology facility* Training Center* Accessory Uses: Covered pedestrian walkways/footbridges Communication Equipment Utilities *Allowed as a permitted use 400,000 sq. ft. is used as a corporate headquarters. The next few slides are going to be a high level overview of the zoning and corresponding development standards that are in place. The property is Non- Residential PUD which is somewhat analogous to our SP-1 districts. The purpose of this NRPUD zoning is to facilitate a high quality master planned headquarters for a major corporate user. Permitted Uses (not all permitted uses listed just a summary of the major uses): The intent of the PUD is to permit the broadest range of “high –tech” uses to accommodate commuter technology, information technology, data and information processing and all services related thereto. 11 N-RPUD Zoning - Ordinance 480-313 Accessory Uses Within the Principal Use Building: Banks and Financial Institutions Beauty and Barber Shops Drug Store Specialty Retail Health Club Job printing Mailing service Medical care clinic Newsstand Recycling collection and storage Restaurant, café, or dining facility Security guard quarters Shoe repair Stationary/Book Store Accessory Uses on Separate Building Sites: Community Facilities Child Care Facilities Health clubs Specialty Retail Health Club Heliport Maintenance equipment storage Medical care facility Restaurant, café, cafeteria Recycling collection and storage Temporary residential accommodations Temporary construction materials Temporary construction office 12 Development Regulations Height: Buildings – no principal use building shall exceed six (6) stories above grade, nor shall it exceed ninety (90) feet in height. Structured Parking – no parking structure exceed six (6) levels above grade, nor sixty (60) feet in height Mechanical equipment, penthouses, antennas, etc. shall not exceed the height of the building more than 25’ and must be screened. Not all development regulations listed but this is a summary of the major regulations. 13 Development Regulations Setbacks: Front yard: 30 feet; however 10% of the area of any building may extend up to 15 feet into any required front yard to accommodate building articulation. 2. Side yard: no minimum setback Rear yard: 10 feet Residential Setbacks; Buildings that lies within 400’ of a single family property is subject to the to the regulations in Zoning Ordinance 480, 5. SH 114 – 50 foot setback TD building is approximately 71 feet off of Kirkwood and 258 feet off of SH 114. Over 400’ from Kirkwood Hollow Ph 2. Garage meets the 4:1 setback slope. 14 Development Regulations Maximum Lot Coverage – 50% Impervious Coverage – 65% Floor Area – 3.5 million (principal and accessory structures) – excluding parking structures Parking Spaces Required – 1 space per 300 square feet of principal building floor space TDA – Traffic study indicates up to 750,000 square feet of office building possible Sabre – 459,920 square feet Wilkes - ? Total floor area on the site likely much less than what is permitted by zoning 3.5 million sf and what is shown on the development plan 2.3 s.f 15 Architectural Standards Building Materials and Masonry Requirements - No minimum masonry requirement. Materials may include masonry materials as defined in Ordinance 557, architectural concrete, architectural metal panels, glass and similar materials. Reflective Glass – 100% allowed; however no more than 80% for the entire campus. Facade Articulation - It is the intent to comply with the spirit and intent of the City’s requirements. However, it also the intent to avoid the imposition of a rigid mathematical formula to achieve the articulation. Masonry materials as defined in ordinance 557-A include brick, stucco, plaster, cement, concrete tilt wall, stone, rock,. Materials proposed on the office and parking structures include concrete site cast panels, stone, glass, stucco, and composite metal panel. These are some of the same materials used on the sabre building. The ordinance states that façade articulation can be achieved by the manner that the buildings are grouped, variations in architectural surface treatments such as color, texture, relief and detail. The ordinance also speaks to the fact that office structures have a somewhat different standard than office building due to their function (storing cars) and the visibility of the structure is minimal from SH 114. 16 Development Regulations Natural Areas - The concept plan identifies natural areas up to 50 feet wide and larger that encircle the property. These Natural Areas will be preserved as permanent open space. Interior Landscape – shall equal 50% of the largest floor area of the building per the planting chart in the ordinance. Credits are provided for any trees within 250’ of any building. 17 Approved Concept Plan - 1999 This is the concept plan which is exhibit B-1 of the controlling ordinance. It indicates the location of the structured parking, park dedication along the south fork of the Kirkwood branch, and the natural areas along the perimeter of the property. 18 Approved Development Plan The approved Development plan shows up to 10 buildings totaling 2.3 million in total floor area and 5 parking garages totaling 2.55 million square feet 19 1988 Land use/Thoroughfare Plan The 1988 LU Plan – shows the area from White Chapel to SH 114 as mixed use. Kirkwood from Dove to SH 114 is shown as an 88’ ROW. In 1997 MTP – Kirkwood was designated a 100 ROW and the mixed use land use category went to 20 Master Thoroughfare Plan Kirkwood Boulevard is shown on the Southlake 2030 plan as a 4 lane divided roadway with 100’ of right of way. The roadway runs parallel to State Highway 114 and begins at Kimball Avunue and runs west where it terminates at the SH 114 frontage road near the for western boundary of the City. Portions of the roadway are built between Kimball and Highland, Carillon subdivision and of course from Dove to the SH 114 frontage. The portion of Kirkwood from Dove to SH 114 frontage was indicated in the 1991 MTP. The 4 mile section that runs north of SH 114 was added to the MTP in November of 2001. Designed to have a parkway feel – wide medians. 21 The Future Land Use designation is Mixed use and 100 year floodplain. The purpose of the Mixed Use designation is to provide an option for large-scale, master-planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Typically, the Mixed Use designation is intended for medium- to higher intensity office buildings, hotels, commercial activities, retail centers, and residential uses.   22 Proposed Renderings On October 15, 2015 TD Ameritrade acquired approximately 78 acres between SH and Kirkwood Blvd. More specifically, It property is located NW of the Verizon Operations Center and south east of the sabre campus and east of SH 114. Relocating 1400 current area associates who are working at the company’s Alliance Gateway location (There will be staggered shifts) According to TD Ameritrade the office building will allows a more collaborative, innovative and productive work place and enhance associate retention and recruitment capabilities with an updated, modernized work environment. This campus will house all of their primary financial services business units, including Retail Services, Institutional, Technology and Brokerage Operation, as well as, Corporate support functions.  There is no retail branch at this location 23 Site Date Summary Site details: Up to 355,000sf Class A Office Two wings, one 2 story (north) and one 3 story (south) Structured parking (5 level)- (600,000 sq ft.) (This includes the Central plant/ generators, which is approximately a 10,000 SF footprint).  The typical parapet along W. Kirkwood will be approximately 37’, while the stair tower covers will extend to approximately 42’.(There will be 2,014 garage spaces), 97 surface parking spaces – (2,111 Total) Impervious coverage is 15.7% Workspace is planned for up to 2000 employees; shifts are staggered with arrival on site between 7am and 10am Sustainability emphasis LEED, or Leadership in Energy & Environmental Design, is a green building certification program that recognizes best-in-class building strategies and practices. The LEED program is the definitive building standard in the country. LEED Gold (second highest designation for commercial) - Site’s natural features incorporated (speak to tree preservation) Employee amenities will include: --Fitness center --Cafeteria with outdoor seating --Expansive green space with trails The proposed site is to the south of Sabre’s corporate headquarters Sabre site plan specifics 3600 employees Approx. 460,000 sf in total for the offices – includes the two office buildings, central plant and covered walks way Building B (south is 4 stories) 202,303 squre feet Building A (257,617 sq ft) 5 stories --parking garage: 5 levels and 1782 spaces -567,288 sf - 54’ in height Surface parking – 336 Total 2,121 parking Verizon – 220K – office, data center, equipment (ultimate size is approximately 350K ) - 740 parking spaces (today) ultimate parking projected at 854 parking spaces LEED, or Leadership in Energy & Environmental Design, is a green building certification program that recognizes best-in-class building strategies and practices. To receive LEED certification, building projects satisfy prerequisites and earn points to achieve different levels of certification. Prerequisites and credits differ for each rating system, and teams choose the best fit for their project.  24 Proposed Site Plan This is the proposed site plan. The site has three points of access. There are two points of access are near the garage. Both drives are designed with two lanes in and two lanes out. Left hand urn lanes and decel lanes are indicated on both drive entries. There is also a drive shown on Kirkwood at TW King, This also has is designed with two lanes in and two lanes out. There existing walking trail is shown on the site plan as well as the general location of a future walking trail. As indicated on the site data summary slide most of the paking is provided within the parking structure. There is limited parking along the western part of the building. The site show the buffer area is darker hatched green. The red line shows a possible right of way to be dedicated if the frontage road is constructed. Also where drives could be placed to provide access fro SH 114. 25 Tree Conservation Plan Existing Tree Cover  - 65.3% Required % of existing cover to be preserved - 40% Proposed % of existing cover to be preserved - 76% The applicant requested that 585 –D be the controlling document for this site plan. The species of trees in this area consist primarily of post and blackjack oaks, american elm and red cedar. The existing tree cover is 65% of the site. 76% is proposed to be saved (40 % is required to be preserved) 26 Landscape Plan Additional screening added This is the landscape. The plan 151,964 sf of interior landscape areas. 70,312 sq ft is required. Also the plan show supplemental tree plantings along Kirkwood in front of the garage. The canopy trees will be post oaks, cedar lm and eastern red cedar with 4” caliper and the orientamentals will be wax myrtle and Texas Red bud – 65 gallons 27 Proposed Building Elevations These are the building elevations. Materials consist of (reea 28 Proposed Garage Elevations 29 Proposed Garage Elevations Materials include 30 CROSS SECTION 31 GARAGE visibility 32 PEDESTRIAN ACCESS PLAN 33 Master Thoroughfare Plan This is the MTP and the City uses this plan to convey future roadways to citizens, business interests and is used as the legal mechanism to obtain right of way. 34 Master Thoroughfare Plan Kirkwood Boulevard is shown on the Southlake 2030 plan as a 4 lane divided roadway with 100’ of right of way. The roadway runs parallel to State Highway 114 and begins at Kimball Avunue and runs west where it terminates at the SH 114 frontage road near the for western boundary of the City. Portions of the roadway are built between Kimball and Highland, Carillon subdivision and of course from Dove to the SH 114 frontage. The portion of Kirkwood from Dove to SH 114 frontage was indicated in the 1991 MTP. The 4 mile section that runs north of SH 114 was added to the MTP in November of 2001. Designed to have a parkway feel – wide medians. 35 1988 Land use/Thoroughfare Plan 36 VIEW LOOKING SOUTH 37 View looking NORTH 38 Kirkwood Expansion This is Kirkwood Expansion plan -- Project MT – 6 - This project includes the widening of Kirkwood Boulevard from Stockton Drive to Tyler Street from the current 2 lane configuration to the ultimate build out of A4D, four lanes divided with a landscaped median. This improvement will allow for a consistent and continuous cross-section along Kirkwood. This project was put on the CIP list in FY2011, engineering was funded in FY2015 and construction was funded in FY2016. 39 Executive Summary Traffic Signals – SH-114 and Kirkwood Boulevard Traffic Signal – Dove Road and Kirkwood Boulevard Traffic Signal Warrant Study – Kirkwood Boulevard and TW King Staff received a revised Executive Summary from the applicants traffic engineer this afternoon and that has been provided to you. You have also been given a letter from the City’s traffic engineering consultant that concurs with the trip generation methodology. Phase 1 recommended improvements include traffic signals at SH-114 and Kirkwood and Dove Road and Kirkwood. A traffic signal warrant study is recommended for Kirkwood and TW King upon completion of Phase 1 of the project. You have also been provided with real time traffic counts that were taken yesterday. Two more days of counts are being taken on Kirkwood Boulevard to avoid any anomalies. Just as a comparison to other 4 lane divided roadways in the City Carroll has about 10,500 vehicle trips per day between SH114 and Southlake Boulevard and Kimball 40 SH 114 / SH 170 Project The SH 114 project proposes the reconstruction and widen of existing SH 114 from a four-lane roadway to a six-lane roadway within the limits extending from Trophy Lake Drive in Trophy Club to the Kirkwood Blvd, in Denton County, Texas. The proposed roadway for this section would consist of constructing one additional inside 12-foot travel lane (three 12-foot lanes in each direction) within the existing 150 to 180-foot ROW. Constructed main lane configuration would be six travel lanes (three in each direction) with a 10-foot outside shoulder and 12-foot inside shoulder. Total project length of SH 114 from Trophy Lake Drive in Trophy Club to the Kirkwood Blvd is 2.360 miles. The proposed improvements of SH 170 would include constructing a grade separated interchange at the Parrish Lane Intersection-frontage road bypass, in Denton and Tarrant Counties, Texas. The proposed interchange and Parrish Lane will consist of six travel lanes three 12-foot lanes in each direction with a 12-foot outside auxiliary lane in each direction, 12-foot barrier inside shoulders and 10-foot outside shoulder. The existing frontage roads will be restriped to include one 12-foot travel lane, one 14-foot outside travel lane to accommodate bicycles in each direction. All changes proposed for this project are included within the existing 380 to 680-foot ROW. Total project length of SH 170 East of Roanoke Road to West of SH 114 Interchange is 1.068 miles. 41 P & Z Commission Action April 7, 2015; Approved (5-0) subject to the staff report dated April 7, 2016 and Site Plan Review Summary No. 2 dated March 31, 2016 and noting the applicant’s willingness to address the landscape shielding around the parking garages and also asking City staff to request the presence of TXDOT at the City Council meeting to provide the residents more information about what can be done to accelerate the expansion of SH 114 and also asking that the staff provide the residents and City Council more information with respect to the hiring of a consultant to press that issue. 42 Questions? 43 Kirkwood TRAFFIC COUNTS 4/6/2016 44 Landscape Plan submitted w/Development Plan 45 Tree Conservation Plan Existing Tree Cover  - 65.3% Required % of existing cover to be preserved - 40% Proposed % of existing cover to be preserved - 76% 46 Construction Traffic Exhibit 47 ARTERIAL MTP 48