Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
April 27, 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. 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 250 parking spaces, in addition to the 168-192 surface
parking spaces located primarily around the perimeter of the site (193 shown).
The materials used on the hotel are a mixture of Glass Fiber Reinforced
Concrete with the requested option of stucco, stone and glass storefront with
aluminum and metal accent features throughout. Exterior elevations from the
st
2014 plan and the 1 reading 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. Based on the final
floor plan and layout, the hotel portion of the development could range between
191,600 and 240,500 square feet (211,807 square feet shown).
The landscaping plan has also been revised in response to the reduction in
building footprint and increase in surface parking. Although 5’ Type A
Case No.
ZA16-022
bufferyards are specified in the approved S-P-1 regulations, a 30’ bufferyard is
shown on the south side of the property adjacent to SH 114. The landscape
plan shown corresponds to the proposed site plan and would be the minimum
amount of landscaping required regardless of the final building footprint or
parking provided.
The following is a site data summary of the currently proposed hotel compared
to the plan approved in 2014 (shown green) and the plan presented at first
th
reading April 19 (shown in purple):
stnd
Approved Westin Plan1 Reading Plan2 Reading Plan
“S-P-1” Detailed Site
“S-P-1” Detailed Site Plan “S-P-1” Detailed Site
Zoning
Plan District
DistrictPlan District
Mixed-Use
Mixed-UseMixed-Use
Land Use Designation
1 + garage
1 + garage1 + garage
# of Buildings
211,807
277,150191,600 - 240,500
Proposed Building Area (sf)
Proposed Meeting Space
26,962
30,60922,000 – 30,000
(sf)*
6 w/ 2 story garage
7 w/ 3 story garage6 w/ 2 story garage
Number of Stories
115’ (76’ shown)
115’ (107’ shown)115’ (76’ shown)
Max Building Height
(1 per room * 253 rooms)
(1 per room * 276 rooms) + (1 per room * 253 rooms)
Required Parking
+ (1 per 200sf CC)
(1 per 200sf CC) + (1 per 200sf CC)
Refer to Attachment C for
+ (1 per 100sf restaurant)
+ (1 per 100sf restaurant)+ (1 per 100sf restaurant)
breakdown of uses
= 442 spaces
= 495 spaces= 418 - 442 spaces
250 spaces
400 spaces250 spaces
Provided Garage Parking
193 spaces
100 spaces168 - 192 spaces
Provided Surface Parking
443 spaces
500 spaces418 - 442 spaces
Total Provided Parking
17%
18%15 - 25%
Percentage of Open Space
Area of Impervious
83%
82%75 - 85%
Coverage
Approx. 10’ P/L to Approx. 32.8’ P/L to
S.H. 114 SR Bufferyard
Approx. 30’ P/L to curb
Width curb
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
Case No.
ZA16-022
PZ ACTION:
At its April 7, 2016 meeting, the Planning and Zoning Commission voted 5-0 to
approve ZA16-022 subject to staff report dated April 1, 2016 and Site Plan
Review Summary No. 1 dated March 28, 2016 specifically noting approval of
the variance request with regard to the driveway stacking depth and the
applicant’s willingness to evaluate a berm hedging or anything else to assist
with shielding the parking and also noting the applicant’s agreement to
complete the extension of Grace Lane at the time that construction begins.
ST
COUNCIL 1 READ
ACTION:
At its April 19, 2016 meeting, the City Council voted 7-0 to approve ZA16-022
st
on 1 reading subject to staff report dated April 13, 2016 and Site Plan Review
Summary No. 1 dated March 28, 2016 specifically noting approval of the
variance request with regard to the driveway stacking depth and noting the
following:
nd
- Applicant’s willingness to revisit renderings prior to 2 reading to add
interest to the front entry.
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 2, dated April 27, 2016
(E) Surrounding Property Owners Map and Responses
(F) Ordinance No. 480-714
(G) Full-Size Plans (Planning Commission and City Council only)
STAFF CONTACT:
David Jones (817) 748-8070
Ken Baker (817) 748-8067
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.
Based on these descriptions, the proposed hotel development is
consistent with the intent of the land use plan.
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
complementary land uses. Special attention should be given to the
Case No. Attachment A
ZA16-022 Page 2
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.
2013 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
*
2014 SH 114 Frontage Road - Exit Ramp to Carroll Avenue (017W)
24hr West Bound (8,280)
AM Peak AM (595) 7:30 AM– 8:30 AM
PM Peak PM (840) 5:15 – 6:15 PM
Based on the 2015 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
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.
nd
N:\\Community Development\\MEMO\\2016 Cases\\022- ZSP - Westin Hotel\\Staff Report\\CC Meeting\\ZA16-022 CC 2 Reading Staff Report
Case No. Attachment A
ZA16-022 Page 4
ZA16-022
Case No. Attachment B
ZA16-022 Page 1
Approved S-P-1 Regulations
Case No. Attachment C
ZA16-022 Page 1
Case No. Attachment C
ZA16-022 Page 2
st
Revised S-P-1 Regulations (1 Reading)
Case No. Attachment C
ZA16-022 Page 3
Case No. Attachment C
ZA16-022 Page 4
nd
Revised S-P-1 Regulations (2 Reading)
Exhibit B
Lot 1, Block 4
Gateway Church —114 Campus Addition
The proposed SP -1 District for the referenced lot shall follow Section 28 "HC" Hotel District guidelines with the
following exceptions:
Height: No building or structure shall exceed seven (7) stories or 115 feet.
Maximum Impervious Cover: The maximum impervious cover shall not exceed eighty five (85 %)
percent of the total lot area.
Hotel Description and Amenities
The site plan proposes a full service, upper upscale, four star hotel franchised with Starwood Hotels under
their Westin brand (or equivalent), in one phase. The hotel will have up to 280 rooms.
Services to be provided at the hotel to include:
Three meal restaurant in the lobby (breakfast, lunch and dinner).
Full service lounge in the lobby area (lunch, dinner and late night).
Room Service (breakfast, lunch, dinner and late night).
Coffee shop in the lobby area (daytime and evening).
Roof top restaurant, lounge and private dining (lunch and dinner).
Business Services (for groups) — including secretarial, translation.
Bell service.
Daily Maid Service.
Evening turndown service.
Wired and wireless High Speed Internet Access .
Concierge Service.
Areas on the lobby level conducive to social business.
Poolside breakout / social / business areas with cabanas.
Indoor facilities and amenities to include:
Up to 229 standard guestrooms, measuring 13 to 14 ft by 27 to 30 ft (351 to 420 sf).
Up to 30 "shotgun" style suites, measuring 13 to 14 ft by 35 to 40 ft (455 to 560 sf).
Up to 17 two -bay suites, measuring 26 to 28 ft by 27 to 30 ft (702 to 840 sf).
A concierge level of guest rooms, with a concierge lounge.
A full service restaurant on the lobby level.
A full service lounge serving alcoholic beverages on the lobby level.
The "Haven" — Westin's gathering / social business area, on the lobby level.
Meeting and conference space totaling up to 30,000 sf including:
Ballroom — approximately 7,800 sf (capacity- 650 banquet)
Up to 9 Meeting rooms — a total of up to 6,000 sf (with capacities ranging from 30 to 200)
Up to 2 Board rooms, each approximately 600 sf, (capacity of 20)
Roof Top function room, of approximately 3,500 sf, (capacity - 280 banquet).
Club level fitness center — approximately 2,000 sf.
Case No. Attachment C
ZA16-022 Page 5
Boutique retail space - approximately 600 to 2500 sf.
Business Center area in the lobby
Lot 1, Block 4
Gateway Church —114 Campus Addition
A roof top restaurant / lounge, with some private dining rooms and an approximately 3,500 sf
function
room (with support areas including a lobby, kitchen, restrooms and storage areas)
Administrative, front, reservations and sales offices.
Public restrooms, seating areas and other guest support and comfort areas.
Back of the house areas, including housekeeping / laundry, kitchen, storage, maintenance,
mechanical,
employee lockers, employee lounge, human resources and employee training areas.
Outdoor Facilities and Amenities to include:
Pool area (final layout to be determined during final design process)
Covered canopy in pool area
Open pavilion and/or trellis
Pool area Gazebos
Pool patio area with fireplaces, hardscape and greenscape areas
Interior courtyard off the meeting space and restaurant
Roof Top patio area off the function room
Covered, garage parking.
Parking:
The parking garage shall be a permitted accessory use. It will consist of one (1) ground level and one (1) above-
ground level.
Total parking provided will be a minimum of 418 spaces and up to 442 spaces (approximately 250 in the
parking garage and 168 to 192 surface spaces). This revised count is based on methodology used in Parking
Study prepared by Kimley-Horn and Associates, Inc. dated December 26, 2013 and updated by Carrillo
Engineering, LLC on April 14, 2016.
Landscape:
Interior Area Requirements: The amount of interior landscape area (as defined in Landscape Ordinance No.
544 - B) required for the parking garage shall be 5 percent of the floor area.
Bufferyards:
The proposed bufferyards (as defined in Section 42 — Bufferyards) shall all consist of Type A.
Tree Preservation:
Given that under the proposed site conditions, tree preservation is not possible. Therefore, the tree
preservation requirement for this site (as defined in Tree Preservation Ordinance 585 -D) shall be zero (0)
percent.
Screening and Fencing:
Proposed dumpsters /compactors / generator and loading areas shall be screened in accordance with
approved site plan and landscape plan.
Case No. Attachment C
ZA16-022 Page 6
Retaining Walls:
Proposed retaining walls will be either terraced retaining walls or one single taller retaining wall. They may
consist of gravity, modular or cast -in -place wall(s). The materials may consist of either concrete with
concrete finish, stacked stone, modular blocks, concrete with stone veneer, or stamped concrete.
Lighting:
All lighting shall comply with Ordinance 693 -C and in conformance with the approved lighting concepts, which
were part of the site plan.
Case No. Attachment C
ZA16-022 Page 7
Approved Site Plan
Case No. Attachment C
ZA16-022 Page 8
st
1 Reading Site Plan
nd
2 Reading Site Plan
Case No. Attachment C
ZA16-022 Page 9
Approved Landscape Plan
Case No. Attachment C
ZA16-022 Page 10
st
1 Reading Landscaping Plan
Case No. Attachment C
ZA16-022 Page 11
nd
2 Reading Landscaping Plan
Case No. Attachment C
ZA16-022 Page 12
Approved Elevations
Case No. Attachment C
ZA16-022 Page 13
st
1 Reading Elevations
Case No. Attachment C
ZA16-022 Page 14
nd
2 Reading Elevations
Case No. Attachment C
ZA16-022 Page 15
2014 Floor Plan
Case No. Attachment C
ZA16-022 Page 16
st
1 Reading Floor Plan
nd
2 Reading Floor Plan (no changes)
Case No. Attachment C
ZA16-022 Page 17
Site Amenities as approved
Case No. Attachment C
ZA16-022 Page 18
Case No. Attachment C
ZA16-022 Page 19
Case No. Attachment C
ZA16-022 Page 20
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-022 Review No.: Two Date of Review: 04/27/16
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 04/26/16 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
1. Amend elevation sheet to read “ZA16-022” rather than “ZA14-006”.
2. No review of proposed signs is intended with this site plan. Submittal and approval of a master
sign plan would be required to permit signage and decorative lighting as proposed on this
plan. A master sign plan will only be considered by City Council following application to and a
recommendation by the Sign Board.
3. 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.
4. Based on prior City Council motion, staff recommends providing fencing elevations and
alternate fencing design and materials.
_________________________________________________________________________________
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.
Case No. Attachment D
ZA16-022 Page 1
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.
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
Case No. Attachment D
ZA16-022 Page 2
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)
________________________________________________________________________________
General Informational Comments:
* 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 D
ZA16-022 Page 3
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Westin Hotel
10
15
8
7
19
17
18
11
5
6
20
4
13
14
1
2
9
3
12
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
Case No. Attachment E
ZA16-022 Page 1
GATEWAY CHURCH NRPUD 1301 E KIRKWOOD BLVD 0.229
8.
NR
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.
F
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
Superintendent of Carroll ISD
21.
NR
Superintendent of Grapevine
22.
NR
Colleyville ISD
Superintendent of Northwest
23.
NR
ISD
Superintendent of Keller ISD
24.
NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Eleven (11)
Responses Received:
One (1) In Favor
Case No. Attachment E
ZA16-022 Page 2
Case No. Attachment E
ZA16-022 Page 3
Looking NW toward F.M. 1709
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-714
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS;
GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT
1, BLOCK 4, GATEWAY CHURCH-114 CAMPUS, AN ADDITION TO THE CITY OF
SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 6.826
ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A”
FROM “S-P-1” DETAILED SITE PLAN DISTRICT TO “S-P-1” DETAILED SITE PLAN
DISTRICT FOR THE WESTIN HOTEL, AS DEPICTED ON THE APPROVED SITE
PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”,
SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC
INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES
AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL
BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A
SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS,
the City of Southlake, Texas is a home rule City acting under its Charter adopted by
the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas
Local Government Code; and,
WHEREAS,
pursuant to Chapter 211 of the Local Government Code, the City has the authority to
adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other
structures and land for business, industrial, residential and other purposes, and to amend said ordinance
and map for the purpose of promoting the public health, safety, morals and general welfare, all in
accordance with a comprehensive plan; and,
WHEREAS,
the hereinafter described property is currently zoned as “S-P-1” Detailed Site Plan
District under the City’s Comprehensive Zoning Ordinance; and,
Ordinance No. 480-714
WHEREAS,
a change in the zoning classification of said property was requested by a person or
corporation having a proprietary interest in said property; and,
WHEREAS,
the City Council of the City of Southlake, Texas, at a public hearing called by the City
Council did consider the following factors in making a determination as to whether these changes should
be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and
glare of the vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent
property; street size and adequacy of width for traffic reasonably expected to be generated by the
proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by
requirements of this ordinance for off-street parking facilities; location of ingress and egress points for
parking and off-street loading spaces, and protection of public health by surfacing on all parking areas to
control dust; effect on the promotion of health and the general welfare; effect on light and air; effect on
the over-crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS,
the City Council of the City of Southlake, Texas, further considered among other
things the character of the districts and their peculiar suitability for particular uses and the view to
conserve the value of the buildings, and encourage the most appropriate use of the land throughout this
City; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly requires
the amendments, and that the zoning changes do not unreasonably invade the rights of those who
bought or improved property with reference to the classification which existed at the time their original
investment was made; and,
Ordinance No. 480-714
WHEREAS,
the City Council of the City of Southlake, Texas, does find that the changes in zoning
lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes
the health and the general welfare, provides adequate light and air, prevents the over-crowding of land,
avoids undue concentration of population, and facilitates the adequate provision of transportation, water,
sewerage, schools, parks and other public requirements; and,
WHEREAS,
the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has been a
change in the conditions of the property surrounding and in close proximity to the tract or tracts of land
requested for a change since the tract or tracts of land were originally classified and therefore feels that
the respective changes in zoning classification for the tract or tracts of land are needed, are called for,
and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps
promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas,
passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so
that the permitted uses in the hereinafter described areas be altered, changed and amended as shown
and described below:
Being described as Lot 1, Block 4, Gateway Church-114 Campus, an addition to the City
of Southlake, Tarrant County, Texas, being approximately 6.826 acres, and more fully and
completely described in Exhibit “A” from “S-P-1” Detailed Site Plan District to “S-P-1”
Detailed Site Plan District as depicted on the approved Site Plan attached hereto and
incorporated herein as Exhibit “B,” and subject to the following conditions:
Ordinance No. 480-714
st
City Council motion at 1 Reading:
April 19, 2016; Approved 7-0 on first reading subject to Site Plan Review Summary no. 1 dated
March 28, 2016 and the Staff Report dated April 1, 2016, specifically approving the variance to
allow 30 feet of stacking depth on both drives from Grace Lane (Ordinance no. 634), and noting
the following:
nd
- Applicant’s willingness to revisit renderings prior to 2 reading to add interest to the front
entry.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall be
subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable and
pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs,
sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but
remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance
with the comprehensive plan for the purpose of promoting the health, safety, morals and the general
welfare of the community. They have been designed, with respect to both present conditions and the
conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to
provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of
population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and
surface water, parks and other commercial needs and development of the community. They have been
Ordinance No. 480-714
made after a full and complete hearing with reasonable consideration among other things of the
character of the district and its peculiar suitability for the particular uses and with a view of conserving the
value of buildings and encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas,
affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances
where provisions of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the
validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared
to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of
land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with
or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than
Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall
constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of
the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have
accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all
pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same
shall not be affected by this ordinance but may be prosecuted until final disposition by the courts.
Ordinance No. 480-714
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance
in its entirety on the City website together with a notice setting out the time and place for a public hearing
thereon at least ten (10) days before the second reading of this ordinance, and it this ordinance provides
for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City
Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10)
days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
rd
PASSED AND APPROVED on the 2nd reading the 3 day of May, 2016.
_________________________________
Laura Hill, MAYOR
ATTEST:
_________________________________
Lori Payne, CITY SECRETARY
Ordinance No. 480-714
rd
PASSED AND APPROVED on the 2nd reading the 3 day of May, 2016.
________________________________
Laura Hill, MAYOR
ATTEST:
________________________________
Lori Payne, CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
Ordinance No. 480-714
EFFECTIVE:______________________
Ordinance No. 480-714
EXHIBIT “A”
The Westin Hotel is described to be on property as Lot 1, Block 4, Gateway Church – 114 Campus
Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat filed as
Instrument # D210005156, Plat Records, Tarrant County, Texas, and being approximately 6.826 acres
in size.
Ordinance No. 480-714
EXHIBIT “B”
Reserved for approved Site Plan
Ordinance No. 480-714