Item 6B
Zoning Change and Site Plan for Westin (ZA16-022)
Item 6B
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Owner: Gateway Church
Applicant: Seneca Rochester Harrell Southlake JV
Requests: Approval of a Zoning Change and Site Plan from S-P-1 Detailed Site Plan District to S-P-1 Detailed
Site Plan District for the Westin Hotel to revise the previously approved S-P-1 Zoning and Site Plan and to seek approval of a Site Plan for a six-story hotel totaling approximately
211,807 sq ft of space with a two-level parking deck.
Location: 1200 E SH 114
ZA16-022
Approval of a Zoning Change and Site Plan from S-P-1 Detailed Site Plan District to S-P-1 Detailed Site Plan District for the Westin Hotel to revise the previously approved S-P-1
Zoning and Site Plan and to seek approval of a Site Plan for a six-story hotel totaling approximately 211,807 sq ft of space with a two-level parking deck.
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The future land use designation is mixed-use
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The current zoning is S-P-2 Generalized Site Plan District.
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Aerial View
This is an aerial view of the property. It is a 6.83 acre site. Grace Lane will be extended north to Kirkwood.
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Grace Ln
N Carroll Ave
State Hwy 114
Approved in 2014
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Proposed Concept & Site Plan Changes
Approved 2014 Hotel:
Seven Stories - 277,000 sf
276 rooms
400 car garage on 3 levels
Height of 107 ft.
Submitted
Six Stories – 211,807 sf
253
rooms
250 car garage on two levels
Height of 76 ft.
Services to be provided include the three meal restaurant, room service, coffee shop in the lobby, 2 level roof top restaurant, lounge and private dining, Bell service and concierge
service. A minimum of 22,000 square feet of meeting space, minimum of 12,000 square feet of s
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Proposed S-P-1 Changes
Green is the 2014 approved S-P-1 regulation
Purple are changes made at 1st Reading
Blue are changes made between 1st Reading and 2nd Reading
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ZA14-006 (Approved 04/01/2014)
This plan showed a seven story building totaling 277,000 square feet. Base zoning was “HC”. Utilized hotel parking (1:1 room), modified community center (1 per 100sf) and restaurant
(highest of 1 per 3 seats or 1 per 1000sf); maximum building height of 115 feet.
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1st Reading Site Plan
The current plan shows a six story building totaling 211,807 square feet. Parking methodology and max building height remain the same. Actual building height has been lowered from 107
feet to 76 feet due to lobby being lowered and elimination of the rooftop patio.
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2nd Reading Site Plan
The current plan shows a six story building totaling 211,807 square feet. Parking methodology and max building height remain the same. Actual building height has been lowered from 107
feet to 76 feet due to lobby being lowered and elimination of the rooftop patio.
The 2nd reading plan still shows 211,807 square feet. Building size table shows a range of sizes and
represents about a 10-12% variation in the depicted site plan. The parking garage has been altered to provide space for surface parking in the rear (labeled “future parking”). The pool
is the same as 1st reading though marked as “conceptual.” The row of 16 spaces along the 114 frontage road has been removed.
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1st Reading Site Data and Building Area Chart
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2nd Reading Site Data and Building Area Chart
Size Ranges Proposed
Required Parking Reduced per Updated Parking Study
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Site Data Summary
Building square footage and footprint is reduced, while a large amount of surface parking is added. Overall impervious area increases by 1%.
*Due to the reconfiguration of lobby area,
the comparison between event/prefunction space is not exact.
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Comparison with HC regulations
# of stories, actual proposed height (76 feet), building setbacks, and maximum site coverage conform to HC regulations.
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Approved
2014 Hotel
Proposed
Hotel
(1st Read)
PZ
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Approved
2014 Hotel
Proposed
Hotel
(2nd Read)
PZ
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2014 Approved Elevations
Approved materials consist of fiberglass reinforced concrete, glass curtain wall, and stone veneer.
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1st Reading Elevations
One Level Removed from Parking Garage
Additional Stucco Replacing Stone Veneer
Stucco Replaces Fiberglass Reinforced Concrete
7th floor meeting space and lounge is removed (entire 7th floor removed); these functions have been relocated to the second floor.
1 level is removed from the parking garage (-150 garage
spaces)
Proposed materials consist of stucco, which replaces fiberglass reinforced concrete and stone veneer on building ends, and aluminum storefront replacing glass curtain wall.
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2nd Reading Elevations
Revised accent colors and sconce lighting
Approved materials consist of fiberglass reinforced concrete, glass curtain wall, and stone veneer.
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2014 Approved Floor Plan
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ZA16-022 Revised Floor Plan (no changes fr. 1st reading)
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Level 1 Floor Plan Comparison
Approved
Proposed
Meeting space on the first floor has increased slightly from 22,780sf to 23,462sf. Retail and restaurant space has been reduced and the indoor courtyard has been eliminated.
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Secondary Event Space Comparison
Approved Rooftop Meeting/Lounge
Proposed Meeting/Lounge
on 2nd Level
The 7,829 square foot rooftop event space and 5,968 sf lounge has been eliminated. Level two now shows a 3,500 sf event space and 6,108 sf lounge overlooking the 1st floor ball room.
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LEVELS 3-6
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2014 Approved Landscape Plan
The approved plan and revised plan both remove all existing trees
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ZA16-022 1st reading Landscape Plan
The approved plan and revised plan both remove all existing trees. Impervious coverage is up from 82% to 83%.
PZ motion specifically noted the applicant’s willingness to evaluate a
berm hedging or anything else to assist with shielding the parking along 114.
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ZA16-022 Proposed Landscape Plan
The approved plan and revised plan both remove all existing trees. Impervious coverage is up from 82% to 83%.
PZ motion specifically noted the applicant’s willingness to evaluate a
berm hedging or anything else to assist with shielding the parking along 114.
Color elevation will be available 4/27
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Grace Lane extension
Grace Lane must be completed to the northern limit of the property (area of blue to red change) prior to issuance of a C of O.
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PZ Action
April 7, 2016, 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 and specifically
noting:
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; and
Noting approval of the variance request with regard to the driveway stacking depth.
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Questions?
Applicant’s Presentation
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Permitted Uses
The proposed S-P-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.
Original text from the 2014 S-P-1 is black if it carries over, red strikeout if it’s being removed on this plan, and blue underline if it’s new on this plan.
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S-P-1 Regulations
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).
Lines 3 and 4 reflect new proposed uses or accessory uses.
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S-P-1 Regulations
Services to be provided at the hotel to include (cont):
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.
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S-P-1 Regulations
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.
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S-P-1 Regulations
Indoor facilities and amenities to include (cont):
The "Haven" — Westin's gathering / social business area, on the lobby level.
Meeting and conference space totaling up to 22,000 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 4,000 3,500 sf, (capacity – 330 280 banquet).
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S-P-1 Regulations
Indoor facilities and amenities to include (cont):
Club level fitness center — approximately 2,000 sf.
Boutique retail space - approximately 2,000 sf.
Business Center area in the
lobby
A roof top restaurant / lounge, with some private dining rooms and an approximately 4,000 3,500 sf function room (with support areas including a lobby, kitchen, restrooms and
storage areas)
Administrative, front, reservations and sales offices.
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S-P-1 Regulations
Indoor facilities and amenities to include (cont):
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.
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S-P-1 Regulations
Outdoor facilities and amenities to include:
Pool area
Covered canopy in pool area
Open pavilion
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.
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S-P-1 Regulations
Parking:
The parking garage shall be a permitted accessory use. It will consist of one (1) ground level and two (2) one (1) above-ground levels.
Total parking provided will be a minimum
of 495 442 spaces (approximately 400 250 in the parking garage and 95 192 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 February 19, 2016.*
*Latest parking study was updated April 13th and is included in your packet. The study argues for a target amount of 418 spaces. The site plan still reflects the parking counts as shown
to City Council with 443 total parking spaces.
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S-P-1 Regulations
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.
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S-P-1 Regulations
Screening and Fencing:
Proposed dumpsters /compactors and loading areas shall be screened in accordance with approved site plan and landscape plan.
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.
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Variances Requested
Approximately 30’ of stacking depth is shown on the two driveways to Grace Lane
The applicant requests a variance from the 150’ minimum depth in the Driveway Ordinance to allow stacking
depth as shown on the site plan
The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at
each driveway
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Variances From Driveway Ordinance
In granting any variance, the City Council shall determine:
That a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant;
That
the situation causing the hardship or difficulty is unique to the property and not self-imposed;
The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at
each driveway
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Variances From Driveway Ordinance
In granting any variance, the City Council shall determine:
That the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties;
And
that the granting of the variance will be in harmony with the spirit and purpose of the ordinance.
The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at
each driveway
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View from South
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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View from North
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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View from West
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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View from East
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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Current Site Conditions
Corner of 114 and
Grace Lane
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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Current Site Conditions
Looking From
Grace Lane
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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Current Site Conditions
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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Current Site Conditions
There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1.
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