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Item 6B Zoning Change and Site Plan for Westin (ZA16-022) Item 6B 1 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. 2 The future land use designation is mixed-use 3 The current zoning is S-P-2 Generalized Site Plan District. 4 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. 5 Grace Ln N Carroll Ave State Hwy 114 Approved in 2014 6 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 7 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 8 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. 9 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. 10 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. 11 1st Reading Site Data and Building Area Chart 12 2nd Reading Site Data and Building Area Chart Size Ranges Proposed Required Parking Reduced per Updated Parking Study 13 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. 14 Comparison with HC regulations # of stories, actual proposed height (76 feet), building setbacks, and maximum site coverage conform to HC regulations. 15 Approved 2014 Hotel Proposed Hotel (1st Read) PZ 16 Approved 2014 Hotel Proposed Hotel (2nd Read) PZ 17 2014 Approved Elevations Approved materials consist of fiberglass reinforced concrete, glass curtain wall, and stone veneer. 18 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. 19 2nd Reading Elevations Revised accent colors and sconce lighting Approved materials consist of fiberglass reinforced concrete, glass curtain wall, and stone veneer. 20 2014 Approved Floor Plan 21 ZA16-022 Revised Floor Plan (no changes fr. 1st reading) 22 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. 23 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. 24 LEVELS 3-6 25 2014 Approved Landscape Plan The approved plan and revised plan both remove all existing trees 26 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. 27 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 28 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. 29 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. 30 Questions? Applicant’s Presentation 31 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. 32 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. 33 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. 34 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. 35 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). 36 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. 37 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. 38 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. 39 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. 40 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. 41 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. 42 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 43 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 44 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 45 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. 46 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. 47 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. 48 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. 49 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. 50 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. 51 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. 52 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. 53