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Item 7A Zoning Change and Concept / Site Plan Delta Southlake Center ZA16-051 1 Owner: Dominion Southlake Properties, LLC, White Chapel Village Center Partners, LLC Applicant: RREAF Southlake Hospitality, LLC Request: 1st reading approval of a Zoning Change and Concept /Site Plan for Delta Southlake Center (formerly White Chapel Village) for the development of a six-story full service hotel with 240 rooms on approximately 6.28 acres (Lot 1) and conceptual approval of two five-story office and retail buildings with below grade parking, one six-story office building and a three-story parking garage with attached retail uses on approximately 9.592 acres (Lot 2). Location: Generally located at the southeast corner of E. State Hwy. 114 and N. White Chapel Blvd. ZA16-051 The purpose of this item is to seek approval of a Zoning Change and Concept /Site Plan for Delta Southlake Center (formerly known as White Chapel Village) for the development of a six-story full service hotel with 240 rooms on approximately 6.28 acres (Lot 1) and conceptual approval of two five-story office and retail buildings with below grade parking, one six-story office building and a three-story parking garage with attached retail uses on approximately 9.592 acres (Lot 2). 2 Aerial View Aerial of the site – The site under consideration is outlined in red. As mentioned the entire site is 15.87 acres. 3 Aerial View Aerial of the site – The yellow area is lot 1 and is the proposed hotel lot -6.28 acres 4 Delta Southlake Center The land use designation on the property is mixed use. 5 “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.” Hotel Uses: Hotel uses should be full-service hotels at market-driven locations, 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 commerce in the City, paying attention to the product mix such that the hospitality services in the area are complementary to one another. Recommendation for lower intensity uses, including limited office and limited commercial activities. 6 Delta Southlake Center The current zoning on the property is a combination of C-3, CS, SF-1 and AG 7 Concept Plan Lot 1 6.28 ac. Lot 2 9.592 ac. The concept plan for the entire 15.872 acre property is shown here. Concept/Site Plan approval is requested for the 6.28 acre Lot 1, the Delta Hotel lot, which is outlined in red. The stand alone retail/restaurant building on Lot 1 adjacent to N. White Chapel Blvd. is proposed for future development, so this proposal would have to come back for approval via a Site Plan proposal. Conceptual approval is being requested for two five-story office and retail buildings with below grade parking and one six-story office building and a three-story parking garage with attached retail uses on the 9.592 acre Lot 2. Approval of a Site Plan by City Council following a recommendation by the Planning and Zoning Commission will be required prior to any construction of the future development proposed for Lot 2. Site Plan approval will be based on conformance to the underlying “S-P-2” zoning district. Any future changes to the Concept / Site Plan, S-P-2 uses and regulations or the Design Guidelines after City Council approval will require approval of a Zoning Change and Concept / Site Plan to modify the “S-P-2” Generalized Site Plan District zoning 8 Concept Plan The approved conceptual build out of the hospital property is shown here in relation to the proposed development. Three Common Access Easements to the hospital property are provided on the Preliminary Plat in the locations of the red arrows. The applicant is proposing to not provide the stub out connections, but to allow the connections to be made with development of the hospital property. 9 Permitted Uses Lot 1: The “HC” Hotel District uses plus the following uses shall be allowed: · Restaurant and bar totaling approximately 6,000 square feet accessed from an interior lobby · Conference Center totaling approximately 11,000 square feet of meeting and support space that includes the ballroom, board room, meeting room, pre-function area and storage · Retail / Restaurant Uses Lot 2: The“O-2” Office District uses plus the following uses shall be allowed: · “C-3” General Commercial District uses · Parking garages / structured parking The permitted uses for Lot 1 are those uses found in the “HC” Hotel District to also allow an approximately 6,000 square foot restaurant and bar and a conference center with approximately 11,000 square feet of total space, including 7,000 square feet of meeting space. The future stand alone retail/restaurant building is also written in as a permitted use for the hotel lot. The permitted uses for the future development on Lot 2 are those uses found in the “O-2” Office District and “C-3” General Commercial District along with parking garages and structured parking. The “O-2” Office District zoning, which is the base zoning for Lot 2, allows a maximum height of six (6) stories or ninety (90) feet. Design guidelines that include building materials, streetscape, courtyards and walls, ornamental metal fencing, awnings and amenities have been submitted. 10 Landscape Plan – Conceptual The conceptual landscape plan for the entire development is shown here. All proposed and future landscaping must comply with the requirements of the Landscape Ordinance except as modified in the S-P-2 regulations. The only modification requested is to not require bufferyards along internal lot lines since the lot line is centered in a driveway. 11 Entry Features Enlarged details of the entry features and center island of the roundabout are shown here. The center island feature consist of Itialian cyprus, native grasses and perrinieals. The entry wall - 6’6” serpintine wall, 3 ft and 2 ft wall in front. 12 Tree Conservation Plan The Tree Conservation Plan shows approximately 11.69% of existing tree cover. All trees are proposed to be removed. Straight zoning would require that 70% of the existing canopy be preserved. 13 Pedestrian Access Plan The pedestrian access plan shows the sidewalks to be provided in Phase 1 in blue and the sidewalk and multiuse trail to be provided in future phases in green. A 5’ sidewalk is required along N. White Chapel Blvd. and an 8’ multi-use trail is required along the SH 114 frontage road. The City is planning to construct the 5’ sidewalk along White Chapel with the White Chapel improvements. A future pedestrian access is also shown in yellow to the hospital property to the south. 14 Birdseye View These next few slides are renderings of the hotel from various prespectives. Here is a birdseye rendering of the proposed Delta Hotel. Design guidelines for the entire site provided by the applicant require all future development to align with the design intent for the Delta Hotel. 15 View from SH 114 Here is a view of the hotel from the eastbound SH114 main lanes on the overpass at White Chapel. 16 View from SH 114 This view is from the eastbound frontage road lanes back to the southwest. 17 Design Guideline Images The applicant has provided design guidelines applicable to the concept plan. The intent of the guidelines is to convey construction and visual quality, The guidelines address a number of areas including exterior paving, exterior amenities, retaining walls, and ornamental metalwork (fences, gates, grills, handrails, etc.). The guidelines also provide a list of proposed permittable trees, plants, native grasses, ground cover, turf grasses and mulches that will be utilized. These next few slides will go into the design guideline details. 18 Paving Materials This is an example of the exterior paving. Exterior paving is defined as the surface treatment of roadways, walkways, parking areas and plazas. Roadways and parking lots are cast in place concrete. Walkways are cast in place concrete w intergral color, stained, acid washed sandblast broom finish. Also tje Enhanced walkway and plaza materials are shown here to include concrete with integral color and/or concrete that is stained, acid washed, sandblasted or with a broom finish. Crush granite will also be uses in the courtyards/ 19 Building Materials The materials shown here are intended to be a guideline for all future development. The primary materials are stucco and stone, which meet the City’s masonry requirements. The wood shown can be either natural or synthetic. 20 Retaining Walls The design guidelines contain these examples of stone to used for retaining walls. 21 Ornamental Metal Fencing Here are examples of ornamental fencing to be used in the development. 22 Exterior Amenities Examples of other exterior amenities are shown here including seating, planters, trellises and water features. 23 Awnings Awning are propsed to be canvas, wood or metal as shown in these examples. 24 Gates Wood gates are proposed for mechanical screening or other locations besides trash receptacle and recycling enclosures, which require solid metal gates, although wood trim could be added to the solid metal gates for dumpster enclosures. 25 Phase 1 Site Plan The next series of slides will focus on the site plan for the hotel. The Site Plan for the first phase of Lot 1 is shown here. The hotel building is 6 floors – 165,475 square feet. The percentage of open space in lot 1 is 25.5%. 337 parking spaces are shown (502). All driveways shown in gray would be constructed with Phase 1. The darker gray driveways are fire lanes. 26 Site Data Summary The Site Data Summary for Lot 1 is shown here. 27 Proposed S-P-2 Regulations for Lot 1 The “S-P-2” Generalized Site Plan District Development Regulations for Lot 1 are based on the “HC” Hotel District regulations with the modifications shown. 28 Proposed S-P-2 Regulations for Lot 2 The “S-P-2” Generalized Site Plan District Development Regulations for Lot 2 are based on the “O-2” Office District regulations with the modifications shown. 29 Hotel Details Proposed full service hotel, including: · 240 guest rooms · Size of Rooms: o King – 325 square feet o Double Queen – 410 square feet o Suite – 820 square feet Indoor services/uses include: · Restaurant with dining area and lounge o 4,300 square feet minimum o 3 meals daily · Room service · Bar with on-site alcohol consumption o 1,000 square feet minimum · Coffee Bar Proposed hours of operation: · Restaurant - 6:30am-11:30pm · Room service - 6:00am- 11:00pm · Bar - 11:30am to 12:00am · Coffee bar - 6:00am to 11:00am · Administrative office space · Retail sundry space · Conference Center that contains meeting space o 7,000 square feet minimum which includes o A minimum 6,000 square-foot ballroom with partitions · Business Center · Fitness Center o 700 square feet minimum Proposed outdoor services/uses to include: · Patio containing leisure area with pool · Roll-out bar service · Wood cladding at the top of exposed structural support columns to make connections · HVAC systems with VTAC units integrated into glazing system to minimize exterior visibility The regulations for the hotel are included in the S-P-2 regulations that were included in your packet. 30 Hotel Comparison A comparison with the other hotels in Southlake that are existing or in the development process are shown here. 31 Previous Parking Study Lot 1 Parking Breakdown Parking per Stantec Parking Study Summary · 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 209 spaces · 7,476 square feet of Restaurant/Bar space @ 1 parking space per 100 square feet adjusted per peak hour demand @ 9:00 a.m. (57 spaces) and non-captive ratio = 49 spaces (57 X .85 = 49). · 540 seats in Conference Center @ 1 parking space per each 3 seats adjusted per non-captive ratio = 45 spaces (180 x .25 = 45). 202 + 64 + 45 = 303 total spaces required. 337 total spaces provided (including 16 flex spaces on Lot 2 – 90 flex spaces with Phase 2). 32 Revised Parking Study Lot 1 Parking Breakdown Parking per Revised Stantec Parking Study Summary · 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 204 spaces · Restaurant/Bar with 290 seats @ 1 parking space per each 3 seats adjusted per peak hour demand @ 9:00 p.m. (60 spaces) and non-captive ratio = 52 spaces (60 X .85 = 52). · 407 seats in Ballroom @ 1 parking space per each 3 seats adjusted per non-captive ratio = 68 spaces (136 x .50 = 68). · 90 seats in Meeting Space @ 1 parking space per each 3 seats adjusted per non-captive ratio = 8 spaces (30 x .25 = 8). 204 + 52 + 68 + 8 = 332 total spaces required. 337 total spaces provided (including 16 flex spaces on Lot 2 – 90 flex spaces with Phase 2). Revised Parking Study submitted 11/11/2016 33 Revised Valet Parking Exhibit 34 Landscape Plan – Phase 1 35 Tree Exhibit This is the tree exhibit. Species to be planted include cedar elm (29), lace bark elm (22), live oak (37) and red oak (23) – 4” caliper trees are indicated. 36 Cross Section Exhibit This cross section exhibit looking north toward the south elevation of the hotel shows the grade change along the property line from west to east. The cross sections on the next slide show the drop off from the property to the south to the hotel property. 37 Cross Section Exhibit Retaining walls are proposed along the southern portion of the hotel lot. Screening to the property to the south is proposed to be ornamental metal fencing with masonry columns and vegetation. 38 1st Floor Plan This is the 1st floor - floor plan - 39 Guest Room Layout 40 North Elevation ± 245’ Max façade length permitted without articulation = 3 x wall height (± 74’) = ± 222’ Façade length shown without vertical articulation = ± 245’ Articulation required = ± 11’ This is the north elevation. The paraphet height is 73’ 4” - structure height – 82 feet. The stone material is found along the first floor – stucco material upper floor – A regulation has been provided for articultion. 41 West Elevation Wood Louvers for vegetation. 42 South Elevation Max façade length permitted without articulation = 3 x wall height (± 74’) = ± 222’ Façade length shown without vertical articulation = ± 258’ Façade length shown without horizontal articulation = ± 337’ Articulation required = ± 11’ ± 337’ ± 258’ 43 East Elevation 44 4:1 Slope Encroachment Exhibit 45 Front Entrance 46 Front of Conference Center 47 Front Entrance 48 Front of Restaurant and Bar 49 Pool Area 50 VTAC Louvers 51 Concept Drainage Plan Drainage across the property is generally sheet flow from south to north to existing TxDot culverts that will carry the discharge from the hotel site to the Carillon detention ponds. The review of the Drainage Study by the City’s consultant, Teague, Nall and Perkins, requires that the applicant provide further proof that the Carillon detention ponds have the capacity to handle the discharge from the proposed development. 52 Concept Utility Plan Water for the site will connect to an existing 12” water line in White Chapel Blvd. and to an existing 12” water line at the northwest corner of the hospital property to the east.   Sanitary sewer for the site will connect to an existing 8” line at the northwest corner of the hospital property to the east. An 8” public sanitary sewer line will be extended from an existing lift station that will be abandoned on the west side of N. White Chapel Blvd. across the site to the existing line on the hospital property. 53 Variance Request A variance to Lighting Ordinance No. 693, as amended, requiring a maximum illumination projected from one property to another to not exceed 0.2 footcandles horizontal and 0.5 footcandles vertical is requested to allow illumination of 3.0 footcandles horizontal and vertical. 54 55 56 57 58 59 60 61 62 63 64 65 66 October 6, 2016; Tabled to the November 3, 2016 meeting.   November 3, 2016; Approved (5-1) subject to the staff report dated November 3, 2016 and Revised Site Plan Review Summary No. 5, dated November 3, 2016 and granting the variance requested in the staff report dated November 3, 2015. P & Z Commission Action 67 Questions? 68 Parking Analysis Comparison Numbers in red are revised per the Parking Study submitted 11/11/2016. 69 Parking Study with revised ratios Lot 1 Parking Breakdown Parking per Revised Stantec Parking Study Summary · 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 204 spaces · Restaurant/Bar with 290 seats @ 1 parking space per each 3 seats adjusted per peak hour demand @ 9:00 p.m. (60 spaces) and non-captive ratio = 52 spaces (60 X .85 = 52). · 407 seats in Ballroom @ 1 parking space per each 3 seats adjusted per non-captive ratio = 82 spaces (136 x .60 = 82). · 90 seats in Meeting Space @ 1 parking space per each 3 seats adjusted per non-captive ratio = 21 spaces (30 x .70 = 21). 204 + 52 + 82 + 21 = 359 total spaces required. 337 total spaces provided (including 16 flex spaces on Lot 2 – 90 flex spaces with Phase 2). Revised Parking Study submitted 11/11/2016 70 Valet Parking Exhibit 71 Concept Drainage Area Map 72 Concept Grading Plan 73 Existing Grading Area Map 74