Item 6A and 6B
Zoning Change and Concept / Site Plan Preliminary Plat Delta Southlake Center
ZA16-051 & ZA16-052
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Owner: Dominion Southlake Properties, LLC, White Chapel Village Center Partners, LLC
Applicant: RREAF Southlake Hospitality, LLC
Requests: 6A) 2nd 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 multi-story office and retail buildings with below grade parking, one multi-story office building and a multi-story parking garage with attached retail
uses on approximately 9.592 acres (Lot 2).
6B) Approval of a Preliminary Plat for Delta Southlake Center to create the two lots as noted.
Location: Generally located at the southeast
corner of E. State Hwy. 114 and N. White Chapel Blvd.
ZA16-051 & ZA16-052
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).
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Aerial View
Aerial of the site – The site under consideration is outlined in red including the zoning and preliminary plat boundary. As mentioned the entire site is 17.6 acres
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Aerial View
Aerial of the site – The yellow area is lot 1 and is the proposed hotel lot -6.28 acres
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Delta Southlake Center
The land use designation on the property is mixed use.
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“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.
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Delta Southlake Center
The current zoning on the property is a combination of C-3, CS, SF-1 and AG
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Stipulations at 1st reading
The next two slides summarize City Council conditions at 1st reading and how the applicant has responded in this submittal.
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Stipulations at 1st reading (Cont’d)
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Revised Phase 1 Site Plan (link to summary)
Driveway widened to 36’
Additional parking if needed for hotel shown in blue – 27 spaces on Lot 2 and 63 spaces on Lot 2 for a total of 427 spaces
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.
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Revised Landscape Plan – Phase 1
(link to summary)
The phase 1 landscape plan shows the trees to remain at the corner. Identification of all species to be planted and elements provided which include the traffic circle, two entry portals/signs
at SH 114 and two entry portals/signs at White Chapel. Details on the the manicured lawn and native grass mix have been provided.
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Tree Exhibit
(link to summary)
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.
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White Chapel Improvements
Hotel Entrance
link to summary
applicant is proposing to not provide the stub out connections, but to allow the connections to be made with development of the hospital property.
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Retaining Walls
The design guidelines contain these examples of stone to used for retaining walls.
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Retaining Wall Plan
link to summary
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Revised Landscape Plan – Phase 1
(link to summary)
The phase 1 landscape plan shows the trees to remain at the corner. Identification of all species to be planted and elements provided which include the traffic circle, two entry portals/signs
at SH 114 and two entry portals/signs at White Chapel. Details on the the manicured lawn and native grass mix have been provided.
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Phase 1 Tree Conservation Plan
(link to summary)
(link to summary)
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Revised Concept Plan (2nd reading)
Lot 1
6.28 ac.
Lot 2
9.592 ac.
Lot 2 buildings labeled as multi-story
SW drive widened from 30’ to 36’ to accommodate 3 lanes
Call outs for future access points
# of stories specifics removed from text on concept buildings
Trees to be preserved in
NW corner
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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
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Pedestrian Access Plan
This plan has been updated. The sidewalks in blue will be constructed with the phase I hospital. (STOP)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.
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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.
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West Elevation
Wood Louvers for vegetation.
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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’
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East Elevation
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Permitted Uses
Lot 1: The “HC” Hotel District uses plus the following uses shall be allowed:
· Restaurant and bar totaling approximately 7,500 square feet accessed from an interior
lobby
· Conference
Center totaling approximately 6,100 square feet of meeting /conference space that includes the ballroom, board room and meeting room
· Retail / Restaurant Uses
Lot 2: The“O-2” Office
District uses plus the following uses shall be allowed:
· “C-3” General Commercial District uses (see prohibited uses in S-P-2 regulations)
· 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.
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Site Data Summary
The Site Data Summary for Lot 1 is shown here.
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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.
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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.
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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.
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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.
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6b. Preliminary Plat (ZA16-052)
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.
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Questions?
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Concept Plan at 1st reading
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
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Concept Plan at 1st reading
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.
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Revised 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.
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Landscape Plan – Conceptual at 1st reading
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.
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Revised 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.
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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.
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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.
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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.
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View from SH 114
Here is a view of the hotel from the eastbound SH114 main lanes on the overpass at White Chapel.
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View from SH 114
This view is from the eastbound frontage road lanes back to the southwest.
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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.
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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/
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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.
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Retaining Walls
The design guidelines contain these examples of stone to used for retaining walls.
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Ornamental Metal Fencing
Here are examples of ornamental fencing to be used in the development.
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Exterior Amenities
Examples of other exterior amenities are shown here including seating, planters, trellises and water features.
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Awnings
Awning are propsed to be canvas, wood or metal as shown in these examples.
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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.
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Phase 1 Site Plan at 1st reading
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.
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Revised Phase 1 Site Plan
Driveway widened to 36’
Additional parking if needed for hotel shown in blue – 27 spaces on Lot 2 and 63 spaces on Lot 2 for a total of 427 spaces
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.
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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).
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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
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Revised Valet Parking Exhibit
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Landscape Plan – Phase 1 at 1st reading
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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.
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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.
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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.
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1st Floor Plan
This is the 1st floor - floor plan -
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Guest Room Layout
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Front Entrance
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Front of Conference Center
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Front Entrance
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Front of Restaurant and Bar
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Pool Area
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VTAC Louvers
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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.
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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.
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6b. Preliminary Plat (ZA16-052)
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.
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Planning and Zoning Commission:
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.
ZA16-051
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City Council:
November 15, 2016; Approved at 1st reading (6-0) subject to the staff report dated November 8, 2016, Site Plan Review Summary No. 6, dated November 8, 2016, granting the
variance as it relates to the 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 as requested to allow illumination of 3.0 footcandles horizontal and vertical, noting that prior to second reading the applicant will provide a revised Concept/Site
Plan showing additional parking to accommodate the hotel parking demand, this revision should include details related to screening and landscaping, prior to second reading the applicant
will detail exactly which amenities, for instance the traffic circle, entry features, streetscape, wildflower planting, etc., that will be provided in conjunction with hotel construction
for Phase 1, with regards to the S-P-2 zoning regulations, we’re requiring that as future Site Plans are submitted on the remainder of the site for consideration that an updated parking
study and traffic study be submitted in conjunction with those future Site Plans, noting that Council is directing staff to determine the feasibility or the current plans that are already
in place for a median cut to accommodate exit and entry at the White Chapel proposed entrance, the applicant has agreed to provide before second reading to provide clarity of exactly
the materials and design of the retaining walls on the property, the applicant has agreed to provide before second reading or at second reading to provide an eight foot hedge screening
around the pool area, the applicant is also agreeing between now and second reading to meet with staff and submit an agreement regarding preservation of the trees on the northwest corner
of the property with a generally specific tree identification of what is going to be preserved on the general northwest corner of the property, the applicant has agreed to attempt to
have a representative of the operator at second reading to answer any general questions and Council is noting in this first reading approval that the S-P-2 outparcel Concept Plan is
approved for multi-story office/retail buildings and parking garage, a mixture with the retail portion not exceeding thirty percent.
ZA16-051
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October 6, 2016; Tabled to the November 3, 2016 meeting.
November 3, 2016; Approved (6-0) subject to the Staff Report dated October 28, 2016 and Plat Review Summary No. 3, dated October
28, 2016.
ZA16-052
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4:1 Slope Encroachment Exhibit
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Questions?
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Hotel Comparison
A comparison with the other hotels in Southlake that are existing or in the development process are shown here.
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Parking Analysis Comparison
Numbers in red are revised per the Parking Study submitted 11/11/2016.
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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
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Valet Parking Exhibit
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Concept Drainage Area Map
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Concept Grading Plan
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Existing Grading Area Map
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