Item 7 - S-P-2 Regulations
8951 Cypress Waters Blvd, Suite 150 13785 Research Blvd., Suite 125 1101 E. SE Loop 323, Suite 101
Dallas, Texas 75019 Austin, Texas 78759 Tyler, Texas 75701
817.328.3200 512.218.4263 903.324.8400
TBPE Reg. No. F-1002; www.adams-engineering.com Page 1 of 5
March 29, 2018
Southwest Meadows
Proposed Permitted Uses and Development Regulations for “S-P-2” Zoning
Permitted Uses:
This 5.62 net acre property is divided into 4 lots. Lot 1 is 2.42 acres and shall include the permitted uses as
found in the “HC” Hotel District and uses in the SH 114 Corridor Plan and Comprehensive Land Use Plan
that are related to a full service hotel. Lots 2-4 shall include the permitted uses as found in the “C-2” Local
Retail Commercial District of Zoning Ordinance No. 480, as amended, with the following exceptions:
Lot 1: “HC” Hotel District uses to also include:
Restaurant and bar which are accessed from an interior lobby.
Meeting space
Lots 2, 3, & 4: “C-2” Local Retail Commercial District uses limited to:
Restaurant (bar is a permitted accessory use)
Retail
Office (non-medical)
Bank
Health & Well Being businesses (massage therapy, fitness, health related products)
Development Regulations:
This property shall be subject to the development regulations for the “HC” Hotel District for Lot 1 and the
“C-2” Local Retail Commercial District for Lots 2, 3, and 4 with the following exceptions.
Parking agreements will be in place prior to permitting to satisfy the combined parking
requirements for the Development. Required parking will be as shown on plan. Additional parking
may be provided by an off-site valet parking agreement.
To facilitate a contiguous development, buffer yards will not be required along internal boundary
lines.
For the hotel tract only, an overuse of building articulations will distract from a more stream-lined
architectural intent. For this reason, articulation will be as shown on the architectural site plan,
conceptual floor plans, and exterior elevations. Articulation will be dimensioned on the floor plans
for clarity.
Delivery to the property will be scheduled and limited to occur between the hours of 7:00 am to
7:00 pm and trash pick-up will be limited to occur between the hours of 7:00 am to 7:00 pm
Monday thru Sunday (must conform to the Contract for Residential and Commercial Refuse and
Collection).
8951 Cypress Waters Blvd, Suite 150 13785 Research Blvd., Suite 125 1101 E. SE Loop 323, Suite 101
Dallas, Texas 75019 Austin, Texas 78759 Tyler, Texas 75701
817.328.3200 512.218.4263 903.324.8400
TBPE Reg. No. F-1002; www.adams-engineering.com Page 2 of 5
Loading zone only required on lot 1.
As an internalized development with a shared common access easement and parking, the building
lines will be allowed as shown on plan.
Vary from each lot fronting a right-of-way to allow the lot configuration as shown on plan.
With the close proximity of the proposed buildings and cross parking layout, impervious
calculations will vary to allow for an overall impervious area of 70%.
Tree removal to be as shown on plan.
Vary width of bufferyards along the Lot 1 east buffer and the Lot 4 south buffer to allow for minor
parking encroachment and to capture natural views to the floodplain from the outdoor patio.
Drive-thru lanes will not be permitted on the site.
Use of Operation:
The project overview entails a hotel development in the back of the property with 3 outparcel lots adjacent
to SH-114 limited to the development of restaurants with bar as a permitted use, retail or health and well -
being businesses such as massage therapy, fitness and health related projects. The following is a lot by lot
breakdown with the primary emphasis on the Lot 1 site plan.
Lot 1: (Site Plan Application)
Full service hotel. Indoor services/uses to include:
Restaurant with lounge
Bar with on-site alcohol consumption
134 guest suites (average size 348sf and a range from 312sf-489sf)
Meeting space for a capacity of approximately 125 (1,568sf)
Administrative office space
Retail sundry space
Business center
Approximately 850-950sf fitness center
Proposed outdoor services/uses to include (it should be noted that all patios are interconnected):
Patio containing leisure area
Patio containing fire pit and dining
Roll-out bar service
Exterior Design of the Proposed Hotel
The proposed hotel is five stories in height and totals approximately 80,700 sq. ft. The footprint of the
building is approximately 17,000 sq. ft., and is approximately 57’ to the top of the primary parapet, and
approximately 60’ to the top of the tower structure.
The building design is contemporary and includes a meeting room adjacent to the hotel lobby entrance. The
hotel is also signified by a contemporary porte cochere.
The exterior finish materials of the building include brick, stone, stucco, glass, and architectural panels.
8951 Cypress Waters Blvd, Suite 150 13785 Research Blvd., Suite 125 1101 E. SE Loop 323, Suite 101
Dallas, Texas 75019 Austin, Texas 78759 Tyler, Texas 75701
817.328.3200 512.218.4263 903.324.8400
TBPE Reg. No. F-1002; www.adams-engineering.com Page 3 of 5
Stone will be used primarily at the towers, along the entire base of the building, at projecting wall frame
elements, and in select locations to create additional articulation between building volumes. For the the
upper floors, at infill walls within the projecting frames, and on all non -street facing elevations (north and
west), a stucco finish is proposed. Two colors will be utilized, a terra cotta for the lower portions of the
walls, and a light tan. HVA systems will be PTAC units.
Summary of Use and Operations:
The Developer proposes to develop, own, and operate a Full-Service Hotel.
The proposed hotel is programmed to have 134 guest suites, be a full-service hotel, with meeting space,
restaurant and bar, and fitness center. The restaurant/bar operation will consist of approximately 1,969 sq.
ft. of primary dining/lounge space and utilize the outdoor courtyard on select occasions. The restaurant and
bar will primarily service hotel guests and adjacent office building tenants, although it will be open to the
public as well. A 1,350-1,450sf kitchen is positioned in the floor plan to efficiently service the dining area
as well as to service the meeting rooms. An extensive amenity deck on the side of the hotel incorporates
soft seating hammocks, an outdoor fireplace, and covered social area.
Hotel hours of operation:
Food service/restaurant may open as early as 6:00 am and close no later than 11:00 pm, 7 days a
week.
Bar service may open as early as 10:00 am and close no later than 2:00 am Monday thru Saturday,
and on Sunday may open as early as 11:00 am and close no later than 2:00 am.
Outdoor speakers – sound system will be shut off not later than 12:00 am and any outdoor music
will be powered off no later than 12:00 am, 7 days a week.
The proposed meeting space is included in the footprint of the hotel and is programmed primarily to host
group events such as corporate meetings and social events. The room is divisible into two break-out rooms
of approximately 780 sq. ft. each. For non- corporate or smaller events, the facilities will be available by
reservation to rent the meeting rooms.
Meeting Space Hours of Operation:
Normal hours (corporate events) – 8:00 am to 9:00 pm Monday thru Saturday. 11:00 am to 7:00 pm
on Sunday.
Special event hours – 7:00 am to 2:00 am Monday thru Saturday, 11:00 am to 11:00 pm on Sunday.
Lot 2:
Concept plan proposes an out-parcel lot to be developed as one of the following: Restaurant, Retail, Bank or
Health and Well-Being Business.
Concept plan is intended to show scale of what can fit on the out-parcel in accordance with the
Comprehensive Zoning Ordinance and the SH 114 Corridor overlay. Site data for what is shown in
the concept consists of a single story 6,297sf footprint and 34 parking spaces.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
Development is conceptually proposed to be a restaurant with patio dining.
8951 Cypress Waters Blvd, Suite 150 13785 Research Blvd., Suite 125 1101 E. SE Loop 323, Suite 101
Dallas, Texas 75019 Austin, Texas 78759 Tyler, Texas 75701
817.328.3200 512.218.4263 903.324.8400
TBPE Reg. No. F-1002; www.adams-engineering.com Page 4 of 5
Majority of parking requirements shall be provided on-site and the remaining will be subject to a
combined parking agreement with the other lots within the development.
Lot 3:
Concept plan proposes an out-parcel lot to be developed as one of the following: Restaurant, Retail, Bank or
Health and Well-Being Business.
Concept plan is intended to show scale of what can fit on the out-parcel in accordance with the
Comprehensive Zoning Ordinance and the SH 114 Corridor overlay. Site data for what is shown in
the concept consists of a single story 5,740sf footprint and 47 parking spaces.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
Development is conceptually proposed to be a restaurant or retail site.
Majority of parking requirements shall be provided on-site and the remaining will be subject to a
combined parking agreement with the other lots within the development.
Lot 4:
Concept plan proposes an out-parcel lot to be developed as one of the following: Restaurant, Retail, Bank or
Health and Well-Being Business.
Concept plan is intended to show scale of what can fit on the out-parcel in accordance with the
Comprehensive Zoning Ordinance and the SH 114 Corridor overlay. Site data for what is shown in
the concept consists of a single story 5,831sf footprint and 42 parking spaces.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
Development is conceptually proposed to be a restaurant or retail site.
Majority of parking requirements shall be provided on-site and the remaining will be subject to a
combined parking agreement with the other lots within the development.
Phasing Intent:
It is the intent of the Developer to move forward with construction documents for the hotel immediately
upon site plan approval from Council. The entirety of all elements of site construction, parking lot
landscaping and lighting will be part of the construction package and bidding.
Lots 2, 3, and 4 will come on-line as each lot is put under contract. It is unknown at this time what the order
of take-down will be.
8951 Cypress Waters Blvd, Suite 150 13785 Research Blvd., Suite 125 1101 E. SE Loop 323, Suite 101
Dallas, Texas 75019 Austin, Texas 78759 Tyler, Texas 75701
817.328.3200 512.218.4263 903.324.8400
TBPE Reg. No. F-1002; www.adams-engineering.com Page 5 of 5
Lot 1 Parking Analysis (Hotel):
Parking as shown on the plan includes 129 spaces within Lot 1 and 123 spaces within Lots 2, 3, and 4 for a
total of 252 spaces. Required parking Lot 1 per the City of Southlake ordinance was calculated as follows.
- 134 rooms @ 1 per room = 134 spaces
- Additional provided for accessory uses = 16 spaces
- Bar/ Restaurant (accessory use to the hotel) @ 1/100sf X approx 1,588sf = 16 spaces (25% of spaces
required are additional to the hotel use = 4 spaces. The balance 75% is accessory to the hotel and no
additional spaces to those allocated to guestrooms are proposed)
- Meeting space (accessory use to the hotel) @ 1/ 3 seats X 125 seats = 42 required spaces from occupant
load calcs; 25% of spaces required are additional to the hotel use = 42 X .25 = 11 spaces. The balance
75% is accessory to the hotel and no additional spaces to those allocated to guestrooms are proposed)
- Total spaces required = 134 + 4 + 11 = 149
Lot 1 Total = 129 provided spaces
(anticipate using cross parking agreement and/or off-site valet parking agreement for the 20 space shortage)
Requested Variances
a. A variance to not construct a right turn lane into the property on the number 1 and 2 driveways on Kirkwood.
b. A variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum
driveway stacking depth of 100’ to allow the approximately 75’ stacking depth provided on the SH
114 driveway and the approximately 47’ stacking depths on the two Kirkwood Blvd. driveways
c. A variance to Driveway Ordinance No. 634, as amended, Section 5.1 requiring a minimum
centerline spacing between driveways of 250’ to allow the spacing of approximately 231’ between
the driveways on Kirkwood Blvd. as shown.
.