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Item 5 - S-P-2 Regs 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 May 31, 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, the SH 114 Corridor Plan and the Comprehensive Land Use Plan 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.  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 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 wil l consist of approximately 3,500 sq. ft. of primary kitchen, bar, 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. The 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 5,000sf footprint and 50 parking spaces (part of shared parking).  Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning Ordinance but should generally conform to the concept plan. 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  Development is conceptually proposed, and parked, to be a restaurant with patio dining. 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 5,000sf footprint and 50 parking spaces (part of shared parking).  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. 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 5,000sf footprint and 50 parking spaces (part of shared parking).  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. 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 and overall site): Parking as shown on the plan provides 297 spaces total. All parking spaces, entrances and drive aisles will be constructed with the Lot 1 hotel with the exception of the upper and lower deck of the parking structure. Construction of the parking structure will commence when the restaurant pads are developed. - Overall site parking requirements for per City without SP zoning is 185 spaces for the hotel site and 150 spaces for the 3 restaurant pads for a total of 355 spaces. - Adjusted parking requirements for the overall site per the parking analysis produced by the third-party traffic engineer is 120 spaces for the hotel and 150 spaces for the 3 restaurant pads for a total of 270 spaces. - The 297 spaces provided allows for 50 spaces per restaurant pad for a total of 150 spaces, 138 spaces for the hotel with 25% parking reduction and provides an additional 9 spaces for outdoor seating at the restaurants. Note: The 25% reduction in parking is lower than 3 previously approved hotels that had reductions of 26.4%, 31.9% and 37.5% 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. .