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Item 7B PresentationZoning Change and Concept/Site Plan Southwest Meadows ZA18-006 Applicant: Wilks Southlake Development Request: Approval of a Zoning Change and Concept/Site plan for Southwest Meadows, which includes a five-story, 80,700 square foot full service hotel with 134 rooms and three (3) outparcels with retail, restaurant, office, bank and health and well being uses. Location: Located at the SE corner of corner of W. SH 114 and W. Kirkwood Blvd. and addressed as 1901 W. Kirkwood Blvd. ZA18-006 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. MIXED USE Purpose: To provide an option for large-scale, master- planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Target Industries RESTAURANT AND SPECIALTY RETAIL OVERLAY The Restaurant and Specialty Retail Overlay is a commercial overlay category designed and intended for the concentration of unique dining and specialty retail options not otherwise found in Southlake’s established retail and restaurant centers. The purpose of this category is to foster the development of a dynamic, destination restaurant district. This district should feature mostly independent, unique or local restaurants offering diverse and healthy cuisine in a sit-down format, which may also include aspects of culinary tourism or educational components up to and including schools offering training in culinary arts. The overlay may provide for incubation of new businesses and concepts which might otherwise struggle to operate in more traditional retail commercial spaces. Physical aspects of this district may include proximity to Community Services uses, proximity to niche retail, frontage onto shared space for dining or gathering rather than streets, and shared parking. •New retail is encouraged to be limited to areas identified in the 114 Corridor Overlay districts and consistent with the recommendations of the Economic Development Master Plan. •Surface parking along S.H. 114 is discouraged unless adequately screened and buffered. Underground parking or structured parking is preferred when development scale permits. •Encourage creative design and development to address potential impact on adjacent residential subdivisions. Future development should be approved in a manner that is sensitive to potential impacts on adjacent residential areas, particularly as related to noise, traffic, building heights, lighting and views. SH 114 Corridor Plan Land Use Recommendations Target Industries •Explore the possibility of a Texas turnaround in one or both directions at the Kirkwood intersection. •Evaluate intersection improvements particularly at SH 114 and Kirkwood to accommodate traffic. •Assist with the funding of the project through the CIP. •Ensure future development in this area includes primary access to and from S.H. 114 frontage road. Metrics: •Tier 1 – As part of the 2035 Mobility Plan update the recommendations for the SH 114 frontage road and intersection improvements to address constructing timing, road functionality and funding. •Tier 1 – Fund recommended improvements through the CIP. Explore cost participation options with TXDOT/Corporate partners. •Ongoing – Evaluate new development proposals along SH 114 north of Dove Rd. and ensure primary access is provided to the SH 114 frontage road. SH 114 Corridor Plan Mobility Recommendations 2030 Mobility Master Plan Recommendation: 1. Prepare design schematics and engineering plans for the SH 114 frontage road and ramp improvements, including intersection improvements at Kirkwood Blvd. 2. Install traffic signals at the SH 114 and W. Kirkwood intersection. 3. Construct the SH 114 frontage road and intersection improvements per the approved engineering plan. Metric(s): 1. Complete the engineering study for the SH 114 frontage road and intersection improvements and obtain the needed right of way for construction by the end of FY 2017. 2. Fund and install traffic signals at the SH 114 and W. Kirkwood intersection prior to a certificate of occupancy for Phase 1 TD Ameritrade. 3. Construct the frontage road and intersection improvements once funding is secured. 2030 Mobility Master Plan Recommendation: Install a traffic signal at the W. Kirkwood Blvd. and TW King Rd. intersection. Metric(s): Install the traffic signal at the intersection of TW King and W. Kirkwood Boulevard prior to a certificate of occupancy being issued for the phase I – TD Ameritrade corporate office building. •Introduce more unique, independent restaurants to the Southlake market. •Complete a culinary hub action plan that provides a vision and direction and includes an action plan to attract and grow desired restaurants. •Evaluate the existing multi-tenant garden office market supply/demand and establish land use policies based on the results. •Provide an alternative mode of transportation with stops at key locations in the City. 2035 Economic Development Master Plan Establish a thorough understanding of Southlake’s tourism market and resulting targeted visitor segments. Metrics: •Conduct a deep analysis of both supply and demand for Southlake’s tourism products to include individual sections on market demand, Southlake’s visitor profile, asset /attractions inventory, and tourism capacity building. •Conduct a hotel saturation study. 2035 Tourism Master Plan Provide a welcoming experience at key visitor portals such as the airport, hotels and other first impression contact points. Metric(s): •Create an inventory of key visitor portals. •As an element of the Visitor Experience Assessment identified in T19, ensure that assessment includes soliciting opinions from visitors at identified key visitor portals. 2035 Tourism Master Plan Aerial View Site Views SH 114 Perspective (4/19 P&Z) Aerial Perspective (6/7 P&Z) Concept Plan Concept Plan Two level garage Hotel Perspective Elevation Elevations Corner Feature “S-P-2” Zoning Permitted Uses: Lot 1: “HC” Hotel District uses and uses in the SH 114 Corridor Plan and Comprehensive Land Use Plan that are related to a full service hotel to also include: •Restaurant and bar which are accessed from an interior lobby. •Meeting space •Two-level parking garage 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 ) •Two-level parking garage “S-P-2” Zoning 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. •For the hotel tract only, articulation will be as shown on the architectural site plan, conceptual floor plans, and exterior elevations. •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. •Loading zone only required on lot 1. •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. •Impervious coverage will vary to allow for an overall impervious area of 70%. •Tree removal to be as shown on plan. •Bufferyards will not be required along internal boundary lines. •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. Hotel Details Full service hotel. Indoor services/uses to include: •Restaurant with lounge (3,500 sf) •Bar with on-site alcohol consumption •134 guest suites (average size 348 sf and a range from 312 sf-489 sf) •Meeting space for a capacity of approximately 125 (1,568 sf) •Administrative office space •Retail sundry space •Business center •Approximately 850-950 sf 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 Hotel Details 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. Parking Analysis (per City Zoning Ordinance) Land Use Amount (Hotel) Amount (Total) Ratio Spaces Required (Hotel) Spaces Required (Total) Hotel 134 rooms 134 rooms 1/room 134 134 Restaurant 3,500 sf 18,500 sf 1/100 s/f 35 185 Meeting Space 1,560 1,560 1/100 sf 16 16 Total 185 335 Parking Analysis (DeShazo) Parking Analysis Comparison Hilton Garden Inn (Hotel only) Southwest Meadows (Total) City Required S-P-2 DeShazo City Required S-P-2 DeShazo Hotel 134 134 95 134 95 Restaurant 35 4 24 185 174 Conference Room 16 11 1 16 1 Parking Required 185 138 120 335 297 270 % Reduction % Reduction 25.41% 35.14% 11.34% 19.40% Site Plan Lot 1 Landscape Plan Lot 1 Topography Plan Tree Conservation Plan Tree Conservation Plan 0% Tree Preservation Proposed Construction Phase I Plan 144 spaces 1) Driveway Ordinance No. 634, as amended, Section 5.1 requires a minimum stacking depth of 100’. The applicant is proposing a stacking depth of approximately 75’ on the S.H. 114 driveway and approximately 47’ on the two Kirkwood Blvd. driveways. 2) Driveway Ordinance No. 634, as amended, Section 5.1, requires a minimum centerline driveway spacing of 250’ along an arterial. The applicant is proposing a centerline spacing of approximately 231’ between the proposed driveway on the property and the future driveway to the north shown on the Site Plan and on the previously approved Concept Plan. 3) Driveway Ordinance No. 634, as amended, Section 5.4 requires a deceleration lane for any driveway located on an arterial street if the right turn ingress volume exceeds 50 vehicles in the design hour. If the street facility exceeds 40 MPH, a deceleration lane may be required if 40 turn ingress vehicles occur in the design hour. The applicant is requesting a variance to not construct deceleration lanes on the two Kirkwood Blvd. driveways. VARIANCE REQUESTS June 7, 2018; Approved (5-1) subject to the staff report dated June 7, 2018 to develop a five-story full service hotel with 134 rooms and three outparcel lots with a total of approximately 15,000 square feet on approximately 6.004 acres and approving the variance requests: 1)Proposing a stacking depth of approximately 75’ on the S.H. 114 driveway and approximately 47’ on the two Kirkwood Blvd. driveways, 2)Proposing a centerline spacing of approximately 231’ between the two proposed driveways on Kirkwood Blvd., 3)Requesting to not construct deceleration lanes on the two Kirkwood Blvd. driveways. P & Z COMMISSION ACTION Questions?