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?