Item #3 - Southwest Meadows Item #3
M E M O R A N D U M
July 27, 2018
To: Southlake 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #3 – Overview – Wilks Property at SH 114 and W. Kirkwood Blvd.
Purpose:
Review, discuss and make recommendations on a proposed development to include a hotel and
three (3) restaurant/retail sites located on approximately 6.0 acres of property addressed as
1901 W. Kirkwood Blvd. and located at the corner of W. State Highway 114 and W. Kirkwood
Blvd.
Property Location:
The property is located at the corner of W. SH 114 and W. Kirkwood Blvd. and addressed as
1901 W. Kirkwood Blvd.
Summary of Proposal:
This item was previously presented to the 2035 Corridor Planning Committee meeting on
October 4, 2017. At their June 19, 2018 meeting, the City Council tabled the item to September
4, 2018 and remanding this item back to the Corridor Planning Committee for consideration.
The proposal includes a five-story, full service hotel with 134 rooms and three outparcel lots with
a total of approximately 15,000 square feet of retail, restaurant, office, bank and/or health and
well-being uses on approximately 6.007 acres. The applicant plans to discuss the design
options for the property.
Aerial:
Page 2 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Project Overview:
The full service hotel, which is proposed as Phase 1 of the development on approximately 2.422
acres, includes an approximately 3,500 square foot restaurant and lounge, approximately 1,568
square feet of meeting space and an approximately 850-950 square foot fitness center. Future
development of the three outparcel lots will require approval of a Site Plan by City Council
following a recommendation by the Planning and Zoning Commission. A two-level parking
garage is proposed to be constructed with development of the outparcel lots unless the first two
outparcel lots are developed with retail uses instead of restaurant uses, in which case the
applicant is proposing to not provide the parking garage if the parking requirements for the
entire site are met without it.
Citizen Input:
The following meetings were held to discuss the development:
A 2035 Corridor Planning Committee meeting was held on October 4, 2017.
A SPIN meeting was held for this project on December 12, 2017.
Planning and Zoning Commission:
April 5, 2018; Approved (7-0) to table until the next scheduled Planning and Zoning Commission
meeting (April 19, 2018).
April 19, 2018; Approved (5-0) to table to the May 17, 2018 meeting.
May 17, 2018; Approved (6-0) to table to the June 7, 2018 meeting.
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.
City Council:
June 19, 2018; A motion to table the item at 1st Reading was approved (6-0), noting Council is
remanding this item back to the Corridor Planning Committee for consideration; also noting this
item is tabled to the September 4, 2018 City Council meeting.
Page 3 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Site Plan:
Transportation
The current proposal indicates there will be three (3) access points into the development; two
(2) access points from Kirkwood Blvd. and one (1) access point from the proposed SH 114
access road. The timing of the SH 114 frontage road construction is unknown at this time.
Zoning
The current zoning on the property is “NRPUD” Non-Residential Planned Unit Development
(480-313). Per approved ordinance, “The PUD shall also permit ‘hotel’ and ‘restaurant (with or
without outside dining)’ as principal uses if approved by a Special Use Permit pursuant to
Section 45 of the Zoning Ordinance, as amended.”
Page 4 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Site Topography
The site slopes from a high point at the northwest corner of the property to the east and
southeast to a creek behind the proposed hotel.
High point Creek
Page 5 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Existing Land Use Plan Designation
Mixed Use Land Use Category
The recommended land use for this property within the Southlake 2035 SH 114 Corridor Land
Use Plan (SH 114 Corridor Plan) is Mixed Use, which is consistent with the existing future land
use. The purpose of the Mixed Use land use category as defined by the SH 114 Corridor Plan is
as follows:
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.
The definition for the Mixed Use land use category “necessitates comprehensively planned and
coordinated development.” The definition goes on to further state that “new development must
be compatible with and not intrusive to exiting development.” Hotel uses are included as an
appropriate use in this land use category, noting that hotel uses “should be full-service hotels at
market-driven locations, primarily in the S.H. 114 Corridor.” Full service refers to 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 following items relate to the use of open space in the Mixed Use land use category:
• Consider environmental elements as “features,” rather than constraints.
• Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
• Avoid channeling or piping of streams.
• Streams or creeks should become a focal point rather than the rear of the development.
• Provide natural walking paths along stream and creek corridors.
• Use the topography as an advantage, do not flatten the site.
• Preserve views.
The following items relate to the overall character and design of the Mixed Use land use
category:
• Buildings are to be designed to be pedestrian friendly.
• Buildings shall have shallow setbacks and sidewalks that are a minimum of 10’.
• Buildings are to be oriented towards other buildings (across the street) or towards open
spaces.
• Minimize the impact of surface parking.
• Mix up land uses to maximize shared parking.
Restaurant and Specialty Retail Overlay
Within the SH 114 Corridor Plan the subject property is shown as being within the optional land
use map as part of the Restaurant and Specialty Retail Overlay. According to the SH 114 Plan:
Page 6 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
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.
In areas of the district which are located east of N. Carroll Ave., up to 50% of the
land area may be suitable for retail operations that are boutique or specialized in
character. Boutique or unique hotels designed to be integrated into the
environment, health and medical services and support office may also be
appropriate.
Applicable Comprehensive Plan Recommendations
2035 SH 114 Corridor Land Use Plan
LU13
Recommendation:
• 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.
Metric:
• Tier 1 - Amend the Consolidated Land Use Map to add the Restaurant and Retail
Specialty Overlay as indicated on the Overlay Map 6A on page 28.
LU15
Recommendation:
• Surface parking along S.H. 114 is discouraged unless adequately screened and
buffered. Underground parking or structured parking is preferred when development
scale permits.
Page 7 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Metric(s):
• Tier 1 – Amend the zoning ordinance to create specific requirements for surface parking
along the SH 114 corridor. Ongoing – inform potential applicants of this recommendation
during the initial design process.
LU17
Recommendation:
• 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.
Metric:
• Ongoing (Tier 1) – inform potential applicants of this recommendation during the initial
design process.
M3
Recommendation(s):
• Design and implement a plan to create a cohesive and unique urban design environment
along the Kirkwood Blvd. Campus Office corridor development and also buffers the
impact to adjacent residential properties
• Design should include the landscaping of medians, installation of sidewalks, street
lighting and wayfinding signage
Metric(s):
• Tier 1 – Implement landscaping and design improvements to Kirkwood Boulevard north
of Dove St. as currently funded in the CIP.
• Tier 2 – As part of the Urban Design Plan work with the corporate property owners on
the Kirkwood Campus to develop a branding theme that addresses the streetscape,
wayfinding, landscaping and other aesthetic improvements.
• Tier 3 – Fund recommended improvements of the Urban Design Plan through the CIP.
Explore cost participation options with TXDOT/Corporate partners.
M4:
Recommendation(s): Construct the SH 114 frontage road from Dove Street to Kirkwood Blvd.
• 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.
Page 8 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
• Ensure future development in this area includes primary access to and from S.H. 114
frontage road.
Metric(s):
• 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 the SH 114 north of Dove Street
and ensure primary access is provided to the SH 114 frontage road.
2035 Economic Development Master Plan
ED3
Recommendation:
• Introduce more unique, independent restaurants to the Southlake market
Metric:
• Complete a culinary hub action plan that provides a vision and direction and includes an
action plan to attract and grow desired restaurants.
Applicability to proposal: Applicant has indicated that restaurants would be specialty and non-
chain that are sit-down, and not drive-through. The City has not yet conducted a culinary hub
action plan as recommended by the recently adopted Economic Development Master Plan.
ED7
Recommendation:
• Evaluate the existing multi-tenant garden office market supply/demand and establish
land use policies based on the results.
Metric:
• Based on the supply/demand analysis, modify the Southlake 2035 Land Use Plan and
identify specific areas where multi-tenant garden office should be located. These
developments should be discouraged along State Hwy 114.
Applicability to proposal: For Lots 2 – 4 the applicant is requesting the following uses:
restaurant, retail, bank or health and well-being business.
ED22
Recommendation:
• Provide an alternative mode of transportation with stops at key locations in the City.
Page 9 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Metric:
• Provide and implement an alternative mode of transportation that benefits both visitors to
the City and businesses to promote local business sustainability.
Applicability to proposal: If a hotel use is approved at this site, and the City moves forward with
a trolley or other alternative mode of transportation, this site may be a candidate for a stop.
Page 10 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
2035 Tourism Master Plan
T1
Recommendation:
• Establish a thorough understanding of Southlake’s tourism market and resulting targeted
visitor segments.
Metric(s):
• 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.
Applicability to Proposal: The hotel saturation study as recommended by the recently adopted
Tourism Master Plan has not yet been conducted.
T22
Recommendation:
• 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.
Applicability to Proposal: The intersection of SH 114 and Kirkwood Blvd. represents a major
gateway into the City of Southlake. There may be opportunities to improve the aesthetics of the
existing walls and berm on the north side of SH 114 east of Kirkwood Blvd.
2030 Mobility Master Plan
MT46
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.
Page 11 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
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.
Applicability to Proposal: The development of this property in conjunction with the opening of TD
Ameritrade will result in increased traffic volumes on W. Kirkwood Blvd. and decreased level of
service at key intersections in the area.
MT48
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.
Applicability to Proposal: The development of this property in conjunction with the opening of TD
Ameritrade will result in a decreased level of service at this key intersection.
Pathways Master Plan
The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. This document
shows a future multi-use trail (>/=8’) along SH 114 directly abutting the southwest portions of
the site. Additionally, this plan indicates a future sidewalk (<8’) along W. Kirkwood Blvd. along
abutting the northwest portions of the site.
Page 12 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Renderings:
Page 13 Item #3 – Wilks Property at SH 114 and W. Kirkwood Blvd.
Renderings: