Item 10 - S-P-2 regulations910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
January 11, 2018
City of Southlake
Department of Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76092
Re:District 114 at Kimball Park
Lot 2R (Site Plan Submittal)
S-P-2 Regulations
ACEI Project No: 2018.0195
This request is for an S-P-2 zoning change with a Concept Plan and Site Plan approval on Lot 2R. The
property is located on the Northwest corner of Kimball Avenue and SH 114.
Proposed Permitted Uses and Development Regulations for “S-P-2” Zoning
Permitted Uses:
This property is divided into six lots. Lot 1 shall include the permitted uses as found in the “HC”
Hotel District, Lot 3 shall include permitted uses found in the “O-2” Office District and Lots 2R, 4,
and 5 shall include the permitted uses as found in “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:
x Restaurant and bar which are accessed from an interior lobby
x Conference Center totaling 8,738 square feet of meeting and support space that includes the
ballroom, board room, meeting room, pre-function area and storage.
Lot 2R: “C-2” Local Retail Commercial District
x 3-story (4 level) parking garage
Lots 4 & 5: “C-2” Local Retail Commercial District uses limited to:
x Restaurant (Bar is a permitted accessory use)
x Coffee Shop/ Restaurant with Drive-Thru Service on Lot 4 only (excludes fast food)
x Retail
x Health & Well Being businesses (massage therapy, fitness, health related products)
x Spa
Lot 3: “O-2” Office District uses to also include:
x Multi-story office buildings up to 4 above grade floors.
x Allow for a single level parking deck.
Lot 6: Open Space lot with natural vegetation, existing creek channel, new plantings and detention
area. Primary area will serve as a drainage easement.
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
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TBPE Reg. No. F-1002; www.adams-engineering.com
Development Regulations:
This property shall be subject to the development regulations for the “HC” Hotel District for Lot 1,
the “C-2” Local Retail Commercial District for Lot 2R, 4 & 5, and “O-2” Office District for Lot 3
and all other applicable regulations with the following exceptions:
x 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.
x To facilitate a contiguous development, buffer yards will not be required along internal boundary
lines.
x Given the long runs along portions of the façade, 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. This applies to the Cambria Hotel and the Four-Story
office building and 4-story Mixed Use building (Lot 2R).
x Delivery to the property will be scheduled and limited to occur between the hours of 7:00am –
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:00am – 7:00pm
Monday – Saturday (must conform to the Contract for Residential and Commercial Refuse and
Collection).
x The western property line adjacent to the multi-family residential lots will be screened with a
vegetated screening of: existing plant material, required plantings within the buffer and additional
large shrubs and accent trees planted within the buffer yard. Plantings consisting of both existing
and new plant material will achieve a solid screening to 8’ in height and will be shown on the
landscape plan.
x Loading zones are positioned within each lot as shown on plan and in the site data summary
chart.
x As in internalized development with a shared common access easement and parking the building
lines will be allowed as shown on plan.
x Vary from each lot fronting a right-of-way to allow the lot configuration as shown on plan
x Stacking depths at both the Kimball and Hwy 114 entrance allowed by approval of the previously
submitted Variance Request letter.
x Stacking depths at Cherry Lane entrances allowed by approval of the submitted Variance
Request letter.
x For Lot 2R a 10 feet Type ‘E’ bufferyard is permitted on the south property line adjacent to
E. State Highway 114.
x For Lot 2R provision of no plantings is permitted in the north Type ‘B’ bufferyard since
there is a utility easement in this area.
x The east and west bufferyards are permitted as shown on the plan.
x 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%.
x Allow for teller drive-up lane and window on the west elevation of the office building on Lot 3 to
facilitate a banking tenant and also allow a reduction of 12 provided parking spaces in that area.
Since the removal of 12 spaces would drop the total parking to 435 spaces allow for the required
parking of 436 spaces to reduce to 435 spaces.
x Vary from the additional landscape requirements for a parking garage as this development
proposes a single deck constructed internal to the ground level parking perimeter.
Use and Operation
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
The project overview entails a hotel and office development with an outparcel fronting on SH 114 and
two internal parcels that will be developed into a mixture of uses to include restaurant, retail, health &
well-being and coffee shop with drive-thru. The following is a lot by lot breakdown with the primary
emphasis on the Lot 2R Site Plan.
Lot 3 (Completed in 2017)
Site plan proposes the development of a four-story Class “A” office development that includes a single
level parking deck.
x Four story office totaling 116,484sf
x Leasable space 108,798 sf
x Single level parking deck
Exterior Design of Proposed Office Building
The office building blends stone and smooth plaster like panels with metal accents to create a modern but
contextual building. The garage complements the style of the office building. The office building and
garage are part of a larger development and respond to the style of the adjacent hotel while creating their
own identities. The exterior finishes will include natural stone, cast stone, painted concrete, stucco, metal
and glass. Stone will be primarily used at the entire base of the building, at all 4 projecting corners and at
the north and south entries. Stone, metal and glass will be used at the two entries to emphasize the main
entry points to the building. The upper floors will consist of painted tilt wall concrete panels with metal
panel and some stucco at the South corners.
The parking structure will include precast concrete panels and stone cladding at the 4 corners.
Lot 3 Parking Analysis (Office):
Parking as shown on the plan includes 447 spaces within Lot 3 and 380 spaces within Lots 1, 2, 4 and 5
for a total of 827 spaces. Required parking for Lot 3 per the City of Southlake ordinance was calculated as
follows:
- 108,798sf of lease space @ 4 spaces per 1000sf = 436 spaces
- Breakdown of parking for Lot 3 – 351 at grade parking spaces, 96 parking deck spaces
Lot 3 Total = 447 provided spaces
Note:
Should a drive thru bank teller lane be added –Allow for a teller drive-up lane and window on the west
elevation of the office building on Lot 3 to facilitate a banking tenant and also allow a reduction of 12
provided parking spaces in that area. Since the removal of 12 spaces would drop the total parking to 435
spaces allow for the required parking of 436 spaces to reduce to 435 spaces.
Lot 1 (Completed in 2016)
Cambria Suites ‘all-suites’ hotel with an upscale rating according to Smith Travel Research. Indoor
services/ uses to include:
x Restaurant with lounge
x Bar with on-site alcohol consumption
x 175 guest suites
x Ballroom with partitions for a capacity of approximately 307 people
x Administrative office space
x Retail sundry space
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
x 8,738 sf Conference Center that contains 5,079 sf of meeting space
x Business Center
x 1,061sf Fitness Center
Proposed outdoor services/ uses to include (it should be noted that all patios are interconnected):
x Patio containing leisure area with pool,
x Patio containing fire pit and dining
x Roll-out bar service
x Patio for Conference Center spill out
x Shuttle service to points of interest
Exterior Design of the Proposed Cambria Suites Hotel
The proposed hotel is four (4) stories in height and totals approximately 111,897 square feet. The
footprint of the building is approximately 29,514 square feet, and is 51’-0” to the top of the primary
parapet and 59’-4” to the top of the tower structure.
The building design is contemporary and includes an identification tower adjacent to the hotel lobby
entrance. This tower identifies the hotel from all access points to the site including when approaching the
development from the airport. The base of the tower contains a single height hotel lobby while the upper
floors contain executive suites. Arrival to the hotel is also signified by a contemporary Porte Cochere
which contains an expressive cantilevered structural system consisting of brick piers and a clear
polycarbonate clad canopy anchored in place by cable stanchions.
The exterior finish materials of the building include brick, stucco, metal and glass. Brick 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. At 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 medium taupe for the lower portions of the walls and a light
tan for the upper floor.
Summary of use and operations – Cambria Suites Hotel:
The developer proposes to develop a Cambria Suites hotel.
The proposed hotel is programmed to have 175 guest suites, a 8,738 square foot Conference Center
containing 5,079 sf of meeting space, restaurant and bar, fitness center, and pool. The restaurant/ bar
operation will consist of approximately 2,700 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 920 sf kitchen is positioned in the
floor plan to efficiently service the dining area as well as to service the meeting rooms. In addition the
hotel courtyard will be well appointed for both a relaxing and vibrant atmosphere with a pool, fireplace
and periodic live entertainment.
Hotel hours of operation:
- Food Service / Restaurant typically opens at 6:00am and closes no later than 11:00pm, 7 days a
week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon-Sat; typically opens
at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 7 days a week.
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
- Outdoor Speakers – sound system will be shut off no later than 12:00 am and any outdoor music
will be discontinued no later than 12:00 am, 7 days a week.
The proposed conference 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 meeting space will have a prominent
second entrance for access from the adjacent office buildings. The proposed ballroom is 4,116 square feet
and has a programmed capacity of 307. The ballroom will have a large conference patio that connects to
the pool area and fire pit. The room is divisible into three break-out rooms of approximately 1,350 square
feet each. The program also includes a break-out meeting room containing 456 square feet and has a
capacity of 27. The program also includes a board room containing 507 square feet and has a capacity of
14. Operationally the hotel will be able to host all size corporate events with activities, leisure, banquets,
break-out meetings, dining and lodging. For non-corporate or smaller events the facilities will be
available by reservation to rent the ballroom and meeting rooms.
Conference space hours of operation:
- Normal hours (corporate events) – 9:00am-9:00pm Mon-Sat/ 11:00am-7:00pm Sun
- Special event hours – 7:00am-2:00am Mon-Sat/ 11:00am-11:00pm Sun
Lot 1 Parking Analysis (Hotel):
Parking as shown on the plan includes 211 spaces within Lot 1 and 495 spaces within Lot 2-5 for a total
of 706 spaces. Required parking for Lot 1 per the City of Southlake ordinance was calculated as follows:
- 175 rooms @ 1 per room = 175 spaces
- Additional provided for accessory uses = 36 spaces
- Bar/ Restaurant (accessory use to the hotel) @ 1/100sf X approx.. 2,700sf = 28 spaces (25% of
spaces required are additional to the hotel use = 7 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 348 seats = 116 required spaces from
occupant load calcs; 25% of spaces required are additional to the hotel use = 116 X .25 = 29
spaces. The balance 75% is accessory to the hotel and no additional spaces to those allocated to
guestrooms are proposed)
-Total spaces required = 175 + 7 + 29 = 211
Lot 2R (Site Plan Application)
District 114 at Kimball Park
Summary:
The final, critical component of Kimball Park will be District 114 at Kimball Park, a 94,650 SF, 3
and 4 story, mixed-use building at the entrance to Kimball Park on State Highway 114. Originally
entitled in 2014 as a 10,000 SF stand-alone restaurant on 1.55 acres, the recent acquisition of an
adjacent parcel (currently home to Lake Cities Animal Clinic) now makes the development of
District 114 at Kimball Park possible. The re-platting of these two parcels into a single, 3.301-acre
lot fronting both Kimball Park’s main drive and State Highway 114 will significantly enhance the
Kimball Park development and provide a dramatic statement to visitors entering from State
Highway 114.
Total:
94,650 SF
910 S. Kimball Avenue ● Southlake, Texas 76092
817.328.3200 ● FAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
3.301 Acres
3 Stories (fronting SH 114)
4 Stories (fronting internal to Kimball Park)
First Floor: 26,900 sf
2nd and 3rd Floors: 29,400 SF each
4th Floor: 8,950 sf
Mixed uses:
33,650 SF of Class “A” Office
16,265 SF of restaurant
7,966 SF of retail space
7,769 SF common area lobby
29,000 SF medical office
Maximum Building height 75 feet
Lot 2R Parking Analysis:
Required parking for Lot 2R per the City of Southlake ordinance was calculated as follows:
Restaurant @ 1/100sf X 16,265 sf = 163 spaces
Office: 8 spaces per 1st 1,000 sf + @ 1/300sf X 32,650sf = 117 spaces
Lobby @ 1/1000sf x 7,769sf = 8 spaces
Retail @ 1/200 sf x 7,966sf = 40 spaces
Medical office @ 1/150 sf X 29,000 = 193 spaces
Total required: 521 spaces
Parking Provided:
3 story Parking Garage with 300 spaces
48 surface parking spaces
Total: 348 spaces including 9 accessible spaces.
Shared Parking Agreement for all Kimball Park lots
Outdoor Park/Patio
The hardscape area will be designed in the shape of the State of Texas.
Proposed Fountain in the outline of the Gulf of Mexico.
Structural Retaining walls where necessary to provide topography to “hide” surface parking.
Wrought-iron fencing to ensure safety and security of guests.
Exterior Design:
Metal panels and other materials that do not comply with masonry requirements are permitted. Allow the
exposed columns as shown if they will not comply with the masonry requirements in Section 43.09.c.1.e.
The exterior finish materials of the building include brick, stucco, metal and glass. The buildings will be
all brick on the street south, east and west facing facades. The stucco/plaster/concrete with paint would be
mostly used on the garage touching facades. The back inside of the “L” shape. Two colors will be
utilized: a medium taupe for the lower portions of the walls and a light tan for the upper floor. A
perforated metal screen shall be provided on the garage which will complement the structure and will be
included on the north side of the parking garage.
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Lot 4 (Estimated completion in 2019)
Concept plan proposes the development of a restaurant/ coffee-shop with drive-thru.
x Concept plan is intended to show scale of what can fit on the proposed lot in accordance with the
Comprehensive Zoning Ordinance. Site data for what is shown in the concept consists of a single
story 4,500sf footprint and 52 parking spaces. Also shown is a dedicated drive-thru lane.
x Any restaurant use will exclude fast-food franchises.
x Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
Lot 5 (Completed in 2018)
Concept plan proposes the development of a restaurant/ retail building.
x Concept plan is intended to show scale of what can fit on the proposed lot in accordance with the
Comprehensive Zoning Ordinance. Site data for what is shown in the concept consists of a single
story 9,222sf footprint and 54 parking spaces.Also shown is ample space for outdoor dining and
plaza space.
x Development is conceptually proposed to be a multi-tenant structure with uses relative to
restaurant, retail and/or health and well-being. Possible health and well-being uses could consist
of massage therapy, fitness, spa and health related products and services.
x Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
x 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
Phasing Intent
Lots 1, 3, and 5 have already been developed and are fully completed. It is the intent of the developer to
move forward with construction documents for the mixed-use building on Lot 2R immediately upon Site
Plan approval from Council. The entirety of all elements shown on Lot 2R will be part of the
construction package and bidding. It is anticipated Lot 4 will be developed soon after construction begins
on Lot 2R.
Lot 2R Parking Analysis (Mixed Use):
Parking as shown on the plan includes 348 spaces within Lot 2R and 762 spaces within Lots 1, 3, 4 and 5
for a total of 1,110 spaces. Required parking for Lot 2R per the City of Southlake ordinance was
calculated as follows:
- Restaurant @ 1/100sf X 16,265 sf = 163 spaces
- Office: 8 spaces per 1st 1,000 sf + @ 1/300sf X 32,650sf = 117 spaces
- Lobby @ 1/1000sf x 7,769sf = 8 spaces
- Retail @ 1/200 sf x 7,966sf = 40 spaces
- Medical office @ 1/150 sf X 29,000 = 193 spaces
Total Required = 521 spaces
Lot 2R Total = 348 provided spaces
910 S. Kimball Avenue Ɣ6RXWKODNH7H[DV
817.328.3200 ƔFAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
We request the zoning change and site plan submittal be placed on the City Council meeting agenda for
approval. Thank you for your time and consideration regarding this project.
Sincerely,
Adams – Engineering and Development Consultants
G. Robert Adams, PE, CPESC
President/CEO