PZ Item 12 - Life Time Cover Letterkimley-horn.com 6160 Warren Parkway, Suite 210, Frisco, TX 75034 972 335 3580
December 31, 2019
City of Southlake Planning Department
1400 Main Street #310
Southlake, Texas 76092
RE:Cover Letter for Proposed Life Time – ZA19-0072
Attached, please find the Zoning and Site Plan Submittal for Life Time – Southlake project.
The subject property, described as Tract 1F, James J. West Survey Abstract No. 1620, City of
Southlake, Tarrant County, Texas, is a 25.914-acre property located at the Southeast corner of SH 114
and Dove Road. The current zoning under Ord 480-220A is “SP-2 Generalized Site Plan”. The purpose
of this request is for a zoning change and Concept Plan/Site Plan approval, with the zoning being
changed to S-P-2. Attached exhibits and narrative below are to aid in intent of zoning request.
History:
The original zoning of this property, S-P-2 Generalized Site Plan, Ord 480-220 was amended and
approved as S-P-2 Generalized Site Plan, Ord 840-220A on May 1st 2018. The subject tract currently
remained vacant and unplatted.
Southlake 2030 Plan: Consolidated Future Land Use Plan/Southlake 2035 SH 114 Corridor
Plan
The 2030 future land use designation for this site is “Mixed-Use”. The purpose is 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. Per the LU1 recommendations of the Southlake
2035 SH 114 Corridor Plan,
1) The proposed zoning allows the subject tract to retain the existing underlying mixed-used land
use designation.
2) Development has been sensitive to the existing tree cover by:
a. Reducing the footprint of the proposed Life Time Athletic Club to a new prototype,
which will reduce the limits of disturbance.
b. The applicant has provided a traffic parking study to determine what is the required
parking count to serve their use based on existing clubs. See attached memo. This
study allows the development to reduce its parking count by half, which the City has
reviewed and has no further comments on. Reduction of parking significantly reduces
the development’s limit of disturbance.
c. Along the entrance of SH 114, an open space area is provided to preserve existing
mature trees. Additionally, to the north of the entrance, a retaining wall is proposed to
preserve existing trees east of the detentin pond.
d. Landscape islands are provide along the southern property line to preserve existing
mature trees, specifically a 35” Oak tree.
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kimley-horn.com 6160 Warren Parkway, Suite 210, Frisco, TX 75034 972 335 3580
e. Design grades of the site are intended to allow the topography to tie back into existing
as soon as possible, while maitaining resonable, non-erosive grades along the north
property line. It is the intent of the applicant to allow felxibility with cross-access, both
vehicular and pedestrian, with the future development of Parcel A1. Consequently,
retaining walls are not proposed along the north proeprty line of Parcel A2.
3) Any development should be walkable and pedestrian friendly.
a. To allow for a cohesive development that will be pedestrian friendly, Per Exhibit B,
sidewalk is to be built from the front door of the Life Time building to Kirkwood Blvd
ROW sidewalk. Additionally, sidewalk will be built along the front of proposed building,
north to future development of Parcel A1. Per Exhibit B, a 5’ pedestrian path is also
proposed along the north property line for further pedestrian connectivity.
4) LU15 of SH 114 Corridor Land Use Plan discourages surface parking along SH 114.
a. To accommodate the vision of LU15, the applicant invested in a traffic parking study to
determine the practical and necessary parking count required to serve the use based
on existing clubs. See attached memo. This study demonstrates that the actual parking
need is approximately half the parking count required by code, which the City has
reviewed and has no further comments on.
Mobility and Master Thoroughfare Plan
Tract 1F is bounded by W. State Highway 114 to the west, Dove Rd to the North and the future
alignment of Kirkwood Blvd to the East. The Master Thoroughfare Plan shows Kirkwood Blvd to be a
four-lane divided arterial with 100’ of Right-of-Way, 50’ of the ROW being on Tract 1F and the other 50’
being on the proposed Metairie Development, being Tract 1. The developer of Tract 1F is responsible
for dedicating 50’ of Right-of-Way on the Final Plat and constructing one-half (1/2) of the required street
section, along the entire length of Tract 1F East property line, according to City of Southlake Standards
with the proposed development of Parcel A2, as shown on Exhibit B.