Item 6E - SUP RequestProposed Ordinance 480-657d
Kimball Park Lot 5 (S -P-2 Zoning Change Submittal)
S -P-2 Regulations
Proposed Permitted Uses and Development Regulations for "S -P-2" Zoning
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.
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 "0-2" 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:
• Restaurant and bar which are accessed from an interior lobby
• 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
• 3 -story (4 level) parking garage
• Valet Parking permitted
• Outdoor Sales permitted in State of Texas park area (with approved Special Use Permit)
Lots 4 & 5: "C-2" Local Retail Commercial District uses limited to:
• Restaurant (Bar is a permitted accessory use)
• Coffee Shop/ Restaurant with Drive-Thru Service on Lot 4 only (excludes fast food)
• Retail
• Health & Well Being businesses (massage therapy, fitness, health related products)
• Spa
• Adding Corporate Office with associated events and internal showroom/gallery leor displays
• Corporate Office to utilize patio space, as extension of showroom for public./private events
• llequestin SLIP for Artful Living 1v edrr° -1() year lease with 5 year ext, for entire bldg.
Lot 3. "0-2" Office District uses to also include:
• Multi -story office buildings up to 4 above grade floors.
• 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.
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 "0-2" Office District for Lot 3 and all other applicable
regulations 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.
To facilitate a contiguous development, buffer yards will not be required along internal boundary lines.
Given the long runs along portions of the fagade, 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
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clarity. This applies to the Cambria Hotel and the Four -Story office building and 4 -story Mixed Use
building (Lot 2R).
Delivery to the property will be scheduled and limited to occur between the hours of 7:OOam — 7:OOpm daily
and trash pick-up will be limited to occur between the hours of 7:OOam — 7:OOpm Monday — Saturday (must
conform to the Contract for Residential and Commercial Refuse and Collection).
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.
Loading zones are positioned within each lot as shown on plan and in the site data summary chart.
As in internalized development with a shared common access easement and parking 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
For Lot 2R, the south, north and west bufferyards/landscape requirements are permitted as shown on the
Site/Landscape Plan. The east bufferyard is not required.
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%.
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.
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 (Lot 3).
Use and Operation
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 1 (Completed in 2016)
Cambria Suites `all -suites' hotel with an upscale rating according to Smith Travel Research. Indoor services/ uses to
include:
Restaurant with lounge
Bar with on-site alcohol consumption
175 guest suites
Ballroom with partitions for a capacity of approximately 307 people
Administrative office space
Retail sundry space
8,738 sf Conference Center that contains 5,079 sf of meeting space
Business Center
1,061 sf Fitness Center
Proposed outdoor services/ uses to include (it should be noted that all patios are interconnected):
Patio containing leisure area with pool,
Patio containing fire pit and dining
Roll-out bar service
Patio for Conference Center spill out
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
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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 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:OOam and closes no later than 11:OOpm, 7 days a week.
- Bar Service typically opens at 10:00am and closes no later than 2:OOam Mon -Sat; typically opens at
11:OOam and closes no later than 2:OOam on Sunday.
- Live Music will end no later than 12:OOam, 7 days a week.
- 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:OOam-9:OOpm Mon -Sat/ 11:OOam-7:OOpm Sun
- Special event hours — 7:OOam-2:OOam Mon -Sat/ 1 I:00am-11:00pm Sun
Lot 1 Parking Analysis (Hotel):
Parking as shown on the plan includes 209 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
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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
Total spaces constructed = 209*
*During construction of the hotel, it was determined (in consultation with city staff) the removal of two spaces adjacent to the
development's traffic circle was appropriate due to a potential traffic safety hazard
Lot 2R (Site Plan Application) for District 114 at Kimball Park
Summary:
The final 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
- 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 41'' 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 was determined per the parking demand calculations in the parking analysis prepared
by Halff Associates, Inc (see chart provided by Halff).
Parking Required: 348 spaces
Parking Provided: 348 spaces including 9 accessible spaces.
- 3 story Parking Garage with 300 spaces
- 48 surface parking 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 with a proposed fountain in the outline of the
Gulf of Mexico. An as -yet -designed art/monument and pedestal will be located in the center of park/patio. Structural
Retaining walls where necessary to provide topography to "hide" surface parking. Wrought -iron fencing to ensure
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safety and security of guests. 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 (same as Lot 3 approved in 2016)
4th Floor Patio
The patio on the northeast side of the fourth floor will be used primarily by the tenants of the building and visitors to
District 114 allowing for better viewing of the State of Texas park. The patio will also be used by civic groups and
organizations desiring to rent the patio space for small functions (e.g. awards ceremonies, celebrations, team
functions, etc.)
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. Le.
The exterior finish materials of the building include brick, stucco, elastomerie coating, and glass. The building will
be primarily brick on the south, east and west facing facades. The stucco/concrete with an elastomerie coating will
be used primarily on the garage touching facades and mechanical equipment screening. For the inside of the "L"
shape of the garage, a light "greige" color will be utilized. A perforated metal screen will be attached to the
northwest corner of the garage to provide additional screening.
Valet Parking:
Valet Parking is allowed at two locations — the north entry (adjacent to State of Texas park) and south entry
(adjacent to the main entrance to the building. Any vehicles valet -parked in the garage will access through the
Cherry Lane entrance on the west side of the parking garage.
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.
Four story office totaling 116,484sf
Leasable space 108,798 sf
Single level parking deck
Exterior Design of 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.
Case # ZA20-0016
Lot 4 (Estimated completion in 2019)
Concept plan proposes the development of a restaurant/ coffee -shop with drive-thru.
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.
Any restaurant use will exclude fast-food franchises.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning Ordinance
but should generally conform to the concept plan.
Total spaces to be constructed = 50
Lot 5 (Completed in 2018)
Concept plan proposes the development of a restaurant/ retail building.
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.
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.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning Ordinance
but should generally conform to the concept plan.
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.
Total spaces constructed = 52
There are no changes to the existing building or site Malan with the addition of corporate office with
associated events and internal showroom/gallery for displays, All previous conditions of approval remain
las effect.
"Cogsorat:e office with aassoci<ated events and internal showroom gallery for displays use, will park at the
existing ratio for Lot 5, Kimball Park requiring 52 spaces",
Kimball Park Overall Parking Analysis (Mixed Use)
Parking as shown on the updated Kimball Park site plan includes 348 spaces on Lot 2R and 760 spaces within Lots
1, 3, 4 and 5 for a total of 1,106 spaces.
- Lot 1
209 spaces
- Lot 2R
348 spaces
- Lot 3
447 spaces
- Lot 4
50 spaces
- Lot 5
52 spaces
Case # ZA20-0016