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Item 7A - PresentationZoning Change and Concept/Site Plan Creekside Point Item 7A ZA18-006 Owner:Wilks Southlake Development,LLC Applicant:Brown Company Partners,LLC Request:Approval of a Zoning Change (S-P-2)and Concept/Site plan for Creekside Point (formerly Southwest Meadows),which includes a 6-story full-service hotel with 145 rooms and one (1)outparcel lot with an approximately 9,000 square foot restaurant. 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 Aerial View Sabre Aerial View Google Street View Google Street View Google Street View Google Street View Google Street View 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.Typically,the Mixed Use designation is intended for medium-to higher-intensity office buildings,hotels,commercial activities,retail centers,and residential uses.Nuisance-free,wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses.Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public,Low Density Residential,Medium Density Residential,Retail Commercial,and Office Commercial categories 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. Tree Conservation Plan Topography Survey Summary of Meetings •October 4,2017;2035 Corridor Planning Committee •December 12,2017;SPIN meeting •April 5,2018;Tabled at P&Z Commission •April 19,2018;Tabled at P&Z Commission •May 17,2018;Tabled at P&Z Commission •June 7,2018;Approved by P&Z Commission (5-1) •June 19,2018;Tabled at 1st reading at City Council to the September 4,2018 meeting and remanded back to the 2035 Corrridor Planning Committee •August 2,2018;2035 Corridor Planning Committee Summary of Meetings (Continued) •September 4, 2018; Tabled at 1st Reading to the October 2, 2018 meeting. •October 2, 2018; Tabled at 1st Reading to the November 6, 2018 meeting. •November 6, 2018; Tabled at 1st Reading to the January 15, 2019 meeting. •January 15, 2019; Tabled indefinitely. •January 29, 2020; 2035 Corridor Planning Committee •April 28, 2020; SPIN meeting •October 6, 2020; City Council remanded the item back to the Planning and Zoning Commission meeting to be considered at their October 22, 2020 meeting. Summary of Meetings (Continued) •October 22,2020;Tabled by the P&Z Commission to the November 5,2020 meeting.. •November 5,2020;The following motion to approve failed (2-4)with Kubiak,Forman,Dyche, and Springer voting to deny. Approve the item subject to the staff report dated October 30,2020,further subject to the Concept/Site Plan Review Summary No.10,dated October 16,2020,specifically approving the three variances requested and noting the applicant’s willingness and agreement that the outparcels will only allow for sit-down restaurants,noting the applicant’s willingness to clean up the renderings,provide more accurate renderings with respect to colors,details,some of the features and additional views,noting the applicant’s willingness to evaluate and maybe identify dumpster locations for the two outparcels and also noting the applicant’s willingness to evaluate parking spots,especially near access points. November 5,2020;Motion to deny carried (4-2)(Kubiak,Forman,Dyche,Springer voted in favor of denial). Southwest Meadows 6/19/18 City Council Southwest Meadows 6/19/18 City Council Southwest Meadows Concept Plan 6/19/18 City Council Southwest Meadows 6/19/18 City Council Perspective Rendering Hotel Rendering Creekside Point Concept Plan (P&Z) November 5, 2020 P&Z Commission November 5,2020:A motion to deny the item carried (4-2).A summary of the issues and concerns discussed by the P&Z Commission is below. P&Z Commission P&Z Commission Issues/Concerns Applicant’s Response Consider reducing the density (one less floor on hotel,reduce number or area(s)of pad sites,reduce parking)to preserve more trees and topography and to create a pedestrian linked environment with more usable green space. An outparcel lot that showed a 3,500 sq.ft.building has been removed and the floor area of the restaurant on the remaining pad site has been reduced from 11,000 sq.ft.to 9,000 sq.ft.The hotel is unchanged. Buffer the view of parking from SH 114 with trees,landscaping,berms, naturally covered parking,etc. Additional trees were added to the Landscape Concept Plan prior to the November 5, 2020 meeting. The plans do not comply with the 2035 Comprehensive Land Use Plan Mixed Use recommendations for open space. The outparcel lot with the smaller building has been removed to increase the open space. Add articulation to right side of the front façade.No changes. Limit outparcel uses to sit-down restaurant only.The remaining outparcel lot is limited to restaurant uses with a bar as an accessory use. Consider screening or relocation of roof top units on the restaurant and first floor hotel uses that will be visible from hotel rooms above. The HVAC units will be located on the side of the building, if possible, and the vents and ductwork that are roof-mounted will be painted black or another color to minimize the impact. Remove parking spaces at both entrances to provide additional stacking.Parking spaces have been removed near the entrance from S.H. 114. Consider corner entry sign design.The applicant is willing to work with the City on the design. Revised Creekside Point Concept Plan Lot 3 building removed 3,500 sq. ft. Building area reduced from 11,000 to 9,000 square feet Landscape Concept Plan (10/22/20) 10/22/20 P&Z Landscape Concept Plan Comparison 11/05/20 P&Z10/22/20 P&Z Revised Landscape Concept Plan Lot 3 removed Revised Landscape Plan 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 30’on the S.H.114 driveway and approximately 49’on the Kirkwood Blvd.driveway. 2)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 a right turn lane into the property driveway on Kirkwood Blvd. 3)A variance Landscape Ordinance No.544,as amended,is requested to allow the interior and parking lot landscaping as shown on the plans. Variance Requests Tree Conservation Plan Pedestrian Access Plan 8’ multi-use trail 5’ sidewalk Construction Phase I Plan (Hotel) Site Plan Lot 1 West Elevation 6-stories ±80’ overall height ±72’ primary parapet height East Elevation South Elevation North Elevation North Outparcel Building South Outparcel Building (Removed) “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 Lot 2 & 3: “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) * Removed since 11/5/20 P&Z Commission “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 Lot 2 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.Off-site employee parking proposed through shared 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. •Impervious coverage will vary to allow for an overall impervious area of 80%(70%shown). •Tree removal to be as shown on plan. •Bufferyards will not be required along internal boundary lines. •Parking allowed in bufferyards as shown. •Drive-thru lanes will not be permitted on the site. Hotel Details Full-service hotel. Indoor services/uses to include: •Restaurant with lounge (4,500 sq. ft. shown) •Bar with on-site alcohol consumption •145 guest suites (350 -520 sf) •Meeting space for a capacity of approximately 500 (4,500 sq. ft. shown) •Administrative office space •Retail sundry space •Business center •Approximately 600 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 three break- out rooms of approximately 1,000 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. Hotel Comparison Embassy Suites–6 stories and 145 rooms Hilton Hotel–5 stories and 248 rooms Cambria Hotel–4 stories and 175 roomsWestin Hotel–6 stories and 261 rooms Delta Hotel–6 stories and 240 rooms Hilton Hotel–5 stories and 248 rooms Hotel Comparison Delta Hotel –6 stories and 240 rooms Overall height 82’ -Parapet height 73’ Embassy Suites–6 stories and 145 rooms Overall height 82’ -Parapet height 71’ Cambria Hotel –4 stories and 175 rooms Overall height 59’ -Parapet height 51’ Westin Hotel –6 stories and 261 rooms Overall height 76’ -Parapet height 65’ Westin Cambria Hilton Delta Embassy Suites Number of Rooms 261 175 248 240 (±5%)145 Min. Room Size 351 355 425 (avg. standard room size) 325 (±5%)350 Min. Meeting Space 22,000 5,079 19,000 7,100 (±5%)4,500 Rest./Bar 13,000 2,700 5,400 6,500 (±5%)4,500 Fitness Center 2,000 1,061 800 700 (±5%)600 Hotel Comparison Parking Analysis (DeShazo) Parking Analysis Comparison Embassy Suites (Hotel only) Creekside Point (Total) City Required S-P-2 DeShazo DeShazo (emp. off-site)City Required S-P-2 DeShazo DeShazo (emp. off-site) Hotel 145 80 67 145 80 67 Restaurant 45 27 19 190 201 156 Conference Room 42 31 31 42 31 31 Parking Required 232 154 138 117 377 312 254 Parking Provided 154*260** % Reduction % Reduction 33.62%40.52%49.57%31.03%17.24%32.63% * 120 spaces on Lot 1 + 34 spaces off-site = 154 spaces provide in Phase 1 ** 260 spaces on-site with employees parked off-site in Solana Parking Analysis Comparison # of Rooms Restaurant/Bar (square feet) Conference Center (square feet/seats) Required Parking (per Ordinance) Required Parking (per Analysis) Parking Spaces Provided Cambria 175 2,700 5,079 348 seats Hotel -175 Rest/Bar -27 Conf –116 Total -318 Hotel –175 Rest/Bar –7 Conf –29 Total –211 211 Westin 253 14,464 Min 22,000 (# of seats not specified) Hotel -253 Rest/Bar -145 Conf –220 Total -618 418 418 Delta 240 7,476 290 seats 7,000 540 seats Hotel -240 Rest/Bar -96 Conf –180 Total -516 Hotel -209 Rest/Bar -49 Conf –45 Total -303 364 Phase 1 (16 off-site) Embassy Suites 145 4,500 4,500 125 seats Hotel -145 Rest/Bar -45 Conf –42 Total -232 Hotel –80 (67)* Rest/Bar -27 (19)* Conf –31 (31)* Total –138 (117)* 154 Phase 1 (34 off-site) * (#) = peak parking demand with off-site employee parking in Solana 1st Floor Plan Typical Guest Floor Plan Questions?