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 Corridor 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).
Summary of Meetings (Continued)
•November 17,2020;Tabled by City Council at 1st Reading to the December 1,2020 meeting.
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?
West Elevation (P&Z)
6-stories
±80’ overall height
±72’ primary parapet height
East Elevation (P&Z)
South Elevation (P&Z)
SH 114 Frontage Rd. Plan
•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.
•Ensure future development in this area includes primary access to and from S.H.114 frontage road.
Metrics:
•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 SH 114 north of Dove Rd.and ensure primary access is
provided to the SH 114 frontage road.
SH 114 Corridor Plan
Mobility Recommendations
2030 Mobility Master Plan
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.
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.
2030 Mobility Master Plan
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.
•Introduce more unique,independent restaurants to the Southlake market.
•Complete a culinary hub action plan that provides a vision and direction
and includes an action plan to attract and grow desired restaurants.
•Evaluate the existing multi-tenant garden office market supply/demand
and establish land use policies based on the results.
•Provide an alternative mode of transportation with stops at key locations in
the City.
2035 Economic Development Master Plan