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Item 6E (2) • Adams March 4, 2014 Kimball Park Proposed Permitted Uses and Development Regulations for "S -P -2" Zoning Permitted Uses: This property is divided into six lots. Lot 1, consisting of 3.59 acres, 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 2, 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 8,380 square feet of meeting and support space Lot 2, 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 (excludes fast food) • Retail • Health & Well Being businesses (massage therapy, fitness, health related products) • Spa Lot 3: "0-2" Office District uses to also include: • Multi -story office buildings up to 4 above grade floors with grade level floor used for parking. • Allow for initial or future parking deck to meet additional parking demands with a parking ratio of 4 spaces per 1000sf. 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 2, 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 facade, an overuse of building articulations will distract from a more stream -lined architectural intent. For this reason, articulation will be as shown on 910 S. Kimball Avenue • Southlake. Texas 76092 817.328.3200 • FAX 817.328.3299 TBPE Reg. No. F -1002; www.adams- engineering.com Adams the architectural site plan, conceptual floor plans, and exterior elevations. Articulation will be dimensioned on the floor plans for clarity. • 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 • Stacking depths at both the Kimball and Hwy 114 entrance allowed by approval of the attached Variance Request letter. • 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 %. Use and Operation The project overview entails a hotel and office development with an out parcel 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 1 Site Plan. Lot 1 (Site Plan Application) Site plan proposes a 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 (table indicating unit mix and square footages is at the end of this narrative) • Ballroom with partitions for a capacity of 264 people • Administrative office space • Retail sundry space • Conference Center containing 5,100 square feet of meeting space • Business Center • 1,995sf 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 910 S. Kimball Avenue • Southlake, Texas 76092 817.328.3200 • FAX 817.328.3299 TBPEReg. No. F -1002, www.adams- engineering.com Adams Exterior Design of the Proposed Cambria Suites Hotel The proposed hotel is four (4) stories in height and totals approximately 118,315 square feet. The footprint of the building is approximately 31,840 square feet, and is 47' -5" to the top of the primary parapet and 59' -3" 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 double 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 metal 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 8,380 square foot Conference Center containing 5,100sf of meeting space, restaurant and bar, fitness center, and pool. The restaurant/ bar operation will consist of a 1,900sf 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 1,200sf 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:OOam 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 4,320 square feet and has a programmed capacity of 264. 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 1,440 square feet each. The program also includes a break -out meeting room containing 468 square feet and has a capacity of 32. The program also includes a board room containing 288 square feet and has a capacity of 10. Operationally the hotel will be able to host all size corporate events with activities, leisure, banquets, break -out 910 S. Kimball Avenue • Southlake. Texas 76092 817.328.3200 • FAX 817.328.3299 TBPFReg. No F- 1002, www.adarns- engineering. corn Adams 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:OOpm Mon -Sat/ 11:OOam- 7:OOpm Sun - Special event hours — 7:OOam- 2:OOam Mon -Sat/ 11:00am- 11:OOpm Sun Lot 2 Concept plan proposes an out - parcel lot for a restaurant. • Concept plan is intended to show scale of what can fit on the out - parcel in accordance with the Comprehensive Zoning Ordinance and the SH 114 Corridor overlay. Site data for what is shown in the concept consists of a single story 10,000sf footprint and 63 parking spaces. Also shown is an outdoor waiting area with bar service. • Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning Ordinance and the SH 114 Corridor Overlay but should generally conform to the concept plan. • Development will be a restaurant. • 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. • Restaurant will have the ability to include an outdoor waiting area with bar service and limited seating. • A 15 X 25 sign easement as shown on the site plan will run with the sale of the property. • The fire lane illustrated along the Lot 2 boundary line and access point to the main entry drive will remain as shown on the Site Plan. Lot 3 Concept plan proposes the development of a three -story office development that could develop as a four - story structure with parking on the ground level or have a parking deck to facilitate future parking demands. • Concept plan is intended to show scale of what can fit on the proposed lot with structure and parking in accordance with the Comprehensive Zoning Ordinance. Site data for what is shown in the concept consists of a three story office building with a 32,000 footprint for a total of 96,000sf and 326 parking spaces. • 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 4 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. Lot 5 Concept plan proposes the development of a restaurant/ retail building. 910 S. Kimball Avenue • Southlake, Texas 76092 817.328.3200 • FAX 817.328.3299 TBPE Reg. No. F -1002; www.adams- engineering.com Adams • 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. Phasing Intent Phasing Intent It is the intent of the developer to move forward with construction documents for the hotel immediately upon Site Plan approval from Council. The entirety of all elements shown on Lot 1 will be part of the construction package and bidding as will the primary drive aisle loop from Hwy 114 to Kimball Ave and the POA lot which includes the detention. The fire lane that is split by the Lot 2 boundary and Lot 3 boundary will be built as well. Lots 2 -5 will come on -line as each lot is put under contract. It is unknown at this time what the order of take -down will be. 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 1900sf = 19 spaces (25% of spaces required are additional to the hotel use = 5 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 306 seats = 102 required spaces (assumes 15sf per person @ 5,400 sf); 25% of spaces required are additional to the hotel use = 102 X .25 = 26 spaces. The balance 75% is accessory to the hotel and no additional spaces to those allocated to guestrooms are proposed) - Total spaces required = 175 + 5 + 26 = 206 Lot 1 Total = 211 provided spaces 910 S. Kimball Avenue • Southlake, Texas 76092 817.328.3200 • FAX 817.328.3299 TBPEReg. No. F -1002: www.adams- engineering. corn