Item 7CCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
May 12, 2015
CASE NO: ZA15-032
PROJECT: Zoning Change & Site Plan for Kimball Park (Cambria Hotel and Suites)
EXECUTIVE
SUMMARY: Fillmore Hospitality is requesting approval of a Zoning Change and Site Plan from S-P-
2 Generalized Site Plan District to S-P-2 Generalized Site Plan District for Cambria
Hotel and Suites at Kimball Park on property described as Tracts 3A1A and 3A2A,
Thomas Mahan Survey, Abstract No. 1049, City of Southlake, Tarrant County, Texas
and located at 400 and 470 N. Kimball Ave., Southlake, Texas. Current Zoning: S-P-2
Generalized Site Plan District. Requested Zoning: S-P-2 Generalized Site Plan District.
SPIN Neighborhood # 4.
REQUEST
DETAILS: The applicant it requesting approval of a Zoning Change and Site Plan from S-P-2
Generalized Site Plan District to S-P-2 Generalized Site Plan District for the Cambria
Hotel and Suites at Kimball Park to revise the previously approved Zoning and Site
Plan primarily with regard to the exterior elevations, building footprint and the layout of
the ground floor and pool area. Some minor changes to the parking lot landscape
islands are also proposed.
A Site Plan for the Cambria Hotel and Suites was approved March 4, 2014 in
conjunction with a Zoning Change and Concept Plan for the Kimball Park development,
which includes the four-story, 175 room Cambria Hotel and Suites, a three-story,
96,000 square foot office building, restaurant, coffee shop and retail uses, and one
open space lot on approximately 15.5 acres. No changes are proposed to the
remainder of the Kimball Park development. The only changes proposed are to Lot 1 of
the development, which is the hotel site.
A summary of the proposed changes is below:
• The floor area of the hotel is 111,897 square feet instead of 118,315 square
feet.
• The windows are reconfigured with louvers added for VTAC units.
• The entry tower feature is squared off with the east and south facades instead
of being angled.
• An accent band of brick and metal above the first floor has been removed.
• The canopy at the hotel entrance is a clear polycarbonate clad canopy instead
of a metal clad canopy.
• The height of the hotel lobby is a single height instead of a double height.
Case No.
ZA15-032
• The height of the primary parapet is 51'-0" instead of 47'-5" and the height to
the top of the tower structure is 59'-4" instead of 59'-3".
• The layout of the ground floor and pool area have been reconfigured (please
see the chart below with the area comparisons).
• Required parking for the hotel is 211 spaces instead of 206 spaces due to the
increase in meeting space.
• Some of the parking lot landscaping on the west side of the hotel has been
revised and the dumpster enclosure has been squared off with the property
line.
A summary of the changes to the ground floor and patio/pool areas by use is below:
Use
Previously approved S-P-2 (s.f.)
Proposed S-P-2 (s.f.)
Building Footprint
31,840
29,514
Conference Center
8,380
8,738
Dining/Lounge Space
1,900
2,700
Total Meeting Space
Ballroom
Board Room
Break -Out Meeting
5,076
4,320
288
468
5,079
4,116
507
456
Fitness Center
1,995
1,061
Kitchen
1,200
920
Patio/Pool Area
6,250
8,250
Pool Area
452
469
The Planning and Zoning Commission recommended approval of the item at their
April 23, 2015 meeting with the following stipulations:
P & Z Motion
Applicant's Response
Meet with Commissioner Springer to explore
The applicant's engineer is meeting with
alternate options to the louver window issue
Commissioner Springer.
and cooling towers.
Prepare renderings of the lobby showing the
Renderings of the two lobby heights are
approved two story height versus the twelve
being prepared and they will be presented
foot height that is being proposed.
at the May 19t" Council meeting.
Match the proposed canopy at the front of the
Revised renderings of the proposed canopy
hotel with the canopy at the conference center
at the conference center entrance have
entrance.
been submitted and are included in the
packet binder.
ACTION NEEDED: Consider 1st reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A)
Background Information
(B)
Vicinity Map
(C)
SPIN Meeting Reports dated April 28, 2015 and January 6, 2014
(D)
Plans and Support Information — Link to PowerPoint Presentation
(E)
Site Plan Review Summary No. 1, dated April 16, 2015
(F)
Surrounding Property Owners Map and Responses
(G)
Ordinance No. 480-657a
(H)
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker
Richard Schell
(817) 748-8067
(817) 748-8602
Case No.
ZA15-032
BACKGROUND INFORMATION
OWNER/APPLICANT: Fillmore Hospitality
PROPERTY
DESCRIPTION: Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No. 1049
wetkIBIL ��*•7el1*1•1:v •►TA1EwgILI=
CURRENT ZONING: "S-P-2" Generalized Site Plan District
REQUESTED ZONING: "S-P-2" Generalized Site Plan District
HISTORY: - A Zoning Change and Concept/Site Plan (ZA12-067) from 1-1" Light Industrial
District to "S-P-2" Generalized Site Plan District for Victory Lane was approved
by City Council on September 4, 2012.
- A Zoning Change and Concept/Site Plan (ZA13-135) from ""S-P-2"
Generalized Site Plan District to "S-P-2" Generalized Site Plan District for
Kimball Park was approved by City Council on March 4, 2014.
- A Preliminary Plat (ZA13-136) for Kimball Park was approved by City Council
on March 4, 2014.
- A Final Plat for Kimball Park was approved by the Planning and Zoning
Commission on May 8, 2014.
TRANSPORTATION
ASSESSMENT: Traffic Impact
The trip generation calculations in the Traffic Impact Analysis that was
submitted for the Kimball Park development are not affected by the proposed
changes to the hotel, so an updated TIA is not required for this case.
TREE PRESERVATION: No changes to the approved Tree Conservation Plan are proposed with this
request.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting for the proposed changes is was held April 28, 2015. The
SPIN report for that meeting is attached in Attachment C of this report. A SPIN
meeting for the entire Kimball Park project was held January 6, 2014. A
summary of that meeting is also included in Attachment C.
PLANNING AND ZONING
COMMISSION ACTION: April 23, 2015; Approved (5-0) subject to Site Plan Review Summary No. 1,
dated April 16, 2015, subject to the staff report dated April 17, 2015, approving
each of the proposed changes as presented; noting for the record the
applicant's willingness to get with Commissioner Springer to explore alternate
options to the louver window issue and cooling towers; also noting the
applicant's willingness prior to coming to Council to prepare a rendering of the
entryway so they can see the difference between the approved two story height
versus the twelve foot height that is being proposed and also noting the
applicant's willingness to try to match the proposed entry feature at the front of
the hotel with the entry at the conference center entrance.
Case No. Attachment A
ZA15-032 Page 1
CITY COUNCIL ACTION: May 5, 2015; Tabled on consent (5-0) at 1st reading to the May 19, 2015
Council meeting.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 1, dated April 16, 2015. The
Planning and Zoning Commission and City Council motions from the original
approval are included below for reference:
Previous Planning and Zoning Commission motion:
January 9, 2014; Tabled to the January 23, 2014 P&Z meeting.
January 23, 2014; Tabled to the February 6, 2014 P&Z meeting.
February 6, 2014; Approved (5-0) subject to Revised Concept/Site Plan Review
Summary No. 2 and Staff Report dated January 31, 2014, approving the two
variances requested: 1) The driveways do not meet the minimum required
stacking depth of 150'. Approximately 17.6' of stacking depth is shown on the
N. Kimball Ave. driveway and 34.2' of stacking depth is shown on the S.H. 114
driveway and 2) Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. A variance is
requested to allow the lots to be configured as shown on the Concept Plan and
noting the applicants willingness to address the following: 1) the entrance to
the hotel on the southeast corner of the hotel, 2) the parking and landscaping
on the east side of the hotel 3) the design and layout of the retail/restaurant
component around the circle with the potential for patio space on the southern
side of the building as well as the northern side, 4) clarify renderings of the
hotel 5) refine the renderings to more closely resemble the materials
anticipated being used, 6) place the fountain in the renderings and 7) add
pedestrian access from the hotel to the green space on the southeast portion
of the lot.
Previous City Council motions:
February 18, 2014; Approved at 1st reading (6-1) subject to the following
stipulations: approval of requested variances —driveway stacking depth and
Subdivision Ordinance regarding the public and private street access that will
be configured as shown on the concept plan; concept plan review summary
No. 3, dated February 11, 2014; understanding that applicant must come
forward before the second reading with the following matters to be
appropriately detailed and discussed (1) detailed entry feature on front
southeast corner of the hotel, which may include fountains, landscape islands
and detailed renderings of such, (2) regarding Lot 6, a detailed landscape plan
showing how that can be incorporated with the federal requirements to not
disturb the floodway, (3) discussion of the property owners agreement and
how that may work regarding the project, (4) detailed floor plans, more
specifically the first floor and within that floor plan a detail of the outdoor public
spaces and how those will be incorporated into the hotel, (5) also regarding Lot
6, noting what can be manicured to the extent to provide for periodic
maintenance within the floodway in connection with Lot 6 landscape detail and
provide detailed plant material for entire project, and (6) detailed renderings for
convention center from the Kimball approach which would also include traffic
circle.
Case No. Attachment A
ZA15-032 Page 2
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following: revised
concept plan review summary No. 3, dated February 26, 2014; approving
requested variances —driveway and minimum required stacking and
Subdivision Ordinance 483, Section 8.01(A), as amended, which requires
every lot to be on a public or private street and as requested to allow the lots to
be configured as shown on the revised concept plan; also noting the
requirements under this motion are pursuant to: (1) the revised renderings that
were presented to Council this evening; (2) the Declaration of Covenants,
Restrictions, and easements (CCR) as presented to Council in the application
this evening; (3) the revised landscape plan presented to Council; (4) the
revised permitted uses, as presented from Adams Engineering in their letter
dated March 4, 2014, noting that the drive -through service will only be allowed
for Lot 4; (5) also noting the balance of the concept plan for the buildings that
are not included in this site plan approval that it is Council's expectation there
will be 100% masonry construction; (6) the permitted uses represented from
Adams Engineering that the food service hours of operations as noted in the
application that "they will close no later than 11:00 p.m." that it is Council's
intention to have wording that mentions that it will be "no earlier than 11:00
p.m.; (7) the office building in the concept plan will be a four story construction
and that additional parking will be presented on the first level underneath the
building; (8) and pursuant to the revised concept/site plan as presented this
evening.
Case No. Attachment A
ZA15-032 Page 3
Vicinity Map
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Case No.
ZA15-032
Attachment B
Page 1
JUSOUTHLAKE
SPIN MEETING REPORT
Case Number: ZA15-032
SPIN Item Number: SPIN2015-11
Project Name: Cambria Suites Hotel
SPIN Neighborhood: SPIN #4
Meeting Date: April 28, 2015
Meeting Location: 1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance: 21
Host: Sherry Berman, Community Engagement Committee
Applicant(s) Presenting: Kevin Schoolcraft, Fillmore Hospitality
City Staff Present: Jerod Potts, Planner I; Shannon Hamons, Director of Economic
Development and Tourism
City Staff Contact: Richard Schell, Principal Planner
Town Hall Forums can be viewed in their entirety by visiting hftp:/Avww.cityofsouthlake.com and clicking on "Learn More"
under Video On Demand; forums are listed under SPIN by meeting date.
FORUM SUMMARY
Property Situation:
Kimball Park (SH 114 and Kimball)
Development Details:
The Cambria was previously approved through Planning and Zoning and City Council
Presenter noted the drawings have been completed and submitted for permits, and staff
had identified some changes or modifications to what was previously approved, and
required the applicant to go through the P&Z and City Council process
Presenter mentioned they tried to maintain the original concept through the changes but
staff did note some changes. Some of the changes presented by the applicant from the
originally approved site plan and the item currently moving through the development
process include:
o Different view of the conference center entrance
o Pool and amenity area has increased in size to create a larger feel
o Metal banding on the exterior of the hotel was removed and moved to spandrel
glass
o Spandrel glass windows used, not metal spandrel
Case No. Attachment C
ZA15-032 Page 1
o Green space was moved closer to the hotel to take advantage of more trees to
screen the pool amenity, which may be changed depending ❑n what City Council
wants the applicant to do with it
o Removed the mullions on the guest room windows (As indicated on original plan)
o Front canopy was originally designed without considering the wind loads, so it
was redesigned to be more structurally sound — presenter noted that P&Z asked
if the awnings on the conference space could match this look
c The main entry tower in the original rendering was angled, and now the tower
has been straightened and squared off — presenter noted that the original look
was based on an older Cambria prototype. Presenter noted that there are luxury
suites from the second floor up that occupy the entire tower space
o Louvers for the VTAC were not previously indicated on the original rendering
o The original plans referenced EIFS, when it is actually a 3-coat stucco system
o Conference space increased in square feet
o Meeting rooms were ❑riginally 5,100 square feet and they are at 5,079 square
feet
Kitchen decreased in square feet from the original plan — presenter noted they
are adding a satellite kitchen/pantry area in the conference space to serve the
conference guests
c The board room increased in square feet from the original plan
o Breakout room decreased in square feet from the original plan — presenter noted
the square feet shifted to the board room
o The fitness center decreased in square feet from the original plan — presenter
discussed the change in layout from the original plan to the item being presented
o The tower interior ceiling height was originally two stories — this has been
changed to one story and a luxury suite was added to the tower
Presented at SPIN:
Case No. Attachment C
ZA15-032 Page 2
T SE%ECURVESUPAWRY ANDOn MATERALS3RrvERED'NCORNECFO MREWITHA9E PROPRIETARY TO FILLMORE HOSPIM tt.L:C. rl-ESEWTEFIALSHAVE all PROVIDED IN CONFIDENCE
WITH THE UNDERSTANDING FHAT MF RECIPIENT wll NOT DISCLOSE COPY DISSEMINATE DISTPoRNTF OR USE THE. INPORLMTION SFT FORTH HFRFIN OTNER THAN FOR THE INFFNi5F'D PURPOSE IF
TWIT IS NOT TFE CASE, YOU SHOULD PRro V o7i RETURN TEAS DOCUGIENT AID THE ACCOMFYNYNuG MATERIALS TO'ILLADRE HOSPITAU" LLC. IF YOU HAVE RECEIVED TMSDOCLNFNT IN ERROR.
PLEASE mi F1LLMURE F10MIALITY. LLC IMAEOnTELY FOR RETURN INSMUCRONS.DO 1WERY—Ore: APa?a?O15
nin-r ul niminaum. The Information n this doaanent is furnished on a confidential basis exclusively for your use and retention and, by acceping thus docurrent, you agree not
to transank reproduce or make available to an other person (other than your Segal, to, accounting and other advisers) all or any part of this document without the express
written Munnissionof Fillmore Hospitality, LLC ("FM). This dpcurrentis protected by copyrghtof FH and tai lavhs, all rights reserved.
Fnniiene Laskin c_Fatnnenfe and Proleeted Prmem and Manaeenni Results This doarmerat curt ins forward -looking staterents based on FHs experience and
expectations about the markets in which it Invests and assets it manages and the methods by which FH expects to invest and manage in those markets Those statements are
eonwtimee irdicatad by vwrda such ae'expectn"'beievee,' beelro."'may, 'intenoe."'oftonr ,' %,ilr and Fimilar expresaiona. Such forYaerd-kokirg alummu ta, includng IlR'a
analysis and projections regarding property and management operating and investment results are not guaranties of future performance and are subject to many risks,
uncertainties and assumptions Mat are III to predict Therefore, actual operating pedoTnance and returns could deter maternally and aversely from Nose expresses or
implied n any forward -looking statements as a resut of various factors FH undertakes no obligation to mYise or update any forward-Irokin o stau ni for any reason. FH's
expected results and projections are p—ded for informeaon regarding the FH's investment and management analysis, not as any guarantee or elpeclation of operating
pedornrance end iwouIl rent result, fOr the Funds investment portoio.
Case No. Attachment C
ZA15-032 Page 3
FITS / v 4 -
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CONF"NML-Falnu P%O1 y
CPAABRIA Washmg[On, DC
_ + y •I • Invites you to hang out
Convenient options
obi.. A few things done well
j A Sense of spaciousness
Thoughtful efficiency
Stylish, yet warm and
• comfortable
Choiceful, relevant pre -arrival •• • •.•• Feels like an upgrade
communication CPMBRIA I Cbelsop, NY
Amazing first impression
Technologically smart
Choice Privileges front and center
Integrated, mixed use space
Interesting seating choices and:,^
options
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Cambria offers Prior Reedeney
Upscale, modern, inviting design;
Options for guests to personalize their stay; •'
Unexpected service delighters; and a
Loyalty program with opportunities to earn more
immediate rewards.
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Exterior Planning Issues
Poo!/Amenity Area
Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concorn that motal bond vros romovod from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' with too many mullions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawng
EFTS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
Pool/Amenity Area
• Both pool and patio have actually increased in size
• Original pool design was 452sf — new design is 469sf
• Original patio area was 6,250sf — new design is 8,250sf
• The metal band was removed and replaced with spandrel
glass to croato a cloanor, slookor look to those sections
• Actually. spandrel glass •nos used — not metal spandrel — so it
will look the same, but hide the necessary structural elements
with opaque glass
Green space was moved closer to the building, but we can
return it to original approval location d necessary
Moved to improve civil design. landscape and runoff
• We have moved the furniture off the wall and removed the
mullion
Change was done to create more visually appealing and
structurally sound design
• This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano version is
old design)
• It was always intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• VVe have designed the louver as part of window configuration
to minimize visual impact and create clean look
• Term EFIS vras an error on plans — it will be a 3-coat system
per the original approvals
Case No.
ZA15-032
Attachment C
Page 6
Pool/Amenity Area
Exterior Plannina Issues
Pool/Amenity Ana
• Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concern that metal band vas romovod from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
• Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' with too many mullions
Front Canopy Angle
• Concern that front canopy angle/design had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept draving
EFIS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
• Both pool and patio have actually increased in size
• Original pool design was 452sf — new design is 469sf
• Original patio area was 6,250sf — new design is 8,251
The metal band was removed and replaced with spandrel
glass to croato a cleaner, slookor look to those sections
• Actually, spandrel glass eras used — not metal spandrel — so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
• Moved to improve civil design. landscape and runoff
• We have moved the furniture offthe wall and removed the
mullion
• Changewas done to create more visually appealing and
structurally sound design
This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano versior is
old design)
• It was ahvays intended to do upgraded VTAC units ratherthan
PTAC units, and this was discussed during original
presentation
• M have designed the louver as partof vnndow configuration
to minimize visual impact and create clean look
Term EFIS was an error on plans — itwill be a 3-coat system
per the original approvals
Case No. Attachment C
ZA15-032 Page 7
Exterior Planning Issues
M6. City of Southlake Plan Concerns
Pool/Amenity Area
Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concern that metal band was removed from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
• Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' with too many mullions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept dravring
EFIS vs Stucco
• Concem that plans show EFIS rather than approved Stucco
• Both pool and pa lio have actually increased in size
Original pool design was 452sf — nevi design is 469sf
Original patio area was 6.250sf — new design is 8.250sf
The metal band was removed and replaced vrith spandrel
glass to create a cloanor, sleeker look to those sections
• Actually. spandrel glass was used — not metal spandrel — so it
will look the same, but hide the necessary structural elements_
with opaque glass
Green space was moved closer to the building, but we can
return it to original approval location If necessary
• Moved to improve civil design, landscape and runoff
• We have moved the furniture off the wrall and removed the
mullion
• Change was done to create more visually appealing and
structurally sound design
• This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano version is
old design)
• It was aWays intended to do upgraded VTAC units rather than
PTAC units, and thiswas discussed during original
presentation
We have designed the louver aspartof vnndow configuration
to minimize visual impact and create clean look
• Term EFIS was an error on plans — it will be a 3-coat system
per the original approvals
Exterior Planning Issues
City of Southlake Plan Concerns
PoorlAmeniry Area Both pool and patio ha= eased in size
Concern that pool and amenity area was reduced from Original pool design was 452sf — new design is 469sf
original submittal Original patio area was 6,250sf — new design is 8,250sf
Metal Band I The metal band was removed and replaced with spandrel
• Concern that metal band vras removed from Original plan glass to create a cleaner, sleeker look to those sections
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
• Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' Mth too many mullions
Front Canopy Angle
• Concern that front canopy angle/design had changed
Entry Tower Angle
Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers werenoton original concept drawing
EFIS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
• Actually, spandrel glass was used — not metal spandrel — so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
• Moved to improve civil design, landscape and runoff
• We have moved the furniture off the wall and removed the
mullion
• Change was done to create more visually appealing and
structurally sound design
This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano version is
old design)
• It was aNvays intended to do upgraded VTAC units rather than
PTAC units, and thisvms discussed during original
presentation
• We have designed the louver as part of vnndow configuration
to minimize visual impact and create clean look
• Term EFIS vas an error on plans — it will be a 3-coat system
per the original approvals
Case No. Attachment C
ZA15-032 Page 8
Exterior Planning Issues
Pool/Amenity A rea
Concern that pool and
original submittal
Metal Band
• Concern that metal band was romovod from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
• Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split" with too many mullions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFIS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
Exterior Plannina Issues
Poef/Amenity Area
Concern that pool and amenity area vas reduced from
original submittal
Metal Band
• Concern that motel band was removed from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
• Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split" with too many mullions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry TowerAngle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFIS vs Stucco
• Concern that plans show EFTS rather than approved Stucco
• Both pool and patio have actually increased in size
Original pool design was 452sf — new design is 469sf
• Original patio area was 6,250sf — new design is 8,250sf
• The metal band was removed and replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually, spandrel glass vas used — not motal spandrel —so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
• Moved to improve civil design, landscape and runoff
• We have moved the furniture off the wall and removed the
mullion
• Change was done to create more visually appealing and
structurally sound design
• This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano vemior is
old design)
• It was always intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• We have designed the louver as part of vdndow, configuration
to minimize visual impact and create clean look
• Term EFIS vras an error on plans — it will be a 3-coat system
per the original approvals
11
• Both pool and patio have actually Increased in size
Original pool design was 452sf — newdesign is 469sf
• Original patio area was 6,250sf — new design is 8,250sf
The metal band was removed and replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually, spandrel glass was used — not metal spandrel — so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
• Moved to improve civil design, landscape and runoff
• We have moved the furniture off the wall and removed the
mullion
• Change was done to create more visually appealing and
structurally sound design
This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano version is
old design)
• It was aMmys intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• We have designed the louver as part of vundow configuration
to minimize visual impact and create clean look
• Term EFIS was an error on plans — it will be a 3-coat system
per the original approvals
Case No. Attachment C
ZA15-032 Page 9
r
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COf*JDEN?7AL-FwlnWdP@ftSO*
CONFJDEf4nAL-FwllWftdPsm 0-4y
ILI
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15
Is
Exterior Planning Issues
Pool/Amenity Area
Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concern that metal band was removed from Original plan
Spandrel on Windows
• Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' with too many mullions
Front Canopy Angle
• Concern that front canopy angleidesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFTS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
Exterior Plannina Issues
Pool/Amenlry Area
Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concorn that metal band vrus removed from Original plan
Spandrel on Windows
Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split" with too many mullions
Front Canopy Angle
• Concern that front canopy angleidesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFIS vs Stucco
Concern that plans show EFIS rather than approved Stucco
]
• Both pool and patio have actually Increased in size I
Original pool design was 452sf — new design is 469sf
• Original patio area vvas 6,250sf — new design is 8,250sf
The metal band was removed and replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually, spandrel glass was used — not metal spandrel —so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location 9 necessary
• Moved to improve civil design, landscape and runoff
We have moved the furniture off the wall and removed the
mullion
Change was done to create more visually appealing and
structurally sound design
This was done to update design to Cambria 2.0 prototype (old
Cambria 1 .4 prototype had angled design — Plano version is
old design)
• It was always intanded to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• VVe have designed the louver as part of vrindow configuration
to minimize visual impact and create clean look
• Term EFTS vras an error on plans — itwill be a 3-coat system
per the original approvals
• Both pool and patio have actually increased in size
Original pool design was 452sf — new design is 469sf
Original patio area was 6,250sf — new design is 8,250sf
The metal band was removed and replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually, spandrel glass was used — not metal spandrel — so it
will look the same, but hide the necessary structural elements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
Moved to improve civil design, landscape and runoff
• VVe have moved the furniture off the wall and removed the
mullion
Change was done to create more visually appealing and
structurally sound design
• This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design — Plano version is
old design)
It was always intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• VVe have designed the louver as part of window configuration
to minimize visual impact and create clean look
• Term EFIS was an error on plans — it will be a 3-coat system
per the original approvals
IV
Case No.
ZA15-032
Attachment C
Page 11
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DOIIBLETR EE
CONFIDENAAL - Fa irWdod P. 04y
Exterior Planning Issues
City of Southlake Plan Concerns
PoollAmenify area
Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concern that metal band was removed from Original plan
Spandrel on Windows
• Concern that window area on every floor was replaced wilh
metal spandrel
Rear Parking Green Space
Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split" with too many mrdlions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry Tower Angle
• Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFTS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
Exterior Planning Issues
,-City of Southlake Plan Concerns
Pool/Amenlry Area
• Concern that pool and amenity area was reduced from
original submittal
Metal Band
• Concern that metal band was romovod from Original plan
Spandrel on Windows
• Concern that window area on every floor was replaced with
metal spandrel
Rear Parking Green Space
Concern that a green space in rear parking lot had been
removed
Guest Room Windows
• Concern that windows were "split' with too many mullions
Front Canopy Angle
• Concern that front canopy angleldesign had changed
Entry Tower Angle
Concern that Entry Tower angle had been changed
Louvers for VTAC
• Concern that louvers were not on original concept drawing
EFTS vs Stucco
• Concern that plans show EFIS rather than approved Stucco
• Both pool and patio have achtally increased in size
- Original pool design was 452sf - new design is 469s4
• Original patio area was 6,250sf - new design is 8,250sf
• The metal band was removed and replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually. spandrel glass ryas used - not metal spandrel - so Ha
will look the same, but hide the necessary structural tlements
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
• Moved to improve civil design, landscape and runoff
• We have moved the furniture off the wall and removed the
'
mullion
• Change was done to create more visually appealing and
structurally sound design
• This was done to update design to Cambria 2.0 prototype
(old
Cambria 1.4 prototype had angled design - Plano version
is
old design)
• It was allays intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
• N19 have designed the louver as part of window configuration
to minimize visual impact and create clean look
• Term EFIS was an error on plans - it will be a 3-coat system
per the original approvals
• of It I 1 ■
• Both pool and patio have actually increased in size
• Original pool design was 452sf - new design is 469sf
• Original patio area was 6,250sf - new design is 8,250st
• The metal band was removed all replaced with spandrel
glass to create a cleaner, sleeker look to those sections
• Actually. spandrel glass was used - not metal spandrel - soZ
will look the same, but hide the necessary structural eleme
with opaque glass
• Green space was moved closer to the building, but we can
return it to original approval location if necessary
Moved to improve civil design. landscape and runoff
• Vie have moved the furniture off the mall and removed the
mullion
Change was done to create more visually appealing and
structurally sound design
This was done to update design to Cambria 2.0 prototype (old
Cambria 1.4 prototype had angled design -Plano version is
old design)
• It was always intended to do upgraded VTAC units rather than
PTAC units, and this was discussed during original
presentation
VVe have designed the louver as part of window configuration
to minimize visual impact and create clean look
Term EFIS was an error on plans - twill be a 3-coat system
per the original approvals
Case No. Attachment C
ZA15-032 Page 13
Interior Planninq Issues
Conference Center Total SF
• Square Footage of Conference Centerchanged
Meeting Space Total SF
• Concern that Meeting Room SF decreased from
5.100sf to 5,079sf
Breakout Rooms shifted from 1,44Dsf to 1,372sf
Kitchen SF
• Concern that Kitchen SF decreased from 1,200sf
to 920s1
Boardroom SF
• Squaro Footago of Boardroom chongod
Extra Breakout Room SF
• Concern that Extra Breakout Roorn SF changed
Fitness Center SF
• Concern that Fitness Center SF changed from
1.995sf to 1,061 sf
Tower Interior Ceiling Height
• Concern that interior Tower ceiling height was
changed from2-stories to 1-story
• Overall Conference Center square footage INCREASED from 8,380sf to
8,738sf
• Most of this space was shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
• Original Ordinance document was incorrect — totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• W I likely add satellite pantry/prep area to Conference space which vAll
Increase Kitchen SF to almost 1,200sf
Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 pooplo instoad of original 10
• Boardroom will be focal point of Conference Center
Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
Space was shifted to create Pub/Bar area and larger dining space
• Created much more Resort -style amenity with better flour be ween Bar/
Pub/Fite Pit/Pool area
• The 2-story ceding was part of the old Cambria prototype design. which
was found to feel cold and cavernous, resulting in very few guests
utilizing the area
• Interior 1st floor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Interior Plannina Issues
Conference Center Total SF
• Square Footage of Conference Center changed
Meeting Space Total SF
• Concern that Meeting Room SF decreased from
5.100sf to 5.079sf
Breakout Rooms shifted from 1,44Dsf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1,200sf
to 920s1
Boardroom SF
• Squaro Footage of Boardroom changod
Extra Breakout Room SF
• Concern that Extra Breakout Roorn SF changed
Fitness Center SF
• Concern that Fitness Center SF changed from
1,995sf to 1, 061 sf
Tower Interior Ceiling Height
• Concern that interior Tower ceiling height was
changed from 2-stories to 1-story
C M.
• Overall Conference Center square footage INCREASED from 8,380sf to
8,738s(
Most of this space was shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
Original Ordinance document was incorrect — totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• W I likely add satellite pantry/prep area to Conference space which vnll
Increase Kitchen SF to almost 1,200st
Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 pooplo instoad of original 10
• Boardroom will be focal point of Conference Center
• Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
Space was shifted to create PubfBar area and larger dining space
• Created much more Resort -style amenity with better flow between Bar/
Pub/Fite Pit/Pool area
• The 2-story ceding was part of the old Cambria prototype design. which
was found to feel cold and cavernous, resulting in very few guests
utilzing the area
• Interior ist floor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Case No. Attachment C
ZA15-032 Page 14
Interior Plannina Issues
Conference Center Total SF
• Square Footage of Conference Center changed
Meeting Space Total SF
Concern that Meeting Room SF decreased from
5.100sf to 5,079sf
Breakout Rooms shifted from 1,440sf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1,200sf
to 920sf
Boardroom SF
• Square Footage of Boardroom changed
Extra Breakout Room SF
• Concern that Extra Breakout Room SF changes
Fitness Center SF
• Concern that Fitness Center SF changed from
1 995sf to 1,061 sf
Overall Conference Center square footage INCREASED from 8,3805f to
8,738s(
• Most of this space was shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
• Original Ordinance document was incorrect — totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• Wl likely add satellite pantry/prep area to Conference space which vtill
increase Kitchen SF to almost 1,200sf
• Boardroom SF was INCREASED from 288sf to 507sf to accomrodate
14 people instead of original 10
• Boardroom will be focal point of Conference Center
• Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
• Space was shifted to create Pub/Bar area and larger dining space
Created much more Resort -style amenity with better flow between Bar/
PublFire Pit/Pool area
Tower Inferior Ceiling Height The 2-story ceiling was part of the old Cambria prototype design. which
• Concern that interior Tower ceiling height was was found to feel cold and cavernous, resulting in very few guests
changed from 2-stories to 1-story utilizing the area
• Interior 1st floor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Interior Planning Issues
Comments
Conference lbtal SF
j&• Square Footage of Conference Center changed
WMeeting Space Total SF
Concern that Meeting Room SF decreased from
5.100sf to 5.079sf
Breakout Rooms shifted from 1,4413sf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1,200sf
to 920sf
Boardroom SF
• Squaro Footago of Boardroom chongod
Extra Breakout Room SF
• Concern that Extra Breakout Room SF changed
Fitness Center SF
Concern that Fitness Center SF changed from
1,995sf to 1,061 sf
Tower Interior Ceiling Height
• Concern that interior Tower ceiling height was
changed from2-stories to 1-story
Overall Conference Center square footage INCREASED from 8,380sf to
8,738s(
• Most of this space was shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
Original Ordinance document was incorrect— totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• WII likely add satellite pantry/prep area to Conference space which vtill
increase Kitchen SF to almost 1,200sf
Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 pooplo instoad of original 10
Boardroom will be focal point of Conference Center
• Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allowconnection between Indoor and Outdoor space
• Space was shifted to create Pub/Bar area and larger dining space
• Created much more Resort -style amenity with better flow between Bar/
Pub/Fire PttlPool area
• The 2-story ceiling was part of the old Cambria prototype design. which
was found to feel cold and cavernous, resulting in very few guests
utilizing the area
Interior 1st floor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Case No.
ZA15-032
Attachment C
Page 15
Boardroom SF
11111 111111.�
Ib ■ '..11=■ f�
a
UPGRADED
GLASS WALLS
FOCAL POINT OF UPGRADED _
CONFERNECE BUILT IN SERVE
CENTER STATIONS
Interior Plannina Issues
• Square Footage of Conference Center changed
Meeting Space Total SF
• Concern that Meeting Room SF decreased from
5.100sf to 5.079sf
Breakout Rooms shifted from 1,440sf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1,200sf
to 920sf
Boardroom SF
• Squaro Footago of Boardroom chongod
Extra Breakout Room SF
• Concern that Extra Breakout Room SF changed
Fitness Center SF
Concern that Fitness Center SF changed from
1,995sf to 1,061 sf
Tower Interior Ceiling Height
• Concern that intenor Tower ceiling height was
changed from2-storiesto 1-story
PRE -FUNCTION
MEETING
11J.')M
• Overall Conference Center square footage INCREASED from 8.380sf to
8,738sf
• Most of this space was shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
Original Ordinance document was incorrect— totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• WII likely add satellite pantry/prep area to Conference space which vdll
increase Kitchen SF to almost 1,200sf
• Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 pooplo instoad of original 10
• Boardroom will be focal point of Conference Center
Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
• Space was shifted to create Pub/Bar area and larger dining space
• Created much more Resort -style amenity with better flow between Bar/
PublFlre Pit/Pool area
• The 2-story ceiling was part of the old Cambria prototype design. which
was found to feel cold and cavernous, resulting in very few guests
utilizing the area
• Interior 1st floor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Case No. Attachment C
ZA15-032 Page 16
Interior Planning Issues
City of Southlake Plan Concerns], _i
Conference Center Total SF • Overall Conference Center square footage INCREASED from 8,380sf to
• Square Footage of Conference Center changed 8.738sf
Meeting Space Total SF
Concern that Meeting Room SF decreased from
5.100sf to 5,079sf
Breakout Rooms shifted from 1,440sf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1.200sf
i to 92Csf
Boardroom SF
Square Footage of Boardroom changed
Frtra Breakout Room SF
• Concern that Extra Breakout Room SF changed
Fitness Center SF
• Concern that Fitness Center SF changed from
1,ggssf to 1.061 sf
Tower Interior Ceiling Height
• Concem that interior Tower ceiling height was
changed from 2-stories to 1-story
• Most of this space %vas shifted to increase Boardroom space, and
improve overall layout
Added additional restrooms
• Original Ordinance document was incorrect— totaled 5,076sf, not 5.100sf
• Still working on the final Kitchen SF
• Will likely add satellite pantrylprep area to Conference space which vtill
increase Kitchen SF to almost 1,200sf
Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 people instead of original 10
• Boardroom will be focal point of Conference Center
• Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
• Space was shifted to create Pub/Bar area and larger dining space
• Created much more Resort -style amenity with better flow between Bar/
Pub/Fire Pit/Pool area
• The 2-story ceiling was part of the old Cambria prototype design. which
was found to feel cold and cavernous, resulting in very few guests
utilizing the area
• Interior 1st floor ceiling heights are still 12 feet
The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Interior Planning Issues
Conference Ce Overall Conference Center square a INCREASED from 8.380sf to
• Square Footage of Conference Center changed 8,738s(
Meeting Space Total SF
• Concern that Meeting Room SF decreased from
5.100sf to 5,079sf
Breakout Rooms shifted from 1,440sf to 1,372sf
Kitchen SF
Concern that Kitchen SF decreased from 1,200sf
to 920sf
Boardroom SF
• Squaro Footage of Boardroom changed
Extra Breakout Room SF
• Concern that Extra Breakout Room SF changed
Fitness Center SF
• Concern that Fitness Center SF changed from
1,995sf to 1,061 sf
Tower Interior Ceiling Height
• Concern that interior Tower telling height was
changed from 2-stories to 1-story
• Most of this space %vas shifted to increase Boardroom space, and
improve overall layout
• Added additional restrooms
Original Ordinance document was incorrect— totaled 5,076sf, not 5,100sf
• Still working on the final Kitchen SF
• Will likely add satellite pantrylprep area to Conference space which vnll
increase Kitchen 5F to almost 1,200sf
• Boardroom SF was INCREASED from 288sf to 507sf to accommodate
14 people instead of original 10
Boardroom will be focal point of Conference Center
• Square Footage changed from 468sf to 456sf
• Original Fitness Center layout blocked access to Outdoor Amenity area —
moved to allow connection between Indoor and Outdoor space
• Space was shifted to create Pub/Bar area and larger dining space
• Created much more Resort -style amenity with better flow between Bar/
Pub/Fite Pit/Pool area
• The 2-story ceiling was part of the old Cambria prototype design which
was found to feel cold and cavernous, resulting in very few guests
utilizing the area
• Interior lstfloor ceiling heights are still 12 feet
• The proportion and scale of the space is better at 1 story
• This allows us to add a Luxury Suite in the Tower space with glass walls
throughout the room
Case No. Attachment C
ZA15-032 Page 17
QUESTIONS ! CONCERNS:
None
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official
meeting minutes, rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and
the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are
strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment C
ZA15-032 Page 18
USOUTHLA14,'E
SPIN MEETING REPORT
CASE NO. ZA13-135
PROJECT NAME
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION:
TOTALATTENDANCE
Kimball Park
SPIN # 4
January 6, 2014; 6:00 PM
1400 Main Street, Southlake, TX
City Council Chambers
Twenty-two (22)
• SPIN REPRESENTATIVE(S) PRESENT: Vic Awtry #7
• APPLICANT(S) PRESENTING: Jeff Medici and 3 others
• STAFF PRESENT: Patty Moos, Planner I
STAFF CONTACT: Richard Schell, Planner 11: (817)748-8602 or rschell(Qci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 400 N. Kimball Avenue (the northwest corner of SH 114 and
N. Kimball Avenue).
The plan presented at SPIN:
77
r i. I`•"-
i�+�i, wl�ri•� a
W_
Case No. Attachment C
ZA15-032 Page 19
Kimball Avenue Entrance
Hotel Site
Hotel East Facade
Case No. Attachment C
ZA15-032 Page 20
■1 Mi i1�u ��mini
■1 i ■1 1E. ■1 1�� 1�, n:,1� _ milli
� ' LI � 11�111111111111 I! ' .
U�m Mimbali Park Cambria Suites Hotel
5 TES
f" A
Pool and Patio
Development Details:
• 15.5 acres
• Entrances off SH114 and N. Kimball Avenue
• 175 suite, 4 story hotel (upscale rating) with conference rooms, ballrooms, pool, full
service, and fitness area.
• Room size average 405 sf
• Shuttle to Town Square
• Phase I will be drives, hotel and drainage/park improvements
• Masonry for hotel near 100% masonry
• Other phases will include 2 restaurant pads, 1 fitness/health/restaurant pad, and 1 office
(96,000 sf) building(s) pad to be developed at a later date
• Circular drop-off feature on interior drive
• Drainage are to be improved for park area with above ground detention
• Shared parking agreements for entire development
• Delivery and trash pick-up times limited
QUESTIONS / CONCERNS
Did the hotel location move from the proposed hotel in 2012?
The layout moved north a short distance and the layout is compressed from the original
concept.
Why did you set the hotel back off SH 114 and not along the frontage road?
The hotel was set back to allow parking in the front of the entrance and the area along
the frontage road was too narrow to site the hotel. The location also allows for the
circular drive, office building, and restaurant/health building to tie together.
Did the SH 114 restaurant location move?
No, it is in the same location.
Comment: The entrance from SH114 seems hidden.
There will be a sign along the SH114 entrance.
Will there still be a sewer tap on the west side of the property for the newly constructed office
building to tie into as required by the City?
Yes, the sewer can tie into this location.
Case No. Attachment C
ZA15-032 Page 22
How wide are the drives and can they be wider?
Parking lots are 24' wide and drive is 26' wide. We can look at widening the drives.
Are you required by TOOT to provide a decel lane?
The TIA and TxDOT do not require the decel lane.
What variances are being requested with this development?
Stacking depth at entry drive and private drive with lots fronting on private drive
Who will maintain the private drives?
The development owners association will maintain the private drives.
Are you buying the metal buildings along N. Kimball Avenue?
No.
What happened to the Embassy Suites hotel and does this hotel have suites?
The hotel has changed and the hotel is all suites. The suites are separated by partitions
and some have separate rooms.
Is there a restaurant in the hotel?
Yes.
What types of restaurants are on the property?
3 potential restaurants: sit down restaurant on SH 114 frontage, drive thru, and
spa/wellness/restaurant
Comment: Drive thru restaurant needs to have enough stacking depth in drive thru lane.
Meeting presentation adjourned at 7:15 pm
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official
meeting minutes, rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and
the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are
strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment C
ZA15-032 Page 23
S-P-2 REGULATIONS
,Adams
April 15, 2)015
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 8,738 square feet of meeting and support space that includes the
ballroom, board room, meeting room, pre -function area and storage.
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 on Lot 4 only (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.
910 S. Kimball Avenue • Southlake, Texas 76092
8173283200 • PAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment D
ZA13-135 Page 1
• 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 for Lot 1 will be as
shown on 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 7:00am —
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:00am — 7:00pm
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
• 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • FAx 817.328.3299
WE Reg. No. F-1002; www.adams-engineering.com
Case NO. Attacnment L)
ZA13-135 Page 2
9Adams
• 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 building is approximately 29,514 square feet, and is 5l'-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 proposed 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 6:00am and closes no later than 11:OOpm, 7 days a
week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon -Sat; typically opens
at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • Prix 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment D
ZA13-135 Page 3
9Adams
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) — 9:00am-9:00pm Mon -Sat/ 11:00am-7:00pm Sun
- Special event hours — 7:00am-2:00am Mon -Sat/ 11:00am-11:00pm 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAx 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment D
ZA13-135 Page 4
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.
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 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
Lot 1 Total = 211 provided spaces
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAX 817.328.3299
TBPEReg. No. F-1002; www.adams-engineering.com
Case No. Attachment D
ZA13-135 Page 5
APPLICANT'S COMMENTS
Cambria Southlake
Exterior Planning Issues
City of Southlake Plan Concerns Comments
Pool/Amenity Area Both pool and patio have actually increased in size
• Concern that pool and amenity area was reduced from original Original pool design was 452sf — new design is 469sf
submittal Original patio area was 6,250sf — new design is 8,250sf
Spandrel on Windows
Actually, spandrel glass was used — not metal spandrel — so it
• Concern that window area on every floor was replaced with
will look the same, but hide the necessary structural elements
metal spandrel
with opaque glass
Rear Parking Green Space
Green space was moved closer to the building, but we can
• Concern that a green space in rear parking lot had been
return it to original approval location if necessary
removed
Moved to improve civil design, landscape and runoff
Guest Room Windows
We have moved the furniture off the wall and removed the
• Concern that windows were "split" with too many mullions
mullion
Front Canopy Angle
Change was done to create more visually appealing and
• Concern that front canopy angle/design had changed
structurally sound design
Entry Tower Angle
This was done to update design to Cambria 2.0 prototype (old
• Concern that Entry Tower angle had been changed
Cambria 1.4 prototype had angled design — Plano version is old
design)
Louvers for VTAC
It was always intended to do upgraded VTAC units rather than
• Concern that louvers were not on original concept drawing
PTAC units, and this was discussed during original presentation
• We have designed the louver as part of window configuration
to minimize visual impact and create clean look
EFTS vs Stucco
Term EFIS was an error on plans— it will be a 3-coat system per
• Concern that plans show EFIS rather than approved Stucco
the original approvals
Case No. Attachment D
ZA13-135 Page 6
APPLICANT'S COMMENTS
Case No. Attachment D
ZA13-135 Page 7
APPROVED RENDERING
PROPOSED RENDERING
IM
Case No. Attachment D
ZA13-135 Page 9
Case No. Attachment D
ZA13-135 Page 10
M111;8Will kiINELVAIA4►&IIILTA ILYi Fill :vi
Case No.: ZA15-032 Review No.: One Date of Review: 04/16/15
Project Name: Site Plan — Kimball Park
APPLICANT: Brad McKissick ENGINEER: Jimmy Fechter
Fillmore Hospitality Adams Engineering
910 S. Kimball Ave.
Southlake, TX 76092
Phone: (817) 328-3215
E-mail: limmy.fechter(a�adams-engineerinq.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/10/15
AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE
CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF
YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DENNIS
KILLOUGH AT (817) 748-8072.
The proposed revisions are only to Lot 1 of the Kimball Park Development. All previously approved
plans and conditions of approval remain in effect unless specifically revised as part of this request.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
The submitted Development Regulations propose that 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 bufferyard.
There are a significant amount of existing trees and associated vegetation along the west and north
property lines. Identify these trees and designate if they will be preserved, removed, considered
marginal, and show how the proposed west bufferyard landscaping will be integrated with the existing
vegetation.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
INTERIOR LANDSCAPE & BUFFERYARDS COMMENTS:
The parking lot landscape islands are required to contain at least the minimum of the required canopy
tree as shown along with shrubs, ground cover, ornamental grasses, seasonal color or a combination
of these plant materials. Turf grass is not acceptable vegetation within the parking lot landscape
Case No. Attachment E
ZA15-032 Page 1
islands.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
PRELIMINARY UTILITY COMMENTS:
1. No 900 bends, use 2-450 bends.
2. All waterlines to be public and in easements.
3. 12" waterline not on the City's Master Water Plan, therefore no city participation in upsizing.
4. Any sanitary sewer lines crossing lot lines will need to be public and contained in easements.
5. Extend SS-1 west to property line.
6. Extend SS-4 to west property line.
INFORMATIONAL COMMENTS:
Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082
to connect to the City's sewer, water or storm sewer system.
A Developer's Agreement will be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
A separate bond will be required for the Maintenance Bond and bound only unto the City
of Southlake for a period of two years for all development projects. The Maintenance
Bond cannot be tied to the Performance and Payment Bond in any way.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: klements@ci.southlake.tx.us
Case No. Attachment E
ZA15-032 Page 2
CrlEll kiIEllZUIKd91LY,I►YilEll ki III &I
An automatic fire sprinkler system will be required for all commercial structures in excess of 6,000
square feet, with coverage extended into the attic if comprised of combustible construction. (per
2009 I.F.C. Sec. 903.3.1.3 as amended). Also, the restaurants classified as an A-2 occupancy will
require an automatic sprinkler system with an occupant load in excess of 100.
All sprinkled buildings are required to be equipped with a fire alarm in compliance with NFPA 72,
the 2009 International Fire Code, and the City of Southlake amendments.
A complete set of plans for the underground fire protection line, fire sprinkler system, and fire
alarm system shall be submitted to Reed Fire Protection for review and approval at 14135 Midway
Road in Addison, Texas 75001. Business phone is 214-638-7599.
A Knox Box Rapid Key entry system shall be installed on the buildings near access to the riser
room. Keys must be provided to access the riser room. The Knox Box can be ordered on the
Internet at www.knoxbox.com.
A 5 inch Fire Department Connection shall be installed on each building, with a locking Knox cap
attached to the FDC to prevent debris from entering the connection.
An exterior audible/visual fire alarm device must be installed above the Fire Department
Connection on each sprinkled building to indicate when a fire alarm condition is present in the
building, or located as near as possible to the FDC, on the building, if the FDC is installed
remotely.
Approved suite numbers and/or building address shall be posted on all new buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. All
numbers shall contrast with their background.
Electrical, Mechanical, Roof Access, Fire Alarm Panel, Sprinkler Riser and all other pertinent
rooms must be labeled with appropriate signage.
The required backflow protection (double check valve) for the sprinkler system can be located on the
riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main,
the double check valve shall be in a pit. Riser rooms shall be a minimum of 5'X5' if the double check
is not located on the riser, or a minimum of 6'X6' if it is on the riser.
FIRE LANE COMMENTS:
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius.
IaIN;a:WQ:7e1ki1111111d91LY,I►YilEll ki III &I
Hydrants required at a maximum spacing of 300 feet for commercial locations that contain un-
sprinkled buildings, and 600 feet for commercial locations that contain completely sprinkled
buildings.(If all buildings in the complex are completely sprinkled, then hydrant locations are
acceptable except for adding a hydrant at the South entrance into the complex off of the service
road of State Highway 114)(If all building are not completely sprinkled, then hydrants will need to
be added and relocated to meet requirements)
A fire hydrant shall be within 100 feet of each Fire Department Connection, and the Fire
Department Connection within 50 feet of fire lane access.(Fire Department Connection locations
not indicated on plans)
Case No. Attachment E
ZA15-032 Page 3
General Informational Comments
A SPIN meeting is scheduled for April 28, 2015. A SPIN meeting for the Kimball Park development
was held January 6, 2014
A final plat must be approved and filed prior to issuance of a building permit.
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
All mechanical equipment must be screened of view from right-of-ways and residential properties
in accordance with the Zoning Ordinance No. 480, as amended.
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill -over.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
The Council motions for the previously approved S-P-2 Zoning Change and Concept/Site Plan for
the Kimball Park development that was approved March 4, 2014 is included below for reference:
Previous Planning and Zoning Commission motion:
January 9, 2014; Tabled to the January 23, 2014 P&Z meeting.
January 23, 2014; Tabled to the February 6, 2014 P&Z meeting.
February 6, 2014; Approved (5-0) subject to Revised Concept/Site Plan Review
Summary No. 2 and Staff Report dated January 31, 2014, approving the two
variances requested: 1) The driveways do not meet the minimum required
stacking depth of 150'. Approximately 17.6' of stacking depth is shown on the
N. Kimball Ave. driveway and 34.2' of stacking depth is shown on the S.H. 114
driveway and 2) Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. A variance is
requested to allow the lots to be configured as shown on the Concept Plan and
noting the applicants willingness to address the following: 1) the entrance to
the hotel on the southeast corner of the hotel, 2) the parking and landscaping
on the east side of the hotel 3) the design and layout of the retail/restaurant
component around the circle with the potential for patio space on the southern
side of the building as well as the northern side, 4) clarify renderings of the
hotel 5) refine the renderings to more closely resemble the materials
Case No. Attachment E
ZA15-032 Page 4
anticipated being used, 6) place the fountain in the renderings and 7) add
pedestrian access from the hotel to the green space on the southeast portion
of the lot.
Previous City Council motions:
February 18, 2014; Approved at 1st reading (6-1) subject to the following
stipulations: approval of requested variances —driveway stacking depth and
Subdivision Ordinance regarding the public and private street access that will
be configured as shown on the concept plan; concept plan review summary
No. 3, dated February 11, 2014; understanding that applicant must come
forward before the second reading with the following matters to be
appropriately detailed and discussed (1) detailed entry feature on front
southeast corner of the hotel, which may include fountains, landscape islands
and detailed renderings of such, (2) regarding Lot 6, a detailed landscape plan
showing how that can be incorporated with the federal requirements to not
disturb the floodway, (3) discussion of the property owners agreement and
how that may work regarding the project, (4) detailed floor plans, more
specifically the first floor and within that floor plan a detail of the outdoor public
spaces and how those will be incorporated into the hotel, (5) also regarding Lot
6, noting what can be manicured to the extent to provide for periodic
maintenance within the floodway in connection with Lot 6 landscape detail and
provide detailed plant material for entire project, and (6) detailed renderings for
convention center from the Kimball approach which would also include traffic
circle.
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following: revised
concept plan review summary No. 3, dated February 26, 2014; approving
requested variances —driveway and minimum required stacking and
Subdivision Ordinance 483, Section 8.01(A), as amended, which requires
every lot to be on a public or private street and as requested to allow the lots to
be configured as shown on the revised concept plan; also noting the
requirements under this motion are pursuant to: (1) the revised renderings that
were presented to Council this evening; (2) the Declaration of Covenants,
Restrictions, and easements (CCR) as presented to Council in the application
this evening; (3) the revised landscape plan presented to Council; (4) the
revised permitted uses, as presented from Adams Engineering in their letter
dated March 4, 2014, noting that the drive -through service will only be allowed
for Lot 4; (5) also noting the balance of the concept plan for the buildings that
are not included in this site plan approval that it is Council's expectation there
will be 100% masonry construction; (6) the permitted uses represented from
Adams Engineering that the food service hours of operations as noted in the
application that "they will close no later than 11:00 p.m." that it is Council's
intention to have wording that mentions that it will be "no earlier than 11:00
p.m.; (7) the office building in the concept plan will be a four story construction
and that additional parking will be presented on the first level underneath the
building; (8) and pursuant to the revised concept/site plan as presented this
evening.
Denotes Informational Comment
Case No. Attachment E
ZA15-032 Page 5
SURROUNDING PROPERTY OWNERS
Kimball Park
0
w E KIRKWOOD BLVD
N 2419 2423 2469
W
J
07
724 2237
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23
2001
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SPO #
1.
Owner
Hagar, Stephen T
Zoning
AG
Address
000479 N Kimball Ave
Acreage
4.08
Response
NR
2.
Chamathil, Varghese Etux Sara
AG
000411 N Kimball Ave
1.67
NR
3.
Victron Stores Lp
C3
000401 N Kimball Ave
0.89
NR
4.
Ekstrom, Delton E
SF1-A
000650 Cherry Ct
0.99
NR
5.
St Laurence Episcopal Church
CS
000517 N Kimball Ave
5.59
NR
6.
Ivester, Emory O Etux Marlene
AG
000501 N Kimball Ave
3.62
NR
7.
T2T Property Holdings Llc
01
000000 Cherry Ln
1.02
NR
8.
T2T Property Holdings Llc
01
000000 Cherry Ln
0.99
NR
9.
Aos Investments Group Inc
01
000000 Cherry Ln
1.01
NR
10.
Fusselman, Bruce Etux Michelle
C3
002100 E State Hwy 114
1.80
NR
11.
Tate, John T
SP2
002120 E State Hwy 114
0.92
NR
12.
Mayse, Richard A
SP2
002110 E State Hwy 114
0.75
NR
13.
Sandco Holdings Lp
SP2
000420 N Kimball Ave
0.54
NR
14.
Texas Petro Corp III
SP2
002150 E State Hwy 114
1.16
F
15.
Juneja, Vikas Etux Ashita M
RPUD
002201 Cotswold Valley Ct
0.30
NR
16.
Corp Of Episcopal Diocese Fw
AG
000549 N Kimball Ave
0.94
NR
17.
Harris, Kimberly Susan
SF1-A
000700 Cherry Ct
0.94
NR
17
First Financial Trust & Asset
MF1
000675 Cherry Ln
0.98
NR
18.
Van Til, John J
MF1
000627 Cherry Ln
1.01
NR
19.
Reynal, John Etux Beverly S
MF1
000575 Cherry Ln
1.14
NR
20.
Halim, Emil A
MF1
000725 Cherry Ct
0.96
NR
21.
Mdp Southlake Llc
SP2
000400 N Kimball Ave
9.33
NR
22.
Vision Southlake Dev Llc
SP2
000572 N Kimball Ave
0.39
NR
23.
Kimball Road Lp
11
000500 N Kimball Ave
1.61
NR
Case No. Attachment F
ZA15-032 Page 1
24.
Oncor Electric Delivery Co Llc
CS
000000 N Kimball Ave
2.55
NR
25.
Tdc Manaagement Llc
SP2
000560 N Kimball Ave
0.48
NR
26.
Lee, K Wayne
SP2
000566 N Kimball Ave
0.66
NR
27.
Vision Southlake Dev Llc
SP1
000600 N Kimball Ave
4.41
NR
28.
Bo-Fam Investments Ltd
11
000400 N Kimball Ave
0.37
NR
29.
Mdp Southlake Llc
SP2
000400 N Kimball Ave
6.13
NR
30.
Bo-Fam Investments Ltd
11
000400 N Kimball Ave
0.32
NR
31.
Hagar, Stephen T
AG
000479 N Kimball Ave
4.08
NR
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent Within 200': Thirty-one (31)
Responses Received:
One (1) - Attached
NR: No Response
Case No.
ZA15-032
Attachment F
Page 2
Notification Response Form
ZA15-032
Meeting Date: April 23, 2015 at 6:30 PM
Texas Petro Corp III
13642 Omega Rd
Dallas Tx 75244
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notti"ication Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817)748-8621
Fax: (81T)748-8077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
i�favorof opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Site Plan referenced above.
Space for comments regarding your position:
Signature:
Additional Signature:
Printed Name(s): �—HAfZILE'S 1Vl j (q
Must be property owner(s) whose name(s) are printed at top. Ott
Phone Number (optional):
Date: 4 2 I Z 016'
Date:
c6r6act the Planning Department. One form per property.
Case No.
ZA15-032
Attachment F
Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-657a
AN ORDINANCE AMENDING ORDINANCE NO.480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS TRACTS
3A1A AND 3A2A, THOMAS MAHAN SURVEY, ABSTRACT NO.
1049, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 15.518 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S-P-2"
GENERALIZED SITE PLAN DISTRICT TO "S-P-2" GENERALIZED
SITE PLAN DISTRICT, AS DEPICTED ON THE APPROVED
CONCEPT AND SITE PLANS ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO THE
SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL
WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS
HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "S-P-2" Generalized
Case No. Attachment G
ZA15-032 Page 1
Site Plan District under the City's Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health ad the general welfare; effect on light and air; effect on the over -crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
Case No. Attachment G
ZA15-032 Page 2
those who bought or improved property with reference to the classification which existed at the time
their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over -crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has
been a change in the conditions of the property surrounding and in close proximity to the tract or
tracts of land requested for a change since the tract or tracts of land were originally classified and
therefore feels that the respective changes in zoning classification for the tract or tracts of land are
needed, are called for, and are in the best interest of the public at large, the citizens of the city of
Southlake, Texas, and helps promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Being described as Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No.
1049, City of Southlake, Tarrant County, Texas, being approximately 15.518 acres,
and more fully and completely described in Exhibit "A" from "S-P-2" Generalized Site
Plan District to "S-P-2" Generalized Site Plan District as depicted on the approved
Concept and Site Plans attached hereto and incorporated herein as Exhibit "B", and
Case No. Attachment G
ZA15-032 Page 3
subject to the following conditions:
S-P-2 Regulations for Ordinance No. 480-657
Case No.
ZA15-032
Attachment G
Page 4
t )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 (excludes fast food) on Lots 2, 4, & 5 with Drive-Thru Service
allowed on Lot 4 only (per Council motion).
• 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.
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAX 817.328.3299
TBPEReg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 5
Adams
• Given the long runs along portions of the fayade, 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 clarity.
• Delivery to the property will be scheduled and limited to occur between the hours of 7:00am —
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:00am — 7:00pm
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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAx 817.328.3299
TBPEReg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 6
9Adams
• 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 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 6:00am and closes no Wff earlier than 11:00pm, 7
days a week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon -Sat; typically opens
at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • FAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 7
9Adams
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
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-9:00pm Mon -Sat/ 11:00am-7:00pm Sun
- Special event hours — 7:00am-2:00am Mon -Sat/ 11:00am-11:00pm 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 9 FAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 8
9Adams
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.
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 a rnx 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 9
Adams
• Given the long runs along portions of the fayade, 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 clarity.
• Delivery to the property will be scheduled and limited to occur between the hours of 7:00am —
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:00am — 7:00pm
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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAx 817.328.3299
TBPEReg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 10
9Adams
• 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 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 6:00am and closes no Wff earlier than 11:00pm, 7
days a week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon -Sat; typically opens
at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 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
910 S. Kimball Avenue • Southlake, Texas 76092
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TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 11
9Adams
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
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-9:00pm Mon -Sat/ 11:00am-7:00pm Sun
- Special event hours — 7:00am-2:00am Mon -Sat/ 11:00am-11:00pm 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 9 FAX 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 12
9Adams
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.
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 e rnx 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 13
DAdams
January 3, 2014
City of Southlake
Department of Planning & Development Services
1400 Main Street, Suite 310
Southlake, TX 76092
Re: Request for Variances
Kimball Park Addition Lots 1 thru 6
ACEI Project No: 2012.156
This request for variances is to address lot frontage on a public or private street and the stacking
distance at driveways into the property.
The Southlake Ordinance No. 483, Section 8.01(A) requires that every lot front on a public or private
street. As a contiguous development that extends deep off of Hwy 114 and will have a mixture of uses
on individual lots it is requested that a variance be granted to allow the lot configuration as shown on
plan.
The Southlake Driveway Ordinance No. 634 requires a stacking depth of 150 feet from the adjacent
R.O.W. to the nearest parking stall or intersecting drive lane pavement edge within the property. The
adjoining parcels along Kimball Ave. and Hwy 114 are controlling the location of the cross access
intersection and thus setting the stacking distance. Refer to the site plan submitted to illustrate both
driveways and common access points.
The adjacent property along Hwy 114, Lot 7R, Block 1 Mesco Addition, was approved by the City of
Southlake zoning case ZA96-109. The concept plan in this zoning case includes a common access
driveway/easement approximately 34 feet outside the HWY 114 R.O.W. The Kimball Park site plan allows
for approximately 34 feet of stacking distance in the driveway from HWY 114 due to this approved
common access driveway.
The adjacent property along Kimball Ave., Lot 1, Block 1 Mesco Addition, has two existing drives
paralleling Kimball approximately 17 feet and 102 feet outside the Kimball R.O.W. The Kimball Park site
plan allows connection to both of these existing drives which forces a stacking distance less that the
required 150 feet.
We herein request a lot fronting on public or private street variance and a driveway stacking distance
variance for both Kimball Park driveways. Thank you for your time and consideration regarding this
issue. Please do not hesitate to contact us regarding any questions,
Sincerely,
Jimmy Fechter, RLA
Project Manager
Adams — Engineering and Development Consultants
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAx 817.328.3299
TBPGReg. No. F-1002; irn-ir.adanis-engineerriig.cam
Case No. Attachment G
ZA15-032 Page 14
S-P-2 Regulations for Ordinance No. 480-657a
DA&ms
April 15, 2)015
Kimball Park
Proposed Permitted Uses and Development Regulations for "S-P-2" Zoning
PermittP.d TTCP.C'
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 8,738 square feet of meeting and support space that includes the
ballroom, board room, meeting room, pre -function area and storage.
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 on Lot 4 only (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.
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • FAX 817.329.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 15
• 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 for Lot 1 will be as
shown on 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 —
7:00pm daily and trash pick-up will be limited to occur between the hours of 7:OOam — 7:00pm
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
• 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • FAx 817.328.3299
WE Reg. No. F-1002; www.adams-engineering.com
Case NO. Attacnment G
ZA15-032 Page 16
9Adams
• 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 building is approximately 29,514 square feet, and is 5l'-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 proposed 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 6:00am and closes no later than 11:00pm, 7 days a
week.
- Bar Service typically opens at 10:00am and closes no later than 2:00am Mon -Sat; typically opens
at 11:00am and closes no later than 2:00am on Sunday.
- Live Music will end no later than 12:00am, 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 • Prix 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 17
9Adams
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) — 9:00am-9:00pm Mon -Sat/ 11:00am-7:00pm Sun
- Special event hours — 7:00am-2:00am Mon -Sat/ 11:00am-11:00pm 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
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAx 817.328.3299
TBPE Reg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 18
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.
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 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
Lot 1 Total = 211 provided spaces
910 S. Kimball Avenue • Southlake, Texas 76092
817.328.3200 0 FAX 817.328.3299
TBPEReg. No. F-1002; www.adams-engineering.com
Case No. Attachment G
ZA15-032 Page 19
Council Motion at 1st Reading of Ordinance No. 480-65T
February 18, 2014; Approved (6-1) subject to the following stipulations: approving the
requested variances for driveway stacking depth and the Subdivision Ordinance
requirement that lots front on a public or private street to allow the lots to be
configured as shown; Concept Plan Review Summary No. 3, dated February 11,
2014; understanding that the applicant must come forward before the second reading
with the following matters to be appropriately detailed and discussed (1) detailed
entry feature on front southeast corner of the hotel, which may include fountains,
landscape islands and detailed renderings of such, (2) detailed landscape plan, to
include detailed plant material for Lot 6 to show how landscaping can be
incorporated within federal requirements to not disturb the floodway, (3) discussion of
the property owners agreement and how that may work regarding the project, (4)
detailed floor plans, more specifically the first floor plan and within that floor plan a
detail of outdoor public spaces and how those will be incorporated into the hotel, (5)
also regarding Lot 6, noting what can be manicured and what type of periodic
maintenance can be provided within the floodway in connection with landscape detail
for Lot 6 and also provide detailed plant material for the entire project, and (6)
detailed renderings for convention center from the Kimball approach which would
include the traffic circle.
Council Motion at 2nd Reading of Ordinance No. 480-65T
March 4, 2014; Approved at 2nd reading (6-1) pursuant to the following:
1. Approving requested variances —driveway and minimum required stacking and
Subdivision Ordinance 483, Section 8.01(A), as amended, which requires every lotto
be on a public or private street and as requested to allow the lots to be configured as
shown on the revised concept plan;
2. Also noting the requirements under this motion are pursuant to:
a. the revised renderings that were presented to Council this evening;
b. the Declaration of Covenants, Restrictions, and easements (CCR) as
presented to Council in the application this evening;
c. the revised landscape plan presented to Council (included in Attachment "B"
of this Ordinance);
d. the revised permitted uses, as presented from Adams Engineering in their
letter dated March 4, 2014, noting that the drive -through service will only be
allowed for Lot 4 (correction made in S-P-2 regulations);
e. also noting the balance of the concept plan for the buildings that are not
included in this site plan approval that it is Council's expectation there will be
100% masonry construction;
f. the permitted uses represented from Adams Engineering that the food service
hours of operations as noted in the application that "they will close no later
than 11.00 p.m." that it is Council's intention to have wording that mentions
that it will be "no earlier than 11.00 p.m. (correction made in S-P-2
regulations);
Case No. Attachment G
ZA15-032 Page 20
g. the office building in the concept plan will be a four story construction and that
additional parking will be presented on the first level underneath the building;
h. pursuant to the revised concept/site plan as presented this evening and
(included in Attachment "B" of this Ordinance);
3. Concept Plan Review Summary No. 3, dated February 26, 2014:
2. Please make the following changes the Concept and/or Site Plans:
a. Show, label and dimension the width of the R.O.W. adjacent to the
site.
b. One 10' x 50' loading space is required for the hotel and that space
is provided on the west side of the building. Staff recommends
adding a loading space on the east side of the building adjacent to
the bar and restaurant or show how deliveries to the kitchen and bar
area will be made.
C. Subdivision Ordinance No. 483, Section 8.01(A), as amended,
requires that every lot front on a public or a private street. Council
approval of a variance will be required to allow the lot configuration
as shown. A variance was granted by City Council.
3. Please move the S-P-2 regulation regarding building articulation to the
section for Lot 1. The way the regulation is written, all future buildings
would be allowed to not meet the articulation requirements before City
Council has a chance to see the proposed elevations (corrected in the S-P-
2 regulations).
4. Revise the parking provided for Lot 1 in the Site Data Summary Chart on
the Concept Plan to 212 spaces.
5. Revise the office square footage in the first paragraph of Section 2.2 of the
TIA (48,000 s.f. should be 96,000 s.f.). The square footage is correctly
shown in Table 1 —Trip Generation Summary just below the paragraph.
6. Please make the following changes with regard to easements:
a. Label the existing common access easement on Lots 6R and 7R, Block 1,
Mesco Addition as shown on the plat recorded as Instrument No.
D211037987, Plat Records, Tarrant County, Texas.
7. All driveways/points of ingess/egress must comply with the Driveway
Ordinance No. 634, as amended). The following changes are needed:
a. The proposed driveway onto E. SH 114 does not meet the minimum 250
feet of spacing (60 feet shown) from an approved driveway and common
access easement located on Lot 7R, Block 1, Mesco Addition (case ZA96-
Case No. Attachment G
ZA15-032 Page 21
109). The driveway/common access easement on Lot 7R1, Block 1 is
labeled to be abandoned. Prior to issuance of a permit for the proposed
driveway on SH 114, a copy of the executed and recorded instrument(s) for
the off -site and on -site common access easements and agreement to
abandon the common access easement and driveway on the approved Lot
7R, Block 1, Mesco Addition (case ZA96-109) must be provided.
8. Revise the renderings and/or the Concept and Site Plans so that the
landscaped and sidewalk areas adjacent to the hotel entrance match. The
renderings are showing a landscaped area where a paved area is shown
on the Concept and Site Plans.
Tree Conservation Comments:
1. The submitted Development Regulations propose that 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 bufferyard. There are a significant
amount of existing trees and associated vegetation along the west and
north property lines. Identify these trees and designate if they will be
preserved, removed, considered marginal, and show how the proposed
west bufferyard landscaping will be integrated with the existing
vegetation.
2. The Preliminary Grading Plan shows that the McPherson Branch Creek
on Lot 6 is proposed to be graded and improved. There is one large
Post Oak tree on the back of Lot 7R, Block 1, Mesco Addition that
might be on the Kimball Park, Lot 6 property. The proposed grading
and south access drive look like they may alter the existing tree.
Please locate and identify this tree on the submitted plans.
Interior Landscape and Bufferyard Comments:
1. Some of the parking lot islands measure less than 12' in width from
back -of -curb to back -of -curb. Parking lot islands shall have a minimum
width of 12' back-to-back if curbed or 13' edge -to -edge if no curb is
intended, and shall be equal to the length of the parking stall.
2. No bufferyard is proposed along the east property line of Lot 6 in the
Summary Chart, but a bufferyard is shown on the concept plan. The
east bufferyard along the east property line of Lot 6 is required to be a
5' — A, adjacent to the commercial and office properties , and a 10' — E
along North Kimball Avenue. Include an S-P-2 regulation if a bufferyard
will not be provided.
3. Some of the Bufferyards on the Concept Plan and the Bufferyard
Summary Charts do not match.
1. Lot 3, west bufferyard is required to be a 10'— B, and is labeled 10'
— C on the Concept Plan, and 5' —A in the Bufferyard Summary Chart.
4. The parking lot landscape islands are required to contain at least the
minimum of the required canopy tree as shown along with shrubs,
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ground cover, ornamental grasses, seasonal color or a combination of
these plant materials. Turf grass is not acceptable vegetation within the
parking lot landscape islands.
Public Works/Engineering Review
General Comments:
1. Please provide an updated traffic impact analysis.
Preliminary Utility Comments:
7. No 900 bends, use 2-450 bends.
8. All waterlines to be public and in easements.
9. 12" waterline not on the City's Master Water Plan, therefore no city
participation in upsizing.
10. Any sanitary sewer lines crossing lot lines will need to be public and
contained in easements.
11. Extend SS-1 west to property line.
12. Extend SS-4 to west property line.
Planning and Zoning Commission Motion for Ordinance No. 480-657a:
April 23, 2015; Approved (5-0) subject to Site Plan Review Summary No. 1, dated April
16, 2015, subject to the following:
1. Staff report dated April 17, 2015, approving each of the proposed changes as
presented;
2. Noting for the record the applicant's willingness to get with Commissioner Springerto
explore alternate options to the louver window issue and cooling towers;
3. Noting the applicant's willingness prior to coming to Council to prepare a rendering of
the entryway so they can see the difference between the approved two story height
versus the twelve foot height that is being proposed;
4. Noting the applicant's willingness to try to match the proposed entry feature at the
front of the hotel with the entry at the conference center entrance.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
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ZA15-032 Page 23
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over -crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most
appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
Case No. Attachment G
ZA15-032 Page 24
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to post the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place for
a public hearing thereon at least ten (10) days before the second reading of this ordinance, and if
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
Case No. Attachment G
ZA15-032 Page 25
PASSED AND APPROVED on the 1st reading the day of , 2015.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2015.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZA15-032 Page 26
EXHIBIT "A"
Being described as Tracts 3A1A and 3A2A, Thomas Mahan Survey, Abstract No. 1049, City of
Southlake, Tarrant County, Texas, being approximately 15.518 acres, and more fully and
completely described below:
LEGAL DESCRIPTION
BEING a parcel of land located in the City of Southlake, Tarrant County, Texas, a part of the Thomas Mahan Survey,
Abstract Number 1049, and being a part of that tract of land described in a special warranty to NCI Group, Inc. as
recorded in Document Number D208018532, Tarrant County Deed Records, and being further described as follows:
BEGINNING at a 4-inch pipe fence post found at the northwest comer of said NCI tract of land, said point being in
the east line of Briarwood Estates, Phase I, an addition to the City of Southlake as recorded in Volume 388-139,
Page 7, Tarrant County Plat Records said point being the southwest comer of Rodgers Addition, an addition to the
City of Southlake as recorded in Cabinet A, Slide 3538, Tarrant County Plat Records;
THENCE along the north line of said NCI tract of land and along the south line of said Rodgers Addition as follows:
South 88 degrees 50 minutes 10 seconds East, 311.90 feet to a one-half inch iron rod found for comer;
South 89 degrees 49 minutes 28 seconds East, 55.61 feet to a five -eighths inch iron rod found at the most
northerly northeast comer of said NCI tract, said point being the northwest comer of Lot 1, Block 1, Mesco Addition,
an addition to the City of Southlake as recorded in Cabinet A, Slide 3232, Tarrant County Plat Records;
THENCE South 01 degrees 30 minutes 55 seconds West, 511.41 feet to a one-half inch iron rod found at the
southwest comer of said Lot 1;
THENCE North 83 degrees 56 minutes 10 seconds East, 152.74 feet along the south line of said Lot 1 to a "X" in a
concrete driveway set for comer in the west right-of-way line of North Kimball Avenue (a variable width right-of-way);
THENCE along the west right-of-way line of North Kimball Avenue as follows:
South 00 degrees 01 minutes 01 seconds East, 206.36 feet to a one-half inch iron rod set for comer,
Southwesterly, 64.71 feet along a curve to the right which has a central angle of 02 degrees 43 minutes 48
seconds, a radius of 1358.00 feet, a tangent of 32.36 feet and whose chord bears South 01 degrees 20 minutes 53
seconds West, 64.70 feet to a one-half inch iron rod set for comer;
Suuthwesterly, 45.30 feet along a curve to the left which has a central angle of 01 degrees 47 minutes 59
seconds, a radius of 1442.00 feet, a tangent of 22.65 feet, and whose chord bears South 01 degrees 48 minutes 53
seconds West, 45.30 feet to a one-half inch iron rod set for comer in the north line of that tract of land described in a
special warranty deed JTE Investments, Ltd. and Charles W. Anderson as recorded in Volume 15405, Page 216,
Tarrant County Deed Records;
THENCE South 89 degrees 59 minutes 17 seconds West, 113.94 feet to a one-half inch iron rod found at the
northwest comer of said JTE tract of land;
THENCE South 21 degrees 40 minutes 10 seconds West, 281.86 feet to a one-half inch iron rod found for comer in
the west line of Lot 4, Block 1, Mesco Addition, an addition to the City of Southlake as recorded in Cabinet A, Slide
3619, Tarrant County Plat Records;
THENCE Southwesterly, 101.86 feet along a curve to the right which has a central angle of 58 degrees 21 minutes
34 seconds, a radius of 100.00 feet, a tangent of 55.84 feet, whose chord bears South 50 degrees 51 minutes 00
seconds West, 97.51 feet to a one-half Inch iron rod found for comer in the north line of Lot 6R, Block 1, Mesco
Addition, an addition to the City of Southlake as recorded in Document Number D211037987, Tarrant County Plat
Records;
THENCE South 80 degrees 01 minutes 50 seconds West, 106.45 feet to a one-half inch iron rod found for comer in
the north line of Lot 7R, Block 1, Mesco Addition, an addition to the City of Southlake as recorded in Document
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Number D211037987, Tarrant County Plat Records;
THENCE along the north and west line of said Lot 7R as follows:
Southwesterly, 17.53 feet along a curve to the left which has a central angle of 20 degrees 05 minutes 15
seconds, a radius of 50.00 feet, a tangent of 8.86 feet, whose chord bears South 69 degrees 59 minutes 07 seconds
West, 17.44 feet to a one-half inch iron rod found for comer;
South 59 degrees 56 minutes 25 seconds West, 103.21 feet to a one-half inch Iron rod found for comer;
Southwesterly, 97.68 feet along a curve to the left which has a central angle of 55 degrees 57 minutes 53
seconds, a radius of 100.00 feet, a tangent of 53.13 feet, whose chord bears South 31 degrees 57 minutes 26
seconds West, 93.84 feet to a point in a drainage ditch for comer:
South 03 degrees 58 minutes 27 seconds West, 59.17 feet to a point in a drainage ditch at the southwest
comer of said Lot 7R, said point being in the north right-of-way of State Highway 114 (a variable width right-of-way);
THENCE North 85 degrees 59 minutes 38 seconds West, 145.01 feet along the north right-of-way line of State
Highway 114 to a one-half inch iron rod found for corner in the west line of said NCI tract of land and in the east line
of said Briarwood Estates, Phase 1;
THENCE along the west line of said NCI tract of land and along the east line of said Briarwood Estates, Phase 1 as
follows:
North 00 degrees 26 minutes 10 seconds West, 850.14 feet to a five -eighths inch iron rod found for comer;
North 04 degrees 28 minutes 13 seconds East, 102.90 feet to a five -eighths inch iron rod found for comer;
North 26 degrees 44 minutes 15 seconds East, 440.44 feet to the POINT OF BEGINNING and containing
675,965 square feet or 15.518 acres of land.
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EXHIBIT "B"
Reserved for approved plans
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