Department of Planning & Development Services

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1 Department of Planning & Development Services S T A F F R E P O R T April 1, 2016 CASE NO: PROJECT: EXECUTIVE SUMMARY: DETAILS: ZA Zoning Change and Site Plan for the Westin Hotel Seneca Rochester Harrell Southlake JV is requesting approval of a Zoning Change and Site Plan for the Westin Hotel from S-P-1 Detailed Site Plan District to S-P-1 Detailed Site Plan District with HC Hotel District Uses and other related uses as depicted in the applicant s narrative for the development of a full-service hotel, conference center and parking garage on approximately 6.83 acres located at 1200 E. State Hwy 114. SPIN Neighborhood # 4 Seneca Rochester Harrell Southlake JV is requesting approval of a Zoning Change and Site Plan for the Westin Hotel from S-P-1 Detailed Site Plan District to S-P-1 Detailed Site Plan District with HC Hotel District Uses and other related uses as described in the applicant s narrative under of this staff report. The current zoning was approved by City Council in April 2014 as ZA14-006, and included the development of a 7 story Westin hotel with 276 rooms and a 3 level parking garage with 400 parking spaces surface spaces. Prior to that approval, Council approved a zoning change in 2007 to -PUD Non-Residential Planned Unit Development District for the development of the Gateway Church campus. The project currently proposed is a revision of the 2014 Westin plan, consisting of a 6 story hotel with 253 rooms. The proposed hotel is full-service, incorporating guest rooms with in-room service, a restaurant/lounge, conference/meeting spaces, a pool, boutique retail space and other hotel related support services (back of house services). The proposal also includes a 2 level parking deck with 242 parking spaces, in addition to the 201 surface parking spaces located primarily around the perimeter of the site. The materials used on the hotel are a mixture of stucco, stone and glass curtain wall with aluminum and metal accent features throughout. Changes to the exterior elevations from the 2014 plan can be seen in attachment C. The overall height of the hotel has been lessened from 107 feet to 76 feet due to the removal of the 7 th floor event space and lounge found in the 2014 plan, and a 14 foot reduction in the height of the first floor/lobby area. The landscaping plan has also been revised in response to the reduction in building footprint and increase in surface parking. Although 5 Type A bufferyards are specified in the approved S-P-1 regulations, the 30 bufferyard which was previously shown on the south end of the property has been reduced ZA16-022

2 on the proposed plan to 10. The following is a site data summary of the currently proposed hotel compared to the plan approved in 2014: Zoning Approved Westin Plan ( 14) S-P-1 Detailed Site Plan District Proposed Westin Plan S-P-1 Detailed Site Plan District Land Use Designation Mixed-Use Mixed-Use # of Buildings 1 + garage 1 + garage Number of Proposed Lots 1 1 Percentage of Open Space 18% 17% Area of Impervious Coverage 82% 83% Proposed Building Area (sf) 277, ,807 Number of Stories 7 w/ 3 story garage 6 w/ 2 story garage Max Building Height 115 (107 shown) 115 (76 shown) Required Parking Refer to for breakdown of uses (1 per room * 276 rooms) + (1 per 200sf CC) + (1 per 100sf restaurant) = 495 spaces (1 per room * 253 rooms) + (1 per 200sf CC) + (1 per 100sf restaurant) = 442 spaces Provided Garage Parking 400 spaces / 3 levels 242 spaces / 2 levels Provided Surface Parking 100 spaces 201 spaces Total Provided Parking 500 spaces 443 spaces S.H. 114 SR Bufferyard Width Approx. 30 P/L to curb Approx. 10 P/L to curb Variance Driveway Stacking Depth - The Driveway Ordinance No. 634 requires for this site to have 150-feet of driveway stacking depth at each of the two driveways (Driveway A and B) being proposed on site. The applicant is proposing to have approximately 35 feet at each driveway along Grace Lane. A similar variance was approved by City Council with the previous submittal. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Zoning Change and Site Plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information Link to PowerPoint Presentation (D) Site Plan Review Summary No. 1, dated March 28, 2016 (E) Surrounding Property Owners Map and Responses (G) Full-Size Plans (Planning Commission and City Council only) STAFF CONTACT: David Jones (817) Dennis Killough (817) ZA16-022

3 BACKGROUND INFORMATION OWNER: APPLICANT: Gateway Church Seneca Rochester Harrell Southlake JV PROPERTY SITUATION: 1200 E. State Hwy 114 LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: REQUESTED ZONING: HISTORY: Lot 1, Block 4, Gateway Church 114 Campus Addition Mixed Use S-P-1 Detailed Site Plan District with HC Hotel District Uses S-P-1 Detailed Site Plan District with HC Hotel District Uses - On June 17, 1997 the City Council approved a Zoning Change and Concept Plan for -PUD Non-Residential Planned Unit Development District under Planning Case ZA (Ordinance No ). - On August 21, 2007 the City Council approved a Preliminary Plat for the Gateway Church campus under Planning Case ZA On August 21, 2007 the City Council approved a Zoning Change and Concept Plan for the Gateway Church campus from -PUD Non- Residential Planned Unit Development District to -PUD Non- Residential Planned Unit Development District with religious institutions as the primary use under Planning Case ZA (Ordinance No a). - On May 8, 2008 the Planning & Zoning Commission approved a Final Plat under Planning Case ZA On April 1, 2014, the City Council approved a Zoning Change and Concept Plan for the Westin hotel from -PUD Non-Residential Planned Unit Development District to S-P-1 Detailed Site Plan District with HC Hotel District Uses under Planning Case ZA (Ordinance No ). CITIZEN INPUT: Though a SPIN meeting was held on January 6, 2014 for the original Westin development, no SPIN meeting was held for this amended plan. SOUTHLAKE 2030: Future Land Use Plan The Southlake 2030 Future Land Use Plan designates this property as Mixed Use. The Mixed Use land use designation is defined within Southlake 2030 as follows: Attachment A ZA Page 1

4 The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher-intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance-free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. Hotels within the Mixed Use land use designation are described as follows: o o Hotel uses should be full-service hotels at market-driven locations, primarily in the S.H. 114 Corridor. Full-service, for the purposes of this plan, shall be hotels that include a table-service restaurant within or directly attached to the hotel. Other services or amenities typically included would be bell service and room service, as well as available meeting space. The desire is to approve hotels adequate to support market-driven commerce in the City, paying attention to the product mix such that the hospitality services in the area are complementary to one another. According to both these descriptions, the proposed hotel development is consistent with the intent of the land use description and hotel description. Urban Design Plan The Urban Design Plan also includes recommendations pertaining to the State Highway 114 corridor where this site is proposed to be located. These recommendations are as follows: o o Establish appropriate scale and bulk standards for buildings along the highway, specifically at mid-block locations. Buildings should be 4 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low-profile, single story pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian accessways. o Structured parking is encouraged over surface parking. Specifically, shared parking is also encouraged between adjoining Attachment A ZA Page 2

5 complementary land uses. Special attention should be given to the design of parking garages to avoid plain facades with views of parked cars from adjoining properties and rights-of-ways. Façade details, vertical and horizontal courses such as cornices, lintels, sills, and water courses should be used to add interest along facades. To the extent possible, parking garages should be located behind principal structures to limit views from the highway. This proposed development has a parking garage located towards the rear of the site screened from the highway by the hotel. A shared parking agreement to utilize the western Gateway Church parking lot is under discussion between the hotel and Gateway Church. Mobility Master Plan On the City s Thoroughfare Plan within the Mobility Master Plan Grace Lane is shown to be a 100-foot, 4-lane divided arterial (A4D). During the development of the Gateway Church campus, a variance was granted for Grace Lane to be reduced to an 80-foot divided arterial. The Active Transportation section of the City s Mobility Master Plan recommends an 8-foot or greater multi-use trail along the frontage road of State Highway 114. The applicant is proposing a 10-foot sidewalk along the frontage road (where it will connect existing segments at Gateway Church and the neighboring Bowen Building) and a 6-foot sidewalk along Grace Lane. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The proposed development will have access onto Grace Lane via two driveways. Grace Lane is currently built with 100 foot right of way and median for 483 feet north of the State Highway 114 frontage road; beyond this point, the facility narrows to an 80-foot undivided roadway. Attachment A ZA Page 3

6 Since development on this property is contingent upon two points of access being provided, Grace Lane must be completed to at least the northern limit of the property prior to release of occupancy. A Traffic Impact Analysis (TIA) was previously provided by the applicant for the original Westin Hotel development. SH 114 Frontage Road - Exit Ramp to Carroll Avenue (017W) 24hr West Bound (7,308) AM Peak AM (475) 7:45 AM 8:45 AM PM Peak PM (733) 5:30 6:30 PM * Based on the 2013 City of Southlake Traffic Count Report Traffic Impact Use Rooms Vtpd* AM- AM- PM- PM- IN OUT IN OUT Hotel (310) 276 1, * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7 th Edition The original 2014 Westin plan included a parking study in support of parking provided below City minimum requirements. This study was updated to reflect changes in the parking counts and is included in. TREE PRESERVATION: UTILITIES: There is approximately 65% tree coverage on this site. The applicant has indicated to staff that only 40% of these trees are considered to be healthy. The S-P-1 zoning district does not require the applicant to preserve any minimum amount of trees but rather makes their tree preservation plan subject to City Council s approval. Due to the amount of grading this development will require, no trees will be preserved and therefore the applicant did not develop a tree conservation plan. Water The site has access to an existing 20-inch water line along the State Highway 114 frontage road and an 8-inch water line along Grace Lane. Sewer The site will have access to an 8-inch sewer line that was installed during the development of the Gateway Church campus. STAFF COMMENTS: Attached is Site Plan Review Summary No. 1, dated March 28, N:\Community Development\MEMO\2016 Cases\022- ZSP - Westin Hotel\ZA PZ Staff Report Attachment A ZA Page 4

7 ZA Attachment B ZA Page 1

8 Approved S-P-1 Regulations ZA Page 1

9 ZA Page 2

10 Revised S-P-1 Regulations (proposed) ZA Page 3

11 ZA Page 4

12 Approved Site Plan ZA Page 5

13 Proposed Site Plan ZA Page 6

14 Approved Landscape Plan ZA Page 7

15 Proposed Landscaping Plan ZA Page 8

16 Approved Elevations ZA Page 9

17 Proposed Elevations ZA Page 10

18 Original Floor Plan ZA Page 11

19 Current Conceptual Floor Plan ZA Page 12

20 Site Amenities as approved ZA Page 13

21 ZA Page 14

22 ZA Page 15

23 SITE PLAN REVIEW SUMMARY : ZA Review No.: One Date of Review: 03/28/16 Project Name: Zoning Change and Site Plan Westin Hotel 1200 East S.H. 114 APPLICANT: Paul Barham OWNER: Gateway Church Seneca Rochester Harrell Southlake JV Brad Henderson Westgrove Drive, Suite Blessed Way Addison, Texas Southlake, Texas Phone: pbarham@harrellhospitality.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/14/16 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 THE APPROPRIATE STAFF MEMBER. David Jones, AICP Principal Planner Phone: (817) djones@ci.southlake.tx.us Planning Review 1. Place the City case number ZA16-022" in the lower right corner of all submitted exhibits for ease of reference. 2. The provided fee of $ is incorrect. Provide an application fee in the amount of $541.60, made payable to the City of Southlake. Cash or check payments can be made in the Building Inspections office, Suite 250. Credit card payments may be made online through SOUTHLAKE ON DEMAND using ZA as the permit number. Indicate in writing how you wish for us to dispose of the first check. See attached invoice. 3. Regarding the S-P-1 regulatory document: a. The amount of meeting space specified is up to 22,000 square feet ; however, sheet A0.1 shows 26,962 square feet of meeting space combined between levels 1 and 2; b. Clarify whether the interior courtyard and roof top patio area are still planned; c. A development regulation should be added to the narrative that contains the following: The elevations and articulation of those elevations shall be as presented in the Zoning Change and Site Plan. 4. Because this is a new submittal for zoning and site plan approval, the previously-granted variance to stacking depth requirements must again be requested in writing and approved by City Council. 5. Prior to release of a Certificate of Occupancy, Grace Lane must be completed to City standards and accepted by the City. At a minimum, the completed road must run to a point equal to the northern boundary of the property. ZA Page 1

24 6. Based on prior City Council motion, staff recommends providing fencing elevations and alternate fencing design and materials. 7. Show pedestrian access by shading sidewalks in a darker/contrasting color. 8. Label the depth of each driveway throat. Tree Conservation/Landscape Review kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: * The proposed tree conservation is consistent with the previously approved Tree Conservation Plan. No existing trees are proposed to be preserved. LANDSCAPE AND BUFFERYARDS COMMENTS: 1. There is a note in the Building Area Table on the Site Plan that says All square footages above are approximate and will be finalized during design phase. The building square footage cannot be approximate because the interior landscape requirements are based on 50% of the area footprint of the main building and 5% of the area footprint of the parking garage. If these areas change the required interior landscape calculations will change, as well as the proposed Landscape Plan. 2. The calculations in the Interior Landscape Charts on the Site Plan and Landscape Plan do not match. Ensure that both Interior Landscape Charts match. 3. Provide the Bufferyards Summary Chart on the Landscape Plan. 4. Plant material must be provided for the required bufferyards. Required interior landscape plant material cannot be counted as bufferyard plant material. 5. Within Exhibit B, the proposed bufferyards surrounding the property are proposed to be 5 A type bufferyards. This is not consistent with the regulations of the Bufferyards and Corridor Overlay sections of the Zoning Ordinance. (5 A-type bufferyards are proposed in the S-P-1 regulatory document.) 6. Parking lot islands shall have a minimum width of 12 back-to-back if curbed or 13 edge-toedge if no curb is intended, and shall be equal to the length of the parking stall. Parking lot islands must also contain shrubs, ground cover, ornamental grasses, seasonal color, or a combination of these plant materials along the required canopy tree. ZA Page 2

25 7. When parking is provided between the right-of-way and the building set back line, a solid evergreen hedgerow of plants obtaining a mature height greater than three feet (3 ) shall be planted for the entire length of the parking. When planted, this hedge shall be a minimum of two feet (2 ) in height and planted no further than thirty inches (30 ) on center. * Indicates informational comment. # Indicates required items comment. Steven Anderson, P.E. Civil Engineer Phone: (817) sanderson@ci.southlake.tx.us Public Works/Engineering Review Public Works comments pending Kelly Clements Fire Marshal Phone: (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review The proposed structure will be considered a high-rise building as per the City of Southlake amendments to the 2012 International Fire Code. No comments were made pertaining to the parking structure due to the limited amount of information provided. (Parking garage will be reviewed with future plan submittal) Automatic fire sprinkler system will be required for buildings over 6,000 square feet. (Per 2012 I.F.C. Sec as amended) 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. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant. (A remote FDC is acceptable to meet the requirement)(fdc not shown on plans) FIRE LANE COMMENTS: Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec ) ZA Page 3

26 General Informational Comments: * Staff strongly recommends contacting Daniel Cortez in the City Manager s Office to determine if a SPIN meeting would be beneficial to your application. Daniel can be contacted by phone at (817) or by at dcortez@ci.southlake.tx.us. For more information about SPIN and the SPIN process please go to SouthlakeSPIN.org. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * This development must comply with Corridor Overlay Regulations, Section 43(II). * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Denotes Informational Comment ZA Page 4

27 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Westin Hotel SPO# Owner Name Zoning Address Acreage Response NEC CARROLL & 114 LTD 1. PRTNSHP AG 950 N CARROLL AVE NEC CARROLL & 114 LTD PRTNSHP AG 940 N CARROLL AVE NEC CARROLL & 114 LTD PRTNSHP AG 930 CASEY CT SCHENK, JOEL SF1-A 1075 CASEY CT JOHNSON, DEBORAH BOHANNON ETAL AG 1033 CASEY CT COLLINS, TED SF1-A 997 CASEY CT CARROLL, ISD AG 1375 E HIGHLAND ST GATEWAY CHURCH PUD 1301 E KIRKWOOD BLVD ZA Page 1

28 GATEWAY CHURCH PUD 700 BLESSED WAY GATEWAY CHURCH PUD 1501 E HIGHLAND ST CARROLL, ISD AG 1009 N CARROLL AVE GATEWAY CHURCH PUD 701 BLESSED WAY GATEWAY CHURCH PUD 700 N KIMBALL AVE PEBL PARTNERSHIP LTD SP E SH CARROLL, ISD AG 1379 E HIGHLAND ST GATEWAY CHURCH SP E SH CARROLL, ISD CS 1335 E HIGHLAND ST CARROLL, ISD AG 1361 E HIGHLAND ST CARROLL, ISD CS CADG GATEWAY LAKES LLC TZD 2000 E KIRKWOOD BLVD GATEWAY CHURCH CS 2121 E SOUTHLAKE BLVD Superintendent of Carroll ISD Grapevine Colleyville ISD Superintendent of Northwest ISD 25. Superintendent of Keller ISD F: In Favor O: Opposed To U: Undecided : No Response Notices Sent: Eleven (11) Responses Received: None ZA Page 2