TOWN STAFF REPORT RECOMMENDATIONS
title
Conduct a public hearing and consider a recommendation for approval of a site plan for the phase two expansion of the Deloitte University Campus.
body
STAFF: Nick Ford, Development & GIS Manager
BACKGROUND:
DCLI LLC (the "Applicant/Developer") is requesting a site plan for the phase two expansion of the Deloitte University Campus located on a 225-acre area in the PD3-12 and PD3-12A zoning districts.
As part of the next phase, Deloitte intends to construct new state-of-the-art, privately owned conference, learning, and lodging facilities. The conference, education, and lodging facilities will serve as a learning and leadership development facility for Deloitte’s employees and clients. The existing buildings reside on an improved 107 acres (PD3-12), including a 705,000 sq ft facility and a 12,000 sq ft entertainment venue. Deloitte acquired the adjacent unimproved 117.6 acres (PD3-12A) resulting in an entire 225-acre campus.
The proposed buildings will include, but are not limited to, guestrooms comparable to a 4-star quality hotel, a social venue, a ballroom, conferencing, a learning facility, and a parking structure. The common areas will include onsite dining options, coffee/wine bars, a fitness center(s), and outdoor pedestrian paths connecting the buildings.
Projected Construction Timelines
a. Phase 1 - Site Infrastructure: 6/16/2023 to 12/15/2023
b. Phase 2A - Foundations: 9/7/2023 to 7/2/2024
c. Phase 2B - Garage: 9/7/2023 to 9/5/2024
d. Phase 3: Buildings: 1/2/2024 to 10/31/2025
Current Conditions
Deloitte University currently contains a 705,000-square-foot building with 799 guestrooms. In addition, they have a small entertainment venue (“The Barn”) of about 12,000 square feet. Some trails and recreational fields exist throughout the campus as well.
ZONING
History
In June 2008, the Town Council approved Ordinance 591 rezoning a 107-acre tract of land on the Circle T Ranch from PD3-3 to PD3-12, establishing allowable land uses and development standards for the construction of Deloitte University.
In January 2021, the Town Council approved Ordinance 920 rezoning a 117-acre tract of land on the Circle T Ranch from PD3-3 to PD3-12A, establishing allowable land uses and development standards for the construction of phase two facilities for Deloitte University. Subsequently, in December 2022, the Town Council approved Ordinance 960 approving the concept plan for the phase two expansion of the Deloitte campus.
Allowed Uses
Deloitte is proposing the following uses: office; conference; hotel; food and beverage services; and a parking structure. All proposed uses are permitted by right or as an accessory use within the PD3-12 and PD3-12A district. Any use where alcoholic sales are involved (restaurant, café, or dining facility) would require an additional Specific Use Permit (SUP) to be approved by the Town Council.
Development Standards
Maximum Aggregate Floor Area - In the PD3-12 zoning district the maximum aggregate floor area allowed is 1,250,000. With the existing facilities on the campus and the newly proposed building (5 Deloitte Way) as well as the main building expansion this will yield a total square footage of 1,035,000. The parking is not counted towards this aggregate. In the PD3-12A zoning district the maximum aggregate floor area allowed is 1,000,000 square feet. The newly proposed buildings in this zoning district total to 402,000 square feet.
Max Guestrooms - In the PD3-12 zoning district the maximum allowed guestrooms is 1,200. With the existing 799 guest rooms and an additional 301 guest rooms, this will yield a total of 1,100 guestrooms in the district. The PD3-12A zoning district does not address a maximum amount of guestrooms however a total of 302 guest rooms is proposed with the additions. Town staff approves of the additional guestrooms stipulated in the PD3-12A zoning district.
Minimum Lot Size - The minimum lot size in the PD3-12 and PD3-12A zoning districts is 200,000 square feet. Deloitte exceeds this standard as proposed.
Minimum Lot Width - The minimum lot width in the PD3-12 and PD3-12A zoning districts is 200 feet. Deloitte exceeds this standard as proposed.
Maximum Building Height - The maximum building height in the PD3-12 zoning district is 735 feet MSL. The following shows the heights of the buildings in the PD3-12 zoning district:
|
BUILDING |
HEIGHT |
MSL HEIGHT |
|
1 Deloitte (Existing) |
63 feet |
~ 706 feet |
|
1 Deloitte (Expansion) |
49 feet |
~ 692 feet |
|
5 Deloitte Way (SW Building) |
61 feet |
~ 713 feet |
|
6 Deloitte Way (Parking Garage) |
27 feet |
~ 668 feet |
The maximum building height in the PD3-12A zoning district is 75 feet or 735 feet MSL. The following shows the heights of the buildings in the PD3-12A zoning district:
|
BUILDING |
HEIGHT |
MSL HEIGHT |
|
3 Deloitte Way (NE Building) |
65.5 feet |
~ 734 feet |
|
4 Deloitte Way (Social Venue) |
24 feet |
~717 feet |
All buildings are under the allowable maximum building heights.
Minimum Building Size - the minimum building size in both PD3-12 and PD3-12A zoning districts is 3,000 square feet. Deloitte exceeds this standard as proposed.
Setbacks - The PD3-12 and PD3-12A zoning district specifies a front setback of 100 feet, a rear setback of 100 feet, and a side setback of 75 feet. All proposed buildings are behind the front, rear setback, and side setbacks.
Building Design
The proposed buildings will be consistent with the existing Deloitte University building. There are a few minor changes with installing some construction materials and newer methods of said installation, however, the overall impact of the design has remained the same. The Town Architect has approved the building design and materials.
Parking
Section 102-155 of the Westlake Code of Ordinances establishes an off-street parking requirement of one parking space per 300 square feet of building floor area of office space. In addition, there should be one parking space per guest room as well. There currently exists ~530 parking spaces at Deloitte University with ~460 more spaces proposed within the new parking structure. The total number of parking spaces will then yield about 990 parking spaces. In addition to the proposed parking spaces 15 bus/transport bays will be included in the parking structure to store/stage Deloitte’s transportation services to and from the facility. This is the most common way guests will access the facility as the parking spaces are mostly reserved for the employees.
Lighting
Sections 102-206 thru 102-240 of the Westlake Code of Ordinances establish outdoor lighting requirements for the Town. The outdoor lighting code provides for various lighting parameters such as shielding, preferred lamp types, color temperature, height, illumination, etc. The lighting plan provided shows conceptually proposed lighting fixtures, general locations, and foot-candles. The maximum height of lighting fixtures within both the PD3-12 and PD3-12A zoning districts is 12 feet. Deloitte University intends on meeting all lighting requirements of the Town’s Dark Sky requirements.
Landscaping
The Deloitte University campus is governed by Chapter 98 of the Westlake Code of Ordinances. The applicant has also provided a landscaping and open space master plan for the development. Large quantities of trees are proposed to be planted as well as existing trees moved around the site to accommodate any new screening efforts from public right of way. The Landscaping and Open Space Plan exceeds the standards of the Town’s Code of Ordinances.
Signage
No signage is proposed in this site plan submittal.
COMPREHENSIVE PLAN
The comprehensive plan shows various elements the Town would like to incorporate in the future for various developments around the Town such as road and trail locations, key intersections, future land uses, future town facilities, future parks or open space areas, and lighting zones. Deloitte University belongs to the “Town Core” future land use category and is surrounded by various amounts of open space. Parks and trails are being addressed via a development agreement with the Town and Deloitte at a future date. Deloitte’s plan is consistent with land uses provided in the comprehensive plan.
STAFF RECOMMENDATION:
Staff recommends approval of this site plan subject to the recommendations below.
PLANNING AND ZONING ACTION/OPTIONS:
1) Motion to recommend approval as is.
2) Motion to recommend approval with commission conditions.
3) Motion to table to a future meeting.
4) Motion to recommend denial.