Item 7A - S-P-2 regsSubmitted May 18, 2020
Revised March 27, 2021
Creekside Point
Proposed Permitted Uses and Development Regulations for "S -P-2" Zoning
Permitted Uses:
This approximately 5.63 net acre property is divided into 3 lots. Lot 1 is 2.42 acres and shall include the
permitted uses as found in the "HC" Hotel District, the SH 114 Corridor Plan and the Comprehensive Land
Use Plan and uses in the SH 114 Corridor Plan and Comprehensive Land Use Plan that are related to a
upscale full service hotel. Lots 2-3 are shown in concept include the permitted uses as found in the "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.
• Meeting spaces (conference room)
Lots 2 and 3: "C-2" Local Retail Commercial District uses limited to:
• Retail and Personal Services
• Office
Development Regulations:
This property shall be subject to the development regulations for the "HC" Hotel District for Lot 1 and the
"C-2" Local Retail Commercial District for Lots 2 and 3 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.
• For the hotel tract only, 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.
• Loading zone only required on lot 1.
• Delivery to the property will be scheduled and limited to occur between the hours of 7:00 am to
7:00 pm and trash pick-up will be limited to occur between the hours of 7:00 am to 7:00 pm
Monday thru Sunday (must conform to the Contract for Residential and Commercial Refuse and
Collection).
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• As part of the internalized development with shared common access easement and parking, the
building lines will be allowed as shown on plan to allow for the construction of the three to four
buildings.
• Vary setbacks from each lot to allow the lot configuration as shown on plan.
• With the close proximity of the proposed buildings and cross parking layout, impervious
calculations will vary to allow for an overall impervious area of 80%.
• Tree removal to be as shown on plan.
• Vary width of bufferyards along the Lot 1 East buffer and the Lot 3 South buffer as shown on the
plans.
• Parking will be allowed into bufferyards along the western edge of Lots 2 and 3 and the eastern
edge of Lot 1.
Use and Operation:
The project overview entails a hotel development on Lot 1 with two (2) outparcel lots adjacent to SH -114/
Kirkwood Blvd. The two (2) outparcels shall be limited to the development of uses as allowed "C-2" Local
Retail Commercial District uses limited to: retail and personal services, and office uses.
The following is a lot by lot breakdown with the primary emphasis on the Lot 1 site plan.
Lot 1: (,Site Plan Application)
Upscale Full-service hotel.
Indoor services/uses to include:
• Restaurants (minimum 2,000 s.f.)
• Bar with on-site alcohol consumption
• ±84 guest suites (sizes range from approximately 300 sf to 520 sf)
• Meeting space (approximately 1,267 s.f.)
• Administrative office spaces
• Retail sundry spaces
• Business center
• Approximately 300 sf fitness center/gym
• Spa
Proposed outdoor services/uses to include:
• Patio containing leisure area
• Patio containing fire pit and dining
Exterior Design of the Proposed Hotel
The proposed hotel is approximately 58,195 s£ The footprint of the building is approximately 17,288 sf,
and is approximately 52' to the top of the primary parapet, and approximately 60' to the top of the tower
structure.
The building design is contemporary and includes a restaurant adjacent to the hotel lobby entrance. The
hotel is also signified by a contemporary porte-cochere.
The exterior finish materials of the building shall matched architectural elevations and renderings.
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Summary of Use and Operation:
The Developer proposes to develop, own, and operate an upscale Full -Service Hotel.
The proposed hotel is programmed to have approximately 84 guest suites, be a upscale full-service hotel,
with approximately 1,267 sf of meeting space that is divided between two separate rooms, restaurant and
bar, fitness center, and spa. The restaurants will consist of two restaurants, and a garden bar/patio. The first
floor restaurant will have dining/lounge space that will engage 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. An extensive amenity deck on the side of the hotel incorporates soft
seating hammocks, an outdoor fireplace, and covered social area.
Hotel hours of operation:
• Food service/restaurant may open as early as 6:00 am and close no later than 11:00 pm, 7 days a
week.
• Bar service may open as early as 10:00 am and close no later than 2:00 am Monday thru Saturday,
and on Sunday may open as early as 11:00 am and close no later than 2:00 am.
• Outdoor speakers — sound system will be shut off not later than 12:00 am and any outdoor music
will be powered off no later than 12:00 am, 7 days a week.
The proposed meeting space is included in the footprint of the hotel and is programmed primarily to host
group events such as corporate meetings. One of the rooms is divisible into two (2) break-out rooms while
the other is a single room. For non -corporate or smaller local -family type events, the facilities will be
available by reservation to rent the meeting rooms.
Meeting Space Hours of Operation:
• Normal hours (corporate events) — 8:00 am to 9:00 pm Monday thru Saturday. 11:00 am to 7:00 pm
on Sunday.
• Special event hours — 7:00 am to 2:00 am Monday thru Saturday, 11:00 am to 11:00 pm on Sunday.
Lot 2:
Concept plan proposes an out -parcel lot to be developed as one of the following: Retail and Personal Services,
and office.
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 two single story approximately 5,000 sf footprint buildings and 58 parking
spaces (part of shared parking). These buildings can be made into a single building with 10,000 sf
footprint or less, depending on the parking requirements of the proposed use.
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
The building facades shall utilize materials that have been approved by the city for the hotel
lot.
Lot 3:
Concept plan proposes an out -parcel lot to be developed as one of the following: Retail and Personal Services,
and office.
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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 approximately 3,500 sf footprint and 35 parking spaces (part
of shared parking).
Ultimate site plan will consist of what fits within the parameters of the Comprehensive Zoning
Ordinance but should generally conform to the concept plan.
The building facades shall utilize materials that have been approved by the city for the hotel
lot.
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 of site construction, parking lot landscaping and lighting as shown in the Phase 1
Construction plan will be part of the construction package and bidding.
Lots 2 and 3 will be developed in a latter phase.
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Parking Analysis (Hotel and Overall Site):
Parking as shown on the plan provides 233 spaces total. All parking spaces, entrances and drive aisles
shown in the Phase 1 Construction Plan boundary will be constructed with the Lot 1 hotel. Construction of
the additional lots and associated parking and their associated drive aisles will commence when lots 2-3 are
developed.
City Code:
- Overall site parking requirements for per City without SP zoning is 130 spaces for the hotel site and 85
spaces for the 2 (two) outparcel pads for a total of 215 spaces.
Parking Provided:
- There are 233 spaces provided on the property to be used between the three lots. There will be a shared
parking agreement prepared and filed with the courthouse prior to the property being platted. 140
parking spaces will be provided for Lot 1, and 93 spaces for Lots 2 and 3 combined. For the Phase 1
construction of the hotel, a total of 143 spaces will be built as shown in the Phase 1 Construction Plan.
Requested Variances:
a. A variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum
driveway stacking depth of 100' to allow the approximately 26' stacking depth provided on the SH 114
driveway and the approximately 35' stacking depths on the Kirkwood Blvd. driveway.
b. A variance requested to landscape ordinance No. 544 to allow for the interior and parking lot landscaping to
be as shown on the plans.
c. A variance to Driveway Ordinance No. 634, to not construct a right turn lane into the property driveway on
Kirkwood Blvd.
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