Item 6B, 6C, 6D
Carillon Corporate District Hotel Indigo
Items 6B,6C,6D
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Applicant: Jacobs Engineering, Inc.
Requests: 6B) Zoning Change and Development Plan for Carillon Corporate District to allow a Hotel Indigo.
6C) Site Plan for Hotel Indigo
6D) Preliminary
Plat for Hotel Indigo
Location: Southwest corner of Carillon Court and Riviera Lane
ZA16-029, ZA16-030, ZA16-031
Good evening Mayor and City Council – I will be presenting items 6B, 6C, and 6D together. Jacobs Engineering, Inc. is requesting approval of a Zoning Change and Development Plan for
Carillon Corporate District to allow a Hotel Indigo as a permitted use which is item 6A; a site plan for the hotel Indigo which is item 6B; and a preliminary plat for Hotel Indigo which
is item 6C.
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The Future Land Use designation is Mixed Use – A hotel use is compatible with the mixed use designation. The urban design plan addresses bulk and scale for buildings along the corridor
specifically at mid block points and recommends 4-6 stories. The land use plan speaks to Hotel uses and indicates that 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.
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The current zoning is ECZ Employment Center Zoning District. The current ECZ zoning district does not allow a hotel use on the corporate district. There for a rezoning of the corporate
district is required to allow a hotel as a permitted use.
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Aerial View
6B - Carillon Corporate District (ZA16-029) rezoning boundary
An aerial view of the Carillon Corporate District is shown outlined in green.
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Aerial View
6C - Site Plan Boundary (ZA16-030) – Red
An aerial view of the Carillon Corporate District is shown outlined in green.
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Aerial View
Malai Kitchen
6D - Preliminary Plat Boundary (ZA16-031) - Blue
A site plan for the Hotel Indigo lot and a Preliminarary Plat for the hotel and off-site driveway will catch up with the zoning case at 2nd reading if it is approved at 1st reading.
The preliminary plat boundary is shown here in blue.
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Item 6B - Existing Development Plan
The existing development plan shows two office building in blue 3 stories – approximately 160 K each), two retail buildings in pink (approx 13,000 sq ft each) and two parking structures
in the Corporate District. A right out only street connection is shown between the west office building and the plaza district. A hotel is shown in tan color in the Plaza District.
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Item 6B - Existing Development Plan
Right out only street connection
The existing development plan shows two office building in blue 3 stories – approximately 160 K each), two retail buildings in pink (approx 13,000 sq ft each) and two parking garages
in the Corporate District. A right out only street connection is shown between the west office building and the plaza district. A hotel is shown in tan in the Plaza District.
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Item 6B - Development Plan at 1st Reading
Hotel Indigo
Driveways to office property removed
After receiving input from Carillon residents, this is plan that was initially presented to City Council on August 2, 2016. A right out driveway to SH 114 was added back to the plan
and the driveway from Carillon Court to the office property was removed. A driveway connection to the Plaza District to the west was also added on this plan.
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Item 6B - Revisions to Development Plan
Main entrance facing Carillon Ct.
This is the development plan under consideration this evening. Since the first reading of this item the hotel has been flipped 180 degrees and the main entrance is towards Carillon
Court or internal
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Amend the permitted uses to allow a hotel as a permitted use in the Corporate District. The hotel height maximum is 90’. 100’ as indicated in the Plaza District restrictions. The hotel
architectural design is to generally conform to the Hotel-specific Plaza District requirements in the ECZ zoning.
Redefine the parking standards for the hotel use based on 1.2 spaces
per hotel room.
Amend the zoning to allow a loading zone at the front entrance.
Revise the Development Plan to incorporate a hotel use along S.H 114 and to replace the Plaza Street
‘C’ connection to S.H. 114 with a common access driveway.
Proposed amendments to the ‘ECZ Zoning District
* Changes to amendments since 1st reading on 8/2/2016 shown in red.
The proposed amendments to the ECZ zoning district are shown here with the changes to the amendments since 1st reading highlighted in red. The zoning is proposed to be amended to allow
a hotel in the Corporate District. The regulations for the hotel are proposed to be the same as the approved hotel in the Plaza District, with a maximum height of 90’., changed from
100’ per Council at 1st reading. Two other proposed changes are to define the parking standards for the hotel use based on 1.2 spaces per hotel room and to revise the Development Plan
to incorporate a hotel use along S.H 114 and to replace the Plaza Street ‘C’ connection to S.H. 114 with a common access driveway. When City Council sees the site plan you I will point
out the reloaction of the loading zone, so the amendment to the zoning to allow a loading zone at the front entrance has been removed per Council’s direction at 1st reading.
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Carillon Zoning Corporate District
This slide shows the typical elevations in the corporate district plus a layout of the current building configuations.
The offices are intended to be 3 stories and about 160.K sq
ft in size, 50 ‘ setback from SH 114 and 20’ from Kirkwood and internal ROW.
65’ height minimum with the provison + one 12 foot bonus floor
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Corporate District Revisions
Allow for hotel use in Corporate District
Reconfigure Corporate District building layout for hotel along S.H. 114
Parking for hotel is 1.2 spaces per hotel room
Here is a close up view of the Corporate District with the revisions.
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6B Circulation Plan
There is a Carillon circulation plan that identifies certain streets in the development and provides special streetscape designs. There is a cross section of street P in the zoning
booklet which runs along the north portion of the property.
Street P – incorporates a 20 foot landscape buffer on the office side of the street.
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Corporate District Revisions
Plaza Street C connection replaced with common access driveway
The zoning booklet is also being revised to replace the Plaza Street C connection with a common access driveway. As discussed before, the driveway will have a right out only connection
to SH 114 and a connection to the Plaza District to the west.
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Corporate District Revisions
Plaza Street C connection replaced with common access driveway
Plaza Street C was also revised on this page in the zoning booklet.
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Proposed Hotel Indigo (ZA16-030)
I’ll present the exhibits associated with the Site Plan for Hotel Indigo-Carillon tonight since the zoning change is tied directly to the hotel. As stated before, the Zoning Change and
Development Plan for the Carillon Corporate District must be approved at 2nd reading prior to City Council consideration of the Hotel Indigo Site Plan since the existing zoning does
not allow a hotel as a permitted use in the Corporate District. The proposed Hotel Indigo is a five-story hotel with 119-121 rooms. The fifth floor extends into the mansard roof.
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Hotel Indigo Details
Five (5) stories with 88,000 – 91,000 sq. ft. gross floor area
119 - 121 guestrooms - 300 sq. ft. minimum
Full service restaurant and bar - 2,200 sq. ft.
Ballroom and meeting rooms
- 3,000 – 4,000 sq. ft.
Fitness center - 750 sq. ft.
Full service kitchen, on-site laundry, office spaces and support services
Central A/C with screened roof mounted mechanical equipment
Here are some details of the proposed hotel.
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Previous Hotel Indigo Site Plan (ZA16-030)
The proposed site plan for Hotel Indigo is shown here. The gross floor area is approximately 88,000 -91,000 square feet and the height is shown at 58’. The park areas has been modified
and trails and a gazebo are shown. A dog park that was presented in the open space lot at P&Z has been removed.
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Revised Hotel Indigo Site Plan (ZA16-030)
Main entrance facing Carillion Ct.
Loading zone relocated
Dumpster enclosure relocated
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Gazebo Examples
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Variances Requested
A variance to Driveway Ordinance No. 634, as amended, Section 5.2(d), requiring a stacking depth of 75’ for both driveways on the proposed hotel site, is requested to allow approximately
20’ of stacking depth on the west driveway and approximately 25’ of stacking depth on the east driveway.
A Variance to the Carillon “ECZ” Employment Center Zoning District, Ordinance
No. 480-464A, Section 6.0, requiring parking space groups to be no greater than 12 contiguous spaces long without a parking lot median to allow one group of fourteen (14) spaces to the
north of the hotel and one group of sixteen (16) spaces to the west of the hotel.
A variance to Driveway Ordinance No. 634, as amended, Section 5.2(d), requiring a stacking depth of 75’ for both driveways on the proposed hotel site, is requested to allow approximately
20’ of stacking depth on the west driveway and approximately 25’ of stacking depth on the east driveway.
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Variance Exhibit
±20’
±25’
75’ Stacking Depth Required
Here is an exhibit showing the requested stacking depth variances.
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Variance Exhibit
16 spaces
No more than 12 contiguous spaces without an island required
14 spaces
Here is an exhibit showing the requested variance to allow more than 12 contiguous spaces without a parking island.
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Elevations
Stone
Stucco
The north and south elevations of the hotel are shown here. The façade materials are stone and stucco.
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Elevations
The east and west elevations of the hotel are shown here.
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Previous Landscape Plan
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Revised Landscape Plan
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Original Tree Preservation Analysis
Carillon Corporate District
Hotel Indigo Site
The Tree Preservation Analysis that was approved with the original Carillon zoning in 2008 showed all trees in the Corporate District to be subject to removal.
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Previous Tree Preservation Plan
The Tree Preservation Plan for the hotel lot proposes 17% of the existing tree cover to be preserved.
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Revised Tree Preservation Plan
The Tree Preservation Plan for the hotel lot proposes 17% of the existing tree cover to be preserved.
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Preliminary Plat
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ZA16-029
Planning and Zoning Commission:
May 19, 2016; A motion to the deny the item received a 2-2 vote.
City Council:
June 7, 2016; Tabled on consent (7-0) to the August 2, 2016 meeting.
August
2, 2016; Approved at 1st reading (7-0) subject to the staff report dated July 26, 2016 and Development Plan Review Summary No. 3, dated July 22, 2016, granting the variance to the Driveway
Ordinance No. 634, as amended, Section 5.2.d requiring a stacking depth of 75’ for both driveways on the proposed hotel site allowing approximately 20’ of stacking depth on the west
driveway and approximately 25’ of stacking depth on the east driveway noting the following:
that the applicant has indicated a willingness to work with staff on the right of way continuation
of Carillon Ct.;
also noting the applicant has agreed to offer alternative options at 2nd reading related to the commercial loading and unloading space and the potential to move that
out of the front of the building and the front entrance;
noting the applicant’s agreement that the maximum building height will be 90’;
and finally noting that Council with this approval
is directing staff to initiate a rezoning process in the Plaza District at Carillon specifically to the line item use of hotel as a permitted use and noting the applicant has consented
to this staff action.
August 16, 2016; Tabled on consent to the September 6, 2016 meeting.
September 6, 2016; Tabled on consent to the September 6, 2016 meeting.
September 20, 2016;
Tabled on consent to the October 4, 2016 meeting.
October 4, 2016; Tabled on consent to the October 18, 2016 meeting.
October 18, 2016; Tabled on consent to the November 1, 2016 meeting.
November
1, 2016; Tabled on consent to the November 15, 2016 meeting.
A motion to deny the item received a 2-2 vote at the May 19, 2016 Planning and Zoning meeting.
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ZA16-030
Planning and Zoning Commission:
May 19, 2016; A motion to the deny the item received a 2-2 vote.
City Council:
September 6, 2016; Tabled on consent to the September 6, 2016 meeting.
September
20, 2016; Tabled on consent to the October 4, 2016 meeting.
October 4, 2016; Tabled on consent to the October 18, 2016 meeting.
October 18, 2016; Tabled on consent to the November
1, 2016 meeting.
November 1, 2016; Tabled on consent to the November 15, 2016 meeting.
A motion to deny the item received a 2-2 vote at the May 19, 2016 Planning and Zoning meeting.
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ZA16-031
Planning and Zoning Commission:
May 19, 2016; A motion to the deny the item received a 2-2 vote.
City Council:
September 6, 2016; Tabled on consent to the September 6, 2016 meeting.
September
20, 2016; Tabled on consent to the October 4, 2016 meeting.
October 4, 2016; Tabled on consent to the October 18, 2016 meeting.
October 18, 2016; Tabled on consent to the November
1, 2016 meeting.
November 1, 2016; Tabled on consent to the November 15, 2016 meeting.
A motion to deny the item received a 2-2 vote at the May 19, 2016 Planning and Zoning meeting.
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Questions?
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