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Item 7A - S-P-2 RegulationsPage 1 of 5 Submitted May 18, 2020 Revised January 7, 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 space (conference room) Lots 2 and 3: “C-2” Local Retail Commercial District uses limited to:  Restaurant (bar is a permitted accessory use)  Showroom 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). Page 2 of 5  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 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.  Drive-thru lanes will not be permitted on the site for restaurant uses. 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: Restaurant (bar is a permitted accessory use) and showroom. 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:  Restaurant with lounge (minimum 2,000 s.f.)  Bar with on-site alcohol consumption  ±100 guest suites (sizes range from approximately 300 sf to 520 sf)  Meeting space (minimum 2,300 s.f.) for a capacity of approximately 250 persons with multiple rooms that can be split into multiple spaces for events, banquets, and conferences.  Administrative office spaces  Retail sundry spaces  Business center  Approximately 600 sf fitness center Proposed outdoor services/uses to include (it should be noted that all patios are interconnected):  Patio containing leisure area  Patio containing fire pit and dining  Roll-out bar service Exterior Design of the Proposed Hotel The proposed hotel is approximately 68,800 sf. The footprint of the building is approximately 13,500 sf, and is approximately 58’ to the top of the primary parapet, and approximately 66’ to the top of the tower structure. The building design is contemporary and includes a meeting room adjacent to the hotel lobby entrance. The hotel is also signified by a contemporary porte-cochere. Page 3 of 5 The exterior finish materials of the building include brick, stone, stucco, and glazing. Stone 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. For 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 terra cotta for the lower portions of the walls, and a light tan. HVAC systems will be not be PTAC units or VTAC units (grilles shown under the windows) but will be a centrally distributed internal HVAC system. 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 100 guest suites, be a upscale full-service hotel, with approximately 2,300 sf of meeting space that can be divided into 2 (two) separate spaces with a separate pre-function area, an executive boardroom, restaurant and bar, and fitness center. The restaurant/bar operation will consist of a restaurant with a bar, and a 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. The kitchen is positioned in the floor plan to efficiently service the dining area as well as to service the meeting rooms. 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 and social events. The room is divisible into two (2) break-out rooms of approximately 750 sf each. 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. Page 4 of 5 Lot 2: Concept plan proposes an out-parcel lot to be developed as one of the following: Restaurant (bar is a permitted accessory use) and showroom.  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 95 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. Lot 3: Concept plan proposes an out-parcel lot to be developed as one of the following: Restaurant (bar is a permitted accessory use) and showroom.  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 33 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. 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. Page 5 of 5 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 158 spaces for the hotel site and 135 spaces for the 2 (two) restaurant pads for a total of 293 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. Based on the parking analysis prepared by the traffic engineer, at peak demand, the hotel with its uses will require 81 parking spaces, Lot 2 will require 95 spaces, and Lot 3 will need 33 spaces. The total peak demand will be 209 parking spaces. During these times, the employees will be parked offsite through a parking agreement with a local office building. In the Phase 1 construction for the hotel a total of 106 spaces will be provided as shown in the Phase 1 Construction Plan. Parking Alternates (Lots 2 and 3): - Should lots 2 and 3 all be developed as restaurants then parking will be provided per their respective SP zoning and building sizes and parking requirements shall be per their SP. 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.