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Item 7C Zoning Change and Site Plan Cambria Hotel and Suites at Kimball Park ZA15-032 1 Owner/ Applicant: Fillmore Hospitality Request: Approval of a Zoning Change and Site Plan from S-P-2 Generalized Site Plan District to S-P-2 Generalized Site Plan District for the Cambria Hotel and Suites at Kimball Park to revise the previously approved Zoning and Site Plan primarily with regard to the exterior elevations, building footprint and the layout of the ground floor and pool area. Location: 400 and 470 N. Kimball Ave. ZA15-032 The applicant it requesting approval of a Zoning Change and Site Plan from S-P-2 Generalized Site Plan District to S-P-2 Generalized Site Plan District for the Cambria Hotel and Suites at Kimball Park to revise the previously approved Zoning and Site Plan primarily with regard to the exterior elevations, building footprint and the layout of the ground floor and pool area. Some minor changes to the parking lot landscape islands are also proposed.   A Site Plan for the Cambria Hotel and Suites was approved March 4, 2014 in conjunction with a Zoning Change and Concept Plan for the Kimball Park development, which includes the four-story, 175 room Cambria Hotel and Suites, a three-story, 96,000 square foot office building, restaurant, coffee shop and retail uses, and one open space lot on approximately 15.5 acres. No changes are proposed to the remainder of the Kimball Park development. The only changes proposed are to Lot 1 of the development, which is the hotel site. 2 The future land use designation is mixed-use 3 The current zoning is S-P-2 Generalized Site Plan District. 4 Aerial View The site is shown here at the northwest corner of E. State Hwy 114 and North Kimball Avenue on the former Mesco property. 5 Proposed Overall Exhibit 6 Proposed Changes The footprint of the hotel is 111,897 square feet instead of 118,315 square feet. The windows are reconfigured with louvers added for VTAC units. The entry tower feature is squared off with the east and south facades instead of being angled. An accent band of brick and metal above the first floor has been removed. The canopy at the hotel entrance is a clear polycarbonate clad canopy instead of a metal clad canopy (support columns). The height of the hotel lobby is a single height instead of a double height. The height of the primary parapet is 51’-0” instead of 47’-5” and the height to the top of the tower structure is 59’-4” instead of 59’-3”. The layout of the ground floor and pool area have been reconfigured (detail chart on next slide). Required parking for the hotel is 211 spaces instead of 206 spaces due to the increase in meeting space. Some of the parking lot landscaping on the west side of the hotel has been revised and the dumpster enclosure has been squared off with the property line. 7 Ground Floor Area by Use 8 Hotel Entrance Approved Proposed The windows are reconfigured with louvers added for VTAC units. The entry tower feature is squared off with the east and south facades instead of being angled. An accent band of brick and metal above the first floor has been removed. The canopy at the hotel entrance is a clear polycarbonate clad canopy instead of a metal clad canopy. The height of the hotel lobby is a single height instead of a double height. The height of the primary parapet is 51’-0” instead of 47’-5” and the height to the top of the tower structure is 59’-4” instead of 59’-3”. 9 Hotel Entrance Approved Proposed 10 Conference Center Entrance Approved Proposed 11 Approved Overall Site Plan 10,000 sq. ft. Restaurant 4,500 sq. ft. Coffee Shop/Restaurant 9,222 sq. ft. Retail/Restaurant/Health and Well-Being 96,000 sq. ft. Office 175 Room Cambria Suites Hotel This is the revised concept or master plan for the site (Sent to you by email last evening and provided at your place). City Council will be asked to approve a site plan for lot 1 for the hotel site and for lot 6 the open space lot. The remainder of the site is only a concept plan approval. – meaning any regulations, renderings, or requirements will be evaluated against future site plan applications, Review the lots. Lot 1 – The hotel is 4 stories and 118,315 sq ft. The footprint is 31, 390 (118,318 sq ft total) and is 47.5 feet tall to the top of the primary paphet and 59’3” to the top of the tower structure. Hotel is programed to have 175 guest rooms (average room size is 405 sf) range from 355 -596 sq ft.; 8,380 sq ft conference center, and a 1,995 sf fitness center. 211 parking spaces provided. Lot 2 – Out parcel for a 10,000 sq ft restaurant,a 15 x 25 sign easement will run with the property. 63 parking spaces. Lot 3 – The concept plan proposes a three story office development with a 32,000 sq ft footprint for a total of 96,000 sq ft. The regulations for this building have been changed to allow for up to four above grade floors with the ground floor used for parking. Also the regs allow for a parking deck. These changes allow parking ratios to meet 4/1000 sq ft. (326 parking spaces). Lot 4 shows a 4,500 sq ft coffee shop and restaurant with a drive through. Any restaurant use will exclude fast food. 52 parking spaces. Lot 5 – 9,222 sq foot restaurant, retail and Health and Well –being building 54 Parking spaces. 12 Site Plan Revisions (Lot 1) Proposed Approved 13 Ground Floor Revisions Approved Proposed 14 Patio/Pool Revisions Approved Proposed 15 East Elevation Approved Proposed 16 South Elevation Approved Proposed 17 West Elevation Approved Proposed 18 North Elevation Approved Proposed 19 P & Z Action April 23, 2015; Approved (5-0) subject to Site Plan Review Summary No. 1, dated April 16, 2015, subject to the staff report dated April 17, 2015, approving each of the proposed changes as presented; noting for the record the applicant’s willingness to get with Commissioner Springer to explore alternate options to the louver window issue and cooling towers; also noting the applicant’s willingness prior to coming to Council to prepare a rendering of the entryway so they can see the difference between the approved two story height versus the twelve foot height that is being proposed and also noting the applicant’s willingness to try to match the proposed entry feature at the front of the hotel with the entry at the conference center entrance. 20 Applicant’s Responses to P & Z Action 21 Conference Center Entrance Approved Proposed 22 Revised Canopies per P&Z Motion Conference Center Canopies 23 Revised Pool Area Canopy 24 Proposed Front Canopies 25 Questions? 26 Approved Concept Plan Richard to update 27 Hotel Site Plan - Lot 1 28 Updated landscape Plan 29 Permitted Uses Lot 1: “HC” Hotel District to also include Restaurant and Bar, which are accessed from interior lobby Conference Center totaling 8,380 sq. ft. of meeting and support space Lots 2, 4 & 5: “C-2” Local Retail Commercial District Uses limited to: Restaurant (Bar is a permitted Accessory Use) (No fast food restaurants) Coffee shop with drive-through service –Lot 4 only Retail Health and Well Being Businesses, Spa Lot 3: “O-2” Office District Uses to include: 3-story office building with approximately 96,000 sq. ft. Lot 6: Open Space lot with natural vegetation, existing creek channel, new plantings and existing creek channel, new plantings and detention area 30 S-P-2 Regulations Parking is allowed as shown on the Concept and Site Plans Bufferyards are not required along internal lot lines Deliveries are limited to 7:00 a.m. to 7:00 p.m. Trash pick-up is limited to 7:00 a.m. to 7:00 p.m. Mon –Sat Property line adjacent to MF properties will have minimum 8’ vegetative screen Loading zones are provided as shown on the concept and site plans Building lines are as shown on the concept and site plans Overall impervious coverage for the site as a whole shall be a maximum of 70% 709 Parking spaces are proposed 31 S-P-2 Regulations for Lot 1 Cambria Suites Hotel with an “Upscale” rating according to Smith Travel Research Indoor Services to Include: Restaurant with lounge (approx. 1,900 sq. ft.) Bar with on-site alcohol consumption 175 guest suites 8,380 sq. ft. Conference Center with 5,100 sq. ft. of total meeting space and 4,320 sq. ft. of contiguous space for a ballroom with a capacity of 264 people Administrativ e office space Overall impervious coverage for the site as a whole shall be a maximum of 70% Articulation will be as shown on the elevations and site plan 32 S-P-2 Regulations for Lot 1 Outdoor Services to Include: Patio containing leisure area with pool Patio containing fireplace and dining Roll-out bar service Patio for conference spill out Administrative office space 33 S-P-2 Regulations for Lot 1 Hours of operation: Food Service/Restaurant open 6:00 a.m. to no later than 11:00 p.m. 7 days a week Bar Service open 10 a.m. to no later than 2:00 a.m. Mon. – Sat. and Sunday 11:00 a.m. to no later than 2:00 a.m. Live music to end no later than 12:00 a.m. 7 days a week Outdoor speakers will be shut off no later than 12:00 a.m. and any outdoor music will be discontinued no later than 12:00 a.m. 7 days a week 34 S-P-2 Regulations for Lots 2-6 Lot 2: (C-2 zoning) ± 10,000 sq. ft. restaurant Lot 3: (O-2 zoning) ± 96,000 sq. ft., 3-story office building Lot 4: (C-2 zoning) ± 4,500 sq. ft. coffee shop/restaurant with drive-through (no fast food restaurants) Lot 5: (C-2 zoning) ± 9,222 sq. ft. retail/restaurant building with health and well-being uses permitted (including spa, massage therapy, fitness and health related products) 35 Proposed Cambria Suites at January 9th P&Z This is a rendering of the hotel presented to the PZ Commission on January 9th 36 Proposed Kimball Park at February 6th P&Z The PZ asked for a concept plan for the items - 37 Proposed Hotel PZ - This is the rendering submitted for this meeting but the applicant will have a revised elevation. 38 Proposed Hotel Façade materials to be revised to match elevations Fountain to be added here PZ 39 Landscape Plan – Lot 1 40 Pool Area 41 Parking Analysis 42 Breakdown of Hotel Floor Area 43 Tree Conservation Plan 44 Pedestrian Access Plan 45 Phase 1 Construction Plan 46 Variances Requested 1) The driveways do not meet the minimum required stacking depth of 150’. Approximately 17.6’ of stacking depth is shown on the N. Kimball Ave. driveway and 34.2’ of stacking depth is shown on the S.H. 114 driveway.   2) Subdivision Ordinance No. 483, Section 8.01(A), as amended, requires that every lot front on a public or a private street. A variance is requested to allow the lots to be configured as shown on the Concept Plan. 47 P&Z Action ZA13-135 Zoning Change and Concept/Site Plan: February 6, 2014; Approved (5-0) subject to Revised Concept/Site Plan Review Summary No. 2 and Staff Report dated January 31, 2014, approving the two variances requested and noting the applicants willingness to address the following: 1) the entrance to the hotel on the southeast corner of the hotel, 2) the parking and landscaping on the east side of the hotel 3) the design and layout of the retail/restaurant component around the circle with the potential for patio space on the southern side of the building as well as the northern side, 4) clarify renderings of the hotel 5) refine the renderings to more closely resemble the materials anticipated being used, 6) place the fountain in the renderings and 7) add pedestrian access from the hotel to the green space on the southeast portion of the lot. 48 P&Z Action ZA13-136 Preliminary Plat: February 6, 2014; Approved (5-0) subject to Plat Review Summary No. 2 dated January 3, 2014 and Staff Report dated January 31, 2014 with variances requested: 1) The driveways do not meet the minimum required stacking depth of 150’. Approximately 17.6’ of stacking depth is shown on the N. Kimball Ave. driveway and 34.2’ of stacking depth is shown on the S.H. 114 driveway and 2) Subdivision Ordinance No. 483, Section 8.01(A), as amended, requires that every lot front on a public or a private street. A variance is requested to allow the lots to be configured as shown on the Concept Plan. 49 Council Action ZA13-135 Zoning Change and Concept/Site Plan: February 18, 2014; Approved at 1st reading (6-1) subject to the following stipulations: approval of requested variances—driveway stacking depth and Subdivision Ordinance regarding the public and private street access that will be configured as shown on the concept plan; concept plan review summary No. 3, dated February 11, 2014; understanding that applicant must come forward before the second reading with the following matters to be appropriately detailed and discussed (1) detailed entry feature on front southeast corner of the hotel, which may include fountains, landscape islands and detailed renderings of such, (2) regarding Lot 6, a detailed landscape plan showing how that can be incorporated with the federal requirements to not disturb the floodway,  (3) discussion of the property owners agreement and how that may work regarding the project, (4) detailed floor plans, more specifically the first floor and within that floor plan a detail of the outdoor public spaces and how those will be incorporated into the hotel, (5) also regarding Lot 6, noting what can be manicured to the extent to provide for periodic maintenance within the floodway in connection with Lot 6 landscape detail and provide detailed plant material for entire project, and (6) detailed renderings for convention center from the Kimball approach which would also include traffic circle. 50 Council Action ZA13-135 Zoning Change and Concept/Site Plan: February 18, 2014; Approved at 1st reading (6-1) subject to the following stipulations: approval of requested variances—driveway stacking depth and Subdivision Ordinance regarding the public and private street access that will be configured as shown on the concept plan; concept plan review summary No. 3, dated February 11, 2014; understanding that applicant must come forward before the second reading with the following matters to be appropriately detailed and discussed (1) detailed entry feature on front southeast corner of the hotel, which may include fountains, landscape islands and detailed renderings of such, (2) regarding Lot 6, a detailed landscape plan showing how that can be incorporated with the federal requirements to not disturb the floodway,  (3) discussion of the property owners agreement and how that may work regarding the project, (4) detailed floor plans, more specifically the first floor and within that floor plan a detail of the outdoor public spaces and how those will be incorporated into the hotel, (5) also regarding Lot 6, noting what can be manicured to the extent to provide for periodic maintenance within the floodway in connection with Lot 6 landscape detail and provide detailed plant material for entire project, and (6) detailed renderings for convention center from the Kimball approach which would also include traffic circle. 51 Aerial View 52 Elevations Presented to P&Z on January 9th 53 Elevations Presented to P&Z on February 6th 54 Revised Elevations Stucco replaced by brick 55 Elevations Presented to P&Z on January 9th 56 Elevations Presented to P&Z on February 6th 57 Revised Elevations Stucco replaced by brick 58