HomeMy WebLinkAboutZ-3660-H Staff AnalysisJUNE 27, 2016
ITEM NO.: 1
File No.: Z -3660-H
Owner: Gateway Creek, LLC
Applicant: Pat McGetrick
Address: 11,500 Bass Pro Parkway (tentative address)
Description: Lot 27, Gateway Town Center (unplatted)
Zoned: C-4
Variance Requested: A variance is requested from the height provisions of Section
36-302 to allow construction of a hotel building which exceeds the maximum height
allowed.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Properly: Undeveloped Lot
Proposed Use of Property: Hotel
STAFF REPORT
0
13
Public Works Issues:
No Comments.
Landscape and Buffer Comments:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Signage is to be reviewed and permitted separately.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The neighboring property to the west is zoned OS, a minimum twenty
three (23) foot buffer will be required. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-102. An evergreen screen or opaque fence
will need to be placed along this west property line.
JUNE 27, 2016
ITEM NO.: 1 ICON'T.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip. The perimeter
planting strip to the north is deficient.
5. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
C. Staff Analysis.
The C-4 zoned property at 11,500 Bass Pro Parkway is currently undeveloped. The
property is located just east of the new outlet mall development. The property is
comprised of 1.86 acres and is Lot 27 of the Gateway Town Center Addition. The
lot was approved with the preliminary plat of the subdivision, but has not yet been
final platted.
The applicant proposes to construct a new four-story hotel building on the property,
as noted on the attached site plan and elevation sketches. The hotel building will
be located near the center of the lot, with paved parking on the north, south and east
sides of the structure. A shared driveway from Bass Pro Parkway will serve as
access to the site. The hotel building will have an overall height of 45 feet -4 inches.
The fagade of the building will be "bumped -up" by three (3) feet at several points
around the structure.
Section 36-302(d) of the City's Zoning Ordinance allows a maximum building height
of 35 feet for structures in C-4 zoning. Therefore, the applicant is requesting a
variance to allow construction of a new hotel building with a height of 45 feet -4 inches
to 48 feet -4 inches. The proposed building exceeds all of the building setback
requirements.
Staff is supportive of the requested building height variance. Staff views the request
as reasonable. The subject property is located within a very large commercial
subdivision which contains several buildings larger than the proposed hotel building,
and lots which are considerably larger. The property also backs up to a very large
area of floodway. The proposed building will not be out of character with other
structures in this subdivision. In 2012 the Board of Adjustment approved a building
height variance for the Bass Pro facility. Also, a conditional use permit, with building
height variance, was recently filed for a proposed theatre development immediately
north of the proposed hotel building. Staff believes the construction of a hotel
building with increased building height at this location will have no adverse impact
on the surrounding properties or general area.
0)
M
JUNE 27, 2016
ITEM NO.: 1 (CON'T.
D. Staff Recommendation.-
Staff
ecommendation:Staff recommends approval of the requested building height variance, subject to the
following conditions:
1. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
2. A final plat must be completed prior to a building permit being issued.
BOARD OF ADJUSTMENT (June 27, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes, 0 noes and 0 absent.
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