Loading...
HomeMy WebLinkAboutZ-5887-C Staff AnalysisFILE NO.: Z-58 NAME: Embassy Suite Short -form PCD LOCATION: 11301 Financial Centre Parkway DEVELOPER: John Q. Hammons 300 John Q. Hammons Parkway Springfield, MO 65806 AREA: 10.7 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD-C ALLOWED USES: Hotel PROPOSED ZONING: PCD FNGINFFR- White-Daters and Associates #24 Rahlings Circle Little Rock, AR 72223 FT. NEW STREET: 0 PROPOSED USE: Hotel (To add a rental car agency inside the exiting hotel building.) VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On February 17, 1995, the Board of Directors passed Ordinance No. 16,842 establishing the Embassy Suites — Short -form PD-C. The site plan included an eleven - story building containing 251 suites, 10,000 square feet meeting area, a 12,000 square foot convention center and a two -level parking garage. On October 17, 1995 the Board of Directors passed Ordinance No. 16,991 which amended the previously approved PD-C. The amended PD-C added a 2.31 acre tract to the site for use as a parking lot. The additional area was located east of the original parking area. FILE NO.: Z-5887-C Cont. On May 2, 2000 the Board of Directors passed Ordinance No. 18,271 revising a previously approved PD-C for the Embassy Suite Hotel. (The applicant noted at the time of the revision there was 14,000 square feet of convention/meeting space.) The applicant proposed the construction of a nine (9) story, 130 foot tall, addition (approximately 189,264 square feet) to the existing hotel building. The building was to include a six (6) story hotel tower with 66 suites, a three story parking structure (first 3 levels of the building) and additional surface parking (totaling 704 new parking spaces), 14,400 square feet of conference center space and 3,900 square feet of meeting room space (6 rooms). The addition has not been constructed. A. PROPOSAUREQUEST: The applicant is proposing to add a rental car agency inside the existing hotel building. The rental car counter will be located near the conference center lobby adjacent to the hotel elevators. The area of occupancy will be approximately 64 square feet with an eight (8) foot counter. An interior sign will be mounted on the back wall of the service counter area. The car rental agency will require 10 of the hotel's existing parking spaces. The applicant is also requesting the previously approved expansion to the existing site be considered. The applicant has not completed the proposed expansion and the time frame for approval is well into the three (3) year limit for approval. The applicant is requested the previously approved site plan once again be considered. As mentioned in the Background the new construction would be a nine (9) story, 130 foot tall, addition to the existing hotel building. The building is proposed to include a six (6) story hotel tower with 66 suites, a three story parking structure and additional surface parking. The development also includes 14,200 square feet of conference center space and 3,900 square feet of meeting room space. B. EXISTING CONDITIONS: The site is developed as a hotel with parking. The site, which was to be used as the expansion is wooded and contains two single family structures and accessory :buildings. The property to the south is mostly wooded with three single-family structures -along the north side of Kanis Road. The property to the east and west of the expansion area are currently wooded. The area along Financial Centre Parkway is developed with a mixture of office and commercial uses and zoning. The Pinnacle Pointe Hospital is located to the west of the site. A new strip commercial center has been constructed adjacent to the Parkway to the west of the site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the neighborhood. The Gibraltar Heights/Point West/Timber Ridge, the John Barrow and the 2 FILE NO.: Z-5887-C (Cont. Birchwood Neighborhood Associations were notified of the Public Hearing along with the property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The property is zoned Planned Development - Commercial and the applicant has applied for a Planned Commercial Development to add a small car rental business to an existing hotel. The proposal does, not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City -Recognized Neighborhood Action Plan: under development. Landscape Issues: No comment. Building Codes: No comment. A Neighborhood Action Plan is 3 FILE NO.: Z-5887-C Cont.) G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) Mr, Gordon Rostvold, General Manager of Embassy Suites Hotels, Little Rock, was present representing the application. Staff stated the applicant was requesting a change in the previously approved PD-C (for a hotel) to allow a rental car agency to operate from the facility. Staff stated this would result in revising the PD-C to a PCD a change for a single use application to a multi use application. Staff questioned if there would be any additional exterior signage. Staff stated if exterior signage would be a part of the request this would change the nature of the use and the development in general. Staff stated, in 2000, the Embassy Suites had requested a Phase II for the site. Staff stated if this was still on the "drawing board" the applicant should request this be a part of the PCD. No other Departments or Agencies had comments concerning this issue. There being no other issues for discussion the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted the additional information requested by Staff on Monday July 22, 2002. The applicant has indicated Phase II, shown on the site plan as proposed expansion and proposed parking, is still being considered for future development and requested this be a part of the approval. Staff is supportive of the proposed expansion as was approved in 2000 and as shown on the previously approved site plan. The applicant has indicated there will not be any additional exterior signage for the car rental agency. The additional signage will be interior signage and mounted on the back wall of the service counter area. The rental car counter will be located near the conference center lobby adjacent to the hotel elevators. The area of occupancy will be approximately 64 square feet with an eight (8) foot counter. Staff is supportive of the requested placement of signage. The applicant is requesting the use of ten (10) parking spaces as a part of the development. The ten (10) spaces requested are a part of the hotel's existing parking spaces. Staff is supportive of the request for the use of these spaces. The facility currently has 422 parking spaces (the typical ordinance requirement would be 430 parking spaces for a hotel/business center of this size). The rental car agency will utilize ten (10) of the existing parking spaces and should not have any adverse impact on the parking required for the hotel and business center even though the current parking is below the typical minimum required. The applicant has indicated the rental car agency will operate Monday through Friday from 8:00 am to 6:00 pm and Saturday and Sunday from 9:00 am to 1:00 4 FILE NO.: Z-5887-C Cant. pm. The applicant has also indicated there will be two employees located at the Embassy Suite Hotel site. Staff does not foresee any conflict with the hours of operation or the number of employees. Staff is supportive of the requested conversion of the PD-C to a PCD to allow the rental car agency to operate inside the facility. There is no new signage proposed, the days and hours of operation do not conflict with the typical hours of the hotel/business center and the use of ten (10) of the hotel's parking spaces should not have any adverse impact on potential customers for either the hotel/business center or the car rental agency. Staff was supportive of the proposed expansion in 2000 and still remains in support. The development plan for the proposed expansion, in Staff's opinion, is still a viable development plan. I. STAFF RECOMMENDATION: Staff recommends approval of the request to allow a rental car agency to located in the existing Embassy Suites Hotel and revise the previously approved single use PD-C to a PCD subject to compliance with the conditions outlined in paragraphs D, E and F of the above report and the previous conditions from May 2, 2000, File No. Z-5887-13. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) Mr. Gordon Rostvold, General Manager of Embassy Suites Hotels, Little Rock, was present representing the application. There were no objectors present. Staff stated there were no outstanding issues associated with the proposed rezoning request. Staff presented the item with a positive recommendation subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 5 August 8, 2002 ITEM NO.: 5 NAME: Embassy Suite Short -form PCD LOCATION: 11301 Financial Centre Parkway DEVELOPER: John Q. Hammons 300 John Q. Hammons Parkway Springfield, MO 65806 AREA: 10.7 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD-C ALLOWED USES: Hotel PROPOSED ZONING: PCD FILE NO.: Z-5887-C ENGINEER: White-Daters and Associates #24 Rahlings Circle Little Rock, AR 72223 FT. NEW STREET: 0 PROPOSED USE: Hotel (To add a rental car agency inside the exiting hotel building.) VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On February 17, 1995, the Board of Directors passed Ordinance No. 16,842 establishing the Embassy Suites — Short -form PD-C. The site plan included an eleven - story building containing 251 suites, 10,000 square feet meeting area, a 12,000 square foot convention center and a two -level parking garage. On October 17, 1995 the Board of Directors passed Ordinance No. 16,991 which amended the previously approved PD-C. The amended PD-C added a 2.31 acre tract to the site for use as a parking lot. The additional area was located east of the original parking area. August 8, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5887-C On May 2, 2000 the Board of Directors passed Ordinance No. 18,271 revising a previously approved PD-C for the Embassy Suite Hotel. (The applicant noted at the time of the revision there was 14,000 square feet of convention/meeting space.) The applicant proposed the construction of a nine (9) story, 130 foot tall, addition (approximately 189,264 square feet) to the existing hotel building. The building was to include a six (6) story hotel tower with 66 suites, a three story parking structure (first 3 levels of the building) and additional surface parking (totaling 704 new parking spaces), 14,400 square feet of conference center space and 3,900 square feet of meeting room space (6 rooms). The addition has not been constructed. A. PROPOSAUREQUEST: The applicant is proposing to add a rental car agency inside the existing hotel building. The rental car counter will be located near the conference center lobby adjacent to the hotel elevators. The area of occupancy will be approximately 64 square feet with an eight (8) foot counter. An interior sign will be mounted on the back wall of the service counter area. The car rental agency will require 10 of the hotel's existing parking spaces. The applicant is also requesting the previously approved expansion to the existing site be considered. The applicant has not completed the proposed expansion and the time frame for approval is well into the three (3) year limit for approval. The applicant is requested the previously approved site plan once again be considered. As mentioned in the Background the new construction would be a nine (9) story, 130 foot tall, addition to the existing hotel building. The building is proposed to include a six (6) story hotel tower with 66 suites, a three story parking structure and additional surface parking. The development also includes 14,200 square feet of conference center space and 3,900 square feet of meeting room space. B. EXISTING CONDITIONS: The site is developed as a hotel with parking. The site, which was to be used as the expansion is wooded and contains two single family structures and accessory buildings. The property to the south is mostly wooded with three single-family structures along the north side of Kanis Road. The property to the east and west of the expansion area are currently wooded. The area along Financial Centre Parkway is developed with a mixture of office and commercial uses and zoning. The Pinnacle Pointe Hospital is located to the west of the site. A new strip commercial center has been constructed adjacent to the Parkway to the west of the site. 2 August 8, 2002 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5887-C C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the neighborhood. The Gibraltar Heights/Point West/Timber Ridge, the John Barrow and the Birchwood Neighborhood Associations were notified of the Public Hearing along with the property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSU ESITECHN ICAUDESIGN : Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The property is zoned Planned Development - Commercial and the applicant has applied for a Planned Commercial Development to add a small car rental business to an existing hotel. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Reco nized Neighborhood Action Plan: A Neighborhood Action Plan is under development. 3 August 8, 2002 SUBDIVISION ITEM NO.: 5 (Cont_ G H Landscape Issues: No comment. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT FILE NO.: Z-5887-C (July 17, 2002) Mr. Gordon Rostvold, General Manager of Embassy Suites Hotels, Little Rock, was present representing the application. Staff stated the applicant was requesting a change in the previously approved PD-C (for a hotel) to allow a rental car agency to operate from the facility. Staff stated this would result in revising the PD-C to a PCD a change for a single use application to a multi use application. Staff questioned if there would be any additional exterior signage. Staff stated if exterior signage would be a part of the request this would change the nature of the use and the development in general. Staff stated, in 2000, the Embassy Suites had requested a Phase II for the site. Staff stated if this was still on the "drawing board" the applicant should request this be a part of the PCD. No other Departments or Agencies had comments concerning this issue. There being no other issues for discussion the Committee then forwarded the item to the full Commission for final action. ANAI YSIS- The applicant submitted the additional information requested by Staff on Monday July 22, 2002. The applicant has indicated Phase II, shown on the site plan as proposed expansion and proposed parking, is still being considered for future development and requested this be a part of the approval. Staff is supportive of the proposed expansion as was approved in 2000 and as shown on the previously approved site plan. The applicant has indicated there will not be any additional exterior signage for the car rental agency. The additional signage will be interior signage and mounted on the back wall of the service counter area. The rental car counter will be located near the conference center lobby adjacent to the hotel elevators. The area of occupancy will be approximately 64 square feet with an eight (8) foot counter. Staff is supportive of the requested placement of signage. The applicant is requesting the use of ten (10) parking spaces as a part of the development. The ten (10) spaces requested are a part of the hotel's existing parking spaces. Staff is supportive of the request for the use of these spaces. The facility currently has 422 parking spaces (the typical ordinance requirement would be 430 parking spaces for a hotel/business center of this size). The rental E August 8, 2002 SUBDIVISION ITEM NO.: 5 FILE NO.: Z-5887 car agency will utilize ten (10) of the existing parking spaces and should not have any adverse impact on the parking required for the hotel and business center even though the current parking is below the typical minimum required. The applicant has indicated the rental car agency will operate Monday through Friday from 8:00 am to 6:00 pm and Saturday and Sunday from 9:00 am to 1:00 pm. The applicant has also indicated there will be two employees located at the Embassy Suite Hotel site. Staff does not foresee any conflict with the hours of operation or the number of employees. Staff is supportive of the requested conversion of the PD-C to a PCD to allow the rental car agency to operate inside the facility. There is no new signage proposed, the days and hours of operation do not conflict with the typical hours of the hotel/business center and the use of ten (10) of the hotel's parking spaces should not have any adverse impact on potential customers for either the hotel/business center or the car rental agency. Staff was supportive of the proposed expansion in 2000 and still remains in support. The development plan for the proposed expansion, in Staff's opinion, is still a viable development plan. I. STAFF RECOMMENDATION: Staff recommends approval of the request to allow a rental car agency to located in the existing Embassy Suites Hotel and revise the previously approved single use PD-C to a PCD subject to compliance with the conditions outlined in paragraphs D, E and F of the above report and the previous conditions from May 2, 2000, File No. Z-5887-13. 61