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HomeMy WebLinkAboutS-0769 Staff AnalysisOctober 15, 1985 SUBDIVISIONS Item No. 4 - File No. NAME: Garden Plaza Hotel, "PCD" (Z-4485) LOCATION: Financial Center Parkway nWNTWT nDVD . RM(_TWRRI? • Cooper Hotel Group Sid Hankins 1407 Union Avenue 5616 Compton Pike Memphis, TN Knoxville, TN 37917 (901) 725-9631 Area: 4.5 acres No. of Lots: 1 Ft. New St.: ZONING: "C-3" and "0-3" tol"PCD" PROPOSED USES: Luxury Hotel PLANNING DISTRICT: CENSUS TRACT: VARIANCES REQUESTED: 1. Height. 2. Buffer area. A. Site Histor There is an existing 50-foot platted buffer on the northern portion of the property. B. Development Objectives 1. To provide a high quality hotel to serve the rapidly developing office park. 2. To match the high quality already exhibited in Financial Centres One, Two and Three. C. Development Proposal 1. The construction of a 6 story, 200 room luxury hotel on 4.5 acres. 2. Other uses include a full service restaurant, bar and meeting rooms within the hotel. October 15, 1985 SUBDIVISIONS Item No. 4 - Continued 3. Parking will consist of approximately 250 spaces. 4. Landscaping will be lush with the structure to be located as far away as possible from the abutting neighborhood. 5. Construction could begin as early as March 1986 with a build out period of approximately 18 months. 6. This involves the replatting of several lots. D. Engineering Comments None at this time. 10 E. Analysis Staff was very inhibited in its review of the project due to inadequate submission. From the pre -preliminary conference, staff recalls that several issues to be discussed relate to the building height, encroachment into the 50' buffer area and/or inadequate parking if there is no encroachment. F. Staff Recommendation Staff reserves comment until further information is received. G. Subdivision Committee Review The applicant was present. He submitted additional information and agreed to cooperate with the staff in submitting added materials before the public hearing and see that the item was reviewed by the appropriate agencies. He explained that plans were for a five -story hotel of 471. PLANNING COMMISSION ACTION: The applicant, Mr. Steve Barnes, and the architect were present. Four concerned property owners from the Birchwood Subdivision were present. The applicant proposed a berm in addition to the existing vegetation as a buffer from abutting property owners. A October 15, 1985 SUBDIVISIONS Item No. 4 - Continued deferral of the proposal was requested by Mr. James Johnston whose residence abuts the project. He felt it was needed so that other residents in Birchwood could be notified. The applicant objected to this, since he felt that he had given adequate notice to persons within 200' and sent letters to the neighborhood. Mr. Johnston expressed concerns about the landscaping, lighted parking lot, lighted sign on top of the hotel and whether or not the proposal adequately expressed what was to be built. Mr. Van Nicholson expressed a fear of devaluation of property values, increased traffic, crime and increased sewer problems. A discussion was held on the proposed height of the building and the roof sign shown in a photograph of the hotel, which indicated that the total structure was 62' high. The applicant agreed to work within the Sign Ordinance and provide a structure of 431. Finally, a motion was made for approval subject to the plans including a sight -proof fence in addition to the berm, unless the applicant submits a written agreement between the applicant and two adjacent property owners that provides some agreement stating that a fence be built intially or not at all within the time frame of six months and staff recommendation. The vote was unanimous: 11 ayes, 0 noes and 0 absent. October 15, 1985 SUBDIVISIONS Item No. 4 - File No. NAME: Garden Plaza Hotel, "PCDa (Z-4485) LOCATION: Financial Center Parkway T1�`TT�'T_f1D�'D . L'TT/�TT.TLOD Cooper Hotel Group Sid Hankins 1407 Union Avenue 5616 Compton Pike Memphis, TN Knoxville, TN 37917 (901) 725-9631 Area: 4.5 acres No. of Lots: 1 ZONING: "C-3" and "0-3" too#"PCDa PROPOSED USES: Luxury Hotel DT_A'hMTMn nTCTDTrM. Ft. New St.: R :a CENSUS TRACT: 3 rt VARIANCES REQUESTED: 1. Height. 'r 2. Buffer area. z A. Site History There is an existing 50-foot platted buffer on the northern portion of the property. i B. Development Objectives 3 ' I- To -provide a high quality hotel to serve the rapidly developing office park. 2. To match the high quality already exhibited in Financial Centres One, Two and Three. C. Development Proposal • 1. The construction of a 6 story, 200 room luxury hotel on 4.5 acres. 2. Other uses include a full service restaurant, bar and meeting rooms within the hotel. October 15, 1985 SUBDIVISIONS Item No. 4 - Continued 3. Parking will consist of approximately 250 spaces. 4. Landscaping will be lush with the structure to be located as far away as possible from the abutting neighborhood. 5. Construction could begin as early as March 1986 with a build out period of approximately 18 months. 6. This involves the replatting of several lots. D. Engineering Comments None at this time. ' , E. Analysis Staff was very inhibited in its review of the project due to inadequate submission. From the pre -preliminary conference, staff recalls that several issues to be discussed relate to the building height, encroachment into the 50' buffer area and/or inadequate parking if there is no encroachment. F. Staff Recommendation Staff reserves comment until further information is received. G. Subdivision Committee Review The applicant was present. He submitted additional information and agreed to cooperate with the staff in submitting added materials before the public hearing and see that the item was reviewed by the appropriate agencies. He explained that plans were for a five -story hotel of 471. PLANNING COMMISSION ACTION: The applicant, Mr. Steve Barnes, and the architect were present. Four concerned property owners from the Birchwood Subdivision were present. The applicant proposed a berm in addition to the existing vegetation as a buffer from abutting property owners. A October 15, 1985 SUBDIVISIONS Item No. 4 - Continued deferral of the proposal was requested by Mr. James Johnston whose residence abuts the project. He felt it was needed so that other residents in Birchwood could be notified. The applicant objected to this, since he felt that he had given adequate notice to persons within-200' and sent letters to the neighborhood. Mr. Johnston expressed concerns about the landscaping, lighted parking lot, lighted sign on top of the hotel and whether or not the proposal adequately expressed what was to be built. Mr. Van Nicholson expressed a fear of devaluation of property values, increased traffic, crime and increased sewer problems. A discussion was held on the proposed height of the building and the roof sign shown in a photograph of the hotel, which indicated that the total structure was 62' high. The applicant agreed to work within the Sign Ordinance and provide a structure of 431. Finally, a motion was made for approval subject to the plans including a sight -proof fence in addition to the berm, unless the applicant submits a written agreement between the applicant and two adjacent property owners that provides some agreement stating that a fence be built intially or not at all within the time frame of six months and staff recommendation. The vote was unanimous: 11 ayes, 0 noes and 0 absent. st 12, 1986 gVISIONS 1 N� NAME: Mariott Courtyard Hotel (Garden Plaza Revised PCD) (Z-4485-A) North Side of Financial Centre LOCATION: Parkway, approximately 600 west of Shackleford AGENT: Seth Barnhard DEVELOPER: Courtyard Development c/o Financial Centre Dev. Co. P.O. Box 56350 AR 72215 Little Rock,29600 Phone: ENGINE: Edward G. Smith and Associates 401 Victory Little R374�1666 AR Phone: AREA: 4.35 acres NO. OF LOTS: ZON NG: nC-3n/n0-3" to PCD PROPOSE: Hotel 1 FT. NEW ST.: 0 A. Development Objective To develop "The Courtyard elop a hotel resulting from (1) t which is targeted toward ce tmoA Concep ,�� o ulation. The concept provides segment of the population. P comfortable, hotels with: (1) attractive, secure functional rooms; (2) a relaxing, environment; (3) a simple restaurant with good food; (4) a well managed operation with friendly, helpful employees; and (5) an affordable price. B. proposal building for use as a hotel Iwo( 1) The constr according dot the following ,st 12, 1986 WTVISIONS em No. 13 - Continued 149 Number of rooms .. Nu ...-• 1125 Number 12 of suites �•� ......... Two conference rooms 1090 Restaurant—* 4t . • . 960 6seats) square feet Square feet square feet Lounge where public (36 Seats) wings are 3-stories Guest room areas are 1-story •••••......a,,0O0 square feet Parking °•..°...... Building area °••• Comments the opposite C. Engineerin requires that Parkway at Engineer Centre ( l ) The Traffic Financial in order to of the street on be shown Dint side access point for the access P. the western location cut on Financial determine the proper xisting median in regard to the Centre parkway* are required in St calculations plat* location ater detention the preliminary P (2) shown on theon Financial Centre (3) Right- of-way dediction Parkway may be required. sis therefore, the D. Anal application* ing� this as a new Pp for landscaP such as Staff viewed address plans information, applicant sho% y other submission feet and the screening and to land in square projected building development was P ratio of schedule of proposed ro osal completion dates. the P p (1) that changes from stated on this site include: The applicant has roved size reduction ina11Y apP , 5 ; ( 2 ) that was orig 3-stories from e facility; ct and loung the structure the reduction to restaurant location of but meeting rooms, 59; (4) homes, of rooms by single family reduction of adjacent building and no to the the The 50' closet in the scale °f the neighborhood• and 100 reduction toward facing the neighbors fhad one wing neighborhood. orientation next to the original plan parking located percent more P .1.11Y ust 12, 1986 DIVISIONS !m No. 13 - Continued The main issue is the location of the building closer to the neighborhood than originally sited. Staff expects some input from residents regarding is change. More detail is requested on the site plan. Dumpster locations should be shown and the parking layout indicated. Pleas show an complete median across the street and opposite E. Staff Recommendation Reserved until additional information received. SUBDIVISION COMMITTEE REVIEW: The applicant requested a 30 day deferral. PLANNING COMMISSION ACTION: A motion for a 30-day deferral, as requested by the applicant, was made and passed by a vote of 11 ayes, 0 noes and 0 absent. L� SeotGrr::Jer 9, 1986 7ISIONS teT. ':rJ . B NA 1a - (- r-7 -Tro, . e =.. Earnhard .,,i-irtyard Development c/o Financial Centre SoZ 56350 - _ Ro c:e , AR 72215 ^:e 224-9600 Mariott Courtyard Hotel (Garden Plaza Revised PCD) (Z-4485-A) North Side of Financial Centre Parkway, approximately 600' west of Shackleford ENGINEER: Edward G. Smith and Associates 401 Victory Little Rock, AR Phone: 374-1666 - 4.35 acres NO. OF LOTS 1 ? G "C-3"/"0-3" to PCD USES: motel FT. NEW ST.: 0 Deye1opment OrJjective �1) To develop a hotel resulting from "The Courtyard Concept," which is targeted toward the moderate segment of the population. The concept provides hotels with: (1) attractive, comfortable, f•snctional rooms; (2) a relaxing, secure environment; (3) a simple restaurant with good food; (4) a well managed operation with friendly, helpful employees; and (5) an affordable price. �ro:Josal (1) The construction of a building for use as a hotel according to the following: September 9, 1986 SUBDIVISIONS Item No. B - Continued (a) Number of rooms ............. (b) Number of suites ............ (c) 2 conference rooms .......... (d) Pestaurant .................. (46 Seats) (e) Lounge ...................... (36 seats) (f) Guest room wings are 3-stories where oublic areas are 1-story (g) Parking ..................... (h) 3u1_16ing area ............... (i) Patio of bldg. to land ...... (2) Developmental Time Frame: 149 12 1525 sq. ft. logo sq. ft. 960 sq. ft. 164 87,000 sq. ft. 19.9 Opening Date - 4th Quarter of 1987 Construction - Begins 1st Quarter_ of 1987 (3) Drainage: The de-.7elope-r will utilize the parking lots or an underground system for retention areas as required by t:�e City Drainage ordinance. (4) Platting: A one lot replat will be submitted. (5) Landscaping/Site Develo ment: The proper-/ will be de eloped in such a way as to minimize �excaa�t��na���ndcthe5hotelpossible. will be The lawn and planting areas Jly planted. included is a 25 to 32-foot landscaped ouffer strip alone adjacent residential areas. C . Engineering Commi ents ( 1 ) The Traffic Engineer requires that the opposite side of t'^e street on Financial Centre Parkway at the western access point be shown in order to determine the proper location for the access point September 9, 1986 SUBDIVISIONS Item No. B - Continued in regard to the existinq median cut on Financial Centre parkway. (2) Stormwater detention calculations are required in the location shown on the preliminary plat. (3) Right-of-way dedication on Financial Centre Parkway may be required. D. Analysis The applicant has stated that changes from the proposal that was originally approved on this site include: (1) the reduction to 3-stories from 5; (2) size reduction of meetinq rooms, restaurant and lounge facility; (3) reduction of rooms by 59; (4) reduction in the scale of the building and no orientation of rooms toward the neighborhood. The original plan had one wing facing the neighbors and more parking located next to the neighborhood. The main issue is the location of the building closer to the neighborhood than originally sited. However, the 1_andscar)pd buffer zone remains a minimum of 2.5' wide a.lona the north and has been increaser to 32' at the northwest 'corner. Staff_ expects some input from residents regardinq this chance. Fngineerinq comments have been addressed. E. Staff. Recommendation Approval as revised. SUBDIVISION COMMITTEE REVIEW: (7-31-86) The applicant requested a 30 day deferral. S) 0 September 9, 1986 SUBDIVISIONS Item No. B - Continued PLANNING COMMISSION ACTION: A motion for a 30-day deferral, as requested by the applicant, was made and passed by a vote of 11 ayes, 0 noes and 0 absent. SUBDIVISION COMMITTEE REVIEW: (8-28-86) The applicant was present. He outlined several differences between this proposal and the previous hotel approved for this site. Staff indicated that all concerns had been addressed. The item was passed to the Commission. PLANNING COMMISSION ACTION: The application was represented by Mr. Dave DesForges from The Mariott Corporation, Mr. Mike Green and Mr. Edward Willis from the Financial Development Corporation. A few residents from the Birchwood Subdivision were in attendance. Mr. dames Johnson of.420 Birchwood asked that any fill put in the 25' buffer strip and the retaining wall be amenable to the adjacent single family area; and that an 8' fence be provided somewhere near the middle of the buffer area. Mr. Willis requested flexibility, which would be dictated by the design and approval of a new grading plan in locating the fence. He stated that lighting would be oriented toward the parking lot. A motion was made and passed for approval subject to construction of a fence not to exceed 81, and the developer to be given the option, at his discretion, to move the fence inward 12.5'. The vote: 11 ayes, 0 noes and 0 absent. 0)