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HomeMy WebLinkAboutCBC-654-TRU HOTEL Staff MinutesJUNE 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 Property: Undeveloped Lot Proposed Use of Property: Hotel STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Comments: 1. 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 (CON'TJ 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 Analvsis: 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. JUNE 27, 2016 ITEM NO.: 1 (CON'T. D. Staff Recommendation: 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.