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MEMORANDUM Planning & Development - CC Memo No. 08-213c

Atl~

FEB 12 2009

DATE:

TO:

THRU:

FROM:

SUBJECT:

JANUARY 22,2009

MAYOR AND CITY COUNCIL. ~

W. MARK PENTZ, CITY MANA~~~/tiEFF KURTZ, ACTING PLANN3 DEVELOPMENT DIRECTOR1:)'1)

BOB WEWORSKI, PLANNING MANAGERBI?)

ERIK SWANSON, CITY PLANNER~

PDP07-0040 STAYBRIDGE SUITES/ HOLIDAY INN

Request:

Location:

Applicant:

Preliminary Development Plan approval for two four-story hotelson an approximate 14.5-acre site

Northeast comer of Chandler Boulevard and McClintock Drive

Jordan Scott, Diversified Real Estate Group

This request was continued from the December 11, 2009 City Council hearing to allow theapplicant additional time to address design concerns, to be heard by the Design ReviewCommittee, and then to go before the Planning Commission.

RECOMMENDATIONThe request is for Preliminary Development Plan approval for two four-story hotels on anapproximate 14.5-acre site. Planning Commission and Staff, upon finding consistency with theGeneral Plan, and Planned Area Development zoning, recommends approval with conditions.

BACKGROUNDThe subject site is located at the northeast comer of Chandler Boulevard and McClintock Drive.Surrounding the site to the north and east is the Chandler Court Apartments, with thePepperwood single-family residential neighborhood located north of the apartments. West,across McClintock Drive is a Mobil gas station located directly at the intersection comer as wellas vacant land currently zoned for commercial retail and office uses. South, across ChandlerBoulevard is the Pueblo Alto single-family residential neighborhood, and the Espo's commercial

CC Memo 08-213cJanuary 22, 2009Page 2 of5

shopping center. At the southwest comer of Chandler Boulevard and McClintock Drive are theChandler Gateway Office Park condominiums.

The subject site has a long zoning history reaching back to the 1980's, with the most recentapplicable zoning being established in 1998. In 1998, the property was rezoned fromAgricultural (AG-l) to Planned Area Development (PAD) to allow for a hotel/retail commercialdevelopment along with a Preliminary Development Plan (PDP) approval for a 2.8-acre 122­room hotel. The Candlewood Hotel Company offered to purchase approximately three-acres forimmediate development of a 122-room hotel and to amend the previous land use approvals byreducing the proposed area for retail sales and adding commercial lodging. In 2000, the zoningwas extended an additional two years by City Council. However, with the consent of theapplicant, the approval eliminated any references to an approved PDP. The removal of the PDPwas spurred by concerns of the Planning and Zoning Commission regarding the design andimpact that the hotel would have on the adjacent residences. Again in May of 2003, theapplicant requested a time extension on the zoning for an additional three years. In 2006 Councilextended the zoning for an additional three years.

SITE LAYOUTThe current request is specific to the two hotels only; the remammg commercial pads areconceptual at this point in time. Development of the remaining pads will require future PDPapproval. The site has two primary entrances, one along Chandler Boulevard, and one alongMcClintock Drive. The McClintock Drive access point will provide full-access movement. Asecond access point on McClintock Drive is conceptually shown on the site plan just north of theintersection; this drive will be reviewed with future PDP submittal. A third access point isprovided off of Tyson Street, but will be developed with the future PDP. Generous landscapinghas been provided along the two arterials. Both primary entrances will provide a tree-linedboulevard with southern live oak as the predominant tree species.

Date Palms will be located at the entry off of Chandler Boulevard and at the terminus of thedrive; highlighting the Staybridge Suites entrance. Water features will be provided within closeproximity to the front of both hotels, further providing for an attractive entrance. Conceptualillustrations are provided on pages 17 and 18 of the development booklet. An eight-foot stuccowall will be provided along the property boundaries adjacent to the multi-family residentialdevelopments. A four-foot parking screen wall will be provided along the street frontages. Thescreen walls will be the same design.

The site design addresses a number of the commercial design standards. The developmentprovides tree-lined boulevard entries, access from a collector street, buildings in a landscapesetting, angled building orientation, staggering of the parking stalls along the arterial streets, andthe various water features. Although not required, an art feature will be provided at the terminusof the entry drive from Chandler Boulevard. The details will be worked out with Staff.

The 102-unit Holiday Inn Express is located on the sites east side, with the Chandler Courtapartments adjacent to the north and east. The hotel is 130-feet from the east property boundaryand 193-feet from the nearest residence. A large outdoor pool area is provided on the east side

CC Memo 08-213cJanuary 22,2009Page 3 of5

of the hotel. Substantial landscaping is included around the hotel providing screening as well asestablishing elements relating to a more pedestrian scale. As a result of the DRC, the height hasbeen reduced to an overall height of 56-feet. The portion of the hotel closest to the apartmentcomplex at its highest is 46-feet.

The l22-unit Staybridge Suites hotel is located in the northeast portion of the site. Directly northare the Chandler Court Apartments. The northern most portion of the hotel is approximately 60­feet from the property boundary, and approximately 137-feet from the closest residence. TheStaybridge Suites is designed in a U-shape, opening up to the north, with an outdoorentertainment area provided including a pool, ramada, and fire pit. The height varies from 44 to52-feet lO-inches.

BUILDING ARCHITECTUREThe design team has taken care to incorporate a number of design features that provide separateidentity to the individual hotels while maintaining cohesiveness between the two. Both hotelshave stepping flat roof elements, standing metal seam elements, wrought iron railings, and asimilar color palette. While the main portions ofboth hotels are under 45-feet in height there areprojections that exceed the 45-foot height allowance. Since the projections are unoccupiablethey are deemed as architectural embellishments, and do not require mid-rise developmentapproval.

Both hotels utilize RLF.S. as one of the dominant exterior materials. Additionally, both hotelsutilize stacked stone elements. Stone veneer for the Holiday Inn Express starts low on the outsideedges of the front elevation and increases to the height of the top parapet, highlighting theentrance of the hotel. A porte-cochere further highlights the hotel entrance. Within the portionsof the hotel where the stone veneer is utilized the windows are given additional detailing throughthe use of eyebrows at the top of the windows, and additional mullions. On the portions of theelevations where the stacked stone is not utilized various wrought-iron balcony railings areprovided. The wrought iron railings project 24" from the building, with a cornice detail providedat the base.

The Staybridge Suites hotel's U-shape, in conjunction with various parapet stepping and pop­outs along all sides of the hotel provide visual interest. A wainscot of stacked stone is providedwith various portions extending higher to highlight segments of the building. Additional bandingis provided, almost dividing the hotel into thirds. All of the windows have mullions adding tothe overall character. A covered entrance is provided, and utilizes the same open-seam metaldetail as the Holiday Inn Express, although a different color is used.

The proposal is requesting only the hotel building mounted signage at this point in time. TheHoliday Inn Express is proposing two building mounted signs; one on the west elevation, andone on the south elevation. The Staybridge Suites hotel is proposing a single building mountedsign located on the west elevation. Both hotel signs will be individually mounted pan channellettering. Any future signage will require separate Preliminary Development Plan approval.

CC Memo 08-213cJanuary 22, 2009Page 4 of5

DISCUSSIONThe proposal was heard at the November 19, 2008 Planning Commission hearing, and wascontinued by the Planning Commission to be heard by the DRC. A number of the changesrecommended by the DRC have been addressed. Staff supports the request, with the adjustmentsmade based on the DRC meeting, finding the development to be an attractive addition with theability to provide a number of services to the area. Although the current request is specific to thehotels only, a number of site and architectural design features have been incorporated to providea standard for the future phases. The Commercial Design standards that have been provided willfurther ensure quality site development. The design of the hotels with the incorporation ofvarious architectural embellishments, the generous landscaping provided east of the Holiday InnExpress, and the massing of the Staybridge Suites all contribute to a more pedestrian scaledevelopment.

PUBLICINEIGHBORHOOD NOTIFICATION·This request was noticed in accordance with the requirements of the Chandler Zoning Code.• Two notices were mailed to all property owners within a six hundred foot radius and all

Registered Neighborhood Organizations (RNOs) within 114 mile.• A description of the request was advertised in the newspaper.• Two orange 4'x8' public hearing signs were posted on the property.• A neighborhood meeting was held on Thursday, March 13, 2008. No neighbors were in

attendance.

At the time of this writing, Staff has received no telephone calls or letters opposed to thisapplication.

PLANNING COMMISSION VOTE REPORTMotion to Approve:In Favor: 5 Opposed: 1 (Rivers) Absent: 1 (Irby)

The item was discussed at the regular Planning Commission hearing, with the dissentingCommissioner citing concerns with a number of issues relating to: land use, increasing traffic toan already burdened intersection as well as potential access thru the neighborhood to the east,and the heights of the hotels in relation to other hotels in the area as well as the residentialproperties in the area.

RECOMMENDED ACTIONPlanning Commission and Staff, upon finding consistency with the General Plan, and PADzoning, recommends approval of PDP07-0040 STAYBRIDGE SUITES/ HOLIDAY INN,subject to the following conditions:

1. Future median openings shall be located and designed in compliance with City adopteddesign standards (Technical Design Manual # 4)

CC Memo 08-213cJanuary 22, 2009Page 5 of5

2. Completion of the construction of all required off-site street improvements including but notlimited to paving, landscaping, curb, gutter and sidewalks, median improvements and streetlighting to achieve conformance with City codes, standard details, and design manuals.

3. The developer shall be required to install landscaping in the arterial street median(s)adjoining this project. In the event that the landscaping already exists within such median(s),the developer shall be required to upgrade such landscaping to meet current City standards.

4. Development shall be in substantial conformance with Exhibit E, Development Booklet,entitled "Preliminary Development Plan Booklet", kept on file in the City of ChandlerPlanning Services Division, in File No. PDP07-0040, except as modified by condition herein.

5. Landscaping shall be in compliance with current Commercial Design Standards.

6. The site shall be maintained in a clean and orderly manner.

7. The landscaping shall be maintained at a level consistent with or better than at the time ofplanting.

8. The landscaping in all open-spaces and rights-of-way shall be maintained by the adjacentproperty owner or property owners' association.

9. Approval by the Director of Planning and Development of plans for landscaping (openspaces and rights-of-way) and perimeter walls and the Director of Public Works for arterialstreet median landscaping.

PROPOSED MOTIONMove to approve PDP07-0040 STAYBRIDGE SUITES/ HOLIDAY INN, subject to theconditions recommended by Planning Commission and Staff.

Attachments1. Vicinity Map2. Site Plan3. Landscape Plan4. Building Elevations5. Exhibit 'E', Development Booklet

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3.122 ACRES3.135 ACRES2.740 ACRES1.846 ACRES3.747 ACRES

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635,616 SF

136,011 SF136,550 SF119,372 SF80,498 SF

163.185 SF

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llElllllllEl! f.BQ.I!IQEIl'STAYBRIDGE sum: (1.33'ROOMl 160 SPACES 153 SPACESHOUDAY INN EXPRESS: (1.33·ROOM 136 SPACES 148 SPACES"PAD "A" - BY OTHERS 139 SPACES 145 SPACES"PAD "8' - BY OTHERS 104 SPACES 98 SPACES"PAD "C' - BY OTHERS 179 SPACES 179 SPACESiOTAl; 718 SPACES 723 SPACESIBUIlDING AREA: I' -Cf1Y OF CHANDlER IS ALLOWiNG PARKING TO BE ONE/ROOM

STAYBRIDGE sum: 24,087 SF •• - (1/50) FOR PUBUC SERVING AREA +HOUDAY INN EXPRESS: 13,991 SF (1/200) FOR PREP AREA (ASSUMED 75% FOR PUBUC)PAD "A": 8,500 SFPAD "B": 6,000 SFPAD 'C": 11,000 SF

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Acacia solie/noWillow Acacia

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Two ports eltcavoled soil thoroughly mixed with ono port nitrolized wood mulch: Each tree shallrece!ye one pound 01 gypsum and four cunces of soil SUlfur. Each shrub $ho~ receive one-Moltpound of gypsum and two ounces of soli sulfur.

S. All 9.rodin;;l10 plus orrrirnus 1/10 alone fool by general conIToe/or. Rnish grade and line10k-lOg by landscape contractor.

6. Landscape architect or "Ii> reprQsenlof/l.l8 reSBfV8S the righ1 to refuse any pl:Jnf mat9r.a1 hedeems urlol:caploble.

7. Provide opprox. 'Z'x4'crea 01 native stone beloVi 0" Folin scuppars

B. All non-jurf orew shol be (;overad with T 01 3/4~ Scree/l&d bprB5s Brown Decomp05sd Granite,

I, AU 0101'11 mclerlels shoU be guoronteed lor a mrnlmum partod of slxtv [60) days Irom the dote 01final approval by the City. any planl materials which are not oporoved by ihe C:ly pro' 10Oclooltr I of the colendar year in wrnch They orB installed, shall be further guoranleed unll May20 of the rollowing co~ndar year. Trees, shrVbs, vines, ground cova'S and turf whIch hove to bereplaced under terms 01 the guarantee,Shall be guoranleec tor an oCdlfiOnol60 days Itom thedato of reploce-ment. All plant malerlals mus! be malnta!nec In health and vigor and be ahowedto attain natural size and s'lape in accordonce with the originally approved lonoscape plan,

2. Trees must be pIeced 0 min. of S' lram sidewalltS, public occessways Of rear ollirs hydrants,ShrubsrrluSI be, at rna1ul1ly, t' from the rear of a fire hydrant. NO moterlaL ott1er than groundcover, may be placed belween!he streel or roadway and IS' eUher 51de of 0 fre hydrcnt.

3, Fhish grade of landscape areas musl be graded ta 1 1/2' below concrete or otner poved surfaces,

CITY OF CHANDLER NOTES

Tharaldson I I 1mDevelopment Co. Staybridge Suites Holiday Inn Express &Suites NE Comer of Page

Fargo, ND 120 unit - 4story hotel & 102 unit - 4story hotel McClintock Dr. &Chandler Blvd. 16

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Tharaldson II I [[]Development Co. Staybridge Suites Holiday Inn Express &Suites NE Comer of Page

Fargo, ND 120 un« -4sIoIy hotel & 102 un« -4sIoIyhotel McClintock Dr. &Chandler Blvd. I 10

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Tharaldson I I [[]Development Co. Staybridge Suites Holiday Inn Express &Suites NE Comer of Page

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Tharaldson I I lIT]Development Co. Staybridge Suites Holiday Inn Express &Suites NE Comer of Page

Fargo, ND 120 unit· 4story hotel & 102 unit· 4story hotel McClintock Dr. &Chandler Blvd. 8

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