Dan Fernandez with D. Fernandez and Associates. Arlington Starnan Hotel, LP represented by Jags Patel

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1 Case Information Applicant: Property Owner: Dan Fernandez with D. Fernandez and Associates Arlington Starnan Hotel, LP represented by Jags Patel Acreage: 5.80 Property Location: Sector Plan: South of East Arbrook Boulevard and west of South Collins Street with the approximate address being 3800 South Collins Street East Council District: 3 Current Zoning: BP-CS (Business Park Overlay Community Service) Allowable Uses: All uses in BP-CS zoning as itemized in Attachment B. Development History: The subject site is not currently platted and is commonly known as Tract 4D of the R. R. Ramey Survey, Abstract The site must be platted prior to issuance of a permit. Previous zoning cases in the general vicinity in the past five years include: Case No. Location Request Disposition Z06-39/ B06-39 Northeast CS to PD-CA for multi-family not to exceed 46 dwelling units Approved Adjacent Zoning/Land Use: Direction Current Zoning Current Land Use North East South West R (Single family residential) BP-PD (Business Park Overlay - Planned Development) for all uses allowed in O (Office) through B (Business) BP-B (Business Park Overlay Business) BP-B (Business Park Overlay Business) Workman Junior High School Office Gasoline Station Office Zoning Case SUP08-24 A-1

2 Case Information Comprehensive Plan Analysis: The site is located within the boundaries of the Interstate 20 Business Area Plan. According to the I-20 Business Area Future Land Use Map (adopted in 2000), this area is designated as "CAC" (Community Activity Center). The I-20 Business Area Plan states that Community Activity Centers provide for a wide range of retail uses serving community level needs. Office developments are also identified as an acceptable use. The Interstate 20 Business Area Plan also includes the following policy: Certain retail and commercial uses are deemed to be incompatible with the intent and purpose of the "BP" District. These uses are described in the Zoning Ordinance and include retail gasoline sales, motels and small restaurants. The number and location of these uses shall be restricted through the specific use permit process. Prior to the approval of such new uses, an applicant must demonstrate that the number, location and development timing of such uses correspond to and are not detrimental to the City's overall goal of promoting an environment favorable to the location, retention and attraction of non-retail target industries to the I-20 Business Park. This policy applies to the proposed development as the term "motel" was changed to "limited service hotel" in May 2008 through Ordinance Current Planning Analysis: The requested SUP is consistent with the Interstate 20 Business Area Plan. The applicant requests approval of a Specific Use Permit for a limited service hotel, a residence hotel, and a 10,000 squarefoot conference center on approximate acres of land zoned BP-CS (Business Park Overlay Community Service); generally located south of East Arbrook Boulevard and west of South Collins Street with the approximate address being 3800 South Collins Street. The site is currently undeveloped. The applicant proposes a unified development to include two types of hotels and a shared conference center. As a whole, the development adheres to the hotel design standards. However, when reviewed individually, the limited service hotel is consistent with the hotel design standards where the residence hotel is not. The primary deficiencies of the residence hotel include an absence of an interior restaurant, a substandard recreational area, and a substandard lounge or waiting area. The applicant states that the specific use permit is in compliance since the guests of the residence hotel will have access to the interior Zoning Case SUP08-24 A-2

3 Case Information restaurant and recreational facilities of the limited service hotel and since the lobby area within the residence hotel is greater than the combined minimum lobby and lounge areas required within a residence hotel. The applicant also notes that each guest of the residence hotel will have a complete kitchen within their room. The residence hotel is required to have a recreational area of at least 1,000 square feet, and the limited service hotel is required a recreational area of at least 700 square feet. Within the residence hotel is a 600 square-foot recreational area and within the limited service hotel is a 1,761 square-foot recreational area. To meet the minimum recreational area within the residence hotel, the applicant proposes to provide guests of the residence hotel access to the recreation facilities of the limited service hotel. The combined recreational area proposed exceeds the combined recreational area required. Similarly, the applicant proposes that the required conference space for each hotel be combined to create a single conference center for the guests of both hotels. The limited service hotel requires 5,000 square feet of conference space and the residence hotel requires 1,000 square feet of conference space. The proposed conference center is 10,000 square feet. Staff has provided attachment F as a comparison of the hotel design standards required and the applicant s proposed standards. Façade articulation is not included in the comparison table due to the ordinance s large range of acceptable standards. The hotel design standards state that: - Facades shall be articulated in order to reduce the scale of the façade and provide visual interest that is more consistent with the area s character and scale. - Building facades fronting public streets and driveways shall have massing changes and architectural articulation to provide visual interest and texture and reduce large areas of undifferentiated building façade. - The buildings shall avoid oversimplified one-dimensional facades that lack human scale. - Design articulation shall not apply evenly across the building façade but shall be grouped for greater visual impact employing changes in volume and plane. The applicant s building elevations are included in attachment H. Zoning Case SUP08-24 A-3

4 Case Information Each hotel is required a minimum of four design elements. Both hotels will provide outdoor patios, integral planters that incorporate landscaped areas or seating areas, public art or sculpture, trellises or a shared gazebo, and arcades or breezeways to the conference center. The limited service hotel incorporates recesses, projections, a blind colonnade superimposed on the front and rear facades, and a decorative band distinguishing the top floor from all four sides of the building. The residence hotel provides two raised and arched parapets that flank both sides of the primary entrance and two additional raised and arched parapets on the rear façade. The hotels meet the minimum number of design elements in concept; however, if the request is approved, the applicant must provide further details of these design elements with the commercial site plan submittal for building plan approval. Transportation: The proposed development has three points of access. The primary access point is from South Collins Street. The other two access points are from East Arbrook Boulevard and Embarcadero Drive. Thoroughfare Existing Proposed South Collins Street East Arbrook Boulevard Embarcadero Drive 110-foot; 4-lane undivided major arterial 90-foot; 4-lane divided major arterial 70-foot; 4-lane undivided major collector 120-foot; 6-lane divided major arterial 120-foot; 6-lane divided major arterial 70-foot; 4-lane undivided major collector Traffic Impact: Water & Sewer: Drainage: Fire: The proposed zoning change will generate similar traffic patterns and will not significantly impact the adjacent roadway systems. Water and sewer services are available to the subject site. The site is located in the South Fish Creek drainage basin. No portion of the site is located within a FEMA designated floodplain and no significant drainage impacts are expected to result from development of this site, as long as the developer complies with all relevant city ordinances. Fire station number 6, located at 2620 South Collins Street, provides protection to this site. The estimated fire response time is 2.29 minutes, which is in keeping with recommended standards. Zoning Case SUP08-24 A-4

5 Case Information School District: Notices Sent: Neighborhood Associations: Property Owners: 7 Letters of Support: 0 Letter of Opposition: 0 This property is located in the Arlington Independent School District (AISD) and has no impact on the schools serving this site. Arlington Chamber of Commerce Downtown Development Arlington Neighborhood Council East Arlington Review Southeast Arlington Community Alliance WeCan (West Citizen Action Network) East Arlington Renewal Fitzgerald Concerned Citizens Maybrook Estates HOA PLANNING AND ZONING COMMISSION SUMMARY: Public Hearing: January 7, 2009 Zoning Case SUP08-24 (Holiday/Candlewood Conference Center 3800 South Collins Street) Application for approval of a Specific Use Permit for a limited service hotel, a residence hotel, and a 10,000 square-foot conference center on approximately acres of land zoned BP-CS (Business Park Overlay-Community Service); generally located south of East Arbrook Boulevard and west of South Collins Street with the approximate address being 3800 South Collins Street. Justin, French, Planning Project Manager I/Development, presented this request. Present to speak in support of this request was Dan Fernandez, 2823 Quail Lane. Also present to speak in support of this request was Steve McCollum, 7201 Grand Lake Court. Present to go on record in support of the request was Mildred Hinson, 909 Bert Drive; Wail Majeed, 4150 International Plaza #600, Fort Worth. Michael Forbes made a motion to approve SUP08-24 with the following stipulations: 1) the addition of one interior restaurant with full-service kitchen, cooking, and service staff offering meals during normal dining hours (breakfast, lunch, and dinner). Restaurant will be open to the public and provide seating for a minimum of 85 guests; and 2) all three buildings will be permitted at the same time. Seconded by Michael Reiswig the motion carried by a vote of APPROVED Zoning Case SUP08-24 A-5

6 Itemized Allowable Uses Allowable Uses: BP-CS (Business Park Overlay Community Service) Permitted - College, university, or seminary, government facility, office use, public parks, playground, or golf course, racquet or swim club, antique shop business school, catering service, cleaning laundry, copy center, restaurant (less the 5,000 sq. ft.), museum or art gallery, personal household service, restaurant (less the 5,000 sq. ft.) alcohol sales/nightclub/bar or private club, radio or TV station recording studio, transit passenger shelter, utility lines, towers, or metering stations, wireless telecommunications facilities, accessory caretakers quarters, and customarily incidental uses. Specific Use Permit (SUP) Boat sales, rental or repair, gasoline sales and service, medical or scientific research lab, philanthropic institution, amusement center, bowling alley, pool or billiard hall, skating rink, motel, airport, heliport, landing field, electric utility substations, transit passenger terminal, and utility installation. Conditions (C) Veterinary clinic, auto parts, accessory sales and service, motor vehicle rental, custom and craft work, food processing, lodge or fraternal organization, full service hotel, residence hotel/motel, garden shop or plant sales, general home improvement sales, general retail store, large scale retail (50,000 sq. ft. & larger), rental store, restaurant (greater that 5,000 sq. ft.) alcohol sales/nightclub/bar or private club, temporary construction field office, and temporary construction storage yard. Zoning Case SUP08-24 B-1

7 WORKMAN JR HIGH SCHOOL R E ARBROOK BLV Z06-39/B06-39 PD CS MF CS BP-CS S COLLINS ST BP-PD Z91-13/P91-35 BP-B SUP94-6 EMBARCADERO DR SUP93-2 Copyright NCTCOG and City of Arlington, TX LOCATION MAP SUP08-24 SPECIFIC USE PERMIT ACRES BP-CS SUP02-11 SUP BP-B SUP Prepared: JUSTIN FRENCH C - 1

8 UNDEVELOPED WORKMAN JR HIGH SCHOOL UN E ARBROOK BLV D PE LO VE DE T IN S S S COL L OFFICE OFFICE GAS SALES SUP94-6 EM ADE R O BARC DR OFFICE UNDEVELOPED SUP93-2 SUP90-6C SUP02-11 Copyright NCTCOG and City of Arlington, TX SUP97-01 SUP98-01 AERIAL MAP SUP08-24 SPECIFIC USE PERMIT ACRES Prepared: JUSTIN FRENCH D- 1

9 SUP08-7 Specific Use Permit for a limited service hotel, a residence hotel, and a 10,000 square-foot conference center South of East Arbrook Boulevard and west of South Collins Street Looking north across East Arbrook Boulevard at Workman Junior High from subject site. Looking east across South Collins Street at adjacent property from subject site. Looking west at adjacent property from subject site. Looking south across Embarcadero Drive at adjacent property from subject site. E-1

10 D. Fernandez & Associates 2823 Quail Lane Arlington, Texas (817) December 8, 2008 Mr. Jim Parajon, Director Community Development & Planning Dept. 101 W. Abram Arlington, Texas Attention: Mr. Justin French, Project Manager Re: SUP08 24 Dear Mr. Parajon, It is my privilege to represent Mr. Jags Patel, the owner of the Holiday Inn Express located at Pleasant Ridge and S. Cooper Street in Arlington. The Holiday Inn Express has been servicing the needs of travelers, area residents and the corporate business community for well over a decade. This facility is in the process of obtaining a Building Permit for a complete exterior façade makeover at this time. Several years ago Mr. Patel purchased the land identified in the SUP request for the purpose of developing, constructing and operating a multi use hospitality facility. The proposed unified development on a single lot consists of a Holiday Inn Hotel, a Candlewood Residence Inn (a Holiday Inn Residence Brand) and a conference center twice the size of the ordinance requirement. Based on Mr. Patel s existing corporate clients and industry sources there is a market need for conference space with companion lodging facilities. Our submittal is specifically tailored to satisfy this underserved market. The proposed development is located on S. Collins Street and Arbrook Blvd. and is within the I 20 Business Park Overlay. This site was selected because it is in the Business Park Overlay with many new and existing corporate facilities in the immediate area. In addition to the local Arlington community this location is well positioned to attract and service corporate clients all along the entire I 20 corridor from Fort Worth to Dallas. On behalf of Mr. Jags Patel a longtime Arlington resident and as a member of the project development team we look forward to approval of our SUP request and are most anxious to begin construction this spring. We look forward to working with you and your staff to on this exciting project.. Sincerely, Dan Fernandez Applicant

11 Comparison Table Comparison of Standards: Limited Service Hotel Standard Required Proposed Exterior Materials Minimum number of exterior materials Site entrance features Primary building entrance features Minimum parking area under porte-cochere Building entrance features Roof design: minimum height of parapet wall for flat roof 90% from approved list of materials 100% cultured stone and EIFS (EIFS not less than 20 feet above grade) 2 2 front yard paving and landscaping decorative pavement and seasonal color plantings definition and signature raised and projected wall, treatment up-lighting, and portecochere 2 vehicles 2 vehicles water feature, sculpture, fountain and landscaping and/or public art at entrance 30 inches 4 feet, 10 inches Minimum design features 4 5 Access to rooms restricted to interior corridors restricted to interior corridors Surveillance cameras in each interior hallway, lobby/lounge areas, parking lots, and at each exterior door cameras in each interior hallway, lobby/lounge areas, parking lots, and at each exterior door Minimum guest room size 350 SF 350 SF Minimum lobby area 318 SF 875 SF Minimum lounge or waiting 318 SF 740 SF area Minimum recreational area 700 SF 1,761 SF An interior restaurant with 50 seats 85 seats minimum seating that is equal to or greater than 40% of the number of guest rooms House keeping service daily daily On-site management 24 hours a day 24 hours a day Minimum business center area 100 SF 388 SF Zoning Case SUP08-24 F-1

12 Comparison Table Comparison of Standards: Residence Hotel Standard Required Proposed Exterior Materials 90% from approved list of materials 100% cultured stone and EIFS (EIFS not less than 20 feet above grade) Minimum number of exterior 2 2 materials Site entrance features front yard paving and landscaping shared main entrance with limited service hotel Primary building entrance features definition and signature treatment raised and projected wall, arched parapet, and portecochere Minimum parking area under 2 vehicles 2 vehicles porte-cochere Roof design: minimum 30 inches 4 feet, 10 inches height of parapet wall for flat roof Minimum design features 4 5 Minimum open space 1,000 SF 1,200 SF family area Access to rooms restricted to interior corridors restricted to interior corridors Surveillance cameras in each interior hallway, lobby/lounge areas, parking lots, and at each exterior door cameras in each interior hallway, lobby/lounge areas, parking lots, and at each exterior door Minimum guest room size 300 SF 300 SF Contents of each room telephone, refrigerator, range-top, sink, and cabinets telephone, refrigerator, range-top, sink, and cabinets Minimum lobby area 217 SF 546 SF Minimum lounge or waiting area 217 SF larger than required lobby area and 132 SF vestibule with seating area Minimum recreational area 1,000 SF 600 SF and guest access to limited service hotel s recreational area An interior restaurant with minimum seating that is equal to or greater than 40% of the number of guest rooms 35 seats guest access to interior restaurant of limited service hotel House keeping service weekly weekly On-site management 24 hours a day 24 hours a day Laundry facilities onsite onsite Minimum business center area 100 SF 149 SF Zoning Case SUP08-24 F-2

13 Comparison Table Comparison of Standards: Common Areas Standard Required Proposed An interior restaurant with minimum seating that is equal to or greater than 40% of the number of guest rooms Minimum recreational area Minimum conference/meeting space Crime Prevention through Environmental Design (CPTED) principles for good visibility Minimum foot candle power for parking lot lighting limited service hotel: 50 seats residence hotel: 35 seats limited service hotel: 700 SF residence hotel: 1,000 SF limited service hotel: 5,000 SF residence hotel: 1,000 SF transparency on all ground floor elevations interior restaurant within limited service hotel seating 85 guests limited service hotel: 1,761 SF residence hotel: 600 SF 10,000 SF conference center shared by both hotels transparency on all ground floor elevations Zoning Case SUP08-24 F-3