AGENDA Committee of the Whole Meeting February 8, :00 p.m.

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1 AGENDA Committee of the Whole Meeting February 8, :00 p.m. A. Roll Call B. Items Also on the Regular Agenda C. Considerations 1. Shodeen Concept Plan - University Commons. D. Public Participation E. Recess for Executive Session of the City Council F. Adjournment Assistive services available upon request, given reasonable notice.

2 DATE: February 3, 2016 TO: FROM: SUBJECT: Honorable Mayor John Rey City Council Anne Marie Gaura, City Manager Ellen Divita, Community Development Director Derek Hiland, Principal Planner Shodeen Concept Plan University Commons. I. Summary DeKalb Development Company LLC is seeking feedback from Council on a concept plan to redevelop a 4.48 acre parcel located on the south side of Lincoln Highway bound by Pearl Street, Lincoln Highway, the Union Pacific Railroad, and Walgreen s Pharmacy. Since their purchase of the property ten (10) years ago, the developer has brought several potential development options to the City including a mixed-use development with condominiums on the upper levels, a commercial strip center with outlots for restaurants and/or storefronts, a Hotel / Conference / Hospitality Learning Center and as a mixed-use commercial development with apartments on the upper levels. In 2015, the developer asked for feedback of a development project which would include a five-story, 187-unit apartment building (459 bedrooms) arranged around pedestrian courtyards, and a 128-room four story Springhill Suites with 464 parking spaces provided for both uses. As the project does not match long range planning documents related to land use, the Council is being asked to provide feedback on a variety of issues: Land Use Density Parking Requirements A similar discussion was held by the Planning and Zoning Commission (PZC) in December with the intent to meet with City Council next. At the December meeting, the PZC discussed land use, density and parking requirements. The Commission suggested any development should provide sufficient parking, density with appropriate parking would be acceptable, and they indicated desire for first floor commercial. They held the view that the demand would be for at least one car per bedroom. Council input, discussion and direction is requested. Once received, the developer will further refine their plans in preparation for formal submittal in early Page 1

3 II. Background Discussions began in early 2008 regarding the seven (7) acre site which included the neighboring property owned by National Bank and Trust Company and the City of DeKalb rightof-way -- for a multi-story mixed use development. The development proposed would have constructed roughly 290 residential units ( high-end condominium product) along with 90,000 square feet of first floor commercial including a new bank and drive-thru facility based upon presentations to the City s Plan Commission and City Council with workshops at that time focusing on the mixed-use development concept. During the review of the Mixed-Use Development and the preparation of a related Development Agreement, a downturn in economy began to generate questions about the viability of the condominium plan. Initially, the City Council appeared to support privately-owned condominium units and an associated parking structure, with mixed-use commercial on first floor. However, with decline in the marketplace for a high-end condominium product, the developer began conceptual discussion of a Mixed-Use Development with high-end rental apartments in lieu of condominiums. The City Council did not appear to support the proposal for additional rental units and so the project was withdrawn, and did not appear before Council. In 2012, the National Bank and Trust Company developed their portion of the seven (7) acres, designing a new bank with a drive-thru tucked in behind it, which adhered to the design concepts articulated in the City s Design Guidelines and 2007 Downtown Revitalization Plan. The property remains an important bridge between downtown and the campus. The subject property has now been cleared for development through demolition of the structures which were in place when purchased: three (3) multifamily structures, seven (7) single family structures. Remaining are one (1) commercial structure (ice cream shop), one (1) multi-bay garage and the new bank building. The City Council is asked to discuss their policy views on land use, parking, and density for the property. The subject property is zoned General Commercial (GC). Current adopted Land Use plans call for a continuous line of first floor commercial. Of all the business zoning classifications with the City, General Commercial (GC) zoning holds the potential for sales tax creation. General Commercial (GC) allows for upper level residential (via a special use permit) when built in conjunction with a first floor commercial use; it does not allow for first floor residential. The city s adopted design guidelines envision downtown new construction with zero lot line development and parking in the rear to create an urban streetscape. This design was adopted by the Council in both the 2007 Downtown Revitalization Plan and the 2013 DeKalb: City Center Plan. Both plans sought an extension of the downtown commercial district west to the River via a mixed use development which would create a day and nighttime population. With mixed use, it is unlikely the base GC zoning would remain. The property would develop as mixed use development with a Special Use Permit or be rezoned to allow for the densities, designs, and bulk of the buildings along Lincoln Highway. A mixed use development would be consistent with the urban feel of downtown and ultimately would become an extension of the downtown along with providing for the connectivity to the University Page 2

4 The developer is bringing forward a plan that would construct a four story hotel and a five story apartment building marketed towards students. The Planning and Zoning Commission considered the technical merits of the property regarding: A. Compliance with Comprehensive Plan and subarea plans B. Lack of commercial units on the first floor of the apartments C. Residential Issues and Density D. Parking Standards for Apartments and Non-Residential Uses E. Height The Planning and Zoning Commission asked the developer to modify the plans to create a product that meets parking requirements of the Unified Development Ordinance. This could be achieved by reducing the density (either reducing the bedroom or apartment unit counts, or increasing the parking field either on site or adjacent). The PZC seemed supportive of some kind of parking waiver similar to the approach taken with University Plaza or University Village whereby it is not required immediately, however, if the need arises then parking shall be required. The Commission also requested that commercial units be placed on the first floor of the apartment development. Lastly, the PZC reiterated their support for the current City codes, planning documents and continuing the established vision for West Lincoln Highway Corridor. III. Community Groups/Interested Parties Contacted This matter went to the City s Planning and Zoning Commission for conceptual consideration, and is being presented to the City Council for the same. If the project goes forward, it will be subject to public hearings and further opportunities for public comment. IV. Legal Impact The City has not received any applications for zoning action, planned unit development or financial assistance. This conceptual discussion is not a legally required component of any development approval and is offered as an early opportunity to provide feedback before the owner would spend professional fees to develop a project. V. Financial Impact Without an actual application before the City, no analysis is available at this time. VI. Options Council may affirm, modify or deny the concept plan, or refer the matter back to the Planning and Zoning Commission for further discussion. Page 3

5 VII. Recommendation The Planning and Zoning Commission supported redeveloping the area but only if done in accordance with compliance of City codes, planning documents, and continuing the established vision for West Lincoln Highway Corridor. In summary, the City s Comprehensive Development Plan and subsequent downtown subarea plans call for first floor commercial as a means to create an urban commercial streetscape. Allowing residential without first floor commercial alters the land use vision of extending a continuous commercial streetscape from First Street to the Lagoon. Variation from this is not supported by staff and would be a policy decision for the Council. The residential density proposed is appropriate in a central business area and consistent with current planning documents, including the density articulated in the City s current CBD zoning class. The number of bedrooms proposed necessitate more parking demand and the project is deficient on parking spaces. While some variance from parking regulations may be acceptable if there is shared parking opportunity, the proposed 464 parking spaces provides one space for each of the 128 hotel rooms, with 336 spaces available for hotel personnel and an apartment building with 459 bedrooms. Adding additional parking spaces on site or on an adjacent site or by decreasing the number of bedrooms can the parking demands be reduced. Staff can support either approach however this is a policy decision for the Council. The City s downtown plans envision an extension of the City s CBD urban fabric though this project and would likely become zoned Planned Development Commercial (PD-C) due to parking, density and storm water waivers. Council input, discussion, and direction to the applicant and staff regarding the concept plan, including Land Use, Density, Parking Requirements and Land Use Policy for first floor commercial is requested. Page 4

TOTAL PARKING SPACES: TOTAL PARKING SPACES: LEASING OFFICE LEASING OFFICE LINCOLN HWY 7 161 ENTRY/ EXIT 23 23 23 23 21 B1 D0 D0 D1 B2 A0 SPA A0 A0 A0 CLUBHOUSE 3 FLOOR B2 D1 HOTEL D1 COURTYARD 2

6 TOTAL PARKING SPACES: TOTAL PARKING SPACES: LEASING OFFICE LEASING OFFICE LINCOLN HWY ENTRY/ EXIT B1 D0 D0 D1 B2 A0 SPA A0 A0 A0 CLUBHOUSE 3 FLOOR B2 D1 HOTEL D1 COURTYARD 2 (SWIMING POOL) D1 BBQ D1 SPA D1 B2 A0 B1 B2 PEARL ST. PEARL ST. D1 B2 A0 B1 B2 C1 C1 BANK PROPERTY PARKING P2 ENTRY/ EXIT C1 C1 A0 D1 COURTYARD 1 CAVE -OUTDOOR COVERED AREA D1 A0 D1 D2 D TYPICAL FLOOR PLAN 10 N PARKING P1 SCALE: 1/32" = 1'-0" (24"x36" SHEET) 0' 32' 64' 128' SCHEME 03 ARCHITECTURAL SITE PLAN 2015 by HUMPHREYS & PARTNERS ARCHITECTS, LP The arrangements depicted herein are the sole property of Humphreys & Partners Architects, LP and may not be reproduced in any form without its written permission Architectural conceptual site plans are for feasibility purpose only. Revisions may occur due to further investigation from regulatory authorities and building code analysis. Dimensions shown are of a strategic intent only. Refer to surveys and civil drawings for technical information and measurements. September 21, 2015 DEKALB MIXED-USED MASTER PLAN SHODEEN CONTRUCTION CO. #15546 DEKALB, IL HUMPHREYS & PARTNERS ARCHITECTS L.P Alpha Road, Suite 300 Dallas, TX (972) (972) marketing@humphreys.com DALLAS CHARLOTTE NEWPORT BEACH LAS VEGAS NEW ORLEANS NORFOLK ORLANDO PHOENIX

7 SPRINGHILL SUITES GEN 4.5 Proto-Model Design ARCHITECTURE AND CONSTRUCTION

8 Front Elevation SITE Summary Building Length Building Depth Land Parking 298 feet 65 feet Site Plan

9 Ground Floor Typical Floor

10 TypIcal unit mix King 67% Queen/Queen 33% King with Shower Queen/Queen with Shower Queen/Queen with 4 6 Tub

SpringHill Suites Criteria Facilities Program Program GuEST rooms units unit area TOTal (SF) King Shower 63% 81 369 29,889 King Accessible 3% 4 496 1,984 Queen / Queen Shower 14% 18 436 7,848 Queen /

11 SpringHill Suites Criteria Facilities Program Program GuEST rooms units unit area TOTal (SF) King Shower 63% ,889 King Accessible 3% ,984 Queen / Queen Shower 14% ,848 Queen / Queen with 4'-6" Tub 11% ,104 Queen / Queen with 5'-0" Tub 6% ,968 Queen / Queen Accessible 2% ,488 Total Units 100% 128 GuEST room SuppOrT / circulation per FlOOr unit area TOTal (SF) Corridor / Elevator Lobby 7,551 7,551 Stairs ,856 Elevators Elevator Machine Room Linen Vending & Ice (Upper Floors) Guest Laundry Total Guest Room Support / Circulation 10,734 BacK OF HOuSE TOTal (SF) Registration Desk 229 Work Area 297 General Manager Office 171 Sales Manager Office 236 Luggage Storage Room 61 Associate Break Room 190 Associate Restroom 47 Housekeeping Laundry 557 Food & Beverage Preparation Room 260 Engineering / Maintenance Room 214 Mechanical / Electrical Room 822 Janitor s Closet 28 Telephone Equipment / Video Room 213 Pool Equipment / Storage 109 The Market Storage 71 Corridor & Roof Access 522 Total Back of House 4,027 public SpacE TOTal (SF) Lobby / Lounge 2,066 The Market 111 Vending Area 0 Business Library 112 Meeting Room 356 Fitness Room 419 Vestibule (Front & Rear) 132 Cart Storage 40 Circulation 673 Public Toilets 254 Indoor Pool 1,181 Total Public Space 5,344 Summary Total Guest Rooms 51,281 Total Guest Room Support / Circulation 10,734 Total Public Space 5,344 Total Back of House 4,027 Total Gross Building Area 71,386 Total Square Foot Per Room 558 Data based on a 128-room prototype SpringHill Suites by Marriott

The Suite Seeker Target Guest: Stylish Suite-Seeker The SpringHill Suites guest is a frequent business traveler looking for fresh, interesting and stylish hotels to provide the space he or she needs

They want: n Spacious suites n Exceptional service and reliability n Distinctive design & style at an affordable price n Value: complimentary hot breakfast, high-speed Internet access n Business

12 The Suite Seeker Target Guest: Stylish Suite-Seeker The SpringHill Suites guest is a frequent business traveler looking for fresh, interesting and stylish hotels to provide the space he or she needs to relax and make travel more enjoyable. They want: n Spacious suites n Exceptional service and reliability n Distinctive design & style at an affordable price n Value: complimentary hot breakfast, high-speed Internet access n Business travel to be about more than business: instill calm, enrich life and embrace the locale n Hotel to provide an antidote to the stress of business travel Brand positioning: STylE, SpacE, ValuE SpringHill Suites by Marriott is an upper-moderate all-suites hotel brand that delivers the space, and the stylish, inspiring spaces that enrich our guests travel at a great value. Gen 4.5 prototype and Inspire Décor The design of the lobby and guest suite has been enhanced, continuing to deliver a highly differentiated experience and solidifying the SpringHill Suites leadership in the upper-moderate tier. The Gen 4.5 prototype and Inspire décor presents an option to ease new-build costs, increase operational efficiency and offer a design with a broad appeal across multiple markets. Key highlights of the prototype: n Maximize lobby space efficiency and functionality by increasing breakfast seating and buffet length n Eliminate soft walls and introduce architectural focal walls that serve as both functional and design elements n Enhance lobby décor to reflect the brand personality while increasing operational sustainability n Provide dedicated business center n Offer optional bar plan n Feature one compartment bathroom n Allow for optional two compartment bathroom Marriott International partnered with the U.S. Green Building Council s (USGBC) and joined its LEED Volume Program to develop a pre-approved prototype design for each of our Select Service and Extended Stay brands. Simplifying the LEED certification process enables owners to take advantage of a cost-effective and streamlined approach to building their hotels. Marriott aspires to be the global hospitality leader that demonstrates how responsible hospitality management can be a positive force for the environment and create economic opportunities around the world. Marriott International, Inc. n Fernwood Road, Bethesda, MD n MarriottDevelopment.com n March Marriott International, Inc. GDPS

30 RETURN TO AGENDA

Residence inn PRoto-model design. architecture and construction

Residence inn PRoto-model design architecture and construction 9-0 min Front Elevation Gables Indoor PooleleVation GEN 9.0 GABlEs FRont indoor Pool BED ACCESSOB;E STAIR #2 KITCHEN ENGINEERING ENGINEERING