STAFF REPORT. Raymond Management Company 8333 Greenway Blvd, Suite 2000 Middleton, WI 53562

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1 STAFF REPORT Planning and Zoning Case 16-26FDP Staff: Katherine Sharp, Assistant Director of Planning & Development Date: June 27, 2016 GENERAL INFORMATION Application: Applicant: Location: Site Acreage: Building Area: Units/ Parking: Existing Land Use / Zoning: Surrounding Land Use / Zoning: Final Development Plan for a 64,877 sf, 114 room, 4 story Marriott Town Place Suites extended stay hotel at Liberty Commons, Lot 1 with variance request Chase Zadnik, Raymond Management Company 8333 Greenway Blvd, Suite 2000 Middleton, WI Lot1, Liberty Commons, 2 nd plat 1 lot on 1.88 acres 64,877 square feet 114 Rooms/114 stalls provided Former office building / PD, Planned Development District North: W Kansas Street South: S Stewart Road East: Pad site / PD, Planned Development district West: I-35 Right of Way File Date: May 1, 2016 PREVIOUS CASES / SITE HISTORY PZ Case 14-44R&PDP A Rezone and Preliminary Development Plan for Liberty Commons was approved January The PD Zoning request included allowance for a 7 story hotel at Lot 1. PZ Case 14-45PP A Preliminary Plat for Liberty Commons was approved January PZ Case 15-35FP A Final Plat of Liberty Commons was approved in October PZ Case 15-36FDP A Final Development Plan for Liberty Commons was approved in October PZ Case 15-51FDP A Final Development Plan for an 80,568 sf, 112 room, 5 story Marriott Residence Inn extended stay hotel at Liberty Commons, Lot 1 with variance was approved in February PZ Case 16-05FP A Final Plat for Liberty Commons 2 nd Plat was approved in February Page 1 of 3

2 APPLICANT S PROPOSAL Use The use is proposed as a 64,877 square foot, four-story, extended stay hotel, which is appropriate in this zoning district. The four-story height is allowed within this Planned Development District, as it was part of the formal PD zoning request approved in Site Layout/Access/Parking The building is proposed on Lot 1, on the westernmost portion of the site. The site will share access with the building at Lot 2 and also have an access drive on the south onto S Stewart Road. The parking is to the east of the building. Crosswalks to the site, and throughout the site, are in keeping with the emphasis on safe pedestrian movement shown in the FDP for Liberty Commons. A retaining wall, varying in height up to eight feet and shown with protective railing is shown on the north. The dumpster enclosure is in the north east corner and will be designed to match the building. Variance Request Parking for this project is being proposed at a ratio of one stall for every guest room. The applicant states that this parking ratio is industry standard for a hotel. Additionally, the Liberty Commons Center, as a whole, meets the minimum parking requirements and shared parking is described in the covenants for the Center. The narrative regarding the variance request provided by the applicant has been attached to this staff report as Exhibit C. This parking request will require a variance to be granted as part of this development application. Landscape Plan 22 trees and 260 shrubs will be planted to satisfy the landscaping requirements for the site. The site meets the open space requirement at 21% open space. Trees removed in the development of this site have been accounted for in the tree removal survey for the Liberty Commons Final Development Plan (PZ Case 15-36FDP). The landscape plan provided meets the requirements within the UDO and City of Liberty planting specifications. Building Design Exterior materials consist primarily of brick, EIFS, stone and lap siding in neutral-colored hues. These materials will provide accent and help to add visual interest to the building. Permanent signage will be located on all sides of the building. PUBLIC INFRASTRUCTURE Sanitary Sewer The site will be served by a proposed 8-inch public main that runs along Stewart Road. Water The site will be served by a proposed 4-inch water service line and a 6-inch fire protection line, tying into the 8- inch water main along Stewart Road at the west side of the property. Streets The site currently has access to Stewart Road to the south and to the east through Lot 2. The private access roadway off the north leg of the traffic circle will provide additional access and will be required to be constructed prior to occupancy of this building. Stormwater Stormwater will be collected by a site storm sewer system then conveyed into a regional stormwater detention Page 2 of 3

3 system to the south and released into the public system at an acceptable rate. This application meets the standards of review within our Adequate Public Facilities ordinance. STAFF ANALYSIS Staff analyzed this application in accordance with the Liberty Unified Development Ordinance (UDO), Section All criteria must be satisfied in order for staff to recommend approval: 1. The plan substantially complies with the intent of the comprehensive plan; Staff believes that this proposal satisfies the intent of the comprehensive plan by providing employment and economic development in Liberty. 2. The plan complies with the provisions of this UDO; The use as a hotel is appropriate and the four-story height is allowed within this Planned Development District, as it was part of the formal zoning request approved in The proposal for lessened parking will require a variance to be granted by the City Council as part of this application. 3. The plan substantially complies with approved city development standards and policies The proposed plan complies with city development standards and policies. 4. The plan substantially complies with the approved preliminary development plan, where applicable. The proposed plan complies with the approved site plan for Liberty Commons. STAFF RECOMMENDATION If the requested variance is granted, staff finds this application meets the standards of review for a Final Development Plan in Section of the UDO and recommends approval of P&Z Case 16-26FDP. PZ RECOMMENDATION At its June 14 meeting, Planning Commission voted unanimously to recommend approval of P&Z Case 16-26FDP. ATTACHMENTS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Vicinity Map Site Plan Parking Variance Requests Landscaping Plan Building Elevations Liberty Commons overall site plan Excerpts from Planning and Zoning commission Minutes Enabling Resolution Page 3 of 3

4 Project W KANSAS ST S STEWART RD CONISTOR ST PRIV ATE R 35 HW Y WY 35 H WY 35 H N 35 HW Y NE 152 HWY Location D P&Z 16-26FDP - Final Development Plan for Marriott Town Place Suites Exhibit A: Vicinity Map Exhibit A:

5 8333 Greenway Blvd Suite 200 Middleton, WI (608) Burlington, Suite 100 North Kansas City, MO (816) May 20, parking spaces Outlot 2 5,800 SF

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7 1301 Burlington, #100 North Kansas City, MO fax surveying planning engineering landscape architecture PLANT SCHEDULE NOTES: 1. Quantities listed in the plant list schedule are for estimates only. Trees, shrubs, and ground cover of contract quantities shall be the number of items shown on the drawings. 2. The Landscape Contractor is responsible for verifying all quantities shown on these plans before pricing the work. Any difference in quantities should be brought to the attention of the Landscape Architect for clarification. Outlot 2 5,800 SF 50 parking spaces

8 2 1 GRAPHIC MATERIAL FINISH TAG MANUFACTURER LOCATION FINISH DESCRIPTION ARCHITECTS 7780 ELMWOOD AVE. STE. 204 MIDDLETON, WI (FAX) C 2016 GARY BRINK & ASSOC. Any duplication, reproduction, or use by any other party is prohibited unless prior written authorization is received from GARY BRINK & ASSOC. PROJECT: DRAWN BY: DATE: SCALE: MjB AS NOTED CITY SUBMITTAL 05/06/16 CITY RE-SUBMITTAL 05/20/16 BUILDING ELEVATIONS A6.01 PROJECT: TOWNEPLACE SUITES BY MARRIOTT I-35 & KANSAS STREET -, MISSOURI CLIENT: RAYMOND MANAGEMENT COMPANY 8333 GREENWAY BLVD, STE 200 MIDDLETON, WI 53562

9 2 1 GRAPHIC MATERIAL FINISH TAG MANUFACTURER LOCATION FINISH DESCRIPTION ARCHITECTS 7780 ELMWOOD AVE. STE. 204 MIDDLETON, WI (FAX) C 2016 GARY BRINK & ASSOC. Any duplication, reproduction, or use by any other party is prohibited unless prior written authorization is received from GARY BRINK & ASSOC. PROJECT: DRAWN BY: DATE: SCALE: MjB AS NOTED CITY SUBMITTAL 05/06/16 CITY RE-SUBMITTAL 05/20/16 BUILDING ELEVATIONS A6.02 PROJECT: TOWNEPLACE SUITES BY MARRIOTT I-35 & KANSAS STREET -, MISSOURI CLIENT: RAYMOND MANAGEMENT COMPANY 8333 GREENWAY BLVD, STE 200 MIDDLETON, WI 53562

10 2 1 GRAPHIC MATERIAL FINISH TAG MANUFACTURER LOCATION FINISH DESCRIPTION ARCHITECTS 7780 ELMWOOD AVE. STE. 204 MIDDLETON, WI (FAX) C 2016 GARY BRINK & ASSOC. Any duplication, reproduction, or use by any other party is prohibited unless prior written authorization is received from GARY BRINK & ASSOC. PROJECT: DRAWN BY: DATE: SCALE: BP AS NOTED CITY SUBMITTAL 05/06/16 CITY RE-SUBMITTAL 05/20/16 BUILDING ELEVATIONS A6.03 PROJECT: TOWNEPLACE SUITES BY MARRIOTT I-35 & KANSAS STREET -, MISSOURI CLIENT: RAYMOND MANAGEMENT COMPANY 8333 GREENWAY BLVD, STE 200 MIDDLETON, WI 53562

11 8333 Greenway Blvd Suite 200 Middleton, WI (608) Burlington, Suite 100 North Kansas City, MO (816) May 20,

12 45,000 SF 62,915 SF 250' 22,500 SF 132' 16,000 SF 105' 296' 10,000 SF 80' 9,000 SF 72' STORAGE & MEP CLOSET 7,500 SF 65' 6,000 SF 50' 12,500 SF 100' 296' 62,915 SF 16,000 SF 105' 80' 10,000 SF 22,500 SF 132' 9,000 SF 72' ONLY ONLY STORAGE & MEP CLOSET 7,500 SF 65' 6,000 SF 50' Outlot 3 15,015 SF 90 parking spaces 12,500 SF 100' ONLY ONLY 45,000 SF 250' 50 parking spaces Outlot 2 5,800 SF 125' 153' 185' 172' 209' 90 parking spaces Outlot 3 15,015 SF 125' 50 parking spaces Outlot 2 5,800 SF ONLY ONLY ONLY ONLY Bank Sign Bank Sign ONLY ONLY ONLY ONLY 125' 153' 185' 172' 209' 125' surveying planning engineering landscape architecture 1301 Burlington, #100 North Kansas City, MO fax

13 IV. Case 16-26FDP: Final Development Plan for Towne Place Suites by Marriott on Lot 1, Liberty Commons, 2nd Plat a 4 story, 114 room hotel with variance request [Public Hearing] Vice-Chairman Reinier said the case would require a Public Hearing for the variance request and reiterated procedures for those wishing to speak. Ms. Sharp presented the Final Development Plan application with variance for parking request as described in the staff report. Vice-Chairman Reinier asked if there were any questions for staff. Chairman Rosekrans asked about the previous considerations for hotel parking variance. Ms. Sharp said the Marriott Residence Inn and the Best Western Hotel were both recently granted this variance. Vice-Chairman Reinier asked if there were any additional questions for staff. Seeing none, Vice- Chairman Reinier asked if the applicant had comments. Mr. Chase Zadnik, 833 Greenway, Middleton, WI, (the applicant), said he was available for questions. Vice-Chairman Reinier asked if there were any further questions. Seeing none, he opened the public hearing. Vice-Chairman Reinier asked if any members of the public wished to speak. Seeing none, he closed the public hearing. Commissioner Holt asked why the change from Residence Inn to Town Place Suites and what was the difference between them. Mr. Zadnik said they were both extended stay hotels. He said the Towne Place is smaller and fits better on the site. He said the rooms and common space are smaller and the building is 4 stories whereas the Residence Inn was proposed at 5 stories. He said the Towne Place is better situated to the area and the clientele is mostly business travelers, families in town on tournaments or to see a sporting event or Worlds of Fun. Vice-Chairman Reinier asked if there were any further questions. Hearing none, he asked for a motion. Action: Commissioner Rosekrans moved to approve with variance as presented by staff. Commissioner Waterman seconded the motion. Vote: Motion passed Yes: Commissioners Holt, Howard, Reinier, Rosekrans and Waterman. No: None Abstain: None Vice-Chairman Reinier said this case would be heard in front of the City Council on June 27, 2016 at 7:00 p.m. in the Council Chambers.

14 P&Z Case 16-26FDP RESOLUTION NO. FINAL DEVELOPMENT PLAN FOR 64,877 SF, 114 ROOM, 4 STORY MARRIOTT TOWN PLACE SUITES EXTENDED STAY HOTEL AT, LOT 1, IN, CLAY COUNTY, MISSOURI WHEREAS, a final development plan for a 64,877 sf, 114 room, 4 story Marriott Town Place Suites extended stay hotel at Liberty Commons, Lot 1, in the City of Liberty, Clay County, Missouri, has been duly and properly presented to the Planning & Zoning Commission on June 14, 2016, and the City Council on June 27, 2016; and WHEREAS, pursuant to the Unified Development Ordinance of the City of Liberty, the City Council finds that the final development plan described duly conforms to the standards and requirements of ordinances in place at the time of the application. WHEREAS, public hearings have been held by the Planning & Zoning Commission on June 14, 2016, and the City Council on June 27, 2016; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Liberty, Missouri, that the final development plan for a 64,877 sf, 114 room, 4 story Marriott Town Place Suites extended stay hotel at Liberty Commons, Lot 1, in the City of Liberty, Clay County, Missouri, is hereby approved according to the final development plan on file in the office of the Department of Planning and Development. PASSED by the City Council this day of, MAYOR ATTEST: DEPUTY CITY CLERK