ࡱ> tvs#` .bjbj\.\. BQ>D>D&V( ( ( ( ( ( ( < $$$8\T,< g_,,,,E(-F^$]`hb _( """ _( ( !_$$$"( ( ,$",$$5*h( ( + sRE$"*u,l7_0g_*Xcg#c +c( +p`9$\G _ _$pg_""""< < < D< < < < < < ( ( ( ( ( (   STAFF REPORT February 6, 2007 ( 21 ) PRIVATE  RE: Case No. 9075-URD-12 APPLICANT: St G, L.C., Hampton Inn & Suites 4600 Summit Kansas City, MO 64112 AGENT: Paul Minto Urban Prairie Architectural Collaborative, P.C. 4436 Fairmount Avenue Kansas City, MO 64111 LOCATION: The southwest corner of 46th Street and Summit Street AREA: About 1.5 acres REQUEST: To consider an amendment to a development plan in District URD (Urban redevelopment district) to allow for a proposed addition to an existing hotel. MAJOR STREET PLAN: No Major Streets abut this site AREA PLAN: Plaza-Westport Neighborhood Plan adopted on June 24, 2004 by Resolution No. 040612 and last amended January 26, 2006 by Resolution No. 060033, recommends Multi-family (medium density). The proposed use is in compliance with this recommendation. ARTERIAL STREET IMPACT FEE: Benefit District: South Benefit District H (Information only) See Committee Substitute for Ord. No. 011258, for information. Discounted Rate: Hotel/Motel, $327/Room PREVIOUS CASES: Case No. 497-S Ordinance No. 970074, passed January 23, 1997, approved the development plan submitted by the Summit 353 Redevelopment Corporation on an approximately 1.5 acre tract of land generally located south of 46th Street, between Summit Street on the east and Madison Avenue on the west; declaring the area included in such plan to be a blighted area and its redevelopment necessary for the preservation of the public peace, prosperity, health, safety, morals and welfare; authorizing the Director of Finance to enter into a contract with the Summit Redevelopment Corporation; authorizing certain tax abatement within the plan area; and authorizing the Mayor to issue a Certificate of Public Convenience and Necessity authorizing Summit Redevelopment Corporation to acquire certain property by the exercise of eminent domain. Case No. 9075-URD-11 CS Ordinance No. 961648, passed January 23, 1997, Amended Chapter 80, Code of Ordinances of the City of Kansas City, Missouri, 1996, by adding a new section to be known as Section 80-11A0015, rezoning an area of approximately 1.5 acres generally located south of 46th Street between Summit Street on the east and Madison Avenue on the west from District R-5 (High Apartment) to District URD (Urban Redevelopment District), and approving a development plan for the same. (9075-URD-11) Case No. 9075-URD-11-AA Final plan approval for the Hampton Inn and Suites by the Director of City Development on March 13, 1998. Note also that on April 29, 1999, the Director approved minor modifications to the parking lot on Madison Avenue. Case No. 497-S-1 Resolution No. 051204, passed October 20, 2005, determined the compliance of the Summit Redevelopment Corporation for Phase One of the Hampton Inn & Suites project and authorized a Certificate of Completion. Certificate issued on October 20, 2005 by Director of City Development. REPORT: This case requests the approval for a minor increase of building area to an existing hotel in a tax abated area. The site is zoned URD (Urban redevelopment district). The site is located at the southwest corner of 46th Street and Summit Avenue. The site received 353 tax abatement approval from the City Council and was rezoned on January 23, 1997. According to information supplied by the applicant during the Certificate of Completion process in October of 2005, Phase I of the project consists of the new construction of a 9-story hotel containing approximately 193,801 SF of floor area with 203 guest rooms and a parking structure containing approximately 185 parking spaces. On October 20, 2005, the City Council authorized the Director of City Development to issue a Certificate of Completion on this project. A Certificate of Completion certifies that the building was constructed in conformance with all approved plans. This amendment requests a change to the URD development plan by allowing the construction of a 5,100 SF addition to the northeast corner of the building. This addition is at the immediate southwest corner of 46th Street and Summit Street. The addition will be two stories, with the ground floor including 3,640 SF and the second floor containing 1,460 SF. The ground floor improvements will generally extend to the property line on both the 46th Street and Summit Street sides. The ground level will be used for conference rooms and restroom facilities. The plan shows an open room area able to serve up to 20 tables with each table containing eight chairs. A smaller room adjacent to the first room is large enough, according to the plan, to accommodate up to 10 tables with four chairs at each table. In addition to these two rooms, the ground level will contain restroom facilities and storage facilities. Although the submitted plan shows that a portion of the building will encroach into the right of way at the far northeast corner of the project, the applicant has submitted a revised plan where all proposed construction has been removed from the right of way. The second level addition is 1,460 SF compared with the ground level square footage of 3,640 SF. The second level will be six offices, a hallway, an emergency exit and elevator. The only access to the second level is the elevator. The roof will be red roof tile to match the existing hotel. The facades will be stone veneer and sand colored EIFS, again to match the existing hotel. In addition to this new building construction, the drive entry on the east side of the hotel will be slightly reconfigured. The north entry drive from Summit Street will become an exit drive and will also be relocated to the south about eleven feet. The applicant has noticed an internal traffic issue on their site involving southbound traffic under the canopy attempting to turn left (east) and leave the site onto Summit Street. This traffic movement at times, encounters hotel patrons trying to enter the hotel parking garage from Summit Street at the south entry. To address this conflicting traffic movement, the plan is to make the south entry as the only entry to both the garage and temporary canopy office area. This will make the entry drive in front of the hotel a one-way, north-bound movement. City traffic engineers have reviewed this proposal and have no objections. Tax abatement: Tax abatement on this project began in 2000. Staff from the Jackson County assessors office has stated that the proposed improvement will have a negligible effect on the amount of tax abatement received. The assessors office values hotels primarily by the number of rooms of a hotel, and not as much with the accessories building, which is how this improvement will be viewed. The county office staff however will photograph and measure the improvement for input in future reassessments. RECOMMENDATION: City Development Department staff recommends approval of Case No. 9075-URD-12 with the following conditions: That the plan be revised in the following manner and that 5 folded copies and an acetate be resubmitted to the City Development Department with the following revisions: a. URD-1: Include the existing conditions re: Phase II such as the number of on-surface parking stalls, etc. b. URD-2: Include a note within Phase II that Phase II will remain a paved surface parking lot. If market conditions support the construction of an office building and parking garage in Phase II, the developer may submit an amendment to the Development Plan. c. URD-2: At the south entrance to the site from Summit Street, change Proposed one-way auto traffic to Proposed two-way auto traffic. d. URD-2: At the south entrance to the site from Summit Street, also show an exiting arrow for traffic onto Summit Street. e. URD-3: Detail A1 Remove the proposed construction within the existing right of way and substitute with the plan identified as A-100. f. URD-3: Detail A1 Show the proposed width of the relocated drive at the right of way line and confirm with city engineers that the proposed width does not exceed city standards. g. URD-6: Remove the proposed construction within the existing right of way and substitute with the plan identified as A-100. h. Show and label sidewalks, curbs, and gutters as they exist adjacent to project frontage, and correctly within the R/W. Show and label proposed sidewalks, curbs, and gutters. Show and label sidewalks, curbs, gutters, that need to be repaired or reconstructed. 2. That the developer secure permits to repair or reconstruct existing, sidewalks, curbs, gutters, storm sewers, and street lights as necessary along all development street frontages, or submit a letter from a Missouri Licensed Civil Engineer stating that the sidewalks, curbs, and gutters are in a good state of repair and meet the requirements set forth in Chapters 56 and 64 of the Code of Ordinances, as required by Development Services, prior to issuance of a certificate of occupancy. 3. That the developer submit plans for grading, siltation, and erosion control to Development Services for approval and permitting prior to beginning any construction activities. 4. That the developer submit a site plan to the Director of the Department of City Development for approval prior to the issuance of a building permit. The site plan shall include information regarding: property uses, setback distances, lighting, landscaping and architectural characteristics, berms, trees and plantings around and within the parking lots; show proposed pedestrian circulation; and include elevation drawings of buildings and signage. 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