TO: Mayor Bien-Willner and Town Council Members
FROM: Jill B. Keimach, Town Manager
Jeremy Knapp, Community Development Director
DATE: November 21, 2019
DEPARTMENT: Community Development
Staff Contact Jeremy Knapp, Community Development Director, 480-348-3522
End
AGENDA TITLE:
Title
Major Special Use Permit Amendment (SUP-18-05)
Smoke Tree Resort 7101 E Lincoln Drive - Work Study Session
Body
Request:
Gentree LLC, the property owner of the Smoke Tree Resort is seeking redevelopment of the property located at 7101 East Lincoln Drive (APN 174-64-003A) via a major amendment to the site’s existing Special Use Permit - Resort zoning. The application is attached as Attachment A, below. The proposed redevelopment of this property will be a complete demolition of all existing structures and construction of a resort.
MEETING PURPOSE:
Receive current information on the status of the application and provide feedback to the applicant and town staff to determine the preferred process moving forward.
Background:
Town Council Consideration
After the request was recommended for denial by the Planning Commission in March of 2019, the applicant updated their submittal to address some of the concerns identified by the Commission. In March of 2019 Town Staff presented to Town Council the revised request in work study session. Council had concerns specifically regarding the for-sale product among other items. In May of 2019 the applicant made a presentation to Town Council where generally the Council indicated support to redevelop the property. Specific Council opposition was unanimously expressed with regard to the project’s density and its for-sale condo element. It was the expectation of Council the applicant would respond to the Council’s concerns and present a revised plan to staff for review prior to placing the item on a future agenda item. The applicant submitted revised plans for staff review in September of 2019.
Planning Commission Recommendation
On March 5, 2019 the Planning Commission recommended denial of this application by a vote of 4 - 3. Generally, the reasons for denial included density, intensity of use, height, and incomplete information. The minutes from the Planning Commission meetings are included as Attachment K.
Council Statement of Direction
The Town Council issued a Statement of Direction (SOD) on October 25, 2018. Height, use, landscaping, traffic, parking, and circulation were areas identified for review. On January 24, 2019 the Town Council approved an amended SOD to extend the Planning Commission’s action date to March 6, 2019. The Statement of Direction is included as Attachment G.
History and Conditions
Use of the property for guest services began prior to its annexation into the Town in 1961. At annexation, the property operated as a resort and restaurant in much the same configuration as it presently exists. The original Special Use Permit (SUP) was issued on March 13, 1969. There is limited information on past approvals and stipulations for this property. Historically, the property has not had many building permits issued or amendments to its Special Use Permit zoning. The latest activity included renovations to the restaurant in 2007 that never opened. The SUP History is included as Attachment F.
General Plan/ Zoning
The subject property has a General Plan designation of “Resort/Country Club” pursuant to the Town’s General Plan Land Use Map (Attachment B). The zoning on the property is “Special Use Permit - Resort”. The proposed resort use is in conformance with this designation and zoning.
Several General Plan policies apply related to the request for redevelopment of the Smoke Tree property. Primary policies that apply are the policies of Goal LU 2.1.2, Special Use Permit Property Revitalization, and several of the policies of Goal DA 2.2.1, Development Area Policy. The site is located in the East Lincoln Development Area that encourages moderate intensity, mixed-use, and context appropriate resort development that includes reasonable separation between incompatible uses and adjacent residential areas and effective buffering of unwanted noise, light, traffic and other adverse impacts. Also, the General Plan encourages upgrading existing structures and properties to improve their physical condition to acceptable Town standards.
Enforcement
As of the date of this report, there are no known active code violations on the subject site.
DISCUSSION:
The applicant’s proposed redevelopment of this resort property will be a complete demolition of all existing structures. The proposed resort site includes the following uses:
• 122 total resort rooms between the main hotel and luxury suites.
• Restaurant and bar/lounge in a similar location to the prior on-site restaurant.
• A rooftop bar with outdoor seating as well as a lounge.
• Accessory uses such as a fresh food market, café/eatery, micro-brewery, speakeasy, pop-up retail, coffee shop, florist, sandwicheria, bakery, and epicurean retail and sundries.
• Indoor and outdoor space for events, including a resort pavilion for banquets/meetings and pool areas.
Use
Proposed uses include 122 hotel rooms, of which 102 are located within the main hotel building and 20 are located within detached luxury suites. Additional resort related uses proposed includes a restaurant, market/retail, coffee shop, meeting spaces, an event lawn, event terrace, and pavilion which are all described in more detail in the application. Balconies are shown interior to the hotel building for rooms facing the pool only. These uses that appear to align with the Special Use Permit zoning for SUP-Resort. The property is within a designated Development Area per the General Plan that encourages moderate intensity, mixed-use, and context appropriate resort development. Accessory uses such as the market, retail, florist and related uses must be accessory to the resort for the support and service of guests or visitors to functions at the site. No spa or fitness center are proposed in the revised plan
Density
The applicant requests consideration for a density and lot coverage above the SUP Guidelines due to the site being ¼ the size of the 20-acre minimum for resorts, located in a Development Area, and adjoining non-residential uses on three sides. The proposed 122 units (resort and residential) creates a density of approximately 23 units per gross acre while the town’s SUP guidelines suggest 11 units per acre.
Height
As presented, principal hotel building is 3-story at 36’ in height from the existing grade. The building is sunken on the site 2’ making the building façade 38’ from the proposed finished grade. The 36’ height is approximately 60’ from the south and 45’ from the east property line. The remaining buildings are proposed at one or two stories in height at 29’ or less. The applicant is requesting up to 36’ in height over a majority of the buildable area as proposed on sheet A23 of the application booklet.
The Open Space Criteria (OSC) has been demonstrated by the applicant to be taken from the existing property lines, which includes the 33’ feet of right-of-way known as Lincoln Drive. As such, there is one portion of the third story of the principal hotel building that penetrates the OSC along the east property line, adjacent to the Lincoln Medical Plaza. If the OSC were measured from the proposed property lines, post right-of-way dedication, it appears it would be penetrated along the north (along Lincoln Drive) and west (along Quail Run Road) property lines as well.
Setbacks
The applicant is proposing a setback of 98’ from the existing property line (or 33’ post right-of-way dedication) for principal structures along from Lincoln Drive, 75’ from the existing property line (50’ post right-of-way dedication) from Quail Run Rd, 60’ from the south property line and 45’ from the east property line.
Impact to Adjacent Uses
To address impacts to adjacent uses, the updated plans remove all balconies from the exterior side of the principal resort hotel. Additionally, a three-foot wall has been proposed along the western property line to screen the parking lot vehicles from view. Staff’s main concern with the impact to adjacent users is from the outdoor event spaces as well as the newly added rooftop bar. Although it is located at the center of the site, the noise and lighting impacts will need to be fully mitigated.
Landscaping
Proposed landscaping buffers of 10’ to 20’ along Lincoln Dr (includes portion in the right-of-way) and 12’ along Quail Run (within the right-of-way) do not meet the SUP guideline for perimeter landscaping. The landscape pallet is substantially compliant with the Visually Significant Corridors Master Plan and the applicant has indicated they intend to fully comply.
The submitted narrative explains that the existing vegetation condition is not recommended for salvage due to age, size, and diseased quality. Evaluation of the existing mature trees shall be reviewed.
Infrastructure Improvements
Will serve letters have been provided by EPCOR, CenturyLink, Cox, APS, and Southwest Gas. In addition, the Town is the sewer service provider and the site and will be extending the sewer line in the area with its own Capital Improvement Project. The Town will serve the site with sewer and a sewer buy back will be required for the property.
The Water Service Impact Study indicates that sufficient flow is available in the area but a waterline extension is required in Quail Run Road to service the property.
The Preliminary Drainage Report has been submitted as well. The report indicates the applicant will provide the required on site retention there a series of inlets and underground pipes.
Traffic, Parking, Access, and Circulation
The proposed density and location within a heavily-traveled and mixed-use density area near the City of Scottsdale creates a heightened need for ensuring the proposed redevelopment does not have a negative impact on traffic safety, parking, and circulation. The staffs review and recommendations included analysis of the following:
§ Number of access points in/out of the site
§ Emergency access to the site
§ Location and screening of loading zones and dumpsters
§ Coordination with Town improvements along Lincoln, i.e. the entry/exit and roadway medians
§ Deceleration turn lane for eastbound traffic entering the site
§ Cross-access easement(s) with Lincoln Medical Plaza
§ Sidewalk and other pedestrian circulation
§ Necessary roadway dedication for Lincoln Drive and Quail Run Road
§ Number of parking spaces, use of shared parking, and ride-share
§ Full build-out of The Ritz-Carlton Resort Special Use Permit
§ Coordination of improvements/impacts with neighboring non-residential properties
§ Uses that generate quick turn-around trips such as a coffee shop or take-out food
The applicant is proposing the following for right-of-way:
A 65’ roadway easement is proposed by the applicant on Lincoln Drive which includes a mix of 49’ roadway easement and 16’ of parking and circulation easement to the benefit of the applicant. The applicant requests that setbacks and other measurements are not re-indexed from the post-dedication ROW line. Staff recommends a 65’ full dedication of right-of-way in accordance with Town Code and the Town’s General Plan. A deceleration lane has been added to the Lincoln Drive frontage and the western most driveway, nearest Quail Run Road, has been removed.
A 25’ roadway easement is proposed by the applicant on Quail Run Road with improvements (street and gutter) shown on both sides, including on the western half within the Town owned ROW. Staff recommends a 25’ full dedication of the right-of-way in accordance with Town Code and the Town’s General Plan. The applicant is proposing to construction both sides of Quail Run Road to their southern driveway with two 11’ lanes and two 2’ curbs centered within the 50’ right-of-way/roadway easement.
The underground parking garage has been eliminated and all surface parking is now proposed. A total of 170 self-park spaces are proposed at a dimension of 9’ by 18’ with a 2’ overhang. Up to 195 vehicles can be accommodated in a full valet scenario. There are outstanding comments from the Engineering Department that have not been addressed by the applicant to date regarding the required number of parking spaces on the site.
The loading zone and refuse area have been relocated to the northeast corner of the site, facing east, and screened from Lincoln Drive and the neighboring properties by the proposed coffee shop, walls, and gates.
Signage
The proposed signage plan shows 4 backlit entry signs and building signage. The plans show one Street Corner Sign located at the southeast corner of Lincoln Drive and Quail Run Road. This sign has a total size of 32 square feet with a maximum height of 4’. The towns SUP guidelines permit this sign to a height of 8’ and restricts the maximum sign area to 40 square feet. As such, this particular sign does meet the guidelines.
One secondary street corner sign is proposed as well, at the driveway entrance on Lincoln Drive. This sign has a total square footage of 32 square feet with a maximum height of 4’. The towns SUP guidelines permit this sign to a height of 8’ and restricts the maximum sign area to 40 square feet. As such, this particular sign does meet the guidelines.
Two resort auto courtyard access signs are proposed at the entrance on Quail Run Road. Each sign has a total square footage of 32 square feet with a maximum height of 4’. The towns SUP guidelines permit one sign on residential streets and this type of sign to a height of 4’ and restricts the maximum sign area to 32 square feet. As such, these signs combined do not meet the guidelines.
All signs have been relocated to be outside of town right-of-way but some are within the proposed roadway easements.
The building signage proposed is backlit and located on the building above the pedestrian auto court access archway. The lettering for this sign equals 40 square feet. There are no SUP Guidelines for this type of sign, although the Guidelines do state that a sign mounted on an exterior wall of any structure shall contain only structure identification as necessary for emergency access.
Context Appropriate Design
The applicant has provided east, west, and south facing elevations as requested by the commission.
Draft Ordinance
The draft ordinance provided herein as Attachment I was composed by the applicant as part of this resubmittal. It is included as there are details within the proposed Ordinance that provide context to the proposed development, but staff has not edited the Ordinance at this time until Council gives direction on process.
PUBLIC COMMENT AND NOTICING:
Mailing notification was completed prior to the Planning Commission’s March 5, 2019 hearing along with newspaper advertisement and property posting. The applicant held their Citizen Review Meeting on the property at 7101 East Lincoln Drive on Monday February 18, 2019 at 6PM, which met the required minimum of 10 days prior to the Planning Commission hearing. Public Notification materials and a summary of the Citizen Review Meeting can be found in Attachment H.
All received public comments can be found in Attachment J. No public comments have been received on this updated submittal.
NEXT STEPS:
The item will be discussed at future Council Work Study Session(s) prior to scheduling Council action.
ATTACHMENTS:
Attachment A - Application
Attachment B - Vicinity Map & Related Maps
Attachment C.1 - Revised Narrative and Plans
Attachment C.2 - Parking Study
Attachment C.3 - Traffic Impact Analysis
Attachment C.4 - Preliminary Drainage Report
Attachment C.5 - Wastewater Capacity Study
Attachment C.6 - Water Service Impact Study
Attachment D - SUP Guidelines
Attachment E - General Plan Policies
Attachment F - SUP History
Attachment G - Statement of Direction
Attachment H - Public Notification Materials
Attachment I - Draft Ordinance
Attachment J - Public Comments
Attachment K - Planning Commission Meeting Minutes
Attachment L - PowerPoint Presentation
C: Applicant
Case File