City CommissionCity Commission

DR-55-09DR-55-09

Bayard SpectorBayard Spector

1514 Griffin Road.1514 Griffin Road.

Existing ConditionsExisting Conditions

ZONING: Commercial (C-3)LAND USE DESIGNATION: CommercialOVER LAY: Principal Arterial Design

(PAD) Standard

Property InformationProperty Information ZONING: ZONING: Commercial (C-3) Commercial (C-3)

FUTURE LAND USE: FUTURE LAND USE: CommercialCommercial

The subject property is located north of Griffin The subject property is located north of Griffin Road, east of the Hilton Hotel. Road, east of the Hilton Hotel.

On June 10, 2009 the City Commission approved On June 10, 2009 the City Commission approved with conditions variances, special exceptions and with conditions variances, special exceptions and a site plan for the construction of a 419 room a site plan for the construction of a 419 room hotel, 130,000 square foot office building and a hotel, 130,000 square foot office building and a 74-slip marina.74-slip marina.

The property owner has begun site preparation The property owner has begun site preparation work for this project with the existing approvals.work for this project with the existing approvals.

Delegation RequestDelegation Request The applicant is requesting to change the note on the plat limiting The applicant is requesting to change the note on the plat limiting

the use of the property from:the use of the property from: 136,500 square feet of office;136,500 square feet of office; 80 boat slip marina;80 boat slip marina; 419 room hotel; and 419 room hotel; and 1,415 square feet of retail within the hotel. 1,415 square feet of retail within the hotel.

To:To: 298,585 square feet of office;298,585 square feet of office; 80 boat slip marina;80 boat slip marina; 749 room hotel;749 room hotel; 1,415 square feet of retail within the hotel.1,415 square feet of retail within the hotel.

The plat note identifies the maximum building potential for a The plat note identifies the maximum building potential for a property. property.

The applicant will have to submit an amendment to the site plan The applicant will have to submit an amendment to the site plan for staff and City Commission approval prior to construction of the for staff and City Commission approval prior to construction of the additional office space and hotel rooms. additional office space and hotel rooms.

City Commission Previous ActionCity Commission Previous Action March 13, 1985, City Commission approved a March 13, 1985, City Commission approved a

variance for 110’ tall hotel/office.variance for 110’ tall hotel/office.

On June 10, 2009 the City Commission approved On June 10, 2009 the City Commission approved with conditions variances, special exceptions and a with conditions variances, special exceptions and a site plan for the construction of a 419 room hotel, site plan for the construction of a 419 room hotel, 130,000 square foot office building and a 74-slip 130,000 square foot office building and a 74-slip marina.marina.

Staff RecommendationStaff Recommendation Approve.Approve.

Variances – Building HeightVariances – Building Height

1.1. To allow a building height of 157 feet.To allow a building height of 157 feet.

2.2. To allow 12-story building; code allows 3-story.To allow 12-story building; code allows 3-story.

Hotel/condominium building = 12-stories/130 feet Hotel/condominium building = 12-stories/130 feet tall. tall.

Office building = 12-stories/157 feet tall. Office building = 12-stories/157 feet tall.

C-2 zoning permits a max. height of 3 stories/40 C-2 zoning permits a max. height of 3 stories/40 feet. feet.

FDOT issued an Airspace Obstruction Permit to FDOT issued an Airspace Obstruction Permit to allow the building height requested by the allow the building height requested by the applicant. FAA also approved the proposed building applicant. FAA also approved the proposed building heights.heights.

The applicant has obtained approve from FDOT and The applicant has obtained approve from FDOT and FAA regarding the building height, therefore staff FAA regarding the building height, therefore staff has no objection to the height variance.has no objection to the height variance.

Variances – Loading SpacesVariances – Loading Spaces3.3. To allow a loading zone w/11’ 4” clearance; code requires a To allow a loading zone w/11’ 4” clearance; code requires a

14’ clearance.14’ clearance.

4.4. To allow 18 loading spaces; code requires 23.To allow 18 loading spaces; code requires 23.

Applicant is providing 18 loading spaces, 10 of which will be located Applicant is providing 18 loading spaces, 10 of which will be located outside of the parking garage & therefore will meet the vertical outside of the parking garage & therefore will meet the vertical clearance required by code. clearance required by code.

The remaining 8 will be located in the garage & will provide an 11’ The remaining 8 will be located in the garage & will provide an 11’ 4” clearance. 4” clearance.

Not all delivery trucks serving the facility will need a 14’ clearance. Not all delivery trucks serving the facility will need a 14’ clearance.

Applicant is providing 10 of the 18 loading spaced w/14’ clearance, Applicant is providing 10 of the 18 loading spaced w/14’ clearance, therefore staff has no objection to the loading space vertical therefore staff has no objection to the loading space vertical clearance variance.clearance variance.

The hotel will combine its services (i.e. food, beverage & The hotel will combine its services (i.e. food, beverage & housekeeping), which the applicant has indicated, will necessitate housekeeping), which the applicant has indicated, will necessitate fewer loading spaces. fewer loading spaces.

Applicant has indicated that the facility will not need for 23 loading Applicant has indicated that the facility will not need for 23 loading spaces to function property, therefore staff has no objection to the spaces to function property, therefore staff has no objection to the reduced number of loading space variance.reduced number of loading space variance.

Variances – ParkingVariances – Parking5. To allow 965 parking spaces; code requires 5. To allow 965 parking spaces; code requires

1,488.1,488.

The parking study submitted by the applicant The parking study submitted by the applicant found that the hotel & office buildings will have found that the hotel & office buildings will have different peak parking times and the ancillary different peak parking times and the ancillary facilities (i.e. ball rooms, restaurant, facilities (i.e. ball rooms, restaurant, fitness/spa) are typically used by hotel guest & fitness/spa) are typically used by hotel guest & should not be calculated separately for parking should not be calculated separately for parking purposes.purposes.

Applicant will also be providing an airport Applicant will also be providing an airport shuttle for hotel guests.shuttle for hotel guests.

The parking study supports the reduction in The parking study supports the reduction in parking, therefore staff has no objection to the parking, therefore staff has no objection to the parking variance.parking variance.

Special ExceptionSpecial ExceptionTo allow a hotel use in Commercial (C-3) zoning district.To allow a hotel use in Commercial (C-3) zoning district.

C-3 permits hotels as a Special Exception use provided three conditions C-3 permits hotels as a Special Exception use provided three conditions met: met:

1) must contain a minimum of 100 rooms; 1) must contain a minimum of 100 rooms; 2) guestrooms access shall be via interior corridors; and 2) guestrooms access shall be via interior corridors; and 3) individual wall or window mounted air conditioners (if used) shall not project 3) individual wall or window mounted air conditioners (if used) shall not project

beyond any exterior wall of the building. beyond any exterior wall of the building. The submitted site plan meets each of these conditions, therefore staff The submitted site plan meets each of these conditions, therefore staff

has no objection to the hotel use.has no objection to the hotel use.

To allow a marina use in Commercial (C-3) zoning district. To allow a marina use in Commercial (C-3) zoning district.

C-3 permits marinas as a Special Exception use provided 4 conditions are C-3 permits marinas as a Special Exception use provided 4 conditions are met: met:

1) marina site shall be directly contiguous to and abut a navigable waterway; 1) marina site shall be directly contiguous to and abut a navigable waterway; 2) all buildings shall provide a minimum distance of 100 feet from any single 2) all buildings shall provide a minimum distance of 100 feet from any single

family residential district; family residential district; 3) no building can exceed 30 feet in height or contain more than 50 board slips; 3) no building can exceed 30 feet in height or contain more than 50 board slips;

and and 4) all buildings or structures shall be C.B.S. construction or equivalent 4) all buildings or structures shall be C.B.S. construction or equivalent

acoustical material. acoustical material. The submitted site plan meet each of these conditions, therefore staff has The submitted site plan meet each of these conditions, therefore staff has

not objection to the marina use.not objection to the marina use.

Site PlanSite Plan

To allow the construction of a 419 room hotel, To allow the construction of a 419 room hotel, 130,000 square foot office building and a 74-130,000 square foot office building and a 74-slip marina.slip marina.

The site plan was reviewed by the Fire The site plan was reviewed by the Fire Marshal, Public Services, the City’s landscape Marshal, Public Services, the City’s landscape consultant and the Planning Division. The consultant and the Planning Division. The applicant must address 6 staff comments applicant must address 6 staff comments prior to issuance of a building permit or site prior to issuance of a building permit or site clearing.clearing.

City Commission Previous ActionCity Commission Previous ActionMarch 13, 1985, City Commission approved a variance for 110’ tall March 13, 1985, City Commission approved a variance for 110’ tall hotel/office.hotel/office.

STAFF RECOMMENDATIONSTAFF RECOMMENDATIONVARIANCESVARIANCESBUILDING HEIGHTBUILDING HEIGHT Approve.Approve.

LOADING SPACESLOADING SPACES Approve.Approve.

PARKINGPARKING ApproveApprove

SPECIAL EXCEPTIONSPECIAL EXCEPTIONHOTELHOTEL Approve.Approve.

MARINAMARINA Approve.Approve.

SITE PLANSITE PLAN Approve, provided requested variances & special exception uses are Approve, provided requested variances & special exception uses are granted & the applicant address applicable staff comments granted & the applicant address applicable staff comments priorprior to to scheduling this item for a City Commission agenda. scheduling this item for a City Commission agenda.