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BZA-2005-08 Public hearing on an application for a variance of
3 ½ feet from the required 45 foot maximum height limitation for the purpose
of construction of a three-story hotel with a 48’-6” maximum height on
property zoned as the B-5 Highway Business District located at 600 S. Allen
Street.
Les
Mangus said this application for variance of the required maximum height
limitation of 45 feet in the B-5 Highway Business District at 600 S. Allen St. is the result of the Hotel at the River developer’s desire for visibility
from US-54. The building ridge elevation meets the 45 foot maximum height
limitation, but the gable ends at the north end of the main lobby entrance
are proposed to have parapets which extend to 48 ½ feet for aesthetics, and
for an adequate surface for wall signage. The proposed locations for the 48
½ foot high parapets are on the opposite ends from the adjacent residences.
The property is unique in that the hotel site is a few hundred feet south of,
and 4-5 feet lower than the highway. The Site Plan Review Committee has
approved the plan, pending approval of the height variance. Staff supports
the approval of the application, limited to the locations shown on the
supporting drawings.
Clark
Nelson opened the Public Hearing and stated this case was published in the
Andover Journal on July 21, 2005 and notices were mailed to the applicant and
to 9 adjacent property owners on July 18, 2005. Chairman Nelson asked if
anyone on the board needed to excuse themselves for a conflict of interest.
Hearing none, Chairman Nelson called upon the applicant to come to the podium
and make his presentation on the request and any response to the Zoning
Administrator’s report.
Tim
Johnson, owner/developer/applicant of the Holiday Inn Express said this
request will accommodate parapets on the northwest and northeast corners of
the building for primary areas of signage visibility for Hwy. 54 traffic. He
said the building is designed using the prototype of Holiday Inn Express
across the country. He said the roof line is +/- 44’ 10”, but the parapets
will rise 3 ½’ above that.
Quentin
Coon asked for information about the
design standard. Tim Johnson said most communities choose brick exterior
finish but manufactured stone will be used for the Andover site.
Clark
Nelson asked Tim Johnson if he is an interest owner in the overall River development.
Tim said he is not, just an officer/agent of the overall development, and the
sole owners are Hal and Nancy McCoy.
There
was general discussion about the possibility of a 45’ high structure being
built on Lot 1 of this development and how that might impact the visibility
of the hotel from Hwy. 54. Tim said the plan for Lot 1 is for a restaurant or
retail store that would not be over 18’ – 22’ high.
Clark
Nelson asked Tim Johnson if he has had any communications with the homeowners
to the south with respect to this variance application. Tim said he has not
spoken to them. He said he and Hal McCoy have been sensitive to those
residents to the south when designing this facility. He said those homes are
screened with existing trees and shrubbery. Tim said some berms would be
built around the outer perimeter of the site to alleviate headlights shining
into the homes.
Quentin
Coon asked if there would be a
monument sign on the north end of Lot 1. Tim said there is no signage planned
for Hwy. 54 at this time, but they are studying that option.
Clark
Nelson asked if the 3 ½’ parapets would be illuminated. Tim said they will be
back lit, reducing the impact on the neighborhood to the south.
Clark
Nelson asked about parking lot lighting plans. Tim said the plan has been
approved by the Site Plan Review Committee. Additional lighting around the
perimeter of the site will be small monument markers noting the entrance on
the south side of the hotel.
Quentin
Coon asked about the entrance roads
into the hotel. Tim said the main entrance would be from Hwy. 54 onto Allen Street, the other traffic would be east bound from Andover Road onto Cloud Avenue.
Clark
Nelson asked about parking lot locations. Tim said the majority of the
parking will be on the southwest side of the building. Tim said the approved
box lighting will not affect the neighborhood to the south.
Les
said he received a voicemail from the adjacent residential owner to the south
whose only concerns are the height of the building, the height of the
lighting, and screening and berming proposed to minimize the effects on their
property.
David
Martine explained the lighting and
landscaping plans approved by the Site Plan Review Committee have adequately
protected the residential neighborhood.
Lynn
Heath asked if anything would be planted on the berms. David Martine said the
frontage on the south side of the building would be a rolled berm with trees
on it.
Clark
Nelson asked about the intended berm height. Tim said 4’-5’.
Clark asked about the height of the new trees. David Martine said they will be 10’ tall at planting and the pine trees will be 5’ – 6’ tall at
planting per city code. Tim said the business intent is to protect the
residential neighborhood from all site lighting with the landscaping.
There
was general discussion about the Finished Floor Elevation and the site being
6.6’ below Kellogg. Les said the berms on the site plan will be 5’ high at
their crest.
Chairman
Nelson asked if anyone else wished to speak about this request. Hearing none,
he closed the Public Hearing at 7:25 and began the review of the findings of
fact.
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