Home 2 Suites Hotel River Ridge Office Park FASP Staff Report

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1 Hme 2 Suites Htel River Ridge Office Park FASP Staff Reprt T: City f Walker Planning Cmmissiners Frm: Dan Pwer Staff Planner / Zning Administratr Date: Nvember 10, 2015 Backgrund Applicant Bhgilal Patel, representing Bucyrus Ldging, Inc., n behalf f wner Jade Pig Ventures River Ridge, L.L.C., has applied seeking a Final Area Site Plan (FASP) amendment t allw fr the cnstructin f a 17,707 square ft (building envelpe) htel building cntaining 95 guest rms within a 3 ½ stry building plus assciated site imprvements. The htel name wuld be Hme 2 Suites. The prpsed htel wuld be lcated n a new 2.85-acre lt west f the building that previusly hused the University f Phenix. The new lt s address wuld be 330 River Ridge Drive. Sme f the ther site details include: - 95 prpsed rms, including 71 king bed studi sites. - A multi-level building which is 3 stries tall and 44-9 tall frm the frnt view. - 57,266 square feet f ttal building area including all flrs prpsed parking spaces. - Landscaping, strmwater, lighting, and pedestrian imprvements. The prpsed parcel stems frm the parent parcel at 318 River Ridge Drive NW (parcel number ). The parcel is zned fr CPUD Cmmercial Planned Unit Develpment use and is designated fr O - Office future land use.

2 The applicant has prvided the fllwing infrmatin: A cmplete Planning Cmmissin applicatin and narrative. A twelve (12)-page site plan sheet set dated as revised Tw (2) clred renderings exhibiting the general materiality and clr scheme f the prpsed building, alng with ne (1) additinal side elevatin view frm the nrth. An infrmatinal brchure regarding the design, layut and amenities f the prttypical Hme 2 Suites building interir rms. A tentative land divisin applicatin dated I am additinally prviding the fllwing infrmatin: REGIS maps exhibiting current (2015) zning and planned land use in the area. Zning Ordinance sectins pertaining t CPUD, cmmercial planned unit develpments (Sectins and ) and general PUD prcedures (Sectin ). Sectin , Architecture and building facade design standards. A nte f cncern frm Marcia Suthwick, with hme address 3113 Springbrk Drive NW, dated An cntaining Site Plan Review Cmmittee (SPRC) cmments dated An cntaining additinal staff landscaping recmmendatins dated Site Cntext The land n which the subject site sits was riginally part f the Green Ridge Cuntry Club. In 1988 the Walker Planning Cmmissin apprved the Green Ridge Square PUD, which included a acre Prfessinal Office Park in the vicinity f the prpsed develpment t the east. Prpsals fr sites further east came in phases, with the River Ridge Office Park CPUD being frmally apprved by the Planning Cmmissin in The 22,600 square ft University f Phenix ffice building was apprved in 1999 and cnstructed in Immediately t the east and nrth f the River Ridge Office Park lies a single family neighbrhd. The neighbrhd was riginally brdered by an expansive green space and glf curse t the suth and west, which was part f the Green Ridge Cuntry Club. A 150 pen space buffer has been preserved alng the nrthern and eastern edges f River Ridge Drive thrughut the curse f the varius develpments in the area. The River Ridge Site Develpment Plan, apprved by the City f Walker n , shwed the 13.6-acre parent lt as husing (3) prpsed ffice building ftprints ttaling rughly 101,000 square feet in area. With the apprval f the University f Phenix, the cnfiguratin f this lt was altered as t feasibly allw divisin int tw buildable parcels. The prpsed current parcel lies in a building site which was riginally planned fr a 38,000 square ft 3 stry ffice building (Building B n the River Ridge Site Develpment Plan). PUD Administratin and Final Area Site Plan (FASP) Amendments The Planning Cmmissin is charged with reviewing this prpsal as a final area site plan (FASP) amendment fr the River Ridge Office Park PUD. An applicatin fr a prpsed amendment t a final area site plan shall be reviewed and apprved, apprved with cnditins,

3 r denied, by the Planning Cmmissin pursuant t the prcedure prescribed fr riginal submittal and review f the final area site plan. Sectin (d) allws the Planning Cmmissin t establish which district regulatins shall cnstitute the minimum standards fr height, bulk, area and placement regulatins fr the prpsed use. Htels are permitted in the C-2 and C-3 districts. Sme key C-2 and C-3 regulatins fr height, bulk, area, and placement are cmpared belw: C-2 Cmmunity Cmmercial C-3 Highway Cmmercial Frnt yard (feet) Side yard (feet) Side yard - cmbined (feet) Rear yard 0* 0* Building height (feet) Building height (stries) Area (square feet) 5 acres 20,000 Lt width (feet) * Where nt abutting a residential r agricultural district. If the Planning Cmmissin determines that the less restrictive C-3 standards apply, the prpsed site plan shuld be scrutinized where the minimum C-3 zning standards are nt met. It is imprtant t nte that, as with ther PUD develpments, variances will nt be allwed n this site. Any deviatin frm defined zning rdinance standards must be subject t a request fr a PUD benefit frm the Planning Cmmissin, as justified by site design elements that shw a mre apprpriate slutin than wuld have been achieved by applying these standards. The applicant s requested PUD benefits will be listed thrughut the reprt in blue fnt. Staff Analysis and Recmmendatins The FASP prcess is essentially a cnstructin site plan review. Site plan sheets and ther submittals shuld be cmplete and will ptentially pen the prpsal t applicatins fr building, street, and strm water permits. These sheets shuld prvide a cnstructin level f detail. The applicant has addressed many f the riginal staff cmments. As this is a dense develpment with cmplex histry and engineering requirements, sme majr items remain t be addressed. I will describe the key elements I wuld still ask the Planning Cmmissin t seek upn final FASP submittal. Backgrund Infrmatin Backgrund Cnditins f FASP apprval: - The applicant has been asked t prvide a signed purchase agreement fr the site. - A cmplete land divisin applicatin will need t be prcessed upn meeting all Planning Cmmissin requirements. Details f the Use: Typical Suites and Flr Plans The applicant has prvided a brchure, alng with infrmatin in the prject narrative and n sheet DP1 f the site plan set, detailing the interir design f the prpsed facility. The use described is cnsistent with uses which wuld be allwed in CPUD-zned areas. I encurage

4 the Planning Cmmissin t discuss further details regarding traffic generatin, duratin f stay, and the target market fr the use with the applicant. Setbacks and Lt Width The subject site is peculiar because the prpsed land divisin results in a parcel which extends frm the end f a cul-de-sac. Rughly speaking, whichever plane f the building is clsest t parallel t the centerline f River Ridge Drive shuld be cnsidered the frnt f the building and shuld be adjacent t the required frnt yard area. Under this criteria, the east face f the building defines this site s frnt yard. The submitted site plan exhibits required 15 side yard and 100 frnt yard setbacks based n this determinatin. As mentined previusly, the minimum lt width required fr a C-3 use is 150 at the right-fway line. As shwn, this lt s width is rughly 127. PUD Benefit # 1: Relief frm the 150 lt width requirement. The Planning Cmmissin shuld cnsider shared access agreements and a site plan which exhibits cmprehensive site circulatin as reasnable justificatin fr this requested benefit. Building Height The applicant has prvided a narrative requesting a building height f 44-9 in the frnt f the building. On the site develpment sheet (sheet DP1), the applicants have custmized the prpsed building layut t fit the site s grade, which includes the use f a retaining wall t separate the building int tw tiered levels. The site plan shws a 10 drp in finished flr elevatin (FFE) between the nrth and suth sides f the site. The exterir elevatins n sheet A5.01 appear t shw a prttype which has nt been adjusted t the nuances f the subject site s grade. The applicants shuld clarify these items and clarify the maximum elevatin f the building as measured frm the lwest adjacent grade. PUD Benefit # 2: Relief frm the C-3 building height restrictin f 35 and 2.5 stries. Building height Cnditins f FASP apprval - The applicant must resubmit an elevatin sheet which shws crrected grades and crrected building elevatin heights. - The applicant shuld share an elevatin sketch which shws screening f the prpsed building frm adjacent prperty wners t the satisfactin f the Planning Cmmissin. Signs The prpsed site plan includes prpsals fr multiple signs n the site limit cmmercial signage under sectin f the Walker Zning Ordinance. Wall signs are limited t 80 square feet fr all buildings under 100,000 square feet in area and are restricted t the frnt wall. Grund-munted / mnument signs and pyln signs are restricted t frnt yards. Only ne (1) grund-munted / mnument sign OR ne (1) pyln sign is permitted fr any site. PUD Benefit # 3: Wall signs n the nrth (side) and west (rear) faces f the prpsed building.

5 PUD Benefit # 4: Allw a pyln sign t be placed in the suth (side) yard f the site, facing I-96. PUD benefit # 5: Allw bth a grund-munted sign and a pyln sign n the site. It is clear that visibility f, and navigability t, the site will be a prblem withut sme level f sign cde flexibility. I wuld recmmend that the Planning Cmmissin permit fllwing sign package as an allwance f the three requested PUD sign benefits: - One (1) pyln sign n greater than 20 in height and n greater than 80 square feet in area n the suth (side) yard. - Tw (2) wall-munted signs n the nrth (side) and west (side) faces f the building, ttaling 80 square feet in area cmbined. - One (1) grund-munted sign with an area n greater than 48 square feet and height n greater than 6 feet, with an 18 masnry r textured cncrete base in the frnt yard. T date, the applicant has nt prvided details regarding the dimensins r exact lcatins f any prpsed signs. Thugh signs are permitted thrugh a separate permitting prcess, these details must be discussed and requirements must be clarified by the Planning Cmmissin. Signs Cnditins f FASP Apprval - The applicant must wrk with the Planning Cmmissin t establish the apprved sign package requirements. - Detail drawings shwing apprved dimensins and sign lcatins must appear n the final FASP sheet set. Access and Circulatin Due t the dd cnfiguratin f the prpsed parcel, access and circulatin are key issues. These issues shuld be addressed thrugh a series f cnditins: Access and Circulatin Cnditins f FASP Apprval - Prvide recrded cpies f existing shared parking and shared driveway agreements in the River Ridge Office Park PUD pertinent t the subject site. - Prvide updated, recrded cpies f shared parking and shared driveway agreements fr the new develpment. These must include: The legal descriptin and surveyed bundary f the remnant parent / grantr parcel at 318 River Ridge Drive NW. The legal descriptin and surveyed bundary f the prpsed / grantee parcel at 330 River Ridge Drive NW. The legal descriptin and surveyed bundary f the easement area. - Display all parking aisles at 26 minimum width and all 90-degree parking spaces at a 17.5 minimum length, fr a ttal wall-t-wall parking width f Prvide a detail drawing depicting the driveway pening at River Ridge Drive with a sidewalk crssing in accrdance with City f Walker specificatins. - Add the fllwing nte t the site develpment plan:

6 The driveway cut and sidewalk shall be staked and inspected by the City f Walker. All wrk in the right-f-way requires a permit and must be dne by a licensed, bnded cntractr with the City f Walker. Call fr staking and inspectins. - Shw accessible cnnectins f all barrier-free parking spaces t building entry pints via cntinental striping r a stamped sidewalk crssing in parking areas. - Shw all prpsed private and public sidewalks, and accessible cnnectins t these, n the final submitted site plan. Landscaping and Lighting Fllwing a preliminary submittal, the applicant was asked t prvide an updated landscaping plan which included shade and rnamental trees alng the western end f the site fr visual interest and cling effect, adjacent t utdr seating areas, as well as the replacement f large expanses f turf grass in sme areas with perennial frbs and rnamental grasses. The resubmitted site landscape plan (sheet DP3) appears t meet these requirements. Landscaping and Lighting Cnditin f FASP Apprval: - The final submitted landscaping plan shuld include the fllwing additinal details: Undergrund irrigatin layut and details. Perennial planting details. Specificatins fr landscape maintenance. Specificatins fr native seed mixes and turf grass mixes. A simple planting table, t cmplement the detailed planting ntes prvided with calluts n this plan. Architecture As with any PUD site, this develpment shuld balance ur architectural cde standards with tasteful integratin int the aesthetic f the surrunding PUD develpment. The applicant has submitted tw (2) full-clr elevatin drawings, alng with a prttypical 4- sided elevatin sheet (sheet A5.01). The clred elevatins appear t prvide a fair amunt f hrizntal accentuatin arund the perimeter f the building, as well as a variety f clrs. The Planning Cmmissin shuld discuss their satisfactin with the level f clr and vertical accentuatin arund building cmpnents, particularly arund the building s entryways. Walker s architectural cde (sectin f the Zning Ordinance) is attached t this packet with key elements highlighted. The applicant has nt prvided the style guide listed in the finish key n sheet A5.01. The Planning Cmmissin and staff will als need a better f understanding f the prpsed building materials. These materials can nly be assumed frm the currently prvided elevatin drawings. Architecture Cnditin f FASP Apprval - The final site plan must include the referenced style guide and must display any recmmendatins ffered by the Planning Cmmissin.

7 General Ntes and Details Minr ntes and details shuld be added t varius sheet sin the final site plan sheet set as described belw. These shuld be cnsidered Cnditins f FASP Apprval: - Existing Cnditins (sheet DP0): Add a key describing the site s lt bundary as Prpsed parcel bundary. - Site Develpment Plan (sheet DP1) Detail drawings fr light ples and wall-munted lighting shuld be shwn n a detail r architectural sheet, with the light ples matching the nte n sheet DP1 indicating that site lighting is nted as full cutff, with LED fixtures and 30 maximum height. - Area Develpment Plan (sheet A0.01) T my understanding, this sheet is a cnceptual template fr detailed features which are nt shwn n sheet DP1. I wuld recmmend that the final site plan set include landscaping, pedestrian access, and site design elements as they appear n sheet A0.01, except as therwise specified by the Planning Cmmissin, as apprpriately depicted n sheets DP1 and DP3. The final FASP sheet set shuld nly include sheet A0.01 if it accurately displays prpsed materials and site layut. Staff Recmmendatin I am cmfrtable with the verall aesthetics, use, and circulatin assciated with the prpsed final area site plan, and it is ready fr public cmment. The Planning Cmmissin may chse t cnditinally apprve the final area site plan. That said, sme f the listed cnditins will require specific discussin at the meeting and sme will require site plan revisins and ther dcument submittals. Frm a practical standpint, I wuld recmmend that the Planning Cmmissin table their decisin t prvide the applicant the pprtunity t address sme f the unreslved issues. Please feel free t use the attached template when drafting a mtin. As a final cnditin f apprval, the applicant will eventually need t submit five (5) sealed site plan sets, with all site plan items displayed t scale and with dimensins n unifrmly sized sheets, plus digital cpies f the site plans in Adbe Acrbat frmat, t the cmmunity develpment department prir t issuance f a building permit. The plans must include all cnditins f apprval attached by the Planning Cmmissin. Thank yu fr the pprtunity t review and cmment n this prject. Sincerely, Dan Pwer, City f Walker Staff Planner / Zning Administratr CC: Bhgilal Patel - Bucyrus Ldging, Inc. Cheryl Scales, P.E., LEED Prgressive AE Sctt Wierda, CWD Real Estate Frank Wash, AICP, PCP, - City f Walker Assistant City Manager

8 CITYOFWALKER ENGINEERINGDEPARTMENT MEMORANDUM TO: FROM: Dan Pwer, Staff Planner Sctt Cnners, P.E., City Engineer DATE: Nvember 10, 2015 RE: Hme 2 Suites We have reviewed the site plan fr Hme 2 Suites prepared by Prgressive AE and 11/5/15. Mst f the cmments frm ur staff site plan review has been addressed. We have a few additinal cmments belw. 1. The parking aisle width n the west side f the lwer level is 1 shrt f ur minimum. Ordinance requires 61 ttal width including the aisle and parking spts. The applicatin has prvided nly We recmmend that a crss access easement be btained alng the entrance aisle frm River Ridge Drive suth t the University f Phenix dumpster lcatin. Because this site is nw prpsed t be legally split in tw, it s imprtant t ensure that crss access is in place t allw the develpment t perate as designed. The aisle in questin was designed t serve all adjacent uses. 3. The strm sewer fr the site is very tight. Preliminary calculatins seem t suggest that the sewers n the Hme 2 Suites site will wrk but they are very clse. Based n the histry f strm sewer failure and ersin cntrl vilatins n this site, we want t take every precautin pssible. If the plan shuld mve past the Planning Cmmissin we will cntinue t wrk with the develper during the strmwater permitting prcess t make sure that any necessary adjustments are made. I ll plan t be in attendance at the Nvember 18 th Planning Cmmissin t assist in this review.

9 Hme2Suites River Ridge Drive NW: Nvember 18th, Zning Map RIVERVIEW DR NORTH CENTER DR GLENOAK DR RPUD-2 SA SPRINGBROOK DR ML CENTER DR RIVER RIDGE DR CPUD ROW 96 WEST RIVER DR Exit 31B 96 Exit 89 RIDGE RD RIVERVIEW DR RIDGE RD HDR 2007 & 1998 Master Plan MDR GLENOAK DR NORTH CENTER DR LDR SPRINGBROOK DR RIVER RIDGE DR CENTER DR CC O ROW 96 WEST RIVER DR Exit 89 96

10 Sec "CPUD"district,cmmercialplannedunitdevelpment. cmmercial develpment. (a) Intent. It is the intent f the "CPUD" district t allw design flexibility in accrdance with an apprved final area site plan as prvided by article VIII f this chapter and t encurage develpment cmpatible with surrunding r abutting uses, with suitable pen spaces, landscaping and parking areas. Further, it is the intent f the "CPUD" district t cnserve the value f prperty which includes ptimum utilizatin f areas devted t cmmercial use tgether with prtectin f the immediate envirnment, bth existing and intended, by the city's general develpment plan; t prmte a mre cmplete urban design which includes necessary cmmunity service and emplyment pprtunities cnveniently lcated and attractively designed; and t encurage creative and imaginative appraches in the develpment f cmmercial elements f the city. (b) Permitted uses. Subject t subsectin (d) and the planning cmmissin's authrity t prhibit uses pursuant t subsectin (3)j., the fllwing uses f land r structures may be permitted within a CPUD as apprved by the planning cmmissin pursuant t, and subject t the requirements f, the planned unit develpment regulatins cntained in article VIII: (1) Any permitted use within the "ORP," "C-1," "C-2," "C-3" and "C-4" districts. (2) Permitted accessry uses as permitted in the "ORP," "C-1," "C-2," "C-3" and "C-4" districts. (3) Special exceptin uses as permitted in the "ORP," "C-1," "C-2," "C-3" and "C-4" districts as deemed apprpriate by the planning cmmissin. (c) Area, height, bulk and placement requirements. The area, height, bulk and placement requirements within a "CPUD" district shall be determined by the planning cmmissin upn applicatin fr apprval f a planned unit develpment as prvided by, and subject t the requirements f, sectin (d) Final area site plan apprval required. N permits fr any develpment r use f prperty included within a "CPUD" district shall be issued until a final area site plan has been apprved by the planning cmmissin, as required by article VIII. (Ord. N , 5.18, ; Ord. N , 1, ; Ord. N , 1, ; Ord. N , 3, ; Ord. N , 3, ) Sec Plannedunitdevelpmentapplicatin,reviewandapprvalprcedures. develpment applicatin, and apprval prcedures. The prcedures cntained in this sectin shall be fllwed when applying fr the apprval f any planned unit develpment as prvided fr by this article. (1) Preapplicatin cnference. a. Prir t the submissin f an applicatin fr planned unit develpment apprval, the applicant shall meet with the planning directr and the city engineer, tgether with such cnsultants as either the city r the applicant deem apprpriate. The planning directr shall invite fficials frm ther departments f the city wh might have an interest in the prpsed develpment, r wh might assist the city in the review prcess. The purpse f the meeting is t infrm city fficials f the cncept f the prpsed develpment and t prvide the ptential applicant with infrmatin regarding land develpment plicies, prcedures, standards and requirements f the city in terms f the prpsed develpment. Statements made in the curse f a preapplicatin cnference shall nt be legally binding cmmitments. b. At the preapplicatin cnference, the applicant shall submit a general sketch plan f the prpsed planned unit develpment, accmpanied by ther maps and by written statements sufficient t cnvey the fllwing infrmatin: 1. A legal descriptin f the prperty in questin; 2. A recent map f the site, reflecting area size and bundary line dimensins; Page1

11 fr the prperty by the planning cmmissin. Hwever, n cnstructin, grading, tree remval, sil striping, r ther site imprvements r changes shall cmmence, and n cnstructin permits shall be issued therefr, fr all r any phase f a PUD until a preliminary and final area site plan have been fficially apprved fr the prperty by the planning cmmissin as prvided by this article. (5) Effect f apprval f the preliminary area site plan by the planning cmmissin and apprval f the petitin t rezne by the city cmmissin. If the preliminary area site plan is apprved by the planning cmmissin and the petitin t rezne is apprved by the city cmmissin, the apprved petitin and preliminary area site plan, including all apprved maps and accmpanying written materials, and the cnditins f apprval, shall be binding upn the applicant and wners f recrd and upn their heirs, successrs and assigns with respect t all future develpment f the prperty, subject t the apprval f a final area site plan by the planning cmmissin. (6) Final area site plan requirements. Upn apprval f a preliminary area site plan, an applicant may submit, within the time limitatins as prvided by subsectin (7), an applicatin fr apprval f a final area site plan fr all r any phase f a prpsed PUD shwn n the apprved preliminary area site plan. An applicatin fr apprval f a final area site plan may be submitted prir t apprval f a petitin t rezne by the city cmmissin; prvided, hwever, that the planning directr shall nt schedule the public hearing n the final area site plan pursuant t subsectin (7)c. unless and until the rezning petitin is apprved; and prvided, further, that an applicatin fr apprval f a final area site plan shall nt be cnsidered r apprved by the planning cmmissin if the rezning petitin is denied by the city cmmissin. Ten cpies f a final area site plan shall be submitted t the planning directr. A final area site plan shall cnsist f (i) a map r maps and (ii) accmpanying written materials, as required by this sectin. A final area site plan shall include a map r maps n a scale f ne inch equaling nt mre than 100 feet. The map r maps must prvide the fllwing infrmatin in sufficient detail t describe, where apprpriate, adequate dimensins t shw the size and lcatin f all prpsed structures, and adequate cntur elevatins t determine the existing and prpsed cnfiguratin f the site fr engineering purpses: a. Dimensins f the land, including width, length, acreage and frntage. b. Existing zning and zning f all adjacent prperties within 500 feet. c. A tpgraphical map r maps shwing present and prpsed elevatins at cntur levels f nt mre than tw feet. d. Lcatin f existing drainage curses, fldplains, lakes, streams and wetlands. e. A descriptin f the develpment including: 1. The type and lcatin f all uses. 2. The square ftage r acreage allcated t each use. 3. The lcatins f all structures, including prpsed setbacks, typical layut and elevatin fr each type f use. 4. Density calculatins, number and types f residential units, and flr area per habitable space. 5. A descriptin f all prpsed nnresidential uses, including the types f stres and ffices, htels, mtels, etc. 6. The square ftage that will be devted t ffice r retail purpses, and the number f rms in any prpsed htels r mtels. The infrmatin related t square ftage and number f rms shuld be prvided in sufficient detail t determine the demand fr water, sewer and transprtatin facilities that will result. 7. The lcatin and size f all prpsed pen spaces, including preserves, recreatinal areas, and the like, and each purpse prpsed fr such areas. Page7

12 8. The lcatin and descriptin f prpsed water, sanitary sewer, and strm drainage systems. 9. All knwn natural resurces and natural features t be preserved. 10. A landscape plan shwing wdlands and vegetatin t be preserved r added, tpgraphy, and similar features. 11. The lcatin and right-f-way width f existing streets and the prpsed lcatin and surface width f public and/r private streets r drives. 12. A circulatin plan fr internal streets, radways and pedestrian walkways. 13. The lcatin f all prpsed parking areas and number f spaces by size. 14. A descriptin f easements n private rads t allw necessary city access t the rads, water lines, sanitary sewer and strm sewer, as well as prvisins fr access f emergency vehicles. 15. Freestanding/pyln, grund-munted and wall signage plans, shwing all setbacks and dimensins and describing all exterir cnstructin materials. 16. A descriptin f the type and lcatin f all utdr lighting facilities. 17. The lcatin and area f each develpment phase f a multiphased develpment. 18. The lcatin f any buffer znes, berms and fences. 19. The lcatin f any utdr cmmercial activities, including, but nt limited t, utdr display and sales. In additin t the required map(s), a final area site plan shall include written materials which cntain the fllwing infrmatin: f. The wner's name and address; and the applicant's name and address, if ther than the wner. g. The name f the prpsed develpment. h. The name, address, city and phne number f the firm and f the individual wh prepared the plan. i. The cmmn descriptin and cmplete legal descriptin f the prperty. j. A statement f wnership r ptin t purchase f all lands within the prpsed PUD. k. A develpment and cnstructin schedule indicating: 1. The date fr cmmencement f cnstructin. 2. Stages r phases in which the prject will be built and the expected starting and cmpletin dates f each stage. l. A descriptin f the rganizatin(s) r individual(s) wh will wn and maintain all land areas within the PUD, including cmmn pen space. m. A descriptin f the types f buildings t be cnstructed, including the number f units per building, prpsed building heights, and the type f wnership prpsed (i.e., individually wned r rental). n. The prpsed treatment f the perimeter f the PUD, including materials, dimensins and techniques used such as screens, fences, berms, walls r landscaping.. A statement f intent t subdivide under chapter 74, Subdivisins. p. An explanatin f the manner in which the PUD has been planned t take advantage f the PUD regulatins, the manner in which it reflects the purpse and bjectives f planned unit Page8

13 develpment as stated in sectins and , and its cnfrmance t the city's general develpment plan. (7) Planning cmmissin review and apprval f PUD final area site plans. a. Within tw years fllwing fficial apprval f the preliminary area site plan and petitin t rezne, the applicant shall submit t the planning directr ten cpies f a final area site plan in accrdance with subsectin (6). If the final area site plan has nt been submitted within such perid, the preliminary area site plan apprval shall lapse and the applicant must recmmence the review prcess, prvided that the planning cmmissin may extend the time fr submissin f the final area site plan if the applicant requests an extensin prir t the expiratin f the initial perid and n material change f circumstance has ccurred. Where a PUD is prpsed fr cnstructin in phases, a final area site plan fr at least the first phase f such cnstructin shall be submitted within the time limitatins cntained in this sectin. Final area site plans fr subsequent phases shall be submitted within similar successive perids thereafter frm the date f apprval f the final area site plan f the immediately preceding phase, unless a shrter perid was required in cnnectin with apprval f the preliminary area site plan. Where a preliminary area site plan has lapsed due t failure f the applicant t submit a final area site plan within the time limitatins cntained in this sectin, the planning cmmissin may require that a new preliminary area site plan be submitted and reviewed in accrdance with then existing and applicable law and rdinance prvisins. b. The planning directr shall transmit the final area site plan t the planning cmmissin fr planning cmmissin review and apprval. The final area site plan must be submitted at least 30 days prir t the planning cmmissin hearing at which it is first t be cnsidered. c. The planning directr shall schedule a public hearing n the request t apprve the plan. Ntice f the public hearing shall be prvided as required by sectin 4a(3) f Act N. 207 f the Public Acts f Michigan f 1921 (MCL et seq., MSA et seq.), as amended. d. At the public hearing r within a reasnable time fllwing the public hearing, the planning cmmissin shall make its final cnsideratin f the request t apprve the final area site plan, and shall deny, apprve, r apprve with cnditins, the request, prvided that any apprval shall nt be fficial until an agreement as required by subsectin (8) f this sectin has been received by the city clerk. The planning cmmissin shall prepare a reprt stating its cnclusins n the request t apprve the final area site plan, the basis fr its decisin, its recmmendatin, and any cnditins relating t an affirmative decisin. e. The planning cmmissin shall nt apprve the final area site plan unless each f the fllwing is satisfied: 1. The PUD as described by the final area site plan cntinues t meet the standards cntained in subsectin (3)g. f this sectin and shall meet any ther applicable standards fr review. 2. The final area site plan is in substantial cmpliance with the previusly apprved preliminary area site plan cnsisting f the maps and accmpanying written materials required under subsectin (2) f this sectin. 3. The applicant shall have made prvisin, satisfactry t the planning cmmissin, t ensure that thse pen space areas shwn n the plan fr use by the public r by residents f the develpment will be r have been irrevcably cmmitted fr that purpse. Prvisin satisfactry t the planning cmmissin shall als have been made t prvide fr the financing f any imprvement shwn n the plan fr pen space areas, and cmmn use areas which are t be included within the develpment, and that maintenance f such imprvements is ensured by a means satisfactry t the planning cmmissin. Page9

14 4. The PUD cmplies with the uses permitted by the PUD district and any prhibitins f specific uses by the planning cmmissin pursuant t sectin (3)j. f. Reasnable cnditins may be required by the planning cmmissin in cnjunctin with the apprval f a final area site plan as in accrdance with subsectins (3)h. and (3)i. f this sectin. All cnditins impsed shall be made a part f the recrd f the apprved final area site plan. (8) Effect f apprval f the final area site plan by the planning cmmissin. a. If the final area site plan is apprved by the planning cmmissin, the apprved final area site plan, including all apprved maps and accmpanying written materials, and the cnditins f apprval, shall supersede the previusly apprved preliminary area site plan and shall be binding upn the applicant and wners f recrd and upn their heirs, successrs and assigns with respect t all future develpment f the prperty, absent revisin r amendment in accrdance with this article. b. The city shall enfrce any r all prvisins f the apprved final area site plan and cnditins f apprval, against the petitiners, wners, successrs, assigns r agents. c. N cnstructin, grading, tree remval, sil stripping, r ther site imprvements r changes shall cmmence, and n cnstructin permits shall be issued therefr, fr all r any phase f a PUD until a final area site plan has been fficially apprved by the planning cmmissin as prvided in this article. d. N cnstructin f buildings r structures, r any ther site imprvements r changes, shall be made except in strict cmpliance with the final area site plan fficially apprved by the planning cmmissin pursuant t this article. (9) Cmmencement and cmpletin f cnstructin. Cnstructin shall be cmmenced within tw years fllwing fficial apprval f a final area site plan fr all r any phase f a PUD. Each phase f a multiphased prject shall be cmmenced within tw years f the schedule established fr such prject in the applicatin submitted fr the planned unit develpment. If cnstructin is nt cmmenced within such time, any apprval f the final area site plan shall expire and be null and vid; prvided, an extensin fr a specified perid may be granted by the planning cmmissin upn gd cause shwn if such request is made prir t the expiratin f the initial perid. Mrever, if apprval has expired, a new applicatin fr apprval f preliminary and final area site plans shall be required where determined apprpriate by the planning cmmissin, and shall be reviewed in light f then existing and applicable law and rdinance prvisins. (10) Amendment f apprve preliminary and final area site plan. a. Except as authrized by sectin (10)b. fr minr mdificatins, an apprved preliminary r final area site plan shall nt be varied r mdified in any respect withut an amendment apprved by the planning cmmissin. An applicatin fr a prpsed amendment t a preliminary area site plan shall be reviewed and apprved, apprved with cnditins, r denied, by the planning cmmissin pursuant t the prcedure prescribed fr riginal submittal and review f the preliminary area site plan. An applicatin fr a prpsed amendment t a final area site plan shall be reviewed and apprved, apprved with cnditins, r denied, by the planning cmmissin pursuant t the prcedure prescribed fr riginal submittal and review f the final area site plan. b. Minr mdificatins may be made t an apprved preliminary r final area site plan as prvided by this subsectin (withut the need t cmply with the requirements f sectin (10)a.). 1. An applicatin fr a prpsed minr mdificatin t an area site plan may be reviewed, and apprved, apprved with cnditins, r denied, by the planning directr, withut the need fr review and apprval by the planning cmmissin. The planning directr's decisin t apprve, apprve with cnditins, r deny a minr mdificatin shall be made in writing. The planning directr shall prvide a cpy f the written decisin t the Page10

15 planning cmmissin fr its infrmatin at the planning cmmissin's next regularly scheduled meeting. 2. The planning directr may, in his r her discretin, refer any applicatin fr a minr mdificatin t the planning cmmissin fr review and apprval by the planning cmmissin. The planning cmmissin's decisin t apprve, apprve with cnditins, r deny a minr mdificatin shall be made in writing at a regularly schedule r special meeting f the planning cmmissin. A public hearing shall nt be required. 3. In deciding whether r nt t apprve a minr mdificatin, the planning directr r the planning cmmissin may cnsult with ther city staff, fficials, and departments, as apprpriate. Neither the planning directr r the planning cmmissin, as applicable, shall apprve a mdificatin t an apprved plan unless the mdificatin cnfrms t the standards and requirements f this article. If a minr mdificatin is apprved by the planning directr r the planning cmmissin, the applicant shall prepare any required changes t the PUD dcuments (including, withut limitatin, maps, written materials, and any written agreements required by this article t be recrded with the cunty register f deeds) as necessary t shw the apprved mdificatin. N apprval f a minr mdificatin shall becme final and effective until the planning directr has reviewed and apprved the changes made t the PUD dcuments t reflect the mdificatin, and the necessary dcuments as revised have been recrded with the cunty register f deeds. After a mdificatin is final and effective, n activity r use n the prperty shall be cnducted except in strict cmpliance with the plan as mdified. 4. Only the fllwing changes t an area site plan as riginally apprved shall be eligible fr cnsideratin as minr mdificatins as prvided by this sectin: i. A change f nt mre than 20 feet in the lcatin f any building r structure prvided that the building r structure is nt clser t any public right-f-way and is nt within a buffer r pen space area designated n the apprved area site plan. ii. A reductin f nt mre than ten percent in the size f any nnresidential building. iii. A decrease in the ttal number f residential buildings r a reductin in the number f dwelling units prvided that a reductin in the grss flr area f any residential unit shall nt be cnsidered a minr change. iv. A change in the height f a building by nt mre than ten percent prvided that the building height des nt exceed 35 feet. v. The internal rearrangement f parking spaces in a parking lt prvided that the ttal number f parking spaces is nt reduced, circulatin hazards r cngestin are nt created by the redesign, n part f the parking lt will be within a buffer r pen space area designated n the apprved area site plan, and the rearrangement will nt result in any additinal external impact n adjining prperty. vi. The substitutin f landscaping r plant materials prvided they are substituted with similar types f materials n a ne-t-ne r greater basis, as determined by the planning directr and prvided that there is n reductin in any buffer r pen space area designated n the apprved area site plan. vii. A reductin in the number f signs, a decrease in the height r size f any signs, r an increase in the setback f any signs. viii. A reductin in the number f curb cuts r a change in the lcatin f any curb cut if the change is ten feet r less in either directin. ix. A decrease in the width f any curb cut r an increase f nt mre than 50 percent in the width f any curb cut, prvided that such increase r decrease cmplies with the city's street and highway regulatins and ther applicable rdinances. Page11

16 x. Imprvements t access and circulatin systems, such as the additin f acceleratin/deceleratin lanes, bulevard, curbing, and pedestrian paths prvided that they are nt lcated in any buffer area designated n the apprved area site plan. xi. The additin f nt mre than ne accessry building r structure prvided that: 1) the accessry building r structure is nt mre than 120 square feet in area, 2) is designed and used fr maintenance, strage r similar purpses and nt fr human ccupancy, and 3) the planning directr determines that the accessry building is therwise cmpatible with the develpment. xii. An increase in the area designated n a site plan as reserved fr pen space r a designated buffer area, r therwise nt being subject t develpment. xiii. A change in the lcatin f any strm catch basins and utility cnnectins as riginally apprved. xiv. A change in the name f the PUD r in the names f any private streets r drives within the PUD. xv. Other similar changes f a minr nature prpsed t be made t the cnfiguratin, design, layut, r tpgraphy f the PUD which the planning directr determines wuld nt have any significant adverse effect n adjacent r nearby lands r the public health, safety and welfare. (11) Perfrmance guarantees. Perfrmance guarantees t ensure cmpliance with an apprved final area site plan and cnditins f apprval may be required by the planning cmmissin at the time f apprval f the final area site plan as authrized under sectin 4e f Act N. 207 f the Public Acts f Michigan f 1921 (MCL et seq., MSA et seq.), as amended. (12) Fees. Fees shall be paid at the time f filing f the applicatin fr PUD rezning and preliminary area site plan apprval. An additinal fee shall be paid at the time f filing f the applicatin fr final area site plan apprval. The amunt f such fees shall be established by the city cmmissin by reslutin and may include escrw accunts t cver the city's csts f prfessinal cnsultants and ther expenses related t the applicatin. (13) Vilatins. a. A preliminary r final area site plan apprved under the prvisins f this article shall have the full frce f this chapter. Any vilatin f such apprved plan shall be grunds fr the city t rder that all cnstructin be stpped, and t rder that building permits and certificates f ccupancy be withheld until the vilatin is remved r adequate guarantee f such remval is prvided t the city. b. Vilatins f any final r preliminary area site plan apprved under this article, r failure t cmply with any requirements f this article, including any agreements and cnditins attached t any apprved plan, shall be cnsidered a vilatin f this chapter. (Ord. N , 1, 2, ; Ord. N , 1, 2, ; Ord. N , 1, 2, ; Ord. N , 1, ; Ord. N , 6, ; Ord. N , 3, ) Sec CPUD,cmmercialplannedunitdevelpment. cmmercial develpment. (a) Intent. The intent f the CPUD district is stated in sectin (a). (b) Additinal standards fr review. In additin t the standards fr review cntained in sectin (3)g., the planning cmmissin shall determine that the fllwing standards are met as a prerequisite t apprval f any CPUD develpment: Page12

17 (1) A CPUD site shall be lcated within a CPUD district as prvided in sectin (2) The prpsed PUD shall be designed and develped with a unified architectural treatment. (3) Utilities, rads, and ther essential services must be available fr immediate use f ccupants purchasing r leasing sites in the PUD. (4) Cmpatibility f site use with nearby residential areas must be evidenced and can be determined in relatinship t the fllwing criteria: a. Uses have n harmful r unpleasant effects (nise, drs, fumes, glare, vibratin, smke, vaprs and gases, electrical emissins, and industrial wastes). b. The PUD site has direct access t a cllectr r arterial street. c. Appearance is harmnius with adjacent uses. This determinatin shall include, but nt be limited t, cnsideratin f landscaping, enclsure f principal and accessry uses, height cntrl, sign cntrl, building prfiles and architectural cntrls. d. The distances separating all prpsed uses and buildings frm the surrundings are great enugh t in fact cnstitute a buffer. e. Lading dcks and truck maneuvering areas and terminals shuld be designed and lcated s as nt t adversely affect adjacent and neighbring lands r uses due t nise, dr, light r ther external effect. (c) Permitted uses. The uses f land and structures as prvided by sectin (b) may be permitted within a CPUD develpment as apprved by the planning cmmissin pursuant t, and subject t the requirements f, this article. (d) Minimum area, height, bulk and placement requirements. The area, height, bulk and placement requirements within a CPUD district, as determined by the planning cmmissin pursuant t sectin (c), shall nt be less than the minimum standards f this sectin, unless the applicant demnstrates and the planning cmmissin determines that a better r mre apprpriate design can be achieved by nt applying the minimum standards f this sectin and that adherence t the minimum standards is nt required t ensure the health, safety and welfare f the inhabitants and users f the develpment and f adjining prperty: Permitted uses, permitted accessry uses, and special exceptin uses as permitted in the ORP, C-1, C-2, C-3 and C-4 districts shall meet, as a minimum, the crrespnding area, height, bulk and placement regulatins applicable t such uses if lcated in the ORP, C-1, C-2, C-3, r C-4 districts. If a use is permitted in mre than ne such district, the planning cmmissin shall establish which district regulatins shall cnstitute the minimum standards. (Ord. N , 2, ) Sec Architectureandbuildingfacadedesignstandards. (a) Purpse and scpe. The purpse f this sectin is t prvide design standards fr the review f cmmercial, ffice and industrial buildings in rder t achieve the fllwing cmmunity bjectives: (1) T ensure cmpatibility f land uses and t mitigate the impact f develpment n nearby prperties. (2) T ensure that uses f land shall be situated in apprpriate and harmnius relatinships. (3) T prmte the use f land in a scially and ecnmically desirable manner. (4) T encurage building facade treatments that are articulated and enhanced in rder t reduce the massive scale and impersnal appearance f large buildings. (5) T maintain and imprve cmmunity character by creating a pedestrian scale element fr urbanized sites. Page13

18 (6) T cmbine and crdinate architectural styles, building frms and building relatinships. (7) T encurage develpers t use a mre creative apprach in the design f buildings. (8) T create a sense f "place" and add elements f uniqueness t develpment prjects, thereby bsting the value, quality and ecnmic sustainability f the City f Walker's urbanized areas. (9) T enhance and prtect prperty values n the site and thrughut the city. These standards are intended t balance the prperty wner's right t develp land with the cultivatin f urban envirnments that are built t human scale, create an attractive street frntage, and incrprate means and materials that enhance visual interest, ecnmic value and private market sustainability within the city. The requirements and standards f this sectin shall apply t all uses in the ORP, C-1, C-2, C-3, C-4, ML, MH, MP, MPUD, CPUD and IPUD districts. The planning cmmissin shall apply the requirements and standards f this sectin t the uses in these districts as part f the planning cmmissin's site plan review pursuant t article X f this chapter r, fr PUD districts, pursuant t article VIII f this chapter. In PUD districts, hwever, the requirements and standards f this sectin may be mdified by the planning cmmissin based n findings linked t sectin and the fllwing: (1) The prpsed material quality, cmbinatins and clrs are cnsistent with the verall facade design plan and the building design cncept. (2) The prpsed facade design and materials are cnsistent r cmpatible with existing buildings n the site r in the general area. (3) Strict adherence t the requirements f this sectin is nt necessary t achieve the purpses f this sectin due t the building's size, rientatin, lcatin r similar factrs. The PUD prcess, hwever, shall nt be used nly as a means t avid r reduce the intent, purpse and standards f this sectin. (b) Building facades. All facades, as defined in sectin 94-5, f buildings in the zning districts identified in subsectin (a) shall cmply with the requirements f this sectin. Facade materials shall be cmplementary t existing r prpsed buildings within and arund the site, prvided that such buildings adhere t the standards herein. It is nt intended t discurage cntrasts in design materials, but special attentin shall be given t avid adverse effects n the ecnmic stability and value f surrunding businesses. (1) Facade materials and clrs. a. A significant percentage f the building facade must be cnstructed frm ne r mre f the fllwing materials: i. Traditinal hard cat stucc; ii. Brick; iii. Natural r cast stne; iv. Tinted and/r textured masnry blck; v. Glass; vi. Architectural precast panels; vii. Textured cncrete; viii. Decrative steel siding, fascia r panels; ix. Exterir cedar materials; x. Similar materials as apprved by the planning cmmissin. Page14

19 b. Smth-faced gray cncrete blck and smth-faced tilt-up cncrete panels are discuraged as primary facade materials. c. Ple-barn-style metal siding, vinyl siding and aluminum siding are prhibited as primary facade materials. These sidings may be used as facade trim material. d. Facade clrs shuld cmplement existing r adjacent structures. e. All facades shall include materials cnsistent with, but nt necessarily identical t, thse n the frnt. Use f markedly inferir materials fr side and rear facades shall be prhibited. (2) Wall designs and features. a. Facades shall be designed t eliminate large expanses f blank walls. Amng ther methds, this can be accmplished via the applicatin f tw r mre f the fllwing every 50 feet in wall length: i. Drs with crniced parapets ver the main entry dr; ii. Display windws that rient street-level custmers t prduct; iii. Arched entryways, awnings, arcades r utdr patis; iv. Recessed entryways; v. An expressin f architectural r structural bays thrugh a change in plane n less than 12 inches in width, such as ffsets, reveals r prjecting ribs. See figure 1. vi. Change in texture, clr r masnry pattern; vii. Pilasters, piers r clumns; viii. Other applicatins as apprved by the planning cmmissin. Page15

20 The linked image cannt be displayed. The file may have been mved, renamed, r deleted. Verify that the link pints t the crrect file and lcatin. At least ne f the elements abve shall repeat hrizntally r vertically. Figure 1 b. Facades that are side r rear walls and that d nt face a public r private street may include false windws and dr penings defined by frames, sills and lintels, r similarly prprtined mdulatins f the wall, but nly when actual drs and windws are nt feasible, as determined by the planning cmmissin. (3) Building entrances. a. Building facades shall exhibit clearly defined, highly visible and articulated (see figure 2) entrances that feature at least tw f the fllwing: i. Canpies r prtics; ii. Overhang; iii. Recesses r prjectins f at least three percent f wall length; iv. Arcades; v. Raised crnice parapets ver the dr; vi. Distinctive rf frms; vii. Arches; viii. Outdr patis; ix. Display windws; Page16

21 The linked image cannt be displayed. The file may have been mved, renamed, r deleted. Verify that the link pints t the crrect file and lcatin. x. Planters r wing walls that incrprate landscaped areas and/r places fr sifting; xi. Other applicatins as apprved by the planning cmmissin. Figure 2: Articulatins (4) Bases and tp treatments. a. All facades shall have a recgnizable "base" cnsisting f ne r mre f the fllwing: i. Thicker walls, ledges r sills; ii. Integrally textured materials such as stne r ther masnry; iii. Integrally clred and patterned materials such as smth-finished stne r tile; iv. Lighter r darker clred materials, mullins r panels; v. Planters; vi. Other applicatins as apprved by the planning cmmissin. b. All facades shall have a recgnizable "tp" cnsisting f ne r mre f the fllwing: i. Crnice treatments, ther than just clred "stripes" r "bands," with integrally textured materials such as stne r ther masnry r differently clred materials; ii. Slping rf with verhangs and brackets; iii. Stepped parapets; iv. Other applicatins as apprved by the planning cmmissin. (5) Rfs. a. Screening devices shall be used t cnceal flat sectins f rfs and rftp equipment, such as HVAC units, frm public view. b. High-intensity and/r reflective primary clrs are prhibited n any rf area visible frm a public r private rad, service drive, parking area r adjacent prperty. (6) Industrial buildings. Page17

22 a. Fr purpses f industrial buildings nly, "facade," as used in this sectin, shall mean any exterir wall f a building that faces and is visible frm a public r private street, a freeway, r an adjining residential zning district r residential use. b. Subject t subsectin (b)(6)c. belw, each separate entrance f a multitenant industrial building shall cmply with subsectin (3) regardless f whether the entrance is lcated n a facade as defined herein. c. Fr industrial buildings, the planning cmmissin may mdify the facade requirements f this sectin. with special cnsideratin t exterir walls and lading dck areas that d nt face a public r private street, based n the fllwing standards: i. The prpsed material quality, cmbinatins and clrs are cnsistent with the verall facade design plan and the building design cncept. ii. The prpsed facade design and materials are cnsistent r cmpatible with existing buildings n the site r in the general area. iii. Strict adherence t the requirements f this sectin is nt necessary t achieve the purpses f this sectin due t the building's size, rientatin, lcatin r similar factrs. (7) Building elevatin plan submittal requirements. At the time f applicatin fr site plan review r PUD site plan review, the applicant shall submit the apprpriate number f cpies f the prpsed building elevatin plans and clred renderings and a materials list t the planning directr. These will be distributed t the planning cmmissin. The planning cmmissin may seek cmment frm the building fficial and/r a third-party architect t determine if and hw the submitted plans meet the standards f this sectin, Fees fr a third-party architect will be paid fr via the standards f the city's escrw plicy. In rder t assure cmpliance with this sectin, the building elevatin plans and a materials list shall be apprved as part f the final site plan r PUD site plan. Presentatin f material samples t the planning cmmissin is encuraged. (8) Renvatins and alteratins t existing buildings. When renvatins, alteratins r additins are made t an existing building that require site plan review pursuant t article X f this chapter (except fr minr changes t an apprved site plan under sectin (b)) r mdificatin f a PUD final area site plan pursuant t article VIII f this chapter (except fr minr mdificatins t an apprved PUD final area site plan under subsectin (10)b., all facades f the existing building shall cmply r be brught int cmpliance with the requirements and standards f this sectin. Hwever, the planning cmmissin may mdify the extent f the facade imprvements therwise required by this sectin based n the fllwing standards: 1. The pre-existing building's size, shape and cnstructin materials. 2. The ptential visual impact n adjacent sites. 3. The pre-existing building's setbacks, lcatin and rientatin. 4. The size f the expanded, altered, r renvated area in relatin t the existing building. 5. Whether the requirements f this sectin are necessary t achieve the purpses f this sectin. This sectin shall apply t the facade requirements fr renvatins, alteratins r additins t an existing building ntwithstanding any cntrary prvisin f article VI. (Ord. N , 2, ) Page18

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32 AN INNOVATIVE, MID-TIER, EXTENDED-STAY EXPERIENCE United States f America Develpment Infrmatin HOME2 SUITES BY HILT ON FAYE TTEVI LLE, NC

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36 HOME2 SUIT U ES BY SBYHILT HILTON SALT LA KE C KE CITY/WE TY/WEST VALLEY CITY, UT HOME2 SUIT UITES BY HILTON SALT LAKE ECITY/WE TY/WEST ST TVA LLEY CITY, Y, Y, UT HOME2 SUI UIT ES BY HILTON SALT LAKE EC ITY/ TY/LAYTON, UT GUEST OFFERINGS Every guest can chse frm studi r ne-bedrm suites, all featuring cntemprary design elements, studi kitchens and flexible-use space. Every suite includes the prprietary Hme2 Suites by Hiltn wrking wall. Running the length f ne wall, it incrprates the kitchen and flexible wrking space t cnnect separate living and bedrm znes including a kitchen, a wrking area, a 42" TV, cunter space, drawers, shelves and clset. At Hme2 Suites by Hiltn, guests can nt nly chse t enjy sl cmfrt in their rms but als t relax, wrk r cnnect with their neighbrs at a variety f indr and utdr spaces such as: The Inspired Table, where a free cntinental breakfast is served daily The Oasis, a multifunctinal space that mrphs frm a breakfast area in the mrning t a place f wrk r relaxatin thrughut the day In their spare time, guests can chse t wrk ut while getting a laundry lad dne in ur integrated laundry and fitness facility, Spin2 Cycle. Or just sit back, relax and surf the Web using ur free wireless Internet access available thrughut every prperty, including the utdr spaces. 9