Z-3812-C Staff AnalysisNovember 29, 1994
ITEM NO.: 6 FILE NO.: Z -3812-C
NAME: COMFORT INN HOTEL -- SHORT -FORM PLANNED COMMERCIAL
DEVELOPMENT
LOCATION: On the west side of Markham Center Dr., approximately
0.15 mile north of W. Markham St.
DEVELOPER: ENGINEER:
DAVID PATEL THE MEHLBURGER FIRM
309 Lynwood Dr. P. O. Box 3837
Jacksonville, AR 72076 Little Rock, AR 72203
834-6283 375-5331
AREA: 1.229 ACRES NUMBER OF LOTS: 1 FT. NEW STREET:
ZONING: O-3 PROPOSED USES: Hotel
PLANNING DISTRICT: 2
CENSUS TRACT: 22.05
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
The applicant proposes a PCD for the development of a hotel on a
1.229 acre tract. The applicant relates that "the basic logic in
requesting the PCD lies in the fact that the (PCD encourages) a
mixture of commercial building uses (office, retail, motel) which
are basically high in design attributes, (and) though the use of
landscaping, finish materials, and design characteristics, (the
proposed) development would maintain the integrity of the
established uses and design quality standards (which will)
enhance the area." The applicant asserts that the overall effect
of the development will be minimal; that guests will be checking
in and out of the hotel in the late evening -and early morning
hours, and this will "virtually eliminate" the possibility of
traffic congestion. The hotel is proposed to be a three stories,
68 guest room, 31,326 square foot facility. It will include an
enclosed spa and health center. There will
a continental breakfast will be available t
will be lighted using 25 foot tall bronzed
standards, in conjunction with building and
accent specific details of the building and
primary building signage will be located on
will entail a 10 foot tall channel letter.
a minimum of 20 feet in width.'. Parking for
provided on site, with 71 spa'c'es being requ
proposed to begin immediately upon approval
variances are requested.
be no restaurant, but
o guests. The site
aluminum light
perimeter lighting to
landscaping. The
the building,- and
All drives are to be
75 vehicles is
ired. The project is
of the PCD. No
November 29, 1994
SUBDIVISION
ITEM NO.: 6 Continued FILE NO.: Z -3812-C
A. PROPOSAL/REQUEST:
Review by the Planning Commission and approval by the Board
of Directors is requested for the establishment of a PCD in
order to develop the Comfort Inn Hotel. No waivers or
variances are requested.
B. EXISTING CONDITIONS:
The site is relatively flat, with a gentle slope downward
from the northeast corner to the southwest corner. There
are no trees or other vegetation on the site. Immediately
to the south is the Motel 6 site in an 0-2 zoned tract. To
the west is I-430. To the north is a vacant lot and the U.
S. Postal Office/Warehouse in a portion of the 0-3 zoned
area. Markham Center Dr. borders the site. to the east.
The site is currently zoned 0-3, and is a part of a larger
0-3 area extending to the north of the site and to the east
of the site across Markham Center Dr. To the south is the
Motel 6 in an 0-2 zoned tract. I 430 abuts the site along
the west property line.
C. ENGINEERING/UTILITY COMMENTS,:
Public Works comments that: 1) stormwater detention and
boundary survey information are required; 2) a sketch
grading and drainage plan, meeting the requirements of Sec.
29-186, is required before construction; and, 3) the
existing topographic information must be shown.
Water Works comments that an acreage charge of $150 per acre
applies, in addition to the normal charges, in this area.
Wastewater comments a capacity analysis will be required.
If capacity is available, capacity contribution fees will be
assessed. If capacity is available, a sewer main extension,
with easements, will be required.
Arkansas Power and Light Co. comments that a 15 foot
easement will be required along the south, east, and north
property lines.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. will require a 5 foot
easement along both the north and south property lines.
The Fire Department comments that all interior drives are to
be a minimum of 20 feet in width. The drive at the west end
2
`November 29.,- 19.94
SUBDIVI ION
m
ITEM NO.: 5 Continued FILE
of the site is shown as 18' in width. At the south side, by
the porte cochere, the drive is shown as 15 feet. These
driveway widths are not acceptable.
Landscape review reports that the landscape buffer along 1-
430 drops below the minimum width requirement of 8 feet.
The full requirement is 12 feet in width. An 8 foot high
opaque wooden fence will be required to screen 3 sides of
the dumpster.
D. ISSUES/LEGALITECHNICAL/DESIGN:
The Planning staff reports that the proposed development is
in the Rodney Parham Planning District, and that the adopted
Land Use Plan recommends "Suburban Office" uses. Due to the
existing land use pattern, the Plan should show commercial
use from this site south to W. Markham St. The use pattern
is a shopping center and a restaurant and hotel development.
From this site north, the Plan continues to.show office
uses. The Planning staff indicates, then, that, at present,
the proposed use is in conflict with the adopted Plan, but
that the Plan should be amended to reflect that the proposed
use is appropriate for the site.
E. ANALYSIS:
With the Land Use Plan amendment proposed to be undertaken
by the Planning staff, there is not a land use issue to be
resolved. All other technical issues have, or will be,
resolved. The proposed hotel is immediately adjacent to
another hotel, and lies adjacent to the interstate. Traffic
and use conflicts with other uses along Markham Center Dr.
should be minimal, since traffic to the hotel occurs at a
different time from normal business hours.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD.
SE7HDIVT xQN COMMITTEE CQMMENT: (NOVEMBER 10, 1994)
Representatives of the developer and of the architects and
engineering firms were present. Staff presented the comments
contained in the discussion outline, and the Committee members
reviewed the comments and the proposed site plan. The
developer's representatives assured the Committee that all
deficiencies and corrections would be made. The Committee
forwarded the item to the full Commission for the public hearing.
3
November 29, 1994
SUBDIVISION
ITEM NO.: 6 (Continued) FILE NO.: Z -3812-C
PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994)
Staff presented the request, and indicated that the requested PCD
would have to be subject to the Board of Directors passing an
ordinance allowing single -use PCD's.
Mr. Frank Riggins, with the Mehlburger Firm, the project
engineering firm, represented the applicant. Mr. Riggins
outlined the scope of the proposed project, and related that all
staff concerns had,.or would be addressed.
Commissioner Putnam reported that the Board of Realtors, who had
submitted a letter expressing opposition to the proposed PCD, has
withdrawn their opposition, and that he was authorized to relay
that message.
Mr. Delbert Vanlandingham, indicating that he is a consulting
engineer and owner of AMI Engineering, located at 201 Markham
Center Dr., voiced opposition to the proposed use. He stated
that he had built his building approximately one year ago, and
that, prior to building his building, he had verified that the
zoning in the area along Markham Center Dr. was for office uses,
with the exception of the existing Motel 6 across the street from
his office location. He stated that there is substantial traffic
and noise from vendors and maintenance persons going to the Motel
6 site. He said that Markham Center Dr. is a small street, and
that car and truck parking on the street is a problem. He said
that the added traffic for another hotel would compound the
problem.
Mr. Riggins responded that, with there be no restaurant at the
proposed hotel, the daytime traffic would minimal.
Staff pointed out that the existing land use plan shows the area
to be for suburban office developments; however, that the land
use had changed, and that commercial uses were appropriate.
Staff reported that a land use plan amendment would have to be
approved by the Board of Directors.
A motion was made and seconded to recommend approval of the land
use plan amendment and to recommend approval of the PCD, subject
to the Board of Directors approving an ordinance to permit
single -use PCD's. The motion carried with the vote of 10 ayes,
.0 nays, 1 absent, and 0 abstentions.
4
.. Z -3812-C
NAME: COMFORT INN HOTEL -- SHORT -FORM PLANNED COMMERCIAL
DEVELOPMENT
LOCATION: On the west side of Markham Center Dr., approximately
0.15 mile north of W. Markham St.
DEVELOPER:
DAVID PATEL
309 Lynwood Dr.
Jacksonville, AR 72076
834-6283
AREA: 1.229 ACRES
ZONING• O-3
PLANNING DISTRICT: 2
CENSUS TRACT: 22.05
ENGINEER•
THE MEHLBURGER FIRM
P. O. Box 3837
Little Rock, AR 72203
375-5331
NUMBER OF LOTS: 1 FT. NEW STREET: 0
VARIANCES REOUESTED: None
STATEMENT OF PROPOSAL:
PROPOSED USES: Hotel
The applicant proposes a PCD for the development of a hotel on a
1.229 acre tract. The applicant relates that "the basic logic in
requesting the PCD lies in the fact that the (PCD encourages) a
mixture of commercial building uses (office, retail, motel) which
are basically high in design attributes, (and) though the use of
landscaping, finish materials, and design characteristics, (the
proposed) development would maintain the integrity of the
established uses and design quality standards (which will)
enhance the area." The applicant asserts that the overall effect
of the development will be minimal; that guests will be checking
in and out of the hotel in the late evening and early morning
hours, and this will "virtually eliminate" the possibility of
traffic congestion. The hotel is proposed to be a three stories,
68 guest room, 31,326 square foot facility. It will include an
enclosed spa and health center. There will be no restaurant, but
a continental breakfast will be available to guests. The site
will be lighted using 25 foot tall bronzed aluminum light
standards, in conjunction with building and perimeter lighting to
accent specific details of the building and landscaping. The
primary building signage will be located on the building, and
will entail a 10 foot tall channel letter. All drives are to be
a minimum of 20 feet in width. Parking for 75 vehicles is
provided on site, with 71 spaces being required. The project is
proposed to begin immediately upon approval of the PCD. No
variances are requested.
FILE NO.: Z -3812-C Continued
A. PROPOSAL/REQUEST:
Review by the Planning Commission and approval by the Board
of Directors is requested for the establishment of a PCD in
order to develop the Comfort Inn Hotel. No waivers or
variances are requested.
B. EXISTING CONDITIONS:
The site is relatively flat, with a gentle slope downward
from the northeast corner to the southwest corner. There
are no trees or other vegetation on the site._ Immediately
to the south is the Motel 6 site in an 0-2 zoned tract. To
the west is I-430. To the north is a vacant lot and the U.
S. Postal Office/Warehouse in a portion of the 0-3 zoned
area. Markham Center Dr. borders the site to the east.
The site is currently zoned 0-3, and is a part of a larger
0-3 area extending to the north of the site and to the east
of the site across Markham Center Dr. To the south is the
Motel 6 in an 0-2 zoned tract. I 430 abuts the site along
the west property line.
C. ENGINEERING/UTILITY COMMENTS:
Public Works comments that:- 1) stormwater detention and
boundary survey information are required; 2) a sketch
grading and drainage plan, meeting the requirements of Sec.
29-186, is required before construction; and, 3) the
existing topographic information must be shown.
Water Works comments that an acreage charge of $150 per acre
applies, in addition to the normal charges, in this area.
Wastewater comments a capacity analysis will be required.
If capacity is available, capacity contribution fees will be
assessed. If capacity is available, a sewer main extension,
with easements, will be required.
Arkansas Power and Light Co. comments that a 15 foot
easement will be required along the south, east, and north
property lines.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. will require a 5 foot
easement along both the north and south property lines.
The Fire Department comments that all interior drives are to
be a minimum of 20 feet in width. The drive at the west end
of the site is shown as 18' in width. At the south side, by
2
FILE NO.: Z -3812-C Continued
the porte cochere, the drive is shown as 15 feet. These
driveway widths are not acceptable.
Landscape review reports that the landscape buffer along 2-
430 drops below the minimum width requirement of 8 feet.
The full requirement is 12 feet in width. An 8 foot high
opaque wooden fence will be required to screen 3 sides of
the dumpster.
D. TSS ESILEGALITECHNICALIDESIGN:
The Planning staff reports that the proposed development is
in the Rodney Parham Planning District, and that the adopted
Land Use Plan recommends "Suburban Office" uses. Due to the
existing land use pattern, the Plan should show commercial
use from this site south to W. Markham St. The use pattern
is a shopping center and a restaurant and hotel development.
From this site north, the Plan continues to show office
uses. The Planning staff indicates, then, that, at present,
the proposed use is in conflict with the adopted Plan, but
that the Plan should be amended to reflect that the proposed
use is appropriate for the site.
E. ANALYSIS•
With the Land Use Plan amendment proposed to be undertaken
by the Planning staff, there is not a land use issue to be
resolved. All other technical issues have, or will be,
resolved. The proposed hotel is immediately adjacent to
another hotel, and lies adjacent to the interstate. Traffic
and use conflicts with other uses along Markham Center Dr.
should be minimal, since traffic to the hotel occurs at a
different time from normal business hours.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD.
SUBDIVISION COMMITTEE COMMENT:
(NOVEMBER 10, 1994)
Representatives of the developer and of the architects and
engineering firms were present. Staff presented the comments
contained in the discussion outline, and the Committee members
reviewed the comments and the proposed site plan. The
developer's representatives assured the Committee that all
deficiencies and corrections would be made. The Committee
forwarded the item to the full Commission for the public hearing.
FILE NO.: Z -3812-C (Continued
PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994)
Staff presented the request, and indicated that the requested PCD
would have to be subject to the Board of Directors passing an
ordinance allowing single -use PCD's.
Mr. Frank Riggins, with the Mehlburger Firm, the project
engineering firm, represented the applicant. Mr. Riggins
outlined the scope of the proposed project, and related that all
staff concerns had or would be addressed.
Commissioner Putnam reported that the Board of Realtors, who had
submitted a letter expressing opposition to the proposed PCD, has
withdrawn their opposition, and that he was authorized to relay
that message.
Mr. Delbert Vanlandingham, indicating that he is a consulting
engineer and owner of AMI Engineering, located at 201 -Markham
Center Dr., voiced opposition to the proposed use. He stated
that he had built his building approximately one year ago, and
that, prior to building his building, he had verified that the
zoning in the area along Markham Center Dr. was for office uses,
with the exception of the existing Motel 6 across the street from
his office location. He stated that there is substantial traffic
and noise from vendors and maintenance persons going to the Motel
6 site. He said that Markham Center Dr. is:a small street, and
that car and truck parking on the street is,a problem. He said
that the added traffic for another hotel would compound the
problem.
Mr. Riggins responded that, with there be no restaurant at the
proposed hotel, the daytime traffic would minimal.
Staff pointed out that the existing land use plan shows the area
to be for suburban office developments; however, that the land
use had changed, and that commercial uses were appropriate.
Staff reported that a land use plan amendment would have to be
approved by the Board of Directors.
A motion was made and seconded to recommend approval of the land
use plan amendment and to recommend approval of the PCD, subject
to the Board of Directors approving an ordinance to permit
single -use PCD's. The motion carried with the vote of 10 ayes,
0 nays, 1 absent, and 0 abstentions.
4