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HomeMy WebLinkAboutZ-4485-A Staff AnalysisSUBDIVISIONS NAME° Mariott Courtyard Hotel (Garden Plaza Revised PCD) (Z-4485-A) LOCATION: North Side of Financial Centre Parkway, approximately 600' west of Shack le f ord AGENT: ENGINEER: Seth Barnhard Edward G. Smith and Associates 401 Victory DEVELOPER: Little Rock, AR Phone: 374-1666 Courtyard Development c/o Financial Centre Dev. Co. P.O. Box 56350 Little Rock, AR 72215 Phone: 224-9600 AREA: 4.35 acres NO. OF LOTS: 1 FT. NEW ST.: 0 ZONING: "C-3"/"0-3'° to PCD PROPOSED USES: Hotel A. Development Objective (1) To develop a hotel resulting from "The Courtyard Concept," which is targeted toward the moderate segment of the population. The concept provides hotels with: (1) attractive, comfortable, functional rooms; (2) a relaxing, secure environment; (3) a simple restaurant with good food; (4) a well managed operation with friendly, helpful employees; and (5) an affordable price.- B. Proposal (1) The construction of a building for use as a hotel according to the following: SUBDIVISIONS - Continued (a) Number of rooms .............. 1�-9 (b) Number of suites ............ 12 (c) 2 conference rooms .......... 1525 sq. ft. (d) Restaurant .................. 1090 sq. ft. (46 seats) (e) Lounge ...................... 960 sq. ft. (36 seats) (f) Guest room wings are 3-stories where public areas are 1-story (g) Parking ..................... 164 87,000 sq. ft. (h) Building area ............... (i) Ratio of bldg. to land ...... 19.9 (2) Developmental Time Frame: Opening Date - 4th Quarter of 1987 Construction - Begins 1st Quarter of 1987 (3) Drainage: The developer will utilize the parking lots or an underground system for retention areas as required by the City Drainage Ordinance. (4) Platting: A one lot replat will be submitted. (5) Landscaping/Site Development: The property will be developed in such a way as to minimize excavation as much as possible. The lawn and planting areas around the hotel will be heavily planted. Included is a 25 to 32-foot landscaped buffer strip along adjacent residential areas. C. Engineering Comments (1) The Traffic Engineer requires that the opposite side of the street on Financial Centre Parkway at the western access point be shown in order to determine the proper location for the access point SUBDIVISIONS - Continued in regard to the existing median cut on Financial Centre parkway. (2) Stormwater detention calculations are required in the location shown on the preliminary plat. (3) Right-of-way dedication on Financial Centre Parkway may be required. D. .Analysis The applicant has stated that changes from the proposal that was originally approved on this site include: (1) the reduction to 3-stories from 5; (2) size reduction of meeting rooms, restaurant and lounge facility; (3) reduction of rooms by 59; (4) reduction in the scale of the building and no orientation of rooms toward the neighborhood. The original plan had one wing facing the neighbors and more parking located next to the neighborhood. The main issue is the location of the building closer + to the neighborhood than originally sited. However, the landscaped buffer zone remains a minimum of 251 wide along the north and has been increased to 32' at the northwest corner. Staff expects some input from residents regarding this change. Enqineerinq comments have been addressed. E. Staff Recommendation Approval as revised. SUBDIVISION COMMITTEE REVIEW: (7-31-86) The applicant requested a 30 day deferral. SUBDIVISIONS - Continued PLANNING COMMISSION ACTION: A motion for a 30-day deferral, as requested by the applicant, was made and passed by'a vote of 11 ayes, 0 noes and 0 absent. SUBDIVISION COMMITTEE REVIEW: (8-28-86) The applicant was present. He outlined several differences between this proposal and the previous hotel approved for this site. Staff indicated that all concerns had been addressed. The item was passed to the Commission. PLANNING COMMISSION ACTION (9-10-86): The applicant was present. Mr. James Johnson of Birchwood Subdivision explained that the developer had met with some adjoining land -owners; and they were still concerned about the buffer area, fencing, and lighting. He requested that: (1) the opaque fence be increased to 8' in height; (2) the fence be located somewhere in the midst of the buffer area; and (3) the retaining wall not create effects that would be considered adverse to the neighborhood. The application was represented by Mr. Ed Willis, the Developer; Mr. Dave DesForges of the Marriott Corporation, and Mr. Mike Green; Architect: Mr. Willis stated that they were favorable to constructing an 8' fence, but would like the flexibility to move the fence i;lithin the buffer area, as dictated by the design and approval of a new grading plan. He agreed to focus the lighting away from the neighborhood. A motion was made for approval, subject to: (1) the construction of a fence along the northern border which does not exceed 8' in height; and (2) that the developer be given the option, at his discretion, to move the fence inward 12.5'. The motion passed by a vote of: 11 ayes, 0 noes, and 0 absent. NAME: Marriott Courtyard and Hotel "Short Form" PCD (Z-4485-A) LQ ATI I: North side of Financial Centre Parkway, approximately 600' west of Shackleford FV.L,Q ER AGENT: Marriott Corporation/Financial Centre Development Co. EXISTING STATUS: Vacant PP OPOSFD U SE : Hotel ZONING: "C73"/"0-3" to PCD T.FF RF O MENDATION Approval as revised. The applicant'submitted plans addressing the comments originally requested by Engineer- ing and Planning Staff. PLANiii ING CO 1I S,S I ON_! Approval, subject to: (1) construct.ion of a fence along the northern border which does not exceed 8' in height and (2) that the developer be given the option, at his discretion, to move the fence 12.5' inward. The vote: lI ayes, 0 noes, and 0 absent.