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HomeMy WebLinkAboutZ-4565-B Staff AnalysisFILE NO.: Z -4565-B NAME: Lot 2 Kanis/Shackleford Subdivision Short -form PCD LOCATION: Located West of Kaufman Road in the 10700 Block of Kanis Road EVELOPER: Kana Hotel Group — Alpesh Patel 308 North Peters Road, Suite 110 Knoxville, TN 37922 FNC;INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 0-3, General Office District General Office PROPOSED ZONING: PCD PROPOSED USE: Hotel VARIAN CESNVAIVERS REQU A. PROPOSALIREQUEST: TED: None requested. FT. NEW STREET: 0 LF The developers are proposing a rezoning of this 1.63 acre lot from 0-3, General Office District to PCD to allow construction of a new hotel. Fairfield Inn and Suite Hotel which is a division of Marriot Hotels is proposing a three story 80 room facility just east of the intersection of Kanis and South Shackleford Roads. The hotel is proposed with a covered canopy facing to the west and a two story parking deck adjacent to Kanis Road. With the two story deck and parking to the south of the canopy, the total parking provided is 94 parking spaces which exceeds the City requirement. Access will be from the existing private driveway off Kanis Road. The northern driveway will access the lower parking deck. The southern driveway will access the upper parking deck and the hotel entrance. Patrons will go to the hotel FILE NO.: Z-4565-8 {Cont. C entrance for check in and then proceed to the parking deck. This will eliminate cars that would stop to turn left into the lower parking deck. An additional access point will be the common access easement that extends out to South Shackleford Road across the existing bank parking lot. This will add circulation within the hotel development and also provide two access points for emergency vehicles. The development is proposing the placement of two (2) signs. A pylon sign is proposed on Kanis Road at the driveway entrance. The sign is proposed thirty-six (36) feet high and one hundred and sixty (160) square feet in area. The request includes the option of an electronic reader board sign. The second sign is proposed within a sign easement located on the adjacent lot near South Shackleford Road. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. EXISTING CONDITIONS: Kanis Road adjacent to the site has been constructed to Master Street Plan standard. The sidewalk is in place along the property frontage. The site is tree covered with a single-family residence located to the east of the site fronting Kaufman Road. There are other single-family homes located along Kaufman Road. There are a number of zoning classifications within the area. This site is zoned 0-3, General Office District as is the Bancorp South Bank property. The property to the west, Mamma Bea's Big Burger is zoned 0-2, Office and Institutional District as is property located to the south, fronting South Shackleford Road, containing hotels, restaurant uses and the Heart Hospital. Across South Shackleford Road is property zoned PCD, 0-3, General Office District, C-2, Shopping Center District and C-3, General Commercial District which has developed with a number of uses including a convenience store, hotels, automobile dealerships and general office uses. North of the site is a large insurance company office complex, Arkansas Farm Bureau, and a daycare facility, Kidco. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property .owners. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2 FILE Na.: Z -4565-B (Cont. 2. With site development, provide the design of the street conforming to the Master Street Plan. An in -lieu contribution must be made for one half street improvements on Kanis Road for future dual left turn lanes with the planned development. 3. Sidewalks with appropriate handicap ramps are required along the 30 foot common access easement in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. Provide proposed elevations for the top and bottom of the proposed retaining wall. if wall height is greater than 15 feet a variance must be requested from the Land Alteration Regulations. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing private sewer main on the site must be relocated prior to construction. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Enerav: No comment received AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to 3 FILE NO.: Z -4565-B (Cont. practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Drive canopy must be constructed with a 13 '/2 foot clearance. Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 the Baptist Medical Center Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning for a PCD. Because this PCD request is for a hotel, which is considered an office use, the request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this. immediate vicinity. Neiahborhood Action Plan: This area is covered by the John Barrow Neighborhood Action Plan. Their Business and Commercial Goal states: "enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." 0 FILE NO.: Z -4565-B Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a fifteen foot (15') wide land use buffer along the eastern property line. The property to the east is being used as single family residential. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved surface areas to be allocated as green space. These islands are to be evenly distributed throughout the site. 4. The property to the east is residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009) Mr. Joe White was present representing the applicant. Staff presented an overview of the request stating there were a few outstanding technical issues in need of addressing prior to the item being forwarded to the Commission for final action. Staff requested the site plan include details concerning the total height and total area for the ground mounted signs indicated on the site plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial which would required right of way dedication and street construction per the Boundary Street Ordinance and Master Street Plan. Staff also stated a grading permit would be required prior to any clearing or grading on the site. Staff stated the stormwater detention ordinance would apply to the future development of the site. Staff requested Mr. White provide the location of the stormwater detention facilities on the plan. Staff stated all plans for work in the right of way would require proper permits and approval prior to the start of construction. Landscaping comments were addressed. Staff stated screening was required along the eastern perimeter of the site since the adjacent property was currently being used as a residences. Staff stated the parking areas would require landscaping per the City's Landscape Ordinance requirements. Staff also stated at the time of development a small amount of building landscaping would be required. 5 FILE NO.: Z -4565-B (Cont. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 24, 2009, Subdivision Committee meeting. The applicant has removed the request for building signage along the eastern and southern facades. The request is to allow the rezoning of this site from 0-3, General Office District to PCD to allow the construction of a new hotel on the site. The hotel is proposed with three stories and a maximum building height of 60 -feet. The site plan indicates the placement of a two story parking deck with the first level at grade with Kanis Road in front of the hotel. The site plan indicates an existing utility easement located along the eastern perimeter. The property to the east is zoned office but is currently being used as a single-family home. The zoning buffer ordinance requires buffering and/or screening for property zoned or used with a lesser intense use. Typically utility easements cannot count as a part of the buffering requirement. For this site the zoning buffer ordinance requires a fifteen foot (15) wide land use buffer along the eastern property line. Seventy percent (70%) of the buffer is remain undisturbed. The buffer area was previously cleared with the installation of the sewer line located within the utility easement. Also the development will require the placement of a retaining wall within the required buffer area. The request includes the allowance of the utility easement as the required buffer. According to the applicant the easement will be relocated and abandoned in the future but most likely not at the time of development. The site plan indicates the reestablishment of screening by the placement of an evergreen screen along the eastern perimeter at the time of development. Staff is supportive of the applicant's request. Signs are proposed along Kanis Road and along Shackleford Road. The sign proposed on Shackleford Road is located within a signage easement on the adjacent bank lot. The signage along Kanis Road is proposed as a pylon sign as typically allowed in the commercial zoning district or a maximum height of thirty-six feet and a maximum sign area of one -hundred sixty square feet. The signage proposed on Shackleford Road is proposed as typically allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff is not supportive of the pylon sign located on Kanis Road. The property is currently zoned office. Staff feels signage complying with the office zoning district is more appropriate for this area. C FILE NO.: Z-4565-6 Cont.) The sign plan includes building signage at the third level along the northern and western facades. The signage is proposed with a maximum of ten percent of the facade area on which the sign is to be located. The signage along the western fagade does not have public street frontage. Staff is supportive of allowing the signage as proposed on the western facade. Staff feels the location of the hotel and the visibility this additional signage will offer will eliminate the need for a pylon sign along Kanis Road. 86 parking spaces are proposed within the parking deck and eight (8) surface spaces are proposed for a total of 94 parking spaces. Hotel developments typically require the placement of one parking space per guestroom, plus an additional ten percent of the total of all parking spaces required for developments larger than twenty rooms for employees and non -guest users patronizing meeting rooms, restaurants and other facilities. The hotel is proposed with 80 guestrooms, no restaurant and a small meeting room. Based on the number of rooms the ordinance would typically require the placement of 88 parking spaces. The site development composition includes a total of 43,500 square feet of building (20.0%) and a 31,500 square foot two story parking deck (14.6%). The area proposed with paving is 10,400 square feet (14.5%) and 31,224 square feet (50.9%) is proposed as landscape area. The dumpster hours of service have been limited to 7 am to 10 pm Monday through Saturday. The applicant has indicated when the property to the east and south are redeveloped and no longer used as residential the limits on the hours of dumpster service be removed. Staff is supportive of the request. Staff is generally supportive of the development as a hotel but staff is not supportive of the signage plan as proposed. The area has developed with a mixture of uses including a variety of retail uses, hotels, a hospital, an automobile dealership and office uses. Staff feels the use of the property as a hotel is appropriate but does not feel the placement of a 36 -foot tall 160-suqare foot in area sign along Kanis Road is needed. The area on the east side of South Shackleford Road is zoned and has developed with the general development criteria of the office zoning district including signage. The underlying zoning of this property is office as is the adjacent parcels. Staff feels a ground sign is adequate to identify the business from customers traveling west bound on Kanis Road and with the placement of the wall sign on the third level of the building facing west this provide the desired visibility for customers entering from South Shackleford Road. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 7 FILE NO.: Z -4565-B (Cont. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had amended the request to limit the signage along Kanis Road to a ground mounted monument sign with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet as recommended by staff in the agenda write-up. Staff stated to their knowledge there were no remaining outstanding technical issues associated with the request. Staff stated they were now supportive of the request and presented a recommendation of approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request to allow the placement of a wall sign on the western fagade as presented on the site plan. Mr. Joe White stated there were two issues raised by the adjoining property owner which they desired to be read into the record. One was that all water would be directed to the northwest and no water would drain across Ms. Pearson's property which was located to the east. He stated the second was the adjoining property owners were filing a Future Land Use Plan Amendment for several properties in the area. Mr. White stated his client would support the neighbors in their efforts. Mr. John McKay stated these two commitments addressed his and Ms. Parson's concerns. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff and amended by the applicant. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. E• ITEM NO.: 6, NAME: Lot 2 Kanis/Shackleford Subdivision Short -form PCD Z -4565-B LOCATION: located West of Kaufman Road in the 10700 Block of Kanis Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 30, 2009. The Office of Planning and Development must receive the proof of notice no later than October 9, 2009. 2. The site plan indicates the placement of signage on all four facades of the building. Provide justification for allowance of signage on the facades without public street frontage. 3. Provide details of the proposed ground sign. The commercial district of the zoning ordinance would typically allow a maximum sign height of 36 feet and a maximum sign area of 160 square feet. The office zone allows for a maximum sign height of 6 feet and a maximum sign area of 64 square feet. The property is currently zoned 0- 3. 4. The area to the south and east of the site is currently being used as residential property. Provide the days and hours of dumpster service in the general notes section of the site plan. 5. Provide the location of any proposed fencing on the site plan. Variance/Waivers: None requested. Public Works Conditions: 2. 3. 4. 5. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. An additional 10 feet of right- of-way, measured from the centerline of the right-of-way, for a future right turn lane must be dedicated. With site development, provide the design of the street conforming to the Master Street Plan. An in -lieu contribution must be made for one half street improvements on Kanis Road for future dual left turn lanes with the planned development. Sidewalks with appropriate handicap ramps are required along the 30 foot common access easement in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Storm water detention ordinance applies to this property. Show the proposed Item # 6. location for storm water detention facilities on the plan. 7. Provide proposed elevations for the top and bottom of the proposed retaining wall. If wall height is greater than 15 feet a variance must be requested from the Land Alteration Regulations. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Existing private sewer main on the site must be relocated prior to construction. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Drive canopy must be constructed with a 13 1/2 foot clearance. Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 the Baptist Medical Center Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning for a PCD. Item # 6. Because this PCD request is for a hotel, which is considered an office use, the request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is covered by the John Barrow Neighborhood Action Plan. Their Business and Commercial Goal states: "enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a fifteen foot (16) wide land use buffer along the eastern property line. The property to the east is being used as single family residential. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved surface areas to be allocated as green space. These islands are to be evenly distributed throughout the site. 4. The property to the east is residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 30, 2009. Item # 6.