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HomeMy WebLinkAboutZ-4923-H Staff AnalysisFebruary 25, 2010 ITEM NO.: 4 FILE NO.: Z -4923-H NAME: Lot 5B Shackleford Crossings Revised PCD — Fairfield Inn LOCATION: Located on the Northwest Corner of Crossing Court and Shackleford Road DEVELOPER: Kane Hotel Group Alpash Patel 308 North Peters Road, Suite 110 Knoxville, TN 37922 CAIL`IAICCD• White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 A Or'WITr- (-T- Best and Associates Architects 1726 W Lamar Alex Parkway Mayville, TN 37801 AREA: 1.7 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD Mixed Use Shopping Center Revised PCD FT. NEW STREET: 0 LF Mixed Use Shopping Center - Hotel - Lot 5B VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate 430. The conceptual plan included the north 62 acres being developed with C-2, February 25, 2010 SUBDIVISION NO.: 4 (Co FILE NO.: Z -4923-H Shopping Center District permitted uses, the south 20 acres being 0-2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where 0-2, Office and Institutional District and C-2, Shopping Center District permitted uses would be allowed. The plan also showed four out parcels along the Shackleford Road frontage, with three main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the commercial portion of the project and one of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. All the conditions that were a part of the previously approved Conceptual PCD were incorporated into the submittal with one revision. The one change requested from the prior conditions was to increase the allowable restaurant square footage and place a minimum parking ratio requirement for restaurants on the site as imposed by the developer: Commercial/Retail buildings constructed on the property shall not exceed a total of 750,000 square feet of gross floor area, with a maximum of 40,000 square feet of restaurant uses on out parcels and 35,000 square feet of restaurant uses on the balance of project with a total maximum restaurant use for the entire property not to exceed 65,000 square feet. Additionally, all restaurants shall have a parking ratio of not less than 12 spaces per 1,000 square feet calculated independently of retail parking ratios. Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20, 2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. On May 8, 2008, the Little Rock Planning Commission recommended approval of a request to allow a revision to the previously approved PGD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Big Box retail store. The approval allowed for development of a four story 92 room hotel with paved drives and parking. The hotel was not proposed with any amenities such as conference rooms, a restaurant or a bar. The Board of Directors approved the request on June 3, 2008, by the adoption of Ordinance No. 19,980. On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the conditions and to add a hotel footprint to the approved site plan. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses and to increase the amount of restaurant square footage approved for the development. The revision allowed 55,000 square feet of restaurant 2 February 25, 2010 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z -4923 - space on the out parcels and a maximum of 80,000 square feet within the overall development. The hotel was proposed on Lot 11 near the southwest corner of the site. The hotel was indicated with a maximum of four stories and 87 rooms. The hotel would not have a restaurant or bar associated with it but a 1,200 square foot meeting room was proposed. On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker Barrel to allow the placement of temporary storage modules within the rear parking area of the restaurant to serve as temporary inventory storage for seasonal sales. The denial was not appealed to the Board of Directors for reconsideration. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. Fairfield Inn Hotel Group is requesting to amend the previously approved PCD for an out -parcel within the Shackleford Crossing Shopping Center. The developers desire to construct a four (4) story hotel on a 1.7 -acre site. The hotel is proposed containing 84 rooms and suites. Other amenities include an indoor pool and fitness room. The exterior of the building is proposed as EIFS with a mix of shingles and metal roofing. The property is covered under a Bill of Assurance and a Declaration of Restrictive Covenants between the "Developer" and Camp Aldersgate. Within the Analysis Section staff has identified items listed in the Declaration of Covenants and the compliance with these Covenants with the current application request. B. EXISTING CONDITIONS: The shopping center has developed and site work has been completed for the Wal-Mart Super Center but construction has yet to begin. Along the southern portion of the site two new hotels are under construction. Comcast is located south of the site and recently underwent an expansion. Out parcels which have developed have been with restaurant users. The street work adjacent to the site has been completed and all access drives within the shopping center are completed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 240 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. 3 February 25, 2010 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -4923-H D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be installed along the south and west property lines of the site in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer is available to this project. A Capacity Analysis will be required. Contact Little Rock Wastewater Utility for additional information. En' terg : A 10 -foot under ground utility easement is required around the sites perimeters. Contact Entergy for additional information. Center -Point Ener : 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 0 February 25, 2010 SUBDIVISION ITEM NO.: 4 (Cont-A__FILE NO.: Z -4923-H Fire Department: On site fire hydrants are required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Planned Commercial Development to allow the placement of a four-story hotel on an out parcel of the Shackleford Crossing Shopping Center. The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford 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 Shackleford Road since it is a Minor Arterial. These streets may require dedication of right-cf-way and may require street improvements for entrances and exits to the site. Crossings Court is a Private Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: The John Barrow Neighborhood Action Plan covers this area. 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. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a fifteen (15) foot average street buffer, and in no cases less than half, along the western perimeter of the site. February 25, 2010 SUBDIVISION M NO.: 4 (Cont.) FILE NO.: Z -4923-H 3. The landscape ordinance requires all interior islands be a minimum of one hundred and fifty (150) square feet in area and to be a minimum of seven and one-half (7'/2) feet in width. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010) Mr. Joe White of White Daters and Associates was present. Staff stated the request was a revision to the PCD for Shackleford Crossings Shopping Center to allow a hotel to locate on one of the proposed cut -parcels. Staff stated there were a number of commitments made by the developer in the original PCD approval to satisfy concerns of the City and Camp Aldersgate. Staff stated measures should be enacted to ensure eastern facing signs did not create any light pollution for Camp Aldersgate. Staff stated the maximum pole height for parking lot lighting was 30 -feet. Staff stated the dumpster was to be screened and also landscaped or earthen berms provided to soften the screening walls. Public Works comments were addressed. Staff stated sidewalks were required along the southern and western perimeters of the site. Staff stated stormwater detention would apply to the development of the site. Staff stated any broken curb, gutter or sidewalk located in the right of way would require repairing prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated the zoning buffer ordinance required a 15 -foot street buffer along the western perimeter. Staff stated landscape islands were required to be a minimum of 150 square feet in area to receive credit for meeting the landscape ordinance requirement. Staff stated a landscape plan stamped with the seal of a registered landscape architect would be required with the submission of a building permit application request. 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 site plan to staff addressing most of the issues raised at the February 4, 2010, Subdivision Committee meeting. The revised 0 February 25, 2010 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z -4923-H plan indicates a landscape strip of 15 -feet along the western drive. The interior landscape islands have been revised to include a minimum of 150 square feet of area. The building is proposed with as a four (4) story hotel with a maximum building height of 60 -feet. The maximum building height allowed per the approved PCD ordinance was 45 -feet with a condition the height could be increased to 60 -feet upon approval by the Planning Commission. The approved PCD ordinance allows for a maximum sign height and area for the "office portion" of the development of six (6) feet in height and sixty-four (64) square feet in area. The applicant has indicated a note on the site plan noting the sign with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. Based on the total square footage of the building the approved PCD allows for building signage on two (2) facades of the building. The applicant has indicated wall signage will be placed on the northern and southern facades of the building on the fourth level. Signage is not proposed on the eastern facade. Staff has concerns with the northern facing sign. The original approval limited the hours of lighting signage. The ordinance states except ground signs, signs are to remain unlighted except for 1/2 hour before and after the sign advertiser's hours of being open to the general public. The hotel is proposed to operate on a 24-hour seven day a week basis. It is likely the lighting of the sign will be visible from Camp Aldersgate's property. The applicant is working with Camp Aldersgate to determine if any measures may be taken to mitigate any adverse impacts of the sign lighting. The original approval limited the pole height of parking lot lighting to 30 -feet. The site plan does include a note indicating the maximum pole height of parking lot lighting is to be 30 -feet. A note also indicates all site lighting will be low level and directional, directed downward and into the site. The ordinance approving the PCD states in addition to the typical dumpster screening any dumpster or trash receptacle located in a highly visible area must also provide landscaping or earthen berms to soften the screening walls. The applicant has not indicated a note on the site plan stating the required landscaping will be provided. Per the approved PCD the servicing of dumpsters is limited to daylight hours. The revised site plan indicates a total building coverage of 12,910 square feet or 17.4 percent. The area indicated for landscaping contains 29,631 square feet or 39.7 percent and the total paved area contains 32,000 square feet or 42.9 percent. 7 February 25, 2010 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z -4923-H The ordinance for a hotel development requires the placement of one parking space per guest room and an additional ten (10) percent of the total parking spaces required for developments larger than twenty rooms for employees non - guest users patronizing meeting rooms, restaurants and other facilities. The development is proposed with 84 rooms. There is not a restaurant or meeting facility planned for this hotel facility. Based on the typical ordinance standards a total of 92 parking spaces would be required to serve the hotel. The site plan is indicated with 88 parking spaces. Although staff is generally supportive of the development as proposed staff has concerns with the signage located on the northern facade and the potential impact on Camp Aldersgate. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on February 24, 2010, requesting the item be withdrawn from consideration. Staff stated the withdrawal would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for a waiver of the Commission's By-laws with regard to the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. M ITEM NO.: 4. Z -4923-H NAME: Lot 5B Shackleford Crossings Revised PCD — Fairfield Inn LOCATION: located on the Southeast Corner of Shackleford Road Planning Staff Comments: 1. Provide notification of 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 February 10, 2010. The Office of Planning and Development must receive the proof of notice no later than February 19, 2010. 2. The ordinance would typically require the placement of 92 parking spaces to serve the hotel use. The site plan is indicated with 88 parking spaces. 3. The maximum building height allowed per the ordinance was 45 -feet unless the Planning Commission approved an increased building height. The total height proposed is 60 -feet. 4. The ordinance allow for a maximum sign height and area for the "office portion" of the development as six (6) feet in height and sixty-four (64) square feet in area. 5. Provide details of any proposed building signage. Based on the total square footage of the building the approval allowed for building signage on two facades of the building. 6. Any property's eastern facing signs that are visible from Camp Aldersgate's property, except ground signs are to remain unlighted except for Y2 hour before and after the sign advertiser's hours of being open to the general public. Realizing this is a hotel and 24-hour service will be provided — provide details as to how the lighting of any eastern facing sign will be mitigated. 7. The maximum pole height of parking lot lighting is 30 -feet. All site lighting is to be low level and directional, directed downward and into the site. 8. Any dumpster or trash receptacle located in a highly visible area must also provide landscaping or earthen berms to soften the screening walls. 9. The servicing of dumpsters is limited to daylight hours per the approved PCD. 10. Provide the percentage of building coverage and the percentage of landscaped area in the general notes section of the site plan. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required to be installed along the south and west property lines of the site in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from Item # 4. the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. A Capacity Analysis will be required. Contact Little Rock Wastewater Utility for additional information. Enter : A 10 -foot under ground utility easement is required around the sites perimeters. Contact Entergy for additional information. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: On site fire hydrants are required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Planned Commercial Development to allow the placement of a four-story hotel on an out parcel of the Shackleford Crossing Shopping Center. The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford 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 Shackleford Road since it is a Item # 4 Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Crossings Court is a Private Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes in the 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. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The Zoning buffer ordinance requires a fifteen (15) foot average street buffer, and in no case less than half, along the western perimeter of the site. 3. The landscape ordinance requires all interior islands be a minimum of one -hundred and fifty (150) square feet in area and to be a minimum of seven and one-half (7'/2) feet in width. Currently, three (3) of these proposed islands are not meeting this requirement. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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, February 10, 2010. Item # 4.