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HomeMy WebLinkAboutZ-4923-I Staff AnalysisMay 20, 2010 ITEM NO.: 3 _ FILE NO.: Z-4923-1 NAME: Lot 7B Shackleford Crossing Revised PCD LOCATION: Located South of Crossing Court approximately 800 feet West of Shackleford Road DEVELOPER: Frank Patel 480 Highway 425 North Monticello, AR 71655 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.8 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 7B VARIANCESIWAIVERS 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, 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 (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. May 20, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.- Z-4923-1 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 (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen (16) 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 approved Conceptual PCD were incorporated into the submittal with one (1) revision. The one (1) 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. 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 PCD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Wal-Mart retail store. The approval allowed for development of a four (4) 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 approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. 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. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses for the office portion of the development and to increase the amount of restaurant square footage approved for the development. The revision allowed 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The approval also allowed a hotel on Lot 11 which is located near the southwest corner of the site. The hotel was indicated with a maximum of four (4) 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. The approval allowed building signage on three facades 2 May 20, 2010 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z-4923-1 of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. 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. On February 25, 2010, the Little Rock Planning Commission was to hear a request to allow the development of Lot 7B (an out -parcel located on South Shackleford Road) with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to the Commission hearing the request. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The developer is now proposing the construction of a four (4) story hotel containing 72 guest rooms on this 1.8 acre lot within Shackleford Crossing Subdivision. The development is proposed containing 80 parking spaces. The hotel is proposed as a LaQuinta Inn and Suites. The hotel is proposed with a meeting facility and indoor pool area. The hotel will not contain a full service restaurant or bar. 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. To the west of this site are two (2) new four (4) story hotels. Comcast Cable administrative offices and contractors yard is located east of the site. Out parcels along Shackleford Road 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 received one informational phone call from an area resident. 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. 3 May 20, 2010 SUBDIVISION ITEM NO.: 3(Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stormwater detention ordinance applies to this property. FILE NO.: Z-4023-1 2. 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 DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity contribution analysis is required. Contact Little Rock Wastewater for additional information. Enterg A ten (10) foot underground utility easement is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 M May 20, 2010 ..i iRnwi.gir)m ITEM NO.: 3 Cont. FILE NO.: Z-4923-1 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: Fire sprinkler system will be required. Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATH: No comment received. 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 revision to a previously approved Planned Commercial Development to add another hotel use. The overall Planned Zoning District does include office as recommended by the Future Land Use Plan. This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Master Street Plan: South Shackleford Road is shown as a Minor Arterial. Crossings Court is shown as a Local Street, 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. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There are no bike routes shown in the immediate vicinity. May 20, 2010 SUBDIVISION ITEM NO.: 3 (Cont. H. ANALYSIS. FILE NO.: Z-4923-1 The applicant submitted a revised site plan to staff addressing a number of the issues raised at the April 29, 2010, Subdivision Committee meeting. The development is proposed with an indoor pool with hot spa, exercise room, guest laundry and a breakfast room. The hotel will have a meeting room and business center (wi-fi and hardwired internet connections). The hotel will not have a bar or full service restaurant. A fence with a maximum height of six (6) feet will be located on top of the existing retaining wall located along the southern portion of the site. The building is proposed with as a four (4) story hotel with a maximum building height proposed as 50 feet and the tower element is proposed with a maximum height of 60 -feet. The maximum building height allowed per the approved PCD ordinance and within the Bill of Assurance is 45 -feet with a condition the height may 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. 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 dumpster is not located in a highly visible area. The dumpster will be screened per the typical ordinance standards. Per the approved PCD the servicing of dumpsters is limited to daylight hours. The revised site plan indicates a total building coverage of 11,606 square feet or 14.5 percent. The area indicated for landscaping contains 36,057 square feet or 45.0 percent and the total paved area contains 32,400 square feet or 40.5 percent. The revised site plan no longer indicates parking within the front landscape area. The applicant has indicated building landscaping and interior landscaping will 7 May 20, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-1 comply with the typical landscape ordinance requirements. 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 72 rooms. There is not a restaurant or bar. A meeting room is planned for the hotel. Based on the typical ordinance standards a total of 79 parking spaces would be required to serve the hotel. The site plan is indicated with 80 parking spaces. Staff is supportive of the request. Staff feels the developer has done an adequate job of addressing comments and concerns raised. The revised site plan has recognized the previously identified landscape buffer along Crossing Court. The revised plan indicates parking areas adequate to meet the typical requirements for a hotel development. The building height exceeds the height allowed per the ordinance approving the overall development plan but is within the height limit allowed to be approved by the Planning Commission. The building signage request is consistent with building signage allowed within the development and for the two (2) adjacent hotel developments. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the construction of the hotel on this lot as proposed is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 20, 2010) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. May 20, 2010 SUBDIVISION ITEM NO.: 3 (Cont) FILE NO.: Z -4923-I Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site was previously reviewed as part of the overall site plan for the Shackleford Crossing Development. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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: (April 29, 2010) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items in need of addressing prior to the Commission acting on the request. Staff stated the hotel development was not providing adequate parking to meet the typical parking demand based on the zoning ordinance. Staff requested the applicant revise the site plan to reduce the number of rooms to allow for adequate parking for the development. Staff also questioned the bell tower and signage proposed for the tower element. Staff questioned if any signage would be electronic signage. Public Works comments were addressed. Staff stated the stormwater detention ordinance would apply to the development of the property. Staff stated if one or more acres was disturbed a permit from the Arkansas Department of Environmental Quality would be required. Landscaping comments were addressed. Staff stated a portion of the parking was located within an indicated 18 -foot landscape buffer area. Staff questioned if the buffer area had been platted. Staff stated an automatic irrigation system would be required at the time of development. Staff also stated a stamped landscape plan would be required prior to the issuance of a building permit. 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. 9 FILE NO.: Z-4923-1 NAME: Lot 7B Shackleford Crossing Revised PCD LOCATION: Located South of Crossing Court approximately 800 feet West of Shackleford Road DEVELOPER: Frank Patel 480 Highway 425 North Monticello, AR 71655 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.8 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 PCD Mixed Use Shopping Center PROPOSED ZONING: Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Mixed Use Shopping Center - Hotel - Lot 7B VARIANCES/WAIVERS 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, 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 (4) out parcels along the FILE NO.: Z -4923-I Cont. Shackleford Road frontage, with three (3) 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 1, the commercial portion of the project and one (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen (16) 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 approved Conceptual PCD were incorporated into the submittal with one (1) revision. The one (1) 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. 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 PCD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Wal-Mart retail store. The approval allowed for development of a four (4) 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 approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty -Six (36) feet and a maximum sign area of one hundred sixty (160) square feet. 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. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses for the office portion of the development and to increase the amount of restaurant square footage approved for the development. The revision allowed 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The approval also allowed a hotel on Lot 11 which is located near the southwest corner of the site. The hotel was indicated with a maximum of four (4) 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. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. E FILE NO.: Z-4923-1 (Cont.) 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. On February 25, 2010, the Little Rock Planning Commission was to hear a request to allow the development of Lot 7B (an out -parcel located on South Shackleford Road) with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to the Commission hearing the request. 0 N. IX PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The developer is now proposing the construction of a four (4) story hotel containing 72 guest rooms on this 1.8 acre lot within Shackleford Crossing Subdivision. The development is proposed containing 80 parking spaces. The hotel is proposed as a LaQuinta Inn and Suites. The hotel is proposed with a meeting facility and indoor pool area. The hotel will not contain a full service restaurant or bar. 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. 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. To the west of this site are two (2) new four (4) story hotels. Comcast Cable administrative offices and contractors yard is located east of the site. Out parcels along Shackleford Road 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. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone resident. All property owners located within 200 feet of the site, could be identified located within 300 feet of the site and Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stormwater detention ordinance applies to this property. 3 call from an area all residents who the John Barrow FILE NO.: Z-4923-1 (Cont_ 2. 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 DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity contribution analysis is required. Contact Little Rock Wastewater for additional information. Enterg A ten (10) foot underground utility easement is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: Fire sprinkler system will be required. Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 0 FILE NO.: Z-4923-1 (Cont. CATA: No comment received. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannin 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 revision to a previously approved Planned Commercial Development to add another hotel use. The overall Planned Zoning District does include office as recommended by the Future Land Use Plan. This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Master Street Plan: South Shackleford Road is shown as a Minor Arterial. Crossings Court is shown as a Local Street. 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. 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. These streets 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 shown in the immediate vicinity Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site was previously reviewed as part of the overall site plan for the Shackleford Crossing Development. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5 ILE NO.. Z-4923-1 G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items in need of addressing prior to the Commission acting on the request. Staff stated the hotel development was not providing adequate parking to meet the typical parking demand based on the zoning ordinance. Staff requested the applicant revise the site plan to reduce the number of rooms to allow for adequate parking for the development. Staff also questioned the bell tower and signage proposed for the tower element. Staff questioned if any signage would be electronic signage. Public Works comments were addressed. Staff stated the stormwater detention ordinance would apply to the development of the property. Staff stated if one or more acres was disturbed a permit from the Arkansas Department of Environmental Quality would be required. Landscaping comments were addressed. Staff stated a portion of the parking was located within an indicated 18 -foot landscape buffer area. Staff questioned if the buffer area had been platted. Staff stated an automatic irrigation system would be required at the time of development. Staff also stated a stamped landscape plan would be required prior to the issuance of a building permit. 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 a number of the issues raised at the April 29, 2010, Subdivision Committee meeting. The development is proposed with an indoor pool with hot spa, exercise room, guest laundry and a breakfast room. The hotel will have a meeting room and business center (wi-fi and hardwired internet connections). The hotel will not have a bar or full service restaurant. A fence with a maximum height of six (6) feet will be located on top of the existing retaining wall located along the southern portion of the site. The building is proposed with as a four (4) story hotel with a maximum building height proposed as 50 feet and the tower element is proposed with a maximum height of 60 -feet. The maximum building height allowed per the approved PCD ordinance and within the Bill of Assurance is 45 -feet with a condition the height may be increased to 60 -feet upon approval by the Planning Commission. 101 FILE NO.: Z-4923-1 (Cont. 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. 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 dumpster is not located in a highly visible area. The dumpster will be screened per the typical ordinance standards. Per the approved PCD the servicing of dumpsters is limited to daylight hours. The revised site plan indicates a total building coverage of 11,606 square feet or 14.5 percent. The area indicated for landscaping contains 36,057 square feet or 45.0 percent and the total paved area contains 32,400 square feet or 40.5 percent. The revised site plan no longer indicates parking within the front landscape area. The applicant has indicated building landscaping and interior landscaping will comply with the typical landscape ordinance requirements. 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 72 rooms. There is not a restaurant or bar. A meeting room is planned for the hotel. Based on the typical ordinance standards a total of 79 parking spaces would be required to serve the hotel. The site plan is indicated with 80 parking spaces. Staff is supportive of the request. Staff feels the developer has done an adequate job of addressing comments and concerns raised. The revised site plan has recognized the previously identified landscape buffer along Crossing Court. The revised plan indicates parking areas adequate to meet the typical requirements for a hotel development. The building height exceeds the height allowed per the ordinance approving the overall development plan but is within the height limit allowed to be approved by the Planning Commission. The building signage request is consistent with building signage allowed within the development and for the two (2) adjacent hotel developments. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the construction of the hotel on this lot as proposed is appropriate. 7 FILE NO.: Z -4923-I Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 20, 2010) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. 0 Z-4923-1 NAME: Lot 7B Shackleford Crossing Revised PCD LOCATION: located South of Crossing Court approximately 800 feet West 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 May 5, 2010. The Office of Planning and Development must receive the proof of notice no later than May 14, 2010. 2. Provide a copy of the Bill of Assurance for the subdivision in which this property is located. The Bill of Assurance can be obtained from the Pulaski County Circuit Clerk's Office. 3. The building height proposed exceeds the height approved by the original PCD. The maximum building height allowed was 45 -feet. Additional height could be approved by the Planning Commission through the review process. 4. The site plan as presented does not allow for adequate parking to meet the typical ordinance requirements for a hotel development. The development would be required to provide 92 parking spaces. The site plan indicates the placement of 82 parking spaces. The development should consider reducing the number of rooms to allow for adequate parking to serve the hotel use. 5. Provide details of the proposed signage including the location of ground signage, total height and total area. 6. Provide details of the proposed building signage. The site plan indicates the sign tower is 81 feet. The building height is indicated at 60 feet. Provide a drawing of the proposed sign tower including sign locations on the face of the tower. Signage is only allowed on the front of the building facing Crossing Court. 7. Will there be electronic signage? 8. Provide a note on the site plan indicating dumpster screening. 9. Provide building elevations and/or proposed construction materials for the proposed development. 10. Provide details of any proposed fencing. Will a fence be located on top of the retaining wall? 11. Are there any amenities included in the hotel such as meeting space, conference space, restaurant or bar? 12. Will the hotel contain a pool area? 13. Provide the lot dimensions on the site plan. 14.A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Item # 3. Public Works Conditions: 1. Stormwater detention ordinance applies to this property. 2. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity contribution analysis is required. Contact Little Rock Wastewater 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: Fire sprinkler system will be required. Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: No comment received. Parks and Recreation: No comment received. Item # 3. 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 revision to a previously approved Planned Commercial Development to add another hotel use. The overall Planned Zoning District does include office as recommended by the Future Land Use Plan. This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Master Street Plan: South Shackleford Road is shown as a Minor Arterial. Crossings Court is shown as a Local Street. 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. 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. These streets 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site was previously reviewed as part of the overall site plan for the Shackleford Crossing Development. 3. Parking is being proposed within the eighteen -foot (18') landscape setback; remove. 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, May 5, 2010. Item # 3