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HomeMy WebLinkAboutZ-4923-M Staff AnalysisFILE NO.: Z -4923-M NAME: Shackleford Crossing Lot 5B Revised Short -form PCD LOCATION: Located on the Northwest corner of Crossing Court and Shackleford Road DEVELOPER: Shackleford Crossing Investments LLC 209 Deauville Place Little Rock, AR 72223 ENGINEER- B&F Engineering 928 Airport Road Hot Springs, AR 71913 AREA: 1.70 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 lot PCD C-2 and 0-2 Uses Revised PCD Lot 5 PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF 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. FILE NO.: Z-492 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 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. I% F Int NO. -Z--492a--M - nr[. 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 5B (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. Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010, allowed a revision to the PCD to allow the construction of a four (4) story hotel containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision. The development was proposed containing 80 parking spaces. The hotel was proposed as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and indoor pool area but did not include a full service restaurant or bar. This hotel was not constructed. Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011, allowed a revision to the PCD by splitting Lot 413 into Lots 4B -R2 (+/- 0.81 acres) and 4D (+/- 1.0 acres). The approval allowed an express tunnel carwash to be developed on Lot 413-R2. The carwash has been constructed. On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647 allowing a modification to the previously. ppproved pylon signs. The height nor the width of the existing signs changed. 'The height of the signs was 35 -feet with a signage area of 340 square feet. The approval added additional panels to the lower portion of the sign which were open. The additional space added up to eight (8) panels on each pylon sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum additional sign area approved was 240 square feet On December 13, 2012, the Planning Commission provided a recommendation of approval for a revision to the PCD for Lot 513 to allow the construction of a 4 -story 82 -room hotel. The maximum building height indicated was 60 -feet. The cover letter stated within the hotel there would be meeting room space, a business center, a fitness center and a lobby bar. The hotel would offer an evening manager's reception. The applicant requested the item not be forwarded to the Board of Directors for final approval. A, PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the PCD zoning for Lot 513 to allow the construction of a hotel with a maximum height of 60 -feet. The hotel will include a continental breakfast area and a fitness center. There are no plans to include a hotel bar or restaurant. A manager's reception area is proposed to occasionally serve beer and wine. A total of 93 parking spaces will be provided, including four (4) handicap spaces per ADA requirement. 3 FILE NO.: Z -4923-M (Cont. The total lot area is 1.70 acres or 74,104 square feet. The proposed hotel building will cover 14 percent of the site. The proposed parking, driving and sidewalk areas cover an additional 46 percent of the site. The remaining 40 percent of the site is set aside for landscaping and buffer zones. In order to comply with the provisions set forth in the Bill of Assurance regarding the Camp Aldersgate property, the proposed light poles will be limited to a height of 30 -feet and directed downward into the site. The wall mounted building signage will be turned off at midnight. There will be no wall mounted building signage on the eastern fagade. All signage will be incorporated in a manner that will adhere to all the signage ordinances set forth by the approved PCD. A ground level mounted sign with landscaping will be provided at a location in line with the existing Boomerang Carwash signage with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. B. EXISTING CONDITIONS: The shopping center has developed with a mix of retail uses including a Wal-Mart store within the southern portion of the commercial development area. Comcast is located within the development and two (2) hotels have been constructed within the office portion of the development. Along Shackleford Road there are several restaurants and an express tunnel carwash located on out -parcels. Other uses in the area include Camp Aldersgate, a vacant property to the southeast approved as a PCD for a mixed use development containing residential, office and retail uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site and the John Barrow Neighborhood Association. were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Sidewalks with appropriate handicap ramps are required to be installed adjacent to Crossing Court 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. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 4 FILE NO.: Z -4923-M Cont.) 4. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Entergy: Final utility easement for line extension will be determined at the time of service request. 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. 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. 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 meter connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first. point 'of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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 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, FILE NO.: Z -4923-M (Cont.)_ licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. 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 District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for an amendment to the current PCD (Planned Commercial District) Zoning to allow for development of a hotel on this site. Master Street Plan: Shackleford.Road is a Minor Arterial and Crossing Court is a Local Street on the Master Street Plan. 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 that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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: Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees will be required in areas they are not already in place. Otherwise, areas set aside for . landscaping and buffer meet minimal City ordinance requirements. 3. An automatic irrigation system to water landscaped areas will be required. 0 FILE NO.: Z -4923-M 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) The applicant was present: Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed signage plan including locations of building signage. Staff questioned if there would be a managers reception area included with the proposed hotel. Public Works comments were addressed. Staff stated the sidewalk should be extended along the western perimeter of the site to the northern property line. Staff also stated prior to construction of any retaining walls approval from staff was required. Landscaping comments were addressed. Staff stated street tress were required along Shackleford Road. Staff also stated an automatic irrigation system would be required to water landscaped areas. Staff stated prior to the issuance of a building permit a certified landscape plan stamped with the seal of a registered landscape architect would be required. 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 March 27, 2013, Subdivision Committee meeting. The applicant has indicated there will be a manager's reception area that will on occasion have beer and wine available for the guest. The development is proposed as a five story 93 -room hotel. The maximum building height proposed is 60 -feet. The site plan indicates the placement of 93 parking spaces. The maximum building height allowed per the approved PCD ordinance was 45 -feet with a condition the height may be increased to 60 -feet upon approval by the Planning Commission. 7 FILE NO.: Z -4923-M 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. Lighting for this sign will comply with previous agreements for the development. 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 western facades of the building. Signage is not proposed on the eastern facade. The percentage of northern facade coverage is approximately 0.8%. The percentage of western facade coverage is 2.0%. The applicant has indicated the northern facing sign will be turned off at midnight every day to be a good neighbor to the adjacent property owners. 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 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 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 and non -guest users patronizing meeting rooms, restaurants and other facilities. The development is proposed with 93 rooms. The applicant has indicated there will not be an area for meeting room space. The request does include the allowance of a manager's reception area to occasionally serve beer and wine to guests. Based on the typical ordinance standards a total of 106 parking spaces would be required to serve the hotel. The site plan is indicated with 93 parking spaces. Although the parking is less than the ordinance typically requires for a hotel development, staff does not feel the lesser number of parking spaces will adversely impact the development and is supportive of the parking as proposed. Staff is supportive of the request. With the approval of the PCD, 0-2, Office and Institutional District uses as well as the Conditional Uses within the 0-2 Zoning District were approved for the "office" or this portion of the development. A hotel is an allowable Conditional Use within this classification. Staff feels the developer has done an adequate job in addressing the site plan issues and providing landscape strips and buffering in compliance with the originally LV FILE NO.: Z -4923-M Cont. approved PCD. To staff's knowledge there are no remaining outstanding technical issues associated .with the request. 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. (APRIL 18, 2013) The applicant was present. 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 7 ayes, 0 noes, 3 absent and 1 open position. D ITEM NO.: 5. Z -4923-M NAME: Shackleford Crossing Lot 5B Revised Short -form PCD LOCATION: located on the Northwest corner of Crossing Court and Shackleford Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. 2. Provide details of any proposed building signage. Provide the fagade proposed for building signage and the percentage of facade area to be covered with signage. 3. The ordinance allows 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. 4. 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. 5. Any property's eastern facing signs that are visible from Camp Aldersgate's property, except ground 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. 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. 6. 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. 7. Any dumpster or trash receptacle located in a highly visible area must also provide landscaping or earthen berms to soften the screening walls. 8. The servicing of dumpsters is limited to daylight hours per the approved PCD. 9. A minimum of 10 -percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. 10. Will there be a manager's receptions area for beer and wine. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Crossing Court 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. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 4. Prior to construction of retaining walls, an engineer's certification of design and plans Item # 5. must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Utilities and Fire Department/County Planning: Wastewater, Sewer available to this project. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Enter- : Final utility easement for line extension will be determined at the time of service request. Contact Entergy for additional information. Center -Point Ener4Y: AT&T: Central Arkansas Water: Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received Plan iing Division: This request is located in the 1-430 District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for an amendment to the current PCD (Planned Commercial District) Zoning to allow for development of a hotel on this site. Master Street Plan: Shackleford Road is a Minor Arterial and Crossing Court is a Local Street on the Master Street Plan. 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 that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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: Item # 5. 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees will be required in areas they are already in place. Otherwise, areas set aside for landscaping and buffer meet minimal City ordinance requirements. 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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, April 3, 2013. Item # 5.