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HomeMy WebLinkAboutZ-5887 Staff AnalysisOctober 18, 1994 ITEM FILE N Z- 887 DAME: EMBASSY SUITES -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT DISTRICT LOCATION: On the south side of Financial Center Parkway, approximately 0.4 mile west of Shackleford Rd. REVEL PER ENGINEER• JOHN Q. HAMMONS JOE WHITE JOHN Q. HAMMONS HOTELS WHITE-DATERS & ASSOCIATES, INC. 300 Hammons Parkway, Suite 900 401 S. victory St. Springfield, MO 65806 Little Rock, AR 72201 (417) 864-4300 374-1666 AREA: 4.13 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 584 ZONING: R-2 PROPOSED USES: Hotel and Convention Center PLANNING DI TRTQT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: None, STATEMENT QF PR P AL: The applicant proposes the development of an Embassy Suites hotel and convention center facility.- The hotel portion -of the development is proposed to be 9 stories, containing approximately 250 suites and an atrium with approximately 10,000 square feet of meeting space.` The convention facility is to be on a single level and is to contain approximately 12,000 square feet of meeting space. Below the hotel and convention center is a 2- level parking garage. Because of the topography of the site, both levels of -the garage and the hotel and convention center will have street -level access. In the two levels of the garage, there is to be space for parking approximately 300 vehicles. Surface parking will add another 128 spaces. The site is a 4.13 acre (179,902 square foot) tract; the building area is 56,862 square feet (31.5% of the site); the paved area is 74,688 square feet (41.5% of the site); and, the landscaped area is 48,352 square feet (27% of the site). An existing street right-of-way which lies along the west property line is proposed to be developed, and access to the facility will be taken from this street. No access from Financial Center Parkway is proposed. A single monument sign is indicated along the Financial Center Parkway frontage of the site. October 18, 1994 ,gUBDIVISIO ITEM NO.: 8 (Cyntinutesi) FILE NO.: Z-5$57 A. PRQPQSALZRRF3T: Planning Commission review and Board of Directors approval is requested for a PCD for the development of a 4.13 tract for an Embassy Suites hotel and convention center. The hotel is proposed to have approximately 250 two -unit suites, to be 9 stories in height, and to have an atrium which will provide approximately 10,000 square feet of meeting space. The convention center is proposed to be a single level at the rear of the hotel, and is to have approximately 12,000 square feet of meeting space. Below the hotel and convention center is to be a 2-level parking garage for 300 vehicles. Because of the topography of the site, slopping downward to the south, the hotel, the convention center, and both levels of the parking garage will have street level access. An unimproved and substandard street right-of-way along the west boundary of the site is to be developed and used for access to the property. This will involve dedication of additional right-of-way and construction of the street. A single monument -type sign is to be located along the Financial Center Parkway frontage. No variances are requested. B. EXISTING O ITI The site currently contains a single residence along the Financial Center Parkway frontage and another residence at the rear of the property. The site is partially wooded. The topography drops from a high point at the northeast corner of the site, at Financial Center Parkway, of approximately 480 feet Mean Sea Level to an elevation of approximately 445 at the southwest corner of the site, a difference of 35-feet. There is a 30 foot wide dedicated - street right-of-way along the west boundary of the site..._ The site is currently zoned R-2. To the south and southeast is the remainder of the R-2 area. To the east is an 0-3 zoned tract; -to the west is a C-3 zoned tract and is the location of the -Pinnacle Point Hospital. Across Financial Center Parkway, to the north, is an 0-3 zoned tract; to the northwest is the recently rezoned PCD for Chenal village; to the northeast is the recently rezoned PCD for the Hampton Inn hotel and a C-3 zoned lot. C. ENGINEERING/UTILITY COMMENTS: Public Works comments that, prior to the issuance of a building permit, a complete grading and drainage plan and a stormwater detention plan must be submitted. The proposed street along the west property line must be constructed to collector/commercial street standards. The street name for this boundary street, shown as "Rector", must be approved by Public Works. �a October 18, 1994 BDIVT T ITEM n in FILE Z- 7 Little Rock Water Works comments that a pro-rata front footage fee of $12 per foot applies, and that this charge is in addition to the normal connection charges. A water main extension will be required to tie into an existing 8" main approximately--1-0-0 feet east of this- property, on the south side of Financial Center Parkway. On -site fire protection will be required. Little Rock Wastewater Utility comments that a capacity analysis will be required. If capacity is available, a capacity contribution fee and Farm Bureau fee will be assessed. If capacity is available, a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require easements along the east, west, north, and south property lines. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require easements. The Little Rock Fire Department commented that the number of fire hydrants must be increased; the number shown is inadequate. The entrance driveway radius must be opened up for better access by fire equipment. The Fire Department would prefer to have more than the one entrance to the property off the west roadway. I . Landscape review comments that a 6 foot high opaque wood fence, with its structural supports facing inward, or dense evergreen scrubbery, will be required along the entire south property line and -along the east property line where it, -- abuts residential property. A 29 foot wide street buffer is required along Financial Center Parkway. A 29 foot wide land use buffer is required along the south property line. The ground sign must be a monument -type sign, with a maximum height of 8 feet and a maximum area of 100 square feet. D. I E LB AI, TE HNICAL DE I Section 31-201(h) of the Subdivision Regulations states that: "Whenever a proposed subdivision abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way. Dedication of additional ---right-of-way and cons*tiviction of at 'least' one-half street improvements will be required along the west boundary of the site. Because of the volume of traffic using this street for the only access to the facility, full width street improvements need to be provided. October 18, 1994 y +N ITEM NO, 8 (Continued) — FILE bM, : Z-5887 Lighting of the building and the site is not dealt with in the project narrative. This aspect of the development needs to be a subject of discussion at the Planning Commission. The project narrative does not indicate whether the facility will also include a restaurant. This must be classified. The Subdivision Regulations require the following information, omitted from the submission, to be furnished with a PCD application: a preliminary plat with all required information relative to filing of a preliminary plat, including showing the zoning classifications within the plated area and of abutting areas, execution of preliminary certification of engineering accuracy, and a preliminary Bill of Assurance. The Planning staff reports that the proposed PCD is in the I-430 District, and the adopted Land Use Plan calls for this area to be developed as office uses. The hotel/convention center use, then, is in conflict with the exiting Plan, and the Planning staff does not encourage further disregard of the Plan. Alternatively, staff needs to re -study the area in view of amending the Land Use Plan for the area. Chenal Parkway, which was originally foreseen to eventually be developed as a 6-lane parkway, is currently developed as 4 lanes. With the rezonings to commercial -uses along the Financial -Center Parkway-Chenal-Parkway-corridor which have occurred over the past year and a half, staff has concerns about the capacity of the existing parkway -to handle the - traffic to be generated. The rezoning within the past year and a half for the Wal-Mart and Sams site, the Home - Quarters PCD, the Best Buy PCD, the Chenal Village PCD,-- Chenal Center, the Hampton Inn PCD, Sonic Drive-in, etc. are all heavy traffic generators. The Embassy Suites hotel and convention center would add significantly to the traffic congestion, and the parkway may not be able to safely handle the capacity. A traffic study needs to be performed prior to -adding another traffic generator of the magnitude of the Embassy Suites facility. E. ANALYSIS• The proposed development is an extremely large-scale development for a 4-acre t site. The street landscape and land .use -buffers- are below -minimum; --the -use- is -not in conformance with the adopted Land Use Plan; and, the contribution of the facility to a developing traffic problem are concerns. Wastewater Utility is not at all certain that there is capacity for such a facility, and will require a capacity analysis be performed. 4 October 18, 1994 SUBDIVISION ITEM NO.: 8 (Continued) FILE NO.: Z- 887 F. TAFF RECOMMENDATIONS: Staff recommends that the hearing of this issue be deferred until the November 29, 1994 Commission meeting to allow staff to consider the Land Use Plan issue and traffic issues, and for the sewer capacity analysis to be accomplished. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 29, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the engineering firm for the project, was present. Staff outlined the proposed development, and the Subdivision Committee members reviewed with Mr. White the concerns contained in the discussion outline. There were concerns, for instance, about the deficiency of the landscaping and the single driveway off the west boundary street. The need for a topographic cross- section was brought up. The deficiencies in the submittals were noted. The various comments from the utilities and from Public Works were discussed. Mr. White assured the Committee members that he would address the questions and deficiencies noted, and the Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: :(OCTOBER 18, 1994) Staff pointed out that the staff recommendation, as written in the agenda, is for a deferral of the request in order for the City to complete a traffic study which is due to be'completed by the end of'the year; for the City Planning staff to prepare an updated land use study of the area; and, for the applicant to address the issue on the availability of sewer. Staff reported, however, that the applicant has told staff that a deferral would delay the approval process too long, and that they want to proceed with the hearing. Mr. Joe White, with White-Daters & Associates, Inc., outlined the scope of the proposed development, and responded to the staff concerns: he reported that Wastewater Utility had indicated that they would not withhold sewer service to the hotel, although there may be a capacity charge imposed; and, that it is his understanding that the Board of Directors had not been waiting on the completion of the traffic study to make decisions on re - zonings along the Financial Center Parkway-Chenal Parkway corridor. Mr. White reported that he had one amendment to the plan to propose: that the land use buffer along the south and 5 October 18, 1994 SUBDIVISIO,N ITEM NO.: 8 Continued FILE NO.: Z-5887 the south portion of the east property line be reduced to the standard landscape buffer width which would be imposed along property lines of similarly zoned property, instead of the buffer that is being imposed because the surrounding property is still zoned residential. He said that he had a letter from the abutting property owner of the affected property, and that the owner agreed with the proposal. Mr. John Hammons, the owner -developer, indicated that he had been seeking a site to develop a hotel in Little Rock for some time, and liked this site. He outlined the use which was proposed, the hotel and convention center, saying that the hotel will contain 250 suites, and the banquet area will seat 750 persons. He described the scope of his business operations in hotel developments around the country, saying that he has the financing to built the hotels which he is proposing. He said that the hotel would be "first class", and that he has been successful in developing these types of facilities in the smaller markets. Mr. Steve Menton, identifying himself as an architect for the John Q. Hammons Co., outlined some of the characteristics of the site and the means taken to address the site conditions. He said that the site has a great deal of slope to it, but that, with the parking deck beneath the hotel -convention center, not only were the parking needs addressed, but the building works with the site instead of against it. Mr. Doyle Daniel, of the Birchwood neighborhood, said that he was not sure that he was totally in opposition to the proposed development, but that he would suggest that the item be deferred, as recommended by staff. He said that access to Financial Center Parkway from the proposed hotel -convention center would be almost impossible, and he suggested that the developer extend the west boundary street westward to Autumn Rd. in order to take advantage of the future traffic signal at the Autumn Rd. -Financial Center Parkway-Chenal Parkway intersection. Ms. Ruth Bell, of the League of Women Voters of Pulaski Co., spoke in opposition to the proposed development. She said that the development was one more commercial addition to the "hugely" overburdened commercial corridor along Financial Center Parkway- Chenal Parkway. The roadways do not have the carrying capacity for the commercial development which is emerging, she said, and it has been inappropriate, she added, to have rezoned so much of the property for commercial uses. She also said that she was opposed to reducing the land use buffer, as Mr. White had requested. Mr. Ron Newman, of the Planning staff, indicated that a land use study needs to be made of the entire Financial Center Parkway- Chenal Parkway corridor, from Shackleford Rd. to Ranis; that the 6 October 18■ 1994 SUBDIVISIQ ITEM NO.: 8 (Continued) FILE NO.: Z-5887 Land use Plan amendments which have been made over the past several years have been "piece -meal", and a comprehensive study needs to be undertaken. Mr. Jeff Sharp, Board of Directors member, saying that he was speaking as a private citizen, spoke in support of the proposed development. He said that the proposed development would add substantially to the economy of the City, and would not compete with the downtown convention facilities. He reported that the Board of Directors had not placed a moratorium on development while the traffic study was being conducted; that the Board knows that, eventually, something is going to have to be done about the carrying capacity of the Parkway, but that it is unfair to developers to defer their projects while the City solves this problem. Commissioner Walker asked Bob Brown, with the Planning staff, to explain the land use and landscaping buffer requirements along the south and east property lines abutting the residentially zoned property. Mr. Brown indicated that the same buffer requirements would be imposed, as were indicated, for the perimeter of the site if the abutting properties were zoned commercial or residential; that the buffer widths are based on the depth of the site. He reported that the plan melts the landscaping requirements on the front property line and for internal and building landscaping, and that a version of the plan had been submitted which meets the rear and side landscaping requirements. Commissioner -Walker then brought out that, if the site were zoned C-3, there would be a maximum height allowed of 35 feet; and, that if the site were zoned for office uses, then the maximum height, with enough separation, would be 60 feet._ He said that, with the hotel being proposed to be 9 stories, plus the 2 level garage, the hotel will be significantly higher than would be allowed in either the office or commercial zoning districts. He said that the proposed development is extremely dense for the site. He also suggested that the developer pay the costs of adding a future lane along Financial Center Parkway, if the traffic study which is to be produced indicates that such a lane is needed. Mr. White responded that the requested variance from the buffer requirement would be withdrawn, and the developer would comply with the standard buffer requirements. Mr. Bob Brown, responding to Commissioner Walker's inquiry regarding the development's compliance with the bulk and area requirements of the zoning ordinance, stated that, with the 7 October 18, 1994 �SUBDIVI.SIQN ITEM NO.: 8 (Continued) FILE NO.: Z-5887 request withdrawn for the buffer variance, the site meets the zoning ordinance requirement for bulk and area. Commissioner Walker pointed out that, with the parking beneath the building, there was justification for permitting greater lot coverage for the building. He said that he wanted to give the developer credit for placing the parking under the building, in lieu of having to provide an expansive parking lot. Commissioner Oleson asked for a description of the signage. Mr. Hammons responded that the monument sign would comply with the overlay requirements, and that there would be back -lighted signs on"the building: one would say "Embassy Suites" and one would be a single "E". A motion was made and seconded to approve the PCD request, with the requirements that: 1) the developer participate in the provision of a traffic signal at the intersection of what is shown as Rector St. on the plan and Financial Center Parkway, if required by the City's traffic engineer; and 2) that the developer pay the cost of providing an additional lane along the Financial Center Parkway frontage of the site if the traffic study indicates that this lane is required and if the City undertakes a contract to build the additional lane along Financial Center Parkway-Chenal Parkway. The motion passed with the vote of 9 ayes, 1 nays, 1 absent, and 0 abstentions. 8 FILE NO.: -Z-5F87 NAME: EMBASSY SUITES -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT DISTRICT LOCATION: On the south side of Financial Center Parkway, approximately 0.4 mile west of Shackleford Rd. DEVELOPER: ENGINEER• JOHN Q. HAMMONS JOE WHITE JOHN Q. HAMMONS HOTELS WHITE-DATERS & ASSOCIATES, INC. 300 Hammons Parkway, Suite 900 401 S. Victory St. Springfield, MO 65806 Little Rock, AR 72201 (417) 864-4300 374-1666 AREA: 4.13 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 584 ZONING: R-2 PROPOSED USES: Hotel and Convention Center PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES_REQUESTED: None TATEMENT OF PROPOSAL: The applicant proposes the development of an Embassy Suites hotel and convention center facility. The hotel portion of the development is proposed to be 9 stories, containing approximately 250 suites and an atrium with approximately 10,000 square feet of meeting space. The convention facility is to be on a single level and is to contain approximately 12,000 square feet of meeting space. Below the hotel and convention center is a 2- level parking garage. Because of the topography of the site, both levels of the garage and -the hotel and convention center will have street -level access. In the two levels of the garage, there is to be space for parking approximately 300 vehicles. Surface parking will add another 128 spaces. The site is a 4.13 acre (179,902 square foot) tract; the building area is 56,862 square feet (31.5% of the site); the paved area is 74,688 square feet (41.5% of the site); and, the landscaped area is 48,352 square feet (27% of the site). An existing street right-of-way which lies along the west property line is proposed to be developed, and access to the facility will be taken from this street. No access from Financial Center Parkway is proposed. A single monument sign is indicated along the Financial Center Parkway frontage of the site. A. PROPO AL RE VEST: Planning Commission review and Board of Directors approval is requested for a PCD for the development of a 4.13 tract for an Embassy Suites hotel and convention center. The FILE NO.: Z-5887 (-Continued) hotel is proposed to have approximately 250 two -unit suites, to be 9 stories in height, and to have an atrium which will provide approximately 10,000 square feet of meeting space. The convention center is proposed to be a single level at the rear of the hotel, and is to have approximately 12,000 square feet of meeting space. Below the hotel and convention center is to be a 2-level parking garage for 300 vehicles. Because of the topography of the site, slopping downward to the south, the hotel, the convention center, and both levels of the parking garage will have street level access. An unimproved and substandard street right-of-way along the west boundary of the site is to be developed and used for access to the property. This will involve dedication of additional right-of-way and construction of the street. A single monument -type sign is to be located along the Financial Center Parkway frontage. No variances are requested. B. EXISTING CONDITION : The site currently contains a single residence along the Financial Center Parkway frontage and another residence at the rear of the property. The site is partially wooded. The topography drops from a high point at the northeast corner of the site, at Financial Center Parkway, of approximately 480 feet Mean Sea Level to an elevation of approximately 445 at the southwest corner of the site, a difference of 35 feet. There is a 30 foot wide dedicated street right-of-way along the west boundary of the site. The site is currently zoned R-2. To the south and southeast is the remainder of the R-2 area. To the east is an 0-3 zoned tract; to the west is a C-3 zoned tract and is the location of the Pinnacle Point Hospital. Across Financial Center Parkway, to the north, is an 0-3 zoned tract; to the northwest is the recently rezoned PCD for Chenal _Village; to the northeast is the recently rezoned PCD for the Hampton Inn hotel and a C-3 zoned lot. C. ENGINEER I TILITYCOMMENTS: Public Works comments that, prior to the issuance of a building permit, a complete grading and drainage plan and a stormwater detention plan must be submitted. The proposed street along the west property line must be constructed to collector/commercial street standards. The street name for this boundary street, shown as "Rector", must be approved by Public Works. Little Rock Water Works comments that a pro-rata front footage fee of $12 per foot applies, and that this charge is in addition to the normal connection charges. A water main extension will be required to tie into an existing 8" main 0) FILE NO.: Z-5887 (ntinVed) approximately 100 feet east of this property, on the south side of Financial Center Parkway. On -site fire protection will be required. Little Rock Wastewater Utility comments that a capacity analysis will be required. If capacity is available, a capacity contribution fee and Farm Bureau fee will be assessed. If capacity is available, a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require easements along the east, west, north, and south property lines. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require easements. The Little Rock Fire Department commented that the number of fire hydrants must be increased; the number shown is inadequate. The entrance driveway radius must be opened up for better access by fire equipment. The Fire Department would prefer to have more than the one entrance to -the property off the west roadway. Landscape review comments that a-6 foot high opaque wood fence, with its structural supports facing inward, or dense evergreen scrubbery,,will be required along the entire south property line and along the east property line where it abuts residential property. A 29 foot wide street buffer is required along Financial Center Parkway. -A 29-foot wide land use buffer is required along the south property line. The ground sign must be a monument -type sign, with a maximum height of 8 feet and a maximum area of 100 square -feet. D. ISSgESILEGALITECHNICALIDESICN: Section 31-201(h) of the Subdivision Regulations -states - that: "Whenever a proposed subdivision abuts a partially dedicated or constructed public street, --the developer -shall provide the minimum of one-half of the required improvements and right-of-way." Dedication of additional right-of-way and construction of at least one-half street improvements will be required along the west boundary of the site. Because of the volume of traffic using this street for -the only access to the facility, full width street improvements need to be provided. Lighting of the building and the project narrative. This to be a subject of discussion the site is not dealt with in aspect of the development needs at the Planning Commission. 3 FILE NO.: Z-5887 (Continued The project narrative does not indicate whether the facility will also include a restaurant. This must be classified. The Subdivision Regulations require the following information, omitted from the submission, to be furnished with a PCD application: a preliminary plat with all required information relative to filing of a preliminary plat, including showing the zoning classifications within the plated area and of abutting areas, execution of preliminary certification of engineering accuracy, and a preliminary Bill of Assurance. The Planning staff reports that the proposed PCD is in the I-430 District, and the adopted Land Use Plan calls for this area to be developed as office uses. The hotel/convention center use, then, is in conflict with the exiting Plan, and the Planning staff does not encourage further disregard of the Plan. Alternatively, staff needs to re -study the area in view of amending the Land Use Plan for the area. Chenal Parkway, which was originally foreseen to eventually be developed as a 6-lane parkway, is currently developed as 4 lanes. With the rezonings to commercial uses along the Financial Center Parkway-Chenal Parkway corridor which have occurred over the past year and a half, staff has concerns about the capacity of the existing parkway to handle the traffic to be generated. The rezoning within the past year and a half for the Wal-Mart and Sam's site, the Home Quarters PCD, the Best Buy PCD, the Chenal Village PCD, _ Chenal Center, the Hampton Inn PCD, Sonic Drive-in, etc. are all heavy traffic generators. The Embassy Suites hotel and convention center would add significantly to the traffic congestion, and the parkway may not be able to safely handle the capacity. A traffic study needs to be performed prior to adding another traffic generator of the magnitude of the Embassy Suites facility. E. ANALYSIS• The proposed development is an extremely large-scale development for a 4-acre ± site. The street landscape and land use buffers are below minimum; the use is not in conformance with the adopted Land Use Plan; and, the contribution of the facility to a developing traffic problem are concerns. Wastewater Utility is not at all certain that there is capacity for such a facility, and will require a capacity analysis be performed. F . STAFF RECOMMENDATIONS: Staff recommends that the hearing of this issue be deferred until the November 29, 1994 Commission meeting to allow staff to consider the Land Use Plan issue and traffic 4 FILE NO.: Z-5887 Continued issues, and for the sewer capacity analysis to be accomplished. SUBDIVISIQN COMMITTEE CDMMENT: (SEPTEMBER 29, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the engineering firm for the project, was present. Staff outlined the proposed development, and the Subdivision Committee members reviewed with Mr. White the concerns contained in the discussion outline. There were concerns, for instance, about the deficiency of the landscaping and the single driveway off the west boundary street. The need for a topographic cross- section was brought up. The deficiencies in the submittals were noted. The various comments from the utilities and from Public Works were discussed. Mr. White assured the Committee members that he would address the questions and deficiencies noted, and the Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 18, 1994) Staff pointed out that the staff recommendation, as written in the agenda, is for a deferral of the request in order for the City to complete a traffic study which is due to be completed by the end of the year; for'the City Planning staff to prepare an updated land use study of the area; and, for the applicant to address the issue on the availability of sewer. Staff reported, however, that the applicant has told staff that a deferral would delay the approval process too long, and that they want to proceed with the hearing. Mr. Joe White, with White-Daters & Associates, Inc., -outlined the scope of the proposed development, and responded to the staff concerns: he reported that Wastewater utility had indicated that they would not withhold sewer service to the hotel, although there may be a capacity charge imposed; and, that it is his understanding that the Board of Directors had not been waiting on the completion of the traffic study -to make decisions= on -re - zonings along the Financial Center Parkway-Chenal Parkway corridor. Mr. White reported that he had one amendment to the plan to propose: that the land use buffer along the south and the south portion of the east property line be reduced to the standard landscape buffer width which would-be imposed along property lines of similarly zoned property, instead of the buffer that is being imposed because the surrounding property is still zoned residential. He said that he had a letter from the abutting property owner of the affected property, and that the owner agreed with the proposal. Mr. John Hammons, the owner -developer, indicate seeking a site to develop a hotel in Little Roc and liked this site. He outlined the use which d that he had been k for some time, was proposed, 5 FILE NO.: Z-5887 ___Continued the hotel and convention center, saying that the hotel will contain 250 suites, and the banquet area will seat 750 persons. He described the scope of his business operations in hotel developments around the country, saying that he has the financing to built the hotels which he is proposing. He said that the hotel would be "first class", and that he has been successful in developing these types of facilities in the smaller markets. Mr. Steve Menton, identifying himself as an architect for the John Q. Hammons Co., outlined some of the characteristics of the site and the means taken to address the site conditions. He said that the site has a great deal of slope to it, but that, with the parking deck beneath the hotel -convention center, not only were the parking needs addressed, but the building works with the site instead of against it. Mr. Doyle Daniel, of the Birchwood neighborhood, said that he was not sure that he was totally in opposition to the proposed development, but that he would suggest that the item be deferred, as recommended by staff. He said that access to Financial Center Parkway from the proposed hotel -convention center would be almost impossible, and he suggested that the developer extend the west boundary street westward to Autumn Rd. in order to take advantage of the future traffic signal at the Autumn Rd. -Financial Center Parkway-Chenal Parkway intersection. Ms. Ruth Bell, of the League of Women Voters of Pulaski Co., spoke in opposition to the proposed development. She said that the development was one more commercial addition to the "hugely" overburdened commercial corridor along Financial Center Parkway- Chenal Parkway. The roadways do not have the carrying capacity for the commercial development which is emerging, she said, and it has been inappropriate, she added, to have rezoned so much of the property for commercial uses. She also said that she was opposed to reducing the land use buffer, as Mr. White had requested. _ Mr. Ron Newman, of the -Planning staff, indicated that -a land use study needs to be made of the entire Financial Center Parkway- Chenal Parkway corridor; from Shackleford-Rd.-­ to- Kanis;--that`-the Land Use Plan amendments which have been made over the past several years have been "piece -meal", and a comprehensive study needs to be undertaken. Mr. Jeff Sharp, Board of -Directors member; saying that he was speaking as a private citizen, spoke in support of the proposed development. He said that the proposed development would add substantially to the economy of the City, and would not compete with the downtown convention facilities. He -reported- that -the Board of Directors had not placed a moratorium on development while the traffic study was being conducted; that the Board knows that, eventually, something is going to have to be done about the 6 FILE NO_: z-5887 Continued carrying capacity of the Parkway, but that it is unfair to developers to defer their projects while the City solves this problem. Commissioner Walker asked Bob Brown, with the Planning staff, to explain the land use and landscaping buffer requirements along the south and east property lines abutting the residentially zoned property. Mr. Brown indicated that the same buffer requirements would be imposed, as were indicated, for the perimeter of the site if the abutting properties were zoned commercial or residential; that the buffer widths are based on the depth of the site. He reported that the plan meets the landscaping requirements on the front property line and for internal and building landscaping, and that a version of the plan had been submitted which meets the rear and side landscaping requirements. Commissioner Walker then brought out that, if the site were zoned C-3, there would be a maximum height allowed of 35 feet; and, that if the site were zoned for office uses, then the maximum height, with enough separation, would be 60 feet. He said that, with the hotel being proposed to be 9 stories, plus the 2 level garage, the hotel will be significantly higher than would be allowed in either the office or commercial zoning districts. He said that the proposed development is extremely dense for the site. He also suggested that the developer pay the costs of adding a future lane along Financial Center Parkway, if the traffic study which is to be produced indicates that such a lane is needed. Mr. White responded that the requested variance from the buffer requirement would-be withdrawn, and the developer would comply with the standard buffer requirements. Mr. Bob Brown, responding to Commissioner Walker's inquiry regarding the development's compliance with the bulk and area requirements of the zoning ordinance, - stated that, with--the- request withdrawn for the buffer variance, the site meets the zoning ordinance -requirement for bulk and area: - Commissioner Walker pointed out that, with the parking beneath the building, there was justification for permitting greater lot coverage for the building. He said that he wanted to give the developer credit for placing the parking..under the building, -in lieu of having to provide an expansive parking lot. - Commissioner Oleson asked for a description of the signage. Mr. Hammons responded that the monument - sign would .comply with the overlay requirements, and that there would be back -lighted signs on the building: one would say "Embassy Suites" and one would be a single "E".. 7 FILE NO.: Z-5887 Contixiued A motion was made and seconded to approve the PCD request, with the requirements that: 1) the developer participate in the provision of a traffic signal at: the intersection of what is shown as Rector St. on the plan and Financial Center Parkway, if required by the City's traffic engineer; and 2) that the developer pay the cost of providing an additional lane along the Financial Center Parkway frontage of the site if the traffic study indicates that this lane is required and if the City undertakes a contract to build the additional lane along Financial Center Parkway-Chenal Parkway. The motion passed with the vote of 9 ayes, 1 nays, 1 absent, and 0 abstentions. 8 ITEM: LOCATION: REQUEST: SOURCE: TAFF REPOR Amend the City Land Use Plan - I-430 District South of Chenal Parkway, west of Hermitage office to Mixed office Commercial Planning Commission The Planning Commission after hearing a request to rezone property, recommends a higher use than the plan recommends. While staff questions the need for additional commercialization and has serious concerns about traffic impacts, in order to approve the Planning Commissions actions amendment to the Plan is necessary. The staff would suggest a Mixed Office Commercial use for the site if the Board wishes to approve the Commission's recommendation. STAFF RECQMMEjP-.&T QN : Deferral ' - 1. Meeting -Date: January 17, 1995 2. Case No_: Z-5887 3. Rom: Establish EMBASSY SUITES -- SHORT -FORM PD-C 4. Location: On the south side of Financial Center Parkway, approximately 0.4 mile west of Shackleford Rd. 5. Owner/Applicant: John Q. Hammons 6. Existing status: There are 2 existing residences located on the property, but the majority of the site is undeveloped and wooded. The existing zoning is R-2. 7. Proposed Use: Hotel and Convention Center 8. Staff Recommendation: Deferral 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: Amendment of the Land Use Plan 11. Right -of -Way Issues: None. The applicant will dedicate the required right-of-way and make the street improvements along the west boundary of the site. 12. Recommendation Forwarded With: A vote of 9 ayes, 1 nay, 1 absent, and 0 abstentions 13. Objectors: Ruth Bell, League of Women Voters of Pulaski County; and Doyle Daniel 14. Neighborhood Contact _Person/others: Georgiana Henry, Birchwood Neighborhood Association 15. Neighborhood Plan: I-430 (11)