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HomeMy WebLinkAboutZ-6809 Staff AnalysisMarch 20, 2003 ITEM NO.: 12 FILE NO.: Z-6809 NAME: Bed and Breakfast Inn Short -form PD -C LOCATION: 700 South Cedar Street DEVELOPER: Brad Bell 4112 "A" Street Little Rock, AR 72205 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.83 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Hotel PROPOSED ZONING: PD -C —Time Extension PROPOSED USE: Hotel VARIAN CESANAIVE RS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,287 adopted by the Little Rock Board of Directors on June 6, 2000 established a Planned Zoning District for the Bed and Breakfast Inn located on the March 20, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-6809 southwest corner of West 7th Street and South Cedar Street. The proposal included the construction of a 26,426 square foot 60 room hotel with approximately 34 on-site parking spaces. The site was approved for a reduced number of on-site parking spaces but required the applicant to secure a long-term lease with UAMS for an additional 32 parking spaces. The site plan was approved with two (2) sign locations; a four foot high, 24 square foot monument -type sign along West 7th Street and a 30 foot high, 130 square foot maximum ground -mounted sign at the southwest corner of the property. A. PROPOSAUREQUEST: Per Section 36-454(e), the applicant is to file a final development plan within three (3) years of the date of the ordinance approving the preliminary plan. As per the same Section, the applicant may request from the Planning Commission an extension of not more than three (3) years. The applicant has submitted a request for a one-year time extension of the PD -C zoning. The applicant has stated the hotel's ground breaking has been slowed somewhat due to economic reasons and the unexpected passing of one of the partners in the venture. The applicant has stated the additional one-year time extension will insure the time necessary to begin construction. STAFF RECOMMENDATION: Staff recommends approval of the requested one (1) year time extension. All previous conditions, comments and recommendations will continue to be in effect for the PD -C. 2 March 20, 2003 ITEM NO_: 12 NAME: Bed and Breakfast Inn Short -form PD -C LOCATION: 700 South Cedar Street DEVELOPER: Brad Bell 4112 "A" Street Little Rock, AR 72205 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.83 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD -C LLOWED USES: Hotel PROPOSED ZONING: PD -C — Time Extension PROPOSED USE: Hotel FILE NO.: Z-6809 FT. NEW STREET: 0 VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,287 adopted by the Little Rock Board of Directors on June 6, 2000 established a Planned Zoning District for the Bed and Breakfast Inn located on the March 20, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-6809 southwest corner of West 7th Street and South Cedar Street. The proposal included the construction of a 26,426 square foot 60 room hotel with approximately 34 on-site parking spaces. The site was approved for a reduced number of on-site parking spaces but required the applicant to secure a long-term lease with UAMS for an additional 32 parking spaces. The site plan was approved with two (2) sign locations; a four foot high, 24 square foot monument -type sign along West 7th Street and a 30 foot high. 130 square foot maximum ground -mounted sign at the southwest corner of the property. Q PROPOSAL/REQUEST: Per Section 36-454(e), the applicant is to file a final development plan within three (3) years of the date of the ordinance approving the preliminary plan. As per the same Section, the applicant may request from the Planning Commission an extension of not more than three (3) years. The applicant has submitted a request for a one-year time extension of the PD -C zoning. The applicant has stated the hotel's ground breaking has been slowed somewhat due to economic reasons and the unexpected passing of one of the partners in the venture. The applicant has stated the additional one-year time extension will insure the time necessary to begin construction. STAFF RECOMMENDATION: Staff recommends approval of the requested one (1) year time extension. All previous conditions, comments and recommendations will continue to be in effect for the PD -C. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Mark Burkle was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the requested one (1) year time extension. Staff stated all previous conditions, comments and recommendations would continue to be in effect for the PD -C. Mr. Mark Burkle addressed the Commission. He stated due to economic times and the passing of one of the partners the development was slow to begin. He stated the applicant had contracted with a contractor, bids had been let and a lease agreement had been reached with the VA Hospital. Mr. Herb Hawn spoke in opposition of the proposed time extension. He stated he was representing the Capitol View/Stifft Station Neighborhood Association in his opposition. He stated the plan shown to the neighborhood was not the same plan as was approved by the Commission and the Board three years earlier. He stated the parking agreement was with the VA Hospital and not UAMS. He stated the sign area had decreased from what was previously approved. Mr. Hawn stated this was not negative from the 2 March 20, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-6809 neighborhoods standpoint but the neighborhood would like additional information on the proposed development. Mr. Jim Lawson, Director of Planning, stated the Commission's role was to consider the one-year time extension. He stated if there were any significant changes to the plan the PD -C would have to be revised and review by the Commission and the Board of Directors. There was no further discussion of the item. A motion was made to approve the application as filed for a one-year time extension. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 3 FILE NO.: Z-6809 NAME: Bed and Breakfast Inn - Short -Form PD -C LOCATION: Southwest corner of West 7�h and Cedar Streets DEVELOPER: ENGINEER: Brad Bell White-Daters and Associates 4112 "A" Street 401 S. Victory Street Little Rock, AR 72205 Little Rock, AR 72201 AREA: 0.83 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-5 & O-3 ALLOWED USES: Multifamily Residential and Office PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the southwest corner of West 7t' and Cedar Streets from R-5/0-3 to PD -C to allow for the construction of a hotel. The proposed hotel will consist of 26,426 square feet (heated and cooled area) and 60 rooms. The proposed building will be a three-story structure with an overall height of approximately 44 feet from finished grade to the peak of the roof (approximately 35 feet to mid -roof line.). The proposed site plan includes a parking area for 34 vehicles within the east portion of the property and along the north side of the building. The applicant has noted an intent to lease 32 parking spaces from DAMS, in order to comply with the typical ordinance minimum for a 60 room hotel (66 parking spaces typically required by ordinance). The applicant is proposing two (2) access points from West 7t' Street. The westernmost drive is proposed to be an "entry only" drive as requested by Public Works. A 2 foot FILE NO.: Z-6809 (Cont. by 3 foot "entry only" sign is proposed at this drive location. The proposed building, drives and parking areas are noted on the attached site plan. B. EXISTING CONDITIONS: There are two (2) existing multifamily structures and parking areas on the site, which will be removed with the proposed construction. The UAMS campus is located to the north (across West 7t' Street) and west.' Interstate 630 is immediately south, with two (2) office buildings across I-630. There are single family residential structures to the northeast, across Cedar Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Capitol View Stifft Station, Forest Hills and Pine to Woodrow Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 7t' and Cedar Streets are classified on the Master Street Plan as commercial streets. Dedicate right-of- way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the corner of West 7t' and Cedar Streets. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Cedar Street has a 1996 average 9. Driveways shall conform to Sec. 18,031. Redesign west drive to 10. Obtain permits for improvements right-of-way from AHTD, District E traffic count of 5,100. 3-210 or Ordinance entry only. within State Highway VI. FILE NO.: Z-6809 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: There is an existing primary circuit located on the north and east sides of the existing buildings. Relocation or removal cost may be incurred by the developer. 15 foot easement requested. Contact Jerome Strickland at 569-5448 for details. Arkla: No Comment. Southwestern Bell: No Comment. Water: There appears to be a conflict with a 12" water main in Elm Street (abandoned). Any required relocation of water facilities will be at developer's expense. On-site fire protection may be required. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Public Institutional for this location. If the proposed use is not a public use, Staff considers that proposed use to be consistent if it fits the adjoining land use categories. The proposed zone changes from R-5 Urban Residential and 0-3 General Office to a Planned Office District for a motel is consistent with the adjoining Land Use Plan categories of Mixed Use and Office. City Recognized Neighborhood Action Plan: The Woodruff Neighborhood Area Plan recommends land uses that are consistent with the Public Institutional category west of Cedar Street. Other goals include reviewing neighborhood zoning for appropriateness to preserve the character of the neighborhood's community and to work with UAMS to stabilize the western edge of the neighborhood. Landscape Issues: Areas set aside for buffers meet with ordinance requirements. 3 FILE NO.: Z-6809 (Cont. G. The proposed areas set aside short of the 954 square feet Ordinance by 438 square feet. ANALYSIS: for interior landscaping fall required by the Landscape The applicant submitted a revised site plan and additional information to staff on February 2, 2000. The revised plan changes the parking design and shows a dumpster area (the original site plan had a basement parking area, which has been eliminated). Additional interior landscaping has been shown. As noted in paragraph A of this report, the applicant is proposing 34 on-site parking spaces. The ordinance would typically require 66 on-site parking spaces for a 60 room hotel. The applicant has noted that 32 spaces will be leased from a nearby UAMS parking lot. The applicant needs to provide staff with an executed lease for the additional parking. Also noted in paragraph A, the applicant has shown a 2 foot by 3 foot "entry only" sign at the westernmost drive. This is the only sign shown on the site plan. The applicant needs to provide staff with the additional sign details. Along with the revised site plan, the applicant submitted a north/south section of the property showing the existing and finished grades. The section notes that the site will be lowered approximately 10 feet from the existing elevation at the curb line of West 7t' Street to a retaining wall located on the south side of the building (approximate distance of 125 feet). The retaining wall on the south side of the building will be approximately 10 feet in height. Otherwise, to staff's knowledge there are no additional outstanding issues associated with this site plan. With an approved signage plan and executed lease for the additional parking, the proposed PD -C rezoning should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The applicant must submit an executed lease agreement for the additional parking on the UAMS property. 3. The applicant must provide sign details to staff. 4. The dumpster must be screened on three (3) sides with an 8 foot opaque fence or wall. 4 FILE NO.: Z-6809 (Cont.) 5. Any site lighting should be low-level and directed away from adjacent property. 6. The westernmost access drive from West 7t' Street must be an "entry only" drive. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Tim Daters was present, representing the application. Staff briefly described the proposed PD -C site plan, noting that information on signage and north/south sections needed to be provided. Staff also noted that if the applicant wished to receive credit for parking spaces on the UAMS property, a written agreement from UAMS needed to be provided. The Public Works requirements were briefly discussed. It was noted that the west drive needed to be an entry drive only. This issue was briefly discussed. The landscape requirements were also discussed. It was noted that additional interior landscaping needed to be provided. Mr. Daters noted that the required interior landscaping would be provided. There being no further issues for discussion, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Tim Daters and Brad Bell were present, representing the application. Staff briefly described the PD -C rezoning, with a recommendation of approval with conditions. Staff noted that the issues relating to signage and parking had been resolved. Staff noted that two (2) ground -mounted signs were shown on the site plan (a 4 foot high, 24 square foot monument -type sign along West 7t' Street and a 30 foot high, 160 square foot maximum ground -mounted sign at the southwest corner of the property). Staff also noted that a letter from UAMS had been received, agreeing to lease the applicant 30 parking spaces. Staff noted that a building permit for the project would not be issued until a executed lease for the parking is submitted to staff. Antoinette Fiduccia, of the Capital View Stifft Station Neighborhood Association, addressed the Commission with concerns. She stated that she had a concern with the parking issue. She stated that UAMS is currently parking on the A FILE NO.: Z-6809 (Cont.) residential streets in the area. She also stated that she did not want additional parking lots along Cedar Street. She noted that there are two (2) other hotels in the area that she would like to see renovated. She concluded by stating that UAMS could use this property for office uses. Tim Daters addressed the Commission in support of the application. He briefly described the property and the proposed project. He stated that he was not familiar with the parking problem on the UAMS campus. Robert Hamilton, of the Capitol View Stifft Station Neighborhood Association, addressed the Commission. He stated that he was not opposed to the hotel use, but he wished to work with the applicant to resolve the parking issue. Brad Bell addressed the Commission in support of the application. He addressed the parking issue. He noted that there is ample parking on the UAMS campus. He stated that the parking for the hotel will not effect the neighborhood. Mr. Bell stated that there had been 90 police calls to this property over the last two (2) years, and that eliminating the existing apartment buildings will be on asset to the neighborhood. He noted that renovation of the two (2) existing hotels in the area was not an option. Mr. Daters noted that UAMS had declined to purchase this property in the past. Commissioner Hawn objected to Mr. Bell's attitude toward the parking issue and the neighborhood. He asked about traffic flow to and from the property. Mr. Daters described the traffic flow with respect to the two (2) proposed drives. There was additional discussion concerning the traffic circulation issue. Bob Turner, of Public Works, addressed the traffic circulation issue. He described how the proposed drives would function. Commissioner Muse commented on the 1996 traffic count as provided by Public Works. He stated that UAMS had grown since 1996. Mr. Turner stated that the 1996 count was the most recent. He agreed that traffic has increased in this area since then. 6 FILE NO.: Z-6809 (Cont.) Commissioner Muse made additional comments related to traffic and parking. He noted that he was in favor of deferring the application so the applicant could meet with the neighborhood. Commissioner Lowery asked if a new traffic count could be done if the item were deferred. Mr. Turner stated that a traffic count could be done within a week. Commissioner Earnest stated that he viewed the proposed hotel as an improvement to the area. He noted that the hotel could act as a buffer between the neighborhood and UAMS, which would benefit the neighborhood and UAMS long-term. Commissioner Rahman stated that he had a problem with the proposed lease for additional parking. Chairman Berry referred to the previously approved PCD at the corner of Kavanaugh Blvd. and Spruce Street, which has leased parking. Commissioner Nunnley asked if the applicant would consider deferring the application. Mr. Daters noted that he would defer the application and meet with the neighborhood. Commissioner Nunnley asked how many hotel rooms the parking on the site plan would serve. Jim Lawson, Director of Planning and Development, noted that the parking would serve approximately 31 rooms. There was a discussion of a possible deferral of the item. Mr. Lawson suggested deferral to the March 30 agenda. The Planning Commission asked that a new traffic count be done by Public Works. Commissioner Downing asked about vehicle circulation in this area. This issue was briefly discussed. The Commission took a brief recess at the request of the television crew. After the recess, Mr. Daters formally requested a deferral to the March 30, 2000 agenda. 7 FILE NO.: Z-6809 (Cont.) A motion was made to defer the application to the March 30, 2000 agenda. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Tim Daters and John Seiter were present, representing the application. Staff briefly described the proposed PD -C, with a recommendation of approval with conditions. Staff noted that the Capitol View Stifft Station Neighborhood Association had submitted two letters with specific concerns, and that the applicant had received a copy of the letters. Bob Turner, Director of Public Works, presented the Commission with the recent traffic counts for the area. In response to a question from the Commission, Mr. Turner noted that the current traffic counts were an increase from the previous counts. Tim Daters addressed the Commission in support of the application. He stated that he had met with.the neighborhood association. Mr. Daters noted the following in response to the neighborhood concern: 1. A long-term lease for the parking would be executed prior to a building permit application. 2. Landscape screening would be installed between the parking area and Cedar Street. 3. The maximum area for the proposed ground -mounted sign would be reduced to 130 square feet. In response to a question from the Commission, staff noted that the applicant had requested a ground -mounted sign with a maximum height of 30 feet and a maximum area of 160 square feet. Commissioner Lowry asked Mr. Daters about the terms of the lease for parking. Mr. Daters responded that the lease would be for a minimum of 20 years. Commissioner Muse asked about the sign type. Mr. Daters stated that it would be a 30 foot high pylon sign and would be lighted. Commissioner Berry suggested that the hotel would be primarily supported by the VA and DAMS, and a minimal amount of signage would be needed. Mr. Daters noted that there were franchise requirements for signage. This issue was briefly discussed. 8 FILE NO.: Z-6809 (Cont.) John Seiter noted that the franchise required that there be a ground -mounted sign. Commissioner Berry suggested that the franchise requirement may not be appropriate for this situation. Commissioner Muse asked if anyone from the neighborhood association wished to respond. There was no one from the association present. Commissioner Lowry asked that a condition be placed on the application that the sign have a maximum height of 30 feet and a maximum area of 130 square feet or the minimum size sign allowed by the franchise, whichever is less. This issue was briefly discussed. There was a motion to approve the PD -C subject to the conditions as noted by staff, the additional conditions offered by the applicant and the condition on signage as noted in the previous paragraph. Commissioner Earnest commented on the fact that the applicant must have a long-term lease on the parking prior to a building permit being issued. Staff noted that the lease must be submitted prior to a building permit being issued and that the franchise requirements for signage must also be submitted. The previous motion passed by a vote of 9 ayes, 0 nays and 2 absent. 0 March 30, 2000 ITEM NO.: B FILE NO.: Z-6809 NAME: Bed and Breakfast Inn - Short -Form PD -C LOCATION: Southwest corner of West 7t' and Cedar Streets DEVELOPER: ENGINEER: Brad Bell White-Daters and Associates 4112 "A" Street 401 S. Victory Street Little Rock, AR 72205 Little Rock, AR 72201 AREA: -0.83 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-5 & O-3 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: Multifamily Residential and Office Hotel None requested. The applicant proposes to rezone the property at the southwest corner of West 7t' and Cedar Streets from R-5/0-3 to PD -C to allow for the construction of a hotel. The proposed hotel will consist of 26,426 square feet (heated and cooled area) and 60 rooms. The proposed building will be a three-story structure with an overall height of approximately 44 feet from finished grade to the peak of the roof (approximately 35 feet to mid -roof line.). The proposed site plan includes a parking area for 34 vehicles within the east portion of the property and along the north side of the building. The applicant has noted an intent to lease 32 parking spaces from DAMS, in order to comply with the typical ordinance minimum for a 60 room hotel (66 parking spaces typically required by ordinance). The applicant is proposing two (2) access points from West 7t' Street. The westernmost drive is proposed to be an "entry only" drive as requested by Public Works. A 2 foot March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6809 by 3 foot "entry only" sign is proposed at this drive location. The proposed building, drives and parking areas are noted on the attached site plan. B. EXISTING CONDITIONS: There are two (2) existing multifamily structures and parking areas on the site, which will be removed with the proposed construction. The UAMS campus is located to the north (across West 7th Street) and west. Interstate 630 is immediately south, with two (2) office buildings across I-630. There are single family residential structures to the northeast, across Cedar Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Capitol View Stifft Station, Forest Hills and Pine to Woodrow Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 7th and Cedar Streets are classified on the Master Street Plan as commercial streets. Dedicate right-of- way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the corner of West 7th and Cedar Streets. 3. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Cedar Street has a 1996 average traffic count of 5,100. 6 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6809 9. Driveways shall conform to Sec. 3-210 or Ordinance 18,031. Redesign west drive to entry only. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: There is an existing primary circuit located on the north and east sides of the existing buildings. Relocation or removal cost may be incurred by the developer. 15 foot easement requested. Contact Jerome Strickland at 569-5448 for details. Arkla: No Comment. Southwestern Bell: No Comment. Water: There appears to be a conflict with a 12" water main in Elm Street (abandoned). Any required relocation of water facilities will be at developer's expense. On-site fire protection may be required. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Public Institutional for this location. If the proposed use is not a public use, Staff considers that proposed use to be consistent if it fits the adjoining land use categories. The proposed zone changes from R-5 Urban Residential and 0-3 General Office to a Planned Office District for a motel is consistent with the adjoining Land Use Plan categories of Mixed Use and Office. City Recognized Neighborhood Action Plan: The Woodruff Neighborhood Area Plan recommends land uses that are consistent with the Public Institutional category west of Cedar Street. Other goals include reviewing neighborhood zoning for appropriateness to preserve the character of the neighborhood's community and to work with UAMS to stabilize the western edge of the neighborhood. 3 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) Landscape Issues: FILE NO.: Z-6809 Areas set aside for buffers meet with ordinance requirements. The proposed areas set aside for interior landscaping fall short of the 954 square feet required by the Landscape Ordinance by 438 square feet. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on February 2, 2000. The revised plan changes the parking design and shows a dumpster area (the original site plan had a basement parking area, which has been eliminated). Additional interior landscaping has been shown. As noted in paragraph A of this report, the applicant is proposing 34 on-site parking spaces. The ordinance would typically require 66 on-site parking spaces for a 60 room hotel. The applicant has noted that 32 spaces will be leased from a nearby UAMS parking lot. The applicant needs to provide staff with an executed lease for the additional parking. Also noted in paragraph A, the applicant has shown a 2 foot by 3 foot "entry only" sign at the westernmost drive. This is the only sign shown on the site plan. The applicant needs to provide staff with the additional sign details. Along with the revised site plan, the applicant submitted a north/south section of the property showing the existing and finished grades. The section notes that the site will be lowered approximately 10 feet from the existing elevation at the curb line of West 7t' Street to a retaining wall located on the south side of the building (approximate distance of 125 feet). The retaining wall on the south side of the building will be approximately 10 feet in height. Otherwise, to staff's knowledge there are no additional outstanding issues associated with this site plan. With an approved signage plan and executed lease for the additional parking, the proposed PD -C rezoning should have no adverse effect on the general area. 4 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) H. STAFF RECOMMENDATIONS: FILE NO.: Z-6809 Staff recommends approval of the PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The applicant must submit an executed lease agreement for the additional parking on the-UAMS property. 3. The applicant must provide sign details to staff. 4. The dumpster must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. Any site lighting should be low-level and directed away from adjacent property. 6. The westernmost access drive from West 7th Street must be an "entry only" drive. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Tim Daters was present, representing the application. Staff briefly described the proposed PD -C site plan, noting that information on signage and north/south sections needed to be provided. Staff also noted that if the applicant wished to receive credit for parking spaces on the UAMS property, a written agreement from UAMS needed to be provided. The Public Works requirements were briefly discussed. It was noted that the west drive needed to be an entry drive only. This issue was briefly discussed. The landscape requirements were also discussed. It was noted that additional interior landscaping needed to be provided. Mr. Daters noted that the required interior landscaping would be provided. There being no further issues for discussion, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Tim Daters and Brad Bell were present, representing the application. Staff briefly described the PD -C rezoning, with a recommendation of approval with conditions. Staff noted that the issues relating to signage and parking had been resolved. 5 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6809 Staff noted that two (2) ground -mounted signs were shown on the site plan (a 4 foot high, 24 square foot monument -type sign along West 7th Street and a 30 foot high, 160 square foot maximum ground -mounted sign at the southwest corner of the property). Staff also noted that a letter from UAMS had been received, agreeing to lease the applicant 30 parking spaces. Staff noted that a building permit for the.project-.would not be.issued until a executed lease for the parking is submitted to staff. Antoinette Fiduccia, of the Capital View Stifft Station Neighborhood Association, addressed the Commission with concerns. She stated that she had a concern with the parking issue. She stated that UAMS is currently parking on the residential streets in the area. She also stated that she did not want additional parking lots along Cedar Street. She noted that there are two (2) other hotels in the area that she would like to see renovated. She -concluded by stating that UAMS could use this property for office uses. Tim Daters addressed the Commission in support of the application. He briefly described the property and the proposed project. He stated that he was not familiar with the parking problem on the UAMS campus. Robert Hamilton, of the Capitol View Stifft Station Neighborhood Association, addressed the Commission. He stated that he was not opposed to the hotel use, but he wished to work with the applicant to resolve the parking issue. Brad Bell addressed the Commission in support of the application. He addressed the parking issue. He noted that there is ample parking on the UAMS campus. He stated that the parking for the hotel will not effect the neighborhood. Mr. Bell stated that there had been 90 police calls to this property over the last two (2) years, and that eliminating the existing apartment buildings will be on asset to the neighborhood. He noted that renovation of the two (2) existing hotels in the area was not an option. Mr. Daters noted that UAMS had declined to purchase this property in the past. Commissioner Hawn objected to Mr. Bell's attitude toward the parking issue and the neighborhood. He asked about traffic flow to and from the property. March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6809 Mr. Daters described the traffic flow with respect to the two (2) proposed drives. There was additional discussion concerning the traffic circulation issue. Bob Turner, of Public Works, addressed the traffic circulation issue. He described how the proposed drives would function. Commissioner Muse commented on the 1996 traffic count as provided by Public Works. He stated that UAMS had grown since 1996. Mr. Turner stated that the 1996 count was the most recent. He agreed that traffic has increased in this area since then. Commissioner Muse made additional comments related to traffic and parking. He noted that he was in favor of deferring the application so the applicant could meet with the neighborhood. Commissioner Lowery asked if a new traffic count could be done if the item were deferred. Mr. Turner stated that a traffic count could be done within a week. Commissioner Earnest stated that he viewed the proposed hotel as an improvement to the area. He noted that the hotel could act as a buffer between the neighborhood and DAMS, which would benefit the neighborhood and UAMS long-term. Commissioner Rahman stated that he had a problem with the proposed lease for additional parking. Chairman Berry referred to the previously approved PCD at the corner of Kavanaugh Blvd. and Spruce Street, which has leased parking. Commissioner Nunnley asked if the applicant would consider deferring the application. Mr. Daters noted that he would defer the application and meet with the neighborhood. Commissioner Nunnley asked how many hotel rooms the parking on the site plan would serve. 7 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-6809 Jim Lawson, Director of Planning and Development, noted that the parking would serve approximately 31 rooms. There was a discussion of a possible deferral of the item. Mr. Lawson suggested deferral to the March 30 agenda. The Planning Commission asked that a new traffic count be done by Public Works. Commissioner Downing asked about vehicle circulation in this area. This issue was briefly discussed. The Commission took a brief recess at the request of the television crew. After the recess, Mr. Daters formally requested a deferral to the March 30, 2000 agenda. A motion was made to defer the application to the March 30, 2000 agenda. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Tim Daters and John Seiter were present, representing the application. Staff briefly described the proposed PD -C, with a recommendation of approval with conditions. Staff noted that the Capitol View Stifft Station Neighborhood Association had submitted two letters with specific concerns, and that the applicant had received a copy of the letters. Bob Turner, Director of Public Works, presented the Commission with the recent traffic counts for the area. In response to a question from the Commission, Mr. Turner noted that the current traffic counts were an increase from the previous counts. Tim Daters addressed the Commission in support of the application. He stated that he had met with the neighborhood association. Mr. Daters noted the following in response to the neighborhood concern: 1. A long-term lease for the parking would be executed prior to a building permit application. 2. Landscape screening would be installed between the parking area and Cedar Street. 8 March 30, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6809 3. The maximum area for the proposed ground -mounted sign would be reduced to 130 square feet. In response to a question from the Commission, staff noted that the applicant had requested a ground -mounted sign with a maximum height of 30 feet and a maximum area of 160 square feet. Commissioner Lowry asked Mr. Daters about the terms of the lease for parking. Mr. Daters responded that the lease would be for a minimum of 20 years. Commissioner Muse asked about the sign type. Mr. Daters stated that it would be a 30 foot high pylon sign and would be lighted. Commissioner Berry suggested that the hotel would be primarily supported by the VA and UAMS, and a minimal amount of signage would be needed. Mr. Daters noted that there were franchise requirements for signage. This issue was briefly discussed. John Seiter noted that the franchise required that there be a ground -mounted sign. Commissioner Berry suggested that the franchise requirement may not be appropriate for this situation. Commissioner Muse asked if anyone from the neighborhood association wished to respond. There was no one from the association present. Commissioner Lowry asked that a condition be placed on the application that the sign have a maximum height of 30 feet and a maximum area of 130 square feet or the minimum size sign allowed by the franchise, whichever is less. This issue was briefly discussed. There was a motion to approve the PD -C subject to the conditions as noted by staff, the additional conditions offered by the applicant and the condition on signage as noted in the previous paragraph. Commissioner Earnest commented on the fact that the applicant must have a long-term lease on the parking prior to a building permit being issued. Staff noted that the lease must be submitted prior to a building permit being issued and that the franchise requirements for signage must also be submitted. The previous motion passed by a vote of 9 ayes, 0 nays and 2 absent. 0