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HomeMy WebLinkAboutZ-6828 Staff AnalysisApril 13; 2000 ITEM NO.: C FILE NO.: Z-6828 Owner: Herrington Hotel Group, LLC Applicant: Frank Riggins, The Mehlburger Firm Location: 1900 Peachtree Drive Request: Rezone from 0-3 to 0-2 Purpose: Proposed new hotel (see associated Hilton Inn C.U.P., File No. Z -6828-A) Size: 5± acres Existing Use: Vacant, undeveloped SURROUNDING LAND USE AND ZONING North - Westlake Corporate Park Office Development; zoned O-3 South - Undeveloped; zoned 0-3 and I-430 right-of-way East - Westlake Corporate Park Office Development; zoned O-3 West - Undeveloped; zoned OS and 0-1 and Sandpiper Neighborhood pool and residences; zoned R-2 PUBLIC WORKS COMMENTS With Construction: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. All sidewalk needs to be placed in right-of-way. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Verify sight distance and spacing with existing driveway for proposed driveways. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. 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. April 13,' 2000 ITEM NO.: C (Cont. PUBLIC TRANSPORTATION ELEMENT FILE NO.: Z-6828 The site is not located on a CATA bus route. PUBLIC NOTIFICATION All owners of property within 200 feet of the site, all residents within 300 feet and the Sandpiper Neighborhood Association were notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the I-430 Planning District. The Land Use Plan recommends SO, Suburban Office, for this tract as well as the remainder of the large multibuilding office park development adjacent to the site, Westlake Office Park. The property is being proposed for rezoning from 0-3 General Office District to 0-2 Office and Institutional District, a district which requires site plan review by the Planning Commission. As such, staff believes the zoning is appropriate and no plan change is necessary. STAFF ANALYSIS The request before the Commission is to rezone this undeveloped 5.061± acre tract from "0-3" General Office to 110-2" Office and Institutional District. An associated conditional use permit application has been filed, proposing development of a hotel on the site. Hotels are not a permitted use within the 0-3 district but are permitted as a conditional use in 0-2. The property is located at the southern edge of Westlake Corporate Park (formerly Koger Office Park), a large, multibuilding office development. The 0-3 zoned office park extends to the north and generally east of this site. Westlake currently consists of 6, large office buildings built in a park setting around a small lake. A smaller, undeveloped 0-3 zoned parcel is located south of this site, across Peachtree Drive. The I-430 right-of-way is immediately further south. Across Centerview Drive, to the northwest, a wide OS zoned strip separates the Sandpiper Neighborhood from an additional larger area of 0-1 and 0-3 zoned properties. The office zoned tracts closest to Centerview Dr. are currently undeveloped. Immediately 2 April 13', 2000 ITEM NO.: C (Cont.) FILE NO.: Z-6828 across Centerview Dr., to the southwest of the subject property, is the entrance to the Sandpiper residential neighborhood. The neighborhood swimming pool is located at the intersection of Peachtree and Centerview. Single family homes are located on the properties beyond the pool. The 0-2 zoning request is compatible with zoning and uses in the area. 0-2 requires site plan review by the Planning Commission. This additional level of review, which the current 0-3 zoning does not require, will prove beneficial in determining development of the site with its sensitive proximately to the neighborhood. The I-430 district Land Use Plan recommends Suburban Office for this tract and for the rest of the existing, 0-3 zoned Westlake Corporate Park. Rezoning the tract to 0-2, with its requirement of site plan review, brings the property closer to the intent of the Suburban Office designation. As such, staff believes no plan amendment is necessary. Site plan review can be accomplished through the Planning Commission's review of a conditional use permit. STAFF RECOMMENDATION Staff recommends approval of the requested 0-2 zoning. PLANNING COMMISSION ACTION: (MARCH 30, 2000) The applicant was present. There were several interested parties present, both in support and in opposition. There were only 8 commissioners present and the applicant was offered the opportunity to defer the item. After a brief discussion, the applicant accepted deferral. A motion was made to defer the item to the April 13, 2000 meeting. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (APRIL 13, 2000) The applicant was present. There was one objector present who did not turn in a card to speak until after the item had been acted upon. Staff presented the item and a recommendation of approval. This item was discussed concurrently with the associated conditional use permit 3 April 13,'2000 ITEM NO.: C (Cont.) FILE NO.: Z-6828 (Z -6828-A). Staff informed the Commission that a meeting was held by the applicant, with staff and neighborhood residents, after the March 30, 2000 Commission meeting. Staff stated that the applicant had addressed many neighborhood concerns and it was felt that there was no longer much opposition to the proposed hotel development. Wes Lowder, representing the applicant, presented a site plan of the proposed hotel and briefly described the development. Commissioner Adcock asked Mr. Lowder about possible traffic impact on Peachtree Drive. Mr. Lowder responded that the Hilton reservation map will direct customers to the site via a route other than Peachtree Drive. Bob Turner, Director of Public Works, commented that the proposed hotel will have a minimal impact on the Peachtree Drive/Shackleford Road intersection because of the varied traffic pattern of hotel guests and employees. Commissioner Lowry commented that he had attended the informational meeting after the March 30, 2000 commission meeting and felt it was very positive. A motion was made to approve the requested 0-2 zoning. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. After the item was approved, Larry Sipes of 2907 Peachtree Drive addressed the Commission. He stated that the neighborhood association had failed to properly inform neighborhood residents of the issue. Dana Carney, of the Planning Staff, outlined the notice procedure and explained that it was followed properly. The commission commented that Mr. Sipes should speak with the association president about doing a better job of notifying residents. 4