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HomeMy WebLinkAboutZ-6828-B Staff AnalysisDecember 4, 2003 ITEM NO.: 19 FILE NO.: Z -6828-B NAME: Hilton Garden Inn — Conditional Use Permit LOCATION: NE corner Peachtree and Centerview Drives OWNER/APPLICANT: Sidney Saleson/Frank Riggins; The Mehlburger Firm PROPOSAL: A conditional use permit is requested to allow for construction of a hotel on this 0-2 zoned, 5.0± acre tract. 1. SITE LOCATION: The property is located at the northeast corner of Peachtree and Centerview Drives in the Westlake Office Park. 2. COMPATIBILITY WITH NEIGHBORHOOD: This 5t acre tract is located on the southern edge of the large, Westlake Office Park development. The properties to the north, east and northwest are zoned 0-1 and 0-3 and are occupied by a number of large office buildings. One small parcel of undeveloped, 0-3 zoned property and the 1-430 right-of-way are located across Peachtree Drive, to the south. The Sandpiper Subdivision is located to the west. The Subdivision's pool and clubhouse are located across Centerview Drive from the proposed hotel site. There are elements of this proposal that make it more compatible with the neighborhood than the approved 2000 hotel plan. The hotel has been reduced from 4 stories to 3; the number of rooms has been reduced from 167 to 120; and access to the site has been limited to Centerview Drive. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the <,Sandpiper and John Barrow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The hotel will contain 120 rooms requiring 132 on-site parking spaces; 1 per room plus an additional 10%. The site plan proposes a single point of access off of Centerview Drive and 148 parking spaces. With some slight modification of the driveway entrance, the proposed driveway and parking comply with ordinance standards. December 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z -6828-B Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscaping meet with ordinance requirements. The only exception to this, is the need to provide at least one interior landscaping island within the middle of the row of proposed 39 space parking areas. The removal of one parking space to satisfy this need should suffice. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter that is damaged in the public right-of-way prior to occupancy. 3. Reduce the drive throat width to 36' adjacent to the right-of-way. The drive can then flare out to an island further into the property if desired. 4. A grading permit is accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. As needed, provide an easement and details for spillway drainage from the lake. 7. Provide critical cross section for the proposed terraces to demonstrate compliance with the land alteration ordinance. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility for details. Entergy: Ten (10) foot easement required from pole to wherever 30 pad MTD transformer is finally located. 6 December 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont) FILE NO.: Z -6828-B CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be size to provide adequate pressure and fire protection. Fire Department: Place a fire hydrant per code. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 6, 2003) Frank Riggins, of the Mehlburger Firm, was present representing the application. Staff introduced the item and noted more information was needed on the proposed "small restaurant" and meeting room facilities. Staff asked for a signage plan and requested details on the retaining walls, site lighting, fencing and the dumpster location. Staff requested that any proposed drop-off canopy and swimming pool area be indicated on the plan. Staff noted that large areas at the northwest and southwest corners of the site could be left undisturbed and asked the applicant to specify plans for those areas. Public Works, Landscape and Utility Comments were presented. The applicant was advised to respond to staff issues by November 12, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. N December 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont. STAFF ANALYSIS: FILE NO.: Z -6828-B On April 13, 2000, the Planning Commission approved a conditional use permit to allow for construction of a 4 -story, 167 room Hilton Hotel on this undeveloped, 5f acre, 0-2 zoned acre tract. In addition to the 167 guest rooms, the proposal included a small eating area and a small lounge, both designed primarily for use by hotel guests. Access to the site was from driveways onto Peachtree Drive and Centerview Drive. The plan was approved with 178 parking spaces, 5 less than the 183 required for a hotel of that size. There was discussion between the applicant and the Sandpiper Neighborhood which resulted in some agreements outside of the Planning Commission action. Due to a misunderstanding, the applicant was not aware that the conditional use permit expired on April 13, 2003. On October 16, 2003, the question of extending the Hilton Inn C.U.P. was placed before the Commission in an agenda meeting. The Commission determined that the C.U.P. had expired and a new application must be filed. The applicant has now filed a new conditional use permit application to allow for construction of a Hilton Garden Inn on this 0-2 zoned site. The hotel will be 3 stories in height and will contain 120 rooms, a small restaurant mainly for guests and small meeting room facilities. The hotel restaurant is a buffet style serving line, seating approximately 50 persons and staffed by the hotel. There will be two 1,500 square foot meeting rooms designed to seat up to 100 persons each. The meeting rooms are designed to be divided in half, providing 4 smaller meeting rooms, if needed. Access to the site is via a single driveway off of Centerview Drive. Signage is proposed to consist of a single wall sign on the front (Peachtree) fagade a single wall sign on the side (Centerview) facade and a single ground -mounted, monument style sign near the entrance driveway on Centerview Drive. The wall signs will read "Hilton Garden Inn." The ground - mounted sign will be 6'6" tall and 13 feet long. The 6'6" height and 84.5 square foot area of the ground sign are slightly larger than the 6 foot height and 72 square feet permitted in office zones. Staff is supportive of a variance to allow the sign as proposed due to the larger size of the site. The dumpster will be located in the loading dock area, on the back side of the hotel. No fencing is proposed and there will be no exterior pool area. No bar or lounge has been proposed. A significant amount of natural area will be retained at the northwest and southwest corners of the site. Cutting and filling of the site will be required, with the cut being in the rear or north area of the property and filling be retained by walls on the south side of the building. Two segmental block retaining walls will be constructed ranging in the height from grade to 13t feet at the northeast corner of the site. Public Works has reviewed the preliminary plans for the retaining walls and the cut and has determined that no variances are required. rd December 4, 2003 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -6828-B Staff is supportive of the requested C.U.P. The proposal has been reduced in scale and intensity from the 2000 plan. The proposed use should be compatible with uses and zoning in the area. On November 12, 2003, the applicant submitted responses to issued raised at Subdivision Committee and noted in the analysis above. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments outlined in Sections 4, 5 and 6 of the staff report. 2. Signage is to be limited to a single wall sign on the front (Peachtree) fagade reading "Hilton Garden Inn", a single wall sign on the side (Centerview) fagade reading "Hilton Garden Inn" and a monument style ground -mounted sign to be located adjacent to the Centerview Drive entrance not to exceed 6'6" in height and 84.5 square feet in area. 3. There is to be no separate bar or lounge within the hotel. 4. Areas of undisturbed natural area located at the southwest and northwest corners, near Centerview Drive, are to be clearly labeled on the site plan and protected during construction. 5. Site lighting is to be shielded and directed downward and inward to the site. Staff recommends approval of the variance to allow the single, monument style ground -mounted sign not to exceed 6'6" in height and 84.5 square feet in area. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5 February 15, 2007 ITEM NO.: 13 FILE NO.: Z -6828-B NAME: Hilton Garden Inn — Conditional Use Permit Time Extension LOCATION: NE corner of Peachtree and Centerview Drives OWNER/APPLICANT- Area Hospitality of West Little Rock, LLC/ Hal Joseph Kemp, P.A. PROPOSAL: A one-year extension of a previously approved conditional use permit to allow for construction of a hotel on this 0-2 zoned, 5.0± acre tract. STAFF REPORT: On December 4, 2003, the Planning Commission approved a conditional use permit to allow for construction of a hotel on this 0-2 zoned, 5.0± acre tract. Section 36-108(c) of the Code stated: The maximum allowable time (for exercise of authorization) shall be limited to three (3) years from the date of approval. Required permits must be obtained within the allotted period. Prior to expiration of the three (3) year period, the applicant submitted a request for a one year extension. A copy of the minutes from the Commission's December 4, 2003 meeting are attached for the Commission's information. No changes are proposed. STAFF RECOMMENDATION: Staff recommends approval of the requested one year extension of the approved conditional use permit, through December 4, 2007, subject to compliance with all previously approved comments and conditions. PLANNING COMMISSION ACTION: (FEBRUARY 15, 2007) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval of a time extension through December 4, 2007 subject to compliance with all previously approved comments and conditions. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. PREVIOUS WRITE-UP for December 4, 2003 ITEM NO.: 19 NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Z -6828-B Hilton Garden Inn — Conditional Use Permit NE corner Peachtree and Centerview Drives Sidney Saleson/Frank Riggins; The Mehlburger Firm PROPOSAL: A conditional use permit is requested to allow for construction of a hotel on this 0-2 zoned, 5.0± acre tract. 1. SITE LOCATION: The property is located at the northeast corner of Peachtree and Centerview Drives in the Westlake Office Park. 2. COMPATIBILITY WITH NEIGHBORHOOD: This 5t acre tract is located on the southern edge of the large, Westlake Office Park development. The properties to the north, east and northwest are zoned 0-1 and 0-3 and are occupied by a number of large office buildings. One small parcel of undeveloped, 0-3 zoned property and the 1-430 right-of-way are located across Peachtree Drive, to the south. The Sandpiper Subdivision is located to the west. The Subdivision's pool and clubhouse are located across Centerview Drive from the proposed hotel site. There are elements of this proposal that make it more compatible with the neighborhood than the approved 2000 hotel plan. The hotel has been reduced from 4 stories to 3; the number of rooms has been reduced from 167 to 120; and access to the site has been limited to Centerview Drive. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Sandpiper and John Barrow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The hotel will contain 120 rooms requiring 132 on-site parking spaces; 1 per room plus an additional 10%. The site plan proposes a single point of access off of Centerview Drive and 148 parking spaces. With some slight modification of the driveway entrance, the proposed driveway and parking comply with ordinance standards. December 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z -6828-B Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscaping meet with ordinance requirements. The only exception to this, is the need to provide at least one interior landscaping island within the middle of the row of proposed 39 space parking areas. The removal of one parking space to satisfy this need should suffice. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Sidewalks with appropriate handicap ramps are ret,, id in accordance with Section 31-175 of the Little Rock Code and the M. ster Street Plan. 2. Repair or replace any curb and gutter that is damaged in the public right-of-way prior to occupancy. 3. Reduce the drive throat width to 36' adjacent to the right-of-way. The drive can then flare out to an island further into the property if desired. 4. A grading permit is accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. As needed, provide an easement and details for spillway drainage from the lake. 7. Provide critical cross section for the proposed terraces to demonstrate compliance with the land alteration ordinance. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility for details. Entergy: Ten (10) foot easement required from pole to wherever 30 pad MTD transformer is finally located. 2 December 4, 2003 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -6828-B CenterPoint Energy: Approved as submitted Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be size to provide adequate pressure and fire protection. Fire Department: Place a fire hydrant per code. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 6, 2003) Frank Riggins, of the Mehlburger Firm, was present representing the application. Staff introduced the item and noted more information was needed on the proposed "small restaurant" and meeting room facilities. Staff asked for a signage plan and requested details on the retaining walls, site lighting, fencing and the dumpster location. Staff requested that any proposed drop-off canopy and swimming pool area be indicated on the plan. Staff noted that large areas at the northwest and southwest corners of the site could be left undisturbed and asked the applicant to specify plans for those areas. Public Works, Landscape and Utility Comments were presented. The applicant was advised to respond to staff issues by November 12, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. `3 December 4, 2003 SUBDIVISION ITEM NO.: 19 (Co STAFF ANALYSIS: FILE NO.: Z-682 On April 13, 2000, the Planning Commission approved a conditional use permit to allow for construction of a 4 -story, 167 room Hilton Hotel on this undeveloped, 5t acre, 0-2 zoned acre tract. In addition to the 167 guest rooms, the proposal included a small eating area and a small lounge, both designed primarily for use by hotel guests. Access to the site was from driveways onto Peachtree Drive and Centerview Drive. The plan was approved with 178 parking spaces, 5 less than the 183 required for a hotel of that size. There was discussion between the applicant and the Sandpiper Neighborhood which resulted in some agreements outside of the Planning Commission action. Due to a misunderstanding, the applicant was not aware that the conditional use permit expired on April 13, 2003. On October 16, 2003, the question of extending the Hilton Inn C.U.P. was placed before the Commission in an agenda meeting. The Commission determined that the C.U.P. had expired and a new application must be filed. The applicant has now filed a new conditional use permit application to allow for construction of a Hilton Garden Inn on this 0-2 zoned site. The hotel will be 3 stories in height and will contain 120 rooms, a small restaurant mainly for guests and small meeting room facilities. The hotel restaurant is a buffet style serving line, seating approximately 50 persons and staffed by the hotel. There will be two 1,500 square foot meeting rooms designed to seat up to 100 persons each. The meeting rooms are designed to be divided in half, providing 4 smaller meeting rooms, if needed. Access to the site is via a single driveway off of Centerview Drive. Signage is proposed to consist of a single wall sign on the front (Peachtree) fagade a single wall sign on the side (Centerview) fagade and a single ground -mounted, monument style sign near the entrance driveway on Centerview Drive. The wall signs will read "Hilton Garden Inn." The ground - mounted sign will be 6'6" tall and 13 feet long. The 6'6" height and 84.5 square foot area of the ground sign are slightly larger than the 6 foot height and 72 square feet permitted in office zones. Staff is supportive of a variance to allow the sign as proposed due to the larger size of the site. The dumpster will be located in the loading dock area, on the back side of the hotel. No fencing is proposed and there will be no exterior pool area. No bar or lounge has been proposed. A significant amount of natural area will be retained at the northwest and southwest corners of the site. Cutting and filling of the site will be required, with the cut being in the rear or north area of the property and filling be retained by walls on the south side of the building. Two segmental block retaining walls will be constructed ranging in the height from grade to 13t feet at the northeast corner of the site. Public Works has reviewed the preliminary plans for the retaining walls and the cut and has determined that no variances are required. El! December 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont) FILE NO.: Z -6828-B Staff is supportive of the requested C.U.P. The proposal has been reduced in scale and intensity from the 2000 plan. The proposed use should be compatible with uses and zoning in the area. On November 12, 2003, the applicant submitted responses to issued raised at Subdivision Committee and noted in the analysis above. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments outlined in Sections 4, 5 and 6 of the staff report. 2. Signage is to be limited to a single wall sign on the front (Peachtree) fagade reading "Hilton Garden Inn", a single wall sign on the side (Centerview) fagade reading "Hilton Garden Inn" and a monument style ground -mounted sign to be located adjacent to the Centerview Drive entrance not to exceed 6'6" in height and 84.5 square feet in area. 3. There is to be no separate bar or lounge within the hotel. 4. Areas of undisturbed natural area located at the southwest and northwest corners, near Centerview Drive, are to be clearly labeled on the site plan and protected during construction. 5. Site lighting is to be shielded and directed downward and inward to the site. Staff recommends approval of the variance to allow the single, monument style ground -mounted sign not to exceed 6'6" in height and 84.5 square feet in area. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5