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HomeMy WebLinkAboutZ-6828-C Staff AnalysisApril 2, 2009 ITEM NO. 5 NAME: LOCATION: OVVNER/APPLICANT FILE NO.: Z -6828 - Aloft Hotel — Conditional Use Permit 1900 Peachtree Drive ISB Westlake, LLC/Mehlburger Brawley, Inc. PROPOSAL: A conditional use permit is requested to allow the construction of a hotel on this 0-2 zoned, 5.06± acre tract. 1 SITE LOCATION: 2 The site is located on the northeast corner of the intersection of Peachtree Drive and Centerview Drive. COMPATIBILITY WITH NEIGHBORHOOD: This 5+ 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 recreation area are located across Centerview Drive from the proposed hotel site. The hotel is proposed to be located on the east half of the 5+ acre tract, pulling the building farther away from the neighborhood. Access to the hotel site will be from Centerview Drive, through the office park, reducing potential traffic on Peachtree. The hotel will not have a restaurant, large convention type meeting facilities or ancillary retail uses that might generate additional customer traffic. Staff believes the hotel is compatible with uses and development in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Sandpiper and John Barrow Neighborhood Associations. The applicants also held a neighborhood meeting on March 24, 2009. 3. ON SITE DRIVES AND PARKING: The hotel is proposed to have 134 rooms, requiring 147 parking spaces based on a requirement of 1 space per room plus 10% more. The applicant is proposing 157 parking spaces with access to the site being taken from Centerview Drive. The hotel will not have a restaurant, large April 2, 2009 ITEM NO.: 5 (Cont. FILE NO.: Z -6828-C convention type meeting facilities or ancillary retail uses which might generate additional traffic and parking needs. 4. SCREENING AND BUFFERS'. Site plan must comply with the City's landscape and buffer ordinance requirements. The landscape ordinance requires a minimum of eight percent (8%) of the interior paved surface areas be allocated for green space. Currently, this proposal appears deficient. The interior islands must be evenly distributed throughout the site. An automatic irrigation system is required for all the newly planted landscaped areas on the site. A landscape plan with the seal of a Registered Landscape Architect will be required prior to the issuance of a building permit. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS. 1. At the time of building permit, per the Land Alteration Regulations, slopes steeper than 3:1 are prohibited and hillside cuts cannot exceed thirty (30) feet. The hillside cut is proposed to be about twenty-six (26) feet maximum height. The slope of the wall will be 1.25 ft:1 ft. over 10 foot vertical rise with 2-10 foot wide benches. 2. At the time of building permit, sidewalks with appropriate handicap ramps are required on Peachtree Drive in accordance with Section 31- 175 of the Little Rock Code and the Master Street Plan. 3. Due to the proposed use of the property, the Master Street Plan specifies that Centerview Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline for the entire frontage of the property. 2 April 2, 2009 ITEM NO.: 5 Cont.) FILE NO.: Z -6828-C 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Capacity Contribution Analysis required prior to construction, contact Little Rock Wastewater for details. Entergy: No comment received. CenterPoint Energy: No comment received. AT&T (SBC): No comment 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 plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: No comment received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (MARCH 12, 2009) Wes Lowder was present representing the application. Staff presented the item and requested additional information on signage, lighting, fencing and dumpster location. The applicant was asked to provide building elevations and to label the building setbacks on the plan. Staff asked that areas of trees to be preserved be labeled and the height of the retaining walls along Peachtree Drive be indicated. Public Works, Utility and Landscape Comments were discussed. Staff noted that the cuts and benches on the north side of the site did comply with the Land Alteration regulations. K, April 2, 2009 ITEM NO.: 5 (Cont.) FILE NO.: Z -6828-C The applicant stated a meeting would be set up with the neighborhood prior to the Commission meeting. The applicant was advised to respond to staff issues by March 18, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS.- On NALYSIS: On April 13, 2000, the Planning Commission approved a conditional use pen -nit to allow a 4 -story, 167 room Hilton Hotel on this 5+ acre, 0-2 zoned tract. After 3 years, the Hotel was not built and the C.U.P. expired. On December 4, 2003, a C.U.P. was approved to allow a 3 -story, 120 room Hilton Garden Inn on the site. A one-year extension of that C.U.P. was subsequently approved, extending the approval through December 4, 2007. The Hotel was not constructed. The applicant is now requesting approval of a C.U.P. to allow construction of a 5 -story, 134 room aloft hotel. A single driveway will provide access to the site from Centerview Drive. A total of 157 parking spaces will be located around the hotel. The hotel will not have a restaurant. A continental breakfast will be available for patrons, similar to that typically provided by many hotels. The hotel will not have a kitchen. There will be a small bar area that is primarily intended for hotel patrons and their guests. The bar itself will seat 8 persons with an adjacent lounge that can seat an additional 25-30 people. The bar will have an adjacent outdoor patio that will be available to bar patrons. No ancillary retail stores are proposed. The facility will contain 3 meeting rooms. One will be 2,500 square feet and the other 2 will be 600 square feet each. Parking lot lighting is proposed to be 30 -foot tall architectural poles with directional metal halide lighting to direct the lighting into the site. A single, monument -style ground sign is shown at the Centerview Drive entrance to the site. A six-foot tall wood privacy fence will be placed along the north property line. Areas of trees to be preserved are shown at all four corners of the site. The two largest areas of preserved trees are located along the western perimeter of the site, both north and south of the driveway. Building setbacks have been shown on the plan. The building setbacks far exceed the minimum setback requirement of 25 feet established in the 0-2 zoning district. At its closest point (on the north side), the building setback is 90.7± feet. The building height is shown to be 54± feet with an architectural "swoop" element extending above. The overall height does not appear to exceed 70 feet. The 0-2 zoning district has a base allowable height of 45 feet. An additional foot of height is permitted for each additional foot of building setback provided beyond the minimum setback of 25 feet. The maximum allowable height in 0-2 is 120 feet. Based on the provided setbacks, this particular building could have a height of 110 feet. C! April 2, 2009 ITEM NO.: 5 {Cont.} FILE NO.: Z -6828-C Due to the slope of the property, terracing will occur to provide a level building site. A pair of segmented block retaining walls will be located along the south and east perimeters. The walls will range in height from 0.5 feet to 13 feet. Cuts and benches will be required on the north side of the site as well. The cuts will comply with the City's Land Alteration Ordinance. Staff is supportive of the proposed Conditional Use Permit to allow the hotel. In many aspects, the plan is very similar to prior approved plans. Placement of the building, driveway and parking areas is much like those previously approved. Staff believes the proposed use is appropriate for the site. There is no bill of assurance for the tract. To staff's knowledge, there is only one outstanding issue. The building elevation submitted by the applicant shows a roof sign. Such signs are prohibited in Little Rock. Approval of the C.U.P. for the hotel will not permit the roof -mounted sign. STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit to allow the hotel subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Signage is to comply with that allowed in office zones. No roof sign is permitted. PLANNING COMMISSION ACTION: (APRIL 2, 2009) The applicant was present. There were several objectors present. One e-mail and a petition of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. It was noted that staff had spoken with the applicant about the roof sign shown on the building elevation drawing and he understood that the roof sign could not be approved by the Commission. Vice -chair Jeff Yates announced that he was recusing on this item. The applicant, Wes Lowder, addressed the Commission. He stated the property was part of the West Lake Office Park Development and was zoned 0-2. He stated the plan had been designed so that the hotel would blend in with the office park and would not impact the nearby neighborhood. Mr. Lowder noted the 5 April 2, 2009 ITEM NO.: 5 (Cont.) FILE NO.: Z -6828-C driveway was located on Centerview Drive. He stated the site would have stair -stepped retaining walls fashioned to closely match the rest of the office park development. He commented that the site could be developed as an office building which would generate more traffic to the site than the proposed hotel. He noted the traffic generated by an office building would have an impact on the peak -hour traffic pattern where a hotel's traffic would be spread throughout the day. Mr. Lowder stated there had been a meeting held with the neighborhood residents. Greg Hankins, of 2108 Hickorynut Court, spoke in opposition. Stated a hotel on the site would increase traffic, impact the residents quality of life and reduce property values. Jennifer Kuaternik, of 2505 Peachtree Dr., spoke in opposition. She stated the hotel would be across the street from the neighborhood's pool and park. She stated she would no longer feel safe allowing her children to go to the park not knowing who is at the hotel. Ron Miles, of 11604 Hickory Hill Rd., spoke next in opposition. He stated he was the President of the Sandpiper Neighborhood Association and was speaking on behalf of the neighborhood. He commented that the hotel's plan was a "good plan" but the neighborhood had concerns about traffic and the proximity of the hotel to the neighborhood park. Dale Novack, of 2200 Peachtree Dr., stated he felt there was not a need for another hotel in the area. He stated there were 25 hotels within three miles of the site and occupancy rates were down at those hotels. Mary Novack, of 2200 Peachtree Dr., stated she was concerned about the safety of the neighborhood's children. She also questioned the location of the proposed driveway off of Centerview Dr. Elroy Willoughby, of 5 Cottonwood Court, noted this was the 4th attempt to build a hotel on the site. He questioned whether there really was a need for the hotel. Wes Lowder responded to the comments by showing the plan and noting the location of the development on the site. He stated the building was moved to the east to pull it away form the neighborhood. He noted the areas of trees to be left undisturbed which provided additional screening of the park from the hotel itself. Mr. Lowder again commented that the hotel would generate less traffic than an office building which could be developed by -right on the site. Jim Irwin, representing the owners of the property and the adjacent office park, spoke in support of the application. He stated they did not want to do any development that would negatively impact the neighborhood or their own office April 2, 2009 ITEM NO.: 5 (Cont. FILE NO.: Z -6828-C development. He stated the location of the hotel on the site and the preservation of green areas would protect the neighborhood. Commissioner Meyer noted several of the allowable uses in 02 that he felt would have a greater impact on the neighborhood that the proposed hotel. In response to a question from Chairman Taylor, Mr. Lowder stated the driveway location on Centerview Drive was as shown on the plan and was in excess of 100 feet from the intersection. A motion was made to approve the application, subject to compliance with all staff comments and conditions. The motion was approved by a vote of 9 ayes, 0 noes, 1 absent and 1 recusing (Yates). 7 SUBDIVISION COMMITTEE COMMENTS MARCH 12, 2009 ITEM NO.: 5. ALOFT HOTEL CONDITIONAL USE PERMIT 1900 PEACHTREE DRIVE Z -6828-C Planning Staff Comments: 1. Provide building elevations. 2. Label building setbacks. 3. Provide signage plan. 4. Provide lighting plan. Lighting should be shielded downward and into the site to eliminate lighting spilling off the site. 5. Locate dumpster and required screening. 6. Locate and describe any proposed fencing. 7. Will there be meeting rooms, bar and lounge or other uses? If so, describe in detail. No restaurant is proposed. 8. Label areas of trees to be preserved. 9. Provide height of segmental block retaining walls. Variance/Waivers: • None requested. Public Works: 1. At the time of building permit, per the Land Alteration Regulations, slopes steeper than 3:1 are prohibited and hillside cuts cannot exceed thirty (30) feet. The hillside cut is proposed to be about twenty-six (26) feet maximum height. The slope of the wall will be 1.25 ft:l ft over 10 foot vertical rise with 2-10 foot wide benches. 2. At the time of building permit, sidewalks with appropriate handicap ramps are required on Peachtree Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Due to the proposed use of the property, the Master Street Plan specifies that Centerview Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline for the entire frontage of the property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Contribution Analysis required prior to construction, contact Little Rock Wastewater for details. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment 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 plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. ITEM NO.: 5. CON'T 7-6828-C Fire Department: No comment received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planniniz Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. This site is located along the Interstate 430 scenic corridor, therefore, thirty (30) foot of undisturbed buffer is both encouraged and appreciated. Currently, it appears a retaining wall is located within this area. The landscape ordinance requires a minimum of eight percent (8)% of the interior paved surface areas be allocated for green space. Currently, this proposal appears deficient. The interior islands must be evenly distributed throughout the site. An automatic irrigation system is required for all the newly planted landscaped areas on the site. A landscape plan with the seal of a Registered Landscape Architect will be required prior to the issuance of a building permit. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff comments and four (4) copies of revised site plan no later than Wednesday March 18, 2009. Required notices must be sent via certified mail no later than March 18, 2009 and proof of notice returned to staff by March 27, 2009.