Loading...
HomeMy WebLinkAboutZ-6957-B Staff AnalysisJune 3, 2004 ITEM NO.: 13 FILE NO.: Z -6957-B NAME: Boen Center Addition Short -form PD -C LOCATION: on Remington Drive, Lots 12 and 13 Boen Center Addition DEVELOPER: Boen Enterprises LLC 10912 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 3.63 Acres CURRENT ZONING NUMBER OF LOTS: 2 FT. NEW STREET: 0 0-3, General Office District ALLOWED USES: Offices and associated administrative, executive and professional uses in new and existing structure together with specified institutional and accessory uses PROPOSED ZONING: PROPOSED USE PD -C Hotel — 120 Rooms VARIAN CESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone the site to Planned Development — Commercial to allow the development of the site as a 120 -room hotel facility. The applicant has indicated the proposed facility will contain 126 parking spaces and be a five -story structure with a maximum height of sixty feet. The applicant has proposed signage on each end of the proposed building and one freestanding sign to be located adjacent to 1-430. The proposed site plan indicates there will not be any amenities associated with the proposed development such as meeting facilities, a bar or restaurant. June 3, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -6957-B B. EXISTING CONDITIONS: The site is tree covered sitting above the end of Remington Drive, a recently constructed cul-de-sac. Remington Drive has been constructed with curb and gutter. Sidewalks are in place along a large portion of the roadway. Remington College is located to the south of the site sitting somewhat below the proposed site elevation. To the north of the site is vacant C-3 and C-4 zoned property. An automobile dealership is proposed for the C-4 zoned property. Other uses in the area include single-family located along Talley Road and a scattering of single-family homes is also located along nearby Colonel Glenn Road. Also located along Colonel Glenn Road are a number of non-residential uses including office uses, restaurant uses and office warehouse uses. To the east of the area accessed from Stagecoach Road is a water treatment facility owned by Central Arkansas Water. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Stagecoach Dodd Neighborhood Association, the John Barrow Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Master Street Plan improvements to Talley, Remington, and Colonel Glenn Road have not been completed and accepted by Public Works for public maintenance. 2. A grading permit in 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. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e) with this action. Indicate maximum cut and fill. 4. Storm water detention ordinance applies to this property. Show the proposed location of storm water detention facilities on the plan. 5. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 2 June 3, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -6957-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information and details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas 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 four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAVDESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Development Commercial for a hotel. The request does not require a change to the Land Use Plan. 3 June 3, 2004 SUBDIVISION ITEM NO.: 13 (Cont) FILE NO.: Z -6957-B City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use Goal states: Maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan. An objective of that goal is to: Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses. The action statement states to: Encourage new non- residential development west of Shackleford Road and north of David O. Dodd Road. Landscape: The proposed width of a small section of the landscape buffer along Interstate 430 is less than the 30 -feet required by both the zoning and landscape ordinances. A minimum of eight percent (3170 square feet) of the interior of the vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 '/2 feet in width. Interior landscaping should be generally distributed throughout the vehicular use area. A three-foot wide building -landscaping parking areas and building (or in the flexibility with this requirement. strip is required between the public general area). There is considerable An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide a landscape plans stamped with the seal of a Registered Landscape Architect. The plan submitted indicates there will be large areas, especially along the northern one-fourth of the property that will remain undisturbed. If this is the case, the areas to be preserved should be indicated on the plan. The City Beautiful Commission recommends the preservation of as many trees as feasible on this tree -covered property. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six-inch caliper or larger. Trees to be preserved must be protected out to the dripline with protective temporary fencing. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was currently zoned 0-3, General Office District and the applicant was requesting to develop the site with a 120 room hotel facility through a planned 0 June 3, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -6957-B development. Staff questioned if there would be any amenities located within the facility such as a bar, restaurant or meeting facilities. Mr. McGetrick stated there would not be any amenities. Staff also questioned access easements, which had been indicated on the previously approved preliminary plat. Mr. McGetrick stated the access easements would not be utilized to access the indicated lots. He stated access to the site would be from Remington Drive. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction. Staff also stated the storm water detention ordinance would apply to the site. Staff stated a plan for hauling of fill materials would also be required prior to construction and approved prior to the grading permit being issued. Landscaping comments were addressed. Staff noted the proposed width of the landscape buffer along 1-430 did not meet the minimum ordinance requirement. Staff also noted the interior landscaping was not adequate to meet minimum ordinance requirement. Mr. McGetrick stated he would review each of the areas and revise the plan according. Staff also requested the applicant provide on the site plan areas which would remain undisturbed. Staff stated the dripline of the trees must be protected to receive credit. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicted the facility will not contain a bar, restaurant or meeting facility. The applicant has also indicated there are no access easements along the lot lines to the previously approved lots to the north. The development will take access solely from Remington Drive. The applicant has indicated on the site plan an area of mature trees, which will be maintained. The revised site plan indicates a thirty foot landscape strip along 1-430 as required by City ordinances. The applicant has also indicated interior landscape islands sufficient to meet the minimum ordinance requirements. The applicant has indicated the development will be a one hundred twenty room hotel facility five stories in height with a maximum building height of sixty feet. Although the applicant is requesting a rezoning of the site to PD -C the site is currently zoned 0-3, General Office District as is the property in the immediate area. The typical allowed building height for an 0-3, General Office District 5 June 3, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -6957-B zoned property is sixty feet with proper setbacks. Staff is supportive of the indicated building height. The applicant has indicated one hundred twenty-six parking spaces on the proposed site plan. The typical minimum parking required for a hotel facility is one space per guestroom, plus an additional ten percent of the total of all parking spaces required for developments larger than twenty rooms for employees and non -guest users patronizing meeting rooms, restaurants and other facilities. The typical minimum parking required for the development would be one hundred thirty-two spaces. Staff feels the proposed parking is adequate to meet the parking demand. The applicant has indicated there will not be any amenities such as meeting facilities, restaurants or other facilities contained within the development. The applicant has indicated signage will be placed on each end of the building. The applicant has indicated the signage will be approximately eight feet by thirteen feet. The applicant has also indicated one freestanding sign and a maximum of twenty-five feet in height. The applicant has indicated the sign area will be consistent with signage allowed in commercial zones or a maximum of one hundred sixty square feet in area. The ordinance typically allows one wall or mansard sign not to exceed ten percent in aggregate sign areas of the occupant's fagade. The typical wall signage allowed would be one end of the building and one hundred forty four square feet in sign area. The applicant has indicated one hundred four square feet of sign area on each end of the building. The pole height of the applicant's request for ground -mounted signage is less than the ordinance typically allows. The maximum height allowed in commercial zones is thirty-six feet in height. The applicant has indicated twenty-six feet in height. Staff is supportive of the applicant's requested signage. The applicant has indicated on the proposed site plan the proposed dumpster location along with a note concerning the required screening. The applicant has indicated the dumpster will be located on the southern portion of the site with a wood fence or block screen eight feet in height and a wooden gate. Staff is supportive of the proposed location of the proposed dumpster. Staff is supportive of the proposed development. The area to the north of the site is zoned C-4, Open Display District and C-3, General Commercial District while the property immediately adjacent to the site is zoned 0-3, General Office District. Staff does not feel the placement of a hotel facility on the site will adversely impact adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. A FILE NO.: Z -6957-B NAME: Boen Center Addition Short -form PD -C LOCATION: on Remington Drive, Lots 12 and 13 Boen Center Addition DEVELOPER: Boen Enterprises LLC 10912 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 3.63 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 FT. NEW STREET: 0 0-3, General Office District Offices and associated administrative, executive and professional uses in new and existing structure together with specified institutional and accessory uses PD -C Hotel —120 Rooms VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone the site to Planned Development — Commercial to allow the development of the- site as a 120 -room hotel facility. The applicant has indicated the proposed facility will contain 126 parking spaces and be a five -story structure with a maximum height of sixty feet. The applicant has proposed signage on each end of the proposed building and one freestanding sign to be located adjacent to 1-430. The proposed site plan indicates there will not be any amenities associated with the proposed development such as meeting facilities, a bar or restaurant. FILE NO.: Z -6957-B Cont. B. EXISTING CONDITIONS: The site is tree covered sitting above the end of Remington Drive, a recently constructed cul-de-sac. Remington Drive has been constructed with curb and gutter. Sidewalks are in place along a large portion of the roadway. Remington College is located to the south of the site sitting somewhat below the proposed site elevation. To the north of the site is vacant C-3 and C-4 zoned property. An automobile dealership is proposed for the C-4 zoned property. Other uses in the area include single-family located along Talley Road and a scattering of single-family homes is also located along nearby Colonel Glenn Road. Also located along Colonel Glenn Road are a number of non-residential uses including office uses, restaurant uses and office warehouse uses. To the east of the area accessed from Stagecoach Road is a water treatment facility owned by Central Arkansas Water. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Stagecoach Dodd Neighborhood Association, the John Barrow Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Master Street Plan improvements to Talley, Remington, and Colonel Glenn Road have not been completed and accepted by Public Works for public maintenance. 2. A grading permit in 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. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e) with this action. Indicate maximum cut and fill. 4. Storm water detention ordinance applies to this property. Show the proposed location of storm water detention facilities on the plan. 5. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 2 FILE NO.: Z -6957-B Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information and details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas 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 four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of 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. This development will have minor impact on the existing water distribution system. Proposed . water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSU ESITECH NI CAUDESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Development Commercial for a hotel. The request does not require a change to the Land Use Plan. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use Goal states: Maintain and encourage single-family and low density residential developments in the residential area of the 3 FILE NO.: Z -6957-B Cont. neighborhood, while encouraging responsiblethe Future Land UseaPlanvAn objective area currently reserved for such uses on of that goal is to: Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses. The action statement states to: Encourage new non- residential development west of Shackleford Road and north of David O. Dodd Road. Landsca e: The proposed width of a small section of the landscape buffer along Interstate 430 is less than the 30 -feet required by both the zoning and landscape ordinances. A minimum of eight percent (3170 square feet) of the interior of the vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 M, feet in width. Interior landscaping should be generally distributed throughout the vehicular use area. A three-foot wide building -landscaping strip is required between the public parking areas and building (or in the general area). There is considerable flexibility with this requirement. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will Landscape Architect. de a landscape plans stamped with the seal of a Registered The plan submitted indicates there will be large areas, especially along the northern one-fourth of the property that will remain undisturbed. If this is the case, the areas to be preserved should be indicated on the plan. The City Beautiful Commission recommends the preservation of as many trees as feasible on this tree -covered property. Extra credit toward fulfilling landscape ordinance requirements can be given eNed pmustrlbe preserving protected trees out to thesix-inch dripliricaliper with larger. Trees to be pres protective temporary fencing. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was currently zoned 0-3, General Office District and the applicant was requesting to develop the site with a 120 room hotel facility through a planned development. Staff questioned if there would be any amenities located within the facility such as a bar, restaurant or meeting facilities. Mr. McGetrick stated there would not be any amenities. Staff: also questioned access easements, which had been indicated on the previously approved preliminary plat. Mr. McGetrick stated the access easements would not be utilized to access the indicated lots. He stated access to the site would be from Remington Drive. 4 FILE NO.: Z -6957-B Cont. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction. Staff also stated the storm water detention ordinance would apply to the site. Staff stated a plan for hauling of fill materials would also be required prior to construction and approved prior to the grading permit being issued. Landscaping comments were addressed. Staff noted the proposed width of the landscape buffer along 1-430 did not meet the minimum ordinance requirement. Staff also noted the interior landscaping was not adequate to meet minimum ordinance requirement. Mr. McGetrick stated he would review each of the areas and revise the plan according. Staff also requested the applicant provide on the site plan areas which would remain undisturbed. Staff stated the dripline of the trees must be protected to receive credit. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicted the facility will not contain a bar, restaurant or meeting facility. The applicant has also indicated there are no access easements along the lot lines to the previously approved lots to the north. The development will take access solely from Remington Drive. The applicant has indicated on the site plan an area of mature trees, which will be maintained. The revised site plan indicates.a thirty foot landscape strip along 1-430 as required by City ordinances. The applicant has also indicated interior landscape islands sufficient to meet the minimum ordinance requirements. The applicant has indicated the development will be a one hundred twenty room hotel facility five stories in height with a maximum building height of sixty feet. Although the applicant is requesting a rezoning of the site to PD -C the site is currently zoned 0-3, General Office District as is the property in the immediate area. The typical allowed building height for an 0-3, General Office District zoned property is sixty feet with proper setbacks. Staff is supportive of the indicated building height. The applicant has indicated one hundred twenty-six parking spaces on the proposed site plan. The typical minimum parking required for a hotel facility is one space per guestroom, plus an additional ten percent of the total of all parking spaces required for developments larger than twenty rooms for employees and non -guest users patronizing meeting rooms, restaurants and other facilities. The typical minimum parking required for the development would be one hundred thirty-two spaces. Staff feels the proposed parking is adequate to meet the 5 ILE NO.: Z-8957-B(Cont. parking demand. The applicant has indicated there will not be any amenities such as meeting facilities, restaurants or other facilities contained within the development. The applicant has indicated signage will be placed on each end of the building. The applicant has indicated the signage will be approximately eight feet by thirteen feet. The applicant has also indicated one freestanding sign and a maximum of twenty-five feet in height. The applicant has indicated the sign area will be consistent with signage allowed in commercial zones or a maximum of one hundred sixty square feet in area. The ordinance typically allows one wall or mansard sign not to exceed ten percent in aggregate sign areas of the occupant's fagade. The typical wall signage .allowed would be one end of the building and one hundred forty four square feet in sign area. The applicant has indicated one hundred four square feet of sign area on each end of the building. The pole height of the applicant's request for ground -mounted signage is less than the ordinance typically allows. The maximum height allowed in commercial zones is thirty-six feet in height. The applicant has indicated twenty-six feet in height. Staff is supportive of the applicant's requested signage. The applicant has indicated on the proposed site plan the proposed dumpster location along with a note concerning the required screening. The applicant has indicated the dumpster will be located on the southern portion of the site with a wood fence or block screen eight feet in height and a wooden gate. Staff is supportive of the proposed location of the proposed dumpster. Staff is supportive of the proposed development. The area to the north of the site is zoned C-4, Open Display District and C-3, General Commercial District while the property immediately adjacent to the site is zoned 0-3, General Office District. Staff does not feel the placement of a hotel facility on the site will adversely impact adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. ITEM NO.: 13 NAME: Boen Center Addition Short -form PD -C FILE NO.: Z -6957-B LOCATION: on Remington Drive, Lots 12 and 13 of the Boen Center Subdivision Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of any proposed signage (height/area/location) on the proposed site plan. More specifically provide the height of the proposed freestanding sign along with the total square footage of the proposed sign area. Also include the total fagade area designated for signage for the proposed wall signage. . 3. Will there be any amenities located on the site such as a bar, restaurant, or meeting facilities? If so indicate the activities on the proposed site plan. ' 4. Provide areas of undisturbed buffers on the proposed site plan. 5. Locate any previously designated access easement on the proposed site plan. 6. Include a note concerning the proposed dumpster screening on the proposed site plan. 1,rj4v �,,� 7. Site lighting must be low level and directional, directed inward to eliminate overspill r � onto the adjoining freeway. Variance[Waivers: None requested. Public Works: 1. Master Street Plan improvements to Talley, Remington, and Colonel Glenn Road have not been completed and accepted by Public Works for public maintenance. 2.; A grading permit in 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. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e) with this action. Indicate maximum cut and fill. 4. Storm water detention ordinance applies to this property. Show the proposed location of storm water detention facilities on the plan. 5. Hauling of fill material on or off site over municipal streets and roads requires �,. approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information and details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas 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 four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Development Commercial for a hotel. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use Goal states: Maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan. An objective of that goal is to: Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non-residential uses. The action statement states to: Encourage new non-residential development west of Shackleford Road and north of David O. Dodd Road. Landscape: The proposed width of a small section of the landscape buffer along Interstate 430 is less than the 30 -feet required by both the zoning and landscape ordinances. ,r A minimum of eight percent (3170 square feet) of the interior of the vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7'/ feet in width. lnteriar'landscaping should be generally distributed throughout the vehicular use area. A three-foot wide building landscaping strip is required between the public parking areas and building (or in the general area). There is considerable flexibility with this requirement. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide a landscape plans stamped with the seal of a Registered Landscape Architect. The plan submitted indicates there will be large areas, especially along the northern one-fourth of the property that will remain undisturbed. If this is the case, the areas to be preserved should be indicated on the plan. The City Beautiful Commission recommends the preservation of as many trees as feasible on this tree -covered property. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six-inch caliper or larger. Trees to be preserved must be protected out to the dripline with protective temporary fencing. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004.