HomeMy WebLinkAboutZ-7067 Staff AnalysisJuly 26, 2001
ITEM
NO.:
11
FILE
NO.:
Z-7067
NAME:
Ensco
Parkhill (Lot 3R, Phase 2)
- Conditional
Use
Permit
LOCATION: South side of Corporate Hill Drive, south of
West Markham Street
n7V M0PER: ENGINEER:
Markham Street Development Bartlett and West Engineers, Inc.
2226 Cottondale Lane 1701 Centerview, Suite 210
Little Rock, AR 72202 Little Rock, AR 72211-4312
AREA: 2.31 acres
ZONING: O-2
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Office
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED:
A variance to allow increased building height.
A. PROPOSAL/REQUEST:
The applicant, Markham Street Development, requests a
conditional use permit to allow construction of a hotel on
the 0 -2 -zoned property along the south side of Corporate
Hill Drive (Lot 3R, Phase 2, Ensco Parkhill Addition). The
development will consist of a three-story hotel building
with approximately 35,000 square feet of building area and
70 guest rooms.
There will be a total of 81 parking spaces to serve the
hotel development. There are 24 existing parking spaces on
Lot 3R, Phase 2, Ensco Parkhill Addition which were
constructed as part of the office development to the west on
Lot 2R. There are cross -access easements between the two
(2) lots. The new parking on Lot 3R will tie into the
existing parking lot.
July 26, 2001
ITEM NO.: 11 (Cont.) FILE NO.: Z-7067
There will be two (2) access points from Corporate Hill
Drive and one (1) access through Lot 2R to the west. There
will be a small amount of parking along the north side of
the building, with a driveway along the building's east side
to access the parking in the rear.
The height of the main hotel building will be approximately
43 feet (mean height of the sloped roof), with the height of
the proposed tower feature being 62 feet to the peak of the
roof. The maximum height allowed in 0-2 zoning is 45 feet,
up to 120 feet with increased building setbacks. The
applicant has requested a variance for the increased
building height of the tower structure. The applicant has
submitted a south building elevation showing the tower
feature.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. There are existing
office buildings to the east, west and north across
Corporate Hill Drive. Interstate 630 is located to the
south.
C. NEIGHBORHOOD COMMENTS:
The Treasure Hills and Santa Fe Heights Neighborhood
Associations were notified of the public hearing. As of
this writing, staff has received one (1) phone call from a
person requesting information on this application.
D. ENGINEERING COMMENTS:
E
PUBLIC WORKS CONDITIONS:
1. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3. All driveways shall be concrete aprons per City
Ordinance.
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.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Capacity Contribution Analysis Required. Contact Little
Rock Wastewater Utility for details.
2
July 26, 2001
ITEM NO.: 11 (Cont.) FILE NO.: Z-7067
Entergy: No Comment.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
Water: If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. An
acreage charge of $150/acre applies in addition to the
normal connection charge for this parcel. (2.3 acres
@150/acre - $345.00).
Fire Department: Private fire hydrants may be required.
Contact Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Project site is located on bus route #5, but has no
effect on bus radius, turnout and route.
F. Landscape Issues:
The plan submitted does not allow for the average on-site
street buffer width required along Corporate Hill Dr.
of 24 feet.
An irrigation system to water landscaped areas will be
required.
The interior landscape islands within the proposed northern
parking lot are 270 square feet short of the 8%
(672 sq. ft.) required by the Landscape Ordinance.
G. SUBDIVISION COMMITTEE COMMENT:
(JULY 5, 2001)
Thomas Graham was present, representing the application.
Staff briefly described the conditional use permit, noting
that some additional information was needed. Staff noted
that a variance needed to be requested for the proposed
building's tower feature.
The Public Works requirements were briefly discussed.
Public Works representatives noted that the slope of the
driveway along the east property line must not exceed 12
percent.
3
July 26, 2001
ITEM NO.: 11 (Cont.) FILE NO.: Z-7067
The landscaping issues were also discussed. Bob Brown, of
the Planning Staff, noted that the street buffer along
Corporate Hill Dr. should average 24 feet. Mr. Graham noted
that the site plan would be revised accordingly.
After the discussion, the Committee forwarded the
application to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff on July
11, 2001. The revised plan addresses all of the issues
raised during the staff review and Subdivision Committee
meeting. The building has been shifted back from Corporate
Hill Drive and the street buffer now conforms to ordinance
standards. Public Works has reviewed the revised site plan
and notes no outstanding issues.
As noted in paragraph A., the applicant is requesting a
variance to allow increased building height for the tower
structure at the southeast corner of the proposed hotel
building. Based on the fact that this tower structure is as
ornamental feature, staff has no problem with the variance
as requested.
There are 81 parking spaces proposed to serve the hotel use.
The ordinance requires a minimum of 77 parking spaces.
Staff also supports the parking plan as proposed.
The proposed site plan shows a ground -mounted sign along
Corporate Hill Drive at the property's easternmost access
drive. The sign and any wall -mounted signage must not
exceed the ordinance standards for office zoned property.
Otherwise, to staff's knowledge there no outstanding issues
associated with the conditional use permit. The proposed
hotel should have no adverse impact on the general area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
4
July 26, 2001
ITEM NO.: 11 (Cont.) FILE NO.: Z-7067
2. The proposed ground -mounted sign must not exceed the
ordinance standards for office zoned property.
3. The dumpster area must be screened on three (3) sides
with an eight (8) foot high opaque fence or wall.
4. Staff recommends approval of the variance for the
increased building height of the building's tower
feature.
5. The slope of the driveway along the property's east
side must not exceed 12 percent.
PLANNING COMMISSION ACTION: (JULY 26, 2001)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter present.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 1 nay and 2 absent.
5
SUBDIVISION COMMITTEE COMMENTS
JULY 5, 2001
ITEM 11 ENSCO PARKHILL (LOT 3R, PHASE 2) — C.U.P. (Z-7067)
Planning Staff Comments:
1. Need to request a variance for reduced side yard setback (east side) or revise site plan to meet the
minimum 25 -foot setback requirement. We will comply.
2. Note building heights on the site plan — request variance. We will comply. See Site Plan.
3. Parking required — 77 spaces.
Parking proposed — 83 spaces. No response necessary.
4. Provide elevations showing tower feature. We will comply. See Attached.
5. Any dumpster area must be shown on the site plan with required screening. See Site Plan
6. Any fencing must be shown on the site plan with details (type and height). No fencing on site.
7. Provide ground -mounted sign details (height and area). Sign must be setback at least 5 feet from any
property line. We will comply. See Attached.
Variance/Waivers: None requested.
Public Works:
1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. We
will comply.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy. We will comply.
3. All driveways shall be concrete aprons per City Ordinance. We will comply.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. We will comply.
5. Storm water detention ordinance applies to this property. We will comply.
Utilities and Fire De artment/Coun Planning:
Wastewater: Sewer available, not adversely affected. Capacity Contribution Analysis Required. Contact Little
Rock Wastewater Utility for details. No response necessary.
Entergy: No Comment. No response necessary.
ARKLA: No Comment received. No response necessary.
Southwestern Bell: No Comment. No response necessary.
Water: If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. An acreage charge of $150/acre applies in
addition to the normal connection charge for this parcel. (2.3 acres @ 150/acre - $345.00). We will
comply.
Fire Department: Private fire hydrants may be required. Contact Dennis Free at 918-3752 for details. We will
comply if necessary.
County Plannin : No Comment received. No response necessary.
F:\13000\13113.000\Corres\received\SUBDIVISION COMMITTEE COMMENTS.doc
CATA: project site is located on bus route #5, but has no effect on bus radius, turnout and route. No response
necessary.
Landscape:
The plan submitted does not allow for the average on-site street buffer width required along Corporate Hill Dr.
of 24 feet. See Site Plan.
An irrigation system to water landscaped areas will be required. We will comply.
The interior islands within the proposed northern parking lot are 270 square feet short of the 8% (672 sq. ft.)
required by the Landscape Ordinance. See Site Plan.
Revised Site Plan: Submit four (4) copies of a revised site plan and the additional information as requested to
staff no later than Wednesday, July 11, 2001.
F:\13000\13113.000\Corres\received\SUBDIVISION COMMITTEE COMMENTS.doc