Loading...
HomeMy WebLinkAboutZ-7350-A Staff AnalysisFILE NO.: Z - NAME: Markham Inn Short -form PD -R LOCATION: Located north of "A" Street between Harrison and Van Buren Streets DEVELOPER: S & B Corporation 12814 Cantrell Road Little Rock, AR 72223 ENGINEER: Williams & Dean 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 1.08 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -R PROPOSED USE: Corporate Townhouse Extended Stay Hotel VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a proposal at their February 6, 2003 Public Hearing to allow the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned FILE NO.: Z -7350-A (Cont. properties to begin a two (2) phase development. The applicant proposed Phase I to consist of the area south of "A" Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There are 132 parking spaces. Currently, the hotel property is not in operation as it was closed in August 2001. The applicant proposed PCD zoning to allow the development to occur. The request for change in zoning was in preparation for the following improvements: The Markham Inn would become the Markham House Suites. The proposal was to renovate the former 120 -room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one -bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms would be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel were to be completely replaced. This facility would also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, three (3) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to expand 515 square feet (indicated on the previous site plan). The owner will, through a shared long-term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. The applicant also proposed a Phase II as a part of the development. Phase II was the area north of "A" Street and was the residential, townhouse development portion of the project. At the suggestion of Staff and the Commission, the applicant withdrew the request for the area north of "A" Street and re -filed the application as a PD -R currently under review. The request for the PCD, the area south of "A" Street, is currently being forwarded to the Board of Directors for final action. A. PROPOSAL/REQUEST: The current request is the Phase II portion of the development and includes the removal of four (4) single-family dwellings owned by the applicant on the "A" 2 FILE NO.: Z -7350-A (Cont. Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a mix of single story and 2 -story buildings, with the 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to the existing alley. There will be an access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-three (33) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. B. EXISTING CONDITIONS: The site contains four single-family homes, two of which are boarded up. The existing, now closed, Markham Inn is located south of the site across "A" Street. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is the dividing line from the non-residential and residential uses in the area. There are four single-family homes located north of "A" Street in the proposed project area. A PCD for a prosthetic clinic is located north of "A" Street on the corner of "B" Street and Van Buren Street. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a residential street. Dedicate right-of-way to 25 feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a commercial street. The existing dedication of right-of-way to 25 feet from centerline and 3 FILE NO.: Z -7350-A pavement width of 26' will be acceptable to meet the standards for a minor commercial street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of all abutting streets. 4. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. All driveways shall be concrete aprons per City Ordinance. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688- 1414 for additional details. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A 3/ -inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The 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 details. County Planning: No comment received. CATA: No comment received. El I FILE NO.: Z -7350-A F. ISSUES/TECHNICAL/DESIGN: _Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. Since the applicant has applied for a Planned Development — Residential to construct townhouses on the site and the development can be tied to a specific development a Land Use Plan Amendment will not be required. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a 'Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscape areas will be required. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Pat McGetrick, Mr. Steve Duffel and Mr. John Johnson were present representing the application. Staff presented an overview of the development indicating the application was the residential part of a previous proposal which included commercial and residential reviewed at the February 6, 2003 Public Hearing. Staff requested the applicant include on the site plan additional items for consideration. Staff requested the means of garbage collection be indicated in the general notes on the site plan. Staff also requested any proposed fencing along with materials be included on the site plan. Staff stated the sign location had been indicated but the sign area had not been indicated on the site plan. Staff requested this information be added. Public Works comments were addressed. Staff stated "A" Street in this area should be built to Commercial Street standard. Mr. McGetrick stated Public Works had previously agreed to allow the street to be constructed to Residential 9 FILE NO.: Z -7350-A Street standard since the area was residential and the area north of "A" Street was predominately residential. Landscaping comments were addressed. Staff stated if the site was under one acre then a water source within 75 -feet would be required. Mr. McGetrick stated after the dedication of right-of-way the site was very likely to be less than one acre. Staff suggested the applicant contact the various outside agencies if there were any questions concerning their comments. There was no further discussion of the item. The Committee then forwarded the proposed request to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing some of the concerns raised by Staff and the Subdivision Committee members. The applicant has removed the two parking spaces along "A" Street previously shown now only allowing one curb cut along "A" Street mid block. This curb cut enters a parking area containing thirteen (13) parking spaces. The applicant is also proposing the placement of thirteen (13) space along the alley accessed from Van Buren Street and seven (7) spaces behind the buildings accessed from North Harrison Street. This is a total of thirty-three (33) parking spaces on the site. The typical minimum parking requirement for a multi -family development would be one and one-half spaces per unit or a total of twenty-one (21) parking spaces. The proposed parking is more than sufficient to meet the demand for the typical minimum parking required. The applicant has indicated a single ground mounted monument style sign to be located near the Van Buren Street and "A" Street intersection. The applicant has not indicated the sign area but Staff would recommend the sign area be consistent with allowable signage in multi -family zones or not to exceed twenty- four square feet in sign area. The applicant has indicated decorative fencing will be used around the sign along Van Buren Street and "A" Street and will not exceed forty-two (42) feet in height. The proposed fencing height is consistent with allowable fencing heights within the front yard setback per the zoning ordinance. The applicant submitted elevations of the proposed units to Staff as requested. For the most part Staff feels the proposed design is consistent with the architectural style and construction of the Hillcrest area Staff would however; recommend the single story buildings contain additional architectural features to allow the buildings to not look as contemporary as presented. The applicant has stated the addition of dormers, brackets and porches would soften the buildings and add architectural detail to the structures. 0 FILE NO.: Z -7350-A Cont. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. The proposed rezoning should have minimal impact on the surrounding neighborhood if constructed in the manner presented. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from R-3, Single- family to PD -R to allow construction of Markham House Villas subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. Staff recommends the sign area be consistent with allowable signage in multi- family zones or not to exceed twenty-four square feet in sign area. PLANNING COMMISSION ACTION: (MARCH 20, 2003) The applicant was present. There were no objectors present. Staff stated there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request to rezone the site from R-3, Single-family to PD -R to allow construction of Markham House Villas subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff presented a recommendation that the sign area be consistent with allowable signage in multi -family zones or not to exceed twenty-four square feet in sign area. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 March 20, 2003 ITEM NO.: 17 FILE NO.: Z -7350-A NAME: Markham Inn Short -form PD -R LOCATION: Located north of "A" Street between Harrison and Van Buren Streets DEVELOPER: S & B Corporation 12814 Cantrell Road Little Rock, AR 72223 FNC;INFFR- Williams & Dean 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 1.08 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -R PROPOSED USE: Corporate Townhouse Extended Stay Hotel VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a proposal at their February 6, 2003 Public Hearing to allow the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned March 20, 2003 SUBDIVISION ITEM NO.: 17 (C FILE NO.: Z -7350-A properties to begin a two (2) phase development. The applicant proposed Phase I to consist of the area south of "A" Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There are 132 parking spaces. Currently, the hotel property is not in operation as it was closed in August 2001. The applicant proposed PCD zoning to allow the development to occur. The request for change in zoning was in preparation for the following improvements: The Markham Inn would become the Markham House Suites. The proposal was to renovate the former 120 -room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one -bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms would be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel were to be completely replaced. This facility would also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, three (3) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to expand 515 square feet (indicated on the previous site plan). The owner will, through a shared long-term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. The applicant also proposed a Phase II as a part of the development. Phase II was the area north of "A" Street and was the residential, townhouse development portion of the project. At the suggestion of Staff and the Commission, the applicant withdrew the request for the area north of "A" Street and re -filed the application as a PD -R currently under review. The request for the PCD, the area south of "A" Street, is currently being forwarded to the Board of Directors for final action. 2 March 20, 2003 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -7350-A A. PROPOSAL/REQUEST: The current request is the Phase II portion of the development and includes the removal of four (4) single-family dwellings owned by the applicant on the "A" Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a mix of single story and 2 -story buildings, with the 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to the existing alley. There will be an access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-three (33) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. B. EXISTING CONDITIONS: The site contains four single-family homes, two of which are boarded up. The existing, now closed, Markham Inn is located south of the site across "A" Street. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is the dividing line from the non-residential and residential uses in the area. There are four single-family homes located north of "A" Street in the proposed project area. A PCD for a prosthetic clinic is located north of "A" Street on the corner of "B" Street and Van Buren Street. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. 3 March 20, 2003 SUBDIVISION NO.: 17 (Cont.) FILE NO.: 2-7350-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a residential street. Dedicate right-of-way to 25 feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a commercial street. The existing dedication of right-of-way to 25 feet from centerline and pavement width of 26' will be acceptable to meet the standards for a minor commercial street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of all abutting streets. 4. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. All driveways shall be concrete aprons per City Ordinance. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688- 1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A 3/ -inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be 10 March 20, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -7350-A 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 details. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. Since the applicant has applied for a Planned Development — Residential to construct townhouses on the site and the development can be tied to a specific development a Land Use Plan Amendment will not be required. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a `Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscape areas will be required Buildin Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Pat McGetrick, Mr. Steve Duffel and Mr. John Johnson were present representing the application. Staff presented an overview of the development indicating the application was the residential part of a previous proposal which 61 March 20, 2003 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z - included commercial and residential reviewed at the February 6, 2003 Public Hearing. Staff requested the applicant include on the site plan additional items for consideration. Staff requested the means of garbage collection be indicated in the general notes on the site plan. Staff also requested any proposed fencing along with materials be included on the site plan. Staff stated the sign location had been indicated but the sign area had not been indicated on the site plan. Staff requested this information be added. Public Works comments were addressed. Staff stated "A" Street in this area should be built to Commercial Street standard. Mr. McGetrick stated Public Works had previously agreed to allow the street to be constructed to Residential Street standard since the area was residential and the area north of "A" Street was predominately residential. Landscaping comments were addressed. Staff stated if the site was under one acre then a water source within 75 -feet would be required. Mr. McGetrick stated after the dedication of right-of-way the site was very likely to be less than one acre. Staff suggested the applicant contact the various outside agencies if there were any questions concerning their comments. There was no further discussion of the item. The Committee then forwarded the proposed request to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing some of the concerns raised by Staff and the Subdivision Committee members. The applicant has removed the two parking spaces along "A" Street previously shown now only allowing one curb cut along "A" Street mid block. This curb cut enters a parking area containing thirteen (13) parking spaces. The applicant is also proposing the placement of thirteen (13) space along the alley accessed from Van Buren Street and seven (7) spaces behind the buildings accessed from North Harrison Street. This is a total of thirty-three (33) parking spaces on the site. The typical minimum parking requirement for a multi -family development would be one and one-half spaces per unit or a total of twenty-one (21) parking spaces. The proposed parking is more than sufficient to meet the demand for the typical minimum parking required. The applicant has indicated a single ground mounted monument style sign to be located near the Van Buren Street and "A" Street intersection. The applicant has not indicated the sign area but Staff would recommend the sign area be A March 20, 2003 SUBDIVISION ITEM NO.: 17 (Cont.)_ FILE NO.: Z -7350-A consistent with allowable signage in multi -family zones or not to exceed twenty- four square feet in sign area. The applicant has indicated decorative fencing will be used around the sign along Van Buren Street and "A" Street and will not exceed forty-two (42) feet in height. The proposed fencing height is consistent with allowable fencing heights within the front yard setback per the zoning ordinance. The applicant submitted elevations of the proposed units to Staff as requested. For the most part Staff feels the proposed design is consistent with the architectural style and construction of the Hillcrest area Staff would however; recommend the single story buildings contain additional architectural features to allow the buildings to not look as contemporary as presented. The applicant has stated the addition of dormers, brackets and porches would soften the buildings and add architectural detail to the structures. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. The proposed rezoning should have minimal impact on the surrounding neighborhood if constructed in the manner presented. I_ STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from R-3, Single- family to PD -R to allow construction of Markham House Villas subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. Staff recommends the sign area be consistent with allowable signage in multi- family zones or not to exceed twenty-four square feet in sign area. PLANNING COMMISSION ACTION: (MARCH 20, 2003) The applicant was present. There were no objectors present. Staff stated there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request to rezone the site from R-3, Single-family to PD -R to allow construction of Markham House Villas subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff presented a recommendation that the sign area be consistent with allowable signage in multi -family zones or not to exceed twenty-four square feet in sign area. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. II March 20, 2003 ITEM NO.: 17 NAME: Markham Inn Short -form PD -R FILE NO.: Z -7350-A LOCATION: Located north of "A" Street between Harrison and Van Buren Streets DEVELOPER: S & B Corporation 12814 Cantrell Road Little Rock, AR 72223 ENGINEER: Williams & Dean 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 1.08 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -R PROPOSED USE: Corporate Townhouse Extended Stay Hotel VARIAN C ESMAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a proposal at their February 6, 2003 Public Hearing to allow the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned March 20, 2003 SUBDIVISION ITEM NO.; 17 (Cont.) FILE NO.: Z -7350-A properties to begin a two (2) phase development. The applicant proposed Phase I to consist of the area south of "A" Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases.. There are 132 parking spaces. Currently, the hotel property is not in operation as it Was closed in August 2001. The applicant proposed PCD zoning to allow the development to occur. The request for change in zoning was in preparation for the following improvements: The Markham Inn would become the Markham House Suites. The proposal was to renovate the former 120 -room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one -bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms would be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel were to be completely replaced. This facility would also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, three (3) signage locations of 160 square feet 'in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to expand 515 square feet (indicated on the previous site plan). The owner will, through a shared long-term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. The applicant also proposed a Phase II as a part of the development. Phase II was the area north of "A" Street and was the residential, townhouse development portion of the project. At the suggestion of Staff and the Commission, the applicant withdrew the request for the area north of "A" Street and re -filed the application as a PD -R currently under review. The request for the PCD, the area south. of "A" Street, is currently being forwarded to the Board of Directors for final action. 2 March 20, 2003 SUBDIVISION ITEM NO.: 17_(Cont.)FILE NO.: Z -7350-A A. PROPOSAL/REQUEST: n. The current request is the Phase II portion of the development and includes the removal of four (4) single-family dwellings owned by the applicant on the "A" Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a mix of single story and 2 -story buildings, with the 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to the existing alley. There will be an access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-three (33) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. EXISTING CONDITIONS: The site contains four single-family homes, two of which are boarded up. The existing, now closed, Markham Inn is located south of the site across "A" Street. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is the dividing line from the non-residential and residential uses in the area. There are four single-family homes located north of "A" Street in the proposed project area. A PCD for a prosthetic clinic is located north of "A" Street on the corner of "B" Street and Van Buren Street. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. 3 March 20, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -7350-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a residential street. Dedicate right-of-way to 25 feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a commercial street. The existing dedication of right-of-way to 25 feet from centerline and pavement width of 26' will be acceptable to meet the standards for a minor commercial street. 3. A 20 feet radial dedication of right-of-way is required at the intersection of all abutting streets. 4. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. All driveways shall be concrete aprons per City Ordinance. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688- 1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A 3/ -inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be 2 March 20, 2003 SUBDIVISION ITEM NO.: 17 Cont.) FILE NO.: Z -7350-A sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. F. G. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Contact the Little Rock Fire Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. Since the applicant has applied for a Planned Development — Residential to construct townhouses on the site and the development can be tied to a specific development a Land Use Plan Amendment will not be required. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a `Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscape areas will be required. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Pat McGetrick, Mr. Steve Duffel and Mr. John Johnson were present representing the application. Staff presented an overview of the development indicating the application was the residential part of a previous proposal which 5 March 20, 2003 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -7350-A included commercial and residential reviewed at the February 6, 2003 Public Hearing. Staff requested the applicant include on the site plan additional items for consideration. Staff requested the means of garbage collection be indicated in the general notes on the site plan. Staff also requested any proposed fencing along with materials be included on the site plan. Staff stated the sign location had been indicated but the sign area had not been indicated on the site plan. Staff requested this information be added. Public Works comments were addressed. Staff stated "A" Street in this area should be built to Commercial Street standard. Mr. McGetrick stated Public Works had previously agreed to allow the street to be constructed to Residential Street standard since the area was residential and the area north of "A" Street was predominately residential. Landscaping comments were addressed. Staff stated if the site was under one acre then a water source within 75 -feet would be required. Mr. McGetrick stated after the dedication of right-of-way the site was very likely to be less than one acre. Staff suggested the applicant contact the various outside agencies if there were any questions concerning their comments. There was no further discussion of the item. The Committee then forwarded the proposed request to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing some of the concerns raised by Staff and the Subdivision Committee members. The applicant has removed the two parking spaces along "A" Street previously shown now only allowing one curb cut along "A" Street mid block. This curb cut enters a parking area containing thirteen (13) parking spaces. The applicant is also proposing the placement of thirteen (13) space along the alley accessed from Van Buren Street and seven (7) spaces behind the buildings accessed from North Harrison Street. This is a total of thirty-three (33) parking spaces on the site. The typical minimum parking requirement for a multi -family development would be one and one-half spaces per unit or a total of twenty-one (21) parking spaces. The proposed parking is more than sufficient to meet the demand for the typical minimum parking required. The applicant has indicated a single ground mounted monument style sign to be located near the Van Buren Street and "A" Street intersection. The applicant has not indicated the sign area but Staff would recommend the sign area be 9 March 20, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -7350-A consistent with allowable signage in multi -family zones or not to exceed twenty- four square feet in sign area. The applicant has indicated decorative fencing will be used around the sign along Van Buren Street and "A" Street and will not exceed forty-two (42) feet in height. The proposed fencing height is consistent with allowable fencing heights within the.front yard setback per the zoning ordinance. The applicant submitted elevations of the proposed units to Staff as requested. For the most part Staff feels the proposed design is consistent with the architectural style and construction of the Hillcrest area Staff would however; recommend the single story buildings contain additional architectural features to allow the buildings to not look as contemporary as presented. The applicant has stated the addition of dormers, brackets and porches would soften the buildings and add architectural detail to the structures. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. The proposed rezoning should have minimal impact on the surrounding neighborhood if constructed in the manner presented. I. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from R-3, Single- family to PD -R to allow construction of Markham House Villas subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. Staff recommends the sign area be consistent with allowable signage in multi- family zones or not to exceed twenty-four square feet in sign area. 7 Subdivision Committee Comments February 27, 2003 ITEM NO.: 17 FILE NO.: Z -7350-A NAME: Markham Inn Short -form PD -R LOCATION: Located north of "A" Street between Harrison and Van Buren Streets Plannin Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the maximum building height in the General Notes. 3. Remove the two parking spaces along "A" Street from the proposed development. There is sufficient parking without these two spaces. 4. Provide the total sign area on the site plan. 5. Provide any proposed fencing and construction material on the proposed site plan. 6. Any site lighting must be low level and directional, directed away from residentially zoned properties. Variance/Waivers: 1. None requested. Public Works: U Utilities and Fire Department/County Planning:-„ Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energ : No comment received. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A 3/ -inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. Since the applicant has applied for a Planned Development — Residential to construct townhouses on the site and the development can be tied to a specific development and this specific uses a Land Use Plan Amendment will not be required. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscape areas will be required. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, March 5, 2003.