HomeMy WebLinkAboutZ-7593-A Staff AnalysisJune 17, 2004
ITEM NO.: E
FILE NO.: Z -7593-A
NAME: Sleep Inn — Conditional Use Permit
LOCATION: 800 Block of S. Shackleford Road; west side
OWNER/APPLICANT: David Patel
PROPOSAL: A conditional use permit is requested to allow for
development of a new hotel on this vacant, .74t acre
tract. The property is currently zoned 0-3. A request
to rezone the site to 0-2 is a separate item on this
agenda. (See Z-7593.)
1. SITE LOCATION:
The site is located on the west side of S. Shackleford Road, one lot south
of Hermitage Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area dominated by office uses and zoning. The
predominant use is larger, multi -story office buildings on larger tracts.
Other uses in the general vicinity include other hotels, a restaurant and a
furniture store. The 1-430 right-of-way is located across Shackleford
Road, to the east. While staff believes the concept of developing the site
for a multistory building for a hotel with a relatively small number of rooms
is compatible with uses and zoning in the area, there are concerns about
"fitting" this specific development on this small site.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Birchwood and John
Barrow Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
A 58 -room hotel is required to have 63 on-site parking spaces based on
one space per room plus an additional 10% for staff, etc. The applicant is
proposing 52 on-site parking spaces. The parking is accessed via two
driveways off of a 24 -foot private driveway that serves this lot and other
properties to the south. The hotel will not have any meeting rooms,
restaurant or bar that might generate additional parking requirements.
4. SCREENING AND BUFFER
Compliance with the City's Landscape and Buffer Ordinances is required.
June 17, 2004
ITEM NO.: E (Cont.
FILE NO.: Z -7593-A
Area set aside for buffers and landscaping meet with ordinance
requirements.
5. PUBLIC WORKS COMMENTS:
1. Sidewalks with appropriate handicap ramps are required in
accordance with Sec. 31-175 of the Little Rock Code and the Master
Street Plan. Currently, sidewalks are constructed to both the north
and south of Financial Center 3.
2. Obtain permits prior to doing any work in the right-of-way. Contact
Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more
information.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required with easements if service is
required for project.
Entergy: Approved as submitted.
CenterPoint Energy: No Comments received.
Southwestern Bell: No Comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. On-site fire protection will be
required. 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. On-site fire protection will be
required. Contact the Little Rock Fire Department so that they can
evaluate this site to determine the location of the additional public
and/or private fire hydrant(s) required. Any additional water facilities
will be installed at the Developer's expense. A contact with Central
Arkansas Water will be required. This development will have minor
impact on the existing water distribution system. Proposed water
facilities will be size to provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No Comments.
2
June 17, 2004
ITEM NO.: E (Cont.
FILE NO.: Z -7593-A
CATA: The site is not on a CATA Bus Route. A route is located at
Financial Center Parkway and Shackleford Road, two blocks north of
this site.
SUBDIVISION COMMITTEE COMMENT: (MARCH 4, 2004)
Patrick McGetrick was present on behalf of the applicant. Staff presented the
item and noted additional information was needed regarding signage, fencing,
site lighting and dumpster screening. It was noted that variances were needed
for the building height, building setback and reduced number of on-site parking
spaces. After a brief discussion, it was determined that the parking design did
comply with Code with the exception of a 3" variance in the depth requirement in
the area north of the proposed building. Staff noted that the plan complied with
the City's Landscape and Buffer requirements. It was also noted that the plan
met the minimum requirements of those ordinances and there was no room for
error. Public Works Comments were noted, including the requirement to
construct a sidewalk along Shackleford Road. The City's requirement that a
copy of the Bill of Assurance be submitted was also noted.
A Committee member suggested reducing the number of rooms by eliminating
one floor of the building. Mr. McGetrick responded that the development might
not work out if the number of rooms were reduced. He also stated the number of
on-site parking spaces met the hotel chain's requirement.
Mr. McGetrick was advised to respond to staff issues by March 10, 2004. The
Committee then forwarded the item to the full Commission.
AFF ANALYSIS:
The 0-3 zoned, .74t acre tract located on the west side of the 800 Block of S.
Shackleford Road is currently occupied by an asphalt paved parking lot. The
parking lot provides overflow parking for adjacent offices. The lot is accessed via
a single driveway off of a 30 -foot wide common drive easement off of
Shackleford Road.
The applicant is requesting approval of a conditional use permit to allow for the
development of a 5 -story, 58 -room hotel on the site. The building will have
25,173 square feet and be 65 feet in height. Fifty-two (52) parking spaces are
proposed around the hotel. Access to the site will be from two driveways off of
the common drive easement. An accompanying application has been filed to
rezone the site from 0-3 to 0-2; Z-7593. The proposed hotel will not have a
restaurant or meeting rooms. Signage is proposed to consist of a single ground -
W
June 17, 2004
ITEM NO.: E (Cont.
FILE NO.: Z -7593-A
mounted sign on the Shackleford Road frontage which will comply with
ordinance standards for office zones; 6 feet tall and 64 square feet in area. No
wall signage is proposed but staff would expect the building to have a sign on the
front (east) fagade, again complying with Ordinance Standards; 10% coverage.
While staff recognizes that a hotel would be compatible with uses in the area, as
would a 5 -story building; there are concerns that this specific proposal results in
overbuilding of the site.
The 0-2 zoning district requires minimal setbacks of 25 feet on all sides. The
applicant has proposed a setback of 20 ft. 2 -inches from the south property line
which is the centerline of the common access drive. The building will be located
9 ft. 2 -inches from the curb of the access drive. 0-2 has a building height limit
of 45 feet which may be increased incrementally as the setbacks are increased
beyond the minimums. The proposed building is to have a height of 65 feet
although the setback on the south side is less than the ordinance minimum. A
hotel with more than 20 rooms is required to have one parking space per
guestroom plus an additional 10 percent of the total for employees and
nonguests. This 58 -room hotel should have a minimum of 63 parking spaces; 52
are proposed. The depth of the parking spaces and required maneuvering area
on the north side of the hotel are 3 -inches less than the ordinance minimum,
even with allowing a 2 -foot overhang to project into the landscape strip.
The required landscaping has been provided. The dumpster and screening have
been shown. There is no apparent bill of assurance issue. The 1916 bill of
assurance does not address use issues.
STAFF REPORT:
Staff recommends denial of the application.
STAFF RECOMMENDATION:
On March 15, 2004, the applicant submitted a request that the item be deferred.
Staff recommends that the item be deferred to the May 6, 2004 agenda.
PLANNING COMMISSION ACTION: (MARCH 25, 2004)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had requested that the item be deferred.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the May 6, 2004
agenda by a vote of 10 ayes, 0 noes and 1 absent.
V
June 17, 2004
NO.: E (Cont,
FILE NO.: Z -7593-A
PLANNING COMMISSION ACTION: (MAY 6, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and informed the Commission that the item needed to be deferred since
the required notices had not been sent. There was no further discussion.
The item was placed on the Consent Agenda and approved for deferral to the
June 17, 2004 agenda. The vote was 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
On June 2, 2004, the applicant submitted a request that this item be withdrawn.
The accompanying rezoning request will be amended to a PD -C and filed for the
July 15, 2004 Commission meeting.
STAFF RECOMMENDATION:
Staff recommends approval of the request to withdraw this item.
PLANNING COMMISSION ACTION: (JUNE 17, 2004)
The applicant was not present. There were no objectors present. Staff informed
the Commission of the applicant's request to withdraw the item. There was no
additional discussion.
The item was placed on the Consent Agenda and approved for withdrawal by a
vote of 9 ayes, 0 noes and 2 absent.
5
March 25, 2004
ITEM NO.: 9 FILE NO.: Z-7593
Owner:
K.D.V., Inc.
Applicant: D. Patel
Location: 800 Block of S. Shackleford Road (west side of
S. Shackleford Road, approximately 400 feet
south of Hermitage Road)
Area:
Request:
Purpose:
Existing Use:
0.7425 acre
Rezone from 0-3. to 0-2
Hotel
Paved parking lot
SURROUNDING LAND USE AND ZONING
North. — Bank and mixed office uses; zoned. 0-3 and G-3
South — Office and commercial developments; zoned 0-3 and C-3
East — Office development (across Shackleford Road); zoned 0-3
West — Mixture of office and commercial uses; including a restaurant;
zoned PCD and 0-3
A. PUBLIC WORKS COMMENTS:
No comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. The site is near CATA Bus
Route 5 (West Markham Route), which runs a few blocks to the north.
C. PUBLIC NOTIFICATION:
All property owners located within 200 feet of the site, all residents within
300 feet who could be identified, and the Birchwood and John Barrow
Neighborhood Associations were notified of the public hearing.
March 25, 2004
ITEM NO.: 9 Cont. FILE NO.: Z-7593
D. LAND USE ELEMENT:
This request is located in the 1-430 Planning District. The Land Use Plan
shows Office for this property. The applicant has applied for 0-2 Office
and Institutional and a Conditional Use Permit for a hotel.
The request does not require a change to the Land Use Plan.
Ci Recognized Neighborhood Action Pian:
The applicant's property lies in the area covered by the Birchwood —
Walnut Valley Neighborhood Action Plan. The Commercial
Redevelopment Goal calls for maintaining and reinvigorating existing retail
areas to provide active retail for local residents. This application would
provide lodging for out of town residents.
E. STAFF ANALYSIS:
K.D.V., Inc., owner of the 0.7425 acre property within the 800 Block of S.
Shackleford Road (west side of S. Shackleford Road, approximately 400
feet south of Hermitage Road), is requesting to rezone the property from
"O-3" General Office District to "0-2" Office and Institutional District. The
rezoning is proposed in order to develop a hotel on the property. A
conditional use permit has also been filed (Item 9.1 on this agenda) for
the proposed hotel development.
The property is occupied by a small paved parking lot within the southeast
portion of the site. There is a shared access drive (with Financial Centre
III development) from S. Shackleford Road, which runs along the south
property line.
The general area is occupied by a mixture of office and commercial uses.
Financial Centre III office development is located immediately south, with
a furniture store and hotel further to the south. There is a bank and
additional office developments to the north. A restaurant is located
immediately west, with small scale offices along Office Park Drive. A
large office development (Arkansas Farm Bureau) is located across S.
Shackleford Road to the east.
The City's Future Land Use Plan designates this property as Office. The
requested 0-2 zoning does not require a change to the Land Use Plan.
2
March 25, 2004
ITEM NO.: 9 Cont. FILE NO.: Z-7593
Staff is not supportive of the requested 0-2 rezoning. Staff does not feel
that 0-2 zoning .is appropriate for this 0.7425 acre site, with 132 linear feet
of street frontage along S. Shackleford Road. Section 36-280(e)(2) of the
City's Zoning Ordinance requires a minimum site area of two (2) acres for
0-2 zoning, with a minimum of 200 feet of frontage on at least one (1)
abutting boundary street. Additionally, the 0-2 zoning district has
increased setbacks from side and rear property lines as compared to the
0-3 district. Given the small size of the property, staff feels that it will be
very difficult to develop without requesting Variances. Therefore, staff
feels that the property should remain zoned 0-3.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested 0-2 rezoning.
PLANNING COMMISSION ACTION: _ (MARCH 25, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the May 6, 2004 agenda. Staff supported the
deferral request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the May 6, 2004 agenda. A motion to that effect
was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was deferred.
3