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HomeMy WebLinkAboutZ-7593-C Staff AnalysisDecember 21, 2006 ITEM NO.: G FILE NO.: Z -7593-C NAME: South Shackleford Hotel Short -form PCD LOCATION: Located in the 800 Block of South Shackleford Road DEVELOPER: David Patel 300 Markham Center Drive Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: 0-3, General Office District ALLOWED USES: PROPOSED ZONING: PROPOSED USE Office PD -C 4 -story 46 room hotel facility VARIANCESAINAIVERS REQUESTED: None requested. BACKGROUND: A rezoning request and a conditional use permit were originally filed for this site. The applicant proposed to rezone the site from 0-3 to 0-2 and also requested a conditional use permit to allow the construction of a five -story fifty-eight room hotel. On June 2, 2004, the applicant submitted a request that the conditional use permit be withdrawn, which was approved by the Little Rock Planning Commission at their June 17, 2004, Public Hearing. The accompanying rezoning request was to be amended to a PD -C. On July 15, 2004, the Little Rock Planning Commission denied a request to rezone the site to Planned Commercial Development to allow the placement of a hotel on this site. The applicant proposed the construction of a four story forty-six room hotel facility on the site. The proposal included the placement of 56 on-site parking spaces. The total December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C building height proposed was 45 -feet. The applicant indicated a total of 26.42 percent or 6,758.57 square feet of landscaped area. The total floor area included 4,841.68 square feet on the first floor, 5,082.97 square feet on each of the remaining three floors for a total floor area of 20,090.59 square feet. A six foot monument style sign was proposed along Shackleford Road not to exceed the sign area allowed in office zones. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of this site to Planned Office Development to allow the placement of a four story hotel containing 42 rooms and 46 parking spaces. The site plan indicates the ground floor containing 5,300 square feet with the remaining three floors containing 6,120 square feet. The maximum height of the building is 52 -feet. The site plan indicates the site contains 1.72 acres with 17.6 percent covered in building and 55.78 percent in paved area. The site plan indicates a single ground mounted monument style sign located along South Shackleford Road with a maximum height of six feet and a maximum sign area of sixty-four square feet. Building signage is proposed consistent with signage as typically allowed in commercial zones or a maximum of ten percent of the fagade area. B. EXISTING CONDITIONS: 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. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from an area resident. The Birchwood and the John Barrow Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Sidewalks with appropriate handicap ramps are required to be installed along Shackleford Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2 December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C 2. Private access is proposed for this lot. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. Sidewalks with access ramps should be installed along the 40 foot access easement on south side of site. 3. Parking space #1 should be removed because the vehicle in parking space #1 will back into the driveway and easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-3 to Planned Commercial Development to allow the placement of a hotel on the site. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an 3 December 21, 2006 ITEM NO.: G (Cont] FILE NO.: Z -7593-C urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on South Shackleford since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. While the neighborhood action plan has many goals pertaining to community redevelopment, it does not cover this issue. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The area along the northern property line falls below the nine foot (9) wide minimum landscape strip. A variance from the City Beautiful Commission will be required. 3. Otherwise, areas set aside for landscaping appear to meet the City's minimum landscape requirements. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide details of the proposed signage. Staff also requested Mr. McGetrick provide a note concerning the required screening. Public Works comments were addressed. Staff stated access to the proposed site should be constructed to public street standard. Staff also stated the parking space #1 should be removed because the vehicle in parking space #1 would back into the driveway easement. Landscaping comments were addressed. Staff stated the area along the northern perimeter fell below the nine foot minimum as required by the Landscape Ordinance. rd December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has indicated the proposed dumpster screening and included the total height and area of the proposed signage. The site plan has removed proposed parking space #1 as requested by Public Works. The revised site plan also indicates the minimum buffer along the northern perimeter. The revised site plan also indicates interior landscaping per the minimum requirements of the Landscape Ordinance. A 42 -room hotel is required to have 46 on-site parking spaces based on one space per room plus an additional 10% for staff, etc. The applicant is proposing 46 on-site parking spaces as typically required. 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. The applicant is requesting approval of a Planned Commercial Development to allow for the development of a 4 -story, 42 -room hotel on the site. The building will have 23,660 square feet and be 52 feet in height. The proposed hotel will not have a restaurant or meeting rooms. Signage is proposed to consist of a single ground -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. Wall signage is proposed on the front (east) fagade complying with Ordinance Standards; 10% coverage. Staff is supportive of the request. Staff feels the development of a multistory building for a hotel with a relatively small number of rooms is compatible with uses and zoning in the area. The proposed site plan indicates parking, landscaping, building heights and signage consistent with typical minimum ordinance requirements for this type development. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the proposed development of the site for a hotel is an appropriate use for the site. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 5 December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating applicant had submitted a request dated October 24, 2006, requesting this item be deferred to the December 7, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to waive the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff relocating the structure and redesigning the proposed parking area. Previously staff supported the applicant's proposal due to the site plan meeting most of the typical minimum ordinance requirements for a hotel development. This is no longer the case and staff no longer supports the request. The redesigned plan indicates the placement of a five story hotel with a total of 53 rooms and 38 on-site parking spaces. The site plan indicates 16 off- site parking spaces but the applicant has not provided staff with any written agreements from adjoining property owners indicating their willingness to provide the additional parking. Typically, a hotel facility is required one parking space per room plus an additional ten percent of the total parking spaces required for developments larger than 20 rooms for employees and non -guest users patronizing meeting rooms, restaurants and other facilities. The proposed hotel is not proposing the placement of meeting rooms, restaurants or other facilities. Based on the typical minimum parking required a hotel with 53 rooms would be required a total of 58 on-site parking spaces. The site plan indicates the placement of a nine -foot landscape strip along the northern perimeter, the minimum required by typical ordinance standard, a nine -foot eight -inch landscape strip along the southern property line and an eleven -foot one -inch landscape strip along the western perimeter adjacent to Shackleford Road. The indicated landscaping appears to comply with the typical minimum ordinance requirements per the Landscape and Zoning Ordinance. The site plan indicates the placement of a dumpster along the front side of the building. A note has been included indicting the dumpster will be screened per typical minimum ordinance standards. Signage has also been indicated on the site plan. The sign is proposed to comply with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. 0 December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C As previously stated staff is not supportive of the request. The parking indicated on the site plan is not adequate to meet the typically minimum requirements of a hotel development. The parking is indicated at 65 percent of the typical minimum ordinance standard. Staff feels the development should more fully comply with the typical minimum ordinance standards. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted additional information which they had not had time to review. Staff requested a deferral of the item to the December 21, 2006 public hearing to allow staff additional time to review the information. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on December 7, 2006. The revised plan indicates the placement of a four-story hotel on the site with a total of 41 rooms. The site plan indicates the placement of 40 on-site parking spaces and three parallel spaces along the 40 -foot access easement. The revised site plan does not indicate the placement of interior landscaping as required by minimal ordinance requirements. Staff is not supportive of the request as proposed. Staff does not feel the placement of the three parallel spaces along the service drive is appropriate. The service drive is indicated as a 40 -foot access and utility easement. Typically access easements serving commercial developments are a minimum of 60 -feet. Staff feels with the narrow drive the placement of the parking within the drive area will create an unsafe situation. The total parking required for a hotel facility with 41 rooms would be 45 parking spaces. The site plan, as indicated is a minimum of two parking spaces short of the typical minimum ordinance standard and if the three parallel spaces are removed the site plan will be five parking spaces short of the typical minimum ordinance standards. In addition, the site plan does not include interior landscaping as typically required by minimum ordinance standards. Staff feels once the interior landscaping is placed within the parking area, this will result in the loss of additional parking spaces available to serve the development. Staff recommends denial of the request as filed. 7 December 21, 2006 ITEM NO.: G (Cont. FILE NO.: Z -7593-C PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a letter dated December 21, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request and the By-law waiver. There was no further discussion of the item. The Chair entertained a motion for the waiver of the Commission's By-laws with regard to the late withdrawal request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 8 ITEM NO.: 16. Z -7593-C NAME: South Shackleford Hotel Short -form PCD LOCATION: located in the 800 Block of South Shackleford Road 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. The notice must be mailed no later than October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide details of the proposed signage including height and area. 3. Provide a note concerning the required dumpster screening. 4. All site lighting must be low level and directed downward and into the site. 5. The site plan indicates the placement of 45 parking spaces; typically 46 parking spaces would be required for a hotel facility. (1 per room plus an additional 10%) Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required to be installed along Shackleford Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Private access is proposed for this lot. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. Sidewalks with access ramps should be installed along the 40 foot access easement on south side of site. 3. Parking space #1 should be removed because the vehicle in parking space #1 will back into the driveway and easement. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When Item # 16 meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-3 to Planned Commercial Development to allow the placement of a hotel on the site. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on South Shackleford since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. While the neighborhood action plan has many goals pertaining to community redevelopment, it does not cover this issue. Landscape: 1. The area along the northern property line falls below the nine foot (9') wide minimum landscape strip. A variance from the City Beautiful Commission will be required. 2. Otherwise, areas set aside for landscaping appear to meet the City's minimum landscape requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 16