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HomeMy WebLinkAboutZ-8234 Staff AnalysisITEM NO.: 17. NAME: America Best Inns and Suites Short -form PCD LOCATION: located on Mabelvale Pike at 1-30, near 10200 1-30 Planning Staff Comments: Z-8234 1. Provide notification of abutting property owners 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. Provide a building elevation for the proposed structure. 3. Indicate on the site plan a schematic floor plan to include the proposed office/managers residence, laundry facilities, etc. and the remaining room areas. 4. Will there be a dumpster located on the site? Indicate the location of the proposed dumpster. Will the hours of service be limited? If so include a note on the site plan indicating the hours of service. 5. Detail any proposed signage including ground signage and building signage. Include the total sign area, the location of the signage and the maximum height of any ground mounted signage. 6. Any site lighting must be low level and directed downward and into the site. 7. A number of the indicated parking spaces have conflicting traffic movements. Redesign the indicated parking to eliminate these conflicting movements. 8. According to the ordinance backing into a service drive/access easement is prohibited. The parking as indicated backs into the access easement along the eastern perimeter. 9. Staff has concerns with the development of the site appearing to be overbuilt. The setback indicated do not meet typical minimum ordinance standards for commercially zoned property. Variance/Waivers: None requested. Public Works Conditions: 1. Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Item # 17. 5. 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) 379-1805 (Travis Herbner). 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Capacity Contribution Fee charge maybe required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. ntral Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. 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: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #17 — the Mabelvale-Downtown Route. Item # 17. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 General Commercial and R-2 Single Family to Planned Commercial Development to allow the construction of a hotel containing 36 rooms including a manager's residence. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown along Mabelvale Pike according to the Master Street Plan bicycle section. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the 65t Street West Neighborhood Action Plan. The Land Use and Zoning goal states, "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum nine foot (9') wide landscape strip around the sites perimeter. Current proposal is deficient along all the property lines. 3. A small amount of building landscaping is required. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. 5. The zoning buffer ordinance requires a nine foot (9') wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 17. September 27, 2007 ITEM NO.: B NAME: America Best Inns and Suites Short -form PCD FILE NO.: Z-8234 LOCATION: Located on Mabelvale Pike at 1-30, near 10200 1-30 DEVELOPER: Nykesh Patel 300 Markham Center Drive Little Rock, AR 72205 Fni(,INIPPP. McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA:.99 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family District and C-3, General Commercial District Single-family and General Commercial PCD PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: None requested. The applicant is seeking a rezoning of this .92 acre site from R-2, Single- family District and C-3, General Commercial District to PCD to allow the construction of a two story motel. The motel is proposed with 32 rooms and 34 parking spaces. B. EXISTING CONDITIONS: The site is a graveled lot fronting Mabelvale Pike. There are commercial uses located adjacent to the site accessed from the 1-30 Frontage Road. September 27, 2007 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-8234 Uses in the area include a hotel, a restaurant, motorcycle sales, a liquor store, and the Arkansas State Highway and Transportation Department offices. Immediately north of the site is a paved parking lot serving the Highway Department and a Highway Department maintenance building. The 1-30 Access Road is one-way adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Town and Country Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. 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) 379-1805 (Travis Herbner). 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 1► September 27, 2007 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-8234 E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this property. Capacity Contribution Fee charge maybe required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point EneLgy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. 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: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #17 — the Mabelvale- Downtown Route. 3 September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 F. iSSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3, General Commercial and R-2, Single Family to Planned Commercial Development to allow the construction of a hotel containing 36 rooms including a manager's residence. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown along Mabelvale Pike according to the Master Street Plan bicycle section. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the 65 Street West Neighborhood Action Plan. The Land Use and Zoning goal states, "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum nine foot (9') wide landscape strip around the site's perimeter. 3. A small amount of building landscaping is required. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. 5. The zoning buffer ordinance requires a nine foot (9') wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. 0 September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the parking as indicated caused conflicting traffic movements by backed into the access easement. Staff questioned the location of the proposed dumpster facility and questioned if the hours of service would be limited to daylight hours. Staff stated the site plan should include the location and total area of all proposed signage including building and ground mounted signage. Public Works comments were addressed. Staff stated street improvements to Mabelvale Pike would be required at the time of development. Staff also stated a grading permit would be required prior to any clearing on the site. Staff stated since the site was less than one acre the storm water detention ordinance did not apply to development of the site. Landscaping comments were addressed. Staff stated the site plan did not include the required street buffer along Mabelvale Pike. Staff also stated the site plan did not include the required interior landscaping or the required building landscaping. 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 addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has provided the proposed building elevations, included the E September 27, 2007 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-8234 proposed signage plan and removed the parking space backing into the access easement. The revised site plan includes right of way dedication and construction of street improvements per the Master Street Plan. The revised site plan does not indicate sufficient building landscaping as required per the Landscape Ordinance. Minimum street buffering per the Zoning Ordinance is shown. The site plan appears to be very close on the required interior landscaping. The Landscape Ordinance typically requires a minimum of eight percent of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Any variance from this typical minimum standard will require approval from the City Beautiful Commission. The revised plan does not include the placement of building landscaping. The landscape strip must be a minimum of three feet in width. It appears the applicant could relocate the building and reduced the pavement to meet this typical minimum requirement. The Zoning Ordinance typically requires a nine foot (9) wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. The revised site plan is indicated with this minimum landscape strip. Typically a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along these perimeters to screen the residentially zoned or used property. The applicant is seeking relief of this typical requirement. Although the adjoining properties are zoned residentially the uses are non-residential including a hotel and a paved parking lot. Staff is supportive of this request. The site plan includes the placement of 32 rooms and 34 parking spaces. Typically a hotel use would require the placement of one parking space per guest room, plus an additional ten percent of the total of all parking spaces is required for developments larger than twenty rooms for employees and non -guests patronizing meeting rooms, restaurants and other facilities. The site plan as proposed would typically require the placement of 35 parking spaces. The site plan does not include the placement of signage. Staff recommends a single ground mounted sign be allowed along Mabelvale Pike. The sign should be consistent with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage is proposed on the front of the building facing into the parking lot and on the street side facing Mabelvale Pike. The building is proposed as a two story building with a maximum height of 36-feet. The building is proposed constructed with the lower portion of the wall bricked and the remaining wall constructed of dryvit or a stucco material. The roof will be a non -reflective roofing material. The site plan includes the placement of an office, laundry and living quarters. A food preparation area is indicated along with a storage room. on September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 The food preparation area will consist of heating of breakfast foods such as items typically served as continental breakfast foods. The setbacks as proposed do not meet typical setbacks per the commercial zoning district. Typical setbacks include a 25-foot front and rear yard setback and 15-feet along the northern perimeter. The site plan as indicated allows a 9-foot 8-inch setback along the north and a 14-foot front yard and a 15-foot rear yard setback. Per the Planned Zoning District Ordinance a minimum of ten to fifteen percent of the PCD area shall be designated as landscaped open space not to be used for streets or parking. The applicant has not provided staff with the total area designated as landscape open space. The site plan as indicated does not appear to meet this typical minimum requirement. Staff is not supportive of the proposed request. The site plan includes inadequate parking, setbacks less than typical minimum ordinance standards and landscaping very near or less than the typical minimum ordinance requirement. Staff feels the site is being developed to maximize development with buildings and parking and the developer is paying little attention to site design. Staff feels the overall intensity of the development should be reduced to allow adequate parking, setbacks and sufficient landscaping. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated the deferral request would required 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. The Chair entertained a motion for a waiver of the By-laws with regard to the late deferral request. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 7 September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant submitted a revised site plan addressing a number of concerns previously raised by staff. The applicant has indicated additional building landscaping and indicated building setbacks as typically required for commercially zoned property. The revised site plan indicates the placement of a 25-foot building setback along the street side and a 25-foot rear yard setback. The northern building setback has been indicated at 15-feet as typically required in the. commercial zoning district for C-3, General Commercial District. The maximum building height has been indicated at 35-feet also as typically allowed in the C-3, General Commercial District zoning classification. A total of 32 rooms are proposed with 34 parking spaces. Based on the typical minimum requirement for hotel parking, 35 spaces would typically be required. Although the site is not providing adequate parking to meet the typical minimum parking demand, staff does not feel the reduced number of parking spaces will significantly impact the development or the area. The revised plan indicates the placement of building landscaping in compliance with the requirements of the landscape ordinance. The applicant has indicated plantings will be installed and pots of seasonal color will be added to the site to soften the building and parking areas. Staff previously raised concerns with the proposed development indicating they felt the developers were maximizing the development with buildings and parking and paying little attention to the site design. Although the development is still intense, the developers are coming nearer meeting the typical minimum ordinance requirements of the various ordinances. To staff's knowledge there are no remaining technical issues associated with the request. Staff recommends approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends of approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the developers were proposing the construction of a new facility on the site meeting most of the typical minimum ordinance standards for commercially zoned property. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 Ms. Pat Gee addressed the Commission in opposition. She stated she was Vice President of Southwest Little Rock United for Progress. She stated the concern was the density of the development. She stated what affected Southwest Little Rock affected the entire City. She stated presently the area was having problems with various hotel/motel facilities and did not feel the addition of another facility was a good addition to the area. She stated visitors to the City traveled 1-30 and their first impression of the City was gained by these establishments. She requested the Commission deny the request. Mr. Oley Rooker addressed the Commission in opposition of the request. He stated the area was very congested with the traffic from the Highway Department and the traffic exiting the freeway to travel Baseline Road. He stated he felt the addition of the hotel/motel would only add to the congested area. He stated the development of the hotel/motel as proposed was too much for the property. He requested Traffic Engineering prepare a traffic study to determine the full impact of the development prior to approval. Mr. McGetrick stated the developers were proposing the construction of a new facility on the site. He stated the area was a commercial area with a motel to the east, a parking lot to the north, motorcycle sales and service to the south and a liquor store. He stated a large office user was located across Mabelvale Pike. He stated traffic which would be generated from the facility would not be significant due to the limited number of rooms. The Commission questioned if the facility would contain a restaurant. Mr. McGetrick stated the business would provide continental breakfast but would not provide a full service restaurant. The Commission questioned the occupancy rates for area hotels and when the newest hotel was completed. Mr. McGetrick stated the occupancy rates ranged from 70 to 80 percent depending on how the area was defined. Staff stated the newest hotel was constructed in 2005 on South University Avenue. The Commission questioned which portion was zoned C-3, General Commercial District. Staff stated a small sliver along the southern perimeter appeared to be zoned C-3, General Commercial District. Commissioner Laha stated the neighborhood was opposed to the request. He stated crime was a concern and felt the addition of the hotel would add to the criminal element. Commissioners Allen and Williams indicated applications should be judged on their merits and not compared to existing or previous businesses. They stated if the business became an issue then it would become an enforcement issue to be handled by the police department. 9 September 27, 2007 SUBDIVISION ITEM NO.: B (Cant. FILE NO.. Z-8234 There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 8 ayes, 1 no, 1 absent and 1 open position. 10 NO.: Z-8234 NAME: America Best Inns and Suites Short -form PCD LOCATION: Located on Mabelvale Pike at 1-30, near 10200 1-30 DEVELOPER: Nykesh Patel 300 Markham Center Drive Little Rock, AR 72205 FN(-�INFFR- McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA:.99 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family District and C-3, General Commercial District Single-family and General Commercial PCD PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this .92 acre site from R-2, Single- family District and C-3, General Commercial District to PCD to allow the construction of a two story motel. The motel is proposed with 32 rooms and 34 parking spaces. B. EXISTING CONDITIONS: The site is a graveled lot fronting Mabelvale Pike. There are commercial uses located adjacent to the site accessed from the 1-30 Frontage Road. Uses in the area include a hotel, a restaurant, motorcycle sales, a liquor FILE NO.: Z-8234 (Cont. store, and the Arkansas State Highway and Transportation Department offices. Immediately north of the site is a paved parking lot serving the Highway Department and a Highway Department maintenance building. The 1-30 Access Road is one-way adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Town and Country Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. 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) 379-1805 (Travis Herbner). 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 2 FILE NO.: Z-8234 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Capacity Contribution Fee charge maybe required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. 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: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning.- No comment. CATA: The site is located on CATA Bus Route #17 — the Mabelvale- Downtown Route. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3, General Commercial 3 FILE NO.: Z-8234 (Cont. and R-2, Single Family to Planned Commercial Development to allow the construction of a hotel containing 36 rooms including a manager's residence. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown along Mabelvale Pike according to the Master Street Plan bicycle section. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the 65to Street West Neighborhood Action Plan. The Land Use and Zoning goal states, "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum nine foot (9) wide landscape strip around the site's perimeter. 3. A small amount of building landscaping is required. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. 5. The zoning buffer ordinance requires a nine foot (9') wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. M FILE NO.: Z-8234 (Cont. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the parking as indicated caused conflicting traffic movements by backed into the access easement. Staff questioned the location of the proposed dumpster facility and questioned if the hours of service would be limited to daylight hours. Staff stated the site plan should include the location and total area of all proposed signage including building and ground mounted signage. Public Works comments were addressed. Staff stated street improvements to Mabelvale Pike would be required at the time of development. Staff also stated a grading permit would be required prior to any clearing on the site. Staff stated since the site was less than one acre the storm water detention ordinance did not apply to development of the site. Landscaping comments were addressed. Staff stated the site plan did not include the required street buffer along Mabelvale Pike. Staff also stated the site plan did not include the required interior landscaping or the required building landscaping. 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 addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has provided the proposed building elevations, included the proposed signage plan and removed the parking space backing into the access easement. The revised site plan includes right of way dedication and construction of street improvements per the Master Street Plan. The revised site plan does not indicate sufficient building landscaping as required per the Landscape Ordinance. Minimum street buffering per the Zoning Ordinance is shown. The site plan appears to be very close on the required interior landscaping. The Landscape Ordinance typically requires a minimum of 5 FILE NO.: Z-8234 (Cont.) eight percent of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Any variance from this typical minimum standard will require approval from the City Beautiful Commission. The revised plan does not include the placement of building landscaping. The landscape strip must be a minimum of three feet in width. It appears the applicant could relocate the building and reduced the pavement to meet this typical minimum requirement. The Zoning Ordinance typically requires a nine foot (9') wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. The revised site plan is indicated with this minimum landscape strip. Typically a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along these perimeters to screen the residentially zoned or used property. The applicant is seeking relief of this typical requirement. Although the adjoining properties are zoned residentially the uses are non-residential including a hotel and a paved parking lot. Staff is supportive of this request. The site plan includes the placement of 32 rooms and 34 parking spaces. Typically a hotel use would require the placement of one parking space per guest room, plus an additional ten percent of the total of all parking spaces is required for developments larger than twenty rooms for employees and non -guests patronizing meeting rooms, restaurants and other facilities. The site plan as proposed would typically require the placement of 35 parking spaces. The site plan does not include the placement of signage. Staff recommends a single ground mounted sign be allowed along Mabelvale Pike. The sign should be consistent with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage is proposed on the front of the building facing into the parking lot and on the street side facing Mabelvale Pike. The building is proposed as a two story building with a maximum height of 36-feet. The building is proposed constructed with the lower portion of the wall bricked and the remaining wall constructed of dryvit or a stucco material. The roof will be a non -reflective roofing material. The site plan includes the placement of an office, laundry and living quarters. A food preparation area is indicated along with a storage room. The food preparation area will consist of heating of breakfast foods such as items typically served as continental breakfast foods. The setbacks as proposed do not meet typical setbacks per the commercial zoning district. Typical setbacks include a 25-foot front and rear yard setback and 15-feet along the northern perimeter. The site plan as indicated allows a 9-foot 8-inch setback along the north and a 14-foot front yard and a 15-foot rear yard setback. Per the Planned Zoning District Ordinance a minimum of ten to fifteen percent of the PCD area shall be designated as landscaped open space not to be used for streets or parking. The applicant has not provided staff L FILE NO.: Z-8234 (Cont. with the total area designated as landscape open space. The site plan as indicated does not appear to meet this typical minimum requirement. Staff is not supportive of the proposed request. The site plan includes inadequate parking, setbacks less than typical minimum ordinance standards and landscaping very near or less than the typical minimum ordinance requirement. Staff feels the site is being developed to maximize development with buildings and parking and the developer is paying little attention to site design. Staff feels the overall intensity of the development should be reduced to allow adequate parking, setbacks and sufficient landscaping. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated the deferral request would required 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. The Chair entertained a motion for a waiver of the By-laws with regard to the late deferral request. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant submitted a revised site plan addressing a number of concerns previously raised by staff. The applicant has indicated additional building landscaping and indicated building setbacks as typically required for commercially zoned property. The revised site plan indicates the placement of a 25-foot building setback along the street side and a 25-foot rear yard setback. The northern building setback has been indicated at 15-feet as typically required in the commercial zoning district for C-3, General Commercial District. The maximum building height has been indicated at 35-feet also as typically allowed in the C-3, General Commercial District zoning classification. A total of 32 rooms are proposed with 34 parking spaces. Based on the typical minimum requirement for hotel parking, 35 spaces would typically be required. Although the site is not providing adequate parking to meet the typical minimum 7 FILE NO.: Z-8234 (Cont. parking demand, staff does not feel the reduced number of parking spaces will significantly impact the development or the area. The revised plan indicates the placement of building landscaping in compliance with the requirements of the landscape ordinance. The applicant has indicated plantings will be installed and pots of seasonal color will be added to the site to soften the building and parking areas. Staff previously raised concerns with the proposed development indicating they felt the developers were maximizing the development with buildings and parking and paying little attention to the site design. Although the development is still intense, the developers are coming nearer meeting the typical minimum ordinance requirements of the various ordinances. To staff's knowledge there are no remaining technical issues associated with the request. Staff recommends approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends of approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the developers were proposing the construction of a new facility on the site meeting most of the typical minimum ordinance standards for commercially zoned property. Ms. Pat Gee addressed the Commission in opposition. She stated she was Vice President of Southwest Little Rock United for Progress. She stated the concern was the density of the development. She stated what affected Southwest Little Rock affected the entire City. She stated presently the area was having problems with various hotel/motel facilities and did not feel the addition of another facility was a good addition to the area. She stated visitors to the City traveled 1-30 and their first impression of the City was gained by these establishments. She requested the Commission deny the request. Mr. Oley Rooker addressed the Commission in opposition of the request. He stated the area was very congested with the traffic from the Highway Department and the traffic exiting the freeway to travel Baseline Road. He stated he felt the addition of the hotel/motel would only add to the congested area. He stated the development of the hotel/motel as proposed was too much for the property. He requested Traffic Engineering prepare a traffic study to determine the full impact of the development prior to approval. Mr. McGetrick stated the developers were proposing the construction of a new facility on the site. He stated the area was a commercial area with a motel to the FILE NO.: Z-8234 (Cont. east, a parking lot to the north, motorcycle sales and service to the south and a liquor store. He stated a large office user was located across Mabelvale Pike. He stated traffic which would be generated from the facility would not be significant due to the limited number of rooms. The Commission questioned if the facility would contain a restaurant. Mr. McGetrick stated the business would provide continental breakfast but would not provide a full service restaurant. The Commission questioned the occupancy rates for area hotels and when the newest hotel was completed. Mr. McGetrick stated the occupancy rates ranged from 70 to 80 percent depending on how the area was defined. Staff stated the newest hotel was constructed in 2005 on South University Avenue. The Commission questioned which portion was zoned C-3, General Commercial District. Staff stated a small sliver along the southern perimeter appeared to be zoned C-3, General Commercial District. Commissioner Laha stated the neighborhood was opposed to the request. He stated crime was a concern and felt the addition of the hotel would add to the criminal element. Commissioners Allen and Williams indicated applications should be judged on their merits and not compared to existing or previous businesses. They stated if the business became an issue then it would become an enforcement issue to be handled by the police department. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 8 ayes, 1 no, 1 absent and 1 open position. 9