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HomeMy WebLinkAboutZ-8338 Staff AnalysisFILE NO.: Z-8338 NAME: Homewood Suites Short -form PCD LOCATION: Located on the Southeast corner of Kanis Road and Centerview Drive DEVELOPER: Pulaski County Lodging P.O. Box 29 Little Rock, AR 72203 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.6 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF C-2, Shopping Center District and OS, Open Space General Commercial and Open Space PCD PROPOSED USE: Hotel and General Commercial VARIANCES/WAIVERS REQUESTED: A variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 2. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of this site from C-2, Shopping Center District and OS, Open Space to PCD to allow the construction of a hotel. The hotel is proposed with 120 rooms with no restaurant, but a breakfast bar will be available for the guests. The building is proposed with a maximum height of 80 feet and seven stories. Lot 1 is proposed as an out parcel for development as a restaurant or an allowable use under the C-3, General Commercial District uses. The developer has indicated all street improvements per the Master Street Plan will be constructed with the first phase of construction to the abutting streets. The request includes a variance to allow advanced grading of the site. Lot 1 is proposed to be graded with the development of Lot 2. FILE NO.: Z-8338 (Cont. B. EXISTING CONDITIONS: The site is located at the southeast corner of Kanis Road and Centerview Drive. The site is wooded and slopes upward from the intersection of Kanis Road and Centreview Drive. The area contains a mixture of residential, office and commercial uses. To the southeast is an office building serving the Federal Bureau of Investigations (FBI) and to the southwest is a medical office building. West of the site is vacant C-2, Shopping Center District zoned property fronting Shackleford West Boulevard. Kanis Road is indicated on the Master Street Plan as an arterial and has not been constructed to Master Street Plan standard. The uses along Kanis Road include a beauty salon, a church, homes and small offices. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association, the Sandpiper Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 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 improvements to Kanis Road including 5-foot sidewalks with the planned development. The back of curb should be located 29.5 feet from the centerline and the back of the sidewalk should be located at the property line. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If the applicant desires to grade Lot 1, a variance must approved by the Planning Commission. E FILE NO.: Z-8338 (Cont. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Lot 1 will not be allowed a driveway in the future. The driveway on Centerview Drive should be located in the middle of the property line to serve both Lots 1 and 2. The access driveway running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. 9. Driveways on a minor arterial street should be located at least 150 feet from property lines and 300 feet from intersections. The Kanis Road driveway should be shared with the new driveway to the east. 10. The dumpster should be removed from the entrance driveway off Kanis Road due to traffic conflicts when the dumpster is emptied. 11. 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. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Centerview Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer extension required with easements. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener : 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. On -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 FILE NO.: Z-8338 (Cont. Fire Department: Place and install fire hydrants per code. Contact 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 Commercial for this property. The applicant has applied for a Planned Commercial Development to create a two -lot plat and allow the construction of a hotel on one of the proposed lots. The second lot will be held for future development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is classified as a Minor Arterial. 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 Kanis Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site is being reviewed as an overall site plan. Thus this comments apply to both Lots 1 and 2. 3. The zoning ordinance requires an average seventeen -foot wide (17') street buffer along Kanis Road. In no case shall the area be less than half the requirement. Currently, there is a dumpster and a couple of parking spaces located within this area. 4. The zoning ordinance requires an average twenty-three foot wide (23') street buffer along Centerview Drive. In no case should be the area be less than half the requirement. Currently, there are eight (8) spaces that will need to be removed out of this area. 0 FILE NO.: Z-8338(Cont.) 5. The landscape ordinance requires a minimum nine -foot (9') landscape perimeter. This site is deficient along two property lines currently. A variance from the City Beautiful Commission must be obtained for this reduction prior to the issuance of a building permit. 6. 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. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request. Staff requested the applicant provide details of the proposed signage. Staff stated the site was currently zoned C-2, Shopping Center District and OS, Open Space. Staff stated the Open Space strip was put in place a number of years ago to protect the residential uses, which were located in the area. Staff stated the need for the OS zoning along the lots frontage was not as important now as it was when it was put in place. Staff requested Mr. White identify the future uses for Lot 1. Staff also requested Mr. White provide the hours of service for the dumpster. Public Works comments were addressed. Staff stated Kanis Road was indicated as a minor arterial on the Master Street Plan. Staff stated a dedication of right of way 45 feet from the centerline would be required. Staff also stated the storm water detention ordinance would apply to any future development of the site. Staff stated a 20 foot radial dedication would be required at the intersection of Kanis Road and Centerview Drive. Staff stated installation of streetlights would be required prior to final platting. Landscaping comments were addressed. Staff stated the street buffers did not meet the typical minimum ordinance standard. Staff also stated the development was being reviewed as an overall development plan and a landscape plan would be required prior to development of each of the lots. Staff noted comments from the various other reporting departments and agencies. 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 April 17, 2008, Subdivision Committee meeting. The revised plan indicates shared drives between Lots 1 and 2 on Centerview Drive and Kanis Road. The revised plan has identified the future uses for Lot 1 and has indicated the dumpster hours of service will be limited to daylight hours. 5 FILE NO.: Z-8338 (Cont. The proposed plan indicates the street buffer along Centerview Drive consistent with the typical ordinance standard. The buffer is to average 23 feet and in no case less than'/z the requirement. The street buffer along Kanis Road should be indicated at 17 feet and in no case less than 9 feet. Along the eastern perimeter of the site the parking and a proposed storage building are located within the minimum required landscape strip. The landscape strip in this area has been reduced to five feet six inches. Staff recommends the applicant reduce the building area to increase the landscape strip in this area to achieve the nine -foot minimum landscape strip typically required with a average of 17 feet. The site plan indicates the construction of a 120-room hotel and a building area of 22,223 square feet or 19 percent to the total site area. The site plan indicates the placement of 120 parking spaces. The zoning ordinance would typically require the placement of 132 parking spaces to serve a hotel. The hotel will not include a restaurant, meeting facilities or other amenities, which are typically traffic generations for patrons other than guest of the hotel. Staff is supportive of the parking as proposed. The site plan indicates the placement of two sign locations. Each sign is located at the driveway entrance to the development. The signs are indicated with a maximum sign height of 36-feet and a total sign area of 160 square feet. The signage as proposed is consistent with signage allowed in commercial zones per the zoning ordinance. Building signage is proposed consistent with Article X of the Little Rock code of ordinances or a maximum of ten percent of the fagade area along the elevations fronting the abutting public streets. The site plan indicates parking backing into the access easement. Typically the subdivision ordinance prohibits the backing of vehicles into the access easement. Staff is supportive of allow the parking as proposed. There are few spaces, which will back into the easement. Also the access easement is less than 350 feet in length and staff feels by allowing obstructions such as vehicles backing into the easement will act to slow through moving traffic. The site plan includes a note stating the site lighting will be low level and directional, directed downward and into the site. The bulk of the property is currently zoned C-2, Shopping Center District which would typically require the placement of a 40 foot building setback. The notes on the site plan indicate a 25-foot building setback as typically required per the C-3, General Commercial Zoning District. The site plan indicates the placement of the hotel well beyond the 40-foot setback. The site plan indicates the placement of a storage building along the northeast perimeter of the site located at 20-feet from the east (side) property line and 15-feet from the front (Kanis Road) property line. Staff feels the building should be placed at a minimum 25-feet from the front property line as typically required per the C-3, General Commercial Zoning District. 0 FILE NO.: Z-8338 (Cont. Along Kanis Road from the eastern perimeter extending approximately 180 feet west there is a strip of OS zoning 40 feet wide. The request includes the rezoning of the C-2, Shopping Center District portion as well as the OS, Open Space portion of the site. Staff is supportive of removing the OS zoned strip. It appears the OS zoning was put in place when the area was predominately zoned and used as residential. In staffs opinion the area is changing and the need for the OS strip is less important than it was when the OS was put in place in 1981. The request includes a variance to allow grading of Lot 1 with the development of Lot 2. According to the applicant the advanced grading is necessary to balance the cuts and fills on the site. Staff is supportive of the variance request. Staff is generally supportive of the request. The applicant is seeking a rezoning of the site from C-2, Shopping Center District and OS, Open Space District to allow the creation of a two -lot plat and the construction of a seven story 120 room hotel with a maximum height of 80 feet. The second lot will be held for future development and be developed with a C-3, General Commercial District uses such as a restaurant or retail center. Staff recommends the applicant revise the plan to include the required landscape strip along Kanis Road and relocate the indicated building outside the building setback. To staffs knowledge there are no remaining outstanding technical issues associated with the request in need of addressing. Staff does not feel the placement of a hotel on the site as proposed will significantly impact the area. 1. 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. Staff recommends the applicant revise the site plan to include the required landscape strip along Kanis Road and locate the indicated storage building outside the 25 foot building setback. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 1. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of 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. Staff presented a recommendation the applicant revise the site plan to include the required landscape strip along Kanis Road and locate the indicated 7 FILE NO.: Z-8338 Cont. storage building outside the 25 foot building setback. Staff also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 2. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. E:3 ITEM NO.: 12. NAME: Homewood Suites Short -form PCD LOCATION: located on the Southeast corner of Kanis Road and Centerview Drive 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 April 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. 2. Provide the building coverage and the total building envelope in the general notes section of the site plan. 3. The property is currently zoned C-2 and OS. The OS strip is located adjacent to Kanis Road and extends to the west for a large portion of Lot 2 appearing to be a 40 x 180. 4. The dumpster is located adjacent to the street which is typically prohibited. The site plan does not include a note concerning screening. 5. Provide details of the proposed signage. Typical office signage is allowed 6-feet in height and 64 square feet in area. Typical commercial signage is allowed 36-feet in height and 160 square feet in area. Although Kanis Road is not in an area with limitations on signage consideration should be given to this scenic corridor. 6. Provide details of the proposed building signage including location and percentage of fagade area. 7. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 8. The ordinance typically prohibits the backing into service and access easements. 9. The site plan as presented does not appear to provide pedestrian connectivity. 10. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 11. Identify the future uses for proposed Lot 1 on the site plan. 12. Provide the hours of dumpster service. The site is located adjacent to residential homes so the hours should be limited to daylight hours. Neighborhood Associations Notified -- John Barrow Neighborhood Association Sandpiper Neighborhood Association Gibralter Heights/Point West/Timber Ridge Neighborhood Association Variance/Waivers: None requested. Public Works Conditions: Item # 13. 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 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 improvements to Kanis Road including 5-foot sidewalks with the planned development. The back of curb should be located 29.5 feet from the centerline and the back of the sidewalk should be located at the property line. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If the applicant desires to grade Lot 1, a variance must approved by the Planning Commission. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Lot 1 will not be allowed a driveway in the future. The driveway on Centerview Drive should be located in the middle of the property line to serve both Lots 1 and 2. The access driveway running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. 9. Driveways on a minor arterial street should be located at least 150 feet from property lines and 300 feet from intersections. The Kanis Road driveway should be shared with the new driveway to the east. 10.The dumpster should be removed from the entrance driveway off Kanis Road due to traffic conflicts when the dumpster is emptied. 11. 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. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14.A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Centerview Drive. Utilities and Fire Department/County Planning: Wastewater: Sewer extension required with easements. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. Item # 13. 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. On -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact Little Rock Fire Department for additional information. County 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 Commercial for this property. The applicant has applied for a Planned Commercial Development to create a two lot plat and allow the construction of a hotel on one of the proposed lots. The second lot will be held for future development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is classified as a Minor Arterial. 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 Kanis Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This site is being reviewed as an overall site plan. Thus this comments apply to both Lots 1 and 2. 3. The zoning ordinance requires an average seventeen foot wide (17') street buffer along Kanis Road. In no case shall the area be less than half the requirement. Currently, there is a dumpster and a couple of parking spaces located within this area. Item # 13. 4. The zoning ordinance requires an average twenty-three foot wide (23') street buffer along Centerview Drive. In no case should be the area be less than half the requirement. Currently, there are eight (8) spaces that will need to be removed out of this area. 5. The landscape ordinance requires a minimum nine foot (9') landscape perimeter. This site is deficient along two property lines currently. A variance from the City Beautiful Commission must be obtained for this reduction prior to the issuance of a building permit. 6. 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/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 13. May 8, 2008 ITEM NO.: 12 FILE NO.: Z-8338 NAME: Homewood Suites Short -form PCD LOCATION: Located on the Southeast corner of Kanis Road and Centerview Drive DEVELOPER: Pulaski County Lodging P.O. Box 29 Little Rock, AR 72203 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.6 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF C-2, Shopping Center District and OS, Open Space General Commercial and Open Space PCD Hotel and General Commercial VARIANCES/WAIVERS REQUESTED: A variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 2. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from C-2, Shopping Center District and OS, Open Space to PCD to allow the construction of a hotel. The hotel is proposed with 120 rooms with no restaurant, but a breakfast bar will be available for the guests. The building is proposed with a maximum height of 80 feet and seven stories. Lot 1 is proposed as an out parcel for development as a restaurant or an allowable use under the C-3, General Commercial District uses. The developer has indicated all street improvements per the Master Street Plan will be constructed with the first phase of construction to the abutting streets. The request includes a variance to allow advanced grading of the site. Lot 1 is proposed to be graded with the development of Lot 2. May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8338 The site is located at the southeast corner of Kanis Road and Centerview Drive. The site is wooded and slopes upward from the intersection of Kanis Road and Centreview Drive. The area contains a mixture of residential, office and commercial uses. To the southeast is an office building serving the Federal Bureau of Investigations (FBI) and to the southwest is a medical office building. West of the site is vacant C-2, Shopping Center District zoned property fronting Shackleford West Boulevard. Kanis Road is indicated on the Master Street Plan as an arterial and has not been constructed to Master Street Plan standard. The uses along Kanis Road include a beauty salon, a church, homes and small offices. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association, the Sandpiper Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 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 improvements to Kanis Road including 5-foot sidewalks with the planned development. The back of curb should be located 29.5 feet from the centerline and the back of the sidewalk should be located at the property line. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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). 2 May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8338 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. If the applicant desires to grade Lot 1, a variance must approved by the Planning Commission. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Lot 1 will not be allowed a driveway in the future. The driveway on Centerview Drive should be located in the middle of the property line to serve both Lots 1 and 2. The access driveway running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. 9. Driveways on a minor arterial street should be located at least 150 feet from property lines and 300 feet from intersections. The Kanis Road driveway should be shared with the new driveway to the east. 10. The dumpster should be removed from the entrance driveway off Kanis Road due to traffic conflicts when the dumpster is emptied. 11. 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. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Centerview Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer extension required with easements. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 3 May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8338 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact 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 Commercial for this property. The applicant has applied for a Planned Commercial Development to create a two -lot plat and allow the construction of a hotel on one of the proposed lots. The second lot will be held for future development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is classified as a Minor Arterial. 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 Kanis Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. !! May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8338 Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site is being reviewed as an overall site plan. Thus this comments apply to both Lots 1 and 2. 3. The zoning ordinance requires an average seventeen -foot wide (17') - street buffer along Kanis Road. In no case shall the area be less than half the requirement. Currently, there is a dumpster and a couple of parking spaces located within this area. 4. The zoning ordinance requires an average twenty-three foot wide (23') street buffer along Centerview Drive. In no case should be the area be less than half the requirement. Currently, there are eight (8) spaces that will need to be removed out of this area. 5. The landscape ordinance requires a minimum nine -foot (9') landscape perimeter. This site is deficient along two property lines currently. A variance from the City Beautiful Commission must be obtained for this reduction prior to the issuance of a building permit. 6. 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. G. SUBDIVISION COMMITTEE COMMENT. (April 17, 2008) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request. Staff requested the applicant provide details of the proposed signage. Staff stated the site was currently zoned C-2, Shopping Center District and OS, Open Space. Staff stated the Open Space strip was put in place a number of years ago to protect the residential uses, which were located in the area. Staff stated the need for the OS zoning along the lots frontage was not as important now as it was when it was put in place. Staff requested Mr. White identify the future uses for Lot 1. Staff also requested Mr. White provide the hours of service for the dumpster. Public Works comments were addressed. Staff stated Kanis Road was indicated as a minor arterial on the Master Street Plan. Staff stated a dedication of right of way 45 feet from the centerline would be required. Staff also stated the storm water detention ordinance would apply to any future development of the site. Staff stated a 20 foot radial dedication would be required at the intersection of May 8, 2008 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-8338 Kanis Road and Centerview Drive. Staff stated installation of streetlights would be required prior to final platting. Landscaping comments were addressed. Staff stated the street buffers did not meet the typical minimum ordinance standard. Staff also stated the development was being reviewed as an overall development plan and a landscape plan would be required prior to development of each of the lots. Staff noted comments from the various other reporting departments and agencies. 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 April 17, 2008, Subdivision Committee meeting. The revised plan indicates shared drives between Lots 1 and 2 on Centerview Drive and Kanis Road. The revised plan has identified the future uses for Lot 1 and has indicated the dumpster hours of service will be limited to daylight hours. The proposed plan indicates the street buffer along Centerview Drive consistent with the typical ordinance standard. The buffer is to average 23 feet and in no case less than Y2 the requirement. The street buffer along Kanis Road should be indicated at 17 feet and in no case less than 9 feet. Along the eastern perimeter of the site the parking and a proposed storage building are located within the minimum required landscape strip. The landscape strip in this area has been reduced to five feet six inches. Staff recommends the applicant reduce the building area to increase the landscape strip in this area to achieve the nine -foot minimum landscape strip typically required with a average of 17 feet. The site plan indicates the construction of a 120-room hotel and a building area of 22,223 square feet or 19 percent to the total site area. The site plan indicates the placement of 120 parking spaces. The zoning ordinance would typically require the placement of 132 parking spaces to serve a hotel. The hotel will not include a restaurant, meeting facilities or other amenities, which are typically traffic generations for patrons other than guest of the hotel. Staff is supportive of the parking as proposed. The site plan indicates the placement of two sign locations. Each sign is located at the driveway entrance to the development. The signs are indicated with a maximum sign height of 36-feet and a total sign area of 160 square feet. The signage as proposed is consistent with signage allowed in commercial zones per the zoning ordinance. Building signage is proposed consistent with Article X of 9 May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8338 the Little Rock code of ordinances or a maximum of ten percent of the facade area along the elevations fronting the abutting public streets. The site plan indicates parking backing into the access easement. Typically the subdivision ordinance prohibits the backing of vehicles into the access easement. Staff is supportive of allow the parking as proposed. There are few spaces, which will back into the easement. Also the access easement is less than 350 feet in length and staff feels by allowing obstructions such as vehicles backing into the easement will act to slow through moving traffic. The site plan includes a note stating the site lighting will be low level and directional, directed downward and into the site. The bulk of the property is currently zoned C-2, Shopping Center District which would typically require the placement of a 40 foot building setback. The notes on the site plan indicate a 25-foot building setback as typically required per the C-3, General Commercial Zoning District. The site plan indicates the placement of the hotel well beyond the 40-foot setback. The site plan indicates the placement of a storage building along the northeast perimeter of the site located at 20-feet from the east (side) property line and 15-feet from the front (Kanis Road) property line. Staff feels the building should be placed at a minimum 25-feet from the front property line as typically required per the C-3, General Commercial Zoning District. Along Kanis Road from the eastern perimeter extending approximately 180 feet west there is a strip of OS zoning 40 feet wide. The request includes the rezoning of the C-2, Shopping Center District portion as well as the OS, Open Space portion of the site. Staff is supportive of removing the OS zoned strip. It appears the OS zoning was put in place when the area was predominately zoned and used as residential. In staffs opinion the area is changing and the need for the OS strip is less important than it was when the OS was put in place in 1981. The request includes a variance to allow grading of Lot 1 with the development of Lot 2. According to the applicant the advanced grading is necessary to balance the cuts and fills on the site. Staff is supportive of the variance request. Staff is generally supportive of the request. The applicant is seeking a rezoning of the site from C-2, Shopping Center District and OS, Open Space District to allow the creation of a two -lot plat and the construction of a seven story 120 room hotel with a maximum height of 80 feet. The second lot will be held for future development and be developed with a C-3, General Commercial District uses such as a restaurant or retail center. Staff recommends the applicant revise the plan to include the required landscape strip along Kanis Road and relocate the indicated building outside the building setback. To staffs knowledge there are no remaining outstanding technical issues associated with the request in need of 7 May 8, 2008 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8338 addressing. Staff does not feel the placement of a hotel on the site as proposed will significantly impact the area. 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. Staff recommends the applicant revise the site plan to include the required landscape strip along Kanis Road and locate the indicated storage building outside the 25 foot building setback. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 1. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of 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. Staff presented a recommendation the applicant revise the site plan to include the required landscape strip along Kanis Road and locate the indicated storage building outside the 25 foot building setback. Staff also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of Lot 1 with the development of Lot 2. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent.