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HomeMy WebLinkAboutZ-8364-C Staff AnalysisFILE NO.: Z-8364-C NAME: Hilton Garden Inn Short -form PCD LOCATION: Located at 10914 Kanis Road DEVELOPER: Yogiju, Inc. 14 Caddo Court Maumelle, AR FNr,INFFR Grayrock Consulting Company 5204 Village Parkway, Suite #11 Rogers, AR 72758 AREA: 3.728 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE UMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-3, General Commercial District General Commercial PCD C-3, General Commercial District — Hotel Height VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 24, 2010, the Little Rock Zoning Board of Adjustment approved a height variance for this project. A building height of approximately 52 feet (4-floors) was approved. The applicant has since obtained a building permit for the hotel project. On July 30, 2012, the Little Rock Zoning Board of Adjustment denied a request to amend the previously approved building height variance request. The applicant determined that an additional floor was needed for the proposed hotel building resulting in a five (5) story structure. The overall height of the hotel building was proposed at approximately 61-feet, as measured from the lowest finished floor to the main level between the eaves and ridge of the sloped roof. FILE NO.: Z-8364-C (Cont. 0 PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting a rezoning of the site to PCD to allow the five (5) story hotel. Section 36-301(d) allows a maximum building height of 35-feet for the C-3, General Commercial Zoning District. The applicant's hotel is proposed at 61-feet. Section 36-460(f) — Development standards, conditions and review guidelines for the Planned Zoning Developments, Building height: states there shall be no maximum building height except as may be determined by the Planned Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. The proposal is to redevelop the property and construct a new hotel facility. The proposed hotel building will be located within the west half of the property, with parking on its east and south sides. A driveway at the southwest corner of the property will serve as access to the site. The hotel will consist of 76,083 square feet of building area on five (5) floors. There are 135 guest rooms proposed. A total of 148 parking spaces will be installed. EXISTING CONDITIONS. The C-3, General Commercial District zoned property at 10914 Kanis Road contains a vacant single-family residential structure within the south half of the property. The property is located on the north side of Kanis Road, approximately 400 feet west of Shackleford Road. A gravel driveway from Kanis Road serves as access to the property. There is a vacant metal garage structure located on the north side of the residential structure. Gravel parking is located in the rear yard area. The majority of the property is undeveloped and wooded. There is a narrow paved (no curb and gutter) roadway along the west property boundary which ends near the northwest corner of the property. The property slopes downward from front to back (south to north). The property is at a lower level than most of the surrounding properties. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Dedicate additional access easement on the west side of the property to 30 feet from centerline of the easement along the entire frontage of the applicant's property. 2 FILE NO.: Z-8364-C (Cont. 2. With site development, provide the design of street within the access easement conforming to the Master Street Plan. Construct one-half street improvement to this street including 5-foot sidewalk with the planned development. The new back of curb should be 15.5-feet from centerline. At least 20-feet of pavement must be provided. 3. The street within the access easement must intersect Kanis Road at a 90 degree angle. 4. 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. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be placed 29.5-feet from centerline. 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. 7. Provide a Sketch Grading and Drainage Plan as required by Section 29-186(e). 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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 Hebner). 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of the driveway must not exceed 36-feet. 11. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. All driveways shall be concrete aprons per City Ordinance. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 15. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed along the access easement and Kanis Road prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for additional information. 3 FILE NO.: Z-8364-C (Cont. 16. Street names and street naming conventions for the street within the access easement must be approved by Public Works. Contact David Hathcock at 371-4808. 17. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standard. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity contribution analysis and fee required prior to connection to Little Rock Wastewater System. Contact Little Rock Wastewater for additional details and information. Entergy: No comment received. Center -Point Enerav: 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. A water main extension will be needed to provide water service to this property. 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. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly 4 FILE NO.: Z-8364-C (Cont. must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3, General Commercial District to PCD (Planned Commercial District) to allow a hotel to be constructed at a greater height than that allowed in the C-3, General Commercial Zoning District. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: There are no bike routes shown in the immediate vicinity of the application. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 5 FILE NO.: Z-8364-C (Cont. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. The islands must be evenly distributed throughout the site. 3. A controlled automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the plan was three (3) parking spaces short and they felt the plan could be revised to include the additional parking. Staff also questioned the proposed signage plan including ground and building signage. Staff questioned if there would be a bar and/or restaurant within the building. Staff also questioned the location of the dumpster facility. Public Works comments were addressed. Staff stated a dedication of additional area for the access easement along the western property line was required. Staff also stated the driveway was to intersect Kanis Road at a 90 degree angle. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff also requested the applicant provide a sketch grading and drainage plan. Landscaping comments were addressed. Staff stated a minimum of eight percent (8%) of the paved areas were to be landscaped with landscape islands. Staff also stated automatic irrigation was required to water landscaped areas. Staff noted a landscape plan stamped with the seal of a registered landscape architect was required at the time of building permit. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the comments raised at the August 22, 2012, Subdivision Committee meeting. The revised plan has included the four (4) additional parking spaces required to meet the typical minimum ordinance requirements. The site plan also includes the placement of a A FILE NO.: Z-8364-C (Cont.) ground sign within the front yard setback and provided the building signage plan. The driveway has been redesigned to intersect Kanis Road at a 90 degree angel. The applicant has also indicated the western access easement will be constructed as requested by Public Works staff or if all property owners agree proper procedures for abandonment of the easement will be initiated. The site plan indicates the placement of a pole sign with a maximum height of 36-feet and a maximum sign area of 160 square feet. Building signage will be placed on the Kanis Road side of the building and on the eastern facade, the front of the building. The signage will be limited to a maximum of ten (10) percent of the facade area on which the signage is place. Parking for a hotel development is based on one parking space per guest room plus an additional ten (10) percent of the total of all parking spaces is required for developments larger than twenty (20) rooms for employees and non guest users patronizing meeting rooms, restaurants and other facilities. The hotel is proposed with 135 guest rooms which would require a total of 148 parking spaces. The site plan as presented provides the 148 parking spaces. The hotel is proposed with restaurant and bar service. There are also areas for meeting space within the proposed hotel. The hotel is proposed as a five story structure with a maximum height of 61 feet. The property is presently zoned C-3, General Commercial District which typically allows a maximum building height of 35-feet. Staff is supportive of the requested PCD zoning. There are two (2) issues which do not meet the typical development standards of the zoning ordinance. One is the building height and the second signage on the eastern facade of the hotel building which is located without public street frontage. Staff does not feel the proposed building height for the hotel structure will be out of character with other sites in the general area along the Shackleford Road corridor, from Financial Center Parkway south to Interstate 430. There are numerous buildings within this general area with heights of four (4) and five (5) stories or greater. The property immediately to the north is zoned 0-3, General Office District with building heights allowed up to 60-feet. The undeveloped property to the west is zoned C-2, Shopping Center District which allows building heights up to 45-feet. Additionally, the project basically sits at a lower elevation than most of the surrounding properties, especially to the east and south. The height of the building is measured from the lowest finished floor to the main level between the eaves and ridge of the sloped roof. Staff also is supportive of allowing signage without public street frontage along the eastern, front facade of the proposed hotel. The applicant has indicated the sign will comply with signage typically allowed in commercial zones or a maximum of ten (10) percent of the facade area. Signage will also be placed along the facade fronting Kanis Road also limited to a maximum of ten (10) percent of the facade area of the building. 7 FILE NO.: Z-8364-C (Cont. Staff believes the proposed hotel building and the signage as proposed will be compatible with other existing buildings in this general area, and that the overall hotel development will have no adverse impact on the adjacent properties or the general area. I. STAFF RECOMMENDATION: 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. PLANNING COMMISSION ACTION: The applicant was present. There were presented the item with a recommendation compliance with the following: (SEPTEMBER 13, 2012) no registered objectors present. Staff of approval of the request subject to 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. Per the Master Street Plan, sidewalk is required to be installed along the east side of the access easement adjacent to the subject property. 3. The proposed paving surfaces at the private street/driveway area will be required to be modified at the time of the building permit application. 4. The configuration of the transition of the private street and the driveway will be required to be slightly modified at the time of the building permit application. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. P ITEM NO.: 16. NAME: Hilton Garden Inn Short -form PCD LOCATION: located at 1094 Kanis Road Plannina Staff Comments: Z-8364-C 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 28, 2012. The Office of Planning and Development must receive the proof of notice no later than September 7, 2012. 2. The site plan indicates a total of 145 parking spaces provided. The zoning ordinance would typically require the placement of 148 parking spaces to serve the number of rooms proposed. Staff feels the three additional spaces can be obtained by revising the site plan along the southeastern portion of the site and adding three spaces to the existing four spaces. 3. Provide details of the proposed signage plan including ground and building signage. Provide the location of the proposed ground signage and provide the total height and total sign area. Provide the facades proposed for building signage and include the percentage of fagade area proposed with signage. 4. Will there be a bar/restaurant or meeting space at the hotel? If so provide details of the proposed services. 5. Provide the location of the proposed dumpster facility along with a note concerning the required screening. 6. All site lighting is to be low level and directional, directed downward and into the site. 7. Provide a note on the site plan indicating the maximum building height proposed for the structure. The site plan indicates 5 stories but does not indicate the building height. 8. Where will the mechanical equipment be located? If located on the ground provide a note concerning the required screening. Variance/Waivers: None requested. Public Works Conditions: 1. Dedication additional access easement on the west side of the property to 30 feet from centerline of the easement along the entire frontage of the applicant's property. 2. With site development, provide the design of street within the access easement conforming to the Master Street Plan. Construct one-half street improvement to this street including 5-foot sidewalk with the planned development. The new back of curb should be 15.5-feet from centerline. At least 20-feet of pavement must be provided. 3. The street within the access easement must intersect Kanis Road at a 90 degree angle. 4. 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. Item # 16. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be placed 29.5-feet from centerline. 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. 7. Provide a Sketch Grading and Drainage Plan as required by Section 29-186(e). 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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 Hebner). 10. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of the driveway must not exceed 36-feet. 11. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12.All driveways shall be concrete aprons per City Ordinance. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 15. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed along the access easement and Kanis Road prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for additional information. 16. Street names and street naming conventions for the street within the access easement must be approved by Public Works. Contact David Hathcock at 371- 4808. 17.Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standard. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity contribution analysis and fee required prior to connection to Little Rock Wastewater System. Contact Little Rock Wastewater for additional details and information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 16. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. The facilities on site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3, General Commercial District to PCD (Planned Commercial District) to allow a hotel to be constructed at a greater height than that allowed in the C-3, General Commercial Zoning District. Item # 16. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity of the application. Landscape: 1. All previous comments apply. 2. Site plan must comply with the City's landscape and buffer ordinance requirements. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. The islands must be evenly distributed throughout the site. 4. A controlled automatic irrigation system is required. 5. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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, August 29, 2012. Item # 16.