HomeMy WebLinkAboutZ-8364-D Staff AnalysisFILE NO.: Z-8364-D
NAME: Hilton Garden Inn Revised Short -form PCD
LOCATION: Located at 10914 Kanis Road
DEVELOPER:
Yogiju, Inc.
14 Caddo Court
Maumelle, AR
ENGINEER:
Grayrock Consulting Company
5204 Village Parkway, Suite #11
Rogers, AR 72758
AREA: 3.728 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
C-3, General Commercial District
General Commercial
PCD
FT. NEW STREET: 0 LF
C-3, General Commercial District — Hotel Height
VARIANCESM/AIVERS 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.
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-D (Cont.
Ordinance No. 20,649 adopted by the Little Rock Board of Directors on October 16,
2012, allowed a rezoning of the property from C-3, General Commercial District to PCD.
PCD approval allowed the construction of a five (5) story hotel with a maximum building
height of 61-feet. A driveway was located at the southwest corner of the property to
serve as access to the site. The approved site plan for the hotel consisted of
76,083 square feet of building area within the five (5) floors. There were 135 guest
rooms proposed and 148 parking spaces were to be installed. The hotel is nearing
completion.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The current request is to amend the previously approved PCD to allow the
placement of a wall sign on the northern fagade of the existing hotel which is
located without public street frontage and to allow the placement of directional
signage larger than typically allowed per the zoning ordinance. All other aspects
of the approved PCD remain as approved by Ordinance No. 20,649 adopted by
the Board of Directors on October 16, 2012.
B. EXISTING CONDITIONS:
The property is developed with a new five story hotel. Street improvements have
been completed per the Master Street Plan and previous approval. The area
contains a mixture of office and commercial uses. South of the site is a strip
retail center and a convenience store. East of the site is an extended stay hotel.
Also located adjacent to the site is a furniture store and an office development to
the north and northeast. West of the site is vacant commercially zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200-feet of the site along with the
John Barrow Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT:
(January 29, 2014)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated request
was to allow the placement of a wall sign on the northern fagade which was
located without public street frontage. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request raised a
the January 29, 2014, Subdivision Committee meeting. The request is to
amend the previously approved PCD to allow the placement of a wall sign on the
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FILE NO.: Z-8364-D (Cont.
northern facade of the existing hotel which is located without public street
frontage. The previous approval allow for wall signage on the eastern and
southern facades. The applicant has indicated the wall sign located on the
southern facade, abutting Kanis Road, is not necessary due to the proximity of
the pole sign on Kanis Road. The wall sign is proposed with a maximum height
of 6-feet and a maximum length of 30-feet. The sign will be located on the top
floor of the hotel (5t" floor). According to the applicant the sign will be visible from
Financial Center Parkway and Hermitage Road.
The request also includes the placement of directional signage slightly larger
than typically allowed per the ordinance. The ordinance allows for
directional/informational signs to be two square feet or less and no more than
six feet in height. The signs are proposed 2-feet 3-inches in width and
1-foot 5-inches in sign area with a maximum height of 3-feet.
Staff is supportive of the applicant's request to amend the PCD zoning for this
site to allow the placement of a wall sign on the northern facade and to allow the
directional signage as proposed. The request is to eliminate the wall sign on the
southern facade and allow the placement of a wall sign on the northern facade.
There is no net gain in the allowable wall signage with the approval of this
request. All other aspects of the approved PCD remain as approved by
Ordinance No. 20,649 adopted by the Board of Directors on October 16, 2012.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to amend the PCD zoning to allow the
placement of a wall sign on the northern facade of the existing hotel building in
lieu of any wall signage on the south facade and to allow directional signage as
proposed within the signage package.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to amend the
PCD zoning to allow the placement of a wall sign on the northern facade of the existing
hotel building in lieu of any wall signage on the south facade and to allow directional
signage as proposed within the signage package.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
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