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HomeMy WebLinkAboutZ-8554 Staff AnalysisJuly 15, 2010 ITEM NO.: A NAME - LOCATION: OWNER/APPLICANT FILE NO.: Z-8554 Lot 2, Biehslich Addition Hotel — Conditional Use Permit 6100 S. University Avenue Home Bank of Arkansas/Albert King PROPOSAL: A conditional use permit is requested to allow for the construction of a 30-room hotel on this 1-2 zoned, .91 ± acre lot. 1. SITE LOCATION: The property is located on the west side of S. University Avenue, two tracts north of 65th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD - The site is located in an area of fairly intense commercial and light industrial uses and zoning. University Avenue is lined with a variety of such uses. A single family neighborhood is located to the west, across Mabelvale Pike. Access to this site will be from the commercial area along University. Allowing a small hotel on this 1-2 zoned property would appear to be compatible with uses and zoning in the area and should have less impact on nearby properties than if the site were developed with some of the allowable 1-2 uses. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, Geyer Springs, South Brookwood and Meadowcliff-Brookwood Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed 30-room hotel requires 33 parking spaces (1 per room plus 10%). A single driveway is proposed off of University Avenue, providing access to 37 parking spaces. 4. SCREENING AND BUFFE Site plan must comply with the City's landscape and buffer ordinances requirements. July 15, 2010 ITEM NO.: A (Cont- LE NO.: Z-85 The dumpster is located within the nine foot (9) wide perimeter landscape strip; remove. A small amount of building landscaping will be required with this application. Areas set aside for buffers and landscaping appear to be sufficient in area. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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 properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. At the time of issuance of a building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with planned development. The new back of curb should be located eighteen (18) feet from centerline. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. K July 15, 2010 ITEM NO.: A FILE NO.: Z-8554 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 Little Rock Fire Department is required. METERS AND FIRESERVICE CONNECTIONS WILL BE MADE FROM MABELVALE PIKE. 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. Due to the nature of this 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) requires 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 CAW. The tests results must be sent to CAW'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 this project. VICINITY MAP NEEDS TO BE CORRECTED. Fire Department: Place fire hydrants per Code. County Planning: No Comments. CATA: The site is located on a CATA Bus route. SUBDIVISION COMMITTEE COMMENT: (MAY 13, 2010) The applicants were present. Staff presented the item and noted additional information was needed regarding building materials and height, signage, site lighting and fencing. Staff asked if there would be any other uses such as a conference/meeting space, restaurant or lounge. Staff noted the survey did not correctly indicate the 25 foot building lines along both street frontages, as noted 3 July 15, 2010 ITEM NO.: A (Cont. FILE NO.- Z-8554 on the 1969 plat. In response to a question from staff, the applicant indicated there would be no swimming pool. Public Works, Utility and Landscape Comments were noted. The applicant was advised to contact those agencies if there were any questions. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for the construction of a two-story, 30-room hotel on this vacant, 1-2 zoned, .91± acre lot. The proposed hotel will not contain any other uses such as conference/meeting space, restaurant or lounge. The site will not have a swimming pool. Access to the site will be from University Avenue. There will be no access from Mabelvale Pike, to the rear. The building will be constructed of wood frame with E.I.F.S. and stone exterior. The building will have a pitched roof and the building will have a height of approximately 28 feet. A single ground -mounted sign not to exceed 30 feet in height will be located on the University Avenue perimeter. A wall sign will also be permitted on the building facade facing University Avenue. Paved parking is provided for 37 vehicles, exceeding the ordinance requirement of 33 spaces. Dumpster screening will be installed to comply with ordinance. The applicant responded to most of the issues raised at Subdivision Committee, as noted above. A corrected survey has been submitted, showing the 25' building lines along both street perimeters. To staff's knowledge, there are no outstanding issues. The proposed use would appear to be compatible with uses and zoning in the area. The 1969 bill of assurance for Biehshich Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions in Sections 4, 5 and 6 of the agenda staff report. 10 July 15, 2010 ITEM NO.: A (Cont. FILE NO.: Z-8554 2. All site lighting is to be low level and shielded downward and into the site. 3. The ground sign is not to exceed 30 feet in height and 72 square feet in area (as allowed in the 1-2 District). PLANNING COMMISSION ACTION: (JUNE 3, 2010) The applicant was not present. There were no objectors present. Staff recommended deferral of the item to the July 15, 2010 meeting to allow the applicant to meet with neighbors. There was no further discussion. The item was placed on the consent agenda and approved for deferral by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has met with area neighborhood associations since the June 3, 2010 Commission meeting. The applicant has amended the application to include the installation of a 6-foot tall wood privacy fence along the Mabelvale Pike perimeter of the site and the condition that there will be no windows on the building's west facade (facing Mabelvale Pike). Staff continues to recommend approval of the amended application. PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There were no objectors present. One person was present in support. Staff informed the Commission that the Cloverdale, Mead owcliff-Brookwood and SWLRUP Neighborhood Associations had voted to support the application and the South Brookwood Neighborhood Association had voted not to oppose the item. Staff informed the Commission that the application had been amended to include the installation of a 6-foot tall wood privacy fence along the Mabelvale Pike perimeter of the site and to include the condition that there will be no windows on the building's west facade (facing Mabelvale Pike). Staff recommended approval of the amended application, including all comments and conditions noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 5 SUBDIVISION COMMITTEE COMMENTS MAY 13, 2010 ITEM NO.: 12. LOT 2 BIEHSLICH ADDITION HOTEL CONDITIONAL USE PERMIT — 6100 S. UNIVERSITY AVENUE Z-8554 Planninit Staff Comments: 1. The 1969 Bill of Assurance for Biehslich Addition does not address use issues. 2. Provide corrected survey. The April 2010 Richardson survey does not reflect the twenty-five (25) foot platted building lines along both street frontages as indicated on the 1969 plat and the June 2009 Brooks survey. 3. Provide building heights, materials and roof design. 4. Provide signage plan. 5. Locate and describe site lighting; should be low-level and shielded downward and into the site. 6. Locate and describe any proposed fencing. 7. Locate and describe required dumpster screening. 8. Will the facility contain any other uses such as conference/meeting space, restaurant or lounge? 9. No pool is indicated. Variance/Waivers: * None requested. Public Works: 1. At the time of issuance of a building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with planned development. The new back of curb should be located eighteen (18) feet from centerline. Utilities and Fire De artment/C.ount Planning: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 Little Rock Fire Department is required. METERS AND FIRESERVICE CONNECTIONS WILL BE MADE FROM MABELVALE PIKE. 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. ITEM NO.. 12. (Cont.) Z-8554 Due to the nature of this 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) requires 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 CAW. The tests results must be sent to CAW'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 this project. VICINITY MAP NEEDS TO BE CORRECTED. Fire Department: Place fire hydrants per Code. County Planning: No Comments. CATA: The site is located on a CATA Bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinances requirements. The dumpster is located within the nine foot (9) wide perimeter landscape strip; remove. A small amount of building landscaping will be required with this application. Areas set aside for buffers and landscaping appear to be sufficient in area. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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 properly preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of revised site plan (if required) by Wednesday May 19, 2010. Required notices are to be sent via certified mail no later than Wednesday May 19, 2010 and proof of notification returned to staff by May 28, 2010.