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HomeMy WebLinkAboutZ-8851 Staff AnalysisFILE NO.: Z-8851 NAME: Pleasant Ridge Lot 3C Short -form PD-C LOCATION: Located at 11701 Pleasant Ridge Road DEVELOPER: Pleasant Ridge LLC 11601 Pleasant Ridge Road, Suite 300 Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.4 acres NUMBER OF LOTS: 1 lot CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-C PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The developer is proposing the rezoning of this site to allow construction of a 4-story hotel with 130 guest rooms and parking to meet code. The brand has yet to be determined but the anticipation is a "high end" hotel with all the amenities. Currently, the site plan includes a covered "drop-off' canopy, outdoor pool with an optional indoor pool, sports court and two outdoor patio areas. The hotel will also have a full service restaurant and a bar. FILE NO.: Z-8851 (Cont. B. EXISTING CONDITIONS: There are multi -family and condo developments located to the north, west and south of this site. East of the site is a vacant office building which was previously the US Post office. Southeast of the site are two single-family residences. Southwest of the site is a commercial center containing restaurant, retail and office uses. Also located in the general area is the Pleasant Ridge Towne Center, a City of Little Rock Fire Station, a single-family subdivision (Pleasant Forest) and three places of worship. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site, the Walton Heights Candlewood Property Owners Association, the Pleasant Forest Neighborhood Association, the Piedmont Neighborhood Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. 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). 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 2 FILE NO.: Z-8851 (Cont. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. 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 (Greg Simmons) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Entergy: Electric utility easements will be acquired at time of line extension when final service requirements and location are known. Contact Entergy for additional information. Center -Point Energy: 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. 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 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 meter 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 this : Z-8851 (Cont. facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 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 this 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 a Customer Owned Line Agreement is required. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. Coun Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PD-C (Planned Commercial District), to allow the development of a hotel on this site. Master Street Plan: Pleasant Ridge Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 4 FILE NO.: Z-8851 (Cont.) 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. These islands must be evenly distributed throughout the site. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. Land use buffer shown to code. 5. A small amount of building landscaping will be required. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. 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: (March 27, 2013) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff questioned the maximum building height for the structures. Staff also questioned the proposed signage plan including building and ground signs. Staff questioned the location of the proposed dumpster facilities and if the hours of dumpster service would be limited to daylight hours. Public Works comments were addressed. Staff stated a grading permit would be required prior to development of the site. Staff stated the stormwater detention ordinance would apply to the future development. Staff requested Mr. White provide an engineer's certification of the sight distance for the proposed driveway location. Staff noted streetlights would be required to be installed prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated screening would be required along the perimeters where the site abutted residential zoning or use. Staff stated a small amount of building landscaping would be required and a minimum of eight percent of the paved areas were to be landscaped with interior islands. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 5 FILE NO.: Z-8851 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 provided a revised cover letter to staff addressing a number of the issues raised at the March 27, 2013, Subdivision Committee meeting. The applicant has indicated signage will be placed on the north and east facades of the building. The applicant has also stated there will be a full service restaurant and bar associated with the proposed hotel use. The site plan includes a covered "drop-off' canopy, outdoor pool with an optional indoor pool, sports court and two outdoor patio areas. The rezoning request is to allow the development of a 4-story hotel containing 130 guest rooms on this 4.39 acres parcel. The maximum height proposed for the hotel is 60-feet. The plan indicates the placement of a monument sign within the landscaped area along Pleasant Ridge Road. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of 64 square feet. Building signage is proposed on the north fagade, fronting on Pleasant Ridge Road and on the east fagade, which is located without public street frontage. The applicant has indicated the sign area will not exceed ten (10) percent of the fagade on which the sign is placed. The plan indicates the placement of 143 parking spaces to serve 130 guest rooms. The zoning ordinance typically requires the placement of one parking space per guest room plus an additional ten (10) percent of the total of all parking spaces required for the development to be used for employees, non -guest users patronizing meeting rooms, restaurants and other facilities. The development would require 130 parking spaces to serve the guest rooms plus an additional 13 parking spaces to serve the non -guest rooms for a total of 143 parking spaces. The applicant has located the proposed dumpster facilities on the site plan near the southern portion of the development. The applicant has indicated the dumpster will be screened per ordinance requirements. The hours of dumpster service have been limited to 7 am to 6 pm daily. A note on the site plan indicates the maximum pole height for the parking lot lighting is 30-feet. The plan also notes all site lighting will be low level and directional, directed downward and into the site. There are retaining walls proposed within the development. A note on the site plan indicates the maximum height of the retaining walls will not exceed 15-feet in height. 0 FILE NO.: Z-8851 (Cont. Along the southern boundary of the development the plan includes a 20-foot land use buffer, 70 percent of which is to remain undisturbed. The plan indicates an overhead power line along the southern boundary. The survey does not indicate this area as an easement. Per Section 36-521(f) the right of way of any utility easement shall not be used in computing the depth or area of land use buffer in developments abutting property used or zoned for R-1, R-2, R-3, R-4, PRD and PDR. The property to the south is zoned PRD. Staff is not supportive of the request. The property is currently zoned 0-3, General Office District which typically allows a transition between more intense traffic generated by the non-residential uses located to the east and the residential areas located to the north, south and west. Within transition areas the intent is to provide for uses which are characterized by a low or infrequent volume of direct daily customer traffic and typically operate during normal business hours (8 — 5 Monday through Friday). Staff feels the hotel user will generate traffic during times which will most impact the residents. In addition the applicant has indicated the hotel will have a full service restaurant and bar which in staff's opinion will add to the amount of traffic in the area and could further impact the nearby residents. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 18, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2013, requesting deferral of the item to the May 30, 2013, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (MAY 30, 2013) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Lucas Hargraves addressed the Commission on behalf of the owner. He stated the request was a rezoning from 0-3 to PCD to allow the construction of a 4-story hotel with up to 130 rooms. He stated the Pleasant Ridge Development had proved to be an enhancement to the area. He stated with the hotel and the existing development the 7 FILE NO.: Z-8851 (Cont. area will continue to be a mixed use development and a great success for the City. He stated the Commission had been provided several letters of support from area businesses. He stated Easter Seals and Christ the King Church were on -board with the proposed rezoning. He stated the hotel was a logical addition to the existing mixed use development. Mr. Scott Schalihorn representing the Logue Family addressed the Commission in opposition of the request. He stated the Logue Family owned property at 11909 Fairview Road. He stated the property abutted the proposed rezoning area along their northern boundary. He stated the property would be impacted by the rezoning of the property to allow the hotel. He stated his clients were not opposed to commercial development but felt the property should be developed as specified in the existing zoning and the future land use plan. He stated the hotel was a commercial use and was being proposed in a residential area. He stated there were four (4) apartment complexes with approximately 750 units which generated a great deal of traffic. He stated the addition of the hotel would increase traffic and possibly conflict with the residential traffic in the area. He stated the lighting from the hotel as well as the noise from the swimming pool and athletic courts would impact this client's property. He stated there was nothing in the application which would limit the hotel to not being a rent by the hour hotel. He stated the request was to rezone the property to C-3 which was typically allowed at the intersections of arterials. He stated Pleasant Ridge Road was a collector street. He stated the property was zoned 0-3 which was appropriate for the area. He stated circumstances had not changed to allow the rezoning. Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the request. She stated the League was opposed to intense commercial zoning and more intense traffic generators in the area. She stated the traffic for the hotel would come and go during am and pm peak times. She stated the restaurant would draw local traffic to the site as well. She stated with the rezoning this would only dump additional traffic onto Cantrell with no definite time as to when proposed improvements and widening of Cantrell were to be completed. Ms. Lynne Logue Dowler addressed the Commission in opposition of the request. She stated her family owned property adjacent to the site proposed for rezoning. She stated she was in complete agreement with her legal counsel and was opposed to the rezoning request. Mr. Chris Cassidy addressed the Commission in opposition of the request. He stated he lived across the street in the Pleasant Ridge Apartments. He stated he worked '/z mile from his home and the travel time could take as much as 20 minutes to travel the short distance. He stated the proposed hotel would add traffic onto Pleasant Ridge Road as well as Cantrell Road. He stated the hotel would add to the noise and light pollution in the area. He stated the height of the hotel would impact the adjacent apartments. He stated this was his home. He stated he was not moving anytime soon and felt the rezoning should be denied. 1.1 FILE NO.- Z-8851 (Cont. Mr. Hargraves addressed the Commission stating he was amending his application to only allow nightly rental. He stated the request was not a rezoning to C-3 but a rezoning to allow a hotel. He stated if developed as an office development the site could handle 30,000 to 40,000 square feet. He stated traffic from an office building would more likely conflict with the residential traffic in the neighborhood. He stated he felt the development was a good development allowing a mixed use development were the residents of the apartments could walk for services. He stated there were a number of restaurants in the area and the addition of the hotel with a restaurant would be an added amenity to the area. Mr. Joe White addressed the Commission stating the lighting would not over spill the site. He stated based on the grades the hotel would be set at 470 and the Logue property was at a 580 contour. He stated the hotel was located in the valley but above the town center. He stated there was approximately 600 feet of property between the development and the Logue property. He stated the Logue property contained approximately 400 feet of woods. He stated the long term use of the property as a hotel was the highest and best use for the property. Mr. Ernie Peters addressed the Commission stating an office use would generate similar traffic as the hotel development. He provided the Commission with the vehicle trips per day for a 30,000 square foot office building, a 40,000 square foot office building and the proposed hotel use stating there was little difference when comparing the two uses. There was a general discussion by the Commission and the applicant of the proposed use of the property. Commissioner Nunnley stated in a recent visit to Atlanta he noticed several hotels within close proximity to high end neighborhoods. He stated he felt the hotel was a good fit for the area. The Commission questioned if the Neighborhood Associations had indicated opposition to the request. Mr. Hargraves stated he was not aware of any opposition from the Neighborhood Associations. Mr. Hargraves stated the Commission had been provided a letter of support from Christ the King as well as Easter Seals and a number of other property owners in the area. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. M ITEM NO.: 14. Z-8851 NAME: Pleasant Ridge Lot 3C Short -form PCD LOCATION: located at 11701 Pleasant Ridge Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. 2. Provide details of any proposed building signage. Provide the fagade proposed for building signage and the percentage of fagade area to be covered with signage. 3. Provide details of any proposed building signage. Based on the total square footage of the building the approval allowed for building signage on two facades of the building. 4. Provide the maximum pole height of parking lot lighting. All site lighting is to be low level and directional, directed downward and into the site. 5. Provide the location of the proposed dumpster facilities. Will the dumpster service hours be limited to daylight hours? If.so provide a note on the site plan. 6. Will the servicing of dumpsters is limited to daylight hours per the approved PCD. 7. A minimum of 10-percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. 8. Will there be a manager's receptions area for beer and wine. Variance/Waivers: None requested. Public Works Conditions: 1. 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. 2. 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). 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Item # 14. Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10.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 (Greg Simmons) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for additional information. Enter : Electric utility easements will be acquired at time of line extension when final service requirements and location are known. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PCD (Planned Commercial District) to allow the development of a hotel on this site. Master Street Plan: Pleasant Ridge Road is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Item # 14. Arterials. 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. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. These islands must be evenly distributed throughout the site. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. Land use buffer shown to code. 5. A small amount of building landscaping will be required. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. 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, April 3, 2013. Item # 14.