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HomeMy WebLinkAboutPC Minutes for Z-10004July 11, 2024 ITEM NO.: 26 FILE NO.: Z-10004 NAME: Kaufman Development, LLC – PD-C LOCATION: 1222-1226 Kaufman Road DEVELOPER: KNB Hospitality, LLC 176 Blackburn Drive Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Jonathan Hope (Agent) Hope Consulting 129 North Main Street Benton, AR 72015 SURVEYOR/ENGINEER: Hope Consulting 129 Main Street Benton, AR 72015 AREA: 2.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07 CURRENT ZONING: O-3 & POD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone a total of 2.2 acres from O-3 & POD to PD-C to allow for the construction of a 4-story, 50,220 square foot hotel containing ninety-seven (97) guestrooms located between 1222-1226 Kaufman Road. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 2 B. EXISTING CONDITIONS: The proposed site is currently undeveloped and located to the west of I-430, south of Kanis Road. Properties in the general area contain commercial and office uses in all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Any work involving one (1) or more acres of disturbed area require a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501- 918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 4. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 3 plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 5. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 7. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure constructed within the public right of way shall be submitted to Department engineering staff prior to recording the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 8. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted prior to recording of the final plat. This information shall include but not limited to: pipe inverts, length of pipe, size of pipe, type of pipe, and type of inlets. 9. Department engineering staff are required to perform a final inspection of all street and stormwater infrastructure construction within the public right of way. City maintenance of the street and stormwater drainage infrastructure within the public right of way cannot officially begin until final acceptance by Department engineering staff. This needs to be completed and accepted by Department engineering staff prior to recording of the final plat. 10. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 4 11. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 12. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 13. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapters 30. 14. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 15. Kaufman Road is considered a commercial street which has a collector street standard per City’s current master street plan. Therefore, per City’s boundary street ordinance, construction of boundary street improvements along property’s frontage per collector street standard and dedication of additional right of way per master street plan is required. Total right of way dedication required is thirty (30) feet from street centerline. Additional right of way dedicated from the centerline of right of way more than thirty (30) feet may be required by Department staff depending on the location of the centerline of the street in relation to the centerline of the right of way if both centerlines do not coincide currently for Kaufman Road. 16. Boundary street improvements are required per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 17. Submit a clearer, more legible site plan and survey for staff review. 18. Provide an accessible route from the public right of way to the proposed building entrance in accordance with 2021 Arkansas Fire Prevention Code Section 1104.1. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 5 19. Per AR State Fire Prevention Code Chapter 11, Section 1101.2 Design, "Building and facilities shall be designed and constructed to be accessible in accordance with this code and ICC A117.1." Per ICC A117.1 Chapter 5 Section 502.2 Vehicle space size "Car parking spaces shall be 96 inches (2440 mm) minimum in width. Van parking spaces shall be 132 inches (3355 mm) minimum in width." Exception: Where the adjacent aisle is 96 inches (2440 mm) in width, van parking spaces shall be 96 inches (2440 mm) in width." The 96 inches width is an exception, not the standard width for a van accessible parking stall which is 132 inches or 11 feet. Department staff would have to approve the exception to allow the 96 inches width for the van accessible stall. In this case, Department staff denies the exception. Revise the van accessible stall to show it's 11 feet minimum wide. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 6 the grade exceeds 10 percent, approval will be denied, and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 7 D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 8 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-430 Planning District. The Land Use Plan shows Office (O) for the requested area. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The application is to rezone from O-3 to PD-C. July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 9 Surrounding the application area in a large area of Office (O) use are banking, hotels, and restaurants. To the east across Kaufman Road are undeveloped wooded parcels. Master Street Plan: Kaufman Road is a Commercial Street on the Master Street Plan. Commercial Streets are a Local public street which is abutted by non-residential or residential use which is more intense than duplex or two-unit residential. These streets have the same design standard as a Collector. The standard Right-of-way is 60 feet. Sidewalks are required on both sides. This street may require dedication of right- of-way and may require street improvements. Bicycle Plan: Kauman Road is not shown on the Master Bike Plan Map with existing or proposed facilities in this area. Historic Preservation Plan: This property is not located in a Historic District. H. ANALYSIS: The applicant is proposing to rezone a total of 2.2 acres from O-3 & POD to PD-C to allow for the construction of a 4-story, 50,220 square foot hotel containing ninety-seven (97) guestrooms located between 1222-1226 Kaufman Road. The proposed site is currently undeveloped and located to the west of I-430, South of Kanis Road. Properties in the general area contain commercial and office uses in all directions. The proposed hotel building will be located well over forty (40) feet from all property lines. The proposed building will have a height of fifty-five (55) feet. All proposed building setbacks and building height conform with ordinance standards. The site plan shows thirty (30) foot wide access drives located at the north and south ends of the property extending from Kaufman Road. The applicant must provide cross access easements to adjacent properties for the proposed driveways along the west property line. Parking spaces are shown on all sides of the building with most of the parking spaces located behind the building. The applicant is proposing one hundred twenty-two (122) total parking spaces located on the site. Section 36-502(b(1)(f) July 11, 2024 ITEM NO.: 26 (Cont.) FILE NO.: Z-10004 10 of the City’s Zoning Ordinance requires a minimum of one hundred-six (106) parking spaces. Staff feels the parking provided is sufficient to serve the use. The applicant did not provide a signage plan at this time. Any future signage must comply with Section 36-555 of the City’s Zoning Ordinance (signs permitted in commercial zones). The site plan shows the dumpster area located along the south property line. The dumpster area must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. All sight lighting must be low-level and directed away from adjacent properties. Staff is supportive of the requested PD-C zoning. Staff views the request as reasonable. The general area surrounding the site contains several existing hotels and a mixture of commercial and office uses. Although there will be an increased traffic presence along Kaufman Road, staff feels the increase in traffic will be similar to the existing traffic patterns surrounding the site. Staff believes the proposed development is consistent with the use pattern in this area and the development should have no adverse impact on surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 11, 2024) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes, 0 nays and 3 absent. The application was approved.