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Z-8611-A Staff AnalysisFILE NO.: Z-8611-A NAME: Eleven Two Eleven Cantrell Road Center Revised Short -form PCD LOCATION: Located on the Southeast corner of Cantrell Road and Woodland Heights Road DEVELOPER: Rowan Development LLC 10520 West Markham Street Little Rock, AR 72205 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.47 acres CURRENT ZONING. - ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD Office and Commercial Revised PCD FT. NEW STREET: 0 LF Add a porte-cochere to the eastern end of the building. VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives nearer the property line than typically allowed. The driveway on Highway 10 is required to be located at least 150 feet from the property line. The driveway on Woodland Heights Road is required to be located at least 125 feet from the property line. BACKGROUND: Ordinance No. 20,403 adopted by the Little Rock Board of Directors on February 15, 2011, rezoned the site from R-2, Single-family to PCD. The site plan included the placement of a two (2) story office/retail building with the first or ground floor providing commercial retail space with C-3, General Commercial District uses (including a FILE NO.: Z-8611-A (Cont. potential restaurant user) as allowable uses. The second floor space was proposed for office uses utilizing the 0-2, Office and Institutional Zoning District. The building was proposed containing 14,784 square feet with 7,392 square feet per floor. The approved plan provided access from Woodlands Heights Road and from Cantrell Road. The site plan included the placement of 61 parking spaces. The approval included a variance to allow the retaining wall height located within the southern portion of the site to exceed the 15-foot maximum height allowed per the Land Alteration Ordinance. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is to amend the previously approved Planned Commercial Development for the property located at 11211 Cantrell Road. The applicant has indicated there are minor modifications from the original approval. The current request includes three changes to the approved PCD: 1) The drive-thru window and construction of a porte-cochere that will cover customers under the drive-thru. The drive-thru access will be limited to entrances on Woodland Heights Road and exit onto Cantrell Road. 2) A reduction in square footage of approved restaurant uses from 3,500 square feet to 2,000 square feet. 3) Removal of specific parking islands and spaces in order to accommodate the drive-thru and proper traffic circulation around the site. 54 parking spaces are proposed to accommodate the proper amount of vehicles per code requirements. B. EXISTING CONDITIONS: The site is located on the south side of Cantrell Road at the intersection of Cantrell Road and Woodlands Heights Road. The former home has been removed. The property to the east is an office building with a drive -through banking facility. West of . the site is a convenience store with a fast food restaurant. Further west is 'a shopping center. North and south of the site are office uses including additional banking facilities and medical offices. Further south of the site is Christ the King Church and school 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. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2 FILE NO.: Z-8611-A (Cont. 2. Due to the proposed use of the property, the Master Street Plan specifies that Woodland Heights Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Highway 10 and Woodland Heights Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Woodland Heights Road including 5-foot sidewalks with the planned development. The new back of curb should be located 36 feet from the existing back of curb on the west. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. The new back of curb should connect with the existing curb to the east and proceed to Woodland Heights Road at the same alignment. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering, for approval with the site development package. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Variances from driveway spacing requirements should be requested for both driveways. The driveway on Highway 10 is required to be located at least 150 feet from the property line. The driveway on Woodland Heights Road is required to be located at least 125 feet from the property line. 12. 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. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 9 FILE NO.: Z-8611-A (Cont.) 14. Sidewalks with appropriate handicap ramps to access Woodland Heights Road at Highway 10 aee required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension, with easements, required for this project. Contact Little Rock Wastewater for additional information. Enter : Electric utility easement will be determined at the time of line extension to supply service. Contact Entergy for additional information. Center -Point EneLgy: 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. 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 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. A CIC for the 12-inch main in Cantrell Road applies to all connections to the main in HWY 10. Due to the nature of this 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. 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 located on CATA Bus Route #25, the Pinnacle Mountain Express Route. 2 FILE NO.: Z-8611-A (Cont.) 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 revision to the currently approved PCD (Planned Commercial District) site plan to allow for the addition of a pick-up window as part of the development of this site. The site is in the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial and Woodland Heights Drive is a Local Street. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The island along the south appears to interfere with traffic patterns. 3. All previous comments apply. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 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. 5 FILE NO.: Z-8611-A (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) Mr. Jacob Chi and Mr. Frank Riggins were present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the previous approval established the landscape buffer along Cantrell Road. Staff questioned if the signage proposed under the current plan was the same as the previous approval. Public Works comments were addressed. Staff requested Mr. Chi provide a letter certifying the sight distance of the driveway on Woodland Heights Drive. Staff stated prior to construction of retaining walls, an engineer's certification of design and plans were to be reviewed by staff. Staff stated upon completion of the retaining wall, an as -built certification was required to be submitted to staff. Landscaping comments were addressed. Staff stated an automatic irrigation system to water landscaped areas was required. Staff stated prior to the issuance of a building permit it would be necessary to submit plans stamped with the seal of a registered landscape architect. 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 cover letter to staff addressing the issues raised at the March 27, 2013, Subdivision Committee meeting. The applicant has indicated signage will not change from the previously approved plan. Mr. Chi has also indicated the retaining wall, height will not exceed 15-feet as allowed by City ordinance. The building size has decreased from 14,784 to 14,505 square feet. The total allowable restaurant space has also decreased. The site plan indicates a maximum of 2,000 square feet will be restaurant space, 3,300 square feet for a drycleaner, 2,134 square feet for general retail and 7,071 square feet of office space. The request includes the allowance of C-3, General Commercial District and 0-2, Office and Institutional District uses as allowable uses. The building is proposed two stories with a maximum building height of 30-feet. The site plan indicates the placement of 54 parking spaces. The parking typically required for a mixed use development would be 56 parking spaces based on the typical parking calculation for the proposed use of the space; restaurant 20 spaces, drycleaner and general retail 18 spaces and 17 spaces for the office use. There will also be an area for stacking for customers picking up items under the porte-cochere. Staff feels the parking as proposed is adequate. L FILE NO.: Z-8611-A (Cont.) The applicant is proposing the placement of a single ground sign within the front yard landscape area. The sign as proposed does not comply with the Highway 10 Design Overlay standards for a development sign. The Overlay allows a maximum sign height of ten (10) feet and a maximum sign area of one hundred (100) square feet. The sign is proposed as a ten (10) foot by twelve (12) foot sign or 120 square feet in area. Staff does not support the sign as proposed. Building signage is proposed as allowed in commercial zones or a maximum of ten (10) percent of the fagade area. The Highway 10 Design Overlay District regulates building setbacks and landscaped areas. The Overlay states the front setback is to be 100-feet with a 40-foot rear yard setback and 30-foot side yard setback. The building setbacks as proposed comply with typical ordinance standards. The landscaping and buffers are indicated on the site plan as were approved in 2011. The approved plan allowed the front, rear and east buffers to fall short of the typical standard as established by the Overlay. The site plan indicates the placement of a retaining wall along the southern perimeter of the site. The Land Alteration Ordinance typically does not allow wall heights to exceed fifteen (15) feet. The applicant has indicated the wall will not exceed the height allowed per the Land Alteration Ordinance. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the property and the development as proposed is appropriate for this site. In staff's opinion the revisions to the plan are minor changes. Staff does not feel the addition of the porte-cochere to the east end of the building will significantly impact the development or the overall area. 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. Staff recommends approval of the landscape strips and buffers as indicated on the site plan. Staff recommends the development sign be limited to signage allowed within the Overlay or a maximum sign height of ten (10) feet and a maximum sign area of one hundred (100) square feet. 7 FILE NO.: Z-8611 _A (Cont.) PLANNING COMMISSION ACTION: (APRIL 18, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of 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. Staff presented a recommendation of approval of the landscape strips and buffers as indicated on the site plan. Staff presented a recommendation the development sign be limited to signage allowed within the Overlay or a maximum sign height of ten (10) feet and a maximum sign area of one hundred (100) square feet. 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. ,3 ITEM NO.: 9. Z-8611 NAME: Eleven Two Eleven Cantrell Road Center Revised Short -form PCD LOCATION: located on the Southeast corner of Cantrell Road and Woodland Heights Road Plannina 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. The original approval in February 2011 allowed the first or ground floor to provide commercial retail space with C-3, General Commercial District uses (including a potential restaurant user) as allowable uses. The second floor space would be for office use. The building would be 14,784 square feet with 7,392 square feet per floor. The current building is proposed with 14,505 square feet. The plan indicates a maximum of 2,000 square feet of restaurant space, 3,300 square foot drycleaners, 2,134 square feet general retail and'7,071 square feet of office use on the second floor. The square footage of the first floor totals 7,434 square feet. The current request reduces the square footage of restaurant space to 2,000 square feet. 3. A single ground sign was approved within the front yard landscape area was approved. The sign approved was a maximum sign height of six (6) feet and a maximum sign area of seventy-two (72) square feet. 4. Building signage approved was limited to signage allowed in commercial zones or a maximum of ten (10) percent of the fagade area. 5. The Overlay requires the placement of a 40-foot front yard landscape area and the remaining perimeters are to be 25-feet. The approved plan allowed the front landscape strip to be reduced to 30-feet. The eastern and southern landscape strips were reduced to 15-feet (25-feet required per the Overlay). The approved plan indicated within the landscaped area four (4) inch caliper deciduous trees would be planted 30-feet on center. Within the eastern and southern perimeters six to (6) eight (8) foot tall evergreen trees would be planted fifteen (15) foot on center 6. The request includes the placement of a drive-thru, port -de -cohere to be added to allow covered customer drop-off and pick-up. 7. It appears the building is located within the 100-foot building setback established by the Highway 10 DOD. 8. The island near the southern driveway appears to limit access to the drive-thru canopy causing motorist to turn into the two way traffic drive located east of the canopy. Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the drives nearer the property line than typically allowed. The driveway on Highway 10 is required to be located at least 150 feet from the property line. The driveway on Woodland Heights Road is required to be located at least 125 feet from the property line Item # 9. Public Works Conditions: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Woodland Heights Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Highway 10 and Woodland Heights Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Woodland Heights Road including 5- foot sidewalks with the planned development. The new back of curb should be located 36 feet from the existing back of curb on the west. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. The new back of curb should connect with the existing curb to the east and proceed to Woodland Heights Road at the same alignment. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 7. 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. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. 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. 10.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Variances from driveway spacing requirements should be requested for both driveways. The driveway on Highway 10 is required to be located at least 150 feet from the property line. The driveway on Woodland Heights Road is required to be located at least 125 feet from the property line. 12. 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. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Sidewalks with appropriate handicap ramps to access Woodland Heights Road at Highway 10 are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Utilities and Fire Department/County Planning: Item # 9. Wastewater: Sewer main extension, with easements, required for this project. Contact Little Rock Wastewater for additional information. Entergy: Electric utility easement will be determined a time of line extension to supply service. 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 located on CATA Bus Route #25, the Pinnacle Mountain Express 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 revision to the currently approved PCD (Planned Commercial District) site plan to allow for the addition of a pick-up window as part of the development of this site. The site is in the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial and Woodland Heights Drive is a Local Street. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. Item # 9. 2. The island along the south appears to interfere with traffic patterns; recommend its removal and relocation. 3. All previous comments apply. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 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, April 3, 2013. Item # 9.