HomeMy WebLinkAboutZ-7500-H PC Action Letter - Deferred to January - 120221Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
November 24, 2021
Jess Griffin
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
Re: File No. Z-7500-H
Hamilton Station — PCD
Dear Mr. Griffin:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
November 18, 2021:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
X Deferred to the January 13, 2022 Meeting.
Other:
If you have any questions please do not hesitate to contact me at 371-4792.
VRespe4ctfu Moore
Development Administrator
November 18, 2021
ITEM NO.: 7 FILE NO.: Z-7500-H
NAME: Hamilton Station — PCD
LOCATION: 14524 Cantrell Road
DEVELOPER:
Pinnacle Valley Shoppes, LLC
John Rees
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNERIAUTHORIZED AGENT:
Pinnacle Valley Shoppes, LLC - Owner
Jess Griffin - Agent
SURVEYOR/ENGINEER:
Jess Griffin, PE
11719 Hinson Road, Suite 130
Little Rock, AR 72212
AREA: 10.67 acres
WARD: 5
CURRENT ZONING:
VARIANCE/WAIVERS:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 1
PCD and R-2
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
On August 31, 2017 the Planning Commission denied a proposed rezoning of this
property titled The Hamilton Apartments Long -form PD-R, a proposed 250 unit multifamily
development. The applicant appealed the Planning Commission's decision to the Board
of Directors, but that request was withdrawn by the applicant.
On June 8, 2020 the applicant filed a second rezoning request for The Hamilton
Apartments — PD-R. On September 24, 2020 the Planning Commission withdrew the
PD-R rezoning at the request of the applicant.
November 18, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-7500-H
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to rezone the property from R-2 and PCD to PCD to allow
a mixed use commercial and mini -warehouse development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially tree covered. Some site work
has taken place, with fill material being placed on the site.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 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. A grading permit must be obtained prior to initiation of work. Grading Permit
applications are found at https://www.Iittierock.gov/city-administration/city-
departments/public-works/. Grading permits are issued by the Planning and
Development Dept. at 723 West Markham Street after approval of erosion
control plan and soil loss calculations. Also, obtain prior approval from the
Zoning Division at 371-4864. Contact Planning and Development Dept., Civil
Engineering Private Development at 501-918-5348 or at 501-399-3470 or
CEPermits@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 1/2 acre, $200.00 for '/2 to 1 acre, and $200.00 for the first
acre and $100.00 for each additional acre for project greater than 1 acre.
2. A Special Flood Hazard Development Permit is required to be obtained to
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found at https://www-Iittlerock.gov/city-
administration/city-departments/public-works/. Special Flood Hazard
Development Permits are issued by the Planning and Development at 723
West Markham Street and no fee collected for issuance. Contact Planning
and Development Dept. Civil Engineering Private Development at 501-399-
3470 or CEPermits@littlerock.gov to schedule an appointment for issuance
or to answer any questions.
3. The property or portion of the property lies within the 100 year floodplain. The
lowest finished floor (including basement) of the proposed structure must be
elevated to at least 1 foot above the base flood elevation. Attendant utility
and sanitary facilities must be elevated to above the base flood elevation.
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November 18, 2021
ITEM NO.: 7(Cont.)FILE NO.: Z-7500-H
The finished floor elevation of at least 1 foot above the base flood elevation
must be shown on the grading plan and all final plats.
4. Any work involving one (1) or more acres of disturbed area requires 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.
5. A substantial area of the site lies within the regulated floodway and floodplain
of Rock Creek. No future construction of any structures, improvements to the
interior of the structures over 50% of the market value of the structure, parking
areas, or placement of fill materials are allowed within the floodway.
6. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot-wide
drainage and access easement is required adjacent to the floodway
boundary.
7. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
8. Provide a Sketch Grading and Drainage Plan per Sec. 29.186(e).
9. Provide stormwater detention location.
10. The existing driveway creates left turn conflicts with Jerry Drive. Due to
the proposed traffic volumes, the existing driveway should be relocated to
align with Jerry Drive to alleviate the unsafe driving condition. Show Jerry
Drive on the southside of Cantrell Road on the site plan. This can remain if
ARDOT is planning on building a median or wall.
11. Will the east driveway serve as an emergency access only or will it provide a
second access for apartment occupants and staff?
12. Obtain approval from the property owner for the east driveway thru the
adjacent property. Show on plan a shared access easement to Cantrell
Road.
13. Submit a Traffic Impact Study for the proposed project due to the amount of
vehicular traffic on Hwy 10 and the amount of left turn movements.
Study should address trip generation and trip distribution for the development
and also should take into account existing and projected traffic.
14. Access easements should be obtained for access to the property through
other private properties. The west access at the Taylor Loop Road
intersection is proposed to be taken thru an existing parking lot or service
easement not constructed to a private commercial street standard. The
existing service easement has 9 uncontrolled curb cuts, backout parking
spaces, and no pedestrian access to new and existing development.
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November 18, 2021
ITEM NO.: 7 Cont.) FILE NO.: Z-7500-H
15. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
16. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
17. A right turn lane should be constructed on Cantrell Road for the east driveway
and the taper extended to the adjacent property's driveway. The right turn
lane should consist of 100 ft taper and 50 ft stack.
18. The existing service easement cannot be used for vehicle backing. All
parking spaces backing into the service easement must be removed or a
variance requested. The easements should be constructed to commercial
street standard with sidewalks.
19. All signage and striping must comply with MUTCD.
E. UTILITIESIFIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit Retain easements for existing sewer
mains.
Enter : No comments received.
CenterPoint_Energy: No comments.
AT & T: No comments received.
Central Arkansas Water
Fire Department:
Maintain Access:
Fire Hydrants.
No comments received.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑
of the 2012 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 2012 Arkansas Fire
Prevention Code Vol. 1 Section ❑103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit request
to be reviewed by Fire Chief for Approval.
M
November 18, 2021
ITEM NO.: 7 Cont.) FILE NO.: Z-7500-H
Loadin
Maintain fire apparatus access road design as per Appendix D of the 2012
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 2012 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
provide 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
building 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Daniel Tull 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.
Coun Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
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November 18, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-7500-H
Landsca e:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the city, section 15-81.
The average width of the lot is approximately 800 feet. A minimum forty-
eight (48) foot buffer is required adjacent to the R-2 zoned property to the
west.
Screening requirements will need to be met adjacent to the north, east,
and west R-2 zoned properties.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for a very twelve (12) parking spaces.
6. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
7. 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.
November 18, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-7500-H
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the River Mountain District. The Land Use
Plan shows Transition (T) for the requested area. Transition (T) is a land use plan
designation that provides for an orderly transition between residential uses and
other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses. A Planned
Zoning District is required unless the application conforms to the Design Overlay
standards. Uses that may be considered are low -density multi -family residential
and office uses if the proposals are compatible with quality of life in nearby
residential areas. The application is to rezone from PCD (Planned Commercial
Development) District and R-2 (Single Family District) to PCD (Planned
Commercial Development) District to allow for the development of retail,
office/warehouse and mini -storage on the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
southwest of the site along Cantrell Road. Mixed Office Commercial (MOC) is
shown to the southeast of the site along Cantrell Road. Park/Open Space (PK/OS)
land use is shown to the north of the site. The Residential Low Density (RL) is
shown to the west and north (across the Park/Open Space area) from the
application area. The Commercial (C) category includes a broad range of retail
and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve. The Commercial area to the north is a mix of retail
centers and buildings. The Mixed Office Commercial (MOC) category provides for
a mixture of office and commercial uses to occur. Acceptable uses are office or
mixed office and commercial. A Planned Zoning District is required if the use is
mixed office and commercial_ This area to the southeast of the site is a retail center
and restaurant. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is flood plain/floodway of the Creek. The Residential
Low Density (RL) category provides for single family homes at densities not to
exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. To the west is a single-family subdivision and to the north of the
creek are larger tract single-family houses along Pinnacle Valley Road.
Master Street Plan: The site does not abut any public streets.
Bicycle Plan: There is a Class I Bike Path that passed through the southwest
corner of the site. A Bike Path is to be a paved path physically separate for the
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November 18, 2021
ITEM NO., 7 Cont. FILE NO.: Z-7500-H
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).
H. ANALYSIS:
The applicant proposes to rezone the 10.67 acre property located at
14524 Cantrell Road from "R-2" Single Family District and "PCD" Planned
Commercial District to "PCD" Planned Commercial District. The property is located
immediately north of the existing commercial developments at 14524 through
14810 Cantrell Road. The property is not located in the Highway 10 Design
Overlay District. The rezoning is requested to allow a mixed commercial and
mini -warehouse development.
The proposed development will consist of a multi -tenant commercial building within
the west half of the property and four (4) mini -warehouse buildings (including
boat/RV storage within the east half of the property. The proposed buildings and
phases are as follows:
Phase 1 — 40,000 square foot (one story) multi -tenant commercial building and
associated drives and parking
Phase 2 — 45,900 square foot (three story) mini -warehouse building and
associated drive and parking
Phase 3 — 51,000 square foot (three story) mini -warehouse building
26,250 square foot (one story) Boat/RV and mini -warehouse
building
— 9,500 square foot (one story) Boat/RV storage building
Associated drives and parking, including two (2) outdoor areas of
boat/RV parking
The applicant notes that the three (3) story buildings will have a maximum height
of 60 feet. All buildings utilized will have a maximum height of 35 feet. The
buildings for Boat/RV storage will be completely enclosed buildings.
The applicant is proposing the following uses for the development:
C-3 permitted uses (westernmost building)
® C-3 conditional uses (westernmost building)
0 Mini -warehouse (middle two buildings)
November 18, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-7500-H
• Boat/RV storage (easternmost two buildings)
• Outdoor Boat/RV storage (adjacent to easternmost building)
Multifamily Residential will not be a permitted use.
The applicant notes that the hours of operation will be as follows:
"Normal business hours: 7:00 a.m. — 10:30 p.m. daily, if open during the hours
between 10:30 p.m. and 7:00 a.m. all businesses shall not annoy or disturb the
quietness, comfort or peace of any resident adjacent to the development."
The main entrance to the proposed development will be at the southwest corner
of the overall property, through the Pinnacle Creek Shopping Center property at
14810 Cantrell Road. An auxiliary entrance will be located near the southeast
corner of the development. A minimum of 133 parking spaces is typically required
for a 40,000 square foot mixed use commercial development. The applicant is
proposing 158 parking spaces for the project. Staff believes the amount of parking
proposed should be sufficient to serve the development.
The applicant notes that there will be enhanced undisturbed buffer along the west
property line. Low and mid -level evergreen plantings will be required within this
area to help screen this development from the single family residences to the west.
All other buffer and landscaped areas will conform with ordinance requirements.
There will be a dumpster area located near the northwest corner of the developed
area. The applicant notes that the dumpster area will be screened as per
ordinance requirements.
The applicant notes that all site lighting will be low-level and will not reflect onto
adjacent properties.
The applicant also notes that all signage will conform with Section 36-555 of the
City's Zoning Ordinance. Since the property has no direct street frontage, wall
signs will be allowed on the south and east sides of the multi -tenant commercial
building and the south side of the Phase 2 mini -warehouse building. A ground -
mounted sign will be allowed at the entry drive at the southwest corner of the
development.
The applicant is proposing an access easement and bike path construction at the
southwest corner of the development. The bike path will be constructed as per
Master Street Plan requirements.
Floodway is located along the north and east property boundaries. Any portion of
the proposed development will be located at least 25 feet back from the floodway.
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November 18, 2021
ITEM NO.: 7(Cont.)FILE NO.: Z-7500-H
A stormwater detention area with easement will be located at the northwest corner
of the development.
The applicant submitted a traffic study for the proposed development to staff. The
traffic study concluded the following:
"Thee traffic associated with the development of Hamilton Station has
minimal impact to the traffic operations at the intersection of Cantrell
Road and Taylor Loop Road."
The Department of Planning and Development staff engineer agrees with the
conclusions of the traffic study from the consultant.
The applicant provided responses and additional information to all issues raised
during the staffs review of the application. To the staffs knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
PCD rezoning.
Staff is supportive of the requested PCD rezoning to allow a mixed use commercial
and mini -warehouse development. Staff views the request as reasonable. The
property is located in an area of mixed uses and zoning, with commercial
developments adjacent to the property to the south along Cantrell Road. With
measures taken to increase land use buffers and decrease light and noise, staff
believes the proposed development will have no adverse impact on the
surrounding properties.
The applicant provided the following additional information on the proposed
development, regarding an agreement made between Pinnacle Valley Shoppes,
LLC (property owner) and Ison Creek Development, LLC (neighbor to the west):
"Essentially, the owners, Keith Wingfield and myself, created a
legally binding agreement in August of 2015 to allow for both
developments to co -exist in support of each other and to protect
the future residents. This agreement included a 41' natural buffer
easement, emergency and access easement and certain
landscaping/fencing. We intend to uphold this agreement and will
implement it to the letter. Our recent development site plan has
changed some but is still the same type of office warehouse/retail
development but without the 2 story office building which the
neighborhood would more than likely be against. Our new
development we think is a lot more pleasing to them than the one
both Keith and I agreed to back in 2015.
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November 18, 2021
ITEM NO.: 7 Cont. FILE NO.: Z-7500-H
Furthermore, we have recently met with Keith and Jeff Hankins,
that live in Keith's residential development and have agreed to
the following additional conditions:
Enhanced 41' buffer with additional understory trees within the
east 10'
Screen anything on the roof (such as a/c units)
® Vines planted at the base of the wall
6' Evergreen plantings to act as a screen w/guard rail or 6 foot
opaque fence (instead of 8' fence cited in attached
agreement)
Restrict the hours of deliveries and dumpster pickup between
the hours of 7am - 7pm
2 year warranty on all plantings for screening and enhanced
buffer
• Pipe all site drainage away from the 41' buffer."
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021)
The applicant was present. There were two (2) person present in opposition to the
application. The applicant requested to defer the application to the January 13, 2022
agenda. The motion was seconded. The vote was 8 ayes, 0 nays, and 3 absent. The
application was deferred.
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