HomeMy WebLinkAboutZ-5097-L PC Action Letter - Recommeded Approval With Condtions 030222Department of Planning and Development Planning
723 West Markham Street
Little Rock, Arkansas 72201-1334 Development
Phone: (501)371-4790 Fax: (501)371-4546 Building Codes
February 16, 2022
Joe White and Associates
Joe White
25 Rahling Circle, Suite #2
Little Rock, AR 72223
Re: File No. Z-5097-L
Chenal Valley Commercial Lot 1 R — PCD
Dear Mr. White:
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
February 10, 2022:
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for March 15, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12th Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectfully,
yteoo
Development Administrator
February 10, 2022
ITEM NO.: 5 FILE NO.: Z-5097-L
NAME: Chenal Valley Commercial Lot 1 R — PCD
LOCATION: Southeast Corner of Highway 10 and Chenal Parkway
DEVELOPER:
Highway 10 Corner, LLC
1Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Highway 10 Corner, LLC
1Allied Drive, Suite 1500
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 2.25 acres
WARD: 5
CURRENT ZONING:
NUMBER OF LOTS: 2
PLANNING DISTRICT: 19
FT, NEW STREET: 0 LF
CENSUS TRACT: 42.12
C-3 (General Commercial District)
VARIANCEIWAIVERS: None requested.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing rezone the property to PCD in order to develop a
2.25 acre. Lot located at the southeast corner of Chenal Parkway and Cantrell
Road to allow for the construction of a new coffee shop on one (1) acre and
additional commercial uses on the remaining 1.25 acres.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. Mixed commercial and office uses exist
in the general area along Cantrell Road.
February 10, 2022
ITEM NO.: 5(Cont.)FILE NO.: Z-5097-L
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. 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.
2. 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 boundary survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual. Contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or Permits littlerock. ov 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 '/z acre, $200.00 for '/z to 1 acre,
and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
E. UTILITIES/FIRE DEPARTMENT/PARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint 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.
2. Please submit plans for water facilities to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact CAW regarding
procedures for installation of water facilities and/or fire service. Approval of
plans by the Arkansas Department of Health Engineering Division and the Little
Rock Fire Department is required.
2
February 10, 2022
ITEM NO.: 5 Cont. FILE NO.: Z-5097-L
3. 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 Customer Owned
Line Agreement is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
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 D103.2 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.
Loading
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.
3
February 10, 2022
ITEM NO.: 5 Cont. FILE NO.: Z-5097-L
10104.3 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 2012 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 exceed 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.
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 places with the
approval of the fire code official.
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.
County Plannin : No comments received.
F. BUILDING CODE SILANDSCAPE:
Building Code: No comments received.
4
February 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area
3. 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. A portion of the property to the west is zoned R2. 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. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. 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.
4. 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. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
6. 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). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum 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 every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
5
February 10, 2022
ITEM NO.- 5 (Cont) FILE NO.: Z-5097-L
9. 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. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal Planning District. The Land Use
Plan shows Commercial (C) for the requested 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 application
is to rezone from C-3 (General Commercial District) to PCD (Planned Commercial
Development) District allow the tract to be divided into two smaller tracts for future
C-3 commercial development. The site is within the Highway 10 Design Overlay
District.
Surrounding the application area, the Land Use Plan shows Commercial (C) in all
directions. 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. To the south and east is a branch bank and Walmart
Supercenter. This land is zoned C-3 (General Commercial District). To the north,
across Cantrell Road, is a strip commercial center with drive -through restaurant
and a power substation. The commercial development is zoned PCD (Planned
Commercial Development) District and the power substation is zoned R-2 (Single
Family District). To the west, across Chenal Parkway, is a vacant wooded tract
zoned C-3 (General Commercial District).
Master Street Plan: To the north is Cantrell Road and to the west is Chenal
Parkway. Both are shown as a Principal Arterial on the Master Street Plan.
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 and Chenal
Parkway since they are a Principal Arterial. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road and along
Chenal Parkway. A Bike Path is to be a paved path physically separated 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).
C
February 10, 2022
ITEM NO.. 5 (Cont.) FILE NO.: Z-5097-L
H. ANALYSIS:
The applicant is proposing to develop a 2.25 acre Lot located at the southeast
corner of Chenal Parkway and Cantrell Road to allow for the construction of a
coffee shop on one (1) acre and additional commercial uses on the remaining 1.25
acres. The property lies within the City's Chenal Overlay District which requires
PZD Zoning for lot sizes less than two (2) acres. The applicant notes the lots will
share a private driveway along the south and east sides connecting to Chenal
Parkway and Cantrell Road. The layout will utilize an existing driveway with no
additional curb cuts required.
The applicant proposes to subdivide the 2.25 acres into two (2) lots. The lots will
be Lots 1 RA and 1 RB, Chenal Valley Commercial Addition.
The applicant is proposing the construct a 2,450 square foot building on the west
lot which will contain a coffee shop. The applicant proposes 27 parking spaces for
the coffee shop. Typically, the City's Zoning Ordinance requires 24 parking spaces.
Staff feels the parking is sufficient to serve this use. The applicant proposes to
construct a 8,400 square foot building on the eastern lot which includes 37 parking
spaces. Typically, the City's Zoning Ordinance requires 28 parking spaces. Staff
feels the parking is sufficient for this development.
The applicant is proposing C-3 permitted uses for both lots. Only permitted C-3
uses will be allowed on Lot 1 RB which comply with the parking requirements as
found in Section 36-502 of the Code.
The proposed buildings will be located over one -hundred (100) feet back from the
front (Cantrell Road) property line and over fifty (50) feet back from the west
(Chenal Parkway) property line. The buildings will be located over one -hundred
(100) feet from the south (rear) property line and the building on Lot 1 RB will be
located over thirty (30) feet from the east side property line. Each building will be
located approximately ten (10) feet from the dividing side property line between
Lots 1 RA and 1 RB. Section 36-346(d) typically requires a minimum side setback
of thirty (30) feet. Staff believes the proposed side setbacks are reasonable. C-3
zoning typically requires no side setback. The applicant notes that the buildings
will not exceed thirty-five (35) feet in height.
The applicant notes that the development will comply with the City's minimum
landscape and buffer requirements.
The applicant notes that all sight lighting will be low-level and directed away from
adjacent properties.
7
February 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-5097-L
The applicant proposes a dumpster to be located in the southern portion of the
development that will serve both buildings. The dumpster screening will comply
with Section 36-523 of the City's Zoning Ordinance.
Any signage on the site must comply with the Highway 10 DOD standards as found
in Section 36-343(f) of the Code.
The applicant provided responses and additional information to all issues raised
during staff's review of the application. To staffs knowledge, there are no
outstanding issues.
Staff is supportive of the requested PCD zoning to allow for a two -lot commercial
development with C-3 uses and parking located on the southeast corner of Chenal
Parkway and Cantrell Road. Staff views the request is reasonable. The property is
currently zoned C-3. The PCD rezoning is required only because the lot sizes
proposed are less than two (2) acres and the interior side setbacks do not conform
to the Highway 10 DOD. Staff feels that the development will not be out of
character with the overall area. Staff believes that the proposed PCD zoning will
have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning to allow for a two -lot
commercial development, 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:
(FEBRUARY 10, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays and 1 open position.
NI