Loading...
HomeMy WebLinkAboutZ-4343-Q Staff AnalysisFILE NO.: Z-434 NAME: The Ranch Tract D Short -form PCD LOCATION: On the Northwest corner of Cantrell Road and Ranch Boulevard DEVELOPER: FCC Tract D Partnership 900 South Shackleford Road, Suite 300 Little Rock, AR 72211 FNC;INFFR. White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 L.F. CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial Uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from C-3, General Commercial District to PCD to allow the future development of the site with a building not to exceed 10,000 square feet and 74 parking spaces. The applicant has indicated should the end user be a restaurant use the maximum building square footage would be 7,300 square feet. B. EXISTING CONDITIONS: The site is grass covered and the topography is relatively flat. There are commercial, office and public institutional uses in the area to the east and north of the site. To the south of the site is a new strip commercial center located on the corner of Chenonceau Boulevard and Cantrell Road. Also to the south of the FILE NO.: Z-4343-Q site is a single-family subdivision; Chevaux Court. West of the site is vacant property and northwest of the site is a multi -family development. C. NEIGHBORHOOD COMMEN As of this writing, staff has received several informational phone calls from area residents. All residents who could be identified located within 300-feet of the site, all property owners located within 200-feet the site along with the Aberdeen Court Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Place Property Owners Association and the Pinnacle Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention will apply to the proposed development. Ranch Properties has provided a regional detention facility for the Ranch Development. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. A ramp should be installed at the intersection of Ranch Boulevard and Cantrell Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point EneM - No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). K FILE NO.: Z-4343-Q Cont.) Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial District for C-3 uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Ranch Boulevard is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets (Ranch Boulevard), which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This site is about 850 feet to the west. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The deletion of one parking space along the western perimeter of the site is needed to allow for the twenty-five (25') foot wide landscape strip per requirement of the Highway 10 Design Overlay. Interior islands are to be evenly distributed throughout the parking area(s). An automatic irrigation system to water landscaped areas will be required. 3 FILE NO.: Z-4343- 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Tim Daters and Mr. Joe White were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the proposed uses of the site. Mr. Daters stated the developers were proposing C-3, General Commercial District uses but if a restaurant developed on the site the building footprint would be limited to the available parking. Public Works comments were addressed. Staff stated detention had been provided with previous developments. Staff also stated any broken' sidewalk, curb or gutter would require replacement prior to occupancy. Landscaping comments were addressed. Staff stated the indicated landscaping was .not adequate to meet the typical minimum requirement along the western perimeter of the site. Staff stated with the removal of one parking space the minimum requirement could be met. Staff stated compliance with the City's Landscape and Buffer Ordinances would be required at the time of development. 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 site plan to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the hours of operation in the general notes section of the proposed site plan, the proposed uses of the development and the proposed signage for the development. A single dumpster has been located on the site with --a note concerning the required screening per code requirements. The applicant has indicated the hours of operation will be from 5:00 am to 2:00 am seven days per week. The applicant has indicated the hours are necessary to accommodate a restaurant user providing breakfast, lunch and dinner service. CI FILE NO.: Z-4343-0 (Cont. The applicant has indicated a single ground mounted monument style sign not to exceed six feet in height and seventy-two square feet in area. The sign is proposed in the landscaped area near the intersection of Ranch Boulevard and Cantrell Road. The indicated signage is consistent with signage allow in the Highway 10 Design Overlay District. The applicant has indicated the development will utilize C-3, General Commercial District uses as allowable uses for the site. The site plan includes the placement of a 10,000 square foot building footprint and 73 parking spaces. According to the site plan if the development is constructed as a restaurant use the maximum building area will be 7,300 square feet. The applicant has indicated the proposed use will comply with the minimum required off-street parking requirement as defined in Section 36-502. The site plan indicates the placement of a 50-foot landscape easement along Highway 10. The Highway 10 Design Overlay District requires the placement of a 40-foot landscaped area. The indicated landscaping along Highway 10 is more than adequate to meet typical minimum ordinance requirements. The Highway 10 Design Overlay District requires the placement of a 25-foot landscape strip along the side property lines. The site plan indicates the removal of one of the parking spaces along the western perimeter of the site, as recommended by staff, to comply with this minimum requirement. Site lighting and parking lot lighting are to be designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway 10 Corridor. Lighting should be directed to the parking areas and not reflected into the adjacent properties. Staff is supportive of the applicant's request. The indicated site plan has been designed consistent with the Highway 10 Design Overlay District. The maximum building height noted is 35-feet and building setbacks are indicated at 100-foot front yard, 30-foot side yards and 40-foot rear yard. The indicated uses are consistent with uses located in the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels if the site is developed as proposed there should be minimal impact on the adjoining properties. 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 above agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the 61 FILE NO.: Z-4343-Q (Cont.) request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. R� February 16, 2006 ITEM No... 9 Nam: The Ranch Tract D Short -form PCD FILE NO_: LGC�ON: On the Northwest corner of Cantrell Road and Ranch Boulevard DEVELOPER: FCC Tract D Partnership South Shacklefo d 900e Rock, A. 722q, Road, Suite 300 ENG�: White-Daters and 24 Rahlin Associates � Circle Little Rock, AR 72223 Ate: 1.55 acres CURRENT NUMBER Z : DI�IING C-3, GeneralFT' NEW STREET: 0 L. F. ALLOWED USES: CO1nmercial District PROP General Comme nSEO ZC]NlNG: rcial Uses pCD PROPOSED USE: C-3� general Co VAR1gNGES mmercial District RIVERS REQUESTED- None requested. A. PROPOSAL/REQUEST- The applicant is Commercial prop CD9 the buildingdistrict fv P rezvnirig of t has indic of to exceed tv ailoyy the his site fro ated should the 000 square feet future and 4 develo m C-3, uenerai Square footage would b user be a rest parking sent of the life With a e 7,300 s auranf use fheaCes. Thm�pllcant B. EXISTINGsquare feet maxima CONDITIONS.. building NS: The site is grass commercial covered and the Of the site. office and public ir?stittrfioopogra To the south al uses in is arrelatively to of the site is a new+n the area f❑ f�elat. There are strip commercial center and north enter located on February 16, 2006 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-4343-Q the corner of Chenonceau Boulevard and Cantrell Road. Also to the south of the site is a single-family subdivision, Chevaux Court. Vilest of the site is vacant property and northwest of the site is a multi -family development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All residents who could be identified located within 300-feet of the site, all property owners located within 200-feet the site along with the Aberdeen Court Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Place Property Owners Association and the Pinnacle Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention will apply to the proposed development. Ranch Properties has provided a regional detention facility for the Ranch Development, 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. A ramp should be installed at the intersection of Ranch Boulevard and Cantrell Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter_gy: No comment received. Center -Point Enerav: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required 2 February 16, 2006 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-4343-0 placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire De arlment: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Coun Plannin : No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial District for C-3 uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Ranch Boulevard is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets (Ranch Boulevard), which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This site is about 850 feet to the west. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The deletion of one parking space along the western perimeter of the site is needed to allow for the twenty-five (25') foot wide landscape strip per requirement of the Highway 10 Design Overlay. 3 February 16, 2006 SUBDIVISION NO.: 9 iLE NO.: Z-4 Interior islands are to be evenly distributed throughout the parking area(s). An automatic irrigation system to water landscaped areas will be required. 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT. (January 26, 2006) Mr. Tim ❑aters and Mr. Joe White were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the proposed uses of the site. Mr. ❑aters stated the developers were proposing C-3, General Commercial District uses but if a restaurant developed on the site the building footprint would be limited to the available parking. Public Works comments were addressed. Staff stated detention had been Provided with previous developments. Staff also stated any broken sidewalk, curb or gutter would require replacement prior to occupancy. Landscaping comments were addressed. Staff stated the indicated landscaping was not adequate to meet the typical minimum requirement along the western perimeter of the site. Staff stated with the removal of one parking space the minimum requirement could be met. Staff stated compliance with the City's Landscape and Buffer Ordinances would be required at the time of development. 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 site plan to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the hours of operation in the general notes section of the proposed site plan, the proposed uses of the development and the proposed signage for the development. A single dumpster has been located on the site with a note concerning the required screening per code requirements. 0 February 16, 2006 SUB WISICN ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-0 The applicant has indicated the hours of operation will be from 5:00 am to 2:00 am seven days per week. The applicant has indicated the hours are necessary to accommodate a restaurant user providing breakfast, lunch and dinner service. The applicant has indicated a single ground mounted monument style sign not to exceed six feet in height and seventy-two square feet in area. The sign is proposed in the landscaped area near the intersection of Ranch Boulevard and Cantrell Road. The indicated signage is consistent with signage allow in the Highway 10 Design Overlay District. The applicant has indicated the development will utilize C-3, General Commercial District uses as allowable uses for the site. The site plan includes the placement of a 10,000 square foot building footprint and 73 parking spaces. According to the site plan if the development is constructed as a restaurant use the maximum building area will be 7,300 square feet. The applicant has indicated the proposed use will comply with the minimum required off-street parking requirement as defined in Section 36-502. The site plan indicates the placement of a 50-foot landscape easement along Highway 10. The Highway 10 Design Overlay District requires the placement of a 40-foot landscaped area. The indicated landscaping along Highway 10 is more than adequate to meet typical minimum ordinance requirements. The Highway 10 Design Overlay District requires the placement of a 25-foot landscape strip along the side property lines. The site plan indicates the removal of one of the parking spaces along the western perimeter of the site, as recommended by staff, to comply with this minimum requirement. Site lighting and parking lot lighting are to be designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway.-1 0 Corridor. Lighting should be directed to the parking areas and not reflected into the adjacent properties. Staff is supportive of the applicant's request. The indicated site plan has been designed consistent with the Highway 10 Design Overlay District. The maximum building height noted is 35-feet and building setbacks are indicated at 100-foot front yard, 30-foot side yards and 40-foot rear yard. The indicated uses are consistent with uses located in the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels if the site is developed as proposed there should be minimal impact on the adjoining properties. 5 February 16, 2006 UBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-Q 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 above agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C ITEM NO.: 9 Z4343-Q NAME: The Ranch Tract D Short -form PCD LOCATION: on the Northwest corner of Cantrell Road and Ranch Boulevard Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide the anticipated hours of operation in the general notes section of the proposed site plan. 3. Provide the proposed uses of the development (C-3, General Commercial District Uses) in the general notes section of the site plan. 4. Provide details of any proposed signage including height/area/location. The Highway 10 Design Overlay District would typically allow the placement of signage not to exceed six feet in height and 72 square feet in area. 5. Site lighting and parking lot lighting are to be designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway 10 Corridor. Lighting should be direct to the parking areas and not reflected into the adjacent properties. 6. Provide the total building coverage, the total parking lot coverage and the total area designated as landscaping in the general notes section of the proposed site plan. 7. Provide a note concerning the required screening (height/construction material) of the indicated dumpster. 8. The site plan indicates the total building height of 35-feet, consistent with building heights allowed in C-3 zoned parcels. 9. The indicated setbacks are consistent with building setbacks required for the Highway 10 Design Overlay District (100-foot front, 30-foot side yard and 40-foot rear yard). VarianceAlVaivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention will apply to the proposed development. Ranch Properties has provided a regional detention facility for the Ranch Development. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. A ramp should be installed at the intersection of Ranch Boulevard and Cantrell Road. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial District for C-3 uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Ranch Boulevard is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets (Ranch Boulevard), which are abutted by non- residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This site is about 850 feet to the west. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The deletion of one parking space along the western perimeter of the site is needed to allow for the twenty-five (25') foot wide landscape strip per requirement of the Highway 10 Design Overlay. Interior islands are to be evenly distributed throughout the parking area(s). An automatic irrigation system to water landscaped areas will be required. 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/Dian: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.