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HomeMy WebLinkAboutZ-4343-N Staff AnalysisFILE NO.: Z-4343-N NAME: The Ranch Tract F Revised PCD LOCATION: on the northeast corner of Ranch Drive and Chenonceau Boulevard DEVELOPER: Ranch Properties 900 South Shackleford, Suite 300 Little Rock, AR 72211 FN(;INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.24 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Mix of Office and Commercial Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Mix of office and commercial uses - the creation of a plat to follow previously approved phasing lines VARIANCESMAIVERS REQUESTED: Plat variances — the creation of lots without public street frontage Lots 6, 7 and 8. BACKGROUND: Ordinance No. 16,957 adopted September 5, 1995, established Saddle Creek Center "PCD" located at 6301 Ranch Drive (Tract F — The Ranch). The approval included the development of the site with multiple buildings containing a mix of 50% C-2 retail type F1 LE NO.: Z-4343-N (Cont. uses and 50% 0-3 permitted uses. The applicant indicated the lots would be phased resulting in the construction of three buildings totaling 26,550 square feet of floor space along with 131 parking spaces in Phase I. Phase II would contain an additional 33,600 square feet of floor space and 137 parking spaces. The applicant indicated the development would be completed in two (2) years. Lots 1 — 5 of Tract F have been final platted. The lots contained in the previously approved PCD that have been final platted are Lots 3,4 and 5. A. PROPOSAL/REQUEST: The applicant is now requesting to plat each individual building as a separate lot. The applicant is requesting four lots (Lots 6 — 9) and a site plan review of the proposed buildings on Lots 6 — 8. Each of the lots will contain a building of approximately 6,000 square feet and 30 plus parking spaces. The applicant has indicated the development will maintain a 50/50 mix of office and commercial uses. The applicant has also indicated Lot 9 will be submitted for review when a development is secured. Lot 6 will contain approximately 0.63 acres, Lot 7 will contain approximately 0.78 acres and Lot 8 will contain approximately 0.80 acres. Lot 9 is the larger lot and is proposed to contain approximately 3.03 acres. The development of the plat will require a variance from the Subdivision Ordinance. Three of the lots will be created as lots without public street frontage. The applicant has indicated a twenty-seven foot access easement to serve the lots. B. EXISTING CONDITIONS: The site is vacant and is mostly cleared of trees. The terrain is, for all practical purposes, level. A drainage channel runs along the north boundary of the site. The current zoning of the site is PCD. There is C-3 zoned property located to the north and west of the site; also vacant. The area to the northwest is zoned MF- 18 and was recently reviewed and approved for a multiple building site plan review for an apartment development. The area to the north of the site is zoned R-2, Single-family with a Conditional Use Permit for Arkansas Baptist School and their sports complex. The area to the east of the site contains several buildings of office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners concerning the proposed development. The Johnson Ranch Neighborhood Association, the Bayonne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, all residents located within 300-feet of the site who could be 2 FILE NO.; Z-4343-N identified and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entegi : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Easements are required around the perimeter of the site and along Ranch Drive. Contact SBC at 373-5112 for additional details. 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 the meter connection(s) will apply to this project in addition to normal charges. 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. A water main extension to each lot and on -site private fire hydrants on each lot that does not have a public fire hydrant available for fire protection, will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning,: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of a Planned Commercial Development to plat lots following previously approved phasing lines. 3 FILE NO.: Z-4343-N (Cont. The request does not require a change to the Land Use Plan. Landscape: Areas of the proposed northeastern land use buffer width is less than the nine (9) foot minimum allowed by the zoning ordinance and the six (6) foot nine (9) inch width minimum allowed by the landscape ordinance. The full width required by the zoning ordinance, without transfers, is twenty (20) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northeastern perimeter of the site. Interior landscaping islands must be at least 300 square feet in area to receive credit as interior landscaping. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Citv 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. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the request indicating the request was a revision to an existing PCD to allow the previously approved phasing lines to become lot lines. Staff noted the creation of the plat would require a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Staff suggested the applicant consider a cross access parking agreement to avoid any potential problems. Staff noted the applicant had indicated the service drive as a cross access easement. Public Works comments were addressed. Staff noted sidewalks would be required to be replaced prior to occupancy. Landscaping comments were addressed. Staff noted the buffer located along the northeastern perimeter did not meet ordinance requirement. Staff stated the minimum required by the zoning ordinance would be nine (9) feet and the minimum allowed by the landscape ordinance would be six (6) foot nine (9) inches. Staff also noted interior islands should be increased to 300 square feet in area to receive credit as interior landscaping. n FILE NO.: Z-4343-N (Cont. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003, Subdivision Committee meeting. The applicant is proposing the construction of individual buildings on separate lots. Two of the buildings are estimated to contain approximately 6,000 square feet with the third building being considered containing approximately 6,655 square feet. The typical minimum parking required for a 6,000 square foot mixed use development would be 26 parking spaces and for a 6,655 square foot mixed use development the requirement would be 29 parking spaces (one space for every two hundred twenty-five square feet of gross floor area). The applicant has indicated a common access easement to serve the development but has not indicated a cross access parking agreement. The individual lots have adequate parking to meet the typical minimum parking demand. The applicant has indicated the service drive to be a minimum of 27- feet in width. This is consistent with the minimum width required per the Subdivision Ordinance for service drives. Staff is supportive of the requested common access drive to serve the development and the parking plan. The applicant has indicated the buffer along the northeast perimeter has been increased to the minimum nine feet required by the zoning ordinance. The applicant has also increased the interior landscaping islands to be a minimum of 300 square feet in area and has indicated a screening fence along the northern property line to provide screening to the adjacent residentially zoned property. The proposed landscaping meets the minimum typical requirement of the zoning ordinance. Staff is supportive of the proposed landscaping plan. Staff is supportive of the proposed request. The applicant is requesting to plat individual lots following previously approved phasing lines. The applicant has indicated the days and hours of operation and the use mix will remain the same as was previously approved (50/50 mix of office and commercial uses). The proposed plan meets the typical minimum requirements of the landscape ordinance and the zoning ordinance with regard to landscape strips and buffers. The proposal also includes sufficient parking to meet the typical minimum parking demand. The applicant has requested a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage (Section 31-231). Proposed Lots 6 — 8 will not have direct access to Ranch Drive but will be served by a twenty-seven foot access easement. Staff is supportive of the variance to allow the creation of lots without public street frontage. Staff feels the proposed access easement will serve the development. 19 FILE NO.: Z-4343-N (Cont. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed request to revise the previously approved site plan to include the placement of lot lines following previously approved phasing lines should have no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow the creation of lots without public street frontage. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A December 4, 2003 ITEM NO.: 11 FILE NO.: Z-4343-N NAME: The Ranch Tract F Revised PCD LOCATION: on the northeast corner of Ranch Drive and Chenonceau Boulevard DEVELOPER: Ranch Properties 900 South Shackleford, Suite 300 Little Rock, AR 72211 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.24 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Mix of Office and Commercial Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Mix of office and commercial uses - the creation of a plat to follow previously approved phasing lines VARIANCESNVAIVERS REQUESTED: Plat variances — the creation of lots without public street frontage Lots 6, 7 and 8. December 4, 2003 SUBDIVISION ITEM NO.: 11_ (Cont.) FILE NO.: Z-4343-N BACKGROUND: Ordinance No. 16,957 adopted September 5, 1995, established Saddle Creek Center "PCD" located at 6301 Ranch Drive (Tract F — The Ranch). The approval included the development of the site with multiple buildings containing a mix of 50% C-2 retail type uses and 50% 0-3 permitted uses. The applicant indicated the lots would be phased resulting in the construction of three buildings totaling 26,550 square feet of floor space along with 131 parking spaces in Phase I. Phase II would contain an additional 33,600 square feet of floor space and 137 parking spaces. The applicant indicated the development would be completed in two (2) years. Lots 1 — 5 of Tract F have been final platted. The lots contained in the previously approved PCD that have been final platted are Lots 3,4 and 5. A. PROPOSAL/REQUEST: The applicant is now requesting to plat each individual building as a separate lot. The applicant is requesting four lots (Lots 6 — 9) and a site plan review of the proposed buildings on Lots 6 — 8. Each of the lots will contain a building of approximately 6,000 square feet and 30 plus parking spaces. The applicant has indicated the development will maintain a 50/50 mix of office and commercial uses. The applicant has also indicated Lot 9 will be submitted for review when a development is secured. Lot 6 will contain approximately 0.63 acres, Lot 7 will contain approximately 0.78 acres and Lot 8 will contain approximately 0.80 acres. Lot 9 is the larger lot and is proposed to contain approximately 3.03 acres. The development of the plat will require a variance from the Subdivision Ordinance. Three of the lots will be created as lots without public street frontage. The applicant has indicated a twenty-seven foot access easement to serve the lots. B. EXISTING CONDITIONS: The site is vacant and is mostly cleared of trees. The terrain is, for all practical purposes, level. A drainage channel runs along the north boundary of the site. The current zoning of the site is PCD. There is C-3 zoned property located to the north and west of the site; also vacant. The area to the northwest is zoned MF- 18 and was recently reviewed and approved for a multiple building site plan review for an apartment development. The area to the north of the site is zoned R-2, Single-family with a Conditional Use Permit for Arkansas Baptist School and their sports complex. The area to the east of the site contains several buildings of office uses. 2 December 4, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-4343-N C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners concerning the proposed development. The Johnson Ranch Neighborhood Association, the Bayonne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, all residents located within 300-feet of the site who could be identified and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are 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 required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Easements are required around the perimeter of the site and along Ranch Drive. Contact SBC at 373-5112 for additional details. 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 the meter connection(s) will apply to this project in addition to normal charges. 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. A water main extension to each lot and on -site private fire hydrants on each lot that does not have a public fire hydrant available for fire protection, will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. M December 4, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4343-N Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planninq Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of a Planned Commercial Development to plat lots following previously approved phasing lines. The request does not require a change to the Land Use Plan. Landscape: Areas of the proposed northeastern land use buffer width is less than the nine (9) foot minimum allowed by the zoning ordinance and the six (6) foot nine (9) inch width minimum allowed by the landscape ordinance. The full width required by the zoning ordinance, without transfers, is twenty (20) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northeastern perimeter of the site. Interior landscaping islands must be at least 300 square feet in area to receive credit as interior landscaping. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the request indicating the request was a revision to an existing PCD to allow the previously approved phasing lines to become lot lines. Staff noted the creation of the plat would require a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. December 4, 2003 SUBDIVISION ITEM NO.: 11 Cont.) FILE NO.: Z-4343-N Staff suggested the applicant consider a cross access parking agreement to avoid any potential problems. Staff noted the applicant had indicated the service drive as a cross access easement. Public Works comments were addressed. Staff noted sidewalks would be required to be replaced prior to occupancy. Landscaping comments were addressed. Staff noted the buffer located along the northeastern perimeter did not meet ordinance requirement. Staff stated the minimum required by the zoning ordinance would be nine (9) feet and the minimum allowed by the landscape ordinance would be six (6) foot nine (9) inches. Staff also noted interior islands should be increased to 300 square feet in area to receive credit as interior landscaping. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003, Subdivision Committee meeting. The applicant is proposing the construction of individual buildings on separate lots. Two of the buildings are estimated to contain approximately 6,000 square feet with the third building being considered containing approximately 6,655 square feet. The typical minimum parking required for a 6,000 square foot mixed use development would be 26 parking spaces and for a 6,655 square foot mixed use development the requirement would be 29 parking spaces (one space for every two hundred twenty-five square feet of gross floor area). The applicant has indicated a common access easement to serve the development but has not indicated a cross access parking agreement. The individual lots have adequate parking to meet the typical minimum parking demand. The applicant has indicated the service drive to be a minimum of 27- feet in width. This is consistent with the minimum width required per the Subdivision Ordinance for service drives. Staff is supportive of the requested common access drive to serve the development and the parking plan. The applicant has indicated the buffer along the northeast perimeter has been increased to the minimum nine feet required by the zoning ordinance. The applicant has also increased the interior landscaping islands to be a minimum of 300 square feet in area and has indicated a screening fence along the northern property line to provide screening to the adjacent residentially zoned property. The proposed landscaping meets the minimum typical requirement of the zoning ordinance. Staff is supportive of the proposed landscaping plan. 61 December 4, 2003 SUBDIVISION NO.: 11 (Cont.) FILE NO.: Z-4343-N Staff is supportive of the proposed request. The applicant is requesting to plat individual lots following previously approved phasing lines. The applicant has indicated the days and hours of operation and the use mix will remain the same as was previously approved (50/50 mix of office and commercial uses). The proposed plan meets the typical minimum requirements of the landscape ordinance and the zoning ordinance with regard to landscape strips and buffers. The proposal also includes sufficient parking to meet the typical minimum parking demand. The applicant has requested a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage (Section 31-231). Proposed Lots 6 — 8 will not have direct access to Ranch Drive but will be served by a twenty-seven foot access easement. Staff is supportive of the variance to allow the creation of lots without public street frontage. Staff feels the proposed access easement will serve the development. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed request to revise the previously approved site plan to include the placement of lot lines following previously approved phasing lines should have no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow the creation of lots without public street frontage. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 ITEM NO.: 11 FILE NO.: Z-4343-N NAME: The Ranch Tract F Revised PCD LOCATION: on the northeast corner of Ranch Drive and Chenonceau 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. 2. Request is to subdivide the area into to lots following the previously approved Phasing Lines. The request includes Lots 6 — 9, (Lots 1 — 5 are existing). 3. Provide a cross access easement a parking agreement between the lots. 4. Provide the hours of operation of the proposed development. 5. Indicate proposed signage on the site plan (height/area/location). 6. Provide a list of proposed uses of the proposed development. 7. The applicant has indicated parking on the site to be included with each individual lot. Based on one space per two hundred twenty-five square feet the proposed parking is sufficient to meet the typical minimum parking demand. Variance/Waivers: 1. Plat variances — the creation of lots without public street frontage Lots 6, 7 and 8. Public Works: S t �d d�- 1. Sidewalks with appropriate handicap ramps are required in accor ance with ec ion 31-175 of the Little Rock Code and the Master Street Plan. Utilities and Fire Department/County Planning:U"�0 .►�� 3L� SQ�� Wastewater: Sewer main extension required, with easements, if service is required for the project. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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 the meter connection(s) will apply to this project in addition to normal charges. 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. A water main extension to each lot and on -site private fire hydrants on each lot that does not have a public fire hydrant available for fire protection, will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of a Planned Commercial Development to plat lots following previously approved phasing lines. The request does not require a change to the Land Use Plan. Landscape: Areas of the proposed northeastern land use buffer width is less than the nine (9) foot minimum allowed by the zoning ordinance and the six (6) foot nine (9) inch width minimum allowed by the landscape ordinance. The full width required by the zoning ordinance, without transfers, is twenty (20) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northeastern perimeter of the site. Interior landscaping islands must be at least 300 square feet in area to receive credit as interior landscaping. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. _Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.