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HomeMy WebLinkAboutZ-4343-AA Staff AnalysisITEM NO.: 3. Z -4343 -AA NAME: Saddle Creek Short -form PCD LOCATION: located on the Northeast corner of Ranch Boulevard and Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Signage on Cantrell Road per the Highway 10 DOD allows for a maximum sign height of six feet and a maximum sign area of 72 square feet unless there is a single development sign which may be ten feet in height and 100 square feet in area. 3. Provide details of the proposed signage plan. The building front for Lot B-9 does not have street frontage. Identify the location for the proposed signage. 4. Label the cross access and cross parking areas. 5. The number of parking spaces in the notes section and on the site plan do not appear to correspond. 6. The plan includes variances from the Highway 10 DOD to allow reduced lot sizes for the three proposed lots. 7. The order menu board for the fast food restaurant must be screened per the typical standards of the zoning ordinance. 8. Provide the days and hours of operation for the development. 9. Provide the proposed uses for Lot B-9. 10. Provide a note on the site plan indicating the maximum building height for each fo the proposed structures. 11. Will all the lots share the dumpster facility located on Lot B-8? 12. Will the dumpsters have limited service hours? If so indicate as a note on the site plan. 13. Provide details of the proposed construction materials for the building. 14. All site lighting must comply with the Highway 10 DOD. 15. Provide details of any proposed fencing located on the site. Include the location and total height. 16.A minimum of 10% of the total site area must be designated as landscaped open space. Each of the indicated lots have more than adequate landscaped open space to meet the PUD Zoning Ordinance standard. VariancelWaivers: None requested. Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right - Item # 3. of -way prior to occupancy. 3. Per the Master Street Plan requirements, a right turn lane must be provided into Ranch Boulevard. 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road and Ranch Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD< District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is the applicant requesting a variance to advance grade any additional lots with construction of one lot? 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to the start of construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. 10. Cross access right turn driveway on the northwest corner of site must be constructed at least 75 feet from the right-of-way line and align with the driveway on the north side of the cross access. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy to retain all existing easements along Cantrell Road and on Ranch Boulevard. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. CountV Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. Item # 3. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial 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 applicant has applied to re- established an approved PCD (Planned Commercial District) to allow for the development of the site into several retail commercial lots. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial and Ranch Boulevard is a Local Street 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is 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: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycle use (replacing the sidewalk). Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the eastern perimeter of the property is less than the 25 -foot average width required by the Highway 10 Overlay District. 3. An automatic irrigation system to water landscaped areas will be required on each lot as developed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 3. FILE NO.: Z -4343 -AA NAME: Saddle Creek Short -form PCD LOCATION: Located on the Northeast corner of Ranch Boulevard and Cantrell Road DEVELOPER: Ranch Properties, Inc. P.O. Box 56330 Little Rock, AR 72215 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.97 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 3 PCD - Expired FT. NEW STREET: 0 LF C-3, General Commercial District PCD C-3, General Commercial District VARIANCESMAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow grading of multiple lots with the development of one of the lots. BACKGROUND: Ordinance No. 19,550 adopted by the Little Rock Board of Directors on July 18, 2006, rezoned this property from C-3, General Commercial District and OS, Open Space to PCD. The PCD approved the creation of three additional lots within the Saddle Creek Center located at the Northeast corner of Ranch Boulevard and Cantrell Road. The approval included a 3.97 acre tract known as Tract B of the Ranch Subdivision. Lots 1 — 6 Tract B were previously final platted and are developed with office and retail uses. The commercial lots were identified as Lots 7, 8 and 9, Tract B. Proposed Lot 7, Tract B contained 1.31 acres and was proposed with a branch bank facility. Lot 8 contained 1.2 acres and was proposed with a restaurant with a drive-thru capability and Lot 9 FILE NO.: Z -4343 -AA (Cont. contained 1.46 acres and was proposed with a two-story, 12,500 square foot office/retail building. Per Section 36-454(e) the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. The Planning Commission may approve a one-time time extension not to exceed two (2) years. On March 19, 2009, the Little Rock Planning Commission approved a two (2) year time extension for the approval of the PCD zoning. The development has not occurred and the time for approval has expired. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to reinstate the previously approved Planned Commercial Development. The development has not changed from the original approval and includes the development of Lots 7, 8 and 9, Tract B of the Ranch Subdivision. Lot B-7 is proposed containing 1.31 acres and developed with a branch bank. Lot B-8 is proposed containing 1.2 acres and developed with a restaurant with drive thru-capability and Lot B-9 is proposed containing 1.46 acres and developed with a 12,500 square foot two-story commercial building with C-3, General Commercial District uses as allowable uses. B. EXISTING CONDITIONS: The site is located on the northeast corner of Cantrell Road and Ranch Boulevard. The Ranch development has been developing as an office and commercial node. Immediately north of the site is a strip retail center containing a dry cleaners drop off, a restaurant and a number of office users. Adjacent to the site there is a veterinary clinic located to the northeast fronting Ranch Drive. To the east and northeast are large office buildings, Leisure Arts, Family Life and a call center. To the west of the site is a vacant property zoned PCD which expired in March 2009. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, the Aberdeen Court Property Owners Association, the Chevaux Court Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2 FILE NO.: Z -4343 -AA (Cont. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Per the Master Street Plan requirements, a right turn lane must be provided into Ranch Boulevard. 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road and Ranch Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is the applicant requesting a variance to advance grade any additional lots with construction of one lot? 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to the start of construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. 10. Cross access right turn driveway on the northwest corner of site must be constructed at least 75 feet from the right-of-way line and align with the driveway on the north side of the cross access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy to retain all existing easements along Cantrell Road and on Ranch Boulevard. Center -Point Energy: No comment received. AT & T: No comment received. 3 F FILE NO.: Z-4343-AA Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse of the developer. 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 expanse. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in additional to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. Counly Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. IS SU ES/TEC H N ICAUD ES I G N: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial 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 applicant has applied to re-established an approved PCD (Planned Commercial District) to allow for the development of the site into several retail commercial lots. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. 4 FILE NO.: Z -4343 -AA Cont. Master Street Pian: Cantrell Road is a Principal Arterial and Ranch Boulevard is a Local Street 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. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is 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: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycle use (replacing the sidewalk). Lance: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the eastern perimeter of the property is less than the 25 -foot average width required by the Highway 10 Overlay District. 3. An automatic irrigation system to water landscaped areas will be required on each lot as developed. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating the previously approved PCD had expired and the request was to reinstate the PCD for the property. Staff stated there were no changes to the site plan from the original approval. Staff stated the comments provided regarding the Highway 10 Design Overlay District were previously approved with reduced standards. Staff questioned the proposed signage plan for both building and ground signage. Staff also questioned the proposed uses for the building located on Lot B-9. Public Works comments were addressed. Staff stated right of way dedications were required on the abutting streets to meet Master Street Plan standards. Staff stated a right turn lane onto Ranch Boulevard from Cantrell Road was required per the Master Street Plan. Staff stated a grading permit would be required prior to construction. Staff also stated sidewalks were required on Cantrell Road and Ranch Boulevard. 5 FILE NO.: Z -4343 -AA (Cont. Landscaping comments were addressed. Staff stated the landscape strip along the eastern perimeter did not appear to. meet the 25 -foot average required by the Highway 10 DOD. Staff also stated an automatic irrigation system to water landscaped areas would be required on each of the proposed lots as they development. 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 the issues raised at the July 11, 2012, Subdivision Committee meeting. Locations and details of all proposed ground mounted monument style signs have been identified on the proposed site plan. A single sign has been indicated for each of the proposed lots adjacent to Cantrell Road. The signs are proposed as a maximum of six (6) feet in height and seventy-two (72) square feet in area, consistent with signage allowed per the Highway 10 Design Overlay District. Building signage will be located on the front facade of the buildings located on Lots B-7 and B-8. Signage will be located on the east fagade of the building located on Lot B-9 and the southern fagade which has frontage on Cantrell Road. The maximum sign area will be limited to ten (10) percent of the front facade. The applicant has indicated the dumpster locations, the screening required for the dumpsters and the hours of service of the dumpsters. Dumpsters will be limited to Lot B-8 and shared between the lots. The hours of service have been limited to 7:00 am to 7:00 pm daily. Screening has been indicated consistent with typical minimum ordinance standards. The revised site plan has removed the western most drive from the proposed site plan. Access to the proposed lots will be via Cantrell Road through a shared access and utility easement located on the common lot line of Lots B-8 and B-9. Secondary access will be provided via a cross access easement extending from the property located to the north, Saddle Creek Center at the Ranch. Landscaping has been indicated consistent with the minimum Highway 10 Design Overlay District standards with the exception of the area along the northeastern portion of the site where tying into the existing development. A 25 -foot landscape buffer has been indicated along the eastern property line of Lot B-9 narrowing to 9 -feet. The Highway 10 Design Overlay District typically requires the placement of a landscape strip with an average of 25 -feet. A 25 -foot street buffer has been indicated along Ranch Boulevard. Per the Design Overlay District street buffers are typically required to have a seven (7) foot landscape strip when located adjacent to commercially zoned property, the landscape ordinance requires a minimum landscape strip of 9 -feet. The Design Overlay District required 40 -foot landscape strip has been indicated adjacent to Cantrell FILE NO.: Z -4343 -AA (Cont. Road. The rear of the property has been indicated as a common access and utility easement which does not typically require the placement of landscaping. All parking areas will be landscaped with interior islands as required by the zoning and landscape ordinances. Within the overall development of the 3.97 acres 1.08 or 36.4 percent of the site is set aside for landscaping. The site plan indicates the placement of a 100 -foot building setback along Cantrell Road as required by the Highway 10 Design Overlay District. The building proposed for Lot B-9 has been indicated with a side yard setback of seven (7) feet near the northwestern portion of the building. The Highway 10 Design Overlay District would typically require a minimum side yard setback of 30 -feet. Although the building has not been indicated at the typical minimum setback staff is supportive of the request. The building is located adjacent to an existing parking area serving the Saddle Creek Center and in staff's opinion there will be minimal impact on the adjoining lot. The request includes the creation of a three lot plat from this 3.97 acre tract. The Highway 10 Design Overlay District typically requires a minimum development tract size of two (2) acres. The lots are proposed as 1.46 acres, 1.31 acres and to 1.20 acres. The total building coverage ranges from 5.26 percent on Lot B-7 to 19.69 percent on Lot B-9. The landscaped area provided on Lot B-7 is 44.4 percent and 35.6 percent on Lot B-9. The applicant is requesting approval of the PCD to allow a branch bank containing 3,012 square feet on Lot B-7, a restaurant with drive-thru capability on Lot B-8 containing 3,500 square feet and a two story 12,500 square foot commercial building on Lot B-9 with C-3, General Commercial District uses as allowable uses for the building. The site plan indicates 32 parking spaces on Lot B-7, 35 parking spaces on Lot B-8 and 62 parking spaces on Lot B-9. The parking on each of the individual lots meets the typical minimum standards established by the zoning ordinance for the use proposed for the individual lot. Lot B-7 would typically require 7 parking spaces as an office use, Lot B-8 would typically require 35 parking spaces for a restaurant use and Lot B-9 would typically require 41 parking spaces as a commercial use. The request includes a variance from the City's Land Alteration Ordinance to allow grading of multiple lots with the development of a single lot. The applicant has indicated grading will be required to install the access drives to serve the three (3) lots. Staff is supportive of the applicant's request. The purpose of the Planned Commercial Development application is to complete the development of Saddle Creek Center located at the Northeast corner of Ranch Boulevard and Cantrell Road. Although the site is proposed with lots less than typically allowed per the Highway 10 Design Overlay District, staff does not feel the proposed lot sizes will adversely impact the area within this subdivision since the lot sizes vary in size and development pattern. To staff's knowledge there are no outstanding issues associated with the request. 7 FILE NO.: Z-4343-AA(Cont.) I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was present. There was one registered objector present. Staff stated the request was to reinstate the previously approved PCD with no variation or changes from the site plan approved in 2006. Staff stated the lots as proposed were the same lot sizes as were approved in 2006. Staff noted the engineer had provided staff with the landscape calculations located along the eastern perimeter and based on the information provided there was not a variance from the Highway 10 DOD for the average perimeter landscape strip. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Tim Daters addressed the Commission on behalf of the owner. He stated the request was to reinstate a previously approved PCD for three lots located within the Ranch Subdivision. He stated the underlying zoning for the site was C-3, General Commercial District. He stated the corner lot was proposed for a branch bank, the middle lot with a restaurant with drive-through service and the eastern lot with a two-story retail building. Mr. Daters stated the access points nor the uses had change from the approval in 2006. Mr. Patrick Woodruff, President of the Chevaux Neighborhood Association, addressed the Commission in opposition of the request. He stated the residents were concerned over a number of points with the proposed development. He stated the residents were concerned with the Planning Commission and City Board allowing the Overlay to be "chipped away". He stated the Highway 10 Overlay was put in place to control development along the corridor and provide a scenic corridor for the area. He stated the residents of his neighborhood were concerned with traffic, lighting and noise. He stated the neighborhood requested the zoning be restored to the C-3, Zoning District which would not allow a restaurant with drive-through service. He stated a restaurant would increase traffic at the intersection of Ranch Boulevard and Cantrell Road which was across from the entrance to the Chevaux Subdivision. He stated 3.97 acres was an adequate for two buildings but three buildings was too intense. He stated grading of the site was also a concern. He stated the site had sat vacant for six years with no development and feared if the site was cleared it would be another six years with no development and be unsightly. Mr. Tim Daters addressed the Commission addressing concerns raised. He stated the underlying zoning was C-3, General Commercial District which did allow for a restaurant with drive-through service. He stated the development was no different than the one FILE NO.: Z -4343 -AA (Cont. approved in 2006. He stated Ranch Properties ownership for this Tract was 1800 linear feet along Cantrell Road. He stated along the 1800 foot frontage there was one curb cut. He stated the tract was 27 acres and contained 9 buildings for a density of near four acres per building. He stated the development had occurred with large lot development and building sites. He stated the grading was required to match the grade of the existing Saddle Creek Center but grading would not occur without a building being constructed on one of the lots. There was a general discussion by the Commission concerning the request and the development proposal. Commissioner Rector stated he felt the DOD was put in place to establish standards but there were provisions included to allow for developments to vary from the standards through the PZD process. He stated very few times could a development which was not zoned fully comply with all the development criteria of the Overlay. He stated the purpose of the PZD process was to develop the best plan for the area. There was no further discussion of the item. The Chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A separate vote was taken for approval of the Land Alteration Variance request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 9