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HomeMy WebLinkAboutZ-4411-D Staff AnalysisFILE NO.: Z -4411-D NAME: Coulson Oil Company Revised Long -form PCD LOCATION: Located on the Southwest corner of Cantrell Road and Woodland Heights Road DEVELOPER: Coulson Oil Company, Inc. c/o Eddie Martin P.O. Box 68 North Little Rock, AR 72115 ENGINFF_R- White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Convenience Store PROPOSED ZONING: Revised PCD PROPOSED USE: Convenience Store — Allow a reduced rear yard buffer and landscape strip VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial' shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes FILE NO.: Z -4411-D within the scope of the PCD. The uses proposed for the office building were all uses by right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Please Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Center". A. PROPOSAUREQUEST: The applicant is proposing a revision to the existing PCD for Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicates the drive will be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant has indicated with the adjustment, the existing Coulson PCD will function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil is also proposing the sale of a portion of their lot to the Pleasant Ridge Town Center. The area proposed for sale is a portion of property along the south line. The sale of the property will result in a rear yard buffer and landscape strip that are less than the typical minimum required per the Highway 10 Design Overlay District. Initially, the Coulson PCD abutted residential property. The applicant has stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appears more reasonable since PCD zonings abutting one another. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site contains an existing convenience store with gas pumps. There is a fast food restaurant located within the convenience store. A retaining wall is located 2 FILE NO.: Z -4411-D (Con near the southern perimeter of the site appearing to be four to five feet in height. Located to the south and west of the site; is property recently approved as the Pleasant Ridge Town Center, a future mall development. The mall site consists of vacant land and single-family homes, which will be removed at the time of development of the mall site. There is a single-family home located across Woodlands Edge on R-2, Single- family zoned property. There are office uses located on 0-3, General Office District zoned property to the east and north of the site. There is a church located on R-2, Single-family CUP zoned property to the northeast and a City of Little Rock fire station to the northwest also zoned R-2, Single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area Neighborhood Association. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, Pleasant Forest Neighborhood Association, Piedmont Property Owners Association and Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. The proposed driveway access is acceptable, however, because of the proximity to the signalized intersection, left turns into and out of the Coulson site will not be allowed from the northern -most driveway on Pleasant Ridge Town Center Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A ten -foot underground or 15 -foot overhead easement is required adjacent to Cantrell Road. Contact Entergy at 945-5158 for additional information. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. 3 FILE NO.: Z -4411-D (Cont. F G. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to an approved PCD (Planned Commercial Development) to update property lines and redefine driveway connections to adjoining properties. This revision will not change any building footprints or uses on the site. This 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 the adjacent portion of Woodland Heights Road is shown as a Collector. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) Vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated there were few issues related to the proposed request. Staff noted the proposed driveway access was acceptable, however, because of the proximity to the signalized intersection, left turns into and out of the Coulson site would not be allowed from the northern -most driveway on Pleasant Ridge Town Center Drive. Staff noted there were few comments from the various other reporting departments and agencies but indicated if the applicant had any questions he should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 2 FILE NO.: Z -4411-D (Cont. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the drive located nearest Cantrell Road as a right -turn in and out drive only. The applicant has indicated when the drive for the Pleasant Ridge Town Center is constructed, a median will be extended to direct traffic and not allow the motorists to enter the site at this drive location. Staff feels this is appropriate. Staff feels if motorists are allowed to enter the site on the drive located nearest Cantrell Road there is a potential for traffic conflicts and stacking onto Cantrell Road. With the extended median and the direction of traffic to the southern drive, these concerns should be minimized. The applicant is also requesting approval of a reduced landscape strip along the southern property line. The Highway 10 Design Overlay District typically requires a twenty-five foot landscape strip and in no case less than seven feet when located adjacent to a right-of-way. The development is located at the intersection of Cantrell Road and Woodlands Heights Road and along the rear is an access easement for the Pleasant Ridge Town Center. Although the landscape strip appears to be three feet at the narrowest point there are larger areas of landscaping located near Woodlands Heights Road and the access drive into Pleasant Ridge Town Center, which would increase the overall average of the landscape strip on the site. In addition, there is additional landscape which will be located on the Town Center property which will be combined with the Coulson's landscaping strip, which will be give the appearance of an increased landscape strip. Also, per the Zoning Ordinance, buffering is not required when like zones are adjacent. Staff is supportive of the applicant's request. Staff does not feel the reduced rear yard landscape strip will have any adverse impact on adjoining properties. When the existing landscape strip was approved, the property located to the south was zoned R-2, Single-family. The zoning has since changed and is currently zoned PCD for the development of a shopping center. In addition, the strip will be combined with the landscaping for the Pleasant Ridge Town Center and give the appearance of a larger landscape strip. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White 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 conditions outlined in paragraphs D, E and F of the above report. 5 FILE NO.: Z-441 1-D (Cont ] There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. A January 20, 2005 ITEM NO.: 13 FILE NO.: Z -4411-D NAME: Coulson Oil Company Revised Long -form PCD LOCATION: Located on the Southwest corner of Cantrell Road and Woodland Heights Road DEVELOPER: Coulson Oil Company, Inc. c/o Eddie Martin P.O. Box 68 North Little Rock, AR 72115 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Convenience Store PROPOSED ZONING: Revised PCD PROPOSED USE: Convenience Store — Allow a reduced rear yard buffer and landscape strip VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial" shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to January 20, 2005 SUBDIVISION ITEM NO.- 13 (Cont. FILE NO.: Z -4411-D be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development pian at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Please Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Center". A. PROPOSAUREQUEST: The applicant is proposing a revision to the existing PCD for Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicates the drive will be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant has indicated with the adjustment, the existing Coulson PCD will function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil is also proposing the sale of a portion of their lot to the Pleasant Ridge Town Center. The area proposed for sale is a portion of property along the south line. The sale of the property will result in a rear yard buffer and landscape strip that are less than the typical minimum required per the Highway 10 Design Overlay District. Initially, the Coulson PCD abutted residential property. The applicant has stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appears more reasonable since PCD zonings abutting one another. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. K January 20, 2005 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -4411-D B. EXISTING CONDITIONS: A E. The site contains an existing convenience store with gas pumps. There is a fast food restaurant located within the convenience store. A retaining wall is located near the southern perimeter of the site appearing to be four to five feet in height. Located to the south and west of the site; is property recently approved as the Pleasant Ridge Town Center, a future mall development. The mall site consists of vacant land and single-family homes, which will be removed at the time of development of the mall site. There is a single-family home located across Woodlands Edge on R-2, Single- family zoned property. There are office uses located on 0-3, General Office District zoned property to the east and north of the site. There is a church located on R-2, Single-family CUP zoned property to the northeast and a City of Little Rock fire station to the northwest also zoned R-2, Single-family. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area Neighborhood Association. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, Pleasant Forest Neighborhood Association, Piedmont Property Owners Association and Pleasant Valley Property Owners Association were notified of the public hearing. ENGINEERING COMMENTS: 1. The proposed driveway access is acceptable, however, because of the proximity to the signalized intersection, left turns into and out of the Coulson site will not be allowed from the northern -most driveway on Pleasant Ridge Town Center Drive. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A ten -foot underground or 15 -foot overhead easement is required adjacent to Cantrell Road. Contact Entergy at 945-5158 for additional information. Center -Point Ener v: No comment received. SBC: No comment received. 3 January20, 2005 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -4411-D Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to an approved PCD (Planned Commercial Development) to. update property lines and redefine driveway connections to adjoining properties. This revision will not change any building footprints or uses on the site. This request does not require a change to the Land Use Plan. Master Street Pian: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and the adjacent portion of Woodland Heights Road is shown as a Collector. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) Vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated there were few issues related to the proposed request. Staff noted the proposed driveway access was acceptable, however, because of the proximity to the signalized intersection, left turns into and out of the Coulson 4 January 20, 2005 SUBDIVISION ITEM NO.- 13 (Cont. 9I1111:801[6 - - sew, site would not be allowed from the northern -most driveway on Pleasant Ridge Town Center Drive. Staff noted there were few comments from the various other reporting departments and agencies but indicated if the applicant had any questions he should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the drive located nearest Cantrell Road as a right -turn in and out drive only. The applicant has indicated when the drive for the Pleasant Ridge Town Center is constructed, a median will be extended to direct traffic and not allow the motorists to enter the site at this drive location. Staff feels this is appropriate. Staff feels if motorists are allowed to enter the site on the drive located nearest Cantrell Road there is a potential for traffic conflicts and stacking onto Cantrell Road. With the extended median and the direction of traffic to the southern drive, these concerns should be minimized. The applicant is also requesting approval of a reduced landscape strip along the southern property line. The Highway 10 Design Overlay District typically requires a twenty-five foot landscape strip and in no case less than seven feet when located adjacent to a right-of-way. The development is located at the intersection of Cantrell Road and Woodlands Heights Road and along the rear is an access easement for the Pleasant Ridge Town Center. Although the landscape strip appears to be three feet at the narrowest point there are larger areas of landscaping located near Woodlands Heights Road and the access drive into Pleasant Ridge Town Center, which would increase the overall average of the landscape strip on the site. In addition, there is additional landscape which will be located on the Town Center property which will be combined with the Coulson's landscaping strip, which will be give the appearance of an increased landscape strip. Also, per the Zoning Ordinance, buffering is not required when like zones are adjacent. Staff is supportive of the applicant's request. Staff does not feel the reduced rear yard landscape strip will have any adverse impact on adjoining properties. When the existing landscape strip was approved, the property located to the south was zoned R-2, Single-family. The zoning has since changed and is currently zoned PCD for the development of a shopping center. In addition, the strip will be combined with the landscaping for the Pleasant Ridge Town Center and give the appearance of a larger landscape strip. 5 January 20, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) _ FILE NO._Z-4411-D STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White 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 conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent.