Loading...
HomeMy WebLinkAboutZ-5059-B Staff AnalysisSubdivision Committee Comments August 14, 2003 ITEM NO.: 7 FILE NO.: Z -5059-B NAME: Highway 10 at Sam Peck Revised POD LOCATION: on the southwest corner of Cantrell Road and Sam Peck �� 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. Provide details of any and all proposed signage (height/area). 3. Provide the maximum building height in the general notes section of the site plan. 4. Provide the days and hours of operation. 5. Provide building setbacks for all property lines. 6. Will there be a dumpster located on the site? If so indicate the location on the proposed site plan along with the required screening. 7. Provide the building square footage of the Phase 1A building. 8. Will there be a cross access parking agreement provided between Lots 1 and -� 2? If so indicate on the proposed site plan. 9. Typical minimum parking required for Lot 1 would be 254 parking spaces and Lot 2 150 parking spaces. The total on site parking provided is 467 spaces. Lot 1 has 210 spaces proposed and Lot 2 has 257 spaces proposed. Variance/Waivers: 1. None requested.,-> Public Works: -AD C- emv-3 1. The revised plans appear to place the building directly over a major drainage way. Show the proposed location of the re-routed drainage facilities. Building should not be placed in drainage easements. 2. The drainage way must be designed such that overflows from the 100 -year storm will safely pass through the site without damage to structures or adjacent property. 3. All previous comments apply to this revision �� Utilities and Fire Department/County Planning: Wastewater: Existing 15" and 8" sewer mains are located on the site. A relocation of the mains will be required, at Developer's expense. Contact Little Rock Wastewater at 688-1414 for additional details, Entergy: Approved as submitted. Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at Me 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. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Coun Piannin : No comment received. CATA: No comment received. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision to an existing Planned Office Development for an additional out -parcel building. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan includes an action statement that recommends the preservation of the integrity of the Highway 10 Design Overlay District. Landscape: Two additional landscape islands within the interior of the proposed Phase I parking area will be required to more evenly distribute the interior landscaping. To receive credit toward fulfilling interior landscaping requirements, interior islands must contain at least 300 square feet. Unless otherwise provided for, a six (6) high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to screen this site from the residential properties to the south and west. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit flour (4) copies of a revised preliminary plan to include the additional information as noted above) to staff on Wednesday, August 20, 2003. FILE NO-= Z -5059-B NAME: Highway 10 at Sam Peck Revised POD LOCATION: On the southwest corner of Cantrell Road and Sam Peck DEVELOPER: Flake and Kelly Management TCBY Tower, Suite 300 425 West Capitol Avenue P.O. Box 990 Little Rock AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Williams and Dean Associated Architects 18 Corporate Hill Drive Little Rock, AR 72205 A_ 10.68 Acres CURRENT ZONING: NUMBER OF LOTS: 2 FT. NEW STREET: 0 ALLOWED USES: Office with a 15% commercial mix in each building PROPOSED ZONING: Revised POD PROPOSED USE: Office and Commercial with a 80% commercial mix on Lot 1 and a 10% commercial mix on Lot 2 VARIANCESlWAI1/ERS REQUESTED: None requested. FILE ND.: Z-5059-BCont. BACKGROUND: to In mid-1998, an application was filed to rezone this site fromthe2rear of the site and O to allow amini-warehouse otei5 was proposed toment to be obeted on located on the north side fronting restaurant seating 200 persons prior to the on Cantrell Road. The application was later withdrawn from consideration Planning Commission Public Hearing. roved ordinance No. 18,8$0, approving a On June 3, 2003, the Boardof Directors app a preliminary plat and the development of } POD for this site. The app proposed applicantproposed the development to two office buildings, each on first ph wate ould be the constrution of a 66,000 square foot, occur in two phases. The p 234 parking spaces). The second four story office building and associated parking iof approximately 50,000 phase would include a three-story office ibuil in pari ng (spaces) square feet along with the associated parking applicant proposed off-site improvements to include athe intersection i floor of each The pp a future traffic signal at � a � hernugh acik and ityfo improveda bank orsimilarbusiness. building would include a ffice uses Thea applicant requested the site be allowed to develapb�iahio ed spe-2 and cific ommercial pp the lower leve and fifteen percent of each building on uses. The applicant indicated commercial uses would include: Antique ae, Camerak shop] ery or u Book or stationary confectionary shop; Barber or beauty shop; Clinic Ci ar/Tobacco and candy store; Clothing store t Custom D ugst e or pharmacy, Dry Cigar/Tobacco Coffee shop; Delis (medical, dental or optical); Eatin lace without drive-in service; Florist cleaning drop station, Duplication shop; g P a; Jewel store; Laundry pickup station; Office equipment sales shop; Health studio ss Jewelry studio, Restaurant; School (business); Studio and service; optical shop; Photography broadcasting or recording; Studio (art, music, speech, drama dance or other artistic broads 9 endeavors). A. PRO POSAL1REt--UE ST: Theapplicant is proposing to revise a previously approved POD to allow Lot } to e requested commercial develop with two single story buildings and to increasethethlacement off the building p applicant is proposing p uses allowed on Lot '! • The app located on Lot 2 further west than the original proposal with a reduction in the requested commercial uses and an increased squarefootage. a 57,p00 square foot single -story Lot 1 is now proposed to contain two buildings, single -story building. building and a 6,000 square foot (including the canopy) g The applicant is proposing the placement of a upscale food market similar to one in Northwest Arkansas on the site. The market specializes in prepared meals as well as specialty grocery items, The applicant has indicated the market will have limited seating for patrons wishing to dine -in but much of the traffic would be 2 O.: Z-5059-Bcont. square foot restaurant an 000 sq percent of the carryout. The applicant has also indicated a 10, Eighty twenty additional 22,000 square feet of unclasfiebei belowandthe remaining s an addit the uses listedplan Include space would be utilized by general and professional. The site p percent would be office usesogout-door dining space. This area is to be shared an area of 3,000 square feet rket. The applicant has also indicated an with the restaurant and the a bank or similar Operation lease area, which would bbu tilizedngdby re footage proposed is 6,000 square feet through service. The total including the canopy. shop; Beverage Bar, lounge or tavern; Barber yr beauty P' Catering, Antique shop; Bakery; Camera shop; Book or stationary stere; Butcher shop; store, College, University shop; store; Clothing Dry cleaning drop commercial; Cigarltobacco and candy store or pharmacy; or seminary; Commercial catering; ❑r millinery; Eating place without drive-in Custom sewing station —and drive thru; Handicraft, ceramic sculpture, service; Florist shop; Food store; Furniture store rework Handcraft, ceramic, sculat Habl�y a sh+ap art work; el artwork, printing or blueprinting-, orting goods store; Health studio or rMedical Support Services; Hardware or sporting or Pickup er store; store; Laboratory; optical shop; Paint and wallpaper Office equipment sales and service; * grocery, drive through, art of Photography studio; Deli with specialtypossible lounge as p seating; Studio art, music, speech, drama, dance or other el Restaurant without drive through, but wit a P shops; the restaurant; Shoe repair; St ( ar recording; Tailor P Studio broadcasting Window blind and artistic endeavors}; excluding adult entertainment}; bureau; Video rental store � interior decorator shvp- ing up to ten percent of 60,000 square foot office building The applicant is Propos for Lot 2 be approved for the uses fisted below: proposed Church; Clinic (medical, with nursery yr day care Bank or savings and loan office are orhealth center; Day le or philanthropic center; dental or optical); Community patients; u lication shop; Establishment for aplec, narcotic of psychiatric p center, D ppublic use; organization; Establishment for care art gallery museum or similar Library, rofessional); Photography outpatient medical space; special education; School Lodge or fraternal organization; +or ir+stit tion formusic speech, studio', Private school, kindergartenidenominational}; School (a�' m (business); School (p Studio (broadcasting and recording}; drama, dance or other artistic interior decorator shop. Travel bureau; Window B. E}(ISTING CON❑ITi0IV5: principal arterial and a face on Cantrell The site is a cleared vacant tract at the #cthe site are not in P utter but collector. Street improvements adjacentraved am Peck. Cantrell has been constructed site. Sam Peck as unimproved Road or on S lk in lace adjacent to the there isnot itches foradrain drainage. with op 3 FILE NO.: Z-5459.6 Lona. and is shown as Transitional on the City's Future Land The site is zoned POD ed with office buildings rea to the north is zoned 0-2 and also as Transitionalon USe Plan. Thea a MF -12 b zoned eve the City's Future Land Use Plan- This area has Further north, captaining general and professional office uses. CantrellRoad, is a vacant tract ning an existing o and a tract zoned p-3 containing site contains a church. Afso to the north, along zoned R-2, Single-family building. ing used as a dentist piece of Ad�oining the site to the west is r small am Peck, is OD cant 0-2 zoned p he site S office To the east of the site, across The Westside ther property with a PD -0 for an office building locatecomplexes.South o has developed as the south}east sth two of the site.apartment YMCA is located to th C.NEIGHBORHOODCOMMENTS: Community Owners Association, the Pan4tey Neighborhood The Piedmont Property hts/Candlewood Improvement Association and hth Pub{act n HHearing along with all residents, who ro ert owners Association were notified o Staff has received only could be identified, located within 340"feeeet of the Site. As d thisof hwr ting and all property located within 24d� calls from area residents. informational phone D, ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: lace the building directly over a major drainage 1. The revised plans appear top e facilities. Building way. Show the propoSed location easements. he re uted drainage should not be placed in drainage way must be designed such that overflowser to structures eor 2, The drainage Y ass through the site without da storm will safety p adjacent property. 3. All previous comments apply to this revision. E. UT fLITIES AND FIRE DEPARTMENT[ 11COUNTY PLANNING, relocation in 15" and 8" sewer mains are located on tsite.ttle A r loc Wastewater: Existing er s expense. Contact of the mains will be required,414 forat addDeveloper's opal details. Wastewater at 688 Enter : Approved as submitted. Center -Point Ener : No comment received. 4 FILE No.: Z -5059-B Cont. SBc: No comment received. ments in effect at All Central Arkansas Water requirement Charge based e Central Arkansas Water: Capital Invest time of request for water services ust be met n addition to normal charges. s willapply to this project the on the Size of CollrleCtion� } i to all connections including metered connectionstgater distribution This fee will apply adequate pressure and fire fire system. This development will have minor �mparovide system PropoSed water facilities will be sized to p protection. Fire De a rner►t: P lace fire hydrants per code. Contact the Little Rock Fire 18-3752 for additional details. Department at 9 Count Plannin : No comment received. CATA: No comment received. F_ I55UES/TECHNICAL/DESIGN: . property. The applicant This request is located in the River Mountain ntain Planning Plannm Div�s�on- Transition for this p p meat for an District. TheLand ad revsionUse atosanwexisting Planned ❑ffiCe Development has applied additional out -parcel building. amendment far a change to Mixed Office Commercial is a A land use plan Item #7}. separate item on this agenda (LU03-01-Q5 licant's property lies in the Mountain Neighborhood Action Plan. The plan The ap Cit Reco nixed Nei eh R'v ood Action Plan: preservation of the integrity of area covered by th includes an action statement that D recommend the the Highway 10 Design overlay proposed Two additional landscape islands withev h� yndistrib ofthe interior Landsca e: T required to mare in requirements, Phase I parking area will be req interior landscap g G landscaping. Ta receive at least 300 toward fulfilling lquare feet. interior islands must con either a wooden 5 high opaque screen, Plantings. is Unless otherwise provided for, a six i } g evergreen or fence with its face side directed Outwardental ll properties to the south and west. required to screen this site from the re s stem to water landscaped areas will be required. d An irrigationY toprovide approve permit being issued, it will be necessary fed Landscape Architect. Prior to a building p ed with the seal of a Reg landscape plans stamp ki FILE NO-; Z-5059-g Gant. (August 14, 2003) G. SUBDIVISION COMMITTEE COMMENT- Staff stated the request The applicant was present representing the request. on an existing POD to allow the additi differ different layoutn of to thess to was a revision to applicant also proposed a fan. the site. Staff stated the app d and should be shown on ed additional items that needed to s e shown on the site p plan. Staff not e was previously propos stet Staff stated a right urn I also noted the site plan did not include a dump the current plan sten would be located on the site. location and questioned if a dump should the development be developed parking she parking shown would be Staff questioned the availability of p parking agreement with ninety percent commercial uses- utilize aacrross a �ess p Staff stated sufficient if the applicant intended he two lots. The applicant indicated this was the intent. between t this should be noted on the site plan. meats were addressed. Staff stateould be d the development was Public VVorks corr► Staff stated the building shreq located on a large drainage way ear flood level and allowances would be required or an be set at the Y e fail. overflow pass shhoo uld the underground drainage he interior landscape comments were addressed. Staff Hated t Landscaping fired to be 300 square feet to count Powa asetowards fulfilling area islands would be required Staff also noted the landscape ordinance req aired to be more evenly distributed. Staff noted six perimeters landscaping would ice req aired along the south and wui�eents. foot high opaque screen would be req e Ordinance req of the site to count towards full filling the Landscap tall with regard the prepare a response to s The applicant was instructed heos e plan. The Committee then forwarded the additional items needed item to the full Commission for final action. H. ANAL SIS most of the issues Ian to staff addressing The applicant The applicant submitted a revised p Ian. The raised at the August 14, 2003 Subdivision aced on the prevt ogus site p ht-tum lane as was prop i ed through the site and the has indicated the rig The applicant has also applicant has also indicatede 100-yeargf all elevation. and indicated floor elevation set s eoseon the site plan +n the service alley located the dump per the ordinance. screening as required p parking agreement for 000 square foot The applicant has also indicated on ses the placement10a 15, 0 000 square Lots 1 and 2. The applicant p p p parking spaces), a 1 ical parking would be 50 p 22,000 market (minimum tYP typical parking would be 100 parking spaces), of this foot restaurant (minirnum being by the list of users in paragraph square feet of space6 Z -5059-t- LU' �t. 000 square FILE NO —Z- spaces) and a 6, parking would be 97 parking p Lot 1 report (typical minimum p g parking required 14 parking spaces) t ical minimum p aces. There are 210 parking spaces foot outbuilding (typical 261 parking sp would typically req proposed for Lot 1. with 60,OOQ square feet of office ing Lot 2 to develop users listed in paragraph A The applicant is propos ace being used by percent of the space would require 150 space with the 10 ica}{ a 6a,QQQ square foot office building aces for Lot 2. of this report. Typically men( is proposing 257 parking spaces parking spaces. The develop wired} far the d for Lots 1 and Z, if shared would b 404ff required) to meet the The parking propose 407 proposed and typical minimum parking demand development. The previous proposal allowed for fifteen percent of each building percent be allowed was specified fist. Staff felt the the site with ten commercial uses from a p site is now reasonable since the applicant would be allowed to deve op ercent of some specified app percent of the listed uses if the site allow uP tQee ghffycp uses fisted p percent of the requesting to revise the request an care feet of commercial uses listed in paragraph A be allowed for Lot 1 and ten p in Paragraph A on Lot 2. This equates to 42,400 square for Lot 2. The space for Lot 1 and 6,000 square feet of commercial meat to be commercial proposal would allow forty-two percent of the develop p not a propriate. Staff feels a better mixnt d would be the 000 uses, Staff feels this p care foot rest 15,004 square foot market, the 1 Q,OQO sq uses; with square feet of commercial space requested for Lot 2 Wed the der of e site being developed with D-3 u es and the listed allowed no limit placed on the accessory increased the landscaped areas ha also( distributed the t he minimum The applicant has The applicant previously Landscape Ordinance requirements. halt proposed. As was p landscaping on Lot 1 to break the sea of asp Away 10 is located in a utility located adjacent to Hig antings that proposed the landscaping licant will be required to provide pi supportive of easement (water line) and the app Staff is supe rve as a portion of the front yard landscaped have shallow roots to not intrude into the water line. allowing the utility easement to s area. than allowed by the Highway 1 Q The applicant has indicated signage larger rop osal includes four sign locations. Design Overlay District requirements- The �' e feet. The signage lease area near the Cantrell and Sam Pec The signage on the out -parcel as intersection is proposed as eight feet in height and 20 peck is also proposed location for Lot 1 on Sam e located near the proposed at the driveway care feet in area. The signag $4 square feet in eight feet in height and 208 square proposed as seven feet m height feet six inches in driveway entrance on L°a development sign to be eight be area. The applicant proposes Staff recommends the signage height and 221 square feet in sign area. ie sign n no more than six feetin height e gi y limited to a ground -mounted monument area, r,consistent with the Highway and seventy-two square feet in area, 7 FILE NO.: Z -5059-B Cont. requirement for the individual lot identification signs and the development sign be limited to no more than ten feet in height and one hundred square feet in area. Staff is supportive of the placement of the signage. The applicant has indicated parking which extends into the 40 -foot landscape buffer required by the Highway 10 Overlay District. The parking extends approximately 10 -feet along the driveway along Highway 10 into the buffer area angling to zero. Staff is supportive of the reduction in the buffer in this area. The applicant is proposing a maximum building height of seventy feet. Typically the maximum building height of 0-3 zoned property is 45 -feet with a foot being added to the building height for each foot of setback from the property line. The western property line is only sixty feet from the building. Staff feels the building should be limited to no more than sixty feet in height. The applicant is proposing the placement of an outdoor seating area on the site. The proposal includes an area 50 -feet by 60 -feet and will be shared by the Market and the proposed restaurant. The applicant is proposing the placement of 20 tables and 3000 square feet of floor area. The typical minimum parking required would be 30 parking spaces for this area. As stated previously there are 467 parking spaces proposed as a part of the development and 404 required for all other activities. With the addition of the outdoor seating area and the 30 addition parking spaces required to meet the typical minimum parking demand parking should be more than adequate to serve the development. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the development be limited to the 15,000 square foot market, the 10,000 square foot restaurant and the remainder of Lot 1 be limited to 0-3 uses and the listed accessory uses with no limit placed on the accessory uses and Lot 2 develop with a 60,000 square foot office building with 0-3 uses and the site be limited to ten percent of the accessory uses. Staff recommends the signage be limited to signage allowed under the Highway 10 Design Overlay District. Staff recommends the maximum building height for the building located on Lot 2 be limited to sixty feet. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Hank Kelly was present representing the request. There were no objectors present. Staff presented to the Commission indicating the following recommendations would be the terms of approval: FILE NO.: Z -5059-B Cont. Staff recommended approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. • Staff recommended the development be limited to the 15,000 square foot market, the 10,000 square foot restaurant or the available square footage of the two activities be limited to the list of requested uses listed in paragraph A of the above report excluding bar, lounge or tavern and the remainder of Lot 1 be limited to 0-3 uses and the listed accessory uses with no limit placed on the accessory uses and Lot 2 develop with a 60,000 square foot office building with 0-3 uses and Lot 2 be limited to ten percent of the accessory uses. • Staff recommended the signage be limited to signage allowed under the Highway 10 Design Overlay District. • Staff recommended the maximum building height for the building located on Lot 2 be limited to four stories. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 September 4, 2003 ITEM NO.: 7.1 FILE NAME: Highway 10 at Sam Peck Revised POD LOCATION: on the southwest corner of Cantrell Road and Sam Peck DEVELOPER: Flake and Kelly Management TCBY Tower, Suite 300 425 West Capitol Avenue P.O. Box 990 Little Rock AR 72203 FNf;INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ARCHITECT: Williams and Dean Associated Architects 18 Corporate Hill Drive Little Rock, AR 72205 AREA: 10.68 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: POD ALLOWED USES: Office with a 15% commercial mix in each building PROPOSED ZONING: Revised POD -5059-B PROPOSED USE: Office and Commercial with a 80% commercial mix on Lot 1 and a 10% commercial mix on Lot 2 VARIAN CESIWAIVERS REQUESTED: None requested. September 4, 2003 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z -5059-B BACKGROUND: In mid-1998, an application was filed to rezone this site from R-2, Single-family to PCD to allow a mini -warehouse development to be located on the rear of the site and a restaurant seating 200 persons was proposed to be located on the north side fronting on Cantrell Road. The application was later withdrawn from consideration prior to the Planning Commission Public Hearing. On June 3, 2003, the Board of Directors approved Ordinance No. 18,880, approving a POD for this site. The applicant proposed a preliminary plat and the development of two office buildings, each on separate lots. The applicant proposed the development to occur in two phases. The first phase would be the construction of a 66,000 square foot, four story office building and associated parking (234 parking spaces). The second phase would include a three-story office building consisting of approximately 50,000 square feet along with the associated parking (230 parking spaces). The applicant proposed off-site improvements to include the intersection improvements, a future traffic signal at Sam Peck and improved drainage. The ground floor of each building would include a drive through facility for a bank or similar business. The applicant requested the site be allowed to develop with 0-2 and 0-3 office uses and fifteen percent of each building on the lower level of be allowed specific commercial uses. The applicant indicated commercial uses would include: Antique Shop; Bakery or confectionary shop; Barber or beauty shop; Book or stationary store; Camera shop; Cigar/Tobacco and candy store; Clothing store; Custom Sewing or millinery; Clinic (medical, dental or optical); Coffee shop; Delicatessen; Drugstore or pharmacy; Dry cleaning drop station; Duplication shop; Eating place without drive-in service; Florist shop; Health studio spa; Jewelry store; Laundry pickup station; Office equipment sales and service; Optical shop; Photography studio; Restaurant; School (business); Studio broadcasting or recording; Studio (art, music, speech, drama, dance or other artistic endeavors). A. PROPOSAL/REQUEST: The applicant is proposing to revise a previously approved POD to allow Lot 1 to develop with two single story buildings and to increase the requested commercial uses allowed on Lot 1. The applicant is proposing the placement of the building located on Lot 2 further west than the original proposal with a reduction in the requested commercial uses and an increased square footage. Lot 1 is now proposed to contain two buildings, a 57,000 square foot single -story building and a 6,000 square foot (including the canopy) single -story building. 2 September 4, 2003 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO., Z -5059-B The applicant is proposing the placement of a upscale food market similar to one in Northwest Arkansas on the site. The market specializes in prepared meals as well as specialty grocery items. The applicant has indicated the market will have limited seating for patrons wishing to dine -in but much of the traffic would be carryout. The applicant has also indicated a 10,000 square foot restaurant and an additional 22,000 square feet of unclassified space. Eighty percent of the space would be utilized by the uses listed below and the remaining twenty percent would be office uses; general and professional. The site plan includes an area of 3,000 square feet of out -door dining space. This area is to be shared by the restaurant and the Market. The applicant has also indicated an out -parcel, lease area, which would be utilized by a bank or similar operation with a drive- through service. The total building square footage proposed is 6,000 square feet including the canopy. Antique shop; Bakery; Bar, lounge or tavern; Barber or beauty shop; Beverage shop; Book or stationary store; Butcher shop; Camera shop; Catering, commercial; Cigar/tobacco and candy store; Clothing store; College, University or seminary; Commercial catering; Drug store or pharmacy; Dry cleaning drop station — and drive thru; Custom sewing or millinery; Eating place without drive-in service; Florist shop; Food store; Furniture store; Handicraft, ceramic sculpture, artwork, printing or blueprinting; Handicraft, ceramic, sculpture or similar art work; Hardware or sporting goods store; Health studio or spa; Hobby shop; Jewelry store; Laboratory; Laundromat or pickup station; Medical Support Services; Office equipment sales and service; Optical shop; Paint and wallpaper store; Photography studio; Deli with specialty grocery, drive through, and outdoor seating; Restaurant without drive through, but with a possible lounge as part of the restaurant; Shoe repair; Studio (art, music, speech, drama, dance or other artistic endeavors); Studio broadcasting or recording; Tailor shops; Travel bureau; Video rental store (excluding adult entertainment); Window blind and interior decorator shop. The applicant is proposing up to ten percent of 60,000 square foot office building proposed for Lot 2 be approved for the uses listed below: Bank or savings and loan office with drive through; Church; Clinic (medical, dental or optical); Community welfare or health center; Day nursery or day care center; Duplication shop; Establishment for a religious charitable or philanthropic organization; Establishment for care of alcoholic, narcotic of psychiatric patients; Outpatient medical space; Library, art gallery museum or similar public use; Lodge or fraternal organization; Office (General or professional); Photography studio; Private school, kindergarten or institution for special education; School (business); School (public or denominational); School (art, music, speech, drama, dance or other artistic endeavors); Studio (broadcasting and recording); Travel bureau; Window blind and interior decorator shop. 3 September 4, 2003 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -5059-B B. EXISTING CONDITIONS: The site is a cleared vacant tract at the intersection of a principal arterial and a collector. Street improvements adjacent to the site are not in place on Cantrell Road or on Sam Peck. Cantrell has been constructed with curb and gutter but there is not a sidewalk in place adjacent to the site. Sam Peck is unimproved with open ditches for drainage. The site is zoned POD and is shown as Transitional on the City's Future Land Use Plan. The area to the north is zoned 0-2 and also shown as Transitional on the City's Future Land Use Plan. This area has developed with office buildings containing general and professional office uses. Further north, a MF -12 zoned site contains a church. Also to the north, along Cantrell Road, is a vacant tract zoned R-2, Single-family and a tract zoned 0-3 containing an existing office building. Adjoining the site to the west is a small lot zoned POD being used as a dentist office. To the east of the site, across Sam Peck, is a vacant 0-2 zoned piece of property with a PD -0 for an office building located further east. South of the site has developed as multi -family with two apartment complexes. The Westside YMCA is located to the southeast of the site. C. NEIGHBORHOOD COMMENTS: The Piedmont Property Owners Association, the Pankey Community Improvement Association and the Walton Heights/Candlewood Neighborhood Association were notified of the Public Hearing along with all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site. As of this writing Staff has received only informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The revised plans appear to place the building directly over a major drainage way. Show the proposed location of the re-routed drainage facilities. Building should not be placed in drainage easements. 2. The drainage way must be designed such that overflows from the 100 -year storm will safely pass through the site without damage to structures or adjacent property. 3. All previous comments apply to this revision. 0 September 4, 2003 SUBDIVISION ITEM NO.: 7.1(Cont.)FILE NO.: Z -5059-B E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Existing 15" and 8" sewer mains are located on the site. A relocation of the mains will be required, at Developer's expense. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. 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. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES rFECH NICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision to an existing Planned Office Development for an additional out -parcel building. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU03-01-05 — Item #7). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan includes an action statement that recommends the preservation of the integrity of the Highway 10 Design Overlay District. September 4, 2003 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z -5059-B Landscape: Two additional landscape islands within the interior of the proposed Phase I parking area will be required to more evenly distribute the interior landscaping. To receive credit toward fulfilling interior landscaping requirements, interior islands must contain at least 300 square feet. Unless otherwise provided for, a six (6) high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to screen this site from the residential properties to the south and west. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) The applicant was present representing the request. Staff stated the request was a revision to an existing POD to allow the addition of commercial uses on the site. Staff stated the applicant also proposed a different layout to the site plan. Staff noted additional items that needed to be shown on the site plan. Staff stated a right turn lane was previously proposed and should be shown on the current plan. Staff also noted the site plan did not include a dumpster location and questioned if a dumpster would be located on the site. Staff questioned the availability of parking should the development be developed with ninety percent commercial uses. Staff stated the parking shown would be sufficient if the applicant intended to utilize a cross access parking agreement between the two lots. The applicant indicated this was the intent. Staff stated this should be noted on the site plan. Public Works comments were addressed. Staff stated the development was located on a large drainage way. Staff stated the building should be required to be set at the 100 year flood level and allowances would be required for an overflow pass should the underground drainage fail. Landscaping comments were addressed. Staff noted the interior landscape islands would be required to be 300 square feet to count towards fulfilling the landscape ordinance requirements. Staff also noted the Phase I parking area landscaping would be required to be more evenly distributed. Staff noted a six foot high opaque screen would be required along the south and west perimeters of the site to count towards full filling the Landscape Ordinance requirements. A September 4, 2003 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -5459-B The applicant was instructed to prepare a response to staff with regard the additional items needed on the site plan. 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 August 14, 2003 Subdivision Committee meeting. The applicant has indicated the right -turn lane as was proposed on the previous site plan. The applicant has also indicated the drainage will be piped through the site and the floor elevation set above the 100 -year flood elevation. The applicant has also located the dumpsters on the site plan in the service alley and indicated screening as required per the ordinance. The applicant has also indicated on the site plan a cross parking agreement for Lots 1 and 2. The applicant proposes the placement of a 15,000 square foot market (minimum typical parking would be 50 parking spaces), a 10,000 square foot restaurant (minimum typical parking would be 100 parking spaces), 22,000 square fleet of space being utilized by the list of users in paragraph A of this report (typical minimum parking would be 97 parking spaces) and a 6,000 square foot outbuilding (typical minimum parking required 14 parking spaces) Lot 1 would typically require 261 parking spaces. There are 210 parking spaces proposed for Lot 1. The applicant is proposing Lot 2 to develop with 60,000 square feet of office space with the 10 percent of the space being used by users listed in paragraph A of this report. Typically a 60,000 square foot office building would require 150 parking spaces. The development is proposing 257 parking spaces for Lot 2. The parking proposed for Lots 1 and 2, if shared would be sufficient to meet the typical minimum parking demand (467 proposed and 404 required) for the development. The previous proposal allowed for fifteen percent of each building be allowed commercial uses from a specified list. Staff felt the fifteen percent was reasonable since the applicant would be allowed to develop the site with ten percent of the listed uses if the site were zoned office. The applicant is now requesting to revise the request and allow up to eighty percent of some specified uses listed in paragraph A be allowed for Lot 1 and ten percent of the uses listed in Paragraph A on Lot 2. This equates to 42,400 square feet of commercial space for Lot 1 and 6,000 square feet of commercial space for Lot 2. The proposal would allow forty-two percent of the development to be commercial uses. Staff feels this not appropriate. Staff feels a better mix would be the 15,000 square foot market, the 10,000 square foot restaurant and the 6,000 7 September 4, 2003 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -5059-B square feet of commercial space requested for Lot 2 with the remainder of the site being developed with 0-3 uses and the listed allowed accessory uses; with no limit placed on the accessory uses. The applicant has increased the landscaped areas to meet the minimum Landscape Ordinance requirements. The applicant has also distributed the landscaping on Lot 1 to break the sea of asphalt proposed. As was previously proposed the landscaping located adjacent to Highway 10 is located in a utility easement (water line) and the applicant will be required to provide plantings that have shallow roots to not intrude into the water line. Staff is supportive of allowing the utility easement to serve as a portion of the front yard landscaped area. The applicant has indicated signage larger than allowed by the Highway 10 Design Overlay District requirements. The proposal includes four sign locations. The signage on the out -parcel lease area near the Cantrell Road and Sam Peck intersection is proposed as eight feet in height and 208 square feet. The signage proposed at the driveway location for Lot 1 on Sam Peck is also proposed as eight feet in height and 208 square feet in area. The signage located near the driveway entrance on Lot 2 is proposed as seven feet in height 84 square feet in area. The applicant proposes a development sign to be eight feet six inches in height and 221 square feet in sign area. Staff recommends the signage be limited to a ground -mounted monument style sign no more than six feet in height and seventy-two square feet in area, consistent with the Highway 10 Overlay requirement for the individual lot identification signs and the development sign be limited to no more than ten feet in height and one hundred square feet in area. Staff is supportive of the placement of the signage. The applicant has indicated parking which extends into the 40 -foot landscape buffer required by the Highway 10 Overlay District. The parking extends approximately 10 -feet along the driveway along Highway 10 into the buffer area angling to zero. Staff is supportive of the reduction in the buffer in this area. The applicant is proposing a maximum building height of seventy feet. Typically the maximum building height of 0-3 zoned property is 45 -feet with a foot being added to the building height for each foot of setback from the property line. The western property line is only sixty feet from the building. Staff feels the building should be limited to no more than sixty feet in height. The applicant is proposing the placement of an outdoor seating area on the site. The proposal includes an area 50 -feet by 50 -feet and will be shared by the Market and the proposed restaurant. The applicant is proposing the placement of 20 tables and 3000 square feet of floor area. The typical minimum parking required would be 30 parking spaces for this area. As stated previously there are N September 4, 2003 SUBDIVISION TEM NO.: 7.1 (Cont. FILE NO.: Z -5059-B 467 parking spaces proposed as a part of the development and 404 required for all other activities. With the addition of the outdoor seating area and the 30 addition parking spaces required to meet the typical minimum parking demand parking should be more than adequate to serve the development. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the development be limited to the 15,000 square foot market, the 10,000 square foot restaurant and the remainder of Lot 1 be limited to 0-3 uses and the listed accessory uses with no limit placed on the accessory uses and Lot 2 develop with a 60,000 square foot office building with 0-3 uses and the site be limited to ten percent of the accessory uses. Staff recommends the signage be limited to signage allowed under the Highway 10 Design Overlay District. Staff recommends the maximum building height for the building located on Lot 2 be limited to sixty feet. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Hank Kelly was present representing the request. There were no objectors present. Staff presented to the Commission indicating the following recommendations would be the terms of approval: Staff recommended approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommended the development be limited to the 15,000 square foot market, the 10,000 square foot restaurant or the available square footage of the two activities be limited to the list of requested uses listed in paragraph A of the above report excluding bar, lounge or tavern and the remainder of Lot 1 be limited to 0-3 uses and the listed accessory uses with no limit placed on the accessory uses and Lot 2 develop with a 60,000 square foot office building with 0-3 uses and Lot 2 be limited to ten percent of the accessory uses. Staff recommended the signage be limited to signage allowed under the Highway 10 Design Overlay District. • Staff recommended the maximum building height for the building located on Lot 2 be limited to four stories. 9 September 4, 2003 SUBDIVISION ITEM NO.: 7.1(Cont.)FILE NO.: Z-5059-6 There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITC