HomeMy WebLinkAboutZ-5059-C Staff AnalysisFILE NO.: Z -5059-C
NAME: Center at 10 Revised Long -form POD
LOCATION: Located on the Southwest corner of Cantrell Road and Sam Peck Road
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
AREA: 10.68 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
NUMBER OF LOTS: 2
-•E
FT. NEW STREET: 0
Office with a 15% commercial mix in each building
Revised POD
PROPOSED USE: Office and Commercial with an 80% commercial mix on Lot 1 and a
10% commercial mix on Lot 2 �
VARIANCESMIAIVERS REQUESTED: None requested.
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
FILE NO.: Z-5059-C(Cont.)
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 The application was later withdrawn from consideration prior to the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 the 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 the lower level of each building 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).
On September 4, 2003, the Commission reviewed a request to revise the previously
approved POD. The applicant proposed to revise the 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 proposed 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 was 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. The applicant
proposed the placement of an upscale food market similar to one in Northwest
Arkansas on the site. The market specialized in prepared meals as well as specialty
grocery items. The applicant indicated the market would have limited seating for
patrons wishing to dine -in but much of the traffic would be carryout. The applicant 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 as office uses; general and professional. The
site plan included an area of 3,000 square feet of out -door dining space. This area was
to be shared by the restaurant and the Market. The applicant 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 was 6,000 square
feet including the canopy.
4
FILE NO.: Z -5059-C Cont.
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, beramic 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 proposed ninety percent of the building on Lot 2 be utilized for 0-2 and
0-3 office uses with up to ten percent of the 60,000 square foot office building for Lot 2
contain the uses as 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.
The Board of Directors approved this request at their October 7, 2003, Public Hearing
by the adoption of Ordinance No. 18,943.
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved site plan for the
out parcel portion of Lot 1 to include the placement of a 1,617 square foot coffee
shop and a 1,500 square foot retail building on the site in the area previously
proposed with the 6,000 square foot bank or similar drive through facility. The
applicant has indicated the proposed uses for the retail building would be similar
to uses approved for Lot 1 but would not include the placement of an
establishment with food service.
B. EXISTING CONDITIONS:
The site is currently under development with an office building and commercial
center. 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
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FILE NO.: Z -5059-C Cont.
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 Mixed Office Commercial on the City's
Future Land Use Plan. The area to the north is zoned 0-2. 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 branch bank facility and
further east is an office building accessed from Cantrell Road. 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:
As of this writing staff has received one informational phone call from an area
resident. The Piedmont Property Owners Association, the Pankey Community
.Improvement Association and the Walton Heights/Candlewood Neighborhood
Association, along with all property owners located within 200 -feet of the site'and
all residents who could be identified located within 300 feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. No comments on proposed revision to internal building layout.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
4
FILE NO.: Z-5059-C(Cont.)
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: During development of this parcel, the Central Arkansas Transit Authority
requests that a bus turnout be included on eastbound Highway 10 at the
nearside of Sam Peck Road. This improvement will enhance operating safety,
as it will allow the bus to pull out of the traveled lane while loading customers
along Highway 10 and Sam Peck Road. Contact Central Arkansas Transit
Authority at 375-6717 for additional details.
F. ISSU ESITECH N ICAUDESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Mixed Office Commercial for this property.
The applicant has applied for a revision to a PCD (Planned Commercial
Development) to allow a drive through coffee shop or similar drive through
service. The request does not require a change to the Land Use Plan.
Master Street Plan.: Cantrell Road is shown as a Principal Arterial on the plan
and is built as a five -lane road adjacent to the property. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Cantrell Road since it is
a Principal Arterial. Cantrell Road may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: 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 plan does
not state any goal or objectives directly related to this application.
Landscape: All previous comments apply
G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005)
The applicant was present. Staff presented an overview of the development
indicating there were few outstanding issues associated with the proposed
request. Staff noted all previous comments from the Public Works Department
and the Landscape requirements would continue to apply to the proposed site
plan. Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them individually for further
clarification. There was no further discussion of the item and the committee then
forwarded the item to the full Commission for final action.
FILE NO.: Z -5059-G Cont.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 28, 2004, Subdivision Committee meeting. The applicant has
indicated previous landscaping comments would continue to apply to the
development and that all previous Public Works comments would also continue
to apply to the development.
Staff is supportive of the request. The applicant is proposing to revise the
previously approved site plan to include the placement of a 1,617 square foot
coffee shop and a 1,500 square foot retail building on the site in the area
previously proposed with a 5,000 square foot bank or similar drive through
facility. The applicant has indicated the proposed uses for the retail building
would be similar to uses approved for Lot 1 but would not include the placement
of an establishment with food service. Based on the indicated use of the site and
the limits placed on the 1,500 square foot retail building staff does not feel there
will be a significant impact the adjoining properties.
STAFF RECOMMENDATION:
Staff recommends approval . of the request subject to compliance with the
conditions outlined in paragraphs D, E, F and H of the above agenda staff report.
PLANNING COMMISSION ACTION: (AUGUST 18, 2005)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the conditions outlined in paragraphs D, E, F and H
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item for inclusion on the consent agenda for approval. The motion
carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Commissioner Jeff Yates).
R
August 18, 2005
ITEM NO.: 8 FILE NO.: Z -5059-C
NAME: Center at 10 Revised Long -form POD
LOCATION: Located on the Southwest corner of Cantrell Road and Sam Peck Road
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
AREA: 10.68 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
NUMBER OF LOTS: 2
0•D
FT. NEVA STREET: 0
Office with a 15% commercial mix in each building
Revised POD
PROPOSED USE: Office and Commercial with an 80% commercial mix on Lot 1 and a
10% commercial mix on Lot 2
VARIANCESANAIVERS REQUESTED: None requested.
August 18, 2005
SUBDIVISION
ITEM NO.: 8(Cont.)FILE NO.: Z -5059-C
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 the 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 the lower level of each building 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).
On September 4, 2003, the Commission reviewed a request to revise the previously
approved POD. The applicant proposed to revise the 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 proposed 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 was 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. The applicant
proposed the placement of an upscale food market similar to one in Northwest
Arkansas on the site. The market specialized in prepared meals as well as specialty
grocery items. The applicant indicated the market would have limited seating for
patrons wishing to dine -in but much of the traffic would be carryout. The applicant also
K
August 18, 2005
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -5059-C
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 as office uses; general and professional. The
site plan included an area of 3,000 square feet of out -door dining space. This area was
to be shared by the restaurant and the Market. The applicant 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 was 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 proposed ninety percent of the building on Lot 2 be utilized for 0-2 and
0-3 office uses with up to ten percent of the 60,000 square foot office building for Lot 2
contain the uses as 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.
The Board of Directors approved this request at their October 7, 2003, Public Hearing
by the adoption of Ordinance No. 18,943.
3
August 18, 2005
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5059-C
A. PROPOSAL/REQUEST:
The applicant is now proposing to revise the previously approved site plan for the
out parcel portion of Lot 1 to include the placement of a 1,617 square foot coffee
shop and a 1,500 square foot retail building on the site in the area previously
proposed with the 6,000 square foot bank or similar drive through facility. The
applicant has indicated the proposed uses for the retail building would be similar
to uses approved for Lot 1 but would not include the placement of an
establishment with food service.
B. EXISTING CONDITIONS:
The site is currently under development with .an office building and commercial
center. 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 Mixed Office Commercial on the City's
Future Land Use Plan. The area to the north is zoned 0-2. 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 branch bank facility and
further east is an office building accessed from Cantrell Road. 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:
As of this writing staff has received one informational phone call from an area
resident. The Piedmont Property Owners Association, the Pankey Community
Improvement Association and the Walton Heights/Candlewood Neighborhood
Association, along with all property owners located within 200 -feet of the site and
all residents who could be identified located within 300 feet of the site were
notified of the public hearing.
4
August 18, 2005
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5059-C
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. No comments on proposed revision to internal building layout.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: During development of this parcel, the Central Arkansas Transit Authority
requests that a bus turnout be included on eastbound Highway 10 at the
nearside of Sam Peck Road. This improvement will enhance operating safety,
as it will allow the bus to pull out of the traveled lane while loading customers
along Highway 10 and Sam Peck Road. Contact Central Arkansas Transit
Authority at 375-6717 for additional details.
F. I SSU ESITEC H N I CALID ES I G N:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Mixed Office Commercial for this property.
The applicant has applied for a revision to a PCD (Planned Commercial
Development) to allow a drive through coffee shop or similar drive through
service. The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan
5
August 18, 2005
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z -5059-C
G
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and is built as a five -lane road adjacent to the property. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Cantrell Road since it is
a Principal Arterial. Cantrell Road may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the
immediate vicinity of the development.
City Reco nized Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The plan does
not state any goal or objectives directly related to this application.
Landsca: All previous comments apply.
SUBDIVISION COMMITTEE COMMENT:
(July 28, 2005)
The applicant was present. Staff presented an overview of the development
indicating there were few outstanding issues associated with the proposed
request. Staff noted all previous comments from the Public Works Department
and the Landscape requirements would continue to apply to the proposed site
plan. Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them individually for further
clarification. There was no further discussion of the item and the committee then
forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 28, 2004, Subdivision Committee meeting. The applicant has
indicated previous landscaping comments would continue to apply to the
development and that all previous Public Works comments would also continue
to apply to the development.
Staff is supportive of the request. The applicant is proposing to revise the
previously approved site plan to include the placement of a 1,617 square foot
coffee shop and a 1,500 square foot retail building on the site in the area
previously proposed with a 6,000 square foot bank or similar drive through
facility. The applicant has indicated the proposed uses for the retail building
would be similar to uses approved for Lot 1 but would not include the placement
M
August 18, 2005
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: Z -5059-C
of an establishment with food service. Based on the indicated use of the site and
the limits placed on the 1,500 square foot retail building staff does not feel there
will be a significant impact the adjoining properties.
1. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E, F and H of the above agenda staff report.
PLANNING COMMISSION ACTION: (AUGUST 18, 2005)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the conditions outlined in paragraphs D, E, F and H
of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item for inclusion on the consent agenda for approval. The motion
carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Commissioner Jeff Yates).
FA