HomeMy WebLinkAboutZ-5139-D Staff AnalysisFILE NO.: Z -5139-D
NAME: Harvest Foods Revised PCD
LOCATION: Cantrell Road at Taylor Loop
DEVELOPER:
Vogel Enterprises
11219 Financial Centre Parkway
Little Rock, AR 72211
FNCIINFFR-
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.994 Acres
CURRENT ZONING
ALLOWED USES:
MBER OF LOTS: 1
PCD
Selected C-3 uses
PROPOSED ZONING: Revised PCD
FT. NEW STREET: 0
PROPOSED USE: Selected C-3 uses - Add a second building to the site to house a
drive-through restaurant.
VARIANCESM/AIVERS REQUESTED: None requested.
BACKGROUND:
The site contains a single story 47,675 square foot commercial building and 157 parking
spaces. The site is an existing developed site, which met the intent of the Highway 10
Design Overlay District some years ago when developed.
Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to
PCD to allow Safeway to open a grocery store on the site. The site operated as a
grocery store until Affiliated Foods "down -sized" their operation closing several stores in
the central Arkansas area. The site has been vacant since that time.
FILE NO.: Z -5139-D (Cont.)
Certain criteria were placed on the development as conditions of approval. Those
included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7)
days per week, all trash compacting was to be done inside the store, the dumpster pick-
ups were to be made between 7:30 am and 9:30 am Monday through Saturday and the
dumpster was to be located in a fenced area, there was to be nothing stored outside of
the building and the parking area clean-up was to be conducted during regular business
hours.
On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No.
18,398 revising the previously approved PCD to add additional uses. The applicant
proposed to add selected C-3, General Commercial uses to be allowed as alternative
uses for the site. The approved uses included Bank or savings and loan office, Book
and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store,
Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place
without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic
sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby
shop, Jewelry store, Lawn and garden center — enclosed, Office (general and
professional), Office/showroom with warehouse (with retail sales), Office equipment
sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval
allowed the listed uses or any combination of the uses should one tenant not occupy
the entire space.
A. PROPOSAUREQUEST:
The applicant is proposing to revise the previously approved PCD to add a drive-
through restaurant on the site. The site plan indicates the construction of a
2,262 square foot facility containing indoor dining only. The site will remain as one
parcel and the restaurant will be located on a leased parcel with a portion of the
existing parking assigned to the new use. The existing building contains
43,560 square feet of gross floor area with an area indicated for expansion for a
total of 47,585 square feet of gross floor area. The site contains a total of
184 parking spaces.
The site plan indicates the placement of a second sign on the site. There is an
existing sign located in the front yard area of the site consistent with signage
allowed within the Highway 10 Design Overlay District. The proposal includes the
placement of a second sign near the northeastern perimeter. The applicant has
indicated the sign will be limited to six feet in height and seventy-two square feet
in area.
The total site area contains 5.9 acres with 2.1 acres or 35 percent in landscaped
and undeveloped area and 3.8 acres or 65 percent with building and parking
coverage.
B. EXISTING CONDITIONS:
The site contains a single -story commercial building and surface parking area.
Ingress and egress to the site are provided in two key locations; Highway 10 near
K
FILE NO.: Z -5139-D !Cont.
the west property line and to Taylor Loop Road via a stub -out extending east to
the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses
adjacent to the site along Taylor Loop include a veterinary office, single-family
residences, general and professional office uses and a beauty shop.
Uses along Highway 10 include a mixture of office and commercial uses. South
of the site is the Westchester Subdivision and west of the site vacant R-2 zoned
property which is shown as Transition on the Future Land Use Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Westchester/Heatherbrae Property Owners Association, the
Charleston Heights/Rahling Road Neighborhood Association and the Westbury
Neighborhood Association, all property owners within 200 -feet of the site as well
as all residents, who could be identified, within 300 -feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
1. Development should be shifted west to improve access from drive-through to
Taylor Loop Road. A 180 degree turn is proposed into a narrow striped
parking area. The majority of the traffic will desire to access the signal light at
Taylor Loop Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Existing waterline easement (Inst. No. 2004004720)
and 36 -inch waterline crossing this property should be shown. Meter will be
located at Taylor Loop Road. A Capital Investment Charge based on the size of
the meter 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
K3
FILE NO.: Z -5139-D (Cont.
CATA: The site is located on CATA Bus Route #25 — the Highway 10
Express Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request
District. The Land Use Plan show
has applied for a revision to a
out -parcel.
G.
is located in the River Mountain Planning
s Commercial for this property. The applicant
PCD for a drive through restaurant as an
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 Master
Street Plan and Taylor Loop Road is shown as a Minor Arterial. These streets
may require dedication of right-of-way and may require street improvements.
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.
Bicycle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is
built separate from or alongside a road. Additional paving and right of way may
be required.
City Reco nixed Neighborhood Action Pian: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Sustainable
Natural Environment goal has these objectives relevant to this case: Preserve
the Highway 10 Design Overlay District and Promote vigorous enforcement of
Landscaping & Excavation Ordinance. These objectives could affect the
application thorough proper landscaping and screening.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. Any dead/missing vegetation shown on the plan submitted should be
replaced in conjunction with this building permit.
3. The landscape ordinance requires a minimum of eight (8) percent of the
paved areas be landscaped with interior islands of at least seven and one half
feet in width and 150 square feet in area. This will apply to any new paved
areas on the site.
4. A small amount of building landscaping will also be required.
SUBDIVISION COMMITTEE COMMENT: (April 20, 2006)
Mr. Tim Daters was present representing the request. Staff presented the item
and stated there were a number of outstanding issues associated with the
request. Staff questioned if the proposal included the creation of lease line or a
separate lot. Mr. Daters stated the request did not include the subdivision of the
4
FILE NO.: Z -5139-D (Cont.
existing parcel. Staff requested the applicant provide the days and hours of
operation, the location of the menu board and the speaker box along with the
screening wall, details of any proposed signage and to provide a note concerning
the required dumpster screening.
Staff stated the location of the building created a concern with traffic flows. Staff
stated the customers exiting the site would most likely want to access the traffic
light at Taylor Loop Road which would force them to make a 180 degree turn.
Staff requested the applicant relocate the building to the west to eliminate this
concern. Mr. Daters stated the location was the most desirable location and
stated he would review the site plan to determine alternatives for circulation.
Staff noted landscaping comments. Staff stated interior landscaping would be
required as well as a small amount of building landscaping. Staff stated any
existing dead or missing vegetation was required to be replaced in conjunction
with a building permit.
Staff noted comments from the other reporting departments and agencies. There
being no further issues to discuss, the Committee then forwarded the item to the
full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues raised at the April 20, 2006, Subdivision Committee meeting.
The revised plan indicates the hours of operation as 24-hour access, a note
concerning the required dumpster screening and the location of the menu board
along with a note stating all ordinance standards will be met with the placement
of the menu board and screening wall. The proposal includes building signage a
maximum of ten percent of the fagade area of the building along the northern
fagade with smaller identification signage located along the western and eastern
facades.
The revised site plan indicates the building has been relocated to the west to
allow sufficient turning movements from the drive-through to the parking lot
access drive. Staff remains concerned with the proposed location of the building
and the indicated turning movement. Staff feels the building should be placed in
a location to allow ample turning movement for those exiting the drive-through as
to not interfere with motorists utilizing the access drive. Staff will continue to
work with the developer for the location of the building as to not detract from the
overall design and flow of traffic.
The site plan indicates the placement of a second sign on the site. There is an
existing sign located in the front yard area of the site consistent with signage
allowed within the Highway 10 Design Overlay District. The proposal includes
the placement of a second sign near the northeastern perimeter. The sign is
indicated limited to six feet in height and seventy-two square feet in area. Staff is
not supportive of the request to allow the placements of an additional sign on the
5
FILE NO.: Z -5139-D (Cont.
site. The Highway 10 Design Overlay District typically allows one sign per lot to
identify tenants. Multiple tenant development signage is allowed with a
maximum of ten feet in height and one hundred square feet in area. Staff feels
the allowed sign area of development signage is sufficient to identify the existing
and proposed new tenant of the site.
The site plan indicates the construction of a 2,262 square foot facility containing
indoor dining only. The site will remain as one parcel and the restaurant will be
located on a leased parcel with a portion of the existing parking assigned to the
new use through a cross access and parking agreement. The existing building
contains 43,560 square feet of gross floor area with an area indicated for
expansion for a total of 47,585 square feet of gross floor area. The total square
footage on the site at ultimate build out would be 49,847 square feet. The typical
minimum parking required would be 221 parking spaces. The site contains a
total of 184 parking spaces which is 37 parking spaces less than the typical
minimum parking required for a mixed use development. Staff is supportive of
the reduced number of parking spaces. The site is approved for a limited list of
allowable uses, many of which do not generate a large parking demand. Staff
would however recommend the proposed uses of the site match the available
parking on the site as the site redevelops with new uses.
Staff is supportive of the proposed use of the property as a restaurant facility but
has some concerns with the proposed site plan related to building design and
accesses to the site. Staff feels if designed appropriately a drive-through
restaurant could develop on the site with limited impact. To accomplish this,
additional review of the overall design and development of the site should be
provided. Staff recommends the applicant submit to the Subdivision Committee
of the Planning Commission all building elevations, construction materials,
access and circulation plans, signage plan and placement of menu boards and
screening walls for final approval prior to the development of the site.
To staffs knowledge there are no outstanding issues associated with the
request. The total site area contains 5.9 acres with 2.1 acres or 35 percent in
landscaped and undeveloped area and 3.8 acres or 65 percent with building and
parking coverage. Staff does not feel the proposed development of a restaurant
facility on this site, if designed appropriately, will negatively impact the adjoining
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the above
agenda staff report.
Staff recommends all ground mounted signage be limited to development
signage allowed per the Highway 10 Design Overlay District.
9
FILE NO.: Z -5139-D (Cont.
Staff recommends the applicant submit to the Subdivision Committee of the
Planning Commission all building elevations, construction materials, access and
circulation plans, signage plan and placement of menu boards and screening
walls for final approval prior to the development of the site
NNING COMMISSION ACTION: (MAY 11, 2006)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report. Staff also presented a recommendation that the applicant submit to the
Subdivision Committee of the Planning Commission all building elevations, construction
materials, access and circulation plans, signage plan and placement of menu boards
and screening walls for final approval prior to the development of the site.
Mr. Tim Daters addressed the Commission on the merits of the request. He stated the
developers were willing to limit the hours of operation for the proposed facility to
midnight on weekends and 11 pm weeknights. He stated the developers would screen
the order board so that the sound would not be audible from the near by residents. He
stated the developers were willing to offer design review to the staff and Subdivision
Committee of the Planning Commission to ensure the development was an asset to the
Highway 10 Corridor. He stated the developer were no longer requesting the placement
of additional signage and the existing signage was adequate to serve the development.
Ms. Celia Martin addressed the Commission in opposition of the request. She stated
the position of the Harvest Foods building would only screen a portion of the
neighborhood. She stated there were a number of limits placed on the Harvest Foods
and questioned if these limits would also apply to any new development or
redevelopment of the site. She questioned the expansion of commercial activity on the
site and the available parking for future uses of the proposed retail building. She stated
she did not feel the placement of a restaurant on the site would be of benefit to the
neighborhood and requested the Commission deny the request.
Ms. Kathleen Oleson addressed the Commission in opposition of the request. She
stated the proposal did not meet the Highway 10 Design Overlay District. She stated
the overlay was designed to limit ingress and egress along the roadway. She stated the
goal of the Commission at the time of approval of the Harvest Foods was to protect the
neighborhood. She stated a number of hours of debate were put into the decision
process for the location of the grocery store at this location. She stated the developers
previously requested a revision to the PCD to add additional uses to the site and now
the developers were requesting yet another change. She stated she did not feel this
was an appropriate location for the use and did not feel an change to the PCD zoning
was appropriate.
Mr. Tim Daters stated the landscaping and buffers more than adequate to met the
Highway 10 Design Overlay requirements. He stated the building was conforming to
the minimum setback of the overlay.
7
FILE NO.: Z -5139-D (Cont.
Mr. Robert Vogel, the owner, addressed the Commission stating the approval of the
Harvest Foods did place limits on the outdoor activities. He stated the PCD was
approved for a single building and the current request was to amend the PCD to allow
the placement of a second structure. He stated the original approval was 18 years ago
and a lot had changed since the original approval. He stated the market design and
needs of the area had changed.
There was a general discussion on the proposed request. The Commission questioned
if the previously imposed conditions would continue to apply to the current request.
Staff stated the previously imposed conditions with regard to outdoor activities would
continue to apply. A motion was made to approve the request. The motion carried by a
vote of 10 ayes, 1 no and 0 absent.
E•'
May 11, 2006
ITEM NO.: 10 FILE NO.: Z -5139-D
NAME: Harvest Foods Revised PCD
LOCATION: Cantrell Road at Taylor Loop
DEVELOPER:
Vogel Enterprises
11219 Financial Centre Parkway
Little Rock, AR 72211
FNC-.INFFR-
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.994 Acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
NUMBER OF LOTS: 1
PCD
Selected C-3 uses
Revised PCD
FT. NEW STREET: 0
PROPOSED USE: Selected C-3 uses - Add a second building to the site to house a
drive-through restaurant.
VARIAN CESNVAIVERS REQUESTED: None requested.
BACKGROUND:
The site contains a single story 47,675 square foot commercial building and 157 parking
spaces. The site is an existing developed site, which met the intent of the Highway 10
Design Overlay District some years ago when developed.
Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to
PCD to allow Safeway to open a grocery store on the site. The site operated as a
grocery store until Affiliated Foods "down -sized" their operation closing several stores in
the central Arkansas area. The site has been vacant since that time.
May 11, 2006
SUBDIVISION
ITEM NO.: 10
FILE NO.: Z -5139-D
Certain criteria were placed on the development as conditions of approval. Those
included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7)
days per week, all trash compacting was to be done inside the store, the dumpster pick-
ups were to be made between 7:30 am and 9:30 am Monday through Saturday and the
dumpster was to be located in a fenced area, there was to be nothing stored outside of
the building and the parking area clean-up was to be conducted during regular business
hours.
On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No.
18,398 revising the previously approved PCD to add additional uses. The applicant
proposed to add selected C-3, General Commercial uses to be allowed as alternative
uses for the site. The approved uses included Bank or savings and loan office, Book
and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store,
Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place
without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic
sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby
shop, Jewelry store, Lawn and garden center — enclosed, Office (general and
professional), Office/showroom with warehouse (with retail sales), Office equipment
sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval
allowed the listed uses or any combination of the uses should one tenant not occupy
the entire space.
A. PROPOSAL/REQUEST:
The applicant is proposing to revise the previously approved PCD to add a drive-
through restaurant on the site. The site plan indicates the construction of a
2,262 square foot facility containing indoor dining only. The site will remain as one
parcel and the restaurant will be located on a leased parcel with a portion of the
existing parking assigned to the new use. The existing building contains
43,560 square feet of gross floor area with an area indicated for expansion for a
total of 47,585 square feet of gross floor area. The site contains a total of
184 parking spaces.
The site plan indicates the placement of a second sign on the site. There is an
existing sign located in the front yard area of the site consistent with signage
allowed within the Highway 10 Design Overlay District. The proposal includes the
placement of a second sign near the northeastern perimeter. The applicant has
indicated the sign will be limited to six feet in height and seventy-two square feet
in area.
The total site area contains 5.9 acres with 2.1 acres or 35 percent in landscaped
and undeveloped area and 3.8 acres or 65 percent with building and parking
coverage.
K
May 11, 2006
SUBDIVISION
ITEM NO.: 10 FILE NO.: Z -5139-D
B. EXISTING CONDITIONS:
The site contains a single -story commercial building and surface parking area.
Ingress and egress to the site are provided in two key locations; Highway 10 near
the west property line and to Taylor Loop Road via a stub -out extending east to
the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses
adjacent to the site along Taylor Loop include a veterinary office, single-family
residences, general and professional office uses and a beauty shop.
Uses along Highway 10 include a mixture of office and commercial uses. South
of the site is the Westchester Subdivision and west of the site vacant R-2 zoned
property which is shown as Transition on the Future Land Use Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls from area
residents. The Westchester/Heatherbrae Property Owners Association, the
Charleston Heights/Rahling Road Neighborhood Association and the Westbury
Neighborhood Association, all property owners within 200 -feet of the site as well
as all residents, who could be identified, within 300 -feet of the site were notified
of the Public Hearing.
D. ENGINEERING COMMENTS:
1. Development should be shifted west to improve access from drive-through to
Taylor Loop Road. A 180 degree turn is proposed into a narrow striped
parking area. The majority of the traffic will desire to access the signal light at
Taylor Loop Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Existing waterline easement (Inst. No. 2004004720)
and 36 -inch waterline crossing this property should be shown. Meter will be
located at Taylor Loop Road. A Capital Investment Charge based on the size of
the meter connection(s) will apply to this project in addition to normal charges.
This fee will apply to all connections including metered connections off the
�3
May 11, 2006
SUBDIVISIO
ITEM NO.: 10 FILE NO.: Z -5139-D
private fire system.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
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 a PCD for a drive through restaurant as an
out -parcel.
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 Master
Street Plan and Taylor Loop Road is shown as a Minor Arterial. These streets
may require dedication of right-of-way and may require street improvements.
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.
Bic cle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is
built separate from or alongside a road. Additional paving and right of way may
be required.
CitV 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 has these objectives relevant to this case: Preserve
the Highway 10 Design Overlay District and Promote vigorous enforcement of
Landscaping & Excavation Ordinance. These objectives could affect the
application thorough proper landscaping and screening.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. Any dead/missing vegetation shown on the plan submitted should be
replaced in conjunction with this building permit.
3. The landscape ordinance requires a minimum of eight (8) percent of the
paved areas be landscaped with interior islands of at least seven and one half
4
May 11, 2006
SUBDIVISION
ITEM NO.: 10
FILE NO.: Z
feet in width and 150 square feet in area. This will apply to any new paved
areas on the site.
4. A small amount of building landscaping will also be required.
G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006)
Mr. Tim Daters was present representing the request. Staff presented the item
and stated there were a number of outstanding issues associated with the
request. Staff questioned if the proposal included the creation of lease line or a
separate lot. Mr. Daters stated the request did not include the subdivision of the
existing parcel. Staff requested the applicant provide the days and hours of
operation, the location of the menu board and the speaker box along with the
screening wall, details of any proposed signage and to provide a note concerning
the required dumpster screening.
Staff stated the location of the building created a concern with traffic flows. Staff
stated the customers exiting the site would most likely want to access the traffic
light at Taylor Loop Road which would force them to make a 180 degree turn.
Staff requested the applicant relocate the building to the west to eliminate this
concern. Mr. Daters stated the location was the most desirable location and
stated he would review the site plan to determine alternatives for circulation.
Staff noted landscaping comments. Staff stated interior landscaping would be
required as well as a small amount of building landscaping. Staff stated any
existing dead or missing vegetation was required to be replaced in conjunction
with a building permit.
Staff noted comments from the other reporting departments and agencies. There
being no further issues to discuss, the Committee then forwarded the item to the
full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues raised at the April 20, 2006, Subdivision Committee meeting.
The revised plan indicates the hours of operation as 24-hour access, a note
concerning the required dumpster screening and the location of the menu board
along with a note stating all ordinance standards will be met with the placement
of the menu board and screening wall. The proposal includes building signage a
maximum of ten percent of the fagade area of the building along the northern
fagade with smaller identification signage located along the western and eastern
fagades.
The revised site plan indicates the building has been relocated to the west to
allow sufficient turning movements from the drive-through to the parking lot
1.1
May 11, 2006
SUBDIVISION
ITEM NO.: 10 FILE NO.: Z -5139-D
access drive. Staff remains concerned with the proposed location of the building
and the indicated turning movement. Staff feels the building should be placed in
a location to allow ample turning movement for those exiting the drive-through as
to not interfere with motorists utilizing the access drive. Staff will continue to
work with the developer for the location of the building as to not detract from the
overall design and flow of traffic.
The site plan indicates the placement of a second sign on the site. There is an
existing sign located in the front yard area of the site consistent with signage
allowed within the Highway 10 Design Overlay District. The proposal includes
the placement of a second sign near the northeastern perimeter. The sign is
indicated limited to six feet in height and seventy-two square feet in area. Staff is
not supportive of the request to allow the placement of an additional sign on the
site. The Highway 10 Design Overlay District typically allows one sign per lot to
identify tenants. Multiple tenant development signage is allowed with a
maximum of ten feet in height and one hundred square feet in area. Staff feels
the allowed sign area of development signage is sufficient to identify the existing
and proposed new tenant of the site.
The site plan indicates the construction of a 2,262 square foot facility containing
indoor dining only. The site will remain as one parcel and the restaurant will be
located on a leased parcel with a portion of the existing parking assigned to the
new use through a cross access and parking agreement. The existing building
contains 43,560 square feet of gross floor area with an area indicated for
expansion for a total of 47,585 square feet of gross floor area. The total square
footage on the site at ultimate build out would be 49,847 square feet. The typical
minimum parking required would be 221 parking spaces. The site contains a
total of 184 parking spaces which is 37 parking spaces less than the typical
minimum parking required for a mixed use development. Staff is supportive of
the reduced number of parking spaces. The site is approved for a limited list of
allowable uses, many of which do not generate a large parking demand. Staff
would however recommend the proposed uses of the site match the available
parking on the site as the site redevelops with new uses.
Staff is supportive of the proposed use of the property as a restaurant facility but
has some concerns with the proposed site plan related to building design and
accesses to the site. Staff feels if designed appropriately a drive-through
restaurant could develop on the site with limited impact. To accomplish this,
additional review of the overall design and development of the site should be
provided. Staff recommends the applicant submit to the Subdivision Committee
of the Planning Commission all building elevations, construction materials,
access and circulation plans, signage plan and placement of menu boards and
screening walls for final approval prior to the development of the site.
C-
May 11, 2006
SUBDIVISIO
ITEM NO.: 10 FILE NO.: Z -5139-D
To staffs knowledge there are no outstanding issues associated with the
request. The total site area contains 5.9 acres with 2.1 acres or 35 percent in
landscaped and undeveloped area and 3.8 acres or 65 percent with building and
parking coverage. Staff does not feel the proposed development of a restaurant
facility on this site, if designed appropriately, will negatively impact the adjoining
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the above
agenda staff report.
Staff recommends all ground mounted signage be limited to development
signage allowed per the Highway 10 Design Overlay District.
Staff recommends the applicant submit to the Subdivision Committee of the
Planning Commission all building elevations, construction materials, access and
circulation plans, signage plan and placement of menu boards and screening
walls for final approval prior to the development of the site
PLANNING COMMISSION ACTION: (MAY 11, 2006)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report. Staff also presented a recommendation that the applicant submit to the
Subdivision Committee of the Planning Commission all building elevations, construction
materials, access and circulation plans, signage plan and placement of menu boards
and screening walls for final approval prior to the development of the site.
Mr. Tim Daters addressed the Commission on the merits of the request. He stated the
developers were willing to limit the hours of operation for the proposed facility to
midnight on weekends and 11 pm weeknights. He stated the developers would screen
the order board so that the sound would not be audible from the near by residents. He
stated the developers were willing to offer design review to the staff and Subdivision
Committee of the Planning Commission to ensure the development was an asset to the
Highway 10 Corridor. He stated the developer were no longer requesting the placement
of additional signage and the existing signage was adequate to serve the development.
Ms. Celia Martin addressed the Commission in opposition of the request. She stated
the position of the Harvest Foods building would only screen a portion of the
neighborhood. She stated there were a number of limits placed on the Harvest Foods
7
May 11, 2006
SUBDIVISION
ITEM NO.: 10 FILE NO.: Z -5139-D
and questioned if these limits would also apply to any new development or
redevelopment of the site. She questioned the expansion of commercial activity on the
site and the available parking for future uses of the proposed retail building. She stated
she did not feel the placement of a restaurant on the site would be of benefit to the
neighborhood and requested the Commission deny the request.
Ms. Kathleen Oleson addressed the Commission in opposition of the request. She
stated the proposal did not meet the Highway 10 Design Overlay District. She stated
the overlay was designed to limit ingress and egress along the roadway. She stated the
goal of the Commission at the time of approval of the Harvest Foods was to protect the
neighborhood. She stated a number of hours of debate were put into the decision
process for the location of the grocery store at this location. She stated the developers
previously requested a revision to the PCD to add additional uses to the site and now
the developers were requesting yet another change. She stated she did not feel this
was an appropriate location for the use and .did not feel an change to the PCD zoning
was appropriate.
Mr. Tim Daters stated the landscaping and buffers more than adequate to met the
Highway 10 Design Overlay requirements. He stated the building was conforming to
the minimum setback of the overlay.
Mr. Robert Vogel, the owner, addressed the Commission stating the approval of the
Harvest Foods did place limits on the outdoor activities. He stated the PCD was
approved for a single building and the current request was to amend the PCD to allow
the placement of a second structure. He stated the original approval was 18 years ago
and a lot had changed since the original approval. He stated the market design and
needs of the area had changed.
There was a general discussion on the proposed request. The Commission questioned
if the previously imposed conditions would continue to apply to the current request.
Staff stated the previously imposed conditions with regard to outdoor activities would
continue to apply. A motion was made to approve the request. The motion carried by a
vote of 10 ayes, 1 no and 0 absent.
8
ITEM NO.: 10 Z -5139-D
NAME: Harvest Foods Revised Long -form PCD
LOCATION: located on the Southwest corner of Cantrell Road and Taylor Loop Road
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. The notice must be mailed no later than April 26, 2006. The Office of
Planning and Development must receive the proof of notice no later than May 5,
2006.
2. There appears to be conflicting movements in the traffic circulation. Provide details
of the traffic circulation within the development. Provide a left turn only out of the
drive-through to force traffic to not make a right turn.
3. Indicate the required building line along Highway 10 — 100 feet.
4. Provide details of the indicated signage. Provide the location of existing signage
and the proposed signage including height and area.
5. Will Phase II of the existing building be constructed? If not revise the site plan to
remove indicated construction area.
6. Provide details of the menu board, location, screening wall. Per Section 36-298 of
the Little Rock Code — Each speaker shall be so mounted that it is baffled on all
sides in a manner which will direct the sound produced to the vehicle served. Each
speaker location shall be designed to provide for a solid wall at least six feet in
height and twenty feet in length along the opposite lane line. This wall shall be
constructed of masonry or wood with a textured finish to diminish sound deflection.
7. Provide details of pedestrian circulation within the site.
8. Will the development remain as a single tract or will this area be sold as a separate
parcel?
9. Will there be any outdoor seating? Provide details of the seating, number of seats,
location.
10. Provide hours of operation for the facility.
11.Any additional site lighting must be low level and directional, directed inward into the
site.
12. Provide details of the dumpster screening proposed. Will the dumpster hours be
limited? If so indicate the hours of service.
13. Is there any new fencing proposed with the development? If so indicate the location
and a note concerning the height and construction material.
14.The site plan indicates 197 parking spaces. I count 181 parking spaces. Verify the
total number of parking spaces.
15. Provide the total area covered by buildings, parking and to be designated as green
space.
Variance/Waivers:
Item # 10
Public Works Conditions:
1. Development should be shifted west to improve access from drive-through to
Taylor Loop Road. A 180 degree turn is proposed into a narrow striped parking
area. The majority of the traffic will desire to access the signal light at Taylor
Loop Road.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Existing waterline easement (Inst. No. 2004004720) and 36 -
inch waterline crossing this property should be shown. Meter will be located at Taylor
Loop Road. A Capital Investment Charge based on the size of the meter 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.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
Count Planning: No comment.
CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express
Route.
Planning Division:
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. Any dead/missing vegetation shown on the plan submitted should be replaced in
conjunction with this building permit.
3. The landscape ordinance requires a minimum of eight (8) percent of the paved
areas be landscaped with interior islands of at least seven and one half feet in
width and 150 square feet in area. This will apply to any new paved areas on the
site.
4. A small amount of building landscaping will also be required.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, April 26, 2006.
Item # 10