HomeMy WebLinkAboutZ-5770-B Staff AnalysisJune 20, 2002
NO.: 12 FILE NO.: Z -5770-B
NAME: Maxmart Revised Short -form PD -O
LOCATION: Located north of Cantrell Road approximately 800 feet east of Rummell
Road — 14924 Cantrell Road
DEVELOPER: ENGINEER:
Starmax Properties, LP White-Daters and Associates
P.O. Box 241967 #24 Rahling Circle
Little Rock, AR 72221 Little Rock, AR 72223
AREA: 2.8 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: PD -O
ALLOWED USES: General / Professional Office
PROPOSED ZONING: Revised PD -O
PROPOSED USE: Bank and General / Professional Office
VARIAN CESNVAIVERS REQUESTED: None Requested
BACKGROUND:
On February 1, 1994, the Board of Directors passed Ordinance No. 16,586 which
rezoned this property from R-2 to PD -O for a two -building office development. On
October 4, 1994, the Board of Directors passed Ordinance No. 16,754, which amended
the previousiy approved PD -O site plan. On December 2, 1997, the Board of Directors
passed Ordinance No. 17,622 which re-established the PD -O for three (3) years. On
September 14, 2000 the Planning Commission granted a three (3) year time extension
of the approved PD -O.
June 20, 2002
SUBDIVISION
ITEM NO.: 12 FILE NO.: Z -5770-B
The approved site plan included two (2) office buildings. Each building was proposed to
be two-story in height, with a basement. Building I was proposed to be placed 110 feet
north of Cantrell Road. The building was to contain a total of 22,800 square feet
(10,000 square feet on each floor and 2,800 square feet in the basement). Building II
was to be located within the northern portion of the property. It was to contain a total of
20,300 square feet (8,750 square feet on each floor and 2,800 square feet in the
basement).
The site plan provided parking for 98 vehicles, with a single access point from Cantrell
Road. A monument sign was to be located near the access drive and was proposed to
conform to the Highway 10 Overlay standard. 0-3 zoning district uses were approved
for the site.
A. PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved PD -O to allow the
construction of a bank with a four (4) window drive-through facility on the front lot,
adjacent to Cantrell Road, and the development of an office building on the rear
lot. The applicant proposes the office building to be a single story office building
containing approximately 10,800 square feet. There are 51 parking spaces
proposed as a part of the development. Sixteen spaces are proposed with the
bank facility and 35 spaces are proposed with the office building.
The applicant is proposing a single access point to the site from Cantrell Road
with two monument style signs located near the driveway entrance; one on each
side. The applicant has stated the signs will comply with the Highway 10 Design
Overlay standard.
The applicant is proposing to subdivide the property into two lots as a part of the
development. Lot 2 will require a variance from the Subdivision Ordinance to
allow a lot without public street frontage.
B. EXISTING CONDITIONS:
The site is vacant and heavily wooded with a single family home located
approximately mid -way back on the tract. The topography of the proposed site
rises in elevation from south to north, with the north boundary of the site being
approximately 28 feet higher than the southern boundary along Cantrell Road.
Uses in the area include a mix of office uses and single family residential uses.
The Westchester Subdivision is south of the site, across Cantrell Road, and
single family homes are located to the east of the site. Adjacent to the site to the
west are three previously approved Planned Developments. Only one of which
has developed.
PA
June 20, 2002
SUBDIVISION
ITEM NO.: 12 FILE NO.: Z -5770-B
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Westchester/Heatherbrae, the Westbury and the Secluded Hills
Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Plans of all work in right-of-way shall be submitted for approval prior to start -of
work.
2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". Show
on plans.
3. Relocate driveway west to 55 -feet construct future cross access easement
driveway in line with the proposed bank parking aisle.
4. All driveways shall be concrete aprons per City Ordinance.
5. Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. Show existing and proposed direction of flow for watercourses leaving the
property.
8. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements is service is
required for project. Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY: No comment received.
ARKLA: Approved as submitted.
Southwestern Bell: No comment received.
Water:An acreage charge of $300 per acre and development fee based on the
size of the connection currently apply in addition to normal charges. A water
main extension will be required to serve Lot 2 if it is not platted with frontage
on the highway right-of-way. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire
hydrant (s) will be required. They will be installed at the Developer's
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June 20, 2002
SUBDIVISION
.: 12
FILE NO.: Z -5770-B
expense. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department, Place fire hydrants per code. Contact the Little Rock Fire
Department for additional details at 918-3752.
County Planning: No comment received.
CATA:Site is located on a dedicated bus route but has no effect on bus radius,
turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planninq 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 of an existing Planned Office Development for a
new bank and office building.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan. The
Infrastructure goal encourages the placement of sidewalks on all
neighborhood streets, which is supported by an action statement calling for
the construction of sidewalks on the north side of Cantrell Road from Rodney
Parham Road to State Highway 300. The Sustainable Natural Environment
goal lists an objective recommending the preservation and maintenance of
existing greenways and open spaces supported by an action statement that
recommends the preservation of the Highway 10 Design Overlay District.
Landscape: Areas set-aside for buffers and landscaping meet with ordinance
requirements. A six (6) foot high opaque screen, either a wooden fence with
its face side directed outward, a wall, or dense evergreen plantings is
required along the northern and eastern perimeters of the site. An irrigation
system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide approved
landscape plans stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many trees as
feasible on this tree covered site. Extra credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
Building Codes: No comment received.
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June 20, 2002
SUBDIVISION
ITEM NO.: 12 FILE NO.: Z -5770-B
G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002
Mr. Joe White of White-Daters and Associates was present representing the
application. Staff briefly described the request noting additions needed, (days
and hours of operation, number of employees, any proposed fencing with details,
listing of uses for the office building).
Public Works comments were also addressed. Staff stated the applicant should
consider moving the driveway to the west approximately 150 -feet from the
property line or consider using a shared driveway with the property to the east.
Staff also requested the applicant show existing and proposed direction of flow
for watercourses leaving the property.
Landscape comments were addressed noting City Beautiful Commission
recommended preserving as many trees as feasible on the site. Staff stated
extra credit would be given toward fulfilling Landscape Ordinance requirements
when preserving trees of six (6) inch caliper or larger.
After the discussion, the Committee then forwarded the Revised PD -0 to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted to staff the revised site plan indicating the additional
information requested by staff. The applicant has indicated the days and hours
of operation to be 8:00 am to 6:00 pm Monday through Saturday; consistent with
office uses located in the area.
The applicant has indicated both professional and general office uses for the
proposed tenant of Lot 2 (0-3 uses). The applicant has indicated the project
will be constructed in two phases or one building per phase with the bank
building being the first phase. The proposed site plan indicates the proposed
building height will not exceed 45 -feet, the maximum building height in the 0-3
zoning district.
The parking shown on the site plan is sufficient to meet the demands of the
proposed development. The typical parking requirement for a development of
this type would be 7 spaces for Lot 1 and 31 spaces for Lot 2. The applicant is
proposing 41 spaces as a part of Lot 2 and 20 spaces, not including the drive-
through lanes, for Lot 1.
The applicant proposes to place two development signs as a part of the project.
Staff is not supportive of this request. The site is a relatively small site with
limited street frontage, approximately 300 -feet, and Lot 2 has no public street
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June 20, 2002
SUBDIVISION
ITE
FILE NO.: Z -5770-B
frontage. It is staff's opinion the site can be served by a single commercial
development sign as per the Highway 10 Overlay Standard (not to exceed 10 -
feet in height and 100 square feet in area) located near the driveway entrance.
Staff is supportive of the request to subdivide the parcel into two non-residential
lots. The lots conform to the ordinance requirements with regard to building
setbacks, area and width to depth ratio. Lot 2 will require a variance to the
Subdivision Ordinance to allow a lot without public street frontage. Staff is
supportive of this requested variance since the applicant has indicated an access
easement to serve the lot adjacent to the east property line.
Otherwise, to staff's knowledge, there are no outstanding issues associated with
the proposed rezoning request. Staff recommends approval of the proposed site
plan for Max Mart Revised Short -form PD -O. Staff recommends approval of the
proposed subdivision of the site into two non-residential lots. Staff recommends
denial of the request for two development signs.
STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
D