HomeMy WebLinkAboutBOD Staff Report 081723OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 16, 2023 AGENDA
Subject
An Appeal of the Planning
Commission's denial of a
Planned Zoning District
titled Hamilton Station —
POD, located north of
14800 Cantrell Road.
(Z-7500-I).
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4 Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant, John Rees, is appealing the Planning
Commission's recommendation of denial of the Hamilton
Station — POD located north of 14800 Cantrell Road.
I None
Denial of the requested POD zoning.
The applicant proposes rezone 10.67 acres from R-2/PCD
to POD. The developer will construct a forty -thousand
(40,000) square foot commercial building on the 4.96 acres
within the western portion of the overall property to contain
0-3 permitted uses with office showroom/warehouse and
office/warehouse.
During Phase I, the applicant is also requesting permission
to regrade and clean up the remaining 5.71 acre portion of
the overall property to the east, shown as Phase II on the
site plan for future use. The applicant notes special
BACKGROUND
CONTINUED
permission will be obtained from Central Arkansas Water
(CAW) prior to any construction activities conducted
within utility easements.
The western 4.96 acre portion of the overall property is
currently undeveloped and tree covered. Some site work
has taken place with fill material being placed on the 5.71
acre area to the east. R-2 zoning and uses are contained
north, east and west of the site. South of the site contains a
mixture of existing commercial developments at 14524
through 14810 Cantrell Road. The property is not located
in the Highway 10 Design Overlay District.
The site plan indicates that an area of fifteen -thousand
(15,000) square feet ("Building Section A") will contain
only spaces for office use. The remaining twenty-five
(25,000) square feet, ("Building Section B") will contain
additional office spaces' including Office
Showroom/Warehouse and Office Warehouse.
The proposed building height will be sixty-five (65) feet
and be constructed of brick, stone, glass and metal on the
rear of the building. The site plan shows a setback over
one -hundred (100) feet from the north (rear) property line,
over eighty (80) feet from the south (front) property line,
eighty-one (81) feet from the west property line and over
sixteen (16) feet from what will be Phase II of the
development.
The applicant notes that the hours of operation will be from
7:00am to 8:30pm daily.
The main entrance to the proposed development will be at
the southwest corner of the overall property, through the
Pinnacle Creek Shopping Center property at 14810 Cantrell
Road. In addition, the developer will construct an
emergency access to the west and bike path further to the
west in the southwest corner of the development. The
applicant is proposing 113 parking spaces. Staff feels the
proposed parking is sufficient to serve this use.
The applicant notes that there will be a forty-one (41) foot
enhanced undisturbed buffer along the west property line.
Low and mid -level evergreen plantings will be required
within this area to help screen this development from the
single family residences to the west. All other buffer and
landscaped areas will conform with ordinance
requirements.
2
BACKGROUND
CONTINUED
The applicant notes that there will be a retaining wall along
the east side of the proposed enhanced undisturbed buffer.
The retaining wall will have an average height of eight (8)
feet. There will be an eight (8) foot high opaque fence on
top of the retaining wall. Evergreen plantings (Emerald
Arborvitae) will be placed inside the screening fence. The
evergreen plantings will have a six (6) foot height at the
time of planting, with a height of approximately 15 to 20
feet in maturity. Staff believes that this with the enhanced
undisturbed buffer will provide adequate screening for the
residential properties to the west.
There will be a dumpster area located near the northwest
corner of the developed area. The applicant notes that the
dumpster area will be screened as per ordinance
requirements.
Any site lighting must be low-level and directed away from
adjacent properties.
All signage must conform with Section 36-553 of the City's
Zoning Ordinance (signs allowed in office zones). Since
the property has no direct street frontage, wall signs will be
allowed on the south and east sides of the multi -tenant
office building. A ground -mounted sign will be allowed at
the entry drive at the southwest corner of the development.
The applicant is proposing an access easement and bike
path construction at the southwest corner of the
development. The bike path will be constructed as per
Master Street Plan requirements.
Floodway is located along the north and east property
boundaries. Any portion of the proposed development will
be located at least 25 feet back from the floodway. A
stormwater detention area with easement will be located at
the northwest corner of the development.
The applicant previously submitted (previous application)
a traffic study for the proposed development to staff. The
traffic study concluded the following:
"The traffic associated with the development
of Hamilton Station has minimal impact to the
traffic operations at the intersection of Cantrell
Road and Taylor Loop Road."
BACKGROUND
CONTINUED
The Department of Planning and Development staff
engineer agreed at that time with the conclusions of the
traffic study from the consultant.
Staff requested that the applicant submit an amended traffic
study addressing the current proposal. Staff cannot support
the application prior to an amended traffic study with a
favorable review for the proposed Phase I development.
The applicant is requesting no variances with the proposed
POD rezoning.
The eastern 5.71 acres of the overall property is shown as
Phase II of the proposed POD development. This portion
of the site will need to be brought back to the Planning
Commission for approval when development is proposed.
On February 9, 2023, the Planning Commission voted
4 ayes, 7 noes, and 0 absent, to deny the POD rezoning.
There was one (1) objector present.
All owners of property located within 200 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED OFFICE
DISTRICT TITLED HAMILTON STATION — POD, LOCATED
NORTH OF 14800 CANTRELL ROAD (Z-7500-I), CITY OF
LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING
THE OFFICIAL ZONING MAP OF THE CITY OF LITTLE
ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from R-2, Single Family Residential District and PCD, Planned Commercial District
to POD, Planned Office District:
Z-7500-I — DESCRIBED AS PART OF WEST HALF OF THE
SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER,
SECTION 18, TOWNSHIP 2 NORTH, RANGE 13 WEST, AND PART
OF LOT 2, LOWE ADDITION TO THE CITY OF LITTLE ROCK
AS SHOWN AS INSTRUMENT NUMBER 2009050256, RECORDS
OF PULASKI COUNTY, ARKANSAS. SAID PROPERTY BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE WEST
HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SAID SECTION 18, SAID POINT ALSO PLATTED
AS THE SOUTHEAST CORNER OF LOT 2, LOWE ADDITION;
THENCE ALONG THE BOUNDARY OF LOT 2, LOWE ADDITION
N87046'35'W 331.51 FEET; THENCE N01042'40"E 725.38 FEET;
Page 1 of 3
1 THENCE S53047'2711E 377.62 FEET; THENCE LEAVING THE
2 BOUNDARY OF SAID LOT 2 S88017'30'E 20.00 FEET; THENCE
3 N01042'30'E 70.77 FEET; THENCE S67°58'59"E 115.12 FEET;
4 THENCE N88000'00"E 170.00 FEET; THENCE S84°00'00"E 134.00
5 FEET; THENCE S47000'00"E 191.00 FEET; THENCE S11°16'35"E
6 135.40 FEET; THENCE S35052'43"W 176.06 FEET; THENCE
7 S66037'42"W 178.89 FEET; THENCE N88039'29"W 112.87 FEET;
8 THENCE S19034'05"E 52.84 FEET; THENCE N88026'2S"W 225.34
9 FEET TO THE POINT OF BEGINNING. SAID PROPERTY
10 CONTAINS 10.67 ACRES, MORE OR LESS.
11
12 SECTION 2. That the preliminary site development plan/plat be approved as
13 recommended by the Little Rock Planning Commission.
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15 SECTION 3. That the change in zoning classification contemplated for Hamilton
16 Station — POD, located North of 14800 Cantrell Road (Z-7500-I) is conditioned upon obtaining
17 final plan approval within the time specified by Chapter 36, Article VII, Section
18 36-454 (e) of the Code of Ordinances.
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20 SECTION 4. That this Ordinance shall not take effect and be in full force until the
21 final plan approval.
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23 SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
24 the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
25 extent and in the respects necessary to affect and designate the change provided for in
26 Section 1 hereof.
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28 SECTION 6. Severability. In the event any title, section, paragraph, item,
29 sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
30 unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
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ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
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APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-7500-1
NAME: Hamilton Station — POD
LOCATION: 14524 Cantrell Road
DEVELOPER:
Pinnacle Valley Shoppes, LLC
John Rees
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Pinnacle Valley Shoppes, LLC - Owner
Jess Griffin - Agent
SURVEYORIENGINEER:
Jess Griffin, PE
11719 Hinson Road, Suite 130
Little Rock, AR 72212
AREA: 10.67 acres
WARD: 4
CURRENT ZONING:
VARIANCEMAIVE
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 1
PCD and R-2
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
On August 31, 2017, the Planning Commission denied a proposed rezoning of this
property titled The Hamilton Apartments Long -form PD-R, a proposed 250 unit multifamily
development. The applicant appealed the Planning Commission's decision to the Board
of Directors, but that request was withdrawn by the applicant.
On June 8, 2020, the applicant filed a second rezoning request for The Hamilton
Apartments — PD-R. On September 24, 2020 the Planning Commission withdrew the
PD-R rezoning at the request of the applicant.
FILE NO.: Z-7500-1
On February 10, 2022, the Planning Commission approved an application for the
Hamilton Station — PCD (Z-7500-H) to allow mix commercial uses and mini -warehouse
development. The application was denied by the Board of Directors on March 15, 2022.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes rezone 10.67 acres from R-2/PCD to POD. The developer
will construct a forty -thousand (40,000) square foot commercial building on the
4.96 acres within the western portion of the overall property to contain 0-3
permitted uses with office showroom/warehouse and office/warehouse.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially tree covered. Some site work
has taken place, with fill material being placed on the 5.71 acre portion of the
overall site to the east. North, east and west of the site contain R-2 zoning and
uses. South of the site contains a mixture of commercial uses and zoning with
frontage along Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide finished floor elevations (FFE) for all buildings on plat, site plan, and
grading and drainage plans at least one foot above base flood elevation or
more per flood insurance study and FEMA FIRM panel.
2. At the completion of the filling activities and prior to issuance of the final
Certificate of Occupancy or final approval, a letter of map revision (LOMR)
application must be submitted and approved by FEMA.
3. Due to the proposed structure being located within the 100-year floodplain,
an elevation certificate of the finished floor elevation must be provided to the
Public Works Department at 701 West Markham Street prior to the issuance
of a certificate of occupancy. Contact Vince Floriani in Public Works at
501-371-4823 or VFloriani littlerock. ov to schedule an appointment for
issuance or to answer any questions.
4. Any work involving one (1) or more acres of disturbed area requires a
State of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
2
FILE NO.: Z-7500-I Cont.
5. For future development for phase two to the east of the site, a Special Flood
Hazard Development Permit is required to be obtained to prior to
beginning construction. The Special Flood Hazard Development Permit
application can be found a thtt s://www.littlerock. ovlcit -administration/cit -
de artmentsl ublic-worksl. Special Flood Hazard Development Permits are
issued by the Public Works Department at 701 West Markham Street and no
fee collected for issuance. Contact Vince Floriani in Public Works at
501-371-4823 or VFloriani littlerock. ov to schedule an appointment for
issuance or to answer any questions.
6. A grading permit must be obtained prior to initiation of work for future
development for phase two to the east of the site. Grading permits are issued
by the Planning and Development Dept. at 723 West Markham Street after
approval of sediment and erosion control plans, grading and drainage plans,
land survey, drainage study, and soil loss calculations per City's stormwater
management and drainage manual. Contact Planning and Development
Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or
Permits@littlerock.gov to schedule an appointment for issuance or to answer
any questions. Permit cost is based on total project area at $100.00 for the
less than Y2 acre, $200.00 for'/z to 1 acre, and $200.00 for the first acre and
$100.00 for each additional acre for project greater than 1 acre.
7. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
8. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. For final drainage report, sign, date, and seal the report per
AR State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a). Provide engineer's certification statement saying
this drainage report was conducted by yourself or directly under your
supervision and attesting to the accuracy of the information within this report.
9. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
10. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
M
FILE NO.: Z-7500-I(Cont.)
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments received.
CenterPoint Energy: No comments received.
Summit Utilities No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Grading of the eastern lot is denied. Resubmit plans addressing the
comments below for further consideration.
2. CAW has critical, large, raw water lines on this property that are used to
supply water to the treatment plant. Field locate the lines and indicate
location of the lines on the plan. Include water line easements on the plan.
Field verify depth of pipelines.
3. Indicate existing and proposed contours on the plan. Fill will not be allowed
in the easement. If cuts are required, maintain a minimum of 36-inches of fill
over the pipelines.
4. No structure or footing shall be located within the easement or within 15-ft of
the pipelines.
5. Owner to provide a geotechnical engineer to examine the site to study the
potential increased loads on the pipes due to fill, adjacent structures and
dynamic loads during and after construction, and provide recommendations
to minimize additional burden on the pipes that are acceptable to CAW.
6. Submit final site and grading plan to be reviewed for approval by CAW.
7. All construction work, including earthwork, shall be observed by CAW.
Contact CAW, Andrew Pownall, prior to any work in this area.
The following comments are for the lot on the western side of the property:
8. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department
is required.
9. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
4
FILE NO.: Z-7500-I Cont.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loadinq
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
5
FILE NO.: Z-7500-1 (Cont.
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscar)e:
1. Any new site development must comply with Chapter 15 of the City's Landscape
Ordinance.
2. Any variance request from Chapter 15 of the City's Landscape Ordinance will require
a variance application to the Little Rock City Beautiful Commission.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the River Mountain Planning District.
The Land Use Plan shows Transition (T) and Residential Low Density (RL) for the
requested area. Transition provides for an orderly transition between residential
uses and other more intense uses. A Planned Zoning District is required unless
the application conforms to the Design Overlay standards. Uses that may be
considered are low -density multi -family residential and office uses if the proposals
are compatible with quality of life in nearby residential areas. The Residential Low
Density category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from R-2, Single Family District to POD, Planned
Office Development.
Surrounding the application area, the Land Use Plan Map shows Residential Low
Density (RL) developed to the west and north. These areas are developed with
single-family houses. Partially developed Transition (T) area to the east. Mixed
Office Commercial (MOC), Commercial (C), Mixed Use (MX) areas with dine -in
I.
FILE NO.: Z-7500-I Cont.
and drive-thru restaurants, strip commercial and small offices to the south along
Cantrell Rd.
Master Street Plan:
Access will be taken from the south through an adjacent property.
Bicycle Plan:
The Master Bike Plan shows an existing Class 1 Path traversing the southwest
corner. Class I Bike Paths are designated for the sole use of bicycles that is
physically separated from vehicular lanes. This path provides access from Cantrell
Rd on the south to Waterside Dr on the north.
Historic Preservation Plan:
There are no historic structures or districts in the area.
H. ANALYSIS:
The applicant proposes rezone 10.67 acres from R-2/PCD to POD. The developer
will construct a forty -thousand (40,000) square foot commercial building on the
4.96 acres within the western portion of the overall property to contain 0-3
permitted uses with office showroom/warehouse and office/warehouse.
During Phase I, the applicant is also requesting permission to regrade and clean
up the remaining 5.71 acre portion of the overall property to the east, shown as
Phase II on the site plan for future use. The applicant notes special permission
will be obtained from Central Arkansas Water (CAW) prior to any construction
activities conducted within utility easements.
The western 4.96 acre portion of the overall property is currently undeveloped and
tree covered. Some site work has taken place with fill material being placed on
the 5.71 acre area to the east. R-2 zoning and uses are contained north, east and
west of the site. South of the site contains a mixture of existing commercial
developments at 14524 through 14810 Cantrell Road. The property is not located
in the Highway 10 Design Overlay District.
The site plan indicates that an area of fifteen -thousand (15,000) square feet
("Building Section A") will contain only spaces for office use. The remaining
twenty-five (25,000) square feet, ("Building Section B") will contain additional office
spaces' including Office Showroom/Warehouse and Office Warehouse.
The proposed building height will be sixty-five (65) feet and be constructed of brick,
stone, glass and metal on the rear of the building. The site plan shows a setback
over one -hundred (100) feet from the north (rear) property line, over eighty (80)
7
FILE NO.: Z-7500-1 (Cont.
feet from the south (front) property line, eighty-one (81) feet from the west property
line and over sixteen (16) feet from what will be Phase II of the development.
The applicant notes that the hours of operation will be from 7:OOam to 8:30pm
daily.
The main entrance to the proposed development will be at the southwest corner
of the overall property, through the Pinnacle Creek Shopping Center property at
14810 Cantrell Road. In addition, the developer will construct an emergency
access to the west and bike path further to the west in the southwest corner of the
development. The applicant is proposing 113 parking spaces. Staff feels the
proposed parking is sufficient to serve this use.
The applicant notes that there will be a forty-one (41) foot enhanced undisturbed
buffer along the west property line. Low and mid -level evergreen plantings will be
required within this area to help screen this development from the single family
residences to the west. All other buffer and landscaped areas will conform with
ordinance requirements.
The applicant notes that there will be a retaining wall along the east side of the
proposed enhanced undisturbed buffer. The retaining wall will have an average
height of eight (8) feet. There will be an eight (8) foot high opaque fence on top of
the retaining wall. Evergreen plantings (Emerald Arborvitae) will be placed inside
the screening fence. The evergreen plantings will have a six (6) foot height at the
time of planting, with a height of approximately 15 to 20 feet in maturity. Staff
believes that this with the enhanced undisturbed buffer will provide adequate
screening for the residential properties to the west.
There will be a dumpster area located near the northwest corner of the developed
area. The applicant notes that the dumpster area will be screened as per
ordinance requirements.
Any site lighting must be low-level and directed away from adjacent properties.
All signage must conform with Section 36-553 of the City's Zoning Ordinance
(sings allowed in office zones). Since the property has no direct street frontage,
wall signs will be allowed on the south and east sides of the multi -tenant office
building. A ground -mounted sign will be allowed at the entry drive at the southwest
corner of the development.
The applicant is proposing an access easement and bike path construction at the
southwest corner of the development. The bike path will be constructed as per
Master Street Plan requirements.
Floodway is located along the north and east property boundaries. Any portion of
the proposed development will be located at least 25 feet back from the floodway.
N
FILE NO.: Z-7500-I Cont.
A stormwater detention area with easement will be located at the northwest corner
of the development.
The applicant previously submitted (previous application) a traffic study for the
proposed development to staff. The traffic study concluded the following:
"The traffic associated with the development of Hamilton Station has
minimal impact to the traffic operations at the intersection of Cantrell
Road and Taylor Loop Road."
The Department of Planning and Development staff engineer agreed at that time
with the conclusions of the traffic study from the consultant.
Staff requested that the applicant submit an amended traffic study addressing the
current proposal. Staff cannot support the application prior to an amended traffic
study with a favorable review for the proposed Phase I development.
The applicant is requesting no variances with the proposed POD rezoning.
The eastern 5.71 acres of the overall property is shown as Phase II of the proposed
POD development. This portion of the site will need to be brought back to the
Planning Commission for approval when development is proposed.
Staff is generally supportive of the proposed POD development. The proposed
development is less intense than the previous PCD request. However, staff cannot
support the application until an amended traffic study is submitted and approved
by the staff engineer. The proposed office development, with office
showroom/warehouse and office warehouse, will be less intense than the previous
PCD proposal, and will serve as more of a transitional use between the heavy
commercial uses along Cantrell Road and the single-family residences to the north
and west.
STAFF RECOMMENDATION:
Staff recommends denial of the requested POD zoning, until an approved
amended traffic study is completed.
PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023)
Jesse Griffin was present, representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of denial. The applicant
deferred their time to the opposition for comments.
Kent Brunen addressed the Commission in opposition to the application. He stated that
represented the neighborhood association adjacent to the site and that the proposed
9
FILE NO.: Z-7500-1 (Cont.
development as submitted has drainage issues, an inaccurate grading plan , and that the
required undisturbed buffers were not in the condition represented by the applicant. He
stated that multiple proposals have been presented to the commission for this property
and that the surrounding property owners concerns have yet to be addressed along with
the ongoing site issues.
Jesse Griffin addressed the Commission representing the application. He briefly
described the project, noting that the applicant had submitted several variations of uses
for the site and that the site was in transition regarding any grading or drainage. He stated
that the applicant will provide the buffers as required once a final plan or use has been
approved by the commission.
There was a discussion by the Planning Commission regarding the landscaping, site
access, grading, and if the requested traffic study had been submitted by the applicant
as requested by staff.
There was a motion to approve the application, including all staff comments and
conditions. The motion denied by a vote of 4 ayes, and 7 nays. The application was
denied.
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