Loading...
HomeMy WebLinkAboutApril PC Minutes for Z-5817-LApril 13, 2023 ITEM NO.: B FILE NO.: Z-5817-L NAME: Cantrell West Retail Center – PCD LOCATION: 15122 Cantrell Road DEVELOPER: Rees Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Jesse Griffin Griffin Engineering 11719 Hinson Road, Suite 130E Little Rock, AR 72212 (501) 690-3456 SURVEYOR/ENGINEER: Jesse Griffin Griffin Engineering 11719 Hinson Road, Suite 130E Little Rock, AR 72212 (501) 690-3456 AREA: 3.803 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PD-O/R-2 VARIANCE/WAIVERS: 1. Variance to allow two (2) ground-mounted, monument type signs. 2. Variance to allow more than 30% of land use buffers to be disturbed. 3. Variance to allow a retaining wall to be greater than 15’ feet in height without block face and no terraces. 4. Variance to allow reduced driveway separation. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 2 BACKGROUND: On July 16, 2020, the Planning Commission voted to approve a request to rezone this property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3) lots with a restaurant development on each lot. The rezoning request was denied by the Board of Directors. On December 9, 2021 the applicant submitted a revised site plan with a request to rezone the property from R-2 to PD-O. On February 10, 2022 the Planning Commission voted to approve the request to rezone the property from R-2 to PD-O with conditions. The rezoning request was referred back to the Planning Commission by the Board of Directors on May 17, 2022. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning is to allow for a future commercial retail development with a main retail structure, and an auto service center structure. B. EXISTING CONDITIONS: The property is currently divided into three (3) tracts with a majority of the property cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which is mostly wooded and is located on the west border of the site adjacent to Rummel Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is located at the eastern edge of the overall site with a paved access connecting to Cantrell Road to the south. The property is bordered to the east by commercially zoned properties and mostly R-2 zoned properties to the north and west across Rummel Road. To the south of the property across Cantrell Road is a mixture of residential and commercial zoned properties. C. NEIGHBORHOOD NOTIFICATIONS: 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. 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. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 3 2. 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. 3. Whenever access to State Highways is needed for residential or commercial purposes, an access driveway permit is required. These permits are issued by the Permit officer for the District in which the driveway will be located. Please contact ARDOT District 6 permit officer at 501-569-2266. 4. A special permit is issued for work on the Arkansas Department of Transportation right of way that is not an access driveway. The permit is issued by the Permit officer for the District in which the special permit is requested. Please contact ARDOT District 6 permit officer at 501-569-2266. 5. 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. 6. 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-I-2 (A-B). 7. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. Provide grading and drainage plans showing the location of stormwater detention, collection, and conveyance facilities and site discharge location. 8. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. 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. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred twenty-five (625) feet of frontage for two (2) drives. If two driveways are still desired for this site by the developer, a variance request will have to be filed April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 4 with the application for the planning commission’s consideration per City Code 31-210 (j). 10. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be three hundred (300) feet. Driveway spacing shall be centerline to centerline or centerline to right of way of an intersecting collector street or street of higher classification. Minimum spacing from the property line shall be one hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet. Revise driveways to meet above requirement accordingly. 11. “If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans by an Arkansas licensed professional engineer showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety are met or exceed per state building codes. A separate building permit-accessory structure will be required for the retaining walls along with inspections by Department engineering staff during their construction.” E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comment received. Summit Utilities: No comment. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Provide a 15-ft utility easement along the Cantrell Rd and Rummel Rd road frontages. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 5 4. 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. 5. 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. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. Loading 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. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 6 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. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas 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. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 7 Parks and Recreation: No comments received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments received. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: The request is in the River Mountain Planning District and the Highway 10 Design Overlay District. The Land Use Plan shows Suburban Office (SO) for the requested area. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to rezone from R-2, Single Family Residential to PCD, Planned Commercial Development. Surrounding the application area north of Cantrell Rd, the Land Use Plan shows developed and undeveloped Residential Low Density (RL) area to the north. Mixed Use (MX) with restaurant, office, and banking; then Commercial (C) with drive thru restaurant and strip commercial to the east. South of Cantrell Rd is Park/Open Space PK/OS along Taylor Loop Creek, developed RL and Transition (T) with offices and a school. Master Street Plan: To the south is Cantrell Rd and is a Principal Arterial on Master Street Plan. To the west is Rummel Rd which is a Local Street. Function of Principal Arterials is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Right of way of 110 feet is required unless otherwise stated. Sidewalks are required on both sides. A Local public street which is abutted by non-residential or residential use which is more intense than duplex or two-unit residential is considered a Commercial Street. These streets have the same design standard as a Collector. Right-of-way is 60’. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 8 Sidewalks are required on both sides. At the time of site development dedication of additional ROW or improvements may be required. Bicycle Plan: The Master Bike Plan shows a proposed Class 1 Path along Cantrell Rd. Class I Bike Paths are designated for the sole use of bicycles that is physically separated from vehicular lanes. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning is to allow for a future commercial retail development with a main retail structure, and an auto service center structure. The property is currently divided into three (3) tracts with a majority of the property cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which is mostly wooded and is located on the west border of the site adjacent to Rummel Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is located at the eastern edge of the overall site with a paved access connecting to Cantrell Road to the south. The property is bordered to the east by commercially zoned properties and mostly R-2 zoned properties to the north and west across Rummel Road. To the south of the development across Cantrell Road is a mixture of residential and commercial zoned properties. The applicant is proposing a 28,026 square foot commercial retail structure to be located within the northern portion of the property with a 6,620 square foot auto service center structure in the east central portion of the development. Paved parking and internal access drives will be located along the front and sides of each building. The site plan indicates that internal drives will circle internal parking areas in the south and east portions of the development and accommodate a drive-thru window at the west end of the retail center building. The applicant is requesting the following uses for the shopping center building: • All O-1, O-2, and O-3 permitted uses and conditional uses. • All C-1 permitted uses and conditional uses except the following: ss. Secondhand store, used furniture or rummage shop. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 9 tt. Shoe repair. yy. Tool and equipment rental (inside display only). a. Amusement, commercial (inside). c. Appliance repair. e. Cabinet or woodwork shop. j. Convenience food store with gas pumps. o. Furniture repair store. v. Service station. w. Theater (not drive-in). x. Upholstery shop, furniture. • Other commercial uses to be included. a. Beverage Shop b. Swimming pool sales and supply c. Bakery and Confectionary Shop d. Savings and Loan e. Dry cleaners f. Pharmacy g. Medical clinic i. Cigar, Tobacco, and candy store The applicant notes that the hours of operation for development will be 7:00 am to 10:00 pm Monday through Saturday and 10:00 am to 8:00 pm on Sunday. The development includes a main parking area centrally located with 151 spaces to serve the main building and 28 parking spaces to serve the auto service center at the southeast corner. The applicant also proposes an additional parking space along the northeast perimeter of the development for delivery truck parking. The applicant is propsoing179 parking spaces for this development. Staff believes the overall parking layout will be sufficient to support the proposed use. The applicant is proposing two (2) access drives to the site; one (1) centrally located at the south perimeter and one (1) located near the southeast corner of the development connecting to Cantrell Road. Each of the access drives include one (1) entry lane and two (2) exit turn lanes which connect Cantrell Road to the internal drives. Each of the drives will have a width of 36 feet. Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets requires 625 feet of frontage for two (2) drives. The applicant has requested a variance from the regulations to allow two (2) access drives from an arterial street with a lot frontage of less than six hundred-twenty-five (625) feet in length. The existing lot frontage is approximately 490 feet. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 10 Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets, driveway spacing shall be three hundred (300) feet. Driveway spacing shall be centerline to centerline or centerline to right of way of an intersecting collector street or street of higher classification. Minimum spacing from the property line shall be one hundred fifty (150) feet. The applicant has requested a variance from the regulations to allow the two (2) access drives from Cantrell Road to be separated by approximately 270 feet and the eastern most driveway to be located approximately 65 feet from the east side property line. The applicant is proposing three (3) dumpster areas located near the northeast and northwest corners to the development with space for approximately eight (8) dumpsters . The dumpster areas must be screened as per Section 36-523 of the City’s Zoning Ordinance. The site plan additionally shows an enclosed tire storage area adjacent to the dumpsters along the northeast perimeter of the site. Section 36-346 of the City’s Zoning Ordinance (Highway 10 DOD) allows a ground-mounted commercial development sign with a maximum height of 10 feet and a maximum area of 100 square feet. All ground-mounted signs must be of a monument type design. The applicant is requesting a variance to allow two (2) ground -mounted signs of this development. The signs must comply with the height and area standard of the DOD and be monument type signs. All site lighting proposed must be low level and directed away from adjacent properties. Section 29-190(d) “Grading and drainage plan requirements“ is as follows: “Cut or fills shall be limited to ten (10) feet in height or to fifteen (15) feet if architectural stone is included to protect the vertical face. A series of smaller cuts or fills with terraces, preserving portions of natural vegetation and providing areas for planting, shall be used in situations where more than ten (10) feet of cut or fill is needed.” The applicant is requesting to construct retaining walls along the north and east property lines. The retaining walls will vary in height to a maximum height of approximately 20 feet. The applicant is proposing to utilize no architectural stone and no terraces with the proposed walls (cut and fill). The applicant is requesting a variance from the provisions of Section 29-190. The applicant notes that the land use buffers along the north and east perimeters will be significantly reduced to accommodate site grading requirements. Section 36-521 requires that a minimum of 70 percent of land use buffers be undisturbed. The applicant notes that more than 30 percent of the required buffers will be disturbed and has requested a variance from the regulations to allow 100 % of the land use buffer requirement along the north perimeter of the site to be disturbed. April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 11 Staff is not supportive of the overall proposed site development plan as submitted due to the following issues.  Staff believes an emergency access drive should be provided from Rummel Road.  No vehicular access is available along the north perimeter of the main retail structure to allow for deliveries or emergency vehicle access.  Staff cannot support the drive-thru area design/circulation at the west end of the retail building, due to the fact that a specific use is not known for this section of the building.  The C-4 auto related use is too intense for the development.  Staff does not support the intended retaining wall height along the north property line as proposed. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD zoning. PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023) Jesse Griffin was present, representing the application. There was three (3) objectors present. Staff presented the application with a recommendation of denial. Jesse Griffin addressed the commission and requested that the item be deferred to the March 9,2023 planning commission hearing agenda. There was a motion to approve the applicants request for deferral. The motion passed by a vote of 9 ayes, 0 nays, 1 recuse and 1 absent. The deferral was approved. PLANNING COMMISSION ACTION: (MARCH 9, 2023) The applicant not present. Staff informed the Commission that the applicant failed to send notifications to surrounding property owners as required. Staff recommended the application be deferred to the April 13, 2023 agenda. The application was placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain (Brown). April 13, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-5817-L 12 PLANNING COMMISSION ACTION: (APRIL 13, 2023) Jesse Griffin was present representing the applicant. There were four (4) objectors present. Staff presented the application with a recommendation of denial. Jesse Griffin addressed the commission and requested that the item be deferred to the May 11, 2023 planning commission hearing agenda. There was a motion to approve the applicants request for deferral. The motion passed by a vote of 6 ayes, 0 nays, 3 absent,1 abstain and 1 open position. The deferral was approved.