HomeMy WebLinkAboutZ-6296 Staff AnalysisFILE NO.: Z-62
NAME: Central Arkansas Marketplace LLC. Rezoning to PD -C
(Z-6296)
LOCATION: 14502 Cantrell Road
DEVELOPER:
Ms. Mary Beth Ringgold
Ms. Sandy Chance
160 Pebble Beach Drive
Little Rock, AR 72212
AREA: 0.84 acres
ZONING: Existing:
Proposed:
PLANNING DISTRICT:
CENSUS TRACT: 42.05
NUMBER OF LOTS: N/A
R-2 USES:
PD -C Existing:
Proposed:
#20 Pinnacle
VARIANCES/WAIVERS REQUESTED:
FT. NEW STREET: 0
C-1 Nonconforming
Restaurant
e Two year deferral of sidewalk installation on Cantrell Road
BACKGROUND:
The building at 14502 Cantrell Road has a history of legal
nonconforming C-1 uses. Most recently it has been a furniture
and antique retail operation. It is currently vacant.
The applicants approached staff requesting a restaurant within
the existing structure. Planning Staff determined that a "major"
Land Use Plan amendment was required. At a March 1997 public
hearing the Planning Commission voted to "not change the Land Use
Plan" to accommodate the rezoning application for the proposed
restaurant. The applicants then filed a short -form PD -C to allow
the restaurant use in the existing building and a new parking lot
to the west.
A. PROPOSAL:
The applicants proposed to convert an existing approximately
4,000 square foot building into a restaurant. A wooden deck
on the east side of the building will be added for exterior
dining. A 1,000 square foot existing metal building will be
used for storage. A 41 space landscaped parking area will
be constructed on the west side of the restaurant. Existing
FILE NO.: Z-6296 Cont.
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B.
C.
unsafe parking in the front of the building will no longer
be used.
The applicants are seeking the following exceptions from the
Highway 10 buffer and landscaping requirements.
• They are requesting a 25 foot landscape buffer rather
than 40 feet as required. They -indicate that they cannot
meet the parking requirements (40 total spaces). They
provide additional buffer. They are asking for a
hardship exception.
•.They are asking relief of the landscaping requirement to
install a sprinkler system. Instead they propose to
place irrigation hydrants within 75 feet of all new
plantings.
EXISTING CONDITIONS:
The site currently consist of
brick veneer structure, rear
small wood frame homes to the
residences will be removed to
parking lot.
NEIGHBORHOOD COMMENTS:
a 4,000 square foot one story
metal storage building and two
west. The older frame
allow for construction of the
Staff has noticed the Westbury Neighborhood Association of
this project. The applicants have worked with this
organization throughout the process. On April 28, 1997, the
Westbury Neighborhood Association submitted a letter to
staff concerning this rezoning. This letter says in part:
"As an Association, we do not oppose the PUD for
the specific use of restaurant as a communicated
and planned by Ms. Mary Beth Ringgold."
Staff has received no other public comments on this
rezoning.
D. ENGINEERING COMMENTS:
PUBLIC WORKS•
1. A grading permit and development permit for special flood
hazard area are required prior to construction.
2. This is a principal arterial on the Master Street Plan,
dedication of right-of-way to 55 feet from centerline
will be required.
3. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction, and shall be a minimum of six feet wide as
required by AHTD.
4. Replace curb where existing Cantrell Road driveways will
be removed.
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FI
G.
H.
NO.: Z-6296 (Cont.
• No drive-thru service
• A 700 square feet open wooden deck for outdoor
dining will be added on the east side of the
building.
• A 12 foot by 12 foot walk in cooler will be added
near the NE corner of the building.
• Dumpster and storage building (existing) locations
per site plan.
• Exterior lighting per letter dated April 7, 1997.
• Single monument lighted sign maximum of 12 feet by 6
feet high. Location shown on site plan.
Planning Division:
The Planning Commission has determined that a change in the
Land use Plan is not necessary to accommodate this rezoning
application.
ANALYSIS•
The developers have worked closely with the Westbury
Neighborhood Association in design of this project. Staff
supports the hardship request to allow a minimum 25 foot
landscape buffer in the parking area and to allow irrigation
hydrants at 75 feet intervals instead of an in -ground
irrigation system.
The building at 14502 Cantrell is a nonconforming for
limited C-1 uses such as antique shop or furniture retail
sales. Eating establishments are permitted uses in C-2 and
C-3 zoning districts. The extension of a single use
restaurant within the building using a PD -C zoning
classification seems a logical use for this site.
A parking lot is permitted in single family zoning or
transitional land use designation. The provision of a
landscaped parking lot will replace the current parking in
front of the building. This unsafe situation requires car
to back out into Cantrell Road in order to exit the parking
spaces.
The Public Works Department supports a 2 year deferral of
sidewalk construction on Cantrell Road.
STAFF RECOMMENDATIONS:
APPROVAL of the rezoning to PD -C to accommodate a single use
restaurant and adjoining parking facility. The rezoning
conforms to Section 36-452(3) "Planned Zoning Commercial
Districts" of the Subdivision and Zoning Ordinance.
Planning Staff also recommends exceptions in the Highway 10
Ordinance to allow a 25 foot landscape buffer and irrigation
via hydrants. Approval is subject to conditions listed in
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FILE NO.: Z-6296 (Cont.
paragraphs D, E and F of this staff reports and applicant
letters previously referenced.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
The applicants presented the project. They asked several
questions in respect to Public Works Department conditions.
There was also discussion on landscaping and irrigation
requirements. Bob Brown responded to these questions.
The requested rezoning was referred to the Planning Commission
meeting of May 15, 1997 for consideration.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
r.•
Larry Jones stated that the portion of the site that includes the
4,000 square feet structure is a legal nonconforming C-1 use.
The area to the west will be developed as a parking lot for the
proposed restaurant. The land use plan designation for the
entire site is Transition. Jim Lawson stated that the proposed
parking lot is consistent with this land use designation. A
parking lot could be developed to support the existing
nonconforming C-1 uses. He said that staff feels the proposed
PD -C for a restaurant is a continuation of the existing
nonconforming C-1 uses.
Mary Beth Ringgold briefly described the project. There was no
discussion from the commissioners.
Motion to approve the rezoning from R-2 (with C-1 nonconforming
uses) to PD -C. Motion passed with 10 ayes, 0 nays and 1 absent.
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FILE NO.: Z-6296 (Cont.)
5. Contact the AHTD for work within the State Highway right-
of-way.
ight-
of-way.
6. Stormwater detention ordinance applies to this property.
Dedicate easement for floodway.
7. Cantrell Road has a 1995 average daily traffic count of
14,000.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available, not adversely affected.
AP&L: No response.
Arkla: OK
Southwestern Bell: Approved.
Water: No objection.
Fire Department: Approved.
CATH: Not transmitted to agency.
F. ISSUES TECHNICAL DESIGN:
Landscape:
The proposed buffer along Cantrell Road drops below the
Overlay District width requirement of 40 feet. The dumpster
pad should not be closer than six feet from the adjacent
property. A six foot high opaque wood fence with it's face
directed outward or dense evergreen plantings are required
to screen this site from all adjacent residential
properties. A sprinkler system to water plants is required.
Trees in appropriate containers placed within the existing
paved area in front of the building could enhance its
appearance. The City Beautiful Commission recommends that
as many existing trees be saved on this site as feasible.
However, this requirement can be modified to a width of 25
feet if the 40 feet requirement is determined to be a
hardship. If the applicant is not required to provide a
sprinkler system than water hydrants should be located
within 75 feet of all required plants.
Issues:
• Revise project boundary to remove creek and floodway area
from legal description.
• In a letter to Planning Staff dates April 7, 1997. The
applicant has agreed to the additional conditions.
• Hours of operation
Monday through Thursday 11:00 a.m. - 10:00 p.m.
Friday through Saturday 11:00 a.m. - 11:00 p.m.
Sunday 11:00 a.m. - 9:00 p.m.
• Deliveries and waste removal will be limited to the
hours of 8:00 a.m. - 8:00 p.m.
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