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HomeMy WebLinkAboutZ-6477-B Staff AnalysisAugust 12, 2010 ITEM NO.: 5 FILE NO.: Z -6477-B NAME: Pleasant Ridge Zoning Site Plan Review LOCATION: Located at 11610 Pleasant Ridge Road DEVELOPER: Schickel Development 11601 Pleasant Ridge Road, Suite 300 Little Rock, AR 72222-7970 9=K1r_1N1PFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECTS: Williams and Dean Associated Architects 18 Corporate Hill Drive Little Rock, AR 72205 AREA: 5.7099 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-2, Shopping Center District 1 — River Mountain 42.09 VARIANCES/WAIVERS REQUESTED: 1. A variance from the C-2 zoning district to allow the building setback to be reduced from 40 -feet to 30 -feet (Section 36-300(e)(1). A. - PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Pleasant Ridge West contains an existing retail building with 24,900 square feet and 154 parking spaces. There is also a restaurant located on the site containing 9,000 square feet and 109 parking spaces. The overall site area is August 12, 2010 SUBDIVISION ITEM NO.. 5 LE NO.: Z-6477- 5.63 acres. The applicant is proposed to add to the southern facade of the existing retail building. An outdoor covered dining area and an area for storage screened with a brick wall is proposed. The outdoor seating is proposed containing approximately 1,075 square feet. The storage is proposed with two (2) coolers and a freezer. This area is proposed containing approximately 500 square feet. B. EXISTING CONDITIONS: The site contains a strip retail center and a restaurant. The property is located across from the Pleasant Ridge Town Center shopping center. Across Pleasant Ridge Road is an office building and a US Post office. West of the site is a multi -family development. North of the site is a property zoned POD which has developed as a bank. Northwest of the site is a property zoned PD -R which was approved for a multi -family development which has not occurred. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet site and the Walton Heights Candlewood Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Approved as submitted. Fire Department: Approved as submitted. County Planning: No comment - 2 August 12, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6477-B CATA: The site is located adjacent to CATA Bus Route #25 - the Highway 10 Express Route. Parks and Recreation: No comment received. F. ISSUESITECHNICALIDESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Additional landscaping may be required in conjunction with the new construction. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating the original submission included the building encroaching into the required setback of the Highway 10 Design Overlay District. Mr. Daters stated the covered patio would not extend into the required setback of the Highway 10 DOD but the building would encroach into the setback required by the zoning district. Staff stated the final plat included a 40 -foot platted building line. Staff stated if the applicant received approval for the request a replat would be required to adjust the building setback. Staff noted there were no additional comments from the other reporting agencies. There was no further discussion of the item. 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 the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plan indicates the construction of an at grade patio along the southern portion of the existing building. A covered patio will be constructed within a portion of this area as well. In addition to the patio area a storage area with a brick screening wall will be constructed. The outdoor seating is proposed containing approximately 1,075 square feet. The storage is proposed with two (2) coolers and a freezer. This area is proposed containing approximately 500 square feet. 3 August 12, 2010 SUBDIVISION ITEM NO.: 5 Cant. FILE NO.: Z -6477-B The shopping center contains an existing retail building with 24,900 square feet and 154 parking spaces and second building with a restaurant containing 9,000 square feet and 109 parking spaces. The overall site area is 5.63 acres. The property is zoned C-2 which typically requires the placement of a 40 -foot building setback from all property Lines. In addition the property is located within the Highway 10 Design Overlay District. The required building setback under the overlay is a front yard setback of 100 -feet, side yard setback of 30 -feet and a rear yard setback of 40 -feet. The canopy is proposed to be located 30 -feet from Pleasant Ridge Road which complies with the Highway 10 Design Overlay District but does not comply with the 40 -foot setback required by the zoning district. Approval by the Planning Commission for the variance request to allow the reduced setback is required to allow the construction as proposed. The plat currently has a 40 -foot platted building line located along Pleasant Ridge Road. If the Planning Commission approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted side building line for the construction of the covered patio. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. Staff is supportive of the request. Staff does not feel the reduced building setback along Pleasant Ridge Road will significantly impact the development or the area. To staff's knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATION, Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow the building line as proposed along Pleasant Ridge Road. The applicant must submit a one lot replat to adjust the building line prior to the issuance of a building permit. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a 12 August 12, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6477-B recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the building line as proposed along Pleasant Ridge Road. Staff also presented a recommendation that the applicant submit a one lot replat to adjust the building line prior to the issuance of a building permit. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 5 ITEM NO.: 5. Z -6477-B NAME: Pleasant Ridge Zoning Site Plan Review LOCATION: located at 11610 Pleasant Ridge 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 July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. The property is zoned C-2 which typically requires the placement of a 40 -foot building setback from all property lines. The building setback has been reduced to 30 -feet from Pleasant Ridge Road. A variance to allow the reduced setback will be required. The setback as proposed complies with the Highway 10 DOD. 3. A replat will be required to adjust the building line from 40 -feet to 30 -feet around the proposed encroachment prior to the issuance of a building permit. 4. The property is located within the Highway 10 Design Overlay District. The overlay states the rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right- of-way, a fifteen -foot landscaped strip shall be required adjacent to land zoned office and residential. A seven -foot landscaped strip shall be required when adjacent to lands zoned commercial. The property to the south of the proposed addition area is zoned office. The site plan indicates the required landscape strip within this area. Variance/Waivers: A variance from the C-2 zoning district to allow the building setback to be reduced from 40 -feet to 30 -feet (Section 36-300(e)(1). Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Approved as submitted. Fire Department: Approved as submitted. Item # 5. County Planning: No comment. CATA: The site is located adjacent to CATA Bus Route #25 - the Highway 10 Express Route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Additional landscaping may be required in conjunction with the new building construction. Revised_ plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 28, 2010. Item # 5.