HomeMy WebLinkAboutZ-6488-B Staff AnalysisFILE NO.: Z -6488-B (Cont.)
Cantrell Road is a four (4) lane road with a center turn lane. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Piedmont
Neighborhood Association and the Walton Height Candlewood Property Owners
Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated the request
was to allow a modification to the proposed use mix of the development and to
allow a restaurant as an allowable use. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
E. ANALYSIS:
There were no issues raised at the April 5, 2017, Subdivision Committee meeting
in need of addressing via a revised site plan. The applicant is requesting to amend
the previously approved PCD, Planned Commercial Development, zoning to allow
a change the use mix and uses proposed for the site. The applicant is requesting
the 6,000 square feet for A Kick Above personalized fitness training facility (Health
studio and spa) remain the same. Included in the square footage the tenant will
also utilize 1,600 square feet of mezzanine space as was previously approved.
The applicant is seeking to add a Firehouse Subs Restaurant which will occupy
2,000 square feet of floor area. The remaining 6,000 square feet of space will be
utilized by general and professional office users including 2,000 square feet to be
leased to River City General Contractors and 4,000 square feet of floor space
which will be constructed as shell office space and be finished out as leases are
secured.
The site plan indicates 52 parking spaces on the site. Parking for a mixed use
development is typically based on one (1) space per 225 gross square feet of floor
area. 14,000 square feet of floor area would typically be required
62 parking spaces.
The previous approval allow the hours of operation for the cross fit portion of the
development Monday through Friday from 5:00 am to 10:30 am and from
4:00 pm to 6:30 pm. The applicant indicates the approved hours for the cross fit
portion of the development will remain as previously approved. The hours of
operation for the remaining portion of the development, the commercial and office,
are proposed from 7:00 am to 10:00 pm seven (7) days per week.
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FILE NO.: Z -6488-B (Cont.)
There are no other changes proposed from the previous approval. The applicant
is continuing to requestthe removal ofthe eastern land use bufferwhich is adjacent
to the Entergy Substation. The applicant notes all Highway 10 Design Overlay
District requirements will remain in place.
Staff is supportive of the applicant's request. Although the parking is indicated with
less than the typical ordinance standard staff does not feel the reduced number of
parking spaces will significantly impact the development or the area. For the most
part the office users and the restaurant users will have differing peak hours. In
staffs opinion the use mix proposed will allow for adequate parking for the site.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the addition of a restaurant as
an allowable use for the site provided the remaining uses and all previously
approved conditions remain as previously approved.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request to allow the addition of a
restaurant as an allowable use for the site provided the remaining uses and all previously
approved conditions remain as previously approved. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by staff by
a vote of 11 ayes, 0 noes and 0 absent.
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ITEM NO.: 14. Z -6488-B
NAME: KLR Properties Revised Short -form PCD
LOCATION: located at 12400 Cantrell Road
Our comments dated April 10, 2017 are in red.
Planning Staff Comments:
1. Provide notification of the property owners located within 200 feet of the site, including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than April 12, 2017. The Office of Planning and Development must
receive the proof of notice no later than April 21, 2017. Mailed out on April the 10tH
2. Please provide the most current site plan proposed for the development. Included with the
response.
3. Provide the days and hours of operation for the various uses of the site.
A Kick Above: Mon — Fri... 5:00 am - 10:30 am and 4:00 pm - 6:30 pm
River City Contractors: Mon — Fri... 7:00 am — 5:00 pm
Fire House Subs:
Mon - Thu 10:30 am - 9:00 pm
Fri - Sat 10:30 am - 10:00 pm
Sun 11:00 am - 8:00 pm
4. Locate on the site plan any outdoor activities associated with the cross fit business.
revised site plan.
5. Will there be a dumpster located on the site? See Revised Site Plan If so provide the
dumpster service hours. Staff recommends the hours be limited to 7 am to 6 pm Monday
through Friday.
VarianceNVaivers: None requested.
Public Works Conditions:
See the revised site plan included with the response.
1. All previous engineering comments and conditions made on the approved application
apply
2. Sidewalks with appropriate handicap ramps are required to be constructed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from AHTD, District
VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions,
ITEM NO.: 14,
site grading and drainage plans must be submitted and approved prior to the start of
construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the proposed location
for stormwater detention facilities on the plan. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
8. The existing driveway or access easement is not located within the access easement
shown on the survey.
9. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
10. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
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, April 12, 2017.
ITEM NO.: 14. Z -6488-B
NAME: KLR Properties Revised Short -form PCD
LOCATION: located at 12400 Cantrell Road
Plannina Staff Comments:
1. Provide notification of the property owners located within 200 feet of the site, including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than April 12, 2017. The Office of Planning and Development
must receive the proof of notice no later than April 21, 2017.
2. Please provide the most current site plan proposed for the development.
3. Provide the days and hours of operation for the various uses of the site.
4. Locate on the site plan any outdoor activities associated with the cross fit business.
5. Will there be a dumpster located on the site? If so provide the dumpster service hours.
Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday.
Variance/Waivers: None requested.
Public Works Conditions:
1. All previous engineering comments and conditions made on the approved application
apply
2. Sidewalks with appropriate handicap ramps are required to be constructed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions,
site grading and drainage plans must be submitted and approved prior to the start of
construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Show the proposed location
for stormwater detention facilities on the plan. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
8. The existing driveway or access easement is not located within the access easement
shown on the survey.
9. Retaining walls designed to exceed 15 feet in height are required to seek a variance
for construction. Provide proposed wall elevations.
10. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
ITEM NO.: 14.
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, April 12, 2017.
April 27, 2017
ITEM NO.: 14
NAME: KLR Properties Revised Short -form PCD
LOCATION: Located at 12400 Cantrell Road
DEVELOPER:
KRL Properties
P.O. Box 21051
Little Rock, AR 72221
Marlar Engineering Co.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
ENGINEER:
Lewis Architects Engineers
11225 Huron Lane, Suite 104
Little Rock, AR 72211
FILE NO.: Z -6488-B
AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: 0-3, General Office District uses, Health studio and spa and Florist
shop
PROPOSED ZONING: Revised PCD
PROPOSED USE: 0-3, General Office District uses, Health studio and spa and
Restaurant
VARIANCE/WAIVERS: None requested.
April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.)
BACKGROUND:
FILE NO.: Z -6488-B
Ordinance No. 21,311 adopted by the Little Rock Board of Directors on October 18,
2016, rezoned the property from 0-3, General Office District to PCD, Planned
Commercial Development, to allow the development of the site with a new multi -tenant
building containing 14,000 square feet of floor area. The approval allowed the
following uses:
• 6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space
• 4,000 square feet: Silks A Bloom, permanent botanicals and creative
arrangements (Florist shop)
• 2,000 square feet: River City General Contractors, Inc. (General and
professional office)
2,000 square feet: Shelled area (General and professional office)
Access to the site was proposed from a shared drive with the adjacent property to the
west. Parking was located in the front and rear of the proposed facility. Parking,
sidewalks, dumpster pad with enclosure were noted on the site plan.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is now proposing to amend the PCD, Planned Commercial
Development, to allow the addition of a restaurant as an allowable use. The
applicant is proposing the uses as follows:
• 6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space
• 2,000 square feet: Firehouse Subs
2,000 square feet: River City General Contractors, Inc. (General and
professional office)
4,000 square feet: Shelled area (General and professional office)
B. EXISTING CONDITIONS:
The site is a wooded site located on the north side of Cantrell Road, Highway 10,
just west of the Pleasant Ridge Shopping Center. The site shares a drive with
the property to the west which is developed with an office building,
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April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.)
FILE NO.: Z -6488-B
Moore Mortgage Company. The Walton Heights Subdivision is located to the
north of this site. There is an Entergy Utility Substation located to the east of the
site and a church, St. Michael's Episcopal, is located to the south of this site.
Cantrell Road is a four (4) lane road with a center turn lane. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Piedmont
Neighborhood Association and the Walton Height Candlewood Property Owners
Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request. Staff stated the
request was to allow a modification to the proposed use mix of the development
and to allow a restaurant as an allowable use. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
E. ANALYSIS:
There were no issues raised at the April 5, 2017, Subdivision Committee meeting
in need of addressing via a revised site plan. The applicant is requesting to
amend the previously approved PCD, Planned Commercial Development, zoning
to allow a change the use mix and uses proposed for the site. The applicant is
requesting the 6,000 square feet for A Kick Above personalized fitness training
facility (Health studio and spa) remain the same. Included in the square footage
the tenant will also utilize 1,600 square feet of mezzanine space as was
previously approved. The applicant is seeking to add a Firehouse Subs
Restaurant which will occupy 2,000 square feet of floor area. The remaining
6,000 square feet of space will be utilized by general and professional office
users including 2,000 square feet to be leased to River City General Contractors
and 4,000 square feet of floor space which will be constructed as shell office
space and be finished out as leases are secured.
The site plan indicates 52 parking spaces
development is typically based on one (1)
floor area. 14,000 square feet of floo
62 parking spaces.
3
on the site. Parking for a mixed use
space per 225 gross square feet of
r area would typically be required
April 27, 2017
SUBDIVISION
ITEM NO.: 14 (Cont.)
FILE NO.: Z -6488-B
The previous approval allow the hours of operation for the cross fit portion of the
development Monday through Friday from 5:00 am to 10:30 am and from
4:00 pm to 6:30 pm. The applicant indicates the approved hours for the cross fit
portion of the development will remain as previously approved. The hours of
operation for the remaining portion of the development, the commercial and
office, are proposed from 7:00 am to 10:00 pm seven (7) days per week.
There are no other changes proposed from the previous approval. The applicant
is continuing to request the removal of the eastern land use buffer which is
adjacent to the Entergy Substation. The applicant notes all Highway 10 Design
Overlay District requirements will remain in place.
Staff is supportive of the applicant's request. Although the parking is indicated
with less than the typical ordinance standard staff does not feel the reduced
number of parking spaces will significantly impact the development or the area.
For the most part the office users and the restaurant users will have differing
peak hours. In staff's opinion the use mix proposed will allow for adequate
parking for the site.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the addition of a restaurant as
an allowable use for the site provided the remaining uses and all previously
approved conditions remain as previously approved.
2