HomeMy WebLinkAboutZ-6786 Staff AnalysisFILE NO.: Z-6786
NAME: Childers - Short -Form POD
LOCATION: 15000 Cantrell Road
DEVELOPER: ENGINEER:
John V. Childers
#1 Seven Acres Dr.
Little Rock, AR 72223
Richburg and Rickett
#1 Seven Acres Dr.
Little Rock, AR 72223
AREA: Approx. 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single Family residential
PROPOSED USE: 0-1 permitted uses (office.)
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site at 15000 Cantrell Road contains an existing 9,400
square foot, two-story brick building. The property is zoned
R-2 and the existing building was previously used as a
photography studio (nonconforming). The site is accessed by
utilizing an existing gravel drive from Cantrell Road.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from R-2 to
POD to allow for building and parking lot additions. The
applicant is proposing 0-1 (Quiet Office District)
permitted uses for the property and the following hours of
operation:
7:00 a.m. to 6:00 p.m., Monday -Saturday
The applicant is proposing the following two-phase
development for the property:
FILE NO.: Z-6786 (Cont.)
Phase I - Construction of an asphalt drive from Cantrell
Road, construction of 24 parking spaces on the south
side of the existing building, dumpster location, use
of the existing building for 0-1 permitted uses.
Phase II - Construction of an 8,000 square foot addition to
the existing building, extend driveway along east side
of building, construction of 32 -additional parking
spaces on the north side of the building, relocation
of dumpster area.
The applicant has noted that a ground -mounted sign will be
placed near the entrance to the property and that the sign
will conform to the Highway 10 Design Overlay District
Standards.
B. EXISTING CONDITIONS:
There is an existing two-story, 9,400 square foot structure
on the site, with an existing gravel access drive from
Cantrell Road. There is an office immediately west of the
site, with two (2) single family residences further west.
There is undeveloped property immediately east, with single
family residences further east, along the north side of
Cantrell Road. There are single family residences to the
southwest across Cantrell Road, with a pet groom/boarding
business to the southeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from the
neighborhood. The Pankey Community Improvement, Secluded
Hills, Westbury and Westchester/Heatherbrae Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
2. Sidewalks shall be shown conforming to Sec. 31-175 and
"MSP".
3. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4. Existing topographic information at maximum five foot
contour interval 100 base flood elevation is required.
5. A Sketch Grading and Drainage Plan per Sec. 29-186(e)
is required.
6. A Grading Permit per Secs. 29-186(c) and (d) is
required.
2
FILE NO.: Z-6786 (Cont.)
E.
7. Cantrell Road has averagedailytraffic count of
17,000.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: An acreage charge of $300 per acre"and a
development fee (for connection larger than 4 -inch) based
on the size of the connection apply in addition to normal
charges.
Fire Department: Contact Dennis Free at 918-3752
concerning north parking lot access.
County Planning: No Comment.
CATA: Site is served by Highway 10 Express #25. No
Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is in the River Mountain Planning District.
The current Land Use Plan shows Transition. Development of
a POD is consistent with this land use category.
City Recognized Neighborhood Action Plan: This area is
covered by the River Mountain Neighborhood Action Plan,
which calls for preservation of the Highway 10 Design
Overlay District.
Landsca a Issues:
The Highway 10 Design Overlay requires a forty foot deep
landscape buffer along Cantrell Road and an average
landscape buffer depth of 25 feet around the other three
perimeters of the site. The plan submitted is short of
these requirements along Cantrell Road and along the
northern and eastern perimeters of the site.
A 6 foot high opaque screen, either a wooden fence or dense
evergreen plantings which grow to a height of 6 feet within
three years, is required along the northern perimeter of
the site.
3
FILE NO.: Z-6786 (Cont.)
A sprinkler system to water the landscaped areas is a
requirement of the Highway 10 Design Overlay.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
December 15, 1999. The revised plan addresses most of the
concerns as raised by the Subdivision Committee and staff.
The applicant has decreased the amount of new building area
from 10,000 to 8,000 square feet, and the new building area
is in the form of a building addition and not a separate
building.
The buffer along the east property line has been increased
by approximately three (3) feet at its narrowest point, and
the north buffer has been increased by six (6) feet. Staff
feels that the proposed 24 foot wide access drive along the
east side of the building should be reduced to 20 feet,
thereby adding four (4) additional feet to the eastern
buffer.
The applicant notes on the revised site plan that the
retaining wall on the north side of the building will have
a height of approximately 12 feet at its highest point.
The revised plan also shows the six (6) foot wood screening
fence along the north property line as required.
The Ordinance would typically require 44 parking spaces for
an office development of this size. The applicant is
proposing a total of 56 spaces. Staff has no problem with
the proposed parking plan.
According to the City's Zoning Ordinance Section 36-348
(Highway 10 DOD section),
"Property, due to topography, size, irregular
shapes or other constraints, such as adjacent
structures or features which significantly
affect visibility, and thus cannot be developed
without violating the standards of this article
shall be reviewed through the planned unit
development (PUD) section of the zoning
ordinance, with the intent to devise a workable
development plan which is consistent with the
purpose and intent of the overlay standards."
The typical Highway 10 Design Overlay District standards
for building setbacks and buffers are as follows:
4
FILE NO.: Z-6786 (Cont.)
i;F
Front yard setback - 100 feet
Side yard setback - 30 feet
Rear yard setback - 40 feet
Highway 10 Street Landscape Buffer - 40 feet
Rear and side landscape buffer - 25 feet (average)
Staff, feels that because of the property's size (1.53
acres) and topography (sloping upward from Cantrell Road
approximately 35 to 40 feet), the site represents a good
example of the Planned Zoning Development process within
the Highway 10 Design Overlay District. Although the
proposed site plan does not completely conform to the
Highway 10 DOD standards, (with respect to landscape
buffers) the applicant has done an adequate job in
addressing the standards through the revised site plan.
STAFF RECOMMENDATIONS:
Staff recommends approval of the POD zoning subject to the
following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. The driveway along the east property line should be
reduced to 20 feet wide, providing an additional 4 feet
for the landscape buffer along that property line.
3. The proposed ground -mounted sign must conform to the
Highway 10 DOD Standards (monument type, maximum area -
72 square feet, maximum height - 6 feet, minimum five
(5) feet back from any property line).
4. Any site lighting must be directed to the parking areas
and away from adjacent property.
5. The dumpster area must be screened on three (3) sides
with an 8 foot wood fence or wall, including the side
facing the street.
6. Staff recommends approval of 0-1 permitted uses for the
site.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 9, 1999)
Barry Williams and John Childers, Jr. were present, representing
the application. Staff gave a description of the proposed POD
site plan and noted that staff's opinion was that the applicant
was attempting to overbuild the site.
There was a lengthy discussion concerning the Highway 10 Design
Overlay District standards with respect to this site. Mr.
61
FILE NO.: Z-6786 (Cont.
Williams noted that the site plan would be revised in an attempt
to bring the project more in line with the typical Highway 10
requirements.
The landscape and fire department requirements were also briefly
discussed.
After the discussion, the Committee forwarded the application to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JANUARY 6, 2000)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote
of 11 ayes and 0 nays.
6
January 6, 2000
ITEM NO.: 13
NAME: Childers - Short -Form POD
LOCATION: 15000 Cantrell Road
DEVELOPER:
ENGINEER:
FILE NO:: Z-6786
John V. Childers Richburg and Rickett
#1 Seven Acres Dr. #1 Seven Acres Dr.
Little Rock, AR 72223 Little Rock, AR 72223
AREA: Approx. 1.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES:
PROPOSED USE:
Single Family residential
0-1 permitted uses (office)
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site at 15000 Cantrell Road contains an existing 9,400
square foot, two-story brick building. The property is zoned
R-2 and the existing building was previously used as a
photography studio (nonconforming). The site is accessed by
utilizing an existing gravel drive from Cantrell Road.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property from R-2 to
POD to allow for building and parking lot additions. The
applicant is proposing 0-1 (Quiet Office District)
permitted uses for the property and the following hours of
operation:
7:00 a.m. to 6:00 p.m., Monday -Saturday
The applicant is proposing the following two-phase
development for the property:
January 6, 2000
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6786
Phase I - Construction of an asphalt drive from Cantrell
Road, construction of 24 parking spaces on the south
side of the existing building, dumpster location, use
of the existing building for 0-1 permitted uses.
Phase II - Construction of an 8,000 square foot addition to
the existing building, extend driveway along east side
of building, construction of 32 additional parking
spaces on the north side of the building, relocation
of dumpster area.
The applicant has noted that a ground -mounted sign will be
placed near the entrance to the property and that the sign
will conform to the Highway 10 Design Overlay District
Standards.
B. EXISTING CONDITIONS:
There is an existing two-story, 9,400 square foot structure
on the site, with an existing gravel access drive from
Cantrell Road. There is an office immediately west of the
site, with two (2) single family residences further west.
There is undeveloped property immediately east, with single
family residences further east, along the north side of
Cantrell Road. There are single family residences to the
southwest across Cantrell Road, with a pet groom/boarding
business to the southeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from the
neighborhood. The Pankey Community Improvement, Secluded
Hills, Westbury and Westchester/Heatherbrae Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.
Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior
to
occupancy.
2.
Sidewalks shall be shown conforming to Sec.
31-175 and
"MSP".
3.
Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4.
Existing topographic information at maximum
five foot
contour interval 100 base flood elevation is
required.
5.
A Sketch Grading and Drainage Plan per Sec.
29-186(e)
is required.
2
January 6, 2000
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6786
6. A Grading Permit per Secs. 29-186(c) and (d) is
required.
7. Cantrell Road has average daily traffic count of
17,000.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: An acreage charge of $300 per acre and a
development fee (for connection larger than 4 -inch) based
on the size of the connection apply in addition to normal
charges.
Fire Department: Contact Dennis Free at 918-3752
concerning north parking lot access.
County Planning: No Comment.
CATA: Site is served by Highway 10 Express #25. No
Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is in the River Mountain Planning District.
The current Land Use Plan shows Transition. Development of
a POD is consistent with this land use category.
City Recognized Neighborhood Action Plan: This area is
covered by the River Mountain Neighborhood Action Plan,
which calls for preservation of the Highway 10 Design
Overlay District.
Landscape Issues:
The Highway 10 Design Overlay requires a forty foot deep
landscape buffer along Cantrell Road and an average
landscape buffer depth of 25 feet around the other three
perimeters of the site. The plan submitted is short of
these requirements along Cantrell Road and along the
northern and eastern perimeters of the site.
3
January 6, 2000
SUBDIVISION
ITEM NO.: 13 (Cont.)
FILE NO.: Z-6786
A 6 foot high opaque screen, either a wooden fence or dense
evergreen plantings which grow to a height of 6 feet within
three years, is required along the northern perimeter of
the site.
A sprinkler system to water the landscaped areas is a
requirement of the Highway 10 Design.Overlay.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
December 15, 1999. The revised plan addresses most of the
concerns as raised by the Subdivision Committee and staff.
The applicant has decreased the amount of new building area
from 10,000 to 8,000 square feet, and the new building area
is in the form of a building addition and not a separate
building.
The buffer along the east property line has been increased
by approximately three (3) feet at its narrowest point, and
the north buffer has been increased by six (6) feet. Staff
feels that the proposed 24 foot wide access drive along the
east -side of the building should be reduced to 20 feet,
thereby adding four (4) additional feet to the eastern
buffer.
The applicant notes on the revised site plan that the
retaining wall on the north side of the building will have
a height of approximately 12 feet at its highest point.
The revised plan also shows the six (6) foot wood screening
fence along the north property line as required.
The Ordinance would typically require 44 parking spaces for
an office development of this size. The applicant is
proposing a total of 56 spaces. Staff has no problem with
the proposed parking plan.
According to the City's Zoning Ordinance Section 36-348
(Highway 10 DOD section),
"Property, due to topography, size, irregular
shapes or other constraints, such as adjacent
structures or features which significantly
affect visibility, and thus cannot be developed
without violating the standards of this article
4
January 6, 2000
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6786
shall be reviewed through the planned unit
development (PUD) section of the zoning
ordinance, with the intent to devise a workable
development plan which is consistent with the
purpose and intent of the overlay standards."
The typical Highway 10 Design Overlay District standards
for building setbacks and buffers are as follows:
Front yard setback - 100 feet
Side yard setback - 30 feet
Rear yard setback - 40 feet
Highway 10 Street Landscape Buffer - 40 feet
Rear and side landscape buffer - 25 feet (average)
Staff, feels that because of the property's size (1.53
acres) and topography (sloping upward from Cantrell Road
approximately 35 to 40 feet), the site represents a good
example of the Planned Zoning Development process within
the Highway 10 Design Overlay District. Although the
proposed site plan does not completely conform to the
Highway 10 DOD standards, (with respect to landscape
buffers) the applicant has done an adequate job in
addressing the standards through the revised site plan.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the POD zoning subject to the
following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. The driveway along the east property line should be
reduced to 20 feet wide, providing an additional 4 feet
for the landscape buffer along that property line.
3. The proposed ground -mounted sign must conform to the
Highway 10 DOD Standards (monument type, maximum area -
72 square feet, maximum height - 6 feet, minimum five
(5) feet back from any property line).
4. Any site lighting must be directed to the parking areas
and away from adjacent property.
5. The dumpster area must be screened on three (3) sides
with an 8 foot wood fence or wall, including the side
facing the street.
6. Staff recommends approval of 0-1 permitted uses for the
site.
5
January 6, 2000
SUBDIVISION
ITEM NO.: 13 (Cont.)
FILE NO.: Z-6786
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999)
Barry Williams and John Childers, Jr. were present, representing
the application. Staff gave a description of the proposed POD
site plan and noted that staff's opinion was that the applicant
was attempting to overbuild the site.
There was a lengthy discussion concerning the Highway 10 Design
Overlay District standards with respect to this site. Mr.
Williams noted that the site plan would be revised in an attempt
to bring the project more in line with the typical Highway 10
requirements.
The landscape and fire department requirements were also briefly
discussed.
After the discussion, the Committee forwarded the application to
the full Commission for final action.
PLANNING COMMISSION ACTION: (JANUARY 6, 2000)
Staff presented a positive recommendation on this application,
as there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote
of 11 ayes and 0 nays.
C