HomeMy WebLinkAboutZ-6881-A Staff AnalysisOctober 4, 2001
ITEM NO.: 4 FILE NO.: Z -6881-A
NAME: McKinstry - Threet - Short -Form PCD
LOCATION: Northeast corner of Cantrell Road and Black Street
DEVELOPER:
ENGINEER:
D. T. B., Inc. Development Consultants, Inc.
P. O. Box 1356 2200 N. Rodney Parham, Ste. 220
Little Rock, AR 72203 Little Rock, AR 72212
AREA: 2.4± acres NUMBER OF LOTS: 3 FT. NEW STREET: 420±
ZONING:
Current: R-2 and 0-3
Proposed: PCD
ALLOWED USES:
Single Family and Office
PROPOSED USE: Mixed Office and Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes the development of a Mixed Use PCD,
utilizing 2.4± acres of a 41.9± acre tract located on the
north side of Cantrell Road, east of Black Road. The
applicant proposes a 3 -lot development with one building on
each lot. Lot 1 is to contain a one-story, 7,200 square
foot building and 37 parking spaces. The use proposed for
Lot 1 is an auto service establishment specializing in tire
and battery service. Their services would include related
services such as front-end alignments, shock absorber
replacement, etc. There are no proposed services related
to engine or transmission repair or paint and bodywork.
The building is oriented such that the garage bay doors do
October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: Z -6881-A
not.face Cantrell Road. Lot 2 is proposed to contain a
one-story, 4,800 square foot building and a 25 space
parking lot. The applicant has proposed a use mix for this
building of no less than 255 office and up to 755 C-3
Commercial. The applicant has further defined the use of
this building by eliminating the following C-3 uses.
(1) C-3
PERMITTED USES
d. Appliance Repair
1. Butcher Shop
M. Cabinet and Woodwork Shop
p. Church
t. College dormitory
U. College fraternity or sorority
V. College, university or seminary
X. Convenience store with gas pumps
Y_ Convent or monastery
aa. Custom sewing or millinery
gg. Establishment of the care of alcoholics,
or psychiatric patients
ii. Feed store
jj. Fire station
tt. Hotel or motel
ccc. Lodge or fraternal organization
fff. Multifamily dwellings
mmm. Pawnshop
rrr. Recycling facility, automated
WWW. Seasonal or temporary sales, outside
xxx. Secondhand shop
yyy. Service station
eeee. Tax office
ffff. Theatre
(2) C-3 CONDITIONAL USES
neurotic
b. Amusement, commercial (outside)
g. Building materials sales (open)
h. Bus station and terminal
i. Car wash
j. Crematorium
k. Eating place with drive-in service
o. Lawn and garden center, open display
p. Lumberyard
q. Mini -warehouse
U. Service station with limited motor vehicle repair
V. Small engine repair
X. Tool and equipment rental (with outside display)
Y. Upholstery shop, furniture
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October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z -6881-A
No more than 1,200 square feet of the building will be an
"eating place without drive-in service (restaurant)."
Lot 3 is proposed to contain a one-story, 3,600 square foot
building and a 21 space parking lot. This building is
proposed to be utilized 100% for office use.
Lots 2 and 3 will take access from an improved Townsend
Street and Lot 1 will have access from a common access
drive shared with the property to the west. Lots 1 and 2
will have a driveway connection.
The site lies within the Highway 10 Overlay District. The
proposed development conforms to Highway 10 standards
except for two minor points. One corner of the building on
Lot 1 intrudes into the 100 foot front yard setback and the
landscape strip along the western perimeter of Lot 1 falls
10 feet below the 25 foot requirement.
A platted but undeveloped 20 foot wide street right-of-way
extends east -to -west through the site. The applicant
proposes to abandon the right-of-way through this process.
B. EXISTING CONDITIONS:
The site is mostly undeveloped and wooded. An old,
abandoned dwelling and accessory building are located on
the rear of the property. The large, C-3 zoned property to
the west contains a multiple -building shopping center.
Uses on that property include a bank, grocery store and
drive-in restaurant. The 0-3 and MF -12 properties to the
north are undeveloped and wooded. Vacant lots and the
partially built Pankey Community Center are located on the
R-2 zoned properties to the east. Vacant lots, a
nonconforming landscape service company and a liquor store
are located across Cantrell Road, to the south.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site,
all residents within 300 feet who could be identified and
the Pankey, Secluded Hills and Westbury Neighborhood
Associations were notified of the issue. As of this
writing; staff has received no comments.
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` October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.
IV
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
FILE NO.: Z -6881-A
1. Cantrell Road is classified on the Master Street Plan as
a principal arterial. Dedication of right-of-way to 55
feet from centerline will be required.
2. Townsend Street is classified on the Master Street Plan
as a commercial street. Dedication of right-of-way to
30 feet from centerline will be required.
3. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvement.,to
these streets including 5 -foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Black Street right-of-way abandonment needs to be filed
as a part of this application.
6. Driveways shall conform to Sec. 31-210 or Ordinance
18,031. Proposed driveways on Townsend Street must be
combined into one, or find workable spacing without
blocking future left -turn lane.
7. Redesign driveway on Cantrell to 90 -degree angle at the
centerline with Cantrell. (Agreed to allow 18 -degree
intersection.)
8. Construct temporary cul-de-sac on Townsend Street.
9. Stormwater detention ordinance applies to this property.
10. Direction of flow for water courses leaving the
property.
11. Easements for proposed stormwater detention facilities
are required.
12. A Sketch Grading and Drainage Plan will be required per
Sec. 29-186(e).
13. A Grading Permit will be required per Sec. 29-186(c) and
(d) .
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if
service is required for project.
Entergy: No Comments.
ARKLA: No Comments.
Southwestern Bell: Customer must provide conduit to an
existing right-of-way or easement to serve auto shop or give
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'October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z -6881-A
SWBT closer easement access.
Water: A water main extension will be required to serve
Lot 3. An acreage charge of $300 per acre will apply in
addition to normal charges.
Fire Department: Place fire hydrants per code.
County Planninq: No Comments.
CATA: Project site is located on express bus route #25
and has no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the River Mountain Planning
District. The Land Use Plan shows Mixed Office and
Commercial for this property. The applicant has applied
for a Planned Commercial Development for a mixture of
office and commercial uses.
A land use plan amendment is not required.
City Recognized Neighborhood Action Plan:
The applicant's property lies in the area covered by the
River Mountain Neighborhood Action Plan. The
infrastructure Goal is supported by an action statement
recommending the installation of sidewalks on the north
side of Cantrell Road. An action statement recommending
the preservation of the Highway 10 Design Overlay District
supports the Sustainable Natural Environment Goal.
Landscape Issues:
A total of 8% (554 sq. ft.) of the on-site paved area of
Lot 3 and a total of 8% (676 sq. ft.) of the on-site paved
area of Lot 2 must be landscape with interior islands of at
least 150 sq. ft. in area and with a width of at least 7 16�
feet. The proposed interior landscaping for Lot 1 is 232
sq. ft. short of the 1,290 sq. ft. required.
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October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: Z -6881-A
The proposed landscape strip width along the western
perimeter of Lot 1 is 10 feet below the 25 feet required by
the Highway 10 Overlay District Ordinance.
An irrigation system to water landscaped areas will be
required.
The City Beautiful Commission recommends preserving as many
existing trees as feasible on this tree -covered site.
Extra credit -toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 13, 2001)
Robert Brown and Jim Hathaway were present representing the
item. Staff requested additional information on signage,
specific uses proposed for Lot 2, the phasing plan and
dumpster locations on Lots 2 and 3. Staff asked if the
building on Lot 1 could be moved back to meet the Hwy. 10
requirement of 100 feet. Mr. Brown responded that moving
the building would impact driveway width and the perimeter
landscaping. He asked staff to support leaving the
building, as shown. Staff suggested reorienting the
building and parking lot on Lot 2, so that the driveway
would intersect Townsend Street at a greater distance from
Cantrell Road. Mr. Brown responded that he would look at
revising the plan for Lot 2. In response to a Public Works
Comment, Mr. Brown stated that the western driveway
intersected Cantrell Road at an 18 -degree angle, just above
the 15 -degrees allowed by Ordinance. After a brief
discussion, it was agreed that the angle of the driveway
was appropriate, as shown. Mr. Hathaway stated he would
provide approval from the property owner to the west to
allow the shared driveway. Mr. Brown explained that
Townsend Street would be constructed in one phase in
conjunction with a plat for these three lots and the
overall larger tract that they are being subdivided from.
He stated a cul-de-sac would be constructed at the north
perimeter of Lot 3 if the street were to be built in
phases. Mr. Hathaway stated the owners of the property to
the east of Townsend Street had agreed to provide their
share of the needed 60 foot right-of-way for the street.
Public Works Staff agreed that full improvements would not
need to be made to the east side of Townsend Street until
that property is proposed for development.
N
October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z -6881-A
Landscape comments were discussed. Mr. Brown noted that
over 40% of the area of the PCD was devoted to landscaped
area and green space.
The Committee determined there were no other issues and
forwarded to the full Commission. The applicant was
advised to submit a revised site plan and responses to
staff issues no later than Wednesday, September 19, 2001.
H. ANALYSIS:
The applicant submitted a revised site plan and responses
to staff issues on Wednesday, September 19, 2001. All
staff concerns have been addressed. The building and
parking lot on Lot 2 have been reoriented to allow greater
distance between the driveway onto Townsend Street and
Cantrell Road. Lots 2 and 3 will not have dumpsters. The
use of the building on Lot 2 was clarified as explained in
paragraph A of this report, Proposal/Request. All three
lots are to be final platted at one time, although the
development on Lot 1 may occur ahead of the others. A
preliminary plat for the overall 42+ acre tract will be
filed, including these three proposed lots and the
abandonment of any undeveloped rights-of-way within the
area of development (Black and Arnold Streets). Each lot
will have one ground -mounted sign. Each sign will not
exceed 6 feet in height and 50 square feet in area. This
is below the allowable area permitted under the Hwy. 10
Overlay. The owner of the property to the west has
submitted a letter agreeing to the shared driveway. To
staff's knowledge, there are no outstanding issues. This
proposed development is appropriate for the site and should
have no impact on adjacent properties or uses.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD subject to
with the requirements noted in paragraphs D, E
this report. Planning and Public Works Staffs
the revised site plan and development proposal
the applicant of September 19, 2001.
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compliance
and F of
concur with
submitted by
October 4, 2001
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: Z -6881-A
PLANNING COMMISSION ACTION: (OCTOBER 4, 2001)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval
subject to compliance with the conditions outlined in the "Staff
Recommendation" above.
There was no further discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 9 ayes, 0 noes and 2 absent.
i+
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