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HomeMy WebLinkAboutZ-7022-A Staff Analysis"March 11, 2004 ITEM NO.: E.1 FILE NO.: Z -7022-A NAME: Cantrell Loops Retail Center Short -form PCD LOCATION: North of Cantrell Road at Taylor Loop DEVELOPER: Grayson Revocable Trust 5317 JFK Boulevard North Little Rock, AR 72116 ENGINEER: The Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 4.265 Acres NUMBER OF LOTS: 1 FT. NEIN STREET: 0 CURRENT ZONING: C -3/R-2 ALLOWED USES: Retail and Single-family PROPOSED ZONING: PCD PROPOSED USE: C-3 listed retail uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed and approved a proposed preliminary plat and recommended approval of a proposed rezoning request for this site at their May 31, 2001 Public Hearing. The Little Rock Board of Directors adopted Ordinance No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1) Short -form March 11, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7022-A PCD. Lot 2, the lot currently under review was not rezoned as a part of the request and remains zoned C-3 and R-2. A. PROPOSAUREQUEST: The site is located north of Cantrell Road at the Taylor Loop Road intersection. The western portion of the site is currently zoned R-2, Single-family while the eastern portion of the site is zoned C-3, General Commercial. The proposed site plan indicates two (2) buildings totaling 38,400 square feet and 189 parking spaces. The applicant has indicated the main fagade of the buildings will be a maximum of 19'-4" above the finished grade and the tower element will be a maximum of 25'-0" above finished grade. The site plan indicates the lot will take access from an existing driveway extending north from the intersection of Cantrell Road and Taylor Loop Road. The intersection is controlled by a traffic signal. The applicant has also indicated storm water detention storage will be provided for the development on-site. B. EXISTING CONDITIONS: The site is mostly wooded along the northern perimeter and vacant grass covered along Cantrell Road. There is a Walgreen's Store located on Lot 1 of the development and the driveway to serve the development and a traffic signal has been installed at the intersection with Cantrell Road and Taylor Loop Road. There is a commercial development located to the east, with both occupied and vacant single-family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single- family residence at the southeast corner. The property to the north is undeveloped and zoned R-2, Single-family District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls (as a result of the posted sign) from persons requesting additional information on the application. All property owners located within 200 -feet of the proposed development, all residents who could be identified located within 300 -feet of the proposed development, the Westchester/Heatherbrae, the Secluded Hills, the Westbury and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the public hearing. 2 -March 11, 2004 SUBDIVISION ITEM NO.: E.1(Cont.)FILE NO.: 7-7022-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. Traffic Engineering recommends a wider street width (36 -feet) into the shopping center (24 -feet is provided). 4. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. One-way traffic should be provided in the aisle areas near the drive through windows. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entegy: A 10 -foot easement is required for 10 or 30 underground service or a 30 foot easement is required for 10 or 30 overhead service along the northern and eastern perimeters. Contact Entergy at 954-5162 for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Contact CAW at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. 3 -March 11, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7022-A CATA: No comment received. F. I SSU ESITECH N I CALID ES I G N: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for a new commercial building. A land use plan amendment for a change to Commercial is a separate item on this agenda. (File No. LU04-01-01 Item No. 6) City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance and also lists an action statement encouraging the preservation of the Highway 10 Design Overlay District. Landscape: The proposed eastern perimeter landscape strip width is 3,079 square feet less than the average 25 -feet required by the Highway 10 Overlay District. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Frank Riggins was present representing the request. Staff stated the request to rezone the site from C-3 and R-2 to PCD to allow the development of a retail center. Staff indicted to Mr. Riggins there were additional items necessary to complete the review. Staff requested details concerning any proposed signage, the days and hours of operation, any fencing and to provide the maximum building height in the general notes section of the site plan. Staff also noted any additional site lighting must be low level and directed inward away from residentially zoned properties. 4 March 11, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7022-A Staff requested the applicant provide details concerning the rear of the development. Staff stated the buildings would abut single-family zoned property and care should be taken to limit the impact of the commercial development on the future single-family homes. Public Works comments were addressed. Staff requested Mr. Riggins provide the location of detention storage on the proposed site plan. Staff requested the driveway be increased to 36 -feet to allow for fewer traffic conflicts and ease of circulation. Landscaping comments were addressed. Staff stated screening would be required along the northern and western perimeters of the site. Staff also stated the landscaping strip along the eastern perimeter should be a minimum of 25 -feet as required by the Highway 10 Design Overlay District. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on January 14, 2004, addressing the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated signage will comply with the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. Staff is supportive of the proposed signage. The applicant has indicated 1,89 parking spaces on the proposed site plan. The applicant has also indicated two buildings. containing a total of 38,500 square feet. The typical minimum parking requirement for a development of this type would be 128 parking spaces. The proposed parking is sufficient to meet the minimum parking demand for a commercial development. The applicant has indicated drive-through lanes on the ends of each of the buildings. Staff is not supportive of the placement of the drive-through lanes as presented. The proposed drive through lanes cross traffic both entering and exiting the drive. The existing circulation does not lend itself to drive through lanes on the site. Staff recommends the applicant provide details concerning how the drive-through will function without traffic conflict or remove the drive- through lanes from the proposed site plan. The applicant has indicated the rear of the building will be used in screening but has indicated a drive to the rear of the eastern building. The western building is proposed with limited openings; only those required to meet fire code. The applicant has indicated the building will be finished on all non public sides using a 5 -March 11, 2004 SUBDIVISION ITEM NO.: E,1 Cont. FILE NO.: Z -7022-A combination of decorative MCU from finished grade to the finished floor level and decorative metal siding from the finished floor to the roof. The applicant has indicated the maximum building height will be twenty-five feet. Along with this decorative finish, a number of evergreen trees will be planted in the area designated for landscaping on the plan to exceed the number required by ordinance. The applicant has stated there will be no deliveries taken in the rear of the buildings. The area to the north is zoned R-2, Single-family and staff feels efforts should be made to screen the adjoining properties. Staff feels the development should make efforts to limit the negative impact of any potential residential development. The applicant has indicated the days and hours of operation to vary depending on the particular businesses located on the site. The applicant has indicated a variety of tenants are expected to lease space in the center, including the possibility of a restaurant or two. The applicant is requesting to be allowed some flexibility in order to attract quality tenants to the development. The applicant has indicated the days and hours would be customary and common to other retail centers in the area. Staff would recommend the applicant provide details concerning the anticipated days and hours of operation. The applicant has indicated no fencing is proposed for the eastern property line. The applicant has indicated screening will be provided as required by ordinance along the perimeter of the site. The applicant has indicated detention and storage on the site plan. The proposed detention storage is a dry pond located in the front of the development adjacent to Highway 10. The applicant has not increased the driveway width to the requested 36 -feet. The applicant is requesting a 24 -foot drive to act as a traffic calming device. The applicant has stated a wider street might encourage higher speeds and parking along the driveway. The applicant has stated a desire to keep the driveway at the 24 -feet for these stated reasons. Staff feels for better access and traffic flows a 36 -foot drive is required and would recommend the driveway width be increased to 36 -feet. Staff is supportive of the proposed concept but feels there are too many outstanding issues associated with the proposed request to recommend approval. Staff feels all the issues associated with the proposed request must be answered prior to approval of the proposed development. STAFF RECOMMENDATION: Staff recommends denial of the proposed request as filed. 0 -March 11, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7022-A PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request for deferral to the March 11, 2004 Public Hearing. Staff stated the request would take a waiver of the By -Laws for the deferral due to the timeliness of the request. Staff stated they were supportive of the requested deferral. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion for the waiver of the By -Laws carried by a vote of 10 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bili Rector). The motion for deferral carried by a vote of 11 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bill Rector). PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Frank Riggins was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a revised plan to staff addressing most of the issues and concerns. Staff noted concerns of an adjoining property owner related to drainage and landscaping. Staff presented a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff also presented a recommendation the driveway adjacent to the proposed drive- through window be marked as one-way traffic and the parking be angled as proposed on the revised site plan. Staff presented a recommendation related to screening indicating screening be provided along the northern and western perimeters as proposed by an eight foot wood fence and additional plantings as required by the current landscape ordinance. Staff presented a recommendation of approval of the request to allow an off -premise sign on proposed Lot 3 to serve proposed Lot 2 and staff recommended signage be limited to a single sign to serve both lots consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. rl FILE NO.: Z -7022-A Cont. PCD. Lot 2, the lot currently under review was not rezoned as a part of the request and remains zoned C-3 and R-2. A. PROPOSAUREQUEST: The site is located north of Cantrell Road at the Taylor Loop Road intersection. The western portion of the site is currently zoned R-2, Single-family while the eastern portion of the site is zoned C-3, General Commercial. The proposed site plan indicates two (2) buildings totaling 38,400 square feet and 189 parking spaces. The applicant has indicated the main facade of the buildings will be a maximum of 19'-4" above the finished grade and the tower element will be a maximum of 25'-0" above finished grade. The site plan indicates the lot will take access from an existing driveway extending north from the intersection of Cantrell Road and Taylor Loop Road. The intersection is controlled by a traffic signal. The applicant has also indicated storm water detention storage will be provided for the development on-site. B. EXISTING CONDITIONS: The site is mostly wooded along the northern perimeter and vacant grass covered along Cantrell Road. There is a Walgreen's Store located on Lot 1 of the development and the driveway to serve the development and a traffic signal has been installed at the intersection with Cantrell Road and Taylor Loop Road. There is a commercial development located to the east, with both occupied and vacant single-family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single- family residence at the southeast corner. The property to the north is undeveloped and zoned R-2, Single-family District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls (as a result of the posted sign) from persons requesting additional information on the application. All property owners located within 200 -feet of the proposed development, all residents who could be identified located within 300 -feet of the proposed development, the Westchester/Heatherbrae, the Secluded Hills, the Westbury and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the public hearing. K FILE NO.: Z -7022-A Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. Traffic Engineering recommends a wider street width (36 -feet) into the shopping center (24 -feet is provided). 4. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. One-way traffic should be provided in the aisle areas near the drive through windows. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 10 -foot easement is required for 10 or 30 underground service or a 30 -foot easement is required for 10 or 30 overhead service along the northern and eastern perimeters. Contact Entergy at 954-5162 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Contact CAW at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. 3 FILE NO.: Z -7022-A Cont. F. I SSU ESITEC H N ICAUD ES I G N: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for a new commercial building. A land use plan amendment for a change to Commercial is a separate item on this agenda. (File No. LU04-01-01 Item No. 6) City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance and also lists an action statement encouraging the preservation of the Highway 10 Design Overlay District. Landscape: The proposed eastern perimeter landscape strip width is 3,079 square feet less than the average 25 -feet required by the Highway 10 Overlay District. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Frank Riggins was present representing the request. Staff stated the request to rezone the site from C-3 and R-2 to PCD to allow the development of a retail center. Staff indicted to Mr. Riggins there were additional items necessary to complete the review. Staff requested details concerning any proposed signage, the days and hours of operation, any fencing and to provide the maximum building height in the general notes section of the site plan. Staff also noted any additional site lighting must be low level and directed inward away from residentially zoned properties. Staff requested the applicant provide details concerning the rear of the development. Staff stated the buildings would abut single-family zoned property and care should be taken to limit the impact of the commercial development on the future single-family homes. 0 FILE NO.: Z -7022-A Cont. Public Works comments were addressed. Staff requested Mr. Riggins provide the location of detention storage on the proposed site plan. Staff requested the driveway be increased to 35 -feet to allow for fewer traffic conflicts and ease of circulation. Landscaping comments were addressed. Staff stated screening would be required along the northern and western perimeters of the site. Staff also stated the landscaping strip along the eastern perimeter should be a minimum of 25 -feet as required by the Highway 10 Design Overlay District. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on January 14, 2004, addressing the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated signage will comply with the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. Staff is supportive of the proposed signage. The applicant has indicated 189 parking spaces on the proposed site plan. The applicant has also indicated two buildings containing a total of 38,500 square feet. The typical minimum parking requirement for a development of this type would be 128 parking spaces. The proposed parking is sufficient to meet the minimum parking demand for a commercial development. The applicant has indicated drive-through lanes on the ends of each of the buildings. Staff is not supportive of the placement of the drive-through lanes as presented. The proposed drive through lanes cross traffic both entering and exiting the drive. The existing circulation does not lend itself to drive through lanes on the site. Staff recommends the applicant provide details concerning how the drive-through will function without traffic conflict or remove the drive- through lanes from the proposed site plan. The applicant has indicated the rear of the building will be used in screening but has indicated a drive to the rear of the eastern building. The western building is proposed with limited openings; only those required to meet fire code. The applicant has indicated the building will be finished on all non public sides using a combination of decorative MCU from finished grade to the finished floor level and decorative metal siding from the finished floor to the roof. The applicant has indicated the maximum building height will be twenty-five feet. Along with this decorative finish, a number of evergreen trees will be planted in the area designated for landscaping on the plan to exceed the number required by ordinance. The applicant has stated there will be no deliveries taken in the rear of the buildings. The area to the north is zoned R-2, Single-family and staff feels efforts should be made to screen the adjoining properties. Staff feels the 5 FILE NO.: Z -7022-A (Cont, development should make efforts to limit the negative impact of any potential residential development. The applicant has indicated the days and hours of operation to vary depending on the particular businesses located on the site. The applicant has indicated a variety of tenants are expected to lease space in the center, including the possibility of a restaurant or two. The applicant is requesting to be allowed some flexibility in order to attract quality tenants to the development. The applicant has indicated the days and hours would be customary and common to other retail centers in the area. Staff would recommend the applicant provide details concerning the anticipated days and hours of operation. The applicant has indicated no fencing is proposed for the eastern property line. The applicant has indicated screening will be provided as required by ordinance along the perimeter of the site. The applicant has indicated detention and storage on the site plan. The proposed detention storage is a dry pond located in the front of the development adjacent to Highway 10. The applicant has not increased the driveway width to the requested 36 -feet. The applicant is requesting a 24 -foot drive to act as a traffic calming device. The applicant has stated a wider street might encourage higher speeds and parking along the driveway. The applicant has stated a desire to keep the driveway at the 24 -feet for these stated reasons. Staff feels for better access and traffic flows a 36 -foot drive is required and would recommend the driveway width be increased to 36 -feet. Staff is supportive of the proposed concept but feels there are too many outstanding issues associated with the proposed request to recommend approval. Staff feels all the issues associated with the proposed request must be answered prior to approval of the proposed development. I. STAFF RECOMMENDATION: Staff recommends denial of the proposed request as filed. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request for deferral to the March 11, 2004 Public Hearing. Staff stated the request would take a waiver of the By -Laws for the deferral due to the timeliness of the request. Staff stated they were supportive of the requested deferral. L FILE NO.: Z -7022-A Cont. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion for the waiver of the By -Laws carried by a vote of 10 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bill Rector). The motion for deferral carried by a vote of 11 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Bill Rector). PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Frank Riggins was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a revised plan to staff addressing most of the issues and concerns. Staff noted concerns of an adjoining property owner related to drainage and landscaping. Staff presented a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff also presented a recommendation the driveway adjacent to the proposed drive- through window be marked as one-way traffic and the parking be angled as proposed on the revised site pian. Staff presented a recommendation related to screening indicating screening be provided along the northern and western perimeters as proposed by an eight foot wood fence and additional plantings as required by the current landscape ordinance. Staff presented a recommendation of approval of the request to allow an off -premise sign on proposed Lot 3 to serve proposed Lot 2 and staff recommended signage be limited to a single sign to serve both lots consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. rl