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HomeMy WebLinkAboutZ-7022-D Staff AnalysisJuly 7, 2005 ITEM NO.: 18 FILE NO.: Z -7022-D NAME: Pinnacle Creek Revised Short -form PCD LOCATION: Located north of Cantrell Road at Taylor Loop Road DEVELOPER: Rees Development 11719 Hinson Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick #10 Otter Creek Court Little Rock, AR 72210 AREA: 2.10 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Strip retail with C-3, General Commercial uses Revised PCD Strip retail with C-3, General Commercial uses VARIAN CESMlAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed and approved a proposed three lot preliminary plat and recommended approval of a proposed rezoning request for proposed Lot 1 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 PCD. The remainder of the site was zoned C-3, General Commercial District and R-2, Single-family District. On April 6, 2004, the Little Rock Board of Directors rezoned Lot 2 from C-3, General Commercial District and R-2, Single-family District to PCD by the adoption of Ordinance No. 19,073 . The rezoning included the development of a strip retail center containing July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z -7022-D C-3, General Commercial District uses as allowable uses for the site. The Little Rock Planning Commission reviewed this request and made a recommendation of approval at their March 11, 2004, public hearing. The proposal included the construction of a single building totaling 22,400 square feet. The applicant indicated a western side yard setback of 25 -feet with a 20 -foot landscaped strip and a northern setback of 30 -feet and a landscaped strip of 25 -feet. The approved site plan included a six-foot wood fence in addition to plantings at one and one-half times the required landscaping typically required along the northern and western property lines. The applicant indicated the additional screening and landscaping would be provided to protect the adjoining residentially zoned properties. The applicant also indicated the rears of the building would act as screening and no doors or windows would be placed on the rear of the building other than those required by fire code. The applicant indicated mechanical equipment would be placed in an area that would not be intrusive to the adjoining single-family zoned properties. On January 20, 2005, the Little Rock Planning Commission reviewed a request to rezone Lot 3 of the Cantrell Loops Subdivision from C-3, General Commercial District to PCD, which would allow the required rear yard buffer to be contained within an existing 30 -foot easement. The Little Rock Board of Directors approved the request by adopting Ordinance No. 19,276 on February 15, 2005, which established Cantrell Loops Subdivision (Lot 3) PCD. On April 14, 2005, the Planning Commission voted to approve a revision to the previously approved Lot 2 PCD to allow the construction of a single building totaling 25,941 square feet along with 117 parking spaces. The applicant's site plan indicated a 15 -foot building setback along the western property line and landscaping to be placed in a 10 -foot utility easement. The site plan also included the placement of a 10 -foot landscaped strip along the northern perimeter of the site contained within a 20 -foot utility easement. The site plan included the placement of 12 parking spaces behind the proposed building along with two trash dumpsters. The applicant had indicated the days and hours of operation to be from 7:00 a.m. to 10:00 p.m. seven days per week. The application was amended to allow a ground sign which complied with the Highway 10 Overlay standards; 6 feet in height and 64 square feet in area. On May 17, 2005, the Board of Directors voted to deny the revised PCD. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved Lot 2 PCD to allow the construction of a single building totaling 25, 941 square feet along with 107 parking spaces. The site plan indicates a 21 -foot building setback on the western perimeter and a 10 -foot utility easement along the property line. A 49 feet and 3 inches setback is provided on the north and a 10 -foot utility easement is "located along the north property line. A 6 -foot wood fence is proposed along the north and west perimeters. No parking is located behind the 0 July 7, 2005 SUBDIVISION ITEM NO.: 18(Cont.)FILE NO.: Z-702 -D building. The dumpsters are shown at the northeast corner of the building; maintaining a 25 -foot setback from the north property line. C-3 uses are proposed and days and hours of operation are proposed as 7:00 a.m. to 10:00 p.m., 7 days a week. B. EXISTING CONDITIONS: The site is undeveloped. A new restaurant is located adjacent to the east and a Walgreen's store is adjacent to the south. A single family residence is adjacent to the west and undeveloped, R-2 zoned property is located to the north. The property is located within a commercial node and several other non-residential uses are located in the vicinity; including a strip retail center, banks, offices and an antique store. 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 Westchester, Westbury and Secluded Hills Neighborhood Associations were notified of this proposal.. D. ENGINEERING COMMENTS: 1. No Comments on proposed increase in building footage. All previous comments on the PCD apply. 2. A grading permit in accordance with Section 29-186 (c) & (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. 3. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: Z -7022-D charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place Fire hydrant per code. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. F. ISSUESJECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a PCD (Planned Commercial Development) to add additional square footage to a previously approved strip retail center. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial running east and west through this area and is built as a five -lane road through this section. Taylor Loop intersects Cantrell Road south of this property and is shown as a Minor Arterial with several half -street improvements connecting with Rahling and Hinson Roads, also Minor Arterials. The 2003 Bond should fund improvements to Taylor Loop Road between Cantrell Road and Hinson Road. Another Minor Arterial, Pinnacle Valley Road, intersects Cantrell Road east of the property and is not accessible from this site. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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 2 July 7, 2005 SUBDIVISION ITEM NO_: 1$(Cont.)FILE NO.: 7-7022-D objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in a Commercial area. Landscape: With the exception of the proposed western perimeter landscaping being encumbered with a 10 -foot wide utility easement, areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas is required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Patrick McGetrick was present representing the application. Staff presented the item and noted additional information was needed regarding building height and design, building setbacks, signage, specific uses, site lighting, dumpster screening, phasing of development and parking stall dimensions. The applicant was advised to locate the mechanical units and to provide a copy of the current bill of assurance. Public Works, Utility and Landscape Comments were presented. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant proposes to rezone this 2.1 t acre lot from PCD to revised PCD to allow for construction of a 25,941 square foot retail commercial strip center and 107 -space parking lot. The building is 3,541 square feet larger (16%) than what had previously been approved in 2004. Setbacks under this current proposal are better than those under the April 2005 proposal -and parking which had been proposed to be behind the building under the April 2005 proposal has now been removed.. The proposed building will be steel frame with metal stud exterior walls with brick veneer on three sides and metal panels on the back wall. The roof will be a single sloped metal roof sloping from front to back to a gutter and downspouts. Parapet walls will be on three sides to hide the roof. The front elevation will be various heights from 23-30 feet with a tower in the corner, which will be 36 feet in height plus a pyramid standing -seam metal roof. Building setbacks are 49 feet and 3 inches on the north, 53 feet on the south, 43 feet and 3 inches on the east and 21 feet and 2 inches on the west. Proposed uses are general retail with some restaurant space. Site lighting will be pole mounted parking lot lights with wall sconces on the front and sides of the building. Under -canopy lighting will light the front sidewalks. Wall -mounted security lighting will be located on the 5 July 7, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -7022-D back of the building. All lighting must be shielded downward and into the site. The dumpster is located near the northeast corner of the lot, off of the main access drive. The dumpster will be screened as required by code. There is 25 feet of setback between the dumpster and the north property line. The building shell and site improvements will be constructed in one phase. Tenant spaces will be finished -out as they are leased. Location of the mechanical units has not been determined, however it is thought that condensing units will be placed on the ground behind each tenant space. Roof -mounted units are not proposed. There is no bill of assurance issue. The applicant is proposing a ground -mounted sign, which exceeds the Highway 10 Overlay District standards for a single commercial building. The code allows a 6 -foot tall, 72 square foot monument sign. The applicant is proposing a 12 feet and 8 inches tall, 153 square foot, multiple tenant monument sign. Staff believes signage should comply with the overlay standards. In general, staff is supportive of this proposal. Building setbacks and screening from adjacent residential properties are sufficient. No activity is proposed behind the building so the structure itself can provide screening from the parking lot and other activities on the site. The applicant has proposed 107 on-site parking spaces. Under the typical shopping center parking requirement of one space for each 225 square feet of gross leasable area, 115 spaces would be required. Staff believes this is a relatively minor variance from ordinance standards and the parking should be sufficient for all permitted C-3 uses in the proposed shopping center. With the 10 -foot utility easement on the west side, the required buffer falls below that required by the Overlay District. With limits placed on activities behind the building and the screening fence, the reduced buffer should have minimal impact on adjacent properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. No doors or windows are to be placed on the rear of the building other than emergency exits, which might be required by the fire code. 3. Site lighting shall be shielded downward and into the site. 4. Deliveries are to be through the front entrances. 1.1 July 7, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -7022-D 5. The ground -mounted sign must comply with the Highway 10 Overlay Standard of a 6 -foot tall, 72 square foot monument style sign. 6. If mechanical units are placed on the roof, a parapet wall must be constructed on the rear of the building to screen the units from the adjacent properties. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered 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 11 ayes, 0 noes and 0 absent. ►l