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HomeMy WebLinkAboutZ-7603 Staff AnalysisJune 3, 2004 ITEM NO.: E.1 FILE NO.: Z-7603 NAME: PDC Companies HWY 10 Short -form POD LOCATION: North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road DEVELOPER: PCD Companies HWY #10 1501 North University Avenue, Suite 740 Little Rock, AR 72204 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.58 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family Residential -•C FT. NEW STREET: 0 65 percent office 35 percent commercial VARIAN C ESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The applicant requests the development of this 3.6 acre parcel as a Planned Office Development, POD to allow the development of the site with a office/commercial facility and the creation of a two lot plat. There will be a single building on each parcel. Lot 1 will have a drive-through restaurant containing 3000 square feet. Lot 2 will contain 21, 000 square feet of office space and 8200 square feet of commercial space. The percent for each use is sixty-five percent office and thirty-five percent commercial. June 3, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z -7500-A B. EXISTING CONDITIONS: The site contains an occupied single-family home. To the east of the site is also an occupied single-family home with the Wal -Greens development located further to the east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed bank facility and south of the site are vacant properties currently zoned R-2, Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Westchester and Westbury Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project to serve Lot 2. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Enemy: No comment received. 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. 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). The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State 2 June 3, 2004 SUBDIVISION ITEM NO.: E.1(Cont.)FILE NO.: Z -7500-A of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. 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. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office & Transition for this property. The applicant has applied for a Planned Office Development for office and commercial development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Reco nized 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. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. Landscape: The proposed width of the street buffer along Cantrell Road is less than the 40 -foot requirement, and, the proposed landscape buffers along the eastern and western perimeters is less than the average 25 -foot minimums. These are requirements of the Highway 10 Overlay District Ordinance. Additionally, the width of the proposed landscape strip along the eastern perimeter is less than the 6 -foot 9 -inch minimums allowed by the Landscape Ordinance. An irrigation system to water landscape 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. 3 June 3, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7500-A G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting a POD to allow the development of an office/commercial development. Staff stated the percentages requested were consistent with those allowed for a Planned Office Development. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant indicate the proposed dumpster location for Lot 2 and indicated the required screening. Staff also requested the applicant provide details concerning proposed signage. Staff requested the applicant indicated the requested office and commercial users of the site. Landscaping comments were addressed. Staff noted the proposed width of the street buffer along Cantrell Road was less than the 40 -foot minimum required. Staff also stated the eastern and western perimeters were less than the 25 -foot average minimum width required. Staff stated the proposed landscape strip along the eastern perimeter was less than the six foot nine inch minimum allowed by the Landscape Ordinance. Staff noted comments from other reporting agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee Meeting. The applicant has indicted the dumpster location for proposed Lot 2 on the site plan and included a note concerning screening. The applicant has indicated screening will be placed as required by the zoning ordinance or at a minimum on three sides at least two feet above the finished grade of the container. The applicant is requesting the creation of a two lot plat through the planned development process. The requested subdivision will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. The proposed lot will be served by a sixty foot access and utility easement through Lot 1. The applicant has indicated a development sign will be located near the front drive. The applicant has indicated the sign will be a ground mounted monument style no more than ten feet in height and one hundred square feet in area. The proposed signage is consistent with signage allowed in the Highway 10 Design Overlay District. The applicant has also indicated a tenant ground mounted sign 4 June 3, 2004 SUBDIVISION ITEM NO.: E.1 Cont. FILE NO.: Z -7500-A maximum allowed by ordinance near the western property line. Staff is not supportive of the requested signage. Staff feels the placement of two signs on this single development is not consistent with the Highway 10 Design Overlay District. The applicant has indicated Lot 1 will develop with a restaurant and Lot 2 will develop with an office/commercial development. The applicant has indicated the proposed uses are those listed in the 0-3, General Office Zoning District along with the Conditional Uses and the Accessory Uses. The applicant has indicated the development of Lot 1 as a restaurant with 3,000 square feet of building space and 50 parking spaces. The total lot area contains 1.21 acres. The proposed lot area is more than adequate to meet the minimum required lot size for a commercially zoned site. The proposed parking is also adequate to meet the typical minimum parking demand for a restaurant. The typical minimum parking required for a restaurant would be 30 parking spaces. The applicant has indicated an office development on Lot 2 consisting of 21,000 square feet of office space and 8,200 square feet of commercial space. The applicant has indicated 116 parking spaces to serve Lot 2. The typical minimum parking required for the site would be 93 parking spaces based on one space per 225 square feet of gross floor area. The proposed parking is more than adequate to meet the typical minimum demand. The applicant has indicated a reduced building line adjacent to Cantrell Road and a reduced landscape buffer along Cantrell Road. The applicant has indicated an 80 -foot building setback (100 -foot typically required by the Highway 10 Design Overlay District) and a 35 -foot landscape buffer (typically 40 -feet by the Highway 10 Design Overlay District). Staff is not supportive of the reduced request. Other sites which have redeveloped in the area with new development have typically maintained the integrity of the Highway 10 Design Overlay District. Staff feels the developer is requesting to overbuild the site and if the overall building square footages were reduced the site plan could then more adequately meet the minimum ordinance requirements. The applicant has requested a Planned Office Development to develop the site with the indicated uses. The development percentages of each use is consistent with percentages of office and commercial uses listed in the zoning ordinance for a planned development of this type. Staff does not feel however the proposed development is appropriate to the site. With the placement of a restaurant on the lot abutting Cantrell Road and the office building located to the rear of the site the overall development will be commercial in character and is not consistent with the City's Future Land Use Plan. A Land Use Plan for this site has been filed on 5 June 3, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z -7500-A this agenda as a separate item (Item # 19 — File No. LU04-01-03). Staff feels the proposed request is inconsistent with the adopted plan and feels the change to the plan is inappropriate. Staff feels the zoning request is also inconsistent with the plan and is not supportive of the request. !. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated the applicant and City staff are working to resolve outstanding issues associated with the proposed request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a letter dated May 19, 2004 requesting this item be withdrawn from consideration without prejudice. Staff is supportive of this request. L April 22, 2004 ITEM NO.: 19.1 FILE NO.: Z-7603 NAME: PDC Companies HWY 10 Short -form POD LOCATION: North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road DEVELOPER: PCD Companies HWY #10 1501 North University Avenue, Suite 740 Little Rock, AR 72204 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.58 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family Residential -•I FT. NEW STREET: 0 65 percent office 35 percent commercial VARIAN C ESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant requests the development of this 3.6 acre parcel as a Planned Office Development, POD to allow the development of the site with a office/commercial facility and the creation of a two lot plat. There will be a single building on each parcel. Lot 1 will have a drive-through restaurant containing 3000 square feet. Lot 2 will contain 21, 000 square feet of office space and 8200 square feet of commercial space. The percent for each use is sixty-five percent office and thirty-five percent commercial. April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-7603 The site contains an occupied single-family home. To the east of the site is also an occupied single-family home with the Wal -Greens development located further to the east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed bank facility and south of the site are vacant properties currently zoned R-2, Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Westchester and Westbury Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project to serve Lot 2. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point _Energy: No comment received. 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. 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). The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State K April 22, 2004 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z-7603 of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. 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. F. ISSUES/TECHNICAL/DESIGN: Pla_nniM_Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office & Transition for this property. The applicant has applied for a Planned Office Development for office and commercial development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. Ci 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. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. Landscape: The proposed width of the street buffer along Cantrell Road is less than the 40 -foot requirement, and, the proposed landscape buffers along the eastern and western perimeters is less than the average 25 -foot minimums. These are requirements of the Highway 10 Overlay District Ordinance. Additionally, the width of the proposed landscape strip along the eastern perimeter is less than the 6 -foot 9 -inch minimums allowed by the Landscape Ordinance. An irrigation system to water landscape 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. 3 April 22, 2004 SUBDIVISION ITEM NO.: 191(Cont.) FILE NO.: Z-7603 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting a POD to allow the development of an office/commercial development. Staff stated the percentages requested were consistent with those allowed for a Planned Office Development. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant indicate the proposed dumpster location for Lot 2 and indicated the required screening. Staff also requested the applicant provide details concerning proposed signage. Staff requested the applicant indicated the requested office and commercial users of the site. Landscaping comments were addressed. Staff noted the proposed width of the street buffer along Cantrell Road was less than the 40 -foot minimum required. Staff also stated the eastern and western perimeters were less than the 25 -foot average minimum width required. Staff stated the proposed landscape strip along the eastern perimeter was less than the six foot nine inch minimum allowed by the Landscape Ordinance. Staff noted comments from other reporting agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee Meeting. The applicant has indicted the dumpster location for proposed Lot 2 on the site plan and included a note concerning screening. The applicant has indicated screening will be placed as required by the zoning ordinance or at a minimum on three sides at least two feet above the finished grade of the container. The applicant is requesting the creation of a two lot plat through the planned development process. The requested subdivision will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. The proposed lot will be served by a sixty foot access and utility easement through Lot 1. The applicant has indicated a development sign will be located near the front drive. The applicant has indicated the sign will be a ground mounted monument style no more than ten feet in height and one hundred square feet in area. The proposed signage is consistent with signage allowed in the Highway 10 Design Overlay District. The applicant has also indicated a tenant ground mounted sign maximum allowed by ordinance near the western property line. Staff is not E April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 supportive of the requested signage. Staff feels the placement of two signs on this single development is not consistent with the Highway 10 Design Overlay District. The applicant has indicated Lot 1 will develop with a restaurant and Lot 2 will develop with an office/commercial development. The applicant has indicated the proposed uses are those listed in the 0-3, General Office Zoning District along with the Conditional Uses and the Accessory Uses. The applicant has indicated the development of Lot 1 as a restaurant with 3,000 square feet of building space and 50 parking spaces. The total lot area contains 1.21 acres. The proposed lot area is more than adequate to meet the minimum required lot size for a commercially zoned site. The proposed parking is also adequate to meet the typical minimum parking demand for a restaurant. The typical minimum parking required for a restaurant would be 30 parking spaces. The applicant has indicated an office development on Lot 2 consisting of 21,000 square feet of office space and 8,200 square feet of commercial space. The applicant has indicated 116 parking spaces to serve Lot 2. The typical minimum parking required for the site would be 93 parking spaces based on one space per 225 square feet of gross floor area. The proposed parking is more than adequate to meet the typical minimum demand. The applicant has indicated a reduced building line adjacent to Cantrell Road and a reduced landscape buffer along Cantrell Road. The applicant has indicated an 80 -foot building setback (100 -foot typically required by the Highway 10 Design Overlay District) and a 35 -foot landscape buffer (typically 40 -feet by the Highway 10 Design Overlay District). Staff is not supportive of the reduced request. Other sites which have redeveloped in the area with new development have typically maintained the integrity of the Highway 10 Design Overlay District. Staff feels the developer is requesting to overbuild the site and if the overall building square footages were reduced the site plan could then more adequately meet the minimum ordinance requirements. The applicant has requested a Planned Office Development to develop the site with the indicated uses. The development percentages of each use is consistent with percentages of office and commercial uses listed in the zoning ordinance for a planned development of this type. Staff does not feel however the proposed development is appropriate to the site. With the placement of a restaurant on the lot abutting Cantrell Road and the office building located to the rear of the site the overall development will be commercial in character and is not consistent with the City's Future Land Use Plan. A Land Use Plan for this site has been filed on this agenda as a separate item (Item # 19 — File No. LU04-01-03). Staff feels the 5 April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 proposed request is inconsistent with the adopted plan and feels the change to the plan is inappropriate. Staff feels the zoning request is also inconsistent with the plan and is not supportive of the request. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated the applicant and City staff are working to resolve outstanding issues associated with the proposed request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 2 ITEM NO.: 19.1 NAME: PDC Companies HWY 10 Short -form POD FILE NO.: Z-7603 LOCATION: North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will there be a dumpster located on proposed Lot 2. If so indicate the location on the proposed site plan along with the required screening. 3. Provide details of the proposed signage on the site plan (height/area). 4. Dimension and provide all building setbacks from the property lines. 5. Provide details of any proposed fencing on the site plan (height/material/location). 6. In the general notes section the occupants are listed for Lot 2 are general and professional office users. Is the in fact true or is the request to allow some form of Office Zoning (01-, 0-2 or 0-3) office uses? Be more specific on the requested retail uses. Variance/Waivers: None requested. Public Works: �fl� Scc•� G • �C -� . v� � ww.,.J 1. The standard conditions shown on the plans as Public Works Notes apply to the project. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project to serve Lot 2. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point En r y: No comment received. 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. 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). The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water at 992-2438 for additional information. 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 Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office & Transition for this property. The applicant has applied for a Planned Office Development for office and commercial development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. 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. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. Landscape: The proposed width of the street buffer along Cantrell Road is less than the 40 -foot requirement, and, the proposed landscape buffers along the eastern and western perimeters is less than the average 25 -foot minimums. These are requirements of the Highway 10 Overlay District Ordinance. Additionally, the width of the proposed landscape strip along the eastern perimeter is less than the 6 -foot 9 -inch minimums allowed by the Landscape Ordinance. An irrigation system to water landscape 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. Revised plat/ Ian: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, April 7, 2004.