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HomeMy WebLinkAboutZ-7603-A Staff AnalysisFILE NO.: Z -7603-A 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 FNC,INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.58 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONIN PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family Residential .ep] FT. NEW STREET: 0 65 percent office 35 percent commercial VARIAN CESM/AIVERS REQUESTED: Plat Variance — The creation of a lot without public street frontage. BACKGROUND: A request to rezone this site. from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004 Planning Commission Public Hearing. The applicant proposed a development to include office and commercial activities on this 3.58 acre site. The previous request was identical to the application now being considered. A. PROPOSAL/REQUEST: The applicant is requesting 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 FILE NO.: Z -7603-A Cont. 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 overall percent for each use on the site is sixty-five percent office and thirty-five percent commercial. - - - � The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. 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 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 branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R-2, Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Westbury Neighborhood Association, the Westchester Heatherbrae Neighborhood Association, the Secluded Hills Neighborhood Association 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 PLANNIN 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 2 FILE NO.: Z -7603-A Cont. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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. The applicant has previously applied for a POD and a Land Use Plan amendment from Transition and Suburban Office to Mixed Use that was withdrawn without prejudice at the June 3, 2004 Planning Commission hearing. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (Item #10 — File No. LU04-01-07). Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through this area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. 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 objective of promoting the vigorous FILE NO.: Z -7603-A (Cont. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residentially zoned properties to the north. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 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 Mr. White provide details concerning the proposed uses of the development. Staff also requested the total building coverage be provided in the general notes section of the site plan. Staff stated the proposed building on Lot 1 was indicated at 80 -feet and the typical required setback on Highway 10 was 100 -feet. Public Works comments were addressed. Staff stated the conditions noted in the general notes section would apply to the proposed development. Landscaping comments were addressed. Staff noted the areas set aside for buffers appeared to meet minimum ordinance requirements. Staff also noted screening would be required to the north where adjacent to single-family zoned properties. 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 October 28, 2004 Subdivision Committee Meeting. The applicant has indicated 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. n FILE NO.: Z -7603-A Cont. 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 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 for Lot 2 are those listed in the 0-3, General Office Zoning District along with the Conditional Uses and the Accessory Uses with no limit on the percentages allowed. Typically, an 0-3 development is allowed ten percent of the gross square footage to develop with the listed accessory uses. The listed Conditional Uses requires approval from the Commission. The site plan includes the total building coverage for each lot. The total building coverage for proposed Lot 1 is 5.69 percent and for proposed Lot 2 is 28.3 percent. 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 but not in compliance with minimum lot sizes typically required under the Highway 10 Design Overlay District or 2 acre minimum lot sizes. 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 have typically maintained the integrity of the Highway 10 Design Overlay District. Staff feels the developer is requesting to overbuild the site and the proposed site plan does not maintain the integrity of the Highway 10 Design Overlay District with regard to landscaping and front building line placement. 5 FILE NO.: Z -7603-A (Cont_ The applicant has requested a Planned Office Development to develop the site with the indicated uses. The percentage of office and commercial use is consistent with percentages allowed in the Zoning Ordinance for a Planned Office Development. 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 # 10 — File No. LU04-01-07). Staff feels the proposed request is inconsistent with the adopted plan and feels the change to the plan is inappropriate. With the development of this site as a "commercial development" staff feels this will expand the previously identified commercial node at Taylor Loop thus "stripping out Cantrell Road". Since the zoning request is inconsistent with the City's Land Use Plan and the development will have a commercial character, staff is not supportive of the request. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter requesting the item be deferred to the January 20, 2005 public hearing. Staff stated the request would require a waiver of the By-laws for the late deferral request. A motion was made to waive the By-laws for the later deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated January 13, 2005, requesting this item be deferred to the March 3, 2005 public hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. FILE NO.: Z -7603-A Cont. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated the applicant had amended his request to limit the commercial aspect of the development to thirteen percent of the total building square footage. Staff stated the applicant was requesting a two lot plat as a part of the development. Staff stated the site plan indicated a restaurant on proposed Lot 1 and an office building on proposed Lots 2. Staff stated the applicant had removed his request for commercial uses in the building on proposed Lot 2. Staff stated the request included 0-3, General Office District uses only. Mr. Joe White of White-Daters and Associates the applicant. He stated the site was located i stated at the intersection there was a come Catfish City and a site approved for a strip property between his client's property and the a residence. He stated at the time of rede unlikely the remaining piece would be redeve map showing the area around the site and the the uses in the area were commercial at the down to office uses to the west of the proposo the current application was in compliance wii addressed the Commission on behalt of sear the intersection of two arterials. He iercial node containing a Wal -Greens, etail center. He stated there was one ,ommercial activities current occupied as ielopment of this remaining site it was oped as an office use. He presented a current development pattern. He stated ntersection of the two arterials, stepping d site. He stated he felt the request for I the City's adopted Land Use Plan by allowing a step down in intensity of uses. He stated the proposal included the development of a predominately office development with a small portion of the development being allowed commercial activity. Doctor McGrew addressed the Commission with questions. He stated he did not wish to leave his current home and if the development were approved he would request proper buffers and screening to protect his residence. He stated he would request an eight foot privacy fence along the adjoining property line to shield his home for the non- residential activity. Mr. Nathan Culp addressed the Commission in opposition of the proposed request. He stated he was President of the Westbury Neighborhood Association and his neighborhood was opposed to the rezoning of the site to allow commercial activity. He stated he felt the rezoning was a violation of the City's current ordinances. He stated he felt the proposed development would have an adverse impact on adjoining properties by the expansion of the existing commercial node. He stated he also felt a C-3 use in Transitional would only increase traffic in the area taxing the existing street network. Ms. Kathleen Oleson addressed the Commission in opposition of the proposed request. She stated she was representing the League of Women's Voters of Pulaski County and the League was opposed to the request. She stated only two years ago the Land Use Plan was amended from Transition to Suburban Office to allow for redevelopment of the site. She stated she did not feel commercial was appropriate for the site. VA FILE NO.: Z-7603-A(Cont.) Mr. Joe White stated the applicant was willing to amend his application to place an eight foot fence along the adjoining property line with Dr. McGrew. He stated he did not feel the placement of the indicated restaurant would be any more intense than an office development on the site during am and pm peak hours. He stated the applicant was not requesting the placement of a menu order board on the site. He stated the proposal did include a drive -up window to allow call ahead orders to be retrieved from the individual's car. There was a general discussion concerning the current traffic counts in the area and if staff felt the development would generate traffic counts similar to an office development. Staff stated the current traffic count adjacent to the site was roughly 20,000 vehicles per day. Staff stated the street was nearing design capacity. Staff also stated the development would generate additional traffic in the area but they felt the traffic counts would be similar to an office development on the site. Staff reminder the Commission that they reviewed an amendment package for the Future Land Use Plan at their previous meeting and no change for the site was recommended. Staff stated the goal had been not to create a linear commercial pattern along Cantrell Road. There was a general discussion concerning the appropriateness of the use for the site. Commissioner Rector stated he felt the development did allow for the stepping down of intensity of uses from the intersection of Taylor Loop Road and Cantrell Road to the creek located to the West. A motion was made to approve the rezoning request to allow the placement of a restaurant facility without a menu board and only a drive -up pickup window on proposed Lot 1 and an office development containing 0-3, General Office District uses on proposed Lot 2 and the amendment to place an eight foot wood fence along the property line adjoining Dr. McGrew's property. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. E:3 March 3, 2005 ITEM NO.: B.1 FILE NO.: 7-7603-A 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 WE FT. NEW STREET: 0 65 percent office 35 percent commercial VARIAN C ESIWAIVERS REQUESTED: Plat Variance — The creation of a lot without public street frontage. BACKGROUND: A request to rezone this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004 Planning Commission Public Hearing. The applicant proposed a development to include office and commercial activities on this 3.58 acre site. The previous request was identical to the application now being considered. A. PROPOSAL/REQUEST: The applicant is requesting the development of this 3.6 acre parcel as a Planned Office Development, POD to allow the development of the site with a March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z -7603-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 overall percent for each use on the site is sixty-five percent office and thirty-five percent commercial. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. 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 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 branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R-2, Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Westbury Neighborhood Association, the Westchester Heatherbrae Neighborhood Association, the Secluded Hills Neighborhood Association 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. 2 March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z -7603-A 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUESITECHNICALIDESIGN: 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. The applicant has previously applied for a POD and a Land Use Plan amendment from Transition and Suburban Office to Mixed Use that was withdrawn without prejudice at the June 3, 2004 Planning Commission hearing. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (Item #10 — File No. LU04-01-07). Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through this area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. c March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z-7603-6 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 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: Areas set aside for buffers and landscaping meet. with ordinance requirements. A six foot high screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residentially zoned properties to the north. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 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 Mr. White provide details concerning the proposed uses of the development. Staff also requested the total building coverage be provided in the general notes section of the site plan. Staff stated the proposed building on Lot 1 was indicated at 80 -feet and the typical required setback on Highway 10 was 100 -feet. Public Works comments were addressed. Staff stated the conditions noted in the general notes section would apply to the proposed development. Landscaping comments were addressed. Staff noted the areas set aside for buffers appeared to meet minimum ordinance requirements. Staff also noted screening would be required to the north where adjacent to single-family zoned properties. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cant. FILE NO.: Z -7603-A H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the October 28, 2004 Subdivision Committee Meeting. The applicant has indicated 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 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 for Lot 2 are those listed in the 0-3, General Office Zoning District along with the Conditional Uses and the Accessory Uses with no limit on the percentages allowed. Typically, an 0-3 development is allowed ten percent of the gross square footage to develop with the listed accessory uses. The listed Conditional Uses requires approval from the Commission. The site plan includes the total building coverage for each lot. The total building coverage for proposed Lot 1 is 5.69 percent and for proposed Lot 2 is 28.3 percent. 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 but not in compliance with minimum lot sizes typically required under the Highway 10 Design Overlay District or 2 acre minimum lot sizes. 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. 5 March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z -7503-A 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 115 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 have typically maintained the integrity of the Highway 10 Design Overlay District. Staff feels the developer is requesting to overbuild the site and the proposed site plan does not maintain the integrity of the Highway.10 Design Overlay District with regard to landscaping and front building line placement. The applicant has requested a Planned Office Development to develop the site with the indicated uses. The percentage of office and commercial use is consistent with percentages allowed in the Zoning Ordinance for a Planned Office Development. 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 # 10 — File No. LU04-01-07). Staff feels the proposed request is inconsistent with the adopted plan and feels the change to the plan is inappropriate. With the development of this site as a "commercial development" staff feels this will expand the previously identified commercial node at Taylor Loop thus "stripping out Cantrell Road". Since the zoning request is inconsistent with the City's Land Use Plan and the development will have a commercial character, staff is not supportive of the request. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter requesting the item be deferred to the January 20, 2005 public hearing. Staff stated the request would require a waiver of the By-laws for the late deferral request. A motion was made to A March 3, 2005 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z -7603-A waive the By-laws for the later deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated January 13, 2005, requesting this item be deferred to the March 3, 2005 public hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated the applicant had amended his request to limit the commercial aspect of the development to thirteen percent of the total building square footage. Staff stated the applicant was requesting a two lot plat as a part of the development. Staff stated the site plan indicated a restaurant on proposed Lot 1 and an office building on proposed Lots 2. Staff stated the applicant had removed his request for commercial uses in the building on proposed Lot 2. Staff stated the request included 0-3, General Office District uses only. Mr. Joe White of White-Daters and Associates addressed the Commission on behalf of the applicant. He stated the site was located near the intersection of two arterials. He stated at the intersection there was a commercial node containing a Wal -Greens, Catfish City and a site approved for a strip retail center. He stated there was one property between his client's property and the commercial activities current occupied as a residence. He stated at the time of redevelopment of this remaining site it was unlikely the remaining piece would be redeveloped as an office use. He presented a map showing the area around the site and the current development pattern. He stated the uses in the area were commercial at the intersection of the two arterials, stepping down to office uses to the west of the proposed site. He stated he felt the request for the current application was in compliance with the City's adopted Land Use Plan by 7 March 3, 2005 SUBDIVISION ITEM NO.: 13.1 Cont. FILE NO.. Z -7503-A allowing a step down in intensity of uses. He stated the proposal included the development of a predominately office development with a small portion of the development being allowed commercial activity. Doctor McGrew addressed the Commission with questions. He stated he did not wish to leave his current home and if the development were approved he would request proper buffers and screening to protect his residence. He stated he would request an eight foot privacy fence along the adjoining property line to shield his home for the non- residential activity. Mr. Nathan Culp addressed the Commission in opposition of the proposed request. He stated he was President of the Westbury Neighborhood Association and his neighborhood was opposed to the rezoning of the site to allow commercial activity. He stated he felt the rezoning was a violation of the City's current ordinances. He stated he felt the proposed development would have an adverse impact on adjoining properties by the expansion of the existing commercial node. He stated he also felt a C-3 use in Transitional would only increase traffic in the area taxing the existing street network. Ms. Kathleen Oleson addressed the Commission in opposition of the proposed request. She stated she was representing the League of Women's Voters of Pulaski County and the League was opposed to the request. She stated only two years ago the Land Use Plan was amended from Transition to Suburban Office to allow for redevelopment of the site. She stated she did not feel commercial was appropriate for the site. Mr. Joe White stated the applicant was willing to amend his application to place an eight foot fence along the adjoining property line with Dr. McGrew. He stated he did not feel the placement of the indicated restaurant would. be any more intense than an office development on the site during am and pm peak hours. He stated the applicant was not requesting the placement of a menu order board on the site. He stated the proposal did include a drive -up window to allow call ahead orders to be retrieved from the individual's car. There was a general discussion concerning the current traffic counts in the area and if staff felt the development would generate traffic counts similar to an office development. Staff stated the current traffic count adjacent to the site was roughly 20,000 vehicles per day. Staff stated the street was nearing design capacity. Staff also stated the development would generate additional traffic in the area but they felt the traffic counts would be similar to an office development on the site. Staff reminder the Commission that they reviewed an amendment package for the Future Land Use Plan at their previous meeting and no change for the site was recommended. Staff stated the goal had been not to create a linear commercial pattern along Cantrell Road. 0 March 3, 2005 . SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z -7603-A There was a general discussion concerning the appropriateness of the use for the site. Commissioner Rector stated he felt the development did allow for the stepping down of intensity of uses from the intersection of Taylor Loop Road and Cantrell Road to the creek located to the West. A motion was made to approve the rezoning request to allow the placement of a restaurant facility without a menu board and only a drive -up pickup window on proposed Lot 1 and an office -development containing 0-3, General Office District uses on proposed Lot 2 and the amendment to place an eight foot wood fence along the property line adjoining Dr. McGrew's property. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. 9 ITEM NO.: 10 FILE NO.: Z -7603-A NAME: PDC Company Short -form POD LOCATION,: located North of Cantrell Road, 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. Provide details of the proposed dumpster screening on the proposed site plan. 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. 7. Provide the proposed building coverage in the general notes section of the site plan. 8. Provide a narrative outline of measures to be taken to preserve any undisturbed buffer areas. 9. The proposed site plan indicates a building setback of 80 -feet. The Highway 10 DOD typically requires a 100 -foot building setback. 10. Provide a proposed development schedule and a phasing plan. 11. Provide details of proposed pedestrian circulation through the site. Variance/Waivers: None requested. Public Works: 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 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 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residentially zoned properties to the north. Revised_plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 3, 2004. ITEM NO.: 10 FILE NO.: Z -7603-A NAME: PDC Company Short -form POD LOCATION: located North of Cantrell Road, West of Taylor Loop Road Planning Staff Comments - 1 . omments: 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. Provide details of the proposed dumpster screening on the proposed site plan. 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. 7. Provide the proposed building coverage in the general notes section of the site plan. 8. Provide a narrative outline of measures to be taken to preserve any undisturbed buffer areas. 9. The proposed site plan indicates a building setback of 80 -feet. The Highway 10 DOD typically requires a 100 -foot building setback. 10. Provide a proposed development schedule and a phasing plan. 11. Provide details of proposed pedestrian circulation through the site. VarianceNVaivers: None requested. Public Works: 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 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 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required where adjacent to residentially zoned properties to the north. Revised plat/plan : Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 3, 2004.