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HomeMy WebLinkAboutZ-7603-B Staff AnalysisJune 22, 2006 ITEM NO.: E NAME: 14910 Cantrell Road Revised Short -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Collier -Dickson Flake Partners 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 FNC-,INFFR' White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING Z -7603=B NUMBER OF LOTS: 4 FT. NEW STREET: 400 LF POD and R-2, Single-family Restaurant/Office and Single-family residential PCD PROPOSED USE: Restaurant Development VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Planning Commission Public Hearing.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 3.58 acres located along the western portion of this site. Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005, established PDC -Company Short -form POD. The request included the development of a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of the proposed lots and an office building on the second lot. Lot 1 would develop with a drive-through restaurant containing 3,000 square feet and Lot 2 would develop with 21, 000 square feet of office space and 8,200 square feet of commercial space. The overall June 22, 2006 SUBDIVISION f cif 1 iiUNMAffcoriTii� FILE NO.: Z -7603-B percent for each use on the site was sixty-five percent office and thirty-five percent commercial. The development has not been constructed. A. PROPOSAL/REQUEST: The owners of 14910 Cantrell Road are now proposing a rezoning of the site from R-2, Single-family and POD to PCD to allow a four lot subdivision with a combination of sit-down and drive-thru restaurants. The lots vary in size from 1.3 acres to 2.5 acres: Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac will be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer is requesting the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40 -foot access and utility easement is proposed from the cul-de-sac to a property located to the east of the site. This site was approved as a PCD to allow the construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east will allow circulation between developments and limit the need for vehicles to access Cantrell Road from the current development site. Placement of the access easement will allow vehicles from as far west as Regions Bank to access the existing traffic signal for protected left turns. The Highway 10 Design Overlay District standards will be complied with as nearly as possible. In order to facilitate a smaller type restaurant along the Highway 10 Corridor, smaller lots need to be developed. Also, the developer would like to plat the lots individually as the market demands. B. EXISTING CONDITIONS: The site contains an occupied single-family home on the eastern portion of the property and the homes on the western portion of the property have been removed. To the east of the site is the Wal -Greens development and Catfish City is 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 received several informational phone calls from area residents. The Westchester-Heatherbrae and the Westbury Neighborhood Associations, the Pankey Improvement Association and the Secluded Hills Property Owners Association along with all owners of property located within 2 June 22, 2006 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7603-B 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. Five (5) foot sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and proposed Regions Road. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Sidewalks with appropriate handicap ramps are required to be constructed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 9. If this development is to share access with the property to the east, the entire shared access easement including the property to the east should be designed as a standard commercial street with a 60 foot right-of-way, 36 feet of pavement, curb, gutter, and sidewalks. 10. The proposed driveway (Regions Road, and Cantrell Road) must be re- designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must be provided to eliminate left turn movements into and out of driveway. 11. The intersection of Regions Road and the access easement has a total of six (6) entrances/exits meeting at one point which creates too many conflict points. Redesign to reflect a standard intersection with four (4) legs. Contact Traffic Engineering at 379-1816. 12. Driveway located at rear of Walgreens should be removed. 3 June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-13 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 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. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Countv Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed for this property. The applicant has applied for a PCD for four lots with the potential for restaurant uses. The request does not require a change to the Land Use Plan. Mixed Use allows for 100% commercial as a PCD. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: The closest bike rout to the site is A Class 1 bike route is located CI June 22, 2006 SUBDIVISION ITEM NO.: E [Cont.] FILE NO.: Z -7603-B along Taylor Loop Road to the south of Cantrell. Citv 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 these objectives relevant to this case: "Preserve the Highway 10 Design Overlay District" and "Vigorously enforce the ordinance for the preservation of trees." The specifics of the plan will be the determining factor as to whether the objective is met. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. This site is being reviewed as a unified development. 3. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 4. The land use buffer requirement along the northern perimeter of the site is an average of thirty six foot (36) in width. Seventy percent (70%) of this buffer is to remain undisturbed. 5. Additional screening may be required next to the residentially zoned properties depending upon existing conditions. If applicable, either a six (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, southern, and western perimeters of the site. 6. Berming is encouraged along Scenic Highway 10. 7. A minimum of nine foot (9) landscape strip is required between each platted lot. Therefore, there should be a minimum of eighteen foot (18) between lots 1 and 2. 8. Along Regions Road a minimum nine foot (9) wide landscaping strip is required to separate the proposed road from the platted lots. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated indicated Lot 1 did not meet the two (2) acre minimum lot size established 5 June 22, 2006 SUBDIVISION ITEM NO.: E {Cont. FILE NO.: Z -7603-B by the Highway 10 Design Overlay District. Staff stated the site plan indicated access to the property to the east and questioned if the adjoining property owner was agreeable to allowing access through their site. Staff stated they had concerns with the indicated access since parking had been designed to back -into the indicated access easement, which was not typically allowed. Staff questioned if the indicated road was proposed as a public or private roadway. Public Works comments were addressed. Staff stated the indicated street location did not allow for adequate sight distance and recommended a right- in/right-out drive onto Cantrell Road. Staff also stated the intersection of Regions Road and the access easement had a total of six (6) entrances/exits meeting at one point which created too many conflict points. Landscaping comments were addressed. Staff stated the site plan did not provide the required land use buffer along the perimeters of the property as required by the Highway 10 Design Overlay District. Staff stated interior landscaping was not adequate to meet the typical minimum Highway 10 Design Overlay District standards and requested the applicant provide a minimum of nine (9) feet of landscaping along the proposed lot lines and street frontages other than Highway 10. Staff noted a 40 -foot landscaping strip would be required along Highway 10 to comply with the minimum ordinance standards. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 site plan to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The revised site plan indicates the proposed roadway will be a new public street. The applicant has redesigned the site plan to limit the accesses to the new street and provided additional landscaping in most areas of the proposed site plan. Lot 1 is proposed with a total lot area of 1.28 acres and a total building area of 4,100 square feet. There are 48 parking spaces proposed for this lot. The total building coverage proposed for Lot 1 is 7.36 percent. Lot 2 is proposed with a total lot area of 1.79 acres and a total building area of 7,000 square feet. The site includes the placement of 103 parking spaces. The building coverage proposed for Lot 2 is 8.98 percent. Lot 3 is proposed with a total lot area of 1.94 acres and total building area of 6,600 square feet. There are 111 parking spaces proposed to serve Lot 3. The building coverage proposed for Lot 3 is 7.80 percent. Lot 4 is proposed with. a total lot area of 2.36 acres and total building area of 7,200 square feet. There are 140 parking spaces proposed for Lot 4 and 0 June 22, 2006 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7603-B the total building coverage proposed is 7.01 percent. The lots are proposed to be phased based on market demand. The Highway 10 Design Overlay District typically requires a minimum development tract size of not less than two (2) acres. The hours of operation for the facility are proposed from 6:00 am to midnight daily. The dumpster hours of service have been limited to 7:00 am to 7:00 pm. The applicant has indicated the menu and order boards will be screened per typical minimum ordinance standards and the volume will be such that the sound is not audible from adjacent properties. The site plan indicates the placement of a single development sign within the front yard area of Cantrell Road. The sign will not exceed ten feet in height and one hundred square feet in area. Building signage is proposed as allowed typically in commercial zones or a maximum of ten percent of the fagade area of the proposed buildings located adjacent to the roadways. The site plan indicates the placement of a dumpster location on each of the proposed lots. The dumpster locations for proposed Lots 2 and 3 have been indicated along the northern perimeter, adjacent to residentially zoned property. Although the property is currently vacant, staff still is not supportive of the placement of dumpsters so near single-family zoned property. The revised site plan indicates the placement of a 40 -foot access and utility easement extending from the new public street to the east to connect with a commercial development which is currently under construction. The property to the east is zoned PCD and a strip retail center was approved for construction. The parking approved for the site plan allowed parking stalls along the north and south sides of this proposed access and utility easement. If this connection is approved there will be a number of cars backing into this access and utility easement. The eastern site plan was approved to allow approximately 25 parking spaces to back into the easement along the southern perimeter and 13 spaces along the northern perimeter of the drive. Staff is not supportive of this request. Typically backing into a service and access easement is prohibited when the service and access easement is functioning as a street. In previous cases staff has supported the allowance of backing into the access easement when parking was controlled or there were a limited number of parking spaces. In addition the applicant's proposed site plan indicates a connection from proposed Lot 3 along the northern perimeter of the adjoining property. The eastern PCD was approved with no access or parking along the northern perimeter. The request includes a revision to the previously approved PCD to the east and the eastern property is not included in the current application request. 7 June 22, 2006 SUBDIVISION ITEM NO.: E The revised site plan indicates the placement of buffers and landscape strips in most areas sufficient to meet the typical minimum ordinance standards. A 36 - foot wide average buffer has been indicated along the northern perimeter. A 25 - foot average landscape strip has been indicated along the western perimeter of Lot 2 and along the eastern perimeter of Lot 4, as required by typical minimum ordinance standards. Proposed Lot 1 indicates the placement of an 11 foot landscape strip, less than the 25 -foot average landscape strip, typically required per the Highway 10 Design Overlay District. A 40 -foot landscape strip has been located along Cantrell Road to meet the typical minimum Design Overlay District requirement. Staff is not supportive of the application as filed. Staff has concerns with the proposed development. The site is shown as Mixed Use on the City's Future Land Use Plan, which typically allows for a mixed-use development of residential, office and commercial uses. The development as proposed does not give the appearance or feel of a mixed use development. As proposed, the site appears to be building and paving with little consideration given to enhancement of the site such as with the addition of landscaping or design elements. In addition, the proposed site plan indicates accessing a previously approved PCD to the east and making modifications to the previously approved PCD without the eastern property being a part of the application request. AFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated March 16, 2006, requesting a deferral of the item to the May 11, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. Ei June 22, 2006 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7603-B PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Mr. Joe White was present representing the owners. He stated the developers were proposing the development of the site with four restaurants adjacent to a commercial node. He stated the proposed request was an expansion of the existing node and the uses to the west were office uses allowing a transition between the uses and the residential uses further west. He stated the developers had worked with staff reducing the density of the development and the square footage of the buildings and he felt the overall layout was an asset to the corridor. He stated he did not realize the property to the east would require a revision to allow access to the proposed development. He stated the impact on the traffic of the proposed restaurant site would be limited with the placement of the restaurants. He stated with an office development the impact would be greatly impact during peak times. Mr. Robert McGrew addressed the Commission on the merits of the request. He stated his home was located in a commercial node and he felt the rezoning was appropriate. He stated the Commission had recently approved a request to allow a restaurant across from his home. He stated when he and his wife moved to the area the area was rural. He stated since that time the corridor had expanded and there were businesses located all around his home. He stated Taylor Loop was currently slated for widening which would further generate increased traffic in the area. He stated the access to the east was necessary to allow patrons to access the traffic signal safely. He stated he lived in the middle of a commercial node and there was no reasonable way to think the property would not develop as a commercial use. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters had traditionally supported the Highway 10 Design Overlay District. She stated the site was shown on the plan as Mixed Use which allowed flexibility to allow creatively for development. She stated the proposed development was not creative non was it a mixed use development. 9 June 22, 2006 SUBDiViSION ITEM NO.: E Cont.) FILE NO.: Z-760 Mr. Price Gardner addressed the Commission on behalf of the applicant. He stated to the west of the site was office uses. He stated the proposed request was an expansion of an existing commercial node located to the east. He stated the development would offer a transition to the west. He stated the development was in compliance with landscaping and setbacks as established by the ordinance. There was a general discussion concerning the proposed development and the importance of the access to the east. Mr. Gardner stated the access was important to provide an alternative access for patrons exiting the development. Questions were raised concerning the hours of operation. Mr. Gardner stated the hours had been included in the application from 6:00 am to midnight. He stated the facilities were proposed as sit down restaurants with one drive-through. The Commission questioned if the development to the east should not be considered before approval of the request to allow access. Staff stated the PCD to the east would require a revision prior to allowing the proposed driveway access. There was also a general discussion concerning the proposed density of the development. The Commission indicated the density issue would not be addressed even if access was approved through the adjoining site. A motion was made to approve the request. The motion failed by a vote of 1 ayes, 9 noes and 1 absent. 10 'tM�t 6, ITEM NO.: 19 Z 7603-8� NAME: 14910 Cantrell Road Revised Short-form PCD LOCATION: located at 14910 Cantrell RoadJAV 1 4, 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. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. Any site lighting must comply with the Highway 10 Design Overlay District including parking lot lighting that is designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway 10 corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhood. 3. The property to the east is zoned PCD. Please correct the site plan to indicate the PCD zoning for each of the indicated three lots. 4. Will the parking areas and drives provide cross access and parking within the development. 5. Lot 1 is indicated at less than the two acre minimum established by the Highway 10 Design Overlay District. 6. Provide the days and hours of operation for the proposed development in the general notes section of the site plan. 7. Indicate all signage being proposed. The Highway 10 Design Overlay District typically allows for a single development sign a maximum of ten feet in height and 100 square feet in area. 8. Is Regions Road public or private? 9. Have approvals been secured from the adjoining property owner to allow access to the "Wal -Greens" site? If so please provide a copy of the written agreement to staff. 10. Provide details of the proposed retaining wall indicated on the site plan (total height). 11. Will the indicated landscape/land use buffers remain as undisturbed? If not indicated the locations of buffer areas which will be disturbed and the percent to remain undisturbed. 12.The rear dumpsters have been indicated adjacent to residentially zoned property. Relocate the dumpsters away from the residentially zoned property. Provide a note concerning the required screening of the dumpsters on the site plan. Will there be limits placed on the hours of dumpster service? If so indicate the hours of dumpster service in the general notes section of the site plan. Variance/Waivers: None requested. Public Works Conditions: Item # 19 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right- of-way does not exist for the entire frontage of Cantrell Road. 2. Five (5) foot sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and proposed Regions Road. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Sidewalks with appropriate handicap ramps are required to be constructed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 9. If this development is to share access with the property to the east, the entire shared access easement including the property to the east should be designed as a standard commercial street with a 60 foot right-of-way, 36 feet of pavement, curb, gutter, and sidewalks. 10. The proposed driveway (Regions Road, and Cantrell Road) must be re -designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must be provided to eliminate left turn movements into and out of driveway. 11. The intersection of Regions Road and the access easement has a total of six (6) entrances/exits meeting at one point which creates too many conflict points. Redesign to reflect a standard intersection with four (4) legs. Contact Traffic Engineering at 379-1816. 12. Driveway located at rear of Walgreens should be removed. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easement, if service is required for the project. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy Center -Point Energy_: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in Item # 19 order to provide service to portions of this property. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. CountV Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning_ Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 19