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Home My WebLink AboutZ-7667-A Staff AnalysisJanuary 9, 2020 ITEM NO.: B FILE NO.: Z -7667-A NAME: HWY 10 Business Park Revised Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Justin Bentley Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: The 14410, LLC./Owner Justin Bentley/Agent SURVEYOR/ENGINEER: White-Daters & Associates/Surveyor AREA: 3.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: PCD—Planned Commercial Development ALLOWED USES: Lawn care/la ndscape business without outdoor storage, real estate and appraisal office, pest control office, general contractor's office without outdoor storage PROPOSED ZONING: PCD PROPOSED USE: Janitorial services business without outdoor storage and personal training center VARIANCE/WAIVERS: None January 9, 2020 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -7657-A i i^A i Nli�iG COM a �lr 0 %JI l tins N. 0• ri 1a 1ISSiON ACI ]OXY. (I'y0`VEIV'I�LJER 21, 2x19) The applicant was not present. There were no registered objectors present. Staff informed I I led tl ie commission i that staff HQU been Mande aware of site access concerns nc=rlinn +% km resol�.eri' therefnre gtnff iS ref nesting the item hedeferred to the 11L LAII lltj LV v 1 1 —1 .� L i,..,...... n I)nnn �'r.r. there �Li�o nn fl lrfhor r�licrl Iccinn Tho itmm Miac nine-Pri nn thin Janua }/ a, LVGV meeting. I IIGIG AiY a IIV ILAILI IL.1 LAwvaA..avlvll. �+r•—•��^ consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent. STAFF UPDATE AND RECOMMENDATION: A request to withdraw this item without prejudice was received by staff on December 23, 2019. Staff recommends approval of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) ___Thea 3plicant was not present. There were no registered objectors present. Staff informed the commission that staff receiWeT a request to withdraw fhe item without prejudice on December 23, 2019. There was no further discussion,. f he item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes, and absent. 2 November 21, 2019 ITEM NO.: B FILE NO.: Z -7667-A NAME: HWY 10 Business Park Revised Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Justin Bentley Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT The 14410, LLC./Owner Justin Bentley/Agent SURVEYOR/ENGINEER: White-Daters & Associates/Surveyor AREA: 3.70 acres WARD: 4 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING. NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 PCD—Planned Commercial Development Lawncare/landscape business without outdoor storage, real estate and appraisal office, pest control office, general contractor's office without outdoor storage PCD PROPOSED USE: Janitorial services business without outdoor storage and personal training center VARIANCE/WAIVERS: None. November 21, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -7667-A BACKGROUND: The current PCD was established in 2004. The PCD allowed for the use of the property as a lawncare/landscaping business without outdoor storage, a real estate office, general contractor's office without outdoor storage, and pest control office. The property was previously used as a facility for the repair of concrete trucks. This use was conducted in an accessory structure located toward the rear of the parcel. A single- family structure on the site was used for an office. The property continues to be used for a pest control office. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT The potential property buyer would like to amend the current PCD to allow for a janitorial services business without outdoor storage and a personal training center. The personal training center would not be a high volume gym, but rather a place for private client to come for individual training with the owner. The site includes an office building containing approximately 2,300 square feet and 3,200 square foot warehouse. The office building would be utilized for the janitorial services company, while the warehouse would be used for personal training. There are no plans for additional development on the site. B. EXISTING CONDITIONS - 1 . ONDITIONS: 1. As noted, the site is developed with two structures: a building constructed for use as a residence, subsequently converted to office use and an industrial building situated behind the building containing the office. This property connects to Cantrell Road via an access easement through the abutting property to the south. 2. The southernmost portion of the property is located within the Highway 10 Scenic Corridor Design Overlay District. 3. The property to the east has been developed with a mini -warehouse use and retail strip. 4. A single-family residential subdivision is situated to the west. 5. Another single-family residential subdivision on larger lots has been developed to the north. 6. The parcel to the south abutting Cantrell Road is undeveloped. 6 November 21, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7667 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a letter from the owner of the property to the south encumbered with the access easement. The owner registers his opposition to the request. The opposition is centered on the addition of any uses that would further increase traffic on the 10 -foot easement used by the subject property to access Cantrell Road No other comments from area property owners or neighborhood associations have been received. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Westbury and Pinnacle Valley neighborhood associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- ONDITIONS: None- None. E. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING - Little Rock Water Reclamation Authority: Sewer Available to this site. Entergy Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. A single-phase line is located along the west side of the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) MAY BE required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually 3 November 21, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -7667-A thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. n November 21, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO_: Z -7667-A Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyQlittlerock.orct or Steve Crain at 501-371-4875; scrain(E�Iittlerock. gov Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro. No comment. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi -family residential 5 November 21, 2019 SUBplVlSkON ITEM NO.: B Cont. FILE NO.: Z -7567-A and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for a revision of a PCD (Planned Commercial District) to allow janitorial services business and personal training center as permitted in the existing building. This request is within the Highway 10 Design Overlay District. Master Street Plan: To the south of the property is Cantrell Road and it is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell ain ht ID R�°ada�d may require it is rstreetlArterial. This improvements street may require dedication right-of-way for entrances and exits to the site. Bic cle Plan: A Class 1 Bike Lane is shown along Cantrell Road. A Bike Path is to be a paved path physically sepded a Ninefor t paths a ee use of crecomdme ded ditional right -of - to allow way or an easement is recomm for pedestrian use as well (replacing the sidewalk). H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019 The applicant was present. Staff presented the item to the committee. Planning staff requested information on proposed signage. A second comment was regarding the typical vehicles on site and coming to the site and the intensity of traffic, such as the number of employees, visiting clients and any group instruction proposed. Public Works had no comments. Landscape comments were generally noted. The applicant was informed responses were to be received by September 25, 2019. The committee forwarded the item to the full commission. ANALYSIS: The applicant followed up the Subdivision Committed by providing additional information in response to the comments. At this time, it is proposed for the existing signage to be refaced. Any new signage would conform to the standards for signs in commercial districts and the provisions of the Highway 10 Scenic Corridor Design Overlay District. A November 21, 2019 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -7667-A No vehicles would be stored on the site and no commercial vehicles would be used in conjunction with the janitorial business. The traffic volume would be no more than 20-30 employee or client automobiles coming to the site on a typical day. The 10 -foot access easement should be sufficient to handle this amount of traffic to the site. The re -use of this property as a janitorial business with no outdoor storage and a personal training facility would be compatible as a transition between higher intensity commercial uses to the east and the single-family subdivisions to the west and north. TAFF RECOMMENDATION - Staff recommends approval of the PCD subject to compliance with the comments and conditions outlined in paragraphs D, E, and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that staff had been made aware of site access concerns needing to be resolved; therefore, staff is requesting the item be deferred to the January 9, 2020 meeting. There was no further discussion. The item was placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent. 7 October 10, 2019 ITEM NO.: 8 NAME: HWY 10 Business Park Revised Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Justin Bentley Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: The 14410, LLC./Owner Justin Bentley/Agent SURVEYOR/ENGINEER: White-Daters & Associates/Surveyor AREA: 3.70 acres WARD: 4 CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: VARIANCE/WAIVERS: NUMBER OF LOTS: 1 PLANNING DISTRICT: 1 PCD FILE NO.: Z-7667 FT. NEW STREET: 0 LF CENSUS TRACT: 42.05 Lawncare/landscape business without outdoor storage, real estate and appraisal office, pest control office, general contractor's office without outdoor storage PCD Janitorial services business without outdoor storage and personal training center None Staff received a request from the applicant on September 24, 2019 to defer this item to November 21, 2019. Staff recommends approval of the deferral request. October 10, 2019 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -7667-A PLANNING COMMISSION ACTION - (OCTOBER 10, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that on September 24, 2019, the applicant requested to defer this item to November 21, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the November 21, 2019 agenda. The vote was 9 ayes, 0 noes, and 2 absent. K October 10, 2019 ITEM N NAME: HWY 10 Business Park Revised Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Justin Bentley Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: The 14410, LLC./Owner Justin Bentley/Agent SURVEYOR/ENGINEER: White-Daters & Associates/Surveyor AREA: 3.70 acres WARD: 4 CURRENT ZONING ALLOWED USES: OPOSED ZONING PROPOSED USE: VARIANCE/WAIVERS UMBER OF LOTS: 1 PLANNING DISTRICT: 1 s FILE NO.: Z -7667-A FT. NEW STREET: 0 LF CENSUS TRACT: 42.05 Lawn care/landscape business without outdoor storage, real estate and appraisal office, pest control office, general contractor's office without outdoor storage PCD Janitorial services business without outdoor storage and personal training center None Staff received a request from the applicant on September 24, 2019 to defer this item to November 21, 2019. Staff recommends approval of the deferral request. .. October 10, 2019 SUBDIVISION ITEM NO.: 8 (Cont. PLANNING COMMISSION ACTION FILE NO.: Z -7667-A (OCTOBER 10, 2019) The applicant was not present. There were no registered objectors present. Staff informed the commission that on September 24, 2019, the applicant requested to defer this item to November 21, 2019. Staff recommends approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and deferred to the November 21, 2019 agenda. The vote was 9 ayes, 0 noes, and 2 absent. 2