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HomeMy WebLinkAboutZ-7699 Staff AnalysisFILE NO.: Z-7699 NAME: HWY 10 Executive Suite Short -form POD LOCATION: Located at 16601 Cantrell Road DEVELOPER: Parkhill Partnership LLC 11500 Rodney Parham, Suite 15 Little Rock, AR 72212 ENGINEER: Crafton, Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 0.44 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -•C FT. NEW STREET: 0 ROPOSED USE: 0-3, General and Professional Office VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to construct a 5600 square foot office building and associated parking on a 0.44 acre lot. Fourteen parking spaces are proposed. In order to serve the property, water and sanitary sewer mains will be extended to serve the site. The proposed site plan indicates signage consistent with signage allowed in the Highway 10 Design Overlay District or a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The FILE NO.: Z-7699 applicant has indicated 0-3, General Office uses will be utilized as uses for the site. The office hours are proposed as 8:00 am to 5:00 pm Monday through Friday. The maximum building height proposed is 30 -feet. The site plan includes the placement of a dumpster on the site along the eastern boundary. B. EXISTING CONDITIONS: The site once contained a manufactured home but is now a vacant lot. There are non-residential uses located to the west of the site in the form of converted single-family structures to office and commercial businesses. To the east of the site is a vacant tract with an area further east used as a residence and small sandblasting business. The area south of the site is a newly developing single- family subdivision accessed from South Katilus Road. C. NEIGHBORHD0D COMMENTS: The Johnson Ranch Neighborhood Association, the Westbury Property Owners Association, all residents located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. No survey or proposed dedication is provided to document compliance. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. All driveways shall be concrete aprons per City Ordinance. Plans should show if an existing AHTD apron is to be used or if this is a new apron. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property and any proposed piping. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Plans for all work in the 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) and AHTD, District 6. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 2 FILE NO.: Z-7699(Cont.) Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. 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 Capital Investment Charge based on the size of the meter 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. Fire Department: Approved as submitted. CountPlannin : No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a two-story office building. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan Landsca e: The plan submitted does not provide for the average 25 -foot wide landscape buffers required along the eastern and western perimeters of the site by the Highway 10 Overlay District Ordinance nor the minimum 6 -foot 9 -inches along the eastern perimeter required by the Landscape Ordinance. Additionally, the plan submitted does not allow for the eight -percent interior landscaping required within the interior of the paved area nor the building landscaping required by the Landscape Ordinance. A 6 -foot high screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters of the site. K FILE NO.: Z-7699 Cont. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) The applicant 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 requested the applicant provide signage complete with the proposed details including height, area and location and the proposed uses of the building. Public Works comments were addressed. Staff stated storm water detention would be required for the proposed development. Staff also questioned if an existing driveway apron would be utilized or if a apron would be installed. Landscaping comments were addressed. Staff stated the indicated landscape areas did not meet the typical Highway 10 Design Overlay requirements. Staff also noted the site plan did not allow the eight percent interior landscaping required by the Landscape Ordinance. Staff noted screening would be required along the eastern and southern perimeters. Staff stated the western perimeter of the site was zoned non - residentially. 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 August 5, 2004 Subdivision Committee meeting. The applicant has indicated screening will be provided along the eastern perimeter of the site with a six foot wood fence. The applicant has indicated the southern perimeter currently has a wood fence in place. The applicant is requesting to utilize the existing fence as their screening requirement. Staff is supportive of this request. The area to the west is currently zoned PD -0 which would not typically require screening. The applicant has indicated the use of the site as 0-3, General Office District uses., The site plan includes the placement of fourteen parking spaces consistent with the typical number of parking spaces required for an office development. The building is proposed as a two story building with a total square footage of 5600 square feet and a maximum building height of 30 -feet. Based on one space per four hundred square feet the minimum parking required would be fourteen spaces. Staff is supportive of the applicant's proposed parking. 4 FILE NO.: Z-7699 The applicant has indicated a dumpster on the proposed site plan. The applicant has also indicated the dumpster will be enclosed with a six foot wood fence per the ordinance requirement. Staff is supportive of the proposed dumpster placement and proposed screening. The applicant has indicated the placement of a single monument style sign to be located in the front yard area. The sign proposed as a maximum of ten feet in height and one hundred square feet in sign area. The proposed signage is consistent with signage allowed in the Highway 10 Design Overlay District. Staff is supportive of the proposed signage. The applicant has increased the minimum landscape strip along the eastern perimeter to 6 -feet 9 -inches require by the Landscape ordinance. The applicant has also included the placement of the eight percent interior and the building landscaping as required by the landscape ordinance will cause the site to be limited as an office development. The applicant has indicated they will seek relief from the City Beautiful Commission as well as from the Commission from this requirement. The applicant is requested a reduced landscape strip along the eastern, western and southern property lines. The proposed site plan indicates the placement of a forty -foot landscape area in the front yard and a one hundred foot building setback from Highway 10. Both are consistent with the Highway 10 Design Overlay District. The applicant has indicated a 25 -foot side yard setback along the eastern property line and twelve - foot building setback along the western property line. The rear yard setback is proposed as 25 -feet. The Highway 10 Design Overlay District typically requires the placement of a 40 -foot building setback from the rear property line and a 30 - foot building setback from the side yard. In addition the ordinance typically requires the placement of a 25 -foot landscape strip along the sides and rear yard areas. Staff is supportive of the reduced design standards. The applicant has indicated the front setbacks and landscaped areas consistent with the Highway 10 Design Overlay District requirements. The site is a relatively small site and meeting the minimum requirements would be difficult at best. The lot was preexisting prior to the adoption of the Highway 10 Design Overlay District and staff feels through the filing of the POD zoning the negative impacts will be minimized. Staff is supportive of the applicant's request. The site is shown as Transition on the City's Future Land Use Plan, which allows for the development of office uses. Staff feels the proposed request is consistent with the development pattern in the area but staff has some concerns with the placement of a two story building in close proximity to single-family residential. Staff feels the limiting of doors and windows on the second floor of the structure should minimize the impact of adjoining properties. If proper protection is given to those adjoining homes staff does not feel the development of the site with a two story office building will have a significant impact on adjoining properties. 5 FILE NO.: Z-7699 STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the applicant not be allowed any openings on the second floor of the structure other than those required by fire code. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation the applicant not be, allowed any openings on the rear of the second floor of the structure other than those required by fire code. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 August 26, 2004 ITEM NO.: 26 NAME: HWY 10 Executive Suite Short -form POD LOCATION: Located at 16601 Cantrell Road DEVELOPER: Parkhill Partnership LLC 11500 Rodney Parham, Suite 15 Little Rock, AR 72212 ENGINEER: Crafton, Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 0.44 Acres URRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -m FILE NO.: Z-7699 FT. NEW STREET: 0 0-3, General and Professional Office VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSALIREQUEST: The applicant proposes to construct a 5600 square foot office building and associated parking on a 0.44 acre lot. Fourteen parking spaces are proposed. In order to serve the property, water and sanitary sewer mains will be extended to serve the site. The proposed site plan indicates signage consistent with signage allowed in the Highway 10 Design Overlay District or a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The applicant has indicated 0-3, General Office uses will be utilized as uses for the site. The office hours are proposed as 8:00 am to 5:00 pm Monday through August 26, 2004 SUBDIVISION ITEM NO.:. 26 (Cont.) FILE NO.: Z-7699 Friday. The maximum building height proposed is 30 -feet. The site plan includes the placement of a dumpster on the site along the eastern boundary. B. EXISTING CONDITIONS: The site once contained a manufactured home but is now a vacant lot. There are non-residential uses located to the west of the site in the form of converted single-family structures to office and commercial businesses. To the east of the site is a vacant tract with an area further east used as a residence and small sandblasting business. The area south of the. site is a newly developing single- family subdivision accessed from South Katilus Road. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association, the Westbury Property Owners Association, all residents located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. No survey or proposed dedication is provided to document compliance. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. All driveways shall be concrete aprons per City Ordinance. Plans should show if an existing AHTD apron is to be used or if this is a new apron. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property and any proposed piping. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Plans for all work in the right-of-way shall be submitted for approval prior tc 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) and AHTD, District 6. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 2 August 26, 2004 SUBDIVISION ITEM NO.: 26 (Cont.1 FILE NO.: Z-7699 Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. 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 Capital Investment Charge based on the size of the meter 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. F. ISSUESJTECHNICAL/DESIGN: Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a two-story office building. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan Landscape: The plan submitted does not provide for the average 25 -foot wide landscape buffers required along the eastern and western perimeters of the site by the Highway 10 Overlay District Ordinance nor the minimum 6 -foot 9 -inches along the eastern perimeter required by the Landscape Ordinance. Additionally, the plan submitted does not allow for the eight -percent interior landscaping required within the interior of the paved area nor the building landscaping required by the Landscape Ordinance. August 26, 2004 SUBDIVISION ITEM NO.: 26 (Cont. FILE NO.: Z-7699 A 6 -foot high screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters of the site. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) The applicant 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 requested the applicant provide signage complete with the proposed details including height, area and location and the proposed uses of the building. Public Works comments were addressed. Staff stated storm water detention would be required for the proposed development. Staff also questioned if an existing driveway apron would be utilized or if a apron would be installed. Landscaping comments were addressed. Staff stated the indicated landscape areas did not meet the typical Highway 10 Design Overlay requirements. Staff also noted the site plan did not allow the eight percent interior landscaping required by the Landscape Ordinance. Staff noted screening would be required along the eastern and southern perimeters. Staff stated the western perimeter of the site was zoned non - residentially. 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 August 5, 2004 Subdivision Committee meeting. The applicant has indicated screening will be provided along the eastern perimeter of the site with a six foot wood fence. The applicant has indicated the southern perimeter currently has a wood fence in place. The applicant is requesting to utilize the existing fence as their screening requirement. Staff is supportive of this request. The area to the west is currently zoned PD -0 which would not typically require screening. The applicant has indicated the use of the site as 0-3, General Office District uses. The site plan includes the placement of fourteen parking spaces consistent with the typical number of parking spaces required for an office C! August 26, 2004 SUBDIVISION ITEM! NO.: 26(Cont,)FILE NO.: Z-7699 development. The building is proposed as a two story building with a total square footage of 5600 square feet and a maximum building height of 30 -feet. Based on one space per four hundred square feet the minimum parking required would be fourteen spaces. Staff is supportive of the applicant's proposed parking. The applicant has indicated a dumpster on the proposed site plan. The applicant has also indicated the dumpster will be enclosed with a six foot wood fence per the ordinance requirement. Staff is supportive of the proposed dumpster placement and proposed screening. The applicant has indicated the placement of a single monument style sign to be located in the front yard area. The sign proposed as a maximum of ten feet in height and one hundred square feet in sign area. The proposed signage is consistent with signage allowed in the Highway 10 Design Overlay District. Staff is supportive of the proposed signage. The applicant has increased the minimum landscape strip along the eastern perimeter to 6 -feet 9 -inches require by the Landscape ordinance. The applicant has also included the placement of the eight percent interior and the building landscaping as required by the landscape ordinance will cause the site to be limited as an office development. The applicant has indicated they will seek relief from the City Beautiful Commission as well as from the Commission from this requirement. The applicant is requested a reduced landscape strip along the eastern, western and southern property lines. The proposed site plan indicates the placement of a forty -foot landscape area in the front yard and a one hundred foot building setback from Highway 10. Both are consistent with the Highway 10 Design Overlay District. The applicant has indicated a 25 -foot side yard setback along the eastern property line and twelve - foot building setback along the western property line. The rear yard setback is proposed as 25 -feet. The Highway 10 Design Overlay District typically requires the placement of a 40 -foot building setback from the rear property line and a 30 - foot building setback from the side yard. In addition the ordinance typically requires the placement of a 25 -foot landscape strip along the sides and rear yard areas. Staff is supportive of the reduced design standards. The applicant has indicated the front setbacks and landscaped areas consistent with the Highway 10 Design Overlay District requirements. The site is a relatively small site and meeting the minimum requirements would be difficult at best. The lot was preexisting prior to the adoption of the Highway 10 Design Overlay District and staff feels through the filing of the POD zoning the negative impacts will be minimized. Staff is supportive of the applicant's request. The site is shown as Transition on the City's Future Land Use Plan, which allows for the development of office uses. August 26, 2004 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-7699 Staff feels the proposed request is consistent with the development pattern in the area but staff has some concerns with the placement of a two story building in close proximity to single-family residential. Staff feels the limiting of doors and windows on the second floor of the structure should minimize the impact of adjoining properties. If proper protection is given to those adjoining homes staff does not feel the development of the site with a two story office building will have a significant impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the applicant not be allowed any openings on the second floor of the structure other than those required by fire code. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation the applicant not be allowed any openings on the rear of the second floor of the structure other than those required by fire code. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 26 FILE NO.: (Z-7699) NAME: HWY 10 Executive Suite Short -form POD LOCATION: located at 16601 Cantrell 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. The Highway 10 Design Overlay District typically requires a 25 -foot landscape strip along the side and rear yard setbacks. The Overlay also typically requires a 30 -foot building setback along the sides and a 40 -foot building setback in the rear. The site plan indicates a 12 -foot and 20 -foot side yard setback and a 25 -foot rear yard setback. In addition the site plan indicates a 35 -foot front yard landscaped area. The Highway 10 Design Overlay District typically requires a 40 -foot landscaped area adjacent to the roadway. 3. The proposed site plan does not include any signage. Provide details of any proposed signage along with the location, height and area. The Highway 10 Design Overlay District typically requires signage to be a maximum of ten feet in height and 100 square feet in area. The design type typically allowed is a single ground mounted monument style sign located in the front yard landscaped area. 4. Specify the requested uses. Is the site to be utilized as general and professional office uses only or some listing of 0-1 and/or 0-3 office uses? 5. Is any fencing proposed as a part of the development plan? If so indicate proposed fencing along with construction materials and height. �. 6. Provide the days and hours of operation for the proposed use. 7. Provide the maximum building height in the general notes section of the proposed site plan. 8. Provide a note concerning the proposed screening of the dumpster. Variance/Waivers: None requested.�;r3 Public Works: - �} 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. No survey or proposed dedication is provided to document compliance. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. All driveways shall be concrete aprons per City Ordinance. Plans should show if an existing AHTD apron is to be used or if this is a new apron. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property and any proposed piping. 5. o e proposed rm_water detP11}ion farilitiRs nn the plan. 6. Plans for all work in the 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) and AHTD, District 6. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy_: Approved as submitted. 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 Capital Investment Charge based on the size of the meter 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. Fire Department: Approved as submitted. County Planning: No comment. CATH: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a two-story office building. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan Landscape: The plan submitted does not provide for the average 25 -foot wide landscape buffers required along the eastern and western perimeters of the site by the Highway 10 Overlay District Ordinance nor the minimum 6 -foot 9 -inches along the eastern perimeter required by the Landscape Ordinance. Additionally, the plan submitted does not allow for the eight -percent interior landscaping required within the interior of the paved area nor the building landscaping required by the Landscape Ordinance. A 6 -foot high screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters of the site. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.