Loading...
HomeMy WebLinkAboutZ-7699-A Staff AnalysisFebruary 16, 2006 ITEM NO.: 15 FILE NO.: Z -7699-A NAME: Highway 10 Development Revised Short -form POD LOCATION: 16603 and 16623 Cantrell Road DEVELOPER: Hart Lazenby Commercial 11500 Rodney Parham, Suite 15 Little Rock, AR 72212 ENGINEER - Rickett Engineering, Inc. 78 Aberdeen Drive Little Rock, AR 72212 AREA: 2.33 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family and POD ALLOWED USES: Single-family residential and 0-3, General Office District uses PROPOSED ZONING: POD PROPOSED USE: 0-3, General and Professional Office VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,202 on October 5, 2004, establishing the Highway 10 Development Short -form POD. The applicant proposed to construct a 5,600 square foot two story office building and associated parking on a 0.44 acre lot. Fourteen parking spaces were proposed. The proposed site pian indicated 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 indicated 0-3, General Office uses would be utilized as uses for the site. The office hours were proposed as 8:00 am to 5:00 pm Monday through Friday. The maximum building height proposed was 30 -feet. The site plan included the placement of a C February 16, 2006 SUBDIVISION M NO.: 1 dumpster on the site along the eastern boundary. construction and near completion. A. PROPOSAUREQUEST: NO.: Z - The building is currently under The applicant now proposes to revise the previously approved POD to expand the developed area to the east by 1.89 acres and to allow the construction oftwo additional buildings. The proposal includes the construction a single s ory office/retail building containing 8,456 square feet and atwo-story office h� 7story containing 7,000 square feet. The site plan indicates a Iota; i Office n square footage of 21,056 square feet for all three buildings wit ; 12,500 square e q e office and 8,456 square feet of retail. The site plan indicates 90 Parking spaces, of The site contains a total of 101,495 square feet with 61 cafe X 90 Pa i us g paces. of impervious area and 39,853 (36.8%) square feet of green space. } square feet The applicant's proposed uses for the site are as follows: Existing Building: Proposed Building A: Proposed Building B: B. ExiSTING CONDITIONS - 0 -3 uses only no acressorr uses. 0-3 uses, unlimited accessory uses and the followin' additional commercial uses: small `= nmercial establishments selling electronics, phones movies or games, home decor including paint and wallpaper, sporting goods, liquor sates, furniture and tanning 0-3 uses only, no accessory uses. The site contains a single-family residence and shop building formerly used as a small sandblasting business. There are non-residential uses, office and commercial, located to the west of the site located in the converted single-family structures, To the east of the site is a large vacant tract abutting Cantrell Road and the west leg of Taylor Loop Road_ The area south of the site is a newt developing Single-family subdivision accessed from South Katilus Road. There have been homes constructed along -the western and southern boundary of the site. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association the Margeaux Property Owners Association, the Pinnacle Neighborhood 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 received several informational phone calls from area residents. 2 February 16, 2006 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7699-A 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. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. 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. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access near the contiguous property line. The width of driveway must not exceed 36 feet. 8. Shared access easements must be provided. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener 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. 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 3 February 16, 2006 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: 7699-A Capital Capital Investment Charge based on the size of the meter connection{s} will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension will be required in order to provide service to this property. 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 aeparment: Approved as submitted. Counly Planning: No comment. Route: The site is located on CATA Bus Route #25 — the Highway 10 Express F. ISSUESITECHNICAUDES IGN: 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 revision of a Planned Office Development for expansion of an existing office development. 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 may require 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: There is a Class I Bike route on the north side of Cantrell Road along the creek east of the west intersection of Taylor Loop Road about two thirds of a mile to the east. Ci Recognized Nei hborhvod Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed land use buffer along the western and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. The buffer ordinance requires that 0 February 16, 2006 SUBDIVISION ITEM NO.: 15 (Cont.1 FILE NO_: Z -7690-A seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". The buffer ordinance requires that seventy percent (70 %) of the area along the southern property line also remain undisturbed. The landscape ordinance requires a minimum of eight percent (8 %) of the paved areas be landscaped with interior islands of at least 7 %2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. Berming is encouraged along Scenic Highway 10. A small amount of building landscaping is also required; however, not shown 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 eastern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. 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. 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: (January 26, 2006) Mr. Mark Rickett was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to compete the review process. Staff stated the site plan indicated the placement of 105 parking spaces, more than adequate to meet the typical minimum parking demand. Staff stated there was concern with the indicated parking along the western perimeter and stated the indicated parking did not allow for sufficient buffering. Staff stated with the removal of the parking the required buffering could be obtained and additional protection offered to the adjacent single-family homes. Staff: questioned any proposed fencing. Staff stated all fencing should be indicated on the site plan. Staff also noted the 4 February 16, 2006 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: _ . 99-A Proposed sign height and area should be included on the proposed site plan Public Works comments were addressed. Staff stated the right-of-way for Cantrell Road should be included on the proposed site plan. Staff noted a dedication of 55 -feet from centerline would be required. Staff also stated they were not supportive of two driveway locations. Staff suggested the applicant redesign the existing drive to a maximum of 36 -feet and provide a cross access easement. Staff also stated a cross parking agreement would be required if the developer intended to utilize the new parking for the existing building. Landscaping comments were addressed. Staff stated the proposed land use buffer along the eastern perimeter abutting the residentially zoned property was less than the required 25 -feet. Staff also stated the interior landscaping was not adequate to meet the minimum ordinance requirements. Staff stated a small amount of building landscaping would be required and requested the applicant indicated building landscaping on the site plan. 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 technical issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has removed the proposed parking along the western perimeter of the site, indicated the proposed fencing and provided details of the proposed signage on the site plan. The revised site plan also indicates a 30 -foot building setback and a 25 -foot landscape strip along the eastern perimeter. The revised site plan indicates a single drive shared between the two properties as requested by staff. The site plan does not include the placement of any additional signage. The Previous approval allowed for the construction of a ground mounted monument style sign not to exceed ten feet in height and one hundred square feet in area. Building signage is to comply with signage allowed in office zones or a maximum of ten percent of the facade area. The revised site plan indicates landscape interior landscape islands adequate to meet the minimum ordinance requirement and a landscape strip around the perimeter complying with the Highway 10 Design Overlay District requirements. The proposal includes a 100 -foot building setback adjacent to Cantrell Road, a D February 16, 2006 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7699-A 40 -foot rear yard setback and a 30 -foot side yard setback along the eastern perimeter. The indicated setbacks comply with the minimum setback requirements to the Highway 10 Design Overlay District standard. The site plan indicates the expansion of the previously approved POD to increase the area by 1.89 acres and allow the construction of two additional buildings. The site plan indicates the construction of a single story retail building (utilizing the uses indicated in paragraph A of this report) located adjacent to Cantrell Road and a two story office building located at the southeast corner of the site. The retail building has been indicated with a total of 8,455 square feet and the office building with 7,000 square feet. A single dumpster has been located on the site along the eastern perimeter of the site. The applicant has indicated a note concerning the required screening and no hours have been placed on the service hours of the dumpster. The site plan indicates a total area of 101,495 square feet, a building area of 21,056 (20.8%) square feet, parking area of 43,040 (42.4%) square feet and landscaped area of 39,853 (36.8%) square feet, The site plan includes the placement of 90 parking spaces. Based on the minimum parking required for an office/retail development 59 parking spaces would typically be required. Although, there are few remaining technical issues associated with the proposed request, staff is not supportive of the applicant's request. The development is proposed as an office/retail development with 60 percent of the development proposed as 0-3 uses and the remaining 40 percent designated as potential retail. As proposed, the entire 8456 square feet of Building A could be developed with the 0-3 Accessory (commercial) and specified commercial uses. The site is shown as Transition on the Land Use Plan which does not typically allow retail development. The Transitional Land Use classification allows for residential, both single-family and multi -family, and office uses. Staff feels the office developed in Transition should be compatible with residential uses and be developed as suburban office type developments. The existing office building was constructed as a two story building adjacent to residential property. There were limits placed on the openings of the building adjacent to the homes. The proposed two story office structure will face the back yards of the single-family homes potentially impacting the outdoor livability of these residents. In the past staff has supported the allowance of the ten percent accessory uses as allowed in office zones when appropriate. Staff has traditionally not supported the placement of the commercial activity within a single structure in a multiple building development. The request is to allow the development of a strip center with the pretext of an office development. STAFF RECOMMENDATION: Staff recommends denial of the request. 7 February 16, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7699-A PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Todd Hart addressed the Commission on the merits of the request. He stated the development was a small scale office development with the allowance of limited commercial activities. He stated the retail uses were the uses allowed in 0-3 as accessory uses and a portion of the C-1, Neighborhood Commercial uses. He stated most of the technical issues had been resolved related to the site plan. He provided the Commission with an elevation of the proposed buildings indicating the "retail" building would be constructed with an office look to fit the neighborhood. He stated he did not feel the proposed development would increase the traffic in the area since the retail uses were limited in scale. Ms. Mary Dornhoffer addressed the Commission in opposition of the request. She stated she was the representative of the West Little Rock Collation of Neighborhoods and they were opposed to increasing the commercial activity on Cantrell Road in areas not previously identified as commercial nodes. She stated the objection was to the retail portion of the development. She requested the City adhere to the adopted plan for the Highway 10 Corridor. Mr. Phil Kaplan addressed the Commission in opposition of the request. He stated his home was located in the adjacent subdivision and he was representing the subdivision. He stated currently there were 60 lots approved and 34 homes constructed. He stated the developer was aware some type of non-residential development would occur along Highway 10 but understood the development potential was for office. He stated the project was requesting accessory uses as listed in 0-3 but questioned the need for liquor sales. He stated the hours of this type business were not conducive to office hours. He mentioned the 1994 project located immediately west of the proposed site indicating the rezoning of the site was overturned by the Supreme Court. He stated the City had an adopted plan and the proposed site was not located in a commercial node. He stated there was no need for additional commercial zoning in the area since there were a number of sites zoned commercially which were not developed. He stated the developer of Montagne Court was aware office would develop on the site with the proper screening and buffering. Mr. Rice addressed the Commission stating the development was 60% 0-1 and 40% 0-3 uses. He stated the comparison to an 80,000 square foot box was not a fair assessment. He stated the development would be designed for tenants to have an office or a small scale retail space. He stated the concept of Business Nodes made no since when the Commission approved developments outside the nodes for retail development quiet often. He stated Highway 10 was struggling to find it's identity and the development should not be so much about the use but how the development fit with the area. 0 February 16, 2006 SUBDIVISION ITEM NO.: 15 FILE NO.: Z -7699-A There was a general discussion concerning the proposed development and the treatment of the rears of the structures. Commissioner Yates questioned the need for the C-1 commercial uses. Mr. Rice stated they were not required and he would amend his application to remove these uses from the application. The Commission questioned Mr. Kaplan as to the neighborhoods stand on the amended application. Mr. Kaplan stated the neighborhood was opposed to the allowance the retail portion of the proposed development. A motion was made to approve the request. The motion failed by a vote of 3 ayes, 8 noes and 0 absent. N ITEM NO.: 15. NAME: Highway 10 Development Revised Short -form POD LOCATION: 16603 and 16623 Cantrell Road Planning Staff Comments; 7_-7699-A 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 February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Indicated the 40 -foot landscape strip along the frontage of Highway 10. 3. The site plan indicates the development at 59.8 percent office with the remainder being developed as retail uses. The site is to develop with 60 percent 0-1 uses with the remaining 40 percent developed with 0-3 uses and accessory uses and small commercial establishments selling gifts, electronics, phones movies or games, home decor including paint and wallpaper, sporting goods, liquor sales, furniture and tanning. 4. The site plan indicates the placement of 105 parking spaces. Based on the typical minimum parking required for an office/retail development 59 parking spaces would be required. 5. The parking located adjacent to the western perimeter is located "in the back yards" of the homes to the west. Staff is not supportive of placing parking in this location. 6. Provide a note concerning the required screening of the dumpster on the site plan. 7. Is there any fencing proposed as a part of the development? If so indicate the location along with a note concerning the construction materials and height. 8. Provide details of the proposed signage. The Highway 10 Design Overlay District typically allows the placement of signage not to exceed six feet in height and seventy-two square feet in area. 9. Provide the total building coverage in the general notes section of the site plan. The site plan indicates the placement of 39.3 percent of the site as green/open space. 10.The site plan indicates a 100 -foot building setback along Highway 10, 40 -foot rear yard setback and 29.5 -foot side yard setback along the eastern perimeter. The ordinance typically requires a side yard setback along the eastern perimeter of 30 - feet. Variance/Waivers: None requested. 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. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. 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. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access near the contiguous property line. The width of driveway must not exceed 36 feet. 8. Shared access easements must be provided. 9. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the 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. 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 the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension will be required in order to provide service to this property. 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: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. 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 revision of a Planned Office Development for expansion of an existing office development. 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 may require 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: There is a Class I Bike route on the north side of Cantrell Road along the creek east of the west intersection of Taylor Loop Road about two thirds of a mile to the east. 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: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed land use buffer along the western and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". The buffer ordinance requires that seventy percent (70 %) of the area along the southern property line also remain undisturbed. The landscape ordinance requires a minimum of eight percent (8 %) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. Berming is encouraged along Scenic Highway 10. A small amount of building landscaping is also required; however, not shown. 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 eastern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. 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. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.