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HomeMy WebLinkAboutZ-8310 Staff Analysisa14:1►191WAF:3C1ito] NAME: Smith Development Short -form POD and Alley Abandonment LOCATION: Located at 7801 Cantrell Road DEVELOPER: Willis Smith Co. 5 Inwood Circle, Suite 104 Little Rock, AR 72211 SURVFYOR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARr..HITF('.T- Terry Burruss Architects 1202 South Main Street Little Rock, AR 72202 AREA: 0.64 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF 0-3, General Office District and C-3, General Commercial District General Office and General Retail M9 Office (70%) and Retail (30%) VARIANCES/WAIVERS REOUFSTFD- None requested. A. PROPOSAUREQUEST: The property currently consists of two separate parcels zoned office and commercially. Parcel 1 has an existing building containing approximately 5,068 square feet which is zoned 0-3, General Office District. Parcel 2 has an existing carwash facility (5 bays) and is zoned C-3, General Commercial District. The developers are proposing to modify the existing structure on Parcel 1 to FILE NO.: Z-8310 (Cont. contain 3,560 square feet of commercial space and to construct a two story office building on Parcel 2 containing 8,000 square feet. The development proposes the construction of 26 parking spaces on the site with additional off -site parking provided on Watt Street. B. EXISTING CONDITIONS: There is an office building containing a number of office and commercial users located on Parcel 1 and a multiple bay car wash located on Parcel 2. Watt Street has been closed by the Highway Department and currently terminates in a cul-de-sac between this property and the McDonalds property located to the east. There is an alley located between the two buildings with an office building, facing Biscayne Drive located to the west. There are a series of drives which connect these properties to Biscayne Drive and the properties on Biscayne Drive to Watt and T Streets. In the area there are residential and non-residential uses. There is a salon in a converted residential structure located to the west and a school located in a number of converted structures located to the south. There is an office building located on the southeast corner of T and Watt Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Meriwether Neighborhood Association, all property owners located within 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. A 20 foot radial dedication of right-of-way is required at the intersection of Watt Street and T Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on Biscayne Drive should be closed. The north and south driveways on Watt Street should be closed. The driveway on T Street should be closed. The existing driveway located in the alley or in the center of the property should be improved to Public Works detail and used as access to the property. Curb should be reinstalled at old driveways. 4. Sidewalks with appropriate handicap ramps are required to be continued to the sidewalk along Watt Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Watt Street should be continued to the sidewalk along Cantrell Road. 2 FILE NO.: Z-8310 (Cont. 5. 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) 379-1805 (Travis Herbner). 6. The alley should be maintained as an easement for utilities. 7. Storm water detention will not apply to the proposed development. 8. Due to the proposed use of the property, the Master Street Plan specifies that Watt Street and T Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is unsure from the plans provided if right-of-way exists to comply with the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1, Pulaski Height Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Office for this property. The applicant has requested to redevelop two existing parcels presently zoned 0-3, General Office District and C-3, General Commercial District to Planned Office Development to allow an existing building located on Parcel 1 to be modified to contain 3,560 square feet of commercial space and the construction of a new two story office building containing 11,560 square feet on Parcel 2. A Land Use Plan Amendment (LU08-03-01) is a separate item on this agenda. 3 FILE NO.: Z-8310 (Cont. Master Street Plan: Cantrell Road is shown as a Principal Arterial. 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 since it is a Principal Arterial. Watt Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Biscayne is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Midtown Neighborhood Action Plan. The Commercial Development goal states: " To increase the long-term viability of our retail, office, and medical centers, and prevent destabilization of surrounding neighborhoods" and "Support smart growth and positive in -fill development." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning street buffer is deficient along Watt and T Streets. This needs to be a minimum of six foot nine inches wide (6-9"); otherwise, a variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. One additional interior island is needed along Watt Street. Currently, there are nineteen (19) consecutive spaces, not meeting the evenly distributed requirement of the landscape ordinance. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Terry Burruss was present representing the request. Staff presented an overview of the proposed development stating there were a few technical issues in need of addressing remaining outstanding. Staff requested Mr. Burruss provide the documentation for the proposed alley abandonment, the proposed zoning classification or uses for the two buildings and dimensions for the indicated building setbacks and areas proposed for landscaping. Public Works comments were addressed. Staff stated a 20-foot radial dedication was required at the intersection of Watt and T Streets. Staff stated the drives as proposed did not meet the traffic access and circulation requirement of Sections M FILE NO.: Z-8310 (Cont.) 30-43 and 31-210. Staff stated the drive on Biscayne Drive should be removed and the drive on Watt Street relocated to the center of the property. Landscaping comments were addressed. Staff stated additional interior islands would be required to meet the typical ordinance standards. Staff also stated the street buffer along Watt and T Streets should be increased to six feet nine inches to comply with the Landscape Ordinance requirements. Staff noted comments provided by the various other departments and agencies stating if there were specific concerns the applicant should contact the agency directly. 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 addressing most of the issues raised at the January 24, 2008, Subdivision Committee meeting. The applicant has provided the proposed uses of the buildings, dimensioned the setback from property lines and indicated the areas proposed for landscaping. The applicant has also indicated they are no longer requesting the abandonment of the alley located within the proposed development. The revised site plan also indicates the placement of landscaping and buffering to meet the typical ordinance standards. The request is a rezoning of the site from 0-3, General Office District and C-3, General Commercial District to POD to allow the development of the site with a mixed use development containing C-1, 0-1 and 0-2 uses. The proposal eliminates a restaurant as a potential use and also eliminates residential lodging facilities as allowable uses as identified under the 0-1 and 0-2 zoning district. The hours of operation are proposed from 8 am to 5 pm Monday through Saturday for the office users. The commercial users will extend their closing hour until 9 pm. The dumpster service hours will be limited to 6-7 am Monday through Saturday. Phase I is the proposed use of the existing 5,068 square foot building located on Parcel 1 for commercial uses as defined in the C-1 zoning district less, restaurant use. The carwash will remain on Parcel 2 in this phase. Phase II, a portion of the building on Parcel 1 will be removed, resulting in a building of 3,560 square feet. Additional parking will be added to the parcel. Uses will be C-1 uses, less restaurant. Phase II also includes the removal of the carwash from Parcel 2 and construction of a new, two story office building and associated parking. Uses proposed for the building on Parcel 2 are office uses as defined in the 0-1 and 0-2 zoning district, less any residential occupancy. At final build -out the development is proposed with 3,560 square feet of commercial space and 8,000 square feet of office space. The site plan indicates 25 parking spaces to serve the development. The ordinance would typically require the placement of 20 parking spaces to serve the office use and 11 parking spaces to serve the commercial use. The applicant has indicated the parking as proposed is adequate to serve the two uses. The proposed 5 FILE NO.: Z-8310 (Cont. commercial users will be low volume traffic generators which will not demand a great deal of parking. The site plan indicates the placement of a single ground sign with a maximum height of six feet and a maximum sign area of sixty-four square feet. Building signage is proposed consistent with signage allowed in office zones or a maximum of ten percent of the facade area fronting the public street. The site plan has not removed the drive from Biscayne Drive into the development. The driveway locations and width does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Public Works cannot support the approval of this application due to the driveway on Biscayne Drive. City code states driveways accessing a collector street must be located at least 250 feet from an intersection. Even though the driveway exists today, it creates a traffic hazard for vehicles traveling eastbound and westbound on Cantrell Road. The center of the Biscayne driveway is located about 30 feet from the Cantrell Road curb line. This driveway will be blocked when 2 cars are stacked on Biscayne Drive desiring to access Cantrell Road. Due to the curvature of Cantrell Road, sight distance is limited at Biscayne Drive causing driver's decision time to access Cantrell Road from Biscayne Drive to increase. An increase in decision time tends to cause vehicle stacking. With the stacking of the 2 vehicles on Biscayne Drive, eastbound vehicles on Cantrell Road and westbound vehicles turning left from Cantrell Road desiring to access the Biscayne driveway must stop in the thru lane or center turn lane of Cantrell Road respectively until the stacked vehicles access Cantrell Road and clear the driveway. The revised site plan has removed the north and south driveways on Watt Street as requested by staff. The driveway on T Street has been indicated for closure. The existing driveway located in the alley or in the center of the property will be improved to Public Works detail and used as access to the property. As stated the request no longer includes the abandonment of the alley located within the development. Staff is generally supportive of the request but feels the drive from Biscayne should be removed. As stated staff feels with the current location of the drive there is a high probability of backing cars onto Cantrell Road when cars are trying to enter the site and are unable to do so due to stacking on Biscayne Drive. Otherwise staff is in support of the request. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had revised the request to allow the drive to remain open during the first phase of the project and closed during the Phase II portion of the project. Staff stated they were supportive of the request. Staff stated to their knowledge there are no 0 FILE NO.: Z-8310 (Cont. remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the request to allow the drive on Biscayne Drive to remain open during the first phase of the project and to close the drive on Biscayne Drive during the Phase II portion of the project. There was no further discussion of the item. A motion was made to approve the item as presented by staff on the consent agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 February 14, 2008 ITEM NO_: 17.1 FILE NO.: Z-8310 NAME: Smith Development Short -form POD and Alley Abandonment LOCATION: Located at 7801 Cantrell Road DEVELOPER: Willis Smith Co. 5 Inwood Circle, Suite 104 Little Rock, AR 72211 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Terry Burruss Architects 1202 South Main Street Little Rock, AR 72202 AREA: 0.64 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-3, General Office District and C-3, General Commercial District ALLOWED USES: General Office and General Retail PROPOSED ZONING: POD PROPOSED USE: Office (70%) and Retail (30%) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property currently consists of two separate parcels zoned office and commercially. Parcel 1 has an existing building containing approximately 5,068 square feet which is zoned 0-3, General Office District. Parcel 2 has an existing carwash facility (5 bays) and is zoned C-3, General Commercial District. February 14, 2008 SUBDIVISION ITEM NO.: 17.1 [Cont. FILE NO.: Z-8310 The developers are proposing to modify the existing structure on Parcel 1 to contain 3,560 square feet of commercial space and to construct a two story office building on Parcel 2 containing 8,000 square feet. The development proposes the construction of 26 parking spaces on the site with additional off -site parking provided on Watt Street. B. EXISTING CONDITIONS: There is an office building containing a number of office and commercial users located on Parcel 1 and a multiple bay car wash located on Parcel 2. Watt Street has been closed by the Highway Department and currently terminates in a cul-de-sac between this property and the McDonalds property located to the east. There is an alley located between the two buildings with an office building, facing Biscayne Drive located to the west. There are a series of drives which connect these properties to Biscayne Drive and the properties on Biscayne Drive to Watt and T Streets. In the area there are residential and non-residential uses. There is a salon in a converted residential structure located to the west and a school located in a number of converted structures located to the south. There is an office building located on the southeast corner of T and Watt Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Meriwether Neighborhood Association, all property owners located within 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. A 20 foot radial dedication of right-of-way is required at the intersection of Watt Street and T Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on Biscayne Drive should be closed. The north and south driveways on Watt Street should be closed. The driveway on T Street should be closed. The existing driveway located in the alley or in the center of the property should be improved to Public Works detail and used as access to the property. Curb should be reinstalled at old driveways. 2 February 14, 2008 SUBDIVISION ITEM NO.: 17.1 Cont. FILE NO.: Z-8310 4. Sidewalks with appropriate handicap ramps are required to be continued to the sidewalk along Watt Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Watt Street should be continued to the sidewalk along Cantrell Road. 5. 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) 379-1805 (Travis Herbner). 6. The alley should be maintained as an easement for utilities. 7. Storm water detention will not apply to the proposed development. 8. Due to the proposed use of the property, the Master Street Plan specifies that Watt Street and T Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is unsure from the plans provided if right-of-way exists to comply with the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1, Pulaski Height Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Office for this property. The applicant has -4 February 14, 2008 SUBDIVISION iTEM NO.: 17.1 (Cont. FILE NO.: Z-8310 requested to redevelop two existing parcels presently zoned 0-3, General Office District and C-3, General Commercial District to Planned Office Development to allow an existing building located on Parcel 1 to be modified to contain 3,560 square feet of commercial space and the construction of a new two story office building containing 11,560 square feet on Parcel 2. A Land Use Plan Amendment (LU08-03-01) is a separate item on this agenda. Master Street Plan: Cantrell Road is shown as a Principal Arterial. 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 since it is a Principal Arterial. Watt Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Biscayne is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action_ Plan: This area is covered by the Midtown Neighborhood Action Plan. The Commercial Development goal states: " To increase the long-term viability of our retail, office, and medical centers, and prevent destabilization of surrounding neighborhoods" and "Support smart growth and positive in -fill development." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning street buffer is deficient along Watt and T Streets. This needs to be a minimum of six foot nine inches wide (6'-9"); otherwise, a variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. One additional interior island is needed along Watt Street. Currently, there are nineteen (19) consecutive spaces, not meeting the evenly distributed requirement of the landscape ordinance. CI February 14, 2008 SUBDIVISION ITEM NO.: 17.1(Cont.)FILE NO.: Z-8310 G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Terry Burruss was present representing the request. Staff presented an overview of the proposed development stating there were a few technical issues in need of addressing remaining outstanding. Staff requested Mr. Burruss provide the documentation for the proposed alley abandonment, the proposed zoning classification or uses for the two buildings and dimensions for the indicated building setbacks and areas proposed for landscaping. Public Works comments were addressed. Staff stated a 20-foot radial dedication was required at the intersection of Watt and T Streets. Staff stated the drives as proposed did not meet the traffic access and circulation requirement of Sections 30-43 and 31-210. Staff stated the drive on Biscayne Drive should be removed and the drive on Watt Street relocated to the center of the property. Landscaping comments were addressed. Staff stated additional interior islands would be required to meet the typical ordinance standards. Staff also stated the street buffer along Watt and T Streets should be increased to six feet nine inches to comply with the Landscape Ordinance requirements. Staff noted comments provided by the various other departments and agencies stating if there were specific concerns the applicant should contact the agency directly. 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 addressing most of the issues raised at the January 24, 2008, Subdivision Committee meeting. The applicant has provided the proposed uses of the buildings, dimensioned the setback from property lines and indicated the areas proposed for landscaping. The applicant has also indicated they are no longer requesting the abandonment of the alley located within the proposed development. The revised site plan also indicates the placement of landscaping and buffering to meet the typical ordinance standards. The request is a rezoning of the site from 0-3, General Office District and C-3, General Commercial District to POD to allow the development of the site with a mixed use development containing C-1, 0-1 and 0-2 uses. The proposal eliminates a restaurant as a potential use and also eliminates residential lodging facilities as allowable uses as identified under the 0-1 and 0-2 zoning district. The hours of operation are proposed from 8 am to 5 pm Monday through Saturday for the office users. The commercial users will extend their closing hour until 9 pm. The dumpster service hours will be limited to 6-7 am Monday through Saturday. F1 February 14, 2008 SUBDIVISION ITEM NO.: 17.1 (Cont. FILE NO.: Z-8310 Phase I is the proposed use of the existing 5,068 square foot building located on Parcel 1 for commercial uses as defined in the C-1 zoning district less, restaurant use. The carwash will remain on Parcel 2 in this phase. Phase II, a portion of the building on Parcel 1 will be removed, resulting in a building of 3,560 square feet. Additional parking will be added to the parcel. Uses will be C-1 uses, less restaurant. Phase II also includes the removal of the carwash from Parcel 2 and construction of a new, two story office building and associated parking. Uses proposed for the building on Parcel 2 are office uses as defined in the 0-1 and 0-2 zoning district, less any residential occupancy. At final build -out the development is proposed with 3,560 square feet of commercial space and 8,000 square feet of office space. The site plan indicates 25 parking spaces to serve the development. The ordinance would typically require the placement of 20 parking spaces to serve the office use and 11 parking spaces to serve the commercial use. The applicant has indicated the parking as proposed is adequate to serve the two uses. The proposed commercial users will be low volume traffic generators which will not demand a great deal of parking. The site plan indicates the placement of a single ground sign with a maximum height of six feet and a maximum sign area of sixty-four square feet. Building signage is proposed consistent with signage allowed in office zones or a maximum of ten percent of the fagade area fronting the public street. The site plan has not removed the drive from Biscayne Drive into the development. The driveway locations and width does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Public Works cannot support the approval of this application due to the driveway on Biscayne Drive. City code states driveways accessing a collector street must be located at least 250 feet from an intersection. Even though the driveway exists today, it creates a traffic hazard for vehicles traveling eastbound and westbound on Cantrell Road. The center of the Biscayne driveway is located about 30 feet from the Cantrell Road curb line. This driveway will be blocked when 2 cars are stacked on Biscayne Drive desiring to access Cantrell Road. Due to the curvature of Cantrell Road, sight distance is limited at Biscayne Drive causing driver's decision time to access Cantrell Road from Biscayne Drive to increase. An increase in decision time tends to cause vehicle stacking. With the stacking of the 2 vehicles on Biscayne Drive, eastbound vehicles on Cantrell Road and westbound vehicles turning left from Cantrell Road desiring to access the Biscayne driveway must stop in the thru lane or center turn lane of Cantrell Road respectively until the stacked vehicles access Cantrell Road and clear the driveway. The revised site plan has removed the north and south driveways on Watt Street as requested by staff. The driveway on T Street has been indicated for closure. The existing driveway located in the alley or in the center of the property will be improved to Public Works detail and used as access to the property. As stated 0 February 14, 2008 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8310 the request no longer includes the abandonment of the alley located within the development. Staff is generally supportive of the request but feels the drive from Biscayne should be removed. As stated staff feels with the current location of the drive there is a high probability of backing cars onto Cantrell Road when cars are trying to enter the site and are unable to do so due to stacking on Biscayne Drive. Otherwise staff is in support of the request. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had revised the request to allow the drive to remain open during the first phase of the project and closed during the Phase II portion of the project. Staff stated they were supportive of the request. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the request to allow the drive on Biscayne Drive to remain open during the first phase of the project and to close the drive on Biscayne Drive during the Phase 11 portion of the project. There was no further discussion of the item. A motion was made to approve the item as presented by staff on the consent agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 February 14, 2008 ITEM NO.: 17 FILE NO.: LU08-03-01 Name: Land Use Plan Amendment - West Little Rock Planning District Location: 7801 Cantrell Road, south of Biscayne and west of Watt Street Request: Office to Mixed Office Commercial Source: Terry Burruss, Architect PROPOSAL / REQUEST: A Land Use Plan amendment in the West Little Rock Planning District from Office to Mixed Office Commercial. Mixed Office Commercial represents a mixture of commercial and office uses with a Planned Zoning District being required if the use is mixed office and commercial. The applicant has applied for a Planned Commercial Development with a mixture of both office and commercial uses. EXISTING LAND USE AND ZONING: This site is currently zoned 0-3 General Office District and is used for a Beauty Salon, a tax preparer's office and a carwash. To the north is zoned C-3 General Commercial for a realtor's office, a nail salon, a sports store, and a restaurant. To the east is also zoned C-3 for McDonalds and Thomas Pest Control. To the south and southwest is zoned Planned Commercial Development for Miss Selma's School. Southeast is zoned Planned Office Development for a salon and Stellar Sun. Immediately west of this site is zoned 0-3 General Office for a large office building and a small beauty salon. Further west is zoned R-2 Single Family for single family residences along Biscayne Drive. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment site is shown as Office on the Future Land Use Plan. South and southwest of this site is shown as Public Institutional. West is shown as Office and Single Family along Biscayne Drive. North is shown as Commercial and northwest is shown as Multi Family on the west side of Glover Street. East is shown as Commercial. Southeast is shown as Office. There have been no Future Land Use Plan amendments approved in this vicinity in the past ten years. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial. 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 since it is a February 14, 2008 SUBDIVISION ITEM NO.: 17 FILE NO.: LU08-03-01 Principal Arterial. Watt Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. When non- residential zoning or more intensive zoning than duplexes abuts Local Streets, they are considered "Commercial Streets". These streets have a design standard the same as a Collector. Biscayne is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. The Master Parks Plan shows that this site is located within eight blocks of Reservoir Park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the Midtown Neighborhood Action Plan. The Commercial Development goal states: " To increase the long-term viability of our retail, office, and medical centers, and prevent destabilization of surrounding neighborhoods" and "Support smart growth and positive in -fill development." ANALYSIS: This amendment area is located just south of Cantrell Road at the intersection of Biscayne Drive and Cantrell Road with Watt Street to the east. The site has been used for many years as an office complex and a separate car wash. A tax preparer, a beauty salon and an insurance company currently occupy the office building. This area has been shown on the Future Land Use Plan for many years as Office even though it is surrounded by mostly commercial uses. The applicant has requested a change from Office to Mixed Office Commercial for a Planned Office Development. This POD will use the existing northern building with some modifications and it will also remove the existing carwash. The carwash will be replaced with a large office/commercial building. This new 2 February 14, 2008 SUBDIVISION ITEM NO.: 17(Cont.)FILE NO.: LU08-03-01 building will be completely office use on the second floor and have commercial uses on the first floor. The surrounding area is already Commercial on the east for McDonalds and a pest control office. The north side of Biscayne is shown as Commercial and has several different buildings with various uses. These areas shown as Commercial are all developed. While there is quite a bit of Office and Commercial shown on the Future Land Use Plan in this area, they are almost all completely developed. Immediately south of this site is Ms. Selma's School which has expanded to the southern boundary of this application site. This area is shown on the Plan as Public Institutional and would provide a buffer for the single family residences to the south. An amendment to Mixed Office Commercial would blend well in this area. The site is already zoned 0-3 General Office and C-3 General Commercial. A switch to Mixed Office Commercial would actually reflect the existing uses and the new proposed uses, but this zoning change would offer the protection of the design review process. To the west of the amendment area will remain shown as Office. There is a large, mostly occupied two-story office building that sits just west of the amendment property. This Office on the plan can be seen as a buffer to protect the residential houses along Biscayne to the west. NEIGHBORHOOD COMMENTS: Notices were sent to the Meriwether Neighborhood Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The item was placed on consent agenda for approval. By a vote of 8 for and 3 against the consent agenda was approved. 3 ITEM NO.: 17. NAME: Smith Development Short -form POD and Alley Abandonment LOCATION: located at 7801 Cantrell Road Planning Staff Comments: Z-8310 1. Provide notification of all 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 January 30, 2008. The Office of Planning and Development must receive the proof of notice no later than February 8, 2008. 2. Provide documentation for the alley abandonment including the approval letters from the five utility companies and a letter from the abstract company indicating the reversionary of the alley. 6. Identify the commercial and office users (C-1, C-2, C-3, 0-1 0-2 or 0-3) or specific users. 7. Provide the days and hours of operation. 8. Provide the areas proposed for landscaping. 9. Dimension the setbacks from property lines. 10. Provide the maximum building height proposed. 11. Provide the days and hours of dumpster service. 12. Provide details of any proposed signage including location, total height and total sign area. 13. Will the development be phased or completed in a single phase. 14.Site lighting must be low level and directional, directed downward and into the site. Neiahborhood Associations — Meriwether Neighborhood Association Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Watt Street and T Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on Biscayne Drive Item # IT should be closed. The north and south driveways on Watt Street should be closed. The driveway on T Street should be closed. The existing driveway located in the alley or in the center of the property should be improved to Public Works detail and used as access to the property. Curb should be reinstalled at old driveways. 4. Sidewalks with appropriate handicap ramps are required to be continued to the sidewalk along Watt Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Watt Street should be continued to the sidewalk along Cantrell Road. 5. 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) 379-1805 (Travis Herbner). 6. The alley should be maintained as an easement for utilities. 7. Storm water detention will not apply to the proposed development. 8. Due to the proposed use of the property, the Master Street Plan specifies that Watt Street and T Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is unsure from the plans provided if right-of-way exists to comply with the Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Paint Enemy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #1, Pulaski Height Route. Parks and Recreation: No comment. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Office for this property. The applicant has requested to redevelop two existing parcels presently zoned 0-3, General Office District and C-3, General Commercial District to Planned Office Development to allow an existing building located on Parcel 1 to be modified to contain 3,560 square feet of commercial space and the construction of a new two story office building containing 11,560 square feet on Parcel 2. Item # 17. A Land Use Plan Amendment (LU08-03-01) is a separate item on this agenda. Master Street Plan: Cantrell Road is shown as a Principal Arterial. 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 since it is a Principal Arterial. Watt Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Biscayne is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Midtown Neighborhood Action Plan. The Commercial Development goal states: " To increase the long-term viability of our retail, office, and medical centers, and prevent destabilization of surrounding neighborhoods" and "Support smart growth and positive in -fill development." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning street buffer is deficient along Watt and T Streets. This needs to be a minimum of six foot nine inches wide (6-9"); otherwise, a variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. One additional interior island is needed along Watt Street. Currently, there are nineteen (19) consecutive spaces, not meeting the evenly distributed requirement of the landscape ordinance. Additional Comment — The Planning Commission and Board of Directors will no longer allow presentation boards to resent materials. You must have all presentation material in a size that can be ro'ected on the screen — a maximum size of 11 x 17 but preferably the material should be no larger than 8'/2 by 14. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, January 30, 2008. Item # 17.