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HomeMy WebLinkAboutZ-8310-A Staff AnalysisFILE NO_: Z-8310-A NAME: Smith Development Revised Short -form POD LOCATION: Located at 7801 Cantrell Road DEVELOPER: Willis Smith Co. 5 Inwood Circle, Suite 104 Little Rock, AR 72211 Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 0.64 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 zoning lot FOOD Office (70%) and Retail (30%) Revised POD NEW STREET: 0 LF Office (70%) and Retail (30%) — 560 square foot addition for inventory storage VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,935 adopted by the Little Rock Board of Directors on March 18, 2008, rezoned the site from 0-3, General Office District and C-3, General Commercial District to POD. The property contained two (2) parcels; one (1) zoned office and the second zoned commercially. Parcel 1 contained a building with approximately 5,068 square feet and was FILE NO.: Z-8310-A Cont. zoned 0-3, General Office District. Parcel 2 contained a carwash facility (5 bays) and was zoned C-3, General Commercial District. The development was proposed in two (2) phases. The first Phase included the modification of the structure on Parcel 1 removing approximately 1,500 square feet and renting the space as commercial space. Phase II consisted of the removal of the carwash facility on Parcel 2 and the construction of a two (2) story office building containing 8,000 square feet. The driveway located on Biscayne Street was also proposed for removal during the Phase 2 construction. The only portion of the development which has been completed is the clothing store which is located within the building located on Parcel 1. A. PROPOSAUREQUEST: The applicant now proposes to amend the previously approved PCD to allow an addition on the building located on Parcel 1. The addition is proposed to contain 560 square feet and will be used as inventory storage for the clothing store. There are no other modifications proposed to the previously approved development plan. B. EXISTING CONDITIONS: There building located on Parcel 1 contains a number of users including a clothing store. The multiple bay carwash remains 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 beauty 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 Streets. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. 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 COMMENT PUBLIC WORKS CONDITIONS: 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. 2 FILE NO.: Z-8310-A Cont. 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. In the previous application, it was agreed the driveway on Biscayne Drive would be closed with construction of Phase II of the development. This application is for an addition to Phase I and is not a part of Phase II. 4. Sidewalks with appropriate handicap ramps adjacent to Watt Street are required. Continue the sidewalk along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk adjacent to Biscayne Drive 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. Storm water detention will not apply to the proposed development. 7. 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 Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: 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 not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Short form PCD. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z-8310-A(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 Road 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 Drive 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 minimum zoning street buffer along Watt and T Streets is six feet nine inches (6-9"). Any reduction requires approval from the City Beautiful Commission prior to the issuance of a building permit. G. SUBDIVISION COMMITTEE COMMENT: (January 15, 2009) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated a number of the comments listed under the Planning Staff Comments were related to the original approval and comparing the original approval with the current request. Staff stated the development was proposed in two phases. Staff stated the only item initiated was the placement of the clothing store in the building located on Parcel 1. Public Works comments were addressed. Staff stated the original approval required the removal of the drive on Biscayne Drive during the second phase. Staff stated a dedication of right of way along T and Watt Streets was required per the Master Street Plan or 30 feet from centerline. Staff also stated sidewalks with appropriate handicap ramps were required along Watt Street and along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of ordinances. Landscaping comments were addressed. Staff stated the comments were similar to comments made with the original application. Staff stated the minimum street buffer along T and Watt Streets was six feet nine inches. Staff stated any variation from this ll FILE NO.: Z-8310-A (Cont_ minimum requirement would require approval from the Planning Commission and the City Beautiful Commission. 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: There were no comments in need of addressing raised at the January 15, 2009, Subdivision Committee meeting. The request is to allow a revision to a previously approved PCD to allow an addition on the western wall of the retail building located on Parcel 1. The addition will contain approximately 560 square feet and will be used as inventory storage for the clothing store. The western wall of the existing building will be extended approximately eight (8) feet by seventy (70) feet. The building materials are proposed similar to the existing building construction of brick and block. Staff is supportive of the request. The new construction is proposed for inventory storage and no expansion of sales area for the retail space. There are no other modifications proposed to the previously approved development plan. The development will remain a two phase development. The driveway located on Biscayne Drive will be removed during the second phase of development with the removal of the carwash and the construction of the new office building. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow the addition to be used as inventory storage subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 5, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the addition to be used as inventory storage subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 5, 2009 ITEM NO.: 6 NAME: Smith Development Revised Short -form POD 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 614 Center Street Little Rock, AR 72201 AREA: 0.64 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office (70%) and Retail (30%) PROPOSED ZONING: Revised POD Z-8310-A PROPOSED USE: Office (70%) and Retail (30%) — 560 square foot addition for inventory storage VARIANCESNVAIVERS REQUESTED: BACKGROUND: None requested. Ordinance No. 19,935 adopted by the Little Rock Board of Directors on March 18, 2008, rezoned the site from 0-3, General Office District and C-3, General Commercial District to POD. The property contained two (2) parcels; one (1) zoned office and the second zoned commercially. Parcel 1 contained a building with approximately 5,068 square feet and was zoned 0-3, General Office District. Parcel 2 contained a carwash facility (5 bays) and was zoned C-3, General Commercial District. The development was proposed in two (2) phases. The first Phase included the modification of the structure on Parcel 1 removing approximately 1,500 square feet and renting the space as commercial space. Phase If consisted of the removal of the carwash facility on Parcel 2 and the February 5, 2009 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8310-A construction of a two (2) story office building containing 8,000 square feet. The driveway located on Biscayne Street was also proposed for removal during the Phase 2 construction. The only portion of the development which has been completed is the clothing store which is located within the building located on Parcel 1. A. PROPOSAL/REQUEST: The applicant now proposes to amend the previously approved PCD to allow an addition on the building located on Parcel 1. The addition is proposed to contain 560 square feet and will be used as inventory storage for the clothing store. There are no other modifications proposed to the previously approved development plan. B. EXISTING CONDITIONS: There building located on Parcel 1 contains a number of users including a clothing store. The multiple bay carwash remains 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 beauty 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 Streets. C. NEIGHBORHOOD COMMENT As of this writing, staff has received several informational phone calls from area residents. 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. In the previous application, it was agreed the driveway on Biscayne Drive would be closed with construction of Phase II of the development. This application is for an addition to Phase I and is not a part of Phase II. 2 February 5, 2009 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-8310-A 4. Sidewalks with appropriate handicap ramps adjacent to Watt Street are required. Continue the sidewalk along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk adjacent to Biscayne Drive 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. Storm water detention will not apply to the proposed development. 7. 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. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: meter(s) are required. Contact Central Arkansas Water if larger and/or additional water 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 not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Short form PCD. The request does not require a change to the Land Use Plan. 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 Road since it is a Principal Arterial. Watt Street is 3 February 5, 2009 SUBDIVISION ITEM NO.: 6 (Co FILE NO.: Z-8310-A 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 Drive 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 minimum zoning street buffer along Watt and T Streets is six feet nine inches (6'-9"). Any reduction requires approval from the City Beautiful Commission prior to the issuance of a building permit. G. SUBDIVISION COMMITTEE COMMENT: (January 15, 2009) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated a number of the comments listed under the Planning Staff Comments were related to the original approval and comparing the original approval with the current request. Staff stated the development was proposed in two phases. Staff stated the only item initiated was the placement of the clothing store in the building located on Parcel 1. Public Works comments were addressed. Staff stated the original approval required the removal of the drive on Biscayne Drive during the second phase. Staff stated a dedication of right of way along T and Watt Streets was required per the Master Street Plan or 30 feet from centerline. Staff also stated sidewalks with appropriate handicap ramps were required along Watt Street and along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of ordinances. Landscaping comments were addressed. comments made with the original application. and Watt Streets was six feet nine inches. requirement would require approval from the Commission. Staff stated the comments were similar to Staff stated the minimum street buffer along T Staff stated any variation from this minimum Planning Commission and the City Beautiful .19 February 5, 2009 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-831 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: There were no comments in need of addressing raised at the January 15, 2009, Subdivision Committee meeting. The request is to allow a revision to a previously approved PCD to allow an addition on the western wall of the retail building located on Parcel 1. The addition will contain approximately 560 square feet and will be used as inventory storage for the clothing store. The western wall of the existing building will be extended approximately eight (8) feet by seventy (70) feet. The building materials are proposed similar to the existing building construction of brick and block. Staff is supportive of the request. The new construction is proposed for inventory storage and no expansion of sales area for the retail space. There are no other modifications proposed to the previously approved development plan. The development will remain a two phase development. The driveway located on Biscayne Drive will be removed during the second phase of development with the removal of the carwash and the construction of the new office building. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow the addition to be used as inventory storage subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 5, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the addition to be used as inventory storage subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 6. Z-8310-A NAME: Smith Development Revised Short -form PCD LOCATION: located at 7801 Cantrell Road and 2200 Watt Street Plannina Staff Comments: 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 21, 2009. The Office of Planning and Development must receive the proof of notice no later than January 30, 2009. 2. The previous approval allowed a rezoning from 0-3 and C-3 to POD. A mixed use development containing C-1, 0-1 and 0-2 uses was proposed. The proposal eliminated a restaurant as a potential use and also eliminated residential lodging facilities as allowable uses. 3. The hours of operation were approved from 8 am to 5 pm Monday through Saturday for the office users. The commercial uses allowed an extended closing hour of 9 pm. The dumpster service hours were limited to 6-7 am Monday through Saturday. 4. Signage was approved as a single sign with a maximum height of six feet and a maximum sign area of 64 square feet. The building signage was limited to a maximum of ten percent of the facade area for the fagades abutting public rights of way. 5. Phase I was proposed as the 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 would remain on Parcel 2 in Phase I. The Phase II, portion consisted of removal of a portion of the building on Parcel 1, resulting in a building area of 3,560 square feet. Additional parking would be added to the Parcel 1. Uses were C-1 uses, less restaurant. In Phase II the carwash would be removed from Parcel 2 and the construction of a new, two story office building and associated parking was approved. Uses proposed for the building on Parcel 2 were office uses as defined in the 0-1 and 0-2 zoning district, less any residential occupancy. Also the drive located on Biscayne Drive was to be removed. 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 should be closed. In the previous application, it was agreed the driveway on Item # 6. Biscayne Drive would be closed with construction of Phase II of the development. This application is for an addition to Phase I and is not a part of Phase II. 4. Sidewalks with appropriate handicap ramps adjacent to Watt Street are required continue to the sidewalk along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk adjacent to Biscayne Drive 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. Storm water detention will not apply to the proposed development. 7. 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 -Point Enema: No comment received. AT & T: No comment received. Central Arkansas Water: 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 not located on a dedicated CATA Bus Route. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revised Short form PCD. The request does not require a change to the Land Use Plan. 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 Road 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 Item # 6. as a Collector. Biscayne Drive 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 minimum zoning street buffer along Watt and T Streets is six feet nine inches (6-9"). Any reduction requires approval from the City Beautiful Commission prior to the issuance of a building permit. 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 21, 2009. Item # 6.