Loading...
HomeMy WebLinkAboutS-0285-CCC Staff AnalysisJuly 24, 2003 ITEM NO.: 12 FILE NO.: S-2 NAME: Dogwood Crossing — The Ranch Subdivision Site Plan Review LOCATION: On the northwest corner of Cantrell Road and South Katillus Road DEVELOPER: The CJ Cropper Company #5 Inwood Circle Little Rock, AR 72211 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 4.45 acres NUMBER OF LOTS FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 20 -Pinnacle CENSUS TRACT: 42.05 VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement of three buildings on this 4.4 acre site. The total square footage of the buildings is 42,644. There are 204 parking spaces proposed with the development or 4.8 spaces per 1000 square feet. The developer proposes to develop the project in two phases; with Building A in Phase I and Buildings B and C in Phase II. The buildings will contain a mixture of C-3 uses. July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-285-CCC Building C is proposed as a two story building with the second story generally designated as office space. Building B is planned to have a restaurant on the south end with possible outdoor seating. An additional restaurant could develop in Building A. A drive -through is proposed at the north end of Building A. The applicant has indicated improvements will be constructed along Katillus Road with the development of Phase II to Master Street Plan standard. B. EXISTING CONDITIONS: The site is a vacant, relatively flat site with a large drainage ditch along the northern perimeter of the site. The site was preliminary platted with shared access drives between proposed lots, which have been constructed. North Katillus Road has not been constructed to Master Street Plan standard. There are open ditches for drainage and no sidewalks on the street. There are commercial and office uses located within the Ranch Development. There is a Quick Shop located to the south of the site and a restaurant located to the north of the site. There are large office developments located to the north and west of the site, Leisure Arts and Cingular. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Construct sidewalk on abutting service drive. 2. Katillus is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Driveways shall conform to Section 31-210 or Ordinance 18,031. North driveway must be located 125 feet from property line. 4. Easements shown for proposed stormdrainage are required. Per the stormdrain manual. 5. A Sketch Grading and Drainage Plan will be required per Section 29-186. Show facilities along north property line. 6. Stormwater detention ordinance applies to this property. Show area where located. 7. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5-foot sidewalks with the planned development. Half -street width is 18 feet. 2 July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: S-285-CCC 8. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease trap will be required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 30-foot easement is required along the perimeter of the site for overhead facilities. Contact Entergy at 954-5165 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire protection facilities will be required. If additional water facilities are required, they will be installed at the Developer's expense. 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 a private fire system. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Proposed water facilities will be sized to provide adequate pressure and fire protection. This development will have minor impact on existing water distribution system. Contact Central Arkansas Water at 992-2438 for additional details Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-6752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed on -site street buffer along Katillus Road drops below the eighteen (18) foot average width requirement and below the nine (9) foot minimum width allowed with transfers. 3 July 24, 2003 SUBDIVISION ITEM NO.: 12 [Cont.] FILE NO.- S-285-CCC An irrigation system to water landscaped areas is required. Building landscaping areas need to be indicated. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review for a lot located in the Ranch Subdivision. Staff stated the shared access drives were in place along lot lines as was required at the time of platting. Staff noted the dumpster locations on the proposed site plan indicating the dumpsters were located adjacent to the public right-of-way. Staff stated this did not comply with the ordinance and requested the applicant relocate the dumpsters. The applicant requested the dumpster remain behind the building. Staff stated if the applicant would install a screening wall and landscape adjacent to the right-of-way, which would create a service corridor, it would be palatable to support the location of the dumpsters adjacent to the public right-of-way. Public Works comments were addressed. Staff stated the proposed right-of-way did not meet the minimum requirement. Staff suggested the applicant narrow the drive lanes and move the buildings to the west to allow for the required right-of- way. Staff stated South Katillus Road would be required to be constructed to Master Street Plan standard or designed to match the bridge located near Cantrell Road. Landscaping comments were addressed. Staff stated the on -site street buffer dropped below the nine foot minimum required. Staff suggested the applicant narrow the proposed landscape strip along the western property line to increase the width of the eastern buffer. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on July 7, 2003 addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated signage in two locations. The applicant is requesting each of the signs to be pylon sign maximum allowed by ordinance or the bill of assurance. The site is zoned C-3, General Commercial District, which would z allow for a sign 36-feet in height and a maximum of 160 square feet in area. Although the proposed signage is allowed under the ordinance for commercial -19 July 24, 2003 SUBDIVISION ITEM NO.: 12 ILE NO.: S-285-CCC signage, staff would suggest the applicant consider signage more conducive to the Highway 10 Design Overlay standard. The applicant has indicated the maximum building height to be 35-feet. There are two, one story buildings and one, two story building proposed as a part of the development. Staff is supportive of the proposed building heights. The applicant has indicated there will be a total of 42,595 square feet of gross floor area within the development. There are also 204 parking spaces proposed with the development. The typical minimum parking required for a shopping center development based on one space per two hundred and twenty five square feet would be 189 parking spaces. The applicant has indicated a possibility of two restaurants locating on the site. One location identified is a 5460 square foot area, which would require 54 parking spaces and the second area is a 4608 square foot area requiring 46 parking spaces. Should the two restaurants locate on the site, the typical minimum parking required would be 208 parking spaces. Staff feels the proposed parking should be sufficient to meet the demand even if two separate restaurants locate on the site. The applicant has indicated the rear of the buildings along Katillus will be used as screening walls. The applicant has also indicated a service drive will access the rear of the buildings for dumpster locations and deliveries. The applicant has included landscaping, six foot high evergreen plantings to provide screening. Staff would request the applicant also install a fence or wall in this area. The service drive will function as such and the dumpsters will be placed in this area. The evergreen screening plants will not be sufficient to screen the activity in this area. Staff would recommend the landscaping be placed along the roadway to soften the fence or wall and then a six foot fence or wall be placed between the landscaping strip and the service drive. The applicant has not relocated the northern driveway to meet ordinance requirements. The drive is located adjacent to the northern property line on Katillus Road. Staff is supportive of this location since the development will be served by a rear service drive. The applicant has indicated the days and hours of operation to be from 6:00 am to midnight seven days per week. The hours proposed should have minimal impact on the surrounding area. There is an existing convenience store located on the corner of Katillus Road and Cantrell Road which operates under similar hours. The applicant has not relocated the northern dumpster outside the view of the street. Staff would recommend the dumpster be relocated to the service drive or to the parking lot area adjacent to Lot 4, Tract A. The applicant has increased the landscape areas to the nine -foot minimum. The applicant has also indicated the storm drains located within the property will be piped to the northeast corner of the project. The applicant has indicated a three foot landscape planter will be placed in front of each building. 5 July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: 5-285-CCC To staff's knowledge there are no outstanding issues associated with the proposed request. The property is zoned C-3, General Commercial District and the applicant has met the intent of the Subdivision Ordinance for a multiple building site plan review. Staff feels the current layout with three buildings and associated parking should have minimal to no adverse impact on the surrounding area, if modified as suggested by staff. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant place a six foot screening fence or wall in addition to and adjacent to the landscape strip along Katillus Road. The screening fence or wall should be located between the landscaping strip and the service drive. Staff recommends the northern dumpster be relocated to the rear of the building in the service drive area or to the parking lot area adjacent to Lot 4, Tract A. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the applicant place a six foot screening fence or wall in addition to and adjacent to the landscape strip along Katillus Road. The screening fence or wall should be located between the landscaping strip and the service d rive. Staff also recommended the northern dumpster be relocated to the rear of the building in the service drive area or to the parking lot area adjacent to Lot 4, Tract A. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. N July 24, 2003 ITEM NO.: 12 FILE NO.: S-285-CCC NAME: Dogwood Crossing — The Ranch Subdivision Site Plan Review LOCATION: On the northwest corner of Cantrell Road and South Katillus Road DEVELOPER: The CJ Cropper Company #5 Inwood Circle Little Rock, AR 72211 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 4.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 20 -Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement of three buildings on this 4.4 acre site. The total square footage of the buildings is 42,644. There are 204 parking spaces proposed with the development or 4.8 spaces per 1000 square feet. The developer proposes to develop the project in two phases; with Building A in Phase I and Buildings B and C in Phase li. The buildings will contain a mixture of C-3 uses. July 24, 2003 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-285-CCC Building C is proposed as a two story building with the second story generally designated as office space. Building B is planned to have a restaurant on the south end with possible outdoor seating. An additional restaurant could develop in Building A. A drive -through is proposed at the north end of Building A. The applicant has indicated improvements will be constructed along Katillus Road with the development of Phase II to Master Street Plan standard. B. EXISTING CONDITIONS: The site is a vacant, relatively flat site with a large drainage ditch along the northern perimeter of the site. The site was preliminary platted with shared access drives between proposed lots, which have been constructed. North Katillus Road has not been constructed to Master Street Plan standard. There are open ditches for drainage and no sidewalks on the street. There are commercial and office uses located within the Ranch Development. There is a Quick Shop located to the south of the site and a restaurant located to the north of the site. There are large office developments located to the north and west of the site, Leisure Arts and Cingular. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Construct sidewalk on abutting service drive. 2. Katillus is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Driveways shall conform to Section 31-210 or Ordinance 18,031. North driveway must be located 125 feet from property line. 4. Easements shown for proposed stormdrainage are required. Per the stormdrain manual. 5. A Sketch Grading and Drainage Plan will be required per Section 29-186. Show facilities along north property line. 6. Stormwater detention ordinance applies to this property. Show area where located. 7. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5-foot sidewalks with the planned development. Half -street width is 18 feet. 14 July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-285-CCC 8. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease trap will be required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 30-foot easement is required along the perimeter of the site for overhead facilities. Contact Entergy at 954-5165 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire protection facilities will be required. If additional water facilities are required, they will be installed at the Developer's expense. 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 a private fire system. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Proposed water facilities will be sized to provide adequate pressure and fire protection. This development will have minor impact on existing water distribution system. Contact Central Arkansas Water at 992-2438 for additional details Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-6752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed on -site street buffer along Katillus Road drops below the eighteen (18) foot average width requirement and below the nine (9) foot minimum width allowed with transfers. 3 July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: 5-285-CCC An irrigation system to water landscaped areas is required. Building landscaping areas need to be indicated. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review for a lot located in the Ranch Subdivision. Staff stated the shared access drives were in place along lot lines as was required at the time of platting. Staff noted the dumpster locations on the proposed site plan indicating the dumpsters were located adjacent to the public right-of-way. Staff stated this did not comply with the ordinance and requested the applicant relocate the dumpsters. The applicant requested the dumpster remain behind the building. Staff stated if the applicant would install a screening wall and landscape adjacent to the right-of-way, which would create a service corridor, it would be palatable to support the location of the dumpsters adjacent to the public right-of-way. Public Works comments were addressed. Staff stated the proposed right-of-way did not meet the minimum requirement. Staff suggested the applicant narrow the drive lanes and move the buildings to the west to allow for the required right-of- way. Staff stated South Katillus Road would be required to be constructed to Master Street Plan standard or designed to match the bridge located near Cantrell Road. Landscaping comments were addressed. Staff stated the on -site street buffer dropped below the nine foot minimum required. Staff suggested the applicant narrow the proposed landscape strip along the western property line to increase the width of the eastern buffer. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised plan to staff on July 7, 2003 addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated signage in two locations. The applicant is requesting each of the signs to be pylon sign maximum allowed by ordinance or the bill of assurance. The site is zoned C-3, General Commercial District, which would allow for a sign 36-feet in height and a maximum of 160 square feet in area. Although the proposed signage is allowed under the ordinance for commercial 4 July 24, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-285-CCC signage, staff would suggest the applicant consider signage more conducive to the Highway 10 Design Overlay standard. The applicant has indicated the maximum building height to be 35-feet. There are two, one story buildings and one, two story building proposed as a part of the development. Staff is supportive of the proposed building heights. The applicant has indicated there will be a total of 42,595 square feet of gross floor area within the development. There are also 204 parking spaces proposed with the development. The typical minimum parking required for a shopping center development based on one space per two hundred and twenty five square feet would be 189 parking spaces. The applicant has indicated a possibility of two restaurants locating on the site. One location identified is a 5460 square foot area, which would require 54 parking spaces and the second area is a 4608 square foot area requiring 46 parking spaces. Should the two restaurants locate on the site, the typical minimum parking required would be 208 parking spaces. Staff feels the proposed parking should be sufficient to meet the demand even if two separate restaurants locate on the site. The applicant has indicated the rear of the buildings along Katillus will be used as screening walls. The applicant has also indicated a service drive will access the rear of the buildings for dumpster locations and deliveries. The applicant has included landscaping, six foot high evergreen plantings to provide screening. Staff would request the applicant also install a fence or wall in this area. The service drive will function as such and the dumpsters will be placed in this area. The evergreen screening plants will not be sufficient to screen the activity in this area. Staff would recommend the landscaping be placed along the roadway to soften the fence or wall and then a six foot fence or wall be placed between the landscaping strip and the service drive. The applicant has not relocated the northern driveway to meet ordinance requirements. The drive is located adjacent to the northern property line on Katillus Road. Staff is supportive of this location since the development will be served by a rear service drive. The applicant has indicated the days and hours of operation to be from 6:00 am to midnight seven days per week. The hours proposed should have minimal impact on the surrounding area. There is an existing convenience store located on the corner of Katillus Road and Cantrell Road which operates under similar hours. The applicant has not relocated the northern dumpster outside the view of the street. Staff would recommend the dumpster be relocated to the service drive or to the parking lot area adjacent to Lot 4, Tract A. The applicant has increased the landscape areas to the nine -foot minimum. The applicant has also indicated the storm drains located within the property will be piped to the northeast corner of the project. The applicant has indicated a three foot landscape planter will be placed in front of each building. 5 July 24, 2003 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-285-CCC To staffs knowledge there are no outstanding issues associated with the proposed request. The property is zoned C-3, General Commercial District and the applicant has met the intent of the Subdivision Ordinance for a multiple building site plan review. Staff feels the current layout with three buildings and associated parking should have minimal to no adverse impact on the surrounding area, if modified as suggested by staff. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant place a six foot screening fence or wall in addition to and adjacent to the landscape strip along Katillus Road. The screening fence or wall should be located between the landscaping strip and the service drive. Staff recommends the northern dumpster be relocated to the rear of the building in the service drive area or to the parking lot area adjacent to Lot 4, Tract A. 0 ITEM NO.: 12 FILE NO.: 5-285-CCC NAME: Dogwood Crossing — The Ranch Subdivision Site Plan Review LOCATION: On the northwest corner of Cantrell Road and South Katillus Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the building orientation and the treatment of the rear of the buildings. 3. Provide details concerning any proposed signage (height/area/location). 4. Provide the days and hours of operation. 5. Provide details concerning the street improvements to Katillus Road adjoining Leisure Arts. 6. Provide details concerning the stormwater drainage plan and the relationship of easements to landscaping proposed. 7. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision. VarianceNVaivers: 1. None requested. Public Works: 1. Construct sidewalk on abutting service drive. 2. Katillus is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Driveways shall conform to Section 31-210 or Ordinance 18,031. North driveway must be located 125 feet from property line. 4. Easements shown for proposed stormdrainage are required. Per the stormdrain manual. 5. A Sketch Grading and Drainage Plan will be required per Section 29-186. Show facilities along north property line. 6. Stormwater detention ordinance applies to this property. Show area where located. 7. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvement to the street including 5-foot sidewalks with planned development. Half -street width is 18 feet. 8. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater Sewer available, not adversely affected. Grease trap will be required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 30-foot easement is required along the perimeter of the site for overhead facilities. Contact Entergy at 954-5165 for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire protection facilities will be required. If additional water facilities are required, they will be installed at the Developer's expense. 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 a private fire system. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Proposed water facilities will be sized to provide adequate pressure and fire protection. This development will have minor impact on existing water distribution system. Contact Central Arkansas Water at 992-2438 for additional details Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-6752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape: The proposed on -site street buffer along Katillus Road drops below the eighteen (18) foot average width requirement and below the nine (9) foot minimum width allowed with transfers. An irrigation system to water landscaped areas is required. Building landscaping areas need to be indicated. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003,