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HomeMy WebLinkAboutZ-10106 Staff Report 112924NAME: Anchor Realty Investments – PCD LOCATION: 13240 Cantrell Road DEVELOPER: Anchor Realty Investments, LLC (Owner) 102 Country Club Parkway Maumelle, AR 72213 OWNER/AUTHORIZED AGENT: Timothy W. Grooms (Agent) 8114 Cantrell Road, Suite 100 Little Rock, AR 72227 SURVEYOR/ENGINEER: Bond Consulting Engineers, Incorporated 2801 T. P. White Drive Jacksonville, AR 72076 AREA: 2.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the property from R-2 to PCD to allow for the development of two (2) quick-service restaurants. The property is within the Highway 10 Design Overlay District. B. EXISTING CONDITIONS: Lot 7, Block 8, Josephine Pankey 3rd Addition, contains an existing single-family dwelling in the southwestern portion of the overall site. The remaining lots within Block 8 are undeveloped. There is a mixture of zoning and uses surrounding the property. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: The site plan leaves too much open for comment. Path to both developments from the Right of Way shall be installed. All ADA guidelines to be met. ARDOT permitting will be required as well as anything else they may want done, i.e. dedication of Right of way and so on. The site plan will have to be finalized and submitted for staff to review at the time of the grading/building permit. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: A sewer extension may be required.  Please submit wastewater plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Fire Hydrants Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied, and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-2 to PCD. Surrounding the application area, east of the site is PK/OS. North and west of the site are mostly undeveloped platted land with a few single family residences. On the south of the site is Cantrell Road. The subject site is located in the Highway 10 Design Overlay District (Ord. 15965). Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials are roads designed to serve through traffic, and to connect major traffic generators or activity centers within urbanized areas. The standard Right of way of 110 feet is required. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike Path. Class I Bike Paths are a route designated for the sole use of bicycles that is physically separated from vehicular lanes. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS:  The applicant is requesting to rezone the property from R-2 to PCD to allow for the development of two (2) quick-service restaurants. The property is within the Highway 10 Design Overlay District. The property will be replatted as a single lot. Lot 7, Block 8, Josephine Pankey 3rd Addition, contains an existing single-family dwelling in the southwestern portion of the overall site. The remaining lots within Block 8 are undeveloped. There is a mixture of zoning and uses surrounding the property. The applicant proposes to develop the 2.50 acre site to contain two (2) buildings 8,622 square feet in area (approximately 4,311 square feet in area for each building.) One (1) building will be constructed in the western portion of the site, the second building will be constructed in the eastern portion of the site. Two (2) access drives are proposed from Cantrell Road. The proposed layout appears to provide ample room for interior traffic flow and maneuverability of vehicles on the property. The buildings will not exceed thirty-five (35) feet in height. The site plan, for both proposed buildings, shows front building setbacks of one hundred (100) feet from Cantrell Road, over forty (40) foot rear setbacks and approximately twenty (20) foot setbacks from the east and west property lines. The proposed restaurant use will operate seven (7) days a week, from 5:00am to midnight. The applicant provided alternative uses that would be possible or considered in addition to fast food restaurants: Coffee Shop Bank Pharmacy Dry Cleaner Car Wash Donut Shop Medical Clinic Auto Service Center (limited to drive-thru only) And additional retail uses that could utilize a drive-thru Typically, the City’s Zoning Ordinance would require eighty-six (86) total parking spaces. The developer is providing ninety-two (92) total parking spaces that include four (4) ADA parking spaces. Staff feels the proposed parking is sufficient to serve the use. A dumpster enclosure is shown in the rear of the parking lot along the south property line. The dumpster area must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. The applicant did not provide a sign plan at this time. All signage must comply with Section 36-349 of the Chenal/Financial Center Overlay District. All site lighting must be low-level and directed away from adjacent properties. Staff is not supportive of the PCD rezoning based on the following: Based on the City’s future Land Use Plan (LUP), staff fees that the proposed development is not appropriate at this time. The proposed development will encroach into the Pankey Community. The proposed use, including alternative uses, will create very heavy, high traffic commercial use and may create an adverse impact on the properties in the area. The location is next to the City of Little Rock’s Connor Park and the entrance to the park is immediately east of the proposed entrance to the proposed PCD. I.     STAFF RECOMMENDATION:  Staff recommends denial of the PCD rezoning.