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HomeMy WebLinkAboutS-1350-B Staff AnalysisFILE NO.: Z-5770-C NAME: Maxmart Revised POD LOCATION: On the North side of Cantrell Road just east of Rummell Road DEVELOPER: Starmax Properties, LP P.O. Box 241967 Little Rock, AR 72221 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.8 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PD-O ALLOWED USES: General / Professional Office (0-3 uses) PROPOSED ZONING: Revised PD-O PROPOSED USE: Bank and General / Professional Office (0-3 uses) VARIANCES/WAIVERS REQUESTED: (Plat Variance — Lots without public street frontage.) BACKGROUND: On February 1, 1994, the Board of Directors passed Ordinance No. 16,586 which rezoned this property from R-2 to PD-O for a two -building office development. On October 4, 1994, the Board of Directors passed Ordinance No. 16,754, which amended the previously approved PD-O site plan still maintaining two (2) office buildings. On December 2, 1997, the Board of Directors passed Ordinance No. 17,622 which re- established the PD-O for three (3) years. On September 14, 2000 the Planning Commission granted a three (3) year time extension of the approved PD-O. The approved site plan included two (2) office buildings. Each building was proposed to be two-story in height, with a basement. Building I was proposed to be placed 110 feet north of Cantrell Road. The building was to contain a total of 22,800 square feet FILE NO.: Z-5770-C (Cont. (10,000 square feet on each floor and 2,800 square feet in the basement). Building II was to be located within the northern portion of the property. It was to contain a total of 20,300 square feet (8,750 square feet on each floor and 2,800 square feet in the basement). The site plan provided parking for 98 vehicles, with a single access point from Cantrell Road. On September 3, 2002 the Board of Directors approved a revision to the previously approved PD-O to create a two (2) lot plat and allow the construction of a bank with a four (4) window drive -through facility on the front lot, adjacent to Cantrell Road, and the development of an office building on the rear lot. The applicant proposed the office building to be a single story office building containing approximately 10,800 square feet. There were 51 parking spaces proposed as a part of the development. Sixteen spaces were proposed with the bank facility and 35 spaces were proposed with the office building. Two monument style signs were approved for the site. One was to be located on the east side of the driveway and one on the west side of the driveway. The eastern sign was to be a maximum of five (5) feet in height and fifty (50) square feet in area and the sign on the western side of the driveway was to be a maximum of six (6) feet in height and sixty (64) square feet in area. The applicant proposed 0-3 zoning district uses as approved alternative uses for the site. The applicant proposed a single access point to the site from Cantrell Road. A. PROPOSAL/REQUEST: The applicant now proposes to revise a previously approved PD-O to allow the rear lot to be split. The rear lots will each contain approximately 12,000 square feet and are proposed as Lots 2 and 3. (Lot 1 has been final platted for Regions Bank.) The applicant proposes two office buildings, one on each lot, and the square footages to be 4300 (Lot 2) and 2800 (Lot 3) square feet with a shared parking and common drive access easement extending from Cantrell Road through Lot 1 to serve Lots 2 and 3. The proposal includes signage previously approved adjacent to Highway 10 on the eastern side of the driveway and contained on Lot 1. The sign area is to be a maximum of five (5) feet in height and fifty (50) square feet in area. The signage for Lot 1 is located on the western side of the driveway. The applicant is requesting a variance from the Subdivision Ordinance to allow Lots 2 and 3 to not have public street"frontage. The common access drive/utility easement will be final platted to provide access to these lots. B. EXISTING CONDITIONS: The site is vacant and heavily wooded with a single family home located mid -way back on the tract. The topography of the proposed site rises in elevation from south to north, with the north boundary of the site being approximately 28 feet higher than the southern boundary along Cantrell Road. 2 FILE NO.: Z-5770-C (Cont. Uses in the area include a mix of office uses and single family residential uses. The Westchester Subdivision is south of the site, across Cantrell Road, and single family homes are located to the east of the site. Adjacent to the site to the west are three previously approved Planned Developments. Only one of which has developed. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents, who could be identified, within 300 feet of the site, the Westchester/Heatherbrae Property Owners Association and the Walton Heights/Candlewood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plan as "Public Works Notes" apply to the project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: No commeht received. Water: A water main extension and additional fire protection will be required. A minimum 15-foot wide utility easement will be needed in order to allow for a water main extension to each rear lot. A Capital Investment Charge based on the size of connections(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Countv Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 3 FILE NO.: Z-5770-C Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision of an existing Planned Office Development for an additional office building and an additional lot for a total of three (3) office buildings on three (3) lots. The use requested is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Infrastructure Goal encourages the placement of sidewalks on all neighborhood streets, which is supported by an Action Statement calling for the construction of sidewalks on the north side of Cantrell Road from Rodney Parham Road to State Highway 300. The Sustainable Natural Environment Goal lists an objective recommending the preservation and maintenance of existing greenways and open spaces supported by an Action Statement that recommends the preservation of the Highway 10 Design Overlay District. Landscape Issues: Areas set aside for buffers and landscaping meet with Highway 10 Design Overlay District and Landscape Ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to a building permit being issue it will be necessary to provide copies of an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible. Additional credit maybe given toward fulfilling Highway 10 Design Overlay District and Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff presented the item indicating additional information needed on the site plan. Staff stated the applicant should provide the days and hours of operation for the two lots to ensure conformance with the previously approved hours of operation. Public Works comments were addressed. Staff stated the previously approved comments apply to this plat as well. Water comments were addressed indicating the Water Department had agreed to allow water access through the cross 0 FILE NO.: Z-5770-C Cont. access driveway location. Staff stated the drive should be shown was a utility easement as well as a cross access easement. Landscaping comments were addressed. Staff stated the proposed areas set aside for landscaping and buffering met with the minimum ordinance requirements. Staff also stated City Beautiful Commission recommended preserving as many trees as feasible during the development of the site. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted to Staff the revised site plan indicating the additional information requested. The applicant has indicated the days and hours of operation to be 8:00 am to 6:00 pm Monday through Saturday; consistent with office uses located in the area and the hours of operation previously approved. The applicant has indicated 0-3 uses for the proposed tenant of Lot 2 and a dental office for Lot 3 with 0-3 uses as alternative uses for the site. The applicant has indicated the project will be constructed in three phases or one building per phase with the bank building being the first phase. The proposed site plan indicates the proposed building height will not exceed 45-feet, the maximum building height in the 0-3 zoning district. The parking shown on the site plan is sufficient to meet the demands of the proposed development. The typical parking requirement for a development of this type would be 7 spaces for Lot 1, 10 spaces for Lot 2 and 12 spaces for Lot 3. The applicant is proposing 17 spaces as a part of Lot 3, 20 spaces as a part of Lot 2 and 20 spaces, not including the drive -through lanes, for Lot 1. The applicant has indicated on the proposed plat two of the three lots will not have public street frontage. A cross access/utility easement has been provided to allow access to these lots extending from Cantrell Road through Lot 1. Staff is supportive of the request to revise the previously approved planned development to create a third lot on this 2.8 acre site. Staff is supportive of the requested variance from the Subdivision Ordinance (a lot without public street frontage) for the creation of this lot. A variance to allow Lot 2 to be a lot without public street frontage was approved by the Board of Directors September 3, 2002, which will require a revision to the previous ordinance since the legal description has changed. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. The proposed development is similar to development pattern in the area and is consistent with the Future Land Use Plan. FILE NO.: Z-5770-C Cont.) STAFF RECOMMENDATION: Staff recommends approval of the proposed request subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff report. Staff recommends approval of the requested variance to allow a lot without public street frontage. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff presented the item and stated to their knowledge there were no outstanding issues associated with the proposed request to revise the previously approved PD-O to create a third lot on the site. Staff presented a recommendation of approval of the proposed request subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff stated the proposal included a variance to the Subdivision Ordinance to allow a lot without public street frontage. Staff stated they were also in support of the requested variance to allow a lot without public street frontage. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. 0