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HomeMy WebLinkAboutS-1415 Staff AnalysisOctober 16, 2003 ITEM NO.: 10 FILE NO., Z-6544-A NAME: Bowman and Kanis Retail Center Short -form PCD LOCATION: On the northwest corner of Kanis Road and Bowman Road DEVELOPER: Dickson Flake Partners 1200 West Capitol Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 Acres URRENT ZONING: ALLOWED USES build area PROPOSED ZONING: NUMBER OF LOTS: 7 C-3, with conditions FT. NEW STREET: 0 0-3 and C-2 permitted uses with a 300-foot by 150-foot no C-3, 0-3 and PCD PROPOSED USE: Creation of a seven (7)-lot plat with Lot 1 to develop as a PCD for USA Drug, Lot 7 to develop with 0-3 listed uses and Lots 2 — 6 to develop with C-3 listed uses. VARIANCESMAIVERS REQUESTED: A variance to allow reduced driveway spacing for Lot 1. BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25-acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by October 16, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-6544-A 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission earlier this year but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. A. PROPOSAL/REQUEST: The applicant is now proposing a seven lot plat through the Planned Development process. Lots 1 - 6 are zoned C-3, General Commercial and Lot 7 is zoned 0-3, General Office. The applicant is proposing a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building is proposed to be located within the area previously approved as a no -build zone (300-foot by 150-foot). The applicant has indicated only one lot will be developed at this time and is requesting Lot 1 be designated with PCD zoning retaining the C-3 and 0-3 zoning on the other six lots. B. EXISTING CONDITIONS: The site contains an existing non -conforming nursery. The property is located in an area of mixed zoning and extremely varies uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Walmart, Garden Ridge and Best Buy. A new shopping center has developed across Bowman Road to the east. Also across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini - warehouses. The area to the west of the site contains single-family homes on large tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, all owners of property located within 200-feet of the site and all residents located within 300-feet of the site were notified of the Public Hearing. 2 October 16, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6544-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The plans indicate the developer is to dedicate right-of-way and construct the streets to Master Street Plan standards. 2. Extra right-of-way and pavement width may be required to accommodate dual left turn lanes. Contact Bill Henry, Traffic Engineering, at 379-1816. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e) showing compliance with the land alteration ordinance. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Street improvement plans shall include signage and striping, and traffic signal modifications. Traffic Engineering must approve completed plans prior to construction. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways must be located 300' back from the intersection right-of-way, 300' center to center, and 150' from the property boundary. 8. An access easement should be platted at the location of the existing private driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. If there are facilities that need to be adjusted 3 October 16, 2003 SUBDIVISION ITEM NO.: 10(Cont.)FILE NO.: Z-6544-A and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Central Arkansas Water requests that a 15-foot-wide utility easement be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2-inch water main. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESI Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for new office and commercial development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal encourages the promotion of commercial and office development that maintains as much as possible of the existing topography, trees and green space; and enhances the primarily residential character of the community. The plan also lists an objective that encourages all commercial and office development in the community to be subject to neighborhood input prior to City approval. The plan also lists the action statements of adhering to the Land Use Plan and to aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments. Landscape: Areas set aside for buffers and landscaping comply with ordinance requirements. 4 October 16, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-6544-A G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White was present representing the request. Staff stated the request was the creation of a seven -lot plat and the rezoning of one lot to PCD. Staff stated the rezoning request was instituted by a 300-foot by 150 foot no build area. Staff stated the request was to construct a USA Drug in this area. Staff requested Mr. White indicate on the site plan access to the C-3 zoned property located to the west. Staff stated the access must be provided from Bowman Road, across the commercially zoned property, and not from Kanis Road or the property zoned for office uses. Public Works comments were addressed. Staff noted the proposed driveways were located too close to the property line and the intersection. Staff requested the applicant relocate the proposed drives to between Lots 5 and 6 and between Lots 2 and 3. Mr. White stated he would consider the alternative location for the driveways. Staff stated the relocation would allow for the minimum intersection spacing requirement. There was a general discussion concerning the placement of access to the property located to the west and zoned C-3. That property owner was present to review the proposed plan. Staff noted once again access to the commercially zoned property must be taken from the commercially zoned property located to the east. 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 addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicated signage on each individual lot and indicated signage will comply with that allowed in commercial zones, (36-feet in height and 160 square feet in area). The applicant has also indicated access to Lot 14, Montclair Subdivision via Bowman Road. The proposed driveway works well for accessing the property as single-family but staff has concerns how access will be provided if and when the site is developed as commercial property. The site is zoned C-3, General Commercial and staff feels proper consideration should be taken to ensure the applicant is able to develop his property as it is zoned. The applicant has indicated shared driveways for the development. The drives are to be located between Lots 5 and 6 and on Lot 2. The two drives along Bowman Road are proposed at 36-feet; the maximum allowed by ordinance. Staff is supportive of the placement and the proposed widths of these driveways. 5 October 16, 2003 SUBDIVISION ITEM NO.: 10 (Cont. ILE NO.: Z The drives along Kanis Road are proposed as single drives to each of the lots (Lot 1 and Lot 7). The drive proposed for Lot 1 is located approximately 300-feet from the intersection but only 100-feet from the property line. The ordinance requires driveway spacing to be at 300-feet from the intersection and 150-feet from property lines [Section 31-210(e)(1)]. Staff is supportive of the proposed location. The applicant is requesting a PCD for the development of Lot 1 to allow the building to be constructed in the previously reserved 150-foot by 300-foot no build area. The applicant has indicated the building will be constructed at approximately 140 feet with an awning extending further into the no build area (approximately 125-feet). Staff is supportive of the placement of the building in this area. The previous requirements were put in place to limit the "hard retail' that could locate on the corner of Kanis and Bowman Roads. Staff feels the proposed retail use will have limited effect on the area since the development has limited the number of driveway locations on the site and will not have any outdoor activities. The applicant is proposing the creation of a seven (7)-lot plat as a part of the proposed planned development. The corner lot will be zoned PCD while the remaining lots will be zoned 0-3 and C-3. The applicant is proposing the lots to conform to the specific zoning classification. The proposed lot requirements of C-3 and 0-3 zoning are the same and each of the lots will have a minimum frontage of 100-feet and a minimum lot area of 14,000 square feet. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staffs knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow reduced driveway spacing for Lot 1. Staff recommends the applicant provide access to Lot 14, Montclair Subdivision via Bowman Road. The site is zoned C-3, General Commercial and staff recommends proper consideration be taken to ensure the applicant is able to develop the site as it is zoned. October 16, 2003 SUBDIVISION ITEM NO.: 10 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-6544-A (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow reduced driveway spacing for Lot 1. Staff recommended the applicant provide access to Lot 14, Montclair Subdivision via Bowman Road. The site is zoned C-3, General Commercial and staff recommended proper consideration be taken to ensure the owner is able to develop the site as it is zoned. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 7