HomeMy WebLinkAboutS-1472 Staff AnalysisJanuary 20, 2005
ITEM NO.: 9 FILE NO.: S-1472
NAME: Pavilion in the Park Subdivision Site Plan Review
LOCATION: 8201 Cantrell Road
DEVELOPER:
Pavilion in the Park, LLC
11001 Executive Center Drive
Little Rock, AR 72211
501-227-8700
ENGINEER:
Development Consultants, Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
501-221-7880
AREA: 4.59t Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 ALLOWED USES: General Commercial
PROPOSED USE: Mixed Office and Commercial with
addition of drive-thru bank facility
VARIAN C ESNVAIVE RS REQUESTED:
Parking variance; 239 required, 211 proposed
BACKGROUND:
To meet the 285 space parking requirement at the time Pavilion in the Park was
constructed, a detached parking lot was constructed across Andover Court, to the east.
A new, commercial development was later constructed at the site of this detached
parking lot. The loss of this detached lot left Pavilion in the Park with only 201 on -site
parking spaces which encircled the building.
It was the applicant's contention that the change in the use mix of the occupants of
Pavilion in the Park substantially reduced the parking requirement. By calculating the
January 20, 2005
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.: S-1472
parking requirement based upon the occupancy percentages presented by the
applicant, a total of 229 on -site spaces were required. This number was considerably
closer to the 201 spaces actually provided on -site.
On December 27, 1994, the Board of Zoning Adjustment granted a parking variance
subject to the square footage of leasable retail space not exceeding 39% of the gross
floor area or 25,087 square feet; and the square footage of leasable restaurant space
not exceeding 10% of the gross floor area or 6,432 square feet.
A. PROPOSAL/REQUEST:
The proposal before the Planning Commission is a request to add a bank drive-
thru facility in the southwest portion of the site. The area is presently used as
parking and would be remodeled to provide three teller lanes, an escape lane, a
330 square foot building and a canopy over the teller lanes. Parking on the site
would be reconfigured to provide a total of 211 parking spaces.
B. EXISTING CONDITIONS:
The site is occupied by a three story, 65,078 square foot mixed -use building and
an 800 square foot detached building. A 201t space parking lot encircles the
main building. A single driveway provides access off of Andover Court. A
secondary access is provided through the adjacent property on the west to
Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
Notices were sent to all owners of property located within 200 feet of the site and
the Andover Square Neighborhood Association. As of this writing, staff has
received no comments.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Extensive replacement will be needed.
Provide appropriate handicap ramps with sidewalk construction.
2. Storm water detention will not apply to the proposed development.
K
January 20, 2005
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: S-1472
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
Reliant: No Comments received.
Southwestern Bell:
Water: There is a private fire hydrant in this vicinity. Approval of the Little Rock
Fire Department will be required, determining whether access to this fire
hydrant and access to the building for fire protection are impaired. If there are
facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
Fire Department: Fire hydrant may be required.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route. The Hwy. 10 Express
Route does pass in front of the site.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comments.
Landscape Issues:
No Comments.
G. SUBDIVISION COMMITTEE COMMENTS: (DECEMBER 29, 2004)
The applicant was not present. Staff had previously met with the applicant and
had discussed the issue. Staff informed the Committee of the requested parking
variance. Staff had requested a signage plan and elevations of the proposed
teller building. Public Works and Utility Comments were presented.
The Committee determined these were no other issues and forwarded the item to
the full Commission.
K,
January 20, 2005
SUBDIVISION
ITEM NO.: 9 Cont. FILE NO.: S-1472
H. ANALYSIS:
The C-3 zoned tract located at 8201 Cantrell Road is occupied by a 65,078
square foot; three-story mixed use building; a separate 800 square foot building;
and associated parking and drives. The applicant proposes to construct a free-
standing bank teller facility on the back of the property, southwest of the large
building. The new facility will contain a 330 square foot teller building and a
canopy which will cover two teller lanes and an ATM lane. The facility will be
constructed over an existing paved parking area. The teller facility will be built of
brick and precast concrete with a 10/12 pitched, shingled roof. Signage will
consist only of a wall sign on the east elevation, facing the large building, and a
wall sign on the north elevation, at the entry to the teller facility. The architectural
drawing submitted by the applicant appears to show a roof sign on the north
elevation. Only a wall sign which complies with City Code standards will be
permitted. The site has a ground -mounted, tenant sign on the Cantrell Road
Frontage.
Some minor changes will be made to the existing parking on the site; resulting in
a total of 211 on -site parking spaces. The applicant is requesting a parking
variance and is committing to the following uses:
45% office; 29,793 square feet @ 1/400; requiring 74 spaces.
45% commercial; 29,794 square feet @ 1/300; requiring 99 spaces.
10% restaurant; 6,621 square feet @1/100; requiring 66 spaces.
The 211 proposed parking spaces represent 88% of the required number of 239
spaces. This ratio is the same as approved by the Board of Zoning Adjustment
under a 1994 parking variance. Staff is supportive of the requested variance.
STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to compliance with the
following conditions:
1. Compliance with the staff comments and conditions outlined in Sections D, E
and F of the Staff Report.
2. Uses on the site must adhere to the use mix proposed by the applicant (45%
office, 45% commercial, 10% restaurant).
3. The two signs on the proposed teller building must be wall signs which
comply with City Code standards for wall signs.
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January 20, 2005
SUBDIVISION
ITEM NO.: 9 Mont.
FILE NO.: 5-1472
PLANNING COMMISSION ACTION: (JANUARY 20, 2005)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval subject to compliance with the conditions outlined in
the "Staff Recommendation" above.
There was no further discussion. The item was placed on the Consent Agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusing
(Williams).
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