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HomeMy WebLinkAboutZ-10143 Staff Report 032025NAME: Lots 3A & 3B, The Divide – PCD & Revised Preliminary Plat LOCATION: Northwest corner of Cantrell Road & The Divide Parkway DEVELOPER: PDC, LLC (Owner) 16623 Cantrell Road Little Rock, AR 722223 OWNER/AUTHORIZED AGENT: White-Daters & Associates (Agent) 24 Rahling Circle Little Rock, AR 722223 SURVEYOR/ENGINEER: White-Daters & Associates 24 Rahling Circle Little Rock, AR 722223 AREA: 3.07 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03 CURRENT ZONING: C-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 3.07 acres from C-3 to PCD. The applicant is also proposing to revise the preliminary plat for Lot 3, The Divide Addition. The applicant will subdivide the 3.07 acre tract, described as Lots 3A & 3B, The Divide Addition, creating two (2) separate lots. Lot 3A shows an area of 1.28 acres and will contain a carwash. Lot 3B shows an area of 1.72 acres and will be developed to contain a future restaurant. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. Properties in the general area mostly contain commercial and office zoning and uses. The Chenal Valley “Bronte Court” subdivision is located to the west and the Bible Church of Little Rock is located to the east of the proposed development. There is a Wal-Mart retail store located on the southeast corner of Highway 10 and Chenal Parkway. The proposed site for the PCD & revised preliminary plat lies within the Highway 10 Design Overlay District. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property 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: E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Entergy: Summit Energy: AT & T: Central Arkansas Water: Fire Department: Parks and Recreation: County Planning: F. BUILDING CODES/LANDSCAPE: Building Code: Landscape: G. TRANSPORTATION/PLANNING: Rock Region Metro: Planning Division: H. ANALYSIS: The applicant proposes to rezone 3.07 acres from C-3 to PCD. The applicant is also proposing to revise the preliminary plat for Lot 3, The Divide Addition. The applicant will subdivide the 3.07 acre tract, described as Lots 3A & 3B, The Divide Addition, creating two (2) separate lots. Lot 3A shows an area of 1.28 acres and will contain a carwash. Lot 3B shows an area of 1.72 acres and will be developed to contain a future restaurant. The site is currently undeveloped and heavily wooded. Properties in the general area mostly contain commercial and office zoning and uses. The Chenal Valley “Bronte Court” subdivision is located to the west and the Bible Church of Little Rock is located to the east of the proposed development. There is a Wal-Mart retail store located on the southeast corner of Highway 10 and Chenal Parkway. The proposed site for the PCD & revised preliminary plat lies within the Highway 10 Design Overlay District. Both lots will be accessed by a sixty (60) foot wide, shared access & utility easement extending from Highway 10, in a north-south direction through both lots. A thirty-six (36) foot wide secondary ingress/egress drive is located near the northeast corner of Lot 3B, along The Divide Parkway. On Lot 3A , the developer is proposing to construct a 4,100, square foot, automated and manual carwash facility that will contain four (4) service lanes. The carwash vacuum area will contain six (6) bays and will be located in the southern portion of the lot facing Hwy 10. The site plan shows an ATM to the east of the carwash service lanes. The maximum building height for Lot 3A shall not exceed thirty-five (35) feet in height. The hours of operation for Lot 3A will be seven (7) days a week, from 7:00am-9:00pm. Section 36-502(3)(g) requires 5.0 spaces plus one (1) space for every two hundred (250) feet of gross building area. The site plan shows more than twenty-four (24) parking spaces for Lot 3A considering stacking in the four (4) carwash service lanes and six (6) parking spaces in vacuum area. Staff feels the parking is sufficient to serve the proposed use on Lot 3A. On lot 3B, the developer is proposing to construct a one-story, 3,200 square foot building. The proposed use includes a restaurant with drive-thru service located on the eastern side of the building. The maximum building height for Lot 3B shall not exceed thirty-five (35) feet in height. The hours of operation for Lot 3B will be seven (7) days a week, from 6:00am to 12:00 midnight. Section 36-502(3)(c) requires 1.0 space for each one hundred (100) square feet of gross floor area. The site plan shows more than fifty-two (52) parking spaces for Lot 3B considering stacking for the drive-thru service lane. Staff feels the parking is sufficient to serve the proposed use on Lot 3A. All required building setbacks for the proposed buildings on Lot 3A and Lot 3B comply with the Highway 10 DOD. The site plan shows the dumpster enclosure located near the northwestern corner, in the rear of the proposed buildings, for both lots. All dumpsters must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. The site plan shows a monument sign to be located between the front property line and the vacuum area for Lot 3A and between the front property line and parking area for Lot 3B. All signage must comply with Section 36-346(f)(1)(2) of the City’s Zoning Ordinance. All sight lighting must be low-level and directed away from adjacent properties. Staff supports the requested PCD zoning and revised preliminary plat. Staff views the request as reasonable. The property is currently zoned C-3 but is being reviewed through the PCD process based on the fact that each of the two (2) lots will be less than two (2) acres in area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning and revised preliminary plat, subject to compliance with the comments and conditions outlined in paragraphs D, E, and F, and the staff analysis, of the agenda staff report.