Loading...
Z-8662 Staff AnalysisFILE NO.: Z-8662 NAME: Team Clean Carwash Short -form PCD LOCATION: Located at 14919 Cantrell Road DEVELOPER: Jonesboro Carwash 5195 Pear Orchard Drive Little Rock, AR 72206 FNr�INFFR- Jacobs 10816 Executive Center Drive Little Rock, AR 72211 ARCHITECT: Lewis Architects and Engineers 11225 Huron Lane Little Rock, AR 72211 AREA: 2.32 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Carwash and 0-3, General Office District VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the site from R-2, Single-family to PCD to allow the development of two lots located on the south side of Cantrell Road. Lot 1 is proposed developed with a carwash to be owned by Jonesboro Carwash FILE NO.: Z-8662 LLC. Lot 2 will be developed with an office building. The lot is proposed as a lot without public street frontage. The carwash is proposed as a 124-foot express tunnel, conveyer belt carwash. The wash will be self -serve. The customer will pay at a pay touch screen pay station and then be guided onto the conveyor belt by an employee of the company. The customer's vehicle will be pushed through the wash on the conveyor belt where the vehicle is both washed and dried. The process is entirely self -serve. The company operates with two (2) to five (5) on -site employees during business hours. The site will have 16 vacuum islands on the lot, which will be free to the customers. The hours of operation are from 8:00 am to 8:00 pm during daylight savings time and 8:00 am until 7:00 pm the remainder of the year. When the wash is closed the tunnel will be locked and the site will be gated to prevent entry onto the lot. B. EXISTING CONDITIONS: The site contains a single-family residence located near the western perimeter of the site. To the west of the site is property zoned POD which is currently occupied by a private school with site plan approval for construction of an office building adjacent to Cantrell Road. East of the site is vacant residentially zoned property. North of the site are various PCD and POD zoned properties containing restaurant uses, office uses, banks, general retail and a pharmacy. South of the site is the Westchester Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of information phone calls from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Westchester Property Owners Association, the Tulley Cove Property Owners Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Show the centerline of the Cantrell Road right-of-way on the plan. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 2 FILE NO.: Z-8662 (Cont. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. The proposed right turn lane does not have sufficient stack length and should not be installed. 6. Show all driveway locations on Cantrell Road including the north side of Cantrell Road in the vicinity of this property. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Provide the proposed trip generation numbers to and from the proposed development. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Does the applicant desire to advance grade the southern half of the property and only construct on the northern half? If so, a variance to advance grade must be requested. 11. Private access is proposed for these lots. In accordance with Section 31- 207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from the back of curb to the back of curb with sidewalks constructed at the right-of-way line on both sides of the street. 12. A turnaround must be provided at the end of the proposed access road with either an 80-foot diameter cul de sac or a minimum 80-foot in length hammerhead with the same street width for emergency vehicles. 13. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 14. A Sketch Grading and Drainage Plan is required to be provided per Section 29-186 (e). Currently, a stormwater drainage problem exists and properties become flooded. This property drains thru a 12-inch diameter pipe from the Montessori School detention pond on the next western property and into a residential backyard with no drainage easements. At this time, it has been reported that stormwater overtops the street to the Montessori School. 15. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4 FILE NO.: Z-8662 (Cont. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 18. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. The sewer main is located on the north side of Cantrell Road. Entem : Easements are required. Contact Entergy for additional information. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. l:! FILE NO.: Z-8662 (Cont. CATA: Approved as submitted. The site is located on CATA Bus Route # 25 - the Highway 10 Express Route. Parks and Recreation: No comment received. 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 rezoning from R-2, Single-family to Planned Commercial Development for an office building and a carwash. The Transition category requires a Planned Development and is usually associated with office or residential uses. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The Arkansas Highway 10 Design Overlay requires a minimum of forty foot (40) of landscape buffer. 3. The zoning buffer requires a nine -foot (9) wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of the area is to remain undisturbed. 4. The DOD requires the placement of a 25-foot average landscape strip along the western perimeter of this site. In addition the zoning buffer ordinance requires seventy percent (70%) of the area is to remain undisturbed. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5 FILE NO.: Z-8662 Cont. G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the site was located within the Highway 10 Design Overlay District, which had specific guidelines for development. Staff stated building setbacks and landscape strips were a few of the items specifically outlined in the DOD. Staff questioned the proposed signage plan. Staff also questioned the locations of dumpsters and the hours of dumpster service. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated a dedication of right of way would be required along Cantrell Road to 55-feet from centerline. Staff also stated the plan should be revised to remove the deceleration lane along Cantrell Road. Staff stated the stormwater detention ordinance would apply to development. Staff stated the turnaround located along the southern perimeter should be designed as an 80-foot cul-de-sac or a minimum 80-foot hammerhead turn around. Landscaping comments were addressed. Staff stated the Highway 10 DOD required the placement of a 40-foot landscape strip along Cantrell Road and a 25-foot average landscape strip along the western perimeter. Staff stated the landscape strip along the eastern perimeter was required at a minimum of nine (9) feet. Staff stated prior to the issuance of a building permit a landscape plan would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the May 12, 2011, Subdivision Committee meeting. The revised plan has indicated the location of the proposed dumpsters, removed the deceleration lane from Cantrell Road and provided the required building setback and landscaping along the perimeters of the site. The revised plan indicates the placement of a monument sign within the front yard landscape area along Cantrell Road. A monument sign has been identified for the office development as well. The request is a rezoning of the site from R-2, Single-family to PCD to allow the development of two (2) lots. Lot 1 is proposed to be developed with a carwash and Lot 2 is proposed with development of an office building. The site is located within the Highway 10 Design Overlay District. The DOD establishes a minimum n. 914:8019111MAM.:1r•T[4Ti# lot size of two (2) acres or the development of a single building per two (2) acres. The site contains two (2) acres and is proposed as two (2) lots with an individual building on each of the lots. Lot 2 is proposed as a lot without public street frontage. The development is proposed with a drive along the eastern perimeter of this site shared with the adjacent property owner. The DOD requires a minimum front yard building setback of 100-feet and a minimum front yard landscape strip of 40-feet. The development as proposed complies with the DOD standards. In addition the DOD requires the placement of a 30-foot side yard setback and a 25-foot landscape strip along the perimeters of the site. The building located on Lot 1 is indicated with a 30-foot building setback and includes the 25-foot landscape strip. The building located on Lot 2 is indicated with a 39-foot building setback and includes the 25-foot landscape strip. Screening will be provided as required by the buffer ordinance. The site plan indicates the placement of a shared monument sign six (6) feet in height and seventy-two (72) square feet in area within the front yard landscape area. The sign as proposed is consistent with signage typically allowed per the DOD. Lot 2 is proposed with a monument sign six (6) feet in height and sixty- four (64) square feet in area. The office signage is consistent with signage typically allowed in office zones. The development will contain building signage consistent with signage allowed in office and/or commercial zones or a maximum of ten (10) percent of the fagade area abutting the public street. The vacuum stations will not contain signage. There will be directional signage located on the site, which will be consistent with directional signage allowed per the City's Sign Ordinance. The office portion of the development is proposed with a 5,000 square foot building and thirteen (13) parking spaces. Based on parking typically required to serve an office use a total of twelve (12) parking spaces would be required. The carwash is proposed as a 124-foot express tunnel, conveyer belt carwash containing 4,700 square feet. The site will have 16 vacuum islands on the lot, which will be free to the customers. When the wash is closed the tunnel will be locked and the site will be gated to prevent entry onto the lot. There will also be an exit only gate located along the common access drive to prevent customers from entering the vacuum island location prior to entering the tunnel wash. The ordinance requires the placement of five (5) spaces plus one (1) space per 250 gross square feet of building are for automotive services including automotive washing facilities. Based on typical ordinance standards a total of twenty-three (23) parking spaces would be required to serve the use. There is roughly 180 feet of stacking located on the site, which would result in approximately nine (9) automobiles waiting to enter the tunnel. Roughly 120 feet of the stack is twenty (20) feet wide, which would allow for automobiles to double -up. Staff does not feel parking on site will be an issue. 7 FILE NO.: Z-8662 Cont. The carwash operates with two (2) to five (5) on -site employees during business hours. The hours of operation are from 8:00 am to 8:00 pm during daylight savings time and 8:00 am until 7:00 pm the remainder of the year. The carwash is closed on Sunday. The dumpster service hours are limited to the hours of operation for the tunnel carwash. The office hours of operation are from 8:00 am to 5:00 pm Monday through Friday. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development for a tunnel carwash and an office building located on individual lots. The Transition category is designed to provide an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas, which contain residentially zoned properties and nonconforming nonresidential uses. Within the Transition Land Use classification a planned zoning district is required unless the application conforms to the Design Overlay standards. Uses to be considered are low -density multi -family residential developments and office uses if the proposals are compatible with quality of life in nearby residential areas. Staff does not feel the development as proposed meets the intent of the Transition Land Use classification. A carwash requires a Conditional Use Permit in the C-3, General Commercial Zoning District and is a by -right use in the C-4, Open Display Zoning District. In addition this development jumps an area also identified on the City's Future Land Use Plan as Transitional further expanding the Commercial Node located at Taylor Loop Road and Cantrell Road. Staff feels the development of the site with the tunnel carwash is not an appropriate development. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 2, 2011) Mr. Brad Vaden and Mr. Clayton Vaden were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Barbara Tucker addressed the Commission as the property owner. She stated her husband had lived on the property for more than 60 years. She stated she and her husband had watched Highway 10 grow from a two lane rural road to a four lane commercial street. She stated regardless of the plans for Highway 10 the road was a commercial street. She stated with the residential growth in the area and four schools located west of their property there was a great deal of traffic in the area. She stated E•' FILE NO.: Z-8662 Cont.) the residents of Westchester were located two city blocks south of Cantrell Road. She stated the property had no value as residential property. She stated the development as proposed was the best opportunity for her family to sell their property. Mr. Clayton Vaden addressed the Commission on the merits of the request. He stated the site would be developed with an all brick building constructed with high quality materials. He provided the Commission with photos of other buildings which his company owned in other cities and states. He stated the development would have a positive impact on the area. He stated the hours of operation were from 8 am to 7 pm Monday through Saturday. He stated the business was not open on Sunday. Mr. Vaden stated the development was providing a large buffer in the rear to protect the neighborhood. Mr. Bob Altoff addressed the Commission in opposition of the request. He stated his home was located at 43 Westchester Court. He stated the Commission was well aware of the flooding problems in the Westchester Subdivision. He provided the Commission with a copy of photos of the recent flood in the Subdivision. He requested the Commission not approve any additional development in the area until the flooding problems were corrected. He stated with the recent approvals water from the developments flowed through the Westchester subdivision. He stated unless the City could fix the problem or force the developers to not allow any additional water to flow through the subdivision the City should halt approval of developments on Highway 10. Ms. Celia Martin addressed the Commission in opposition of the request. She stated the position of the Westchester Neighborhood Association Board was opposition. She requested the Commission follow the Highway 10 plan. She stated the approval of this zoning would increase the possibility of commercial zoning on the property located to the east. She stated she and her family had been involved in the Highway 10 Plan since the inception. She stated the Highway 10 plan was not developed to protect the residents in the abutting neighborhoods but for the entire City and visitors of the City traveling to the nearby parks. She stated the use was a C-3 or C-4 use which did not fit into the Transitional Land Use classification. She requested the Commission deny the request. Ms. Ruth Bell of the League of Women Voters of Pulaski County addressed the Commission in opposition of the request. She stated the League had a long history of supporting the Highway 10 plan. She stated the League worked with the City to develop the plan for the citizens as a whole. She stated the site was a Transition site on the Land Use Plan. She stated a carwash was not a transitional use. She stated she was not familiar with the industry but felt the business would need to wash a large number of cars to make the development work. She requested the Commission deny the request and require the site to develop with office uses. Mr. Ken Harrison addressed the Commission in opposition of the request. He stated his home was one mile down stream from the site and his neighborhood received all the water after Westchester. He stated the reason for purchasing the property his home �01 FILE NO.: Z-8662 (Cont.) was currently built on was because of the Highway 10 DOD. He stated the Overlay was put into law to protect the property owners in the area but to also protect the corridor for the entire City. He stated the Highway 10 plan was a good plan a good example of long term planning and the plan should be protected. He stated the plan established Commercial Nodes. He stated there was plenty of area for commercial development without creep into the residential areas. Ms. Dawn Prasifka addressed the Commission in opposition of the request. She stated her home was located on Tulley Cove. She stated her father was in retail so she fully understood what it took to make a business work. She stated there were two carwash locations within a few miles of this site. She stated to the east across from Kroger and to the west at the Shell station. She stated it was not about the use it was about where the use was being placed. She stated the other locations were appropriate for commercial development. She stated this area was not a commercial location. Mr. Allen Quattlebaum addressed the Commission in opposition of the request. He stated his home was located directly behind the proposed development. He stated he did not want to sit in his back yard on Saturday and listen to vacuums. Ms. Donna Auld addressed the Commission in opposition of the request. She stated she was Vice -President of the Pinnacle Valley Neighborhood Association. She requested the Commission deny the requested rezoning. She stated the Board of Directors recently denied a request to allow the placement of a C-4 use, a tire band brake store, on commercially zoned property located to the north and east of this site. She stated the carwash was also a C-4 uses and was not appropriate for this site. She stated this type commercial development should be limited to commercial nodes and located closer to Taylor Loop Road. She requested the Commission stick with the plan for Highway 10 which was put in place to protect the City as a whole. Mr. Bryan Fitzgerald addressed the Commission in opposition of the request. He stated his concerns had been addressed by the previous speakers. He stated he did want to add the location of the driveway was a concern. He stated the shopping center to the east of this site did not align with Jerry Drive which caused turning conflicts. He stated it appeared the driveway location for this development and the driveway for Wal-greens would create the same traffic concern. He stated the driveway did not comply with the Highway 10 Design Overlay District standards. Mr. Brad Vaden addressed the Commission on the merits of the request. He stated as the developers they were willing to eliminate the rear office building and place a deed restriction on the property limiting any future development of the area. He stated if this area was left the topography of the site would be such that the neighborhood would not see or hear the development. He stated he felt this was the best development for the neighborhood and the site. He stated if an office developer were to develop the property they would not be able to provided as large a buffer as being proposed with the carwash development. FILE NO.: Z-8662 (Cont, Mr. Clayton Vaden addressed the Commission concerning drainage. He stated the site would provide on -site detention and the developers would not intensify the existing drainage problem but would work to improve drainage in the area. He stated details of the drainage plan had not been worked out but his company was working with public works staff and the Arkansas State Highway Department to establish alternate flows in the area. Mr. Vaden stated the building would be all brick construction. He stated the building would appear more as a commercial building than a carwash facility. There was a general discussion by the Commission and staff concerning the existing and future drainage projects in the area. Staff stated the applicant had not provided detailed drainage plans or calculations therefore staff could not determine the impact of the development on the adjacent subdivision. Staff stated the developers would be required to provide on -site detention as required by the stormwater detention ordinance. Staff stated the developers had not provided details of how they were going to pass the water from the east through their site. Staff stated one option was to pick up the water and drain this site as well as the Harvest Foods site to the east along the south side of Cantrell Road and discharge the water directly into the creek after the Westchester subdivision. There was a general discussion of the Commissioners of the Highway 10 Plan and variations to the plan. Commissioner Nunnley stated he could not think of a road more appropriate for commercial development than this arterial street which carried 34,000 cars per day. He stated in this case the City had elected to plan for Highway 10. He stated since the City had enacted the corridor plan then the City should follow their own plan. There was a general discussion concerning traffic and the volume of cars on Cantrell Road. Mr. Vaden stated they would not be adding to the number of cars on Highway 10. He stated the development would be washing the cars that were already on Cantrell Road. The Commission questioned Mr. Vaden as to why this location. Mr. Vaden stated there was not a site to the east. He stated further west the volume of cars dropped off. A motion was made to approve the request as amended including all staff recommendations and comments except that of denial. The motion failed by a vote of 1 aye, 8 noes and 2 absent. 11 June 2, 2011 ITEM NO.: 8 NAME: Team Clean Carwash Short -form PCD LOCATION: Located at 14919 Cantrell Road DEVELOPER: Jonesboro Carwash 5195 Pear Orchard Drive Little Rock, AR 72206 ENGINEER: Jacobs 10816 Executive Center Drive Little Rock, AR 72211 ARCHITECT: Lewis Architects and Engineers 11225 Huron Lane Little Rock, AR 72211 AREA: 2.32 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FILE NO.: Z-8662 FT. NEW STREET: 0 LF Carwash and 0-3, General Office District VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the site from R-2, Single-family to PCD to allow the development of two lots located on the south side of Cantrell Road. Lot 1 is proposed developed with a carwash to be owned by Jonesboro Carwash June 2, 2011 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z-8662 LLC. Lot 2 will be developed with an office building. The lot is proposed as a lot without public street frontage. The carwash is proposed as a 124-foot express tunnel, conveyer belt carwash. The wash will be self -serve. The customer will pay at a pay touch screen pay station and then be guided onto the conveyor belt by an employee of the company. The customer's vehicle will be pushed through the wash on the conveyor belt where the vehicle is both washed and dried. The process is entirely self -serve. The company operates with two (2) to five (5) on -site employees during business hours. The site will have 16 vacuum islands on the lot, which will be free to the customers. The hours of operation are from 8:00 am to 8:00 pm during daylight savings time and 8:00 am until 7:00 pm the remainder of the year. When the wash is closed the tunnel will be locked and the site will be gated to prevent entry onto the lot. B. EXISTING CONDITIONS: The site contains a single-family residence located near the western perimeter of the site. To the west of the site is property zoned POD which is currently occupied by a private school with site plan approval for construction of an office building adjacent to Cantrell Road. East of the site is vacant residentially zoned property. North of the site are various PCD and POD zoned properties containing restaurant uses, office uses, banks, general retail and a pharmacy. South of the site is the Westchester Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of information phone calls from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Westchester Property Owners Association, the Tulley Cove Property Owners Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Show the centerline of the Cantrell Road right-of-way on the plan. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2 June 2, 2011 SUBDIVISION M NO.: 8 (Cont.) FILE NO.: Z-8662 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. The proposed right turn lane does not have sufficient stack length and should not be installed. 6. Show all driveway locations on Cantrell Road including the north side of Cantrell Road in the vicinity of this property. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Provide the proposed trip generation numbers to and from the proposed development. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Does the applicant desire to advance grade the southern half of the property and only construct on the northern half? If so, a variance to advance grade must be requested. 11. Private access is proposed for these lots. In accordance with Section 31- 207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from the back of curb to the back of curb with sidewalks constructed at the right-of-way line on both sides of the street. 12. A turnaround must be provided at the end of the proposed access road with either an 80-foot diameter cul de sac or a minimum 80-foot in length hammerhead with the same street width for emergency vehicles. 13. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 14. A Sketch Grading and Drainage Plan is required to be provided per Section 29-186 (e). Currently, a stormwater drainage problem exists and properties become flooded. This property drains thru a 12-inch diameter pipe from the Montessori School detention pond on the next western property and into a residential backyard with no drainage easements. At this time, it has been reported that stormwater overtops the street to the Montessori School. 3 June 2, 2011 SUBDIVISION ITEM NO.: 8 _(Cont.) FILE NO.: Z-8662 15. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 18. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. The sewer main is located on the north side of Cantrell Road. Enteg - Easements are required. Contact Entergy for additional information. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will El June 2, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8652 be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route # 25 - the Highway 10 Express Route. Parks and Recreation: No comment received. 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 rezoning from R-2, Single-family to Planned Commercial Development for an office building and a carwash. The Transition category requires a Planned Development and is usually associated with office or residential uses. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The Arkansas Highway 10 Design Overlay requires a minimum of forty foot (40') of landscape buffer. 3. The zoning buffer requires a nine -foot (9') wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of the area is to remain undisturbed. 5 June 2, 2011 SUBDIVISION ITEM NO.: 8 f Cont. FILE NO.: Z-8662 4. The DOD requires the placement of a 25-foot average landscape strip along the western perimeter of this site. In addition the zoning buffer ordinance requires seventy percent (70%) of the area is to remain undisturbed. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT-. (May 12, 2011) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the site was located within the Highway 10 Design Overlay District, which had specific guidelines for development. Staff stated building setbacks and landscape strips were a few of the items specifically outlined in the DOD. Staff questioned the proposed signage plan. Staff also questioned the locations of dumpsters and the hours of dumpster service. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated a dedication of right of way would be required along Cantrell Road to 55-feet from centerline. Staff also stated the plan should be revised to remove the deceleration lane along Cantrell Road. Staff stated the stormwater detention ordinance would apply to development. Staff stated the turnaround located along the southern perimeter should be designed as an 80-foot cul-de-sac or a minimum 80-foot hammerhead turn around. Landscaping comments were addressed. Staff stated the Highway 10 DOD required the placement of a 40-foot landscape strip along Cantrell Road and a 25-foot average landscape strip along the western perimeter. Staff stated the landscape strip along the eastern perimeter was required at a minimum of nine (9) feet. Staff stated prior to the issuance of a building permit a landscape plan would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action,. 9 June 2, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8662 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the May 12, 2011, Subdivision Committee meeting. The revised plan has -indicated the location of the proposed dumpsters, removed the deceleration lane from Cantrell Road and provided the required building setback and landscaping along the perimeters of the site. The revised plan indicates the placement of a monument sign within the front yard landscape area along Cantrell Road. A monument sign has been identified for the office development as well. The request is a rezoning of the site from R-2, Single-family to PCD to allow the development of two (2) lots. Lot 1 is proposed to be developed with a carwash and Lot 2 is proposed with development of an office building. The site is located within the Highway 10 Design Overlay District. The DOD establishes a minimum lot size of two (2) acres or the development of a single building per two (2) acres. The site contains two (2) acres and is proposed as two (2) lots with an individual building on each of the lots. Lot 2 is proposed as a lot without public street frontage. The development is proposed with a drive along the eastern perimeter of this site shared with the adjacent property owner. The DOD requires a minimum front yard building setback of 100-feet and a minimum front yard landscape strip of 40-feet. The development as proposed complies with the DOD standards. In addition the DOD requires the placement of a 30-foot side yard setback and a 25-foot landscape strip along the perimeters of the site. The building located on Lot 1 is indicated with a 30-foot building setback and includes the 25-foot landscape strip. The building located on Lot 2 is indicated with a 39-foot building setback and includes the 25-foot landscape strip. Screening will be provided as required by the buffer ordinance. The site plan indicates the placement of a shared monument sign six (6) feet in height and seventy-two (72) square feet in area within the front yard landscape area. The sign as proposed is consistent with signage typically allowed per the DOD. Lot 2 is proposed with a monument sign six (6) feet in height and sixty- four (64) square feet in area. The office signage is consistent with signage typically allowed in office zones. The development will contain building signage consistent with signage allowed in office and/or commercial zones or a maximum of ten (10) percent of the facade area abutting the public street. The vacuum stations will not contain signage. There will be directional signage located on the site, which will be consistent with directional signage allowed per the City's Sign Ordinance. r7 June 2, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8 The office portion of the development is proposed with a 5,000 square foot building and thirteen (13) parking spaces. Based on parking typically required to serve an office use a total of twelve (12) parking spaces would be required. The carwash is proposed as a 124-foot express tunnel, conveyer belt carwash containing 4,700 square feet. The site will have 16 vacuum islands on the lot, which will be free to the customers. When the wash is closed the tunnel will be locked and the site will be gated to prevent entry onto the lot. There will also be an exit only gate located along the common access drive to prevent customers from entering the vacuum island location prior to entering the tunnel wash. The ordinance requires the placement of five (5) spaces plus one (1) space per 250 gross square feet of building are for automotive services including automotive washing facilities. Based on typical ordinance standards a total of twenty-three (23) parking spaces would be required to serve the use. There is roughly 180 feet of stacking located on the site, which would result in approximately nine (9) automobiles waiting to enter the tunnel. Roughly 120 feet of the stack is twenty (20) feet wide, which would allow for automobiles to double -up. Staff does not feel parking on site will be an issue. The carwash operates with two (2) to five (5) on -site employees during business hours. The hours of operation are from 8:00 am to 8:00 pm during daylight savings time and 8:00 am until 7:00 pm the remainder of the year. The carwash is closed on Sunday. The dumpster service hours are limited to the hours of operation for the tunnel carwash. The office hours of operation are from 8:00 am to 5:00 pm Monday through Friday. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development for a tunnel carwash and an office building located on individual lots. The Transition category is designed to provide an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas, which contain residentially zoned properties and nonconforming nonresidential uses. Within the Transition Land Use classification a planned zoning district is required unless the application conforms to the Design Overlay standards. Uses to be considered are low -density multi -family residential developments and office uses if the proposals are compatible with quality of life in nearby residential areas. Staff does not feel the development as proposed meets the intent of the Transition Land Use classification. A carwash requires a Conditional Use Permit in the C-3, General Commercial Zoning District and is a by -right use in the C-4, Open Display Zoning District. In addition this development jumps an area also identified on the City's Future Land Use Plan as Transitional further expanding the Commercial Node located at Taylor Loop Road and Cantrell Road. Staff EQ June 2, 2011 SUBDIVISION i`f*►V1k1Ti3"1=0" FILE NO.: Z-8662 feels the development of the site with the tunnel carwash is not an appropriate development. STAFF RECOMMENDATION: . Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 2, 2011) Mr. Brad Vaden and Mr. Clayton Vaden were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Ms. Barbara Tucker addressed the Commission as the property owner. She stated her husband had lived on the property for more than 60 years. She stated she and her husband had watched Highway 10 grow from a two lane rural road to a four lane commercial street. She stated regardless of the plans for Highway 10 the road was a commercial street. She stated with the residential growth in the area and four schools located west of their property there was a great deal of traffic in the area. She stated the residents of Westchester were located two city blocks south of Cantrell Road. She stated the property had no value as residential property. She stated the development as proposed was the best opportunity for her family to sell their property. Mr. Clayton Vaden addressed the Commission on the merits of the request. He stated the site would be developed with an all brick building constructed with high quality materials. He provided the Commission with photos of other buildings which his company owned in other cities and states. He stated the development would have a positive impact on the area. He stated the hours of operation were from 8 am to 7 pm Monday through Saturday. He stated the business was not open on Sunday. Mr. Vaden stated the development was providing a large buffer in the rear to protect the neighborhood. Mr. Bob Altoff addressed the Commission in opposition of the request. He stated his home was located at 43 Westchester Court. He stated the Commission was well aware of the flooding problems in the Westchester Subdivision. He provided the Commission with a copy of photos of the recent flood in the Subdivision. He requested the Commission not approve any additional development in the area until the flooding problems were corrected. He stated with the recent approvals water from the developments flowed through the Westchester subdivision. He stated unless the City could fix the problem or force the developers to not allow any additional water to flow through the subdivision the City should halt approval of developments on Highway 10. N June 2, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8662 Ms. Celia Martin addressed the Commission in opposition of the request. She stated the position of the Westchester Neighborhood Association Board was opposition. She requested the Commission follow the Highway 10 plan. She stated the approval of this zoning would increase the possibility of commercial zoning on the property located to the east. She stated she and her family had been involved in the Highway 10 Plan since the inception. She stated the Highway 10 plan was not developed to protect the residents in the abutting neighborhoods but for the entire City and visitors of the City traveling to the nearby parks. She stated the use was a C-3 or C-4 use which did not fit into the Transitional Land Use classification. She requested the Commission deny the request. Ms. Ruth Bell of the League of Women Voters of Pulaski County addressed the Commission in opposition of the request. She stated the League had a long history of supporting the Highway 10 plan. She stated the League worked with the City to develop the plan for the citizens as a whole. She stated the site was a Transition site on the Land Use Plan. She stated a carwash was not a transitional use. She stated she was not familiar with the industry but felt the business would need to wash a large number of cars to make the development work. She requested the Commission deny the request and require the site to develop with office uses. Mr. Ken Harrison addressed the Commission in opposition of the request. He stated his home was one mile down stream from the site and his neighborhood received all the water after Westchester. He stated the reason for purchasing the property his home was currently built on was because of the Highway 10 DOD. He stated the Overlay was put into law to protect the property owners in the area but to also protect the corridor for the entire City. He stated the Highway 10 plan was a good plan a good example of long term planning and the plan should be protected. He stated the plan established Commercial Nodes. He stated there was plenty of area for commercial development without creep into the residential areas. Ms. Dawn Prasifka addressed the Commission in opposition of the request. She stated her home was located on Tulley Cove. She stated her father was in retail so she fully understood what it took to make a business work. She stated there were two carwash locations within a few miles of this site. She stated to the east across from Kroger and to the west at the Shell station. She stated it was not about the use it was about where the use was being placed. She stated the other locations were appropriate for commercial development. She stated this area was not a commercial location. Mr. Allen Quattlebaum addressed the Commission in opposition of the request. He stated his home was located directly behind the proposed development. He stated he did not want to sit in his back yard on Saturday and listen to vacuums. Ms. Donna Auld addressed the Commission in opposition of the request. She stated she was Vice -President of the Pinnacle VplIA\/ Neighborhood Association. She 10 June 2, 2011 SUBDIVISION ITEM NO.: 8 (Co FILE NO.: Z-8662 requested the Commission deny the requested rezoning. She stated the Board of Directors recently denied a request to allow the placement of a C-4 use, a tire band brake store, on commercially zoned property located to the north and east of this site. She stated the carwash was also a C-4 uses and was not appropriate for this site. She stated this type commercial development should be limited to commercial nodes and located closer to Taylor Loop Road. She requested the Commission stick with the plan for Highway 10 which was put in place to protect the City as a whole. Mr. Bryan Fitzgerald addressed the Commission in opposition of the request. He stated his concerns had been addressed by the previous speakers. He stated he did want to add the location of the driveway was a concern. He stated the shopping center to the east of this site did not align with Jerry Drive which caused turning conflicts. He stated it appeared the driveway location for this development and the driveway for Wal-greens would create the same traffic concern. He stated the driveway did not comply with the Highway 10 Design Overlay District standards. Mr. Brad Vaden addressed the Commission on the merits of the request. He stated as the developers they were willing to eliminate the rear office building and place a deed restriction on the property limiting any future development of the area. He stated if this area was left the topography of the site would be such that the neighborhood would not see or hear the development. He stated he felt this was the best development for the neighborhood and the site. He stated if an office developer were to develop the property they would not be able to provided as large a buffer as being proposed with the carwash development. Mr. Clayton Vaden addressed the Commission concerning drainage. He stated the site would provide on -site detention and the developers would not intensify the existing drainage problem but would work to improve drainage in the area. He stated details of the drainage plan had not been worked out but his company was working with public works staff and the Arkansas State Highway Department to establish alternate flows in the area. Mr. Vaden stated the building would be all brick construction. He stated the building would appear more as a commercial building than a carwash facility. There was a general discussion by the Commission and staff concerning the existing and future drainage projects in the area. Staff stated the applicant had not provided detailed drainage plans or calculations therefore staff could not determine the impact of the development on the adjacent subdivision. Staff stated the developers would be required to provide on -site detention as required by the stormwater detention ordinance. Staff stated the developers had not provided details of how they were going to pass the water from the east through their site. Staff stated one option was to pick up the water and drain this site as well as the Harvest Foods site to the east along the south side of Cantrell Road and discharge the water directly into the creek after the Westchester subdivision. 11 June 2, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) There was a general discussion of the Commissioners of the Highway 10 Plan and variations to the plan. Commissioner Nunnley stated he could not think of a road more appropriate for commercial development than this arterial street which carried 34,000 cars per day. He stated in this case the City had elected to plan for Highway 10. He stated since the City had enacted the corridor plan then the City should follow their own plan. There was a general discussion concerning traffic and the volume of cars on Cantrell Road. Mr. Vaden stated they would not be adding to the number of cars on Highway 10. He stated the development would be washing the cars that were already on Cantrell Road. The Commission questioned Mr. Vaden as to why this location. Mr. Vaden stated there was not a site to the east. He stated further west the volume of cars dropped off. A motion was made to approve the request as amended including all staff recommendations and comments except that of denial. The motion failed by a vote of 1 aye, 8 noes and 2 absent. 12 ITEM NO.: 8. Z-8662 NAME: Team Clean Carwash Short -form PD-C LOCATION: located at 14919 Cantrell Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 18, 2011. The Office of Planning and Development must receive the proof of notice no later than May 27, 2011. 2. The site is located within the Highway 10 Design Overlay District. The Overlay has specific development criteria including building setbacks and landscaping requirements. The front building setback is required at 100-feet from the property line with a minimum 40-foot front yard landscape strip. The side yard setback is required to be 30-feet with a 25-foot with a landscaped buffer averaging a minimum of 25-feet from the property line. The rear yard setback is required at 40-feet with a landscaped buffer averaging a minimum of 25-feet from the property line. 3. The Overlay typically allows a minimum lot size of 2-acres and/or a single building per 2-acres. The development as indicates the placement of buildings on individual lots with sizes less than the 2-acre typical minimum requirement. 4. The Overlay allows for signage a maximum of six feet in height and seventy-two square feet in area. Both lots will be required to share a single sign on Cantrell Road. The office building would typically be allowed a single ground sign located on the office lot with a maximum height of 6-feet and a maximum sign area of 64 square feet. Note sign locations and details on the proposed site plan. 5. Provide details of the proposed building signage. The carwash will only be allowed signage on the front fagade abutting Cantrell Road. Will there be signage located on the vacuum stations of the carwash? Locate on the site plan any informational and directional signage for the carwash. 6. All site lighting must be low level and directional, directed downward and into the site. 7. Provide the days and hours of operation for the carwash facility. Provide the days and hours of operation for the proposed office building. 8. Will the dumpster pick-up be limited to day light hours? If so provide a note on the site plan stating the hours of dumpster service. 9. Provide details of any proposed fencing including construction materials, location and total height of the fence to be placed on the site. Variance/Waivers: None requested. Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Show the Item # 8. centerline of the Cantrell Road right-of-way on the plan. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. The proposed right turn lane does not have sufficient stack length and should not be installed. 6. Show all driveway locations on Cantrell Road including the north side of Cantrell Road in the vicinity of this property. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Provide the proposed trip generation numbers to and from the proposed development. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10.A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Does the applicant desire to advance grade the southern half of the property and only construct on the northern half? If so, a variance to advance grade must be requested. 11. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from the back of curb to the back of curb with sidewalks constructed at the right-of- way line on both sides of the street. 12.A turnaround must be provided at the end of the proposed access road with either an 80 foot diameter cul de sac or a minimum 80 foot in length hammerhead with the same street width for emergency vehicles. 13. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 14.A Sketch Grading and Drainage Plan is required to be provided per Section 29-186 (e). Currently, a stormwater drainage problem exists and properties become flooded. This property drains thru a 12 inch diameter pipe from the Montessori School detention pond on the next western property and into a residential backyard with no drainage easements. At this time, it has been reported that stormwater overtops the street to the Montessori School. 15. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 18. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Item # 8. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. The sewer main is located on the north side of Cantrell Road. Enter : No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Maintain at least a 20-foot wide access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route # 25 - the Highway 10 Express Route. Parks and Recreation: No comment received. Planninq 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 rezoning from R-2, Single-family to Planned Commercial Development for an office building and a carwash. The Transition category requires a Planned Development and is usually associated with office or residential uses. Item # 8. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The proposed land use buffer along the eastern perimeter abutting residential property is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. Currently, it reflects two (2) buildings in the buffer and a dumpster. 3. The Arkansas Highway 10 Overlay requires a minimum of forty foot (40') of landscape buffer; this area must be present even after driveway tapers and right-of- way dedications. 4. It appears the northern portion of the access road can be eliminated. Access isn't needed to the northern perimeter of the site and the additional twenty-five (25') foot of landscaping could be added with its elimination. 5. The zoning buffer requires a nine -foot (9') wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of the area is to remain undisturbed. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 18, 2011. Item # 8.