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.