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Home My WebLink AboutZ-9535 Staff Report MinutesOctober 29, 2020 ITEM NO.: 8 FILE NO.: Z-9535 NAME: Taylor Loop Creek Office – POD LOCATION: 16100 Cantrell Road DEVELOPER: Matt White 400 West Capitol Avenue, Suite 2891 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Joe White White-Dater & Associates, Inc. 24 Rahling Circle Little Rock, AR 72223 SURVEYOR/ENGINEER: AREA: 6.70 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-Family District VARIANCE/WAIVERS: 1. A variance from the Highway 10 Design Overlay District to reduce the building setback from the property line abutting Highway 10 from 100 feet to 80 feet. 2. A variance from the Highway 10 Design Overlay District to double the required 40 feet landscape buffer of the Highway 10 frontage (front yard) to 80 feet. 3. A waiver request from the stormwater detention requirements. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: October 29, 2020 ITEM NO.: 8 (Cont.) FILE NO.: Z-9535 2 The applicant proposes to replat 6.7 acres located at the northwest corner of Cantrell Road and Tulley Cove. Lot 1 consisting of 2.98 acres will be rezoned to POD, Planned Office Development. Tract A, 3.79 acres, will be rezoned to OS, Open Space. This portion of the property lies within the floodplain. Lot 2 consisting of 1.48 acres will remain R-2, Single-Family District, for the future development of a single-family home with access from Tulley Cove at the rear of the property. The plan calls for a three-story office building on the south of side of Taylor Loop Creek fronting Cantrell Road to be developed on Lot 1. B. EXISTING CONDITIONS: The property is located at the northwest corner of Cantrell Road and Tulley Cove in the Highway 10 Overlay District; and adjacent to the floodway and within the floodplain. The site is currently undeveloped and partially tree covered. There are two (2) office buildings east of the property. To the south across Cantrell Road, there are mixed uses consisting of a restaurant, office, and storage located in a strip center. To the west of the property is a green space which buffers one (1) single-family home. Tully Cove, a residential development of five (5) single- family homes, is located to the north of the proposed development. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site; and Tulley Cove and Pinnacle Valley Neighborhood Associations were notified of public hearing. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road. The new 5 ft sidewalk should be placed 3 ft off the back of curb. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Storm water detention ordinance applies to this property. Detention should be provided to a depth of 6 inches within the parking lot. October 29, 2020 ITEM NO.: 8 (Cont.) FILE NO.: Z-9535 3 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least 1 ft above the base flood elevation is required to be shown on plat and site plans on lot 1 and 2. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot-wide drainage and access easement is required adjacent to both the north and south sides of the floodway boundary. Rezone floodway to Open Space to obtain credit towards a reduction in flood insurance premiums in the City of Little Rock. 9. Remove driveway aprons not proposed to be used. 10. With being adjacent to the floodway and within the floodplain, provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review. Parks and Recreation: No comments received. County Planning: No Comments. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: October 29, 2020 ITEM NO.: 8 (Cont.) FILE NO.: Z-9535 4 Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371- 4875; scrain@littlerock.gov Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger G. TRANSPORTATION/PLANNING: October 29, 2020 ITEM NO.: 8 (Cont.) FILE NO.: Z-9535 5 Rock Region Metro: No comments. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Transition (T), Park/Open space (PK/OS) and Residential Low Density (RL) for the site. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The Residential Low-Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The application is to change an area from R-2 (Single Family District) to POD (Planned Office Development) District to allow for future development on the site. Surrounding the application area, the Land Use Plan shows Transition (T) to the east and south (across) Cantrell Road. To the north and northwest is Residential Low Density Residential Low Density (RL). To west of the application is an area of Park/Open Space followed by Transition (T). Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi- family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. In this case the drainage way of a creek. The Residential Low-Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or October 29, 2020 ITEM NO.: 8 (Cont.) FILE NO.: Z-9535 6 garden homes and cluster homes, provided that the density remain less than 6 units per acre. Master Street Plan: To the south is Cantrell Road and it is a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). ANALYSIS: STAFF RECOMMENDATION: