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HomeMy WebLinkAboutZ-4524-F Staff AnalysisDecember 16, 2010 ITEM NO.: 20 FILE NO.: Z-4524-F NAME: GCC Addition Lots 3A and 3B Short -form POD Time Extension Request LOCATION: Located at 13000 Cantrell Road DEVELOPER: Kincaid Development Partners 2100 Riverdale Road, Suite 150 Little Rock, AR 72202 FNC4INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.95 acres CURRENT ZONIN ALLOWED USES PROPOSED ZONING. NUMBER OF LOTS: 2 -•It FT. NEW STREET: 0 LF 0-2, Office and Institutional Uses PROPOSED USE: 0-2, Office and Institutional Uses — Time Extension Request VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The site was rezoned from MF-12, Multi -family District to 0-2, Office and Institutional District on June 1, 1993, by the adoption of Ordinance No. 16,429. A zoning site plan review for the development of three office buildings was approved by the Commission on July 13, 1993. The approval allowed for construction of two (2) office buildings in the first phase connected by a breezeway; one containing 4,612 square feet and the second containing 7,486 square feet. A third building was approved for the Phase II portion of the development. The building was proposed containing 9,480 square feet. Each phase would provide an adequate number of parking spaces. On August 7, 1997, the Little Rock Planning Commission denied a request to rezone the site to Planned Office Development to allow a replat of this lot into two parcels. The December 16, 2010 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-4524-F lots would contain 1.30 acres and 1.65 acres. The previously approved site plan was to serve as the POD site plan. The only reason for the PZD application was to create the substandard size lots per the Highway 10 Design Overlay District. Ordinance No. 19,913 adopted by the Little Rock Board of Directors on February 5, 2008, rezoned the site from 0-2, Office and Institutional District to POD. The approval allowed -the property to be subdivided into two (2) lots. American Abstract and Title Company was located on Lot 3A adjacent to Cantrell Road. A second building was proposed on Lot 3B directly north of the existing building. The building proposed for Lot 3B contained 8,880 square feet. The site plan indicated the placement of 39 parking spaces. The request included a variation from the Highway 10 Design Overlay District to allow a reduced building setback along the eastern and northern property lines against the cemetery and adjacent to the church parcel and to allow lots less than two (2) acres in size. The final plat for the lots was filed on August 26, 2010. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved POD. Per Section 36-454(e) the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two years. Time extensions shall be applied for by formal written request not less than ninety days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. The developers have indicated they are currently working with several funding sources to secure funds for construction of the new office building. According to the developer construction of the office cannot begin as previously anticipated and within the three years as required by the minimum ordinance standards. As a result, the applicant requests the Commission allow a two-year time extension of the previously approved Planned Zoning Development. B. EXISTING CONDITIONS: The project is located at the intersection of Sam Peck Road and Cantrell Road. Grace Community Church borders the property to the north and Rocky Mountain Cemetery is directly to the east. The site contains an office building accessed from a common access and utility easement serving this office building, a church located to the north and an office building located to the west. The parking 2 December 16, 2010 SUBDIVISION ITEM NO.: 20 (Cont. FILE NO.: Z-4524-F located along Cantrell Road has been constructed. The area proposed for future development was cleared in the initial construction. There are a number of non-residential uses in the area. The area to the south is a strip center containing a mixture of office and commercial uses. There is also a bank and a multi -story office building located along the western perimeter of the southern site. To the southeast across Sam Peck Road is a POD zoned parcel and a second parcel zoned PDO presently developed as a bank and a mortgage company. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Pankey Community Improvement District, the Piedmont Neighborhood Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for a two-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request for a two-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. 3 FILE NO.: Z-4524-F NAME: GCC Addition Lots 3A and 3B Short -form PCD LOCATION: Located at 12814 Cantrell Road DEVELOPER: S & B Corporation, LLC 12814 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.95 acres CURRENT ZONING NUMBER OF LOTS FT. NEW STREET: 0 LF 0-2, Office and Institutional District ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: 0-2, Office and Institutional Uses VARIANCES/WAIVERS REQUESTED: A waiver of the requirement for sidewalk placement along the access and utility easement. BACKGROUND: The site was rezoned from MF-12, Multi -family District to 0-2, Office and Institutional District on June 1, 1993, by the adoption of Ordinance No. 16,429. A zoning site plan review for the development of three office buildings was approved by the Commission on July 13, 1993. The approval allowed for construction of two (2) office buildings in the first phase connected by a breezeway one containing 4,612 square feet and the second containing 7,486 square feet. A third building was approved for the Phase II portion of the development. The building was proposed containing 9,480 square feet. Each phase would provide an adequate number of parking spaces. FILE NO.: Z-4524-F (Cont. On August 7, 1997, the Little Rock Planning Commission denied a request to rezone the site to Planned Office Development to allow a replat of this lot into two parcels. The lots would contain 1.30 acres and 1.65 acres. The previously approved site plan was to serve as the POD site plan. The only reason for the PZD application was to create the substandard size lots per the Highway 10 Design Overlay District. A. PROPOSALIREQUEST: The property contains 2.95 acres and is currently zoned 0-2, Office and Institutional District. The developer is proposing to subdivide the property into two (2) lots. American Abstract and Title Company currently leases the existing building. The developer wishes to construct a second building on proposed Lot 3B directly north of the existing building. The request includes a variation from the Highway 10 Design Overlay District to allow a reduced building setback along the eastern and northern property lines against the existing cemetery and adjacent to the church parcel and to allow lots less than two (2) acres in size. The site plan for proposed Lot 3A will not change. The applicant is requesting a waiver of the sidewalk requirement along the access and utility easement. B. EXISTING CONDITIONS: The project is located at the intersection of Sam Peck Road and Cantrell Road. Grace Community Church borders the property to the north and Rocky Mountain Cemetery is directly to the east. The site contains an office building accessed from a common access and utility easement serving this office building, a church located to the north and an office building located to the west. The parking located along Cantrell Road has been constructed. The area proposed for platting and future development was cleared in the initial construction. There are a number of non-residential uses in the area. The area to the south is a strip center containing a mixture of office and commercial uses. There is also a bank and a multi -story office building located along the western perimeter of the southern site. To the southeast across Sam Peck Road is a POD zoned parcel and a second parcel zoned PDO presently developed as a bank and a mortgage company. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Pankey Community Improvement District, the Piedmont Neighborhood Association, and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. 2 FILE NO.: Z-4524-F Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be placed along the access and utility easement in accordance with Section 31-210 of the Little Rock Code and the Master Street Plan. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : Easements required around the sites perimeter. Contact Entergy for additional information. Center -Point Ener : No comment received AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Existing waterline fronting Lot 3B is private. A public water main is required to serve this property. Either a portion of the existing private line will need to be converted to public, or a new water main will need to be installed. Either way, an easement will be required. On -site private fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Additional fire hydrants will be required. Contact the Little Rock Fire Department for more information. County Planning: No comment. 3 FILE NO.: Z-4524-F (Cont. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office. The applicant has applied for a rezoning from 0-2, Office and Institutional to Planned Office Development to allow the subdivision of an existing 2.95 acre tract into two lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as 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. This street 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 in the immediate vicinity. Nei hborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan. The plan does not address office developments specifically, but the Residential Development goal does state, "enforce the construction of sidewalks with all types of development." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. This development is located within the Arkansas Highway 10 Overlay District; therefore, must comply with the standards put forth in addition to the landscape and buffer ordinance requirements. 3. Berming is encouraged along Arkansas Highway 10. 4. The elimination of two (2) parking spaces is needed along the western property line. Parking must not be located within the twenty-five (25') foot wide landscape strip required by the Highway 10 Overlay. 5. Interior islands must be a minimum of one hundred and fifty (150) square foot in area to qualify towards the minimum landscape ordinance requirements. 6. An additional interior island is needed along AR Highway 10 to meet the minimum landscape ordinance requirement of being evenly distributed. n FILE NO.: Z-4524-F (Cont. 7. The area along the eastern property line is zoned residential; therefore, a land use buffer of eighteen foot (18') is required. Seventy (70%) percent of this area is to remain undisturbed. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. & SUBDIVISION COMMITTEE COMMENT: (November 29, 2007) Mr. Joe White and Mr. Johnny Kincade were present representing the request. Staff presented an overview of the proposed request stating there were additional items necessary to complete the review process. Staff informed the Committee members of the Highway 10 Design Overlay District requirements and the areas the site plan was and was not meeting the typical requirements. Staff stated the building setback for the northern building along the eastern and northern perimeters encroached into the typical required building setbacks. Staff also stated the Highway 10 Design Overlay District typically allowed the development of a single building per two acre parcel. Public Works comments were addressed. Staff stated sidewalks would be required along the access and utility easement. Staff also stated a grading permit would be required prior to construction. Landscaping comments were addressed. Staff stated two of the parking spaces located on the western side should be removed and the landscape islands along Cantrell Road should be increased to breaking up the parking and evenly distribute the landscaping on the site. Mr. Kincade stated the parking lot was existing and no changes were proposed to this portion of the site plan. Staff questioned the addition of the second building on the front lot. Mr. Kincade stated the building was a part of the original site plan approval. He stated the only change was to allow the creation of the second lot. He stated the building proposed for the second lot (Lot 3B) was less square footage than the original approval. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information FILE NO.: Z-4524-F (Cont. and 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 most of the issues raised at the November 29, 2007, Subdivision Committee meeting. The development is proposed along Cantrell Road within the area of the Highway 10 Design Overlay District. The site plan complies with a number of the Highway 10 Overlay District requirements but for a few of the requirements, the applicant is seeking a variation from the typical development standards. The overlay typically requires a minimum landscape strip of 25-feet along the side and rear perimeters and a 40-foot front landscape strip along the front. The site plan as presented complies with this typical minimum requirement. The Highway 10 Design Overlay District requires a minimum side yard building setback of 30-feet and a minimum rear yard setback of 40-feet. A corner of the building proposed for Lot 3B (the rear lot) is located within the typically required setback along the northern and eastern perimeters. The building constructed on the front lot was constructed with a 100-foot front building setback and a 30 foot side yard setback as typically required per the Highway 10 Design Overlay District. The dumpsters located along the eastern perimeter are located within the 25-foot landscape strip. A note concerning the required screening has been indicated on the site plan and the hours of dumpster serviced have been limited to daylight hours. Staff is supportive of the dumpsters as proposed. The area is located adjacent to a cemetery which should not be impacted by the dumpster placement. The Highway 10 Design Overlay District typically requires the development of a single building per two acre tract. The development is proposed containing three (3) buildings located on two (2) lots. The development is proposed with lots containing 1.65 acres and 1.30 acres. The building located on Lot 3A has been indicated as was approved on the site plan dated August 7, 1997. No changes to the previously approve plan are proposed for this area. The Highway 10 Design Overlay District typically allows a single development sign not to exceed ten feet in height and 100 square feet in area. Building signage is typically allowed as allowed in office zones or a maximum of ten percent of the fagade area along abutting streets. The building proposed for Lot 3B is not adjacent to a street. Building signage has been indicated along the front fagade of the building located on Lot 3B. A single development sign will be utilized along Highway 10 consistent with typical ordinance standards. Building signage on Lot 3A will comply with building signage allowed in office zones. The building proposed for Lot 36 is proposed containing 8,880 square feet. The site plan indicates the placement of 39 parking spaces. Based on the typical parking demand for an office use, 22 parking spaces would typically be required. The existing building located on Lot 3A contains 7,254 square feet and the site plan indicates an expansion area of 4,650 square feet. (11,904 square feet total) Based on the typical minimum parking required for an office development, C FILE NO.: Z-4524-F (Cont. 29 parking spaces would be required. The parking exists on the site and there are 52 parking spaces. A note has been indicated on the site plan concerning site lighting. Per the Highway 10 Design Overlay District, parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance preserved in the corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. The note indicates site lighting will comply with typical ordinance standards for the Highway 10 Design Overlay District. The uses of the development will be limited to 0-2 permitted uses and the allowable ten (10) percent accessory uses. The accessory uses will be limited to ten percent of each building. Staff will not support combining the allowable square footage into a single building. Staff is supportive of the request. Although the site plan does not fully comply with the typical Highway 10 Design Overlay District standards, staff does not feel the areas of non-compliance will significantly impact the development or the corridor_ Previously, staff did not support the reduced lot sizes but did support the placement of three buildings on the site. The ordinance states the maximum number of buildings per commercial development shall be measured both by the minimum tract size and minimum frontage as follows: One building every two acres. The development is proposed to create two lots containing 1.6 and 1.3 acres, which are both less than the typical minimum standard. With the lots as proposed, the larger lot will be located along the corridor. The front lot has been developed with an office building and has an approved site plan for the indicated expansion area. Staff also does not feel the reduction in the building setback for the building proposed on Lot 3B will significantly impact the development. Only a corner of the building is located within the setback with the remainder of the building located outside the required setback. The request includes a waiver of the sidewalk placement along the access and utility easement. Staff is not supportive of this request. Per Section 31-210(h)(10) of the Little Rock Code of Ordinances, sidewalks shall be required on both sides of the service easements and they shall be separated vertically to curb height and horizontal separation a minimum of four (4) feet from the back of curb. There is a large church located to the north of the site, which could potentially generate pedestrian traffic to their site. Staff recommends the sidewalk be placed per typical ordinance standard. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JANUARY 3, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant was no longer requesting a waiver of the required sidewalk placement along the access easement. Staff then presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff noted there were rA FILE NO.: Z-4524-F (Cont.) variances from the Highway 10 Design Overlay District and staff stated they were supportive of the site plan as proposed. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. January 3, 2008 fi aXIIII101wel NAME: GCC Addition Lots 3A and 3B Short -form PCD LOCATION: Located at 12814 Cantrell Road DEVELOPER: S & B Corporation, LLC 12814 Cantrell Road Little Rock,, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.95 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: ROPOSED USE: FILE NO.: Z 4-F NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-2, Office and Institutional District Office and Institutional Uses 09 0-2, Office and Institutional Uses VARIANCES/WAIVERS REQUESTED: A waiver of the requirement for sidewalk placement along the access and utility easement. BACKGROUND: The site was rezoned from MF-12, Multi -family District to 0-2, Office and Institutional District on June 1, 1993, by the adoption of Ordinance No. 16,429. A zoning site plan review for the development of three office buildings was approved by the Commission on July 13, 1993. The approval allowed for construction of two (2) office buildings in the first phase connected by a breezeway one containing 4,612 square feet and the second containing 7,486 square feet. A third building was approved for the Phase II portion of the development. The building was proposed containing 9,480 square feet. Each phase would provide an adequate number of parking spaces. January 3, 2008 SUBDIVISION ITEM NO.. 9(Cont.)FILE NO.: Z-4524-F On August 7, 1997, the Little Rock Planning Commission denied a request to rezone the site to Planned Office Development to allow a replat of this lot into two parcels. The lots would contain 1.30 acres and 1.65 acres. The previously approved site plan was to serve as the POD site plan. The only reason for the PZD application was to create the substandard size lots per the Highway 10 Design Overlay District. A. PROPOSAUREQUEST: The property contains 2.95 acres and is currently zoned 0-2, Office and Institutional District. The developer is proposing to subdivide the property into two (2) lots. American Abstract and Title Company currently leases the existing building. The developer wishes to construct a second building on proposed Lot 3B directly north of the existing building. The request includes a variation from the Highway 10 Design Overlay District to allow a reduced building setback along the eastern and northern property lines against the existing cemetery and adjacent to the church parcel and to allow lots less than two (2) acres in size. The site plan for proposed Lot 3A will not change. The applicant is requesting a waiver of the sidewalk requirement along the access and utility easement. B. EXISTING CONDITIONS: The project is located at the intersection of Sam Peck Road and Cantrell Road. Grace Community Church borders the property to the north and Rocky Mountain Cemetery is directly to the east. The site contains an office building accessed from a common access and utility easement serving this office building, a church located to the north and an office building located to the west. The parking located along Cantrell Road has been constructed. The area proposed for platting and future development was cleared in the initial construction. There are a number of non-residential uses in the area. The area to the south is a strip center containing a mixture of office and commercial uses. There is also a bank and a multi -story office building located along the western perimeter of the southern site. To the southeast across Sam Peck Road is a POD zoned parcel and a second parcel zoned PDO presently developed as a bank and a mortgage company. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Pankey Community Improvement District, the Piedmont 2 January 3, 2008 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-4524-F Neighborhood Association, and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be placed along the access and utility easement in accordance with Section 31-210 of the Little Rock Code and the Master Street Plan. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : Easements required around the sites perimeter. Contact Entergy for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Existing waterline fronting Lot 3B is private. A public water main is required to serve this property. Either a portion of the existing private line will need to be converted to public, or a new water main will need to be installed. Either way, an easement will be required. On -site private fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the i January 3, 2008 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-4524-F hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Additional fire hydrants will be required. Contact the Little Rock Fire Department for more information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office. The applicant has applied for a rezoning from 0-2, Office and Institutional to Planned Office Development to allow the subdivision of an existing 2.95 acre tract into two lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as 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. This street 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 in the immediate vicinity. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan. The plan does not address office developments specifically, but the Residential Development goal does state, "enforce the construction of sidewalks with all types of development." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. This development is located within the Arkansas Highway 10 Overlay District; therefore, must comply with the standards put forth in addition to the landscape and buffer ordinance requirements. 2 January 3, 2008 UBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4524-F 3. Berming is encouraged along Arkansas Highway 10. 4. The elimination of two (2) parking spaces is needed along the western property line. Parking must not be located within the twenty-five (25') foot wide landscape strip required by the Highway 10 Overlay. 5. Interior islands must be a minimum of one hundred and fifty (150) square foot in area to qualify towards the minimum landscape ordinance requirements. 6. An additional interior island is needed along AR Highway 10 to meet the minimum landscape ordinance requirement of being evenly distributed. 7. The area along the eastern property line is zoned residential; therefore, a land use buffer of eighteen foot (18') is required. Seventy (70%) percent of this area is to remain undisturbed. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007) Mr. Joe White and Mr. Johnny Kincade were present representing the request. Staff presented an overview of the proposed request stating there were additional items necessary to complete the review process. Staff informed the Committee members of the Highway 10 Design Overlay District requirements and the areas the site plan was and was not meeting the typical requirements. Staff stated the building setback for the northern building along the eastern and northern perimeters encroached into the typical required building setbacks. Staff also stated the Highway 10 Design Overlay District typically allowed the development of a single building per two acre parcel. Public Works comments were addressed. Staff stated sidewalks would be required along the access and utility easement. Staff also stated a grading permit would be required prior to construction. 5 January 3, 2008 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-4524-F Landscaping comments were addressed. Staff stated two of the parking spaces located on the western side should be removed and the landscape islands along Cantrell Road should be increased to breaking up the parking and evenly distribute the landscaping on the site. Mr. Kincade stated the parking lot was existing and no changes were proposed to this portion of the site plan. Staff questioned the addition of the second building on the front lot. Mr. Kincade stated the building was a part of the original site plan approval. He stated the only change was to allow the creation of the second lot. He stated the building proposed for the second lot (Lot 313) was less square footage than the original approval. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the November 29, 2007, Subdivision Committee meeting. The development is proposed along Cantrell Road within the area of the Highway 10 Design Overlay District. The site plan complies with a number of the Highway 10 Overlay District requirements but for a few of the requirements, the applicant is seeking a variation from the typical development standards. The overlay typically requires a minimum landscape strip of 25-feet along the side and rear perimeters and a 40-foot front landscape strip along the front. The site plan as presented complies with this typical minimum requirement. The Highway 10 Design Overlay District requires a minimum side yard building setback of 30-feet and a minimum rear yard setback of 40-feet. A comer of the building proposed for Lot 3B (the rear lot) is located within the typically required setback along the northern and eastern perimeters. The building constructed on the front lot was constructed with a 100-foot front building setback and a 30 foot side yard setback as typically required per the Highway 10 Design Overlay District. The dumpsters located along the eastern perimeter are located within the 25-foot landscape strip. A note concerning the required screening has been indicated on the site plan and the hours of dumpster serviced have been limited to daylight hours. Staff is supportive of the dumpsters as proposed. The area is located adjacent to a cemetery which should not be impacted by the dumpster placement. 9 January 3, 2008 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-4524-F The Highway 10 Design Overlay District typically requires the development of a single building per two acre tract. The development is proposed containing three (3) buildings located on two (2) lots. The development is proposed with lots containing 1.65 acres and 1.30 acres. The building located on Lot 3A has been indicated as was approved on the site plan dated August 7, 1997. No changes to the previously approve plan are proposed for this area. The Highway 10 Design Overlay District typically allows a single development sign not to exceed ten feet in height and 100 square feet in area. Building signage is typically allowed as allowed in office zones or a maximum of ten percent of the facade area along abutting streets. The building proposed for Lot 3B is not adjacent to a street. Building signage has been indicated along the front facade of the building located on Lot 3B. A single development sign will be utilized along Highway 10 consistent with typical ordinance standards. Building signage on Lot 3A will comply with building signage allowed in office zones. The building proposed for Lot 3B is proposed containing 8,880 square feet. The site plan indicates the placement of 39 parking spaces. Based on the typical parking demand for an office use, 22 parking spaces would typically be required. The existing building located on Lot 3A contains 7,254 square feet and the site plan indicates an expansion area of 4,650 square feet. (11,904 square feet total) Based on the typical minimum parking required for an office development, 29 parking spaces would be required. The parking exists on the site and there are 52 parking spaces. A note has been indicated on the site plan concerning site lighting. Per the Highway 10 Design Overlay District, parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance preserved in the corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. The note indicates site lighting will comply with typical ordinance standards for the Highway 10 Design Overlay District. The uses of the development will be limited to 0-2 permitted uses and the allowable ten (10) percent accessory uses. The accessory uses will be limited to ten percent of each building. Staff will not support combining the allowable square footage into a single building. Staff is supportive of the request. Although the site plan does not fully comply with the typical Highway 10 Design Overlay District standards, staff does not feel the areas of non-compliance will significantly impact the development or the corridor. Previously, staff did not support the reduced lot sizes but did support the placement of three buildings on the site. The ordinance states the maximum number of buildings per commercial development shall be measured both by the minimum tract size and minimum frontage as follows: One building every two acres. The development is proposed to create two lots containing 1.6 and 1.3 acres, which are both less than the typical minimum standard. With the lots as proposed, the larger lot will be located along the corridor. The front lot has been developed with an office building and has an approved site plan for the 7 January 3, 2008 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-4524-F indicated expansion area. Staff also does not feel the reduction in the building setback for the building proposed on Lot 3B will significantly impact the development. Only a comer of the building is located within the setback with the remainder of the building located outside the required setback. The request includes a waiver of the sidewalk placement along the access and utility easement. Staff is not supportive of this request. Per Section 31-210(h)(10) of the Little Rock Code of Ordinances, sidewalks shall be required on both sides of the service easements and they shall be separated vertically to curb height and horizontal separation a minimum of four (4) feet from the back of curb. There is a large church located to the north of the site, which could potentially generate pedestrian traffic to their site. Staff recommends the sidewalk be placed per typical ordinance standard. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JANUARY 3, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant was no longer requesting a waiver of the required sidewalk placement along the access easement. Staff then presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff noted there were variances from the Highway 10 Design Overlay District and staff stated they were supportive of the site plan as proposed. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 9. Z-4524-F NAME: GCC Addition Lots 3A and 3B Short -form PCD LOCATION: located at 12814 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 December 19, 2007. The Office of Planning and Development must receive the proof of notice no later than December 28, 2007. 2. The legal description indicates a parcel size of 21.7842 acres. The site plan indicates the creation of two lots containing a total of 2.95 acres. 3. The site plan will be reviewed as a single development plan. The site will be reviewed as an overall development plan and each of the lots will be reviewed for compliance with the Highway 10 Design Overlay District. 4. The Highway 10 DOD requires a minimum landscape strip of 25-feet along the sites eastern and northern perimeters. The Overlay requires a 40-foot front landscape strip and a landscape strip of 15-feet should be provided along the western perimeter adjacent to the access and utility easement. The buffers indicated appear to be adequate. 5. The Highway 10 DOD requires a minimum side yard building setback of 30-feet and a minimum rear yard setback of 40-feet. The site plan indicates each of these setbacks at 25-feet. A corner of the building proposed for Lot 3A is indicated within the required setback along the western perimeter. A corner of the building proposed for Lot 3B is indicated within the eastern side yard setback and the northern rear yard setback. The front yard setback is indicated at 100-feet as typically required. 6. The durpsters located along the eastern perimeter are located within the 25-foot landscape strip. The dumpsters will require screening. Include a note concerning the required screening on the site plan. 7. The Highway 10 DOD typically requires the development of a single building per two acre tract. The development is proposed with lots containing 1.65 acres and 1.30 acres. The building located on Lot 3A appears to be two separate buildings connected with a canopy. Will the area be heated an cooled space? 8. The Highway 10 DOD typically allows a single development sign not to exceed ten feet in height and 100 square feet in area. Building signage is typically allowed as allowed in office zones or a maximum of ten percent of the facade area along abutting streets. The building proposed for Lot 3B is not adjacent to a street. Indicate the location of the desired signage. 9. The building proposed for Lot 3B is proposed containing 8,880 square feet. The site plan indicates the placement of 39 parking spaces. Based on the typical parking demand for an office use 22 parking spaces would typically be required. The existing building located on Lot 3A contains 7,254 square feet and the site plan indicates an expansion area of 4,650 square feet. (11,904 square feet total) Based Item # 9. on the typical minimum parking required for an office development 29 parking spaces would be required. The site plan indicates 52 on -site spaces. 10.A note has been indicated on the site plan concerning site lighting. Parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance preserved in the corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. 11.Identify the proposed uses of the development. Will the uses be limited to 0-2 permitted uses or are accessory uses being requested. If accessory uses are being requested staff will support limiting the accessory use to each building and not concentrating the allowable square footage into a single building. 12. Revise the site plan to eliminate the encroachment of the drive into the 25-foot landscape strip along the eastern perimeter. VarianceNVaivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required to be placed along the access and utility easement in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. 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). Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Existing waterline fronting Lot 3B is private. A public water main is required to serve this property. Either a portion of the existing private line will need to be converted to public, or a new water main will need to be installed. Either way, an easement will be required. On -site private fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Item # 9. Fire Department: Additional fire hydrants will be required. Contact the Little Rock Fire Department for more information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office. The applicant has applied for a rezoning from 0-2 to Planned Office Development to allow the subdivision of an existing 2.95 acre tract into two lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as 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 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: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan. The plan does not address office developments specifically, but the Residential Development goal does state, "enforce the construction of sidewalks with all types of development." Landscape: 1. The site plan must comply with the City's minimum landscape and buffer ordinance requirements. 2. This development is located within the Arkansas Highway 10 Overlay District; therefore, must comply with the standards put forth in addition to the landscape and buffer ordinance requirements. 3. Berming is encouraged along Arkansas Highway 10. 4. The elimination of two (2) parking spaces is needed along the western property line. Parking must not be located within the twenty-five (25') foot wide landscape strip required by the Highway 10 Overlay. 5. Interior islands must be a minimum of one hundred and fifty (150) square foot in area to qualify towards the minimum landscape ordinance requirements. 6. An additional interior island is needed along AR Highway 10 to meet the minimum landscape ordinance requirement of being evenly distributed. 7. The area along the eastern property line is zoned residential; therefore, a land use buffer of eighteen foot (18') is required. Seventy (70%) percent of this area is to remain undisturbed. Item # 9. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. 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, December 5, 2007. Item # 9.