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HomeMy WebLinkAboutZ-4524-G Staff AnalysisFILE NO.: Z-4524-G NAME: GCC Addition Lot 2 Short -form POD LOCATION: Located at 13000 Cantrell Road DEVELOPER: JGS IV, Inc. c/o Gregory Saad 3601 Spring Hill Business Park, Suite 200 Mobile, AL 36608 ENGINEER: Development Consultants, Inc. c/o Robert Brown 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 2.90 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF 0-2, Office and Institutional District Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: 0-2, Office and Institutional District Uses — Variation from the Highway 10 DOD to allow the creation of lots with less than the typical 2-acre minimum lot size. VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning to POD to allow the subdivision of an existing 2.9-acre lot into two lots with lot areas less than the two -acre typical minimum requirement per the Highway 10 Design Overlay District. Proposed Lot 2A will contain 1.33 acres and proposed Lot 2B will contain 1.57 acres. Lot 2A contains an existing 6,740 square foot office building and Lot 2B is proposed with a 8,000 square foot office building. The two lots are proposed to share a single ground mounted monument sign with a maximum height of 10 feet and a FILE NO.: Z-4524-G (Cont. A maximum sign area of 100 square feet. No new drives are proposed from Cantrell Road. EXISTING CONDITIONS: On the eastern portion of the lot there is an office building containing an insurance agency and the western portion of the lot is wooded. The site is accessed from an existing common access easement located along the eastern perimeter and a driveway located on Cantrell Road. The area contains a number of uses including office and retail uses. The Center at 10 is located south of this site which is a mixed use development containing a multi -story office building, a bank and retail. East of the site is a single story office building currently operating as an abstract company and north of the site is a church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pankey Community Improvement District and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along the west side of the private street from Highway 10. Sidewalk must be extended along Cantrell Road to the western property line. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Ener : No comment received. P� ILE NO.: Z-4524-G (Cont. AT & T: No comment received. Central Arkansas Water: No objection to plans for Lot 2A. For the development of Lot 213: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-2, Office and Institutional District to Planned Office Development to allow the creation of two lots with lot sizes less than the typical lot size required per the Highway 10 Design Overlay District. The request does not require a change to the Land Use Plan. 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. The 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: The River Mountain Neighborhood Plan covers this area, but the Plan does not address this issue. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 3 FILE NO.: Z-4524-G (Cont. 2. This application will be reviewed as an overall development plan. The Highway 10 Overlay District requirements are applicable to each of the lots at the time of development. A landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system will be required for each of the individual lots. 3. 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. SUBDIVISION COMMITTEE COMMENT: (November 20, 2008) Mr. Robert Brown of DCI and Mr. Todd Rice of Hathaway International were present representing the owner. Staff presented an overview of the development stating there were few outstanding issues associated with the request. Staff stated they did not typically support the creation of lots with less than the two -acre minimum lot size without a development plan. Staff stated Mr. Brown had provided a site plan to include a building footprint, landscaping and parking lot layout on the second lot. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to development of the site. Staff also stated sidewalks with appropriate handicap ramps were required along the west side of the private street from Highway 10. Landscaping comments were addressed. Staff stated at the time of development or redevelopment of either of the lots, a landscape plan stamped with the seal of a registered landscape architect was required. Staff stated irrigation for each of the lots was also required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, 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 20, 2008, Subdivision Committee meeting. At the time of future development or redevelopment of the property, a landscape plan stamped with the seal of a registered landscape architect will be provided and each of the lots will be irrigated to water landscaped areas. Sidewalks with appropriate handicap ramps will also be installed. The property is currently zoned 0-2, Office and Institutional District and is located within the Highway 10 Design Overlay District. The site is an existing platted lot containing 2.9-acres. The applicant is requesting to create two lots with lot sizes C! FILE NO.: Z-4524-G (Cont. less than the two -acre typical minimum requirement per the Highway 10 Design Overlay District. Proposed Lot 2A will contain 1.33 acres and proposed Lot 2B will contain 1.57 acres. The applicant is requesting 0-2, Office and Institutional District uses as allowable uses for the lots. Lot 2A contains an existing 6,740 square foot office building and Lot 2B is proposed with a 8,000 square foot office building. Lot 2A contains 34 parking spaces and Lot 2B is proposed with 29 parking spaces. Based on the typical ordinance standards for an office development, the parking proposed for the individual lots is more than adequate to serve the lots. The two lots are proposed to share a single monument sign with a maximum height of 10 feet and a maximum sign area of 100 square feet. The signage proposed is consistent with signage allowed per the Overlay. Building signage is proposed consistent with signage typically allowed in office zones. The office hours of operation are from 7 am to 5 pm Monday through Friday. The hours of dumpster service are limited to daylight hours. 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 site plan indicates building setbacks and landscaping per the typical Highway 10 Design Overlay District standards. No new drives are proposed from Cantrell Road. The site plan indicates the placement of a dumpster facility for the new lot within the rear yard area. The following chart is a summary of the Overlay requirements and the applicant's proposal related to the typical ordinance requirements. Highway 10 DOD Requirements Lot size. There shall be a minimum development tract size of not less than two (2) acres. Front yard. All principal and accessory buildings or structures are required to have a one -hundred -foot building setback from the property line abutting Highway 10. j Applicant's proposal: Lot 2A contains 1.33 acres Lot 2B contains 1.57 acres Variation from the Overlay Standard. The building line is indicated in excess of 100-feet. Rear yard. Rear yard shall not be less The building proposed for Lot 2B is set in than forty (40) feet. excess of the 40-foot rear yard setback. excess building located on Lot 2A is existing 5 FILE NO.: Z-4524-G (Cont. Side yard. Side yard shall not be less than thirty (30) feet. Landscaping treatment. Landscaped areas shall attempt to incorporate existing on -site trees and shrubbery into the landscaping scheme and the plans shall indicate such incorporation. Landscaped areas shall have water sprinkler systems to maintain plant materials. Erosion retardant vegetation shall be used on all cuts and fills. Tree species to be planted within this corridor should be consistent with other species present. 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 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. Alternative screening methods and designs must be approved by the plans review specialist. Appeals from the staff will be directed to the planning commission. Within the landscaped area 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. Where a developer demonstrates that this 4 requirement will constitute an undue hardship, a landscaped area exclusive of right-of-way may consist of a minimum of twenty-five (25) feet. In those instances only, a half -berm shall be constructed which is a minimum of three (3) feet in and also has a rear yard building setback in excess of 40-feet. The side yard is setback proposed Tor Lot 2B is in excess of the 30-foot side yard setback. The building located on Lot 2A is existing and has a side yard building setback in excess of 30 feet. Attempts will be made to incorporate existing on -site trees and shrubbery into the landscape scheme and plans at the time of development of Lot 2B. All landscaped areas will have sprinkler systems installed. All erosion controls of the City will be followed. Tree species planted will be consistent with other species located in the area. The front yard is indicated with a minimum landscape area of 40-feet exclusive of the right of way. The landscaped area will contain organic and/or man-made/organic features such as a berm, brick wall or dense evergreen plantings to screen the vehicular use areas as typically required per the Highway 10 Design Overlay District. 0 FILE NO.: Z-4524-G (Cont. height with tree plantings as required herein; provided however, that this provision may only be applied to a maximum of twenty (20) percent of the highway frontage affected in the plans submitted. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right-of- way, a fifteen -foot landscaped strip shall be required adjacent to land zoned office and residential. A seven -foot landscaped strip shall be required when adjacent to lands zoned commercial. Signage. Signage shall comply with the provisions of Article X of Chapter 36 of the Little Rock Code of Ordinances, except as follows: Commercial development signage. Signage identifying the commercial development shall not exceed ten (10) feet in height and one hundred (100) square feet in area. All signs that are ground - mounted shall be of a monument type design. These signs may be installed in the landscaped area of the front and side yards. Commercial building signage. Each se crate commercial building will be p allowed a single monument ground - mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign shall be a maximum of six (6) feet in height and seventy-two (72) square feet in area. Curb cuts. Maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet. The side and rear yards shall have a landscape strip averaging a minimum of 25-feet from the property line. Building signage will comply with signage allowed in Chapter 36 of the Little Rock Code of Ordinances. The development will utilize a commercial development sign with a maximum height of ten feet and a maximum sign area of 100 square feet to be shared between the two users. A single sign for each of the individual lots will not be utilized. No new curb cuts are proposed with the development. 7 FILE NO.: Z-4524-G Cont. Lighting. Parking lot lighting shall be Lighting shall comply with the DOD designed and located in such manner so standards. Lighting will be directed to the as not to disturb the scenic appearance parking areas and not reflect into the preserved in this corridor. Lighting should adjacent neighborhoods. be directed to the parking areas and not reflected into the adjacent neighborhoods. Building sites. The maximum number of The site contains 2.9 acres and is buildings per commercial development proposed with two lots and a single shall be measured both by minimum tract building on each of the lots. size and minimum frontage as follows: One (1) building every two (2) acres. Commercial developments and multiple building sites. In the case of a commercial development or other development involving multiple building sites, whether on one (1) or more platted lots, the above described regulations shall apply to the development as an entire tract rather than to each platted lot. Developments of this type shall be reviewed by the City through a site plan review process which illustrates compliance with this article Property, due to topography, size, irregular shapes or other constraints, such as adjacent structures or features which significantly affect visibility, and thus cannot be developed without violating the standards of this article shall be reviewed through the planned unit development (PUD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. The request is to rezone the site from 0-2, Office and Institutional District to POD to allow the creation of lots less than the two (2) acre typical minimum lot size requirement. Although the site plan does not fully comply with the typical Highway 10 Design Overlay District standards, staff does not feel the area of non-compliance will significantly impact the development or the corridor. The only variance from the Overlay is to allow lots less than two (2) acres. The ordinance states there shall be a minimum development tract size of not less than two (2) acres. The development is proposed to create two lots containing 1.33 and 1.57 acres, which are both less than the typical minimum standard. Lot 2A is developed with an office building meeting all the landscaping and setback requirements and Lot 213 is proposed complying with all setback and landscaping requirements typically imposed per the Overlay. FILE NO.: Z-4524-G Cont. Staff is supportive of the request. Staff does not feel the creation of office lots with lot sizes less than the two acre typical ordinance standard per the Highway 10 Design Overlay District will significantly impact the development or the area. In the general area around the Sam Peck/Cantrell Road intersection, there are several smaller office buildings on tracts which are less than two (2) acres in size. Staff believes it is appropriate to allow more dense development, utilizing smaller lots, within established nodes, including the office/mixed node around this intersection. The lots as proposed meet all other aspects of the Highway 10 Design Overlay District. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends 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. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented 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. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. 9 December 18, 2008 ITEM NO.: 7 NAME: GCC Addition Lot 2 Short -form POD LOCATION: Located at 13000 Cantrell Road DEVELOPER: JGS IV, Inc. c/o Gregory Saad 3601 Spring Hill Business Park, Suite 200 Mobile, AL 36608 ENGINEER: Development Consultants, Inc. c/o Robert Brown 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 FILE NO.: Z-4 AREA: 2.90 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: 0-2, Office and Institutional District ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: 0-2, Office and Institutional District Uses — Variation from the Highway 10 DOD to allow the creation of lots with less than the typical 2-acre minimum lot size. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The request is a rezoning to POD to allow the subdivision of an existing 2.9-acre lot into two lots with lot areas less than the two -acre typical minimum requirement per the Highway 10 Design Overlay [District. Proposed Lot 2A will contain 1.33 acres and proposed Lot 2B will contain 1.57 acres. Lot 2A contains an existing 6,740 square foot office building and Lot 2B is proposed with a 8,000 square foot office building. The two lots are proposed to share a single ground mounted monument sign with a maximum height of 10 feet and a December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-454-G maximum sign area of 100 square feet. No new drives are proposed from Cantrell Road. EXISTING CONDITIONS: On the eastern portion of the lot there is an office building containing an insurance agency and the western portion of the lot is wooded. The site is accessed from an existing common access easement located along the eastern perimeter and a driveway located on Cantrell Road. The area contains a number of uses including office and retail uses. The Center at 10 is located south of this site which is a mixed use development containing a multi -story office building, a bank and retail. East of the site is a single story office building currently operating as an abstract company and north of the site is a church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. Ail property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pankey Community Improvement District and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little bock Code and the Master Street Plan along the west side of the private street from Highway 10. Sidewalk must be extended along Cantrell Road to the western property line. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 2 December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4524-G F Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: No objection to plans for Lot 2A. For the development of Lot 2B: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-2, Office and Institutional District to Planned Office Development to allow the creation of two lots with lot sizes less than the typical lot size required per the Highway 10 Design Overlay District. The request does not require a change to the Land Use Plan. 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. The 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. 3 December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-4524-G Neighborhood. Action Plan: The River Mountain Neighborhood Plan covers this area, but the Plan does not address this issue. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. This application will be reviewed as an overall development plan. The Highway 10 Overlay District requirements are applicable to each of the lots at the time of development. A landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system will be required for each of the individual lots. 3. 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. SUBDIVISION COMMITTEE COMMENT: (November 20, 2008) Mr. Robert Brown of DCI and Mr. Todd Rice of Hathaway International were present representing the owner. Staff presented an overview of the development stating there were few outstanding issues associated with the request. Staff stated they did not typically support the creation of lots with less than the two -acre minimum lot size without a development plan. Staff stated Mr. Brown had provided a site plan to include a building footprint, landscaping and parking lot layout on the second lot. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to development of the site. Staff also stated sidewalks with appropriate handicap ramps were required along the west side of the private street from Highway 10. Landscaping comments were addressed. Staff stated at the time of development or redevelopment of either of the lots, a landscape plan stamped with the seal of a registered landscape architect was required. Staff stated irrigation for each of the lots was also required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. 51 December 18, 2008 SUBDIVISION ITEM NO.: 7 Cont. H. ANALYSIS: FILE NO.: Z-4524-G The applicant submitted a revised site plan to staff addressing most of the issues raised at the November 20, 2008, Subdivision Committee meeting. At the time of future development or redevelopment of the property, a landscape plan stamped with the seat of a registered landscape architect will be provided and each of the lots will be irrigated to water landscaped areas. Sidewalks with appropriate handicap ramps will also be installed. The property is currently zoned 0-2, Office and Institutional District and is located within the Highway 10 Design Overlay District. The site is an existing platted lot containing 2.9-acres. The applicant is requesting to create two lots with lot sizes less than the two -acre typical minimum requirement per the Highway 10 Design Overlay District. Proposed Lot 2A will contain 1.33 acres and proposed Lot 2B will contain 1.57 acres. The applicant is requesting 0-2, Office and Institutional District uses as allowable uses for the lots. Lot 2A contains an existing 6,740 square foot office building and Lot 2B is proposed with a 8,000 square foot office building. Lot 2A contains 34 parking spaces and Lot 2B is proposed with 29 parking spaces. Based on the typical ordinance standards for an office development, the parking proposed for the individual lots is more than adequate to serve the lots. The two lots are proposed to share a single monument sign with a maximum height of 10 feet and a maximum sign area of 100 square feet. The signage proposed is consistent with signage allowed per the Overlay. Building signage is proposed consistent with signage typically allowed in office zones. The office hours of operation are from 7 am to 5 pm Monday through Friday. The hours of dumpster service are limited to daylight hours. 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 site plan indicates building setbacks and landscaping per the typical Highway 10 Design Overlay District standards. No new drives are proposed from Cantrell Road. The site plan indicates the placement of a dumpster facility for the new lot within the rear yard area. 5 December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-4524-G The following chart is a summary of the Overlay requirements and the applicant's proposal related to the typical ordinance requirements. Highway 10 DOD Requirements: Lot size. There shall be a minimum development tract size of not less than two (2) acres. Front yard. All principal and accessory buildings or structures are required to have a one -hundred -foot building setback from the property line abutting Highway 10. Rear yard. Rear yard shall not be less than forty (40) feet. Side yard. Side yard shall not be less than thirty (30) feet. Landscaping treatment. Landscaped areas shall attempt to incorporate existing on -site trees and shrubbery into the landscaping scheme and the plans shall indicate such incorporation. Landscaped areas shall have water sprinkler systems to maintain plant materials. Erosion retardant vegetation shall be used on all cuts and fills. Tree species to be planted within this corridor should be consistent with other species present. 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 as berms, brick walls and dense plantings such that vehicular use areas are Applicant's proposal: Lot 2A contains 1.33 acres Lot 2B contains 1.57 acres Variation from the Overlay Standard. The building line is indicated in excess of 100-feet. The building proposed for Lot 2B is set in excess of the 40-foot rear yard setback. The building located on Lot 2A is existing and also has a rear yard building setback in excess of 40-feet. The side yard is setback proposed for Lot 2B is in excess of the 30-foot side yard setback. The building located on Lot 2A is existing and has a side yard building setback in excess of 30 feet. Attempts will be made to incorporate existing on -site trees and shrubbery into the landscape scheme and plans at the time of development of Lot 2B. All landscaped areas will have sprinkler systems installed. All erosion controls of the City will be followed. Tree species planted will be consistent with other species located in the area. The front yard is indicated with a minimum landscape area of 40-feet exclusive of the right of way. The landscaped area will contain organic and/or man-made/organic features such as a berm, brick wall or dense evergreen N December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont. screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Alternative screening methods and designs must be approved by the plans review specialist. Appeals from the staff will be directed to the planning commission. Within the landscaped area 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. Where a developer demonstrates that this requirement will constitute an undue hardship, a landscaped area exclusive of right-of-way may consist of a minimum of twenty-five (25) feet. In those instances only, a half -berm shall be constructed which is a minimum of three (3) feet in height with tree plantings as required herein; provided however, that this provision may only be applied to a maximum of twenty (20) percent of the highway frontage affected in the plans submitted. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right-of- way, a fifteen -foot landscaped strip shall be required adjacent to land zoned office and residential. A seven -foot landscaped strip shall be required when adjacent to lands zoned commercial. Signage. Signage shall comply with the provisions of Article X of Chapter 36 of the Little Rock Code of Ordinances, except as follows: Commercial development signage. Signage identifying the commercial development shall not exceed ten (10) feet in height and one hundred (100) square FILE NO.: Z-4524-G plantings to screen the vehicular use areas as typically required per the Highway 10 Design Overlay District. The side and rear yards shall have a landscape strip averaging a minimum of 25-feet from the property line. Building signage will comply with signage allowed in Chapter 36 of the Little Rock Code of Ordinances. The development will utilize a commercial development sign with a maximum height of ten feet and a maximum sign area of 100 square feet to be shared between the 7 December 18, 2008 SUBDIVISION ITEM NO.: 7 feet in area. All signs that are ground- two users. mounted shall be of a monument type design. These signs may be installed in the landscaped area of the front and side yards. Commercial building signage. Each separate commercial building will be allowed a single monument ground - mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign shall be a maximum of six (6) feet in height and seventy-two (72) square feet in area. Curb cuts. Maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet. Lighting. Parking lot lighting shall be designed and located in such manner so as not to disturb the scenic appearance preserved in this corridor. Lighting should be directed to the parking areas and not _reflected into the adjacent neighborhoods. Building sites. The maximum number of buildings per commercial development shall be measured both by minimum tract size and minimum frontage as follows: One (1) building every two (2) acres. Commercial developments and multiple building sites. In the case of a commercial development or other development involving multiple building sites, whether on one (1) or more platted lots, the above described regulations shall apply to the development as an entire tract rather than to each platted lot. Developments of this type shall be reviewed by the City through a site plan review process which illustrates compliance with this article FILE NO.: Z-4524-G A single sign for each of the individual lots will not be utilized. No new curb cuts are proposed with the development. Lighting shall comply with the DOD standards. Lighting will be directed to the parking areas and not reflect into the adjacent neighborhoods. The site contains 2.9 acres and is proposed with two lots and a single building on each of the lots. W December 18, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4524-G Property, due to topography, size, irregular shapes or other constraints, such as adjacent structures or features which significantly affect visibility, and thus cannot be developed without violating the standards of this article shall be reviewed through the planned unit development (PUD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. The request is to rezone the site from 0-2, Office and Institutional District to POD to allow the creation of lots less than the two (2) acre typical minimum lot size requirement. Although the site plan does not fully comply with the typical Highway 10 Design Overlay District standards, staff does not feel the area of non-compliance will significantly impact the development or the corridor. The only variance from the Overlay is to allow lots less than two (2) acres. The ordinance states there shall be a minimum development tract size of not less than two (2) acres. The development is proposed to create two lots containing 1.33 and 1.57 acres, which are both less than the typical minimum standard. Lot 2A is developed with an office building meeting all the landscaping and setback requirements and Lot 26 is proposed complying with all setback and landscaping requirements typically imposed per the Overlay. Staff is supportive of the request. Staff does not feel the creation of office lots with lot sizes less than the two acre typical ordinance standard per the Highway 10 Design Overlay District will significantly impact the development or the area. In the general area around the Sam Peck/Cantrell Road intersection, there are several smaller office buildings on tracts which are less than two (2) acres in size. Staff believes it is appropriate to allow more dense development, utilizing smaller lots, within established nodes, including the office/mixed node around this intersection. The lots as proposed meet all other aspects of the Highway 10 Design Overlay District. To staff's knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends 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. 9 December 18, 2008 UBDiVISION ITEM NO.: 7 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-4524-G (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented 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. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. sift ITEM NO.: 7. Z-4524-G NAME: GCC Addition Lot 2 Short -form POD LOCATION: located at 13000 Cantrell Road Planning Staff Comments- 1 . Provide notification of abutting property owners 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 3, 2008. The Office of Planning and Development must receive the proof of notice no later than December 12, 2008. 2. The property is located within the Highway 10 Design Overlay District, which typically requires a minimum lot size of two (2) acres or a minimum of two (2) acre building sites. 3. Historically staff has not supported the creation of lots with less than the two acre minimum as established by the Highway 10 Design Overlay District without the creation of a development plan for the proposed lots. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along the west side of the private street from Highway 10. Sidewalk should be extended along Highway 10 to the western property line. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Item # 7. Central Arkansas Water: No objection to plans for Lot 2A. For the development of Lot 213: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CAT& 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 for this property. The applicant has applied for a rezoning from 0-2, Office and Institutional District to Planned Office Development to allow the creation of two lots. The request does not require a change to the Land Use Plan. 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. The 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: The River Mountain Neighborhood Plan covers this area, but the Plan does not address this issue. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This application will be reviewed as an overall site plan and thus the Highway 10 Overlay District requirements are applicable to each of the lots including the requirement of a landscape plan stamp with the seal of a registered landscape architect and an automatic irrigation system. 3. 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. Item # 7. _Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Monday, December 1, 2008. Item # 7.