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HomeMy WebLinkAboutZ-5059-A Staff AnalysisSubdivision Committee Comments ITEM NO.: 10 April 10, 2003 FILE NO.: Z -5059-A NAME: Highway 10@ Sam Peck Long -form POD LOCATION: On the southwest corner of Cantrell Road and Sam Peck 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. 2. Provide details of the proposed signage (height/area/type). 3. Provide the proposed days and hours of operation of the proposed office buildings. 4. Provide a cross access easement for parking and drives within the development. 5. Provide any proposed fencing along with details (height/material/location). 6. Any site lighting must be low-level intensity lighting and directional, directed away from residentially zoned properties. 7. Will there be an on-site dumpster? If so provide the location along with the required screening. 8. Provide the source of title on the proposed preliminary plat. 9. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 %2 acres. 10. Provide the zoning classification within the plat boundary and of abutting areas shown. Variance/Waivers: None requested. Public Works: ` Ao 1. The existing right-of-way widths for Cantrell Road and Sam Peck appear to meet the Master Street Plan minimums. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 3. The proposed driveway locations and widths are acceptable. 4. Extend the proposed highway widening along Cantrell Road east to Sam Peck Road to provide a right turn lane onto the collector street. 5. Sam Peck Road is classified as a 3 -lane collector street. Reconstruction of the vertical alignment of Sam Peck is required near the intersection of Cantrell Road. Therefore, Section 30-282 requires an in -lieu contribution of Y2 street improvements. As an alternative, construct a two-lane section with open ditch section to the east. A full three -lane section with curb and gutter would then be constructed when the property to the east develops. 6. 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. 7. Storm water detention ordinance applies to this property. 8. Obtain an NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 10. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Utilities and Fire Department/County Planning: Wastewater: Existing 15" and 8" sewer mains on the site. Relocation of mains will be required at the Developer's expense. Contact Little Rock Wastewater Utility at 688- 1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water has been negotiating a waterline easement and currently has right -of -entry to construct 36 -inch and 16 -inch water mains within a 25 -foot wide waterline easement across this property. This easement adjoins the west right-of-way of Sam Peck Road, the south right-of-way of Cantrell Road and continues south near the westerly boundary of the property. The proposed monument signs are in conflict with these proposed water lines. Modifications, of water service layout and the proposed locations of monument signs, will be required on the plans accompanying the submittal. Contact Central Arkansas Water at 992-2438 to discuss the options available. A Capital Investment Charge based on the size of connection(s) will apply to all connections including metered connections off the fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a new office development. The request does not require a change to the Land Use Plan. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. Because the twenty-five (25) foot wide water main easement will envelope the northern two-thirds (2/3) of the proposed forty (40) foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the staff's approved list. To alleviate some of this concern and to assist with reducing the impact of proposed parking facing Cantrell Road, several additional interior islands of at least three hundred (300) square feet should be added. 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 southern and western perimeters of the site. An irrigation system to water landscaped areas is required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. FILE NO.: Z -5059-A NAME: Highway 10@ Sam Peck Long -form POD LOCATION: On the southwest corner of Cantrell Road and Sam Peck DEVELOPER: 10@ Sam Peck Office Development 425 West Capitol Avenue, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.7 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential ROPOSED ZONING: POD PROPOSED USE: Office uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: In mid-1998, an application was filed to rezone this site from R-2, Single-family to PCD to allow a mini -warehouse development to located on the rear of the site and a restaurant seating 200 persons was proposed to be located on the north side fronting FILE NO.: Z -5059-A (Cont. on Cantrell Road. The application was later withdrawn from consideration prior to the Planning Commission Public Hearing. A. PROPOSAL/REQUEST: The applicant proposes a preliminary plat and the development of two office buildings, each on separate lots. The applicant is proposing the development to occur in two phases. The first phase would be the construction of a 66,000 square foot four story office building and associated parking (234 parking spaces). The second phase would include a three-story office building consisting of approximately 50,000 square feet along with the associated parking (230 parking spaces). The applicant is proposing off-site improvements to include the intersection improvements, a future traffic signal at Sam Peck and improved drainage. The total improvements to the site include 116,000 square feet of Class A office space with 465 parking spaces (4 spaces per 1,000 square feet). The ground floor of each building will include a drive through facility for a bank or similar business. The applicant is requesting the site to be allowed to develop with 0-2 and 0-3 office uses and fifteen percent of each building on the lower level of each of the buildings be allowed commercial uses. The applicant has indicated commercial uses would include: Antique Shop; Bakery or confectionary shop; Barber or beauty shop; Book or stationary store; Camera shop; Cigar/Tobacco and candy store; Clothing store; Custom Sewing or millinery; Clinic (medical, dental or optical); Coffee shop; Delicatessen; Drugstore or pharmacy; Dry cleaning drop station; Duplication shop; Eating place without drive-in service; Florist shop; Health studio spa; Jewelry store; Laundry pickup station; Office equipment sales and service; Optical shop; Photography studio; Restaurant; School (business); Studio broadcasting or recording; Studio (art, music, speech, drama, dance or other artistic endeavors). The applicant is requesting up to fifteen percent of each building be designated as commercial activity. The applicant is also requesting the flexibility to transfer the commercial uses between the two buildings. B. EXISTING CONDITIONS: The site is a cleared vacant tract at the intersection of a principal arterial and a collector. Street improvements adjacent to the site are not in place on Cantrell Road or on Sam Peck. Cantrell has been constructed with curb and gutter but there is not a sidewalk in place adjacent to the site. Sam Peck is unimproved with open ditches for drainage. The site is zoned R-2, Single-family and is shown as Transitional on the City's Future Land Use Plan. The area to the north is zoned 0-2 and also shown as Transitional on the Ciy's Future Land Use Plan. This area has developed with K FILE NO.: Z -5059-A (Co office buildings contains general and professional office uses. Further north, a MF -12 zoned site containing a church. Also to the north, along Cantrell Road, is a vacant tract zoned R-2, Single-family and a tract zoned 0-3 containing an existing office building. Adjoining the site to the west is a small lot zoned POD being used as a dentist office. To the east of the site, across Sam Peck, is a vacant 0-2 zoned piece of property with a PD -O for an office building located further east. South of the site has developed as multi -family with two apartment complexes. The Westside YMCA is located to the southeast of the site. C. NEIGHBORHOOD COMMENTS; The Piedmont Property Owners Association, the Pankey Community Improvement Association and the Walton Heights/Candlewood Neighborhood Association were of the Public Hearing along with all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site. As of this writing Staff has received only informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing right-of-way widths for Cantrell Road and Sam Peck appear to meet the Master Street Plan minimums. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 3. The proposed driveway locations and widths are acceptable. 4. Extend the proposed highway widening along Cantrell Road east to Sam Peck Road to provide a right turn lane onto the collector street. 5. Sam Peck Road is classified as a 3 -lane collector street. Reconstruction of the vertical alignment of Sam Peck is required near the intersection of Cantrell Road. Therefore, Section 30-282 requires an in -lieu contribution of Y2 street improvements. As an alternative, construct a two-lane section with open ditch section to the east. A full three -lane section with curb and gutter would then be constructed when the property to the east develops. 6. 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. 7. Storm water detention ordinance applies to this property. 8. Obtain an NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 3 FILE NO.: Z -5059-A (Cont. 10. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 15" and 8" sewer mains are located on the site. Relocation of these mains will be required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water has been negotiating a waterline easement and currently has right -of -entry to construct 36 -inch and 16 - inch water mains within a 25 -foot wide waterline easement across this property. This easement adjoins the west right-of-way of Sam Peck Road, the south right- of-way of Cantrell Road and continues south near the westerly boundary of the property. The proposed monument signs are in conflict with these proposed water lines. Modifications, of water service layout and the proposed locations of monument signs, will be required on the plans accompanying the submittal. Contact Central Arkansas Water at 992-2438 to discuss the options available. A Capital Investment Charge based on the size of connection(s) will apply to all connections including metered connections off the fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a new office development. The request does not require a change to the Land Use Plan. 0 FILE NO.: Z -5059-A (Cont. 9 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan contains an action statement under the Sustainable Natural Environment Goal that supports the preservation of the Highway 10 Design Overlay District where the applicant's property is located. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. Because the twenty-five (25) foot wide water main easement will envelope the northern two-thirds (2/3) of the proposed forty (40) foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the staff's approved list. To alleviate some of this concern and to assist with reducing the impact of proposed parking facing Cantrell Road, several additional interior islands of at least three hundred (300) square feet should be added. 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 southern and western perimeters of the site. An irrigation system to water landscaped areas is required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates and Mr. Hank Kelly of Flake and Kelly were present representing the application. Staff stated the request was for the land located on the southwest corner of Cantrell Road and Sam Peck Road, a site previously cleared prior to the Land Alteration Ordinance and currently vacant. Staff stated the request was two fold. Staff stated the request included a preliminary plat for two lots and a Planned Development for an office development of two office buildings, each on separate lots. Staff stated there were additional items needed on the proposed site plan. Staff stated details of signage were required. Staff stated since the request was for a Planned Development there were no set ordinance requirements so the intended signage would have to be specified. Staff also requested any proposed fencing be shown on the site plan along with details. Staff stated any site lighting must be low level and directional, directed away from residentially zoned properties. Staff requested additional items also be shown on the proposed plat. Staff requested zoning classifications within the proposed plat boundaries and of abutting areas be shown on the proposed preliminary plat and the names of 5 FILE NO.: Z -5059-A Cont.) owners of all unplatted tracts and tracts in excess of two and one-half acres be indicated on the proposed preliminary plat. Public Works comments were addressed. Staff stated Sam Peck Road was one of the roads where a traffic light would be installed by the City. Staff stated the applicant would be required to install street improvements to off -set the vertical alignment of Sam Peck Road near the intersection of Cantrell Road. Staff stated all indicated right-of-ways appeared to meet the minimum required dedications. Staff also stated a grading permit would be required for the proposed development. Staff stated the Stormwater Detention Ordinance applied to the property. Comments from Central Arkansas Water and the Little Rock Wastewater Utility were discussed. Staff stated the applicant should contact these agencies regarding easements. Mr. Daters stated the current owner of the property was working with the water department with regard to location of the proposed waterline easement (adjacent to Cantrell Road) and his client was working with the wastewater utility with regard to the relocation of the wastewater line to the rear of the property. Landscaping comments were addressed. Staff stated the areas set-aside for landscaping and buffering appeared to meet ordinance requirements. Staff stated since a water main easement was located in the northern two-thirds of the proposed forty foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the Staff approved list. Staff requested the applicant contact Staff for required plantings around water and wastewater lines. Staff also stated to soften the impact of the parking area along Cantrell Road, additional islands of 300 square feet in area should be put in place. Staff stated the rear property line and the western property line would require some form of screening. Staff suggested a six-foot wooden fence or dense evergreen plantings in these areas, which would meet the ordinance requirement. Staff also noted comments from Entergy and suggested the applicant contact this utility with regard to their comment. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated landscaped areas and commented they will work with Staff as far as the placement of trees in the front 40 -foot buffer area. The applicant has also 9 FILE NO.: Z-5059-A Cont. increased the landscaped islands along the roadway to soften the parking areas adjacent to Cantrell Road. The applicant has indicated signage will comply with the Highway 10 Design Overlay District requirements. The proposal includes signage on each individual lot near the driveway intersections with Cantrell Road. Staff recommends the signage be limited to no more than six feet in height and seventy-two square feet in area, consistent with the Highway 10 Overlay requirement. The applicant has also indicated Master Street Plan requirements will be installed on adjacent roadways. The applicant has indicated on the plat the requested information such as the zoning within the plat and of abutting properties, owners of parcels adjoining the site and the drives and parking as cross access. There are 234 parking spaces proposed on Lot 1 and 230 proposed on Lot 2. The applicant is requesting a portion of the lower level of each building be considered for commercial uses. The area being considered as commercial activity on each lot would be fifteen percent or 9,900 square feet on Lot 1 and 7,500 square feet on Lot 2. If the site were zoned for an office use and an office building were constructed the applicant would be able to utilize up to ten percent of the development with accessory commercial uses. For the building on Lot 1 this would result in 6,600 square feet of possible commercial space and 5,000 square feet of possible commercial space on Lot 2. Staff feels the request to develop the site with no more than fifteen percent of commercial uses on the site is a reasonable request. The applicant has indicated one of the potential commercial users to be a restaurant. This would generate a typical minimum parking requirement of one space per one hundred square feet of gross floor area. If the site were to develop with a restaurant on each Lot based on the typical minimum parking requirements for an office development and the available gross floor area for a restaurant use Lot 1 would be nine spaces shy of the typical minimum required spaces and Lot 2 would exceed the typical minimum required parking by forty— nine spaces. Based on these assumptions parking is sufficient to meet the demand. The applicant is requesting the site be able to develop with 0-2 and 0-3 uses. Staff feels this would be too intense a development. The 0-2 and 0-3 allows for churches, daycare centers and hospitals. Staff feels this list is too broad and the development should be limited to general and professional office uses. The applicant is also request the flexibility to transfer the available percentages of square footages between buildings. The development is being done as a two lot plat but as a unified planned office development. Staff feels the allowing the applicant to transfer the commercial between the two buildings is not a good idea 7 FILE NO.: Z -5059-A (Cont. and should maintain the fifteen percent in each building separately. The result of the transfer could result in the entire first floor of one of the building being dedicated to solely commercial uses. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the development should be a quality development and should not have any adverse impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from R-2 to POD to allow the development to develop with general and professional office uses only subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. Staff recommends allowing up to fifteen percent of each building be allowed commercial uses as listed the Proposal/Request section of this report. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Tim Daters of White-Daters and Associates and Mr. Hank Kelly of Flake and Kelly were present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the proposed requested rezoning application, as filed, to allow the site to develop as a Planned Office Development subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that the first floor of each building be allowed fifteen percent commercial uses limited to those listed in the above Proposal Section and as amended by the applicant in a letter dated April 23, 2003. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E: May 1, 2003 ITEM NO.: 10 FILE NO.: Z -5059-A NAME: Highway 10@ Sam Peck Long -form POD LOCATION: On the southwest corner of Cantrell Road and Sam Peck DEVELOPER: 10@ Sam Peck Office Development 425 West Capitol Avenue, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.7 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Office uses VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: In mid-1998, an application was filed to rezone this site from R-2, Single-family to PCD to allow a mini -warehouse development to located on the rear of the site and a restaurant seating 200 persons was proposed to be located on the north side fronting May 1, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z -5059-A on Cantrell Road. The application was later withdrawn from consideration prior to the Planning Commission Public Hearing. A. PROPOSAL/REQUEST: The applicant proposes a preliminary plat and the development of two office buildings, each on separate lots. The applicant is proposing the development to occur in two phases. The first phase would be the construction of a 66,000 square foot four story office building and associated parking (234 parking spaces). The second phase would include a three-story office building consisting of approximately 50,000 square feet along with the associated parking (230 parking spaces). The applicant is proposing off-site improvements to include the intersection improvements, a future traffic signal at Sam Peck and improved drainage. The total improvements to the site include 116,000 square feet of Class A office space with 465 parking spaces (4 spaces per 1,000 square feet). The ground floor of each building will include a drive through facility for a bank or similar business. The applicant is requesting the site to be allowed to develop with 0-2 and 0-3 office uses and fifteen percent of each building on the lower level of each of the buildings be allowed commercial uses. The applicant has indicated commercial uses would include: Antique Shop; Bakery or confectionary shop; Barber or beauty shop; Book or stationary store; Camera shop; Cigar/Tobacco and candy store; Clothing store; Custom Sewing or millinery; Clinic (medical, dental or optical); Coffee shop; Delicatessen; Drugstore or pharmacy; Dry cleaning drop station; Duplication shop; Eating place without drive-in service; Florist shop; Health studio spa; Jewelry store; Laundry pickup station; Office equipment sales and service; Optical shop; Photography studio; Restaurant; School (business); Studio broadcasting or recording; Studio (art, music, speech, drama, dance or other artistic endeavors). The applicant is requesting up to fifteen percent of each building be designated as commercial activity. The applicant is also requesting the flexibility to transfer the commercial uses between the two buildings. B. EXISTING CONDITIONS: The site is a cleared vacant tract at the intersection of a principal arterial and a collector. Street improvements adjacent to the site are not in place on Cantrell Road or on Sam Peck. Cantrell has been constructed with curb and gutter but there is not a sidewalk in place adjacent to the site. Sam Peck is unimproved with open ditches for drainage. 2 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A The site is zoned R-2, Single-family and is shown as Transitional on the City's Future Land Use Plan. The area to the north is zoned 0-2 and also shown as Transitional on the Ciy's Future Land Use Plan. This area has developed with office buildings contains general and professional office uses. Further north, a MF -12 zoned site containing a church. Also to the north, along Cantrell Road, is a vacant tract zoned R-2, Single-family and a tract zoned 0-3 containing an existing office building. Adjoining the site to the west is a small lot zoned POD being used as a dentist office. To the east of the site, across Sam Peck, is a vacant 0-2 zoned piece of property with a PD -0 for an office building located further east. South of the site has developed as multi -family with two apartment complexes. The Westside YMCA is located to the southeast of the site. C. NEIGHBORHOOD COMMENTS: The Piedmont Property Owners Association, the Pankey Community Improvement Association and the Walton Heights/Candlewood Neighborhood Association were of the Public Hearing along with all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site. As of this writing Staff has received only informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing right-of-way widths for Cantrell Road and Sam Peck appear to meet the Master Street Plan minimums. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 3. The proposed driveway locations and widths are acceptable. 4. Extend the proposed highway widening along Cantrell Road east to Sam Peck Road to provide a right turn lane onto the collector street. 5. Sam Peck Road is classified as a 3 -lane collector street. Reconstruction of the vertical alignment of Sam Peck is required near the intersection of Cantrell Road. Therefore, Section 30-282 requires an in -lieu contribution of '/2 street improvements. As an alternative, construct a two-lane section with open ditch section to the east. A full three -lane section with curb and gutter would then be constructed when the property to the east develops. 6. 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. 41 May 1, 2003 SUBDIVISION ITEM NO.: 10(Cont.)FILE NO.: 7-5059-A 7. Storm water detention ordinance applies to this property. 8. Obtain an NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. 10. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 15" and 8" sewer mains are located on the site. Relocation of these mains will be required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water has been negotiating a waterline easement and currently has right -of -entry to construct 36 -inch and 16 - inch water mains within a 25 -foot wide waterline easement across this property. This easement adjoins the west right-of-way of Sam Peck Road, the south right- of-way of Cantrell Road and continues south near the westerly boundary of the property. The proposed monument signs are in conflict with these proposed water lines. Modifications, of water seri✓ice layout and the proposed locations of monument signs, will be required on the plans accompanying the submittal. Contact Central Arkansas Water at 992-2438 to discuss the options available. A Capital Investment Charge based on the size of connection(s) will apply to all connections including metered connections off the fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 4 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Office Development for a new office development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan contains an action statement under the Sustainable Natural Environment Goal that supports the preservation of the Highway 10 Design Overlay District where the applicant's property is located. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. Because the twenty-five (25) foot wide water main easement will envelope the northern two-thirds (2/3) of the proposed forty (40) foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the staff's approved list. To alleviate some of this concern and to assist with reducing the impact of proposed parking facing Cantrell Road, several additional interior islands of at least three hundred (300) square feet should be added. 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 southern and western perimeters of the site. An irrigation system to water landscaped areas is required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates and Mr. Hank Kelly of Flake and Kelly were present representing the application. Staff stated the request was for the land located on the southwest corner of Cantrell Road and Sam Peck Road, a site previously cleared prior to the Land Alteration Ordinance and currently vacant. Staff stated the request was two fold. Staff stated the request included a preliminary plat for two lots and a Planned Development for an office development of two office buildings, each on separate lots. .91 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A Staff stated there were additional items needed on the proposed site plan. Staff stated details of signage were required. Staff stated since the request was for a Planned Development there were no set ordinance requirements so the intended signage would have to be specified. Staff also requested any proposed fencing be shown on the site plan along with details. Staff stated any site lighting must be low level and directional, directed away from residentially zoned properties. Staff requested additional items also be shown on the proposed plat. Staff requested zoning classifications within the proposed plat boundaries and of abutting areas be shown on the proposed preliminary plat and the names of owners of all unplatted tracts and tracts in excess of two and one-half acres be indicated on the proposed preliminary plat. Public Works comments were addressed. Staff stated Sam Peck Road was one of the roads where a traffic light would be installed by the City. Staff stated the applicant would be required to install street improvements to off -set the vertical alignment of Sam Peck Road near the intersection of Cantrell Road. Staff stated all indicated right-of-ways appeared to meet the minimum required dedications. Staff also stated a grading permit would be required for the proposed development. Staff stated the Stormwater Detention Ordinance applied to the property. Comments from Central Arkansas Water and the Little Rock Wastewater Utility were discussed. Staff stated the applicant should contact these agencies regarding easements. Mr. Daters stated the current owner of the property was working with the water department with regard to location of the proposed waterline easement (adjacent to Cantrell Road) and his client was working with the wastewater utility with regard to the relocation of the wastewater line to the rear of the property. Landscaping comments were addressed. Staff stated the areas set-aside for landscaping and buffering appeared to meet ordinance requirements. Staff stated since a water main easement was located in the northern two-thirds of the proposed forty foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the Staff approved list. Staff requested the applicant contact Staff for required plantings around water and wastewater lines. Staff also stated to soften the impact of the parking area along Cantrell Road, additional islands of 300 square feet in area should be put in place. Staff stated the rear property line and the western property line would require some form of screening. Staff suggested a six-foot wooden fence or dense evergreen plantings in these areas, which would meet the ordinance requirement. 0 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A Staff also noted comments from Entergy and suggested the applicant contact this utility with regard to their comment. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated landscaped areas and commented they will work with Staff as far as the placement of trees in the front 40 -foot buffer area. The applicant has also increased the landscaped islands along the roadway to soften the parking areas adjacent to Cantrell Road. The applicant has indicated signage will comply with the Highway 10 Design Overlay District requirements. The proposal includes signage on each individual lot near the driveway intersections with Cantrell Road. Staff recommends the signage be limited to no more than six feet in height and seventy-two square feet in area, consistent with the Highway 10 Overlay requirement. The applicant has also indicated Master Street Plan requirements will be installed on adjacent roadways. The applicant has indicated on the plat the requested information such as the zoning within the plat and of abutting properties, owners of parcels adjoining the site and the drives and parking as cross access. There are 234 parking spaces proposed on Lot 1 and 230 proposed on Lot 2. The applicant is requesting a portion of the lower level of each building be considered for commercial uses. The area being considered as commercial activity on each lot would be fifteen percent or 9,900 square feet on Lot 1 and 7,500 square feet on Lot 2. If the site were zoned for an office use and an office building were constructed the applicant would be able to utilize up to ten percent of the development with accessory commercial uses. For the building on Lot 1 this would result in 5,000 square feet of possible commercial space and 5,000 square feet of possible commercial space on Lot 2. Staff feels the request to develop the site with no more than fifteen percent of commercial uses on the site is a reasonable request. The applicant has indicated one of the potential commercial users to be a restaurant. This would generate a typical minimum parking requirement of one space per one hundred square feet of gross floor area. If the site were to develop with a restaurant on each Lot based on the typical minimum parking 7 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A requirements for an office development and the available gross floor area for a restaurant use Lot 1 would be nine spaces shy of the typical minimum required spaces and Lot 2 would exceed the typical minimum required parking by forty— nine spaces. Based on these assumptions parking is sufficient to meet the demand. The applicant is requesting the site be able to develop with 0-2 and 0-3 uses. Staff feels this would be too intense a development. The 0-2 and 0-3 allows for churches, daycare centers and hospitals. Staff feels this list is too broad and the development should be limited to general and professional office uses. The applicant is also request the flexibility to transfer the available percentages of square footages between buildings. The development is being done as a two lot plat but as a unified planned office development. Staff feels the allowing the applicant to transfer the commercial between the two buildings is not a good idea and should maintain the fifteen percent in each building separately. The result of the transfer could result in the entire first floor of one of the building being dedicated to solely commercial uses. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the development should be a quality development and should not have any adverse impact on the surrounding neighborhoods. STAFF RECOMMENDATION'. Staff recommends approval of the request to rezone the site from R-2 to POD to allow the development to develop with general and professional office uses only subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. Staff recommends allowing up to fifteen percent of each building be allowed commercial uses as listed the Proposal/Request section of this report. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Tim Daters of White-Daters and Associates and Mr. Hank Kelly of Flake and Kelly were present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the proposed requested rezoning application, as filed, to allow the site to develop as a Planned Office Development subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. : May 1, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z -5059-A Staff also presented a recommendation that the first floor of each building be allowed fifteen percent commercial uses limited to those listed in the above Proposal Section and as amended by the applicant in a letter dated April 23, 2003. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 May 1, 2003 ITEM NO.: 10 FILE NO.: Z -5059-A NAME: Highway 10@ Sam Peck Long -form POD LOCATION: On the southwest corner of Cantrell Road and Sam Peck DEVELOPER: 10@ Sam Peck Office Development 425 West Capitol Avenue, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.7 Acres NUMBER OF LOTS: 2 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Office uses FT. NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: In mid-1998, an application was filed to rezone this site from R-2, Single-family to PCD to allow a mini -warehouse development to located on the rear of the site and a restaurant seating 200 persons was proposed to be located on the north side fronting May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A on Cantrell Road. The application was later withdrawn from consideration prior to the Planning Commission Public Hearing. A. PROPOSAUREQUEST: The applicant proposes a preliminary plat and the development of two office buildings; each on separate lots. The applicant is proposing the development to occur in two phases. The first phase would be the construction of a 66,000 square foot four story office building and associated parking (234 parking spaces). The second phase would include a three-story office building consisting of approximately 50,000 square feet along with the associated parking (230 parking spaces). The applicant is proposing off-site improvements to include the intersection improvements, a future traffic signal at -Sam Peck and improved drainage. The total improvements to the site include 116,000 square feet of Class A office space with 465 parking spaces (4 spaces per 1,000 square feet). The ground floor of each building will include a drive through facility for a bank or similar business. The applicant is requesting the site to be allowed to develop with O-2 and 0-3 office uses and fifteen percent of each building on the lower level of each of the buildings be allowed commercial uses. The applicant has indicated commercial uses would include: Antique Shop; Bakery or confectionary shop; Barber or beauty shop; Book or stationary store; Camera shop; Cigar/Tobacco and candy store; Clothing store; Custom Sewing or millinery; Clinic (medical, dental or optical); Coffee shop; Delicatessen; Drugstore or pharmacy; Dry cleaning drop station; Duplication shop; Eating place without drive-in service; Florist shop; Health studio spa; Jewelry store; Laundry pickup station; Office equipment sales and service; Optical shop; Photography studio; Restaurant; School (business); Studio broadcasting or recording; Studio (art, music, speech, drama, dance or other artistic endeavors). The applicant is requesting up to fifteen percent of each building be designated as commercial activity. The applicant is also requesting the flexibility to transfer the commercial uses between the two buildings. B. EXISTING CONDITIONS: The site is a cleared vacant tract at the intersection of a principal arterial and a collector. Street improvements adjacent to the site are not in place on Cantrell Road or on Sam Peck. Cantrell has been constructed with curb and gutter but there is not a sidewalk in place adjacent to the site. Sam Peck is unimproved with open ditches for drainage. 2 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A The site is zoned R-2, Single-family and is shown as Transitional on the City's Future Land Use Plan. The area to the north is zoned 0-2 and also shown as Transitional on the Ciy's Future Land Use Plan. This area has developed with office buildings contains general and professional office uses. Further north, a MF -12 zoned site containing a church. Also to the north, along Cantrell Road, is a vacant tract zoned R-2, Single-family and a tract zoned 0-3 containing an existing office building. Adjoining the site to the west is a small lot zoned POD being used as a dentist office. To the east of the site, across Sam Peck, is a vacant 0-2 zoned piece of property with a PD -O for an office building located further east. South of the site has developed as multi -family with two apartment complexes. The Westside YMCA is located to the southeast of the site. C. NEIGHBORHOOD COMMENTS: The Piedmont Property Owners Association, the Pankey Community Improvement Association and the Walton Heights/Candlewood Neighborhood Association were of the Public Hearing along with all residents, who could be identified, located within 300 -feet of the site and all property owners located within 200 -feet of the site. As of this writing Staff has received only informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing right-of-way widths for Cantrell Road and Sam Peck appear to meet the Master Street Plan minimums. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 3. The proposed driveway locations and widths are acceptable. 4. Extend the proposed highway widening along Cantrell Road east to Sam Peck Road to provide a right turn lane onto the collector street. 5. Sam Peck Road is classified as a 3 -lane collector street. Reconstruction of the vertical alignment of Sam Peck is required near the intersection of Cantrell Road. Therefore, Section 30-282 requires an in -lieu contribution of '/ street improvements. As an alternative, construct a two-lane section with open ditch section to the east. A full three -lane section with curb and gutter would then be constructed when the property to the east develops. 6. 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 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A 7. Storm water detention ordinance applies to this property. 8. Obtain an N PDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers prior to the start of work. - 10. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 15" and 8" sewer mains are located on the site. Relocation of these mains will be required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location. of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water has been negotiating a waterline easement and currently has right -of -entry to construct 36 -inch and 16 - inch water mains within a 25 -foot wide waterline easement across this property. This easement adjoins the west right-of-way of Sam Peck Road, the south right- of-way of Cantrell Road and continues south near the westerly boundary of the property. The proposed monument signs are in conflict with these proposed water lines. Modifications, of water service layout and the proposed locations of monument signs, will be required on the plans accompanying the submittal. Contact Central Arkansas Water at 992-2438 to discuss the options available. A Capital Investment Charge based on the size of connection(s) will apply to all connections including metered connections off the fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. El May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A F. ISSU ESITECHN ICALIDESI GN : Planning Division: This request is located in the River Mountain Planning District. The Land Use Pian shows Transition for this property. The applicant has applied for a Planned Office Development for a new office development. The request does not require a change to the Land Use Plan. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan contains an action statement under the Sustainable Natural Environment Goal that supports the preservation of the Highway 10 Design Overlay District where the applicant's property is located. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. Because the twenty-five (25) foot wide water main easement will envelope the northern two-thirds (213) of the proposed forty (40) foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the staffs approved list. To alleviate some of this concern and to assist with reducing the impact of proposed parking facing Cantrell Road, several additional interior islands of at least three hundred (300) square feet should be added. 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 southern and western perimeters of the site. An irrigation system to water landscaped areas is required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates and Mr. Hank Kelly of Flake and Kelly were present representing the application. Staff stated the request was for the land located on the southwest corner of Cantrell Road and Sam Peck Road, a site previously cleared prior to the Land Alteration Ordinance and currently vacant. Staff stated the request was two fold. Staff stated the request included a preliminary plat for two lots and a Planned Development for an office development of two office buildings, each on separate lots. 6 May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A Staff stated there were additional items needed on the proposed site plan. Staff stated details of signage were required. Staff stated since the request was for a Planned Development there were no set ordinance requirements so the intended signage would have to be specified. Staff also requested any proposed fencing be shown on the site plan along with details. Staff stated any site lighting must be low level and directional, directed away from residentially zoned properties. Staff requested additional items also be shown on the proposed plat. Staff requested zoning classifications within the proposed plat boundaries and of abutting areas be shown on the proposed preliminary plat and the names of owners of all unplatted tracts and tracts in excess of two and one-half acres be indicated on the proposed preliminary plat. Public Works comments were addressed. Staff stated Sam Peck Road was one of the roads where a traffic fight would be installed by the City. Staff stated the applicant would be required to install street improvements to ofd set the vertical alignment of Sam Peck Road near the intersection of Cantrell Road. Staff stated all indicated right-of-ways appeared to meet the minimum required dedications. Staff also stated a grading permit would be required for the proposed development. Staff stated the Stormwater Detention Ordinance applied to the property. Comments from Central Arkansas Water and the Little Rock Wastewater Utility were discussed. Staff stated the applicant should contact these agencies regarding easements. Mr. Daters stated the current owner of the property was working with the water department with regard to location of the proposed waterline easement (adjacent to Cantrell Road) and his client was working with the wastewater utility with regard to the relocation of the wastewater line to the rear of the property. Landscaping comments were addressed. Staff stated the areas set=aside for landscaping and buffering appeared to meet ordinance requirements. Staff stated since a water main easement was located in the northern two-thirds of the proposed forty foot wide landscape buffer along Cantrell Road, trees choices must be restricted to the Staff approved list. Staff requested the applicant contact Staff for required plantings around water and wastewater lines. Staff also stated to soften the impact of the parking area along Cantrell Road, additional islands of 300 square feet in area should be put in place. Staff stated the rear property line and the western property line would require some form of screening. Staff suggested a six-foot wooden fence or dense evergreen plantings in these areas, which would meet the ordinance requirement. 1.1 May 1, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -5059-A Staff also noted comments from Entergy and suggested the applicant contact this utility with regard to their comment. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated landscaped areas and commented they will work with Staff as far as the placement of trees in the front 40 -foot buffer area. The applicant has also increased the landscaped islands along the roadway to soften the parking areas adjacent to Cantrell Road. The applicant has indicated signage will comply with the Highway 10 Design Overlay District requirements. The proposal includes signage on each individual lot near the driveway intersections with Cantrell Road. Staff recommends the signage be limited to no more than six feet in height and seventy-two square feet in area, consistent with the Highway 10 Overlay requirement. The applicant has also indicated Master Street Plan requirements will be installed on adjacent roadways. The applicant has indicated on the plat the requested information such as the zoning within the plat and of abutting properties, owners of parcels adjoining the site and the drives and parking as cross access. There are 234 parking spaces proposed on Lot 1 and 230 proposed on Lot 2. The applicant is requesting a portion of the lower level of each building be considered for commercial uses. The area being considered as commercial activity on each lot would be fifteen percent or 9,900 square feet on Lot 1 and 7,500 square feet on Lot 2. If the site were zoned for an office use and an office building were constructed the applicant would be able to utilize up to ten percent of the development with accessory commercial uses. For the building on Lot 1 this would result in 0,500 square feet of possible commercial space and 5,000 square feet of possible commercial space on Lot 2. Staff feels the request to develop the site with no more than fifteen percent of commercial uses on the site is a reasonable request. The applicant has indicated one of the potential commercial users to be a restaurant: This would generate a typical minimum parking requirement of one space per one hundred square feet of gross floor area. If the site were to develop with a restaurant on each Lot based on the typical minimum parking VA May 1, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5059-A requirements for an office development and the available gross floor area for a restaurant use Lot 1 would be nine spaces shy of the typical minimum required spaces and Lot 2 would exceed the typical minimum required parking by forty— nine spaces. Based on these assumptions parking is sufficient to meet the demand. The applicant is requesting the site be able to develop with 0-2 and 0-3 uses. Staff feels this would be too intense a development. The 0-2 and 0-3 allows for churches, daycare centers and hospitals. Staff feels this list is too broad and the development should be limited to general and professional office uses. The applicant is also request the flexibility to transfer the available percentages of square footages between buildings. The development is being done as a two lot plat but as a unified planned office development. Staff feels the allowing the applicant to transfer the commercial between the two buildings is not a good idea and should maintain the fifteen percent in each building separately. The result of the transfer could result in the entire first floor of one of the building being dedicated to solely commercial uses. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the development should be a quality development and should not have any adverse impact on the surrounding neighborhoods. I. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from R-2 to POD to allow the development to develop with general and professional office uses only subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. Staff recommends allowing up to fifteen percent of each building be allowed commercial uses as listed the Proposal/Request section of this report. 0