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HomeMy WebLinkAboutZ-5139-E Staff AnalysisFILE NO.: Z -5139-E NAME: Harvest Foods Revised Long -form PCD LOCATION: Located on the Southwest corner of Cantrell Road and Taylor Loop Road DEVELOPER: Highway 10 Development 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.994 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 Selected C-3 uses and Second building on the site Revised PCD PROPOSED USE: Selected C-3 uses — To increase the total building area of the allowed second building on the site. VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The site contains a single story 47,675 square foot commercial building and 157 parking spaces. The site is an existing developed site, which met the intent of the Highway 10 Design Overlay District some years ago when developed. Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to PCD to allow Safeway to open a grocery store on the site. The site operated as a grocery store until Affiliated Foods "down -sized" their operation closing several stores in the central Arkansas area. The site has been vacant since that time. FILE NO.: Z -5139-E (Cont. Certain criteria were placed on the development as conditions of approval. Those included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7) days per week, all trash compacting was to be done inside the store, the dumpster pick-ups were to be made between 7:30 am and 9:30 am Monday through Saturday and the dumpster was to be located in a fenced area, there was to be nothing stored outside of the building and the parking area clean-up was to be conducted during regular business hours. On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No. 18,398 revising the previously approved PCD to add additional uses. The applicant proposed to add selected C-3, General Commercial uses to be allowed as alternative uses for the site. The approved uses included Bank or savings and loan office, Book and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby shop, Jewelry store, Lawn_ and garden center — enclosed, Office (general and professional), Office/showroom with warehouse (with retail sales), Office equipment sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval allowed the listed uses or any combination of the uses should one tenant not occupy the entire space. Ordinance No. 19,546 adopted by the Little Rock Board of Directors on June 6, 2006, allowed a revision to the previously approved PCD to add a drive-through restaurant as an allowable use for the site. The site plan indicated the construction of a 2,262 square foot facility containing indoor dining only. The site would remain as one parcel and the restaurant would be located on a leased parcel with a portion of the existing parking assigned to the new use. The existing building contained 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The site contained a total of 184 parking spaces. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PCD to allow an increase in the total building area of the drive-thru restaurant. The building is proposed with 2,475 square feet, approximately 10 percent larger than the original approval. The exterior of the building will be antique stucco with a masonry base to match the masonry on the exiting old Harvest Food Building on the site. Signage is proposed consistent with signage allowed per the Highway 10 Design Overlay District. A small outdoor dining area has been indicated containing three to four tables. All other previous conditions continue to apply to the current request. B. EXISTING CONDITIONS: The site contains a single -story commercial building and surface parking area. Ingress and egress to the site are provided in two key locations; Highway 10 near the west property line and to Taylor Loop Road via a stub -out extending east to 2 FILE NO.: Z -5139-E (Cont. the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses adjacent to the site along Taylor Loop include a veterinary office, single-family residences, general and professional office uses and a beauty shop. Uses along Highway 10 include a mixture of office and commercial uses. South of the site is the Westchester Subdivision and west of the site vacant R-2 zoned property which is shown as Transition on the Future Land Use Plan. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Westchester/Heatherbrae Property Owners Association, the Charleston Heights/Rahling Road Neighborhood Association and the Westbury Neighborhood Association, all property owners within 200 -feet of the site as well as all residents, who could be identified, within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.: Z -5139-E (Cont. CATA: The site is located on CATA Bus Route #25 —the Highway 10 Express Route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved PCD to increase the allowable square footage of the previously approved restaurant lease -parcel. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Taylor Loop Road is shown as a Minor 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. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Traffic and Transportation goal has these objectives relevant to this case: Reconstruct Taylor Loop Road from Hinson Road north to Cantrell Road as a 4 -lane minor arterial. Landscape: 1. All previous comments apply. 2. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3. Any on site vegetation that is shown on the plan submitted must be in place prior to the issuance of a certificate of occupancy for the building. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. El FILE NO.: Z -5139-E (Cont. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated the request was to allow additional square footage for the drive-through restaurant. Staff stated based on parking for a restaurant and the use of the building for C-3 uses, not including a restaurant, the provided parking was not sufficient. Staff stated any future uses of the existing building would have to comply with the provided parking. Staff questioned if the dumpster service hours would be limited to daylight hours. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the November 16, 2006, Subdivision Committee meeting. The site plan indicates the future uses of the buildings will comply with the parking provided. The proposal is to allow a revision to the previously approved Planned Commercial Development to allow an increase in the total building area of the drive-through restaurant. The building is proposed with 2,475 square feet, approximately 10 percent larger than the original approval. The exterior of the building will be antique stucco with a masonry base to match the masonry on the exiting old Harvest Food Building on the site. A small outdoor dining area including three to four tables has been indicated on the site plan. The hours of operation are proposed from 6:00 am to midnight on weekends and 11 pm on weeknights. The site plan indicates the dumpster will be placed along the southern perimeter of the site, adjacent to the existing dumpster located on the site and a note has been included concerning the required dumpster screening. The hours of service will be limited to the current hours of service of the existing dumpsters located on the site. The proposal includes building signage a maximum of ten percent of the fagade area of the building along the northern facade adjacent to Cantrell Road. The existing ground mounted signs will be reconstructed, one located on Cantrell Road and the second located on Taylor Loop Road, consistent with signage as allowed per the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. The site plan indicates the construction of a 2,475 square foot facility containing a indoor dining along with a small area of outdoor. The site will remain as one 5 FILE NO.: Z -5139-E (Cont. parcel and the restaurant will be located on a leased parcel with a portion of the existing parking assigned to the new use through a cross access and parking agreement. The existing building contains 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The total square footage on the site at ultimate build out would be 49,847 square feet. The typical minimum parking required would be 182 parking spaces. The site contains a total of 175 parking spaces which is 7 parking spaces less than the typical minimum parking required for a mixed use development. Staff is supportive of the reduced number of parking spaces. The site is approved for a limited list of allowable uses, many of which do not generate a large parking demand. Staff would however recommend the proposed uses of the site match the available parking on the site as the site redevelops with new uses. The site plan indicates the placement of a menu order board to serve the drive-through restaurant. The site plan indicates the order board will be screened per typical minimum ordinance standards. The speakers will be mounted with sufficient baffling on all sides in a manner which will direct the south produced to the vehicle served. Each speaker location will be designed to provide for a solid wall at least six feet in height and twenty feet in length along the opposite lane line. The wall will be constructed of masonry or wood with a textured finish to diminish sound deflection. Staff is supportive of the request. The applicant is requesting an amendment to the currently approved Planned Commercial Development to allow a larger building footprint than was previously approved. The original site plan allowed the construction of a 2,250 square foot building and the proposed site plan 2,475 square foot building or a 10 percent increase in the footprint. Staff does not feel the increase will significantly impact the site or the immediate area. To staffs knowledge there are no outstanding issues associated with the request. The total site area contains 5.9 acres with 2.1 acres or 35 percent in landscaped and undeveloped area and 3.8 acres or 65 percent with building and parking coverage. Staff does not feel the proposed development of a restaurant facility on this site, if designed as proposed, will negatively impact the adjoining properties. I. STAFF RECOMMENDATION.: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the X FILE NO.: Z -5139-E (Cont. request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 December 7, 2006 ITEM NO.: 10 FILE NO.: Z -5139-E NAME: Harvest Foods Revised Long -form PCD LOCATION: Located on the Southwest corner of Cantrell Road and Taylor Loop Road DEVELOPER: Highway 10 Development 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.994 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Selected C-3 uses. and Second building on the site PROPOSED ZONING: Revised PCD PROPOSED USE: Selected C-3 uses — To increase the total building area of the allowed second building on the site. VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: The site contains a single story 47,675 square foot commercial building and 157 parking spaces. The site is an existing developed site, which met the intent of the Highway 10 Design Overlay District some years ago when developed. Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to PCD to allow Safeway to open a grocery store on the site. The site operated as a grocery store until Affiliated Foods "down -sized" their operation closing several stores in the central Arkansas area. The site had been vacant since that time. December 7, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO..., Z - Certain criteria were placed on the development as conditions of approval. Those included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7) days per week, all trash compacting was to be done inside the store, the dumpster pick-ups were to be made between -7:30 am and 9:30 am Monday through Saturday and the dumpster was to be located in a fenced area, there was to be nothing stored outside of the building and the parking area clean-up was to be conducted during regular business hours. On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No. 18,398 revising the previously approved PCD to add additional uses. The applicant proposed to add selected C-3, General Commercial uses to be allowed as alternative uses for the site. The approved uses included Bank or savings and loan office, Book and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby shop, Jewelry store, Lawn and garden center — enclosed, Office (general and professional), ' Office/showroom with warehouse (with retail sales), Office equipment sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval allowed the listed uses or any combination of the uses should one tenant not occupy the entire space. Ordinance No. 19,546 adopted by the Little Rock Board of Directors on June 6, 2006, allowed a revision to the previously approved PCD to add a drive-through restaurant as an'allowable use for the site. The site plan indicated the construction of a 2,262 square foot facility containing indoor dining only. The site would remain as one parcel and the restaurant would be located on a leased parcel with a portion of the existing parking assigned to the new use. The existing building contained 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The site contained a total of 184 parking spaces. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved PCD to allow an increase in the total building area of the drive-thru restaurant. The building is proposed with 2,475 square feet, approximately 10 percent larger than the original approval. The exterior of the building will be antique stucco with a masonry base to match the masonry on the exiting old Harvest Food Building on the site. Signage is proposed consistent with signage allowed per the Highway 10 Design Overlay District. A small outdoor dining area has been indicated containing three to four tables. All other previous conditions continue to apply to the current request. 2 December 7, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -5139-E B. EXISTING CONDITIONS: The site contains a single -story commercial building and surface parking area. Ingress and egress to the site are provided in two key locations; Highway 10 near the west property line and to Taylor Loop Road via a stub -out extending east to the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses adjacent to the site along Taylor Loop include a veterinary office, single-family residences, general and professional office uses and a beauty shop. Uses along Highway 10 include a mixture of office and commercial uses. South of the site is the Westchester Subdivision and west of the site vacant R-2 zoned property which is shown as Transition on the Future Land Use Plan. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Westchester/Heatherbrae Property Owners Association, the Charleston Heights/Rahling Road Neighborhood Association and the Westbury Neighborhood Association, all property owners within 200 -feet of the site as well as all residents, who could be identified, within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional 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 3 December 7, 2006 SUBDIVISION ITEM NO.: 10 Cont FILE NO.: Z -5139-E Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place 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. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved PCD to increase the allowable square footage of the previously approved restaurant lease -parcel. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Taylor Loop Road is shown. as a Minor 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. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Taylor Loop Road. A Class bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Traffic and Transportation goal has these objectives relevant to this case: Reconstruct Taylor Loop Road from Hinson Road north to Cantrell Road as a 4 -lane minor arterial. 4 December 7, 2006 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.. Z -5139-E Landscape: 1. All previous comments apply. 2. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3. Any on site vegetation that is shown on the plan submitted must be in place prior to the issuance of a certificate of occupancy for the building. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated the request was to allow additional square footage for the drive-through restaurant. Staff stated based on parking for a restaurant and the use of the building for C-3 uses, not including a restaurant, the provided parking was not sufficient. Staff stated any future uses of the.existing building would have to comply with the provided parking. Staff questioned if the dumpster service hours would be limited to daylight hours. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the November 16, 2006, Subdivision Committee meeting. The site plan indicates the future uses of the buildings will comply with the parking provided. The proposal is to allow a revision to the previously approved Planned Commercial Development to allow an increase in the total building area of the drive-through restaurant. The building is proposed with 2,475 square feet, approximately 10 percent larger than the original approval. The exterior of the building will be antique stucco, with a masonry base to match the masonry on the exiting old Harvest Food Building on the site. A small outdoor dining area including three to four tables has been indicated on the site plan. 5 December 7, 2006 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z -5139-E The hours of operation are proposed from 6:00 am to midnight on weekends and 11 pm on weeknights. The site plan indicates the dumpster will be placed along the southern perimeter of the site, adjacent to the existing dumpster located on the site and a note has been included concerning the required dumpster screening. The hours of service will be limited to the current hours of service of the existing dumpsters located on the site. The proposal includes building signage a maximum of ten percent of the facade area of the building along the northern fagade adjacent to Cantrell Road. The existing ground mounted signs will be reconstructed, one located on Cantrell Road and the second located on Taylor Loop Road, consistent with signage as allowed per the Highway 10 Design Overlay District or a maximum of ten feet in height and one hundred square feet in area. The site plan indicates the construction of a 2,475 square foot facility containing a indoor dining along with a small area of outdoor. The site will remain as one parcel and the restaurant will be located on a leased parcel with a portion of the existing parking assigned to the new use through a cross access and parking agreement. The existing building contains 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The total square footage on the site at ultimate build out would be 49,847 square feet. The typical minimum parking required would be 182 parking spaces. The site contains a total of 175 parking spaces which is 7 parking spaces less than the typical minimum parking required for a mixed use development. Staff is supportive of the reduced number of parking spaces. The site is approved for. a limited list of allowable uses, many of which do not generate a large parking demand. Staff would however recommend the proposed uses of the site match the available parking on the site as the site redevelops with new uses. The site plan indicates the placement of a menu order board to serve the drive-through restaurant. The site plan indicates the order board will be screened per typical minimum ordinance standards. The speakers will be mounted with sufficient baffling on all sides in a manner which will direct the south produced to the vehicle served. Each speaker location will be designed to provide for a solid wall at least six feet in height and twenty feet in length along the opposite lane line. The wall will be constructed of masonry or wood with a textured finish to diminish sound deflection. Staff is supportive of the request. The applicant is requesting an amendment to the currently approved Planned Commercial Development to allow a larger building footprint than was previously approved. The original site plan allowed the construction of a 2,250 square foot building and the proposed site plan 2,475 square foot building or a 10 percent increase in the footprint. Staff does not feel the increase will significantly impact the site or the immediate area. Ce December 7, 2006 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -5139-E To staff's knowledge there are no outstanding issues associated with the request. The total site area contains 5.9 acres with 2.1 acres or 35 percent in landscaped and undeveloped area and 3.8 acres or 65 percent with building and parking coverage. Staff does not feel the proposed development of a restaurant facility on this site, if designed as proposed, will negatively impact the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 19 NAME: Harvest Foods Revised Long -form PCD Z -5139-E LOCATION: located on the Southwest corner of Cantrell Road and Taylor Loop Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. The previous approval allow for the construction of a 2,262 square foot restaurant building. The current request includes the construction of a 2,550 square foot building. Will there be any outdoor dining as a part of the development. Indicate the total area to be used as outdoor dining. 3. The cover letter indicates the construction of a 2,474 square foot building and the site plan indicates the construction of a 2,550 square foot building. Verify the total square footage of the building. 4. Provide details of the proposed signage including building signage, height, area location. The ground mounted signage should comply with the Highway 10 Design Overlay District or a maximum of ten feet in height and 100 square feet in area. 5. The site plan indicates 175 on-site parking spaces. The site would typically be required 183 parking spaces based on C-3 uses within the existing larger building and a drive-thru restaurant. The future uses of the site must not exceed the available parking on the site. 6. Outdoor speaker systems must comply with typical minimum ordinance standards with regard to sound. 7. Will the dumpster service hours be limited to day light hours? VarianceNVaivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Item # 10 Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire De artment: Place 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. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved PCD to increase the allowable square footage of the previously approved restaurant lease -parcel. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Taylor Loop Road is shown as a Minor 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. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Traffic and Transportation goal has these objectives relevant to this case: Reconstruct Taylor Loop Road from Hinson Road north to Cantrell Road as a 4 -lane minor arterial. Landscape: Item # 10 1. All previous comments apply. 2. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3. Any on site vegetation that is shown on the plan submitted must be in place prior to the issuance of a certificate of occupancy for the building. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 10