Loading...
HomeMy WebLinkAboutZ-5817-A Staff AnalysisFebruary 16, 2006 NAME: Magnolia Terrace Revised Short -form POD LOCATION: Located at 15100 and 15104 Cantrell Road DEVELOPER: Civil Design, Inc & J.J. Childers 15104 Cantrell Road Little Rock, AR 72223 ENGINEER: Civil Design, Inc 15104 Cantrell Road Little Rock, AR 72223 AREA: 4.03 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 2 M FILE NO.- Z -5718-A 9'Sl7 - h FT. NEW STREET: 310 LF General and Professional Office and a Photography Studio Revised POD Mixed Use Development — Office and Retail VARIANCESMIAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short -form POD, for a portion of this site. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase 1) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase ll) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I proposal included the remodeling of the existing structure and the utilization of the existing 12 -foot driveway. The Phase 11 portion included the abandonment of the existing February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5718-A driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24 -feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short -form POD. The site contained a 9,400 square foot, two-story brick building which was previously used as a non -conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed 0-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the exiting building for 0-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved zonings as a single development plan to allow the redevelopment of these two sites with the construction of three new buildings. The applicant has indicated Civil Design Inc. proposes to construct a new building for its business operations and leasing to others. The applicant has indicated they are partnering with the adjoining property owner to the east to seek a rezoning and preliminary plat approval. The proposed development is a continuation of the property owners' previous cooperation through a sewer improvement district in bringing public sewer service to this portion of Cantrell Road and adjacent areas of the tributary sewerage basin. The applicant has indicated the proposed development should encourage additional orderly development within the sewerage basin, thus assisting to defray annual debt service retirement costs for all property owners in the sewer improvement district. The applicant has indicated the properties are located very near the existing Rummell Road intersection with Cantrell Road. The applicant has indicated Rummell Road is a substandard roadway in the City street system, but provides the only access at present to a large piece of undeveloped property directly north of and adjacent to the proposed development as well as access to a substandard amount of currently undeveloped property farther north along and off of Rummell Road. 2 February 16, 2006 SUBDIVISION ITEM NO.: S Cont. FILE NO.: Z -5718-A The applicant has indicated the proposed project recognizes the need for a public street stub to the presently undeveloped properties to the north to facilitate orderly development and allow the eventual abandonment of the existing substandard Rummell Road intersection with Cantrell Road. A 60 -foot public street right-of-way and collector standard street construction is proposed between the two properties to provide a collector street standard intersection with Cantrell Road and accommodate future public street extension to serve multiple properties located north of the proposed development. The development plan as proposed will eliminate four existing driveway connections to Cantrell Road in favor of a single public street access. The proposal will also allow future abandonment of the existing substandard Rummell Road intersection at such time as the property directly to the north of the proposed development develops. The project property owners are separate entities. The owners have indicated redevelopment of the properties will be independent. The applicant has indicated the development will be architecturally compatible to ensure a uniform development pattern for the area: The applicant has indicated a total of three detached structures will be constructed on two lots. The applicant has indicated Civil Design will construct a single two-story building containing 30,600 square feet and contained on approximately 2.53 acres (Lot 1). The applicant has indicated the second lot will contain two structures on 1.50 acres (Lot 2). The applicant has indicated the northern -most building will be constructed as a two-story building containing 12,000 square feet while the building located near Cantrell Road will be constructed as a single story building containing 3,000 square feet. The applicant has indicated the uses proposed are 0-2, Office and Institutional District uses along with the conditional uses and accessory uses listed under the 0-2 District for the ground floor of the building on proposed Lot 1. The upper floor will utilize only 0-2 uses. The applicant has indicated the proposed Lot 2 will utilize the 0-2, Office and Institutional District uses. The applicant has indicated the total square footage for the site is 45,600 square feet with 30,300 square feet utilizing 0-2, District uses and 15,300 square feet utilizing 0-2, District uses the allowable conditional uses and accessory uses with no limits place on these allowed uses. B. EXISTING CONDITIONS: The site contains an existing office building being used by Civil Design, Inc. an engineering firm and a vacant 9,400 square foot structure. Two single-family structures have been recently removed from the western end of the site. There is an existing gravel access drive from Cantrell Road extending to the eastern most building and a gravel drive extending from Cantrell Road to the previous home site. Civil Design has a paved access drive to their building. There is 3 February 16, 2006 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -5718-A undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a newly constructed branch bank facility. There are single-family residences to the southwest across Cantrell Road, with a pet grooming/boarding facility located to the southeast. Cantrell Road is a five -lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the sites being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester/Heatherbrae Neighborhood Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk on neighboring property to the east is deferred until adjacent properties develop. 2. Private access is proposed west of these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 5. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. Construct right turn lane into Magnolia Drive off Cantrell Road. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4 February 16, 2006 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -5718-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provisions for water service to the property to the north should be considered. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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 at 918-3700 for additional information. Countv Planninq: No comment CATA: CATA requests that a bus turnout be included on westbound Highway 10 at the far side of Magnolia Drive. This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Highway 10 at Magnolia Drive. As an alternative, a paved shoulder with a width of 10 -feet or greater would also be sufficient to ensure a safe bus stop location. The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. F. I SS U ESITECH N ICAUDESI GN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision of two planned office developments to allow the construction of two new office buildincis. The request does not require a change to the Land Use Plan. I•" February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5718-A Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: There is a Class One bike trail that is close to the site that travels along the creek through Taylor Loop Park. The trail is located approximately 500 feet to the west of the property. A Class One bikeway is totally separated from the automobile lanes. City Reco nized Neighborhood Action Plan: The applicant's property lies ih the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of "promote vigorous enforcement of Landscaping and Excavating ordinances". This may affect the application in relation to the height of retaining walls, and screening and buffering aspects of surrounding properties. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The plan submitted does not provide for the minimum 25 -foot landscape buffer along the western perimeter. The 15 -foot access easement cannot count towards this requirement. The plan submitted does not provide for the 15 -foot landscape buffer minimum along Magnolia Drive. A portion of the proposed parking lot encroaches into the required 40 -foot landscape buffer along Highway 10. These are requirements of the Highway 10 Design Overlay District. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site; next to the residentially zoned property. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. Berming is encouraged along the scenic Highway 10 corridor. 6. A controlled automatic irrigation system is required. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger All February 16, 2006 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -5718-A G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not meet the typically minimum requirements of the Highway 10 Design Overlay District with regard to front landscape strip, building setback and buffering. Staff also noted the proposed dumpster was located adjacent to the residentially zoned property and adjacent to the proposed public right-of-way. Staff requested the dumpster be relocated. Public Works comments were addressed. Staff stated sidewalks would be required per the Master Street Plan along the property frontage. Staff also stated the storm water detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping did not comply with the minimum ordinance requirements. Staff also stated the plan submitted did not provide for the 15 -foot minimum landscape buffer along Magnolia Drive. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated a desire to redevelop the site with reduced standards than typically required per the Highway 10 Design Overlay District. The applicant has indicated a reduced front landscape strip, reduced front building line and a reduced street buffer along Magnolia Terrace. The applicant is proposing to provide additional landscaped areas to offset encroachments and enhance plantings in the provided landscaped areas. The applicant has indicated the proposed parking along Highway 10 at the western end of the development encroaches into the landscaped area by approximately 1080 square feet. The applicant has indicated additional landscaped areas will be provided totaling 1448 square feet. The applicant has also indicated a 10 -foot landscape strip along Magnolia Drive on both proposed Lots 1 and 2. The applicant's revised site plan indicates a portion of the building located on Lot 1 will be constructed within the 100 -foot building setback. The applicant has indicated building setbacks and buffer areas along the northern and western Irl February 16, 2006 SUBDIVISION ITEM NO.: B Cont) FILE NO.: Z -5718-A perimeters of the site complying with the typical minimum requirements of the Highway 10 Design Overlay District. The applicant is proposing the construction of a two story building with access to the second floor in the rear of the site. The site plan includes the placement of a service drive to the rear and parking for the second floor uses. The applicant has indicated the encroachment is necessary due to the shallowness of the lot. The applicant has indicated the building will contain 30,600 square feet of office and retail space as allowed in the conditional and accessory uses of the 0-2 zoning district. The typical minimum parking required for a development as proposed would be 82 parking spaces based on the square footage proposed for retail uses and square footage proposed for office uses. The proposed site plan includes the placement of 107 parking spaces. The site plan includes two buildings on proposed Lot 2. The applicant has indicated a two story building containing 12,000 square feet and a single -story building containing 3,000 square feet. The proposed single story building is indicated at a 50 -foot building setback adjacent to Cantrell Road, which typically requires a 100 -foot building setback. The applicant has indicated the 40 -foot front landscape strip as required by the Highway 10 Design Overlay District. Proposed Lots 2 contains 61 parking spaces. The applicant has indicated the site will be developed utilizing 0-2, zoning district uses. The ordinance would typically require 37 parking spaces. The indicated parking is adequate to meet the typically minimum parking demand. The applicant has indicated a single ground mounted monument style commercial development sign located on each of the proposed lots. The applicant has indicated each sign will be a maximum of ten feet in height and 100 square feet in area. The applicant has indicated building signage will comply with typical building signage allowed per the zoning ordinance or a maximum of ten percent of the fagade area. The applicant has indicated each of the proposed lots will contain a dumpster location. The applicant has indicated the dumpsters will be screened on three sides with a visual screening to best blend into the overall site appearances and be as visually appealing as possible. The applicant has indicated potential materials are brick, split -faced block or wood. Staff is not supportive of the applicant's request. The applicant has not met the minimum requirements of the Highway 10 Deign Overlay District with regard to building setback or landscaped areas. Staff feels the integrity of the Design Overlay should be maintained and therefore is not supportive of the applicant's request as proposed. Additionally, staff does not support the applicant's request to utilize the ground .floor of the 30,600 square foot building on Lot 1 for unlimited conditional uses and accessory sues listed in 0-2. This would potentially create a commercial strip building. February 16, 2006 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -5718-A STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 4, 2005, requesting the item be deferred to the January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional time was necessary to meet with staff and the neighborhood to resolve outstanding issues and concerns. Staff stated they were supportive of the applicant's request. There was no further discussion of the item. A motion was made to approve the By-law waiver for the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff concerning the application request since the November 10, 2005, Public Hearing. Staff recommends this item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item indicating the applicant had not contacted them concerning the application request since the November 10, 2005, Public Hearing. Staff presented a recommendation the item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9 February 16, 2006 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z -5718-A STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staffs concerns with the previous rezoning request. The applicant has decreased the overall building square footage, more closely adhered to the Highway 10 Design Overlay District and is now requesting the allowance of 0-3 uses along with the allowance of 10 percent of the total building square footage in each building as the listed accessory uses under the 0-3 zoning classification. The applicant has indicated the development of the site with three individual lots. The lots range in size from 1.18 acres to 1.53 acres. The construction of a single, single -story building has been proposed for Lots 1 and 2 and Lot 3 is proposed with a single -story building attached to a two story building utilizing an architectural covered walkway. The building proposed for Lot 1 contains 9,000 square feet and 28 parking spaces. An office development would typically require the placement of 22 parking spaces. The indicated parking for Lot 1 is more than adequate to meet the typical minimum parking demand. The site plan includes the placement of a 12,600 square foot building and 36 parking spaces on proposed Lot 2. The zoning ordinance would typically require the placement of 31 parking spaces for an office development as proposed. The indicated parking is more than adequate to meet the typically minimum parking demand. Proposed Lot 3 is indicated with the development of two structures connected with an architectural walkway. A single story building is proposed adjacent to Cantrell Road with 3000 square feet and a two story building is proposed near the rear of the site with a total of 12,000 square feet. The parking has been indicated at 43 parking spaces to serve the buildings. The zoning ordinance would typically require the placement of 37 parking spaces for an office development. The indicated parking is more than adequate to meet the typically minimum parking demand. The site plan includes the placement of a ground mounted monument style sign in the front yard area of each lot complying with the Highway 10 Design Overlay District standards or a maximum of six feet in height and seventy-two square feet in area. The applicant has also indicated building signage will comply with the typical signage allowed per the zoning ordinance or a maximum of ten percent of the fagade area. The site plan indicated the placement of the 100 -foot building line adjacent to Cantrell Road and a 40 -foot landscape buffer as required per the Highway 10 Design Overlay District. The site plan also includes the required side and rear 25 -foot landscape strip. A six foot opaque screen will be placed along the perimeters of the site where abutting residentially zoned or used property. `[s' February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5718-A The request includes the allowance of a reduced side and rear yard setback. The site plan indicates the placement of a 25 -foot rear yard setback which would typically require the placement of a 40 -foot setback. The site plan indicates the placement of a 25 -foot side yard setback which would typically require the placement of a 30 -foot setback. Staff is supportive of this request. The site plan indicates the placement of a dumpster on each of the proposed lots. The dumpsters have been located near the rear of the lots and a note has been included concerning the required screening. The applicant has also indicated a note in the general notes section of the site plan stating the hours of service for the dumpster will be limited to 7 am to 7 pm. Staff is supportive of the current request. The site is shown as Suburban Office on the City's Future Land Use plan, which allow for this type office development. In staff's opinion, the requested variance to allow a reduced side and rear yard building setback will not significantly impact the adjoining properties. The buildings are indicated as single story buildings which should limit the impact on the abutting properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There was one registered objector 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 and F of the above agenda staff report. Mr. James Dreher addressed the Commission on the merits of his request. He stated he had worked closely with the neighborhood association to develop a proposal which was compatible with the neighborhood. Mr. Jay Hardman addressed the Commission in opposition of the request. He stated his home was located at 48 Westchester Court, directly across Cantrell Road from the proposed development. He provided the Commission with photo's of his lot looking to the north at Cantrell Road and the proposed development site. He stated his lot was located below Cantrell Road and currently he could see traffic on the roadway. He stated he felt an eight -foot fence would better screen his home for headlights exiting the site. He stated the fence would also aid in noise reduction. The Commission questioned the existing fence and the plantings which were located on his lot. He stated the fence was six feet and the trees located adjacent to Cantrell Road were one to two years old. He indicated the trees located along the eastern perimeter of his lot and stated they were four to five years old and had not fully shielded the view. 11 Deb ry rua 16, 2006 � SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-571 Mr. Dreher stated the development would utilize low-level lighting and the night lighting would be security lighting only. He stated the development would be open from 7:00 am to 7:00 pm which would also limit e intrusion r would not be anissue. neighborhood. He stated for the majority of the year headlight spill Commissioner Adcock questioned Mr. Dreher if eswould commit to thislights tlequest, own or off after business hours. Mr. Dreher stated the developer The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. NIN FILE NO.: Z -5718-A NAME: Magnolia Terrace Revised Short -form POD LOCATION: Located at 15100 and 15104 Cantrell Road DEVELOPER: Civil Design, Inc & J.J. Childers 15104 Cantrell Road Little Rock, AR 72223 ENGINEER: Civil Design, Inc 15104 Cantrell Road Little Rock, AR 72223 AREA: 4.03 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 F•3 FT. NEW STREET: 310 LF General and Professional Office and a Photography Studio Revised POD Mixed Use Development — Office and Retail VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short -form POD, for a portion of this site. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase 1) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase 11) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I proposal included the remodeling of the existing structure and the utilization of the existing 12 -foot driveway. The Phase 11 portion included the abandonment of the existing FILE NO.: Z -5718-A (Cont.) driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24 -feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short -form POD. The site contained a 9,400 square foot, two-story brick building which was previously used as a non -conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed 0-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the exiting building for 0-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. - A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved zonings as a single development plan to allow the redevelopment of these two sites with the construction of three new buildings. The applicant has indicated Civil Design Inc. proposes to construct a new building for its business operations and leasing to others. The applicant has indicated they are partnering with the adjoining property owner to the east to seek a rezoning and preliminary plat approval. The proposed development is a continuation of the property owners' previous cooperation through a sewer improvement district in bringing public sewer service to this portion of Cantrell Road and adjacent areas of the tributary sewerage basin. The applicant has indicated the proposed development should encourage additional orderly development within the sewerage basin, thus assisting to defray annual debt service retirement costs for all property owners in the sewer improvement district. The applicant has indicated the properties are located very near the existing Rummell Road intersection with Cantrell Road. The applicant has indicated Rummell Road is a substandard roadway in the City street system, but provides the only access at present to a large piece of undeveloped property directly north of and adjacent to the proposed development as well as access to a substandard amount of currently undeveloped property farther north along and off of Rummell Road. The applicant has indicated the proposed project recognizes the need for a public street stub to the presently undeveloped properties to the north to facilitate orderly development and allow the eventual abandonment of the existing 2 FILE NO.: Z -5718-A (Cont. substandard Rummell Road intersection with Cantrell Road. A 60 -foot public street right-of-way and collector standard street construction is proposed between the two properties to provide a collector street standard intersection with Cantrell Road and accommodate future public street extension to serve multiple properties located north of the proposed development. The development plan as proposed will eliminate four existing driveway connections to Cantrell Road in favor of a single public street access. The proposal will also allow future abandonment of the existing substandard Rummell Road intersection at such time as the property directly to the north of the proposed development develops. The project property owners are separate entities. The owners have indicated redevelopment of the properties will be independent. The applicant has indicated the development will be architecturally compatible to ensure a uniform development pattern for the area. The applicant has indicated a total of three detached structures will be constructed on two. lots. The applicant has indicated Civil Design will construct a single :two-story building containing 30,600 square feet and contained on approximately 2.53,acres (Lot 1). The applicant has indicated the second lot will contain two structures on 1.50 acres (Lot 2). The applicant has indicated the northern -most building will be constructed as a two-story building containing 12,000 square feet while the building located near Cantrell Road will be constructed as a single story building containing 3,000 square feet. The applicant has indicated the uses proposed are 0-2, Office and Institutional District uses along with the conditional uses and accessory uses listed under the 0-2 District for the ground floor of the building on proposed Lot 1. The upper floor will utilize only 0-2 uses. The applicant has indicated the proposed Lot 2 will utilize the 0-2, Office and Institutional District uses. The applicant has indicated the total square footage for the site is 45,600 square feet with 30,300 square feet utilizing 0-2, District uses and 15,300 square feet utilizing 0-2, District uses the allowable conditional uses and accessory uses with no limits place on these allowed uses. B. EXISTING CONDITIONS: The site contains an existing office building being used by Civil Design, Inc. an engineering firm and a vacant 9,400 square foot structure. Two single-family structures have been recently removed from the western end of the site. There is an existing gravel access drive from Cantrell Road extending to the eastern most building and a gravel drive extending from Cantrell Road to the previous home site. Civil Design has a paved access drive to their building. There is undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a newly constructed branch bank facility. There are single-family residences to the southwest across Cantrell Road, with a pet grooming/boarding facility located to the southeast. 3 FILE NO.: Z-571 8-A (Cont. Cantrell Road is a five -lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the sites being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester/Heatherbrae Neighborhood Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk on neighboring property to the east is deferred until adjacent properties develop. 2. Private access is proposed west of these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 5. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. Construct right turn lane into Magnolia Drive off Cantrell Road. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. ►,I FILE NO.: Z -5718-A (Cont.) Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provisions for water service to the property to the north should be considered. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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 at 918-3700 for additional information. County Planning: No comment. CATA: CATA requests that a bus turnout be included on westbound Highway 10 at the far side of Magnolia Drive. This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Highway 10 at Magnolia Drive. As an alternative, a paved shoulder with a width of 10 -feet or greater would also be sufficient to ensure a safe bus stop location. The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. F. ISSUES/TECHNICAUDESIGN: Planninq Division: This request is - located in the River Mountain Planning District. The. Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision of two planned office developments to allow the construction of two new office buildings. 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. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: There is a Class One bike trail that is close to the site that travels along the creek through Taylor Loop Park. The trail is located approximately 500 feet to the west of the property. A Class One bikeway is totally separated from the automobile lanes. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of "promote vigorous enforcement of Landscaping and Excavating ordinances". This may affect the application in 5 FILE NO.: Z -5718-A (Cont.) relation to the height of retaining walls, and screening and buffering aspects of surrounding properties. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The plan submitted does not provide for the minimum 25 -foot landscape buffer along the western perimeter. The 15 -foot access easement cannot count towards this requirement. The plan submitted does not provide for the 15 -foot landscape buffer minimum along Magnolia Drive. A portion of the proposed parking lot encroaches into the required 40 -foot landscape buffer along Highway 10. These are requirements of the Highway 10 Design Overlay District. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site; next to the residentially zoned property. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. Berming is encouraged along the scenic Highway 10 corridor. 6. A controlled automatic irrigation system is required. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not meet the typically minimum requirements of the Highway 10 Design Overlay District with regard to front landscape strip, building setback and buffering. Staff also noted the proposed dumpster was located adjacent to the residentially zoned property and adjacent to the proposed public right-of-way. Staff requested the dumpster be relocated. Public Works comments were addressed. Staff stated sidewalks would be required per the Master Street Plan along the property frontage. Staff also stated the storm water detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping did not comply with the minimum ordinance requirements. Staff also stated the plan submitted did not provide for the 15 -foot minimum landscape buffer along Magnolia Drive. 0 ILE NO.: Z -5718-A ,(Cont. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated a desire to redevelop the site with reduced standards than typically required per the Highway 10 Design Overlay District. The applicant has indicated a reduced front landscape strip, reduced front building line and a reduced street buffer along Magnolia Terrace. The applicant is proposing to provide additional landscaped areas to offset encroachments and enhance plantings in the provided landscaped areas. The applicant has indicated the proposed parking along Highway 10 at the western end of the development encroaches into the landscaped area by approximately 1080 square feet. The applicant has indicated additional landscaped areas will be provided totaling 1448 square feet. The applicant has also indicated a 10 -foot landscape strip along Magnolia Drive on both proposed Lots 1 and 2. The applicant's revised site plan indicates a portion of the building located on Lot 1 will be constructed within the 100 -foot building setback. The applicant has indicated building setbacks and buffer areas along the northern and western perimeters of the site complying with the typical minimum requirements of the Highway 10 Design Overlay District. The applicant is proposing the construction of a two story building with access to the second floor in the rear of the site. The site plan includes the placement of a service drive to the rear and parking for the second floor uses. The applicant has indicated the encroachment is necessary due to the shallowness of the lot. The applicant has indicated the building will contain 30,600 square feet of office and retail space as allowed in the conditional and accessory uses of the 0-2 zoning district. The typical minimum parking required for a development as proposed would be 82 parking spaces based on the square footage proposed for retail uses and square footage proposed for office uses. The proposed site plan includes the placement of 107 parking spaces. The site plan includes two buildings on proposed Lot 2. The applicant has indicated a two story building containing 12,000 square feet and a single -story building containing 3,000 square feet. The proposed single story building is indicated at a 50 -foot building setback adjacent to Cantrell Road, which typically requires a 100 -foot building setback. The applicant has indicated the 40 -foot front landscape strip as required by the Highway 10 Design Overlay District. Proposed Lots 2 contains 61 parking spaces. The applicant has indicated the site will be developed utilizing 0-2, zoning district uses. The ordinance would typically require 37 parking spaces. The indicated parking is adequate to meet the typically minimum parking demand. 7 FILE NO.: Z -5718-A The applicant has indicated a single ground mounted monument style commercial development sign located on each of the proposed lots. The applicant has indicated each sign will be a maximum of ten feet in height and 100 square feet in area. The applicant has indicated building signage will comply with typical building signage allowed per the zoning ordinance or a maximum of ten percent of the fagade area. The applicant has indicated each of the proposed lots will contain a du.mpster location. The applicant has indicated the dumpsters will be screened on three sides with a visual screening to best blend into the overall site appearances and be as visually appealing as possible. The applicant has indicated potential materials are brick, split -faced block or wood. Staff is not supportive of the applicant's request. The applicant has not met the minimum requirements of the Highway 10 Deign Overlay District with regard to building setback or landscaped areas. Staff feels the integrity of the Design Overlay should be maintained and therefore is not supportive of the applicant's request as proposed. Additionally, staff does not support the applicant'srequest to utilize the ground floor of the 30,600 square foot building on Lot 1 for unlimited conditional uses and accessory sues listed in 0-2. This would potentially create a commercial strip building. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 4, 2005, requesting the item be deferred to the January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional time was necessary to meet with staff and the neighborhood to resolve outstanding issues and concerns. Staff stated they were supportive of the applicant's request. There was no further discussion of the item. A motion was made to approve the By-law waiver for the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff concerning the application request since the November 10, 2005, Public Hearing. Staff recommends this item be deferred to the 0 FILE NO.: Z -571 8-A (Cont.) February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item indicating the applicant had not contacted them concerning the application request since the November 10, 2005, Public Hearing. Staff presented a recommendation the item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staffs concerns with the previous rezoning request. The applicant has decreased the overall building square footage, more closely adhered to the Highway 10 Design Overlay District and is now requesting the allowance of 0-3 uses along with the allowance of 10 percent of the total building square footage in each building as the listed accessory uses under the 0-3 zoning classification. The applicant has indicated the development of the site with three individual lots. The lots range in size from 1.18 acres to 1.53 acres. The construction of a single, single -story building has been proposed for Lots 1 and 2 and Lot 3 is proposed with a single -story building attached to a two story building utilizing an architectural covered walkway. The building proposed for Lot 1 contains 9,000 square feet and 28 parking spaces. An office development would typically require the placement of 22 parking spaces. The indicated parking for Lot 1 is more than adequate to meet the typical minimum parking demand. The site plan includes the placement of a 12,600 square foot building and 36 parking spaces on proposed Lot 2. The zoning ordinance would typically require the placement of 31 parking spaces for an office development as proposed. The indicated parking is more than adequate to meet the typically minimum parking demand. Proposed Lot 3 is indicated with the development of two structures connected with an architectural walkway. A single story building is proposed adjacent to Cantrell Road with 3000 square feet and a two story building is proposed near the rear of the site with a total of 12,000 square feet. The parking has been indicated at 43 parking spaces to �97 FILE NO.: Z -5718-A (Cont.) - serve the buildings. The zoning ordinance would typically require the placement of 37 parking spaces for an office development. The indicated parking is more than adequate to meet the typically minimum parking demand. The site plan includes the placement of a ground mounted monument style sign in the front yard area of each lot complying with the Highway 10 Design Overlay District standards or a maximum of six feet in height and seventy-two square feet in area. The applicant has also indicated building signage will comply with the typical signage allowed per the zoning ordinance or a maximum of ten percent of the facade area. The site plan indicated the placement of the 100 -foot building line adjacent to Cantrell Road and a 40 -foot landscape buffer as required per the Highway 10 Design Overlay District. The site plan also includes the required side and rear 25 -foot landscape strip. A six foot opaque screen will be placed along the perimeters of the site where abutting residentially zoned or used property. The request includes the allowance of a reduced side and rear yard setback. The site plan indicates the placement of a 25 -foot rear yard setback which would typically require the placement of a 40 -foot setback. The site plan indicates the placement of a 25 -foot side yard setback which would typically require the placement of a 30 -foot setback. Staff is supportive of this request. The site plan indicates the placement of a dumpster on each of the proposed lots. The dumpsters have been located near the rear of the lots and a note has been included concerning the required screening. The applicant has also indicated a note in the general notes section of the site plan stating the hours of service for the dumpster will be limited to 7 am to 7 pm. Staff is supportive of the current request. The site is shown as Suburban Office on the City's Future Land Use plan, which allow for this type office development. In staff's opinion, the requested variance to allow a reduced side and rear yard building setback will not significantly impact the adjoining properties. The buildings are indicated as single story buildings which should limit the impact on the abutting properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There was one registered objector 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 and F of the above agenda staff report. Mr. James Dreher addressed the Commission on the merits of his request. He stated he had worked closely with the neighborhood association to develop a proposal which was compatible with the neighborhood. 10 FILE NO.: Z -5718-A (Cont.) Mr. Jay Hardman addressed the Commission in opposition of the request. He stated his home was located at 48 Westchester Court, directly across Cantrell Road from the proposed development. He provided the Commission with photo's of his lot looking to the north at Cantrell Road and the proposed development site. He stated his lot was located below Cantrell Road and currently he could see traffic on the roadway. He stated he felt an eight -foot fence would better screen his home for headlights exiting the site. He stated the fence would also aid in noise reduction. The Commission questioned the existing fence and the plantings which were located on his lot. He stated the fence was six feet and the trees located adjacent to Cantrell Road were one to two years old. He indicated the trees located along the eastern perimeter of his lot and stated they were four to five years old and had not fully shielded the view. Mr. Dreher stated the development would utilize low-level lighting and the night lighting would be security lighting only. He stated the development would be open from 7:00 am to 7:00 pm which would also limit the intrusion into the neighborhood. He stated for the majority of the year headlight spill over would not be an issue. Commissioner Adcock questioned Mr. Dreher if the lights would be turned down or off after business hours. Mr. Dreher stated the developers would commit to this request. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 11 February 16, 2006 ITEM NO.: 8 FILE NO.: Z -5718-A NAME: Magnolia Terrace Revised Short -form POD LOCATION: Located at 15100 and 15104 Cantrell Road DEVELOPER: Civil Design, Inc & J.J. Childers 15104 Cantrell Road Little Rock, AR 72223 ENGINEER: Civil Design, Inc 15104 Cantrell Road Little Rock, AR 72223 AREA: 4.03 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 -•W FT. NEW STREET: 310 LF General and Professional Office and a Photography Studio Revised POD Mixed Use Development — Office and Retail VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short -form POD, for a portion of this site. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase 1) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase II) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I proposal included the remodeling of the existing structure and the utilization of the existing 12 -foot driveway. The Phase 11 portion included the abandonment of the existing February 16, 2006 UBDIVISION ITEM NO.: B (Cont.) _ FILE NO.: Z -5718-A driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24 -feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short -form POD. The site contained a 9,400 square foot, two-story brick building which was previously used as a non -conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed 0-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the exiting building for 0-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved zonings as a single development plan to allow the redevelopment of these two sites with the construction of three new buildings. The applicant has indicated Civil`Design Inc. proposes to construct a new building for its business operations and leasing to others. The applicant has indicated they are partnering with the adjoining property owner to the east to seek a rezoning and preliminary plat approval. The proposed development is a continuation of the property owners' previous cooperation through a sewer improvement district in bringing public sewer service to this portion of Cantrell Road and adjacent areas of the tributary sewerage basin. The applicant has indicated the proposed development should encourage additional orderly development within the sewerage basin, thus assisting to defray annual debt service retirement costs for all property owners in the sewer improvement district. The applicant has indicated the properties are located very near the existing Rummell Road intersection with Cantrell Road. The applicant has indicated Rummell Road is a substandard roadway in the City street system, but provides the only access at present to a large piece of undeveloped property directly north of and adjacent to the proposed development as well as access to a substandard amount of currently undeveloped property farther north along and off of Rummell Road. 2 February 16, 2006 SURDIVISION ITEM NO.: B(Cont.)FILE NO.: Z -5718-A The applicant has indicated the proposed project recognizes the need for a public street stub to the presently undeveloped properties to the north to facilitate orderly development and allow the eventual abandonment of the existing substandard Rummell Road intersection with Cantrell Road. A 60 -foot public street right-of-way and collector standard street construction is proposed between the two properties to provide a collector street standard intersection with Cantrell Road and accommodate future public street extension to serve multiple properties located north of the proposed development. The development plan as proposed will eliminate four existing driveway connections to Cantrell Road in favor of a single public street access. The proposal will also allow future abandonment of the existing substandard Rummell Road intersection at such time as the property directly to the north of the proposed development develops. The project property owners are separate entities. The owners have indicated redevelopment of the properties will be independent. The applicant has indicated the development will be architecturally compatible to ensure- a uniform development pattern for the area. The applicant has indicated a total of three detached structures will be constructed on two lots. The applicant has indicated Civil Design will construct a single two-story building containing 30,600 square feet and contained on approximately 2.53 acres (Lot 1). The applicant has indicated the second lot will contain two structures on 1.50 -acres (Lot 2). The applicant has indicated the northern -most building will be constructed as a two-story building containing 12,000 square.. feet while the building located near Cantrell Road will be constructed as a single story building containing 3,000 square feet. The applicant has indicated the uses proposed are 0-2, Office and Institutional District uses along with the conditional uses and accessory uses listed under the 0-2 District for the ground floor of the building on proposed Lot 1. The upper floor will utilize only 0-2 uses. The applicant has indicated the proposed Lot 2 will utilize the 0-2, Office and Institutional District uses. The applicant has indicated the total square footage for the site is 45,600 square feet with 30,300 square feet utilizing 0-2, District uses and 15,300 square feet utilizing 0-2, District uses the allowable conditional uses and accessory uses with no limits place on these allowed uses. B. EXISTING CONDITIONS: The site contains an existing office building being used by Civil Design, Inc. an engineering firm and a vacant 9,400 square foot structure. Two single-family structures have been recently removed from the western end of the site. There is an existing gravel access drive from Cantrell Road extending to the eastern most building and a gravel drive extending from Cantrell Road to the previous home site. Civil Design has a paved access drive to their building. There is 3 February 16, 2006 SUBDIVISION ITEM NO.: B (Co C 51 FILE NO_: Z -5718-A undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a newly constructed branch bank facility. There are single-family residences to the southwest across Cantrell Road, with a pet grooming/boarding facility located to the southeast. Cantrell Road is a five -lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the sites being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester/Heatherbrae Neighborhood Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk on ..neighboring property to the east is deferred until adjacent properties develop. 2. Private access is proposed west of these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 5. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. ' Construct right turn lane into Magnolia Drive off Cantrell Road. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. M February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) _FILE NO.: Z -571_8-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provisions for water service to the property to the north should be considered. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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 at 918-3700 for additional information. County Planning: No comment. CATA: CATA requests that a bus turnout be included on westbound Highway 10 at the far side of Magnolia Drive. This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Highway 10 at Magnolia Drive. As an alternative, a paved shoulder with a width of 10 -feet or greater would also be sufficient to ensure a safe bus stop location. The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision of two planned office developments to allow the construction of two new office buildings. The request does not require a change to the Land Use Plan. l•1 February 16, 2006 SUBDIVISION ITEM NO.: B FILE NO.: Z -5718-A Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: There is a Class One bike trail that is close to the site that travels along the creek through Taylor Loop Park. The trail is located approximately 500 feet to the west of the property. A Class One bikeway is totally separated from the automobile lanes. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of "promote vigorous enforcement of Landscaping and Excavating ordinances". This may affect the application in relation to the height of retaining walls, and screening and buffering aspects of surrounding properties. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The plan submitted does not provide for the minimum 25 -foot landscape buffer along the western perimeter. The 15 -foot access easement cannot count towards this requirement. The plan submitted does not provide for the 15 -foot landscape buffer minimum along Magnolia Drive. A portion of the proposed parking lot encroaches into the required 40 -foot landscape buffer along Highway 10. These are requirements of the Highway 10 Design Overlay District. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site; next to the residentially zoned property. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. Berming is encouraged along the scenic Highway 10 corridor. 6. A controlled automatic irrigation system is required. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger D February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5718-A G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not meet the typically minimum requirements of the Highway 10 Design Overlay District with regard to front landscape strip, building setback and buffering. Staff also noted the proposed dumpster was located adjacent to the residentially zoned property and adjacent to the proposed public right-of-way. Staff requested the dumpster be relocated. Public Works comments were addressed. Staff stated sidewalks would be required per the Master Street Plan along the property frontage. Staff also stated the storm water detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping did not comply with the minimum ordinance requirements. Staff also stated the plan submitted did not provide for the 15 -foot minimum landscape buffer along Magnolia Drive. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated a desire to redevelop the site with reduced standards than typically required per the Highway 10 Design Overlay District. The applicant has indicated a reduced front landscape strip, reduced front building line and a reduced street buffer along Magnolia Terrace. The applicant is proposing to provide additional landscaped areas to offset encroachments and enhance plantings in the provided landscaped areas. The applicant has indicated the proposed parking along Highway 10 at the western end of the development encroaches into the landscaped area by approximately 1080 square feet. The applicant has indicated additional landscaped areas will be provided totaling 1448 square feet. The applicant has also indicated a 10 -foot landscape strip along Magnolia Drive on both proposed Lots 1 and 2. The applicant's revised site plan indicates a portion of the building located on Lot 1 will be constructed within the 100 -foot building setback. The applicant has indicated building setbacks and buffer areas along the northern and western rI February 16, 2006 SUBDIVISION ITEM NO.: B FILE NO.: Z -5718-A perimeters of the site complying with the typical minimum requirements of the Highway 10 Design Overlay District. The applicant is proposing the construction of a two story building with access to the second floor in the rear of the site. The site plan includes the placement of a service drive to the rear and parking for the second floor uses. The applicant has indicated the encroachment is necessary due to the shallowness of the lot. The applicant has indicated the building will contain 30,600 square feet of office and retail space as allowed in the conditional and accessory uses of the 0-2 zoning district. The typical minimum parking required for a development as proposed would be 82 parking spaces based on the square footage proposed for retail uses and square footage proposed for office uses. The proposed site plan includes the placement of 107 parking spaces. The site plan includes two buildings on proposed Lot 2. The applicant has indicated a two story building containing 12,000 square feet and a single -story building containing 3,000 square feet. The proposed single story building is indicated at a 50 -foot building setback adjacent to Cantrell Road, which typically requires a 100 -foot building setback. The applicant has indicated the 40 -foot front landscape strip as required by the Highway 10 Design Overlay District: Proposed Lots 2 contains 61 parking spaces. The applicant has indicated the site will be developed utilizing 0-2, zoning district uses. The ordinance would typically require 37 parking spaces. The indicated parking is adequate to meet the typically minimum parking demand. The applicant has indicated a single ground mounted monument style commercial development sign located on each of the proposed lots. The applicant has indicated each sign will be a maximum of ten feet in height and 100 square feet in area. The applicant has indicated building: signage. will comply with typical building signage allowed per the zoning ordinance r a maximum of ten percent of the fagade area. The applicant has indicated each of the proposed lots will contain a dumpster location. The applicant has indicated the dumpsters will be screened on three sides with a visual screening to best blend into the overall site appearances and be as visually appealing as possible. The applicant has indicated potential materials are brick, split -faced block or wood. Staff is not supportive of the applicant's request. The applicant has not met the minimum requirements of the Highway 10 Deign Overlay District with regard to building setback or landscaped areas. Staff feels the integrity of the Design Overlay should be maintained and therefore is not supportive of the applicant's request as proposed. Additionally, staff does not support the applicant's request to utilize the ground floor of the 30,600 square foot building on Lot 1 for unlimited conditional uses and accessory sues listed in 0-2. This would potentially create a commercial strip building. N February 16, 2006 SUBDIVISION ITEM NO.: B STAFF RECOMMENDATION: Staff recommends denial of the request. FILE NO.: Z -5718-A PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005)- The 005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 4, 2005, requesting the item be deferred to the January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional time was necessary to meet with staff and the neighborhood to resolve outstanding issues and concerns. Staff stated they were supportive of the applicant's request. There was no further discussion of the item. A motion was made to approve the By-law waiver for the late deferral request: The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff concerning the application request since the November 10, 2005, Public Hearing. Staff recommends this item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item indicating the applicant had not contacted them concerning the application request since the November 10, 2005, Public Hearing. Staff presented a recommendation the item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 February 16, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z -5718-A STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staff's concerns with the previous rezoning request. The applicant has decreased the overall building square footage, more closely adhered to the Highway 10 Design Overlay District and is now requesting the allowance of 0-3 uses along with the allowance of 10 percent of the total building square footage in each building as the listed accessory uses under the 0-3 zoning classification. The applicant has indicated the development of the site with three individual lots. The lots range in size from 1.18 acres to 1.53 acres. The construction of a single, single -story building has been proposed for Lots 1 and 2 and Lot 3 is proposed with a single -story building attached to a two story building utilizing an architectural covered walkway. The building proposed for Lot 1 contains 9,000 square feet and 28 parking spaces. An office development would typically require the placement of 22 parking spaces. The indicated parking for Lot 1 is more than adequate to meet the typical minimum parking demand. The site plan includes the placement of a 12,600 square foot building and 36 parking spaces on proposed Lot 2. The zoning ordinance would typically require the placement of 31, parking spaces for an office development as proposed. The indicated parking is more -than adequate to meet the typically minimum parking demand. Proposed Lot 3 is indicated with .the development of two structures connected with an architectural walkway. A single story building is proposed adjacent to Cantrell Road with 3000 square feet and a two story building is proposed near the rear of the site with a total of 12,000 square feet. The parking has been indicated at 43 parking spaces to serge the buildings. The zoning ordinance would typically require the placement of 37 parking spaces for an office development. The indicated parking is more than adequate to meet the typically minimum parking demand. The site plan includes the placement of a ground mounted monument style sign in the front yard area of each lot complying with the Highway 10 Design Overlay District standards or a maximum of six feet in height and seventy-two square feet in area. The applicant has also indicated building signage will comply with the typical signage allowed per the zoning ordinance or a maximum of ten percent of the fagade area. The site plan indicated the placement of the 100 -foot building line adjacent to Cantrell Road and a 40 -foot landscape buffer as required per the Highway 10 Design Overlay District. The site plan also includes the required side and rear 25 -foot landscape strip. A six foot opaque screen will be placed along the perimeters of the site where abutting residentially zoned or used property. 10 February 16, 2006 SUBDIVISION ITEM NO.: B_(Cont.) FILE NO.: Z -5718-A The request includes the allowance of a reduced side and rear yard setback. The site plan indicates the placement of a 25 -foot rear yard setback which would typically require the placement of a 40 -foot setback. The site plan indicates the placement of a 25 -foot side yard setback which would typically require the placement of a 30 -foot setback. Staff is supportive of this request. The site plan indicates the placement of a dumpster on each of the proposed lots. The dumpsters have been located near the rear of the lots and a note has been included concerning the required screening. The applicant has also indicated a note in the general notes section of the site plan stating the hours of service for the dumpster will be limited to 7 am to 7 pm. Staff is supportive of the current request. The site is shown as Suburban Office on the City's Future Land Use plan, which allow for this type office development. In staffs opinion, the requested variance to allow a reduced side and rear yard building setback will not significantly impact the adjoining properties. The buildings are indicated as single story buildings which should limit the impact on the abutting properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There was one registered objector 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 and F of the above agenda staff report. Mr. James Dreher addressed the Commission on the merits of his request. He stated he had worked closely with the neighborhood association to develop a proposal which was compatible with the neighborhood. Mr. Jay Hardman addressed the Commission in opposition of the request. He stated his home was located at 48 Westchester Court, directly across Cantrell Road from the proposed development. He provided the Commission with photo's of his lot looking to the north at Cantrell Road and the proposed development site. He stated his lot was located below Cantrell Road and currently he could see traffic on the roadway. He stated he felt an eight -foot fence would_ better screen- his home for headlights exiting the site. He stated the fence would also aid in noise reduction. The Commission questioned the existing fence and the plantings which were located on his lot. He stated the fence was six feet and the trees located adjacent to Cantrell Road were one to two years old. He indicated the trees located along the eastern perimeter of his lot and stated they were four to five years old and had not fully shielded the view. 11 February 16, 2006 SUBDIVISION ITEM NO.: B FILE NO.: Z -5718-A Mr. Dreher stated the development would utilize low-level lighting and the night lighting would be security lighting only. He stated the development would be open from 7:00 am to 7:00 pm which would also limit the intrusion into the neighborhood. He stated for the majority of the year headlight spill over would not be an issue. Commissioner Adcock questioned Mr. Dreher if the lights would be turned down or off after business hours. Mr. Dreher stated the developers would commit to this request. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 12 ITEM N•11. p FILE NO.: Z-8 7 A��`""`' NAME: Magnolia Terrace Revised Short -form POD 4-b3 Com , ;)--" LOCATION: located at 15100 and 15104 Cantrell Road �� "'`$ i° SJ 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. The indicated building setbacks and landscaped areas do not comply with the typical minimum requirements of the Highway 10 Design Overlay District. The Highway 10 Design Overlay District typically requires the placement of buildings at a minimum of 100 -feet from the property line and requires the placement of a 40 -foot landscape buffer along the highway frontage. 3. Provide details of the proposed signage. 4. Site lighting must be low level and directional, directed inward away from residentially zoned properties. 5. The indicated dumpsters are located adjacent to a proposed public right-of-way and adjacent to residentially zoned properties. Relocate the dumpsters away from the roadways and residentially zoned properties. Provide a note concerning the proposed screening of the indicated dumpsters. 6. The site plan indicates an access easement along the western perimeter. Staff is not supportive of the placement of the easement along the western perimeter of the site. If and when this area redevelops staff would be supportive of reviewing the need for an access easement in this area. 7. Provide the total square footage of commercial and office proposed for the site. �Variance/Waivers: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk on neighboring property to the east is deferred until adjacent properties develop. 2. Private access is proposed west of these lots. In accordance with Section 31- 207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 3. Storm water detention ordinance applies to this property. 4. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 5. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. Construct right turn lane into Magnolia Drive off Cantrell Road. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provisions for water service to the property to the north should be considered. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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 at 918-3700 for additional information. County Planning: No comment. CATA: CATA request that a bus turnout be included on westbound Highway 10 at the far side of Magnolia Drive. This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Highway 10 at Magnolia Drive. As an alternative, a paved shoulder with a width of 10 -feet or greater would also be sufficient to ensure a safe bus stop location. The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. Planning Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The plan submitted does not provide for the minimum 25-foot landscape buffer along the western perimeter. The 15-foot access easement cannot count towards this requirement. The plan submitted does not provide for the 15-foot landscape buffer minimum along Magnolia Drive. A portion of the proposed parking lot encroaches into the required 40-foot landscape buffer along Highway 10. These are requirements of the Highway 10 Design Overlay District. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, -Le n, and western perimeters of the site; next to the residentially zoned property. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. Berming is encouraged along the scenic Highway 10 corridor. 6. A controlled automatic irrigation system is required. 7. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.