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HomeMy WebLinkAboutZ-5817-E Staff AnalysisFILE NO.: Z -5817-E NAME: Magnolia Terrace Addition Short -form POD LOCATION: Located at 15104 Cantrell Road DEVELOPER: Battery Outfitters HWY 86 Golden, MO 65658 ENGINEER: William Dean, PE 209 Roya Lane Bryant, AR 72022 AREA: 4.06 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 4 R-2, Single-family Single-family residential -•s FT. NEVA STREET: 0 LF 0-3, General Office District and Battery Outfitters VARIAN CES1WAIVERS 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 containing 1.27 acres. 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 FILE NO.: Z -5817-E Cont. proposal included the remodeling of the existing structure and the utilization of the existing 12 -foot driveway. The Phase II portion included the abandonment of the existing 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 on property adjacent to the east containing 1.5 acres. 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. An application was filed for Lots 2 and 3 of the Boydston Subdivision to rezone the property from R-2, Single-family to C-3, General Commercial District. The area is located west of the South Hills Terrace Addition POD. The request was withdrawn prior to the legal ad being placed for the June 11, 1985, Planning Commission Public Hearing. Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned Lots 1, 2 and 3 of the Boydston Subdivision from R-2, Single-family to POD. The Board of Directors revoked the POD zoning approval on April 20, 2004, by the adoption of Ordinance No. 19,085 restoring the previously held R-2, Single-family zoning classification. The property contained 1.29 acres. Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006, rezoned the two previously approved POD's and expanded the area to property located to the west of the POD zoned property (the expanded area was zoned R-2, Single-family) to POD to allow the development of four buildings containing three lots. 0-3, General Office District uses were approved as allowable uses for the site. The approval did allow the placement of ten percent of the total gross floor area as an accessory use as identified in the 0-3, General Office Zoning District. The lots ranged in size from 1.18 acres to 1.53 acres. The construction of a single story building was proposed for Lots1 and 2 and Lot 3 was proposed with two buildings, a single -story building and a two level building utilizing the slope of the site. The building located on Lot 1 contained 9,000 square feet. The building on Lot 2 contained 12,600 square feet K FILE NO.: Z -5817-E Cont. and the building on Lot 3 contained a 3;000 square foot building and a 12,000 square foot building. The overall development plan was in compliance with the Highway 10 Design Overlay District with the exception of the rear yard setback, which was approved with a 25 -foot setback (40 -feet typically required per the DOD). The dumpster service hours were limited to 7 am to 7 pm. On May 19, 2011, the Little Rock Planning Commission denied a request to allow the site to develop with four (4) lots containing a mixed use development of office and retail uses. The buildings were proposed containing 3,000 square feet to 19,000 square feet. The uses included the uses within the 0-3, General Office Zoning District including the ten percent allowable accessory uses for Lots 1 and 3B and C-1, Neighborhood Commercial Zoning District for Lot 3A. The request included setback and landscaping less than the typical standard set forth in the Highway 10 Design Overlay District. This recommendation was appealed to the Little Rock Board of Directors but was withdrawn prior to the Board acting on the request. Ordinance No. 20,453 adopted by the Little Rock Board of Directors on August 16, 2011, repealed the previously approved POD's for these properties restoring the zoning to R-2, Single-family. A. PROPOSAL/REQUESTIAPPLICANT'S STATEMENT: The applicant is now proposing to rezone the property from R-2, Single-family to POD to allow the development of four (4) lots, one (1) containing Battery Outfitters and the remaining three (3) lots with office buildings utilizing 0-3, General Office District without the ten percent allowed accessory uses. This plan differs from the plan denied by the Planning Commission on May 19, 2011, by the dedication of right of way for a public street and staged construction of 290 linear feet of collector roadway and deletion of the previously proposed C-1, Neighborhood Commercial District uses for Lot 3A in favor of 0-3, General Office District uses. The public street right of way dedication and staged collector street construction will provide a future access for the development of the "Hughes Estate Property" which contains approximately 53 acres and is located along the northern boundary of this site. The applicant states the property is functionally land -locked property because the existing Sorrells Road access cannot be brought to City standards in its present location due to (a) inadequate separation distance between the present Cantrell Road intersection and the North Taylor Loop Creek bridge end and (b) since the existing roadway curvatures are too severe. The applicant states these deficiencies cannot be corrected without acquisition or condemnation of private property external to the land -locked tract. B. EXISTING CONDITIONS: The site is vacant. The former driveway locations are still in place. 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 K? FILE NO.: Z-5817-E(Cont. Road. To the east of the site is a branch bank facility and medical office uses. Further west is a drive-through restaurant and vacant commercially and office zoned property. There are single-family residences in the Westchester Subdivision located across Cantrell Road to the south and southwest. An office use, a pet grooming/boarding facility and a private school are 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 a number of phone calls and letters from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pinnacle Valley Neighborhood Association, the Westchester/Heatherbare Property Owners Association and the Tulley Cove Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that the proposed street for the frontage of this property must meet commercial street standards. Dedicate right-of-way of 60 feet. 2. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Sidewalks with appropriate handicap ramps are required to be installed on both sides of the commercial street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to the proposed commercial street including 5 -foot sidewalks on both sides with the planned development. 5. All driveways shall be concrete aprons per City Ordinance. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Stormwater detention ordinance applies to this property. What storm event is being detained by each pond? 0 FILE NO.: Z -5817-E Cont. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway on the east side of the commercial street must be removed due to insufficient distance from Cantrell Road. 13. The east driveway on Lot 2 should be moved further to the north to meet the parking area on Lot 3A at a 90 degree angle. 14. No consistent stopping and backing vehicle movements are allowed on public streets. 15. Street names and street naming conventions for the commercial street must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wgstewater: Sewer available to this project. Sewer mains shown running north from the existing sewer main are not part of the Little Rock Wastewater Utility System. Contact Little Rock Wastewater Utility for additional information. Enter : A 15 -foot underground or a 30 -foot overhead utility easement is required along Cantrell Road and along the common lot lines within the proposed development. Contact Entergy for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public ii FILE NO.: Z -5817-E Cont. and/or private fire hydrants) a're required. They will be installed stall and/or te fire Developer's expense. Please submit plans for water facilities protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20 -foot minimum access around the perimeters of the site. Contact the Little Rock Fire Department for additional information. Count Plannin No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment received. F. ISSU ES/TECHNICAL/DESIGN: Plannin 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 request to rezone the property from R-2, Single-family to Planned Office Development to allow the creation of four lots with individual buildings located on each to lot with the use of the site being office and retail uses. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas_ Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. R FILE NO.: Z -5817-E Cont. G H Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site is located within the Highway 10 Overlay District and must comply with all the standards set forth. 3. It appears some of the driveways are located within the forty -foot (40') wide landscape buffer required along Cantrell Road. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Bill Dean was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the Highway 10 Design Overlay District had specific development criteria dealing with building setbacks and landscaping. Staff stated the site plan as presented did not fully comply with the typical design standards of the Overlay. Staff noted signage allowed per the Highway 10 DOD. Staff also questioned the proposed uses for the four lots. Public Works comments were addressed. Staff stated the driveway as indicated on the site plan did not comply with the driveway spacing requirement of the Master Street Plan and the Subdivision Ordinance. Staff stated the drives were located nearer the property line than allowed per these ordinances. Staff stated the eastern driveway on Lot 2 should be, moved further to the north. Staff stated streetlights were required prior to the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated the site plan as presented did not comply with the landscaping requirements of the Highway 10 DOD. Staff stated a portion of the drive was indicated within the front 40 -foot landscape strip. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has relocated driveways as requested by Public Works staff. The drive located within the front 40 -foot landscape strip has been redesigned and pulled back from the landscape area. 7 FILE NO.: Z -5817-E Cont. As noted the property is located within the Highway 10 Design Overlay District. The following notes the specific requirements of the Highway 10 DOD and the applicant's compliance with the typical standards: • There shall be a minimum development tract size of not less than two (2) acres — the lots are proposed containing less than the two acre minimum criteria, Lot 1 is proposed containing 1.19 acres, Lot 2 1.35 acres Lot 3A 0.90 acres and Lot 4 0.61 acres • Principal and accessory buildings or structures are required to have a one -hundred -foot building setback from the property line abutting Highway 10 — the site plan is meeting the requirement • Rear yard shall not be less than forty (40) feet — the rear yard building setback is meeting this requirement • Side yard shall not be less than thirty (30) feet — The eastern side yards on Lots 2, 3A and 3 B do not meet this minimum requirement • Landscaped areas shall attempt to incorporate existing on-site trees and shrubbery into the landscaping scheme and the plans shall indicate such incorporation — there are few on-site trees, the applicant has not indicated trees will be saved • Landscaped areas shall have water sprinkler systems to maintain plant materials — irrigation will be provided Erosion retardant vegetation shall be used on all cuts and fills — this criteria will be met + Tree species to be planted within this corridor should be consistent with other species present — this requirement will be met • The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Alternative screening methods and designs must be approved by the plans review specialist. Appeals from the staff will be directed to the planning commission. Within the landscaped area trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting — the 40 -foot buffer will be met, the applicant has not indicated if the screening will be berming or plantings but has indicated compliance with the DOD standard, trees will be planted per the Overlay requirements ■ Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right-of-way, a fifteen -foot landscaped strip shall be required adjacent to land zoned office and residential. A seven -foot landscaped strip shall be required 0 FILE NO.: Z -5817-E Cont. when adjacent to lands zoned- commercial — Lot 1 is not meeting the 25 -foot landscape strip requirement along the northern perimeter, the remaining landscape strips appear to meet the Overlay standard • Each separate commercial building will be allowed a single monument ground -mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign shall be a maximum of six (6) feet in height and seventy-two (72) square feet in area — signage will comply with the typical Overlay standard — Lots 3A and 3B will share a single sign • Maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet - the site as developed is not meeting this requirement • Parking lot lighting shall be designed and located in such manner so as not to disturb the scenic appearance preserved in this corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods — the site will comply with this development standard • The maximum number of buildings per commercial development shall be measured both by minimum tract size and minimum frontage as follows: One (1) building every two (2) acres — the development is not complying with this standard, the lots are proposed less than two acres Although the applicant has done an adequate job in addressing the development criteria of the Highway 10 Design Overlay standards staff is not supportive of the request. The site is indicated as Suburban Office on the City's Future Land Use Plan. Suburban Office is to provide low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The applicant is requesting a stand-alone commercial use, Battery Outfitters, which does not meet the Suburban Office Land Use Classification. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) Mr. Bill Dean and Mr. Lane Shumaker were present representing the request. There were registered objectors present. Staff presented with a recommendation of denial. Mr. Shumaker addressed the Commission concerning Battery Outfitters and their operation. He presented slides of existing operations. He stated the neighbor at the Rogers location was a bank. Mr. Shumaker stated the batteries provided by his store were small batteries. He stated there were few automobile batteries changed at the store but this was a service provided. He stated this was the first location in Little Rock. He stated he did have a location in North Little Rock on JFK. He stated this was a family owned and run business and not a franchise. N FILE NO.: Z -5817-E Cont. Mr. Sill Dean addressed the Commission with regard to the overall development. He stated the request would allow for the dedication of a public street which would benefit the entire City and not just this development. He stated the development would also address drainage issues in this area. He stated the development was willing to provide detention for the 10, 25 and 50 year storm events and not just the 50 year as previously indicated. He stated there were not a lot of homes located in the immediate area. He stated there were two homes in Westchester located across from Lot 1 but the nearest other homes were one quarter to one half a mile away. Mr. Dean stated this was a logical break in commercial and office development. He stated to the west was a significant floodplain and floodway. He stated this development would not increase the traffic volumes on Cantrell Road. He stated presently there were 26,000 to 38,000 vehicles per day on Cantrell Road. He stated the positive impact would be reducing vehicle speeds and the potential for a traffic signal at the intersection with the new collector street. Mr. Dean stated the development was complying with the Highway 10 DOD standards with regard to landscaping. He stated the development would contain three buildings which were 100 percent office development. He stated the fourth building would be 33 percent retail traffic and 67 percent inventory storage. He stated he was willing to limit any successor to no more than 50 percent retail traffic space with the remainder warehouse or storage. Mr. Dean provided the Commission with a comparison of the 2006 approval and the current request indicating the overall development was less building square footage and an increase in the overall green space. He stated the building space was reduced by 48 percent and the number of parking spaces was reduced by 35 percent. He stated the landscaping had been increased by 5,862 square feet or 0.13 acres. Mr. Dean stated this was the logical location for a break from heavy to light business. He stated this was the transitional zoned due to the natural barrier for the next one half mile on the north side of Cantrell Road. Mr. Ken Harrison addressed the Commission in opposition. He stated he was the representative for the Tulley Cove Neighborhood Association. He stated his neighborhood had been down a number of times in opposition of the request and nothing had changed. He stated he felt this was a fine business and welcomed the business to Little Rock but the business should be located in a commercial area. He stated this area was a transitional area which allowed for office development. He stated the City planners had done a good job and to allow the encroachment of commercial businesses into transitional areas was not good planning. He stated this would allow a scar on the corridor in an area the City was trying to keep beautiful. Ms. Celia Martin addressed the Commission in opposition of the request. She stated her home was located in the Westchester Subdivision. She stated the neighborhood supported commercial businesses in commercial areas. She stated she was concerned with the retail warehouse portion of the development. She stated she was unsure if the development would have large trucks delivering batteries to various businesses around town. She stated this area was a transition area and not a part of the commercial node. She stated the commercial node was originally compact and located at the intersection 10 NO.: Z-5817-E(Cont. of Cantrell Road and Taylor Loop Road. She stated the node had now expanded to Burger King. She requested the Commission not expand the node even further. Ms. Hallie Simmins addressed the Commission in opposition of the request. She stated her home was on Countryside Cove. She stated when she and her husband bought their home they called the City to find out the zoning of the property behind them and was told single-family. She stated on a number of occasions signs had gone up on the property and once again called the City and was reassured the property was zoned for single-family use. She stated her concern was the future plans for the property if a commercial street was constructed to serve the area. She stated her concern was that the property could be rezoned to allow for apartments. She stated she felt commercial should be kept at large intersections. She requested the Commission uphold the plans of the previous planners and commissioners. Mr. Kirk Simmins addressed the Commission in opposition of the request. He stated he agreed with the previous speakers but wanted to add his concerns with potential development of multi -family on the 53 acres to the north of the proposed road. He stated the development was not an advantage to the neighborhood with regard to the new street and drainage. He stated he felt these non -issues. Mr. Don Henderson addressed the Commission in opposition of the request. He stated his home was on Countryside Cove. He stated he did not have an objection to the battery store but he did not feel this was the proper location. He stated he did not want Cantrell Road to be another Asher Avenue with the number of commercial businesses and the number of curb cuts. He stated he recently pulled onto Cantrell Road and it took him 50 minutes to travel from his home to Reservoir Road. He stated once a variance was approved the developers would be down requesting additional variances from the plan. Mr. Gary Cope addressed the Commission in opposition of the request. He stated he did not feel this was the type development the City envisioned on the route to Pinnacle Mountain and the State Park. He stated it was near impossible to get out on Cantrell Road from Rummell Road. He stated a number of times one was forced to turn right and go down the road to turn around to go east on Cantrell Road. Ms. Dawn Piasifka addressed the Commission in opposition of the request. She stated she wanted to share with the Commission a comment from her 25 year old son. She stated when she moved to her home on Tulley Cove her son stated on his first trip to see the new home he loved the drive out. She stated she felt it important for the Commission to know that a 25 year old had noticed the beauty and peacefulness of the roadway and enjoyed the drive. Mr. Greg Williams addressed the Commission in opposition. He questioned if there would be a right turn lane for the development. He stated his fear was his daughter, who made a number of trips out on a daily basis, when trying to get onto Cantrell Road with cars slowing and others pulling out around vehicles that were slowing to enter the site would create a greater unsafe condition. He challenged the Commission to take the 11 FILE NO.: Z -5817-E (Cont. easy way out. He stated the staff and the neighborhoods did not feel this was the right development for the site so he encouraged the Commission to deny the request. Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the request. She stated she was around when the Highway 10 Overlay was being drafted and implemented. She requested the Commission uphold the plan and deny the request. She stated the site was identified as Suburban Office and did not feel 0-3 uses were appropriate for this classification. She stated this was not an appropriate area for an office warehouse development. Mr. Phil Cox addressed the Commission in opposition of the request. He stated his home was located in Tulley Cove. He stated he felt the Commission was well aware of the water issues in this area. He stated he felt now the sales tax had passed the City could find a real though out solution to the drainage problems in the area. Mr. Dean requested public works comment on the location of the proposed street. He stated the project was not for benefit of the property owner but for the entire City. He stated the development would create a tax base and jobs. He requested the Commission look at the greater good. Staff stated the street was not a part of the Master Street Plan but at some point in the future could become a viable part of the street network. Staff stated this was not the issue before the Commission. Staff stated they had reviewed the drainage in the area and felt in the near future a plan could be implemented to aid in the drainage issues. Commissioner Laha questioned the depth of the property. Staff stated the property was 250 feet at the proposed street location. Commissioner Laha stated with the Highway 10 Overlay and the build setback of 100 -feet created a hardship on potential development in the area. The Commission questioned the distance the residential in the area. Mr. Dean stated Tulley Cove was one half a mile away and Countryside Cove was one quarter to one half a mile. There was a general discussion concerning the development, the impact on nearby residential and the proposed collector street. The chair entertained a motion for approval of the item subject to all staff comments in sections D, E and F of the agenda write-up. The motion failed by a vote of 1 aye, 8 noes and 2 absent. 12 ITEM NO.: 9. Z -5817-E NAME: Magnolia Terrace Addition Short -form POD LOCATION: located at 15104 Cantrell Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. The Highway 10 DOD typically requires the placement of a 25 -foot side and rear yard landscape strip and a 40 -foot front yard landscape strip. 3. The Highway 10 DOD typically requires the placement of a 40 -foot rear yard building setback, 30 -foot side yard setbacks and a 100 -foot front yard setback. 4. Commercial development signage is limited to a single monument style sign not to exceed six feet in height and seventy-two square feet in area. Building signage is limited to a maximum of ten percent of the fagade area abutting the public street. Provide the dimension for the indicated ground signage on the site plan. 5. All site lighting is to be low level and directional, directed downward and into the site. 6. Is the development proposing the placement of the ten percent accessory uses as identified in the 0-3, General Office Zoning District within the office buildings? 7. Indicate on the site plan the proposed dumpster locations and provide a note on the site plan if the hours of dumpster service will be limited to daylight hours. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that the proposed street for the frontage of this property must meet commercial street standards. Dedicate right-of-way of 60 feet. 2. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Sidewalks with appropriate handicap ramps are required to be installed on both sides of the commercial street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to the proposed commercial street including 5 -foot sidewalks on both sides with the planned development. 5. All driveways shall be concrete aprons per City Ordinance. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Item # 9. 7. Stormwater detention ordinance applies to,this property. What storm event is being detained by each pond? 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway on the east side of the commercial street must be removed due to insufficient distance from Cantrell Road. 13. The east driveway on Lot 2 should be moved further to the north to meet the parking area on Lot 3A at a 90 degree angle. 14. No consistent stopping and backing vehicle movements are allowed on public streets. 15. Street names and street naming conventions for the commercial street must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Sewer mains shown running north from the existing sewer main are not part of the Little Rock Wastewater Utility System. Contact Little Rock Wastewater Utility for additional information. Entergy: A 15 -foot underground or a 30 -foot overhead utility easement is required along Cantrell Road and along the common lot lines within the proposed development. Contact Entergy for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter Item # 9. connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20 -foot minimum access around the perimeters of the site. Contact the Little Rock Fire Department for additional information. Countv Planninq: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment received. 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 request to rezone the property from R-2, Single-family to Planned Office Development to allow the creation of four lots with individual buildings located on each to lot with the use of the site being office and retail uses. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bic cle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site is located within the Highway 10 Overlay District and must comply with all the standards set forth. 3. It appears some of the driveways are located within the forty -foot (40') wide landscape buffer required along Cantrell Road. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 21, 2011. Item # 9.