HomeMy WebLinkAboutZ-5817-G Staff AnalysisITEM NO.: 5, Z -5817-G
NAME: 15000 Cantrell Road Lot 3 Magnolia Terrace Short -form PCD
LOCATION: located at 15000 Cantrell Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than February 10, 2016.
The Office of Planning and Development must receive the proof of notice no later
than February 19, 2016.
2. Provide the days and hours of operation for the facility.
3. The site is located in the Highway 10 . Design Overlay District. The Overlay has
specific development criteria related to signage, building placement, landscaping
treatment.
a. Setbacks are to be a minimum of 100 -feet from the Cantrell Road
frontage, 40—feet from the rear property line and 30 -feet from the side
property lines.
b. A minimum landscape strip of 40 -feet is required along the Cantrell Road
frontage, a side and rear yard buffer averaging 25 -feet. Where the yards
abut a street right of way a 15 -foot buffer is required adjacent to land
zoned office and residentially. A seven (7) foot buffer is required adjacent
to lands zoned commercial.
c. Berming is encouraged along the Cantrell Road frontage. Provide the
proposed treatment of the front yard area. Within the landscape area
trees are to be planted or be existing at least every 20 -feet and have a
minimum of two (2) inches in diameter when measured 12 -inches above
the ground when planted.
d. A single commercial development sign is allowed with a maximum height
of ten (10) feet and a maximum sign area of 100 square feet. Provide the
proposed signage plan, building and ground signage. Indicate the total
height, total area and the location of any proposed ground signage.
Provide the facades proposed with building signage. The total sign area
should be limited to no more than ten (10) percent of the facade area
proposed with signage.
e. Curb cuts are limited to a maximum of one (1) curb cut per 300 linear feet
of street frontage and no curb cut is allowed closer to an intersection than
100 feet.
f. Parking lot lighting is to be designed and located in such a manner so as
not to disturb the scenic appearance preserved along the Highway 10
corridor. Lighting must be directed to the parking area and not reflected
into the adjacent neighborhoods. Provide the maximum pole height for
the parking lot lighting.
4. Provide the quantitative data including the parcel size, types and number of
permitted uses and floor areas according for each of the uses proposed.
ITEM NO.: 5. _ _ _ Z -5817-G
5. Indicate any private and common open spaces including open space buffers.
6. Provide the location, dimensions, nature of all existing and proposed easements,
utility and streets, and public improvements, drainage, sewer, water.
7. Provide details of any proposed fences, location, construction material, total height.
8. Indicate the location of structures and structure dimensions, dimensioned distances
between buildings and distances from structure to property line.
9. Provide a development schedule indicating the approximately date when
construction of the planned unit development or stages of the planned unit
development can be expected to begin and be completed.
10. Will there be dumpsters located on the site? Provide the location of the dumpster
facilities and provide a note on the site plan indicating the screening mechanism.
Provide the hours of dumpster service as a note on the site plan.
11. There are single-family homes to the north and south. The lighting in this area must
be low level and directional, directed downward and into the site. Provide a note on
the plan indicating the maximum pole height for parking lot lighting.
12. The location of menu board speakers for drive-through windows of restaurants are to
comply with the following criteria:
a. Each speaker shall be so mounted that it is baffled on all sides in a
manner which will direct the sound produced to the vehicle served.
b. Each speaker location shall be designed to provide for a solid wall at
least six (6) feet in height and twenty (20) feet in length along the
opposite lane line. This wall shall be constructed of masonry or wood
with a textured finish to diminish sound deflection.
13. Will there be an area of outdoor dining? If so note on the site plan the location and
the number of seats proposed four outdoor dining.
14. Parking for a restaurant is based on one (1) space per 100 gross square feet of floor
area. Parking for an office building is based on one (1) parking space per 400 gross
square feet of floor area. The restaurant is indicated with 3,847 square feet (38
parking spaces) and the office building with 5,000 square feet (12 parking spaces) —
total of 50 typically required. The site plan indicates 62 parking spaces.
15. Will the development be constructed in one (1) or two (2) phases?
VarianceNVaivers: None requested.
Public Works Conditions:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. A survey was
not provided.
2. Sidewalks with appropriate handicap ramps are required to be installed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186(e).
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the detention
ITEM NO.: 5. Z-581 7-G
pond and all private drainage improvements is the responsibility of the owner,
developer, and/or local property owner's association.
6. 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.
7. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
8. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
9. The on-site vehicle circulation plan will create conflicting movements. Vehicles
should maneuver the site in a counter -clockwise direction only. The drive thru
stacking lane should be separate from the parking aisle on the east side of the
building.
10. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
11. Show the driveway(s) on the south side of Cantrell Road and the offset distance to
the proposed driveway.
12. Provide an onsite traffic study by February 10, 2016, showing the following:
a. Site Plan with details on parking, drive thru queuing, etc. Plan should also
show existing driveways on adjacent properties and across the street.
b. Current roadway geometry and traffic conditions.
c. Expected traffic volume using ITE or other relevant Trip Generation numbers
for the proposed restaurant.
d. Expected maximum queuing. Data may be obtained from Trip Generation or
from other locations in the area.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this site. EAD, Environmental Assessment Division,
review required for grease trap. Contact Little Rock Wastewater if additional information
is required.
Entergy: Entergy does not object to this proposal. A three phase power line exists
along the north side Cantrell Road on the south side of the property. There do not
appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance
regarding future service requirements to the development and future facilities locations
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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ITEM NO.:
-5817-G
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
3. 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.
4. Contact Central Arkansas Water regarding the size and location of water meter.
5. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) 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 RPZA, 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 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain Access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1
Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be accessible
to fire department apparatus by way of an approved fire apparatus access road with
an asphalt, concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds.
In
ITEM NO.: 5. Z-5817
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall
be provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less than one half of the
length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided
with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of the
following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the gate
location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
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ITEM NO. -
Z -5817
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Plannin : No comment.
Rock Region on Metro. Location is served by METRO on Express route 25 at Cantrell
Road and Taylor Loop Road. The area is an important location for future transit plans.
Provide connection to existing pedestrian infrastructure to maintain access to the transit
route. Reduce vehicle pedestrian conflicts by minimizing the width of the curb cut for the
driveway.
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; grichey(�Dlittlerock.orq or
Mark Alderfer at 501.371.4875; malderFerCa7littlerock.org.
Planning Division: This request is located in the River Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office
category provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned Zoning
District is required. The applicant has applied for a rezoning from R-2 (Single Family
District) to PCD (Planned Commercial District) to build a fast-food restaurant and an
office building. The request is within the Highway 10 Design Overlay District.
Master Street Plan: The south side of the property is Cantrell Road and it is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial
Street is to serve through traffic and to connect major traffic generators or activity
centers within an urbanized area. Entrances and exits should be limited to minimize
negative effects on traffic and pedestrians on Cantrell Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a
paved path physically separate for the use of bicycles. Additional right-of-way or an
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ITEM NO.: 5.
Z -5817-G
easement is recommended. Nine -foot paths are recommended to allow for pedestrian
use as well (replacing the sidewalk).
Landscape:_
1. Site plan must comply with the City's landscape and buffer ordinance requirements
and the Highway 10 Scenic Corridor Design Overlay District.
2. 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 such 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. 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. Provide screening shrubs no less than thirty (30) inches in height at
installation with an average linear spacing of not less at three (3) feet within the
required landscape area
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive nature.
The properties to the north is zoned R-2, Single-family. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape ordinance
of the City, Section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 Site Design and
Development Standards.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on sites. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
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ITEM NO.: 5. Z-5817-
Revisedplat/ Ian: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 10, 2016.
May 19, 2016
ITEM NQ.: C FILE N
NAME: 15000 Cantrell Road Lot 3 Magnolia Terrace Short -form PCD
LOCATION: Located at 15000 Cantrell Road
DEVELOPER:
Rector Phillips Morse
1501 N. University Avenue, Suite
Little Rock, AR 72207
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.53 acres
WARD: 5
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE
VARIANCEMAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 1
R-2, Single-family
Single-family
PCD
Office and Commercial
None requested.
Z -5817-G
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
The applicant submitted a request dated February 8, 2016, requesting deferral of this
item to the April 7, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION:
(FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 8,
2016, requesting deferral of the item to the April 7, 2016, public hearing. Staff stated
May 19, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5817
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. Staff
recommends deferral of this item to the May 19, 2016, public hearing.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating there had been no contact by the applicant since the
previous public hearing. Staff presented a recommendation of deferral of this item to
the May 19, 2016, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a request dated April 20, 2016, requesting withdrawal of the
item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated April 20, 2016,
requesting withdrawal of the item. Staff stated they were supportive of the withdrawal
request. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
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