Loading...
HomeMy WebLinkAboutZ-6219-A Staff AnalysisFILE NO.: Z -6219-A NAME: Bella Rosa Drive Long -form PCD LOCATION: On the Southwest corner of Cantrell Road and Bella Rosa Drive DEVELOPER: HWY 107 Associates, LLC 3801 Woodland Heights Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.5 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 Office/Warehouse — Mini -warehouse development VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission previously reviewed and denied a request to rezone the site from R-2, Single-family to POD to allow the site to develop with limited office space, conditioned storage and mini -storage. The proposal included the placement of 102,775 square feet of improvements, containing approximately 18,000 square feet of office and office/warehouse space, including an on-site manager's office and apartment comprising approximately 1,600 square feet. The balance of the project was to be self -storage units. FILE NO.: Z -6219-A (Cont.) The applicant proposed the perimeter of the two buildings located adjacent to Cantrell Road to be constructed of "drivet" wall system over a steel super structure mixed with glass office front. The roof system was to be a flat roof hidden behind a metal parapet. The self -storage units were proposed as metal system over a steel structure with access provided by overhead doors. A. PROPOSAUREQUEST: The site contains 7.5 acres located on the southwest corner of Cantrell Road and Bella Rosa Drive. The applicant intends to develop the site with a total of 82,800 square feet of office/retail and mini -warehouse buildings. The site will contain a single building of office/retail containing a total of 29,000 square feet and an office/managers residence for the mini -warehouse development. A second building will contain 28,000 square feet of conditioned storage accessed from interior halls. There are three buildings of stand-alone mini -warehouse buildings containing a total of 25,800 square feet of space. The total building coverage proposed is 34.3 percent with 27 percent of the site designated as landscaped/green space area. The site contains 117 parking spaces with 19 spaces proposed for boat and RV storage. The applicant has indicated the days and hours of operation from 7 am to 8 pm seven days per week. The mini -warehouse will have 24-hour access. B. EXISTING CONDITIONS: The site is vacant with trees around the perimeters of the property. The site is relatively flat with a creek running along the western and southern perimeters. The property to the east of the site (across Bella Rosa Drive) is vacant and has been cleared. Further to the west is the Seven Acres Business Park zoned POD and developed with a mix of commercial and office uses. To the southeast are single-family homes adjoining the northern bank of the creek. To the south of the site (across the creek) are vacant lands and single-family homes fronting Bella Rosa Drive. To the west of the proposed site (west of the creek) are also vacant lands fronting Cantrell Road. North of the site are single-family homes on large acreages. Cantrell Road is a four -lane roadway with a center turn lane. There are no sidewalks in place fronting the site. Bella Rosa Drive is a narrow unimproved roadway with open ditches for drainage and no sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the Westchester/Heatherbrae Neighborhood Association, Secluded Hills Property Owners Association, Charleston Height/North Rahling Road Neighborhood 141 FILE NO.- Z -6219 -A -(Cont. Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1 . The proposed land use would classify Bella Rosa Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required. Ten feet additional right-of-way will be required for a right turn lane. 3. A 20 feet radial dedication of right-of-way is required at the intersection of the streets. 4. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. This would include a standard right turn lane on Cantrell, and construction to collector standards on Bella Rosa. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 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. 6. In the floodplain, the minimum Finish Floor elevations will be required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 15 -foot Entergy easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Ene[gy: Approved as submitted. SBC: Approved as submitted. 3 FILE NO.: Z -6219-A (Cont.) Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the 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. 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. 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. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot access and a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details concerning turning radius. Counly Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for offices and mini -warehouses. 4 ILE NO.* Z -6219-A (Co The request does not require a change to the Land Use Plan. However, the development needs to occur at a small scale and intensity low enough to minimize the impact of development on neighboring properties. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landsca : If sufficient vegetation exists along the flocdway (western perimeter of the site) that would satisfy the year around screening requirement, additional evergreen plantings or a 6 -foot high wooden fence requirement may be wavered, should this area be shown to be preserved. However, a six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required if insufficient vegetation exists in the floodway area. The proposed interior landscaping falls short of the eight percent landscaping requirement. This is a requirement of the landscape ordinance. Interior islands should be generally distributed throughout the vehicular use area. Landscape isiands are to be a minimum of 150 square feet in area and a minimum width of seven and one-half feet. Building landscaping cannot count towards fulfilling interior landscaping requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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 properly preserving trees of six (6) inch caliper or larger. G, SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request stating the request was a Planned Commercial Development to allow the site to develop with an office/warehouse development and mini -warehouse units on the rear. Staff requested Mr. McGetrick provide additional information to complete the review process. Staff requested additional information concerning signage, fencing and proposed dumpster location. Staff also requested information concerning any proposed outdoor storage. 5 FILE NO.: Z -6219-A (Cont.) Staff stated they would recommend limiting the proposed uses of the office/warehouse building to 0-3 uses with the ten percent accessory uses listed in the 0-3 zoning district. Public Works comments were addressed. Staff stated a dedicated easement would be required adjacent to the floodway. Staff also stated a grading permit for flood hazard area would be required prior to development. Staff requested the applicant provide the minimum finished floor elevation for the proposed buildings. Landscaping comments were addressed. Staff noted the proposed building landscaping was not sufficient to meet the ordinance requirement. The perimeter buffer requirement was discussed. Mr. McGetrick stated there was a 150 -foot natural area adjoining the creek. Staff stated the buffer would be required to provide year around screening. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the proposed signage will be located in the front yard area near the intersection of Cantrell Road and Bella Rosa Drive and will be consistent with signage allowed in the Highway 10 Design Overlay District or a single ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. Staff is supportive of the requested signage. The applicant has also indicated the location of the proposed dumpster and indicated the dumpster will be screened as required by the current Zoning Ordinance (on a minimum of three sides at least two feet above the finished container height). The applicant has indicated an eight -foot chain link fence along the southern and western property lines adjacent to the creek. The applicant has indicated the building will be used as screening on the street side of Bella Rosa Drive. The buildings will be single story and constructed of decorative block to enhance the development and provide security to the site. The remainder of the site will also be constructed of split face block. The development is proposed with a flat roof hidden by a parapet. The applicant has indicated the development will be constructed to give an office appearance. Staff is supportive of the proposed fencing and screening of the eastern property line. The rear of the site will be gated, limiting access to the mini -warehouse development. The gate will maintain a minimum of twenty -feet of opening to allow access by the Little Rock Fire Department. R FILE NO.: Z-621 9-A (Cont.) The proposed site plan indicates nineteen parking spaces designated for parking of boat and RV storage. The proposed location is at the rear of the site adjacent to the designated floodway. The proposed location will have little to no visibility from Cantrell Road and will be screened by the proposed buildings from Bella Rosa Drive. Staff is supportive of the limited placement of nineteen parking spaces for boat and RV storage on the site. The applicant has indicated the minimum floor elevation will be set above the 1 00 -year floodplain. The applicant has also indicated a dedication of a twenty- five foot easement adjacent to the floodway as required by existing city ordinances. The applicant has indicated additional building landscaping to meet the minimum requirements of the Landscape Ordinance. The applicant has indicated a forty -foot landscape buffer along Cantrell Road and a one hundred foot building line to satisfy the Highway 10 Design Overlay District requirements. The proposed site plan indicates 117 parking spaces and 98 designated for customer parking. The proposed site would typically require seventy-two parking spaces for the office/retail building based on the typical parking required for an office development or one space per four hundred square feet of gross floor area. The mini -warehouse development would typically require thirty-two parking spaces or six spaces plus one space per two thousand square feet of gross floor area, The total typical parking required would be one hundred eight parking spaces. Staff feels the proposed parking is adequate to meet the proposed parking demand of the development. Mini -warehouse developments typically do not generate a great parking demand and most customers are parking at their individual unit loading and unloading belongs. Staff recommends the applicant limit the development of the office/retail building to 0-3 uses and the selected accessory uses, limited to ten percent of the gross floor area. The site is shown on the City's Future Land Use Plan as Transitional, which allows for development of residential and office uses. Staff feels even though the site is proposed as a PCD limiting the commercial, the mini -warehouse portion of the development, to the rear and screened by the office uses to the front, the development will maintain an overall office feel. The applicant has indicated through building elevations the rear of the site will be screened and none of the commercial uses will be visible from Cantrell Road. 7 FILE NO.: Z -6219-A (Cont. Only through this scenario does staff feel comfortable allowing this development to locate on this site. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. Otherwise, to staffs knowledge, there are no outstanding issues related to the proposed development. The proposed development if developed with office uses located along the roadways and commercial uses on the interior of the site should have minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends the 29,000 square foot office/retail building be limited to 0-3 uses and ten percent of the total square footage utilized by the listed 0-3 accessoryuses. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that the 29,000 square foot office/retail ' building be limited to 0-3 uses and allowed ten percent of the total square footage to be utilized by the listed 0-3 accessory uses. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presenied by staff by a vote of 9 ayes, 0 noes and 2 absent. L*-] March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.- Z -6219-A Only through this scenario does staff feel comfortable allowing this development to locate on this site. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. Otherwise, to staffs knowledge, there are no outstanding issues related to the proposed development. The proposed development if developed with office uses located along the roadways and commercial uses on the interior of the site should have minimal to no adverse impact on adjoining properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends the 29,000 square foot office/retail building be limited to 0-3 uses and ten percent of the total square footage utilized by the listed 0-3 accessory uses. PLANNING COMMlSSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that the 29,000 square foot office/retail building be limited to 0-3 uses and allowed ten percent of the total square footage to be utilized by the listed 0-3 accessory uses. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. L-*] ITEM NO.: 22 FILE NO.: Z -6219-A NAME: Bella Rosa Drive Long -form PCD LOCATION: On the Southwest corner of Cantrell Road and Bella Rosa Drive "-3-". - k Planning Staff Comments: 1 . Provide notification of property owners located within 200 -feet Of t e site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Limit the uses to 0-3 selected uses with the additional 10 percent accessory uses. 3. Detail the wall construction material of the eastern wall adjacent to the residentially occupied property. 4. Provide details of fencing indicated on the proposed site plan (construction material). 5. Clearly identify the floodway and maintain a 25 -foot setback from the floodway line. 6. Provide details of any proposed signage on the proposed site plan (height/area/location). 7. Provide a note concerning the proposed dumpster screening on the proposed site plan. 8. Provide details of any outdoor storage. 9. Provide a phasing plan, if applicable, for the proposed development - 10. Provide the days and hours of operation of the proposed development. Varian ceMa ivers., None requested. Public Works: The proposed land use would classify Bella Rosa Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required. Ten feet additional right-of-way will be required for a right turn lane. 3- A 20 feet radial dedication of right-of-way is required at the intersection of streets. 4. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. This would include a standard right turn lane on Cantrell, and construction to collector standards on Bella Rosa. & A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 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. 6. In the floodplain, the minimum Finish Floor elevations will be required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway eatements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Prepare a letter of pending development addressing streetlights as required by Section 31- J, o� March 11, 2004 ITEM NO.. 22 FILE NO., Z -6219-A NAME: Bella Rosa Drive Long -form PCD LOCATION: On the Southwest corner of Cantrell Road and Bella Rosa Drive DEVELOPER: HWY 107 Associates, LLC 3801 Woodland Heights Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.5 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 Office/Warehouse — Mini -warehouse development VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission previously reviewed and denied a request to rezone the site from R-2, Single-family to POD to allow the site to develop with limited office space, conditioned storage and mini -storage. The proposal included the placement of 102,775 square feet of improvements, containing approximately 18,000 square feet of office and office/warehouse space, including an on-site manager's office and apartment comprising approximately 1,600 square feet. The balance of the project was to be self -storage units. March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.. Z -6219-A The applicant proposed the perimeter of the two buildings located adjacent to Cantrell Road to be constructed of "drivet" wall system over a steel super structure mixed with glass office front. The roof system was to be a flat roof hidden behind a metal parapet. The self -storage units were proposed as metal system over a steel structure with access provided by overhead doors. A. PROPOSAUREQUES : The site contains 7.5 acres located on the southwest corner of Cantrell Road and Bella Rosa Drive. The applicant intends to develop the site with a total of 82,800 square feet of office/retail and mini -warehouse buildings. The site will contain a single building of office/retail containing a total of 29,000 square feet and an office/managers residence for the mini -warehouse development. A second building will contain 28,000 square feet of conditioned storage accessed from interior halls. There are three buildings of stand-alone mini -warehouse buildings containing a total of 25,800 square feet of space. The total building coverage proposed is 34.3 percent with 27 percent of the site designated as landscaped/green space area. The site contains 117 parking spaces with 19 spaces proposed for boat and RV storage. The applicant has indicated the days and hours of operation from 7 am to 8 prn seven days per week. The mini -warehouse will have 24-hour access. B. EXISTING CONDITIONS: The site is vacant with trees around the perimeters of the property. The site is relatively flat with a creek running along the western and southern perimeters. The property to the east of the site (across Bella Rosa Drive) is vacant and has been cleared. Further to the west is the Seven Acres Business Park zoned POD and developed with a mix of commercial and office uses. To the southeast are single-family homes adjoining the northern bank of the creek. To the south of the site (across the creek) are vacant lands and single-family homes fronting Bella Rosa Drive. To the west of the proposed site (west of the creek) are also vacant lands fronting Cantrell Road. North of the site are single-family homes on large acreages. Cantrell Road is a four -lane roadway with a center turn lane. There are no sidewalks in place fronting the site. Bella Rosa Drive is a narrow unimproved roadway with open ditches for drainage and no sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the 6 March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cort-) FILE NO.: Z -6219-A Westchester/Heatherbrae Neighborhood Association, Secluded Hills Property Owners Association, Charleston Height/North Rahling Road Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1 . The proposed land use would classify Bella Rosa Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required. Ten feet additional right-of-way will be required for a right turn lane. 3. A 20 feet radial dedication of right-of-way is required at the intersection of the streets. 4. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. This would include a standard right turn lane on Cantrell, and construction to collector standards on Bella Rosa. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 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. 6. In the floodplain, the minimum Finish Floor elevations will be required to be shown on plat and grading plans. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 15 -foot Entergy easement is required. Contact Entergy at 3 March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z -6219-A 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the 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. 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. 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. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20 -foot access and a 20 -foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details concerning turning radius. CountV Planning: No comment received. CATA: No comment received. F. ISSUESfTECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for offices and min i-wareho uses. -19 March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z -6219-A The request does not require a change to the Land Use Plan. However, the development needs to occur at a small scale and intensity low enough to minimize the impact of development on neighboring properties. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: If sufficient vegetation exists along the floodway (western perimeter of the site) that would satisfy the year around screening requirement, additional evergreen plantings or a 6 -foot high wooden fence requirement may be wavered, should this area be shown to be preserved. However, a six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required if insufficient vegetation exists in the floodway area. The proposed interior landscaping falls short of the eight percent landscaping requirement. This is a requirement of the landscape ordinance. Interior islands should be generally distributed throughout the vehicular use area. Landscape islands are to be a minimum of 150 square feet in area and a minimum width of seven and one-half feet. Building landscaping cannot count towards fulfilling interior landscaping requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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 properly preserving trees of six (6) inch caliper or larger. G, SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request stating the request was a Planned Commercial Development to allow the site to develop with an office/warehouse development and mini -warehouse units on the rear. Staff requested Mr. McGetrick provide additional information to complete the review process. Staff requested additional �6i March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z -6219-A information concerning signage, fencing and proposed dumpster location. Staff also requested information concerning any proposed outdoor storage. Staff stated they would recommend limiting the proposed uses of the office/warehouse building to 0-3 uses with the ten percent accessory uses listed in the 0-3 zoning district. Public Works comments were addressed. Staff stated a dedicated easement would be required adjacent to the floodway. Staff also stated a grading permit for flood hazard area would be required prior to development. Staff requested the applicant provide the minimum finished floor elevation for the proposed buildings. Landscaping comments were addressed. Staff noted the proposed building landscaping was not sufficient to meet the ordinance requirement. The perimeter buffer requirement was discussed. Mr. McGetrick stated there was a 150 -foot natural area adjoining the creek. Staff stated the buffer would be required to provide year around screening. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the proposed signage will be located in the front yard area near the intersection of Cantrell Road and Bella Rosa Drive and will be consistent with signage allowed in the Highway 10 Design Overlay District or a single ground mounted monument style sign a maximurn of ten feet in height and one hundred square feet in area. Staff is supportive of the requested signage. The applicant has also indicated the location of the proposed dumpster and indicated the dumpster will be screened as required by the current Zoning Ordinance (on a minimum of three sides at least two feet above the finished container height). The applicant has indicated an eight -foot chain link fence along the southern and western property lines adjacent to the creek. The applicant has indicated the building will be used as screening on the street side of Bella Rosa Drive. The buildings will be single story and constructed of decorative block to enhance the development and provide security to the site. The remainder of the site will also be constructed of split face block. The development is proposed with a flat roof hidden by a parapet. The applicant has indicated the development will be constructed to give an office appearance. March 11, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z -6219-A Staff is supportive of the proposed fencing and screening of the eastern property line. The rear of the site will be gated, limiting access to the mini -warehouse development. The gate will maintain a minimum of twenty -feet of opening to allow access by the Little Rock Fire Department. The proposed site plan indicates nineteen parking spaces designated for parking of boat and RV storage. The proposed location is at the rear of the site adjacent to the designated floodway. The proposed location will have little to no visibility from Cantrell Road and will be screened by the proposed buildings from Bella Rosa Drive. Staff is supportive of the limited placement of nineteen parking spaces for boat and RV storage on the site. The applicant has indicated the minimum floor elevation will be set above the 100 -year floodplain. The applicant has also indicated a dedication of a twenty- five foot easement adjacent to the floodway as required by existing city ordinances. The applicant has indicated additional building landscaping to meet the minimum requirements of the Landscape Ordinance. The applicant has indicated a forty -foot landscape buffer along Cantrell Road and a one hundred foot building line to satisfy the Highway 10 Design Overlay District requirements. The proposed site plan indicates 117 parking spaces and 98 designated for customer parking. The proposed site would typically require seventy-two parking spaces for the office/retail building based on the typical parking required for an office development or one space per four hundred square feet of gross floor area. The mini -warehouse development would typically require thirty-two parking spaces or six spaces plus one space per two thousand square feet of gross floor area. The total typical parking required would be one hundred eight parking spaces. Staff feels the proposed parking is adequate to meet the proposed parking demand of the development. Mini -warehouse developments typically do not generate a great parking demand and most customers are parking at their individual unit loading and unloading belongs. Staff recommends the applicant limit the development of the office/retail building to 0-3 uses and the selected accessory uses, limited to ten percent of the gross floor area. The site is shown on the City's Future Land Use Plan as Transitional, which allows for development of residential and office uses. Staff feels even though the site is proposed as a PCD limiting the commercial, the mini -warehouse portion of the development, to the rear and screened by the office uses to the front, the development will maintain an overall office feel. The applicant has indicated through building elevations the rear of the site will be screened and none of the commercial uses will be visible from Cantrell Road. N