HomeMy WebLinkAboutZ-6488-A Staff AnalysisITEM NO.: 8.
NAME: KLR Properties Short -form PCD
LOCATION: located at 12400 Cantrell Road
Planning Staff Comments:
Our comments dated September 7, 2016 are in red.
VABSK-0100
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 September 7, 2016. The Office of Planning and
Development must receive the proof of notice no later than September 16, 2016. Mailed out
on September the 6th
2. Are there multiple trainers at this site? If so provide the number of trainers. 5 trainers
3. Provide the days and hours of operation for the various uses of the site.
M—F5:OOam-10:30amand 4:00pm-6:30 pm
4. Provide the number of cross fit clients served. 40 clients Are there groups that are trained
in a session, provide the number of clients in the session and provide the number of
sessions per day.
5. Are there any outdoor activities associated with the cross fit business? If so provide the
location on the site plan. Yes - behind building. See Site Plan
6. Will there be a dumpster located on the site? Yes, dumpster is located on site. If so provide
the dumpster service hours. Staff recommends the hours be limited to 7 am to 6 pm Monday
through Friday.
7. The Highway 10 DOD has development standards related to setbacks, landscaping and
lighting.
a. The minimum lot size is to be 2 acres.
b. The front yard setback is to be 100 feet.
c. The rear yard setback is to be 40 feet.
d. The side yard setback are to be 30 feet.
e. The front landscape strip is to be a minimum of 40 feet.
f. The perimeter landscape strips are to be 25 feet.
g. Landscaped areas are to have water sprinkler systems.
h. The landscape area is to include 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 42-inces above the elevation of
the adjacent street. Within the landscaped area trees must be existing or planted
at least every 20 -feet and be a minimum of 2 inches in diameter.
i. Ground signage is limited to 6 -feet in height and 72 square feet in area.
j. Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
k. Curb cuts are limited to one curb cut per 300 feet and no curb cut closer to an
intersection than 100 feet.
8. Provide details of the proposed landscaping, berming along Cantrell Road. Staff
recommends the development provide a landscape berm and/or combination of berming
and landscaping. Berms will be considered
9. Provide the proposed signage plan including the location, total height and total sign area.
Sign will comply with 10 DOD
10. Provide details of any proposed fencing to be located on the site. Include the location, total
height and construction materials. No fencing is proposed at this time
11. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site. Will send with final building plans
12. Provide the building coverage proposed for the new construction. Provide the total
landscape area and the total paved area in square feet and percentages. See plan.
13. Provide the maximum building height proposed for the new construction. Will the building
be two (2) levels on the front and a single level on the rear? 35-0" at center section of
building. A Kick Above space will have a mezzanine open to the floor below.
Variance/Waivers:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be constructed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances and
the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any
land clearing -or grading activities at the site. -Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). No topography survey
information provided at this time. Buyer obtain this once the general project approval is
obtained and land purchase is completed. Wall heights and slopes will conform to the city
standards.
5. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the owner.
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. The existing driveway or access easement is not located within the access easement shown
on the survey. Shared drive easement moves completely to adjacent property before
connecting to Hwy 10. Survey company is searching for this information.
8. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations. No retaining walls of that height proposed
at this time.
9. 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.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. A three phase power line exists on the
south side of Cantrell Rd. in front of this development. There do not appear to be any
existing conflicts with existing facilities. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Enera : 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.
2. 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.
3. 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 the private fire system.
4. 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.
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. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated
with a double detector check valve assembly. If additives are used, a reduced pressure
zone back flow preventer shall be required.
Fire Department:
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.
Countv Planninq: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25 Pinnacle Mountain.
We have no objection to planned zoning change. Provide pedestrian access from the transit
route in your final site design plans.
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; crichey(dflittlerock.org or Mark
Alderfer at 501.371.4875; malderfer littlerock.ora.
Planning Division: This request is located in River Mountain Planning District. The Land Use
Plan shows Transition (T) for this property. Transition is a land use plan designation that
provides for an orderly transition between residential uses and other more intense uses.
Transition was established to deal with areas which contain zoned residential uses and
nonconforming nonresidential uses. A Planned Zoning District is required unless the
application conforms to the Design Overlay standards. Uses that may be considered are low-
density multi -family residential and office uses if the proposals are compatible with quality of
life in nearby residential areas. The applicant has applied for a rezoning from 0-3 (General
Office District) to PCD (Planned Commercial District) to allow the construction of a new building
containing office, health studio and a florist shop. This request is within the Highway 10 Design
Overlay District.
Master Street Plan: To the south of the property is Cantrell Road, and it is shown as principal
arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This
street may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Highway 10. A Bike Path is to be a paved path
physically separate for the use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements and
the Highway 10 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 and east are 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. Do to the
utility substation being located on adjacent property to the east, KLR Properties is requesting
that the land use buffer requirement on the eastern property line be removed.
4. Requirements for landscaping in land use buffers shall be the same as perimeter
landscaping. One (1) tree and three (3) shrubs or vines shall be planted for every thirty
(30) linear feet of land use buffer.
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. See revised Site Plan
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). The
minimum size of an interior landscape area shall be one hundred fifty (150) square feet
for developments with one hundred fifty (150) or fewer parking spaces. 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. See revised Site Plan
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
8. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, September 7, 2016.
ITEM NO.: 8. Z -6488-A
NAME: KLR Properties Short -form PCD
LOCATION: located at 12400 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 September 7, 2016. The Office of Planning and
Development must receive the proof of notice no later than September 16, 2016.
2. Are there multiple trainers at this site? If so provide the number of trainers.
3. Provide the days and hours of operation for the various uses of the site.
4. Provide the number of cross fit clients served. Are there groups that are trained in a
session, provide the number of clients in the session and provide the number of sessions
per day.
5. Are there any outdoor activities associated with the cross fit business? If so provide the
location on the site plan.
6. Will there be a dumpster located on the site? If so provide the dumpster service hours.
Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday.
7. The Highway 10 DOD has development standards related to setbacks, landscaping and
lighting.
a. The minimum lot size is to be 2 acres.
b. The front yard setback is to be 100 feet.
c. The rear yard setback is to be 40 feet.
d. The side yard setback are to be 30 feet.
e. The front landscape strip is to be a minimum of 40 feet.
f. The perimeter landscape strips are to be 25 feet.
g. Landscaped areas are to have water sprinkler systems.
h. The landscape area is to include 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 42-inces above the
elevation of the adjacent street. Within the landscaped area trees must be
existing or planted at least every 20 -feet and be a minimum of 2 inches in
diameter.
i. Ground signage is limited to 6 -feet in height and 72 square feet in area.
j. Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
k. Curb cuts are limited to one curb cut per 300 feet and no curb cut closer to an
intersection than 100 feet.
8. Provide details of the proposed landscaping, berming along Cantrell Road. Staff
recommends the development provide a landscape berm and/or combination of berming
and landscaping.
9. Provide the proposed signage plan including the location, total height and total sign area.
10. Provide details of any proposed fencing to be located on the site. Include the location,
total height and construction materials.
11. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site.
12. Provide the building coverage proposed for the new construction. Provide the total
landscape area and the total paved area in square feet and percentages.
13. Provide the maximum building height proposed for the new construction. Will the building
be two (2) levels on the front and a single level on the rear?
Variance/Waivers:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be constructed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances
and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from AHTD, District
VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction.
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 pond and all
private drainage improvements is the responsibility of the owner.
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. The existing driveway or access easement is not located within the access easement
shown on the survey.
8. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
9. 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.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. A three phase power line exists on the
south side of Cantrell Rd. in front of this development. There do not appear to be any
existing conflicts with existing facilities. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Ener y: No comment received.
AT & T: No comment received.
Central Arkansas Water,. -
1 .
ater:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. 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.
3. 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 the private fire system.
4. 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.
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. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated
with a double detector check valve assembly. If additives are used, a reduced pressure
zone back flow preventer shall be required.
Fire Department:
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 Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25 Pinnacle
Mountain. We have no objection to planned zoning change. Provide pedestrian access from
the transit route in your final site design plans.
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;
crichey_C�li#tlerock.orq or Mark Alderfer at 501.371.4875; malderfer littlerock.or .
Planning Division: This request is located in River Mountain Planning District. The Land Use
Plan shows Transition (T) for this property. Transition is a land use plan designation that
provides for an orderly transition between residential uses and other more intense uses.
Transition was established to deal with areas which contain zoned residential uses and
nonconforming nonresidential uses. A Planned Zoning District is required unless the
application conforms to the Design Overlay standards. Uses that may be considered are low-
density multi -family residential and office uses if the proposals are compatible with quality of
life in nearby residential areas. The applicant has applied for a rezoning from 0-3 (General
Office District) to PCD (Planned Commercial District) to allow the construction of a new
building containing office, health studio and a florist shop. This request is within the Highway
10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road, and it is shown as principal
arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell
Road. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There js a Class I Bike Path shown along Highway 10. A Bike Path is to be a
paved path physically separate for the use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements
and the Highway 10 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 and east are 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. Requirements for landscaping in land use buffers shall be the same as perimeter
landscaping. One (1) tree and three (3) shrubs or vines shall be planted for every thirty
(30) linear feet of land use buffer.
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). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. 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 development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
Revised plaVRIan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, September 7, 2016.
FILE NO.: Z
NAME: KLR Properties Short -form PCD
LOCATION: Located at 12400 Cantrell Road
DEVELOPER:
KRL Properties
P.O. Box 21051
Little Rock, AR 72221
SURVEYOR:
Marlar Engineering Co.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
ENGINEER:
Lewis Architects Engineers
11225 Huron Lane, Suite 104
Little Rock, AR 72211
AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: 0-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PCD
PROPOSED USE: 0-3, General Office District uses, Health studio and spa and
Florist shop
VARIANCEMAIVERS: None requested.
FILE NO.: Z -6488-A Cont.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a rezoning from 0-3, General Office District to PCD,
Planned Commercial Development, to allow the development of the site with a
new multi -tenant building containing 14,000 square feet of floor area. The
applicant has indicated the facility will house the following uses:
■ 6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space.
■ 4,000 square feet: Silks A Bloom, permanent botanicals and creative
arrangements (Florist shop).
• 2,000 square feet: River City General Contractors, Inc. (General and
professional office).
■ 2,000 square feet: Shelled area (General and professional office).
Access to the site is proposed from a shared drive with the adjacent property to
the west. Parking is located in the front and rear of the proposed facility.
Parking, sidewalks, dumpster pad with enclosure are noted on the site plan.
B. EXISTING CONDITIONS:
The site is a wooded site located on the north side of Cantrell Road, Highway 10,
just west of the Pleasant Ridge Shopping Center. The property is zoned 0-3,
General Office District and is indicated as Transition on the Future Land Use
Plan. The site shares a drive with the property to the west which is developed
with an office building, Moore Mortgage Company. The Walton Heights
Subdivision is located to the north of this site. There is an Entergy Utility
Substation located to the east of the site and a church, St. Michael's Episcopal, is
located to the south of this site.
Cantrell Road is a four (4) lane road with a center turn lane. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site, the Piedmont Property
Owners Association and the Walton Heights-Candlewood Property Owners
Association were notified of the public hearing.
6
FILE NO.: Z -6488-A Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Cantrell Road in accordance with Section 31-175 of the Little
Rock Code of Ordinances and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
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 pond and all private drainage improvements is the responsibility of
the owner.
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. The existing driveway or access easement is not located within the access
easement shown on the survey.
8. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
9. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater, Sewer available to this project
Entergy: Entergy does not object to this proposal. A three phase power line
exists on the south side of Cantrell Road in front of this development. There do
not appear to be any existing conflicts with existing facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
9
FILE NO.: Z -6488-A (Cont.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. 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 the private fire system.
4. 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.
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. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
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 Planning* No comment.
12
FILE NO.: Z -6488-A Cont.
Rock Region Metro: Location is currently served by METRO on Route 25
Pinnacle Mountain. We have no objection to planned zoning change. Provide
pedestrian access from the transit route in your final site design plans.
F. ISSUES/TECHNICAL/DESIGN:
Buildin 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; cricheyplittlerock.org, or
Mark Alderfer at 501.371.4875; malderfer-.littlemgk.orq.
Plannin Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Transition (T) for this property. Transition is a land use
plan designation that provides for an orderly transition between residential uses
and other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses.
A Planned Zoning District is required unless the application conforms to the
Design Overlay standards. Uses that may be considered are low-density
multi -family residential and office uses if the proposals are compatible with
quality of life in nearby residential areas. The applicant has applied for a rezoning
from 0-3 (General Office District) to PCD (Planned Commercial District) to allow
the construction of a new building containing office, health studio and a florist
shop. This request is within the Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road, and it is shown
as principal arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Cantrell Road. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Highway 10. A Bike
Path is to be a paved path physically separate for the use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements and the Highway 10 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
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FILE NO.: Z -6488-A
(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 and east are 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. Requirements for landscaping in land use buffers shall be the same as
perimeter landscaping. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of land use buffer.
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). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. 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 development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the site was located within the Highway 10 Design Overlay District which had
specific development criteria related to setbacks, landscaped areas and signage.
Staff requested the applicant provide the proposed signage plan. Staff also
requested the applicant identify any areas of outdoor activities related to the
proposed cross fit user. Staff stated berming along Cantrell Road was
L
FILE NO.: Z -5488-A (Cont.
encouraged. Staff questioned the days and hours of operation for the users of
the development.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities at the site. Staff
requested the applicant provide a sketch grading and drainage plan. Staff stated
the City's Stormwater Detention Ordinance would apply to the development to
the site. Staff stated retaining wall design which exceeded 15 -feet in height
required a variance from the City's Land Alteration Ordinance.
Landscaping comments were addressed. Staff stated the Highway 10 Design
Overlay District required the placement of a 40 -foot landscape buffer along the
Cantrell Road frontage. Staff stated a land use buffer was required along the
northern and eastern perimeters where adjacent to residentially zoned property.
Staff stated a minimum of 70 -percent of the land use buffer was to remain
undisturbed. Staff stated screening was also required along the northern and
eastern perimeters. Staff stated an irrigation system was required to water
landscaped areas per the Highway 10 Design Overlay District.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
the comments raised at the August 31, 2016, Subdivision Committee meeting.
The applicant has provided the areas of outdoor activities and indicated the days
and hours of operation. The request includes a waiver of the required land use
buffer along the eastern perimeter, adjacent to the Entergy Electrical Substation.
The applicant has indicated all outdoor activity associated with the cross fit
portion of the development will take place behind the building.
The applicant is requesting a rezoning from 0-3, General Office District to PCD,
Planned Commercial Development, to allow the development of the site with a
new multi -tenant building containing 14,000 square feet of floor area.
The applicant has indicated the facility will house 6,000 square feet as a
personal training business (health studio and spa). This tenant will also
utilize 1,600 square feet of a proposed mezzanine space. The site plan
indicates 4,000 square feet of retail space for a florist shop. The plan includes
2,000 square feet of office space for a general and professional office user
and 2,000 square feet of space for a future quiet office user.
Access to the site is proposed from a shared drive with the adjacent property to
the west. Parking is located in the front and rear of the proposed facility. The
plan indicates the placement of 30 parking spaces in front of the building and an
additional 24 parking spaces behind the building. Parking for the health studio
7
FILE NO.: Z -6488-A Cont.
portion of the development would typically be thirty (30) parking spaces. The
commercial portion of the development would typically require thirteen
(13) parking spaces and ten (10) spaces to serve the office portion of the
development. The plan includes the placement of 54 parking spaces which
should be adequate to serve the development.
Signage is proposed to comply with the typical signage allowed within the
Highway 10 Design Overlay District. The plan indicates the placement of a
ground sign six (6) feet in height and 72 square feet in area. The sign will be
located within the landscape area along Cantrell Road. Building signage will be
limited to signage on the front facade, abutting Cantrell Road. The sign area will
be limited to ten (10) percent of the building fagade area along Cantrell Road.
The hours of operation for the cross fit portion of the development are Monday
through Friday from 5:00 am to 10:30 am and from 4:00 pm to 6:30 pm. There
are 40 clients to be served in sessions per day. There are five (5) trainers
associated with the business. The hours of operation for the remaining portion of
the development, the commercial and office, are from 7:00 am to 8:00 pm seven
(7) days per week.
The plan indicates the placement of a dumpster on the site plan. The dumpster
will be located within the rear parking area. The dumpster will be fully screened
per typical ordinance requirements (Section 36-523). The hours of dumpster
service will be limited to 7 am to 6 pm Monday through Friday.
The property is located within the Highway 10 DOD which has specific
development criteria related to setbacks, parcel size and landscaped areas. The
minimum lot size for a development per the Overlay is 2.0 -acres with a single
building to be located on 2 -acres. The property contains 2.97 -acres and is
proposed to be develop with a single building.
The front yard building setback per the Overlay is 100 -feet. The rear yard
building setback is to be 40 -feet and side yard building setbacks are to be
30 -feet. The plan as presented more than adequately provides the typically
required building setbacks to comply with the Overlay.
The front landscape strip is to be a minimum of 40 -feet. The perimeter
landscape strips are to be 25 -feet. The plan indicates landscaped areas which
comply with the typical Overlay standards. The western perimeter is a shared
access easement with the adjacent property. Landscaping along this perimeter
is not required due to the access easement. Landscaped areas are to have
water sprinkler systems.
The front yard landscape area is to include 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
42 -inches above the elevation of the adjacent street. The applicant has indicated
E:
FILE NO.: Z -6488-A Cont.
berms will be considered at the time of development of the site. Based on the
elevation and grade of the site berming will potentially not provide the desired
screening of the parking areas. Staff will work with the developer at the time of
building permit to achieve the best screening of the site in compliance with the
Overlay.
Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
The request includes a waiver of the land use buffer along the eastern perimeter
of the site adjacent to the Entergy Electrical Substation. The zoning ordinance
requires land use buffer when an adjacent property has a dissimilar use of a
more restrictive nature. The property to the east is zoned R-2, Single-family but
is not nor will the property be a residential use. The ordinance states a minimum
of seventy (70) percent of the buffer area is to remain undisturbed. The site plan
indicates the proper width of the buffer in this area but the applicant is requesting
a reduction in the undisturbed area to allow grading and allow the placement of a
drive accessing the rear parking area along the eastern side of the building.
Staff is supportive of the applicant's request. Staff feels the development and the
use mix as proposed by the applicant is appropriate.
1. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow a reduction in the
land use buffer along the eastern perimeter of the site abutting the Entergy
Electrical Substation.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow a reduction in the land use buffer along the eastern perimeter of the site
abutting the Entergy Electrical Substation. 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, 0 absent and 1 open position.
9