Loading...
HomeMy WebLinkAboutZ-7436-A Staff AnalysisJune 22, 2006 ITEM NO.: D.1 NAME: Cantrell/Pinnacle Valley Revised Short -form PCD FILE NO.: Z -7436-A LOCATION: Located on the Northeast corner of Cantrell Road and Pinnacle Valley Road DEVELOPER: Collier -Dickson Flake Partners 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER. White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.18 Acres CURRENT ZONING NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF PCD and R-2, Single-family ALLOWED USES: Mini -warehouse development and a strip commercial center and Single-family residential RO POSED ZONING: Revised PCD PROPOSED USE: Restaurant site, Mini -warehouse development and a strip commercial center VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2003, established the Lusk Long -form PCD. The request included a rezoning and the creation of a three lot plat for the proposed development of a strip retail center and a mini -warehouse development on Lots 2 and 3, while Lot 1 was designated for future development. Lot 2 contained a 19,900 square foot retail building (0-3, General Office District uses as allowable uses and the listed Accessory uses within the 0-3 zoning designation with no limits placed on the Accessory uses). Lot 3 was designated for 88,000 square feet of mini -warehouse in eight buildings and a 1,800 square foot office/residence. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) _ FILE NO.: Z -7436-A The three lots would be served by one curb cut off Cantrell Road. The driveway was approximately midway between Candlewood Drive and Pinnacle Valley Road. The development does not abut Candlewood Drive to the east. A strip of land not owned by the applicant approximately 30 -feet in width is between Candlewood Drive and the eastern boundary of the development. A. PROPOSAL/REQUEST- The applicant is now proposing to revise the previously approved PCD to allow Lot 1 to develop with a restaurant facility. The revision also includes a lot located in the Pine Mountain Subdivision to allow access to Pinnacle Valley Road via Pine Mountain Drive. This will allow traffic to utilize the existing traffic signal for protected left turns onto Cantrell Road. The site plan indicates the construction of a 5,000 square foot restaurant facility with a drive-through. Access to the lot is through a shared drive located east of the site on Lot 2 of the subdivision. B. EXISTING CONDITIONS: The site contains a strip retail center and mini -warehouse buildings along the northern perimeter. The area of the expanded PCD is currently vacant and was graded with the previous phase of development. A landscape company is located to the north of the site ,in a converted single-family residence. To the west of the site is a single-family subdivision with homes fronting onto Pine Mountain Road. To the east of the site is the Candlewood Shopping Center (Kroger, Superior Bank, Sonic). To the south of the site is vacant property with a large drainage ditch. There is a mini -warehouse development located south and east of the proposed development and a PCD for a commercial shopping center and a PD -C for a carwash are also located to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester-Heatherbrae and the Westbury Neighborhood Associations, the Pankey Improvement Association and the Secluded Hills Property Owners Association, along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -7436-A D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide the design. of Pine Mountain Drive, Pinnacle Valley Road, and Cantrell Road conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. Specifically construct curb, gutter, and right turn lane on Cantrell Road to Pinnacle Valley Road and construct 5 foot sidewalk on Pinnacle Valley Road. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Access should be provided for the property(ies) located to the north. 4. The proposed land use would classify Pine Mountain Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-.1817 (Derrick Bergfield). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan if proposed other than the current location to the east. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 3 June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. FILE NO.: Z -7436-A Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) may be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. Count Plannin : No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial district for restaurant. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU06-01-01). Master Street Plan: Cantrell Road and Pinnacle Valley Road are both shown as Arterials on the plan. The primary function of an arterial is to move vehicles and goods in and through the city. Pinnacle Valley Road is not constructed to standard. Currently there are not funds to improve either road. However as a result of this reclassification additional right-of-way and street improvements may be required for one or both of the roads. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class I Route along Taylor Loop Creek to the west. Citv Recoanized Neighborhood Action Plan: The site is in the River Mountain Neighborhood Plan Area. The Plan calls for the installation sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300, which would include this property. It goes on to recommend the construction of sidewalks with all developments. The Plan recommends the Preserve the Highway 10 Design Overlay District, with vigorous enforcement of hillside and tree preservation ordinances. These recommendations affect the design more than the proposed use. CI June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. FILE NO.: Z -7436-A Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 3. Berming is encouraged along Scenic Highway 10. 4. Along the northern perimeter of the site, adjoining the proposed parking lot, the buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site, north of the proposed parking lot. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated there appeared to be a conflicting traffic movement from the drive-thru facility and the parking lot traffic. Staff also stated the site plan indicated a total of 71 parking spaces; more than adequate to, meet the typically minimum parking required for a restaurant. Staff questioned the days and hours of operation for the proposed facility and noted the dumpster should be relocated away from the residential homes located to the northwest. Public Works comments were addressed. Staff stated the proposed development would require street improvements per the Master Street Plan. Staff stated Pine Mountain Drive would be classified as a Commercial street adjacent to the proposed parking lot and requested a dedication of 30 -feet of right-of-way, from the centerline, along the property frontage. Staff also stated the storm water detention ordinance would apply to the proposed development and a grading permit would be required prior to development. 6y June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. FILE NO.: Z -7436-A Landscaping comments were addressed. Staff stated the indicated buffers along the perimeters of the site were less than the 25 -foot average width required by the Highway 10 Design Overlay District. Staff also stated the northern perimeter of the site, adjoining the residentially zoned property would require screening. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 site plan to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has redesigned the drive-through facility to reduced conflicting traffic movements, relocated the dumpster away from the residential property located to the north and provided the days and hours of operation for the facility. The applicant has indicated screening along the northern perimeter of the site adjacent to the residentially zoned property. The applicant is proposing the days and hours of operation from 7:00 am to 12:00 am daily. The dumpster hours of service have been limited to 7:00 am to 7:00 pm. The proposal is for the placement of a restaurant facility on this previously established lot containing 1.35 acres. The total building area proposed is 5,000 square feet with an 8.50 percent building coverage. The total landscaped area proposed is 23,500 square feet or 39.96 percent of the site. The maximum building height proposed is 35 -feet. The site plan indicates the placement of 58 parking spaces. The typical minimum parking required for a restaurant development would be 50 parking spaces. Signage is proposed consistent with signage allowed per the Highway 10 Design Overlay District. A single ground mounted sign not to exceed six feet in height and seventy-two square feet in area is proposed within the front yard landscaped area. Building signage will not exceed signage typically allowed in commercial zones or a maximum of ten percent of the facade area located adjacent to Cantrell Road. The building has been designed so that menu and order board are located where orders are taken along the eastern side of the building with the menu and order board speaker directed to Cantrell Road. The applicant has indicated the menu and order board will be screened per typical minimum ordinance standards and the volume will be such that the sound is not audible from the nearby homes. Staff feels with the placement of the menu and order board as proposed the 0 June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. FILE NO.: Z -7436-A sound will be deflected away from the homes causing less intrusion into the neighborhood. The site plan has indicated a reduced buffer along the northern perimeter of the site. The site plan indicates the placement of a 25 -foot landscape strip along the northern perimeter where abutting single-family zoned property but in the area the site abuts a non-residential use the landscape strip drops below the 25 -foot minimum required by the Highway 10 Design Overlay District. The areas to the east and west also do not meet the 25 -foot minimum average. A large portion of the area to the west is located adjacent to a street and property owned by the County. The area to the east is adjacent to an access and utility easement. Staff is supportive of the reduced buffers in these areas. Typically, adjacent to a street right-of-way the street buffer may be reduced to 15 -feet and buffers are not typically required if the area serves as an access and utility easement. The site plan indicates the 40 -foot landscape strip along Cantrell Road as typically required by the Highway 10 Design Overlay District. The redesigned plan indicates an access from this site to Pine Mountain Road by the removal of an existing single-family home. The access has been indicated with parking located along the south side of the drive to serve as employee parking only. Although staff typically has concerns with cars backing into a service drive, staff's concerns are minimized in this case with the limited number of parking spaces and the allowance of employee parking only. Staff is supportive of the applicant's request. The site is located within a Commercial Node extending along Cantrell Road from Highland Drive on the east to Taylor Loop Road on the west. Staff feels the development of the site as a restaurant use, if properly screened from the adjoining single-family homes; will have minimal impact on the area. Staff feels with limits placed on the dumpster service hours and the placement of the menu and order board as proposed the sound will be lessened by the travel noise along Cantrell Road. In addition, staff feels allowing access to Pinnacle Valley Road via Pine Mountain Road will assist the development and provide better protection for motorists wishing to travel east bound on Cantrell Road. To staff's knowledge there are no outstanding issues associated with the request. 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 above agenda staff report. 7 June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -7436-A PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated March 15, 2006, requesting a deferral of the item to the May 11, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. [.*11F_199to1&197_,19:i Staff recommends this item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Commissioner Adcock questioned how this application was different than an application filed with the Commission a few months ago which staff did not support. Staff stated the previous application was not located in a commercial node and was located within an area identified as single-family on the Future Land Use Plan. Mr. Joe White addressed the Commission on behalf of the applicant. He stated he had worked with staff to address their concerns related to the driveway placement, the dumpster location and the order board. He stated the house to be removed was the first house on Pine Mountain Road which would limit the impact on the remaining .11 June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -7436-A residential homes along the street. He stated he felt the removal of the structure would allow safer traffic movements for the proposed development. Mr. Jim Greenfiled addressed the Commission in opposition of the access to Pine Mountain Road. He stated the development would cause traffic conflicts and increased traffic on Pinnacle Valley Road. He stated the intersection of the proposed drive and Pinnacle Valley Road was to close and there would be a number of accidents based on the configuration. Mr. Robert Nlowo addressed the Commission in opposition of the request. He stated his home was located at 14 Pine Mountain Road. He stated to remove an existing home and place a commercial drive so near the homes would disrupt the residents quality of life. He stated there were a number of restaurants located along Cantrell Road and the area did not need another so close to the exiting homes. He stated existing the neighborhood was difficult without a commercial use on the corner. He stated he could not imagine if a commercial use were allowed access to the residential street how residents would be able to exit their neighborhood. Mr. Tom Anderson addressed the Commission in opposition of the request. He stated he was representing the homeowners of Pine Mountain Road. He stated he owned the home located just north of the proposed driveway. He stated his long term plan was to move his daughter into the home with her family. He stated there were 13 homes located on Pine Mountain Road five of which were rental units. He stated the allowance of the driveway would disrupt the neighborhood and create traffic problems. He stated the noise generated from a restaurant would reduce the quality of life of the residents. He stated the intersection of Cantrell Road and Pinnacle Valley Road was a dangerous intersection and he felt to increase the traffic in this intersection would create a dangerous situation. He stated there were a number of vacant properties for sale along Cantrell Road which could be developed for the proposed use which would not interfere with a residential neighborhood. He stated the neighborhood opposed the development due to the noise, the traffic and the disruption to the neighborhood. Mr. Joe White stated the developers were working to minimize the impacts on the adjoining homes. He stated the developers and staff felt the second access important to keep traffic out of the intersection of Cantrell and Pinnacle Valley Roads. He stated with the placement of the access drive would allow MEMS, who was operating a facility from the home located across the street from the proposed drive, an access should the intersection be blocked. He stated from a safety stand point the second access was necessary. He stated the drive did meet the distance requirements of the City for placement per minimum ordinance standards. There was a general discussion concerning the access drive and the need for the drive. Staff stated they felt the drive was important to facilitate traffic flows and circulation in the area. Commissioner Rahman questioned the required parking and the proposed parking along the access drive. Mr. White stated with the placement of the proposed .01 June 22, 2006 SUBDIVISION ITEM NO.: D.1 Cont. FILE NO.: Z -7436-A parking along the access the drive would get the minimum numbers where they should be and the parking would be employee parking only. There was a general discussion concerning the location of the menu board and the protection of the nearby residents. Mr. White stated the board would be screened and the volume would be such that it did not interfere with the residents. The Commission also questioned Mr. White as to if striping and a left turn only out of the drive would be constructed to reduce exits on to Pine Mountain Rod entering the neighborhood. Mr. White stated if there was a problem this could be provided. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. 10 ITEM NO_: 18 Z -7436-A NAME: Cantrell/Pinnacle Valley Revised Short -form PCD LOCATION: located on the Northeast corner of Cantrell Road and Pinnacle Valley Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. There appears to be conflicting traffic movements from the drive-thru facility and the parking lot traffic. 3. Provide a note concerning the required screening of the dumpster on the site plan. 4. Will the drive accessing Pine Mountain Drive be utilized by the property located to the north and east of this site? Label the indicated drives as cross access easements if this is the intent of the development. What access will be provided to the property located to the north? 5. Provide details of the proposed signage. The Highway 10 Design Overlay District typically does not allow signage larger than six feet in height and seventy-two square feet in area for a single development. 6. The total building coverage has been indicated in the general notes section of the proposed site plan; 8.50 percent. Please provide the total area and percentage designated for landscaping. 7. The site plan indicates the placement of a building footprint with a maximum of 5,000 square feet and 71 parking spaces. A restaurant development would typically require the placement of 50 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking required. 8. The indicated landscaping strips do not appear the meet the 25 -foot average required by the Highway 10 Design Overlay District. Dimension all landscaped areas around the perimeter of the site and verify the average can be met as proposed. Will a minimum of seventy percent of the buffer remain in an undisturbed state where abutting residentially zoned or used property? Indicate the location(s) on the site plan where buffers will be disturbed. 9. One corner of the proposed front parking appears to be located within the required 40 -foot front landscape strip. Please remove this intrusion. 10. Provide the days and hours of operation in the general notes section of the proposed site plan. 11. Provide the maximum building height in the general notes section of the proposed site plan. 12.The dumpster has been located adjacent to single-family homes. Relocate the dumpster on the site away from the residential homes. Will there be limits placed on Item # 18.1. the dumpster service hours? If so indicate a note in the general notes section of the proposed site plan. 13. Is there any fencing being proposed as a part of the development? Provide the location of any proposed fencing on the site plan along with a note concerning construction material and height. 14. Any site lighting must comply with the Highway 10 Design Overlay District including parking lot lighting that is designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway 10 corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhood. Variance/Waivers: None requested. Public Works Conditions: 1. With the site development, provide the design of Pine Mountain Drive, Pinnacle Valley Road, and Cantrell Road conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. Specifically construct curb, gutter, and right turn lane on Cantrell Road to Pinnacle Valley Road and construct 5 foot sidewalk on Pinnacle Valley Road. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Access should be provided for the property(ies) located to the north. 4. The proposed land use would classify Pine Mountain Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed- location roposedlocation for storm water detention facilities on the plan if proposed other than the current location to the east. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Item # 18.1. Enter Center -Point Ener : SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) may be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 18.1. Additional Landscaping Comments: 18.1 Cantrel"innaele Valley (Z -7436-A) Site plan must comply with the cities minimal landscape and buffer minimal ordinance requirements. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. Berming is encouraged along Scenic Highway 10. Along the northern perimeter of the site, adjoining the proposed parking lot, the buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site, north of the proposed parking lot. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, 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 preserving trees of six (6) inch caliper or larger. ITEM NO.: 18.1 NAME: Cantrell/Pinnacle Valley Revised Short -form PCD Z -7436-A LOCATION: located on the Northeast corner of Cantrell Road and Pinnacle Valley Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. There appears to be conflicting traffic movements from the drive-thru facility and the parking lot traffic. 3. Provide a note concerning the required screening of the dumpster on the site plan. 4. Will the drive accessing Pine Mountain Drive be utilized by the property located to the north and east of this site? Label the indicated drives as cross access easements if this is the intent of the development. What access will be provided, to the property located to the north? 5. Provide details of the proposed signage. The Highway 10 Design Overlay District typically does not allow signage larger than six feet in height and seventy-two square feet in area for a single development. 6. The total building coverage has been indicated in the general notes section of the proposed site plan; 8.50 percent. Please provide the total area and percentage designated for landscaping. 7. The site plan indicates the placement of a building footprint with a maximum of 5,000 square feet and 71 parking spaces. A restaurant development would typically require the placement of 50 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking required. 8. The indicated landscaping strips do not appear the meet the 25 -foot average required by the Highway 10 Design Overlay District. Dimension all landscaped areas around the perimeter of the site and verify the average can be met as proposed. Will a minimum of seventy percent of the buffer remain in an undisturbed state where abutting residentially zoned or used property? Indicate the location(s) on the site plan where buffers will be disturbed. 9. One corner of the proposed front parking appears to be located within the required 40 -foot front landscape strip. Please remove this intrusion. 10. Provide the days and hours of operation in the general notes section of the proposed site plan. 11. Provide the maximum building height in the general notes section of the proposed site plan. 12.The dumpster has been located adjacent to single-family homes. Relocate the dumpster on the site away from the residential homes. Will there be limits placed on Item # 18.1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. the dumpster service hours? If so indicate a note in the general notes section of the proposed site plan. 13. Is there any fencing being proposed as a part of the development? Provide the location of any proposed fencing on the site plan along with a note concerning construction material and height. 14.Any site lighting must comply with the Highway 10 Design Overlay District including parking lot lighting that is designed and located in such manner so as not to disturb the scenic appearance preserved in the Highway 10 corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhood. Variance/Waivers: None requested. Public Works Conditions: With the site development, provide the design of Pine Mountain Drive, Pinnacle Valley Road, and Cantrell Road conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. Specifically construct curb, gutter, and right turn lane on Cantrell Road to Pinnacle Valley Road and construct 5 foot sidewalk on Pinnacle Valley Road. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Access should be provided for the property(ies) located to the north. The proposed land use would classify Pine Mountain Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. All driveways shall be concrete aprons per City Ordinance. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan if proposed other than the current location to the east. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Item # 18.1. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) may be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning,: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: I-andscam Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 18.1. FILE NO.: Z -7436-A NAME: Cantrell/Pinnacle Valley Revised Short -form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Pinnacle Valley Road DEVELOPER: Collier -Dickson Flake Partners 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.18 Acres CURRENT ZONING NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF PCD and R-2, Single-family ALLOWED USES: Mini -warehouse development and a strip commercial center and Single-family residential PROPOSED ZONING: Revised PCD PROPOSED USE: Restaurant site, Mini -warehouse development and a strip commercial center VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2003, established the Lusk Long -form PCD. The request included a rezoning and the creation of a three lot plat for the proposed development of a strip retail center and a mini -warehouse development on Lots 2 and 3, while Lot 1 was designated for future development. Lot 2 contained a 19,900 square foot retail building (0-3, General Office District uses as allowable uses and the listed Accessory uses within the 0-3 zoning designation with no limits placed on the Accessory uses). Lot 3 was designated for 88,000 square feet of mini -warehouse in eight buildings and a 1,800 square foot office/residence. FILE NO.: Z -7436-A (Cont. The three lots would be served by one curb cut off Cantrell Road. The driveway was approximately midway between Candlewood Drive and Pinnacle Valley Road. The development does not abut Candlewood Drive to the east. A strip of land not owned by the applicant approximately 30 -feet in width is between Candlewood Drive and the eastern boundary of the development. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved PCD to allow Lot 1 to develop with a restaurant facility. The revision also includes a lot located in the Pine Mountain Subdivision to allow access to Pinnacle Valley Road via Pine Mountain Drive. This will allow traffic to utilize the existing traffic signal for protected left turns onto Cantrell Road. The site plan indicates the construction of a 5,000 square foot restaurant facility with a drive-through. Access to the lot is through a shared drive located east of the site on Lot 2 of the subdivision. B. EXISTING CONDITIONS: The site contains a strip retail center and mini -warehouse buildings along the northern perimeter. The area of the expanded PCD is currently vacant and was graded with the previous phase of development. A landscape company is located to the north of the site in a converted single-family residence. To the west of the site is a single-family subdivision with homes fronting onto Pine Mountain Road. To the east of the site is the Candlewood Shopping Center (Kroger, Superior Bank, Sonic). To the south of the site is vacant property with a large drainage ditch. There is a mini -warehouse development located south and east of the proposed development and a PCD for a commercial shopping center and a PD -C for a carwash are also located to the southeast. C. NEIGHBORHOOD COMMENTS.- As OMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester-Heatherbrae and the Westbury Neighborhood Associations, the Pankey Improvement Association and the Secluded Hills Property Owners Association, along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide the design of Pine Mountain Drive, Pinnacle Valley Road, and Cantrell Road conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. Specifically construct 2 FILE NO.: Z -7436-A (Cont. curb, gutter, and right turn lane on Cantrell Road to Pinnacle Valley Road and construct 5 foot sidewalk on Pinnacle Valley Road. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Access should be provided for the property(ies) located to the north. 4. The proposed land use would classify Pine Mountain Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan if proposed other than the current location to the east. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) may be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. 3 FILE NO.: Z -7436-A (Cont. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial district for restaurant. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU06-01-01). Master Street Plan: Cantrell Road and Pinnacle Valley Road are both shown as Arterials on the plan. The primary function of an arterial is to move vehicles and goods in and through the city. Pinnacle Valley Road is not constructed to standard. Currently there are not funds to improve either road. However as a result of this reclassification additional right-of-way and street improvements may be required for one or both of the roads. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class I Route along Taylor Loop Creek to the west. City Recognized Neighborhood Action Plan: The site is in the River Mountain Neighborhood Plan Area. The Plan calls for the installation sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300, which would include this property. It goes on to recommend the construction of sidewalks with all developments. The Plan recommends the Preserve the Highway 10 Design Overlay District, with vigorous enforcement of hillside and tree preservation ordinances. These recommendations affect the design more than the proposed use. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 3. Berming is encouraged along Scenic Highway 10. 4. Along the northern perimeter of the site, adjoining the proposed parking lot, the buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed. rd FILE NO.: Z -7436-A (Cont. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site, north of the proposed parking lot. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated there appeared to be a conflicting traffic movement from the drive-thru facility and the parking lot traffic. Staff also stated the site plan indicated a total of 71 parking spaces; more than adequate to meet the typically minimum parking required for a restaurant. Staff questioned the days and hours of operation for the proposed facility and noted the dumpster should be relocated away from the residential homes located to the northwest. Public Works comments were addressed. Staff stated the proposed development would require street improvements per the Master Street Plan. Staff stated Pine Mountain Drive would be classified as a Commercial street adjacent to the proposed parking lot and requested a dedication of 30 -feet of right-of-way, from the centerline, along the property frontage. Staff also stated the storm water detention ordinance would apply to the proposed development and a grading permit would be required prior to development. Landscaping comments were addressed. Staff stated the indicated buffers along the perimeters of the site were less than the 25 -foot average width required by the Highway 10 Design Overlay District. Staff also stated the northern perimeter of the site, adjoining the residentially zoned property would require screening. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 site plan to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has redesigned the drive-through facility to reduced conflicting traffic movements, 5 FILE NO.: Z -7436-A (Cont. relocated the dumpster away from the residential property located to the north and provided the days and hours of operation for the facility. The applicant has indicated screening along the northern perimeter of the site adjacent to the residentially zoned property. The applicant is proposing the days and hours of operation from 7:00 am to 12:00 am daily. The dumpster hours of service have been limited to 7:00 am to 7:00 pm. The proposal is for the placement of a restaurant facility on this previously established lot containing 1.35 acres. The total building area proposed is 5,000 square feet with an 8.50 percent building coverage. The total landscaped area proposed is 23,500 square feet or 39.96 percent of the site. The maximum building height proposed is 35 -feet. The site plan indicates the placement of 58 parking spaces. The typical minimum parking required for a restaurant development would be 50 parking spaces. Signage is proposed consistent with signage allowed per the Highway 10 Design Overlay District. A single ground mounted sign not to exceed six feet in height and seventy-two square feet in area is proposed within the front yard landscaped area. Building signage will not exceed signage typically allowed in commercial zones or a maximum of ten percent of the facade area located adjacent to Cantrell Road. The building has been designed so that menu and order board are located where orders are taken along the eastern side of the building with the menu and order board speaker directed to Cantrell Road. The applicant has indicated the menu and order board will be screened per typical minimum ordinance standards and the volume will be such that the sound is not audible from the nearby homes. Staff feels with the placement of the menu and order board as proposed the sound will be deflected away from the homes causing less intrusion into the neighborhood. The site plan has indicated a reduced buffer along the northern perimeter of the site. The site plan indicates the placement of a 25 -foot landscape strip along the northern perimeter where abutting single-family zoned property but in the area the site abuts a non-residential use the landscape strip drops below the 25 -foot minimum required by the Highway 10 Design Overlay District. The areas to the east and west also do not meet the 25 -foot minimum average. A large portion of the area to the west is located adjacent to a street and property owned by the County. The area to the east is adjacent to an access and utility easement. Staff is supportive of the reduced buffers in these areas. Typically, adjacent to a street right-of-way the street buffer may be reduced to 15 -feet and buffers are not typically required if the area serves as an access and utility easement. The site plan indicates the 40 -foot landscape strip along Cantrell Road as typically required by the Highway 10 Design Overlay District. IV FILE NO.: Z -7436-A (Cont. The redesigned plan indicates an access from this site to Pine Mountain Road by the removal of an existing single-family home. The access has been indicated with parking located along the south side of the drive to serve as employee parking only. Although staff typically has concerns with cars backing into a service drive, staff's concerns are minimized in this case with the limited number of parking spaces and the allowance of employee parking only. Staff is supportive of the applicant's request. The site is located within a Commercial Node extending along Cantrell Road from Highland Drive on the east to Taylor Loop Road on the west. Staff feels the development of the site as a restaurant use, if properly screened from the adjoining single-family homes, will have minimal impact on the area. Staff feels with limits placed on the dumpster service hours and the placement of the menu and order board as proposed the sound will be lessened by the travel noise along Cantrell Road. In addition, staff feels allowing access to Pinnacle Valley Road via Pine Mountain Road will assist the development and provide better protection for motorists wishing to travel east bound on Cantrell Road. To staff's knowledge there are no outstanding issues associated with the request. 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 above agenda staff report. LANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated March 15, 2006, requesting a deferral of the item to the May 11, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. 7 FILE NO.: Z -7436-A (Cont. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (J U N E 22, 2006) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Commissioner Adcock questioned how this application was different than an application filed with the Commission a few months ago which staff did not support. Staff stated the previous application was not located in a commercial node and was located within an area identified as single-family on the Future Land Use Plan. Mr. Joe White addressed the Commission on behalf of the applicant. He stated he had worked with staff to address their concerns related to the driveway placement, the dumpster location and the order board. He stated the house to be removed was the first house on Pine Mountain Road which would limit the impact on the remaining residential homes along the street. He stated he felt the removal of the structure would allow safer traffic movements for the proposed development. Mr. Jim Greenfiled addressed the Commission in opposition of the access to Pine Mountain Road. He stated the development would cause traffic conflicts and increased traffic on Pinnacle Valley Road. He stated the intersection of the proposed drive and Pinnacle Valley Road was to close and there would be a number of accidents based on the configuration. Mr. Robert Nlowo addressed the Commission in opposition of the request. He stated his home was located at 14 Pine Mountain Road. He stated to remove an existing home and place a commercial drive so near the homes would disrupt the residents quality of life. He stated there were a number of restaurants located along Cantrell Road and the area did not need another so close to the exiting homes. He stated existing the neighborhood was difficult without a commercial use on the corner. He stated he could not imagine if a commercial use were allowed access to the residential street how residents would be able to exit their neighborhood. Mr. Tom Anderson addressed the Commission in opposition of the request. He stated he was representing the homeowners of Pine Mountain Road. He stated he owned the home located just north of the proposed driveway. He stated his long term plan was to 9 FILE NO.: Z -7436-A (Cont. move his daughter into the home with her family. He stated there were 13 homes located on Pine Mountain Road five of which were rental units. He stated the allowance of the driveway would disrupt the neighborhood and create traffic problems. He stated the noise generated from a restaurant would reduce the quality of life of the residents. He stated the intersection of Cantrell Road and Pinnacle Valley Road was a dangerous intersection and he felt to increase the traffic in this intersection would create a dangerous situation. He stated there were a number of vacant properties for sale along Cantrell Road which could be developed for the proposed use which would not interfere with a residential neighborhood. He stated the neighborhood opposed the development due to the noise, the traffic and the disruption to the neighborhood. Mr. Joe White stated the developers were working to minimize the impacts on the adjoining homes. He stated the developers and staff felt the second access important to keep traffic out of the intersection of Cantrell and Pinnacle Valley Roads. He stated with the placement of the access drive would allow MEMS, who was operating a facility from the home located across the street from the proposed drive, an access should the intersection be blocked. He stated from a safety stand point the second access was necessary. He stated the drive did meet the distance requirements of the City for placement per minimum ordinance standards. There was a general discussion concerning the access drive and the need for the drive. Staff stated they felt the drive was important to facilitate traffic flows and circulation in the area. Commissioner Rahman questioned the required parking and the proposed parking along the access drive. Mr. White stated with the placement of the proposed parking along the access the drive would get the minimum numbers where they should be and the parking would be employee parking only. There was a general discussion concerning the location of the menu board and the protection of the nearby residents. Mr. White stated the board would be screened and the volume would be such that it did not interfere with the residents. The Commission also questioned Mr. White as to if striping and a left turn only out of the drive would be constructed to reduce exits on to Pine Mountain Rod entering the neighborhood. Mr. White stated if there was a problem this could be provided. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. 9