Loading...
HomeMy WebLinkAboutZ-7500-C Staff AnalysisSeptember 14, 2006 ITEM NO.: B.1 NAME: Rees Development Long -form PCD LOCATION: North of Cantrell Road, West of Pinnacle Valley Road DEVELOPER: Rees Development Company 12115 Hinson Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 24.37 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD and R-2 FILE NO.: Z -7500-C FT. NEW STREET: 0 Commercial, Office/Warehouse and Single-family Revised PCD Commercial VARIANCESIWAIVERS REQUESTED: None requested. The applicant submitted a request dated April 27, 2006, requesting this item be deferred to the June 22, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated April 27, 2006, requesting the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive of the deferral request. September 14, 2006 SUBDIVISION ITEM NO.: B.1 CONT FILE NO.: Z -7500-C 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: The applicant has failed to provide staff with the requested traffic study to determine the effected of the commercial development on the existing street network in the area. Staff recommends this item be deferred to the August 8, 2006, Public Hearing to allow the applicant additional time to provide the requested traffic study and allow staff time to review and provide recommendations based on their review. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had failed to provide staff with the requested traffic study to determine the effected of the commercial development on the existing street network in the area. Staff presented a recommendation the item be deferred to the August 3, 2006, Public Hearing to allow the applicant additional time to provide the requested traffic study and allow staff time to review the traffic study and provide recommendations based on their review. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: (August 3, 2006) The applicant has furnished staff with the requested traffic study. Staff has provided the applicant with their initial comments. The applicant is working to respond to the comments. Staff recommends this item be deferred to the September 14, 2006, public hearing to allow staff and the applicant additional time to review the study and resolve any outstanding issues associated with the request. PLANNING COMMISSION ACTION. (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had furnished staff with the requested traffic study. Staff stated they had provided the applicant with their initial comments. Staff stated the applicant was working to respond to the comments. Staff presented a recommendation of deferral of the item to the September 14, 2006, public 2 September 14, 2006 SUBDIVISION ITEM NO.: B.1 (CONT) FILE NO.: Z -7500-C hearing to allow staff and the applicant additional time to continue to work on resolving the remaining 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 9 ayes, 0 noes, and 2 absent. STAFF UPDATE: The applicant has not contacted staff since the previous public hearing to address staff concerns with the proposed site plan and the provided traffic study. Staff recommends this is item be withdrawn from consideration, without prejudice, to allow the applicant time to resolve the issues remaining with the request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had not contacted them since the previous public hearing to address staff's concerns with the proposed site plan and the provided traffic study. Staff presented a recommendation the item be withdrawn from consideration, without prejudice, to allow the applicant time to resolve the issues remaining 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 Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 3 September 14, 2006 ITEM NO.: B FILE NO.: LU06-01-02 Name: Land Use Plan Amendment - River Mountain Planning District Location: North of the Cantrell/Taylor Loop Intersection, south of Ison Creek Request: Transition to Mixed Office Commercial Source: Pat McGetrick, McGetrick & McGetrick PROPOSAL / REQUEST: The applicant requested this item be deferred on April 26, 2006. This deferral will be for six weeks until June 22, 2006. Staff is not opposed to the deferral. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of the applicant this item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: The applicant has no provided the required traffic study for Staff review. Staff can support no action other than deferral or withdrawal at this time. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant failed to provide the required traffic study and the item was placed on consent agenda for deferral to August 3, 2006. With a vote of 10 for, 0 against the consent agenda was approved. STAFF UPDATE: (August 3, 2006) Staff has made an initial review of a traffic study. Issues have been raised which the applicant must address prior to Public Hearing. Staff is therefore asking that this item be placed on Consent Agenda for deferral to September 14, 2006. PLANNING COMMISSION ACTION: (August 3, 2006) The item was placed on the consent agenda for deferral to September 14,2006 By a vote of 9 for, 0 against and 2 absent the consent agenda was approved. E September 14, 2006 ITEM NO.. B (CONT) FILE N4.: LUOS-01-02 STAFF UPDATE: (September 14, 2006) Staff has had no contact from the applicant on this item. Since it has been deferred previously and the inaction by the applicant. Staff recommends this item be withdrawn without prejudice. 3 ITEM NO.: 15.1 Z -7500-C NAME: Reese Revised Long -form PCD, located North of Cantrell Road LOCATION: West of 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Is advanced grading being requested as a part of the proposed development? 3. Provide details of the proposed uses and the proposed use mix of the indicated development. Provide a maximum square footage of commercial uses and a maximum square footage of restaurant uses for the site. 4. Provide details of proposed screening to be located to the west, east and north of the site including any proposed fencing, plantings and the treatment of the rears of the proposed buildings. 5. Provide details of the proposed mechanical treatment such as location and proposed screening. 6. The indicated site plan does not include and allow for pedestrian access through the site. Provide detailed pedestrian walkways and pedestrian tables to allow safe pedestrian access through the site. 7. Provide details of any proposed signage to be located within the development as well as signage proposed adjacent to Highway 10. All signage located within the development will need to be approved by the Commission as a part of the application request. The indicated buildings do not have public street frontage which typically does not allow signage. 8. Portions of the indicated dumpsters extend into the floodway. Relocate the affected dumpsters out of the indicated floodway and away from the residentially zoned properties. 9. The site plan indicates the placement of service bays adjacent to the residentially zoned properties. Provide details of the proposed screening mechanism for these service bays. 10. Provide details of the proposed retaining wall adjacent to the floodway including height and construction materials. 11. Indicate on the site plan any areas where existing trees are to be retained. 12. Any additional site lighting must be low level and directional, directed inward away from residentially zoned properties. Provide details of proposed site lighting to ensure the Highway 10 Design Overlay District is protected with regard to preservation of the scenic appearance of the corridor. 13. The western and northern walls are located adjacent to residentially zoned property. These walls have a large mass. Provide details of the proposed mechanism for breaking of this massing. Item # 15.1 14. During the site work, the required land use buffer and street buffer must be preserved. Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. 15. Directional signage must comply with the City Zoning Ordinance unless otherwise approved by the Planning Commission. 16. Provide a maximum building height in the general notes section of the proposed site plan. Variance/Waivers: Public Works Conditions: 1. Provide Traffic Study for generation of traffic on the property and adequacy of proposed main entrance. Indicate peak hour traffic figures for the high-intensity commercial establishments that already exist or will exist along the main entrance road. The study should also address the impact of possible future access from other adjacent properties including the development to the west currently on Planning Commission agenda. 2. The proposed access through a previously approved PCD to the south creates a major commercial access street with nine driveways along the main entrance road. The traffic study must show this potentially significant restriction to the free flow of traffic into and out of the proposed development. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. 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. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. 7. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. If encroachment is desired in the regulatory floodway, written approval should be obtained from FEMA prior to Planning Commission review. 9. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 10_ The entire western driveway should be constructed to a commercial street standard, similar to the first 260 feet, as constructed near the intersection of Cantrell Road and Taylor Loop Road. 11- Alteration of the water course of Isom Creek will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. Item # 15.1 12. Per Section 29-190(15), a minimum strip 25 feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet per second. The twenty five (25) foot strip shall be measured from the top of the bank. Provide a sketch grading and drainage plan showing detention area, creek centerline, proposed contours, and wooded areas, previously cleared areas, and limits of clearing. Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains located on the site. Relocation of existing sewer mains and a sewer extension may be required for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter. : No comment received. Center -Paint Ener : 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Two raw water lines cross this site within a 57.5 -foot wide waterline easement. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 57.5 -foot waterline easement. Paved parking and driveways are allowed. Fire_ Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional details. County Planning: No comment. CATA: Central Arkansas Transit request during the development of this parcel as part of the Pinnacle Village, located on Arkansas HWY 10 west of Pinnacle Valley Road, a bus turnout be included on westbound Highway 10 at Pinnacle Station (or adjacent to Walgreens). This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Highway 10. Item # 15.1 As an alternative, a paved shoulder with a width of 10 -feet or greater would also be sufficient to ensure a safe bus stop location. Planning Division_ This request is located in the River Mountain Planning District. The Land Use Plan shows Transition and Single Family for this property. The applicant has applied for a Planned Commercial District for a shopping center. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (File No. LU06-01-02). Master Street Plan: Cantrell Road, Taylor Loop 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. Taylor Loop (east) is scheduled for some street improvements as a result of the most recent Bond Election. 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 Neighborhood Plan does not have any significant objectives related to this application. However the Plan does recommend vigorous enforcement for hillside protection and preservation of trees. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Property to the north, east and west of the proposed development is zoned residential; therefore, the zoning ordinance requires a fifty (50') foot wide land use buffer. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. This is a requirement of the zoning/buffer ordinance. This area is also applicable to the Scenic Highway 10 Overlay District requirements. 3. The southern perimeter of the site must provide a minimum twenty-five foot (25) wide land use buffer where adjacent to commercially zoned property. This is a requirement of the Highway 10 Overlay District. Where adjacent to residentially zoned or used property the minimum buffer requirement is fifty (50) feet. Easements cannot count toward fulfilling this requirement. 4. The street buffer along Highway 10 must be an average of fifty feet (50) and in no case be less than forty feet (40). This is a requirement of the zoning/buffer ordinance and the Highway 10 Overlay District. 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, eastern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Item # 15.1 6. The landscape ordinance requires a minimum of 8 % of the paved areas to be landscaped with interior islands that must be a minimum of three hundred (300) square feet in area to receive credit towards fulfilling landscape ordinance requirements. 7. These islands are to be evenly distributed throughout the site. 8. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 15.1