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HomeMy WebLinkAboutZ-7603-C Staff Analysis: Z -7603-C NAME: 14910 Cantrell Road Short -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Steve Hockersmith 14910 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.2 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD Restaurant Development FT. NEW STREET: 0 LF VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND: On June 22, 2006, the Little Rock Planning Commission denied a request to rezone this site along with additional area located to the west of this site from POD and R-2 to PCD. The proposal was to allow a four lot subdivision with a combination of sit-down and drive-thru restaurants. The lots varied in size from 1.3 acres to 2.5 acres. The restaurants ranged from 4,100 square feet to 7,200 square feet. A cul-de-sac was to be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer requested the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40 -foot access and utility easement was proposed from the cul-de-sac to a property located to the east of the site. This site was approved as a PCD to allow the FILE NO.: Z -7603-C (Cont. construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east would allow circulation between developments and limit the need for vehicles to access Cantrell Road from the site. A. PROPOSAL: The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots. The applicant is requesting a rezoning from R-2 to PCD to allow the property to be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft:), School (public or denominational), Service station. The site plan indicates two buildings will be constructed on the site. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the property located to the west proposed for future development of office and commercial uses. B. EXISTING CONDITIONS: The site contains an occupied single-family home. To the west of the site is property zoned POD to allow the future development of an office/commercial development which is the area of the original application request. The homes have been removed. To the east of the site is the Wal -Greens development and Catfish City is located further east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R-2, Single-family. 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, the Pinnacle Neighborhood 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. '2 914:a01WW 1^011Idsi] 11111116TO" D. ENGINEERING COMMENTS: Pi ihlir. Wnrkc- 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. A 5 foot sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and access easements. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. A variance is required to be obtained for grading of lots without imminent construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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). 8. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway location on Highway 10 provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. All proposed landscaping and signage should be considered in certification. The proposed driveway (60 foot access easement and Cantrell Road) maybe re -designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must to be provided to eliminate left turn movements into and out of driveway. 9. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 10. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb. 3 FILE NO.: Z -7603-C (Cont. 11. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Eneray: No comment received. AT & T: 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 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 Mixed Use for this property. The applicant has applied for a Short form PCD requesting a rezone of this site from R-2, Single Family to Planned Commercial Development to allow the creation of four lots and the placement of a restaurant facility on each of the lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within M FILE NO.: Z -7603-C (Cont. urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: A Class I route is shown on Taylor Loop. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal has these objectives relevant to this case: Preserve the Highway 10 Design Overlay District and Promote vigorous enforcement of Landscaping and Excavation Ordinances. These objectives could affect the application thorough proper landscaping and screening. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the northern perimeter abutting residential property is less than the thirty-four (34') feet minimum requirement. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The property to the north is zoned residential; therefore, 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. 4. This project is being reviewed as a whole; therefore, all comments will apply for each building permit obtained. 5. Berming is encouraged along Scenic Highway 10. 6. The proposed land use buffer along the northern and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 7. A portion of the proposed parking lot encroaches into the forty (40') feet wide Highway 10 Overlay District requirement. 8. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 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. 5 FILE NO.: Z -7603-C (Cont. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. The Commission questioned why the application request was being considered. Commissioner Yates stated the application was the exact application which was recently denied by the Commission. He stated according to the Commission's By-laws the Commission could not consider the application request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. STAFF UPDATE: (October 5, 2006) This item was presented to the Subdivision Committee by staff at their October 5, 2006, committee meeting. Staff stated the applicant had submitted a revised plan to staff eliminating the western portion of the proposed development thus creating a substantially different application request. Staff stated they, would work with the applicant to address concerns related to the proposed site plan prior to the Commission hearing the request. H. ANALYSIS: The applicant has addressed most of staff's concerns related to the proposed site plan which were raised at the October 5, 2006, Subdivision Committee meeting. As indicated, the site plan has been amended from the original filing creating a substantially different application request. The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots, one lot being developed as a lot without public street frontage. The applicant is requesting the property be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft), School (public or denominational) and Service station. The site plan indicates two buildings will be developed on the site each on an individual lot. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the adjacent property. 0 FILE NO.: Z -7603-C (Cont. The site is located within the Highway 10 Design Overlay District. The Overlay typically requires a minimum lot development size of two acres. The lots are indicated with 2.01 and 2.33 acres which are adequate to meet this typical minimum ordinance requirement for lot size. The Highway 10 Design Overlay typically requires the placement of a 25 -foot average landscape buffer along the perimeters of the site and a 40 -foot landscape strip along the highway frontage. The proposed site plan indicates the front yard and western landscape strips as typically required by the Highway 10 Design Overlay District. The landscape strip along the eastern perimeter does not meet the typical minimum ordinance requirement. The indicated parking stalls and drives are in excess of the typical minimum ordinance standards and could be reduced to allow sufficient landscaping to fully comply with minimum ordinance standard. The front building line per the Highway 10 Design Overlay District is typically required at 100 -feet. The side yard building setback is typically required at 30 -feet and the rear yard setback at 40 -feet. The setbacks on the indicated site plan are more than adequate to meet these typical minimum ordinance standards. The site plan indicates the placement of an 11,000 square foot commercial building and 107 parking spaces on one lot. The ordinance would typically require the placement of 36 parking spaces for a commercial business other than a restaurant and 110 parking spaces for a restaurant facility. The second building is proposed with 9,900 square feet and 110 parking spaces. The typical minimum parking required for a commercial business would be 33 parking spaces and a restaurant would typically require the placement of 99 parking spaces. The site plan indicates the placement of a single development sign along the southeastern portion of the proposed drive. The sign is proposed with a maximum height of ten feet and a total sign area of one hundred square feet, consistent with the Highway 10 Design Overlay District standards. Building signage is proposed as typically allowed per commercial building signage of the zoning ordinance or a maximum of ten percent of the fagade area. Staff is not supportive of the applicant's Use on the City's Future Land Use Plan. residential, office and commercial USE development is more appropriate for commercial uses located to the east o - office uses located to the west. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: request. The site is indicated as Mixed This classification allows for a mixture of s to occur. Staff feels a mixed use :he site allowing a transition from the the site, at a commercial node, to the (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. McGetrick 7 FILE NO.: Z -7603-C (Cont.) stated the original application did include the development of four lots which was revised to only include the development of two lots. He stated the development was limited to C-3 uses with a number of the uses stricken from the listing. He stated the site would allow a transition from the commercial uses to the east and the office uses to the west. He stated the western property was approved for 21,000 square feet of office and 8,000 square feet of commercial space on the rear lot and a restaurant on the front lot. He stated the development would tie to a previously approved access to the western lot so no new curb cuts were proposed for Cantrell Road. He stated he felt the development was less intense than an office use since patrons would be accessing the commercial uses at non -peak traffic hours. He stated he could not commit to the hours of operation since he did not know the specific users of the site. He stated the user could be a commercial business or a restaurant. Mr. McGetrick stated he was willing to amend his application request to increase the landscaping along the eastern perimeter to comply with the Highway 10 Design Overlay District. Ms. Celia Martin addressed the Commission in opposition of the request. She stated the development was too intense for the area. She stated the previous proposal did not allow for the amount of commercial development being proposed with the current application. She stated the commercial uses should be restricted to the commercial node and not allowed to expand to the west. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters had lived and died for the Highway 10 Design Overlay District. She stated it was important to allow step down classifications to protect the corridor. She stated the current requested expanded the commercial node which existed at Taylor Loop and Cantrell Roads. She stated Mr. McGetrick indicated commercial was not as intense as office uses but most restaurants had to serve a minimum of two meals per day to be profitable. She stated many served three which did conflict with traffic movements in the area. Mr. McGetrick stated he felt the zoning did allow a step down in classification with the commercial uses to the east and the office uses to the west. He stated a commercial development was already in place to the west of the site and the proposed development would only compliment the area. He stated the commercial businesses would have different traffic patterns than the peak traffic in the area. A motion was made to approve the request as amended. The motion failed by a vote of 4 ayes, 4 noes and 3 absent. STAFF UPDATE: This item was heard by the Board of Director's on an appeal at their December 18, 2006, public hearing. At the Board of Directors hearing the applicant amended the application request and it was determined by the Board of Directors the item should be returned to the Planning Commission for a vote on the amended application. The following states the amended request as set forth to the Board of Directors in a letter received by staff on December 20, 2006: 0 FILE NO.: Z -7603-C (Cont.) As per your request, we hereby submit the following amendments to item Z -7603-C to approve a Planned Zoning Development at 14910 Cantrell Road. Any restaurant uses on the 4.5 acre site shall be limited to a maximum total of 13,000 square feet. The restaurants hours of operation shall be designated as 10:00 am until midnight. The restaurants shall be "sit down dining facilities". A "sit down restaurant" is a type of restaurant which provides tables where one sits down to eat a meal, typically served by wait staff. Historically called simply restaurants, following the rise of fast food restaurants, a retronym for the older "standard" restaurant was created. Most commonly, "sit down restaurant" refers to a casual dining restaurant with table service rather that a fast food service where one orders food at a counter. Sit down restaurants are often further categorized as "family style" or "formal'. As noted in the minute record above the applicant previously amended the application request to include all perimeter landscaping as typically required per the Highway 10 Design Overlay District. During the Board of Directors meeting there was discussion concerning an amended site plan to reduce the overall square footage of the proposed buildings. As indicated in the Proposal Section, C-3, General Commercial District uses (with the exception of a few of the allowable C-3 uses) are proposed as potential uses for the site. This includes a number of uses other than a restaurant use. The applicant is continuing to provide staff with additional information. Staff's recommendation is forthcoming. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the developers were willing to reduce the total square footage for a restaurant use and limit the hours of operation to non -peak am hours. He stated the development should be viewed with the development located to the west since the two would share a driveway. He stated in this case this did allow for a mixed use development to occur. He stated the development was proposed at the intersection of two five lane roadways. He stated the development as proposed allowed for a transition between the commercial uses to the east and the office uses to the west. Mr. Ernie Peters addressed the Commission on behalf of the applicant. He stated traffic impacts of a restaurant development during the am peak would be less than an office development. He stated this was due to the applicant limiting the hours of operation to non -am peak hours and retail uses did not generate the traffic demand during the am hours as an office use did since persons would be accessing the site for work if developed as an office use. X FILE NO.: Z -7603-C (Cont.) Ms. Celia Martin addressed the Commission in opposition of the request. She stated the Westchester Neighborhood was very concerned with commercial development in the area. She stated with the continued expansion of the commercial node to the west this did not allow a transition. She stated the development was planned with two restaurant pads and the site to the west was also proposed with a restaurant pad. She stated the developer had indicated two potential users were Outback and Red Lobster. She stated these two restaurant franchise were in the -top five revenue producing restaurants for the last five years in Little Rock and North Little Rock. She stated to produce this type revenue then the tables had to turn a number of times per day. She stated presently there were six restaurants between Pinnacle Valley and Taylor Loop. She stated the area was not lacking in restaurant space. She requested the Commission adhere to the spirit of the Highway 10 Design Overlay and deny the request. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the development was a commercial development and the only change was decreasing the square footage for a restaurant user and limiting the hours of operation for a restaurant user. She stated traffic was a concern not only in the am hours but during lunch and dinner hours as well. She stated it was not difficult to develop a plan but in the later years it was difficult to hold to the plan. She requested the Commission hold to the previously approved Highway 10 Design Overlay and deny the request. Mr. Allen Kerr addressed the Commission in opposition of the request. He stated he was the JP for District 3 and lived in the area. He stated it was important to hold to the plan. He stated area residents bought their homes and area retails established their businesses based on the City's plan. He stated if the City continued to make exceptions in the end the area would not resemble the original plan. Mr. Peters stated the project could be viewed as an in -fill project. He stated the development was limited to one point of access shared with the neighboring property. He stated a restaurant use would have less impact on traffic than an office use. He stated the peak hours were considered home to work and work to home. Mr. Pat McGetrick stated the developers were not trying to expand the commercial node. He stated the developers were trying to use the site as a mixed use development with an office building and commercial uses. He stated the site was next to a commercial center and a potentially 24-hour pharmacy. He stated the development was located at the intersection of two five lane roadway and should be considered as an in -fill development. The Commission questioned why the development was not being considered with the property to the east which would allow this site access to the traffic light at Taylor Loop Road. Staff stated the property to the east was considered as a part of a previous application. Staff stated the eastern development did not lend itself to access through the site since the eastern site was constructed allowing backing of cars into the service or access drive. 10 FILE NO_: Z -7603-C The Commission questioned staff as to their opposition of the request. Staff stated the development was expanding the commercial node to the west. Staff stated residents in the area feared a stripping of Highway 10. Staff stated with the expansion of the node to the west this opened the door for additional properties to become commercial. Staff stated the developer had indicated he would not come back and amend the property to the west and the only assurance to the Commission was his word. Staff stated he could sell the property and a new owner could request commercial uses. Staff stated they felt it important to maintain the future land use plan and support the area residents and their desire for maintenance of the plan. A motion was made to approve the request. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. 11 FILE NO.: Z -7603-C NAME: 14910 Cantrell Road Short -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Steve Hockersmith 14910 Cantrell Road Little Rock, AR 72223 FNGINFFR- McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.2 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD Restaurant Development FT. NEW STREET: 0 LF VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: On June 22, 2006, the Little Rock Planning Commission denied a request to rezone this site along with additional area located to the west of this site from POD and R-2 to PCD. The proposal was to allow a four lot subdivision with a combination of sit-down and drive-thru restaurants. The lots varied in size from 1.3 acres to 2.5 acres. The restaurants ranged from 4,100 square feet to 7,200 square feet. A cul-de-sac was to be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer requested the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40 -foot access and utility easement was proposed from the cul-de-sac to a property located to the east of the site. This site was approved as a PCD to allow the FILE NO.: Z -7603-C Cont.) construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east would allow circulation between developments and limit the need for vehicles to access Cantrell Road from the site. A. PROPOSAL: The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots. The applicant is requesting a rezoning from R-2 to PCD to allow the property to be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft), School (public or denominational), Service station. The site plan indicates two buildings will be constructed on the site. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the property located to the west proposed for future development of office and commercial uses. B. EXISTING CONDITIONS: The site contains an occupied single-family home. To the west of the site is property zoned POD to allow the future development of -an office/commercial development which is the area of the original application request. The homes have been removed. To the east of the site is the Wal -Greens development and Catfish City is located further east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R-2, Single-family. 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, the Pinnacle Neighborhood 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. K FILE NO.: Z -7603-C (Cont.) D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. A 5 foot sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and access easements. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. A variance is required to be obtained for grading of lots without imminent construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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). 8. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway location on Highway 10 provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. All proposed landscaping and signage should be considered in certification. The proposed _drive_way_(60_-foot -access easement -and -Cantrell Road) maybe re -designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must to be provided to eliminate left turn movements into and out of driveway. 9. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 10. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb. 11. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. ,C] FILE NO.: Z -7603-C Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the River Mountain Planning District. The_ Land -Use _Plan- shows Mixed Use for. this property. The applicant has applied for a Short form PCD requesting a rezone of this site from R-2, Single Family to Planned Commercial Development to allow the creation of four lots and the placement of a restaurant facility on each of the lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: A Class I route is shown on Taylor Loop. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. El FILE NO.: Z -7603-C Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal has these objectives relevant to this case: Preserve the Highway 10 Design Overlay District and Promote vigorous enforcement of Landscaping and Excavation Ordinances. These objectives could affect the application thorough proper landscaping and screening. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the northern perimeter abutting residential property is less than the thirty-four (34') feet minimum requirement. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The property to the north is zoned residential; therefore, 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. 4. This project is being reviewed as a whole; therefore, all comments will apply for each building permit obtained. 5. Berming is encouraged along Scenic Highway 10. 6. The proposed land use buffer along the northern and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 7. A portion of the proposed parking lot encroaches into the forty (40) feet wide Highway 10 Overlay District requirement. 8. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly -distributed -throughout the site. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. The Commission questioned why the application request was being considered. Commissioner Yates stated the application was the exact application which was recently denied by the Commission. He stated according to the Commission's By-laws the Commission could not consider the application request. There was no further �" FILE NO.: Z -7603-C (Cont. discussion of the item. The Committee then forwarded the item to the full Commission for final action. STAFF UPDATE: (October 5, 2006) This item was presented to the Subdivision Committee by staff at their October 5, 2006, committee meeting. Staff stated the applicant had submitted a revised plan to staff eliminating the western portion of the proposed development thus creating a substantially different application request. Staff stated they would work with the applicant to address concerns related to the proposed site plan prior to the Commission hearing the request. H. ANALYSIS: The applicant has addressed most of staff's concerns related to the proposed site plan which were raised at the October 5, 2006, Subdivision Committee meeting. As indicated, the site plan has been amended from the original filing creating a substantially different application request. The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots, one lot being developed as a lot without public street frontage. The applicant is requesting the property be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft), School (public or denominational)-and-Se„iice-station: The site plan indicates two buildings will be developed on the site each on an individual lot. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the adjacent property. The site is located within the Highway 10 Design Overlay District. The Overlay typically requires a minimum lot development size of two acres. The lots are indicated with 2.01 and 2.33 acres which are adequate to meet this typical minimum ordinance requirement for lot size. The Highway 10 Design Overlay typically requires the placement of a 25 -foot average landscape buffer along the perimeters of the site and a 40 -foot landscape strip along the highway frontage. The proposed site plan indicates the front yard and western landscape strips as typically required by the Highway 10 101 FILE NO.: Z -7603-C Cont. Design Overlay District. The landscape strip along the eastern perimeter does not meet the typical minimum ordinance requirement. The indicated parking stalls and drives are in excess of the typical minimum ordinance standards and could be reduced to allow sufficient landscaping to fully comply with minimum ordinance standard. The front building line per the Highway 10 Design Overlay District is typically required at 100 -feet. The side yard building setback is typically required at 30 -feet and the rear yard setback at 40 -feet. The setbacks on the indicated site plan are more than adequate to meet these typical minimum ordinance standards. The site plan indicates the placement of an 11,000 square foot commercial building and 107 parking spaces on one lot. The ordinance would typically require the placement of 36 parking spaces for a commercial business other than a restaurant and 110 parking spaces for a restaurant facility. The second building is proposed with 9,900 square feet and 110 parking spaces. The typical minimum parking required for a commercial business would be 33 parking spaces and a restaurant would typically require the placement of 99 parking spaces. The site plan indicates the placement of a single development sign along the southeastern portion of the proposed drive. The sign is proposed with a maximum height of ten feet and a total sign area of one hundred square feet, consistent with the Highway 10 Design Overlay District standards. Building signage is proposed as typically allowed per commercial building signage of the zoning ordinance or a maximum of ten percent of the facade area. Staff is not supportive of the applicant's Use on the City's Future Land Use Plan. residential, office and commercial use development is more appropriate for commercial uses located to the east o� office uses located to the west. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. request. The site is indicated as Mixed This classification allows for a mixture of s to occur. Staff feels a mixed use :he site allowing a transition from the the site, at a commercial node, to the LANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. McGetrick stated the original application did include the development of four lots which was revised to only include the development of two lots. He stated the development was limited to C-3 uses with a number of the uses stricken from the listing. He stated the site would allow a transition from the commercial uses to the east and the office uses to the west. He stated the western property was approved for 21,000 square feet of office and 8,000 square feet of commercial space on the rear lot and a restaurant on the front lot. He stated the development would tie to a previously approved access to the western lot so no new curb cuts were proposed for Cantrell Road. He stated he felt the N FILE NO.: Z -7603-C (Cont. development was less intense than an office use since patrons would be accessing the commercial uses at non -peak traffic hours. He stated he could not commit to the hours of operation since he did not know the specific users of the site. He stated the user could be a commercial business or a restaurant. Mr. McGetrick stated he was willing to amend his application request to increase the landscaping along the eastern perimeter to comply with the Highway 10 Design Overlay District. Ms. Celia Martin addressed the Commission in opposition of the request. She stated the development was too intense for the area. She stated the previous proposal did not allow for the amount of commercial development being proposed with the current application. She stated the commercial uses should be restricted to the commercial node and not allowed to expand to the west. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters had lived and died for the Highway 10 Design Overlay District. She stated it was important to allow step down classifications to protect the corridor. She stated the current requested expanded the commercial node which existed at Taylor Loop and Cantrell Roads. She stated Mr. McGetrick indicated commercial was not as intense as office uses but most restaurants had to serve a minimum of two meals per day to be profitable. She stated many served three which did conflict with traffic movements in the area. Mr. McGetrick stated he felt the zoning did allow a step down in classification with the commercial uses to the east and the office uses to the west. He stated a commercial development was already in place to the west of the site and the proposed development would only compliment the area. He stated the commercial businesses would have different traffic patterns than the peak traffic in the area. A motion was made to approve the request as amended. The motion failed by a vote of 4 ayes, 4 noes and 3 absent. 0 January 18, 2007 ITEM NO.: L NAME: 14910 Cantrell Road Short -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Steve Hockersmith 14910 Cantrell Road Little Rock, AR 72223 FNnINFFR1 McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.2 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD Restaurant Development FILE NO.: FT. NEW STREET: 0 LF VARIAN CESNVAIVERS REQUESTED: None requested. BACKGROUND: On June 22, 2006, the Little Rock Planning Commission denied a request to rezone this site along with additional area located to the west of this site from POD and R-2 to PCD. The proposal was to allow a four lot subdivision with a combination of sit-down and drive-thru restaurants. The lots varied in size from 1.3 acres to 2.5 acres. The restaurants ranged from 4,100 square feet to 7,200 square feet. A cul-de-sac was to be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer requested the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. January 18, 2007 SUBDIVISION ITEM NO.: L {Cont.) FILE NO.: Z -7603-C A 40 -foot access and utility easement was proposed from the cul-de-sac to a property located to the east of the site. This site was approved as a PCD to allow the construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east would allow circulation between developments and limit the need for vehicles to access Cantrell Road from the site. A. PROPOSAL: The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots. The applicant is requesting a rezoning from R-2 to PCD to allow the property to be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft), School (public or denominational), Service station. The site plan indicates two buildings will be constructed on the site. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the property located to the west proposed for future development of office and commercial uses. B. EXISTING CONDITIONS: The site contains an occupied single-family home. To the west of the site is property zoned POD to allow the future development of an officelcommercial development which is the area of the original application request. The homes have been removed. To the east of the site is the Wal -Greens development and Catfish City is located further east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R-2, Single-family. 2 January 18, 2007 SUBDIVISION ITEM NO.: L (Cont. C. NEIGHBORHOOD COMMENTS: FILE NO.: Z -7603-C 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, the Pinnacle Neighborhood 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: Pi61ir Wnrkc- 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. A 5 foot sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and access easements. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. A variance is required to be obtained for grading of lots without imminent construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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). 8. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway location on Highway 10 provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. All proposed landscaping and signage should be considered in certification. The proposed driveway (60 foot access easement and Cantrell Road) maybe re -designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must to 3 January 18, 2007 SUBDIVISION ITEM NO.: L (Cont. FILE NO.' Z -7603-C be provided to eliminate left turn movements into and out of driveway. 9. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 10. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb. 11. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route. F. I SSU ESITECH N ICALIDES IGN : Planninq Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use for this property. The applicant El January 18, 2007 SUBDIVISION ITEM NO.: L Cont. FILE NO.: Z -7503-C has applied for a Short form PCD requesting a rezone of this site from R-2, Single Family to Planned Commercial Development to allow the creation of four lots and the placement of a restaurant facility on each of the lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. BicVcie Plan: A Class I route is shown on Taylor Loop. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal has these objectives relevant to this case: Preserve the Highway 10 Design Overlay District and Promote vigorous enforcement of Landscaping and Excavation Ordinances. These objectives could affect the application thorough proper landscaping and screening. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the northern perimeter abutting residential property is less than the thirty-four (34') feet minimum requirement. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The property to the north is zoned residential; therefore, 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. 4. This project is being reviewed as a whole; therefore, all comments will apply for each building permit obtained. 5. Berming is encouraged along Scenic Highway 10. 6. The proposed land use buffer along the northern and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 7. A portion of the proposed parking lot encroaches into the forty (40') feet wide Highway 10 Overlay District requirement. 8. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must,:be 5 January 18, 2007 SUBDIVISION ITEM NO.. L (Cont) FILE NO.: Z -7603-C a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 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. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. The Commission questioned why the application request was being considered. Commissioner Yates stated the application was the exact application which was recently denied by the Commission. He stated according to the Commission's By-laws the Commission could not consider the application request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. STAFF UPDATE: (October 5, 2006) This item was presented to the Subdivision Committee by staff at their October 5, 2006, committee meeting. Staff stated the applicant had submitted a revised plan to staff eliminating the western portion of the proposed development thus creating a substantially different application request. Staff stated they would work with the applicant to address concerns related to the proposed site. plan prior to the Commission hearing the request. H. ANALYSIS: The applicant has addressed most of staff's concerns related to the proposed site plan which were raised at the October 5, 2006, Subdivision Committee meeting. As indicated, the site plan has been amended from the original filing creating a substantially different application request. The original application submission included an area containing 7.39 acres and four lots. This application request has since been amended removing the western portion of the development and two of the proposed lots. The current rezoning request includes the development of 4.2 acres with two lots, one lot being developed as a lot without public street frontage. The applicant is requesting the property be developed utilizing C-3 uses as allowable uses for the site. The applicant has excluded the following listed uses as allowable uses: Beverage shop, College dormitory, College fraternity or -sorority, College, university or seminary, Convenience store with gas pumps, C:1 January 18, 2007 SUBDIVISION ITEM NO.: L (Cont.) FILE NO.: Z -7603-C Convent or monastery, Day nursery or day care center, Day care center, adult, Establishment for the care of alcoholic, narcotic or psychiatric patients, Group care facility, Hospital, Hotel or motel, Laundromat or pick-up station, Lodge or fraternal organization, Mortuary or funeral home, Multi -family dwellings, Parking commercial lot or garage, Pawnshop, Private club with dining or bar service, School (business), School (commercial, trade or craft), School (public or denominational) and Service station. The site plan indicates two buildings will be developed on the site each on an individual lot. A building containing 11,000 square feet and 107 parking spaces are proposed on the lot fronting Cantrell Road and a second building containing 9,900 square feet and 110 parking spaces are proposed for the rear lot. The lots are proposed each containing in excess of two acres. Access to the development is proposed through a 24 -foot existing drive located along the western perimeter of this site and is to be shared with the adjacent property. The site is located within the Highway 10 Design Overlay District. The Overlay typically requires a minimum lot development size of two acres. The lots are indicated with 2.01 and 2.33 acres which are adequate to meet this typical minimum ordinance requirement for lot size. The Highway 10 Design Overlay typically requires the placement of a 25 -foot average landscape buffer along the perimeters of the site and a 40 -foot landscape strip along the highway frontage. The proposed site plan indicates the front yard and western landscape strips as typically required by the Highway 10 Design Overlay District. The landscape strip along the eastern perimeter does not meet the typical minimum ordinance requirement. The indicated parking stalls and drives are in excess of the typical minimum ordinance standards and could be reduced to allow sufficient landscaping to fully comply with minimum ordinance standard. The front building line per the Highway 10 Design Overlay District is typically required at 100 -feet. The side yard building setback is typically required at 30 -feet and the rear yard setback at 40 -feet. The setbacks on the indicated site plan are more than adequate to meet these typical minimum ordinance standards. The site plan indicates the placement of an 11,000 square foot commercial building and 107 parking spaces on one lot. The ordinance would typically require the placement of 36 parking spaces for a commercial business other than a restaurant and 110 parking spaces for a restaurant facility. The second building is proposed with 9,900 square feet and 110 parking spaces. The typical minimum parking required for a commercial business would be 33 parking spaces and a restaurant would typically require the placement of 99 parking spaces. The site plan indicates the placement of a single development sign along the southeastern portion of the proposed drive. The sign is proposed with a maximum height of ten feet and a total sign area of one hundred square feet, consistent with the Highway 10 Design Overlay District standards. Building signage is proposed as typically allowed per commercial building signage of the zoning ordinance or a maximum of ten percent of the facade area. 7 January 18, 2007 UBDIVISION ITEM NO.: L (Cont. Staff is not supportive of the applicant's request. The site is indicated as Mixed Use on the City's Future Land Use Plan. This classification allows for a mixture of residential, office and commercial uses to occur. Staff feels a mixed use development is more appropriate for the site allowing a transition from the commercial uses located to the east of the site, at a commercial node, to the office uses located to the west. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. McGetrick stated the original application did include the development of four lots which was revised to only include the development of two lots. He stated the development was limited to C-3 uses with a number of the uses stricken from the listing. He stated the site would allow a transition from the commercial uses to the east and the office uses to the west. He stated the western property was approved for 21,000 square feet of office and 8,000 square feet of commercial space on the rear lot and a restaurant on the front lot. He stated the development would tie to a previously approved access to the western lot so no new curb cuts were proposed for Cantrell Road. He stated he felt the development was less intense than an office use since patrons would be accessing the commercial uses at non -peak traffic hours. He stated he could not commit to the hours of operation since he did not know the specific users of the site. He stated the user could be a commercial business or a restaurant. Mr. McGetrick stated he was willing to amend his application request to increase the landscaping along the eastern perimeter to comply with the Highway 10 Design Overlay District. Ms. Celia Martin addressed the Commission in opposition of the request. She stated the development was too intense for the area. She stated the previous proposal did not allow for the amount of commercial development being proposed with the current application. She stated the commercial uses should be restricted to the commercial node and not allowed to expand to the west. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters had lived and died for the Highway 10 Design Overlay District. She stated it was important to allow step down classifications to protect the corridor. She stated the current requested expanded the commercial node which existed at Taylor Loop and Cantrell Roads. She stated Mr. McGetrick indicated commercial was not as intense as office uses but most restaurants had to serve a minimum of two meals per day to be profitable. She stated many served three which did conflict with traffic movements in the area. E January 18, 2007 SUBDIVISION I" :11►yi1►Lem W10TO"I FILE NO.: Z - PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the developers were willing to reduce the total square footage for a restaurant use and limit the hours of operation to non -peak am hours. He stated the development should be viewed with the development located to the west since the two would share a driveway. He stated in this case this did allow for a mixed use development to occur. He stated the development was proposed at the intersection of two five lane roadways. He stated the development as proposed allowed for a transition between the commercial uses to the east and the office uses to the west. Mr. Ernie Peters addressed the Commission on behalf of the applicant. He stated traffic impacts of a restaurant development during the am peak would be less than an office development. He stated this was due to the applicant limiting the hours -of operation to non -am peak hours and retail uses did not generate the traffic demand during the am hours as an office use did since persons would be accessing the site for work if developed as an office use. Ms. Celia Martin addressed the Commission in opposition of the request. She stated the Westchester Neighborhood was very concerned with commercial development in the area. She stated with the continued expansion of the commercial node to the west this did not allow a transition. She stated the development was planned with two restaurant pads and the site to the west was also proposed with a restaurant pad. She stated the developer had indicated two potential users were Outback and Red Lobster. She stated these two restaurant franchise were in the top five revenue producing restaurants for the last five years in Little Rock and North Little Rock. She stated to produce this type revenue then the tables had to turn a number of times per day. She stated presently there were six restaurants between Pinnacle Valley and Taylor Loop. She stated the area was not lacking in restaurant space. She requested the Commission adhere to the spirit of the Highway 10 Design Overlay and deny the request. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the development was a commercial development and the only change was decreasing the square footage for a restaurant user and limiting the hours of operation for a restaurant user. She stated traffic was a concern not only in the am hours but during lunch and dinner hours as well. She stated it was not difficult to develop a plan but in the later years it was difficult to hold to the plan. She requested the Commission hold to the previously approved Highway 10 Design Overlay and deny the request. 10 January 18, 2007 SUBDIVISION ITEM NO.: L (Cont.) FILE NO.: Z -7603-C Mr. Allen Kerr addressed the Commission in opposition of the request. He stated he was the JP for District 3 and lived in the area. He stated it was important to hold to the plan. He stated area residents bought their homes and area retails established their businesses based on the City's plan. He stated if the City continued to make exceptions in the end the area would not resemble the original plan. Mr. Peters stated the project could be viewed as an in -fill project. He stated the development was limited to one point of access shared with the neighboring property. He stated a restaurant use would have less impact on traffic than an office use. He stated the peak hours were considered home to work and work to home. Mr. Pat McGetrick stated the developers were not trying to expand the commercial node. He stated the developers were trying to use the site as a mixed use development with an office building and commercial uses. He stated the site was next to a commercial center and a potentially 24-hour pharmacy. He stated the development was located at the intersection of two five lane roadway and should be considered as an in -fill development. The Commission questioned .why the development was not being considered with the property to the east which would allow this site access to the traffic light at Taylor Loop Road. Staff stated the property to the east was considered as a part of a previous application. Staff stated the eastern development did not lend itself to access through the site since the eastern site was constructed allowing backing of cars into the service or access drive. The Commission questioned staff as to their opposition of the request. Staff stated the development was expanding the commercial node to the west. Staff stated residents in the area feared a stripping of Highway 10. Staff stated with the expansion of the node to the west this opened the door for additional properties to become commercial. Staff stated the developer had indicated he would not come back and amend the property to the west and the only assurance to the Commission was his word. Staff stated he could sell the property and a new owner could request commercial uses. Staff stated they felt it important to maintain the future land use plan and support the area residents and their desire for maintenance of the plan. A motion was made to approve the request. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. 11 ITEM NO.: 17, NAME: 14910 Cantrell Road Short -form PCD LOCATION: located at 14910 Cantrell Road Planning Staff Comments: Z -7603-C 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide the hours of operation in the general notes section of the site plan. 3. Provide the location of the proposed dumpsters along with a note concerning the required screening. 4. Provide the location of the order board; speaker and the pick up window for the proposed drive-through facility indicated on Lot 1. 5. The site plan indicates a drive width in excess of the minimum requirement. Decrease the drive lane to adhere to the minimum landscape requirement (25 -foot average) around the perimeters of the site. 6. The site plan includes the lot area to the east of a currently developing shopping center. The allowance of connectivity of these two sites will result in a variance to allow the backing into a service drive. 7. Lot 1 is indicated with less than the two acre minimum lot size requirement of the Highway 10 Design Overlay District. 8. Site lighting must comply with the minimum standards of the Highway 10 Design Overlay District. 9. Provide details of any proposed fencing including location, height and construction materials. 10.AI1 applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers- Public Works Conditions - 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. A 5 foot sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and access easements. Item # 17 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. A variance is required to be obtained for grading of lots without imminent construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. 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). 8. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway location on Highway 10 provides the required sight distance for driver's entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. All proposed landscaping and signage should be considered in certification. The proposed driveway (60 foot access easement and Cantrell Road) maybe re -designed to be right -in -right -out due to inadequate site distance. A triangular island with proper geometry must to be provided to eliminate left turn movements into and out of driveway. 9. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 10. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb. 11. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. Traffic simulation models should be developed to show that all affected intersections will be capable of handling projected traffic. Utilities and Fire Department/County Planning: Wastewater:_ Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT &T No comment received. Item # 17 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 the Highway 10 Express Route. Planning Division. This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short form PCD requesting a rezone of this site from R-2, Single Family to Planned Commercial Development to allow the creation of four lots and the placement of a restaurant facility on each of the lots. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: A Class I route is shown on Taylor Loop. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal has these objectives relevant to this case: Preserve the Highway 10 Design Overlay District and Promote vigorous enforcement of Landscaping and Excavation Ordinances. These objectives could affect the application thorough proper landscaping and screening. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the northern perimeter abutting residential property is less than the thirty-four (34') feet minimum requirement. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The property to the north is zoned residential; therefore, 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. Item # 17 4. This project is being reviewed as a whole; therefore, all comments will apply for each building permit obtained. 5. Berming is encouraged along Scenic Highway 10. 6. The proposed land use buffer along the northern and eastern perimeter abutting residential property is less than the 25 -feet average width required by the Highway 10 Overlay District Ordinance. 7. A portion of the proposed parking lot encroaches into the forty (40') feet wide Highway 10 Overlay District requirement. 8. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 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, August 30, 2006. Item 4 17