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HomeMy WebLinkAboutZ-7603-G Staff Analysis.: Z -7603-G NAME: Cantrell Falls Revised Long -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: PDC Companies 1501 N. University Avenue Little Rock, AR 72207 ENGINEER: The Holloway Firm, Inc. Mr. Bob Holloway 200 Casey Drive Maumelle, AR 72113 AREA: 7.93 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONI NUMBER OF LOTS: 4 PCD FT. NEW STREET: 0 LF 0-3, General Office District and Selected retail uses Revised PCD PROPOSED USE: 0-3, General Office District and C-1, Neighborhood Commercial District and All About Tire and Brake as an allowable use VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Planning Commission Public Hearing. The applicant proposed a development to include office and commercial activities on 3.6 acres located along the western portion of this site. (Z-7603) Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005, established PDC Company Short -form POD. The request included the development of a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of FILE NO.: Z -7603-G (Cont. the proposed lots and an office building on the second lot. Lot 1 would develop with a restaurant without drive-through service containing 4,500 square feet and Lot 2 would develop with 29,200 square foot of office space. The overall percent for each use on the site was eighty-seven percent office and thirteen percent commercial. The approval established the hours of operation from 6 am to midnight seven days per week. The development has not been constructed. (Z -7603-A) On June 22, 2006, the Little Rock Planning Commission denied a request to allow 14910 Cantrell Road (adjacent to the east) and the PDC Company Short -form POD to be rezoned from R-2, Single-family and POD to PCD to allow a four -lot subdivision with a combination of sit-down and drive-through restaurants. The lots varied in size from 1.3 acres to 2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac would 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. The 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 development site. Placement of the access easement would allow vehicles from as far west as Regions Bank to access the existing traffic signal for protected left turns. The item was not appealed to the Board of Directors. (Z -7603-B) On January 18, 2007, the Planning Commission approved a rezoning of 14910 Cantrell Road from R-2, Single-family to PCD which allowed the development of 4.2 acres as a two lot development. The site plan indicated two buildings would be constructed on the site. A building containing 7,200 square feet and 107 parking spaces was proposed on the lot fronting Cantrell Road and a second building containing 6,300 square feet and 110 parking spaces was proposed for the rear lot. A maximum of 13,000 square feet of restaurant space was approved. A selected list of commercial uses was approved for the site other than a restaurant. The hours of operation for a restaurant facility were limited to 10:00 am to midnight seven days per week. The lots were proposed each containing in excess of two acres. Access to the development was proposed through a 24 -foot drive located along the western perimeter of the site and was to be shared with the property approved for PDC Short -form POD located to the west proposed for future development with office and commercial uses. On February 6, 2007, the Little Rock Board of Directors approved Ordinance No. 19,694 allowing the rezoning. The following uses were approved as allowable uses for the development: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). 2 FILE NO.: Z -7603-G (Cont A definition of a "sit down restaurant" was also approved. 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 than a fast food service where one orders food at a counter. Sit down restaurants are often further categorized as "family style" or "formal". (Z -7603-C) Ordinance No. 19,946 adopted by the Little Rock Board of Directors on April 1, 2008, rezoned both 14910 and the PDC development from POD and PCD to PCD. The approval allowed a 3,400 square foot drive-through restaurant on Lot 1, a 29,180 square foot office building on Lot 2, a 6,560 square foot restaurant on Lot 3 and a 6,000 square foot restaurant, a 10,500 square foot retail center and a 2,000 square foot bank on Lot 4. (Z -7603-D) The hours of operation for the development were approved from 6:00 am to midnight seven days per week for Lots 1, 2 and 4 and from 10:00 am to midnight seven days per week for Lot 3. The hours of dumpster service and the service hours of supplies were limited to daylight hours. The approved uses were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). The development was required to construct an earthen berm along the Cantrell Road frontage within the 40 -foot landscape strip constructed to a minimum height of 42 -inches measured from the average grade of the site. Within the 40 -foot landscape strip an earthen sculpture and stone water feature would be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. On September 18, 2008, the Little Rock Planning Commission denied a request to allow the placement of an individual tenant sign on Lot 1 to serve the Burger King. The denial was appealed to the Board of Directors and scheduled to be heard on January 5, 2009, but was withdrawn by the applicant prior to the public hearing. (Z -7603-E) On March 10, 2011, the Little Rock Planning Commission recommended for approval a revision to the PCD for a modification to the site plan along the eastern portion of the site (Lots 3 and 4). The applicant proposed to create an additional lot along the eastern perimeter to allow the construction of an automotive service facility within this area in addition to the sit down restaurant and stand alone retail building. The revised site plan allowed for a reduction of parking in an effort to create additional landscaped areas. Lots 1 and 2 would remain unchanged from the originally approved site plan. Lots 3 and 4 would be subdivided into Lots 3, 4 and 5. A 6,560 square foot restaurant building would locate on Lot 3. Lot 4 was proposed with a 7,200 square foot automotive service facility and Lot 5 was proposed to develop with a 5,000 square foot restaurant building. 3 ILE NO.: Z -7603-G (Cant. The Little Rock Board of Directors denied this request at their April 19, 2011, public hearing. (Z -7603-F) A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is to amend the approved PCD for Lots 3 and 4 of the proposed development. Lot 3 was previously approved for a 6,500 square foot restaurant and Lot 4 was approved for a 10,500 square foot retail center a 6,560 square foot restaurant and a 2,000 square foot bank. The applicant is proposing to accommodate a less intense use on Lot 3 by developing a 12,000 square foot retail building with an auto care facility similar to Christian Brothers Automotive that was built on Chenal Parkway. There are four (4) lease spaces each 1,200 square feet and the 7,200 square foot All About Tire and Brake on proposed Lot 3. Lot 4 is proposed with 16,500 square feet of retail lease space and a 5,600 square foot restaurant. Lots 1 and 2 will remain the same with a 3,400 square foot restaurant with drive-through service and a 29,180 square foot office building located on Lot 2. The office uses proposed are as allowed in the 0-3, General Office Zoning District. The applicant is requesting the allowance of the accessory uses as allowed in the 0-3, General Office Zoning District within the office building proposed on Lot 2. The square footage of the accessory use will not exceed ten (10) percent of the total floor area of the office building. The request is to revise the allowable uses for the proposed development. The applicant has indicated the uses proposed for the two (2) lots will be the uses as allowed in the C-1, Neighborhood Commercial Zoning District. The hours of operation for the four lots are proposed from 6:00 am to midnight seven days per week as was originally approved for Lots 1, 2 and 4. The applicant is requesting to remove the limited hours of operation for Lot 3 since a stand alone restaurant is no longer being requested for this lot. All other previous commitments continue to apply to the development. B. EXISTING CONDITIONS: The entire site was cleared and leveled with the construction of the Burger King restaurant. No other buildings have been constructed. This site is located near the Taylor Loop/Cantrell Road commercial node. To the east of the site is Wal -Greens, a strip retail center and Buffalo Wild Wings. The area to the north is undeveloped; currently zoned R-2, Single-family. To the west of the site is a branch bank adjacent to Cantrell Road, with a dentist office and a medical office located in the rear of the bank property on separate lots. South of the site are vacant properties zoned R-2, Single-family, the Easter Seals Training and Wellness Center, Branch Banks and a Montessori school. 4 FILE NO.: Z-7603-G(Cont.) C. NEIGHBORHOOD COMMENT As of this writing, staff has received several phone calls from area residents requesting additional information. All property owners located within 200 -feet of the site, the Tulley Cove Neighborhood Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association, the Westchester Heatherbrae Property Owners Association and the Westbury Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. 2. Sidewalks with appropriate handicap ramps are required to be installed to the north property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Access ramps must be installed in compliance with ADA standards at all driveway and street cuts. 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 5. 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) 379-1805 (Travis Herbner). 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Besides the drive through driveway or median cut only one other driveway or median cut is allowed for Lot 2. Besides the driveway or median cut north of the proposed building, Lot 3 must share a driveway with Lot 4. This driveway should align with the driveway on the west side of the private street. The width of the driveway must not exceed 36 -feet. 9. The right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. 5 FILE NO.: Z -7603-G Cont. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. 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) 379-1805 (Travis Herbner). 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. E. UTILITIES AND FIRE DEPARTMFNT!COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility 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 water main extension will be needed to provide water service to this property. This development will have minor impact of the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expanse. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in additional to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central 0 FILE NO.: Z-7603-G(Cont.) Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 a Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of retail and an auto related business rather than a sit-down restaurant on one of the undeveloped tracts on this site. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycles (replacing the sidewalk). FA FILE NO.: Z -7603-G (Cont. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All previous comments apply. 3. The Highway Ten (10) Overlay requires a forty foot (40') landscape strip along Arkansas Highway Ten (10); the site appears to be meeting this minimal requirement. 4. The Highway Ten (10) Overlay requires a twenty-five foot (25') land use buffer area around the sites entirety. Proposal is deficient along the eastern, northern, and western perimeters of the site. 5. It appears the driveway behind the eastern property line, or a portion thereof; may be eliminated allowing for compliancy to the Highway Ten (10) Overlay along a portion of the eastern property line. 6. The zoning ordinance requires a thirty-eight foot (38') land use buffer along the northern property line, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Current proposal is not meeting this minimal undisturbed area nor the minimal amount of green space required per the zoning ordinance. 7. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 '/z feet in width and 300 square feet in area. 8. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; a variance from this minimal amount will be required by the City Beautiful Commission prior to the issuance of a building permit. 9. The landscape ordinance requires a nine foot (9') wide landscape strip around each individual lot; currently, the site plan is not meeting this minimal amount. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 10. A small amount of building landscaping is required at each building location. The landscaping is to be located between the building structure and the parking lot(s). 11. Overall site is being reviewed as one development; therefore, each lot must have an automatic irrigation system and have a landscape plan stamped by a Registered Landscape Architect. 12. Berming is needed along AR Highway Ten (10). E:3 FILE NO.: Z -7603-G 13. 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. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 14. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Mark Redder and Mr. Steve Hockersmith were present representing the request. Staff presented an overview of the request stating there were a number of outstanding technical issues associated with the request. Staff stated the cover letter indicated there were no changes to Lot 4 but the site plan differed from the previously approved site plan. Staff stated the modifications were to Lots 3 and 4 with Lots 1 and 2 remaining unchanged. Staff requested Mr. Hockersmith review the previously approved allowable uses to determine if these uses remained as the proposed uses. Staff stated one of the uses was retail uses not listed (enclosed) staff requested Mr. Hockersmith state from which zoning district this was being requested. Public Works comments were addressed. Staff stated the proposed driveways into the various lots should be redesigned to limit the number of access points. Staff stated the site plan indicated access to the property to the north and if the owner intended to serve these properties the access drive should be designed to meet the minimum standards of the Subdivision Ordinance. Staff stated sidewalks would be required on both sides of the access drive. Staff stated a grading permit was required prior to construction of the lots. Staff stated the stormwater detention ordinance would apply to the proposed development. Landscaping comments were addressed. Staff stated the site was located within the Highway 10 Design Overlay District. Staff noted the variations from the DOD with regard to landscaped areas. Mr. Redder stated the reductions were apart of the original approval. Staff noted they were providing information and would note in the write-up areas which were previously approved. Staff noted berms were apart of the original approval and were required along Cantrell Road. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 11, 2012, Subdivision Committee meeting. The revised plan has relocated the drives as requested by staff. Sidewalks have been 9 FILE NO.: Z -7603-G (Cont. included on the access drive as required by City ordinance. The revised cover letter indicates the proposed uses for Lots 3 and 4 will be those allowed in the C-1, Neighborhood Commercial Zoning District. The request is to amend the approved PCD for Lots 3 and 4 of the proposed development. Lot 3 was previously approved for a 6,500 square foot restaurant and Lot 4 was approved for a 10,500 square foot retail center, a 6,560 square foot restaurant and a 2,000 square foot bank. Lots 1 and 2 will remain the same with a 3,400 square foot restaurant with drive-through service and a 29,180 square foot office building located on Lot 2. The applicant is requesting the allowance of the accessory uses as allowed in the 0-3, General Office Zoning District within the office building proposed on Lot 2. The square footage of the accessory use will not exceed ten (10) percent of the total floor area of the office building. Lot 3 is proposed with a 12,000 square foot retail building which includes an All About Tire and Brakeand four (4) lease spaces each containing 1,200 square feet. The auto care use is proposed with 7,200 square feet. Lot 4 is proposed with 16,500 square feet of retail lease space and a 5,600 square foot restaurant. The request is to revise the allowable uses for Lots 3 and 4. The applicant has indicated the uses proposed for the two (2) lots will be the uses as allowed in the C-1, Neighborhood Commercial Zoning District. The hours of operation proposed for the four (4) lots are from 6:00 am to midnight seven (7) days per week as was originally approved for Lots 1, 2 and 4. The applicant is requesting to remove the limited hours of operation for Lot 3 since a "sit down" restaurant is no longer being requested for this lot. The previous commitment to install and earthen berm along the Cantrell Road frontage within the 40 -foot landscape strip constructed to a minimum height of 42 -inches measured from the average grade of the site will continue to apply to the proposed development. The applicant also states as was previously committed within the 40 -foot landscape strip along Cantrell Road on the western side of the driveway an earthen sculpture with a stone water feature will placed to identify the development and will be landscaped per the typical standards of the Highway 10 Design Overlay District. The applicant states in the revised cover letter the water feature will be installed within six (6) months of the issuance of a building permit for Lot 3. The berm located on Lot 4 will be completed with the development of Lot 4. The site plan for Lots 3 and 4 includes a 20 -foot landscape strip along the eastern and northern perimeters. The Highway 10 Design Overlay District typically requires the placement of a landscape strip around the sites perimeter averaging 25 -feet. The previous approval allowed the landscape strip to be reduced to 20 -feet as currently proposed. The zoning buffer ordinance would 10 ILE NO.: Z -7603-G (Cont. typically require the placement of a 38 -foot land use buffer along the northern perimeter of the site of which 70 percent is to remain undisturbed. The plan for Lot 3 indicates the placement of a 20 -foot land use buffer along the northern perimeter and within the buffer area detention storage is indicated which eliminates the undisturbed buffer area. Although the previously approved plan indicated a 20 -foot land use buffer the plan did not indicate the buffer area would be cleared. In addition, the dumpster site is located on the common lot line of Lots 3 and 4 and is located within the landscape strip on the eastern perimeter. The ground sign for Lot 4 will be shared with the overall development sign. The original approval allowed for an overall development sign ten (10) feet in height and 100 square feet in area to identify the overall development and the uses located on Lots 1 and 4. A ground mounted monument sign is proposed for Lot 3. The sign will not exceed six (6) feet in height and 64 square feet in area. Building signage for Lot 3 will limited to the front facade limited to ten (10) percent of the total fagade area. Signage for Lot 4 will be on the western facade fronting the access drive and along the southern end of the building which has frontage on Cantrell Road. The maximum sign area proposed for these lease spaces is limited to ten (10) percent of the fagade area. Lot 2 will contain a single ground mounted sign not to exceed six feet in height and sixty-four square feet in area. Building signage will be on the south and east facades of the building. The development is served with a cross access and cross parking agreement. The plan includes the placement of 56 parking spaces on proposed Lot 3 and 101 parking spaces on Lot 4. There are four (4) spaces located on Lot 4 along the access drive between Lots 3 and 4 which staff does not support due to the spaces backing into the access easement. With the removal of these four (4) spaces there will be a total of 97 parking spaces on Lot 4. Based on the typical parking required for a shopping center development (1 parking space per 225 gross square feet of floor area) Lot 3 would be required 53 parking spaces and Lot 4 would be required 98 parking spaces. The applicant states all of the buildings constructed on the individual lots will be of high quality material, with a residential look, brick, stone, with no exposed metal or mechanical units. The roofs will be either be a minimum 6:12 pitch with architectural shingles or low -slope roof with parapet walls to conceal roof mounted mechanical units. All site lighting will be low level and directional, directed downward and into the site as required by the Highway 10 Design Overlay District. In the previous recommendation staff did not support the request for the revision to the PCD for two reasons; one being the splitting of the two eastern lots into three lots and the second was the proposed use of the property as an auto service center. The concern was creating the additional lot which was less than the two acre minimum lot size prescribed by the Highway 10 Design Overlay 11 FILE NO.: Z -7003-G (Cont. District and also the visual aspects of the building design and potential for outdoor storage for the auto care business. The applicant has assured staff there will be no outdoor storage of merchandise or of waste tires/materials related to the auto service facility. The applicant has also provided building elevations which appear to minimize the overhead doors required for the auto service business. The building places the overhead doors along the eastern side of the building which will be somewhat screened from Highway 10 by the retail building located on Lot 4. The applicant has committed to building materials such as brick or stone with no exposed metal. According to the applicant the building design will be residential in character with a pitched roof or a low sloped parapet wall. STAFF RECOMMENDATION: Staff is supportive of the request subject to the following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. The auto care business to locate on Lot 3 is limited to All About Tire and Brake. 3. The building materials must be high quality materials such as brick or stone and the building must be constructed with a residential style and appearance. Staff is supportive of the land use buffer and the landscape strip around the perimeters of the site as presented on the site plan. Staff recommends the four parking spaces located on the northern portion of Lot 4 which would back into the access easement be removed. Staff recommends the dumpsters located on the common lot line between Lots 3 and 4 be relocated outside the landscape strip. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval subject to the following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. The auto care business to locate on Lot 3 is limited to All About Tire and Brake. Staff stated the hours of operation for this business would be limited to 7 am to 7 pm Monday through Saturday. 12 NO.: Z -7603-G (Cont. 3. The building materials must be high quality materials such as brick or stone and the building must be constructed with a residential style and appearance. Staff stated they were supportive of the land use buffer and the landscape strip around the perimeters of the site as presented on the site plan. Staff recommended the four parking spaces located on the northern portion of Lot 4 which would back into the access easement be removed. Staff also recommended the dumpsters located on the common lot line between Lots 3 and 4 be relocated outside the landscape strip. Mr. Mark Redder of Holloway Engineering addressed the Commission on behalf of the developer. He stated the development was to revise the site plan for two of the four lots within the Cantrell Falls Development. He stated the plan removed a restaurant from the rear portion of the site and replaced the space with an auto care facility and four bays of neighborhood commercial retail space. He stated the current plan was less intense than the plan currently approved. Mr. Nick Alsop, President of the Pinnacle Valley Neighborhood Association, addressed the Commission in opposition of the request. He stated the property was located within the boundary of his neighborhood association and felt the development would have the most impact on the residents of the Pinnacle Valley Neighborhood Association. He stated the residents of his neighborhood were opposed to the change to allow commercial within the development. He stated a tire store was not conducive to the area. He stated the residents desire a restaurant at the site more than additional retail and a tire store. He stated this type development should be located at commercial nodes and not away from intersections. He stated the business was not a BBB accredited business. He stated this business clearly expanded the commercial node from Taylor Loop and Cantrell further to the west into the transitional area. He stated this area was more appropriate for quiet business development such as professional office. The stated a tire store was inappropriate for this site and would degrade the Highway 10 DOD. He stated the proposed plan was a low quality strip center, void of creativity and demonstrated lack of interest by the developer in improving the aesthetics of the City. He stated the proposed plan included large parking lots which exacerbated the already problematic drainage issues to the west. He stated traffic was a concern. He stated the development would potentially increase traffic in the area and would also force patrons of the development to exit/enter a one-way drive at a location where traffic from the Taylor Loop commercial node was accelerating as it rounded the turn in Cantrell heading west. He stated he felt this was unsafe. Phil Cox, 5515 Tulley Cove, addressed the Commission in opposition of the request. He stated he was in full support of the Highway 10 Overlay Plan. He stated he had watched development occur along Highway 10 and appeared before the Commission in the past requesting the Commission not vary the Highway 10 Plan. He requested the Commission follow the Overlay and deny the request. Greg Williams, 6 Thomas Park, addressed the Commission in opposition of the request. He stated the developers had appeared before the Commission on a number of occasions to request a change to the plan. He stated this site was not located at the 13 FILE NO.: Z -7603-G (Cont. commercial node and felt there were places for the development to occur without allowing commercial on this site. Mr. Kirk Simmins, 1 Countryside Cove, addressed the Commission in opposition of the request. He stated the Commission and Board of Directors had always allowed exceptions to the Highway 10 Plan and had not followed any plan. He stated a tire store was not contemplated for this site when the plans were developed. He stated the Commission denied a request for a carwash and a battery store near this site stating they were not compatible with the neighborhood. He stated typically this use was not a clean use. There were cars parked around the building and trash scattered around the site. He stated he did not see how a tire store fit with the Highway 10 Plan. Ms. Hallie Simmins, 1 Countryside Court, addressed the Commission in opposition of the request. She provided the Commission with an analogy of a young boy wanting to play football until he heard the rules. He continued to want to play the sport but wanted to set his own rules concerning his participation. She stated the developers were doing the same with this development. She stated the Overlay was put in place to protect the area from becoming striped -out and limited the types of development that could occur. She stated we must all live by the rules. She stated the developers were requesting the Commission vary the rules to allow the development to occur. She stated the residents of the area did not want the use nor did they want the Commission to vary the rules to allow the development to occur. Mr. Ken Harrison addressed the Commission in opposition. He stated he was an advocate for the Highway 10 scenic corridor plan and felt the plan should not be eroded for the benefit of a few. He stated commercial development should be kept at commercial nodes and not allowed to expand. He stated this development was clearly an expansion of the commercial node from Taylor Loop. Mr. Mark Redder addressed the Commission stating the development was already approved for commercial uses. He stated the overall intensity of the development was less intense than the currently development. He provided the Commission with a presentation with a slide locating similar types of services and the gap of service in this area. He also provided the Commission with similar types of businesses and their proximity to residential homes. He stated the use was a neighborhood use and would be a good addition to the area. Mr. Steve Hockersmith addressed the Commission as the developer. He stated the building construction would be residential in style. He stated the buffers were not changing. He stated the site was approved for commercial development and the revisions to the site plan, removal of the restaurant and the branch bank facility reduced the number of vehicle trips to the site. He stated a bank would generate 950 trips to the site per day and the auto care business would generate 40 to 50 trips per day. He stated the neighborhood restaurant was still on the site plan. It was located on the front of the building on Lot 4. He stated this development was not generating the traffic. He stated the traffic was already there and was near 36,000 vehicles per day. He stated 14 FILE NO.: Z -7603-G (Cont the tire business was limited to All About Tire and Brake. He stated the hours were limited to 7 am to 7 pm Monday through Saturday. He stated the building would be located 500 feet from Cantrell Road. He stated the reason for the redesign of Lot 4 and the placement of the landscape islands as shown was to further screen the auto care business from Cantrell Road. He stated the only reason the rear portion of the site was being reviewed was because the development had frontage on Highway 10. He stated if someone else owned the property or it was not a part of the Cantrell Falls development then the Overlay requirements would not apply to the development. He stated this development was not expanding the commercial node. He stated the development was infilling the commercial node. He stated once the Burger King and Regions Bank were approved the commercial node was expanded. This property was infill. There was a general discussion by the Commission concerning the development and various actions by the Commission and the Board of Directors approving the site plan up to this point. Commissioner Nunnley stated he remembered the public hearing and the defining of a sit-down restaurant by the applicant. He stated he remembered the discussions concerning the carwash and the battery store more recently. He questioned if the tire store was a fit for this development. Acting Chair Rector stated the reason for the denial of the carwash was because of its proximity to residential and the reason for denial of the battery store was because it was proposed in an area shown for office. He stated the approval of the battery store would have expanded the commercial node beyond the presently established limits. He stated this development was approved for commercial uses. He stated the nature of a planned development was such that as time changed there would be modifications to the site plan and use mix. Staff stated there were a number of terms being used interchangeably, scenic corridor, design overlay, land use plan. Staff stated these were all tools to guide development but were all individual items. Staff stated there were a number of scenic corridors and this term dealt with the placement of bill boards. Staff stated 1-430, 1-630, Cantrell Road and a number of other streets were scenic corridors. Staff stated the DOD was developed to review development criteria and not land use. Staff stated the DOD was created to established building setbacks, landscaped areas, lot sizes and not if a use was appropriate for a site or development. Staff stated the land use plan was not zoning but a guide to zoning. The land use plan established areas for various types of development but did not deal with a specific use. Staff stated the land use plan was designed to allow for placement of uses in areas and review the relationship of the uses to the adjoining properties. The Commission questioned the residents as to the real issue with the development. The Commissions stated it was not traffic since traffic was already in the area. The Commission questioned if it was traffic or the use of the site as an auto service business. Mr. Nick Alsop stated for him it was the use. He stated the development 15 FILE NO.: Z -7603-G (Cont. would also compound traffic problems in the area. Commissioner Bubbus stated he felt if the objection was to traffic them the residents should welcome the proposed auto service business since it was a less intense use. There was no further discussion of the item. The chair entertained a motion for approval of the item as recommenced by staff including all staff recommendations and comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 16 ITEM NO.: 8. Z -7603-G NAME: Cantrell Falls Revised Long -form PCD LOCATION: located at 14910 Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. Complete 2. The development is required to construct an earthen berm along the Cantrell Road frontage within the 40 -foot landscape strip constructed to a minimum height of 42 - inches measured from the average grade of the site. Within the 40 -foot landscape strip an earthen sculpture and stone water feature is to be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. Provide a time frame for construction of these items. To be completed 6 months after building permit is issued for Lot 3 3. The hours of service for Lot 3 were limited to 10 am to midnight seven days per week. Provide a written request to amend this requirement. 7 am until 12:00 midnight 4. The hours of dumpster service were limited to daylight hours. Will this continue to apply? Yes 5. The approval allowed for a 6,000 square foot restaurant, a 10,500 square foot retail center and 2,000 square feet of bank on Lot 4. Provide details of the proposed uses for Lot 4 with the current request. Restaurant along the Cantrell Road frontage, the rest are limited to C-1 Neighborhood retail uses 6. The approved uses for the PCD were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). Are these uses still the only uses being requested? C-1 Neighborhood retail uses with the exception of the 7200 square foot auto care facility on Lot 3 7. There are four (4) bays indicated with the auto service use. What are the anticipated uses for the four (4) bays? Automobile ingress/egress 8. Provide building elevations, construction materials, roof pitch, roof construction material. At building permit stage 9. Provide landscaping between the proposed lots as required by the Overlay and the Landscape Ordinance. With Site Plan Review 10. Will there be a dumpster located on Lot 4? If so indicate the location on the site plan. Revised, shown at the common lot line of Lot 3 & 4 11. Provide details of the proposed signage including ground and building signage. Provide the total height, total area of signage on each of the lots. Will Lot 4 have a sign or will they be included in the overall development sign? Included with overall Lot Item # 8. 4 does not have public street frontage therefore a request for signage must be made in writing. May be requested at a later time 12. What is the purpose of the drive-thru located within the lease building containing 10,500 square feet? Revised/removed 13. What is the purpose of the access drive in the rear of the building located on Lot 4? Individual retail space delivery and fire department access Variance/Waivers-, None requested. 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. Completed with previous phase 2. Sidewalks with appropriate handicap ramps are required to be installed to the north property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Yes 3. Access ramps must be installed in compliance with ADA standards at all driveway and street cuts. 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. Yes 5. 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) 379-1805 (Travis Herbner). At building permit stage 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. At building permit stage 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Revised, calcs provided at building permit stage 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Besides the drive through driveway or median cut only one other driveway or median cut is allowed for Lot 2. Besides the driveway or median cut north of the proposed building, Lot 3 must share a driveway with Lot 4. This driveway should align with the driveway on the west side of the private street. The width of the driveway must not exceed 36 -feet. Revised 9. The right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. Revised/removed 10.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. At building permit stage 11. 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) 379-1805 (Travis Herbner). At building permit stage 12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. At building permit stage Item # 8. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department, Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. Planning Division: Master Street Plan: Bicycle Plan: Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. Yes 2. All previous comments apply. Yes 3. The Highway Ten (10) Overlay requires a forty foot (40) landscape strip along Arkansas Highway Ten (10); the site appears to be meeting this minimal requirement. Yes 4. The Highway Ten (10) Overlay requires a twenty-five foot (25') land use buffer area around the sites entirety. Proposal is deficient along the eastern, northern, and western perimeters of the site. Previously waived to 20' 5. It appears the driveway behind the eastern property line, or a portion thereof; may be eliminated allowing for compliancy to the Highway Ten (10) Overlay along a portion of the eastern property line. Previously waived to 20', driveway necessary for delivery 6. The zoning ordinance requires a thirty-eight foot (38') land use buffer along the northern property line, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Current proposal is not meeting this Item # 8. minimal undisturbed area nor the minimal amount of green space required per the zoning ordinance. Previously waived to 20' 7. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Yes 8. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; a variance from this minimal amount will be required by the City Beautiful Commission prior to the issuance of a building permit. Yes, except the common line between Lot 3 & 4 9. The landscape ordinance requires a nine foot (9') wide landscape strip around each individual lot; currently, the site plan is not meeting this minimal amount. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. Yes, except the common line between Lot 3 & 4 10.A small amount of building landscaping is required at each building location. The landscaping is to be located between the building structure and the parking lot(s). Revised 11. Overall site is being reviewed as one development; therefore, each lot must have an automatic irrigation system and have a landscape plan stamped by a Registered Landscape Architect. Yes 12. Berming is needed along AR Highway Ten (10). Yes 13.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. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Yes 14.The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Yes Revised piatlplam Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # & ITEM NO.: 8, Z -7603-G NAME: Cantrell Falls Revised Long -form PCD LOCATION: located at 14910 Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. Complete 2. The development is required to construct an earthen berm along the Cantrell Road frontage within the 40 -foot landscape strip constructed to a minimum height of 42 - inches measured from the average grade of the site. Within the 40 -foot landscape strip an earthen sculpture and stone water feature is to be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. Provide a time frame for construction of these items. To be completed 6 months after building permit is issued for Lot 3 3. The hours of service for Lot 3 were limited to 10 am to midnight seven days per week. Provide a written request to amend this requirement. 7 am until 12:00 midnight 4. The hours of dumpster service were limited to daylight hours. Will this continue to apply? Yes 5. The approval allowed for a 6,000 square foot restaurant, a 10,500 square foot retail center and 2,000 square feet of bank on Lot 4. Provide details of the proposed uses for Lot 4 with the current request. Restaurant along the Cantrell Road frontage, the rest are limited to C-1 Neighborhood retail uses 6. The approved uses for the PCD were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). Are these uses still the only uses being requested? C-1 Neighborhood retail uses with the exception of the 7200 square foot auto care facility on Lot 3 7. There are four (4) bays indicated with the auto service use. What are the anticipated uses for the four (4) bays? Automobile ingress/egress 8. Provide building elevations, construction materials, roof pitch, roof construction material. All of the buildings to be constructed site -wide will be of high quality material, with a residential look, brick, stone, with no exposed metal or mechanical units. The roofs will be either minimum 6:12 pitch with architectural shingle or low -slope roofs with parapet walls to conceal the roof mounted mechanical units. 9. Provide landscaping between the proposed lots as required by the Overlay and the Landscape Ordinance. With Site Plan Review 10. Will there be a dumpster located on Lot 4? If so indicate the location on the site plan. Revised, shown at the common lot line of Lot 3 & 4 Item # 8. 11. Provide details of the proposed signage including ground and building signage. Provide the total height, total area of signage on each of the lots. Will Lot 4 have a sign or will they be included in the overall development sign? Included with overall Lot 4 does not have public street frontage therefore a request for signage must be made in writing. May be requested at a later time 12. What is the purpose of the drive-thru located within the lease building containing 10,500 square feet? Revised/removed 13. What is the purpose of the access drive in the rear of the building located on Lot 4? Individual retail space delivery and fire department access Variance/Waivers: None requested. 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. Completed with previous phase 2. Sidewalks with appropriate handicap ramps are required to be installed to the north property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Yes 3. Access ramps must be installed in compliance with ADA standards at all driveway and street cuts. Yes 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 5. 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) 379-1805 (Travis Herbner). At building permit stage 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. At building permit stage 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Revised, calcs provided at building permit stage 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Besides the drive through driveway or median cut only one other driveway or median cut is allowed for Lot 2. Besides the driveway or median cut north of the proposed building, Lot 3 must share a driveway with Lot 4. This driveway should align with the driveway on the west side of the private street. The width of the driveway must not exceed 36 -feet. Revised 9. The right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. Revised/removed 10.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. At building permit stage 11. 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) 379-1805 (Travis Herbner). At building permit stage 12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans Item 4 8. for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. At building permit stage Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. Planning Division: Master Street Plan: Bicycle Plan: Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All previous comments apply. 3. The Highway Ten (10) Overlay requires a forty foot (40) landscape strip along Arkansas Highway Ten (10); the site appears to be meeting this minimal requirement. Yes 4. The Highway Ten (10) Overlay requires a twenty-five foot (25) land use buffer area around the sites entirety. Proposal is deficient along the eastern, northern, and western perimeters of the site. Previously waived to 20' 5. It appears the driveway behind the eastern property line, or a portion thereof; may be eliminated allowing for compliancy to the Highway Ten (10) Overlay along a portion of the eastern property line. Previously waived to 20', driveway necessary for delivery Item # 8. 6. The zoning ordinance requires a thirty-eight foot (38') land use buffer along the northern property line, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Current proposal is not meeting this minimal undisturbed area nor the minimal amount of green space required per the zoning ordinance. Previously waived to 20' 7. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. 8. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; a variance from this minimal amount will be required by the City Beautiful Commission prior to the issuance of a building permit. Yes, except the common line between Lot 3 & 4 9. The landscape ordinance requires a nine foot (9') wide landscape strip around each individual lot; currently, the site plan is not meeting this minimal amount. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. Yes, except the common line between Lot 3 & 4 10.A small amount of building landscaping is required at each building location. The landscaping is to be located between the building structure and the parking lot(s). Revised 11. Overall site is being reviewed as one development; therefore, each lot must have an automatic irrigation system and have a landscape plan stamped by a Registered Landscape Architect. Yes 12. Berming is needed along AR Highway Ten (10). 13.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. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 14.The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Yes Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 8. ITEM NO.: 8. NAME: Cantrell Falls Revised Long -form PCD LOCATION: located at 14910 Cantrell Road Planning Staff Comments: Z -7603-G 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. The development is required to construct an earthen berm along the Cantrell Road frontage within the 40 -foot landscape strip constructed to a minimum height of 42 - inches measured from the average grade of the site. Within the 40 -foot landscape strip an earthen sculpture and stone water feature is to be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. Provide a time frame for construction of these items. 3. The hours of service for Lot 3 were limited to 10 am to midnight seven days per week. Provide a written request to amend this requirement. 4. The hours of dumpster service were limited to daylight hours. Will this continue to apply? 5. The approval allowed for a 6,000 square foot restaurant, a 10,500 square foot retail center and 2,000 square feet of bank on Lot 4. Provide details of the proposed uses for Lot 4 with the current request. 6. The approved uses for the PCD were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). Are these uses still the only uses being requested? 7. There are four (4) bays indicated with the auto service use. What are the anticipated uses for the four (4) bays? 8. Provide building elevations, construction materials, roof pitch, roof construction material. 9. Provide landscaping between the proposed lots as required by the Overlay and the Landscape Ordinance. 10. Will there be a dumpster located on Lot 4? If so indicate the location on the site plan. 11. Provide details of the proposed signage including ground and building signage. Provide the total height, total area of signage on each of the lots. Will Lot 4 have a sign or will they be included in the overall development sign? Lot 4 does not have public street frontage therefore a request for signage must be made in writing. 12. What is the purpose of the drive-thru located within the lease building containing 10,500 square feet? Item # 8. 13. What is the purpose of the access drive in the rear of the building located on Lot 4? Variance/Waivers: None requested. 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. 2. Sidewalks with appropriate handicap ramps are required to be installed to the north property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Access ramps must be installed in compliance with ADA standards at all driveway and street cuts. 4. Sidewalks with appropriate handicap ramps are required along Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 5. 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) 379-1805 (Travis Herbner). 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Besides the drive through driveway or median cut only one other driveway or median cut is allowed for Lot 2. Besides the driveway or median cut north of the proposed building, Lot 3 must share a driveway with Lot 4. This driveway should align with the driveway on the west side of the private street. The width of the driveway must not exceed 36 -feet. 9. The right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. 10.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. 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) 379-1805 (Travis Herbner). 12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering for additional information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Item # 8. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of retail and an auto related business rather than a sit-down restaurant on one of the undeveloped tracts on this site. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycles (replacing the sidewalk). Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All previous comments apply. 3. The Highway Ten (10) Overlay requires a forty foot (40') landscape strip along Arkansas Highway Ten (10); the site appears to be meeting this minimal requirement. Item # 8. 4. The Highway Ten (10) Overlay requires a twenty-five foot (25') land use buffer area around the sites entirety. Proposal is deficient along the eastern, northern, and western perimeters of the site. 5. It appears the driveway behind the eastern property line, or a portion thereof; may be eliminated allowing for compliancy to the Highway Ten (10) Overlay along a portion of the eastern property line. 6. The zoning ordinance requires a thirty-eight foot (38') land use buffer along the northern property line, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. Current proposal is not meeting this minimal undisturbed area nor the minimal amount of green space required per the zoning ordinance. 7. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 300 square feet in area. 8. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; a variance from this minimal amount will be required by the City Beautiful Commission prior to the issuance of a building permit. 9. The landscape ordinance requires a nine foot (9') wide landscape strip around each individual lot; currently, the site plan is not meeting this minimal amount. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 10.A small amount of building landscaping is required at each building location. The landscaping is to be located between the building structure and the parking lot(s). 11. Overall site is being reviewed as one development; therefore, each lot must have an automatic irrigation system and have a landscape plan stamped by a Registered Landscape Architect. 12. Berming is needed along AR Highway Ten (10). 13.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. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 14. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan- Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 8.