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HomeMy WebLinkAboutZ-7603-H Staff AnalysisFILE NO_: Z -7603-H NAME: 14910 Cantrell Road Revised Long -form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: PDC Companies 1501 N. University Avenue Little Rock, AR 72207 FNGINFFR- The Holloway Firm, Inc. Mr. Bob Holloway 200 Casey Drive Maumelle, AR 72113 AREA: 7.93 acres NUMBER OF LOTS: 4 WARD: 5 PLANNING DISTRICT: 1 — River Mountain URRENT ZONING: PCD FT. NEW STREET: 0 LF CENSUS TRACT: 42.05 ALLOWED USES: 0-3, General Office District and C-1, Neighborhood Commercial District and All about Tire and Brakes as an allowable use PROPOSED ZONING: Revised PCD PROPOSED USE: 0-3, General Office District and C-1, Neighborhood Commercial District and All about Tire and Brakes as an allowable use — Allow the placement of signage on the entry water feature and remove the requirement of the PCD that there be no exposed metal VARIAN CENVAIVERS: 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 BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Planning Commission Public Hearing.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) FILE NO.: Z -7603-H (Cont 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 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, 2 FILE NO.: Z -7603-H (Cont.) domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). 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 3 FILE NO.: Z -7603-H (Cont, 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. The Little Rock Board of Directors denied this request at their April 19, 2011, public hearing. (Z -7603-F) Ordinance No. 20,664 adopted by the Board of Directors on December 4, 2012, allowed a revision to the previously approved PCD. The approval amended the previous approval for Lots 3 and 4 of the proposed development. Lot 3 was originally 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 2012 approval allowed Lot 3 to develop with a 12,000 square foot retail building with an auto care facility. Lot 3 was proposed with four (4) lease spaces each containing 1,200 square feet and 7,200 square feet was proposed for All about Tire and Brakes. Lot 4 was proposed with 16,500 square feet of retail lease space and a 5,600 square foot restaurant. Lots 1 and 2 remained the same as with the original site plan approval; a 3,400 square foot restaurant with drive-through service on Lot 1 and a 29,180 square foot office building located on Lot 2. The office uses proposed were those as allowed in the 0-3, General Office Zoning District. The applicant requested 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 would not exceed ten (10) percent of the total floor area of the office building. The approval also revised the allowable uses for the proposed development of Lots 3 and 4. The applicant approval allowed the uses as allowed in the C-1, Neighborhood Commercial Zoning District as allowable uses for the lots. The hours of operation for the four (4) lots were proposed from 6:00 am to midnight seven (7) days per week as was originally approved for Lots 1, 2 and 4. The approval removed the limited hours of operation for Lot 3 due to the request no longer included a stand-alone restaurant for the lot. All other previous commitments continued to apply to the overall development. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the previously approved building materials for Lot 3. According to the applicant the development completed on Lot 3 contains a 10 -foot strip of ribbed metal siding located on the upper portion of the rear of the building for the entire length of the rear wall. With the original approval of the building for Lot 3 the developer indicated there would be no exposed metal on the exterior of the building. The applicant states the intent of the comment was to clarify to staff the building would be of high quality materials and would not be constructed as a metal repair garage and constructed of materials appropriate in a neighborhood setting. The applicant notes through the building permit review process including obtaining the final certificate of occupancy all inspections were made and approved and no one took issue with the plans, or raised any concerns regarding the exterior materials used on the building. The applicant is now requesting to 4 FILE NO.: Z -7603-H (Cont. amend the approved PCD for Lot 3 to remove the requirement of no exposed metal on the building. The applicant has indicated there is extensive landscape screening on the north side of the building. A landscape buffer consisting of 50 eight (8) to ten (10) feet tall Nigari American Arborvitae were planted behind the building along the property line that buffers a 50 -foot self-imposed buffer placed by the proposed single-family development to the north. At maturity the trees will grow to reach 25 to 35 -feet in height. The applicant is also requesting signage identifying the development which was placed on the water feature within the common area at the entrance to the development be allowed to remain. The applicant has placed lettering "Cantrell Falls" on the wall of the water feature. The identity of the development is the only lettering which will be placed on the water feature. B. EXISTING CONDITIONS: The site has developed with three (3) buildings. One a strip center with All about Tire and Brakes and additional space for retail users. The second is Kaufman by Design, a home center and the third, Burger King. 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. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200 -feet of the site along with the Tulley Cove Neighborhood Association, the Westchester Neighborhood Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIO Adjacent to Lot 2 and south of Lot 1-R, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. On the plans, the right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9 FILE NO.: Z -7603-H (Cont. 4. The newly installed access ramp at the Burger King driveway should be modified to not direct pedestrians into the center of the intersection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the site. Enter : Entergy does not object to this proposal. An underground 3-phase power line exists to the east side of this property and to the south as well. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements of the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 expense. 3. 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. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross A FILE NO.: Z -7603-H Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: Full plan review. 1. Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus 7 FILE NO.: Z -7603-H (Cont. access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4. a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757 or Captain John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 25. Provide a continuous pedestrian path along Cantrell Rd and to the front entrances of each business to allow access for employees and patrons from the transit route. E:� FILE NO.: Z -7603-H Cont. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(cb-littlerock-om or Mark Alderfer at 501.371.4875; malderfer €it#lerock.or . Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use 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 PCD to allow the use of exposed metal on the rear of one of the buildings and allow the placement of lettering on the entry feature to the development. The request is within the Highway 10 Design Overlay District. Master Street Plan: The south side of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an 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 an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Highway 10 Design Overlay District. 2. Any plant material that is dead or does not meet the size or spacing requirements will need to be replaced by the end of the growing season. 3. 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: (March 16, 2016) Mr. John Johnson and Mr. Mark Redder were present representing the request. Staff stated there were no outstanding technical issues associated with the 9 FILE NO.: Z -7603-H request. Staff stated the developer had originally included a revision to Lot 2 in the submittal but had removed Lot 2 from the request and was asking only to remove the requirement of the approved PCD for Lot 3 that there be no exposed metal and to allow lettering, the name of the development Cantrell Falls, on the water feature at the entrance to the development. Mr. Redder stated the original statement was made to give an indication that the building for All about Tires and Brakes would not be a standard metal building like most auto related businesses but would be of a high quality material. Mr. Johnson stated the material was noted on all plans submitted for building permits and was in place during the review for the final certificate of occupancy. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the March 16, 2016, Subdivision Committee meeting. The request is two -fold. One (1) to allow the placement of lettering identifying the development on the water feature which was installed at the entrance to the Cantrell Falls Development. The second is to remove from the approved PCD the requirement that there be no exposed metal on the rear of the building located on Lot 3, the building which contains All about Tire and Brakes. According to the applicant the development completed on Lot 3 contains a 10 -foot tall strip of ribbed metal siding located on the upper portion of the rear of the building. The lower portion has been faced with brick veneer. With the original approval of the building for Lot 3 the developer indicated there would be no exposed metal on the exterior of the building. The applicant states the intent of the comment was to clarify to staff the building would be of high quality materials and would not be constructed with the appearance of the traditional metal building typically used in the construction of automobile repair garages. The applicant is requesting to amend the approved PCD for Lot 3 to remove the requirement of no exposed metal on the building. The applicant has indicated there is extensive landscape screening on the north side of the building. A landscape buffer consisting of 50 eight (8) to ten (10) feet tall Nigari American Arborvitae were planted behind the building along the property line within the required landscape strip. At maturity the trees will grow to reach 25 to 35 -feet in height. In addition the property owner to the north has placed a 50 -foot landscape buffer along their southern boundary to add additional buffering to the future homes located north of this site 10 FILE NO.: Z -7603-H (Cont. The applicant is also requesting signage identifying the development which was placed on the water feature within the common area at the entrance to the development. The applicant has placed lettering "Cantrell Falls" on the wall of the water feature to distinguish the development. The sign will not allow the individual businesses or tenants of the development signage space on the entry feature. The applicant seeks an amendment to the approved PCD to allow this additional sign to be located within the development. Staff is not supportive of the applicant's request. The applicant is seeking relief of a self-imposed condition which was offered during the public review process. As noted the property to the north has an approved single-family plat and the developer is currently working to install the required improvements to allow for sale of the residential lots. Although there are plantings and the adjacent property has provided a 50 -foot buffer staff feels the view of the future residents should be protected in the same manner as the view from Cantrell Road. Staff is also not supportive of the applicant's request to allow the lettering on the water feature to remain. The Highway 10 Design Overlay District outlines design criteria related to signage. The Overlay states one (1) development sign identifying the commercial development is allowed and is not to exceed ten (10) feet in height and one hundred (100) square feet in area. All signs that are ground -mounted shall be of a monument type design. These signs may be installed in the landscaped area of the front and side yards. The original approval allowed the placement of a single development sign along Cantrell Road and individual monument tenant signs on the rear two (2) lots, Lots 2 and 3. Within the purpose and intent section of the DOD it states one (1) of the purposes is to create standards for signage and parking lot lighting along the corridor which are in keeping with the intent of this article; to protect and enhance the aesthetic and visual character of the lands surrounding Highway 10. Staff feels the allowance of additional signage within this development is in direct conflict with the provisions of the DOD. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 7, 2016) Mr. Mark Redder was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Redder addressed the Commission on behalf of the applicant. He stated the request was to allow lettering which had been placed on the entry water feature to remain. He stated the intent with the approval of the PCD zoning was to allow lettering on the water feature, Cantrell Falls, to identify the development. He stated no business would be allowed to place signage on the entry feature. He provided the Commission 11 FILE NO.: Z -7603-H (Cont. with a clip from the Board of Directors meeting in which the developer and Director Fortson were discussing the water feature and the proposed lettering. Mr. Hockersmith stated the intent was to place the name of the development of the water feature which would be a series of cascading falls hence the name Cantrell Falls. Mr. Redder stated the request was also to eliminate the requirement that there be no exposed metal on the rear of the building. He stated the statement was taken out of context in that the intent was the view from Cantrell Road. He stated the intent was the building would be of high quality materials and not a prefab metal building which is sometimes used in the automobile repair industry. He stated the plans were approved by staff and the final certificate of occupancy was issued for the property and no one caught the incorrect material placement. He stated the exposed metal was located on the rear of the building. He stated the developer had planted additional screening along the rear of the building and within a few years the plant material would grow to a height that the metal would no longer be visible from the adjacent property to the north. He stated the placement of the metal was purely an oversight on the part of the architect and staff. Mr. Keith Wingfield addressed the Commission in opposition of the request. He stated he owned the property to the north and was currently developing a single-family subdivision. He stated he had placed a self-imposed 50 -foot buffer along the southern perimeter of his property to protect the view of the commercial developments to the south. He stated the approval indicated the materials would be high quality materials with no exposed metal. He stated the roof was to be a low pitch roof or have a parapet to screen the mechanical equipment. He provided the Commission with photos of the back of the building and stated he did not feel the materials, split face block, was a residential style building material. He stated the parapet wall had not been constructed. He stated the tire store was storing tires in a trailer outside the building. He stated the approval did not include the allowance of tires outside during the daylight hours and inside during the evening hours. He stated the approval stated there would not be any outdoor storage of tires not that the tires would be moved in and out during the day time. He stated the PCD zoning was approved with variations from the development standards of the Highway 10 overlay with commitments made by the developer to the City. He stated one of these commitments was to construct a high quality development with sufficient landscaping to screen the property to the north. He stated the plant materials provided did not offer this protection. He stated the plants had been placed on the low side of the property which was six (6) to eight (8) feet below the parking lot/service drive for the development. He provided the Commission with photos of the rear of the building, the broken irrigation pipe and the level of the plant materials. He also provided the Commission with a photo of the tire trailer located behind the building. He requested the Commission encourage the developer to talk with him to see if an amenable compromise could be reached. Mr. Redder addressed the Commission stating the parapet wall was in the process of being installed. He stated there was a treatment which would hold the parapet in place but would not penetrate the roof and compromise the roof system in place. He stated a `FA FILE NO.: Z -7603-H (Cont. number of options had been considered for the rear building material in -lieu of the metal but there was not an option that would not jeopardize the structural integrity of the building. He stated during the hearing approving the PCD when the statement was made concerning the no exposed metal it was referring to the Cantrell Road side of the building. He stated the building next door to this site had metal on the ends and the back side of the building. There was a general discussion by the Commission concerning the materials the oversight of the materials and the placement of the sign identifying Cantrell Falls. Staff stated the sign was no longer an issue. Staff stated based on the Board of Directors meeting the sign was approved with the PCD request. Staff stated the allowance of the placement of the metal on the rear of the building was an oversight. Staff stated when the plans were submitted staff missed the note concerning the exposed metal. Staff noted the applicant should bear some of the responsibility since they made the commitment for no exposed metal and placed the material on the building. The Commission questioned the options. Staff stated the options were to replace or to cover the exposed metal. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except for that of denial. The motion carried by a vote of 7 ayes, 1 no and 3 absent. 13 ITEM NO.: 16. Z -7603-H NAME: 14910 Cantrell Road 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 development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. The original filing included the redevelopment of Lot 2. The applicant has removed from the request the redevelopment of Lot 2 and is only requesting to be allowed the placement of lettering on the entry water feature and to remove from the conditions of approval the requirement there be no exposed metal. 3. The survey does not include the street name or the right of way. Variance/Waivers: None requested. Public Works Conditions: 1. Adjacent to Lot 2 and south of Lot 1-R, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. On the plans, the right turn lane median located on the east side of the Cantrell Road/private street intersection must be removed. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. The newly installed access ramp at the Burger King driveway should be modified to not direct pedestrians into the center of the intersection. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal. An underground 3hase power line exists to the east side of this property and to the south as well. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements of the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint EnerqNo comment received. AT & T: No comment received. 114re�W* Central Arkansas Water: Z -7603-H 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 expense. 3. 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. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure -zone back flow preventer shall be required. Fire Department: Full plan review. 1. Maintain Access: 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. ITEM NO.: 16 Z -7603-H 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4. a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire ITEM NO.: 16. Z -7603-H apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757 or Captain John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planninq: No comment. Rock Region Metro: Location is served by METRO on route 25. Provide a continuous pedestrian path along Cantrell Rd and to the front entrances of each business to allow access for employees and patrons from the transit route. Buildin_g Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.or-ci or Mark Alderfer at 501.371.4875; malderfer little rock. or . Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use 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 PCD to add a 4th building with revised uses. The request is within the Highway 10 Design Overlay District. Master Street Plan: The south side of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an 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. ITEM NO.: 16. Z -7603-H 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 an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Highway 10 Design Overlay District. 2. Any plant material that is dead or does not meet the size or spacing requirements will need to be replaced by the end of the growing season. 3. 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, March 23, 2016.