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HomeMy WebLinkAboutZ-7605-B Staff AnalysisITEM NO.:Z-7605-B NAME: Chevaux Court Revised Short -form POD LOCATION: located on the Southeast corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Orion Capitol Ventures 2200 N. Rodney Parham Road, Suite 206 Little Rock, AR 72212 FNr,INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.4 Acres NUMBER OF LOTS: 1 CURRENT ZONING: POD FT. NEW STREET: 0 ALLOWED USES: Planned Office Development — 0-3 General Office District uses PROPOSED ZONING: Revised POD PROPOSED USE: Planned Office Development — 0-3 General Office District uses — creation of lot lines VARIANCES/WAIVERS REQUESTED: 1. A variance request to allow backing into a service easement. 2. A variance to allow the development of lots without public street frontage. BACKGROUND: Ordinance No. 19,098, adopted by the Little Rock Board of Directors on May 18, 2004, established Chevaux Short -form POD. The project consisted of 33,600 square feet of proposed building space containing 0-3, General Office District uses. The applicant requested ten percent of the building square footage be allowed the Accessory uses allowed in the 0-3 zoning district. The applicant indicated 142 parking spaces or 4.23 spaces per 1000 square feet. The proposed building was indicated as an "L" shaped building and turned away from existing residential property to the south and east. The rear of the building was to act as screening to the adjoining properties to the east and south since no doors or windows were proposed other than those required by fire code. A cross access easement and shared driveway would be utilized to provide adequate circulation with the adjacent development to the west. Ordinance No. 19,451 adopted by the Little Rock Board of Directors on December 5, 2005, revised the previously approved Planned Office Development to allow the creation of seven lots and the construction of seven buildings each on individual lots. The applicant indicated smaller individual building footprints to allow the construction to match the existing topography of the site. The applicant indicated site improvements and perimeter landscaping would be constructed as an overall development. There were variances approved to allow the development of lots without public street frontage and to allow backing into the access easement. The applicant indicated each of the lots would be final platted in a single phase. The applicant also indicated the buildings would be constructed based on market demand. A. PROPOSAUREQUEST: The applicant is now requesting to amend the POD zoning for Chevaux Office Development. The requested amendment would allow the front one-half of the site to develop with a branch bank facility, with drive- through, and the rear remaining two acres would remain relatively unchanged with five lots as approved in the previous site plan. The buildings proposed for the five lots will range in size from 4,200 square feet to 5,000 square feet with 0-3 uses as allowable uses. There are no changes in the proposed driveway cuts from Cantrell Road with access being along the eastern perimeter and a shared driveway access near the western perimeter. B. EXISTING CONDITIONS. The site is vacant and sloping slightly from Cantrell Road. There are single-family homes located to the south and east of the site. To the west of the site is property recently developed with a strip retail center. Cantrell Road adjacent to the site is a four lane roadway with a turn lane at Chenonceau Boulevard. A traffic signal has been installed at the intersection of Chennonceau Boulevard and Cantrell Road. There is not a sidewalk in place adjacent to the site. D. ENGINEERING COMMENTS: 2 Public Works: 1. Per the land alteration regulations, Section 29-186(h), a one time approval was given by Public Works to allow stockpiling of construction spoil material on site for a period of six (6) months. The six (6) months has been exceeded and the material must be removed. A building permit has been applied for the project. 2. Storm water detention ordinance applies to this property. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Cantrell Road is classified on the Master Street Plan as a principal arterial. 6. Dedication of right-of-way to 55 feet from centerline will be required. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Sidewalk should be installed on east side of the private drive/street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, to serve the proposed development. Contact Little Rock Wastewater Utility at 688- 1414 for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. 3 Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to this property. Easements are required to adequately install and maintain the water main adjoining the right- of-way of Cantrell Road, as well as within the development. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County lanning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN.- Planning SSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has requested to revise a previously approved Planned Office Development to allow a six lot development with five lots being used as office uses and the sixth lot being used as a branch bank facility. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chenonceau Boulevard is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II Bike Route is shown on Cantrell Road west of Chenonceau Boulevard. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is located on Chenonceau Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Ell City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. Interior islands are to be evenly distributed. An additional island is needed in the parking area along Cantrell Road. 4. Berming is encouraged along Cantrell Road in accordance with the Highway 10 Design Overlay District. 5. The plan appears to meet the 25 foot landscape area required per the Highway 10 Design Overlay District along the side and rear property lines. 6. A controlled automatic irrigation system is required for all new landscaped areas. Since the site is being reviewed as a single development irrigation will be required on each of the newly created lots. 7. Since the site is being reviewed as an overall development plan, prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect for each of the proposed lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide a note concerning the proposed dumpster screening. Staff also stated the indicated signage was less than typically allowed per the Highway 10 Design Overlay District. Staff also noted the parking on the site plan did not appear to work since all the parking generators had been moved to the back of the site and the parking was located on the front of the property. Staff questioned the proposed parking scheme. Mr. Daters stated he would review the proposed layout and provide staff suggestions to the developer and respond to staff as requested. Public Works comments were addressed. Mr. Daters stated development was beginning on the site and the stockpiled construction spoil materials would be removed from the site. Staff also stated street improvements to Cantrell Road would be required at the time of development of the site and a dedication of right-of-way 35 -feet from centerline would be required. 5 Landscaping comments were addressed. Staff stated irrigation to water landscaped areas would be required for each lot as it was developed. Staff also stated landscape plans stamped by a registered landscape architect would be required at the time of development for each of the proposed lots. Staff stated interior islands should be evenly distributed throughout the parking lot areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has indicated a note concerning the required dumpster screening. The site plan indicates the dedication of right-of-way per the Master Street Plan requirement. The applicant has not redesigned the site with regard to the proposed parking layout. The applicant has indicated the parking as proposed meets the parking demand for the site. According to the applicant the proposed parking along Cantrell Road will serves the bank facility by allowing customers to park in front of the building to access the lobby area. Staff is supportive of the parking as proposed. The request is to amend the Planned Office Development changing the front one-half of the site to allow development of a branch bank facility, with drive-through. This modification would include two previously indicated lots combined to one lot. The rear portion of the site will remain relatively unchanged (with five lots) as approved in the previous site plan and 0-3, General Office District uses as allowable uses. The buildings proposed for the five lots will range in size from 4,200 square feet to 5,000 square feet and are proposed as single story buildings. The site plan indicates the placement of a 25 -foot building setback along the southern perimeter (rear yard) and the eastern perimeter of proposed Lot 6 (side yard). The Highway 10 Design Overlay District typically requires the placement of a 40 -foot building setback around the rear yard and 30 -foot side yard setback. The building along Highway 10 has been indicated at 100 -feet as required by the overlay district. The applicant is proposing the development of lots without public street frontage. The lots will be served by a 24 -foot access and utility easement. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Staff is supportive of this variance request. R The proposed driveway cuts on Cantrell Road are located in the location they were previously approved. Access is proposed along the eastern perimeter and a shared driveway access is located near the western perimeter. Staff is supportive of the proposed driveway placement. The site plan indicates the placement of 122 parking spaces. Based on the total square footage of the proposed buildings a total of 58 parking spaces would typically be required. The indicated parking is more than adequate to serve the parking demand of the site. The applicant has indicated the location of the proposed dumpster facilities on the site plan and included a note concerning the required screening. The applicant has also indicated the dumpster service hours will be limited to normal business hours. The hours of operation proposed for the development are 6:00 am to 8:00 pm. The applicant is requesting a variance to allow the backing into a service easement. Per the Subdivision Ordinance Section 31-210(8)(7) parking spaces shall not be permitted to back into a service easement. Section 31-2100) states the Commission may approve a variance of this subsection for applications before them. Staff is supportive of the applicant's request. The applicant has indicated as a part of the site development, features such as pedestrian tables and landscape islands and to be used to slow traffic on the site for both motorist and pedestrians. Site lighting will be low level and directional, directed inward away from residentially zoned properties per the Highway 10 Design Overlay District requirement. The applicant has proposed a single development sign within the landscaped area along Highway 10 and each individual lot will have an identification sign. The applicant has indicated the signage along Highway 10 will be a ground mounted monument style sign a maximum of ten feet in height and 100 square feet in area. Each of the development signs will be a maximum of six square feet in sign area. Building signage is proposed as typically allowed in office zones. 7 Staff is supportive of the applicant's request. The proposed site plan does not fully comply with the Highway 10 Design Overlay District with regard to landscaped area and building setback along the eastern and southern property line. The ordinance would typically require a 30 -foot building setback along the eastern perimeter and a 40 -foot building setback along the southern perimeter. The applicant's site plan indicates screening will be provided along the eastern and southern property line as a six foot opaque fence. Staff recommends the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. STAFF RECOMMENDATIONS Staff recommends approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. Staff recommends approval of the requested variance to allow backing into a service easement. Staff recommends approval of the requested variance to allow the development of lots without public street frontage. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the above agenda staff report. Staff presented a recommendation the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. Staff presented a recommendation of approval of the requested variance to allow backing into a service easement and a recommendation of approval of the requested variance to allow the development of lots without public street frontage. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 1:3 August 3, 2006 Z -7605-B NAME: Chevaux Court Revised Short -form POD LOCATION: located on the Southeast corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Orion Capitol Ventures 2200 N. Rodney Parham Road, Suite 206 Little Rock, AR 72212 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.4 Acres NUMBER OF LOTS: 1 CURRENT ZONING: POD FT. NEW STREET: 0 ALLOWED USES: Planned Office Development — 0-3 General Office District uses PROPOSED ZONING: Revised POD PROPOSED USE: Planned Office Development — 0-3 General Office District uses — creation of lot lines VARIANCES/WAIVERS REQUESTED: 1. A variance request to allow backing into a service easement. 2. A variance to allow the development of lots without public street frontage. BACKGROUND: Ordinance No. 19,098, adopted by the Little Rock Board of Directors on May 18, 2004, established Chevaux Short -form POD. The project consisted of 33,600 square feet of proposed building space containing 0-3, General Office District uses. The applicant requested ten percent of the building square footage be allowed the Accessory uses allowed in the 0-3 zoning district. The applicant indicated 142 parking spaces or 4.23 spaces per 1000 square feet. The proposed building was indicated as an "L" shaped building and turned away from existing residential property to the south and east. The rear of the building was to act as screening to the adjoining properties to the east and south since no doors or windows were proposed other than those required by fire code. August 3, 2006 ITEM NO.: 10 (CONT) FILE NO.:Z-7605-B A cross access easement and shared driveway would be utilized to provide adequate circulation with the adjacent development to the west. Ordinance No. 19,451 adopted by the Little Rock Board of Directors on December 5, 2005, revised the previously approved Planned Office Development to allow the creation of seven lots and the construction of seven buildings each on individual lots. The applicant indicated smaller individual building footprints to allow the construction to match the existing topography of the site. The applicant indicated site improvements and perimeter landscaping would be constructed as an overall development. There were variances approved to allow the development of lots without public street frontage and to allow backing into the access easement. The applicant indicated each of the lots would be final platted in a single phase. The applicant also indicated the buildings would be constructed based on market demand. A. PROPOSAUREQUEST: The applicant is now requesting to amend the POD zoning for Chevaux Office Development. The requested amendment would allow the front one-half of the site to develop with a branch bank facility, with drive-through, and the rear remaining two acres would remain relatively unchanged with five lots as approved in the previous site plan. The buildings proposed for the five lots will range in size from 4,200 square feet to 5,000 square feet with 0-3 uses as allowable uses. There are no changes in the proposed driveway cuts from Cantrell Road with access being along the eastern perimeter and a shared driveway access near the western perimeter. B. EXISTING CONDITIO The site is vacant and sloping slightly from Cantrell Road. There are single- family homes located to the south and east of the site. To the west of the site is property recently developed with a strip retail center. Cantrell Road adjacent to the site is a four lane roadway with a turn lane at Chenonceau Boulevard. A traffic signal has been installed at the intersection of Chennonceau Boulevard and Cantrell Road. There is not a sidewalk in place adjacent to the site. D. ENGINEERING COMMENTS: Public Works: 1. Per the land alteration regulations, Section 29-186(h), a one time approval was given by Public Works to allow stockpiling of construction spoil material on site for a period of six (6) months. The six (6) months has been exceeded and the material must be removed. A building permit has been applied for the project. 2. Storm water detention ordinance applies to this property. 2 August 3, 2006 ITEM NO.: 10 (CON FILE NO.:Z-7605-B 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Cantrell Road is classified on the Master Street Plan as a principal arterial. 6. Dedication of right-of-way to 55 feet from centerline will be required. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Sidewalk should be installed on east side of the private drive/street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, to serve the proposed development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerqy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to this property. Easements are required to adequately install and maintain the water main adjoining the right-of-way of Cantrell Road, as well as within the development. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. 3 August 3, 2006 ITEM NO.: 10 CONT FILE NO.:Z-7605-B Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has requested to revise a previously approved Planned Office Development to allow a six lot development with five lots being used as office uses and the sixth lot being used as a branch bank facility. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chenonceau Boulevard is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right- of-way and may require street improvements. Bicycle Plan: A Class II Bike Route is shown on Cantrell Road west of Chenonceau Boulevard. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is located on Chenonceau Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. Interior islands are to be evenly distributed. An additional island is needed in the parking area along Cantrell Road. 4. Berming is encouraged along Cantrell Road in accordance with the Highway 10 Design Overlay District. 4 August 3, 2006 ITEM NO.: 10 CONT FILE NO.:Z-7605-B 5. The plan appears to meet the 25 foot landscape area required per the Highway 10 Design Overlay District along the side and rear property lines. 6. A controlled automatic irrigation system is required for all new landscaped areas. Since the site is being reviewed as a single development irrigation will be required on each of the newly created lots. 7. Since the site is being reviewed as an overall development plan, prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect for each of the proposed lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 3, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide a note concerning the proposed dumpster screening. Staff also stated the indicated signage was less than typically allowed per the Highway 10 Design Overlay District. Staff also noted the parking on the site plan did not appear to work since all the parking generators had been moved to the back of the site and the parking was located on the front of the property. Staff questioned the proposed parking scheme. Mr. Daters stated he would review the proposed layout and provide staff suggestions to the developer and respond to staff as requested. Public Works comments were addressed. Mr. Daters stated development was beginning on the site and the stockpiled construction spoil materials would be removed from the site. Staff also stated street improvements to Cantrell Road would be required at the time of development of the site and a dedication of right- of-way 35 -feet from centerline would be required. Landscaping comments were addressed. Staff stated irrigation to water landscaped areas would be required for each lot as it was developed. Staff also stated landscape plans stamped by a registered landscape architect would be required at the time of development for each of the proposed lots. Staff stated interior islands should be evenly distributed throughout the parking lot areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 August 3, 2006 ITEM NO.: 10 (CC H. ANALYSIS: FILE NO.:Z-7605-B The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has indicated a note concerning the required dumpster screening. The site plan indicates the dedication of right-of-way per the Master Street Plan requirement. The applicant has not redesigned the site with regard to the proposed parking layout. The applicant has indicated the parking as proposed meets the parking demand for the site. According to the applicant the proposed parking along Cantrell Road will serves the bank facility by allowing customers to park in front of the building to access the lobby area. Staff is supportive of the parking as proposed. The request is to amend the Planned Office Development changing the front one-half of the site to allow development of a branch bank facility, with drive- through. This modification would include two previously indicated lots combined to one lot. The rear portion of the site will remain relatively unchanged (with five lots) as approved in the previous site plan and 0-3, General Office District uses as allowable uses. The buildings proposed for the five lots will range in size from 4,200 square feet to 5,000 square feet and are proposed as single story buildings. The site plan indicates the placement of a 25 -foot building setback along the southern perimeter (rear yard) and the eastern perimeter of proposed Lot 6 (side yard). The Highway 10 Design Overlay District typically requires the placement of a 40 -foot building setback around the rear yard and 30 -foot side yard setback. The building along Highway 10 has been indicated at 100 -feet as required by the overlay district. The applicant is proposing the development of lots without public street frontage. The lots will be served by a 24 -foot access and utility easement. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Staff is supportive of this variance request. The proposed driveway cuts on Cantrell Road are located in the location they were previously approved. Access is proposed along the eastern perimeter and a shared driveway access is located near the western perimeter. Staff is supportive of the proposed driveway placement. The site plan indicates the placement of 122 parking spaces. Based on the total square footage of the proposed buildings a total of 58 parking spaces would typically be required. The indicated parking is more than adequate to serve the parking demand of the site. M August 3, 2006 ITEM NO.: 10 (CON FILE NO.:Z-7605-B The applicant has indicated the location of the proposed dumpster facilities on the site plan and included a note concerning the required screening. The applicant has also indicated the dumpster service hours will be limited to normal business hours. The hours of operation proposed for the development are 6:00 am to 8:00 pm. The applicant is requesting a variance to allow the backing into a service easement. Per the Subdivision Ordinance Section 31-210(g)(7) parking spaces shall not be permitted to back into a service easement. Section 31-2100) states the Commission may approve a variance of this subsection for applications before them. Staff is supportive of the applicant's request. The applicant has indicated as a part of the site development, features such as pedestrian tables and landscape islands and to be used to slow traffic on the site for both motorist and pedestrians. Site lighting will be low level and directional, directed inward away from residentially zoned properties per the Highway 10 Design Overlay District requirement. The applicant has proposed a single development sign within the landscaped area along Highway 10 and each individual lot will have an identification sign. The applicant has indicated the signage along Highway 10 will be a ground mounted monument style sign a maximum of ten feet in height and 100 square feet in area. Each of the development signs will be a maximum of six square feet in sign area. Building signage is proposed as typically allowed in office zones. Staff is supportive of the applicant's request. The proposed site plan does not fully comply with the Highway 10 Design Overlay District with regard to landscaped area and building setback along the eastern and southern property line. The ordinance would typically require a 30 -foot building setback along the eastern perimeter and a 40 -foot building setback along the southern perimeter. The applicant's site plan indicates screening will be provided along the eastern and southern property line as a six foot opaque fence. Staff recommends the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. Staff recommends approval of the requested variance to allow backing into a service easement. August 3, 2006 ITEM NO.: 10 FILE NO.:Z-7605-B Staff recommends approval of the requested variance to allow the development of lots without public street frontage. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the above agenda staff report. Staff presented a recommendation the fencing be designed to match the existing fencing within the adjacent subdivision as a wood fence with brick columns. Staff presented a recommendation of approval of the requested variance to allow backing into a service easement and a recommendation of approval of the requested variance to allow the development of lots without public street frontage. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 8 ITEM NO.: 10. NAME: Chevaux Court Revised Short -form POD Z -7605-B LOCATION: located on the Southeast corner of Cantrell Road and Chenonceau Boulevard Plannina Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 19, 2006. The Office of Planning and Development must receive the proof of notice no later than July 28, 2006. 2. Site lighting must comply with the minimum standards of the Highway 10 Overlay District. 3. Provide the location of the proposed dumpster and include a note concerning the required screening. (One location indicated) 4. Provide the hours of service of the proposed dumpster in the general notes section of the site plan. 5. Correct Note 3 concerning the proposed garbage collection. 6. The site plan indicates the total building height of 45 -feet. Is this a realistic building height? If the buildings are proposed as single story building provide the total height as proposed. 7. The site plan indicates the placement of a single development sign. Is this correct or will additional ground mounted signs be requested? The sign is indicated with a maximum of 8 -feet in height and 80 -square feet. The Highway 10 DOD allows a maximum of 10 -feet in height and 100 -square feet in area for single development signs. 8. The parking indicated on the site plan does not work. The parking has been left in the front and the demand for parking has been located to the rear of the site. 9. The site plan indicates a 25 -foot building setback along the rear property line. The Highway 10 DOD typically requires the placement of a 30 -foot building setback. 10. Note on the site plan the fencing will be a six foot wood fence with brick columns. Variance/Waivers: A variance to allow the development of lots without public street frontage. Public Works Conditions: 1. Per the land alteration regulations, Section 29-186(h), a one time approval was given by Public Works to allow stockpiling of construction spoil material on site for a period of six (6) months. The six (6) months has been exceeded and the material must be removed. A building permit has been applied for the project. 2. Storm water detention ordinance applies to this property. Item 9 10 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. 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. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Sidewalk should be installed on east side of the private drive/street. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, to serve the proposed development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to this property. Easements are required to adequately install and maintain the water main adjoining the right-of-way of Cantrell Road, as well as within the development. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department- Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. Item # 10 CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has requested to revise a previously approved Planned Office Development to allow a six lot development with five lots being used as office uses and the sixth lot being used as a branch bank facility. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chenonceau Boulevard is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II Bike Route is shown on Cantrell Road west of Chenonceau Boulevard. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is located on Chenonceau Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. Interior islands are to be evenly distributed. An additional island is needed in the parking area along Cantrell Road. 4. Berming is encouraged along Cantrell Road in accordance with the Highway 10 Design Overlay District. 5. The plan appears to meet the 25 foot landscape area required per the Highway 10 Design Overlay District along the side and rear property lines. 6. A controlled automatic irrigation system is required for all new landscaped areas. Since the site is being reviewed as a single development irrigation will be required on each of the newly created lots. 7. Since the site is being reviewed as an overall development plan, prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect for each of the proposed lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Item # 10 Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, July 19, 2006. Item # 10