HomeMy WebLinkAboutZ-7699-B Staff AnalysisITEM NO.: 10
NAME: Highway 10 Development Short -form POD
LOCATION: located at 16603 and 16623 Cantrell Road
Planning Staff Comments:
Z -7699-B
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than February 14, 2007. The Office of
Planning and Development must receive the proof of notice no later than February
22, 2007.
2. The Highway 10 DOD requires a 40 -foot landscape strip and a 100 -foot building
setback along the roadway. Indicate on the site plan the location of the 40 -foot
landscape strip.
3. The Highway 10 DOD requires a 25 -foot average landscape strip around the
perimeters of the site. The eastern perimeter does not appear to meet this minimum
requirement.
4. The Highway 10 DOD requires a 30 -foot side yard building setback and a 40 -foot
rear yard -building setback. The eastern perimeter does not appear to meet this
minimum requirement.
5. Staff feels with the reduction of the total building square footage the landscaping and
setbacks of the overlay could be more closely adhered to.
6. Staff is also concerned with the placement of two story buildings along the rear
portion of the site.
7. Provide details of the indicated signage on the site plan. Will any additional signage
be added with the new development? Provide the location and a note concerning
the total height and area.
8. The Highway 10 DOD allows a maximum of one curb cut per 300 feet and no curb
cut closure to an intersection than 100 feet.
9. The Highway 10 DOD allows a maximum of one commercial building for every two
acres. The site is 2.33 acres and four buildings are being proposed.
10. Provide a note indicating the total height of the proposed buildings.
11. Provide the proposed building construction materials.
12. Will the rear buildings be constructed in a single or in multiple phases? Note a
phasing plan if applicable.
13. Will there be limits placed on the hours of service for the dumpster? If so note the
hours of service on the site plan.
14. The site is proposed as an office development. The site plan indicates the
placement of 90 on-site parking spaces. The ordinance would typically require the
placement of 49 parking spaces. The parking appears to be excessive. Indicate the
reasoning for the increased number of spaces requested.
15.The site plan indicates site lighting will be installed on the buildings and in the rear
parking area for security. The cover letter indicates no pole lighting is proposed.
Clarify if pole lighting is proposed or if only ground mounted lighting will be utilized.
Item # 10
16.The cover letter indicates the utilization of 0-2 uses as allowable uses for the site.
Does the request include the placement of 10 percent of the structures as accessory
uses?
VariancelWaivers: 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 in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Site grading, and drainage plans
will need to be submitted and approved prior to the start of construction.
5. Provide a sketch Grading and Drainage Plan per Section 29-186 (e).
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single driveway
access centered on the property line. The width of driveway must not exceed 36
feet. A minimum spacing distance of 300 feet is required between driveways on a
principal arterial street. The eastern drive does not meet this standard.
9. Old curb cuts along Cantrell Road should be closed with curb and gutter per AHTD
standards.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
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. This fee will apply to all meter connections including any metered connections
off the private fire system. A water main extension, on-site fire line(s) and additional fire
Item # 10
hydrant(s) will be required in order to provide service to this property. The facilities on-
site will be private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications and
installation will be inspected by an engineer, licensed to practice in the State of
Arkansas. Execution of Customer Owned Line Agreement is required. This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection.
Fire Department; Approved as submitted
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 —the Highway 10 Express Route.
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Transition for this property. The applicant has applied for a Planned
Office Development to allow 0-2 uses.
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. Cantrell Road may require dedication of right-of-way and may require street
improvements. The primary function of a Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within urbanized areas. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate
vicinity of the development.
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. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Site plan must comply with the Highway 10 overlay district requirements.
3. Berming is encouraged along Highway 10.
4. The Highway 10 overlay district requires a twenty-five foot wide (25) land use buffer.
The proposed plan encroaches into this area.
5. The zoning buffer ordinance requires a twenty-four foot (24') wide land use buffer to
separate this proposed development from the residential property on southern
perimeter of the site. Currently, the southern perimeter is not meeting this minimum
requirement. Seventy percent (70%) of these buffers are to remain undisturbed.
6. The zoning buffer ordinance requires a twelve foot (12') wide land use buffer to
separate this proposed development from the residential property on western and
eastern perimeters of the site. Currently, these perimeters are not meeting this
Item # 10
minimum requirement. Seventy percent (70%) of these buffers are to remain
undisturbed.
7. 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 southern,
western, and eastern perimeters of the site. Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this year -around
requirement.
8. An automatic irrigation system to water landscaped areas will be required.
9. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, February 14, 2007.
Item # 10
FILE NO.: Z -7699-B
NAME: Highway 10 Development Short -form POD
LOCATION: Located at 16603 and 16623 Cantrell Road
DEVELOPER:
Hart Lazenby Commercial
11500 Rodney Parham, Suite 15
Little Rock, AR 72212
ENGINEER:
Rickett Engineering, Inc.
78 Aberdeen Drive
Little Rock, AR 72212
AREA: 2.33 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0
R-2, Single-family and POD
Single-family residential and 0-3, General Office
District uses
ffl
PROPOSED USE: 0-3, General and Professional Office
VARIANCESM/AIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,202 on October 5, 2004,
establishing the Highway 10 Development Short -form POD. The applicant proposed to
construct a 5,600 square foot two story office building and associated parking on a 0.44
acre lot. Fourteen parking spaces were proposed.
The proposed site plan indicated signage consistent with signage allowed in the
Highway 10 Design Overlay District or a ground mounted monument style sign a
maximum of ten feet in height and one hundred square feet in area. The applicant
indicated 0-3, General Office uses would be utilized as uses for the site. The office
hours were proposed as 8:00 am to 5:00 pm Monday through Friday. The maximum
FILE NO.: Z -7699-B (Cont.)
building height proposed was 30 -feet. The site plan included the placement of a
dumpster on the site along the eastern boundary. The building has been constructed.
On February 16, 2006, the Little Rock Planning Commission denied a request to revise
the previously approved POD to expand the developed area to the east by 1.89 acres
and to allow the construction of two additional buildings. The proposal included the
construction a single story office/retail building containing 8,456 square feet and a two
story office building containing 7,000 square feet. The site plan indicated a total
building square footage of 21,056 square feet for all three buildings with 12,600 square
feet of office and 8,456 square feet of retail. Ninety (90) parking spaces were proposed.
The site contained a total of 101,495 square feet with 61,642 (63.2%) square feet of
impervious area and 39,853 (36.8%) square feet of green space.
The applicant's proposed uses for the site were as follows:
Existing Building: 0-3 uses only, no accessory uses.
Proposed Building A: 0-3 uses, unlimited accessory uses and the following
additional commercial uses: small commercial
establishments selling gifts, electronics, phones
movies or games, home d6cor including paint and
wallpaper, sporting goods, liquor sales, furniture and
tanning
Proposed Building B: 0-3 uses only, no accessory uses.
A. PROPOSAL/REQUEST:
The applicant proposes to construct three additional buildings similar to the one
already built adjacent to the west and a single story building adjacent to Cantrell
Road. The original development, which had limited parking and only eight suites,
will be expanded on approximately 1.89 acres just to the east and will be
comprised of office suite, varying in size with approximately 90 parking spaces.
Two of the buildings will back up to a small pond which is located east of the
development.
the request includes 0-2 _uses as allowable uses for the buildings. The
\/developers have indicated a reduced side yard setback on the eastern boundary
of the property to allow the buildings to move away from the residential property
located to the south and west. According to the cover letter all lighting will point
away from the homes and originate from the buildings. No pole lighting is
proposed within the development. The existing entrance will be widened to a
maximum of 36 -feet. The applicant has indicated the site presently drains into an
adjoining pond and is requesting the adjoining natural feature be taken into
consideration when requiring storm water detention.
B. EXISTING CONDITIONS:
The site contains a single-family residence and shop building formerly used as a
small sandblasting business. There are non-residential uses, office and
commercial, located to the west of the site located in the converted single-family
2
FILE NO.: Z -7699-B (Cont.
structures. To the east of the site is a large vacant tract abutting Cantrell Road
and the west leg of Taylor Loop Road. The area south of the site is a newly
developing single-family subdivision accessed from South Katilus Road. There
have been homes constructed along the western and southern boundary of the
site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Johnson Ranch Neighborhood Association, the Chevaux Court
Property Owners Association, the Westchester Property Owners Association, all
owners of property located within 200 feet of the site and all residents, who could
be identified, located within 300 feet of the proposed development were notified
of the public hearing.
D. ENGINEERING COMMENTS:
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 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
5. Provide a sketch Grading and Drainage Plan per Section 29-186 (e).
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the property line. The width of driveway must
not exceed 36 feet. A minimum spacing distance of 300 feet is required
between driveways on a principal arterial street. The eastern drive does not
meet this standard.
9. Old curb cuts along Cantrell Road should be closed with curb and gutter per
AHTD standards.
3
FILE NO.: Z -7699-B Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
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. This fee will apply to all meter connections including any
metered connections off the private fire system. A water main extension, on-site
fire line(s) and additional fire hydrant(s) will be required in order to provide
service to this property. The facilities on-site will be private. When meters are
planned off private lines, private facilities shall be installed to Central Arkansas
Water's material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. This development will have minor
impact on the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Transition for this property. The applicant has applied for
a Planned Office Development to allow 0-2 uses.
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. Cantrell Road may require dedication of right-of-way and may
require street improvements. The primary function of a Principal Arterial is to
serve through traffic and to connect major traffic generators or activity centers
within urbanized areas. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Cantrell Road since it is a Principal
Arterial.
E
FILE NO.: Z -7699-B Cont.
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
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. Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
2. Site plan must comply with the Highway 10 overlay district requirements.
3. Berming is encouraged along Highway 10.
4. The Highway 10 overlay district requires a twenty-five foot wide (25) land
use buffer. The proposed plan encroaches into this area.
5. The zoning buffer ordinance requires a twenty-four foot (24') wide land use
buffer to separate this proposed development from the residential property
on southern perimeter of the site. Currently, the southern perimeter is not
meeting this minimum requirement. Seventy percent (70%) of these buffers
are to remain undisturbed.
6. The zoning buffer ordinance requires a twelve foot (12') wide land use buffer
to separate this proposed development from the residential property on
western and eastern perimeters of the site. Currently, these perimeters are
not meeting this minimum requirement. Seventy percent (70%) of these
buffers are to remain undisturbed.
7. 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
southern, western, and eastern perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year -around requirement.
8. An automatic irrigation system to water landscaped areas will be required.
9. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were a few technical
5
FILE NO.: Z -7699-B [Cont.
issues associated with the request which were outstanding. Staff stated the site
plan did not comply with the Highway 10 Design Overlay District in a number of
areas. Staff also stated the indicated parking was excessive to serve an office
development and questioned the need for the number of spaces proposed. Staff
questioned if the developers were requesting the utilization of the 10 percent
accessory uses as listed in the 0-2 zoning district. Staff also questioned the
phasing plan for the development` --
Public Works comments were addressed. Staff stated the eastern most drive did
not meet the minimum ordinance standards for driveway spacing. Staff also
stated the old curb cuts along Cantrell Road should be closed with curb and
gutter per AHTD standards. Staff stated prior to any grading activities on the site
permits would be required.
Landscaping comments were addressed. Staff stated the site did not appear to
meet the typical minimum ordinance requirements of the Highway 10 Design
Overlay District. Staff also stated berming along Highway 10 was encouraged to
screen parking lots.
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
technical issues raised at the February 8, 2007, Subdivision Committee meeting.
The revised site plan indicates a single drive shared between the two properties
and indicated the existing drive will be closed at the time of development. The
development is proposed as 100 percent office with no allowance for commercial'
or the 10 percent accessory uses as listed in the 0-2 zoning district.
The site plan indicates the expansion of the previously approved POD to
increase the area by 1.89 acres and allow the construction of four additional
buildings. The site plan indicates the construction of a single story office building
located adjacent to the existing office building and three two story office buildings
located along the eastern perimeter and at the southwest corner of the site. A
single dumpster has been located on the site along the eastern perimeter of the
site. The applicant has indicated a note concerning the required screening and
the dumpster will be serviced during business hours only.
The site plan indicates a total area of 19,800 square feet, a building footprint area
of 11,400 (20.8%) square feet, parking area of 43,040 (42.4%) square feet and
landscaped area of 39,853 (36.8%) square feet. The site plan includes the
placement of 90 parking spaces. Based on the minimum parking required for an
office development 49 parking spaces would typically be required. According to
0
FILE NO.: Z -7699-B (Cont.
the applicant the site will be developed with three buildings of eight (8) suites
each and a building of four suites. Each suite could employ three (3) persons,
requiring 84 parking spaces. Additionally, the existing building to the west is
under -parked by approximately ten (10) spaces and overflow parking would
utilize the additional spaces created.
The applicant has indicated the parking and the rear three buildings will be
constructed in a single phase with a pad set for construction of the single story
building located along the northwestern perimeter. The buildings are proposed
as stucco, stone and siding. A total building height of 32 -feet is proposed.
The site plan does not include the placement of any additional signage. The
previous approval allowed for the construction of a ground mounted monument
style sign not to exceed ten feet in height and one hundred square feet in area.
Building signage is to comply with signage allowed in office zones or a maximum
of ten percent of the fagade area.
The revised site plan indicates interior landscape islands adequate to meet the
minimum ordinance requirement and a landscape strip around the perimeter
complying with the Highway 10 Design Overlay District requirements with the
exception of the eastern perimeter. The proposal includes a 100 -foot building
setback adjacent to Cantrell Road, a 40 -foot rear yard setback, a 30 -foot side
yard setback along the western perimeter and a 15 -foot building setback along
the eastern perimeter. The indicated setbacks comply with the minimum setback
requirements to the Highway 10 Design Overlay District standard with the
exception of the setback along the eastern perimeter. The Highway 10 Design
Overlay District typically requires the placement of a 30 -foot side yard building
setback. Landscaping per the Highway 10 Design Overlay District should include
a 40 -foot front yard landscape strip, a 25 -foot average landscape strip around the
remaining perimeters. The site plan indicates the placement of the 40 -foot front
yard landscape strip, a 30 -foot landscape strip along the western perimeter and a
28.25 foot landscape strip along the southern perimeter. The landscaping in
these areas exceeds the typical minimum ordinance standards. The landscaping
strip along the eastern perimeter is indicated at 15 -feet which does not comply
with the typical minimum ordinance standards. In addition, the Design Overlay
District typically allows the maximum of one building for every two acres. The
proposal includes the development of four buildings on a 2.33 acre site.
Staff is supportive of the development if consideration is taken to lessen the
impact of the development on the adjacent residential uses. The site is
designated as Transition on the City's Future Land Use Plan which allows for
residential, both single-family and multi -family, and office uses. Historically office
developments in the transition classification have been constructed in the
suburban office style, by limiting the massing and maintaining a residential
character. Staff feels the buildings should be constructed of residential style
materials and architectural elements resembling single-family construction. Staff
7
FILE NO.: Z -7699-B (Cont.
also feels the perimeter landscaping along the southern and southwestern
perimeters should be evergreen trees such as Leyland Cypress, planted with a
larger caliper tree than typically required, such as a three inch caliper, and
spaced to provide screening to the adjoining residences.
Otherwise to staffs knowledge there are no outstanding issues associated with
the request. Staff feels the development of this site with an office development, if
developed as recommended, should have minimal impact on the adjoining
properties.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the above
agenda staff report.
PLANNING COMMISSION ACTION:
(MARCH 1, 2007)
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 conditions as outlined in
paragraphs D, E, F and H of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the consent agenda for approval. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
March 1, 2007
ITEM NO.: 10
NAME: Highway 10 Development Short -form POD
LOCATION: Located at 16603 and 16623 Cantrell Road
DEVELOPER:
Hart Lazenby Commercial
11500 Rodney Parham, Suite 15
Little Rock, AR 72212
ENGINEER:
Rickett Engineering, Inc.
78 Aberdeen Drive
Little Rock, AR 72212
AREA: 2.33 acres
CURRENT ZONING
NUMBER OF LOTS: 1 zoning lot
R-2, Single-family and POD
FILE NO.: Z -7699-B
FT. NEW STREET: 0
ALLOWED USES: Single-family residential and 0-3, General Office
District uses
PROPOSED ZONING: POD
PROPOSED USE: 0-3, General and Professional Office
VARIANCESIWAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,202 on October 5, 2004,
establishing the Highway 10 Development Short -form POD. The applicant proposed to
construct a 5,600 square foot two story office building and associated parking on a 0.44
acre lot. Fourteen parking spaces were proposed.
The proposed site plan indicated signage consistent with signage allowed in the
Highway 10 Design Overlay District or a ground mounted monument style sign a
maximum of ten feet in height and one hundred square feet in area. The applicant
indicated 0-3, General Office uses would be utilized as uses for the site. The office
hours were proposed as 8:00 am to 5:00 pm Monday through Friday. The maximum
March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -7699-B
building height proposed was 30 -feet. The site plan included the placement of a
dumpster on the site along the eastern boundary. The building has been constructed.
On February 16, 2006, the Little Rock Planning Commission denied a request to revise
the previously approved POD to expand the developed area to the east by 1.89 acres
and to allow the construction of two additional buildings. The proposal included the
construction a single story office/retail building containing 8,456 square feet and a two
story office building containing 7,000 square feet. The site plan indicated a total
building square footage of 21,056 square feet for all three buildings with 12,600 square
feet of office and 8,456 square feet of retail. Ninety (90) parking spaces were proposed.
The site contained a total of 101,495 square feet with 61,642 (63.2%) square feet of
impervious area and 39,853 (36.8%) square feet of green space.
The applicant's proposed uses for the site were as follows:
Existing Building: 0-3 uses only, no accessory uses.
Proposed Building A: 0-3 uses, unlimited accessory uses and the following
additional commercial uses: small commercial
establishments selling gifts, electronics, phones
movies or games, home decor including paint and
wallpaper, sporting goods, liquor sales, furniture and
tanning
Proposed Building B: 0-3 uses only, no accessory uses.
A. PROPOSAUREQUEST:
The applicant proposes to construct three additional buildings similar to the one
already built adjacent to the west and a single story building adjacent to Cantrell
Road. The original development, which had limited parking and only eight suites,
will be expanded on approximately 1.89 acres just to the east and will be
comprised of office suite, varying in size with approximately 90 parking spaces.
Two of the buildings will back up to a small pond which is located east of the
development.
The request includes 0-2 uses as allowable uses for the buildings. The
developers have indicated a reduced side yard setback on the eastern boundary
of the property to allow the buildings to move away from the residential property
located to the south and west. According to the cover letter all lighting will point
away from the homes and originate from the buildings. No pole lighting is
proposed within the development. The existing entrance will be widened to a
maximum of 36 -feet. The applicant has indicated the site presently drains into an
adjoining pond and is requesting the adjoining natural feature be taken into
consideration when requiring storm water detention.
2
March 1, 2007
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -7699-B
B. EXISTING CONDITIONS:
The site contains a single-family residence and shop building formerly used as a
small sandblasting business. There are non-residential uses, office and
commercial, located to the west of the site located in the converted single-family
structures. To the east of the site is a large vacant tract abutting Cantrell Road
and the west leg of Taylor Loop Road. The area south of the site is a newly
developing single-family subdivision accessed from South Katilus Road. There
have been homes constructed along the western and southern boundary of the
site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Johnson Ranch Neighborhood Association, the Chevaux Court
Property Owners Association, the Westchester Property Owners Association, all
owners of property located within 200 feet of the site and all residents, who could
be identified, located within 300 feet of the proposed development were notified
of the public hearing.
D. ENGINEERING COMMENTS:
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 in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
5. Provide a sketch Grading and Drainage Plan per Section 29-186 (e).
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
3
March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z -7699-B
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the property line. The width of driveway must
not exceed 36 feet. A minimum spacing distance of 300 feet is required
between driveways on a principal arterial street. The eastern drive does not
meet this standard.
9. Old curb cuts along Cantrell Road should be closed with curb and gutter per
AHTD standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
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. This fee will apply to all meter connections including any
metered connections off the private fire system. A water main extension, on-site
fire line(s) and additional fire hydrant(s) will be required in order to provide
service to this property. The facilities on-site will be private. When meters are
planned off private lines, private facilities shall be installed to Central Arkansas
Water's material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required. This development will have minor
impact on the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express
Route.
C!
March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
F. ISSUES/TECHNICAL/DESIGN:
FILE NO.: Z -7699-B
Planninq Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Transition for this property. The applicant has applied for
a Planned Office Development to allow 0-2 uses.
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. Cantrell Road may require dedication of right-of-way and may
require street improvements. The primary function of a Principal Arterial is to
serve through traffic and to connect major traffic generators or activity centers
within urbanized areas. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Cantrell Road since it is a Principal
Arterial.
Bicycle Plan: Existing or proposed Class I, Il, or III Bikeways are not in the
immediate vicinity of the development.
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. Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
2. Site plan must comply with the Highway 10 overlay district requirements.
3. Berming is encouraged along Highway 10.
4. The Highway 10 overlay district requires a twenty-five foot wide (25) land
use buffer. The proposed plan encroaches into this area.
5. The zoning buffer ordinance requires a twenty-four foot (24') wide land use
buffer to separate this proposed development from the residential property
on southern perimeter of the site. Currently, the southern perimeter is not
meeting this minimum requirement. Seventy percent (70%) of these buffers
are to remain undisturbed.
6. The zoning buffer ordinance requires a twelve foot (12') wide land use buffer
to separate this proposed development from the residential property on
western and eastern perimeters of the site. Currently, these perimeters are
not meeting this minimum requirement. Seventy percent (70%) of these
buffers are to remain undisturbed.
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March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
G
FILE NO.: Z -7699-B
7. 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
southern, western, and eastern perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year -around requirement.
8. An automatic irrigation system to water landscaped areas will be required.
9. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
SUBDIVISION COMMITTEE COMMENT: (February 8, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were a few technical
issues associated with the request which were outstanding. Staff stated the site
plan did not comply with the Highway 10 Design Overlay District in a number of
areas. Staff also stated the indicated parking was excessive to serve an office
development and questioned the need for the number of spaces proposed. Staff
questioned if the developers were requesting the utilization of the 10 percent
accessory uses as listed in the 0-2 zoning district. Staff also questioned the
phasing plan for the development.
Public Works comments were addressed. Staff stated the eastern most drive did
not meet the minimum ordinance standards for driveway spacing. Staff also
stated the old curb cuts along Cantrell Road should be closed with curb and
gutter per AHTD standards. Staff stated prior to any grading activities on the site
permits would be required.
Landscaping comments were addressed. Staff stated the site did not appear to
meet the typical minimum ordinance requirements of the Highway 10 Design
Overlay District. Staff also stated berming along Highway 10 was encouraged to
screen parking lots.
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.
C
March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z -7699-B
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues raised at the February 8, 2007, Subdivision Committee meeting.
The revised site plan indicates a single drive shared between the two properties
and indicated the existing drive will be closed at the time of development. The
development is proposed as 100 percent office with no allowance for commercial
or the 10 percent accessory uses as listed in the 072 zoning district.
The site plan indicates the expansion of the previously approved POD to
increase the area by 1.89 acres and allow the construction of four additional
buildings. The site plan indicates the construction of a single story office building
located adjacent to the existing office building and three two story office buildings
located along the eastern perimeter and at the southwest corner of the site. A
single dumpster has been located on the site along the eastern perimeter of the
site. The applicant has indicated a note concerning the required screening and
the dumpster will be serviced during business hours only.
The site plan indicates a total area of 19,800 square feet, a building footprint area
of 11,400 (20.8%) square feet, parking area of 43,040 (42.4%) square feet and
landscaped area of 39,853 (36.8%) square feet. The site plan includes the
placement of 90 parking spaces. Based on the minimum parking required for an
office development 49 parking spaces would typically be required. According to
the applicant the site will be developed with three buildings of eight (8) suites
each and a building of four suites. Each suite could employ three (3) persons,
requiring 84 parking spaces. Additionally, the existing building to the west is
under -parked by approximately ten (10) spaces and overflow parking would
utilize the additional spaces created.
The applicant has indicated the parking and the rear three buildings will be
constructed in a single phase with a pad set for construction of the single story
building located along the northwestern perimeter. The buildings are proposed
as stucco, stone and siding. A total building height of 32 -feet is proposed.
The site plan does not include the placement of any additional signage. The
previous approval allowed for the construction of a ground mounted monument
style sign not to exceed ten feet in height and one hundred square feet in area.
Building signage is to comply with signage allowed in office zones or a maximum
of ten percent of the fagade area.
The revised site plan indicates interior landscape islands adequate to meet the
minimum ordinance requirement and a landscape strip around the perimeter
complying with the Highway 10 Design Overlay District requirements with the
exception of the eastern perimeter. The proposal includes a 100 -foot building
setback adjacent to Cantrell Road, a 40 -foot rear yard setback, a 30 -foot side
7
March 1, 2007
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z -7699-B
yard setback along the western perimeter and a 15 -foot building setback along
the eastern perimeter. The indicated setbacks comply with the minimum setback
requirements to the Highway 10 Design Overlay District standard with the
exception of the setback along the eastern perimeter. The Highway 10 Design
Overlay District typically requires the placement of a 30 -foot side yard building
setback. Landscaping per the Highway 10 Design Overlay District should include
a 40 -foot front yard landscape strip, a 25 -foot average landscape strip around the
remaining perimeters. The site plan indicates the placement of the 40 -foot front
yard landscape strip, a 30 -foot landscape strip along the western perimeter and a
28.25 foot landscape strip along the southern perimeter. The landscaping in
these areas exceeds the typical minimum ordinance standards. The landscaping
strip along the eastern perimeter is indicated at 15 -feet which does not comply
with the typical minimum ordinance standards. In addition, the Design Overlay
District typically allows the maximum of one building for every two acres. The
proposal includes the development of four buildings on a 2.33 acre site.
Staff is supportive of the development if consideration is taken to lessen the
impact of the development on the adjacent residential uses. The site is
designated as Transition on the City's Future Land Use Plan which allows for
residential, both single-family and multi -family, and office uses. Historically office
developments in the transition classification have been constructed in the
suburban office style, by limiting the massing and maintaining a residential
character. Staff feels the buildings should be constructed of residential style
materials and architectural elements resembling single-family construction. Staff
also feels the perimeter landscaping along the southern and southwestern
perimeters should be evergreen trees such as Leyland Cypress, planted with a
larger caliper tree than typically required, such as a three inch caliper, and
spaced to provide screening to the adjoining residences.
Otherwise to staff's knowledge there are no outstanding issues associated with
the request. Staff feels the development of this site with an office development, if
developed as recommended, should have minimal impact on the adjoining
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the above
agenda staff report.
PLANNING COMMISSION ACTION:
(MARCH 1, 2007)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
W
March 1, 2007
SUBDIVISION
ITEM NO.: 10(Cont.)FILE NO.: Z -7699-B
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, F and H of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the consent agenda for approval. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
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