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HomeMy WebLinkAboutZ-7783-B Staff AnalysisFILE NO.: Z -7783-B NAME: Miracle Development Short -form POD LOCATION: Located at 14929 Cantrell Road DEVELOPER: Miracle Development 8015 Stagecoach Road Little Rock, AR 72210 FNr�INFFR- Global Surveying Consultants Inc. 217 West 2"`� Street, Suite 100 Little Rock, AR 72201 AREA: 2.21 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -m PROPOSED USE: 0-2, Office and Institutional Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF The applicant submitted a proposal to rezone the site from R-2, Single-family to PCD to allow the construction of a two -bay automatic carwash facility with three vacuum stations along Cantrell Road with the addition of a future third bay. The Little Rock Planning Commission denied this rezoning request at their April 14, 2005, Public Hearing. The applicant also submitted a requested rezoning of the property located at 14929 Cantrell Road from R-2, Single-family District to 0-3, General Office District for future office development. The Little Rock Planning Commission denied this request at their April 28, 2005, Public Hearing. FILE NO.: Z -7783-B A. PROPOSAUREQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two stories. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20 -feet. The applicant has indicated a 30 -foot side yard setback along the western perimeter of the site. The applicant has indicated a 20 -foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback have been indicated at 100 -feet. The applicant has indicated 0-2, Office and Institutional Uses as allowable uses for the site. B. EXISTING CONDITIONS: The site currently contains two (2) single-family residential structures, with a single access drive from Cantrell Road. Single-family residences are located on the property immediately west and south of the site. A mixture of residential, office and commercial uses and zoning exists to the west along Cantrell Road. Single-family residential and office uses and zoning is located across Cantrell Road to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westbury Neighborhood Association, the Westchester Neighborhood Association, the Secluded Hills Neighborhood Association, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required at all locations. Additional easement for future storm water improvements may be required. 'r� FILE NO.: Z -7783-B Cont. 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. 3. 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. 4. Westchester Subdivision to the west has a history of flooding problems. The storm water detention ordinance applies to this property and will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter- : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. 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 River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) to designate a building envelope for future office development. K3 FILE NO.: Z -7783-B (Cont. The request does not require a change to the Land Use Plan because office uses are an appropriate use in Transition. Since this application is in an area shown as Transition and subject to the Highway 10 Overlay District, any proposed development must conform to the overlay standards and be compatible with adjacent development. Based on previous actions of the City, only Planned Office District or "O-1" Quiet Office zoning have been approved in order to assure this compatibility. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. 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 applicant's property lies in the area covered by the River Mountain Neighborhood Action Pian. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping and Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of an office development in the Transition land use category. Landscape: The plan submitted does not provide for the minimum 25 -foot wide landscape buffer along the sites eastern perimeter that is required by the Highway 10 Design Overlay Ordinance or the 32 -foot wide land use buffer along the sites southern perimeter required by the Zoning Ordinance. A minimum of 70 percent of the required southern, eastern and western buffers are required to be left undisturbed. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters. A minimum of eight percent of the proposed vehicular use area will be required to be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area, or 300 square feet in area if there are to be over 150 parking 4 FILE NO.: Z -7783-B Cont. spaces. A reduction of these standards would require City Beautiful Commission approval. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff' stated the developers were filing a conceptual POD to establish maximum building footprint, parking fields, landscaped areas and allowable uses for the site. Staff stated once a development was secured a revised site plan would be submitted to establish the final development plan. Staff requested the applicant provide additional information concerning proposed signage and dumpster screening. Staff also requested the applicant provide the maximum building square footage in the general notes section of the proposed site plan. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated the Westchester Subdivision to the west had a history of flooding problems. The applicant indicated detention would be provided underground at the time of development. Landscaping comments were addressed. Staff stated a portion of the proposed on-site landscape buffer width along Cantrell Road was indicated at 40 -feet as required by the Highway 10 Design Overlay District Ordinance. Staff also stated a six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings was required along the eastern, western and southern perimeters of the site. Staff stated credit toward fulfilling this requirement could be given for existing trees and undergrowth that satisfied this year -around screening requirement. Staff stated an irrigation system to water landscaped areas would be required Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 June 16, 2005, Subdivision Committee meeting. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two stories. The applicant has indicated the total square footage of the final development will be based on the available parking. The applicant has indicated they are not ready to provide an overall site design 5 FILE NO.: Z -7783-B (Cont. so the total parking available and building square footage is not available. Staff is supportive of the indicated conceptual plan and the condition the total square footage of the building is directly related to the available parking on the site. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20 -feet. The applicant has indicated a 40 -foot side yard setback along the western perimeter of the site. The applicant has indicated a 20 -foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback has been indicated at 100 -feet. The Highway 10 Design Overlay District typically requires a minimum building setback of 40 -feet on the rear, 30 -feet on the sides and 100 -feet along the front yard area. The indicated eastern side yard setback is not sufficient to meet the typical minimum side yard setback per the Highway 10 Design Overlay District. Staff is supportive of the reduced side yard setback. The adjoining property is zoned R-2 and is shown as Transition on the City's Future Land Use Plan. Staff feels it is unlikely the area will redevelop as a single-family use and more than likely redeveloped as an office use. Staff does not feel the reduced side yard building setback and reduced landscape strip will have any adverse impact on adjacent future development. A single dumpster is proposed in the front yard area with a note indicating the dumpster will be screened on three sides per ordinance requirements. Typically, dumpsters are not allowed adjacent to the street. Staff is supportive of the placement of the dumpster in the proposed location. The applicant has indicated the dumpster has been located in this area to limit the impact on adjoining single- family homes. In staff's opinion, even though the dumpster is located adjacent to the roadway, the proposed location will have the least impact on the adjoining properties and single-family homes. The applicant has indicated 0-2, Office and Institutional Uses as allowable uses for the site. The indicated uses would allow for an office development with limited impact on adjoining properties. The applicant has not indicted the use of the site with accessory uses limiting the potential for commercial activities on the site. Staff is supportive of the applicant's request. The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The conceptual plan is designed of designate allowable uses, building placement, parking fields and landscaped area. The applicant has indicated once a development is secured a revised site plan will be submitted to the Commission for final approval. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Staff feels the final design of the development should compliment the adjoining neighborhood and be designed to limit the impact on the adjoining properties. FILE NO.: Z -7783-B (Cont. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were two registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation that once the final development was secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Ms. Ruth Bell addressed the Commission in support of the proposed request. She stated the indicated development, although conceptual, appeared to meet the minimum requirements of the Highway 10 Overlay District and was an appropriate use of Transitional property. Ms. Celia Martin addressed the Commission in opposition of the proposed request. She stated the neighborhood was concerned with a few of the indicated uses. She stated she felt the institutional uses were not appropriate uses adjacent to a neighborhood. She stated the neighborhood was also concerned with the development of a two story structure. She stated the neighborhood did not want a building which would intrude into the rear yard areas of the existing neighborhood. She stated the future development should be designed to be sensitive to the neighborhood with consideration given to parking, building design and potential uses. Mr. Kelton Price stated although the dumpster was located adjacent to the roadway the dumpster would be incorporated into the building design. He stated the developers were very sensitive to the overlay and the entry into the building and did not want to detract from either. He stated once a final development plan was secure the Commission would have the opportunity to review the request and recommend design criteria. A motion was made to approve the request. The motion carried by a vote of 10 yes, 0 noes and 1 absent. N July 7, 2005 ITEM NO.: 20 NAME: Miracle Development Short -form POD LOCATION: Located at 14929 Cantrell Road DEVELOPER: Miracle Development 8015 Stagecoach Road Little Rock, AR 72210 ENGINEER: Global Surveying Consultants Inc. 217 West 2" d Street, Suite 100 Little Rock, AR 72201 AREA: 2.21 acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: 0-2, Office and Institutional Uses VARIAN CESANAIVERS. REQUESTED: None requested. BACKGROUND: FILE NO.: Z-77 FT. NEW STREET: 0 LF The applicant submitted a proposal to rezone the site from R-2, Single-family to PCD to allow the construction of a two -bay automatic carwash facility with three vacuum stations along Cantrell Road with the addition of a future third bay. The Little Rock Planning Commission denied this rezoning request at their April 14, 2005, Public Hearing. The applicant also submitted a requested rezoning of the property located at 14929 Cantrell Road from R-2, Single-family District to 0-3, General Office District for future office development. The Little Rock Planning Commission denied this request at their April 28, 2005, Public Hearing. July 7, 2005 SUBDIVISION ITEM NO.: 20(Cont-)_FILE NO.: Z -7783-B A. PROPOSAUREQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two stories. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20 -feet. The applicant has indicated a 30 -foot side yard setback along the western perimeter of the site. The applicant has indicated a 20 -foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback have been indicated at 100 -feet. The applicant has indicated 0-2, Office and Institutional Uses as allowable uses for the site. B. EXISTING CONDITIONS: The site currently contains two (2) single-family residential structures, with a single access drive from Cantrell Road. Single-family residences are located on the property immediately west and south of the site. A mixture of residential, office and commercial uses and zoning exists to the west along Cantrell Road. Single-family residential and office uses and zoning is located across Cantrell Road to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westbury Neighborhood Association, the Westchester Neighborhood Association, the Secluded Hills Neighborhood Association, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required at all locations. Additional easement for future storm water improvements may be required. 2 July 7, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7783-B 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. 3. 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. 4. Westchester Subdivision to the west has a history of flooding problems. The storm water detention ordinance applies to this property and will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. 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 River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has 3 July 7, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7783-B applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) to designate a building envelope for future office development. The request does not require a change to the Land Use Plan because office uses are an appropriate use in Transition. Since this application is in an area shown as Transition and subject to the Highway 10 Overlay District, any proposed development must conform to the overlay standards and be compatible with adjacent development. Based on previous actions of the City, only Planned Office District or "O-1" Quiet Office zoning have been approved in order to assure this compatibility. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. 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 applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping and Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of an office development in the Transition land use category. Landscape: The plan submitted does not provide for the minimum 25 -foot wide landscape buffer along the sites eastern perimeter that is required by the Highway 10 Design Overlay Ordinance or the 32 -foot wide land use buffer along the sites southern perimeter required by the Zoning Ordinance. A minimum of 70 percent of the required southern, eastern and western buffers are required to be left undisturbed. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters. A minimum of eight percent of the proposed vehicular use area will be required to be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area, or 300 square feet in area if there are to be over 150 parking 2 July 7, 2005 SUBDIVISION ITEM NO.: 20(Cont.)FILE NO.: Z -7783-B spaces. A reduction of these standards would require City Beautiful Commission approval. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff stated the developers were filing a conceptual POD to establish maximum building footprint, parking fields, landscaped areas and allowable uses for the site. Staff stated once a development was secured a revised site plan would be submitted to establish the final development plan. Staff requested the applicant provide additional information concerning proposed signage and dumpster screening. Staff also requested the applicant provide the maximum building square footage in the general notes section of the proposed site plan. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated the Westchester Subdivision to the west had a history of flooding problems. The applicant indicated detention would be provided underground at the time of development. Landscaping comments were addressed. Staff stated a portion of the proposed on-site landscape buffer width along Cantrell Road was indicated at 40 -feet as required by the Highway 10 Design Overlay District Ordinance. Staff also stated a six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings was required along the eastern, western and southern perimeters of the site. Staff stated credit toward fulfilling this requirement could be given for existing trees and undergrowth that satisfied this year -around screening requirement. Staff stated an irrigation system to water landscaped areas would be required Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 June 16, 2005, Subdivision Committee meeting. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum 5 July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -7783-B building height of 35 -feet or two stories. The applicant has indicated the total square footage of the final development will be based on the available parking. The applicant has indicated they are not ready to provide an overall site design so the total parking available and building square footage is not available. Staff is supportive of the indicated conceptual plan and the condition the total square footage of the building is directly related to the available parking on the site. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20 -feet. The applicant has indicated a 40 -foot side yard setback along the western perimeter of the site. The applicant has indicated a 20 -foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback has been indicated at 100 -feet. The Highway 10 Design Overlay District typically requires a minimum building setback of 40 -feet on the rear, 30 -feet on the sides and 100 -feet along the front yard area. The indicated eastern side yard setback is not sufficient to meet the typical minimum side yard setback per the Highway 10 Design Overlay District. Staff is supportive of the reduced side yard setback. The adjoining property is zoned R-2 and is shown as Transition on the City's Future Land Use Plan. Staff feels it is unlikely the area will redevelop as a single-family use and more than likely redeveloped as an office use. Staff does not feel the reduced side yard building setback and reduced landscape strip will have any adverse impact on adjacent future development. A single dumpster is proposed in the front yard area with a note indicating the dumpster will be screened on three sides per ordinance requirements. Typically, dumpsters are not allowed adjacent to the street. Staff is supportive of the placement of the dumpster in the proposed location. The applicant has indicated the dumpster has been located in this area to limit the impact on adjoining single- family homes. In staffs opinion, even though the dumpster is located adjacent to the roadway, the proposed location will have the least impact on the adjoining properties and single-family homes. The applicant has indicated 0-2, Office and Institutional Uses as allowable uses for the site. The indicated uses would allow for an office development with limited impact on adjoining properties. The applicant has not indicted the use of the site with accessory uses limiting the potential for commercial activities on the site. Staff is supportive of the applicant's request. The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The conceptual plan is designed of designate allowable uses, building placement, parking fields and landscaped area. The applicant has indicated once a development is secured a revised site L July 7, 2005 SUBDIVISION ITEM NO.: 20 FILE NO.: Z -7783-B plan will be submitted to the Commission for final approval. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Staff feels the final design of the development should compliment the adjoining neighborhood and be designed to limit the impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were two registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation that once the final development was secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Ms. Ruth Bell addressed the Commission in support of the proposed request. She stated the indicated development, although conceptual, appeared to meet the minimum requirements of the Highway 10 Overlay District and was an appropriate use of Transitional property. Ms. Celia Martin addressed the Commission in opposition of the proposed request. She stated the neighborhood was concerned with a few of the indicated uses. She stated she felt the institutional uses were not appropriate uses adjacent to a neighborhood. She stated the neighborhood was also concerned with the development of a two story structure. She stated the neighborhood did not want a building which would intrude into the rear yard areas of the existing neighborhood. She stated the future development should be designed to be sensitive to the neighborhood with consideration given to parking, building design and potential uses. Mr. Kelton Price stated although the dumpster was located adjacent to the roadway the dumpster would be incorporated into the building design. He stated the developers were very sensitive to the overlay and the entry into the building and did not want to detract from either. He stated once a final development plan was secure the III July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -7783-B Commission would have the opportunity to review the request and recommend design criteria. A motion was made to approve the request. The motion carried by a vote of 10 yes, 0 noes and 1 absent. n b4 20 FILE NO.: Z-7783-B NAME: Miracle Development Short-form POD Y)-�u, 0", LOCATION: located at 14929 Cantrell Road Planning Staff Comments: 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. 2. The general notes section indicates the parking at a ratio of 1 space per 300 square feet of gross floor area. The ordinance typically requires a parking ratio of one space per 400 square feet of gross floor area for an office development. 3. The Highway 10 Design Overlay District typically requires a minimum building setback of 40-feet on the rear, 30-feet on the sides and 100-feet along the front. Provide dimensions of all the indicated building setbacks. 4. Any site lighting must be low level and directed inward away from residentially zoned properties and designed to not disturb the scenic appearance preserved in the Highway 10 Corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. 5. Provide a note concerning the proposed dumpster screening in the general notes section of the proposed site plan. Typically, dumpsters are not allowed adjacent to the street. 6. The site plan includes the allowance of 0-2, Office and Institutional Uses as allowable uses for the site. The site plan also request to utilize 10 percent of the site as one of the listed accessory uses. Based on proposed square footages the allowance of a 4000 square foot restaurant could locate on the site based on requested square footages. Staff has concerns with this intensity of a use on this particular site. VariancelVllaivers: None requestedr`f Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required at all locations. Additional easement for future storm water improvements may be required. 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. 1 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. 4. Westchester Subdivision to the west has a history of flooding problems. Storm water detention ordinance applies to this property and will be required. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy_: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATH: The site is located on CATA Bus Route #25, the Highway 10 Express Route. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) to designate a building envelope for future office development. The request does not require a change to the Land Use Plan because office uses are an appropriate use in Transition. Since this application is in an area shown as Transition and subject to the Highway 10 Overlay District, any proposed development must conform to the overlay standards and be compatible with adjacent development. Based on previous actions of the City, only Planned Office District or "O-1" Quiet Office zoning have been approved in order to assure this compatibility. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of- way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. 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 applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping and Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible office development in the Transition land use category. Landscape. The plan submitted does not provide for the minimum 25 -foot wide landscape buffer along the sites eastern perimeter that is required by the Highway 10 Design Overlay Ordinance or the 32 -foot wide land use buffer along the sites southern perimeter required by the Zoning Ordinance. A minimum of 70 percent of the required southern, eastern and western buffers are required to be left undisturbed. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters. A minimum of eight percent of the proposed vehicular use area will be required to be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area, or 300 square feet in area if there are to be over 150 parking spaces. A reduction of these standards would require City Beautiful Commission approval. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.