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HomeMy WebLinkAboutZ-7783-C Staff AnalysisITEM NO.:Z-7783-C NAME: Miracle Development Revised 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 FT. NEW STREET: 0 LF 0-2, Office and Institutional Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: 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. Ordinance No. 19,356 adopted by the Little Rock Board of Directors on August 1, 2005, established Miracle Development Short -form POD. The approval rezoned the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. A maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two stories was approved. Landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site were approved and a reduced landscape buffer along the eastern perimeter of the site of 20 -feet was also approved. A 30 -foot side yard setback along the western perimeter of the site and a 20 -foot building setback along the eastern perimeter of the site were proposed and both the front and rear yard building setbacks were indicated at 100 -feet. The allowable uses approved for the site were 0-2, Office and Institutional Uses. As a final development plan was secured, the applicant was to submit the development plan to the Commission and Board of Directors for final approval through a revision to the Planned Office Development. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved conceptual POD to allow the development of the site with two (2) lots. Lot 1 is proposed to contain approximately 1.0622 acres with 196.69 feet of frontage on Cantrell Road and access from the existing Cantrell Road driveway curb cut. Lot 2 which currently contains two (2) single-family residences, is proposed with approximately 1.1478 acres with access from a 24 -foot common access drive to be constructed along the west property line of Lot 1. The use of Lot 2 is proposed for the operation of a Montessori School. The buyer of Lot 2 will completely renovate the existing red brick home with an approximately 2,500 square foot addition as indicated on the site plan. The existing buff brick house will be used for future expansion of the school with the addition of approximately 1,300 square feet as indicated on the site plan. The remaining Lot 1 will be available for sale for the development of a one story, maximum 6,600 square foot office building with 24 parking spaces. The applicant is proposing 0-1 office uses for the building. According to the applicant the development would reduce the previously approved maximum square foot of development on the site from 40,000 square feet to 16,600 square feet. The development of Lot 2 as a Montessori School will have much less negative impact on the adjoining residential neighbors than the 20,000 square foot building footprint which is currently approved located on Lot 2. The proposed Buyer of Lot 2 will simply renovate and improve the existing residential structures on the property that the surrounding neighborhood is familiar with and keep almost all of the existing trees with additional landscaping. 2 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: ublic Works: 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. Provide the direction of storm water flow. Provide expected storm water quantities. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. Additional easements for future storm water improvements may be required. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Private access is proposed for the lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 31 feet from back of curb to back of curb. Sidewalk should be installed on the east side of street. Provide access easement. 6. Sidewalks along Cantrell Road with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 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). 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 connection(s) will apply to this project in addition to normal charges. A water main extension will be required to serve Lot 2. 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: 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/TECHNICAL/DESIGN: 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 revision to a previously approved "Conceptual" POD to allow the development of the site with a Montessori School and an office building. The school is proposing the utilization of the existing red brick structure with a 2500 square foot addition and the buff brick structure with a 1300 square foot addition. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 4 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. These streets may require dedication of right-of-way and may require street improvements. Citv Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Infrastructure goal states that the neighborhoods need to "have an adequate infrastructure network, including sidewalks, roadways, and drainage systems, within the neighborhood which is designed and works to produce a safe and attractive neighborhood environment." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. The Highway 10 Design Overlay District requires a 25 foot wide landscape area along the side and rear perimeters. Currently, the proposed driveway encroaches into this area. 4. A 10 foot land use landscape buffer is required along the western and eastern perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the proposed driveway encroaches into this area along the western perimeter. 5. A 33 foot land use landscape buffer is required along the southern perimeter next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. 6. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the western, eastern, and southern perimeters next to the residentially zoned property. 7. The landscape ordinance requires a minimum nine foot wide landscape strip along the eastern and western perimeters of the site. Along the western property line the driveway encroaches into this area. A variance must be obtained from the City Beautiful Commission to allow this reduction. 8. Berming is encouraged along Cantrell Road. 9. A controlled automatic irrigation system is required to water landscaped areas. 10. Since the site is being reviewed as a single 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. 11. 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. 5 G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) Mr. Ed Willis 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 stated the indicated site plan did not allow for the minimum landscape strip, building setback and driveway spacing as required by the Overlay District and the Master Street Plan. Staff also stated the indicated site plan did not provide the location of the proposed dumpster facilities, proposed signage or details of the proposed playground screening. Staff requested the applicant provide the total number of employees, the total number of students and the hours of operation of the facility. Staff also questioned if there would be after school activities and the number of events anticipated and the occurrence of the events. Public Works comments were addressed. Staff stated the site plan did not provide the location of the proposed detention, the indicated drive was not adequate to meet typical minimum ordinance standards and the site plan did not include improvements required to Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay District typically required a minimum landscape strip of 25 -feet around the perimeters of the site. Staff stated the Landscape Ordinance required a minimum landscape strip of nine (9) feet and any variance from this requirement would require City Beautiful Commission approval. Staff stated the indicated drive did not allow the minimum landscape strip as required by the Landscape Ordinance. Mr. Willis stated to develop the site meeting all the minimum requirements was not economically feasible. He stated the proposed use of the site was less intense than was currently approved. He stated the developers were limiting the buildings to single story buildings and lessening the allowable square footage on the site. Staff stated limiting the use of the site to this Montessori School, providing the minimum landscape strip of nine (9) feet, relocating the driveway to not encroach onto the neighboring property, indicating the improvements to Highway 10 on the site plan, indicating the driveway as an access easement and showing the detention of the proposed site plan would address a number of staff's concerns. 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 C:1 indicated the days and hours of operation, the number of students and the number of employees. The applicant has also relocated the proposed driveway away from the property line, provided the location of the proposed dumpsters and provided the minimum landscape strip along the western perimeter. The applicant is proposing a modification to the previously approved Planned Office Development to allow the creation of a two (2) lot plat and the future development of the site with a Montessori School on Lot 2 and a single story 6,600 square foot office building located on Lot 1. Lot 1 is proposed to contain approximately 1.0622 acres with 196.69 feet of frontage on Cantrell Road and access from the existing Cantrell Road driveway curb cut. Lot 2 is proposed with approximately 1.1478 acres with access from a 24 -foot common access drive to be constructed along the west property line of Lot 1. The Highway 10 Design Overlay District typically requires a two (2) acre minimum lot size and building sites are to be limited to one building per every two (2) acres. The applicant has indicated the days and hours of operation for the school are Monday through Friday from 7:30 am to 6:00 pm. The hours of operation for the office portion of the development are 7:00 am to 7:00 pm daily. There are 100 students with 15 employees. Twenty (20) students will participate in the one-half day program, 50 students in the full day program with staggered discharge times from 2:45 to 3:15 pm. There are 25 — 30 students participating in extended program. These students will participate in after school arts and crafts programs. Of the 15 employees, seven (7) are full time employees and eight (8) are part time employees. The revised site plan indicates the placement of two (2) dumpsters on the site; one dumpster will be provided on each lot. The dumpsters have been located along the eastern perimeter and a note has been included concerning the required screening. The dumpster service hours have been limited to 7:00 am to 7:00 pm or daylight hours only. The revised site plan indicates the placement of a nine (9) foot landscape strip along the western perimeter and a minimum of nine (9) feet along the eastern perimeter. The Highway 10 Design Overlay District typically requires the placement of a landscaped buffer averaging a minimum of 25 -feet from the property line along the sides and rear yards and a 40 -foot landscape strip located along the front yard adjacent to Highway 10. The indicated landscape strip along the eastern perimeter of Lots 1 and 2 appears to comply with the typical minimum Highway 10 Design Overlay District. The plan does not appear meet the typically minimum landscaping requirement per the Highway 10 Design Overlay District along the western perimeter of Lot 1. Lot 2 is proposed with a complete renovation of the existing red brick home with an approximate 2,500 square foot addition along the western and southern portions of the structure. The existing buff brick house will be used for future 7 expansion of the school with the addition of approximately 1,300 square feet along the western portion of the structure. Lot 1 will be available for sale for the development of a one story, maximum 6,600 square foot office building with 24 parking spaces. The Highway 10 Design Overlay District typically requires the placement of a 40 - foot building setback along the side and rear yard setbacks and a 100 -foot building line adjacent to Highway 10. The indicated site plan includes the required building setback adjacent to Highway 10 and the rear portion of the site. The site plan does not indicate the required setback along the eastern and western perimeters. The building proposed for Lot 1 has been shown with a 20 - foot setback along the eastern perimeter of the site and a proposed addition to the existing structure located on Lot 2 along the western portion of the site has been indicated with a 30 -foot building setback. The revised site plan indicates the placement of a 24 -foot drive placed in an access easement to serve Lot 2. Staff is not supportive of the drive width. Staff feels the drive should be constructed with a 36 -foot opening at Cantrell Road to allow three lanes of traffic tapering to a 31 -foot drive the length of Lot 1 after which tapering to a 24 -foot drive as proposed. The site plan indicates the placement two (2) detention areas both located on Lot 1. Staff feels the detention area should be increased in size allowing additional storage area due to the history of flooding of the properties located to the west of this site. The site plan for Lot 1 indicates the placement of 24 parking spaces. Based on the typical minimum ordinance standards for an office building, 16 parking spaces would be required. Lot 2 is proposed with 22 parking spaces. The developer has indicated there will be 15 employees; seven (7) full time and eight (8) part time employees. Five classrooms are proposed. Parking is typically required at one space per classroom plus one space for each teacher, employee and administrator. Stacking space for drop -of and pick-up is also required on the site. The indicated parking for the school is adequate to meet the typical minimum parking standards. The proposed playground area has been shown along the western perimeter of the site and a six (6) foot fence has been placed to screen the play area. Staff has concerns with the proposed redevelopment of the site as indicated. Staff is supportive of the proposed use as a private school with a future office building but staff is not supportive of the drive and detention storage as proposed. As noted above, staff feels the drive should be increased to a commercial street standard through Lot 1 and the driveway width at the street constructed to allow three lanes, a right turn lane, a left turn lane and a entrance lane. Staff also feels the detention area should be increased to reduced any potential flooding problems to the adjoining subdivision. 0 I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant had addressed their concerns and they were now supportive of the request. Staff stated the driveway width had been increased and the proposed detention had also been increased to meet staff initial concerns prompting their original recommendation of denial. Mr. Kelton Price addressed the Commission on behalf of the applicant. He stated his firm had worked with staff to address the flooding issues. He stated the development needed 1800 cubic feet of detention storage and the proposal included 5000 cubic feet of detention storage. He stated the detention would be provided in the first phase of development as requested by staff. He stated the drive would be constructed to a commercial street standard and an eight foot fence would be provided along the western property line as requested by the Westchester Neighborhood Association. Mr. Michael Sarr addressed the Commission in support of the request. He stated the developers had meet with the neighborhood prior to the Commission meeting and had met most of their concerns. He stated the neighborhood association was in support of allowing the existing structures on the site to be located within the previously imposed 100 foot building setback but wanted to ensure any future development of the site would maintain the previously imposed 100 -foot building setback along the rear portion of the site. He stated the neighborhood wanted to limit the allowable uses for proposed Lot 1 to those of office uses. Ms. Celia Martin addressed the Commission in support of the request. She stated the development was less intense than the original approval which was appealing to the neighborhood. She stated the total allowed square footage, building height and uses were less intense than the originally approved conceptual POD. She stated it was important to the neighborhood that the 100 foot rear building setback be maintained on any future development. She stated the neighborhood was appreciative of the developer and the City working with the neighborhood to ensure a compatible development. Mr. Bob Altoff addressed the Commission in opposition of the request. He stated the neighborhood had concerns with flooding and had requested relief from the Board of Directors since the 1990's. He stated City staff had reviewed the flooding problems and determined and undersized pipe from Westchester Court and the outlet being lower than Taylor Loop Creek were parts of the problem. He stated the location of the pipe in Taylor Loop Creek created head X pressure which in turn backed water into the street causing street flooding. He stated the water would reach three and one-half feet in the road before getting relief through resident's yards. He stated the developers would provide detention at the 10 year flows but the water all flowed into the Westchester Basin. He stated with the undersized pipe the basin could not accept any additional water. He stated all the water from the proposed development should be force piped to Highway 10 and taken to the Taylor Loop Creek beyond the Westchester Subdivision. He stated with the creation of additional buildings and additional asphalt there would be addition water released on the neighborhood. He stated water was within 3 -inches of this neighbor's home earlier in the spring. Mr. Altoff provided the Commission with photos taken which showed the severity of the spring rain. He stated without a serious effort by the City the homes would flood if additional water was allowed to be released into the Westchester Basin. He stated the Commission could send a message for development and future development by requiring all storm water to be piped to Highway 10 and not allowing any additional water to be released into the Westchester Basin. Mr. Price stated he had contacted the Highway Department to see if the water could be piped to their inlet on Highway 10. He stated he was willing to commit to piping the water from the building and parking lot for proposed Lot 1 to Highway 10 if the Highway Department would accept the water. He stated this was reviewed at the time the adjoining property to the east was proposed development and the Highway Department had required the developers to install a new pipe to pipe the water to Taylor Loop Creek. He stated this site was not proposed to join the piping project since the pipe was higher than the site. He stated with the approval of the conceptual POD this site was not required to pipe to Highway 10 and was slated to drain to the Westchester Drainage Basin. He stated this was a small site which could not fix the drainage problems of the Westchester Subdivision unless the entire site was held for detention storage. There was a general discussion concerning the flooding problems of the Westchester Subdivision. Staff stated a study had been done and the problem was an undersized pipe and the location of the outlet in Taylor Loop Creek. Staff stated maintenance to the creek was also preformed which did reduce restrictions in the creek. Staff stated Westchester was built in the floodplain and all the homes were constructed on fill. Staff stated the flooding would continue to be a problem. Staff stated a capital improvement project was necessary to correct the problem but one was not scheduled. Mr. Ed Willis stated it would be difficult to get the Highway Department to accept the water from the development. He stated his firm had done a number of projects along Highway 10 and very seldom did the Highway Department accept any additional storm water. 10 There was a general discussion concerning the proposed development and requiring the developers to force all storm water to Highway 10. The Commission stated the developers had committed to taking the water to Highway 10 if the Highway Department would accept the water. Mr. Altoff requested the Commission deny the request unless the water was taken out of the Westchester Basin. The Commission stated they could not force the State Highway Department to accept the storm water. A motion was made to approve the request. The motion carried by a vote of 8 ayes, 1 no and 2 absent. 11 August 3, 2006 ITEM NAME: Miracle Development Revised Short -form POD LOCATION: located at 14929 Cantrell Road DEVELOPER: Miracle Development 8015 Stagecoach Road Little Rock, AR 72210 FNGINFFR, Global Surveying Consultants Inc. 217 West 2nd Street, Suite 100 Little Rock, AR 72201 AREA: 2.21 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: 0-2, Office and Institutional Uses VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Z -7783-C 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. Ordinance No. 19,356 adopted by the Little Rock Board of Directors on August 1, 2005, established Miracle Development Short -form POD. The approval rezoned the site from R-2, Single-family to POD to allow a conceptual site plan for a future office August 3, 2006 ITEM NO.: 12.(Cont. development. A maximum building footprint of 20,000 square feet and a maximum building height of 35 -feet or two stories was approved. Landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site were approved and a reduced landscape buffer along the eastern perimeter of the site of 20 -feet was also approved. A 30 -foot side yard setback along the western perimeter of the site and a 20 -foot building setback along the eastern perimeter of the site were proposed and both the front and rear yard building setbacks were indicated at 100 -feet. The allowable uses approved for the site were 0-2, Office and Institutional Uses. As a final development plan was secured, the applicant was to submit the development plan to the Commission and Board of Directors for final approval through a revision to the Planned Office Development. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved conceptual POD to allow the development of the site with two (2) lots. Lot 1 is proposed to contain approximately 1.0622 acres with 196.69 feet of frontage on Cantrell Road and access from the existing Cantrell Road driveway curb cut. Lot 2 which currently contains two (2) single-family residences, is proposed with approximately 1. 1478 acres with access from a 24 -foot common access drive to be constructed along the west property line of Lot 1. The use of Lot 2 is proposed for the operation of a Montessori School. The buyer of Lot 2 will completely renovate the existing red brick home with an approximately 2,500 square foot addition as indicated on the site plan. The existing buff brick house will be used for future expansion of the school with the addition of approximately 1,300 square feet as indicated on the site plan. The remaining Lot 1 will be available for sale for the development of a one story, maximum 6,600 square foot office building with 24 parking spaces. The applicant is proposing 0-1 office uses for the building. According to the applicant the development would reduce the previously approved maximum square foot of development on the site from 40,000 square feet to 16,600 square feet. The development of Lot 2 as a Montessori School will have much less negative impact on the adjoining residential neighbors than the 20,000 square foot building footprint which is currently approved located on Lot 2. The proposed Buyer of Lot 2 will simply renovate and improve the existing residential structures on the property that the surrounding neighborhood is familiar with and keep almost all of the existing trees with additional landscaping. 2 August 3, 2006 ITEM NO.: 12.(Cont.) Z -7783-C 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: 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. Provide the direction of storm water flow. Provide expected storm water quantities. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. Additional easements for future storm water improvements may be required. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Private access is proposed for the lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 31 feet from back of curb to back of curb. Sidewalk should be installed on the east side of street. Provide access easement. 6. Sidewalks along Cantrell Road with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 August 3, 2006 11111:11►mr•JEW Z -7783-C 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). 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 connection(s) will apply to this project in addition to normal charges. A water main extension will be required to serve Lot 2. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Countv Planning: No comment. CATH: 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 River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision to a previously approved "Conceptual" POD to allow the development of the site with a Montessori School and an office building. The school is proposing the utilization of the existing red brick structure with a 2500 square foot addition and the buff brick structure with a 1300 square foot addition. Bicvcle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. C! August 3, 2006 ITEM NO.: 12. Cont. Z -7783-C 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. These streets may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Infrastructure goal states that the neighborhoods need to "have an adequate infrastructure network, including sidewalks, roadways, and drainage systems, within the neighborhood which is designed and works to produce a safe and attractive neighborhood environment." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. The Highway 10 Design Overlay District requires a 25 foot wide landscape area along the side and rear perimeters. Currently, the proposed driveway encroaches into this area. 4. A 10 foot land use landscape buffer is required along the western and eastern perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the proposed driveway encroaches into this area along the western perimeter. 5. A 33 foot land use landscape buffer is required along the southern perimeter next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. 6. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the western, eastern, and southern perimeters next to the residentially zoned property. 7. The landscape ordinance requires a minimum nine foot wide landscape strip along the eastern and western perimeters of the site. Along the western property line the driveway encroaches into this area. A variance must be obtained from the City Beautiful Commission to allow this reduction. 8. Berming is encouraged along Cantrell Road. 9. A controlled automatic irrigation system is required to water landscaped areas. 10. Since the site is being reviewed as a single 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. 11. 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. 5 August 3, 2006 ITEM NO.: 12, Cont, Z -7783-C G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) Mr. Ed Willis 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 stated the indicated site plan did not allow for the minimum landscape strip, building setback and driveway spacing as required by the Overlay District and the Master Street Plan. Staff also stated the indicated site plan did not provide the location of the proposed dumpster facilities, proposed signage or details of the proposed playground screening. Staff requested the applicant provide the total number of employees, the total number of students and the hours of operation of the facility. Staff also questioned if there would be after school activities and the number of events anticipated and the occurrence of the events. Public Works comments were addressed. Staff stated the site plan did not provide the location of the proposed detention, the indicated drive was not adequate to meet typical minimum ordinance standards and the site plan did not include improvements required to Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay District typically required a minimum landscape strip of 25 -feet around the perimeters of the site. Staff stated the Landscape Ordinance required a minimum landscape strip of nine (9) feet and any variance from this requirement would require City Beautiful Commission approval. Staff stated the indicated drive did not allow the minimum landscape strip as required by the Landscape Ordinance. Mr. Willis stated to develop the site meeting all the minimum requirements was not economically feasible. He stated the proposed use of the site was less intense than was currently approved. He stated the developers were limiting the buildings to single story buildings and lessening the allowable square footage on the site. Staff stated limiting the use of the site to this Montessori School, providing the minimum landscape strip of nine (9) feet, relocating the driveway to not encroach onto the neighboring property, indicating the improvements to Highway 10 on the site plan, indicating the driveway as an access easement and showing the detention of the proposed site plan would address a number of staffs concerns. 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 N August 3, 2006 ITEM NO.: 12.[Cont.] Z -7783-C indicated the days and hours of operation, the number of students and the number of employees. The applicant has also relocated the proposed driveway away from the property line, provided the location of the proposed dumpsters and provided the minimum landscape strip along the western perimeter. The applicant is proposing a modification to the previously approved Planned Office Development to allow the creation of a two (2) lot plat and the future development of the site with a Montessori School on Lot 2 and a single story 6,600 square foot office building located on Lot 1. Lot 1 is proposed to contain approximately 1.0622 acres with 196.69 feet of frontage on Cantrell Road and access from the existing Cantrell Road driveway curb cut. Lot 2 is proposed with approximately 1. 1478 acres with access from a 24 -foot common access drive to be constructed along the west property line of Lot 1. The Highway 10 Design Overlay District typically requires a two (2) acre minimum lot size and building sites are to be limited to one building per every two (2) acres. The applicant has indicated the days and hours of operation for the school are Monday through Friday from 7:30 am to 6:00 pm. The hours of operation for the office portion of the development are 7:00 am to 7:00 pm daily. There are 100 students with 15 employees. Twenty (20) students will participate in the one-half day program, 50 students in the full day program with staggered discharge times from 2:45 to 3:15 pm. There are 25 — 30 students participating in extended program. These students will participate in after school arts and crafts programs. Of the 15 employees, seven (7) are full time employees and eight (8) are part time employees. The revised site plan indicates the placement of two (2) dumpsters on the site; one dumpster will be provided on each lot. The dumpsters have been located along the eastern perimeter and a note has been included concerning the required screening. The dumpster service hours have been limited to 7:00 am to 7:00 pm or daylight hours only. The revised site plan indicates the placement of a nine (9) foot landscape strip along the western perimeter and a minimum of nine (9) feet along the eastern perimeter. The Highway 10 Design Overlay District typically requires the placement of a landscaped buffer averaging a minimum of 25 -feet from the property line along the sides and rear yards and a 40 -foot landscape strip located along the front yard adjacent to Highway 10. The indicated landscape strip along the eastern perimeter of Lots 1 and 2 appears to comply with the typical minimum Highway 10 Design Overlay District. The plan does not appear meet the typically minimum landscaping requirement per the Highway 10 Design Overlay District along the western perimeter of Lot 1. Lot 2 is proposed with a complete renovation of the existing red brick home with an approximate 2,500 square foot addition along the western and southern portions of the structure. The existing buff brick house will be used for future 7 August 3, 2006 ITEM NO.: 12. Z -7783-C expansion of the school with the addition of approximately 1,300 square feet along the western portion of the structure. Lot 1 will be available for sale for the development of a one story, maximum 6,600 square foot office building with 24 parking spaces. The Highway 10 Design Overlay District typically requires the placement of a 40 - foot building setback along the side and rear yard setbacks and a 100 -foot building line adjacent to Highway 10. The indicated site plan includes the required building setback adjacent to Highway 10 and the rear portion of the site. The site plan does not indicate the required setback along the eastern and western perimeters. The building proposed for Lot 1 has been shown with a 20 - foot setback along the eastern perimeter of the site and a proposed addition to the existing structure located on Lot 2 along the western portion of the site has been indicated with a 30 -foot building setback. The revised site plan indicates the placement of a 24 -foot drive placed in an access easement to serve Lot 2. Staff is not supportive of the drive width. Staff feels the drive should be constructed with a 36 -foot opening at Cantrell Road to allow three lanes of traffic tapering to a 31 -foot drive the length of Lot 1 after which tapering to a 24 -foot drive as proposed. The site plan indicates the placement two (2) detention areas both located on Lot 1. Staff feels the detention area should be increased in size allowing additional storage area due to the history of flooding of the properties located to the west of this site. The site plan for Lot 1 indicates the placement of 24 parking spaces. Based on the typical minimum ordinance standards for an office building, 16 parking spaces would be required. Lot 2 is proposed with 22 parking spaces. The developer has indicated there will be 15 employees; seven (7) full time and eight (8) part time employees. Five classrooms are proposed. Parking is typically required at one space per classroom plus one space for each teacher, employee and administrator. Stacking space for drop -of and pick-up is also required on the site. The indicated parking for the school is adequate to meet the typical minimum parking standards. The proposed playground area has been shown along the western perimeter of the site and a six (6) foot fence has been placed to screen the play area. Staff has concerns with the proposed redevelopment of the site as indicated. Staff is supportive of the proposed use as a private school with a future office building but staff is not supportive of the drive and detention storage as proposed. As noted above, staff feels the drive should be increased to a commercial street standard through Lot 1 and the driveway width at the street constructed to allow three lanes, a right turn lane, a left turn lane and a entrance lane. Staff also feels the detention area should be increased to reduced any potential flooding problems to the adjoining subdivision. D August 3, 2006 ITEM NO.:_12.(Cont.) 2-7783-C STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant had addressed their concerns and they were now supportive of the request. Staff stated the driveway width had been increased and the proposed detention had also been increased to meet staff initial concerns prompting their original recommendation of denial. Mr. Kelton Price addressed the Commission on behalf of the applicant. He stated his firm had worked with staff to address the flooding issues. He stated the development needed 1800 cubic feet of detention storage and the proposal included 5000 cubic feet of detention storage. He stated the detention would be provided in the first phase of development as requested by staff. He stated the drive would be constructed to a commercial street standard and an eight foot fence would be provided along the western property line as requested by the Westchester Neighborhood Association. Mr. Michael Sarr addressed the Commission in support of the request. He stated the developers had meet with the neighborhood prior to the Commission meeting and had met most of their concerns. He stated the neighborhood association was in support of allowing the existing structures on the site to be located within the previously imposed 100 foot building setback but wanted to ensure any future development of the site would maintain the previously imposed 100 -foot building setback along the rear portion of the site. He stated the neighborhood wanted to limit the allowable uses for proposed Lot 1 to those of office uses. Ms. Celia Martin addressed the Commission in support of the request. She stated the development was less intense than the original approval which was appealing to the neighborhood. She stated the total allowed square footage, building height and uses were less intense than the originally approved conceptual POD. She stated it was important to the neighborhood that the 100 foot rear building setback be maintained on any future development. She stated the neighborhood was appreciative of the developer and the City working with the neighborhood to ensure a compatible development. Mr. Bob Altoff addressed the Commission in opposition of the request. He stated the neighborhood had concerns with flooding and had requested relief from the Board of Directors since the 1990's. He stated City staff had reviewed the flooding problems and determined and undersized pipe from Westchester Court and the outlet being lower than Taylor Loop Creek were parts of the problem. He stated the location of the pipe in Taylor Loop Creek created head August 3, 2006 ITEM NO.: 12.(Cont.) Z -7783-C pressure which in turn backed water into the street causing street flooding. He stated the water would reach three and one-half feet in the road before getting relief through resident's yards. He stated the developers would provide detention at the 10 year flows but the water all flowed into the Westchester Basin. He stated with the undersized pipe the basin could not accept any additional water. He stated all the water from the proposed development should be force piped to Highway 10 and taken to the Taylor Loop Creek beyond the Westchester Subdivision. He stated with the creation of additional buildings and additional asphalt there would be addition water released on the neighborhood. He stated water was within 3 -inches of this neighbor's home earlier in the spring. Mr. Altoff provided the Commission with photos taken which showed the severity of the spring rain. He stated without a serious effort by the City the homes would flood if additional water was allowed to be released into the Westchester Basin. He stated the Commission could send a message for development and future development by requiring all storm water to be piped to Highway 10 and not allowing any additional water to be released into the Westchester Basin. Mr. Price stated he had contacted the Highway Department to see if the water could be piped to their inlet on Highway 10. He stated he was willing to commit to piping the water from the building and parking lot for proposed Lot 1 to Highway 10 if the Highway Department would accept the water. He stated this was reviewed at the time the adjoining property to the east was proposed development and the Highway Department had required the developers to install a new pipe to pipe the water to Taylor Loop Creek. He stated this site was not proposed to join the piping project since the pipe was higher than the site. He stated with the approval of the conceptual POD this site was not required to pipe to Highway 10 and was slated to drain to the Westchester Drainage Basin. He stated this was a small site which could not fix the drainage problems of the Westchester Subdivision unless the entire site was held for detention storage. There was a general discussion concerning the flooding problems of the Westchester Subdivision. Staff stated a study had been done and the problem was an undersized pipe and the location of the outlet in Taylor Loop Creek. Staff stated maintenance to the creek was also preformed which did reduce restrictions in the creek. Staff stated Westchester was built in the floodplain and all the homes were constructed on fill. Staff stated the flooding would continue to be a problem. Staff stated a capital improvement project was necessary to correct the problem but one was not scheduled. Mr. Ed Willis stated it would be difficult to get the Highway Department to accept the water from the development. He stated his firm had done a number of projects along Highway 10 and very seldom did the Highway Department accept any additional storm water. 10 August 3, 2006 ITEM NO.: 12.(Cont. Z -7783-C There was a general discussion concerning the proposed development and requiring the developers to force all storm water to Highway 10. The Commission stated the developers had committed to taking the water to Highway 10 if the Highway Department would accept the water. Mr. Altoff requested the Commission deny the request unless the water was taken out of the Westchester Basin. The Commission stated they could not force the State Highway Department to accept the storm water. A motion was made to approve the request. The motion carried by a vote of 8 ayes, 1 no and 2 absent. 11 ITEM NO.: 12. NAME: Miracle Development Revised Short -form POD LOCATION: located at 14929 Cantrell Road Z -7783-C Planning 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. The previous approval allowed a 25 -foot landscape strip along the western perimeter of the site. The proposed site plan indicates the placement of the drive along the property line. 3. Provide the days and hours of operation. Will there be "after school' activities? Provide details of events and anticipated occurrences. 4. Provide the number of students, and ages/grades levels of students and the number of employees. 5. Provide the total square footage of the existing structures and the total square footage of additional space proposed. 6. Provide the location of the proposed dumpsters (for each lot) and a note concerning the required screening. Will the hours of dumpster service be limited to lessen the impact on the adjoining residential homes? 7. Provide details of the proposed perimeter treatment of the property indicating screening materials to be used, including fences, walls or plant materials together with a description of the uses, setbacks and their relationship to surrounding areas. 8. Provide details of the proposed playground screening. Will there be a gymnasium located on the site? If so provide the location of the facility. 9. Provide the allowable uses for the proposed office building. 10. Provide details of any proposed signage including ground mounted signage and building signage (total height/area/location). VarianceNVaivers: 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. Provide the direction of storm water flow. Provide expected storm water quantities. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. Additional easements for future storm water improvements may be required. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required Item # 12 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. Show the proposed location for storm water detention facilities on the plan. 5. Private access is proposed for the lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 31 feet from back of curb to back of curb. Sidewalk should be installed on the east side of street. Provide access easement. 6. Sidewalks along Cantrell Road with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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). 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 connection(s) will apply to this project in addition to normal charges. A water main extension will be required to serve Lot 2. 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: 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. Item # 12 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 revision to a previously approved "Conceptual" POD to allow the development of the site with a Montessori School and an office building. The school is proposing the utilization of the existing red brick structure with a 2500 square foot addition and the buff brick structure with a 1300 square foot addition. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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. These streets may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Infrastructure goal states that the neighborhoods need to "have an adequate infrastructure network, including sidewalks, roadways, and drainage systems, within the neighborhood which is designed and works to produce a safe and attractive neighborhood environment." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. All previous comments apply. 3. The Highway 10 Design Overlay District requires a 25 foot wide landscape area along the side and rear perimeters. Currently, the proposed driveway encroaches into this area. 4. A 10 foot land use landscape buffer is required along the western and eastern perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the proposed driveway encroaches into this area along the western perimeter. 5. A 33 foot land use landscape buffer is required along the southern perimeter next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. 6. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the western, eastern, and southern perimeters next to the residentially zoned property. 7. The landscape ordinance requires a minimum nine foot wide landscape strip along the eastern and western perimeters of the site. Along the western property line the driveway encroaches into this area. A variance must be obtained from the City Beautiful Commission to allow this reduction. 8. Berming is encouraged along Cantrell Road. 9. A controlled automatic irrigation system is required to water landscaped areas. 10. Since the site is being reviewed as a single development plan, prior to the issuance of a building permit, it will be necessary to provide landscape plans Item # 12 stamped with the seal of a Registered Landscape Architect for each of the proposed lots. 11. 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. 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 # 12